Evelyn Seah, property consultant

I was a bank valuer before I sold homes. Every condo, landed home and HDB flat I take on starts with a one-page sheet like this one.

Get a sheet for your home or call +65 6000 0000

Scotts Road · Halden Realty (fictional)
CEA Reg. R000000X (example)

Valuation sheet: a Marine Parade condo

An example, prepared 27 October 2026. Owner and address withheld.

S$1,950,000
to S$1,990,000

The range I would list it at: S$1,647 to S$1,681 per square foot. My view of its value today is S$1,970,000.

The home

Type: 3-bedroom condo, District 15
Size: 1,184 sq ft (110 m²)
Floor: 11th of 16, faces north-east over the park
Lease: 99 years from 1997, 70 left
Condition: Kitchen and bathrooms redone in 2019

A lived-in living room with a blue sofa, plants on the balcony and tower blocks beyond the glass — The living room in late-afternoon light.

Six sales near it, adjusted to this home

Each sale is moved for what differs: floor, facing, size, lease, condition and how long ago it sold.

Sep, 14th floor1,662 → 1,679
Aug, 5th floor1,571 → 1,649
Jul, 10th, corner1,627 → 1,659
May, next door1,719 → 1,667
Mar, 11th floor1,601 → 1,657
Jan, freehold1,801 → 1,675

Price per square foot. Open circle: as sold. Filled: adjusted to this home. Yellow: my listing range, S$1,647 to S$1,681.

The six sales, and how I adjusted each
Sold	Where	Sq ft	Price	Psf	Adjusted
Sep 2026	Same development, 14th floorHigher floor −1%, original kitchen +2%	1,184	S$1,968,000	1,662	1,679
Aug 2026	Same development, 5th floorLower floor +2%, faces the road +3%	1,184	S$1,860,000	1,571	1,649
Jul 2026	Same development, 10th, cornerLarger unit +3%, corner light −1%	1,302	S$2,118,000	1,627	1,659
May 2026	Next development, 12th floorLease from 2003, newer −3%	1,152	S$1,980,000	1,719	1,667
Mar 2026	Same development, 11th floorSeven months ago +1.5%, original kitchen +2%	1,184	S$1,895,000	1,601	1,657
Jan 2026	Freehold, two streets away, 8thFreehold −7%	1,227	S$2,210,000	1,801	1,675

Why this range

The closest twin is the September sale on the 14th floor: same layout, same facing. Adjusted, it points to S$1,679 psf.
All six, adjusted, land between S$1,649 and S$1,679 psf. I list inside that band, not above it.
S$1,990,000 keeps you under the S$2 million filter most buyers set on the property portals.

My notes for the owner

Photograph the kitchen first, at about 10am. It is the best room you have.
Two units in your stack have asked S$2.1 million for ten weeks. We launch below S$2 million and look like the sensible one.
With 70 years left, any buyer aged 25 or over can use CPF in full. I will say so in the listing.

Evelyn Seah

Figures on this example sheet are illustrative, not real transactions.

What I do, and what it costs

Selling your home

Condo or apartment2%

Photographs, video, floor plan and launch.

Landed home1.5 to 2%

The same, plus a measured plan of the land.

HDB resale flat1 to 2%

Every HDB step, through to the keys.

Buying your next home

HDB resale flat1%

Shortlist, viewings and the HDB steps.

Condo or landedUsually nil

Paid from the seller’s side in most deals.

Before you decide

Valuation sheetFree

Within 48 hours, yours to keep.

Commission in Singapore is not fixed by law. I agree mine with you in writing before any work starts, and it covers everything on this card.

Percentages are of the sale price, before GST. Renting out: one month’s rent for a two-year lease.

Sheets against sales

Six homes from the last twelve months. Five sold inside the range on their sheet; one sold just below it.

Rows of HDB flat windows and balconies, with laundry poles and potted plants

Home	Sheet said	Sold for	Days
Tampines, HDB 5-room	S$715k to 735k	S$728k	9
Holland Road, 3-bed condo	S$3.20M to 3.30M	S$3.28M	26
Serangoon Gardens, semi-detached	S$5.70M to 5.90M	S$5.82M	41
Marine Parade, HDB 4-room	S$560k to 580k	S$575k	14
Upper East Coast, 2-bed condo	S$1.32M to 1.38M	S$1.31M	52
Bedok North, HDB 3-room	S$420k to 440k	S$436k	12

How I sell your home

You always know what happens next. Every Friday by 6pm you get it in writing: who viewed, what they said, and what I would change.

A bright condo living room with oak floors, a grey sofa and floor-to-ceiling windows over the city — Listing photographs: one morning, daylight only.

Days 1 and 2

Your valuation sheet48 hours

Plan for your next homeone meeting

Week 1

Small fixes worth doinga list

Photographs, video, floor planone morning

Weeks 2 to 4

Private preview to my buyers5 days

Launch on the portalsfrom day 6

Offer to keys

Offers, then the Option to Purchase1 to 2 weeks

HDB steps, or completion8 to 12 weeks

Keys handed overabout 3 to 4 months

Why I start with a sheet

For four years I valued homes for a bank. The question was always the same: what would this flat fetch next month, not in a good year? I learnt to answer it from the sales around a home, and nothing else.

In 2012 I began selling homes, and the habit came with me. Before I quote you a price, I write it down on one page with the sales behind it, and I give you the page.

I take on no more than eight homes at a time, so you deal with me, not a junior. I work mostly in Districts 9 to 11, 15 and 19 and the HDB towns of the east, in English, Mandarin or Hokkien.

Evelyn Seah

Associate Division Director, Halden Realty (fictional) · CEA Reg. R000000X (example)

hello@evelynseah.example +65 6000 0000

Questions owners ask

What is on a valuation sheet? One page: your home's facts, six to ten recent sales nearby, how I adjusted each one for floor, facing, size, lease, condition and date, the range I would list at and why, and my notes on what to fix or leave. It arrives within 48 hours, free, and you owe me nothing for it.

What commission do you charge? Commission in Singapore is not fixed by law, and I agree mine with you in writing before any work starts. For a condo it is usually 2% of the sale price plus GST, and for HDB flats and landed homes between 1% and 2%. It covers photographs, video, the floor plan and all marketing.

How long does it take to sell an HDB flat? Most HDB flats I market find a buyer within three to six weeks. Once the Option to Purchase is exercised and the resale application is in, HDB completion takes about eight more weeks. From launch to handing over keys, allow three to four months, and plan your next home around that.

Can I buy my next home before selling my current one? Yes, but plan the cash carefully. Buying a second private home usually means paying Additional Buyer's Stamp Duty upfront. Married couples may claim a refund if they sell their first home within six months, subject to conditions. I map the dates with your banker and conveyancing lawyer before you commit.

Do you represent both the buyer and the seller? No. An agent in Singapore may not act for both the buyer and the seller in the same deal. When I act for you, my duty is to you alone. If a buyer comes without an agent, I deal with them directly but never advise them on price.

Will you list my home above the sheet's range if I ask? I will tell you what it costs first. Homes launched above their evidence tend to collect viewings and no offers, then sell below where they would have. If you still want to test a higher price, we agree a review date, usually three weeks in, and look at the feedback together.

Get a sheet for your home

Free, and written by me within 48 hours. You owe me nothing for it, and you never have to list with me.

WhatsApp Evelyn Call +65 6000 0000