Associate Group Director, PropNex · The Real Matters
Associate Group Director at PropNex, committee chief for Advanced Sales Technique, and the realtor who leads The Real Matters. My practice runs on property data and AI systems I built myself, and I publish what they find. Read the work before you decide whether you need me.
Written about, not self-described
“Jervis Koh: One of PropNex’s youngest millionaire producers with a data-driven vision”
EdgeProp · 13 February 2026
“Jervis Koh: One of PropNex’s youngest millionaire producers with a data-driven vision”
Yahoo News Singapore · 13 February 2026
Associate Group Director at PropNex Realty, elite millionaire trainer, and committee chief for Advanced Sales Technique. The Real Matters was co-founded with Cherlyn Loh Xue Ting. The description above is EdgeProp’s, not mine.
What clients actually ask
Every one of these has a checkable answer. That is the whole difference between advice and a sales pitch.
01.
Entry price against comparable stock is the signal that survives. Freehold status, high floor and prime postcode all go flat once you hold entry price still. I check the unit against its own district before anything else.
See the numbers02.
This is arithmetic, not a pitch. Sale proceeds, the CPF you have to refund, the loan you will qualify for, the timing between the two transactions. I run it first, and if the answer is that you should stay put this year, that is what I tell you.
How the arithmetic works03.
Land cost, unlaunched supply and nearby resale prices tell you where a launch has to be priced before the showflat opens. I shortlist from that, not from whatever brochure landed in my inbox this week.
How I shortlistThe work
These are my own studies, run on matched buy and sell pairs rather than a price index, so every figure is a real owner who bought and later sold. Sample sizes are stated because a finding without one is just a slogan.
Entry price
5.6%
a year for units bought more than 20 percent below their district median, with 88.4 percent making money. Bought more than 20 percent above: 2.9 percent a year and 79.0 percent. The pattern holds across all five price bands.
13,732 private non-landed resale pairs and 99,705 HDB pairs. URA and HDB caveat records. Replicated separately inside CCR, RCR and OCR.
New launch vs resale
0 of 584
new launches were ever priced more than 20 percent below their own district median. Resale did it 658 times. A new launch is not a worse product, it is one almost always sold at the expensive end, and above 2,050 psf it wins.
584 new sale and 2,117 resale matched pairs held longer than three years. URA caveat records.
Land cost
45.4%
of the eventual launch price is the land, at the median across 39 government land sale sites matched to the projects built on them. Land bought in 2026 is the dearest on record, which sets a floor under what the next launches can charge.
39 matched sites, range 36 to 56 percent. URA government land sale awards and caveat records. Every match read by eye, not by distance alone.
Past transactions describe what happened to other owners. They are not a forecast of your unit, and nothing here is financial advice.
Selling
A portal shows your home to people already searching for it. Social media puts it in front of people who were not looking, which is where the buyer who overpays usually comes from.
Who you are dealing with
I am Jervis. I am an Associate Group Director at PropNex, I chair the committee for Advanced Sales Technique, and I lead The Real Matters, the advisory team I co-founded with Cherlyn. I still sit in living rooms and still take the calls, because a trainer who has stopped transacting is teaching from memory.
I started in this business with two thousand dollars and a phone, and the thing that changed it was not charm. I got tired of guessing, so I built the data stack myself: transaction analysis, launch pricing models, and AI systems that do the reading I used to do by hand. My own business runs on them first. Then I teach them.
The result is a simple position. I do not chase clients. I publish the work, and the people who want that kind of agent come and find me.
The team, second
The Real Matters is built as a client advisory rather than a list of agents chasing the same thing. Each person owns a part of the job properly instead of everyone half owning all of it.
Jervis Koh
Real estate business model
Yi Lin Tham
Investment
Lawrence Loh
Resale
Cherlyn Loh
Prospecting
Leia Chan
Prospecting
For realtors
I train realtors at PropNex on what I actually run. The team I lead gets the tools before anyone else does: the transaction analysis, the launch pricing work, the systems that handle the reading and the follow up. If you are strong at the human part of this job and tired of doing the rest by hand, that is the conversation.
What joining looks likeAlso here
The playbooks, the daily AI feed and the workshop live on their own pages. Free to read, built from the systems running my business.
Ask Jervis
Send the address, the situation, or the thing you are trying to decide. You get my read on it. If the honest answer is that you should do nothing this year, that is the answer you get.