Timing your entry is smart - but do you also have a way out?

Most people focus only on buying — but the real experts plan both their entry and their exit.”

If you want to grow your property wealth with confidence, you must ask two critical questions:
1. Are you entering early enough to enjoy a first-mover advantage?
2. Do you have a clear and profitable exit plan?

Let’s take Tembusu Grand as a case study.

Strategically located in Katong, Tembusu Grand is surrounded by three undeveloped land plots earmarked under the Government Land Sale (GLS) programme. These plots have not yet been sold — which presents a major opportunity.

As someone who analyses land sales and market cycles closely, I’ve observed a consistent trend:
🟢 GLS land prices tend to increase with every new exercise.
This means early buyers of Tembusu Grand stand to gain a first-mover advantage — entering before future launches potentially drive up the value of the surrounding area.

But buying early is only one side of the equation.
The exit plan matters just as much. That includes:
✅ Understanding future supply and competition
✅ Projected price trends from nearby land sales
✅ Timeline planning for resale or rental demand

When you have both the right entry and a clear exit strategy, you’re not just buying a home — you’re making a calculated move toward capital growth.

1.First-mover advantage

Let’s take a look at similar examples of first-mover advantage.

For the West Coast Vale GLS, we can see evidence of a rise in the price of land cost through the years.

Let's see, how has this helped the residents of Parc Riviera?

Due to the rise in land costs over the years and the subsequent project launches (e.g. Twin View and Whistler Grand), it has helped to bump up the prices of Parc Riviera (launched in 2016). Some homeowners even made close to $400,000 in profit!

Let’s take a look at another example, Dairy Farm.

Similar to the West Coast GLS, we can also see the rise in land cost for the different developments (e.g. Tree House, Foresque Residences and Eco Sanctuary). How has that helped first-movers like the ones who bought Tree House?

We can see owners of the Tree House enjoying huge profits, with ones as staggering as $780,000!

Hence, take a step back and look at Tembusu Grand. Is there a potential upside from the three plots of land that have yet to be sold? Taking reference from past data, yes. There is a first-mover advantage to be gained as its land cost is the lowest among upcoming new launches within the same area.

2. exit plan

Next up, let’s take a look at an exit plan that would help determine if Tembusu Grand is a good project to enter.

Firstly, let’s compare Tembusu Grand to other 99-year leasehold launches that will be coming out this year in the vicinity. Grand Dunman is estimated to launch in the last two quarters of the year, and you can tell that the land cost for Grand Dunman is higher as compared to Tembusu Grand.

So we can safely assume that the selling price for Grand Dunman will be higher or at least the same as Tembusu Grand. But what Tembusu Grand has that Grand Dunman doesn’t, is the unsold plots of land beside the development (Tembusu Grand) – which makes Tembusu Grand a great location for the first-mover advantage as explained above.

Next, let’s see how Tembusu Grand will fare against a freehold launch in the vicinity. The Continuum is a freehold development that was launched on 21st April 2023. As you can see, the land cost for The Continuum is significantly higher than Tembusu Grand.

So it goes without saying that the launch price for The Continuum would be higher than Tembusu Grand, but it’s no surprise given that The Continuum is a freehold property – and freehold properties usually come with a premium.

Therefore, safely assuming that the future capital gain for Tembusu Grand and The Continuum is the same, the only difference is that Tembusu Grand would require a lower capital outlay as opposed to The Continuum.

In addition, we can also see that other leasehold properties in the area have had staggering capital gains, for example, Seaside Residences and The Shore.

What's the next project with a good entry price?

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