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Issue 263

Copyright 2011-2016 www.propwise.sg. All Rights Reserved.

CONTENTS
p2

FROM THE

EDITOR

Balanced New Launch Review Thomson


Impressions

p11

Welcome to the 263th edition of the


Singapore Property Weekly.

Hope you like it!

Singapore Property News This Week

Mr. Propwise

p13

Resale Property Transactions

(May 23 May 27)

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SINGAPORE PROPERTY WEEKLY Issue 263

Balanced New Launch Review Thomson Impressions


By KK Tong (guest contributor)
Thomson Impressions is a high-rise 99-year
leasehold development (with the lease
starting from 12 Jan 2015)developed by NS
Property(Thomson Pte Ltd). It consists of 5
strata-landed units and 283 non-landed units
housed in two 19-storey blocks. The project is
located off Upper Thomson Road at
LorongPuntong, where the main entrance is.
The development site is on a plot size of
113,051 square feet. All the units are NorthSouth facing.

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SINGAPORE PROPERTY WEEKLY Issue 263


The unit types and indicative pricing in this
development are:

The development was launched in 3rd quarter


2015 and TOP is expected to be in Oct 2019.
The facilities are fairly comprehensive for this
medium-sized development. All facilities are
located on the ground level. There is a 50metre lap pool, a spa bed, a steam room, a
gymnasium, a childrens playground, and a
tennis court.
A total of 288 parking lots and 3 handicapped

parking lots are provided in the basement


carpark. A side gate is also provided for
access to Sin Ming Avenue.

Figure 1: Site Plan


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SINGAPORE PROPERTY WEEKLY Issue 263


Thoughts from Show Flat Visit

the appliances provided include a free


standing fridge, a washer-cum dryer, a built-in
oven/cooker hood, and an electric hob. All
appliances are from Electrolux.

Figure 2: Floor Plan of Type B1


As you enter the main door of the two-bedder
showflat (Type B1), the kitchen is on the right,
while the dining/living area is in front of you,
with a balcony extending from the living area.
The kitchen is an L-shaped open area, and
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Figure 3: Living/Dining and Kitchen Areas


The dining area is rather small and can only
accommodate a table for four persons. With
the table, there is little space left to move
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SINGAPORE PROPERTY WEEKLY Issue 263


around. The living area is fairly well spaced
and it is possible to place a three-seater sofa
against the shorter wall, and a television
console against the opposite wall. The
distance between the two walls allows for
comfortable television viewing.

The balcony is a fair size and can


accommodate two chairs and a small table
easily.

Figure 5: Master Bedroom

Figure 4: Balcony
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The master bedroom comes with a two-door


sliding wardrobe. It can accommodate a
queen-sized bed with two small side tables.
The walking space between the edge of the
bed and the wall is about 2 to 2.5 feet (0.6 to
0.75 metres).
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SINGAPORE PROPERTY WEEKLY Issue 263


The common bedroom can accommodate a
twin bed and a small work table. It also
comes with a two-door sliding wardrobe
which is a little smaller than the wardrobe in
the master bedroom.
The bathrooms are fairly spacious and come
with standard fittings, including cabinets. The
shower is of a reasonable size, which does
not make one feel claustrophobic. Both the
master bedroom and common toilets have
windows, allowing for ventilation.

Materials used are reasonable. The floors of


the living and dining areas are laid with
marble while timber strips are used for the
rooms. Other areas are equipped with either
ceramic or homogenous tiles. The bathroom
walls are made of feature marble, which gives
off a luxurious feel.
The ceiling height of the units is 2.9 metres.
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Figure 6: Floor Plan of Type A1


Amenities around the area
There are plenty of amenities around the
area. The development is 600metres from
Bright HillMRT and 650 metres from Upper
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SINGAPORE PROPERTY WEEKLY Issue 263


Thomson MRT (both stations are under
construction, with expected completion in
2020). Thomson Plaza is about 600 metres
away, and for those with children, Ai Tong
Primary School is less than one kilometre
away. For nature lovers, the development is
close to Upper and Lower Peirce Reservoirs.
And of course, there is a whole stretch of
eateries along Upper Thomson Road.

Positive Aspects of the Development


1. The materials used are of reasonable
quality, especially the marble feature of the
bathroom walls.
2. The bathrooms are spacious.
3. Windows
ventilation.

in

the

bathrooms

provide

4. The balcony is of a sufficient size to


accommodate some seating.
5. Amenities
around
comprehensive.

the

area

are

6. The development is off the main


thoroughfare of Upper Thomson Road, so it
will not be too noisy.

Figure 7: Area Map


Back to Contents

7. The areas around the development are


private condominiums and some low rise
private housing, which makes it more
exclusive.
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SINGAPORE PROPERTY WEEKLY Issue 263


Negative Aspects of the Development

Price Comparison

1. The address does not sound exclusive


LorongPuntong.
2. The 100 units of 1-bedders may attract
investors rather than home owners. The
estate is likely to get run-down easily if the
residents are mainly tenants.
3. The master bedroom wardrobe is rather
small for two persons.
4. The kitchen does not have any window.
This is not conducive for cooking as the smell
of cooking will waft to the dining/living areas.
5. Parking lots are limited to one per unit.
There are no visitor parking lots.

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Figure
8:
Location
Impressions
and
developments

of

Thomson
surrounding

Condominiums in this area are usually


freehold
developments
like
Country
Grandeur, Country Esquire, and Flame Tree
Park.

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SINGAPORE PROPERTY WEEKLY Issue 263


For comparison purposes, the closest
development would be Thomson Three, a 99year leasehold development located on Bright
Hill Drive.
The unit sizes for comparison are similar, but
the dates of salesare quite far apart due to
the low number of recent transactions. The
prices seem quite competitive, and current
asking prices are rather similar to these
transacted prices.
Price Comparison Table

Buyers who prefer freehold developments


can consider Flame Tree Park located at Sin
Ming Avenue or Country Grandeur at
LorongPuntong. These developments are of
bigger sizes and would certainly be more
comfortable.
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SINGAPORE PROPERTY WEEKLY Issue 263


However, although the PSF prices are lower,
the quantum will be substantially higher.

For home buyers who like the Thomson area,


Thomson Impressions is worth considering as
the amenities in that area are plentiful
(schools, food, transport, nature). In addition,
the layout of the units are generally welldesigned. However, the average prices of
$1,300 to $1,700psf are pretty steep. If total
affordability is not an issue, one can consider
perhaps a larger unit in the surrounding
freehold or 999 leasehold projects such as
Flame Tree Park and Country Grandeur as
they offer a lower psf price.
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SINGAPORE PROPERTY WEEKLY Issue 263

Singapore Property This Week


Residential
Bungalow along Kingsmead Road sold for
S$29million

Bungalow along Kingsmead Road belonging


to the late Raffles Institution principal Philip
Liau was sold at S$1,065 per square foot
based on the freehold land area of 27,228 sq
ft. The buyer is said to be Darwin Indigo, a
nephew of Wilmar executive deputy chairman
Martua Sitorus. The squarish plot has a
frontage of about 50 metres along and is next
to the former residence of the late pioneer
artist Chen Wen Hsi. It is also a stone's throw
from the popular Nanyang Primary School.
(Source: Business Times)
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Small completed apartments


behind bigger units

still

lag

Based on the latest flash estimates for April


2016 for NUS' Singapore Residential Price
Index (SRPI) series, the sub-index for small
units islandwide has dropped 0.7 per cent
since December last year. In comparison, the
sub-index for the Central Region (excluding
small units) fell 0.3 per cent while the subindex for Non-Central Region (again
excluding small units) even had a 0.1 per cent
increase. R'ST Research director Ong Kah
Seng said the more notable price drop for
completed small units is due to weak leasing
demand due to competition from comparable
HDB apartments and small land area for
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SINGAPORE PROPERTY WEEKLY Issue 263


a typical household of four to live in.

multiple units.

(Source: Business Times)

(Source: Business Times)

GEM Residences tweak triple-key units

Commercial

Buyers of triple-key units at GEM Residences


will get their apartments with only one kitchen
instead of the three kitchens originally
depicted in the floor plan of the sales
brochure. A URA spokesman noted that the
URA-approved floor plan comprises three
bedrooms and a kitchen and did not reflect
three separate kitchens or sub-units. Triplekey units, typically with each of the three
bedrooms having an ensuite bathroom, give
investors the convenience of renting out to
different tenants, and to save on the
additional buyer's stamp duty and legal fees
they would otherwise incur from buying

Information about shophouses made more


accessible

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Businessmen, investors and shophouse


owners who wish to look up allowable and
last-approved uses for private shophouses in
Singapore will no longer have to write in to
the Urban Redevelopment Authority (URA),
pay a search fee and wait for days to do so.
They will be able to instantly search for the
information at no charge via their computers
and smartphones through an online portal
called URA SPACE.
(Source: Business Times)

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SINGAPORE PROPERTY WEEKLY Issue 263

Non-Landed Residential Resale Property Transactions for the Week of May 23 May 27

Postal
District
2
3
3
4
4
4
4
8
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9

Project Name
ICON
ALEXIS
CLYDESVIEW
REFLECTIONS AT KEPPEL BAY
SKYLINE RESIDENCES
SKYLINE RESIDENCES
TERESA VILLE
MERA SPRINGS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
THE LAURELS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
THE CLAYMORE
OUE TWIN PEAKS

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Area
(sqft)
1,044
667
2,099
2,519
484
1,475
1,927
1,292
549
549
549
570
570
570
570
549
549
1,055
1,399
549
1,604
1,055
1,055
2,680
1,604

Transacted
Price ($)
1,600,000
890,000
2,725,000
6,200,000
950,000
2,800,000
2,058,000
1,650,000
1,647,000
1,640,500
1,630,530
1,688,950
1,660,000
1,599,371
1,570,250
1,500,888
1,500,000
2,881,000
3,650,000
1,417,500
4,100,000
2,690,250
2,680,000
6,500,000
3,700,000

Price
Tenure
($ psf)
1,532
99
1,334
FH
1,298
FH
2,462
99
1,961
FH
1,899
FH
1,068
FH
1,277
FH
3,000
99
2,988
99
2,970
99
2,961
99
2,910
99
2,803
99
2,752
99
2,734
99
2,732
FH
2,731
99
2,608
99
2,582
99
2,556
99
2,550
99
2,541
99
2,425
FH
2,307
99

Postal
District
9
9
9
9
9
9
9
9
10
10
10
10
10
10
10
10
10
11
11
12
12
12
14
14
15

Project Name
OUE TWIN PEAKS
HELIOS RESIDENCES
RIVERGATE
TRIBECA
THE COSMOPOLITAN
THE ABODE AT DEVONSHIRE
RIVERIA GARDENS
8 @ MOUNT SOPHIA
ARDMORE THREE
ARDMORE THREE
ARDMORE THREE
ARDMORE THREE
THE NASSIM
RV RESIDENCES
PALM SPRING
NATHAN PLACE
MONTVIEW
PARK INFINIA AT WEE NAM
LUCIDA
PRESTIGE HEIGHTS
THE ARTE
DE PARADISO
PALMERA EAST
SUNFLOWER COURT
THE MEYERISE

Area
(sqft)
570
1,313
1,496
1,033
1,679
1,012
1,432
861
1,776
1,776
1,776
1,744
2,809
452
1,496
1,475
1,981
893
624
344
1,399
1,130
431
1,152
883

Transacted
Price ($)
1,256,200
2,750,000
2,880,000
1,820,000
2,920,000
1,690,000
2,361,282
1,250,000
6,239,935
6,158,420
6,118,045
5,539,960
7,656,200
990,000
2,250,000
2,000,000
2,438,000
1,620,000
950,000
510,000
1,725,000
1,200,000
625,000
795,000
1,627,000

Price
Tenure
($ psf)
2,202
99
2,094
FH
1,925
FH
1,761
FH
1,739
FH
1,670
FH
1,649
FH
1,452 103
3,513
FH
3,467
FH
3,445
FH
3,177
FH
2,725
FH
2,190 999
1,504
FH
1,356
FH
1,231
FH
1,813
FH
1,522
FH
1,481
FH
1,233
FH
1,062
FH
1,452
FH
690
FH
1,843
FH

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SINGAPORE PROPERTY WEEKLY Issue 263


Postal
District
15
15
15
15
16
16
16
17
18
19
19
20
20
20
20
21
21
21
21
22
23
25
27
28
28

Project Name
THE ESTA
CASA MEYFORT
THE ESPIRA
THE SERENNIA
WATERFRONT KEY
THE SUMMIT
KEW GREEN
LOYANG VALLEY
DOUBLE BAY RESIDENCES
KOVAN RESIDENCES
REGENTVILLE
CLOVER BY THE PARK
THE WINDSOR
BRADDELL VIEW
FAR HORIZON GARDENS
FLORIDIAN
THE BLOSSOMVALE
1 KING ALBERT PARK
SIGNATURE PARK
PARC VISTA
THE LINEAR
WOODHAVEN
THE MILTONIA RESIDENCES
SELETAR PARK RESIDENCE
GRANDE VISTA

Area
(sqft)
1,593
1,765
1,055
2,379
1,216
1,238
3,025
1,055
1,561
883
1,152
1,765
2,497
1,701
1,292
915
1,410
1,421
1,044
1,259
1,249
624
2,077
1,378
2,702

Transacted
Price ($)
2,280,000
2,100,000
1,150,000
1,970,000
1,380,000
1,300,000
1,970,000
738,000
1,630,000
1,070,000
852,488
2,150,000
2,050,000
1,350,000
960,000
1,500,000
1,880,000
1,650,000
1,056,000
960,000
1,100,000
730,000
1,530,000
1,700,000
1,865,000

Price
Tenure
($ psf)
1,431
FH
1,190
FH
1,090
FH
828
FH
1,135
99
1,050
FH
651
99
700
99
1,044
99
1,212
99
740
99
1,218
99
821
FH
794
99
743
99
1,639
FH
1,333 999
1,161
FH
1,011
FH
762
99
881
999
1,169
99
736
99
1,234
99
690
999

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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