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Issue 371

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

CONTENTS

p2

Comparing 3 Popular RCR Condos Which One to Buy?

p9

Resale Property Transactions (September 3 September 7)

FROM THE

EDITOR

Welcome to the 371 st edition of the Singapore Property Weekly.

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Comparing 3 Popular RCR Condos Which One to Buy?

By KK Tong (guest contributor)

Comparing 3 Popular RCR Condos – Which One to Buy? By KK Tong (guest contributor) Singapore’s

Singapore’s latest cooling measures on the property market enforced on 6 th July 2018 were to raise the Additional Buyer’s Stamp Duty (ABSD) rates and to tighten the Loan-to- Value (LTV) limits for purchases of residential

properties.

These measures are intended to cool the market for buyers of second and subsequent properties.

Except for foreigners, there is no change in the rates for Singapore Citizens and Singapore Permanent Residents buying their

first property. With several rounds of cooling

measures implemented to date, and possibly more to come (fingers crossed there aren’t), it seems that buying a property is just getting tougher. Buying a property in the right district has become all the more important in the face of these government actions.

So

which

districts

flocking to?

have

buyers

been

Based on figures from the URA, the areas on the city fringe seem to be popular. The table below shows the transactions in the second quarter of 2018 for these districts.

Except for foreigners, there is no change in the rates for Singapore Citizens and Singapore Permanent

From the numbers, districts 5, 14 and 15 show the most number of transactions. In District 5, most transactions were for The Verandah Residences and Twin View. District 14’s popularity is attributable to Park Place

Residences at PLQ and the most number of transactions in District 15 is for Amber 45.

These numbers are not surprising given the fact that The Verandah Residences and Twin View were launched in April and May 2018, respectively. The second phase of Park Place Residences at PLQ was launched in April

2018 and Amber 45 was launched in May

2018. It is typical that projects tend to sell

better in the initial months of a launch. Discounting Twin View, which is considered

OCR (Outside Central Region), the other 3

developments are in the RCR (Rest of

Central Region). Here are

some details of

these projects

which may be

of interest

to

homebuyers:

Residences at PLQ and the most number of transactions in District 15 is for Amber 45.

Considering that buying a property requires a huge chunk of change, buyers will need to

carefully consider which of the three gives

better

value,

convenience.

in

terms

of

both

price

and

Comparing the 3 Projects

carefully consider which of the three gives better value, convenience. in terms of both price and

Figure 1: Park Place Residences

Park Place Residences offers the most

convenience in terms of transport as it is the nearest to a MRT station. The three major supermarkets in Singapore are also within a 1-km range. In addition, there are 2 shopping

malls nearby for residents to patronise. Kong Hwa School is also within the vicinity.

However, the downside of this project is its 99-year leasehold status, and its somewhat high PSF price, at $2023 on average.

Figure 2: The Verandah Residences What about District 5 lovers? The Verandah Residences, while a freehold

Figure 2: The Verandah Residences

What about District 5 lovers? The Verandah Residences, while a freehold project, loses out to Park Place in terms of transport as well

as convenience. Its distance to the nearest

MRT is a little far and there are no supermarkets within a 1-km vicinity. The two shopping malls in its locality are rather small

and do not offer many retail options. It does,

however, have a school within a reasonable distance.

Price wise, it beats Park Place easily. Its

average PSF price is $1817, about $200 PSF

less than its contender.

Figure 3: Amber 45 Our third condo, Amber 45, is situated in the District 15 enclave,

Figure 3: Amber 45

Our third condo, Amber 45, is situated in the District 15 enclave, a perennial favourite with home buyers. This freehold project’s average PSF price is a lofty $2379.

For accessibility to amenities, it is a clear winner in my opinion. Supermarkets are easily accessible, and Parkway Parade offers numerous retail options. Tanjong Katong Secondary School is also nearby. Distance to the MRT is slightly far out.

So, which Condo?

Which one should a buyer go for? Is price the most important factor, or does convenience trump price? For those who drive and prefer a quiet area, the Verandah Residences will suit most. Moreover, its lower average price and freehold status are plus points.

People who prefer amenities will do no wrong by choosing either Park Place or Amber 45. Both projects are near conveniences and the MRT is not too far off. The hard decision here will be to decide if it is worthwhile to pay about $350 PSF more for Amber 45 due to its popular location and freehold status.

A tough call indeed!.

Non-Landed Residential Resale Property Transactions for the Week of Sep 3 Sep 7

1,340,000 2,850,000 2,648 FH 1,556 103 1,206 1,760,000 1,460 FH 1,076 1,475 3,493,600 2,369 99 786
1,340,000
2,850,000
2,648
FH
1,556
103
1,206
1,760,000
1,460
FH
1,076
1,475
3,493,600
2,369
99
786
861
FH
1,622
2,130,000
1,973
1,130
2,750,000
2,433
FH
926
2,161
FH
1,044
2,060,000
1,313
3,524
1,313
1,728,000
1,316
FH
3,122
11,000,000
FH
FH
1,109
1,338
99
614
1,080,000
1,760
99
FH
2,680
99
99
955,000
861
1,733
99
1,747
1,580,000
904
4,600,000
1,716
Price ($)
999
1,643
2,600,000
1,582
1,250,000
721
Tenure
($ psf)
Price
2,000,000
Transacted
(sqft)
Area
1,700,000
904
1,418,000
1,568
99
1,270
WATERSCAPE AT CAVENAGH
9
MARTIN NO 38
10
9
JIA
MON JERVOIS
10
8 @ MOUNT SOPHIA
9
TWENTYONE ANGULLIA PARK
9
ASPEN HEIGHTS
9
8
Postal
THE FORESTA @ MOUNT FABER
4
Project Name
District
11
10
RIDGEWOOD
10
10
JERVOIS JADE APARTMENTS
DUCHESS RESIDENCES
10
HALLMARK RESIDENCES
10
4
THE LINCOLN RESIDENCES
ST MARTIN RESIDENCE
MARTIN NO 38
9
VISIONCREST
9
9
RHAPSODY ON MOUNT ELIZABETH
9
1,987
1,141
1,195,000
1,047
99
999
1,885
2,760,000
1,464
FH
999
3,700,000
1,862
FH
2,189
1,720,000
1,884
3,680,000
1,954
FH
ONE SHENTON
REFLECTIONS AT KEPPEL BAY
4
CARIBBEAN AT KEPPEL BAY
7
SOUTHBANK
2
4
SEASCAPE
INTERNATIONAL PLAZA
THE LEVELZ
1
PETAIN COURT
3,531
786
1,250,000
1,591
FH
3,800,000
1,076
1,399 1,041 861 1,916 1,850,000 966 FH 99 1,215 1,700,000 1,760,000 FH 1,446 638,000 441 FH
1,399
1,041
861
1,916
1,850,000
966
FH
99
1,215
1,700,000
1,760,000
FH
1,446
638,000
441
FH
FH
2,519
2,980,000
1,183
976
506
750,000
1,030,000
560
635,000
1,134
FH
1,055
1,482
FH
FH
872
790,000
906
FH
975,000
1,132
FH
1,690
FH
1,081
FH
527
785,000
99
904
1,128,000
1,248
FH
1,268,000
1,171
1,450,000
1,238
999
1,391
1,288,000
926
FH
1,459
1,503
1,417
431
710,000
1,649
FH
1,152
1,345
1,356
2,038,000
FH
FH
1,680,000
1,950,000
1,449
FH
1,625
2,302,800
1,488
1,173
15
THE BALE
15
TEMBELING CENTRE
14
COSTA ESTE
15
SANCTUARY GREEN
15
LAVERNE'S LOFT
15
OKIO
11
MINBU VILLA
12
12
VISTA RESIDENCES
11
THE ANSLEY
11
BUTTERWORTH 8
11
8 BASSEIN
11
11
SHELFORD VIEW
Project Name
Postal
District
15
M21
15
THE ESTA
15
STRAITS RESIDENCES
# 1 SUITES
14
ATRIUM RESIDENCES
14
ASTOR
Tenure
2,669
4,200,000
1,573
Area
(sqft)
Transacted
Price ($)
Price
($ psf)
FH
FH
1,313
1,313
2,130,000
1,622
FH
99
2,128,000
1,620
12
11
THOMSON 800
13
NIN RESIDENCE
SUNVILLE
14
MILLAGE
12
MOONSTONE RESIDENCES
10 SHELFORD
RIVERBAY
12
828,000
452
833,000
1,843
FH
452
1,832
1,556 1,173 980,000 835 1,302 1,080,000 829 FH FH 463 720,000 FH 99 1,780 904 1,308,000
1,556
1,173
980,000
835
1,302
1,080,000
829
FH
FH
463
720,000
FH
99
1,780
904
1,308,000
1,447
99
893
1,360,000
764
FH
1,453
99
947
1,480,000
1,562
99
857
1,066
1,057,500
992
99
1,792
1,245,000
99
958
806,000
841
99
99
1,150,000
869
1,228
1,173
930,000
99
936
860,000
918
FH
1,184
1,185,000
99
99
1,520,000
1,238
99
99
1,248
1,290,000
1,033
1,001
99
1,324
($ psf)
1,350,000
753
99
663
806,000
1,216
1,143
1,070,000
936
Tenure
1,275,000
Price
Price ($)
Transacted
(sqft)
Area
793
947
885,000
934
KOVAN RESIDENCES
COASTAL BREEZE RESIDENCES
18
17
AVILA GARDENS
18
THE SCALA
19
BARTLEY RESIDENCES
19
19
17
THE TEMBUSU
19
THE TEMBUSU
19
MELVILLE PARK
AVILA GARDENS
District
BAYSHORE PARK
16
Project Name
BOATHOUSE RESIDENCES
CHILTERN PARK
KOVAN MELODY
19
A TREASURE TROVE
19
19
19
BARTLEY RESIDENCES
LA FIESTA
19
Postal
19
EVERGREEN PARK
20
THOMSON GRAND
18
SAVANNAH CONDOPARK
THE PALETTE
18
EASTPOINT GREEN
753
1,328,000
1,046
99
1,427
99
797
1,030,000
1,293
99
1,292
1,270
915,000
1,214
99
732
1,012
1,050,000
1,038
99
1,066
780,000
CASA MERAH
THE BAYSHORE
16
TANAMERA CREST
16
17
FERRARIA PARK CONDOMINIUM
17
16
16
LAGUNA GREEN
19
WATERFRONT KEY
16
1,082
1,460,000
1,130
99
915
989,998
99
1,230,000 2,200,000 1,175 FH THE HILLFORD 398 1,168 60 SOUTHAVEN II 1,119 1,873 1,099 1,217 1,421
1,230,000
2,200,000
1,175
FH
THE HILLFORD
398
1,168
60
SOUTHAVEN II
1,119
1,873
1,099
1,217
1,421
1,848,888
1,301
999
SOUTHAVEN II
1,389
TERRENE AT BUKIT TIMAH
FH
1,486
99
CLOVER BY THE PARK
1,216
1,550,000
1,274
99
1,690,000
GRANDEUR 8
2,314
1,970,000
851
99
THE CASCADIA
465,000
CLEMENTI PARK
21
23
21
21
21
20
20
21
21
21
23
21
21
YISHUN EMERALD
1,195
870,000
728
99
27
20
999
PARC PALAIS
1,335
1,600,000
1,199
FH
Postal
District
1,552
23
23
23
22
22
22
27
23
680,000
1,227
1,315,000
1,072
FH
ECO SANCTUARY
1,066
797
THE MAYFAIR
635
835
1,071
99
PARC OASIS
1,090,000
720,000
904
99
PARC OASIS
807
Project Name
Area
(sqft)
Price ($)
Price
($ psf)
Tenure
SKY VUE
1,227
1,200,000
HILLVIEW PARK
99
HAZEL PARK CONDOMINIUM
1,324
1,535,000
1,159
999
FH
HILLVIEW 128
1,044
990,000
948
999
HILLVIEW REGENCY
FH
2,130,000
1,721
999
THE STERLING
1,970
3,350,000
1,701
1,238
KAP RESIDENCES
1,281
1,988,000
975
1,025,000
99
825,000
912
99
EIGHT COURTYARDS
1,087
1,060,000
Transacted
904
1,023
99
TREE HOUSE
1,410
1,400,000
993
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.