A PROPERTY SEMINAR INVITATION
UNDERSTANDING THE MARKET VALUES OF
EXECUTIVE CONDOMINIUMS
Keith Cheong Head of Research & Analytics
Speaker, “Discovering the Potential of North-East Zone”
Sennett Residence, District 13
Trainer, “Property Buyer Insights & Behavioural Workshop”
for Property Developers & Digital Agencies
Speaker, “What’s the Right Price to Pay?” Sky Habitat, District 20
Speaker, “Discovering the Investment Potential of District 19”
Jewel @ Buangkok, District 19
Speaker, “Why Invest in Mixed-Use Developments?” Hillion Residences, District 23
689 units 653 units Woodlands Ave 2 Woodlands Drive 16
Can you tell an EC from a Private Condo?
$1,299 psf $733 psf
Private Condo Executive Condo
Partially Privatised
During the 6th to 10th year after completion, ECs can be sold to
Singaporeans or PRs with no family nucleus requirements. Privatised
After 10 years, all restrictions on ECs are lifted.
What’s an Executive Condominium (EC)?
An Executive Condominium (EC) is a hybrid between a private property and a HDB flat.
New ECs come with ownership and resale restrictions like
household income of not more than $12,000 and
a Minimum Occupation Period (MOP) of 5 years.
Who’s eligible to purchase an EC?
Who’s eligible to purchase an EC?
Who’s eligible to purchase an EC?
CPF Housing Grants
The type of CPF Housing Grants available for EC applicants
You have to occupy the EC for 5 years before you can sell it in the open market.
You cannot invest in private residential property during the MOP.
Occupiers of EC must form Family Nucleus
Occupiers who are essential in the forming of a family nucleus with you
in the EC application must continue to be listed in the application and stay in the EC during the MOP. Occupiers cannot make separate EC/HDB Application
They cannot make a separate application, or to be listed as occupiers in another application to purchase an HDB flat or another EC within the MOP.
Minimum Occupation Period (MOP)
You can rent out your bedroom(s) in the EC within the MOP. However, you must register the subletting with HDB within 7 days. You must also notify HDB when you renew or terminate the subletting, and when there are changes to your subtenants’ particulars.
You may approach the HDB Branch managing your EC to register the subletting.
Renting out your EC
Renting out rooms in your EC
Renting out your whole EC
Renting out of whole EC unit within the MOP is not allowed, unless for valid reasons and subject to HDB’s written approval.
Why are ECs appealing to First-Time buyers & HDB Upgraders?
New EC units currently sold at 20-30% lower compared to nearby private properties.
In some instances, the property values
start to narrow once the EC units can be
sold after the MOP and , eventually priced
like private properties once they cross the
10-year period.
The unintended effects of the TDSR measures favours the HDB upgrader opting to purchase
a new EC; versus a private property.
The 15-month gap (i.e. waiting period by
Developers to launch EC projects) has put a cap
on EC supply from early-2014 to Aug 2014; drives
demand for EC projects
The Narrowing Gap between ECs &
Nearby Private Property
Private Condo Executive Condo
TOP: 2003 TOP: 2003
EC makes a strong comeback
After a 5 year vacuum
The total EC projects that took 10 years to
sell & build has just been overtaken by the
uncompleted EC projects & recent GLS
put together; post 5-year vacuum.
Since the last batch of EC launches in 2004,
ECs are re-launched in 2010.
EC makes a strong comeback
After a vacuum 5 years
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012
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2
3
4
5
6
7
8
9
10
2013
Vacuum period
No EC
Development
TENURE
projects
partially
privatized
6 projects
privatized 17
Privatization to Condo status: 10 years from TOP
projects uncompleted 29
The market values of Privatised ECs
EC Projects TOP Ave PSF Location 1. Eastvale Jan1999 $874 psf Pasir Ris 2. Westmere Feb 1999 $861 psf Jurong East 3. Chestervale Mar 1999 $708 psf Bukit Panjang
4. Simei Green Apr 1999 $837 psf Tampines 5. Pinevale Jul 1999 $760 psf Tampines 6. Windermere Sep 1999 $672 psf Choa Chu Kang 7. The Florida Feb 2000 $780 psf Hougang 8. The Rivervale Jun 2000 $796 psf Sengkang 9. Woodsvale Aug 2000 $709 psf Woodlands
10. Yew Mei Green Sep 2000 $755 psf Choa Chu Kang 11. Summerdale Sep 2000 $796 psf Jurong West 12. Northoaks Oct 2000 $721 psf Woodlands 13. The Floravale Oct 2000 $739 psf Jurong West 14. Lilydale Mar 2003 $741 psf Yishun 15. The Eden Apr 2003 $862 psf Tampines
16. The Dew Jul 2003 $910 psf Bukit Batok 17. Bishan Loft Sep 2003 $1,107 psf Bishan
17 All 17 completed ECs by 2003 before have been fully privatised
The market values of Partially Privatised ECs
EC Projects TOP Ave PSF Location
1. Nuovo Aug 2004 $949 psf Ang Mo Kio 2. Park Green Sep 2004 $834 psf Sengkang 3. Whitewater Jan 2005 $838 psf Pasir Ris 4. The Esparis Jun 2005 $815psf Pasir Ris 5. The Quintet Oct 2006 $834 psf Choa Chu Kang 6. La Casa Feb 2008 $806 psf Woodlands
6
5 out of 6 completed ECs by 2008 before have been partially privatised;
except La Casa yet to cross the MOP
The market values of Uncompleted ECs
EC Projects TOP Ave PSF Location 1. Esparina Res 2014 $878 psf Sengkang
2. The Canopy 2014 $703 psf Yishun 3. Prive 2014 $779 psf Punggol 4. Austville Res 2014 $740 psf Sengkang 5. Belysa 2014 $741 psf Pasir Ris 6. Riverparc Res 2014 $513 psf Punggol 7. Blossom Res 2014 $699 psf Bukit Panjang
8. Arc @ Tampines 2015 $787 psf Sengkang 9. Tampines Trilliant 2015 $771 psf Tampines 10. The Rainforest 2015 $751 psf Choa Chu Kang 11. Twin Waterfalls 2015 $762 psf Punggol 12. Waterbay 2016 $719 psf Punggol 13. 1 Canberra 2016 $717 psf Yishun
14. Watercolours 2016 $729 psf Pasir Ris 15. Heron Bay 2016 $730 psf Hougang 16. The Topiary 2016 $732 psf Sengkang 17. Citylife @ Tamp 2016 $798 psf Tampines 18. Lush Acres 2016 $751 psf Sengkang 19. Ecopolitan 2016 $790 psf Punggol
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What takes 10 years to sell & build have been supplied within the past 3 years,
testament of the strong EC demand.
The market values of Uncompleted ECs
EC Projects TOP Ave PSF Location 20. Twin Fountains 2016 $741 psf Woodlands
21. Forestville 2016 $739 psf Woodlands 22. Sea Horizon 2017 $800 psf Pasir Ris
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Quarter 4, 2014 23. Waterwoods Punggol 24. Skypark Residence Sembawang
Next batch of EC launches after Aug 2014
25. Woodlands Ave 5/6 Woodlands 26. Anchorvale Crescent Sengkang 27. Punggol Central / Edgedale Plains Punggol 28. Punggol Drive / Edgedale Plains Punggol 29. Yuan Ching Road / Tao Ching Road Jurong West
EC Supply Gap (Early to Aug 2014)
TOP: 2000
Woodsvale
TOP: 2000
Northoaks
$725 psf
Both ECs Privatized in 2010
720 units $708 psf 696 units
The Market Value Growth of
Privatised ECs
The Market Value Growth of
Partially Privatised ECs
TOP: 2008 83 17
%
%
HDB
Private
$657-$802 psf
$665-$809 psf
$736-$905 psf
TOP: 2016
TOP: 2016
The partially privatised EC
appreciates in value as it
progresses thru MOP and
eventually full privatisation.
EC land values on the rise
EC Land Values set new records Recent tender of 2 EC land parcels at Punggol fetches about 2x the price compared to 3 years back. Land parcel at Jurong West also set new records.
The pent-up demand for ECs like to grow, increase price power of Developers bidding for EC projects to be launched in 2014
EC land values have risen in anticipation of strong market demand. Sale of ECs remain steady over the past 3 years.
Launch 1,071 units / Sold 1,769 units (July 2013)
Unsold ECs from 1,039 (end-2012) to 341 units (Aug 2013)
Land Parcel: Punggol E15 Awarded Aug 2013
bidders 8
Punggol Central / Edgedale Plains
Top Bid: $156 million
$356.14 psf ppr
Launch in 2014
Land Parcel: Punggol E16 Awarded Aug 2013
bidders 6
Punggol Drive / Edgedale Plains
Top Bid: $312.8 million
$355.17 psf ppr
Launch in 2014
Land Parcel: Jurong West E5 Awarded Aug 2013
bidders 16
Yuan Ching Road / Tao Ching Road
Top Bid: $272.8 million
$418.53 psf ppr
Launch in 2014
The confidence in the Jurong story,
supported by the strong take-up of
J-Gateway prompted this record
breaking bid.
The launch price of est. $900 psf
could set new record for EC market.
Land Parcel: Jurong West E5 Awarded Aug 2013
Yuan Ching Road / Tao Ching Road
Launch in 2014
The Rapid Transformation of Woodlands
When will the Thomson Line be ready?
Quiz:
How many stages are there?
Enhanced connectivity for residents
in the Northern region to city
Intersecting 4 MRT Lines 13 stations
The Upcoming Thomson Line (TSL)
Stage1 (2019)
Stage 2 (2020)
Stage 3 (2021)
Sin Ming to Gardens By the Bay
Travel time slashed from 65min to 25min 6 stations
Cross Island Line (CRL) (2030)
Connecting Changi to Jurong
Targeting 2019-2021
Woodlands South Station NEW
Targeting 2019
Serving some 9 Primary, Secondary
Schools; including the Sports School
Woodlands South station
When will the North South Expressway be completed?
Quiz:
North South Expressway (NSE)
Slashing Travelling time from Yishun,
Sembawang, Woodlands to the City by 30%
Northern section 15.9km (2020) Admiralty Rd West to Toa Payoh Rise
Linking Yishun, Sembawang, Woodlands to the city
Southern section 5.6km (TBC) Connecting to ECP
Completed 2020
Singapore - Johor Bahru
Rapid Transit System (RTS)
Targeting 2018/9
The RTS link is planned to integrate
with TSL at Woodlands North station (vicinity of Republic Polytechnic)
and Tanjung Puteri, JB
When will the Singapore – KL High-Speed Rail be completed?
Quiz:
How long will it take to travel from Singapore – KL ?
High-Speed Rail (HSR)
Targeting 2020
Singapore – Kuala Lumpur
The HSR boasts a projected speed of 300 km/h
and expected to trim travel time between
the 2 cities to 90min
Woodlands Regional Centre
1 of the 4 Regional Centres identified under the Land Use Plan
to create Business Hubs outside the city centre
in 10-15 years
extends from Woodlands Regional Centre, the future Seletar Regional Centre to the learning corridor and innovative cluster at Punggol.
North Coast Innovation Corridor
(Long Term Plan)
Provides more locational choices for businesses
Brings jobs and amenities closer to homes
Reducing the need to travel towards the city centre.
Woodlands North Coast
Offering a myriad of employment & investment
opportunities for both locals and visitors
The Woodlands North Coast is envisioned
as a unique waterfront destination
Presenting a mix of business, residences, lifestyle uses set within a lush green environment
Woodlands Central
A walkable, pedestrian-centric
regional retail hub serving the
surrounding residents in the North Region
A Pedestrian mall that connects
the MRT/bus interchange & provides a key focal point for shopping & community events
With the rapid transformation of Woodlands,
supported by enhanced locational growth & connectivity, owning a property in
a locality that you’re familiar with;
that also caters to your
lifestyle requirements.