singapore property weekly issue 106
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7/28/2019 Singapore Property Weekly Issue 106
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Issue 106Copyright 2011-2013 www.Propwise.sg. All Rights Reserved.
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ContributeDo you have articles and insights and articles that youd like to share
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CONTENTSp2 7 Red Flags to Watch Out for When
Buying USA Property
p8 Are the Effects of 7 Rounds of Property
Cooling Measures Wearing Off?
p12 Property Renting Tip #11: What if your rentalapartment is undergoing Enbloc?
p13 Singapore Property News This Week
p19 Resale Property Transactions (May 15 May 21)
Welcome to the 106th edition of the
Singapore Property Weekly.
Hope you like it!
Mr. Propwise
FROM THE
EDITOR
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By Gerald Tay (guest contributor)
In this article, I would like to provide you with
more specifics on the USA real estate market,
and educate those who have intentions to
invest there. I hope this article will help you to
separate the Truth and the Hype about
investing in the USA real estate market, and
provide a more credible source of advice than
that from a salesperson.
The advice and tips are below have been put
together with the help of my partners who are
American locals and professional real estate
investors themselves with more than 30 yearsof investing experience in the USA. The
advice below can also be generalized to other
large mature overseas real estate markets,
such as Western Europe.
7 Red Flags to Watch Out for When Buying USA Property
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There are a few red flags you should be
aware of as a foreign investor who wants a
predictable, safe property investment as part
of your retirement portfolio. If you come
across any of the below, say sayonara andwalk out of the room.
1. The rental is higher than market rent
and guaranteed by the government
Theres always a good reason why something
is cheap and guaranteed.
Theres a housing program in the USA called
Section 8 housing or the Housing Choice
Voucher Program. This program is also used
in other countries such as Brazil to house its
large homeless population.
Section 8 is a U.S. government housingsubsidy program to help people who dont
make very much or any money. They
generally have unstable income as well, and
no credit or bad credit. Essentially the local
government agrees to pay some portion of
their rent (usually 60% to 90% of rent) directly
to the landlord. The government will pay
landlords higher than market rents to attract
and compensate them for taking on higherrisktenants.
Theres no free lunch in this world. Even for
experienced local American investors, many
are shunning such types of properties for the
many drawbacks and disadvantages of
owning one, even though they can be verycheap.
As a Section 8 property owner, you will enjoy
less freedom and will have to follow a stricter
set of government laws and regulations. On
top of it, there are compulsory stringent
inspections made by home inspectors. Yourrent is absolutely controlled by the local
housing authorities, and you could also incur
high vacancy losses due to complex
procedures for the next tenant to be
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approved. You will also have to deal with the
not-so-nice tenants who destroy your property
because they dont own it, and worse, hefty
fines if your property does not meet the
stringent regulations.
As a foreigner buyer, you want to check if the
cheap property on sale is a Section 8. Unless
you are a local who stays there and can
oversee the entire tedious process of property
management such as screening the tenants,
property upkeep and the other active propertywork involved, Section 8 properties are NOT
for the busy part-time foreign investor who
wants a safe hassle-free investment.
Beware of local seminars and exhibitions
marketing such low-quality properties on
dreams of owning multiple properties to the
unknowing mass market investor at inflated
prices of USD$10,000 to USD$40,000 with
promised fixed yields as high as 20% a year.
2. Beware claims that properties with high
cash flow equal quality investments
Never confuse cash flow with quality,
because cash flow on paperdoesnt tell the
whole story. Older, low-quality properties
require more repairs, and have frequent
tenant turn-over. These things not only cost
you money, but time. In addition, a low-quality
property wont appreciate as rapidly as a
high-quality property.
3. Beware claims of motivated sellers who
offers bargain properties at below value
What exactly makes a property a bargain? By
definition, a bargain property has an
appraised or estimated value above what you
paid for it, i.e. a single family home appraisedat $100,000 that you purchase for $80,000.
The catch is this: if no one is offering to pay
$100,000, then the property is NOT actually
worth $100,000.
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(And if they are, your $80,000 bid will be
ignored.) If you purchased a $100,000
property for $80,000, youve just bought a
property worth guess what - $80,000.
What does it mean when the seller ismotivated? It means he has a property he
cant get rid of, or that he needs to sell so
quickly hes willingly to discount the price or
offer concessions. Too often, the truth behind
the motivated seller is that the property is not
a good investment. If it wasnt a goodinvestment for him, it probably wont be for
you.
Quality properties in good markets dont have
motivated sellers. And I only recommend
foreign investors to buy quality properties in
good markets.
4. Beware of buying overseas properties
in the best markets
A successful property deal doesnt have to be
the deal of the century for it to work for you.
For example, an investor emailed me recently
and said, I read an article in the newspaper
that said New York was one of the best
markets to invest in real estate today. Whydont I just invest in New York, and ignore the
otherstates?
First, what suddenly turned New York into one
of the best markets in the country? Prices
shot up dramatically in the past year, which
meant that it was no longer a great place tobuy. He was shooting himself in the foot!
Second, who cares about the article? Next
week there will be article about Detroitand
the week after that, Memphis, and the week
after that after.you get the point.. Trying to
keep tabs on the best markets in a hugecountry like the USA is a big waste of your
time. Its more important to find one good
market, buy there, and stay there.
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5. Beware of buying freehold land and
property marketed as affordable
Believe it or not, anyone can own an acre of
freehold land (43,560 square feet) for just
USD$10,000. Thats only USD$0.22 per
square foot! In huge countries like USA with
an abundant land supply, its never the worth
of the land that matters, but what is built on
that piece of land that will be profitable.
You can also own a freehold landed propertyfor as low as USD$1 per property and there
are many such properties available for sale in
the different US cities. i.e., Detroit. (Now you
know how some property gurus can claim to
own 100 properties)
You have to think logically and wonder why
many foreign investors are getting plucked by
some of these land banking companies and
property gurus who are re-selling these
cheap junk at inflated prices to the unknowing
foreign investor.
6. Beware ofcheap properties that claim
to come with high returns
For a predictably safe, quality and profitable
rental property such as Single Family Homes,
you should aim for high-quality homes in the
range of USD$100,000 to USD$180,000.
Such properties are located in very good
neighbourhoods with a good tenant profile,typically the affluent middle-class American
family.
The net rental yield will be between 7% to
10%, which is a safe and profitable
investment margin for many USA professional
investors. Do AVOID those that are marketed
below this price range and claim to give 20%
return a year.
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Are the Effects of 7 Rounds of Property Cooling Measures Wearing Off?
By Mr. Propwise
Its been almost five months since theannouncement of the seventh round of
property cooling measures by the government,
which imposed steeper stamp duties and lower
loan-to-valuations for mortgages. Have the
measures had their intended effect to curb the
rapid rise of property prices in Singapore?
2013Q1 URA PPI moderated, but prices
accelerated in April
If we look at the 0.6% increase in the 2013Q1
URA Property Price Index, a slowdown from
the previous quarters 1.8% increase, it might
appear that the cooling measures have hadsome impact to slow the growth of property
prices.
But the recent flash estimate of the Singapore
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Residential Price Index (SRPI) published by
the Institute of Real Estate Studies at the
National University of Singapore indicated that
home resale prices accelerated to a 1.9%
increase in April, compared to a 1.1%
increase in March.
In particular, prices of private homes in the
Outside Central Region rose the fastest by
2.4%, while homes in the Central Region rose
by 1.3%. Even prices of shoebox units
(defined by the SRPI as units of size 506square feet and below), also increased by
1.8% versus the 0.8% increase in the
previous month.
Resale transaction volumes picking up
Looking at the volumes of private residential
property sales tells a similar story of aproperty market that is raging on, shrugging
off whatever shackles the government has
been trying to throw on it.
After a dip in February due to the market
uncertainty of the impact of the seventh round
of measures, volumes recovered strongly in
March. While there was a dip in the total
transaction volumes in April, likely due to a fall
in the amount of new launches by developers,
resale volumes have been steadily recovering
with an estimated increase of 20% in April
after a 65% increase in March.
Figure 1 Monthly Residential Sales
Volumes (from
PropertyMarketInsights.com)
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Real estate agency PropNex has been
quoted as saying that resale transaction
volumes also increased by roughly 20% in
May, continuing this trend of recovery.
Anecdotally, they said that buyer inquiries andthe number of viewings have also improved
due to the buyer perception of better value
and rental yields in the resale market.
All of the above suggests that after a brief
respite in February, market volumes and
prices are roaring back. This is despite sevenrounds of property measures which have
greatly increased the transaction costs of
buying property and reduced the leverage
that buyers can take, the constant
government naggings to talk the property
market down, the slowing growth rate of thenon-Singaporean population, and in the face
of the large supply of more than 100,000
residential units (including public housing) in
the pipeline.
I believe that this goes to show the
overwhelming impact that ultra-low interest
rates have had on the market, which have
distorted asset prices and created an
insatiable hunger for yield and an expectationof unstoppable price increases in the minds of
buyers.
Developers setting lower prices for new
launches?
But with many properties now only offering
yields of 2% to 3%, what happens when
mortgage rates normalize back to 4%?
Things may already be changing at the
margin, with the United States Federal
Reserve now suggesting that its easy
monetary policy may eventually be tapered
off.
While demand for property is still strong,
buyers are increasingly becoming more
selective and going into bargain hunting
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mode. We are also seeing signs of developers
reacting by reducing launch prices. For
example, CDL launched the 616-unit Jewel
near Buangkok MRT over the weekend, pricing
it at around S$1,100 per square foot, around15% below that of new projects one MRT stop
away on both sides (i.e. between Sengkang
and Hougang stations). We may be entering
an environment where developers can still sell
units but only at the right price.
Meanwhile, watch out for a potential eighth
round of property measures from the
government. Perhaps eight will be the lucky
number (at least for property buyers)?
By Mr. Propwise, founder of top Singapore
property blog Propwise.sg, a CharteredFinancial Analyst and resident real estate
analyst at PropertyMarketInsights.com, a site
to help property owners and investors make
profitable decisions in uncertain times.
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In the event your rented property is to be soldfor enbloc redevelopment, you can give your
Tenant three to six months notice in writing to
terminate the Tenancy Agreement.
Do ensure this consideration is included in
the TA when your unit is undergoing
enbloc.You do not want to be in a situation
where you have to pay compensation to the
Tenants when you are not able to fulfill the
lease agreement.
By Eileen Tan and Ui Wei Teck, property
investors and authors of Enjoying Mid-LifeWithout Crisis. This tip and dozens more are
from theirbook.
Property Renting Tip #11: What if your rental apartment is undergoing Enbloc?
SINGAPORE PROPERTY WEEKLY Issue 106
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Singapore Property This Week
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Residential
Developers optimistic about EC market
Provisional results on 31 May 2013s tender
for an EC site in Sengkang showed
developers confidence about prospects for
this market segment, despite measuresintroduced in January. More recently, there
have been strong hints from the government
that it will change its housing subsidy of up to
$30,000 for first-time buyers who pick up an
EC unit from a developer. At the tender
closing on 31 May, a 99-year EC site inAnchorvale Crescent drew a top bid of
$330.65 psf ppr from Qingjian Realty (South
Pacific) Group. Colliers International noted
that the healthy participation rate as well as
the robust competition among the top bidderssignified developers optimism towards the
EC market. Jones Lang LaSalle noted that
the $331 psf ppr top bid surpassed the
$296.48 psf ppr for the Sengkang West Way
site last November by 11.5%, suggesting that
EC land prices in this part of Sengkang areon the increase due to stronger demand by
developers. The site tendered is near
Farmway LRT Station and Sengkang
Riverside Park. Qingjian Realty (South
Pacific) Group forecasted the average selling
price for the project to be in the $730-780 psfrange.
(Source: Business Times)
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8,000 SBF, BTOs for sale
HDB has put 8,000 flats up for sale in a joint
BTO and SBF exercise. 4,900 BTO units are
on offer across five non-mature estates: Choa
Chu Kang, Hougang, Jurong West,Sembawang and Woodlands. The remaining
3,100 are balance flats spread across 26
mature and non-mature estates. For the BTO
projects, 682 three-room to five-room flats in
Choa Chu Kang are offered at $140,000 to
$308,000. 292 studio apartments in Hougangare priced from $76,000 while 314 three-room
and four-room units on average cost
$171,000 and $268,000 respectively. There
are 478 two-room to four-room flats offered in
Jurong with prices starting at $94,000 for the
two-room units and $260,000 for the four-room flats. Three projects were launched in
Sembawang situated between Sembawang
Road and Sungei Simpang Kiri. A total of
2,116 two-room to five-room units are up for
sale, with prices starting at $82,000 for two-
room flats, and $314,000 for the five-room
units. The final project is in Woodlands, with
1,018 three-room to five-room flats for sale,
whose prices range from $133,000 to$276,000. Under the SBF exercise, flats vary
in sizes and are spread out across the island,
ranging from a $145,000 two-room flat in
Pasir Ris to a $760,000 executive flat in
Queenstown.
For this latest launch by HDB, there are threenew housing measures. First, the Parenthood
Priority Scheme will enable married couples
who are expecting their first child and are
buying their first flat to benefit from a quota of
30% of BTO flats and 50% of SBF units.
Second, two- and three-room flats in non-mature estates set aside for second-time
buyers who wish to downsize have been
doubled from 15% to 30%, 5% of which will
be reserved for divorcees or widows with
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children below 16 years old. Under the third
new scheme, HDB will set aside 50% the
studio apartments for elderly buyers who wish
to downsize from their current home nearby.
(Source: Business Times)
Effects of Jan cooling measures unclear:
NUS
A paper from NUSs Institute of Real Estate
Studies (IRES) argues that it is unclear that
the cooling measures announced in Januaryhave been successful in mitigating home
price inflation. It was found that while price
volatility seemed to have reduced due to
earlier policy measures, the magnitude of
month-on-month price changes has increased
for the overall SRPI since October 2012.Knight Frank suggested that this could be due
to a high proportion of buyers who are
investors of completed homes in Central
Region. IRES argued that following the latest
January measure, transaction volumes and
prices fell in February but have since
recovered thanks to the strength of the
housing market in Non-Central Region, withits 13.5% year-on-year increase, compared
with a 3.2% gain for the Central Region.
Flash estimates from IRES on 28 May 2013
showed that the overall SRPI grew 1.9%
month-on-month in April. The Central Region
sub-index climbed 1.3%. In the non-CentralRegion, prices climbed 2.4% after dropping
0.2% in March. Year to date, the biggest
increase of 5% has been recorded for the
small unit sub-index followed by Non-Central
Region (3.9%). Prices in Central Region have
appreciated 1.6%, while the overall SRPIincreased 2.8%.
(Source: Business Times)
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Market welcomes once again House of Tan
Yeok Nee
The House of Tan Yeok Nee, a gazetted
national monument along Penang Road, is
back on the market. Its owner ERC Holdings,
which purchased the freehold property at
slightly over $60 million last year, is believed
to be looking at over $100 million. The House
of Tan Yeok Nee was built in 1880s and
named is named after a wealthy Teochew
businessman, and was restored in 2000. The
property sits on land of about 32,000 sq ft
with a strata area of about 58,000 sq ft and its
net lettable area at about 23,000 sq ft. The
property is currently fully leased to the
University of Chicago Booth School of
Business, and the lease will run out in 2015.The tender for The House of Tan Yeok Nee
will close on July 5.
(Source: Business Times)
Commercial
Offices in Spore among the costliest in
Asi-Pac region
Despite the downward trend in Spore primeoffice rents, they remain among the highest in
the Asia-Pacific region. Hong Kong, Tokyo
and Singapore were ranked as the three most
expensive office locations among 28 Asia-
Pacific cities in 1Q13, according to the
Commercial real estate consultancy ColliersInternational. Q1 annual gross rents of
Singapore's CBD Premium and Grade A
office space were US$81.19 psf, with a q-o-q
fall of 2.4% from US$83.21 psf in 4Q12. The
average monthly gross rents of Singapore's
CBD Premium and Grade A office space
eased by 0.7 per cent q-o-q to S$8.41 per sqf
end of March, whereas Grade A office rents in
Hong Kong only rose q-o-q by 0.03% in
1Q13.
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The office rent differential between the cities
has increased from 35.6% in Q4, 2012, to
39%in 1Q13. Colliers predicted rents to
continue sinking and cited, however, that
rental demand in Singapore could rise due toits regional hub status and the upturn in its
economy.
(Source: Business Times)
Freehold building up for sale with $37m
reserveA freehold industrial building off Paya Lebar
Road is up for sale by public tender at a
reserve price of $37 million. Henley Industrial
Building, which is located at a 27,161 sq ft
site and has a plot ratio of 2.5, works out to a
cost of $545 psf ppr. No development chargeis payable for the four-storey development,
which now has 17 industrial units and is
zoned "Business 1". CBRE, which is handling
the sale, said that the breakeven cost for the
site was $792 psf. Similar units such as
Primex and AZ@Paya Lebar have been sold
at between $850 and $1,300 psf. CBRE also
noted that companies were increasingly
looking to own their own premises given thecurrent low interest rate environment. The
area is close to major public transportation
nodes, including the Bartley MRT station, and
the upcoming Paya Lebar Commercial Hub is
a short drive away. The tender closes at 3pm
on July 5, 2013.
(Source: Business Times)
Over longer term, Marina Bay rents will
head north
Rents at Marina Bay are expected to head
north following a period of consolidation evenas businesses are drawn south to Marina Bay
from the CBD. Average gross rents for Grade
A offices in Marina Bay were 17.5% higher
than those at Raffles Place in 1Q13,
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at $10.12 psf per month versus $8.61 psf per
month in the CBD. CBRE noted that Marina
Bay has historically commanded higher office
rents due to its large floor plates of more than
30,000 sq ft, which are ideally suited to therequirements of major multinational
companies and financial institutions. Rents in
Marina Bay are expected to creep upwards
from 2014 after this period of consolidation.
CBRE predicted rents in the Marina Bay area
to breach $12 psf over the next two to threeyears, given the limited supply in the area. As
for the residential component M+S noted a
healthy interest for the residences, which
range from one- to four-bedroom units,
including penthouses. Comprising 1,042 units,
Marina One Residences is slated to belaunched in H2 this year.
On the office front, Marina One will offer floor
plates of up to 39,000 sq ft, and two high-
density floors of about 100,000 sq ft each,
located on higher floors.
(Source: Business Times)
SINGAPORE PROPERTY WEEKLY Issue 106
http://propertymarketinsights.com/ -
7/28/2019 Singapore Property Weekly Issue 106
20/21
Page | 19Back to Contents
Non-Landed Residential Resale Property Transactions for the Week of May 15 May 21
Postal
DistrictProject Name
Area
(sqft)
Transacted
Price ($)
Price
($ psf)Tenure
2 INTERNATIONAL PLAZA 1,033 1,095,000 1,060 993 QUEENS 1,195 1,630,000 1,364 99
3 THE ANCHORAGE 1,647 2,110,000 1,281 FH
4 REFLECTIONS AT KEPPEL BAY 1,722 3,984,040 2,313 99
4 REFLECTIONS AT KEPPEL BAY 2,540 4,580,000 1,803 99
4 CARIBBEAN AT KEPPEL BAY 1,206 1,950,000 1,617 99
5 ONE-NORTH RESIDENCES 958 1,300,000 1,357 99
5 REGENT PARK 807 920,000 1,140 99
5 VISTA PARK 1,302 1,280,000 983 99
5 WEST BAY CONDOMINIUM 1,227 1,158,000 944 99
8 CITYLIGHTS 1,356 2,020,000 1,489 99
9 HELIOS RESIDENCES 1,281 4,250,000 3,318 FH
9 PATERSON RESIDENCE 1,658 4,050,000 2,443 FH
9 VISIONCREST 743 1,620,000 2,181 FH
9 URBANA 1,012 1,880,000 1,858 FH
9 LUMA 1,173 2,050,000 1,747 FH
9 MACKENZIE 88 538 870,000 1,616 FH
9 MACKENZIE 88 840 1,255,000 1,495 FH
10 ARDMORE PARK 2,885 9,550,000 3,311 FH
10 8 NAPIER 4,112 12,952,800 3,150 FH
10 FOUR SEASONS PARK 2,260 5,650,000 2,500 FH
10 GALLOP GREEN 4,187 8,292,240 1,980 FH
10 BELMOND GREEN 1,066 1,938,000 1,819 FH
10 ONE JERVOIS 1,841 3,131,500 1,701 FH
Postal
DistrictProject Name
Area
(sqft)
Transacted
Price ($)
Price
($ psf)Tenure
10 RIDGEWOOD 2,002 2,610,000 1,304 99911 RESIDENCES @ EVELYN 1,141 2,100,000 1,841 FH
11 RESIDENCES @ EVELYN 1,539 2,750,000 1,787 FH
11 NEWTON 18 1,249 2,200,000 1,762 FH
12 CASA FORTUNA 926 1,285,000 1,388 FH
12 CASA FORTUNA 926 1,270,000 1,372 FH
12 MOONSTONE RESIDENCES 743 810,000 1,091 FH
12 PARC HAVEN 2,669 1,880,000 704 FH
13 BLOSSOMS @ WOODLEIGH 1,206 1 ,650,000 1,369 FH
14 SIMSVILLE 980 960,000 980 99
14 SIMS RESIDENCES 1,216 1,070,000 880 99
15 EAST GALLERIA 915 1,380,000 1,508 FH
15 VERSILIA ON HAIG 1,130 1,510,000 1,336 FH
15 CASUARINA COVE 807 1,050,000 1,301 99
15 CASA MEYFORT 1,765 2,280,000 1,292 FH
15 THE BEACON EDGE 969 1,235,000 1,275 FH
15 THE AMBROSIA 1,528 1,938,000 1,268 FH
15 BUTTERWORTH 8 1,776 2,250,000 1,267 FH
15 PARADISE PALMS 1,152 1,430,000 1,242 FH
15 SANCTUARY GREEN 1,356 1,650,000 1,217 99
15 THE ESPIRA 1,087 1,255,000 1,154 FH
15 CHELSEA LODGE 1,238 1,250,000 1,010 FH
15 NEPTUNE COURT 1,270 1 ,050,000 827 99
16 COSTA DEL SOL 1,238 1,650,000 1,333 99
SINGAPORE PROPERTY WEEKLY Issue 106
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7/28/2019 Singapore Property Weekly Issue 106
21/21
Page | 20Back to Contents
NOTE: This data only covers non-landed residential resale propertytransactions with caveats lodged with the Singapore Land
Authority. Typically, caveats are lodged at least 2-3 weeks after apurchaser signs an OTP, hence the lagged nature of the data.
Postal
DistrictProject Name
Area
(sqft)
Transacted
Price ($)
Price
($ psf)Tenure
16 BAYSHORE PARK 936 1,190,000 1,271 99
16 BLEU @ EAST COAST 1,012 1,280,000 1,265 FH
16 LANDBAY CONDOMINIUM 980 1,220,000 1,246 FH
16 THE CLEARWATER 1,313 1,400,000 1,066 99
16 THE BAYSHORE 1,012 1,050,000 1,038 99
17 EDELWEISS PARK CONDOMINIUM 1,335 1,280,000 959 FH
17 LOYANG VALLEY 1,485 1,040,000 700 99
18 LIVIA 1,324 1,345,000 1,016 99
18 CHANGI RISE CONDOMINIUM 3,444 2,400,000 697 99
19 FONTAINE PARRY 850 1,060,000 1,247 999
19 KOVAN MELODY 1,432 1,680,000 1,174 99
19 HILLSIDE MANSIONS 1,141 1,100,000 964 FH
19 THE SUNNYDALE 1,507 1,450,000 962 99
19 CASA ROSA 1,130 1,018,000 901 99
19 REGENTVILLE 980 873,000 891 99
19 REGENTVILLE 1,152 978,000 849 99
20 BISHAN POINT 936 1,123,200 1,199 99
20 FLAME TREE PARK 1,862 2,025,000 1,087 FH
21 SYMPHONY HEIGHTS 969 1,130,000 1,166 FH
21 SIGNATURE PARK 1,055 1,138,000 1,079 FH
22 THE CENTRIS 936 1,200,000 1,281 99
22 THE CENTRIS 1,066 1,285,000 1,206 99
22 THE LAKESHORE 1,173 1,380,000 1,176 99
22 LAKEHOLMZ 1,238 1,238,000 1,000 99
22 LAKEPOINT CONDOMINIUM 1,001 790,000 789 99
22 IVORY HEIGHTS 1,701 1,340,000 788 100
22 LAKEPOINT CONDOMINIUM 1,884 1,200,000 637 99
Postal
DistrictProject Name
Area
(sqft)
Transacted
Price ($)
Price
($ psf)Tenure
23 GLENDALE PARK 1,033 1,110,000 1,074 FH
23 HILLINGTON GREEN 1,755 1,877,850 1,070 999
23 HAZEL PARK CONDOMINIUM 1,528 1,490,000 975 999
23 GUILIN VIEW 1,281 1,188,000 927 99
23 GUILIN VIEW 1,679 1,480,000 881 99
23 REGENT GROVE 1,195 930,000 778 99
25 ROSEWOOD 1,173 980,000 835 99
26 CASTLE GREEN 947 900,000 950 99
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