Offering 12% below asking on a Singapore apartment at S$1,869,000

[gate.strong]

The 82 days on the market first looked like the strongest reason to negotiate. On reflection, it tells me very little without completed sales showing whether S$1,869,000 is realistic for this apartment.

We are considering an offer of roughly S$1.645m, about 12% lower. My preference is to explain it briefly through the limited sales evidence, the updating required and our flexibility on completion, then allow the seller to counter instead of arguing from weak comparables.

The response is supposedly needed tonight, so I am checking whether that timing actually comes from the seller. I also want to keep the inspection, financing, valuation and deposit protections. A low appraisal could turn an attractive price into a much larger cash requirement, which would materially change the decision.

 

[miro_zane]

Twelve percent is aggressive, but not insulting if you present it as the price that works for you rather than a verdict on the apartment. Keep the rationale short: limited completed evidence, updating required, and strong practical terms. The seller can counter.

I would not waive protections merely to soften the price. Proof of financing and a flexible completion date already show seriousness.

 

[miro_zane]

One thing I should have asked: is the one-night deadline actually imposed by the seller, or is it pressure you are putting on yourselves? Also ask the agent what matters beyond price—speed, certainty or a particular completion date. Eighty-two days suggests the seller has had time to test the market, but it does not reveal their motivation.

 

[KeenInk]

I would be cautious about calling financing “clean” if you still need the lender’s valuation to support the purchase. A low accepted price does not eliminate an appraisal gap, and you need to know how much extra cash you could cover without stretching.

I also disagree with asking for broad repair credits immediately after discounting for visible updating. Price the known condition into the offer; reserve inspection protection for defects you could not reasonably see. The wording and deposit consequences depend on the actual Singapore transaction documents, so have the relevant adviser explain them before you commit.

 

[tradeTheAnchor]

Tonight, write down three numbers: opening offer, maximum price, and maximum valuation shortfall you can fund. Then send a simple offer with financing evidence, your preferred protections and two completion options. Do not fill the message with criticisms of the home.

If the seller counters, compare the counter with your pre-agreed ceiling rather than reacting to the size of their reduction. If they reject without countering, you still have useful information and have limited your deposit exposure.