For SG dads whose family
has outgrown their home
More space for your family. More options for your future.
I help SG dads who’ve outgrown their homes work out two things: the space your family needs, and what your property money has to do for the years after. Then I compare the routes on your numbers, including staying. I have bought and sold 7 properties with my own money since 2019, including the ones that lost me money.
- A Family Living Plan: the space, the school run, and what you would not want to give up
- A Property Growth Plan: what you can carry each month, and what the move has to do for you later
- A one-page plan you keep, whether or not you ever appoint me
Start here takes a minute and asks for nothing. The free consultation takes an hour, and a one-page plan follows within 24 hours: upgrade, wait, or stay put. Come together if you can, because it is usually a decision for both of you. Message me and I will find a time that works around family life · 8686 0185
With JNA Real Estate, the six-time champion team in PropNex · 5.0 on Google from 292 reviews
CEA R074099G · JNA Real Estate, PropNex
What brings
people to me
Every couple I sit with is carrying at least one of these.
Nobody wakes up wanting to move house. Something forces the question, and then it sits there.
The most common property question in Singapore, and plenty of families carry it for 3 years without settling it. It stays open because nobody has put the options side by side with your own numbers underneath.
What I do. Model what each option does to your money over 10 years, staying put included. One page, and it is yours to keep.
A second child. A helper moving in. Two boys who suddenly need their own rooms. Or P1 registration turning a vague preference about schools into a date on the calendar.
What I do. Work backwards from your deadline, so the move fits the timeline rather than the timeline bending around a unit you fell for on a Saturday.
Two different purchases that need two different sets of numbers. One you buy to live in for twenty years. The other has to be sellable to somebody else in five, and that changes everything about it.
What I do. Settle that before we look at anything, because it moves the budget, the location and the exit all at once.
The bigger the mortgage, the shorter the runway. Most families have never worked out how many months they could hold the place if the income stopped, and that is the number that decides whether a bad year becomes a forced sale.
What I do. Test every option against a full year with no rent and no growth. If it does not survive that, it does not go on your shortlist.
Every one of those has an answer. It just needs your numbers on the table, which is exactly what the first hour is for.
Why listen to me
and not the next agent
Most property advice comes from someone who gets paid when you buy. Mine included.
The showflat is built to make you feel behind. The headlines are written to be clicked. So families end up making their biggest money decision at 11pm, tired, on their phones, wondering whether they are just bad at this.
You are not. Nobody explained the numbers to you, and the people who could have were paid not to.
Market rate, and we agree it and write it down before you appoint me: what it is, who pays it, and the GST.
If you are buying a new launch, the developer pays me. Nothing comes out of your pocket at all.
If I am selling or letting your place, you pay market rate. There are different packages, and I will tell you which one your situation needs.
The catch nobody says out loud is this. I get paid whichever one you buy, so the incentive is to sell you any of them. There are tens of new launches running right now and fewer than a handful are worth your money. The filtering is the job.
What I have that most agents do not is my own money in this market. So I bring you the one that is right for your move rather than the one that pays me most.
What this has
looked like
Recent, and specific.
My team and I run the same system on every family. The Kovan result is mine. The other three are the team’s, and I use their process exactly as it is written.
A two-bedroom in Kovan · Sep 2026
Above the last transacted price in that block. Let at $3,900, the full asking, after two weeks of viewings.
Average annualised return on equity, our team’s clients
Across my team’s investment clients. A past figure, not a forecast.
Homes transacted by my team
JNA Real Estate is the six-time champion team in PropNex, Singapore’s largest agency, with more than $3.5B transacted.
Sold at record prices
Of the homes the team has sold, seven in ten went at a record price for the project.
The Garden Residences one-bedroom I marketed with a teammate sold at the first viewing, in October, with no electricity or water connected in the unit and 17 other one-bedroom listings in the same project at the time.
Team figures are my team’s own. Past results are historical, not a forecast, and not a promise of any return. Your own numbers decide your outcome.
My team
You deal with me. A champion team works behind every plan.
I work inside JNA Real Estate, the six-time champion team in PropNex, Singapore’s largest agency. Every family I sit with gets the team’s research, the team’s process and, when a second pair of eyes helps, a senior colleague. You deal with me from start to finish.
- 3,500+Homes transacted
- $3.5B+Total transacted value
- No. 1Associate Group District in PropNex
- 5.0On Google, from 292 reviews
A team built on training, not guesswork.
Every week the team trains together: case studies, role-play, negotiation. I graduated from JNA Level Up, 9 weeks across 7 core skills, from the first appointment to the listing presentation. So whoever you meet from my team, you get the same standard.
930 videos. 19.7K subscribers.
My team reviews projects in public on YouTube, including the ones we tell people to avoid. You can judge how we think before you ever meet me.
Team figures are my team’s own, from JNA Real Estate, Oct 2026.
How I work
Two plans, one property strategy. The showflat comes fifth.
Most people do it backwards. They fall for a unit on a Saturday, then work the money out afterwards to fit. This is my team’s process and I run it the same way every time.
Some of these end with me saying not yet. A good agent should sometimes talk you out of buying, and almost none of us will, because we only get paid when you transact.
Hi, I’m Joseph
I left a $15,000 a month job to do this properly.
I am a father of two boys. For 18 years I was a designer, and after that I spent years coaching people through career decisions, which is where I learned to sit with someone at the biggest call of their working life without flinching.
My own family’s retirement is being built with property, so I only advise what I am doing myself.
Fit
- You own your place and are weighing the next move: upgrade, keep or sell, a second property, or wait.
- You need a third bedroom. Most of my work is 3 and 4 bedrooms, from around $1.5M on resale up to the $2.2M to $2.5M band on a new launch.
- You and your partner see it differently and want a third voice, with the incentive on the table.
- You keep turning it over at 11pm and want someone to just look at the numbers with you.
- Something just changed: a second one on the way, your eldest turning four and P1 no longer theoretical, your MOP cleared, or a unit in your block sold and now you know what yours is worth.
- You are buying your first BTO. You do not need an agent for that. Apply, ballot, and keep your money.
- You want someone to tell you prices only go up. I will not do that.
- You want to decide this weekend. The first appointment alone takes an hour, and the work that makes it useful takes longer.
- You already know exactly which unit you want and need someone to handle paperwork. A discount brokerage will do that faster and cost you less.
- You want an agent who agrees with you. I will tell you when I think you are wrong, and not everybody wants that.
Fair questions
The ones people actually ask.
The first
appointment
Send me three things and we will find an hour.
What you own, what you are weighing, and roughly when. Estimates are fine, and nothing formal is needed. I read every message myself and I will reply with a time that works around family life, evenings and weekends included.
Goes straight to me on 8686 0185. No form, no call centre, no mailing list.
One reason not to leave it a year. Loan tenure is tied to your age, and once a loan runs past 65 the most you can borrow drops to 55% of the price. That threshold moves every birthday, whatever the market is doing.
What you are risking
- An hour, and nothing else. It is free.
- You keep the plan either way. Whether or not you ever appoint me, it is yours.
- If the answer is stay put, that is the answer. No follow-up sequence, no drip. Ask me again when something changes.
- Some of these end with me saying not yet. If that is the answer, the plan says so.
Not ready to message yet? That is normal. Most of what I work through with families ends up here first.
Follow @josephlouis.tanAnd if you take one thing from this page, let it be this. You are not doing this alone. I have sat where you are, turning the same decision over late at night. When you are ready, we will look at it together.
Joseph