Disclaimer, data sources and the CEA rules I work under
What this site is and isn't, where its numbers come from, and the Council for Estate Agencies (CEA) rules behind how I advertise and how I act for you. General market information on this website was last updated on 10 October 2026.
Who runs this site
vionapropnex.sg is the personal website of Law Viona, a real estate salesperson registered with the Council for Estate Agencies since 26 February 2015 and practising with PropNex Realty Pte Ltd. It is not a website of CEA, URA, HDB, any other government agency or any property developer.
| Salesperson | Law Viona |
|---|---|
| Salesperson Registration Number | R055553G |
| Registered contact number | +65 9835 5552 |
| Estate agent | PropNex Realty Pte Ltd |
| Estate Agent Licence Number | L3008022J |
| Office | 480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing, Singapore 310480 |
You can check these details yourself, at any time, on the CEA Public Register. If anyone contacts you claiming to act for me, the name and number above are the ones to check against.
General information, not advice
Everything on this site is general information for Singapore buyers, sellers and owners. It is not financial, investment, legal or tax advice, and it does not take your own finances, family situation or goals into account. I am not a licensed financial adviser, lawyer or tax agent.
Housing rules change, sometimes overnight. Before you commit money, confirm the rule that applies to you with the agency that owns it:
- Stamp duties (BSD, ABSD, SSD): IRAS
- HDB eligibility, grants, MOP and resale: HDB
- CPF usage and housing grants paid into CPF: CPF Board
- Loan limits, TDSR, MSR and LTV: MAS and your bank
- Private property, land use and the Master Plan: URA
- Primary school registration: MOE
For anything contractual, such as the wording of an Option to Purchase or a Sale and Purchase Agreement, get a conveyancing lawyer's advice. For loans, get an In-Principle Approval from a bank before you book or exercise an option.
Dates and how current the figures are
Every guide, project page and report on this site carries its own "as at" or "last updated" date, and its figures are true as at that date. Market data moves: prices, units sold, interest rates and government rules can all change after a page was written. If a page's date matters to your decision, ask me for the current figure before you act on it.
I take listings and project information down, or correct them, as soon as practicable once they stop being available or accurate. If you spot something out of date, tell me and I will fix it.
New launches and developer projects
- Not the developer's official website. I am a PropNex salesperson marketing these projects. I am not the developer, and project pages here are not the developer's official website. Developer names, project names, logos and trade marks belong to their owners and are used only to identify the project.
- The developer's documents prevail. Prices, unit availability, percentage sold, floor plans, specifications and completion dates are indicative and change daily. If anything on this site differs from the developer's price list, sales brochure, Option to Purchase or Sale and Purchase Agreement, the developer's documents are correct.
- Floor areas and psf. Floor areas are as provided by the developer. Price per square foot (psf) is computed on the strata area, which includes spaces such as air-conditioner ledges, bay windows, balconies and any void area. The developer is required to give you a breakdown of a unit's floor area by space; ask for it, and read it before you book.
- Projects not yet approved for sale. Pipeline and upcoming-launch pages describe projects the authorities may not yet have approved for sale. Where a page says a project is pending approval for sale, it is seeking indication of interest only. No booking, sale or cheque can be taken for a project until it is approved for sale.
- Discounts and promotions. I only state discounts, rebates or promotions that the developer has actually offered, with their conditions. If a page mentions a promotion, its terms are set by the developer and can be withdrawn by the developer.
Estimates, models and calculators
Some pages show my own estimates: an expected launch psf band before a price list is out, a home's likely value range, or what a stamp duty, loan or grant works out to. These are clearly labelled as estimates or models, and they are not offers, valuations or guarantees.
- Calculators use the rates and rules published by IRAS, HDB, CPF Board and MAS as at the date shown on each calculator. Use the result as a planning figure, then confirm it with the agency, your bank or your lawyer.
- Rental yields and returns. Where a page states a yield, return or capital gain, it also states how the figure is worked out, where the data comes from and the time period it covers. Past prices and rents do not guarantee future ones.
- Home valuations from me are a salesperson's estimate of market value from recent transactions. They are not a formal valuation by a licensed valuer, and a bank's valuation may differ.
- Market commentary, such as views on where prices are heading, is my opinion, backed by the government statistics I cite alongside it.
Photos, artist's impressions, maps and 3D models
- Artist's impressions of new launches are supplied by the developer or created for illustration, and are labelled as such. The finished project may look different.
- Photos of homes for sale or rent show the actual unit, unaltered. Where a photo is illustrative, for example a show flat or a view from a different floor, it is labelled.
- Maps and distances are approximate. Walking times are estimates. For primary school registration, only the home-school distance computed by the Singapore Land Authority (via OneMap) counts, and my 1km Primary School Check is a guide to that, not a substitute for it.
- 3D models in the 3D Model Explorer are traced from the developer's site plan and floor plans for illustration. They are not to scale for any legal or contractual purpose, and views, sunlight and heights shown are approximate.
Data sources and credits
Figures on this site come from public sources, credited on the page where they are used. Transaction data is shown at the level of a project, street or town. I do not publish the unit number or specific floor level of any transacted home.
| Source | What it is used for |
|---|---|
| Urban Redevelopment Authority (URA) | Private residential transactions, developer sales, rentals, the supply pipeline, quarterly price indices and Government Land Sales results |
| Housing & Development Board (HDB), via data.gov.sg | HDB resale prices, resale price index, BTO and MOP information |
| IRAS, CPF Board, MAS | Stamp duty rates, CPF housing rules and grants, loan limits and interest-rate benchmarks |
| Ministry of Education (MOE) | Primary schools and P1 registration rules |
| Singapore Land Authority (OneMap) | Base maps, geocoding and distances |
| Developers' sales materials | Project facts, floor plans, site plans and price lists for new launches |
URA data. Contains information from URA's Data Service (Private Residential Property datasets) accessed on 10 October 2026 from the Urban Redevelopment Authority, which is made available under the terms of the Singapore Open Data Licence version 1.0. Where a page uses URA data, it is credited on that page with the date the data was accessed.
data.gov.sg data. Contains information from datasets on data.gov.sg, made available under the terms of the Singapore Open Data Licence version 1.0. The access date is shown on each page that uses it.
Government data is provided by the agencies "as is". Using it here does not mean any agency endorses this site, me or PropNex. Where I have worked figures out from raw data, such as medians, psf averages or rankings, the working is mine and any error in it is mine.
The CEA rules this site follows
Every salesperson's advertising in Singapore, including a website, is governed by the Estate Agents Act 2010, the Code of Ethics and Professional Client Care, and CEA's Practice Guidelines on Ethical Advertising (PG 2/2011). Here is how this site applies them.
| CEA requirement | On this site |
|---|---|
| Correct and clear identification | My name, registration number, registered contact number, PropNex's name and its licence number appear in the footer of every page. |
| No inaccurate, false or misleading claims | Figures are dated and sourced. Estimates are labelled as estimates. Mistakes are corrected as soon as I know of them. |
| Claims of expertise or success must be verifiable | No "specialist", "expert", "King of" or "top agent" titles. Experience is stated as fact, such as years registered with CEA. |
| Owner's prior consent before advertising a property | No home is advertised for sale or rent here without the owner's consent, and no dummy or copied listings. |
| Advertise only the owner's price and terms | Asking prices are the owner's. No "COV guaranteed" or "sell above valuation" promises. |
| No transaction details of a specific property without consent | Case studies name prices or parties only with written consent of everyone involved. Public data is shown without unit numbers or floor levels. |
| Remove listings once no longer available | Sold or withdrawn listings come down as soon as practicable. |
| Yields and returns need a basis, source and period | Every yield or return figure states all three. |
| Market trends backed by reliable statistics | Market commentary cites URA, HDB or other government data. |
| Projects not yet approved for sale | Marked as pending approval for sale. No booking, sales or cheques until approval. |
| Source of public data indicated | Public data is credited where it is used, with the full licence terms on this page. |
| Market information kept current and dated | Every page carries a date, and this page states when the site's market information was last updated. |
| Nothing that helps circumvent the law | No offers to sell before MOP, skip eligibility checks or work around HDB, CPF or IRAS rules. |
PropNex, as my estate agent, is also responsible for supervising my advertising. If you think anything on this site falls short of these rules, tell me and I will correct it. You can also contact CEA directly at cea.gov.sg.
How CEA rules protect you when we work together
- I act for one side only. In any transaction I represent either the buyer or the seller (or the landlord or the tenant), never both. Dual representation is not allowed.
- Agreements use CEA's prescribed forms. If you appoint me to sell, buy, rent or let, we sign the CEA prescribed estate agency agreement, so its terms are standard and in writing.
- Commission is negotiable. CEA does not fix commission rates. What you pay, who pays it and when is agreed in writing before I start. My agent commission guide explains the usual ranges.
- Transaction money goes to the right party, not to me. Option fees, deposits and booking fees are paid to the seller, the developer's project account or the relevant authority as the documents specify. Never hand transaction money to a salesperson personally.
- You never have to use an agent. You are free to buy or sell without one. If you do appoint me, it is because I am useful to you.
- Disputes. If something goes wrong, raise it with me first, then PropNex. CEA's website explains how to give feedback about a salesperson and its dispute resolution schemes.
Testimonials and case studies
Testimonials and case studies on this site are from real clients, published with their consent. Prices and transaction details appear only with the written consent of all parties to that transaction. Results depend on the property, the market at the time and the client's own decisions; one client's outcome is not a promise of yours. Anyone can have their words taken down within 3 working days, as my privacy policy explains.
Links, liability and copyright
Links. Links to government agencies, developers, banks and other sites are given for convenience. I don't control those sites and am not responsible for their content.
Liability. I take care to keep this site accurate, but to the extent the law allows, neither I nor PropNex Realty Pte Ltd accept liability for any loss arising from reliance on information on this site without first confirming it with me or with the relevant authority.
Copyright. The writing, charts, tools and original images on this site are mine. You are welcome to quote or link to a page with credit to vionapropnex.sg. Government data remains subject to its own licence, and developers' images and plans remain theirs.
Governing law. This disclaimer is governed by the laws of Singapore. If it changes, the new version goes up here with a new date at the top.
Questions
If anything here is unclear, or you want the current figure behind something you read on this site, ask me directly.