The Property Strategist, your guide to smart real estate risk planning
Clarity that converts into results.
Dulcie Liu Division is a PropNex team in Singapore. We help first-time buyers and upgraders make high-conviction property decisions grounded in data, positioning and a clear exit strategy, not market noise.
Rising Millionaire 2026achieved in 7 months
66 familieshelped secure their homes in 2025
$96M+in transactions in 2025
100 familiesour goal for this year
#DLPFAM
Dedicated
We do the research on every project before you commit, and we stay with you through to completion.
Loyal
Your goals set the plan. We give you straight answers, even when they aren’t the easy ones.
Partner
You’re part of every decision, from entry price to exit plan, with a team that explains each step.
Family
Once you work with us, you’re one of us. Clients come back, and they send us the people they care about.
Buying, selling or upgrading?
See the seven-point framework Dulcie uses to test every property, learn how she works, and book a no-obligation strategy consultation.
Dulcie Liu and the team
In Singapore’s real estate market, consistency, mentorship and long-term results rarely come together. Dulcie Liu‘s team stands out through a disciplined, data-driven approach.
The team is known for its mentorship culture, practical systems and hands-on guidance. Agents grow through structured prospecting frameworks, real-world negotiation strategies and on-the-ground coaching, with a focus on long-term development and collaboration rather than sales alone.
- ApproachFocused on entry price, future demand and exit potential, not just buying.
- Market edgeFinding undervalued units, overlooked subsales and discounted developer opportunities.
- ResultsClients have secured units $100K–$200K below surrounding market positioning.
A mentor realtor
Dulcie doesn’t just build her own sales. She helps new and aspiring agents build theirs.
Dulcie moved into real estate from finance. Her first big break came about six months in, marketing Bartley Residences, and by her second year she was earning a consistent five-figure monthly income. When friends and colleagues started asking how she did it, she began mentoring new agents. Today she leads that work through the Dulcie Liu Division.
How Dulcie mentors
- Guidance from end to end. Hands-on support at every step, from prospecting clients to securing listings and closing deals.
- Earn while you learn. Dulcie shares her listings so new agents can close deals with her and split the commission.
- A five-figure goal for everyone. Every agent works toward a consistent five-figure monthly income, with coaching on cash flow and setting money aside for marketing.
- Learning in the field. Agents join house viewings, door-knocking and cold-calling sessions to build their own client base.
- RES exam revision. Interactive revision classes for Papers 1 and 2 help aspiring agents prepare for their real estate salesperson exam.
- A close-knit team. A supportive, open environment where agents prospect together and help each other out.
“I involve a lot of my agents in my sales, so that way they get to earn while they are learning.”
Dulcie Liu, in EdgeProp
One of Dulcie‘s new agents, Clara Goh, went from joining house viewings to presenting her own listings and reached a five-figure monthly income within a few months.
See how to joinTeam awards 2026
Dulcie isn’t the only one collecting awards. Here’s what #DLPFAM agents have earned at PropNex this year.
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Able S.K TohGold Achiever, April 2026
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Able S.K TohSilver Growth Award
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Hazel TohGold Achiever, March 2026
Join Dulcie at PropNex
Switching from another agency, or starting out as a real estate salesperson (RES)? Here’s what to submit and when, for both the 2026 intake and the 1 January 2027 intake.
Start immediately, 2026 intake
Once approved, renew under PropNex for 2027 by 30 Nov 2026
Experienced RES, switching agency
- By 15 Sep 2026Click Switch in ACEAS and submit your PropNex eAdmission.
- Up to 10 working daysYour current agency supports the switch.
- By 29 Sep 2026Submit your RES application in ACEAS.
- By 30 Sep 2026PropNex submits your application to CEA.
- By 30 Nov 2026Once approved, renew your registration under PropNex.
Brand new or re-joining the industry
- By 29 Sep 2026Submit your PropNex eAdmission and your RES application in ACEAS.
- By 30 Sep 2026PropNex submits your application to CEA.
- By 30 Nov 2026Once approved, renew your registration under PropNex.
Start on 1 Jan 2027
No renewal needed. Applications open 1 Oct 2026
Experienced RES, switching agency
- 1 Oct to 15 Nov 2026Click Switch in ACEAS and submit your PropNex eAdmission.
Brand new or re-joining the industry
- From 1 Oct 2026Submit your PropNex eAdmission and your RES application in ACEAS.
Check these before you apply
- CPF requirement met, including your MediSave contributions.
- CPD completed for the 2026 cycle, if you’re an experienced or re-joining RES.
CEA rejects applications that don’t meet these requirements. Your agency can’t verify them for you, so make sure they’re done before you submit.
Your onboarding checklist
Choose your situation, then tick off each step as you go. Your progress is saved on this device.
All steps done. WhatsApp Dulcie so she can welcome you to the team.
WhatsApp Dulcie: +65 8722 4600Register your interest with Dulcie
Send your details and Dulcie will guide you through every step of your move to PropNex, from eAdmission to your first listing.
WhatsApp Dulcie: +65 8722 4600Dates are based on PropNex’s 2026 RES recruitment guidance and may change. Confirm the latest requirements with CEA and PropNex before you apply.
PropNex Rising Millionaire 2026
A millionaire achiever in 7 months.
Dulcie Liu has been named a PropNex Rising Millionaire for 2026, an achievement she reached within just seven months.
It builds on a year of momentum: Gold Achiever in January, Platinum Achiever in February, Super Platinum Achiever in March, and 66 families helped in 2025. The same data-driven approach behind these results is what every client of the Dulcie Liu Division gets.
Recognition
This isn’t about awards. It’s about what’s behind them: clearer strategy, stronger positioning and a system that compounds results.
3 months, 1 directionPropNex achiever awards, January to March 2026
Gold AchieverJanuary 2026
Platinum AchieverFebruary 2026
Super Platinum AchieverMarch 2026, ranked #26
- FeaturedSingapore Business Review, named one of Singapore’s 20 most notable real estate agents under 40
- FeaturedPropertyGuru, for the sale of a Geylang HDB flat with city views at $910,000, March 2018
- SpeakerCNA938 Open House, sharing the challenges, risks and emerging trends in Singapore property
- 2025PropNex Platinum Achiever, 2025
PropNex Gala 2026
Dulcie at the PropNex Gala 2026, celebrating a year of results with the agents and leaders she works alongside.