The panel breaks down the 15-month rule and its effect on private downgraders, why the whole 2026 market feels slower across HDB, condo and landed, and the hardest conversation an agent has to have with a seller: your unit isn't moving because it's priced wrong.

Also covered: whether PropertyGuru alone is still enough, AI walkthrough videos versus physical staging, seasonality and the June lull, and why a listing that sits too long makes every competing unit look like a bargain.

Featuring Harvey Chia, Viv Yeow, Teng Tan and Quintino Cassano Lee.

CHAPTERS

0:00 Cold Open: Priced Wrong

0:16 Welcome & Meet the New Cast

0:50 The Straits Times Headline

1:30 Why HDB Resale Slowed: The 15-Month Rule

2:10 Is the Whole Market Slower?

2:50 45 Days to 81 Days: The Data

4:00 Inside the 81-Day Window

4:40 What Agents Actually Do for Sellers

5:35 AI Videos, Social Media and Staging

8:50 The Hardest Conversation: You're Priced Too High

10:30 Are Things Picking Up?

11:50 Landed, HDB and New Launch Compared

13:05 Seasonality and Post-COVID Buyer Habits

14:30 North Shore vs Park Place: Why One Sold

15:50 The Three Factors That Decide Everything

16:15 Why Nobody Wants to Offer First

18:15 Ten Maisonettes, Zero Offers

19:40 A Podcast of Deal-Making

20:30 Will the Market Recover? Final Takes

23:00 Outro and How to Reach Us

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