Live
Lucerne Grand
Five towers beside Jurong Lake, next to Lakeside MRT. Tap a tower, choose a level and open any unit.
- 570 units
- 5 × 17 storeys
- 2BR to 4BR Premium
- Jurong Lake District
Property · Money · Life
psst, hover mepsst, hold mescan to WhatsApp metap again to chat BEYOND with Joshua Ng Xuan, Singapore property agent
Let's think beyond the buy.
Late-night property thoughts? WhatsApp me.
Hi, I'm Joshua. BEYOND is where I share the numbers, projects and trade-offs behind every property move, for anyone buying, selling or upgrading a new launch, condo or landed home in Singapore.
Start here
Where would you like to begin?
Can I afford it?
Key in your numbers and see what a purchase really asks of you.
Run your numbers Explore in 3DWalk Lucerne Grand and Thomson Reserve block by block, unit by unit.
See the projects Watch BEYONDShort episodes on new launches, money and the trade-offs behind every move.
Latest episode Market newsThe week's numbers and what they mean for you, on Telegram.
Join the channel
Track record
Award-winning results
A selection of my recent awards. Consistently among the top transactors, with landed homes as a specialty.
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And more: multiple Platinum, Super Gold and Gold Achiever awards.
The approach
The price is only the start
Four questions we answer together before you commit.
Entry price
What it's really worth today, from comparable transactions and indicative valuations, not asking prices.
Holding cost
Mortgage, maintenance, property tax and the cash you tie up while you own it.
Exit potential
Who buys it from you in five to ten years, at what price, and what competes with it then.
Lifestyle fit
Commute, schools and room to grow. The reasons you're moving in the first place.
swipe through all four →
Your numbers
Can you afford it? Find out in a minute.
This is the analysis I build for every client. Start with your numbers, then peek into the locked tabs to see what your full analysis would show.
Property portfolio analysis
Your property analysis
Own-stay planning · Singapore Citizen, first home
Down payment$0
Buyer's stamp duty$0
Legal fee (est.)$3,000
Total cash + CPF required$0
Most you could buy (est.)$0With the cash, CPF and income keyed in
How this is worked out
Estimates only, not financial advice. Assumes a Singapore Citizen buying a first private home with no other debts. Loan is the lower of 75% of the price and what your income supports under TDSR (55% of income, tested at 4% p.a.), over up to 30 years and not past age 65. BSD per IRAS rates from 15 Feb 2023. At least 5% of the price must be cash. Get a bank in-principle approval before committing.
Resale · held 8 years at 4% a year
Up on paper. What's in your pocket?
At $2,000,000, your home could be worth $0 in 8 years. That's the paper gain. Your real gain, after hidden costs and miscellaneous fees, is worked out in your full analysis.
Break-even yearYear 4
On paperReal (locked)
Your real gain and break-even year are worked out with your exact loan, CPF and costs.
New launch · 6% a year, 3 years to keys
Is rent eating your profit?
At $2,000,000 you pay in stages while it's built. By the keys it could be worth $0. What rent and interest take from that gain is in your full analysis.
Your progressive payments
| Stage | You pay |
|---|
What's left for you$0
Are there more costs eating into your gains? Your full analysis shows every one.
Executive condo · bought from the developer
Does an EC stretch further?
For a new EC, your monthly instalment is capped at 30% of income. On $15,000 a month, that's $0. Your EC loan limit and the two payment schemes are compared in your full analysis.
Pay as it's built (PPS)$0Your monthly at TOP
Pay most at TOP (DPS)$0Your monthly at TOP
Your EC loan limit and PPS vs DPS, side by side on your numbers.
Landed · freehold inter-terrace
The land, the price and what you can build
Where your target home sits against recent deals in the same estate, measured on the land, and what it costs to renovate, add and alter, or rebuild.
Renovation$400k–$700kRefresh the existing home
A&A$800k–$1MAdd and alter for more space
Rebuild$1M–$1.5MA brand-new home on your land
Recent deals in your target estate
| Street | Land psf |
|---|---|
| Jalan ████████ | $1,8██ |
| ████ Avenue | $1,7██ |
| Lorong ███ | $1,9██ |
Your estate's recent deals and a fair land price for the home you're eyeing.
3D projects
Pick a unit. See the view.
For new launches I build a 3D guide of the whole project, so you can compare blocks, stacks and prices before you set foot in the showflat.
Live
Live
Thomson Reserve
Every tower and stack, with an estimated price for each floor and the developer's floor plans, one tap away.
- Price by floor
- Stack by stack
- Floor plans
- Illustrated views
Services
Buy, sell or right-size with a plan
Pick what you're planning to see how we'd work through it together.
New launches and resale, chosen on numbers
From your first conversation to the keys, every step is backed by data you can see.
- Consultation
Your needs, budget, timeline and whether it's for own stay or investment.
- Your numbers
A full property analysis, then an in-principle approval from the bank.
- Shortlist & view
Comparables, stack and unit selection, and a 3D guide for new launches.
- Negotiate & close
Pricing strategy, plus trusted bank and law-firm partners to complete.
Your home, priced right and seen by the right buyers
A sale plan that adjusts as the market responds.
- Market assessment
Recent sales, current demand and what makes your home stand out.
- Price & timeline
A pricing strategy timed around your next move.
- Marketing
Professional photo and video, targeted digital campaigns and top portal placement.
- Offers & completion
Feedback after every viewing, then negotiation through to completion.
Selling and buying in one coordinated move
Like a recent client who went from a Toh Yi maisonette to a Thomson Ridge landed home.
- Where next
We start with your next chapter, then work back to the sale.
- Financial mapping
Sale proceeds, CPF refund and your budget for the next home.
- Timelines in sync
Sale and purchase sequenced so you're never caught in between.
- Move in
Renovation, staging and 3D visualisation support for the new place.
Current listings are coming to this page soon. Looking for something specific? I can also share off-market and upcoming units.
Ask about listings
About · Watch
Property, money and life
I come from a family of property professionals and investors. I started in commercial real estate negotiating deals, moved into resale condos, then specialised in landed homes. Today I'm an Associate Group Director.
BEYOND is how I share what I've learned: short videos on new launches, money and the trade-offs behind every move on Instagram, and the week's market news on Telegram.
CuriosityAsk better questions
PerspectiveLook beyond the obvious
DecisionsTurn complexity into clarity
PeopleReal stories, real life
BYD
joshua_xuanThomson Reserve, Singapore
joshua_xuan BEYOND EP01 · Why I built my clients a personalised 3D model for Thomson Reserve. Let's think beyond the buy.
Say hi
Let's talk about your next move
Tell me what you're planning and I'll reply within a day, usually on WhatsApp.
WhatsApp+65 9271 4117
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