Khalil Adis Consultancy

24/09/2026

Malaysia has 65,448 unsold homes and the majority of them are affordable houses priced below RM300,000.

Experts say the problem goes beyond the oversupply numbers. There are structural failures such as data problem, the 16 jurisdictions making housing decisions simultaneously and the income ceiling trap that leaves a significant number of Malaysians unable to buy affordable housing but equally unable to afford market-rate homes.

The Gig Workers Bill and the SJKP guarantee expansion are steps in the right direction. But the question remains - is what's being built priced and located where the 80,000 new buyers actually need it to be?

Read article here: https://bit.ly/4yeVq4x 🇲🇾

27/08/2026

Where is Singapore’s private property market heading next?

In Part 2 of 18 Years On The Ground I break down the numbers that matter - developer launch and take-up rates, resale and sub-sale transactions and the pipeline supply coming to market by completion date. And what all of it means for you as a seller, a buyer or a tenant right now.

But the data points toward something bigger than the numbers.

Four growth areas are telling us exactly where Singapore’s next wave of residential demand is building.

Greater Southern Waterfront. Kranji and the former Singapore Racecourse site. Woodlands North. The former Sembawang Shipyard.

The general trends is towards northern Singapore.

That’s not a coincidence. It’s a deliberate long-term planning direction that connects directly to the Johor-Singapore Special Economic Zone, one of the most significant cross-border economic initiatives in Southeast Asia’s recent history.

The push is northward and the infrastructure is following. 🇸🇬🇲🇾

27/08/2026

What does Singapore's property market look like from the inside through the eyes of the person who covered it for over two decades?

I sat down with Romesh Navaratnarajah, former editor of PropertyGuru Singapore, over breakfast at Nomads in Seletar Aerospace Park for one of the most candid property conversations I've had in 18 years.

He talked about the anxiety of watching multiple property owners discuss their gains while he didn't own a single unit. About going straight to private property at 37 instead of starting with HDB.

His advice to young Singaporeans who think private property is out of reach? Take your time. 🇸🇬

Full article at the link here: https://bit.ly/4wIMnsc

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26/08/2026

Singapore’s HDB resale market is cooling. However, private property keeps getting more expensive.

In Part 1 of 18 Years On The Ground I break down what the latest HDB and Private Property Price Index data actually means for you, whether you’re buying, selling or simply watching the market right now.

HDB sellers - managing your expectations early is key. Selling will take time.

HDB buyers - this is your window. A cooling resale market means you can negotiate from a position of strength.

Private property getting more expensive means something else entirely. Singaporeans may downgrade. Others, Singaporeans and foreigners alike, will start looking overseas. And Malaysia is looking increasingly attractive.

Cross-border living is no longer a niche lifestyle choice. It’s becoming mainstream. 🇸🇬🇲🇾

19/08/2026

Singapore has one housing authority. Malaysia has 16 jurisdictions - all making housing decisions simultaneously.

In Part 3, I break down why Malaysia’s affordable housing system is significantly more complicated than most people realise - the federal schemes, the state schemes, the overlaps and why coordination between them is the missing piece that no developer or policymaker is talking about loudly enough. 🇸🇬🇲🇾

18/08/2026

To be fair, while Malaysia has an oversupply issue, buyers are still buying.

But here’s what the data actually shows.

Most property transactions in Malaysia are below RM300,000. The average Malaysian earns RM7,000 to RM8,000 a year. That means buying a home takes 4.5 to 5 times their annual income.

“There is a lot of oversupply. There is a lot of mismatch.” Billy Tan, Principal, Landlords Property & Facilities Management Sdn Bhd.

“It will require efforts from various government agencies. It has to be coordinated by certain ministries within the government.” Prem Kumar, Group Managing Director, Firdaus & Associates

Malaysians are buying. Just not what developers are building. Part 2. 🇲🇾

17/08/2026

“The market data relating to supply and demand has been fairly lacking in a transparent manner.” Prem Kumar, Group Managing Director, Firdaus & Associates.

“There is a real oversupply in the property market especially in residential property because the supply from developers keep on coming.” Billy Tan, Principal, Landlords Property & Facilities Management Sdn Bhd.

Selangor — 17,914 unsold units. Kuala Lumpur — 12,174. Johor — 12,426, third and climbing.

Two experts. One honest conversation. This is what’s really driving Malaysia’s property oversupply. Part 1. 🇲🇾🇸🇬

30/07/2026

Is Bangkok property really as affordable and straightforward as the developer roadshows make it sound?

During my recent trip to Bangkok I sat down with two people who know this city from the inside, a Bangkok dermatologist with 17 years of experience treating regional patients including Singaporeans, and a former regional property editor who has lived in Bangkok through multiple economic cycles.

If you're considering Bangkok for property investment, medical treatment or simply want to understand what's really happening on the ground in 2026, read this before investing.

Full article at the link below. 🇹🇭🇸🇬

https://bit.ly/4gtCtW9

A dermatologist and property expert reveal how Bangkok's medical tourism economy is reshaping property demand and which growth areas along the Pink MRT Line investors should watch.

24/07/2026

Honoured to be speaking at the Malaysia Residential Development Conference 2026 on 13 August in Kuala Lumpur.

I'll be sharing my analysis on Singapore's and Malaysia's residential property markets, the challenges, the growth areas and where both markets are heading over the next five years.

I'll share my knowledge based on my 18 years on the ground covering the property markets across both countries.

Don't just follow the market. Understand where it's heading.

Thank you Comfori Sdn Bhd for the invitation.

📍 Royal Signature Hotel, Kuala Lumpur
📅 13 August 2026

13/07/2026

“I would probably tell myself not to be so anxious.”

Romesh Navaratnarajah (Romesh Navaratnarajah ), Former Editor, PropertyGuru Singapore

The final episode. The former editor of Singapore’s biggest property platform closes with the one thing he’d tell his younger self about buying property. 🇸🇬

Thank you Romesh for your honesty, your time and this conversation at Nomads. 🙏🏼