Tag Archives: condos

Recent Collective Sales in Mar 2018

1. Goodluck Garden (SGD $610M), Upper Bt Timah/Beauty World

The 210-unit residential developmen)t along Toh Tuck Road, has been sold collectively to the Qingjian Group of Companies for S$610 million. The sale price translated to a land price of about S$1,210 per square foot per plot ratio (psf ppr).  Each owner  should receive from S$924,000 to S$3.51 million upon the successful sale. The apartment sizes range from 95 sq m to 182 sq m, and the two shops are 30 sq m and 91 sq m, respectively. The development has a site area of 33,457.2 sq m. It is within minutes’ walk from Beauty World MRT Station. Based on a potential gross floor area of 46,840.08 sq m.3

2. Toho Mansion (SGD $120.43M), Holland Village

KBD Ventures, a subsidiary of construction and property developer Koh Brothers, has won the collective sale tender for Toho Mansion in Holland Road for S$120.43 million or around S$1,805 per sq ft per plot ratio. The freehold site, which has an area of 4,427.8 sq m and a plot ratio of 1.4, can be redeveloped into a potential gross floor area of 6,818.7 sq m, including a 10 per cent bonus balcony area.

Toho Mansion is a walk-up apartment complex with two four-storey residential blocks consisting of a total of 32 apartments. It sits on an elevated site next to a Good Class Bungalow housing estate and is in close proximity to Holland Village Shopping Centre and Chip Bee Gardens. Its many positive attributes include the coveted freehold tenure, single ownership, prestigious Holland Road address, high development baseline and the convenience of Holland Village, Chip Bee Gardens and the MRT station located right at its doorstep.

3. Makeway View (SGD $168M), Newton

A unit of Bukit Sembawang Estates has successfully tendered for the sale en bloc of the freehold Makeway View for S$168 million. The sale price reflects a land rate of S$1,626 per sq ft per plot ratio (psf ppr), including an estimated development charge of about S$21.26 million. Owners of the estate’s 28 apartments and four penthouses are expected to receive gross sale proceeds of between S$3.86 million to S$10.74 million per unit.

4. Katong Park Towers (SGD $345M). District 15

The owner of the biggest penthouse in the development will rake in $12.08 million after a unit of Bukit Sembawang Estates bought the estate for $345 million, which was about 20 per cent above the reserve price of $288 million.

Other owners will receive proceeds ranging from $2.25 million to $3.23 million, depending on their floor area and size. Katong Park Towers comprises 111 standard apartments, five penthouses and two commercial units, all on a land area of 140,758 sq ft. It is about 200m from Katong Park MRT, which is slated for completion in 2023.

The site has a plot ratio of 2.1 and a maximum building height of 24 storeys. The site is not affected by any traffic impact study. Katong’s rich heritage and rejuvenation initiatives under the Kallang Masterplan presents a great value to the developer.

5. Eunos Mansion (SGD $220M), District 14

Fragrance Group has snapped up the freehold Eunos Mansion for S$220 million in a collective sale. The owners at the 111,735 sq ft site, bound by Jalan Eunos and Bedok Reservoir Road, are expected to receive between S$1.48 mil ion to S$2.19 million, while the those of penthouses will receive S$3.55 million and S$4.7 million, respectively.

With a plot ratio of 1.6, that translates to S$1,118 per plot ratio, including a 10 per cent bonus balcony. The site could yield a mid-sized condominium project, given its proximity to the up-and-coming Paya Lebar Regional Centre and business parks at Eunos and Bedok Reservoir. There are no development charges payable due to its high development baseline.



Recent Collective Sales in Feb 2018

1. City Towers (SGD $401.9M). District 10

The freehold condominium development in District 10 was sold for $401.9M in early Feb 2018. Each unit’s owner was to receive between $2.78M – 11.5M. The project consists of 77 units and sold 13% above reserve price. The rate was $1,847 psf ppr (including a $3.5M development charge). The site has a land area of about 104,531 sq ft (with a plot ratio of 2.1), and can be redeveloped to 24 storeys of 190 new units (average size of 1098 sqft). JAPURA Development, linked to Hong Kong tycoon Li Ka-shing’s Cheung Kong empire, is the party that clinched City Towers.

2. Pearl Bank (SGD $728M), Outram Park Vicinity

The iconic Pearl Bank Apartments was recently sold to Capitaland at $728M in mid Feb 2018. The price matches the reserve price of the owners, which translates to $1psf. ,515 psf ppr after factoring a $201.4M premium for a lease top-up to a fresh 99-year lease. The site has a land size of 82,376 sqft of existing plot ratio of 7.45. There are plans to redevelop the site into a 800-unit condo project of total GFA of 613,530 sqft. Break even prices are expected to be $2,000-2,250 psf. The project is located near to the Outram Park MRT interchange and Chinatown, and future units are likely priced to be between $2,400 – $2,600 psf.

3. Brookvale Park (SGD $530M), Sunset Way

Brookvale Park, a 160-unit development in Sunset Way, has been sold to Hoi Hup Sunway, a joint venture between Hoi Hup Realty and Sunway Developments, for $530 million. The sprawling 999-year leasehold land is in a central yet lush setting. The sale price reflects a land rate of about $932 per sq ft per plot ratio, after factoring in an estimated development charge of about $26 million. Each owner would expect to receive gross sales proceeds of between $2.5 million and $4.4 million per unit. The site is a short drive away from Holland Village and Bukit Timah Nature Reserve, and near reputable tertiary and international education institutions such as Ngee Ann Polytechnic, Singapore Polytechnic, National University of Singapore, Singapore University of Social Sciences and Canadian International School.

4. Riviera Point (SGD $72M), River Valley area

Riviera Point in Kim Yam Road was sold to Macly Group, a Singapore property developer in Mid Feb for $72M. Riviera Point’s site area stands at 14,579 sq ft. The use of the land has been zoned as “residential” with a plot ratio of 2.8 and a height control of 36 storeys. The verified existing gross floor area is about 49,265 sq ft, which translates to a plot ratio of 3.379.

5. Cairnhill Mansion (SGD $362M), Cairnhill Road at District 9

The development in Cairnhill Road was sold to Singapore-listed property developer Low Keng Huat for SGD $362M. Cairnhill Mansions, an 18-storey block comprising 61 apartments, sits on a land area of about 43,103 sq ft. The price tag works out to $2,311 per square foot per plot ratio (psf ppr).



Auctioned properties now at 6-year high

According to Business Times over the weekend, it was reported that there are more properties put up at auctions but much less were sold. Though there were 796 properties put on auction according to Colliers, only 33 were sold. This success rate of 4.1% is less than an average of 6% over the past 5 years. There is still a big price gap between sellers and buyers resulting in stalemates in most of the auction sales. Most of the properties that are suffering from the lull belongs to the high end private residences and high-quantum priced homes (such as landed homes above 3000sqft and condos of more than 1500 sqft).

Rents to fall with the incoming condo supply?

It’s fast turning into a tenants’ market with an impending flood of new apartments set to drive down rents.

Landlords have less reason to cheer, given that they are already battling the effects of cutbacks on foreign employment and shrinking expatriate housing budgets.

Market experts warn that it is not just owners at newly completed developments who might have difficulty finding tenants or securing higher rents. Investors at older properties nearby are likely to feel the heat from the sheer number of new units as well.

“When many get the keys to their new houses at the same time, there could be as many as 30 to 40 people who want to rent out their units all at once,” said market expert.

“Existing tenants in older flats nearby will always think about moving across to a newer flat, with brand new furnishings.

“And these new units may end up having a lower rental rate because of the competition.”

Industry players have long flagged the mounting supply of new condominium units as a pressing concern. In the past year alone, about 16,000 non-landed private homes were completed, according to Urban Redevelopment Authority figures.

Look further ahead and the situation becomes even more alarming for landlords: There are 25,000 new units expected to be completed between this quarter and the end of next year, with more than half in the suburbs.

A significant proportion of the 16,000 already built in the past year have been erected amid clusters of new homes, indicating that certain parts of the island are already experiencing a sudden supply glut, according to consultants DTZ.

About 2,300 units have been completed over the past year in the Katong, Joo Chiat and Amber Road precinct, also known as District 15. This includes The Shore Residences, a 408-unit condo, and the 383-unit Silversea – both developed by Far East Organisation.

Another 239 units at Hong Leong Holdings’ The Meyerise condo were completed this year.

In District 19 – which encompasses Punggol, Sengkang and Hougang – 2,300 new units have hit the suburban precinct in the past year.

This will be followed by a further 3,000 condo units over the next 12 months, with the completion of projects such as Sim Lian’s 882-unit A Treasure Trove and Keppel Land’s 622-unit The Luxurie.

“Because these areas have seen the largest increase in the supply of non-landed units in the past year, they are likely to see the most rental pressure as tenants would have a wider selection of options, increasing their bargaining power,” said market analyst.

Experts note that areas that are well-connected to transport nodes or have malls and popular schools could have enough rental demand to soak up the fresh supply.

Still, landlords with units in outlying districts do not just face competition from new completions in the immediate vicinity.

“Tenants who intend to rent a unit in a suburban condo can rent a unit anywhere in the suburban areas, all things being equal, unless they have very strong reasons for living in a particular area.”

DTZ’s analysis also showed that median rents at older condos slipped in the six months after completion, although they picked up subsequently.

At The Interlace, a 1,040-unit project in Depot Road, median rents fell 12 per cent to $3.04 per sq ft (psf) six months after it was completed.

In the three months after it was ready for occupation, rents at the 775-unit condo The Anchorage in Alexandra Road slipped 8 per cent to $3.03 psf.

Elsewhere, the numbers point to a potential glut in the vicinity of Dairy Farm Road and Hillview Avenue.

Two new condos were completed there in the past year – accounting for 710 apartments – but supply is gathering pace with at least 1,500 additional units from three new developments due for completion by 2016.

These will add to a substantial supply from the handful of older projects nearby.

SP Setia’s 483-unit Eco Sanctuary, which was launched in 2012, is expected to be completed in two years.

Far East’s mixed-development The Hillier is partially completed.

It opened the commercial component hillV2 earlier this year. The 528 residential units are expected to be ready next year.

For Rent – The Centris (D22)

Above the MRT, Bus interchange and Jurong Point, this is the most convenient place for individuals and families in the West. Opp is the public library and the community club. Furnished and avail from Mid Nov. Call David @ 94772121 for more details.

S$ 4,300 / month   |  S$ 3.30 psf   |  1,302 sqft (120.96 sqm)    |  3 Beds


Resale prices of non-landed private homes dip in September, but volume increases

Resale prices of non-landed private homes fell 0.3 per cent in September from the previous month, SRX Property said in its flash report on Tuesday.

The lower figure was attributed to a 2.1 per cent fall in resale prices of homes in the Outside Central Region (OCR).

In comparison, prices of non-landed private homes in the Core Central Region (CCR) and Rest of Central Region (RCR)went up by 0.9 per cent and 2.9 per cent, respectively.

Prices of homes in the CCR has continued to rise after a 4.2 per cent gain in August.

According to the the SRX Property report, resale prices of non-landed private homes have dropped 4.6 per cent from September 2013. They are also 5.6 per cent lower from a peak in January this year.

On the other hand, resale volume increased by 15.3 per cent in September. An estimated 468 Non-landed Private Residential units were resold in September, up from 406 transacted units in August.

Year-on-year, resale volume improved 13.3 per cent compared with 413 units resold in September 2013. Resale volume is down 77.2 per cent when compared to its peak of 2,050 resold in April 2010.

Rental volume decreased by 14.0 per cent in September. An estimated 3,171 Non-landed Private Residential units were rented, down 14 per cent from the 3,688 units rented in August.

Year-on-year, rental volume in September 2014 is 8.7 per cent higher compared with the 2,916 units rented in September 2013.

Rental prices have also continued to fall. According to the SRX Property, rents dipped 0.2 per cent in September compared to August.

Non-landed private residential units in RCR and OCR saw decreases in rent of 0.6 per cent and 0.9 per cent respectively, while units in CCR posted a rent increase of 0.3 per cent.

– See more at: http://business.asiaone.com/property/news/resale-prices-non-landed-private-homes-dip-september-volume-increases#sthash.RZNc85Vd.dpuf

Resale volumes of condos plunge in Q2 ’14

In yet another sign of a stalemate between buyers and sellers, resale volumes of private condominiums have fallen to levels last seen during the Global Financial Crisis, with the bloodbath of declines seen splattered islandwide.

While sellers with strong holding power seemed unwilling to let go of their units at much-lower prices, District 18 in the east and District 27 in the north appear to have held up well in resale volumes for the second quarter.

District 18, which comprises Tampines and Pasir Ris, saw resale volumes inch up 5.6 per cent in the second quarter this year to 57 transactions compared to the year-ago period before the total debt servicing ratio (TDSR) kicked in on June 29, 2013.

Resale volumes of private condos in District 27, which covers Yishun and Sembawang, were flat at 18 transactions in the second quarter, compared to the same quarter last year.

Their resilience came against a plunge in resale volumes islandwide.

Total resales of private condos stood at 1,314 units in the second quarter, accounting for 31.9 per cent of all private non-landed residential transactions. This is moderately higher than the 29.9 per cent in the same quarter last year but lower than the 40.9 per cent in the fourth quarter of 2012.

District 7 comprising Middle Road and Golden Mile and District 19 covering Serangoon Garden, Hougang and Punggol saw the biggest falls in resale volumes across districts. Transactions in District 7 fell to two units in the second quarter from 12 in the second quarter last year while that in District 19 plummeted to 57 units from 164.

The comparisons of resale volumes before and after TDSR are based only on caveats lodged, which typically represent some 80 per cent of the market. This illustration excludes new sales as they are driven mainly by new launches that may not have taken place in certain districts. The heterogeneity of property units also prevent direct comparisons on price movements over time without controlling for quality differences through constructing an index, a weighted scheme or tracking repeat sales.

Nicholas Mak, executive director of SLP International, noted that much of the resales caveats were for family-size units. “The marketing activities of new projects in that district could have attracted buyers, who may have later decided to buy resale properties as they were cheaper in per square foot (psf) terms.”

New launches in District 18 included City Developments’ Coco Palms in Pasir Ris, which has moved over 560 units at a median price of S$1,020 psf since its launch in May. MCC Land managed to sell more than 100 units at The Santorini in Tampines since its launch in April at a median S$1,113 psf, according to URA’s developer sales data. In comparison, median prices of resale units in District 18 stood at S$897 psf in the second quarter.

The lack of new launches in certain districts could also have the converse effect on the resale market – as seen in Districts 19 and 12 (Balestier, Toa Payoh, Serangoon), Mr Mak added.

R’ST Research director Ong Kah Seng noted that buying interest for homes in Pasir Ris is supported by well-tested leasing demand, especially from the Changi Business Park. The decentralisation of the banks’ non-core back-office operations to the business park and increased foreign professionals in the technology sector have also expanded the potential tenant pool in the eastern part of Singapore, he noted.

At the other end of Singapore, District 22 (Jurong) also registered a marginal 4.3 per cent year-on-year drop in resale transactions of private condos in the second quarter, possibly finding some support from renewed interest in the area given URA’s masterplan to transform Jurong Lake District, consultants observed.

All transactions (new sales, resales and subsales) involving private condos have slumped 40.7 per cent year-on-year in the second quarter to 4,118 – similar to the levels last seen during the 2008-2009 Global Financial Crisis.

Based on the URA property price index for non-landed homes, prices of private condos transacted in the second quarter have fallen to levels last seen in the fourth quarter of 2012. Prices in the Core Central Region (CCR) fell by a larger magnitude to a level similar to that in the fourth quarter of 2010.

OrangeTee head of research and consultancy Christine Li noted that the drop in foreign purchases due to the additional buyer’s stamp duty (ABSD) has hurt the CCR market segment, as foreign buyers make up a significant portion of this segment.

“Secondly, the implementation of loan restrictions such as loan-to-value limits and the TDSR framework have hurt properties with high quantums,” she added. “As such, CCR properties have not held up as well as RCR (Rest of Central Region) and OCR (Outside Central Region). This trend is likely to persist until current cooling measures are tweaked.”

But given the exuberant run-up in property prices since the second half of 2009, sellers who sold their units recently are unlikely to have suffered a loss, though they could be making less profits than if they had sold their units last year, consultants noted.

A random sampling by SLP International on resale transactions in the second quarter showed that most of the sellers did not incur losses in the resale market because a majority of them bought their units more than three years ago when the prices were cheaper and they did not have to pay the seller’s stamp duty for properties that they have held for more than four years.

BT_20141007_LKMAP_1304586 BT_20141007_LKMAP7A_1304814



No.1 DUO Residences (S$2,585psf)


Location: 1 Fraser Street

Highest $psf sold: S$2,585

Transacted $ per unit: S$1,085,000

Tenure: 99 yrs from 2011-Jul-1

Floor Square Feet per unit sold: 420psf

DUO Residences is an extraordinary iconic development soon to highlight the busy sparkly streets of Bugis, Singapore. Duo Residences will stand attractively as a prestigious mixed development comprising of elegant residence units, grade-A offices, an outstanding 5-star hotel and a wide array of retail galleries, all within the embrace of one welcoming environment.

Soon to greet you on 2017, this lofty and towering icon is set to transform the Bugis skyline with its 660 residential luxury units, along with a 21-storey Grade-A offices. Duo Residences also comes with an exalted 5-star hotel and an immense retail space close to 80,000 square feet, all embraced within a park-like environment. It is recognized to be the natural extension from the established convention, office and hotel hub at Marina Center. Choose from our unit types (1-Bedroom, 2-Bedroom, 3-Bedroom, Penthouse) that suit your needs and comes with complete condo facilities that will sweep you off your feet.

No.2 CITY LOFT (S$1,780psf)

City loft 1 City loft 2

Location: 363 Race Course Road

Highest $psf sold: S$1,780

Transacted $ per unit: S$613,000

Tenure: FreeHold

Floor Square Feet per unit sold: 344psf

5 minutes walk to Farrer Park MRT station.

Total of 40 units which comes with pool, gym and playground. Centralized location, near to future developments.

No.3 The Urbanite (S$1,734psf)

the urbanite

Location: 29 Hertford Road

Highest $psf sold: S$1,734

Transacted $ per unit: S$840,000

Tenure: FreeHold

Floor Square Feet per unit sold: 484psf

The Urbanite is within 1 km from St. Joseph’s Institution (Junior), Anglo-Chinese Junior School and Farrer Park Primary School.

It is also in close proximity and well connected to Novena, Orchard and Bugis with walking distance to Little India and Farrer Park MRT stations.

No.4 CityLights Condominium (S$1,733psf)

citylights2 citylights1

Location: 90 Jellicoe Road

Highest $psf sold: S$1,733

Transacted $ per unit: S$1,175,000

Tenure: 99 yrs frm 05-Jan-2004

Floor Square Feet per unit sold: 678psf

Citylights is a 99-year development located at Jellicoe Road in District 08. Completed in 2007 and scaling 42 storeys high, it comprises 600 units and has breath taking views of the city. Citylights has full facilities, including a lap pool, BBQ pits, gym, fitness area, tennis courts, Jacuzzi, clubhouse, landscaped gardens with waterfall and a playground. Citylights is just a short walk away from Lavender MRT station and numerous bus services. The Raffles Hospital is located close by, as are several shopping centres and markets.

No.5 8 Farrer Suites (S$1,699psf)

8 Farrer Suites

Location: 8 Sing Joo Walk

Highest $psf sold: S$1,699

Transacted $ per unit: S$1,060,800

Tenure: FreeHold

Floor Square Feet per unit sold: 624psf

At the heart of 8 Sing Joo Walk, Singapore District 08, 8 Farrer Suites imposes 34 well-designed units ranging from 1 to 3 bedroom spaces as well as 1 to 2 bedrooms penthouse  units. It takes only 2 minutes to reach the Farrer Park MRT.

8 Farrer Suites location is also just minutes away from the popular City Square Mall, Tan Tock Seng Hospital and even the Medical Hub Connexion. One can as well drive to the closest hip of the city such as the Orchard Road Belt and Marina Bay. Exciting venue such as Sentosa and the Central Business District is also close by where numerous establishments, entertainment venues, bistros, pubs, recreational centres, shopping malls and many others are just a glimpse away.

Developers’ pessimism deepens in Q2 Rising construction costs, inflation, interest rates seen roiling market


DEVELOPERS are more pessimistic about the property market in the coming six months, citing rising cost of construction, inflation, and interest rates as factors that will likely have an adverse impact on market conditions.

The NUS-Redas Real Estate Sentiment Index Survey’s Future Sentiment Index – which measures sentiments towards the market outlook over the next six months – fell to 3.4 in Q2 compared with 3.9 in Q1.

A score under five indicates deteriorating market conditions while scores above five indicate improving conditions.

Meanwhile, the Current Sentiment Index slipped marginally, from 3.7 in the last quarter to 3.6.

Taken on a year-on-year basis, the Composite Sentiment Index (which measures overall sentiment) was weaker at 3.5 in Q2 compared to 4.5 previously.

Looking ahead into the next six months, the key potential risks are rising inflation/interest rates as identified by 75.4 per cent of respondents and rising cost of construction (63.1 per cent).

Equally worrying is the excessive supply of new property launches and a slowdown in the global economy, which were identified by 53.8 per cent of respondents.

However, 31.7 per cent of developers surveyed said that they expect moderately more residential launches in the coming six months, while 29.3 per cent said that they expect residential launches to hold at the same level.

In terms of unit price change, 26.8 per cent of them anticipate that residential prices will hold in the next six months, up from 26.3 per cent in the previous quarter. Majority of developers still expect unit prices to be moderately less (63.4 per cent compared with 64.8 per cent previously).

Of the various property sectors, prime and suburban residential sectors were the worst performing segments according to the survey.

The prime residential sector showed a current net balance of -72 per cent and a future net balance of -69 per cent; while the suburban residential sector showed a current net balance of -63 per cent and a future net balance of -65 per cent in Q2.

The current and future net balance percentage is defined as the difference between the proportion of respondents who have selected positive options and the proportion who selected negative options.

On the flipside, office was the best performing sector, with a current net balance of +41 per cent and a future net balance of +32 per cent.

In light of the high transaction cost and high property prices, 77.8 per cent of respondents said there will likely be strong outflows of investments into overseas real state markets in the coming 12 months.

These markets include the United Kingdom, Australia, and Malaysia.

Volume increase but price decrease for private residential homes resale

The number of private home resale transactions was a 7.9 per cent increase over May, but prices fell by 1.4 per cent in June, according to the Singapore Real Estate Exchange.

Resale prices for non-landed private residential homes continued to fall in June, reaching a 1.5-year low, according to the latest report by the Singapore Real Estate Exchange (SRX) on Monday (July 14).

Overall resale prices fell 1.4 per cent month-on-month to hit an 18-month low, with prices at their lowest since December 2012, according to the SRX Flash Report. Compared to the price peak in January this year, June prices are 4.7 per cent lower.

Prices fell for all three regions – Rest of Central Region (RCR), Core Central Region (CCR) and Outside Central Region (OCR) – with the city fringe area leading the fall by 3.2 per cent. This was followed by the core central area and the suburbs, which dropped 1.7 per cent and 0.3 per cent, respectively, SRX said.

The majority of districts – or 15 of 24 districts – saw zero or negative median Transaction Over X-value (TOX) in June. For districts with more than 10 resale transactions, districts 15 (Katong, Joo Chiat and Amber Road) and 10 (Bukit Timah, Holland Road and Tanglin) had the lowest median TOX at negative S$50,000 and negative S$37,000, respectively.

The number of resale transactions went up though, registering a 7.9 per cent month-on-month growth to reach an estimated 452 deals in June. Resale volume has gone up by 53.7 per cent since the beginning of year, the report said.

In terms of rental deals, prices slipped 0.8 per cent compared to May while volume went up 2.2 per cent over the same period. An estimated 3,151 whole units were rented out last month, according to SRX.