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Generally speaking, since the market is moving upwards over time, no owner would want to sell at a price same as, or lower than the last transacted prices in the same development. In many cases, owners feel they can get a price above valuation, while buyers expect to get prices at or below valuation. Depending on whether there are skilled agents on both sides of the transactions, one side typically has to give out.

If you're a buyer without an agent, you are at a strong disadvantage because the professional sell-side agents are certainly not on your side to give you a better deal, their duty is to get their sellers the best prices.

Price analysis, valuation estimations, offer strategy and negotiations are key skillsets that a professional buyer-agent can bring to the table. For the reasons above, many buyers choose to work with agents, as any commissions payable would typically be more than covered by the extra savings you would get from a good deal. In fact, you will not even need to pay any commissions to a buyer agent if you are private property like a condo.

If you feel like you're getting locked out of the market as a direct buyer, that is common. Many seller agents feel it is much more straight forward to just deal with another agent in negotiations as both sides would understand how to go about it.

Feel free to reach out if you need help!

Kay Cloud
The Harvard Educated Agent
Propnex Realty Pte Ltd
cloud@propnex.com
Tel: (+6.5.) 8.5.6.7.4.5.8.5
Whatsapp -> https://wa.me/6585674585 Read More

Yes, situations like this do happen — it’s not an official “blacklist”, but agents in the same project often talk, especially if they feel a buyer keeps lowballing. That said, referencing past transactions is a valid way to assess fair value. The disconnect usually comes from seller expectations being anchored to current asking prices or nearby launches, not bank or historical valuations.

You’re not wrong to offer based on logic. But real estate isn’t always logical — sometimes it’s about timing, sentiment, and seller psychology.

If you’re still eyeing a unit there, I can help you strategise the offer properly, backed by data and seller mood. I’m Aren from PropNex — feel free to WhatsApp me at 9657 6701  if you want a clearer read of the ground. Read More

Do you mean that encountering a situation of being blacklisted? I don't think it is fair to be blacklisted in such a manner as it is all about matching buyers and sellers expectations in a property transaction. Whose to say who is right or wrong when your perceived value on these properties couldn't match up with the listings.

At the end of the day, your objective is to purchase a property, and if your perceived value is consistently out of the owners' expectations by a margin, then perhaps you may not be ready to be transacting at the current market. This is speaking from experience where I have served buyers who are in market for 2-3 years for landed homes but their offers are consistently $200k to $500k lower than the transacted pricings.

End of the day, agents will also prioritise their clients and if they find you being in a group of buyers where your offers are lower than others, you will likely only be asked for viewing when there are other ongoing viewings.

——

I have been in the real estate business since 2009, with more than 15 years of experience serving the Singapore real estate market.

I am very active in the residential segment of Singapore real estate market, having transacted hundreds of deals from HDBs to private condominiums and landed properties in Singapore, and have handled many unique cases in sales and purchases as well as rental deals.

Over the years, I have also established a network reaching out to more than 15,900 expatriates, bringing my market presence to both in and outside of Singapore. This has created an additional exposure when I manage my client's portfolios, on top of the conventional on and offline platforms, where other estate agents are relying on. This has allowed me to consistently convert leads into results.

With an evolving market, where change is the only constant, I have also been investing in upgrading of my knowledge and skills sets to improve myself and meet the demands of current and future market.

We are offering our clients a complimentary first consultation without obligations (Absolutely FREE!). Schedule for your FREE session today!

Warmest regards,
Geryl Lim
Deputy Branch Associate Director
Email: geryl.lim@orangetee.com / geryl7772@gmail.com
OrangeTee & Tie Pte Ltd 430 Lorong 6 Toa Payoh #01-01 OrangeTee Building Singapore 319402
Estate Agent Licence No. L3009250K
 +65 92787772 
www.geryllim.com

My self introductory video on https://www.youtube.com/watch?v=S_2NydENfx0

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Note: We value your home as much as you do! Find out the indicative value of your home at http://bit.ly/UrHomeMatters and get monthly update on your home value. Restructure your portfolio with us, speak to us!

Tenants can visit http://bit.ly/SGExpatRental (Official Rental Requirements - Singapore Expatriates) to indicate your rental requirements.

Visit and Like my facebook page at https://www.facebook.com/GerylLimSince2009/ - Aspiring To Be The Best Real Estate Agent In Singapore

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Landed Dynamic Alliance
Home of *7772 Hotline
Check out our latest Landed Dynamic Alliance 7772 mobile application on iOS or Android @ http://l.ead.me/7772 Read More

Do you mean that encountering a situation of being blacklisted? I don't think it is fair to be blacklisted in such a manner as it is all about matching buyers and sellers expectations in a property transaction. Whose to say who is right or wrong when your perceived value on these properties couldn't match up with the listings.

At the end of the day, your objective is to purchase a property, and if your perceived value is consistently out of the owners' expectations by a margin, then perhaps you may not be ready to be transacting at the current market. This is speaking from experience where I have served buyers who are in market for 2-3 years for landed homes but their offers are consistently $200k to $500k lower than the transacted pricings.

End of the day, agents will also prioritise their clients and if they find you being in a group of buyers where your offers are lower than others, you will likely only be asked for viewing when there are other ongoing viewings.

——

I have been in the real estate business since 2009, with more than 15 years of experience serving the Singapore real estate market.

I am very active in the residential segment of Singapore real estate market, having transacted hundreds of deals from HDBs to private condominiums and landed properties in Singapore, and have handled many unique cases in sales and purchases as well as rental deals.

Over the years, I have also established a network reaching out to more than 15,900 expatriates, bringing my market presence to both in and outside of Singapore. This has created an additional exposure when I manage my client's portfolios, on top of the conventional on and offline platforms, where other estate agents are relying on. This has allowed me to consistently convert leads into results.

With an evolving market, where change is the only constant, I have also been investing in upgrading of my knowledge and skills sets to improve myself and meet the demands of current and future market.

We are offering our clients a complimentary first consultation without obligations (Absolutely FREE!). Schedule for your FREE session today!

Warmest regards,
Geryl Lim
Deputy Branch Associate Director
Email: geryl.lim@orangetee.com / geryl7772@gmail.com
OrangeTee & Tie Pte Ltd 430 Lorong 6 Toa Payoh #01-01 OrangeTee Building Singapore 319402
Estate Agent Licence No. L3009250K
 +65 92787772 
www.geryllim.com

My self introductory video on https://www.youtube.com/watch?v=S_2NydENfx0

-----

Note: We value your home as much as you do! Find out the indicative value of your home at http://bit.ly/UrHomeMatters and get monthly update on your home value. Restructure your portfolio with us, speak to us!

Tenants can visit http://bit.ly/SGExpatRental (Official Rental Requirements - Singapore Expatriates) to indicate your rental requirements.

Visit and Like my facebook page at https://www.facebook.com/GerylLimSince2009/ - Aspiring To Be The Best Real Estate Agent In Singapore

Pick up knowledge, skills and Real Estate concepts at https://www.facebook.com/RealEstateXcellence/

New Singapore Expatriates on facebook is up and running. Come join us at https://www.facebook.com/groups/newsgexpats/

-----
Landed Dynamic Alliance
Home of *7772 Hotline
Check out our latest Landed Dynamic Alliance 7772 mobile application on iOS or Android @ http://l.ead.me/7772 Read More

Good day to you,

Typically, sellers hire agents to relieve themselves from the burdensome processes of selling their property, which involves handling offers that do not meet their expectations. Sellers have a desired profit margin to achieve, while buyers aim for favorable deals. Considering that you are looking for a significant discount, how many sellers would be willing to invest their time and energy with you? This is unless you encounter someone who needs to sell quickly. Even then, buyers may still encounter potential issues that need to be considered. A willing seller will transact with a willing buyer when all conditions are met.

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Mike Lim
 96929209 
R026708F
m52i@yahoo.com
ERA Read More

Sellers' agents sometimes set unrealistic expectations to protect high asking prices, and label fair offers as "lowball" to maintain perceived value.

In certain condos, especially those with collaborating seller agents, they may coordinate to discourage buyers who don't match their pricing expectations.

It’s not an official blacklist, but more like soft gatekeeping—agents may become less responsive or prioritize other buyers.

What You Can Do:

Stick to objective data – If you're referencing recent caveats and valuations, you're being fair and rational.

Engage directly with sellers, if possible. Some may not even be aware their agents are rejecting reasonable offers.

Work with a buyer’s agent who can negotiate professionally on your behalf and present your case with valuation support.

Be patient – Often, units with unrealistic prices sit longer, and you may get another chance when seller expectations adjust.

WhatsApp me at: ABLE Toh (65) 9856-9255  or through this link.:https://wa.me/6598569255

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