About Viona
Most people who end up working with me start in the same place. Stuck.
The couple whose flat has just hit MOP. They want an executive condo, but the eligibility maths, the income ceiling and the sell-first-or-buy-first question have them going in circles.
The newlyweds earning a bit too much for a BTO and not quite enough for a private condo. That gap is exactly what an EC is built for, and nobody has shown them the real monthly numbers.
The seller who has collected four different valuations and believes none of them.
If any of this sounds like you, I can help. Not with a pitch. With the numbers laid out straight, and an honest opinion on what I'd do in your position.
The approach
Why I work the way I do
Most property regrets in Singapore are maths problems.
The ABSD nobody budgeted for. The CPF refund with accrued interest that quietly eats the profit on a flat sale. The monthly repayment that looked comfortable until someone ran it at the stress-test rate. I've sat across from too many people who found these things out after signing.
So I work the other way around. Numbers first, showflat second.
Before you book anything, sign anything, or fall in love with anything, you'll know what the decision costs, what it's likely to return, and what your exit looks like. If the numbers work, I'll say so and show you why. If they don't, I'll say that too.
I've talked buyers out of launches that would have paid me well, because the breakeven didn't make sense for their situation. I'd rather be the agent who saved you from a bad buy than the one who collected a commission on it. The first kind gets referred to friends and family. The second kind gets forgotten, and deserves to be.
Focus
What I focus on
Executive condo buyers. This is my main focus.
ECs are the best-value door into private property in Singapore, and also the most rule-heavy. Income ceiling, MSR, citizenship nucleus, the 30-month private property bar, the May 2026 two-class change. I keep all of it straight so you don't have to. I track every EC coming to market, from Senja Close and Woodlands Drive 17 to Sembawang Road, and I can tell you within one conversation whether you qualify and what you can realistically afford.
HDB upgraders who want an EC.
This is the journey I walk the most. Your flat hits MOP, you want to upgrade, and an EC is the one route that gets you a condo with grants and without the private-price tag. The sequencing is where people get burned: when to list your flat, how the six-month disposal window works after you collect keys, what the CPF refund with accrued interest does to your proceeds. I map the whole timeline before anyone signs anything, so the sale and the purchase land in the right order.
New launch condos and resale, mostly in the OCR.
The same numbers-first approach applies: breakeven analysis on every launch I cover, transacted prices instead of asking prices on every resale. If you are weighing an EC against a mass-market condo or a resale flat, I will show you the comparison in dollars and let you decide.
EC buyers, start here
From preview to booking: how buying an EC actually works
Most EC buyers I meet have read a dozen articles and still don't know what happens when, or what they need to do before everyone else. This is the whole sequence, in order. It applies to every EC on this site, from Senja Close to Woodlands Drive 17.
1. Check your eligibility. Two minutes, before anything else.
Citizenship nucleus, the $16,000 household income ceiling (raised to $18,000, but only for parcels whose tenders close from 24 August 2026), no private property in the last 30 months, 30% MSR on your gross income. Use the eligibility checker and you'll know where you stand before you spend a single weekend at a showflat. If your case is borderline, WhatsApp me. Borderline is most people.
2. Get on the list early.
E-brochure, floor plans and the indicative price list go out before the preview, and preview slots are by appointment. The buyers who get the good stacks are almost never the ones who walked in on day one of the public preview. They are the ones who were on a list weeks earlier. Get the e-brochure and price list for any EC I'm tracking.
3. Do your numbers before the preview, not after.
An in-principle loan approval and a clear MSR figure tell you your real ceiling. I'll run your monthly cost at the stress-test rate, your CPF-and-cash split, and if you're upgrading from an HDB, your sale timeline alongside it. You walk into the showflat knowing exactly which unit types you can buy, so a pretty showflat can't talk you into a bad one.
4. Visit the preview, flaws first.
Previews usually run one to two weeks. I'll walk the showflat with you and point out what I don't like before what I do: west sun, awkward stacks, a layout that photographs well and lives badly. You shortlist two or three stacks, not one. Ballot day punishes single-stack buyers.
5. Submit your e-application during the preview window.
NRIC, income documents, CPF contribution history, your HDB ownership details if you're upgrading. This is the step that puts you in the ballot, and it closes when the preview closes. Miss it and you're waiting for whatever's left after booking day.
6. Ballot day and booking day.
The developer draws queue numbers, and your number sets the order you pick. On booking day you choose in that order, pay the booking fee, and sign. If your first-choice stack goes, we move down the shortlist we built in step 4. No panic decisions; the plan was made before the crowd.
7. Sign, pay in stages, collect keys.
You sign the Sale and Purchase Agreement and complete the downpayment within the developer's timeline, then payments follow construction progress until TOP. If you're selling an HDB to fund this, I run both timelines together so the sale completes inside the allowed window after you collect keys. That's the part most buyers lose sleep over, and it's the part I've done the most.
Missed the ballot? Register for bounced units.
After every booking day, some units come back. Buyers who balloted and dropped out, financing that fell through, bookings that didn't complete. These bounced units go back on sale quietly, and they move fast because the early crowd already knows about them. I keep a registration list for each EC I track. When a bounced unit surfaces, the people on my list hear about it first, usually before it's advertised anywhere.
Registering costs nothing and commits you to nothing. It just means you hear first.
Track record
The record so far
8+ years
In Singapore real estate
150+
Completed sales & purchases — HDB, condo, landed
20+
New launch projects analysed on this site
20+%
Of business from repeat clients & referrals
Proof
Recent results, the checkable kind
More of these, with the full story behind the numbers, live on the case studies page.
Process
How I work, step by step
1. The first conversation. About 30 minutes, free.
WhatsApp or over kopi, your choice. You talk, I take notes. I want the full picture: income, CPF balances, existing loans, family plans, deadlines. There's no pitch at this stage. If you leave the chat with one clear next step, it's done its job.
2. The honest read.
I go away and run your numbers. Loan ceiling under TDSR or MSR. ABSD for your profile. Cash versus CPF. The real monthly cost at the stress-test rate, not the teaser rate. Then I tell you what I think. Sometimes that's "yes, here's your shortlist." Sometimes it's "wait six months and clear this first." Either way, you'll hear it straight, with the working shown.
3. The shortlist, backed by transactions.
Everything I show you comes with recent transacted prices. New launches come with the breakeven analysis and a comparison against nearby resale. Resale comes with caveats for the block, the floor and the facing, not just the headline price you saw on a portal.
4. Viewings, flaws first.
At showflats and viewings I point out what I don't like before what I do. West sun. Odd stacks. A layout that photographs well and lives badly. You can fall in love after you've heard the flaws, not before.
5. Negotiation and the paperwork.
Offer strategy. OTP timelines. The ABSD remission clock if you're upgrading. Coordination with your banker and your lawyer. You get a written timeline, so you always know what's next, what's due, and what happens if something runs late.
6. After the deal.
Defect checks and handover. Rental if you're investing. A check-in before your anniversary dates: MOP, SSD expiry, lock-in periods. My clients don't lose my number after completion.
Compliance
The formal bits
- I'm registered with the Council for Estate Agencies. My registration number is R055553G.
- Don't take my word for it: verify my registration on the CEA Public Register. I'd rather you check.
- I practise with PropNex Realty Pte Ltd (L3008022J), one of Singapore's largest agencies. Its parent company, PropNex Limited, is listed on the SGX Mainboard.
- That matters for practical reasons: early briefings on developer launches, a research team whose data feeds my breakeven analysis, and a co-broke network that counts when your buyer or seller is represented by another agency.
The person
What it's like to work with me
I reply fast, usually within the hour between 9am and 9pm. I send voice notes when a paragraph would take too long to type. I explain things in plain language, and I'll go over the same point three times if that's what it takes. Property paperwork is full of jargon designed to make you nod along. You don't have to nod along with me.
I don't do pressure. If you need a week to think, take the week. If you need to talk it over with your parents or your spouse, do that, and bring their questions back to me. A home is a fifteen-to-thirty-year decision. An extra week of thinking costs you almost nothing.
Here's what past clients say:
"Two offers in two weekends, and we never felt rushed into either. Viona told us the exact price strategy she would set based on transacted evidence, and the market proved her right in 14 days."
"We lost two units before Viona stepped in. She analyzed the actual stack valuation for us, structured our offer with clean terms, and we secured our home S$28,000 below asking."
Start here
Where to start
Buying an EC?
Start with the step-by-step guide above, check your eligibility in two minutes, then get the e-brochure and price list for any EC I'm tracking. If you're upgrading from an HDB, I'll map your sale and purchase timelines together.
Buying a new launch or resale?
Book a free 30-minute consult. Bring your questions and your budget; leave with a plan you can defend to your parents, your spouse, and yourself.
Selling?
Every sale starts with the same question: what is it actually worth? I'll value your home against recent transactions and tell you the number straight, even if it's not the one you hoped for.
No pressure
Tell me what you need
Both forms come straight to me. No team, no call centre. You'll hear back within the hour between 9am and 9pm.
Get the e-brochure & price list
Book a free 30-minute consult
Rather just talk?
Two lines about your situation is enough. I'll take it from there.
And if it turns out I'm not the right agent for what you need, I'll say so, and point you towards someone who is.