Working with me

What I do, step by step. Including when it ends without a sale.

Most families have no idea what an agent actually does between the first call and the keys. Here is all of it, in order, including the part where this ends without a transaction.

Deciding

Before we talkWhat you owe, what you think it is worth, CPF used. Estimates are fine. If you already have an in-principle approval from a bank, bring it.

The call60 minutes on Zoom. What your family needs, what you can comfortably carry, what you want the years after to look like, and every option on the table, including staying put.

Within 24 hoursThe one-page plan, written down. Yours either way.

If the answer is stay putThat is the end of it. No follow-up sequence. If your situation changes later, ask for another look.

Those four steps are the free part. Most families only ever need those four.

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Then, if you move

Most families do the first two at once. The third is its own conversation, and it only starts if you want it to.

Selling your place

What it is actually worthNot the number that wins the listing. The one the market will pay, with the comparables behind it.

How it gets presentedPhotographs, floor plan, a written case. Most listings are a price and eleven bad photos.

Who gets through your doorQualified before anyone views, so you are not opening your home to browsers on a Sunday.

You hear it the same dayAfter every viewing, what was actually said. Including the parts you will not enjoy.

Offer, negotiation, paperworkThrough to completion. If you are selling and buying, the two timelines get mapped together first: proceeds, funds needed, completion dates, and whether you need somewhere in between.

Buying the next one

The shortlist, and how I got to itThe price you pay to get in, the stack, the unit, the floor plan, what is being built nearby. You see the filtering, not only the result.

Viewings and showflatsI come with you, and I tell you what is wrong with a unit as readily as what is right.

The numbers in fullCash flow, what the loan actually costs, and the return on your equity rather than the headline price.

Banks and lawyersEarly on, I introduce you to my mortgage broker for an in-principle approval, so the budget is a bank's number and not a guess. Then the rates, and the conveyancing. You are not ringing round four banks on a weeknight.

After it completesIf it needs a tenant, I find one. If it needs selling later, I do that too, as its own engagement. You never start again with a stranger.

Investing

Your risk level firstHow much of this move is about making money, and how much about where you live. You tell me the mix, and I bring you options that match it.

The criteria, before any projectThe filters my team has applied across more than a thousand families. The price you pay to get in, against the land bid, supply coming nearby, who buys it from you at exit. A project only gets a look if it clears them.

The case studiesActual projects, going in and coming out, with the numbers. The ones that worked and the ones that did not, so you see the criteria against results rather than a pitch.

Three outcomes, not oneUp, flat and down. If it only works in the up case, it does not go on the list.

Holding power, checked firstA year of no rent and no growth with your life unchanged. If that fails, we do not proceed, however good the project looks.

A year laterI re-run your numbers and tell you what changed, whether or not there is anything in it for me. Once a year, for as long as you want it.

Steps 4 and 5 are the ones most agents do not have. One lets this end without a transaction. The other outlives the commission.

What the appointment actually uses

My team's working materials, so you can see them before the room.

These are the materials my team uses across more than a thousand client engagements. I use them with you, once you decide to move. They are here so nothing in the process is a surprise.

JNA investment mandate: macro forecasting, micro factor analysis, investment strategy, financial modelling — **The checklist**The market, the project, the strategy and the financial model. What every recommendation has to pass through.

Shifting investment thesis across life stages — **Which stage you are in**What a property needs to do for you changes with age, family and income. The plan is set against your stage, not a generic one.

Customised buyer's proposal: stack analysis, entry price, unit selection, floor plan, transformation — **The buyer's proposal**Stack, the price you pay to get in, unit, floor plan, what is coming nearby. This is the shortlist, with the working shown.

Unit selection across a development — **Unit selection**Which stack, which floor, which facing, and why the one next to it is not on the list.

In-depth financial analysis and projections — **The numbers in full**Cash flow, leverage, and the return on your equity under more than one outcome, including the flat one.

Timeline planning, paperwork and coordination — **The timeline**Sale, purchase, funds, completion dates. Mapped before anything is signed, so the two do not collide.

Team materials, shown as the team's. They describe the work once you appoint me. The free first conversation and the one-page plan happen before any of this, and do not require it.

The bar

What you can hold me to.

I replyNo news is still news. You never chase me twice.

I check availability before you viewIf it has gone, you hear it from me before you lose a Saturday. Listings move, and you hear it from me first.

You get the transacted prices unaskedIncluding the ones that weaken my own case.

I tell you when a unit is wrong for youAnd why. In writing if you want it.

I do not invent a competing offerIf there is another offer, you see the evidence for it.

You know my commission before you askNegotiable, agreed and written down before you appoint me. On a new launch the developer pays, so nothing from you.

This is the minimum. It is written down so you can hold me to it.

Start here

One free call, and you keep the plan.

60 minutes on Zoom, on your actual numbers, with every option on the table including staying where you are. Within 24 hours you get the one-page plan, yours either way. Come together if you can. It is usually a decision for both of you.

Book a free consultation →