Associate Group Director · PropNex Realty Pte. Ltd.
Numbers first. Then the property.
Associate Group Director, PropNex Realty · CEA Reg. No. R042407F
I am Renee Sim. Every figure on this site is sourced, dated, and corrected when the rules change — so you can check my arithmetic before you trust my advice.
CEA Reg. No. R042407F · Agency Licence L3008022J · Registered since 2018
140+
CEA-recorded transactions
CEA public transaction records, since 2018
Top 2
Associate Group Director, PropNex
PropNex award, April 2026
No. 1
Top Private Property Transactor
PropNex award, March 2026
Titanium
Titanium Achiever — 1st position
PropNex award, March 2026
Three things people come to me for
Briefing a PropNex project team as Project IC
Who you would be working with
A discus thrower who became an engineer, a banker, then an agent
That order matters more than it sounds. Ten years of throwing taught her to repeat a motion until it stops being a gamble. Engineering taught her to distrust a number she has not checked. Banking — first mortgages, then business lending — taught her what a credit committee actually looks at, which is why the financing maths on this site is the part she is most willing to be audited on.
- Represented Singapore as a national discus thrower, including at the Asian Junior Athletics Games. — EdgeProp, 27 April 2022
- Read engineering at the National University of Singapore while competing. — EdgeProp, 27 April 2022 and 12 June 2026
- Entered real estate full time in 2018, and was among PropNex’s top 200 agents by 2021 out of a force of more than 10,000. — EdgeProp, 27 April 2022
- Has held Project IC and Lead IC roles on W Residences — Marina View, Penrith and Amberwood at Holland. — EdgeProp, 12 June 2026
Project IC
The side of a launch buyers never see
Briefing the agent team at the W Residences — Marina View gallery. A project IC gets the stack-by-stack pricing logic from the developer at the briefing, not from the brochure afterwards — which is the difference between an opinion on a unit and an answer.
Project IC and Lead IC roles reported by EdgeProp Singapore, 12 June 2026.
The number that decides everything
Most upgrading plans fail on arithmetic, not on taste
The CPF refund that never reaches your bank account. The TDSR ceiling that caps the loan below the loan-to-value limit. The 20% ABSD you pay upfront if you buy before you sell, refundable only inside a six-month window that IRAS does not extend. The calculator models all four together and gives you the ceiling you can actually support.
75%
Loan-to-value limit on a first housing loan
55%
TDSR ceiling, stress-tested at a 4% rate floor
2.5%
CPF accrued interest, compounding every year you own
6 months
ABSD refund window for married couples. No extensions.
New launches
Live projects worth your attention
Insights
The rules changed. Again.
18 guides, every figure sourced and dated
Probate and estate sales, decoupling, buying in trust, overseas and foreign buyers, the URA Master Plan, and the stamp duty rules that change every few months.
Before you fall in love with a unit
Buy what exits well, not what shows well
Most of what sells a home — the showflat, the finishes, the view on a clear afternoon — has almost no bearing on what you get back when you sell. The things that do are knowable in advance, and most of them are public.
So the first job is not finding a project to recommend. It is ruling out the ones that fail on entry price, on exit liquidity, or on your own arithmetic — and being willing to say so when that leaves nothing.
The land rate was too high
A developer who overpaid has to price to recover it. That number is public years before the launch price is.
The supply pipeline is against you
Reserve sites and Government Land Sales parcels nearby become the stock you compete with at resale.
The exit window is wrong
Seller’s Stamp Duty runs four years from purchase, and an EC tendered after 8 May 2026 privatises in year 15, not year 10.
The arithmetic does not clear
TDSR at a 4% stress rate, the CPF refund that never reaches your bank, and stamp duty payable in cash — checked before viewing, not after.
Where I work
Ten districts, mapped
Each pin opens a district guide — transport, schools, and what developers actually paid for the land there.
Click a marker for the district guide. Scroll-zoom is off until you click the map, so it cannot trap the page.
- D26Lentor Hills & Upper Thomson
- D10Bukit Timah, Holland & Tanglin
- D11Newton, Novena & Bukit Timah Turf City
- D05one-north, Buona Vista & West Coast
- D16Bayshore, Bedok & Upper East Coast
- D15Marine Parade, Katong & East Coast
- D02Tanjong Pagar, Anson & Downtown Core
- D01Marina Bay, Raffles Place & Cecil
- D03Queenstown, Tiong Bahru & Alexandra
- D24Tengah, Lim Chu Kang & Choa Chu Kang
Track record
What the record actually shows
Not a highlight reel. These are the publicly verifiable facts — CEA transaction records and dated PropNex awards — with the source for each.
140+
CEA-recorded transactions
CEA public transaction records, since 2018
Top 2
Associate Group Director, PropNex
PropNex award, April 2026
No. 1
Top Private Property Transactor
PropNex award, March 2026
Titanium
Titanium Achiever — 1st position
PropNex award, March 2026
Titanium Achiever, 1st position
Top Private Property Transactor across PropNex for the period, awarded on stage in . PropNex fields more than 10,000 registered salespersons, which is the number that gives the placing its meaning.
Photographed at the PropNex awards presentation. Renee is centre.
In their words
Three reviews, all real, all attributed
These are the only published reviews that exist, reproduced verbatim with the reviewer’s name and the date. I would rather show you three real ones than thirty anonymous ones.
“Renee is very committed to understanding client expectations and match them as closely as possible. She helped us find us our dream home as well as sell our existing house. At every step we were hand held and the whole process was a breeze. Very patient, knowledgeable and transparent.”
“Renee is an awesome agent who goes extra mile for the clients.”
“Renee is extremely professional and meticulous in her work. Her excellent follow up services is her hallmark. Also, when not on a case, she is extremely helpful in many ways.”
Start here
A written valuation audit, at no cost
Not a number pulled from a portal estimate. The actual comparable transactions in your block, adjusted for floor, stack, facing and condition, with the realistic band and the specific work that moves you to the top of it.
- Comparable transactions for your block and stack, not the estate average
- Your CPF refund and accrued interest, so you know the real cash position
- Seller’s Stamp Duty exposure if you bought within the last four years
- An honest view on whether now is the right time — including when it is not
Common questions
- Who is Renee Sim?
- Renee Sim (Sim Li Bing) is an Associate Group Director at PropNex Realty Pte. Ltd., CEA registration number R042407F, registered since 1 August 2018. She has over 140 CEA-recorded transactions and specialises in HDB upgrading, asset progression, private condominiums, new launches and commercial property in Singapore.
- What does a valuation audit cost?
- Nothing. A valuation audit is a written analysis of the comparable transactions for your specific block and stack, the realistic price band, and what it would take to reach the top of that band. It is complimentary and carries no obligation to appoint an agent.
- What is asset progression in Singapore property?
- Asset progression is the process of moving from one property to another — typically from an HDB flat to a private condominium — in a way that increases net worth rather than just monthly commitments. It turns on four numbers: your CPF refund and accrued interest, your TDSR borrowing ceiling, the loan-to-value limit, and the stamp duty payable. If any of the four is wrong, the plan does not work.
- How is Renee Sim’s commission structured?
- Commission is agreed in writing before any marketing begins, in the CEA-prescribed estate agency agreement. Rates vary by property type and transaction, and are discussed openly at the first meeting rather than at the point of signing.