We study what's next — then we build it.
Our products are shaped by active research into how the real estate industry is changing. We focus on the intersection of regulation, technology, and practitioner reality — particularly in Singapore and the broader Southeast Asian region.
What we're working on.
Digital Conveyance
Active ResearchThe legal transfer of property remains one of the most paper-intensive processes in commerce. We are researching how digital identity, smart contracts, and regulatory frameworks can compress the conveyance timeline from weeks to hours — without sacrificing legal certainty.
Integrative Real Estate
Active ResearchThe future of real estate is not siloed — it connects data intelligence, moving logistics, financing, insurance, and living platforms into one seamless lifecycle. We are mapping what this integrative model looks like in Singapore's regulatory environment and how it scales regionally.
Regional Market Fragmentation
OngoingSoutheast Asia's property markets share superficial similarities but diverge sharply in regulation, tenure structure, and buyer behaviour. We study how technology platforms can adapt to this fragmentation without sacrificing coherence.
Proptech Adoption Among SME Agencies
OngoingWhy does adoption fail? We study the behavioural, structural, and financial barriers that prevent small agencies from adopting technology — and design our products in response to what we find.
Policy & the Digital Built Environment
MonitoringSingapore's Smart Nation agenda and BIM mandates are reshaping how property data is created and governed. We track how policy evolution creates both constraints and opportunities for practitioner-facing platforms.
The Digital Conveyance Thesis.
In Singapore, transferring legal title to a property involves weeks of back-and-forth between buyers, sellers, lawyers, banks, the Singapore Land Authority, and CPF. Despite the country's advanced digital infrastructure, the process relies heavily on paper documents, wet signatures, and manual verification.
Our research explores how this can change. Digital identities verified against Singpass, option agreements executed via smart contracts, title searches that resolve in seconds rather than days, and stamp duty calculations that happen at point of execution rather than retrospectively.
The question isn't whether this is technically possible. It already is. The question is how to build bridges between the legal profession, regulators, banks, and practitioners that make this a reality — without leaving smaller agencies behind in the transition.
This is where Luminaire PropTech intends to play a role.
Our published thinking.
The Conveyance Gap: Why Property Transactions Still Live on Paper
An examination of the structural, legal, and technological barriers preventing digitisation of the Singapore conveyance process — and a framework for what full digitisation might look like.
Integrative Real Estate: Mapping the Connected Property Journey
A conceptual framework for a property journey that integrates search, financing, conveyance, moving, and living data into a single practitioner-accessible platform.
Adoption Failure in Proptech: Lessons from Singapore's Agency Market
Field findings from conversations with over 40 independent agents and boutique agencies on what proptech gets wrong — and what it takes to build tools people actually use.
Interested in our full research agenda or collaboration?
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