PropAce Sovereign Decision Dossier
The institutional-grade property report engineered to give buyers and sellers 100% financial and statutory conviction. Combines SISV Valuation Certificates, CPF 2.5% accrued interest avalanche projections, and MAS Notice 645 TDSR asset progression modeling.
Valuation Certificate & Decision Memorandum
Ref: PA-VAL-2026-733560 · Date: 10 October 2026
Property is in an active capital expansion phase with strong rental yield covering debt service. Recommend holding through the next infrastructure catalyst window.
- Execute SLA Title Search for Lot U9047X Mukim 24 / Town Subdiv 12 to verify unexpired lease & CPF charge balance
- Review MCST 2568 strata title bylaws regarding private parking allotment and accessory lot encumbrances
- Structure dual-name decoupling or single-owner rotation into Freehold Landed or D15/D16 New Launch with 0% ABSD
- Ring-fence 18-month mortgage liquid safety reserve (S$183,300)
Comparative Market Analysis (CMA)
Recent arm's-length market transactions in the subject development and adjacent projects within a 500m radius, adjusted for floor level, facing, and size decay curves.
| Development | Tenure | Floor Band | Area (sqft) | Transacted Price | Transacted PSF | Adjusted PSF | Distance |
|---|---|---|---|---|---|---|---|
| The Continuum (Subject Unit) | Freehold | High (L16-L25) | 1090 | S$3,055,000 | S$2,803 | S$2,803 | Subject Site |
| The Continuum | Freehold | Mid (L06-L15) | 1050 | S$2,933,000 | S$2,747 | S$2,775 | Subject Site |
| The Continuum Neighbouring Prime Resale | Freehold | High (L16-L25) | 1140 | S$3,177,000 | S$2,859 | S$2,831 | 280m |
| District D15 Benchmark Compound | 99-year Leasehold | Mid (L06-L15) | 1010 | S$2,811,000 | S$2,663 | S$2,719 | 420m |
CPF 2.5% Accrued Interest Avalanche & True Net Cash
Every month you continue servicing the property using your CPF Ordinary Account, interest compounds against your eventual sale proceeds at 2.5% per annum. If property appreciation slows, your true net liquid cash declines over time.
| Horizon / Timeline | Projected Price | Outstanding Loan | CPF Principal Used | 2.5% Accrued Interest | Net Cash in Hand | Cash vs Today |
|---|---|---|---|---|---|---|
| Today (Execution at Q4 2026) | S$3,055,000 | S$1,150,000 | S$420,000 | S$55,191 | S$1,360,710 | Baseline |
| Hold for 3 More Years (2029) | S$3,131,375 | S$1,012,000 | S$468,000 | S$102,213 | S$1,478,397 | +S$117,687 |
| Hold for 5 More Years (2031) | S$3,177,200 | S$920,000 | S$500,000 | S$140,042 | S$1,545,395 | +S$184,685 |
Asset Progression & Capital Deployment
Total usable liquid capital post-sale (Net Cash + Restituted CPF OA): S$1,835,901. Demonstrating safety-buffer ring-fencing and dual-property restructuring feasibility.
Property 1: Core Family Sanctuary (Own Stay)
Property 2: High-Yield Income Generator (Rental)
1km & 1–2km MOE Primary Schools Priority Ring
Official priority boundary distances for Ministry of Education (MOE) Primary One registration. Properties within 1km historically exhibit +28% higher resale price resilience during market downturns.
Alexander Tan
CEA Reg: R068921B · PropAce Partner / ERA Realty Network
Statutory Disclaimer (CEA PG 2/2011 & SISV Standards): This decision memorandum and comparative market valuation are prepared for strategic planning and client advisory purposes only. It is grounded in transacted caveat records from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB), with calculations compliant with Monetary Authority of Singapore (MAS Notice 645) and Inland Revenue Authority of Singapore (IRAS Stamp Duties Act).
Formal certified mortgage appraisals for banking facility approvals must be conducted by licensed valuation surveyors empaneled with your respective lending institution.