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The project can perform and the wrong stack can still leave hundreds of thousands on the table.
Ong Yu Rong's CHOPES framework is built for the fifteen minutes after the project is chosen: compare the actual units, clear homogeneous competition, find developer mispricing, prevent landmines, identify the excellent choice and switch when the premium is wrong.
Ong Yu Rong
Associate Senior Investment Director · CEA R045309B
A transaction-led framework for choosing the unit—not just the development.
C·H
Compare, then test homogeneity
O·P
Find opportunities and prevent landmines
E·S
Excellent choice, then switch if needed
CHOPES turns the site plan and price list into a repeatable selection sequence.
Same development does not mean same outcome
The session compares units with the same tenure, launch timing and facilities but very different results. Floor, facing, obstruction and the number of identical competitors changed what buyers paid at entry and what the market defended later.
Choosing the project is half the job
Use CHOPES to choose the unit.
Continue with the full stack-ranking method, the excellent-choice test, the landmine checks, the premium thresholds used in the session and the switch strategy when the preferred stack is mispriced.
How to compare floor and facing premiums against real alternatives.
Why homogeneous supply can trigger a price war at resale.
The empty-land, permanent-view and developer-batch checks that prevent expensive mistakes.
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C — compare and rank before reserving
Start with all viable stacks for the chosen unit type. Compare total price, PSF, floor premium, facing and the physical difference the premium buys. The best view is not automatically the best value when the developer has priced it too aggressively.
Yu Rong's case studies show lower-priced, less celebrated facings outperforming premium landed or pool views because the entry discount left more room for the next buyer.
H — homogeneous supply changes the resale game
When many owners hold the same layout, same facing and similar floor, the future buyer can treat them as substitutes. The owner who needs to sell first becomes the comparable for everyone else.
A differentiated stack can help, but only when the difference is visible and permanent. Paying for scarcity that disappears from the balcony—or exists only in the brochure—is not differentiation.
O — find the opportunity inside the developer's price list
Developer pricing is not always perfectly graduated. Batch releases, round-number floor premiums and uneven facing premiums can create moments where a better unit is priced too close to a weaker one—or a weaker one is discounted far enough to become the better trade.
The opportunity test
Check
Question
Floor premium
What do I pay for each level gained?
Facing premium
Is the view permanent and worth the price?
Batch pricing
Did this release create an accidental mispricing?
Resale evidence
Has the market defended this difference before?
mastplan
Rank the actual units available today, not the idealised stacks on the brochure.
P — prevent the landmines
The empty plot is not a view. It is an unanswered planning question. Check what can be built, the likely height, access roads, retaining walls, bin centres, substations, ramps and where future traffic or service activity will sit.
The session's landmine examples are reminders that a discount must be large enough to pay for the compromise twice: once while you live with it and again when the next buyer prices it.
E — identify the excellent choice
After the weak stacks and unsupported premiums are removed, the excellent choice is the unit whose difference is visible, useful and defensible without relying on sales-gallery language. It has a clear reason to be preferred today and a clear reason for a future buyer to prefer it again.
This is the decision point—not a claim that one stack is perfect. The excellent choice is simply the best combination of entry price, differentiation, liveability and exit evidence among the units actually available.
S — switch strategy when the premium fails
Do not force the preferred stack after the price list changes. Switch floor, facing, layout or even unit type when the incremental price exceeds the value of the difference.
The session uses working thresholds—including roughly 1.5% for certain view switches and more than 9% for some adverse-facing discounts—as decision guides inside its examples. The exact number must still be tested against the project's transactions and competing units.
The CHOPES sequence
Compare every viable stack on total price and physical difference.
Identify homogeneous competition before resale makes it obvious.
Search the price list for opportunities, not just discounts.
Prevent landmines before they follow the unit to resale.
Select the excellent choice—or switch when the premium is no longer defensible.
mastplan
Your project, stack by stack
Get a CHOPES ranking before you reserve.
Bring the project, unit type and current price list. The review ranks the available stacks, checks the site-plan landmines and tests whether the floor or facing premium can be defended at resale.
About this sessionThe page is a structured written companion to the supplied transcript. The examples and figures are reproduced from the recorded presentation and are presented as the speaker's session material. They are general information, not a valuation, guarantee or recommendation for a specific property. See our full Disclaimer.
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