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Issue 75

Copyright 2011-2012 www.Propwise.sg. All Rights Reserved.

CONTENTS
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5 Cheapest Residential Projects in September Top 5 Property Projects by Monthly Price Increase in September

FROM THE

EDITOR

Welcome to the 75th edition of the Singapore Property Weekly. Hope you like it! Mr. Propwise

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The Top 30 Property Investment Mistakes Singapore Property News This Week Resale Property Transactions (October 10 October 16)

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SINGAPORE PROPERTY WEEKLY Issue 75

5 Cheapest Residential Projects in September


Looking for an affordable property? In this article, based on analysis done at PropertyMarketInsights.com, we share with you the five cheapest non-landed residential projects transacted (including new sales, resale and subsales) in September 2012 ranked by price per square foot, based on the URA data of caveats lodged. This list is a quick way for you to identify where the cheapest resale condominium and apartment projects are, so you can spot some bargains. Dont forget to do your own due diligence before committing to any purchase!

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SINGAPORE PROPERTY WEEKLY Issue 75 5. Tampines Court, $615 PSF In fifth place, we have Tampines Court with an average resale price of $615 per square foot (PSF), with two units sold in the month. Completed in 1984, the 99 year leasehold condominium is located on 130, Tampines Street 11. Tampines Court offers condominium facilities like a swimming pool and gymnasium and barbeque pit. Simei MRT is only walking distance away with Changi General Hospital and Tampines Park close by. Residents can head to Eastpoint Mall for daily amenities.

(All map screenshots OneMap.sg)

are

taken

from

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SINGAPORE PROPERTY WEEKLY Issue 75

4. Chestervale, $613 PSF Taking fourth place by a slight margin, we have Chestervale with an average resale price of $613 PSF, with one unit sold in the month. Completed in 1997, the 99 year leasehold condominium is located at Bangkit Road with 396 units. Chestervale offers

facilities like karaoke, game room, reflexlogy


path, landscaped gardens and jogging track. Bangkit LRT station is minutes away. Residents can head to Fajar Shopping Centre for daily amenities.

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SINGAPORE PROPERTY WEEKLY Issue 75 3. Northoaks, $608 PSF Taking third place is Northoaks with an average resale price of $608 PSF, with four units sold in the month. Completed in 2001, the 99 year leasehold condominium is located at 20, Woodlands Crescent with 720 units. Chestervale offers facilities like fitness corner, putting green, gymnasium and squash court. Admiralty MRT is the nearest MRT station. Nearby schools include Admiralty Secondary School and Greenwood Primary School. Residents can head to Admiralty Place for daily amenities.

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SINGAPORE PROPERTY WEEKLY Issue 75

2. Crystal Mansions, $596 PSF In second place is Crystal Mansions with an average resale price of $596 PSF, with one unit sold in the month. Completed in 1992, the freehold condominium is located at 3, Lorong 6 Geylang. Crystal Mansions is near Kallang MRT station and a few minutes drive away from Bugis Junction. Nearby schools include Broadrick Secondary School and Geylang Methodist School. Singapore Badminton Hall and Kallang Riverside Park is nearby as well.

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SINGAPORE PROPERTY WEEKLY Issue 75 1. Braddell View, $588 PSF such as swimming pool, tennis court, gymnasium and barbeque pit. Braddell View is near Braddell MRT station, and is also near Bishan Junction 8 where residents can visit for daily amenities. Nearby schools include Raffles Institution and Mary Convent School. Macritchie Reservoir is nearby as well. As expected, the properties that made it to the top five list are mostly older properties in heartland areas. Till next month! Want a longer list of cheap resale private property projects? How about a list of the highest yielding properties? You can get this and much more at PropertyMarketInsights.com, a site that helps investors spot opportunities and time their Singapore property purchases. Click here to get your FREE report on Understanding the Property Market Cycle to invest profitably now.
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Finally, Braddell View takes first place with an average resale price of $588 PSF, with one unit sold in the month. Completed in 1981, the 99 year leasehold apartment is located at 10 Braddell Hill. Braddell View offer facilities
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SINGAPORE PROPERTY WEEKLY Issue 75

Top 5 Property Projects by Monthly Price Increase in September


What residential projects had the highest appreciation this month? Knowing which properties are increasing in price will help you spot potential hot areas of the property market. In this article, based on analysis done at PropertyMarketInsights.com, we will share the top five resale and subsale residential projects ranked by percentage price change in September 2012 from the previous month. Only projects with at least five transactions in each month are included in this analysis. Use this list to find projects where prices are trending up strongly on a month-on-month basis. You can use this information profitably by either finding units in the same project that are still underpriced (i.e. have not reflected the pricing momentum), or to find neighbouring projects that are laggards in the expectation that they will play some sort of catch up.
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SINGAPORE PROPERTY WEEKLY Issue 75 5. The Estuary, +3.8% The Estuary climbed from $924 per square foot (PSF) to $960 PSF month-on-month, an increase of 3.8%, settling in at fifth place. Located at Yishun Avenue 1, the 99-year leasehold condominium is expected to be completed in 2013 with 608 units. The Estuary comes with facilities like clubhouse, lap pool, fun pool, fitness corner and steam bath. Being in the Yishun area, The Estuary is walking distance to Khatib MRT and is close to North Point Shopping Centre. The Estuary is also just beside Yishun Sports Hall and Yishun Stadium. Nearby schools include Yishun Junior College and Chung Cheng High. (All map screenshots OneMap.sg) are taken from

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SINGAPORE PROPERTY WEEKLY Issue 75 4. The Miltonia Residences, +5.7% The Miltonia Residences climbed from $829 PSF to $876 PSF month-on-month, an increase of 5.7%, settling in at fourth place. Located at 19 Miltonia Close, the 99-year leasehold condominium is expected to be completed in 2015 with 410 units. The Miltonia Residences comes with facilities like jacuzzi, lap pool, spa pool, tennis court and playground. Being in the Yishun area, The Miltonia Residences is a few minutes ride to Khatib MRT and is close to North Point Shopping Centre. The Miltonia Residence is also just beside Orchid Country Club Golf Course. Nearby schools include Northbrooks Secondary School and Northland Primary School.

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SINGAPORE PROPERTY WEEKLY Issue 75 3. Serangoon Garden Estate, +6.5%

Serangoon Garden Estate climbed from $1,107 PSF to $1,179 PSF month-on-month, an increase of 6.5%, taking third place.Serangoon Garden Estate is only minutes away from Lorong Chuan MRT station and is close to Serangoon Garden Village and Bishan Park. Nearby schools include Zhong Hua Primary School and Nanyang Junior College. Residents can head down to Serangoon Garden Village for daily amenities.

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SINGAPORE PROPERTY WEEKLY Issue 75 2. Meadows @ Pierce, +6.8% Meadows @ Pierce climbed from $1,114 PSF to $1,190 PSF month-on-month, an increase of 6.8%, making it to second place. Located at 626 Upper Thomson Road, the freehold condominium is expected to be completed in 2012. Meadows @ Pierce offers facilities such as a basketball court, badminton lawn, putting green and jogging track. It is only minutes away from Yio Chu Kang MRT station and is close to schools like Mayflower Secondary School and Anderson Junior College. Residents can head down to the stretch of eateries and supermarkets at Upper Thomson Road for daily amenities.

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SINGAPORE PROPERTY WEEKLY Issue 75 1. Parc Centros, +7.4% Parc Centros climbed from $923 PSF to $991 PSF month-on-month, an increase of 7.4%, topping the list. Located at 86 Punggol Central the 99-year leasehold condominium is expected to be completed in 2016. Parc Centros offers facilities such as a 50 meter infinity lap pool, firefly stream, jogging trail, mini putting green, island dining and swim-out bar. It is walking distance to Punggol MRT station. Nearby schools include Edgefield Primary School and Mee Toh School. Residents can head down to the stretch of eateries and supermarkets at Punggol Central and Punggol Plaza for daily amenities. While we have tried to exclude idiosyncratic factors from causing extreme price changes (e.g. an unusual unit in a project) by setting a minimum of five transactions in each month to do the calculation, please do your homework to ensure there are no special reasons for the price changes. Till next month! Want a longer list of the best performing properties? How about a list of the worst performing ones to spot bargains? You can get this and much more at PropertyMarketInsights.com, a site that helps investors spot opportunities and time their Singapore property purchases. Click here to get your FREE report on Understanding the Property Market Cycle to invest profitably now.

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SINGAPORE PROPERTY WEEKLY Issue 75

The Top 30 Property Investment Mistakes


By guest contributor Gerald Tay Warren Buffet once quoted, "Wall Street is the only place that people ride to work in a Rolls Royce to get advice from those who take the subway". Investors who are able to understand the real meaning of this simple quote would stop any investing activities immediately and start to acquire real knowledge and wisdom to become a successful investor. Investment wisdom is not only about acquiring knowledge to make successful investment decisions, but is also about avoiding severe investment mistakes. Buffett's quote is indirectly pointing fingers to the foolish investors who are ignorant about what they are doing.
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SINGAPORE PROPERTY WEEKLY Issue 75 Let me ask you the following questions: Do you have any history of losses from property investing? Does your property investment only yield average returns for you? Have you studied the common investment mistakes investors regularly commit while investing? If your answer is no to any of these questions, this article will help you. Firstly, this list of the top 30 mistakes investors make are a warning to avoid these mistakes when investing your money into the property market. Secondly, if you have any history of losing money from property investment or making only average returns, reading this list will help you figure out the mistakes you have committed. And now, the list 1. You start investing without an assessment of your investment and financial goals
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2. Approaching the property market with greed to become super rich overnight 3. Considering property investment as a part time job or hobby or a place to try your luck 4. Start investing without acquiring proper knowledge and education on investment, the property market, risk and returns

5. Making investment decisions with a lack of knowledge on what, where, when, how much to invest
6. Dont really understand the distinction between questions and answers 7. Asking questions and always trying to seek the right answer 8. Your investment system is Hope 9. Invest with your Eyes, rather than with your Mind
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SINGAPORE PROPERTY WEEKLY Issue 75 10. 11. Invest on Sexy, rather than Value Invest on Market Value, rather than Investment Value 19. Follow the investment activities of the public, fellow investors, colleagues and big investors without a clue of ones investment goals and financial objectives Make investment decisions on market rumours, analyst reports and so called expert opinions

12.

Invest with the Norm, rather than Against the Norm


Invest on Net worth, rather than Cash flow

20.

13.

14.
15.

Invest on Opinions, rather than Facts


Invest on Capital Gains, rather than Cash flow Invest on Salesmanship, rather than Partnership Invest in properties with Negative or Zero Cash flow Minimal,

21.

Invest without proper study on how global economics affects the rise and fall of asset prices, market volatility and risk-returns
Not having the qualities of patience and prudence, and always panicking on a property downturn or crash Invest because you want some property in your investment portfolio

16.

22.

17.

18.

Invest on the mantra of Buy, Hold and wait for it to go up in value

23.

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SINGAPORE PROPERTY WEEKLY Issue 75 24. Diversify your property portfolio from residential, commercial to industrial and end up with little or zero competence in any sector 25. Your key advisors are friends who are broke, family members, property agents and ignorant financial planners, i.e. The Blind leading the Blind 29. Your only source of property investment advice comes from property seminars, courses and exhibitions. 30. Invest by looking at a Rear View Mirror, instead of looking at whats in front These set of 30 common mistakes are compiled from my own personal property investment experience over the years, being on the ground talking to many ordinary investors on their investment mind-sets, as well as being very fortunate to have my late multi-millionaire grandfather as my wealth mentor.

26. Investing in a property sector (Residential, Commercial, Industrial) that is unfamiliar and unknown to you, simply because others are doing it or because you think can make money too 27. Invest on kiasu mentality, i.e. if you dont buy, prices will go up further and you will lose out to others.
28. Buy when prices have gone up a lot, and sell when they fall

Return Of My Money, Not Return On My Money


Amateur investors have taken to the notion of sizing up an investment based solely on the returns it can potentially give back (Return On My Money).
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SINGAPORE PROPERTY WEEKLY Issue 75 Real wealthy successful investors ask this instead, When can I take back my initial investment money (Return Of My Money)? Analyse, Admit, Learn and Grow Successful people always admit their wrongs, review, learn and move on. Analyse, admit and learn from these 30 mistakes you may have been committing or have committed unknowingly. These lessons will propel you in your property or other investment journeys ahead and help you achieve your financial objectives. By guest contributor Gerald Tay, CEO and Chief Trainer at CREi Academy Group, and creator of The 18 Irrefutable Laws of Property Investments.

Do remember as an ordinary investor, unlike the big boys, you have a small cash flow, perhaps only from your working income and nothing else. You also have only limited cash to grow your wealth and therefore minimising all possible downsides and risks in your investments is of utmost importance to you. The intent here is to learn to keep and protect your money first. Growing your wealth comes secondary.
As my late multi-millionaire grandfather said this explicitly, If you want to grow your wealth, first learn how to keep your money.

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SINGAPORE PROPERTY WEEKLY Issue 75

Singapore Property This Week


Residential
99-year leasehold Capitol begins sales Eden Residences pool each on the third level. The penthouses and garden villas have yet to be released. The remaining 32 apartment units consist of three-bedroom, three-bedroom-plus-study and four bedroom-plus-study units ranging from 2,100 sq ft to 3,380 sq ft. The residential component will occupy levels three to 12 of a new tower, while the retail component will occupy B2 to level 2. There will be 350 car park spaces on B3-B6, with each apartment allotted two spaces in B4. The hotel component will offer around 160 rooms of sizes 40, 45 and 65 sq m on Levels 2 to 4 of Capitol Building and Stamford House.

A few units at 39-unit Eden Residences Capitol, the high-end residential component of a residential, hotel, retail and entertainment mixed development located near St Andrew's Cathedral, has been sold to mainly Singaporeans and mainland Chinese at $2,900-$3,100 psf or $6.5 million to $10.4 million per unit. The residential component includes five 4,080 sq ft to 6,470 sq ft duplex penthouses in three-, four- and five-bedroom configurations offering a swimming pool and a study each and two three-bedroom garden villas (2,723 sq ft - 3,520 sq ft)with a plunge
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(Source: Business Times)


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SINGAPORE PROPERTY WEEKLY Issue 75 Yishun EC unit sold for a record $1.61m The unit that was sold for $1.61 million was a double-storey penthouse at 1 Canberra in Yishun. This led to worries over the affordability of high-priced units especially since over 50% of the 343 new units that was sold for over $1 million since 2010 were sold this year, compared to 115 such units in 2011.This is due to increased demand for larger units and features such as spacious balconies and unobstructed views, possibly because of the low interest rates, increased incomes and relative lack of impact of cooling measures on many EC buyers. Another possible reason for the increased demand is the increased resale prices of HDB flats, making ECs more affordable to potential HDB upgraders. Even though the higher prices are usually a result of the larger unit sizes of ECs such as four-bedroom units or penthouses
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(there are also more launched in 2012), an increase in interest rates to over 3% could mean a cash top-up of over $1,400 a month. (Source: Business Times) Redhill private housing plot expected to draw much interest The 99-year-leasehold site near Redhill MRT Station, also known as Alexandra View (Parcel B), has been triggered for release at $222.898 million or $650 psf ppr. It can potentially be developed into a 42-storey condominium project with a maximum of 455 units with an average unit size of 70 sq m (753.47 sq ft) GFA. It is expected to attract eight to 15 bidders with a top bid of $820$960 psf ppr or even above $1,000 psf ppr. This is due its relatively smaller GFA of 342,900 sq ft, which meant a lower absolute land bid quantum.
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SINGAPORE PROPERTY WEEKLY Issue 75 It is also expected to draw developers with projects nearby who wants to defend their prices, thus resulting in much competition. (Source: Business Times) Commercial Freehold Hotel Grand Pacific sold Freehold 240-room, 16-storey Hotel Grand Pacific along Victoria Street opposite Bras Basah Complex has been sold for around $210 million or $850,000 to $900,000 per key. It sits on a 25,295 sq ft land and offers facilities such as a ballroom, meeting rooms, Chinese restaurant, coffee house and swimming pool. Last renovated three years ago, it offers relatively large-sized rooms of around 300 sq ft each. (Source: Business Times)

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SINGAPORE PROPERTY WEEKLY Issue 75

Non-Landed Residential Resale Property Transactions for the Week of Oct 10 Oct 16
Postal District 1 1 1 2 3 3 4 4 4 4 5 5 5 5 5 5 7 8 8 8 9 9 9 9 Project Name THE SAIL @ MARINA BAY THE CLIFT THE SAIL @ MARINA BAY THE ARRIS QUEENS THE REGENCY AT TIONG BAHRU MARINA COLLECTION THE OCEANFRONT @ SENTOSA COVE CARIBBEAN AT KEPPEL BAY HARBOURLIGHTS ONE-NORTH RESIDENCES REGENT PARK BLUE HORIZON DOVER PARKVIEW DOVER PARKVIEW PARK WEST WATERLOO APARTMENTS URBAN LOFTS RANGOON VIEW RACE COURSE MANSION RIVERGATE RIVERGATE THE PIER AT ROBERTSON URBANA Area (sqft) 1,184 775 657 936 915 1,636 2,185 1,711 1,249 1,270 958 958 936 1,249 1,281 1,894 1,356 527 1,335 1,421 1,044 2,110 753 1,044 Transacted Price ($) 2,800,000 1,650,000 1,356,000 1,650,000 1,305,000 2,190,000 4,370,000 3,060,000 1,820,000 1,719,360 1,280,000 1,080,000 1,030,000 1,320,000 1,350,000 1,420,000 1,800,000 728,000 1,580,000 1,400,000 2,400,000 4,536,500 1,350,000 1,780,000 Price Tenure ($ psf) 2,365 99 2,129 99 2,065 99 1,762 FH 1,426 99 1,339 FH 2,000 99 1,788 99 1,458 99 1,354 FH 1,336 99 1,127 99 1,100 99 1,057 99 1,054 99 750 99 1,327 999 1,380 FH 1,184 FH 985 FH 2,299 FH 2,150 FH 1,792 FH 1,705 FH Postal District 9 9 10 10 10 10 10 10 11 11 12 14 14 14 14 15 15 15 15 15 15 15 15 15 Project Name WATERFORD RESIDENCE WATERFORD RESIDENCE LATITUDE THE FORD @ HOLLAND AVALON MONTVIEW MONTVIEW RIDGEWOOD THE LINC MANDALE HEIGHTS REGAL COURT D' PALMA CENTRAL GROVE CASA EMERALD SIMSVILLE ARTHUR 118 THE AMBROSIA COTE D'AZUR WATER PLACE LA MEYER EMERALD EAST VILLA MARTIA MAYA EMERY POINT Area (sqft) 1,421 1,399 2,766 1,152 1,582 1,227 1,507 2,250 947 1,206 1,163 603 1,259 1,044 1,528 893 1,668 1,109 1,281 1,281 1,195 1,292 1,281 2,476 Transacted Price ($) 2,080,000 1,990,000 5,980,500 2,180,000 2,750,000 1,900,000 2,333,000 2,300,000 1,470,000 1,480,000 1,230,000 763,000 1,220,888 950,000 1,370,000 1,295,000 2,300,000 1,480,000 1,625,000 1,580,000 1,445,000 1,450,000 1,390,000 2,200,000 Price Tenure ($ psf) 1,464 999 1,422 999 2,162 FH 1,893 FH 1,738 FH 1,548 FH 1,548 FH 1,022 999 1,552 FH 1,228 FH 1,058 FH 1,266 FH 969 99 910 FH 896 99 1,449 FH 1,379 FH 1,335 99 1,269 99 1,233 FH 1,209 FH 1,123 FH 1,085 FH 889 FH

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SINGAPORE PROPERTY WEEKLY Issue 75


Postal District 15 16 16 16 16 16 16 16 16 17 18 19 19 19 19 19 20 21 21 21 21 21 21 21 23 23 23 Area (sqft) 1,270 1,238 1,012 1,292 1,033 926 2,271 2,411 2,411 1,421 1,313 2,303 915 1,001 1,130 1,335 1,679 990 1,313 1,485 1,916 1,389 1,345 1,690 1,141 1,518 2,002 Transacted Price ($) 1,050,000 1,400,000 1,100,000 1,310,000 967,000 820,000 1,820,000 1,820,000 1,800,000 1,010,000 908,000 3,035,000 1,050,000 1,122,000 1,200,000 1,080,000 1,900,000 1,634,000 1,450,000 1,520,000 1,950,000 1,400,000 1,278,000 1,426,000 1,440,000 1,530,000 2,000,000 Price Tenure ($ psf) 827 99 1,131 FH 1,087 99 1,014 99 936 99 886 99 801 99 755 99 747 99 711 99 691 99 1,318 999 1,148 99 1,121 99 1,062 99 809 99 1,132 FH 1,650 FH 1,104 FH 1,023 999 1,018 FH 1,008 999 950 FH 844 99 1,262 FH 1,008 999 999 999

Project Name NEPTUNE COURT LANDBAY CONDOMINIUM THE BAYSHORE BAYWATER BAYWATER THE BAYSHORE BEDOK COURT BEDOK COURT BEDOK COURT LOYANG VALLEY MELVILLE PARK THE CHUAN CHILTERN PARK SUNGLADE THE SPRINGBLOOM REGENTVILLE FABER GARDEN THE CASCADIA PANDAN VALLEY SOUTHAVEN II GOODLUCK GARDEN SPRINGDALE CONDOMINIUM HUME PARK I HIGH OAK CONDOMINIUM HILLVISTA HAZEL PARK CONDOMINIUM MERAWOODS

Postal District 23 23 25 27

Project Name GUILIN VIEW REGENT GROVE ROSEWOOD ORCHID PARK CONDOMINIUM

Area Transacted Price Tenure (sqft) Price ($) ($ psf) 1,281 1,110,000 867 99 1,173 821,000 700 99 1,033 850,000 823 99 1,141 782,000 685 99

NOTE: This data only covers non-landed residential resale property transactions with caveats lodged with the Singapore Land Authority. Typically, caveats are lodged at least 2-3 weeks after a purchaser signs an OTP, hence the lagged nature of the data.

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