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Five bedrooms can look impressive in the headline, but utility matters more than the count. Check room proportions, storage, bathrooms and circulation. A well-planned four-bedroom comparable could be more valuable to some buyers than a compromised five-bedroom layout.

The bigger weakness is comparing asking prices rather than recent completed sales. A listing that takes two reductions can still appear in the sample at its original price. Neighbourhood boundaries matter too; even nearby groups of apartments may not be reasonable substitutes. I would not treat...

One more test: model the property with rent unchanged at S$4,641 and a vacancy occurring at the same time as a repair or tenant change. If that scenario is still acceptable without raiding emergency funds, the negative cash flow may be manageable. If the deal becomes uncomfortable immediately...

For completed examples, I would record only a few fields: tightly defined location, property type, apparent condition, first public ask, later asks, days advertised, final price and whether the listing vanished before completion could be confirmed. Keep withdrawn homes in a separate column. That...

What exactly is contained in “after reserves”? At S$436 a month, you are committing S$5,232 per year before any expense that was omitted. Does the model allow for an empty period between tenants, leasing costs, management, routine maintenance and larger condo-related expenses? One missed tenant...

I would challenge the idea that management is erasing the cash flow. If paying someone to perform work you can no longer do makes the surplus disappear, the property may already have weak cash flow. Self-management was effectively contributing unpaid labour and availability. That does not...

I’m less convinced by a structural-only contingency. Expensive trouble in an older home may involve water ingress, wiring or plumbing without fitting a narrow definition of “structural.” A pre-offer inspection also costs money before you know whether your bid will compete. How much emergency...