A Comprehensive Property Investment Checklist (2026 Updated Guide)
- Stuart Chng
- Dec 26, 2025
- 9 min read
A Practical Guide for Buyers at the Early Stage of Their Property Search
Buying property is one of the biggest financial decisions you’ll ever make. Whether you’re purchasing for investment or your own stay, having a structured checklist can help you avoid costly mistakes and make confident decisions.
Apart from the criteria cited in my earlier article, Important Entry Signals for Property Investors, this guide walks you through the key considerations every buyer should evaluate before committing to a property purchase in Singapore.
Is the Property for Investment or Own Stay?
Most properties are bought either for investment purposes (rental income, capital appreciation, or both) or for owner occupation.
A luxury condominium in the CBD may generate strong rental demand but might not suit family living. Likewise, a spacious condo in Sembawang may be ideal for own stay but less attractive from an investment standpoint.
Before shortlisting any property, have an honest discussion with all decision-makers:
What is the primary objective of this purchase?
Are lifestyle or returns more important at this stage?
Is there flexibility to balance both?
Clarity here will save you time, money, and unnecessary compromises later.
Conduct an Affordability Check Early
Before attending viewings, start with a financial affordability assessment and obtain an In-Principle Approval (IPA) for your loan.
Speaking with an experienced, well-trained property agent can help you:
Understand your maximum budget
Factor in stamp duties, renovation costs, taxes, and miscellaneous expenses
Explore tax optimisation strategies for structuring your purchase
Loan assessments differ depending on property type:
Private properties: Total Debt Servicing Ratio (TDSR)
HDB flats / Executive Condominiums: Mortgage Servicing Ratio (MSR)
Banks such as DBS provide online affordability calculators to help you get started.
Both can be done at:
Choosing the Right Property Type
Property prices in Singapore generally increase in the following order:
BTO Flats → Resale Flats → Executive Condominiums → Apartments/Condos → Landed Homes → Good Class Bungalows
Ask yourself:
Should you stretch for the most expensive option?
Or is it wiser to buy something that generates returns while remaining comfortable?
A good agent can help narrow down suitable options quickly.If you prefer independent research, Singapore’s two largest property portals are:
1. www.99.co
Location Still Matters Most
Only you can decide what location fits your lifestyle and budget.
Key questions to consider:
Do you value convenience or tranquillity?
How close must you be to MRT stations, malls, schools, or family?
What commute time are you comfortable with?
Most buyers consider a 10-minute walk to MRT stations and amenities as acceptable walking distance.
Tip: Properties near transport hubs and amenities are generally easier to rent out or sell in the future.
Brand New vs Resale Property
New Launch Properties
Pros
No previous owners
New fittings, facilities, and layouts
Developer warranties
Longer remaining lease for leasehold projects
Uniform pricing across buyers, which supports price stability
Cons
Smaller unit sizes compared to older projects
Waiting period before completion
Uncertainty over actual noise, ventilation, sunlight, and surroundings
Resale Properties
Older homes may:
Require significant renovation
Come with hidden wear-and-tear issues (wiring, plumbing, waterproofing, air-conditioning)
Lack warranties
However, resale homes offer immediate occupation and greater certainty over the living environment.
Indicative Valuation (Especially for Resale Homes)
Before making an offer, ensure your agent conducts multiple indicative valuations. Valuation impacts:
Loan amount
CPF usage
Cash outlay
Paying above valuation is not necessarily bad if extensive renovations are included.
Valuation is both art and science. Even experienced valuers may differ, especially when pricing views such as sea-facing versus city-facing units.
Checking at least three valuation sources is recommended.
A free online valuation tool is available at www.srx.com.sg/xvalue-pricing
Tip: It is possible to request that the valuer matches the selling price so that you may obtain higher loans and lower your cash/CPF requirements for it.
Tenanted or Vacant Possession?
Always confirm in writing whether the unit will be handed over:
Vacant, or
With an existing tenancy
If tenanted:
Review the tenancy agreement carefully
Check termination clauses
Meet the tenant personally
Ensure the tenant is genuine
There have been cases of “phantom tenants” used to lure buyers with inflated rental yields. A competent agent helps protect you from such risks.
Side story:
There are cases of unethical sellers who would conjure up a high rental yield tenancy agreement and a phantom tenant (Usually a $1 paid up capital company) and use that as a bait to hook potential buyers.
For the less informed, once the completion arrives, the tenant would break the lease and the new owner would have no significant legal recourse. Ouch!
So, ensure that your agent watches your back when representing you on such cases. This is also one of the reasons why having an agent isn't just about having a middleman.
Development Size – Large or Small?
Larger Developments
Pros
More facilities
Better security
Shared maintenance costs
Higher visibility in resale and rental markets
Cons
More residents
Potential crowding during peak hours
Smaller Developments
Often chosen for:
Lower density
Potentially lower PSF prices
However, maintenance fees are not always cheaper, so check carefully.
Family Needs and Lifestyle Fit
Consider:
Ease of commute for children, spouse, and elderly parents
Accessibility without relying on cars or ride-hailing
Proximity to schools, healthcare, and social circles
Harmony at home often matters more than theoretical investment returns.
Transport, Amenities, and Convenience
Ask yourself:
Is convenience more important than space right now?
Can your household function comfortably without a car?
Long commutes reduce quality of life and energy. In many cases, a well-located home outperforms a “dream property” deep within an estate.
Good Primary Schools Within 1km
If you have young children, check if preferred primary schools fall within 1km of the property.
Important:
Distance varies by block within a condo
Always verify using SLA OneMap SchoolQuery
Double-check with SLA or the school directly
Remaining Lease (For Leasehold Properties)
Generally, properties older than 15 years may face:
Slower price growth
Ageing facilities
Reduced buyer demand later
Unless there is strong en bloc potential, older leasehold properties may offer lower long-term ROI.
You can refer to the useful Enbloc Odds Probability tool by EdgeProp.
Visit the Property at Different Times
Viewing at different hours and on weekends helps you assess:
Traffic congestion
Noise levels
Crowd flow
Entry and exit efficiency
This prevents unpleasant surprises after moving in.
Noise, Sun, and Views
Units facing expressways are noisier
West-facing units receive strong afternoon sun
Premium views (sea, greenery, unblocked) command higher prices
Always verify view permanency via URA zoning, as future developments may block views.
Distance and Time to Work
Would it make sense to stay in the East if you have to commute 1.5 hours a day on public transport to your workplace in the West? Time saved is worth a lot in sanity and energy.
Distance and Time to Extended Family
If you visit or rely on extended family (eg.: in-laws) frequently, it will be wise to stay really close by to them and save much of your life on the roads.
Layout, Ventilation, and Brightness
Good layout and natural airflow cannot be changed later.
Check for:
Efficient space usage
Minimal wasted corridors
Regular-shaped rooms
Natural light and ventilation
Bright, breezy homes are always more desirable and healthier.
Do you (really) need a study?
A dedicated space for work and study is always welcomed especially if you work from home at times. However, it is a luxury and the additional space does not equate to a bedroom as it's much smaller.
Living Room and Bedrooms Direction
If you have specific directional preferences, it will be good to narrow your search options according to that to save time for all parties.
Generally, North South facing homes are windier and preferred as the morning and afternoon sun do not have such an impact on occupants enjoyment.
That said, take note that even North South facing homes tend to have some afternoon sun at different times of the year.
East facing homes get the morning sun and tend to get darker earlier than the rest.
West facing homes get the afternoon sun and heat and tend to stay brighter and warmer for longer. From experience, Europeans and Westerners do not seem to mind west facing homes as much as Asians do.
Developer Reputation Matters
Buying from a reputable developer reduces risk:
Faster defect rectification
Better construction standards
Lower chances of project delays or legal issues
Developer credibility adds an important margin of safety.
Who your Neighbours Are and How Many Units Per Floor
It isn't compulsory but certainly a good to check as we all have heard of neighbours from hell.
Premium condos typically have no or few neighbours on each level.
Some even come with a private lift lobby so you definitely do not have to worry about placing your bicycles, golf clubs etc at the lift lobby.
Otherwise, a typical condominium has between 4 to 7 neighbours per floor.
Maintenance Fees and Sinking Funds
Maintenance fees can be surprisingly costly for some condos in Singapore. For example, a 2 bedroom unit at Scotts Square can cost almost $1000 per month. So make sure you check the monthly damage and take it into account.
For older properties, where maintenance costs start to increase, it is wise to check whether the sinking funds held by management is significant. If sinking funds are low, it may mean topping up a significant amount by all the owners when the lifts need to be replaced or a major renovation is required.
Water Pressure (For Resale Properties)
Seriously? In Singapore? Yes, Water pressure you heard me right.
Check the water pressure for the home you are interested in just in case it really isn't to your standard.
Rain showers might not work as well in all units especially homes on the top floors as there's insufficient build up of pressure.
Sometimes though, it can just be a technical issue (valve not fully turned on, choked pipes, etc.) that can be solved by plumbers.
Pool Size and Types (especially if you are a serious swimmer)
Small projects usually have smaller pools and sometimes not a full 50M lap pool for serious swimmers. Well, not like you won't check the pool out if you are such an avid swimmer. But just in case!
Gym Size and Equipment
Condo gyms are usually not as well equipped as commercial gyms are. So, check out if they at least have some free weights and machines if you are more than just a thread-mill user.
Parking
Parking space is usually provided at 1-2 complimentary spaces depending on your unit type. Check if it's free parking or reserved lots.
If you are a multiple car owner, it doesn't hurt to find out the cost of extra parking spaces per month.
If you entertain frequently, how many visitor car park lots are there and are they convenient for your guests? By now, we have all heard about the commotion at 8 Riversuites which charges guests for parking after 11pm daily. Some projects also have visitor parking spaces tucked in one corner and aren't particularly easy to locate.
Side-gates, Entry and Exit Routes
Additional routes and side gates can save you precious time and energy cutting through the compound.
Inventory list
What items exactly are coming along with the property? Ensure that this is noted down in writing and in photos to prevent disputes. Do not assume that just because property came with a developer provided fridge, it will be left behind by the owner.
Final Thoughts
A good property decision is rarely accidental. It comes from preparation, research, and asking the right questions early.
Don't forget to check out my other articles like 12 Practical Tips to Choose the Best Unit in a New Launch Condo, helping you cut through market noise and hype.
Need an opinion on your property investment plans, the best buys available or help marketing your properties?
Get a 1-time free 30 min Property Wealth Planning consultation. Schedule one right now.
A PWP consultation includes:
- An in-depth financial affordability assessment and timeline planning
- Highly relevant investment insights
- A clear and customised investment road map
- A curated list of best buys in today's market with good growth potential & minimal risks
- Selecting units with the highest potential in a new launch project
- Advice on marketing and getting a buyer for your property fast
- Has your property stagnated in price? What options do you have?
Stuart Chng, Executive Group District Director at Huttons, is a renowned leader and personality in the real estate industry.
He adores music and can play a few instruments decently without upsetting his neighbours. When not doing so, he enjoys pillow fighting with his son and coming up with silly puns which barely amuses his wife.
Professionally, he is a licensed real estate agent, avid investor in options, stocks and real estate, team leader, speaker and columnist for several property newsletters and blogs and is often quoted in media interviews on 938FM, Channel 8, PropertyReport, PropertyGuru and other publications.
Throughout his career, he has helped many clients grow their wealth through selecting great real estate investments and managing their portfolios actively. Read his clients' reviews here.
Stuart has also coached many top million dollar producing agents from top Singapore real estate agencies. Read his agents' reviews here.
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