There are still lots of speculators lah. So many pple i know who bought this year just waiting for IR to open to flip. Then again many also not selling so fast so wont crash lor. Places like marina bay is too expensive already but since the owners are mostly deep pocket, we wont expect to see much problems despite rentals/capital value disparity there.

Firstly, there is a mile of difference between investors and speculators. Previously there were MORE speculators than investors in Singapore, e.g. those who put down 5% and expect to 'flip' and make 25%. However speculators are almost gone now which is good. There is nothing bad about investors. They typically don't expect to sell their properties within short period of time; they accumlate assets for their children or for retirement income. I think there are a large pool of investors, those who have been enriched by the previous en-bloc in 2007. Our population will inevitably increase and this will have impact on the property market. Inflation, high oil prices, construction costs, labour costs, etc will mean that our property prices will no longer be cheap. That's the reality.