Nicholas Mak, Mogul.sg

Nicholas Mak, Mogul.sg

Nicholas Mak

9 May 2024
Mind Your Business: How will the Flexible Work Arrangement guidelines impact the office sector in Singapore?
The introduction of the new Tripartite Guidelines on Flexible Work Arrangement (FWA) Requests in Singapore heralds a transformative era not only for the traditional office sector but potentially for the residential property market as well.
As businesses embrace greater flexibility in employee work schedules and locations, what are the implications for office space usage and rental trends and the demand for larger residential units, reflecting the trend observed during the pandemic, as individuals seek homes conducive to remote work.
We look at the multifaceted impact of the FWA guidelines on both office and residential real estate sectors, with Nicholas Mak, Chief Research Officer, mogul.sg
Presented by Audrey Siek
This podcast is produced and edited by Anthea Ng (nganthea@sph.com.sg)
She produces Mind Your Business, Biz-How-To and Breakfast Special segments on the Breakfast Show.
Do contact her for topics: C-Suite, SME, Startups, Healthtech, Sustainability, Property, Intergenerational Family Business, Industry Outlook, Fintech and trending businesses in town.

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Listen To His Previous Podcasts:

12 April 2024
Weekly Wrap Up: Unit prices for The Residences at W Singapore Sentosa Cove slashed by over 40%, is it worth your consideration?
Unsold units at The Residences at W Singapore Sentosa Cove will be up for sale at more than 40 percent off their initial 2010 launch price. Cityview Place Holdings will be releasing 58 units for sale on April 15, with prices starting from $1,648 per square foot.
But will this move however result in rapid sales for those vacant units? Is a unit there worth your investment?
Nicholas Mak, Chief Research Officer, Mogul.sg shares his views.

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14 March 2024
Mind Your Business: Gillman Barracks - To revamp or to remain?
To revamp or to remain?
To meet the growing demand for homes closer to the city center, Gillman Barracks, a historic site in Singapore, is under consideration for transformation into a new residential neighbourhood.
Since its establishment to house the Middlesex Regiment, Gillman Barracks has undergone significant transformations from serving as a base for the Singapore Armed Forces before transitioning into a vibrant arts and lifestyle hub in the 1990s.
The area's rich history and unique architecture, coupled with its proximity to lush green spaces, make it an attractive candidate for residential development.
Not forgetting the new BTO project in Yishun, to bring about 10,000 new homes.
Nicholas Mak, Chief Research Officer, mogul.sg breaks it down for us.
Presented by Emaad Akhtar and Audrey Siek
This podcast is produced and edited by Anthea Ng (nganthea@sph.com.sg)
She produces Mind Your Business, Biz-How-To and Breakfast Special segments on the Breakfast Show.
Do contact her for topics: C-Suite, SME, Startups, Healthtech, Sustainability, Property, Intergenerational Family Business, Industry Outlook, Fintech and trending businesses in town.

Download this podcast.

29 January 2024
Viewpoint: Have executive condos outlived their purpose?
Latest URA data show more signs of price stabilisation in Singapore's private residential market and a slower price growth for HDB resale flats in the fourth quarter of 2023. In a wide-ranging interview Nicholas Mak, Chief Research Officer of property search portal Mogul.sg shares interesting insights on the profile of buyers of suburban condominiums and questions the relevance of executive condominiums as an asset class in the current market.

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5 December 2023
Viewpoint: Property veteran's market outlook for 2024
Singapore's pilot for long-stay serviced apartments is a significant move to address the increasing rental demand. How will these apartments impact the rental market? Mogul.sg's Nicholas Mak gives his take on this new class of long-stay serviced apartments, and looks into his crystal ball to share his 2024 forecast.

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29 September 2023
Weekly Wrap Up: Is Singapore’s rental market on the brink of a possible rental price cooling?
August 2023 has seen the rental markets for both condos and HDBs in Singapore go through a significant shift.
We analyze these statistics and look ahead for potential future movements for the rest of the year with Nicholas Mak, Chief Research Officer, Mogul.sg.

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2 May 2023
ABSD: How effective is the latest rate hike in taming soaring home prices?
National Development Minister Desmond Lee says the latest round of cooling measures of ABSD rate hike is aimed at preventing property prices from being pushed up by investors and prioritizing Singaporeans buying homes for owner-occupation.
Following that announcement, buyers from China bought 4 units of the Blossoms By The Park at the weekend, despite having to pay the 60 percent additional buyer’s stamp duty (ABSD) rate that kicked in on Apr 27 for foreign buyers of any residential property here.
How effective will this latest cooling measure be? How will developers react and how will it affect upcoming launches?
Lynlee Foo and Ryan Huang find out from Nicholas Mak, Chief Research Officer, MOGUL.sg - a real estate platform.
This podcast is produced by Ryan Huang and edited by Yeo Kai Ting (ykaiting@sph.com.sg)

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8 March 2023
Culture Club: From stricter penalties when you give up your BTO queue number to 'scary' red BTO in Tampines
Home ownership for Singaporeans continues to be a focus, particularly in the Build-To-Order space.
From new measures to help first-timers get their HDB flats to ‘scary’ red-themed blocks in the Tampines North BTO project - the whole public housing system is under the spotlight once more.
On Culture Club, Drive Time's Elliot Danker speaks with Nicholas Mak, Head of Research & Consultancy, ERA Realty  for a deep dive into the latest real estate trends in Singapore.

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7 February 2023
Why It Matters: Can ramped up housing supply ease prices in 2023?
According to figures from the The Urban Redevelopment Authority (URA), private residential property rentals in Singapore increased by 7.4% in the fourth quarter of 2022, compared with the 8.6% increase in the previous quarter.
With the rise in supply of newly completed units expected in 2023, can this ease the high rental rates in the private residential leasing market?
Nicholas Mak, Head of Research & Consultancy, ERA Realty shares his insights on whether or not we can really expect rental prices to stabilise.

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17 January 2023
Powering Your Property: Singapore private home rents set to climb another 10-15% this year
A breakneck surge in private residential rents hammered Singapore’s tenants with increases of about 21% in the first nine months of 2022, and the pain looks set to continue this year.
Despite the pace slowing, analysts predict that rents are set to rise by another 10-15% this year.
In Powering Your Property, Prime Time's Timothy Go and Bharati Jagdish speak with Nicholas Mak, Head of Research and Consultancy, ERA Realty for his outlook for the private property sector here.

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20 December 2022
Powering Your Property: How far will housing rents go in 2023?
Singapore’s red-hot rental market shows no signs of abating, with both the condo and HDB rental indices continuing to rise since July 2020.
So what does that mean for tenants looking to rent? Could this be an opportunity for aspiring landlords to enter the market?
On Powering Your Property, Prime Time's Timothy Go and Bharati Jagdish speak with Nicholas Mak, Head of Research and Consultancy, ERA Realty for his outlook on the residential property market as we edge closer to the end of the year.

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18 November 2022
Are property market curbs finally kicking in?
A petition for the Selective En bloc Redevelopment Scheme to be put on hold and thoroughly reviewed has been turned down by the Government, HDB is going to launch 9,500 BTO flats on November 23rd,  mortgage interest rates hit 4.5%, AND Singapore Home Sales Slumped to Lowest Since April 2020 - are the curbs finally kicking in? Rachel Kelly discusses the latest property sector news trending this week with Nicholas Mak, Head of Research and Consultancy, ERA Real Estate.

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31 October 2022
Proliferation of million-dollar flats in Singapore & outlook for the HDB resale market
Headline-grabbing million dollar HDB flats in Singapore sees unrelenting demand with a record 45 flats sold.

Prime Time’s Bharati Jagdish finds out what else to expect from the exuberant HDB resale market, even in the face of rising interest rates with Nicholas Mak, Head of Research and Consultancy at ERA Realty.

They also discuss the Housing Board’s deficit climbing to a record $4.367 billion in the financial year ended Mar 31 and what this deficit will mean for consumers.

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10 October 2022
What's Trending: Are million dollar HDBs really an issue?
National Development Minister Desmond Lee says prices of four-room and smaller Housing Board resale flats are being monitored for any increase arising from the recent round of cooling measures. This is the latest update following the announcement of new cooling measures at the end of September. On What's Trending, Rachel Kelly speaks to Nicholas Mak, Head of Research and Consultancy at ERA Realty to discuss this further.

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12 September 2022
Why are some HDB upgraders ditching private homes?:
Private property cooled in the first half of 2022 after the property curbs and higher mortgage rates started from Dec 16 last year. HDB upgraders are also ditching private homes, while younger Singaporeans are renting homes instead. What is the property outlook like in Singapore? Prime Time’s Bharati Jagdish speaks with  Nicholas Mak, Head of Research & Consultancy, ERA Real Estate to find out more.

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16 August 2022
Singapore’s rental market heats up - Are high prices here to stay?:
The rise of rental prices in Singapore has been on a streak.  HDB rents are on a 2-year rising streak since the Covid-19 pandemic started while condo rents are on a 1.5-year rising streak. The heated rental market is also accompanied by rising home prices as well. But are these high prices sustainable, and what does it mean for the outlook of the rental market for the rest of the year?
In Powering Your Property, Prime Time's Timothy Go and Bharati Jagdish spoke with Nicholas Mak, Head of Research and Consultancy at ERA Realty to find out more.

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12 July 2022
What rising interest rates and property prices mean for homebuyers here
Home owners here will face higher mortgage repayment since interest rates have been continuously raised by banks. Lenders are following the US Federal Reserve making three rate hikes this year to address the upsurge of inflation. In Powering Your Property, Prime Time's Timothy Go spoke with Nicholas Mak, Head of Research & Consultancy, ERA Real Estate to find out where mortgage rates in Singapore are headed and what homeowners should do.

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31 May 2022
Powering Your Property: Could you buy an open-plan HDB in the future & what to expect from May's BTO launch?
The Housing Board is considering offering open-plan flats to give home buyers flexibility. What does that that mean for the future of public housing here? And what do you need to know about May's BTO launch? More than 4,500 flats across five estates were launched on Friday, including two projects under the Prime Location Public Housing PLH model. On Powering Your Property, Prime Time’s Bharati Jagdish spoke with Nicholas Mak, Head of Research & Consultancy, ERA Real Estate to find out.

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19 May 2022
Highly leveraged homeowners may face double whammy from inflation, housing supply
Owners of private residential properties here could be in for a perfect storm. According to a recent report, rising interest rates, growing inflationary pressures as well as an impending increase in the housing supply could create headwinds for homeowners relying on rental income and especially for those who are highly leveraged. To find out how this can be mitigated, Prime Time’s Bharati Jagdish spoke with Nicholas Mak, Head of Research & Consultancy, ERA Real Estate.

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10 May 2022
Powering Your Property: Will new ABSD rule on living trusts impact private housing market?
In Powering Your Property, Prime Time’s Timothy Go and Bharati Jagdish spoke with Nicholas Mak, Head of Research & Consultancy, ERA Realty to find out if the new ABSD rule on living trusts will have any impact private housing market, as well as his outlook for the residential property sector in Singapore.

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8 March 2022
Powering Your Property: Singapore new home sales sink 27% in February
Preliminary numbers for new private home sales show that developers sold a substantially lower amount of homes in February compared to the month before.
According to caveats lodged with URA up until Feb 27, developers sold 490 new private homes (excluding  ECs) in February.
In In Powering Your Property, Prime Time’s Timothy Go and Melissa Hyak spoke to Nicholas Mak, Head of Research and Consultancy at ERA Real Estate to discuss the latest property stats and trends.

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25 February 2022
Influence: Budget 2022 – Who will higher property taxes hurt? Will the GST impact those shopping for homes in future?
Nicholas Mak, Head of Research & Consultancy, ERA Real Estate and Michelle Martin discuss the property tax rate hikes for both owner-occupied and non-owner-occupied residential properties announced in this year’s Budget.

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15 February 2022
Powering Your Property: How might a wealth tax affect property owners and investors?
With Budget 2022 just days away, watchers say some form of wealth tax looks to be on the cards and believe it is likely to be related to property. On Powering Your Property, Prime Time’s Rachel Kelly and Shehzad Haque speak to Nicholas Mak, Head of Research & Consultancy, ERA Real Estate who shares what this might mean for the property sector.

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11 January 2022
Why more people couldn't repay their CPF after selling off property in 2020
Data published by the CPF Board showed that more people who used their CPF monies to pay their housing loans were unable to fully refund the amount after selling their properties in 2020, compared with the previous 2 years.

However, the CPF Board told The Straits Times that not a single person who was unable to do a full refund was required to top up their CPF in cash that year.
In Powering Your Property, Prime Time's Rachel Kelly and Shehzad Haque spoke to Nicholas Mak, Head of Research and Consultancy, ERA Real Estate to find out why this is happening and how you can protect yourself from this growing trend when it comes to financing options.

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16 December 2021
What do cooling measures mean for property owners and buyers?
In a surprise move, the authorities have introduced cooling measures in an effort to curb continued rising property prices. To find out more about the measures and what they mean for property owners and buyers, Prime Time's Rachel Kelly speaks to Nicholas Mak, Head of Research & Consultancy at ERA Real Estate.

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30 November 2021
Powering Your Property: Leasehold vs Freehold
It’s the age old private property investment debate.. Leasehold vs Freehold. Do you really hold a freehold property indefinitely? And what happens to a leasehold after 99 years if that is the stated tenure? Prime Time's Rachel Kelly and Shezad Haque speak to Nicholas Mak, Head of Research and Consultancy at ERA Realty to find out more.

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16 November 2021
Powering Your Property: Why more HDB upgraders are buying condos
According to the Urban Redevelopment Authority, new home sales excluding executive condominiums, rebounded by 9% in October from the month before. Meanwhile, more Housing Board upgraders are snapping up condominium units. Prime Time's Timothy Go and Rachel Kelly speak to Nicholas Mak, ERA Realty Network's head of research and consultancy who shares the reasons behind these trends.

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9 November 2021
Money and Me : Prime Location HDB flats and You
Michelle Martin and Nicholas Mak, Head of Research and Consultancy at ERA Realty discuss the Prime Location Model, the impact on the future sale price of flats and what would be buyers of these flats should factor into their decisions.

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26 October 2021
Powering Your Property: HDB resale prices hit a record high. Will this trend continue?
Housing Board resale flat prices hit a record high in the third quarter and saw the fastest nine-month climb in more than a decade.

In Powering Your Property, Rachel Kelly and Timothy Go spoke to Nicholas Mak, Head of Research & Consultancy, ERA Real Estate to find out if this trend is likely to continue.

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28 September 2021
Powering Your Property: Marina View site attracts sole bid & the construction industry's impact on housing
On Powering Your Property, hosts Timothy Go and Rachel Kelly spoke to Nicholas Mak, Head of Research & Consultancy at ERA Real Estate about the latest in property sector news and updates.

Market watchers were mostly surprised with the outcome of last week's tender closing for a white site along Marina View, which drew just one bid at tender.

Meanwhile, contractors in Singapore could face yet another hurdle next month, after the temporary relief period protecting them from claims and other legal proceedings expires.

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10 September 2021
Money and Me: Pasir Ris 8 price hikes, what higher DC charges could mean for sellers hoping to enbloc and what we can learn from August the month of record-breaking sales for million dollar HDB flats
Michelle Martin and Nicholas Mak, Head of Research and Consultancy at ERA Realty go beyond the headlines to understand the Singapore property market today.

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3 August 2021
Powering Your Property: Tech heads snap up luxury SG properties & are integrated developments the next big thing?
In Powering Your Property, hosts Rachel Kelly and Timothy Go catch up with Nicholas Mak, Head of Research and Consultancy at ERA Real Estate about the term ‘integrated development’, and find out whether they are the next big thing Singapore. They also discuss the recent spate of buying activity in the market for Good Class Bungalows and why there is a rising demand for such landed properties.

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1 June 2021
Powering Your Property: How do we keep future housing projects in Singapore's prime locations affordable?
In Powering Your Property, Howie Lim spoke to Nicholas Mak, Head of Research & Consultancy, ERA about suggestions on keeping future housing projects in Singapore's prime locations affordable.
They also discuss the recent May BTO sales exercise which saw overwhelming demand for the four-room BTO flats in Bukit Merah.

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12 May 2021
Powering Your Property: HDB Price Trends
According to the SRX flash report, the resale condo price index hit an 11 year high in April.
It increased 1.5% month-on-month and 5.8% year-on-year in April 2021.
According to Nicholas Mak, Head of Research & Consultancy, ‎ERA Real Estate - the pandemic plays a part in the faster rise in suburban resale condominium prices.
Nick adds that the pandemic caused delays in the construction of HDB BTO flats, which caused some homebuyers to select HDB resale flats, instead of applying for BTO flats.

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13 April 2021
Powering Your Property: Resale condo volumes hits 10-year high; HDB resale flat prices rise for 9th month
In Powering Your Property, Rachel Kelly speaks to Nicholas Mak, Head of Research & Consultancy, ERA Realty to analyze the latest real estate headlines.
According to SRX’s latest report, activities in the resale condo market picked up pace in March 2021, with monthly resale volumes hitting a 10-year high. Meanwhile, HDB flats with resale prices are on the rise again for the nine months in a row.

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10 March 2021
Powering Your Property: HDB flats remain hot with 23 million-dollar units sold last month
According to flash data from real estate portal SRX, a total of 36 resale flats were transacted above S$1 million over the first two months of this year. In Powering Your Property, Howie Lim speaks to Nicholas Mak, Head of Research & Consultancy, ERA Realty to find out more.

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9 February 2021
Powering Your Property: The possibility of new cooling measures for Singapore's property market
As the property market continued to defy the pandemic-led recession, there is growing speculation of another round of government intervention to slow down the growth of the residential real estate market. Howie Lim finds out how likely this will be from Nicholas Mak, Head of Research at ERA Real Estate and he also talks about the sector's resilience tin the face of the pandemic.

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19 January 2021
Powering Your Property: Singapore Home Sales Jump Signals Resilient Property Market
Singapore home sales closed on a positive note last year as sales rose the most in six months in December, signaling a resilient market that has weathered our worst recession. So what does that mean for the market in 2021? In Powering Your Property, Rachel Kelly speaks to Nicholas Mak, Head of Research & Consultancy at ERA Realty to find out.

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20 October 2020
Powering Your Property: Singapore's Private Home Market Continues to Defy the Pandemic
In Powering Your Property, Howie Lim spoke to Nicholas Mak, Head of Research and Consultancy at ERA Real Estate to talk about how Singapore's private home market fared in September. Last month’s sales rose for a fifth straight month to hit levels that have not been seen for more than two years. This was the highest number of private new home transactions since July 2018.

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29 September 2020
Curbs on re-issuing Option To Purchase amid robust home sales during recession
The need for prudence in the property market is even more acute now given an uncertain economic climate and rising retrenchments. This may have prompted the Urban Redevelopment Authority to impose new restrictions on developers re-issuing options to purchase (OTP). On Prime Time, Rachel Kelly spoke to Nicholas Mak, Head of Research and Consultancy at ERA Real Estate to make sense of these new guidelines to encourage prudent private home buying.

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15 September 2020
Powering Your Property: 11-month high for new home sales; Why people are still buying Good Class Bungalows
In Powering Your Property, Rachel Kelly spoke to Nicholas Mak, Head of Research and Consultancy at ERA Real Estate to take a look at the biggest headlines coming out of the property space. In the latest numbers out today, it seems Singapore's worst recession and hungry ghost month are no match for Singapore’s property sector as new home sales have hit an 11 month high. Nicholas also shares his insights on the Good Class Bungalow (GCB market. He's recently wrote a piece on the impact of property cooling measures on the GCBs.

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18 August 2020
Singapore private residential primary market sales volume and new border regulations on HDB rental market
Powering Your Property is your weekly look at the biggest headlines coming out of the property space from the week before.
Today, Howie Lim speaks to Nicholas Mak, Head of Research and Consultancy at ERA Real Estate about the rental market for HDB and condomiums, and whether border restrictions between Malaysia and Singapore have anything to do with their outlooks.

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7 July 2020
Powering Your Property: Where will property prices go from here?
Prices of private homes in Singapore slipped for a second straight quarter as demand was suppressed during the nearly two month-long circuit breaker period.
Flash estimates from the Urban Redevelopment Authority showed its overall price index for private residential properties declined 1.1 per cent in the second quarter from the previous three months.
Does this mean there is still opportunity for bargain hunters?
In Powering Your Property, Rachel Kelly spoke to Nicholas Mak, Head of Research and Consultancy at ERA Realty to get the latest.

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16 June 2020
Powering Your Property: What does Phase 2 post Circuit Breaker mean for property prices?
We caught up Nicholas Mak, Head of Research at ERA Realty to analyze the latest statistics from the property sector, find out where prices are heading, and what Phase 2 post Circuit Breaker means for the property market.

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26 May 2020
Impact of Fortitude Budget on Singapore's property market
In Powering Your Property, Nicholas Mak, Head of Research & Consultancy, ERA Realty give us an update on what the latest Fortitude Budget measures might mean for Singapore’s property market.

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5 May 2020
COVID-19 property trends
COVID-19 has resulted in some positive and surprising events in the property market. But what will the long term impact be if any to one of Singapore's favourite investment assets? In Powering Your Property, we are joined by Nicholas Mak, Head of Research and Consultancy, ERA Realty.

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10 March 2020
Outlook for HDB market
The Housing and Development Board's resale market remained robust in February despite experiencing a seasonal dip from January. The most expensive flat to change hands was a five room unit at Commonwealth Drive which sold for over $1 million dollars. The government has said that it is looking at measures to prevent social stratification in certain public housing estate areas. Nicholas Mak, Head of Research at ERA shares what these measures could look like.

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11 February 2020
Yield from CPF may surpass that for private homes & half of all new 2 room Flexi flats bought by seniors; 40-year lease most popular
In powering your property, Howie Lim and Bernard Lim speak to Nicholas Mak, head of research and consultancy at ERA Realty to get his insights into the latest coming out of the property space.

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19 November 2019
November HDB BTO sales launch is the biggest of the year
On Powering Your Property, with Nicholas Mak, the head of research and consultancy at ERA Realty joins Howie Lim and Bernard Lim to discuss the latest property headlines.

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22 Oct 2019
Type of housing Singaporean parents own can impact children's future economic status.
According to a new study released by the National University of Singapore last week, the type of housing owned by Singaporean parents can be a good predictor of the next generation's economic status. Joining us to discuss this is Nicholas Mak - ERA Realty’s head of research and consultancy.
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