PropNex Property Agent Singapore · HDB Upgraders & New Launches
I'm Flora He, a Licensed PropNex Realtor with Keys2Homez, helping HDB upgraders, first-time buyers and investors navigate Singapore's HDB resale, EC and new launch market with clarity and honest advice — from first viewing to key collection.
Start here
Pick the one that fits. It opens WhatsApp with a short message to Flora, so you can start straight away.
Selling your flat to move to a condo or EC: budget, timing and sell-or-buy-first.
Chat on WhatsApp →Grants, loan options and shortlisting resale flats.
Chat on WhatsApp →Eligibility, income ceiling, CPF grant and which EC fits.
Chat on WhatsApp →Pricing, marketing and timeline for selling your flat.
Chat on WhatsApp →Current launches, pricing, floor plans and showflat visits.
Chat on WhatsApp →Rental yield, stamp duty and exit timing for investment property.
Chat on WhatsApp →
About Flora
I work closely with a curated group of clients, taking time to understand each person's goals before recommending a property — whether that's a first home, an upgrade, or a long-term investment.
Reach out for an honest, no-pressure conversation about your next move.
Featured Developments
Six featured projects below — view all 29, organised by region, on the projects page.
District 22 · Jurong Lake District
99-Year Leasehold · Lakeside Drive
A lakeside address right beside Lakeside MRT, set within the upcoming Jurong Lake District — URA's planned second CBD — with views toward Jurong Lake Gardens.
District 26 · Lentor Hills
99-Year Leasehold · Lentor Gardens
Set within the growing Lentor Hills estate, offering a blend of greenery and connectivity with layouts from 2-bedroom homes to 5-bedroom strata terraces.
District D01 · Boat Quay
99 Years · 1 ,3, 5 Marina Garden Lane
PROPOSED RESIDENTIAL DEVELOPMENT COMPRISING 1 BLOCK 44-STOREY, 1 BLOCK OF 30-STOREY TOWER (TOTAL 937 UNITS) WITH LANDSCAPE DESK, CHILDCARE CECNTRE, SH…
District D19 · Hougang
99 Years · Lorong Chuan
District D17 · Loyang
99 years · BLK 2, 4 , 6, 8, 10,12, 14, 16, 18, 20, 22, 24, 26, 28, 30, 32 Jalan Loyang Besar
PROPOSED ERECTION OF EXECUTIVE CONDOMINIUM DEVELOPMENT COMPRISING 4 BLOCKS OF 11-STOREYS & 12 BLOCKS OF 12 STOREY RESIDENTIAL WITH ROOF TERRACE (TOTAL…
District 11 · Bukit Timah
99-Year Leasehold · Dunearn Road
The first private residential development within the emerging Bukit Timah Turf City precinct — a low-density address minutes from Sixth Avenue MRT and the CBD.
All projects organised by region — CCR · RCR · OCR — with pricing, floor plans and direct WhatsApp access.
Client Reviews
5.0 average from 16 client reviews by buyers, sellers, landlords and tenants.
“Flora is the one you can trust. She is professional and most important, she is good at communicating. She understood all my need, educated me a lot about property knowledge, and helped me through each step of the transaction. She worked hard and efficient, saving a lot of my time for house viewing, negotiations etc. Thanks to Flora, I can find the apartment I like!!”
“Flora is a very responsible person. She tries her best to help me communicate with the owner whenever I need her. At the same time, she responds quickly. It really touched me. I know she is a new person in real estate, but she keeps updating her knowledge. I have recommended Flora to many friends, and I will continue to recommend her if my friends need to buy a house in the future”
“Flora has gone beyond my expectation of a property agent even before engaging her services, she has fulfilled all my requests and despite her being fresh in the market, she updates herself with knowledge and helped me greatly to search for what I needed. Will always recommend her to my friends who wants help in buying houses in the future!”
FAQ
Direct answers to what upgraders and first-time buyers ask Flora most. Try the calculators for your own numbers, or see the full FAQ.
Yes, once your flat has met its Minimum Occupation Period (MOP), but a Singapore Citizen who still owns the flat pays 20% ABSD on the condo. Married couples with at least one Singapore Citizen who buy jointly can claim an ABSD refund if the HDB flat is sold within 6 months (conditions apply). Many upgraders sell first to avoid this cash outlay.
Banks cap your total monthly debt repayments at 55% of gross monthly income (TDSR), assessed at an interest rate of at least 4%. With no other housing loan, you can borrow up to 75% of the price if the tenure is within 30 years and does not run past age 65; at least 5% must be paid in cash.
The Mortgage Servicing Ratio caps property loan repayments at 30% of gross monthly income. It applies to HDB flats and to new ECs bought from the developer, on top of the 55% TDSR limit. It does not apply to private condos.
At least one Singapore Citizen applicant, with another Singapore Citizen or PR in an eligible family nucleus or under the Joint Singles Scheme. Household income must be within S$16,000 a month (S$18,000 for EC sites tendered from 24 Aug 2026), and you must not own private property or have sold one in the last 30 months.
Up to S$30,000 for first-timer Singapore Citizen families earning S$10,000 a month or less, buying a new EC from the developer. The grant tapers to S$10,000 at S$11,001–S$12,000 and is nil above S$12,000.
5 years for ECs on land sold before 8 May 2026, such as Coastal Cabana. For EC sites with tenders closing on or after 8 May 2026, the MOP is 10 years.
No. If you own an HDB flat, you must sell it within 6 months of collecting the keys to your new EC. Second-timers also pay a resale levy.
Buyer's Stamp Duty on S$1.5 million is S$44,600 at current IRAS rates. A Singapore Citizen buying a first property pays no ABSD; a second property attracts 20% ABSD (S$300,000).
The CPF you used for the flat, plus accrued interest, is refunded to your CPF Ordinary Account from the sale proceeds. You can use it towards your next home, subject to CPF rules.
A 1-to-1 session in which Flora estimates your sale proceeds, CPF refund, loan limits and stamp duty, and maps a realistic budget and timeline for your next home. It is free and without obligation.
General information only, not financial, legal or tax advice. Figures checked against IRAS, HDB and MAS on 13 October 2026; rules can change, so confirm with the relevant agency or your bank.
Ask Flora a question
Your message opens in WhatsApp so you can review it before sending.
Find out what you can afford before you sell: sale proceeds, CPF refund, loan limits (TDSR/MSR), stamp duty and a realistic timeline, in one 1-to-1 session.
Free and without obligation. The review gives general guidance only and is not financial advice; final loan amounts are decided by your bank or HDB.