Deal Diary
Every listing I screen.
Every verdict I publish.
Real numbers. No gated PDFs. Every analysis is public.
10 Screened. 0 Cleared. Size Killed 8 of Them.
Four of today's ten rejects priced right into the $750K–$1.2M box — and got knocked out purely on size. The buy-box math isn't broken; the inventory matching it is. None of today's listings even reached a yield or MRT-distance check — the price/size prefilter ate the entire po...
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Why a $1.8M District 15 Condo at $5,200 Rent Nets Just 2.42% — Not the 4% Everyone Quotes
Run the actual math on a realistic District 15 resale condo — $1,800,000 purchase price, $5,200 a month in rent, real maintenance, real property tax — and net yield lands at 2.42%. Not the 3.5-4% figure that gets thrown around in a listing description. That gap isn't rounding ...
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Most "Good Deal" Condos Fail on Yield, Not Price
Ask ten agents what makes a condo a "good deal" and nine will point at the discount to asking price. That's the wrong metric. On most days QuantField runs its buy-box screen, the majority of listings that get rejected aren't rejected because they're overpriced against URA comp...
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21 Screened. 0 Cleared. Nine Missed on Yield Alone.
Of 21 listings screened today, 14 failed and none of them failed on price — every single one sat inside the $750K–$1.2M band. The screen died on yield and location instead: 9 of 14 failures were net yield under 3.2%, and d'Leedon's resale unit missed by just 0.06 points at 3.14%.
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Week of 12–18 July 2026: Only One Listing All Week Actually Cleared on Yield
Forty-five listings went through the screen this week. Ten passed initial screening. Exactly one — Mandarin Gardens at 4.19% — actually cleared the 4% net yield bar and earned a buy verdict. Monday's batch saw 7 of 21 listings clear screening with Hillcrest Arcadia topping out...
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Why a 4.19% Yield Still Only Scores 64/100: Inside the QuantField Score's Five Components
Mandarin Gardens cleared our buy box yesterday at a 4.19% net yield — comfortably above the 3.2% floor — and still landed a QuantField Score of just 64/100. That is not a bug. A 99-year lease with 67 years left and a 2,670-unit supply wall from Grand Dunman, Emerald of Katong,...
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3 Listings. 1 Pass. Mandarin Gardens at 4.19%.
I almost dismissed Mandarin Gardens outright. Built in 1986, sitting on a 99-year lease that started in 1994 — call it 67 years left — and priced 22.1% below the district's $1,667 psf median. That's usually a red flag, not a discount. But the rent checked out: $4,450/month on ...
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21 Screened. 7 Cleared. None Hit 4% — Hillcrest Arcadia Leads at 3.76%.
Seven listings cleared the initial screen but none reached the 4.0% net yield bar. Hillcrest Arcadia leads the pack at 3.76% net, framed as a HOLD on a lease-decay-for-yield trade rather than a clear buy.
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28 Listings. 3 BUY Signals. Mandarin Gardens at 5.02% - Read the Asterisk.
I almost binned Mandarin Gardens on sight. A 1986 leasehold tower in D15 with 99-year tenure burning down to roughly 59 years remaining is not an obvious buy at $998K. Then I looked at the floor area — 732sqft, the largest unit in today's screen — and the MRT pull: 540m to TE28 S
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28 Screened. 7 Pass. NoMa (D14) Leads at 3.58%.
I almost skipped NoMa. Geylang-adjacent D14, an address that triggers the "tenant profile" reflex before you even check the numbers. Then I looked at the build year: 2023. Freehold. And the comps pool the screen pulled — 795 D14 resale transactions — prices NoMa at a 5.4% premium
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28 Screened. 9 Pass. Mandarin Gardens at 4.04%.
I nearly filtered out Mandarin Gardens before I'd even run the math. A 1986-built leasehold condo — tenure decay, building age, the full checklist of red flags. Then I checked the entry price.
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20 Screened. 3 Pass. No BUY signals today.
Twenty listings, three passed the yield floor, none hit 4.0%. The D14 corridor is compressing — asking PSF is creeping up while rental caveats are flat.
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The Gross vs Net Yield Problem: What Agents Don't Show You
Every property listing quotes gross yield. Gross yield is marketing. Here is the calculation agents leave out, and why the difference is often 1.5–2 percentage points.
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