“This Feels Smaller Than Our HDB”
They could afford $2.8M. But none of the $2.8M homes felt like home.

For over a decade, Azhar and Qamariah never once thought about upgrading. Their 5-room BTO in Punggol had served them well. It was 1,200 sqft… spacious, familiar, full of memories.

But one night, after watching another video from our YouTube channel (they claim they’ve been following us for years 😊), a question came up:
“Do you think we’ve outgrown this place?”

That single question sparked everything.

“Let’s Just See What’s Out There”

They weren’t in a rush. Qamariah messaged me:
“We’re not urgent, but we’re wondering if it’s time to plan ahead.”

Eventually, we sold their flat and they had a solid budget: $1.8M, possibly stretching to $2.8M.

But they weren’t here to max out their loan. Their goal was clear: find a property that made sense. Financially. Emotionally. Practically.

That mindset shaped every decision from here on.

They Walked in Excited. They Walked Out Confused.

We started with Parktown Residences. Not because it was the best fit, but because they needed to feel the new launch market.

On paper: sleek showflat, $2,300 psf, 3-bedders pushing $2.5M+. In person? Something felt off.

Azhar stepped into the junior room and paused.

“Wait… where does the study table go? This feels smaller than our HDB.”

That line stuck with me.

Even a proper 4-bedder there would hit $3.2M – way beyond their budget. And more importantly, it just didn’t feel like an upgrade.

They walked out quiet. Not defeated. Just… disoriented.

Too Successful for ECs. Too Practical for New Launches.

We swung by Aurelle EC in Tampines. $1,800 psf. Smart layout. Family-friendly.

But when we crunched the numbers, they were over the $16K income ceiling.

Not eligible.

They weren’t trying to game the system. But it was still a strange feeling: Too successful for subsidies. Not reckless enough to overstretch for prestige.

That’s when the search got real.

“Are We Downgrading By Upgrading?”

We turned to resale condos in the East.

At first, hope. Then frustration.

Some listings looked fine on paper: 1,200+ sqft, “4 bedrooms.” But inside?

• One “bedroom” was a bomb shelter with laminate flooring.
• Another had a study so small Azhar joked, “If we both stand here, someone has to reverse out.”
• Bay windows everywhere. Walls unusable.

“Maybe we just buy a bigger HDB.” Azhar muttered.

They weren’t wrong to feel that way. They had done everything right. But nothing felt right.

The Unit That Didn’t Dazzle, But Delivered

Belysa wasn’t even on their radar. It’s a 2017 EC. No MRT at the doorstep. Basic facilities. No showflat sparkle.

But we went to view.

 

When the door opened, they didn’t speak. Just walked. From the yard to the helper’s room. The junior master. The landscape living room. The view from the balcony.

And then Azhar nodded, quietly:

“Okay… this feels different.”

What It Gave Them:

• 1,335 sqft of usable, landscape space
• 4 real bedrooms & all queen-bed friendly
• Junior master with ensuite
• Yard, helper’s room, four toilets
• Move-in condition
• Asking: $1.75M to $1.8M

It didn’t have marble counters or sunken baths. It had space that worked.

“Heikal, this feels like a proper upgrade.”

The Numbers That Brought Relief

Option	Price	Size	Monthly (25 yrs)	Move-in
New Launch (3-bedder)	~$2.5M	~950 sqft	~$8,500	3 years
Belysa (4-bedder)	~$1.75M	1,335 sqft	~$5,900	3 months

That $2,600/month difference? Over 5 years, it’s $156,000. Enough to fund a degree. Or reduce debt. Or just breathe.

The $750K difference from new launch dreams? It became their retirement buffer.

“But It’s Not Near MRT”

That’s what a friend told them.

Azhar shrugged. “We work hybrid. Kids are in schools nearby. My parents don’t take MRT.”

So here’s what we broke down:

• MRT premium: 15–20% markup
• On $1.8M: That’s ~$300K extra
• $300K = decades of Grab rides

They weren’t paying for something they wouldn’t use.

So What Makes a Good Property?

Not the brochure. Not the brand name. Not a unit that impresses your friends, but makes you squeeze around your dining table every night.

A good property is one that fits your:

• Space needs
• Family flow
• Financial runway
• Emotional bandwidth

Azhar and Qamariah didn’t find the perfect property. They found one that made sense.

6 Weeks Later

I dropped by for their housewarming. Her parents were helping prep dinner. The kids were arguing over what to watch. The helper was unpacking books into the new shelf.

Qamariah was in the kitchen. She turned to me and said:

“I didn’t realise how stressed we were before this. Now, it just feels calm.”

Azhar poured drinks and added:

“We didn’t settle. We just finally saw clearly.”

If You’re Where They Were

Sitting in a beloved HDB. Wondering if it’s time. Or if you’re asking for too much. Or too little.

You’re not alone. And you don’t need to make this decision fast. Just clearly.

If you want a second pair of eyes to look at your plan, not to hype it up, but to pressure-test it together:

✉️ Send me a message. We’ll figure it out.