Month: December 2024

Investing in a condominium in Singapore provides various benefits that make it an attractive option for investors. The country’s strong economy and stable property market create high demand for condos, making them a desirable investment. Additionally, the potential for capital appreciation and lucrative rental yields further add to their appeal.
However, it is crucial to carefully assess several factors before making an investment decision. The location of the condo plays a significant role in its value and potential returns. Thus, investors must consider factors such as accessibility, amenities, and nearby developments. Furthermore, understanding financing options and government regulations is crucial to avoid any unexpected costs or restrictions.
Market conditions also heavily influence the success of a condo investment. Therefore, thorough research and seeking professional advice can help investors make informed decisions. Considering reputable real estate developers such as Singapore Projects can also provide assurance and guidance in the buying process.
Whether you are a local investor looking to diversify your portfolio or a foreign buyer seeking a stable and profitable investment, condos in Singapore present a compelling opportunity. With the right approach and careful consideration of all factors, investors can maximize their returns in the dynamic Singapore real estate market.

To ensure an adequate supply of private residential units to meet housing demand and maintain market stability, the government has announced plans to offer 8,505 units in the upcoming Confirmed List and Reserved List of the 1H2025 GLS Government Land Sales (GLS) programme.

The Confirmed List will include ten plots, consisting of nine residential sites and one residential cum commercial site. These sites have the potential to yield an estimated 5,030 residential units, including 980 units of executive condos (ECs). This is in line with the 5,050 units offered in the Confirmed List of 2H2024, but almost 60% higher than the average supply on the Confirmed List in each GLS programme from 2021 to 2023.

Additionally, the Reserve List will include four private residential sites, one commercial site, three White sites, and one hotel site, which can potentially yield an additional 3,475 private residential units and 199,900 sqm (2.15 million sq ft) gross floor area (GFA) of commercial space. The 3,475 residential units on the Reserve List of 1H2025 exceed the 3,090 units in 2H2024, bringing the total private housing supply to 8,505 units in 1H2025, which is on par with the 8,140 units in 2H2024.

According to PropNex Research, the progressive ramp-up of supply from the GLS programmes over the last three years has contributed to the stabilisation of the private residential market. This is evident in the moderation of property price momentum, with the URA private residential property price index showing a decrease in price growth from 10.6% in 2021 to 6.8% in 2023.

It is expected that private residential prices will continue to see more modest gains in 2024, with a cumulative increase of around 1.6% over the first three quarters of the year.

To address the stiff competition for executive condo sites among developers and rising land prices, the government has increased the supply of executive condo sites by offering three plots in the Confirmed List of 1H2025. This is a shift from previous GLS programmes since 2019, which only offered one EC site each half-yearly.

The last time three EC plots were offered in a single GLS programme was in 2H2014. This increase in EC land supply in 1H2025 could potentially alleviate competition among developers in land tenders and moderate EC land costs and prices accordingly, according to Ismail Gafoor, CEO of PropNex.

Seven new plots will be introduced in the 1H2025 GLS programme, including sites such as Lakeside Drive near the Jurong Lake Gardens in Jurong Lake District, Dunearn Road in the new housing precinct of Bukit Timah Turf City, and Telok Blangah Road on the former Keppel Golf Course site.

In addition, the site of the former Singapore Indian Fine Arts Society on Dorsett Road, off Rangoon Road, which can potentially yield about 430 units, will also be launched for sale in 1H2025. A residential and commercial site at Hougang Central, which can yield a new mixed-use development with 835 residential units and over 400,000 sq ft of commercial space, is offered for sale. It will likely be integrated with the Hougang MRT Station on the Northeast Line.

Also on the Confirmed List is the residential plot in Upper Thomson Road (Parcel A), which saw no bids when its tender closed in June 2024. For the first time, URA did not award the tender for three plots – Marina Gardens Crescent, the Jurong Lake District master developer site, and plots in Media Circle (for long-stay serviced apartment use). These sites are now listed on the 1H2025 Reserve List.

In addition to sites in two new housing precincts, the majority of the sites are located near MRT stations, which could appeal to developers and homebuyers alike. According to Gafoor, “the most attractive ones are the mixed-use site in Hougang Central (835 units) that will be connected to the Hougang MRT station, the Telok Blangah Road plot (740 units) and Dunearn Road (370 units) site in new housing precincts, and within minutes’ walk to the MRT station, as well as the Lakeside Drive site (575 units) which is right next to the Lakeside MRT station, Jurong Lake Gardens and the Jurong East commercial hub.”…

British property developer St William, a division of London-listed real estate corporation Berkeley Group, is currently promoting their latest residential project, Regent’s View, situated in the London borough of Tower Hamlets in Zone 2. This 555-unit development is a unique adaptive reuse scheme, repurposing the decommissioned Victorian-era gasholder site into a brand-new mixed-use development along the canal.

Regent’s View has already received international recognition, being awarded “Best Future Residential Project” at the World Architecture Festival in 2024. This prestigious architectural event was held in Singapore at Marina Bay Sands from November 6th to 8th.

After launching the first sales phase in the UK last year, St William has recently launched the second phase in September and is now bringing the project to key Asian markets for the first time.

St William was initially established as a joint venture between Berkeley Group and National Grid in 2014, with the purpose of transforming decommissioned industrial sites owned by National Grid into new residential and community spaces. In 2022, Berkeley Group acquired National Grid’s stake in St William for GBP 412.5 million ($705 million), giving them full ownership of 24 brownfield sites across London for their long-term land bank. Currently, St William is developing or in the process of developing around six of these sites.

One of these ongoing projects is Regent’s View, a 4.5-acre site in East London, located along the Regent’s Canal in the Tower Hamlets borough. Previously known as the Bethnal Green Gasholders, the area has been a landmark since the 1850s, supplying gas to homes in the district through several Victorian-era gasholders.

The adaptive reuse plans for Regent’s View will transform the decommissioned gasholder site into a mixed-use project with a canal-front. While most of the gasholder frames were deemed unsalvageable due to structural decay, two of them will be preserved and incorporated as an integral architectural element of the new development, a decision made by St William and their architect partner, RSHP.

Graham Stirk, senior director at RSHP, explains, “Our design for Regent’s View celebrates the historical industrial heritage of the site. Preserving the gasholder frames is important as they add a unique urban and architectural feature that is not commonly seen. We have used an industrial architectural vocabulary to create a one-of-a-kind place to live and enjoy.”

Investing in a condo offers numerous advantages, one of them being the opportunity to leverage its value for further investments. This means that investors can use their condo as collateral to secure financing for new investments, allowing them to expand their real estate portfolio. With the Singapore Condo market constantly evolving, this strategy can potentially bring in higher returns. However, it is important to have a solid financial plan in place and be mindful of potential market fluctuations when using this approach. This will help mitigate risks and ensure a successful investment journey.

The gasholder frames have become iconic structures in the Tower Hamlets borough, and will continue to be a part of the cityscape in Regent’s View. The development will consist of five modern residential buildings, ranging from six to thirteen stories, surrounding a landscaped park. Two of the towers will be framed by the restored gasholder structures.

Regent’s View will offer 555 private and affordable homes, along with 45,000 sq ft of ground-floor commercial and community spaces. These will include a newly opened 100m public-access canal frontage, allowing public access to this stretch of the Regent’s Canal for the first time in over 150 years. The area will also feature new retail and dining options, bringing life and activity to the waterfront.

Preserving these iconic structures did not come without its challenges, and the development of Regent’s View faced some opposition. In 2019, when residents were informed of the site’s potential redevelopment by the local council and St William, over 8,000 people signed a petition calling for its preservation. Despite this, the Tower Hamlets council voted in favor of the redevelopment, and it took St William nearly five years (from 2018 to 2022) to conceptualize and incorporate the gasholder frames into the design of the new blocks, as well as gain local support for the project.

Dean Summers, divisional managing director at St William, shares that a significant amount of time was spent engaging with the local community to find ways to preserve the gasholder frames, achieve their affordable housing targets, and improve the canal front through placemaking activities.

“Affordable housing is a top priority for many local councils in London’s boroughs, as it benefits residents in the area,” he says. “We worked closely with them on the adaptive reuse of this industrial site, and this strong relationship allowed us to allocate 35% of the units for affordable housing.”

The design of the residential blocks and the incorporation of the gasholder frames were closely scrutinized, as well as the site’s accessibility to the public. A significant portion of the canal frontage that was previously inaccessible will now be activated with new retail and dining options.

Tracy Meller, senior director at RSHP, explains, “It was essential to us and the developer that Regent’s View contributes to the placemaking and rejuvenation of the neighborhood. That’s why we chose to use a landscape buffer around the site instead of traditional high walls. We also took advantage of the circular forms of the gasholder frames, creating a more gentle contrast to the edges of the site. This design allows for natural permeability through the site, across the central landscaped courtyard, and towards the canal front.”

The ground floors of all five buildings will also feature non-residential uses. The two largest gasholder structures along the waterfront will include public-facing commercial amenities such as cafes, bars, and restaurants. The remaining three buildings will have resident-exclusive spaces such as a concierge and facilities.

Regent’s View is not the only industrial brownfield site with heritage gasholder frames that St William is developing. As part of the land bank they acquired from their partnership with National Grid, they are also developing a 23-acre site in the borough of Newham, creating a mixed-use project with 2,000 units. They are currently collaborating with RSHP on the design plans for this site, which was previously home to the now-defunct Bromley-By-Bow Gasworks. The site includes seven Victorian-era gasholder frames, the largest collection of surviving gasholders of its kind in the world. Development of this site is expected to begin next year.

Last year, St William launched the sale of The Wright Building, a six-story block at Regent’s View featuring one- to three-bedroom units ranging from 628 sq ft to 1,247 sq ft. The block is over 70% sold, with prices starting from GBP 675,000 ($1.15 million) to GBP 1.63 million. The Wright Building is set to be completed next year.

In September, St William launched the sale of The Westwood Building, another six-story block offering one- and three-bedroom units ranging from 584 sq ft to 1,247 sq ft. The majority of the units in this block are one-bedroom, making it an attractive option for international investors. Prices at The Westwood Building start from GBP 585,000 for a one-bedroom unit to GBP 1.68 million for a three-bedroom unit.

According to Dean Summers, over 50% of international buyers are based in Asia. “We have seen a strong interest from international buyers, especially those looking for a base for their children attending university or for a professional residence close to London’s financial hubs,” he says.

Summers reveals that the next sales phase for Regent’s View will feature units in the 13-story block facing the canal, and will be launched in the second half of 2025. “Our third sales phase will include some of the largest units at Regent’s View, such as our three-bedroom options, and we anticipate a high level of interest as most of the commercial amenities will be located on the ground floor, and most units will offer stunning views of the canal or the landscaped courtyard.”

The strong interest from buyers at Regent’s View also reflects the growing trend of international buyers considering new developments in London’s Zone 2 neighborhoods. “As property prices in central London continue to rise, investors looking for attractive rental premiums are turning to properties in Zone 2,” says Summers.…

in Singapore
A three-bedroom unit at Gambier Court, a boutique condominium located along Kim Yam Road in the highly sought-after River Valley area of prime District 9, will soon be hitting the auction market. Listed by Knight Frank Singapore, the unit is set to go under the hammer on Dec 12 with a guide price of $2.6 million. With a spacious floor area of 1,485 square feet, the unit’s asking price translates to a reasonable rate of $1,755 per square foot.

Choosing the right location is essential when it comes to investing in real estate, and this is particularly crucial in Singapore. Condominiums situated in central areas or close to important amenities such as schools, shopping malls, and public transportation hubs are more likely to see an increase in value over time. Prime locations like Orchard Road, Marina Bay, and the Central Business District (CBD) are perfect examples of where property values have consistently shown growth. Additionally, the demand for condos in these areas is further amplified by their proximity to top-rated schools and educational institutions, making them highly desirable for families and increasing their investment potential. With the emergence of new condo launches like those offered by Ananar, investors have even more options to capitalize on the benefits of strategic location when it comes to real estate investment in Singapore.

Records show that the current seller had purchased the property in a resale transaction at $1.8 million ($1,212 psf) in October 2018. This will be the second time the unit is being put up for auction, the first being on Nov 26 at Knight Frank Singapore’s auction with a slightly higher guide price of $2.64 million ($1,778 psf). However, there were no successful bids received then.

According to Tricia Tan, director of auction and sales at Knight Frank, the current owner is selling the unit to move closer to their children’s school. The property will be sold with vacant possession. With a balcony that faces northeast, the future owner will get to enjoy unobstructed views of the sea and Singapore River.

The unit, situated on the eighth floor, consists of three bedrooms and a study area. Interestingly, the unit was originally a four-bedroom apartment, but the previous owners had cleverly converted it into a three-bedroom unit, making it more spacious and suitable for families with children.

Located at 60 Kim Yam Road, Gambier Court is a 99-year leasehold development that was completed back in 1999. With a low-density of just 21 units, the condo offers 18 apartments in a 10-storey block and three strata-landed units housed in conserved shophouses. The apartments comprise of a mix of two to four bedrooms, covering a range of 936 square feet to 2,530 square feet. The three strata-landed units are two-storey properties with an attic and a size ranging between 2,562 square feet and 2,885 square feet.

Residents at Gambier Court will enjoy easy access to Fort Canning MRT Station on the Downtown Line and an abundance of F&B and retail options, including the new lifestyle hub New Bahru at Kim Yam Road (formerly Nan Chiau High School), Robertson Quay, UE Square, and Clarke Quay.

The most recent transaction at the development involved a 1,485 square feet four-bedroom unit on the seventh floor, which was sold for $2.5 million, or $1,683 per square foot, in December 2022, according to Realis caveats. The previous owner had purchased the unit in August 2016 at $1.9 million ($1,279 psf), pocketing a neat net profit of $600,000. For more listings and information on properties at Gambier Court, visit the EDGEPROP website.…

With its limited land availability due to its small size and increasing population, Singapore has seen a surge in demand for condos. The country’s strict land use policies combined with a competitive real estate market have resulted in consistently rising property prices. As a result, investing in real estate, specifically condos, has become a highly profitable undertaking that offers potential for significant capital appreciation. Explore potential opportunities in this lucrative market by checking out Singapore Projects.

Gallop Gables, a freehold condominium, has recently set a new record with a psf price of $2,299 between Nov 19 and Nov 22. A four-bedroom unit of 2,669 sq ft was sold for $6.14 million on Nov 20, making a profit of $1.64 million for the seller who had bought it in July 2017 for $4.5 million. Another record was made earlier this year when a two-bedroom unit was sold at $2.45 million or $2,108 psf in Feb 19. Gallop Gables is situated on Farrer Road in District 10 with 102 units, within walking distance to Farrer Road MRT Station. The average price of $2,110 psf this year for three resale transactions is higher than last year’s average of $1,991 psf from four transactions. The second highest record goes to The Scala, which saw a sale of a 1,259 sq ft four-bedroom unit for $2.6 million, or $2,064 psf, on Nov 20. The unit was bought in October 2012 for $1.66 million, or $1,318 psf. This is the first time the psf price has crossed the $2,000 mark at The Scala. The condo, completed in 2013, has 468 units and is a 99-year leasehold on Serangoon Avenue 3 in District 19. It saw 16 resale transactions this year, which averaged at $1,823 psf, a 8% increase from last year’s average of $1,688 psf. In third place is Sims Edge which achieved a record of $1,907 psf on Nov 22 with the sale of a 409 sq ft, one-bedroom unit. This unit was bought in April 2019 for $663,807, or $1,623 psf. It’s the first time that the condo has crossed the $1,900 psf mark. Sims Edge is a freehold development with 78 units in Geylang East Avenue 2 in District 14. In total, there were no new psf price lows recorded during the period in review.…

Attachments area

During the week of November 19 to 26, the most profitable condo resale transaction took place at Ardmore Park with the sale of a four-bedroom unit measuring 2,885 sq ft for $11.25 million ($3,900 psf) on Nov 22. The seller had previously purchased the unit in September 2016 for $8.2 million ($2,843 psf), resulting in a profit of $3.05 million or a capital gain of 37%, equivalent to an annualized profit of 4.6% over an eight-year holding period.

This sale follows another transaction in October, where a similar unit on the 23rd floor was sold for $12.7 million ($4,402 psf), resulting in a profit of $3 million. This translated into a capital gain of 30.9%. Located in prime District 10, Ardmore Park is a freehold condo with 330 units completed in 2001. It comprises of three 30-storey towers with typical units of 2,885 sq ft four-bedroom apartments and six 8,740 sq ft duplex penthouses.

Apart from these two transactions, four other resale deals have been made at Ardmore Park this year, with all units being profitable. These four-bedroom units range from 2,885 sq ft to 8,740 sq ft, and were sold for prices ranging from $4,108 psf to $4,472 psf. Sellers made profits between $2.65 million and $7.07 million.

The Singapore condo market is an attractive option for investment, but it is important to consider the government’s property cooling measures. In an effort to ensure a stable real estate market and discourage speculative buying, the Singaporean government has implemented various measures over the years. One such measure is the Additional Buyer’s Stamp Duty (ABSD), which imposes higher taxes on foreign buyers and those interested in purchasing multiple properties. Although these measures may impact the short-term profitability of investing in a condo, they also contribute to the long-term stability of the market, creating a safer environment for investment. With Singapore Condo, investors can feel confident in their decision to invest in this promising market.

The second most profitable condo resale deal during the week of November 19 to 26 was at Goldenhill Park Condominium with the sale of a four-bedroom apartment on the 16th floor for $3.43 million ($2,228 psf) on Nov 21. The seller had purchased the unit from the developer in May 2001 for $1.14 million ($741 psf), resulting in a profit of $2.29 million or 201%. The seller had owned the unit for 23.5 years.

This is the second highest gain recorded at Goldenhill Park Condominium, with the highest recorded for a four-bedroom penthouse of 2,928 sq ft sold for $4.3 million ($1,469 psf) in February 2022. The seller had purchased the unit from the developer in April 2001 for $2 million ($683 psf), resulting in a profit of $2.3 million.

Goldenhill Park Condominium is a freehold development located in District 20 completed in 2004. It consists of 390 units of two- to four-bedroom apartments ranging from 926 sq ft to 2,928 sq ft. It is situated in close proximity to Lorong Chuan MRT Station on the Circle Line. This year, five other profitable resale transactions have occurred at Goldenhill Park Condominium, with prices ranging from $2,082 psf to $2,246 psf, resulting in profits between $760,000 and $1.91 million.

The most unprofitable condo resale deal during the week of November 19 to 26 was recorded at The Oceanfront @ Sentosa Cove with the sale of a four-bedroom unit measuring 2,831 sq ft for $4.7 million ($1,660 psf) on Nov 20. The seller had previously purchased the unit in May 2007 for $5.8 million ($2,050 psf), resulting in a loss of $1.1 million or 19% over 17.5 years.

The Oceanfront @ Sentosa Cove is a 99-year leasehold condo located in Sentosa Cove residential enclave, and consists of 264 units housed in five towers of between 12 and 15 storeys high. Residences range from two- to four-bedroom apartments measuring from 1,216 sq ft to 4,284 sq ft, and penthouses measuring from 2,745 sq ft to 8,095 sq ft.

This year, six other resale transactions have occurred at The Oceanfront @ Sentosa Cove, with prices ranging from $1,500 psf to $1,999 psf. Two transactions resulted in gains of $268,000 and $1.7 million, while four transactions incurred losses of between $30,000 and $519,000 for their sellers.…

Habyt, a leading co-living operator, has recently launched a new accommodation space at 5 Kadayanallur Street in Tanjong Pagar. This 18-room space, known as Kada at Maxwell, is Habyt’s flagship location for their latest concept – Habyt Flex. This represents a strategic expansion of the company’s offerings, moving away from their traditional focus on long-term co-living arrangements.

In August, Habyt Asia Pacific’s CEO Jonathan Wong announced the company’s plans to add more short-term living options to their portfolio. The first properties to be launched under the Habyt Flex concept are Habyt Novena, with 39 rooms, and Habyt Kallang, with 27 rooms. Other properties under this concept include Habyt Cantonment and Owen House by Habyt.

Kada at Maxwell features a variety of rooms, including en suite studios and two- to three-bedroom units, each equipped with a kitchenette. Guests have the option to book rooms on a nightly or weekly basis, with a 12-month option also available.

The dining area of a Studio Deluxe at Habyt’s Kada at Maxwell.

According to Wong, Habyt Kada at Maxwell showcases the company’s dedication to redefining flexible living in Singapore and signals their shift towards the next phase of evolution for Habyt Asia Pacific. Room rates at Kada at Maxwell will start at $180 per night.

This flexible living space is housed within a well-preserved 1920s colonial building, designed by architectural firm Swan & Maclaren. It was one of the earliest modernist buildings in Singapore and was originally built to house the St Andrew’s Mission Hospital for Women and Children.

In September 2023, a public tender to lease the property, now managed by the Singapore Land Authority (SLA), was launched. Bidders were evaluated based on their proposed concept and the bid price, with SLA encouraging the consideration of creative lifestyle concepts. The site was eventually awarded to Bethesda Medical, with a monthly rental bid of $103,000. This was the third-highest bid price, following Wan Dormitory ($160,000) and The Working Capitol ($108,240).

SLA stated that Bethesda’s strong focus on community building and connecting people with businesses gave their concept the winning edge. The first floor of the building will feature 10 F&B offerings, while the second floor will house a gym by Limitless, a wellness centre in partnership with Shiruki Studio, and a co-working space. Habyt’s Kada at Maxwell occupies the third floor.

Residents of Kada at Maxwell will have unlimited and complimentary access to the property’s health and wellness amenities, including a performance gym, cold plunge, infrared saunas, hot tubs, and foot baths.

The Oasis Lounge at Kada.

Understanding the regulations and restrictions surrounding property ownership in Singapore is crucial for foreign investors. In comparison to landed properties, the ownership rules for purchasing condos are less stringent. This makes it easier for foreigners to invest in condos. However, it’s worth noting that foreign buyers are still subject to the Additional Buyer’s Stamp Duty (ABSD) of 20% for their initial property purchase. Despite this added cost, the Singapore real estate market remains a stable and lucrative option, making it a popular choice for foreign investment. In fact, many foreign investors are drawn to Singapore Projects due to its potential for growth and stability.

“By blending modern conveniences with the timeless charm of a heritage building, we are offering guests a unique lifestyle experience that goes beyond traditional accommodation,” adds Wong.…

URA has just announced the launch of tenders for two residential Government Land Sale (GLS) sites located at Holland Link and Chuan Grove on December 3. These 99-year leasehold sites are part of the Confirmed List for the 2H2024 GLS Programme.

The Holland Link site is situated along Holland Link, just off Bukit Timah Road in District 10. With a land area of 185,141 square feet and a maximum gross floor area of about 257,225 square feet, it has the potential to yield around 230 housing units, according to estimates from URA.

This site is the first GLS plot to be launched in the upcoming Holland Plan precinct. In addition to Bayshore and Kampong Bugis, this precinct is one of the three upcoming areas identified by URA. Marcus Chu, CEO of ERA Singapore, notes that the residential area is expected to accommodate approximately 2,500 new homes.

Chu predicts that developers will be eager to bid for the Holland Link site to gain a first-mover advantage by introducing the first 230 units to the market. He also points out that the site is within a 2km radius of several prestigious schools, such as Methodist Girls’ School (Primary and Secondary), Henry Park Primary School, Pei Hwa Presbyterian Primary School, and National Junior College. This could be a major draw for families with young children who are looking for priority admission to these schools.

The Holland Link GLS site is also near the Brizay Park Good Class Bungalow area. As such, Mark Yip, CEO of Huttons Asia, predicts that the future developments in the Holland Plain precinct could focus primarily on low-density private residences.

Yip anticipates that there will be a limited response to the Holland Link site, with only one or two bids and a top bid of around $1,200 to $1,300 per square foot per plot ratio (psf ppr). Similarly, Chu believes that the site may receive up to three bids due to the current saturation in the tender process for residential sites, with a top bid of around $1,200 psf ppr.

The Chuan Grove GLS site is located along Chuan Grove, off Lorong Chuan in District 19. Covering an area of 170,409 square feet, it has a maximum gross floor area of 511,232 square feet and can potentially yield approximately 555 new housing units.

This site is just 400m away from Lorong Chuan MRT Station on the Circle Line, making it very accessible. The station is also only one stop away from Bishan MRT Station and Serangoon MRT Station, both of which are interchanges for other MRT lines. According to Chu, this future development has the potential to attract HDB upgraders living in the vicinity. Within the next four years, an estimated 3,815 Build-to-Order (BTO) units, sized four-room and larger, are set to fulfill their Mandatory Occupation Period (MOP) in Toa Payoh.

Chu adds that residents of HDB flats in older estates may be looking to upgrade their homes due to the increasing number of million-dollar flats in neighboring Serangoon, Bishan, and Toa Payoh. Over the past 10 months, the median transaction price of a five-room flat in Bishan and Toa Payoh was $792,000 and $828,000, respectively.

The stellar sales performance of Chuan Park, with 76% of its 916 units sold at an average price of $2,579 psf during its launch weekend, could also be a driving factor for developers to bid for the Chuan Grove site, says Chu. He expects bids to range from $571 million to $600 million, translating to a land rate of at least $1,200 psf ppr. Yip, on the other hand, predicts a total of three to five bids, with a top bid between $1,150 and $1,250 psf ppr.

The tenders for both the Chuan Grove and Holland Link sites will close at noon on July 8, 2025, and July 29, 2025, respectively.

Investing in a condo requires careful consideration of financing options. In Singapore, there are various mortgage choices available. However, it is crucial to note the Total Debt Servicing Ratio (TDSR) framework, which dictates the maximum loan amount a borrower can take based on their income and current debt commitments. To avoid over-extending their finances, it is essential for investors to understand the TDSR and seek guidance from financial advisors or mortgage brokers. For a comprehensive guide to financing a condo in Singapore, visit Singapore Condo.…

On Dec 3, the Urban Redevelopment Authority (URA) announced the release of two residential Government Land Sale (GLS) sites under the Reserved List of the 2H2024 GLS Programme. The sites, Holland Plain and River Valley Green (Parcel C), are now open for application and will be put up for sale if a developer indicates a minimum price that is accepted by the government. If there are multiple developers who submit a minimum price close to the government’s reserve price, the site may also be considered for tender launch.

The Holland Plain GLS site measures approximately 169,175 square feet with a maximum gross floor area (GFA) of 304,522 square feet, and has the potential to yield 280 residential units. This 99-year leasehold site is situated next to the Holland Link GLS site, which was also launched for tender on the same day. The site is estimated to be able to accommodate 230 units.

When considering investing in condos in Singapore, one important factor to keep in mind is the government’s property cooling measures. To maintain a stable real estate market and prevent speculative buying, the Singaporean government has implemented several measures over the years. These include the Additional Buyer’s Stamp Duty (ABSD), which imposes higher taxes on foreigners and those purchasing multiple properties. Although these measures may affect the short-term profitability of condo investments, they also contribute to the long-term stability of the market, making it a secure investment environment. With the addition of new condo launches, there are even more opportunities for investors to enter the market and benefit from these measures.

Mark Yip, CEO of Huttons Asia, believes that there is a low chance that the Holland Plain site will be triggered for sale. “Developers are likely to wait and see the response to the Holland Link GLS site first,” he says. The tender for the plot will close in July 2025.

The other site, River Valley Green (Parcel C), is located next to the Great World MRT Station on the Thomson-East Coast Line. Spanning 123,964 square feet, this 99-year leasehold site has a maximum GFA of 433,882 square feet and can potentially yield 470 new housing units.

Yip also predicts that this site is unlikely to be triggered for sale, especially since there is an ongoing tender for the neighbouring River Valley Green (Parcel B) plot, which is set to close in February next year. This site can accommodate 580 units, including 220 long-stay serviced apartments. Moreover, the site is also in close proximity to three other recently awarded GLS sites. In June, River Valley Green (Parcel A) was awarded to Winchamp Investment, a subsidiary of Wing Tai Holdings, for $464 million, or $1,325 psf per plot ratio (psf ppr), and will be developed into a residential development with over 400 units. In April, Zion Road (Parcel A) was awarded to a joint venture between City Developments and Mitsui Fudosan, who will be exploring a mixed-use project with around 740 residential units, a retail podium, and a block with 290 rental apartments. In August, Allgreen Properties won the tender for Zion Road (Parcel B) for $730.09 million ($1,304 psf ppr), with plans to develop about 610 residential units.

Given the upcoming supply from these three sites, Yip believes that there is “little incentive” for developers to trigger River Valley Green (Parcel C) for sale.…