for $996 mil

Lee Chee Koon, the successful group CEO of CapitaLand Investment Limited (CLI), has recently been recognized as the ‘Industry Figure of the Year’ for Asia Pacific at the 2024 edition of the annual PERE Global Awards. This prestigious award ceremony, organized by a London-based publication that covers private equity real estate markets, applauds noteworthy firms, individuals, and outstanding deals from the previous year. CLI has also been awarded the runner-up position for the ‘Firm of the Year’ in Asia Pacific.

The winners of the 2024 awards were chosen by a panel of PERE journalists, in a departure from previous editions where readers voted to determine the winners from a shortlist selected by PERE. In a press release dated March 4, CLI announced that the award for CEO Lee recognizes “his instrumental role in driving CLI’s transformational growth and his significant impact on the private real estate industry in the Asia Pacific region.”

Since Lee took over as CapitaLand’s group CEO in September 2018, there have been several major developments under his guidance. These include the successful acquisition of Ascendas-Singbridge in 2019 and the restructuring of CapitaLand Group in 2021, which involved the listing of CLI and the privatization of its real estate development arm, CapitaLand Development. In 2024, CLI also invested in real estate investment manager SC Capital Partners Group and acquired Wingate Group Holdings’ property and corporate credit investment management business. The company is currently on track to manage funds worth $200 billion by 2028.

When contemplating an investment in a condominium, it is crucial to also evaluate its potential rental yield. Rental yield refers to the annual rental income as a percentage of the property’s purchase price. In Singapore, the rental yields for condos can vary significantly depending on factors such as location, condition of the property, and market demand. Generally, areas with high rental demand, such as those situated near business districts or educational institutions, tend to offer better rental yields. To gain a better understanding of a particular condo’s rental potential, it is vital to conduct thorough market research and seek guidance from real estate agents. Another source of valuable insights on Singapore condominium investments can be found on websites like Singapore Projects.

Lee Chee Koon’s leadership and strategic moves have clearly propelled CLI to new heights in the private real estate sector. With such impressive achievements, it is no surprise that he has been named the ‘Industry Figure of the Year’ by PERE and is revolutionizing the way the company handles investments.…

Singapore-based private equity real estate firm, SC Capital Partners Group, has recently announced the sale of its student accommodation asset in Sydney, Australia. The group stated in a press release on March 3 that the property, situated on Anzac Parade and Lorne Avenue in Kensington, was sold at a substantial premium to the original purchase price and a 19% premium to its current book value. The buyer of the asset is the University of New South Wales (UNSW) in Sydney.

SC Capital Partners had initially acquired the property in 2016, reportedly paying A$57 million for it. The purpose-built student accommodation spans over 85,035 square feet and has 233 beds, along with a commercial podium on the ground floor. It is conveniently located within a 600-meter walking distance from the UNSW Kensington Campus. The student accommodation section of the property is fully leased to UNSW, with a newly-signed 20-year master lease agreement in 2019.

This transaction comes at a time when the asset under management (AUM) race is becoming increasingly competitive, with the recent CLI transaction raising its FUM to an impressive $113 billion. With this sale, SC Capital Partners has realized significant gains and has strengthened its position in the private equity real estate market.

Investing in a Singapore Condo involves careful consideration of the government’s property cooling measures. The Singaporean government has implemented several measures over the years to discourage speculative buying and maintain a steady real estate market. One such measure is the Additional Buyer’s Stamp Duty (ABSD), which imposes higher taxes on foreign buyers and individuals purchasing multiple properties. Although these measures may affect the immediate profitability of condo investments, they also play a vital role in creating a secure investment environment in the long run. With the added assurance of stability, investing in a Singapore Condo becomes a wise and sound decision for investors.…

Shares of City Developments plummeted by 28 cents or 5.47% upon resumption of trading today amid an internal conflict that has escalated to the courts. The company’s shares were halted on February 26 when a results briefing was suddenly cancelled, and news of a disagreement between executive chairman Kwek Leng Beng and his son, group CEO Sherman Kwek, rocked the Singapore business community.

City Developments has stated that news reports have disclosed various allegations made regarding the board’s disagreement. However, the company will not comment on the validity of these allegations as they are subject to the ongoing court proceedings.

CDL’s business operations remain fully functional and unaffected, with Sherman Kwek remaining as Group CEO until a Board resolution is made to change the company’s leadership. Despite the boardroom-cum-family dispute, analysts have downgraded their calls and reduced their target prices.

UOB Kay Hian’s Adrian Loh downgraded the stock from “buy” to “hold” in his February 27 note, citing that the FY2024 numbers fell short of both his and consensus’ estimates. However, he notes that the news of a very public leadership tussle overshadowed this. As the company holds valuable assets in Singapore and globally, Loh believes that the stock may struggle to perform with this overhang. He has revised his target price from $7 to $4.60, based on 2 standard deviations below its five-year average price-to-book (P/B) of 0.72 times.

To sum up, purchasing a condominium in Singapore can be a beneficial decision due to its numerous advantages such as high demand, potential for appreciation in value, and attractive rental yields. However, it is crucial to carefully consider various factors including location, financing options, government regulations, and market conditions. By conducting thorough research and seeking professional advice, investors can make well-informed choices and maximize their returns in the dynamic real estate market of Singapore. Whether you are a local investor looking to diversify your portfolio or a foreign buyer in search of a stable and profitable investment, the condos in Singapore offer a compelling opportunity. For information on the latest condo launches, visit New Condo Launches.

Derek Tan and Tabitha Foo from DBS Group Research see some silver lining, stating that fundamentals remain intact as key management continues to run the company. They note that CDL is trading at an attractive valuation of 0.5 times P/B (with book value at cost) and 0.3 times P/RNAV, lower than during the Global Financial Crisis. However, they have cut their target price from $10.50 to $6.70, based on a 60% discount to RNAV.

OCBC Investment Research has also maintained its “buy” call but reduced its fair value from $6.57 to $6.02, based on a wider RNAV discount of 60%. They expect uncertainties over CDL’s outlook and potential overhang on its share price until the matter is resolved.

Citi Research’s Brandon Lee states that the impact of this episode is hard to gauge, but believes that potential uncertainty and the lengthiness of a potential court case could be a share price overhang in the short term. However, he maintains a “buy” call with a $9.51 target price, as CDL is currently trading at less than a third of its book value.

JP Morgan analysts Mervin Song and Terence M Khi describe the events at CDL as a “dynastic discord” stemming from years of frustration, underperformance, and public disagreement among certain members of the extended Kwek family. They hope for a positive resolution and family reconciliation but have reduced their target price from $6.05 to $4.85, based on a 60% discount to their RNAV estimate of $12.10 per share.…

In summary, purchasing a condo in Singapore brings with it a plethora of benefits, such as high demand, potential for capital appreciation, and appealing rental yields. However, it is crucial to carefully consider various factors, including location, financing options, government regulations, and prevailing market conditions. Through diligent research and seeking expert guidance, investors can make well-informed decisions and maximize their gains in Singapore’s ever-changing real estate market. Whether one is a local investor seeking to expand their investment portfolio or a foreign buyer looking for a stable and profitable venture, condos in Singapore offer a compelling opportunity.

Perpetual (Asia) Limited, the trustee of Elite UK REIT, recently sold Crown Buildings, Caerphilly located at Claude Road, Caerphilly for GBP710,000 ($1.2 million) at an 18% premium. As reported in a March 3 filing, the vacant property was valued at GBP600,000 at the end of 2024 based on an independent valuation conducted by CBRE. This property, situated in Wales, was valued at GBP530,000 at the end of 2023. The proceeds from the sale will be used to pay off Elite UK REIT’s outstanding borrowings.

According to the website of Elite UK REIT, Crown Buildings, Caerphilly has a total gross floor area of 20,712 square feet. After a successful preferential offering of GBP28 million in January 2024, the company’s leverage ratio decreased from 50.0% at the end of 2023 to 43.4% at the end of 2024. Similarly, its net gearing ratio also saw a decline from 47.5% to 42.5% during the same period. Moreover, there is no debt maturing in 2025 and 2026, and refinancing is only due in 2027.…

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During the week of February 7 to February 14, Mandarin Gardens had the most profitable condo resale transaction. It was reported that a four-bedroom, 3,800 sq ft unit at the development sold for $4.88 million, or $1,284 psf, on February 11. URA records show that the same unit was purchased for $1.05 million ($276 psf) in June 2003.

The recent sale resulted in a profit of $3.83 million for the seller, which is equivalent to a whopping 364.8% of their original purchase price. This translates to an annualised capital gain of 7.4% over 21½ years, making it the most profitable transaction recorded at Mandarin Gardens.

Mandarin Gardens is a sprawling development consisting of 17 blocks, ranging from nine to 23 storeys tall, located along Siglap Road in District 15. According to EdgeProp Singapore’s analysis tools, resale prices at the condo have remained stagnant since September 2023 when the average price of units broke the $1,300 psf mark. Since then, prices have peaked at $1,316 psf in June 2024 before falling slightly to $1,310 psf as of February 25.

When it comes to investing in condominiums in Singapore, an important factor to consider is the government’s property cooling measures. Over the years, the Singaporean government has implemented various measures to control speculative buying and ensure a steady real estate market. One such measure is the Additional Buyer’s Stamp Duty (ABSD), which imposes higher taxes on foreign buyers and those purchasing multiple properties. Although these measures may impact the short-term profitability of condo investments, they ultimately contribute to the long-term stability of the market, creating a more secure investment environment. Moreover, with the addition of New Condo Launches, there are even more opportunities for investment in the Singaporean real estate market.

The recently-sold unit is one of 18 four-bedroom units at Mandarin Gardens. The last four-bedroom unit sold at the condo was a 3,800 sq ft unit on the ninth floor that fetched $4.26 million ($1,122 psf) in June 2023.

Mandarin Gardens sits on a 1.07 million sq ft site with a 99-year leasehold starting from 1982, leaving about 56 years remaining on the tenure. The condo has a total of 1,006 units spread across 17 blocks between nine and 23 storeys. The apartments are a mix of one- to two-bedroom units from 732 sq ft to 1,001 sq ft and three- to four-bedroom units from 1,528 sq ft to 3,800 sq ft. The development also houses 11 strata commercial units.

The second most profitable resale transaction during the same period was recorded at Parvis, a freehold condo located along Holland Hill in prime District 10. On February 10, a three-bedroom unit on the second floor, measuring 2,260 sq ft, was sold for $4.78 million ($2,115 psf).

Records show that the unit was last bought from the developers for $2.78 million ($1,230 psf) in December 2009, making a profit of $2 million (71.9%) for the sellers, or an annualised capital gain of 3.6% over 15 years.

Parvis is a 12-storey development comprising 248 residential units, and the most recent transaction now ranks as the third-most profitable one at the condo. The most profitable sale is currently for a 2,605 sq ft, four-bedroom unit that sold for $5.4 million ($2,073 psf) in November 2022. This unit was previously purchased for $3.21 million ($1,230 psf) in December 2009, resulting in a profit of $2.19 million (68.2%), or an annualised gain of 4.1% over 13 years.

The second-floor unit sold on February 10 is the second profitable transaction at Parvis this year. On January 6, a four-bedroom unit on the 12th floor measuring 2,788 sq ft was sold for $6.1 million ($2,188 psf). The seller had bought the unit for $4.25 million ($1,524 psf) in 2011, thus making a profit of $1.85 million (43.5%) after 14 years. This transaction is now the fifth-most profitable one at Parvis.

Parvis has a mix of two-bedroom units of 990 sq ft to 1,442 sq ft apartments along with three- and four-bedders from 1,701 sq ft to 2,605 sq ft. There are also three- and four-bedroom penthouses ranging from 2,293 sq ft to 3,229 sq ft.

Schools within 2km of Parvis include Henry Park Primary School along Holland Grove Road, Nanyang Primary School along Coronation Road, New Town Primary School along Tanglin Halt Road and Queenstown Primary School along Margaret Drive. The condo is a five-minute walk to Holland Village MRT Station on the Circle Line.

On the other hand, the most unprofitable transaction recorded between February 7 and February 14 was for a two-bedroom unit at Scotts Square. On February 13, the 947 sq ft unit situated on the 28th floor was sold for $3.08 million ($3,252 psf). Records show that the same unit was previously sold for about $3.83 million ($4,039 psf) in December 2007. This resulted in a $745,880 (19.5%) loss for the seller, or an annualised loss of 1.3% over 17 years.

According to EdgeProp’s analytical tools, Scotts Square has recorded 69 unprofitable transactions since it was launched in 2007. Of these, 18 (26%) resulted in a seven-figure loss. The most unprofitable transaction was when a 1,249 sq ft, three-bedroom unit was sold for $3.65 million ($2,923 psf) in February 2017. The previous owners had bought the unit at launch in August 2007 for approximately $5.21 million ($4,171 psf), resulting in a loss of about $1.56 million (30%) over 10 years.

The average resale price of units at Scotts Square has been declining since the condo launched in 2007. Based on a 12-month rolling average, prices peaked at $4,054 psf in July 2007 before hitting a low of $3,330 psf in August 2020. In January 2021, the average price of resale units at Scotts Square was $3,398 psf.

Scotts Square is a mixed-use freehold development located along Scotts Road in the Orchard shopping belt. Completed in 2011, it consists of two luxury residential towers of 43 and 34-storeys high with a total of 338 units and a four-storey retail podium. The apartments contain a mix of one- to three-bedroom units ranging from 603 sq ft to 1,249 sq ft. The condo has amenities such as concierge services, a gym, a lap pool and a sky pool on the 35th floor.…

Investing in real estate can be a lucrative venture, but location plays a crucial role in determining its success. This is particularly true in Singapore, where the value of condos is greatly influenced by the area they are situated in. Properties located in central areas or close to important amenities, such as schools, shopping malls, and public transportation hubs, tend to appreciate more over time. In Singapore, areas like Orchard Road, Marina Bay, and the Central Business District (CBD) are considered prime locations with consistently rising property values. This makes these areas highly sought after by investors looking to develop their portfolio with valuable assets. Additionally, the proximity of these locations to reputable schools and educational institutions further enhances the investment potential of condos, especially for families. If you’re looking to invest in real estate in Singapore, keep in mind the importance of location and consider exploring properties in prime areas like Orchard Road, Marina Bay, and the CBD. You can also visit Singapore Condo to find out more about available options and make a smart investment choice.

A two-bedroom unit at Hill House has set a new record for private condos in terms of psf-price, topping the list for transactions between Feb 7 to 16. The 999-year leasehold development saw a unit of 452 sq ft on the eighth floor sold by the developer for $1.54 million, setting a new peak of $3,398 psf on Feb 16. This surpasses the previous peak of $3,378 psf recorded on Feb 11 when another 452 sq ft unit on the eighth floor was sold for $1.53 million.
Located at the top of Institution Hill, off River Valley Road, Hill House is a boutique condo with 72 units. It was launched in 2022 and comprises mainly one-bedroom units of 431 sq ft. There are also 24 two-bedroom units ranging from 452 sq ft to 624 sq ft, and eight three-bedroom units of 753 sq ft.
Interested buyers can search for the latest new launches to find out the transaction prices and available units. The condo is expected to be completed in 3Q2026.
According to URA caveats, 37 units (51.4%) at Hill House have been sold at an average price of $3,152 psf since its launch in November 2022. The most recent transaction on Feb 16 marks the 8th unit sold so far this year, with an average price of $3,190 psf. The most expensive unit sold at the development so far was a three-bedroom apartment of 753 sq ft that was sold for $2.39 million on Jan 5.
The Tresor, a 999-year leasehold condo, came in second on the list with a resale transaction of a 1,421 sq ft unit on the fifth floor sold for $3.73 million on Feb 10. This sets a new high of $2,625 psf, surpassing the previous peak of $2,501 psf set in March 2024 when a 1,399 sq ft three-bedroom unit on the second floor was sold for $3.5 million.
This marks the first resale transaction at The Tresor in a year, based on caveats lodged. The most recent resale deal before this was in March 2024, when a 1,399 sq ft unit was sold for $3.5 million ($2,501 psf).
Located on Duchess Road in District 10, The Tresor is a 62-unit development completed in 2007. It comprises mainly two-, three-, and four-bedroom apartments ranging from 990 to 2,896 sq ft. It is a five-minute walk from Tan Kah Kee MRT Station on the Downtown Line and is also within walking distance of Coronation Shopping Plaza and Serene Centre. Other nearby amenities include Adam Food Centre and the Singapore Botanic Gardens.
Jadescape, a 99-year leasehold condo, was ranked third on the list with a transaction of $4.05 million for a 1,647 sq ft, four-bedroom unit on the 22nd floor on Feb 7. This sets a new record of $2,459 psf at the District 20 development. Previously, the record was $2,446 psf when a 1,259 sq ft unit on the 10th floor was sold in January. The most expensive unit to date at Jadescape is a 4,230 sq ft, six-bedroom penthouse that was sold for $10.2 million ($2,399 psf) in December 2024.
Jadescape is located at the junction of Marymount Road and Shunfu Road and comprises 1,206 units across seven residential towers. It offers one- to five-bedroom apartments ranging from 527 sq ft to 2,099 sq ft, as well as two penthouses of 4,230 sq ft. It is within walking distance of Marymount MRT Station on the Circle Line and just a four-minute walk from Sin Ming Plaza.
Data compiled on EdgeProp Research shows that Jadescape commands one of the highest average transacted prices among condos within a 1km radius. The average transacted price of Jadescape units in the last 12 months stands at $2,192 psf. In comparison, other condos in the vicinity such as the Tresalveo on Marymount Terrace, 183 Longhaus on Upper Thomson Road, and Thomson V Two on Sin Ming Road recorded average transacted prices ranging from $1,712 psf to $1,912 psf across the same period. All three condos are freehold developments.
None of the condos recorded new psf-price lows during the period in review. Interested buyers can check out the latest listings for Hill House, The Tresor, and Jadescape properties and get an idea of the buyer profile for these developments.…

Chiu Teng Group has once again proven its expertise in developing top-notch commercial and industrial spaces in Singapore with the launch of its latest project – CT Pemimpin. This freehold development is set to excite both property investors and business owners looking for a prime location in the land-scarce city.

Located at 43 Jalan Pemimpin in the Central Region, CT Pemimpin is a nine-storey, partial ramp-up factory with 56 strata-titled units and three canteen units. The units have floor heights ranging from 5.6m to 7.35m, with selected units on levels one and five featuring mezzanine floors.

One of the key highlights of CT Pemimpin is its rare freehold status. In a market where most industrial developments are limited to a 30-year or 60-year lease, CT Pemimpin stands out as an exceptional find. Additionally, commercial and industrial property buyers are not subject to the Additional Buyer’s Stamp Duty (ABSD) imposed by the government, making it a more attractive option for both investors and eligible foreigners.

Deputy CEO of PropNex Realty, Kelvin Fong, believes that CT Pemimpin’s centralised location and freehold status make it a sound investment choice for investors and end-users alike. This is because owning a freehold property in a prime central area offers an impressive corporate address, unmatched connectivity, and enduring potential for growth.

CT Pemimpin offers a generous one-to-one carpark ratio, with 59 carpark lots that include two electrical vehicle lots, three lorry lots for less than 7.5m length rigid-frame vehicles, two handicapped lots, and 34 bicycle lots. There are also two passenger lifts and a service lift for added convenience. Each unit comes equipped with its own private toilet, providing easy access for occupants.

According to SRI managing partner Ken Low, one of the standout features of CT Pemimpin is the designated carpark lot for each of the 59 units. This will undoubtedly provide much-needed convenience for business owners, ensuring seamless accessibility and time-saving.

Another advantage of the partial ramp-up design is that it enhances accessibility for day-to-day operations, allowing for smoother loading and unloading of goods. This improves overall logistics efficiency, making CT Pemimpin an ideal choice for businesses in need of convenience, functionality, and ease of access, all in a prime central location.

CT Pemimpin is situated in District 20, a highly sought-after location among buyers and tenants. This is due to the abundance of amenities in well-established townships nearby, such as Bishan, Upper Thomson, and Ang Mo Kio. Its strategic location also offers excellent accessibility and connectivity to all parts of Singapore, thanks to various transport modes. The industrial estate is well-served by three MRT lines, providing excellent convenience for those who commute to work by public transport.

Deputy CEO of ERA, Doris Ong, believes that owning a freehold property in such a centralised location is not only a wise investment move, but also a strategic business asset. CT Pemimpin’s location near three MRT stations – Marymount, Upper Thomson, and Bishan – as well as major expressways such as PIE and CTE, ensures hassle-free access to other parts of the city. It is also a short drive away from popular suburban shopping hubs such as Junction 8, Thomson Plaza, Velocity@Novena Square, AMK Hub, and NEX, making it a highly convenient location for both business and leisure.

The upcoming North-South Corridor expressway, set to be completed in phases from 2027, will further enhance the development’s connectivity. The new expressway will feature dedicated bus and cycling lanes, reducing travel time from the north into the city. The surrounding area also boasts reputable schools, including Raffles Institution, Catholic High School, and Eunoia Junior College, making it an excellent choice for families with school-going children.

CT Pemimpin will also feature several eco-friendly features, such as ‘end-of-trip’ facilities like shower rooms, bicycle racks, and storage lockers. There will also be communal facilities, including a sky garden with two rooftop pavilions, perfect for outdoor gatherings. The development will also have rooftop solar panels and EV charging stations, in line with its commitment to sustainability. Other eco-friendly features include water-saving fittings, motion-sensor lightings, and double-glazed windows (selected units), as well as a recycling corner.

As one delves into the world of condo investments, it is crucial to keep in mind the maintenance and management aspect of the property. In most cases, condos come with maintenance fees to cover the maintenance of shared spaces and amenities. These fees may increase the overall cost of ownership, but they play a crucial role in preserving the property’s condition and value. For investors looking for a more hands-off approach, engaging a property management company can be beneficial. This ensures that the day-to-day management of the condo is taken care of, making it a more passive investment. Moreover, by considering top-notch Singapore projects such as Ananar Properties, one can ensure a successful and profitable condo investment.

According to CEO of Huttons Asia, Mark Yip, CT Pemimpin’s array of green features and sustainability efforts make it an ideal choice for businesses in various industries, including e-commerce, media houses, telecommunications, and software development.

Founded in 1999, Chiu Teng Group has established itself as a reputable property developer and builder, with a portfolio of well-received industrial and residential projects such as CT FoodNEX, CT Foodchain, The Creek@Bukit, Tagore8, and CT Hub & Hub 2.

The preview for CT Pemimpin ends on March 5, 2025. To secure a rare freehold industrial space, interested parties can call 8100 8017 or visit the Chiu Teng Group website to arrange a viewing. Don’t miss this opportunity to be a part of this exceptional development in a prime central location.…

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Located on the third floor of Sim Lim Square, a pair of adjacent retail units will be going under the hammer at ERA’s upcoming auction on Feb 27. The total guide price for these units is $3.38 million.

The first unit has a size of 958 sq ft and is being offered at a guide price of $2.08 million ($2,171 psf). The second unit, on the other hand, is smaller at 570 sq ft and is available for a guide price of $1.28 million ($2,246 psf).

Buying a Condo in Singapore has emerged as a favorable option for both domestic and international investors, thanks to the country’s strong economy, stable political environment, and exceptional quality of life. With plenty of opportunities in the real estate market, condos are particularly favored for their convenience, top-notch facilities, and potential for profitable returns. This article will delve into the advantages, factors to keep in mind, and necessary steps when investing in a condo in Singapore through Condo.

These units are being sold by the owners and this will be their first time being listed on ERA’s auction. Interested buyers have the option of purchasing both units together or individually. According to Alison Lee, the assistant vice president of auction and sales at ERA, the units are very competitively priced. “They have been priced slightly below the market average to attract a quick sale.”

Based on EdgeProp Singapore’s analytical tools, retail units at Sim Lim Square have been transacting at an average price of $2,997 psf in the past 12 months. The most recent transaction in the development took place in December 2024, for a 592 sq ft retail unit on the ground floor which was sold for $1.92 million ($3,241 psf).

Well-known as a tech hub in Singapore, Sim Lim Square is widely recognised for its vast collection of electronic items, gadgets, as well as computer parts (Photo: ERA)

Lee has also pointed out that Sim Lim Square is a well-known tech hub in Singapore, with a high concentration of businesses dealing with electronics, gadgets, and computer parts. Besides this, the development also houses a range of other businesses, including restaurants and traditional Chinese medicine shops.

Both units that are currently up for sale are already tenanted and are generating a monthly rental income of around $4.50 psf. Based on data from EdgeProp Singapore, the average rental yield for retail units at Sim Lim Square ranges between $4.20 psf and $7.30 psf per month.

The owners of Sim Lim Square had submitted a collective sale in April 2019, with a reserve price of $1.25 billion. However, despite a second relaunch in December 2019 at the original price, the development did not manage to find a buyer. In 2022, there were plans for a subsequent collective sale attempt, but those never materialised. According to Lee, a new committee is being formed to explore the possibility of another collective sale in the near future.

Completed in 1987, Sim Lim Square is a commercial development comprising 492 retail and office units spread across six floors and two basement levels. Situated on Rochor Canal Road in District 7, the development is built on a 78,152 sq ft site with a 99-year land tenure from 1983. It is conveniently located within walking distance of Rochor and Jalan Besar MRT Stations on the Downtown Line, and the Bugis MRT Interchange, which is an interchange station connecting the East-West and Downtown Lines.…

Mr Chong, a retiree, provided some financial assistance to his three sons when they were setting up their own households. His eldest son bought a private condo, while his two younger sons purchased executive condos (ECs). According to Mr Chong, if you buy an EC during its initial launch, it’s a wise decision. Even if you buy it shortly after the five-year MOP (minimum occupation period), it’s still a good buy.

Mr Chong has experienced both scenarios. His second son bought a three-bedroom unit at the Hundred Palms Residences, which was launched in July 2017. “He wanted to buy a four-bedroom unit, but those were snapped up so quickly,” Mr Chong recalls. The project, developed by Hoi Hup Realty, received 2,000 e-applications and was sold out on the first day of launch at an average price of $841 per square foot (psf). The EC, located on Yio Chu Kang Road, was completed in 2019. Based on caveats lodged in January and February 2025, the average price of units sold was $1,769 psf, translating to a 110% price gain in eight years. Detailed data about all ECs, including average profit at 5 and 10 years, is available for exploration.

Based on the selling price of $1.95 million ($1,849 psf) for a 1,055 square foot, three-bedroom unit that changed hands in February at Hundred Palms, Mr Chong estimates that his second son has seen his EC unit appreciate by about $1 million from the time he purchased it at launch. Such capital gains may have motivated many to upgrade to private housing, notes Mr Chong.

In 2021, when Mr Chong’s youngest son decided to set up his own home, Mr Chong sold his 1,260 square foot, three-bedroom unit at The Interlace, which had been the family home for the past decade. In 2021, the Chong family bought a 1,399 square foot, four-bedroom, dual-key resale unit at Twin Fountains, a 418-unit EC in Woodlands. This EC was developed by a joint venture between Frasers Property and Lum Chang, and was launched in 2013 and completed in 2016.

ECs are only available to Singapore citizens and permanent residents (PRs) at launch and after the five-year MOP. Foreigners can purchase ECs in the resale market only after 10 years of obtaining Temporary Occupation Permit (TOP). The dual-key unit at Twin Fountains affords Mr Chong privacy, as he occupies the one-bedroom studio while his son and family occupy the three-bedroom apartment. As a dual-key unit, while the main entrance is shared, each apartment has its own separate entrance.

Although they paid $1,000 psf for the unit in 2021 – which at that time was considered a new high – recent resale prices are even higher, Mr Chong points out. Based on a caveat lodged in February, the latest transaction of a 1,206 square foot, four-bedroom unit was $1.62 million ($1,344 psf). “Even if you miss the boat, like my youngest son, and we bought in at $1,000 psf, resale prices at Twin Fountains are now 30% higher,” adds Mr Chong.

Last October, City Developments launched the 348-unit private condo Norwood Grand at Champions Way in Woodlands. During its launch weekend, about 84% of the units were sold at an average price of $2,067 psf, setting a new benchmark for Woodlands. Mr Chong points to the launch price of Norwood Grand, which is 53.8% higher than the latest resale price at Twin Fountains. He believes that the announcement of revitalisation and new infrastructure, including the Johor Bahru-Singapore Rapid Transit System (RTS) with the Singapore terminus in Woodlands North, has revived interest in the northern region.

However, amid rising EC prices and the loan quantum cap, EC buyers will now have to shell out a larger cash outlay, says Eugene Lim, key executive officer of ERA Singapore. For ECs, the monthly household income ceiling is $16,000. Buyers must meet the Mortgage Servicing Ratio (30% cap) and Total Debt Servicing Ratio (55% cap) requirements if taking a loan.

In summary, there are many benefits to investing in a condominium in Singapore. The demand for such properties is consistently high, making them a potentially lucrative investment option. Additionally, there is the possibility for capital appreciation and attractive rental yields. However, it is crucial to thoroughly evaluate essential factors, including location, financing options, government regulations, and current market conditions. Through extensive research and seeking professional guidance, investors can make informed decisions and maximize their profits in Singapore’s ever-evolving real estate market. Whether you are a local buyer looking to diversify your portfolio or a foreign investor searching for a stable and profitable venture, condominiums in Singapore, such as those found in Singapore Projects, offer a compelling opportunity that should not be overlooked.

Let’s assume a 30-year-old EC buyer with a household income of $16,000 and a maximum loan tenure of 30 years. Based on the stress test of a 4% interest rate for MSR, the maximum loan amount the buyer can take is around $1 million, estimates ERA’s Lim.

Despite the higher upfront costs, buyers are not deterred by the higher prices of ECs, says Lim. This is because there is still a 42% median price gap between similar-sized homes in the EC market and 99-year leasehold private condos in the Outside Central Region (OCR). For example, the median price of an EC unit sized at 900-1,000 square feet is about $1.48 million, while that of a similar-sized unit in a private condo is about $2.1 million. “Hence, in terms of absolute price, buyers, particularly HDB upgraders, still see value in ECs,” Lim says.

In 2024, the average transaction price of new non-landed private condos in the suburbs – or OCR – crossed the $2,200 psf mark. Meanwhile, new ECs in 2024 were sold at a median price of $1,539 psf based on caveats lodged, says Ismail Gafoor, CEO of PropNex. This reflects a price gap of 44.2%. He expects the median price for new condos to tip over $2,200 psf again this year.

Christine Sun, OrangeTee Group chief researcher and strategist, found that the median price gap between new ECs and new private condos in the OCR has narrowed in recent years. Based on data from URA Realis, the gap has narrowed from 49.4% in 2023 to 44.2% in 2024 and to 43.6% in January 2025. Sun attributes this narrowing gap to EC prices rising at a faster pace of 9.6% from 2023 to January 2025 compared to a 5.3% increase in non-landed home prices in the OCR over the same period.

According to Mr Lim, affordability and lower price psf compared to 99-year leasehold private condos in the same area make demand for ECs sustainable. Additionally, EC buyers do not need to dispose of their existing home before making their purchase, notes Lim. HDB upgraders also do not incur additional buyers’ stamp duty (ABSD) when buying a new EC.

Moreover, EC buyers may opt for the Deferred Payment Scheme (DPS) at a slightly higher purchase price. Under the DPS, they only need to pay a deposit, with their loan deferred until after the completion of the EC. “This way, buyers will not need to service two mortgages while waiting for the new home to be completed,” says Lim. “With no ABSD payable and the availability of the DPS, HDB owners find it easier to upgrade to a new EC.”

He adds: “Although three new EC launches are expected this year, they are strategically spaced out across different locations – Tampines, Pasir Ris, and Tengah – and will cater to the housing needs of Singaporeans across the island.”…

Investing in a Condo has its advantages, one of which is the ability to leverage the property’s value for further investments. A large number of investors take advantage of their condos as collateral to secure additional financing for new investments, thus diversifying their real estate portfolio. While this approach can significantly increase returns, it also comes with certain risks. It is essential to have a solid financial plan in place and carefully consider the potential influence of market fluctuations. Additionally, with the help of a Condo investment, investors can broaden their investment opportunities and achieve long-term financial growth.

By: Jackson Tan, AsiaOneAsia’s Branded Residential Market Reaches Record Value of US$26.6 BillionThe branded residential market in Asia has reached a new height, attracting a market value of US$26.6 billion, according to data from C9 Hotelworks, an Asia based hospitality marketing consultancy. The growth of branded residence projects in the region has been on a steady rise, with over 68,000 luxury units now available. Leading the pack is Vietnam with a total of 17,680 branded residential units across 59 properties, followed by Thailand with 16,271 units across 65 properties, and the Philippines with 13,276 units across 46 properties. These luxury properties command an average price of US$350 psf, US$510 psf, and US$400 psf respectively. The highest priced branded residences in the region can be found in Singapore, where units are priced at US$2,140 psf, with Japan coming in second with prices of US$1,935 psf.Infographic: C9 HotelworksIn recent years, the development of branded residences in South Korea and Malaysia have also gained significant traction. South Korea boasts a total of 3,026 units across 16 properties, while Malaysia has a total of 6,014 units across 24 projects. Both countries have seen a surge in demand for branded residences, with premium properties in South Korea fetching prices of up to US$2,670 psf, and those in Malaysia priced at US$1,040 psf. Branded residences in Thailand are also seeing a similar trend, with units in urban areas fetching US$770 psf, while those in resort locations command a lower price of US$430 psf.Data from C9 Hotelworks also shows that branded residences in Asia make up about 31% of the market supply, with a total of 12,330 units across 80 developments affiliated with luxury hotel brands. According to Bill Barnett, the Managing Director of C9 Hotelworks, a reputable brand can help drive up the pricing by an additional 30% to 35%. This not only increases the value of the property itself but also helps the developer to increase their market share in the country. In the post-Covid-19 era, urban-locale branded residences make up the bulk of the market, accounting for 56% of the existing supply. This further solidifies the dominance of luxury urban projects in the sector in terms of market value.Barnett also noted that top hospitality brands and luxury lifestyle brands have begun to push for higher licensing fees. In recent years, luxury hotel brands and lifestyle brands have started to negotiate licensing fees of between 6% to 10% for each branded residential unit.A good example is the Porsche Design Tower Bangkok, developed by Ananda Development in partnership with the German automaker Porsche. The 22-unit tower, which is scheduled for completion in 2028, is the first Porsche residential tower in Asia. Prices for units range from US$15 million to US$40 million.From left: Saowarin Chanprakaisi, vice-president of business development, The Ascott; Teo Junrong, vice-president of business development, The Ascott; David Johnson, CEO of Delivering Asia; Gianfranco Bianchi, general manager, Asia Pacific at The One Atelier; Jason Thelen, senior director of sales and marketing at Sudara Residences; Ananth Ramchandran, head of advisory and strategic transactions, hotels and hospitality Asia, CBRE; Lee Nai Jia, head of real estate intelligence of digital and software solutions, PropertyGuru Group and Bill Barnett, managing director of C9 Hotelworks. (Picture: C9 Hotelworks)Luxury-branded residences in Asia are not limited to just hospitality brands, with fashion and design-branded residences also rising in popularity. According to Gianfranco Bianchi, the General Manager of Asia Pacific at The One Atelier, a global design consultancy specialising in branded residences for lifestyle brands, more luxury lifestyle brands have begun to explore partnerships to license their brand into real estate developments across the Asia Pacific region.The company has worked closely with several renowned brands to create branded residences, such as the 28-unit Fendi Casa Residences by Armani in Miami and the 259-unit 888 Brickell by Dolce & Gabbana in Miami. Other notable projects include the 90-unit Büyükyalı Residences in Istanbul, Turkey and the Karl Lagerfeld Villas, a set of five ultra-luxury villas in Marbella, Spain.Bianchi further states that branded residences offer more than just top-notch hospitality services; they are also a rare trophy home that conveys the namesake design and luxury aesthetic of the brand. This makes such properties highly sought after by affluent buyers in the region.Ananth Ramchandran, the Head of Advisory and Strategic Transactions in Hotels and Hospitality (Asia) at CBRE, credits cooling measures as the key factor behind the surge of high-net-worth Singapore-based buyers for branded residences in nearby regional markets. According to him, these buyers are turning their attention to luxury-branded residences in destinations such as Phuket and Bangkok in Thailand, Bali in Indonesia, and emerging markets in Vietnam. These locations are a mere two-hour flight away from Singapore, making it easy for buyers to view and purchase these properties.“The relatively short travel time and availability of regularly scheduled direct flights make it much more appealing to Singapore-based buyers,” he added. Popular flight carriers like SIA, Scoot, AirAsia, and Jetstar currently average about 150 flights per week between Singapore and Phuket. According to Jason Thelen, the Senior Director of Sales and Marketing at Sudara Residences, Singapore has quickly become the top regional market for buyers looking for second homes, accounting for over 45% of regional purchases.According to Saowarin Chanprakaisi, the Vice-President of Business Development at The Ascott, the company is also looking to expand its market share in the region by partnering with developers keen on entering the branded residential market. She also adds that the emotional resonance of The Ascott, The Crest Collection, and Oakwood Premier brands make them highly desirable in the market.In conclusion, the branded residential market in Asia has experienced tremendous growth in recent years. The increasing demand for such properties has resulted in a market value of US$26.6 billion, with luxury urban projects dominating the sector in terms of market value. With the rise of luxury lifestyle brands entering the market, the future of branded residences in Asia is looking increasingly promising.…