Buy the property that builds your wealth, not the one that quietly costs you.

She worked with another agent to sell her 2 bedroom condo at Lakeside. After months of trying, she got few enquiries and low offers. The agent suggested renovating parts of the house, which could cost $30,000 or more.

Mak diagnosed the condition of her unit, then made a few simple, strategic makeover touches. At most $3,000.

Multiple buyers came on the first day of viewing. One offered $60,000 above the last offer. Sold in one day.

Their 4 room HDB flat was hard to sell because surrounding transaction prices were low. They missed several chances to upgrade because the funds were not there, and did not know which condo projects were good.

Mak ran his signature makeover strategy on the flat. More than 10 groups of buyers came over one weekend, then he negotiated strategically.

Sold more than $100,000 above the last transaction, within a week. That fast sale secured them a unit at the nearby new launch condo, plus a residential property in Birmingham, UK. Their portfolio went from $680,000 to over $3M today.

A 5-room flat in Jurong West. Rich in CPF, not in cash. A big family: 4 kids and a grandmother. Upgrading felt out of budget.

Mak styled, filmed and staged the flat to sell fast and high. Then he found Sol Acres, an EC with a good price gap. They bought on the day it reached MOP, at about $1.42M.

Sol Acres sold in 2026 at about $1.72M. Same playbook again: a 3-bed plus study at Tengah Garden Residences, back near Jurong Lakeside where they want to live.

A 4-room flat in Bukit Batok, past MOP. They had not talked to anyone, so they did not know their options. The flat had gained, but the rise was slowing.

Mak's read: the flat was likely near its peak, so it was time to move into a better asset. He mapped their cash, CPF and the profit from the flat. It sold at about $760,000. They stayed close to what they know: their girl's school, and Nicholas's mum, who helps with care.

A 4-bed at Tengah Garden Residences, at $2.5M. A home to stay in for the long run, and a faster growth engine than the HDB.

Newly married and set on a BTO. Before COVID, BTOs were very hard to get. Their numbers fit a BTO, or a 2-bed condo.

Mak showed them the BTO maths: about 3 years to build plus 5 years MOP, so 8 years before they could sell. They bought a 2-bed at Parc Esta at about $1.25M instead. Close to town, and the green line straight to KK's mum at Redhill.

Two daughters and a helper later, the 2-bed got tight. It sold at about $1.64M. Mak re-ran their numbers: the budget was now about $3M. He picked a high-floor 4-bed at Penrose: lower psf, two stops closer to town, more space. Bought at about $3.08M.

Andrew's family sold a shophouse. That gave them cash, but Andrew's own pay was modest. The question: how to split one pot of family cash so everyone benefits.

Mak planned the whole family's portfolio. Andrew used the cash to show funds, which lifted his loan to the full 75%. He bought a 2-bed at The Landmark at $1.5M, at a good price gap to nearby One Pearl Bank. His sister bought a 2-bed at Antares. His parents bought a 3-bed at Florence Residences and kept living in their flat while it was built.

The Landmark is valued at about $2M by the bank. Andrew keeps it as a long-term rental. His parents sold their flat only near TOP, so they never had to rent in between. One pot of family cash became 3 homes.

E had balloted for a BTO, but it was delayed. Their incomes had grown, but their careers were young, so the down payment was small.

Mak's advice: give up the delayed BTO. The waiting plus a 5-year MOP meant years of missed growth. With their CPF and cash, the budget was about $1.2M. E bought first, on her own, so the couple could keep building wealth. They chose Kovan Melody: on top of the MRT, with a mall, a market and a hawker centre, close to town on the purple line.

E worried a 20-year-old condo would not grow. It went from about $1.2M to about $1.6M. The MRT, the location and good upkeep kept it rising.

They wanted a larger home for their growing kids, and to invest for passive income. They were unsure of their budget and what to buy.

Mak did a financial audit and gave them options. His signature makeover strategy sold their home and unlocked $700,000 for their next properties, without using their savings.

Anna bought a new launch condo that is now more than $150,000 in profit. Ian bought a studio that rents at a 5% yield.