In Singapore’s highly competitive real estate market, few sectors are as intricate and as unforgiving as landed properties. The rules are different, the risks are higher, and the clients are some of the most discerning.

One real estate agent who knows this landscape inside out is Alexs Chua, a seasoned real estate professional whose name has become synonymous with landed expertise.

With over three decades of experience, multiple industry recognitions, and a leadership role in shaping professional standards for agents, Alexs represents a different breed of realtor: not just a salesperson, but a true adviser.

On the ground and in his element, Alexs conducting a landed property tour, breaking down site-specific insights for clients and co-broke agents alike.

When Small Assumptions Almost Sink Big Deals

In landed sales, even a small misunderstanding can derail a million-dollar transaction.
Alexs recalls a case early in his career where a deal nearly collapsed, not because of price, but because of unclear legal terms.

The Option to Purchase (OTP) included a clause stating that if the relevant department didn’t reply within 14 days, the status would be deemed satisfactory.

The buyer’s lawyer hesitated.
“What if a negative reply comes after the 14 days?” they worried.

Both sides stalled. It was Alexs, through careful research and a simple real-time check on the government portal, who clarified the situation and moved the deal forward.

The lesson?
“In landed transactions, the real problems aren’t usually obvious. It’s the overlooked details, the fine print, the outdated assumptions, that can hurt you most,” he shares.

Why Landed Properties Can Become a Legal Minefield

Unlike HDBs or condominiums, landed homes come with layers of technicalities that aren’t visible at first glance.

From boundary issues to drainage reserves, from setback rules to zoning restrictions, overlooking even one detail can trigger expensive consequences.

One of the most common mistakes Alexs has seen? Misrepresenting Built-In, Built-Up, and Gross Floor Areas (GFA).

“Many agents assume these terms are interchangeable, but they’re not,” Alexs explains. “Built-in refers to usable interior space. Built-up can include external walls or sheltered areas. GFA is used for planning control. Misunderstanding these can lead to unrealistic buyer expectations—and worse, legal liability.”

Another frequent misstep is assuming all landed homes can be rebuilt, extended, or redeveloped freely—without verifying if the property falls under conservation guidelines or specific URA planning controls.

“When agents rely purely on the seller’s claims without independent checks, they leave themselves—and their clients—vulnerable,” he emphasizes.

How Real Expertise Is Built—Not Bought

Alexs’s reputation as a landed property specialist wasn’t built overnight, it was forged from frustration, self-learning, and relentless pursuit of the truth.

Fresh out of National Service in 1992, he tried to assist his aunt in buying a landed home. The advice he received from different co-broking agents was confusing and contradictory. Rather than giving up, he dug deeper—calling URA, consulting architects, and studying regulations.

That early determination to understand the complexities of landed transactions laid the foundation for his future. Alexs handled countless real-world legal cases, sharpening his instincts even further. He became known not just for closing deals, but for safeguarding clients from unseen risks.

His contributions extended to the national level: Alexs served on the committee that helped develop the Council for Estate Agents’ (CEA) Professional Service Manual (PSM), setting industry standards that real estate salespersons in Singapore still follow today.

From fieldwork to front of room, Alexs sharing decades of landed expertise with fellow agents during a training session at ERA APAC Centre. 

Why Landed Expertise Matters More Than Ever

Today’s landed buyers aren’t just wealthy—they’re highly informed. They hire architects, builders, and consultants. They demand transparency and precision.

In this environment, surface-level knowledge isn’t enough.

“With the stakes so high, a single mistake—whether it’s misquoting buildable area or ignoring zoning rules—could cost a buyer millions,” Alexs explains. “True landed expertise is about seeing what others miss, asking the right questions, and delivering advice that protects—not just promotes.”

In a market where trust is everything, agents who master these complexities stand out far above the rest.

The Right Mindset for Aspiring Landed Agents

For agents who have dabbled in landed deals but still feel uncertain, Alexs offers grounded advice:

“You don’t have to know everything overnight. But you must be committed to learning, doing due diligence, and always acting legally, morally, and ethically,” he shares.

He emphasizes that experience in landed property comes not just from success, but from humility—acknowledging what you don’t know, and having the discipline to check before you speak.

“You don’t need to be a legal expert. But you need to know where the traps are—and who to ask when you’re unsure.”

The ERA Advantage: A Platform for Growth

Today, at ERA, Alexs continues his mission of raising industry standards, sharing his deep knowledge, and helping agents avoid costly missteps. He sees ERA’s strong collaborative culture, wealth of training resources, and Asia Pacific network as the perfect platform for nurturing the next generation of trusted property advisers.

“Real estate isn’t just about selling homes—it’s about protecting people’s investments and dreams. That’s what a true landed agent does.”