singapore property weekly issue 106

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
mailto:[email protected]://www.propwise.sg/advertise/http://www.propwise.sg/advertise/mailto:[email protected]


3/21

SINGAPORE PROPERTY WEEKLY Issue 106

Page | 2Back to Contents

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.
http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/http://www.propwise.sg/the-truth-about-buying-a-usa-investment-property/


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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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SINGAPORE PROPERTY WEEKLY I 106


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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

http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/http://www.propwise.sg/7th-round-of-cooling-measures-the-anvil-to-smash-the-camels-back/


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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)

http://propertymarketinsights.com/http://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.

http://propwise.sg/http://propertymarketinsights.com/http://www.crei-academy.com/choose-to-invest-safely-profitably/http://propertymarketinsights.com/http://propertymarketinsights.com/http://propertymarketinsights.com/http://propwise.sg/http://propwise.sg/http://propwise.sg/


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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?

http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/http://aktive.com.sg/store/enjoying-mid-life-without-crisis/


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Singapore Property This Week


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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S G O O ssue 06


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.


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%.




17/21


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.


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.



18/21


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.


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.


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,



19/21


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.


http://propertymarketinsights.com/


20/21


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


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



21/21


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


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


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

singapore property weekly issue 106

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