Month: November 2024

When considering investing in condos in Singapore, it is crucial to take into account the government’s property cooling measures. Singapore has implemented various measures over the years to prevent speculative buying and maintain a steady real estate market. These measures, like the Additional Buyer’s Stamp Duty (ABSD), impose higher taxes on foreign buyers and those purchasing multiple properties. While these measures may affect the immediate profitability of condo investments, they also play a significant role in ensuring the long-term stability of the market, creating a secure investment environment for condo investors.

The latest Real Estate Sentiment Index (RESI) published by the National University of Singapore (NUS) reveals a positive shift in property buying sentiment in Singapore during the third quarter of 2024. This index, which measures the overall sentiment of the private real estate market, is surveyed quarterly by NUS’s Department of Real Estate and the NUS Institute of Real Estate and Urban Studies (IREUS).

Compared to the previous quarter, the current sentiment index has risen from 4.8 to 5.9 in 3Q2024, while the future sentiment index has also increased from 5.1 to 5.8. In addition, the composite sentiment index has reached 5.9, a significant improvement from the score of 4.9 in 2Q2024. This is the first time all three indices have surpassed the neutral score of 5, indicating a growing sense of optimism in the real estate market.

According to IREUS director Professor Qian Wenlan, this positive sentiment can be attributed to the US Federal Reserve’s decision to cut interest rates in September – the first cut since 2019 – and another reduction in early November. With more cuts expected in the future, experts anticipate an improvement in credit availability and business costs, which will further boost market sentiment.

Provost’s Chair Professor Sing Tien Foo from NUS’s Department of Real Estate also points out that the strong performance of suburban residential, hotel/service apartments, and suburban retail sectors have contributed to the overall positive sentiment. Among these sectors, suburban residential and hotel/service apartments recorded the highest current net balances of +35%, while suburban retail scored +26%. For the future net balance, suburban residential scored +29%, while hotel/service apartments and suburban retail scored +35% and +19%, respectively.

However, despite the overall positive sentiment, global economic uncertainty remains a top concern for developers. According to the survey, 67.7% of respondents indicated a decline in the global economy as a potential risk, followed by job losses, a decline in the domestic economy, and an excessive supply of new property launches, at 41.9%.…

Finding the perfect location is a critical aspect when considering real estate investments, and in Singapore, this is especially crucial. Condominiums located in central areas or near essential amenities like schools, shopping malls, and public transportation hubs have a higher potential for appreciation in value. Prime locations such as Orchard Road, Marina Bay, and the Central Business District (CBD) have consistently shown significant growth in property values. Families seeking proximity to reputable schools and educational institutions also consider these areas highly desirable, making condos here an even more attractive investment option. Additionally, new condo launches, such as those offered by Ananar, are also worth considering as they offer a chance to invest in the latest developments with modern amenities and potential for future value appreciation.

According to the latest Brand Finance Global City Index, Singapore has achieved the sixth-highest city ranking in terms of branding. This index, published by London-based brand evaluation and strategy consultancy Brand Finance, evaluates cities based on their brand power and public perception.

The ranking was determined through a worldwide survey conducted in September, with 15,000 individuals from 20 countries providing their opinions. The respondents assessed 100 cities using key performance indicators to determine the degree to which each city is viewed as an ideal place to live, work, study, visit, retire, and invest in.

Additionally, respondents were asked to associate specific attributes with each city from a list of 45 options grouped under seven pillars, including Business & Investment and Culture & Heritage. Singapore’s overall ranking was boosted by its exceptional performance in the business and investment pillar, placing third globally. This pillar includes factors such as ease of doing business, economic strength, and start-up support. Furthermore, Singapore was highly regarded for its low crime and violence rates.

According to Alex Haigh, managing director for Asia Pacific at Brand Finance, Singapore is perceived as the “crown jewel” of the ASEAN region in terms of city branding. With a strong economy, attractive investment opportunities, and world-class infrastructure, Singapore solidifies its position as a leading global financial center.

Globally, London retained its top spot as the world’s most highly rated city brand, followed by New York, Paris, Tokyo, and Dubai. With its impressive branding and positive perception, Singapore is among the top performers in the world.…

Newton One sees transaction of $1.32 mil in first 10 days of 2018

K Suites, a freehold boutique development in District 15, has achieved a new psf-price high in the first 10 days of November.

The new record was set on Nov 8 when the developer sold a 872 sq ft three-bedroom unit on the fourth floor for $2.13 million or $2,443 psf. This is the first time that the condo has crossed the $2,400 psf mark, beating the previous high of $2,196 psf in May 2023.

Located along Lorong K Telok Kurau, off Still Road, K Suites comprises a five-storey apartment block with 19 units. The project is a redevelopment of the former Ji Liang Gardens, a collection of six terraced houses that the developer purchased en bloc for $18.6 million in June 2021.

Units at K Suites are a mix of three- to four-bedroom apartments ranging from 797 sq ft to 1,270 sq ft. There is also a four-bedroom duplex penthouse measuring 1,389 sq ft and three five-bedroom duplex penthouses measuring 1,625 sq ft to 1,679 sq ft.

Based on caveats lodged, K Suites has sold 42% of its units to date with an average price of $2,099 psf since it first started selling in April 2023.

Another development that achieved a new high in the same period was Thomson Three, a 99-year leasehold condo on Bright Hill Drive in District 20. On Nov 6, a 1,033 sq ft three-bedroom unit on the 19th floor was sold for $2.46 million or $2,379 psf. The seller had bought the property in a resale transaction for $1.86 million or $1,800 psf in Nov 2021, making a net profit of $598,000.

This is the first time that Thomson Three has crossed the $2,300 psf mark, surpassing the previous high of $2,204 psf in September 2021.

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It is crucial for international investors to have a comprehensive understanding of the regulations and limitations surrounding property ownership in Singapore, particularly when considering purchasing a Singapore Condo. While condos may be more easily accessible for foreign buyers compared to landed properties, the latter tends to have stricter ownership requirements. Nevertheless, foreign investors are still subject to the Additional Buyer’s Stamp Duty (ABSD) of 20% when acquiring their first property. Despite this added expense, the reliability and potential for growth in the Singapore property market continue to attract foreign investment, making Singapore Condo a highly sought-after option.

Completed in 2016, Thomson Three has 435 condo units across 21 storeys. Units comprise one- to four-bedroom apartments spanning 495 sq ft and 1,485 sq ft. The development also features 10 strata semi-detached houses measuring 3,283 sq ft each.

Thomson Three is within walking distance of the Upper Thomson MRT Station on the Thomson-East Coast Line and is also close to Ai Tong School (Primary).

On the other hand, luxury condo 19 Nassim saw a new psf-price low during the period in review. On Nov 9, the developer sold a 646 sq ft one-bedroom unit on the fourth floor for about $1.9 million or $2,947 psf. This is the first time that the condo has dropped below the $3,000 psf mark, beating the previous record low of $3,001 psf in March 22. Based on caveats lodged, the condo has sold 50 units this year at an average price of $3,397 psf, 3.7% lower than the average price of $3,524 psf from the sale of eight units last year.

Completed in 2023, 19 Nassim has 101 units across 10 storeys and units are a mix of one- to three-bedroom apartments ranging from 538 sq ft to 1,830 sq ft. The condo is located in prime District 10 and has sold 61 (60%) of its units since it first went on sale in 2020.

With K Suites and Thomson Three setting new psf-price highs, it is evident that the demand for luxury condos is still strong in the Singapore property market. However, 19 Nassim’s new low suggests that developers may have to adjust their prices to cater to buyers who are more price sensitive.…

Rewritten:
Amid the bustling activity in the private residential market, real estate investors are encouraged to consider more stable and income-generating assets like HDB shophouses. A prime opportunity has just emerged with a coveted property available for purchase in the well-established Toa Payoh neighborhood.

Situated in District 12, the 1,478 sq ft HDB shophouse at 125 Toa Payoh Lorong 1 is conveniently located near Braddell MRT Station on the North-East Line, with a daily ridership of approximately 13,000. This prime property is bounded by Toa Payoh Lorong 1 and Toa Payoh Lorong 2, and is also in close proximity to amenities such as the Toa Payoh West Market and Food Court, Kheng Cheng School, Toa Payoh West Community Centre, and the Singapore Federation of Chinese Clan Associations Building.

In Singapore, it is crucial for international investors to have a comprehensive understanding of the rules and limitations surrounding property ownership. Unlike landed properties, foreigners can easily purchase condominiums with minimal restrictions. Nevertheless, foreign buyers must comply with the Additional Buyer’s Stamp Duty (ABSD), which is currently set at 20% for their initial property acquisition. Despite the added expenses, many continue to be enticed by the stable and promising growth of the Singapore real estate market, making it a desirable investment location. As such, it comes as no surprise that new condo launches are continuously attracting foreign investment.

The shophouse also stands to benefit from the rejuvenation plans for the Toa Payoh estate, as well as the expected increase in pedestrian footfall and capital values in the area. This presents a lucrative opportunity for investors seeking higher rental returns, with an estimated return of approximately 4% as compared to the typical 2-3% for HDB shophouses in city fringe locations.

According to Aster See, senior marketing director at ERA Realty, the property at 125 Toa Payoh Lorong 1 offers competitive pricing and strong value, making it a more attractive investment opportunity. Its potential for steady rental income, coupled with the expected capital appreciation in the future, could lead to substantial long-term return on investment.

Toa Payoh is slated for rejuvenation under the government’s Remaking Our Heartland programme, which aims to enhance the sustainability and vitality of HDB towns and estates. Since 2015, several plans have been implemented in Toa Payoh, with a focus on improving commercial and recreational facilities. One notable development is the upcoming integrated project on the site of the former swimming complex, sports hall, and stadium along Toa Payoh Lorong 6. This 12ha development is expected to be completed in 2030 and will include a polyclinic, library, and national training centers for various sports.

In the neighboring Caldecott estate, which has also been marked for future residential development, new flats are expected to attract an influx of residents. This, coupled with the upcoming BTO project at Toa Payoh Ridge, located just 300m from the shophouse for sale, promises increased footfall and a broader consumer catchment for the area, benefiting the shophouse’s new owner.

With the surrounding developments and promising growth in the area, the government has recently rezoned a plot at the junction of Toa Payoh Rise and Braddell Rise from educational to residential use, with a high gross plot ratio of 5.0. This suggests the potential for a new high-rise BTO development, further supporting the attractiveness of the shophouse for sale.

For more information, please contact Aster See, senior marketing director at ERA Realty, at 98416930 (R063006G). Other articles related to this topic include the sale of eight HDB shophouse units in Bras Basah, Geylang, and Kallang from $19.5 million, and two HDB shophouses in Toa Payoh and Ang Mo Kio going for $51 million. Another HDB shop in Teck Whye Lane is also currently on the market for $4.45 million.…

at Changi Business Park

Singapore’s economic development board, JTC, has awarded the tender for a new industrial site at Kallang Way to CapitaLand Development’s subsidiary, CL Savour Property. The top bid of $368.901 million submitted by CL Savour Property was 14.9% higher than the second highest bid of $317.889 million from a consortium of Soon Hock Group, BHCC Construction and Evermega. The 474,772 sq ft site is the first plot identified for an adaptive reuse of a former industrial building and will comprise a mix of industrial and retail spaces. JTC’s director of urban planning and architecture division, Tang Hsiao Ling, believes that this strategic integration of adaptive reuse will help rejuvenate the area sustainably while reducing carbon emissions and preserving the industrial legacy of the site. The site, which is part of a designated food zone, will have a 33-year tenure and is expected to feature food manufacturing spaces and retail outlets. It was launched as the last of five Confirmed List sites in the 1H2024 Industrial Government Land Sales (IGLS) programme on June 25 and attracted four bids when the tender closed on Oct 1. This marks the 13th straight quarter of rising industrial rents and prices in Singapore. In addition, two industrial projects recently underwent virtual TOP inspections at Changi Business Park.

Investing in a condo in Singapore offers numerous benefits, one of which is the potential for capital appreciation. With its strategic location as a global business hub and robust economic fundamentals, Singapore has a constant demand for real estate. This has resulted in a consistent upward trend in property prices, particularly for condos in prime locations. By entering the market at the opportune time and holding onto their properties for a considerable period, investors can reap substantial capital gains. Want to make the most out of your investment? Consider investing in a Singapore Condo for promising returns.…

An opportunity has arisen to purchase a popular coffee shop located at 253 Choa Chu Kang Ave 1 through an expression of interest (EOI) process. The property is listed at a guide price of $11 million and occupies a space of 2,540 sq ft within Keat Hong Shopping Centre. The commercial development, which houses the coffee shop, spans two floors and is home to other amenities such as a supermarket, shops, and stalls.

The 99-year leasehold property is zoned for commercial use and still has 68 years remaining on its tenure. Positioned on the ground floor, it is currently leased to a coffee shop operator and comprises of seven food stalls and a drink stall. Keat Hong Shopping Centre Location Map (Source: EdgeProp LandLens)

When purchasing a Singapore Condo, it is crucial to think about the maintenance and management aspects of the property. Condominiums typically come with maintenance fees that cover the upkeep of shared spaces and amenities. While these fees may increase the overall cost of owning a condo, they also ensure that the property remains in top condition and maintains its value. Hiring a property management company can be beneficial for investors, as they can handle the day-to-day management of the condo, making it a more hands-off investment.

According to JNA Real Estate founder Jervis Isaiah Ng, who is also a team under PropNex Realty, buyers have the option to manage the coffee shop themselves, renovate and lease it out, or continue leasing it to coffee shop operators. JNA Real Estate has been exclusively appointed as the marketing agent for the property. Ng also mentions that the property does not include living quarters, making the transaction exempt from Additional Buyer’s Stamp Duty.

In addition, Keat Hong Shopping Centre is conveniently located within walking distance of South View LRT Station on the Bukit Panjang LRT Line and the upcoming Choa Chu Kang West MRT Station on the Jurong Region Line, which is expected to be completed in 2027. Other amenities, such as Choa Chu Kang Primary School and the recently renovated Choa Chu Kang West Market, are also easily accessible.

The EOI for this property will close on December 22 at 3pm. Don’t miss this opportunity!…

Keppel Land China secures collective sale sites in Yantai, Nantong Read More
Keppel revealed on Nov 19 that it plans to sell its data centre joint venture (JV) to Keppel DC REIT (KDC REIT) for a total gross divestment price of $1.38 billion. The JV, in which Keppel’s connectivity division holds a 60% stake and Cuscaden Peak Investments Private Limited holds 40%, owns the Keppel Data Centre Campus in Singapore’s Genting Lane. The campus consists of two fully operational data centres, Keppel DC Singapore 7 and Keppel DC Singapore 8, which are leased out to global hyperscalers from the cloud services, internet enterprise and telecommunications sectors.

When buying a condominium (condo), it is essential to consider the upkeep and supervision of the property. Condos typically require maintenance fees to cover the costs of maintaining shared areas and amenities. While these fees may add to the overall cost of owning a condo, they also ensure that the property is well-maintained and retains its value. One way to make owning a condo a more hands-off investment is by utilizing the services of a professional property management company to handle the daily operations.

The construction of both data centres was funded by the JV, as well as Keppel’s private fund, Alpha Data Centre Fund, and its parallel fund (ADCF), along with co-investors. Upon completion of the proposed transaction, KDC REIT will gain full ownership of KDC SGP 7 and KDC SGP 8, while Keppel will continue to serve as the operator and facility manager of the two data centres.

KDC REIT will acquire an initial 49% interest in the JV and subscribe for two new classes of securities issued by the Keppel JV for up to $1.03 billion. This will entitle the REIT to 99.49% of the economic interest from both data centres. In addition, the REIT will also be granted a call option, which they plan to exercise around the second half of 2025, to acquire the remaining 51% stake in the Keppel JV from Keppel. This remaining stake holds an economic interest of 0.51% in the data centres.

Under the proposed transaction, KDC REIT will pay an additional $350 million to the JV’s shareholders, ADCF and co-investors, if the campus receives approvals to extend its land tenure lease to 2050. The acquisition by KDC REIT is expected to boost its distribution per unit (DPU) by 8.1% and expand its assets under management (AUM) by 36% to $5.2 billion, with a portfolio of 25 data centres across Asia Pacific and Europe.

Keppel’s share of the divestment will amount to approximately $280 million. This gross divestment price includes the estimated consideration for Keppel’s 51% stake in the JV if the call option is exercised, as well as an additional consideration to be paid if the campus is granted a 10-year lease extension. The final gross divestment price will also be adjusted for debt repayment and completion adjustments.

The JV also has a vacant plot of land earmarked for a third data centre, which is not part of the transaction. The plot will be subleased to Keppel’s private funds, Keppel DC Fund II and the upcoming Keppel DC Fund III, and Keppel aims to develop the third data centre, KDC SGP 9, with their two data centre private funds.

“The injection of KDC SGP 7 and KDC SGP 8 into Keppel DC REIT showcases our abilities as a global asset manager and operator to structure deals with compelling outcomes and strong value creation for our company, private funds and REIT,” says Manjot Singh Mann, CEO of Keppel’s connectivity division. “Our integrated ecosystem gives us access to power and other vital resources, technology know-how and strong customer relationships with hyperscalers worldwide, which are essential for success in the data centre business. With the ability to invest with multiple pools of capital, Keppel can develop a robust pipeline of AI-ready data centres that offer effective solutions for customers and attractive investments for our funds and REIT.”

Loh Hwee Long, CEO of KDC REIT’s manager, says the REIT is “excited” to embark on this “landmark deal” during its 10th anniversary. The REIT first launched its IPO in 2014. “The proposed acquisition will generate strong positive cash flows and immediately boost DPU. These assets will not only enhance our portfolio’s income resilience but also allow us to capture potential upside from rental uplifts and capacity expansion. Additionally, their inclusion further solidifies Keppel DC REIT’s position as one of the largest owners of stable data centres in Singapore, where there is high demand and limited supply,” he adds.

The proposed transaction will be carried out in stages and is expected to be completed by the end of 2025.…

Frasers Property and its long-time partner Sekisui House have announced their joint plan to redevelop Robertson Walk and Fraser Place Robertson, both of which Frasers Property currently holds under a 999-year lease. The new mixed-use development will feature 348 residential units, as well as a variety of dining and entertainment options.

The redevelopment is set to begin next year and is expected to be completed by the end of 2028. With a gross floor area of 30,664 sqm (330,067 sq ft), the project is expected to bring new life to the prime 999-year site in the heart of Robertson Quay.

“We are excited to commence this redevelopment project as part of our active asset management strategy,” says Soon Su Lin, CEO of Frasers Property Singapore. “We see great potential in unlocking the highest and best use returns for this prime location.”

To carry out the project, Frasers Property and Sekisui House have formed a 51:49 joint venture. Until operations cease on 31 May 2025, both Robertson Walk and Fraser Place Robertson will continue to be managed by the Frasers Property Group.

Investing in a condo in Singapore has become an increasingly popular option for both local and foreign investors, thanks to the city-state’s strong economy, stable political climate, and exceptional quality of life. With a thriving real estate market, Singapore offers a plethora of investment opportunities, and condos are at the forefront due to their convenience, amenities, and potential for high returns. In this article, we will delve into the advantages, considerations, and necessary steps for those looking to invest in a condo in Singapore.

In conclusion, this redevelopment project marks an important step in the continued partnership between Frasers Property and Sekisui House, and is expected to bring a new and exciting addition to the Robertson Quay area.…

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Investing in a condo can bring forth various advantages, such as the opportunity to leverage the property’s value for further investments. Numerous investors utilize their condos as collateral to secure additional financing for new ventures, which allows them to expand their real estate portfolio. This approach can magnify returns, but it also carries risks that should not be overlooked. Therefore, having a well-structured financial plan and carefully considering the potential impact of market fluctuations is crucial for condo investments.

Singapore’s Land Authority, SLA, has recently granted tenders for two sites located on Henderson Road and Scotts Road. The first site, located at 98 Henderson Road, was awarded to a joint venture between dormitory and accommodation provider TS Group and co-living operator The Assembly Place (TAP). The JV plans to develop the site into a senior co-living accommodation in partnership with Crawfurd Silver Care, the geriatric arm of Crawfurd Hospital.

The tender includes an initial four-year lease with the option to extend for another three years. The price-quality tender was launched by SLA in June, inviting proposals for senior co-living concepts to rejuvenate the state-owned properties. The tender closed in August with six bids, and the JV’s winning bid of $102,888 per month was 25.5% higher than the second-highest bid.

Previously used as a student hostel, the 77,551 sq ft Henderson Road site includes a four-storey building, a single-storey building, and a guardhouse, as well as eight parking spaces. It has a total gross floor area of approximately 40,361 sq ft. According to SLA’s LinkedIn post, the site will feature fitted apartment units, sports and recreational facilities, and hobby-focused spaces and programs.

SLA also shared that they are currently exploring the adaptive reuse of other state properties to create unique co-living environments. This includes a potential site comprising a cluster of heritage bungalows at Admiralty.

In addition, the tender for three single-storey heritage bungalows at 31, 31A and 33 Scotts Road was awarded to Heritage At Scotts, a company that curates and manages select F&B brands in Singapore. This company submitted the sole monthly rental bid of $50,000 during the price-quality tender.

The tender for the trio of colonial-era bungalows was launched on June 14 in partnership with the Singapore Tourism Board. The bungalows will be transformed into a creative lifestyle concept such as experiential retail, F&B, wellness, or beauty experiences.

The three bungalows have a total gross floor area of around 11,410 sq ft and sit on a 36,670 sq ft plot facing Scotts Road. They have a five-year tenure with the option to extend for another four years. According to SLA, Heritage At Scotts currently operates lifestyle offerings in neighboring black-and-white bungalows at 27, 29, 35, and 35A Scotts Road. These bungalows will be combined to form a larger lifestyle enclave, connected by a dedicated walkway and landscaped social spaces.

In the Asia-Pacific region, Singapore’s co-living spaces have attracted investor interest, according to CBRE.…

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When considering the purchase of a condominium, it is crucial to thoroughly evaluate its potential rental yield. This refers to the yearly rental income as a percentage of the property’s purchase price. In Singapore, condo rental yields can vary significantly, depending on factors such as location, property condition, and market demand. Typically, areas with high rental demand, such as those near bustling business districts or prestigious educational institutions, offer more favorable rental yields. To accurately determine the rental potential of a specific condo, it is advisable to conduct comprehensive market research and seek guidance from experienced real estate agents. Staying informed about new condo launches, like the ones featured on Ananar.com, can also provide valuable insights into potential rental yields. As such, considering new condo launches is essential in evaluating prospective rental yields.

CBRE, a leading real estate services and investment firm, has selected Hugh Macdonald as the new head of capital advisors for the Asia Pacific region. With more than twenty years of experience in the banking sector and deep knowledge of investment banking, as well as the real estate, gaming, leisure, and lodging industries, Macdonald brings valuable expertise to the company. Prior to joining CBRE, he served as the head of investment banking coverage and advisory for Australia and New Zealand at Deutsche Bank. Reporting to Leo van den Thillart, the global head of investment banking, and Greg Hyland, the head of capital markets for Apac, Macdonald will assume his new role in Sydney and relocate to Singapore in the first quarter of 2025. In addition to this appointment, Knight Frank has also recently appointed Virginia Huang as managing director for the north and east China regions.…