ERA, Where Careers Come Full Circle

ERA, Where Expertise is Built

At ERA, agents are empowered to carve out their own niche, backed by a robust network, training, and resources. Specialization is key in this competitive industry, and for Timothy Choo, that specialization is shophouses—heritage-rich properties that blend history, character, and investment potential.

As part of ERA’s commitment to agent development, Timothy will be conducting the upcoming Expert Series for Commercial & Industrial, where he will share insights on how to Create Unstoppable Shophouse Deals. His journey reflects how ERA equips our agents with the tools, knowledge and opportunities to thrive in specialized markets.

A Market Unlike Any Other

Timothy’s introduction to shophouses was unconventional—it started with an F&B rental deal for a friend. “That was when I realized how intricate shophouses are, from their zoning regulations to their unique layouts,” he recalls. “It felt like an entirely different segment of real estate that not many agents were tapping into.”

Unlike cookie-cutter condominiums or commercial spaces, no two shophouses are the same. Each one carries its own story, architectural quirks, and set of challenges, making every transaction a fresh and exciting experience.

The Art of Selling History

Beyond their aesthetic appeal, shophouses are historical landmarks that have withstood the test of time. “One of the most fascinating properties I encountered was a shophouse where our late founding father, Lee Kuan Yew, once hid during the Japanese occupation,” Timothy shares. “That’s what makes shophouses so special—they are living history.”

Another standout deal in his career was a 3,000 sqft shophouse in River Valley, perched on a hill with both a front and backyard—an exceedingly rare find. With two airwells and an expansive single-floor layout, it was a dream space for the right tenant. Timothy secured a lease with a major real estate group, reinforcing the strong demand for such distinctive properties.

With clients at a successfully leased shophouse—what started as a deal turned into a friendship

A Competitive Yet Rewarding Niche

Despite their allure, shophouses are one of the most complex asset classes to handle. Regulations are stringent, market trends shift rapidly, and misconceptions abound. “Many buyers assume all shophouses have the same zoning and can be used for any business, but that’s not true,” Timothy explains. “Each shophouse falls under different zoning categories—residential, commercial, or mixed-use—each with its own financing and tax implications.”

So why venture into such a challenging market? For Timothy, it’s about more than just business—it’s about passion. “I love the details—how each shophouse is designed, how businesses optimize their interiors, and how these spaces evolve with time,” he shares. “There’s always something new to learn.”

Recognizing the lack of younger agents in this segment, Timothy also sees an opportunity to modernize its marketing and introduce innovative ways to attract buyers. “With the ever-changing market, fresh perspectives and creative strategies are needed to bring shophouses to a broader audience,” he says.

Securing multiple leases in a high-demand street—Timothy’s strategic approach helped him outpace seven competing agents to close three successful deals.

Learning, Growing, and Giving Back

Timothy credits ERA’s strong network, training, and resources for helping him build expertise in this specialized market. With the support of ERA’s research tools and mentorship programs, he has developed a deep understanding of how to navigate shophouse transactions effectively.

Now, he’s paying it forward by sharing his insights with fellow agents. Later this year, Timothy will be leading sessions as part of ERA’s Expert Series for Commercial & Industrial, helping others navigate the complexities of shophouse deals and recognize the opportunities within this niche segment.

🔎 Keep a lookout for this upcoming session! Whether you’re a new agent exploring niche markets or an experienced realtor looking to refine your expertise, Timothy’s insights will offer valuable takeaways.

Recognized for his expertise—Timothy’s dedication has earned him industry accolades and the trust of clients and peers alike.

The Future of Shophouses

To Timothy, shophouses represent a blend of history, business, and opportunity. As Singapore’s real estate landscape evolves, he believes shophouses will remain highly sought-after investments, especially for those who appreciate their rarity and value.

“My advice for agents keen on this market? Stay sharp, stay proactive, and always be upfront about what can or cannot be done,” he says. “Shophouses aren’t for every agent, but for those willing to invest the time to understand them, the rewards are immense.”

In an industry where most agents focus on volume and speed, Timothy Choo stands out by specializing in one of the most intricate markets in real estate. With ERA’s support and his unwavering commitment, he continues to turn passion into expertise—one shophouse at a time.

Living his passion—Timothy continues to push boundaries in the shophouse market, transforming each closing into a new opportunity for growth.

ERA, Where Every Journey Finds Its Own Path

Matthew Tan’s journey to success didn’t begin in a lecture hall — it began with uncertainty, trial, and a relentless drive to prove himself. Dropping out of school might have seemed like a setback, but for Matthew, it was the turning point that led him to one of the best decisions of his life: a career in real estate. Over a decade into his real estate journey, Matthew has transformed from a struggling student into a trusted property advisor, a seasoned negotiator, and a consecutive Millionaire agent. His story is proof that success isn’t about where you start — it’s about how you adapt, learn, and push forward.

A defining moment—Matthew celebrates his ERA Millionaire achievement on stage

Choosing a Different Path

School was never Matthew’s strong suit. He struggled to stay engaged, frequently skipped classes, and eventually found himself too far behind to catch up. “I was more focused on having fun than studying. I skipped school a lot, and at some point, I realized I couldn’t keep up anymore,” he shared. His decision to drop out of polytechnic came as a shock to his parents, especially since he had already retaken his O-levels once to secure admission. While they initially struggled to accept his choice, they eventually supported him, trusting that he would find his way. To make use of his time, he enlisted for National Service early, giving himself a window to reflect on what he truly wanted for his future.

Drifting Through Jobs, Searching for Purpose

After leaving school, Matthew drifted through various part-time jobs—waitering, event crew work, and even selling fruits. Each job kept him busy, but none gave him real direction. He admitted that during this time, he often felt lost. But he didn’t dwell on it too much, knowing that army was mandatory. It wasn’t until after his National Service ended that the weight of his next steps truly hit him. To secure stability, he took on a full-time marketing job, believing it would provide long-term career growth. Instead, he found himself earning less than $3,000 a month with little room for progression.

The Wake-Up Call: Discovering Real Estate

Everything changed when he met friends who were already working as real estate agents. He quickly realized that some of them were making in a single month what he was earning in an entire year. Seeing the stark contrast between his stagnant income and the limitless potential in real estate, he knew he needed to make a change. “That moment frustrated me, but it also inspired me. I didn’t want to stay stuck in a job where my income had a ceiling. I knew I had to change my life,” he said. Despite knowing that real estate required dedication and adaptability, he was drawn to the idea of limitless income potential and the ability to be in control of his own success. 

Stepping into Real Estate—And Learning the Hard Way

Without any prior background in property, Matthew had zero expectations stepping into real estate. But he quickly realized how different it was from a regular salaried job. “The biggest fear was uncertainty—when would I close my first deal? Could I even sustain this as a long-term career?” he reflected. Unlike his previous jobs, there was no guaranteed paycheck. Every success depended entirely on his own efforts, persistence, and ability to deliver results for clients. Instead of letting doubt consume him, he relied on pure grit and discipline to navigate the early challenges. “I was thrown into the deep end and had to learn to swim. There was no shortcut—it was trial and error, pushing through long hours, and learning from every mistake,” he shared.

He credits ERA’s mentorship programs and training support for guiding him through those initial struggles. Learning from experienced realtors and structured training sessions gave him the confidence and knowledge needed to establish himself. “Having mentors I could turn to made all the difference. Their insights, along with ERA’s training, helped me refine my approach, sharpen my knowledge, and develop the skills I needed to close deals.”

The Power of Strategy: A Data-Driven Approach

Real estate is often an emotionally driven industry, but Matthew knew that emotions alone could lead to costly mistakes. To give his clients an edge in property decision-making, he developed a Risk Analysis Framework—a structured approach that ensures every property purchase is backed by data, not just sentiment. His framework covers:

✔ Property Life Cycle – Understanding when to buy and sell
✔ Demand vs Supply – Evaluating long-term appreciation potential
✔ Minimizing ABSD Through Decoupling – Optimizing property investment strategies

“Numbers don’t lie. I wanted my clients to make well-calculated decisions, not just impulsive ones,” he explained. This structured, strategic approach helped him stand out in a crowded industry. Over time, it earned him a loyal base of repeat clients and referrals, solidifying his reputation as a trusted property advisor.

Overcoming Stigmas & Proving Himself

Many assume that without a degree, success would be harder. But for Matthew, this was never a limitation. “On the contrary, I never felt underestimated. If anything, I like proving people wrong—it gave me the hunger to push myself harder,” he said. Instead of dwelling on what he lacked, he focused on action, discipline, and consistency—qualities that helped him stand out in the competitive industry. “I’m a doer, not just a thinker. I take action, I work hard, and I don’t settle for less.” 

The Rookie Milestone: A First-Year Breakthrough

Success didn’t come overnight, but when it did, Matthew made sure it counted. In his first year as a real estate agent, he was awarded Top Rookie in his division—a recognition that solidified his belief that he had made the right choice. “That was the moment that proved to me—this was the right path. I had no regrets from the day I stepped into real estate,” he said. Instead of looking back, he focused on moving forward, growing his expertise, and building stronger client relationships.

One of Matthew’s earliest achievements — marking the beginning of a promising journey in real estate

A Career, A Legacy, and A Life Beyond Real Estate

Now, nearly fourteen years into his real estate career, Matthew has built a successful and sustainable business, with a steady stream of clients who trust his expertise and refer others to him. Looking back, he’s grateful for the journey, the people who believed in him, and the lessons that shaped him. “I’ve been blessed with great clients and friends, and most importantly, my family’s support. My wife was my biggest pillar — when I started with nothing, she was the one helping me financially. Today, we’re building a future together.”

His next goal? Early semi-retirement — achieving financial freedom so that he and his wife can travel, explore, and live life on their own terms.

A decade of success—Matthew’s Millionaire wins, backed by his biggest supporter, his wife.

A Message to Those Who Feel Stuck

Matthew’s story is proof that success isn’t about where you start — it’s about where you decide to go. “A degree is great, but it’s not the only path to success. What truly matters is adaptability, perseverance, and hunger.”

For those who feel stuck in their careers or doubt their ability to succeed, his advice is simple: “Stop overthinking. If you’re hungry for success, take action. Work hard, be disciplined, and never settle for less.”

ERA, Where Strategy Meets Success

As an engineer, Donavan Tan was trained to solve complex problems—breaking down challenges, running the numbers, and figuring out the most efficient solutions. Today, in real estate, he does the exact same thing—but instead of solving equations, he’s solving people’s property puzzles.

“Every client has a unique situation—whether it’s upgrading, investing, or restructuring their portfolio. What I love about real estate is that I get to apply the same logical, structured thinking from engineering, but now with a human touch,” he shares.

It’s this unique blend of technical precision and people-first service that has made Donavan one of ERA’s most promising Millionaire realtors today.

Rising Millionaire in 2023, now a Millionaire Realtor in 2024 — Donavan’s journey of growth and success continues.

From Stability to a New Challenge

Donavan’s career started in a structured 9-to-5 engineering job, but before long, he realized that predictability didn’t excite him. While engineering offered security, it lacked the thrill of challenge and growth. Encouraged by close friends who saw his natural people skills, Donavan decided to take a leap into real estate—a decision that changed his life.

But the transition wasn’t instant. Passing the RES exam required months of intense studying, and building a client base from scratch was an uphill climb. “The beginning was tough—getting people to trust you when you’re new in the industry isn’t easy,” he admits. “But like engineering, real estate is about solving problems. If I could analyze market trends like I analyzed systems, I knew I could find my edge.”

ERA’s Role in His Success

With ERA’s powerful SALES+ superapp, Donavan found a way to simplify property transactions for his clients. “The market today is flooded with information—it’s impossible to process it all alone. ERA’s tools helped me analyze data efficiently and present clear investment strategies to my clients, making it easier for them to make informed decisions.”

His involvement in new launch projects also gave him a competitive advantage. Overseeing major developments like Kassia and Lentor Central Residences strengthened his expertise in both the new launch and resale markets, building trust among clients and securing higher-value transactions.

The Freedom to Live Fully

Real estate isn’t just a career—it’s a lifestyle that allows Donavan to embrace his adventurous spirit. Whether it’s snowboarding, skydiving, or taking short getaways, he has built a career that allows him to work hard and play hard. “Time management is everything in real estate. You need to be available for your clients, but you also have the flexibility to recharge when needed.”

Balancing work and passion—Donavan’s career gives him the flexibility to pursue his love for adventure sports.

Building a Team, Creating Impact

Beyond his personal success, Donavan finds deep fulfillment in mentoring others. In mid-2024, he launched Donavan Tan Associates, which has already grown to eight realtors. “Seeing my team members succeed—especially the new agents who closed their first deals within a month—has been the most rewarding part of my journey so far.”

By sharing his insights, guiding his associates, and fostering a collaborative team culture, Donavan is paying forward the mentorship and support he once received at ERA.

Donavan with his team at Donavan Tan Associates, a growing division focused on mentorship, collaboration, and achieving success together

Advice for Aspiring Realtors

Donavan’s advice for those considering real estate? “Be bold and take the first step. What’s the worst that can happen? If you give it your all and it doesn’t work out, at least you’ll know you tried. But if it does, you might just find a career that changes your life.”

For those who have already taken the RES exam, he emphasizes the importance of choosing the right mentor. “A good leader inspires you to dream more, learn more, and achieve more.”

Looking Ahead

From engineering blueprints to property portfolios, Donavan has proven that problem-solving is universal—but success is about applying those skills in the right environment. With his growing team and a thriving real estate career, he continues to push the boundaries of what’s possible.

His journey is far from over, but one thing is clear—Donavan Tan is just getting started.

ERA: Where Love, Success, and Real Estate Thrive

For Zann Low and Gary Ong, real estate isn’t just their career—it’s intertwined with every part of their lives, from date nights to family life. As a married couple thriving in the high-energy world of new launches, they’ve found a way to balance work, love, and parenthood, proving that success is sweeter when shared.

From Partners in Life to Partners in Business
Zann and Gary’s journey in real estate began individually, but their paths naturally aligned. Specializing in new launches, they quickly realized that their combined strengths made them a formidable team. “If you can master new launches, picking up other segments like private resale and HDB becomes so much easier,” Zann shares. Over the years, their strategic focus has helped them stay ahead in the ever-evolving market, allowing them to serve clients effectively while building a strong foundation for their future.

Complementing Strengths: The Secret to Their Success
Unlike other real estate couples who divide their work, Zann and Gary often handle new launch presentations together. “We already know who will cover which topics, so our discussions with clients are structured and seamless,” Zann explains.

Their differing strengths play a huge role in their synergy. “Gary is incredibly detail-oriented—he processes information fast and comes up with the best strategies instantly,” Zann shares. “Once he lays out the plan, I step in to present it in a way that resonates with clients. We complement each other perfectly.”

When Real Estate Interrupts Date Night
With the nature of their work, it’s no surprise that real estate often spills into their personal lives. “No matter how busy we get, we always make time for a date—we often grab a pint before heading home,” Zann says. But even then, conversations naturally drift to work. “Funny enough, some of our best ideas come from these tipsy chats!”

Then there are moments when work calls, quite literally. “We were on a movie date once when Zann got a call from a client to view a showflat,” Gary recalls with a laugh. “We looked at each other, laughed, and rushed down to meet the client.” It’s this adaptability and shared passion for their work that make them such a strong duo.

Zann and Gary at ERA’s Millionaire Gala 2024, celebrating Gary’s achievement as a Millionaire Realtor. 

A Team at Work and at Home
Balancing work and family life requires teamwork in more ways than one. “Most of the time, we go for appointments together, but if there’s something urgent at home, one of us will stay back while the other works,” Gary shares. When Zann took on a project leadership role for The Orie, Gary stepped up to handle more responsibilities at home so she could focus entirely on the launch.

Their ability to support each other extends beyond just real estate—it’s about ensuring that both their career and family thrive. “We have an understanding of each other’s schedules and commitments, which helps us maintain balance without unnecessary stress,” says Zann.

Real estate, family, and adventures—Zann & Gary make time for what truly matters.

The Most Unforgettable Project
With years of experience and countless projects under their belt, one development stands out: Wallich Residence. “It was one of the most high-end developments at the time, and we managed to close five units,” Zann recalls. “I still remember walking up and down the tallest building in Singapore while pregnant, showing clients the stunning views—it was a memorable experience in every way!”

More Than Just a Business: Building Their Real Estate Family
Beyond sales, Zann and Gary take great pride in mentoring their team, treating them like an extension of their own family. “We give our agents our full attention and guide them step by step,” Gary shares. The most fulfilling part? “Seeing them grow financially, buy their own properties, and build better lives for themselves and their families.”

ERA: A Platform for Success and Family Support
Zann and Gary’s success is amplified by the robust support provided by ERA. The SALES+ Super App has been a game-changer, equipping them with cutting-edge market analysis and professional reports to enhance their client presentations. Additionally, ERA’s Project Marketing team plays a crucial role in ensuring seamless new launch sales.

Beyond business, ERA values family, regularly organizing family-friendly events such as Mid-Autumn Festival celebrations, Halloween gatherings, and awards ceremonies where loved ones can share in the agents’ successes. For couples like Zann and Gary, ERA also offers a accelerated matching commission scheme (90/10) for joiners with family members in the agency, reinforcing its commitment to fostering both professional and personal growth.

Advice for Couples Considering a Career Together
When asked about working as a couple in real estate, Zann and Gary emphasize one thing: communication. “It’s not about tolerating each other’s differences but truly understanding them,” Zann says. “Find a common goal, set expectations, and support each other.”

They also highlight the importance of financial planning and flexibility. “Real estate is like running your own business—it requires time and investment. Be prepared for lifestyle adjustments, especially with family time since weekends are often packed with client appointments.”

But above all, they agree on one thing: “Real estate is a life-changing career. If you commit to it together, it can be one of the most rewarding journeys—not just as business partners, but as life partners too.”

Zann and Gary receiving ERA’s Top Husband & Wife Award, a testament to their teamwork, dedication, and shared success in real estate.

It’s that time of the year again: Chinese New Year, where relatives suddenly grow an interest in your personal and love life. And for attached twenty-somethings like us, it’s also the time of the year when they suddenly become real estate analysts: especially regarding your Build- to-Order choices.

You start to hear takes like:

“Eh, last year the Holland V one like not bad eh!” or “February got one Queenstown one, near MRT and school, why not apply that one?”

Which are valid takes – but you see, the thing is both of us decided to apply for a standard flat instead. Knowing well and fully the outstanding benefits of the other Plus and Prime flats, we decided it was in our best interest to choose a Standard flat.

The two writers today, Egan Mah and Ethan Hariyono, applied for the projects in towns that we grew up in – Pasir Ris and Serangoon/Sengkang respectively. These are satellite housing towns and are therefore Standard projects, as compared to the centrally located, city fringe towns that often fall under the Prime or Plus category – and here’s why.

Standard, Plus, Prime: What’s the Difference?

Before we dive into the details, here’s a quick overview of how the current BTO system works.

From October 2024, HDB Build-to-Order (BTO) flats were reclassified into three categories – Standard, Plus and Prime flats. Plus and Prime flats are those located in ‘choicier’ (e.g. good connectivity, proximity to amenities, and the city centre. Some may come with unique features, such as waterfront living, and ‘choiciest’ locations (e.g. centrally located, well-served by comprehensive amenities and have excellent transport connectivity) respectively.

However, these two flat classes differ from Standard flats, which hold restrictions that we are most familiar with (when it comes to BTO flats). Plus and Prime models come with more stringent resale conditions such as a 10-year Minimum Occupation Period (MOP) rather than the conventional five years, a subsidy recovery upon resale, and owners are not allowed to rent out the whole flat.

 

Uncertainty of what can happen in 10 years

A 10-year MOP means that you are ‘stuck’ living in the same place for 10 years. While this may bring about conveniences as it could be near your current workplace or family now, but these could change in future. Spatial, household, and lifestyle needs could change too.

Egan: While you do not have to sell after the MOP, that option and flexibility to do so is worth having. 10 years is a long time and many things could change. You may have additional household members or want to live nearer your future workplace. These are factors that may be beyond your control. I may be working in the east now but possibly in the west in future so there may be some inconveniences.

Ethan: At my current age (25), I do not currently have plans to have children in the next five-plus years. Therefore, distance to a school, or being in the most optimal central location is not my priority. I would rather be able to save more money in the short term and use it for other purposes (travel, renovation, etc.) while still having the flexibility of relocating or upgrading in five years if my lifestyle choices happen to change. This is why I felt like I should go with a Standard flat.

 

Not just about location (centrally located)

Egan: They say for real estate, location is key. However, HDB has defined choice locations as those being centrally-located (i.e. near the city centre/CBD). Especially today, where most if not all HDB towns are self-sufficient towns. The internal public transport networks such as feeder bus and the Light Transit Rail (LRT) will get residents around and to the MRT station. Most needs can be met by the amenities the town has. Thus, there is no need to live near the CBD if you do not mind the daily commute to work. Even more so when Singapore have been decentralising workplaces. To me, familiarity to the place I grew up in and living near my parents is more important.

Ethan: There is an element of familiarity and comfort when choosing to stay in an environment you grew up in, and it makes the whole prospect of dropping half a million dollars into your first home a lot less daunting.

Exclusive: 5-room size and shorter wait times

Ethan: As with Egan, I applied for a 5-room flat, which was only offered as part of the Standard housing model. 5-room flats are getting increasingly rarer, which would come to play if I ever choose to sell the house. Furthermore, there is little to complain about when it comes to having extra space to live (other than the extra cleaning required). It grants a degree of flexibility when it comes to designing your house, regardless of your needs. It is a more comfortable space for a growing family, and it also offers more room for your hobbies or other lifestyle needs – like if you enjoy hosting people.

Egan: Another thing to take note is also the project-specific traits. For both projects that I applied for, the waiting times were less than three years (possibly why they were so popular as well).

 

Affordability

Standard flats also come with a lower price tag. While we both applied for a 5-room flat, we did compare prices of a 4-room Standard and a Prime flat.

Table 1: Price of BTO flats launched in October 2024

Source: HDB

Of the BTO projects that we both considered, the price range of those in Plus and Prime areas are considerably more expensive. It would have made more financial sense to apply for a larger standard flat rather than a smaller ‘Plus’ or ‘Prime’ flat.

 

“The Next Step”

Egan: Of course, many Singaporeans aspire to own and live in a private property, me included. This would mean embarking on this path of ‘Asset Progression’, where we upgrade to the next higher tier of property when we have the chance to. For a young couple, it would mean selling your BTO flat upon reaching the Minimum Occupation Period, when flats are still new. Cashing out on the profits made, we would then go on to buy a condominium.

Ethan: Hence, HDB introduced Prime and Plus flats, that come with more stringent resale conditions that eventually caps the prices of HDBs in future. This is done to ensure that HDBs continue to be affordable public housing. The conditions include a 10-year minimum occupation period, rather than standard flat’s 5-years. Resale buyers of these flats also have a household income ceiling of $14,000.

Egan: The opportunity cost of the five additional years could make it more difficult for potential upgraders. Firstly, the private property prices may become out of reach. Secondly, upon fulfilment of the MOP, most buyers would be in their mid-forties. (Considering a couple at 28 successfully getting a BTO flat, 4 years of construction and 10 years of living there). Furthermore, there are subsidy claw back on the future selling price of Prime and Plus flats (currently up to 9% and 6% respectively)

Conclusion

Ultimately, property – especially your first home is an important and crucial milestone in one’s life. Each flat type comes with their own clear advantages and differences. Given that HDB flats require you to occupy them for at least 5 years, it is in your best interest to select a flat that is best suited for your lifestyle, and in a location that you are okay with.

At the end of the day, given the heavily subsidised nature of HDB flats, the majority of BTO homes have been profitable in recent years.

However, as twenty-somethings and analysts working in the real estate industry, we have purposefully opted for a Standard flat, given the flexibility it offers.

Need professional advice to help you weight the pros and cons between a BTO and resale flat? Reach out to an ERA Trusted Adviser today!

Disclaimer

This information is provided solely on a goodwill basis and does not relieve parties of their responsibility to verify the information from the relevant sources and/or seek appropriate advice from relevant professionals such as valuers, financial advisers, bankers and lawyers. For avoidance of doubt, ERA Realty Network and its salesperson accepts no responsibility for the accuracy, reliability and/or completeness of the information provided. Copyright in this publication is owned by ERA and this publication may not be reproduced or transmitted in any form or by any means, in whole or in part, without prior written approval. 

ERA, Where Kindness Creates Ripples

Life for individuals living with disabilities often comes with immense challenges, but even the smallest act of kindness can make a world of difference. For J.A. Goh, kindness wasn’t a gesture—it was a mission. “If I don’t help him, who will?” he said when asked why he chose to go above and beyond for Jimmy, a disabled individual in need.

This extraordinary story began with a call from Eve, J.A.’s ex-colleague from over 20 years ago, who now resides in the United States. She reached out in desperation, seeking help for her brother Jimmy, who was being evicted from his rented room due to his disability.

A Realtor’s Determination to Make a Difference
Although helping someone secure a room rental wasn’t J.A.’s usual market, he didn’t hesitate. Meeting Jimmy, he quickly realized the urgency of the situation: Jimmy had less than two months to vacate, and his disability had made him unwelcome in his current rental. J.A. evaluated his options and advised Jimmy to explore HDB’s rental scheme, which was far more affordable and would shield him from the stigma often encountered in the private rental market.

But J.A. didn’t stop at advice. He dove into the details of HDB’s rental application process, researching every requirement and walking Jimmy through each step. When they hit roadblocks, J.A. accompanied Jimmy to meet the Member of Parliament to seek support. The MP wrote a letter advocating for Jimmy’s case, but as the eviction date loomed, the process required further follow-ups to ensure progress with HDB.

Determined not to give up, J.A. persisted. He wrote to HDB, followed up with the MP, and even accompanied Jimmy to an HDB interview, finally securing a rental flat just days before Jimmy’s eviction date.

Jimmy and J.A. sharing a smile after securing a home for Jimmy

Kindness in Action
J.A.’s commitment extended beyond securing the rental. Knowing Jimmy’s physical limitations, J.A. personally accompanied him to view the property and interacted with the existing tenants to ensure a smooth transition. To make the new space liveable, J.A. helped Jimmy purchase essentials like a mattress and curtains for privacy, finding creative solutions to overcome restrictions on drilling.

Throughout the journey, J.A. kept Eve updated, earning her profound gratitude. “Living in the US, I wasn’t able to be there to assist my brother, but J.A. graciously stepped in and went above and beyond to make sure he was well taken care of,” she wrote in a heartfelt email. She commended J.A.’s selflessness, saying, “We need more people like J.A. in the real estate industry.”

WhatsApp message of gratitude from Eve to JA

“Kindness Doesn’t Need Recognition”
When asked why he went to such lengths, J.A. simply replied, “Jimmy’s siblings are overseas. He’s all alone in Singapore. If I don’t help him, who will?” He added that his efforts were never about receiving anything in return. “Whether or not someone writes a recommendation, it doesn’t matter. I help because I can.”

Yet, J.A. acknowledges that acts of kindness can often come full circle. He recalls a client he helped 15 years ago who has since referred 13 deals to him. “I don’t expect it, but when it happens, it’s always a pleasant surprise,” he shared.

A Culture of Giving at ERA
ERA is proud to be the first real estate agency to launch an ESG initiative, focusing on creating meaningful social impact and uplifting communities in need. From supporting individuals with disabilities to fostering inclusivity, ERA is committed to making a difference in society.

J.A.’s story reflects a larger culture of generosity at ERA. Last year, when teammates faced personal crises, a call for donations was met with tens of thousands of dollars contributed by agents. The ESG by ERA Committee has consistently sought ways to give back through meaningful actions. ERA has partnered with the Singapore Association for the Deaf (SADeaf) in various initiatives, such as charity events and fundraisers, to support the deaf and hard-of-hearing community. These efforts reflect ERA’s dedication to creating an inclusive and compassionate society. Looking ahead, ERA is excited to continue these meaningful collaborations to make a positive impact on lives.

For J.A., ERA’s environment of support and kindness aligns with his personal values. “As long as it’s within my means, I’ll always find ways to help,” he says.

The Ripple Effect of Kindness
J.A. Goh’s story is a testament to the power of compassion and community. It reminds us that even in the competitive world of real estate, there’s room for humanity. His unwavering dedication to helping Jimmy wasn’t about closing a deal—it was about making a difference.

Singapore’s real estate landscape continues to grapple with a myriad of challenges. These issues, ranging from affordability concerns to older housing with decaying leases, underscore the urgent need for policies that align with the aspirations of Singaporeans while ensuring sustainable growth in the property market. As we approach Budget 2025, ERA wish to share our wish-list of changes to tackle these challenges ahead.

Today’s market is reflective of genuine buyers’ demand. The continued residential property price growth is indicative of deeper concerns around the real estate market. The 2024 ERA’s “My Dream Home Survey” revealed that while 79% of respondents are satisfied with their current housing arrangements, many still aspire to upgrade but remain concerned about affordability.

A basic roof-over-our head is already a “given”. Many Singaporeans have strong aspirations to upgrade to private homes. Meanwhile, rising private home prices (pushed up by increasing land and development costs) are fuelling concerns around future upgrading possibilities. Singaporeans also desire the flexibility to stay in their preferred locations, without being priced out to less ideal locations.

In the HDB resale market, Singaporeans are concerned about decaying leases and as such, most buyers would naturally prefer flats with longer remaining leases. Consequentially, with demand skewed towards “younger” or newer HDB resale. This may have continued to push up resale HDB prices despite pushed up year after year; despite the government increasing the BTO supply. Indirectly this may also have led to the increasing number of million-dollar flat transactions.

It has been a challenging year for residential enbloc and the new home segment. The bumper supply of GLS sites since 2023 offered developers ample supply of residential sites and enbloc sites have become comparatively less attractive due to the complexities and time taken.

With the higher cost of replacement homes, further aggravated for foreign owners who are subject to the 60% ABSD on their home purchase, enbloc sellers demand for increasingly higher prices during the enbloc attempts. However, this hampers the success of enbloc sales and over time, hampers the rejuvenation of the housing landscape as residential projects continue to age.

ERA’s wishlist for Budget 2025

ABSD Regime: Differentiate between Single Property Upgrader and Multi-Property Investor

Our ABSD regime is mature and operationally well-run. It may be an opportune time to look at how we can differentiate between a single property upgrader and multi-property investors. Can we allow homebuyers upgrading or downgrading with no intention of holding onto two properties to not pay ABSD?
The existing ABSD remission applies only to married couples and seniors; and one needs to pay ABSD upfront then apply for refund later.
So, for a Singaporean family that genuinely want to upgrade from their HDB flat to a $2 million private residential property (and eventually just own that one private residential property), the current ABSD regime requires them to sell their HDB flat before buying the private residential property or pay $400,000 ABSD first should they decide to buy first then sell.
This is totally impractical and unrealistic; and many Singaporeans do see this as the government stifling their upgrading aspirations. They are genuine upgraders and not multi-property investors.
We hope the government would consider to relook at the ABSD mechanics to enable more Singaporeans to fulfil their upgrading dreams.

ABSD for Foreigners:

Reduction of the ABSD for foreign buyers to between 30% and 60%.
The market feels the current 60% ABSD is too high and if the government feels that 30% is too low, perhaps we can find a middle ground.
This will help to support the foreigner population that have decided to reside and invest in Singapore. Those who are unable to secure PR status will need to pay 60% ABSD if they wish to purchase a home, making it very challenging for them to stay in Singapore long-term.

Executive Condominiums:

Relook at the EC model as it is becoming unsustainable with rising prices.

Based on the maximum household income ceiling of $16,000, EC buyers can only borrow a maximum of around $1 million from the banks. With new EC prices ranging $1.3m to $1.8m, most new EC buyers have to come up with significant cash to fund their purchase. This may lead to unnecessary actions like getting the parents to chip in or taking additional unsecured loans.
As any further adjustments in the eligibility criteria like raising the income ceiling may just be kicking the can down the road (new EC prices continuing to rise due to rising land and development costs); it may be worthwhile to consider scrapping or tweaking the EC scheme altogether.

Enbloc Rules:

Allow older 99-yrs development with less than 60 years lease remaining to lower the mandatory consensus for collective sales, from 80% to 70%.
This will encourage rejuvenation of older strata developments which may be increasingly becoming an eyesore or even have safety risks as the physical condition of the development deteriorate over time.

HDB Leases:

Allow older HDB flats to upgrade their leases by 20 or 30 years.

This would provide buyers with more resale options and address concern around decaying leases. With more resale options that have longer leases available, this may slow down the pace of price growth in the long term.

Whilst we understand the government’s concern over rising home prices, it is important to note that the rising prices were cost driven and not fuelled by speculation or excessive buying by foreigners. We hope our government will be sensitive and supportive of the Singaporean aspirations to upgrade and consider to relook at removing unnecessary road-blocks.

Disclaimer

This information is provided solely on a goodwill basis and does not relieve parties of their responsibility to verify the information from the relevant sources and/or seek appropriate advice from relevant professionals such as valuers, financial advisers, bankers and lawyers. For avoidance of doubt, ERA Realty Network and its salesperson accepts no responsibility for the accuracy, reliability and/or completeness of the information provided. Copyright in this publication is owned by ERA and this publication may not be reproduced or transmitted in any form or by any means, in whole or in part, without prior written approval.

ERA, Where Knowledge Sparks Transformations

A Passion for Learning That Shapes Success

Alethea Seet’s journey into real estate didn’t start with ambition—it started with curiosity. What began as a desire to sell her BTO soon evolved into a career fueled by the pursuit of knowledge. “I initially took the RES course for personal reasons,” she shares. “But the deeper I went, the more I saw how much potential real estate held. I realized knowledge wasn’t just helpful—it was essential.”

Her hunger for learning became the cornerstone of her career. In 2024 alone, Alethea attended over 60 training sessions at ERA. “I believe that staying informed is non-negotiable in this industry. The market evolves constantly, and so should we,” she explains.

Recognizing that growth required an environment rich in resources, Alethea chose to join ERA. “What drew me in was ERA’s commitment to dynamic learning. The training here is forward-thinking, practical, and it evolves with the market,” she adds.

The Leadership Development Programme is one of the many trainings Alethea has attended since joining ERA.

Discovering the Power of IRM

One of the pivotal moments in Alethea’s career was joining the Investor Realtor Masterclass (IRM). The IRM, designed to break down complex asset progression strategies, offered her a new lens through which to view the market. “It wasn’t just theory,” she says. “IRM dives deep into structuring portfolios, decoupling, and how to approach different situations strategically.”

IRM not only honed her technical skills but connected her with a like-minded community. “Being part of IRM meant more than learning—it meant exchanging ideas with peers who are equally invested in growing their expertise,” she notes.

Alethea recalls one aspect that left a lasting impression—the retirement planning module presented by CEO Marcus Chu. “Seeing the actual costs of retirement made me pause. It’s not something that happens overnight. You need to plan early, and IRM made that crystal clear,” she explains. Inspired, she shared the insights with friends, reinforcing the importance of asset progression and early planning.

CEO Marcus Chu reveals surprising retirement costs in Singapore, sparking reflection.

Putting Knowledge to Work

Alethea didn’t just learn—she applied. Shortly after completing the IRM, she made a strategic decision to purchase a unit at Emerald of Katong. “It wasn’t impulsive,” she says. “Buying a property isn’t like picking out shoes. But the knowledge I’d gained made the decision straightforward. The location, amenities, and investment potential—it all made sense.”

Her experience paid off beyond her personal investment. Alethea believes in sharing the knowledge she gains, regularly posting informative content on social media, and even breaking down real estate news for her audience.

Alethea also successfully closed a deal for one of her clients at the same development. “It was rewarding because I genuinely believed in the value of the property. When you understand what you’re recommending, it shows,” she shares. She was especially moved when her client cut short an overseas trip to secure the unit.

Alethea securing her very own investment unit at the recently launched Emerald of Katong 

Eyes Set on the Future

As she looks ahead, Alethea remains committed to learning. She eagerly anticipates the next IRM session, ready to expand her understanding of portfolio structuring and asset progression. “Every time I attend, I walk away with something new. It shapes not just how I approach clients but how I plan my own future,” she says.

Alethea Seet’s journey is a testament to the transformative power of knowledge. Her story proves that with the right mindset and tools, the path to financial growth and success is clearer—and more rewarding—than ever.

Take the First Step Toward Your Real Estate Success

If you’re ready to elevate your career and unlock new opportunities, the Investor Realtor Masterclass (IRM) is your gateway to deeper insights and real-world strategies. Join Alethea and countless others who have transformed their careers by signing up for IRM today. Empower yourself with the tools to build wealth and shape your future!
Sign up now: https://events.era.com.sg/irm

Thriving with Community and Support at ERA

In just a few years, Dorian Tan has achieved what many aspire to be in the competitive world of real estate. Securing Millionaire Achiever status in both 2023 and 2024, his journey showcases a perfect balance of personal fulfilment and professional success. At the heart of these achievements lie his connection to ERA, a supportive community that empowered him to thrive.

The Journey Home

Dorian’s career once required him to spend significant time away from Singapore, often traveling for months or years at a time. While these opportunities were rewarding, they also made him long for home. “I missed the familiarity of Singapore and, most importantly, being present with my family,” he reflects.

Upon returning to Singapore, Dorian decided to chart a new path – one that allowed him to stay grounded. Real estate became a perfect fit. “Selling homes felt natural,” Dorian explains. “It’s about helping others find a place they can call their own, something I value deeply after spending so much time away from mine.”

Focused and driven, Dorian is dedicated to finding the perfect place his clients can proudly call home.

Success Through Support

Dorian’s success in real estate is a testament to both his hard work and the people who supported him at ERA. “ERA is more than just a reputable brand—it’s a community that truly supports its agents,” he shares. “From experienced mentors to supportive management, the ecosystem here is designed for growth. Having seen the importance of strong teamwork in my previous roles, I recognized the same values at ERA, which made it the ideal place to thrive.”

He highlights how the genuine care and guidance of his mentors and colleagues helped him navigate challenges. “ERA’s people are what set it apart. It’s not just about tools; it’s about the relationships, the trust, and the shared vision for success that make all the difference,” Dorian notes.

A Father’s Commitment

As a father of twins, Dorian’s career in real estate offered him more than just financial stability. It gave him the freedom to be present for his family, witness milestones, and create cherished memories. “Time with my family is priceless,” he says. “This career allows me to balance professional success with personal fulfillment.”

A Two-Year Milestone

Dorian’s dedication and resilience translated into millionaire status in both 2023 and 2024. “Reaching this milestone isn’t just about the numbers,” he reflects. “It’s about proving to myself and my family that this career shift was the right choice.”

Finding Home in Real Estate

For Dorian, real estate is more than a career; it’s a calling. It’s about finding a home—in Singapore, in his work, and within ERA’s supportive community. His story is a powerful reminder that success is not just about seizing opportunities but also about finding where you truly belong.

Dorian Tan’s journey exemplifies the transformative power of aligning one’s values with the right environment. For anyone considering a leap of faith, his story stands as proof that, with determination and the support of a community like ERA, success is always within reach.