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Singapore Luxury & Landed Property

I'm rarely the first agent on a listing. I'm the one they call when a home won't sell.

The penthouse that sat for a year. The landed home caught between two divorcing owners and a court deadline. When a sale looks stuck, that's when my phone rings.

20 years · Matrimonial & estate sales · Bukit Timah landed & trophy condos · S$8–20M

St. Regis penthouse sold in 60 days Park Nova Canninghill Piers Normanton Park Les Maisons Nassim
Where I'm called in

The sales other agents can't move

I work a narrow lane most agents avoid — transactions where discretion, timelines and defensible valuations matter more than mass-market marketing.

01

Matrimonial & estate sales

Divorce, probate, contested estates. Court-set timelines, prices that must hold up to lawyers and trustees, and total discretion throughout. Family lawyers refer me for exactly this.

02

Bukit Timah landed & S$8–20M

Landed homes and large-format units where the right buyer is rare and mispricing is costly. I position, qualify and close without the listing sitting on the market for a year.

03

Luxury condos & trophy assets

Penthouses and prime-district units — St. Regis, Ritz-Carlton Residences and beyond. Advisory for local owners and family offices holding, selling or leasing through the cycle.

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How I work

Quiet transactions. Defensible outcomes.

When a property must be sold — properly, quietly, on a deadline — the process matters as much as the price. Here's how I protect both.

Discretion by defaultOff-market where it serves you. Nothing public that doesn't need to be.
Priced to hold upValuations that survive scrutiny from lawyers, trustees and disagreeing family.
Built for deadlinesCourt dates and completion timelines drive the plan — not wishful thinking.
Track record

Two decades of hard sales

20+
Years in Singapore property
60
Days to sell a St. Regis penthouse
S$8–20M
Core transaction bracket
4
Firms: ERA, CBRE, List Sotheby's, Arcadia
Josh Tay, Singapore property specialist
About Josh

Twenty years. The career I was built for.

“I'm a last resort — if no one else can solve it, Josh can.”

I didn't start in property. I was in semiconductor sales until a polytechnic senior told me my drive belonged in real estate. The first two years were brutal — but it became the career I was built for.

Twenty years on, I've worked Singapore's biggest launches and sold penthouses others couldn't move — and built a niche most agents avoid: the complex, discreet, deadline-driven sale.

More about my work
Insights

Reading the Singapore market

Straight analysis for owners and investors — no hype, no countdown timers.

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Curious what your home is really worth?

A considered, no-obligation valuation from a 20-year specialist — grounded in real comparables, not an algorithm guess.

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Get in touch

Own a property that must be sold?

Talk to me before it becomes a problem — properly, quietly, on your timeline. The first conversation is free.