DoneDeals
THEEDGE SINGAPORE | September 9, 2013 •1
Done Deals
THEEDGE SINGAPORE | September 9, 2013 • 1
bRYAN tAY, THE EDGE SINGAPORE
The Edge Singapore Property Transaction Tracker
A 1,302 sq ft unit at Optima@Tanah Merah was sold for $1,412 psf
Revival of interest in Tanah Merah Two units at The Bayshore were sold in the week of Aug 16 to 23
| BY GWYNETH YEO |
F
ollowing the launch of new projects such as Optima, eCO and Urban Vista over the last three years, interest in the Tanah Merah neighbourhood in the East has increased. That is likely to intensify with the upcoming preview of The Glades — a joint venture between Keppel Land and China Vanke — which sources expect to take place within the next week or two. The Glades is located next to the entrance to the Tanah Merah MRT Interchange station. Transactions in Tanah Merah have picked up dramatically in the week of Aug 16 to 23.
Located across New Changi Road from The Glades is the 293-unit Optima by City Developments Ltd (CDL) in a joint venture with TID Pte Ltd. Optima was completed last year. In August, a 1,302 sq ft unit on the 12th floor of one of the blocks changed hands for close to $1.84 million ($1,412 psf), making it the second most expensive unit sold in the development within the year. This is the second time the unit has changed hands in the secondary market.The last time was in April 2011, when it was sold for $1.24 million ($952 psf). The first buyer purchased it at launch in August 2009 for just over $1 million ($776 psf). Prior to that, a 2,336 sq ft three-bedroom-
plusstudy unit at Optima changed hands in April for $2.12 million ($908 psf). The previous owner had purchased the unit from the developer three years ago for $1.45 million ($621 psf). When the 99-year leasehold condo Optima previewed three years ago, it was sold out within three days at an average price of $810 psf. The project had attracted a mix of investors and owner-occupiers, owing to its location next to the Tanah Merah MRT station. Last year marked the launch of eCO, a 748unit project by Far East, Frasers Centrepoint and Sekisui House. As at end-July, only 91 units remained unsold at the 99-year leasehold condo, and the median price achieved was $1,477 psf. The most recent launch in the area was that of Urban Vista, developed by joint partners Fragrance Group and World Class Land. It is a 582-unit, 99-year leasehold mixed-use development comprising SOHOs and apartments. Since its launch in March, 478 units (89.3%) of the 535 released have been sold at a median price of $1,490 psf as at end-July. The latest transaction at Urban Vista was that of 1,485 sq ft three-bedroom unit on the 14th floor that was sold for $1.87 million ($1,258 psf), according to a caveat lodged on Aug 19. Four other units were sold at $1,264 to $1,592 psf last month. According to Joseph Lee, senior marketing director at ERA Realty Network, two-bedroom units at Optima can fetch rental rates of $3,800 to $4,200 a month. As Urban Vista’s unit sizes are more compact, he expects rental rates to be lower and overall rental yields to hover around 4% when the project is completed. Buyers are increasingly more price-sensitive in the light of the government measures, especially following the Total Debt Service Ratio (TDSR) loan framework with a 60% debt threshold; the recent lowering of the Mortgage Servicing Ratio (MSR) and shortened loan tenure for the HDB resale market; as well as new permanent residents (PRs) disallowed from purchasing HDB resale flats until three years after obtaining their new status. Some PRs may buy a private condo instead, but they have to pay a 5% additional buyer’s stamp duty (ABSD), and not all the affected PRs have the purchasing power to buy a mass market condominium, says Lee Lay Keng, DTZ’s head of Singapore research. “So, the increase in demand for mass market private condominiums from PRs who would have purchased an HDB resale flat will not be that significant.”
2 • THEEDGE SINGAPORE | September 9, 2013
Done Deals
However, Lee reckons the rental demand for mass market private condos could increase, as PRs who cannot buy HDB resale flats now and do not have the purchasing power for a private property will have to rent instead, and some of them could choose to rent a mass market private condo. Thus, while transactions are expected to fall after the TDSR, rental demand may be resilient. All eyes will be on the launch of The Glades in Tanah Merah, as it will A 8,643 sq ft detached house located on Jalan Nipah was be the most significant new launch af- recently sold for $8.3 million ($960 psf) ter the TDSR and the MSR measures. The 99-year leasehold development is said likely to be in the $1,400 to $1,600 psf range. Meanwhile, there have been several transto comprise 726 residential units and three shops across nine towers. Unit types range actions in the Bedok-Upper East Coast area. from one- to four-bedroom apartments and For instance, two units at The Bayshore one- and two-bedroom Small Office Home Of- were recently sold. One was a 1,227 sq ft fice (SOHO) units to four-bedroom, dualkey unit on the ninth floor of one of the blocks units and penthouses. According to market that fetched $1.28 million ($1,043 psf). The sources, indicative prices of the project are other was a 969 sq ft unit on the fifth floor
that was sold for $1.06 million (1,094 psf). The Bayshore is a 99-year leasehold condo with 1,038 units. It was developed by Far East Organization and completed in 1999. Farther up on Bedok Road in the quiet housing estate of Bedok Ria is a detached house sitting on an 8,643 sq ft freehold land parcel at the end of Jalan Nipah. It was sold for $8.3 million ($960 psf) recently by Samuel Eyo, director of prestige home at Savills Singapore, in a co-broke deal. The property had been on the market for more than a year and was sold to a Singaporean who wanted to live near his work place in Bedok. The 5,400 sq ft house was rebuilt seven years ago. “Tanah Merah is a booming area because of the proximity to Changi International Business Park and Changi International Airport,” says Savills’ Eyo. Adding to the buzz is the new Terminal 5, scheduled for completion in the mid-2020s and expected to bring more E business to the area.
ment! Choice invest ation! Excellent loc rice! Affordable p
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· Located at the fringe of city · 5 mins walk to Boon Keng MRT · Superb connectivity – short drive to CBD & Orchard · Easy access to highways – CTE, PIE & KPE · Close proximity to various reputable local & international schools · Close proximity to shopping malls
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THEEDGE SINGAPORE | September 9, 2013 •3
Done Deals
Apartment and condo transactions with contract dates from Aug 16 to 23 Project Property Tenure CONTRACT Type DATE
Floor Area Transacted Unit Price Completion (sq ft) Price ($) ($ psf) Date
Type of Purchaser Sale Address
District 3 MERAPRIME
Condominium
99 year
August 23, 2013
1,173
$1,760,000
$1,500
2006
Resale
Private
THE ANCHORAGE
Condominium
Freehold
August 21, 2013
1,163
$1,500,000
$1,290
1997
Resale
Private
District 4 REFLECTIONS AT KEPPEL BAY Condominium
99 year
August 16, 2013
2,207
$4,500,000
$2,039
2011
Resale
Private
REFLECTIONS AT KEPPEL BAY Condominium
99 year
August 20, 2013
1,539
$2,700,000
$1,754
2011
Resale
Private
CARIBBEAN AT KEPPEL BAY
Condominium
99 year
August 23, 2013
1,647
$2,600,000
$1,579
2004
Resale
Private
THE INTERLACE
Condominium
99 year
August 20, 2013
2,056
$2,576,120
$1,253
Uncompleted
New Sale
Private
District 5 LYNNSVILLE 331
Terrace House
Freehold
August 16, 2013
2,960
$2,120,000
$716
2009
Resale
Private
DOVER PARKVIEW
Condominium
99 year
August 23, 2013
1,249
$1,550,000
$1,241
1997
Resale
Private
THE MAYLEA
Condominium
Freehold
August 20, 2013
1,152
$1,515,000
$1,315
2008
Resale
Private
GLORIA MANSION
Apartment
Freehold
August 16, 2013
1,141
$1,330,000
$1,166
Unknown
Resale
HDB
VISTA PARK
Condominium
99 year
August 16, 2013
947
$988,000
$1,043
1985
Resale
Private
District 8 URBAN LOFTS
Apartment
Freehold
August 20, 2013
667
$865,000
$1,296
2010
Resale
HDB
District 9 YONG AN PARK
Condominium
Freehold
August 22, 2013
3,434
$6,380,000
$1,858
1986
Resale
Private
ASPEN HEIGHTS
Condominium
999 years
August 19, 2013
3,197
$4,950,000
$1,548
1998
Resale
Private
MARTIN PLACE RESIDENCES
Condominium
Freehold
August 23, 2013
1,722
$3,650,640
$2,120
2011
Resale
Private
KIM SIA COURT
Apartment
Freehold
August 16, 2013
1,421
$2,800,000
$1,971
Unknown
Resale
Private
SOPHIA RESIDENCE
Condominium
Freehold
August 20, 2013
1,432
$2,420,000
$1,690
Uncompleted
Sub Sale
Private
LEONIE HILL RESIDENCES
Apartment
Freehold
August 19, 2013
1,141
$2,300,000
$2,016
2005
Resale
Private
THE SCOTTS TOWER
Condominium
103 years
August 20, 2013
624
$2,137,500
$3,424
Uncompleted
New Sale
Private
WILKIE 80
Apartment
Freehold
August 16, 2013
560
$1,040,000
$1,858
2010
Resale
Private
District 10 FOUR SEASONS PARK
Condominium
Freehold
August 21, 2013
2,260
$5,670,000
$2,508
1994
Resale
THE TRIZON
Condominium
Freehold
August 19, 2013
2,217
$3,507,960
$1,582
2012
New Sale
Private Private
THE TENERIFFE
Terrace House
99 year
August 16, 2013
3,122
$2,815,000
$902
2003
Resale
Private
FIFTH AVENUE CONDOMINIUM Condominium
Freehold
August 19, 2013
1,615
$2,590,000
$1,604
1998
Resale
Private
THE SERENADE @ HOLLAND
Condominium
99 year
August 16, 2013
1,787
$2,323,000
$1,300
2004
Resale
Private
CUSCADEN ROYALE
Apartment
Freehold
August 22, 2013
1,001
$2,150,000
$2,148
2010
Resale
Private
THE TESSARINA
Condominium
Freehold
August 19, 2013
1,324
$2,140,000
$1,616
2003
Resale
Private
KELLOCK LODGE
Apartment
Freehold
August 21, 2013
893
$1,348,000
$1,509
1997
Resale
HDB
VALLEY PARK
Condominium
999 years
August 23, 2013
797
$1,250,000
$1,569
1997
Resale
Private
District 11 THE LINCOLN RESIDENCES
Condominium
Freehold
August 20, 2013
1,948
$3,634,000
$1,865
2011
Resale
BARKER TERRACES
Terrace House
Freehold
August 23, 2013
2,616
$3,000,000
$1,147
2006
Resale
Private HDB
CHANCERY COURT
Condominium
99 year
August 22, 2013
926
$1,320,000
$1,426
1981
Resale
Private
LINCOLN SUITES
Condominium
Freehold
August 20, 2013
463
$1,295,000
$2,798
Uncompleted
New Sale
HDB
District 12 EIGHT RIVERSUITES
Condominium
99 year
August 21, 2013
818
$1,144,800
$1,399
Uncompleted
New Sale
HDB
COSMO LOFT
Apartment
Freehold
August 16, 2013
452
$818,000
$1,809
Uncompleted
New Sale
HDB
District 13 SERANGOON PARK
Terrace House
Freehold
August 20, 2013
1,658
$2,520,000
$1,525
Unknown
Resale
HDB
59 JALAN RIANG
Terrace House
Freehold
August 22, 2013
1,776
$2,400,000
$1,349
Unknown
Resale
Private
EURO-ASIA PARK
Condominium
Freehold
August 21, 2013
797
$935,000
$1,174
1996
Resale
Private
District 14 DAKOTA RESIDENCES
Condominium
99 year
August 20, 2013
1,313
$1,880,000
$1,432
2010
Resale
HDB
KEMBANGAN COURT
Apartment
Freehold
August 23, 2013
893
$958,000
$1,072
1994
Resale
Private
VACANZA @ EAST
Condominium
Freehold
August 17, 2013
484
$635,000
$1,311
Uncompleted
Sub Sale
HDB
District 15 3 JALAN SEDAP
Semi-Detached House
Freehold
August 19, 2013
3,401
$4,850,000
$1,427
Unknown
Resale
Private
CAMELOT BY-THE-WATER
Condominium
99 year
August 16, 2013
3,294
$4,830,000
$1,466
2000
Resale
Private
548 EAST COAST ROAD
Terrace House
Freehold
August 21, 2013
1,927
$2,750,000
$1,430
Unknown
Resale
Private
IDYLLIC RESIDENCES
Apartment
Freehold
August 19, 2013
1,798
$1,680,000
$935
2009
Resale
Private
COSTA RHU
Condominium
99 year
August 16, 2013
1,399
$1,660,000
$1,186
1997
Resale
Private
THE MAKENA
Condominium
Freehold
August 19, 2013
1,152
$1,450,000
$1,259
1998
Resale
HDB
LAGOON VIEW
Apartment
101 years
August 21, 2013
1,647
$1,388,888
$843
Unknown
Resale
Private
FIRST POINT SUITES
Apartment
Freehold
August 16, 2013
1,012
$1,320,000
$1,305
Uncompleted
New Sale
EBONY MANSIONS
Apartment
Freehold
August 23, 2013
1,195
$1,260,000
$1,055
1995
Resale
Private
EAST PALM
Apartment
Freehold
August 19, 2013
1,066
$1,210,000
$1,135
2004
Resale
Private
HDB
4 • THEEDGE SINGAPORE | September 9, 2013
Done Deals
Apartment and condo transactions with contract dates from Aug 16 to 23
Project Property Tenure CONTRACT Floor Area Transacted Unit Price Completion Type DATE (sq ft) Price ($) ($ psf) Date HAIG 162 Apartment Freehold August 18, 2013 366 $600,000 $1,639 2013
Type of Purchaser Sale Address Sub Sale Private
District 16 BEDOK RIA
Detached House
Freehold
August 16, 2013
8,643
$8,300,000
$960
1993
Resale
HDB
KEW GREEN
Condominium
99 year
August 19, 2013
3,595
$2,550,000
$709
1997
Resale
Private
URBAN VISTA
Condominium
99 year
August 19, 2013
1,485
$1,869,407
$1,258
Uncompleted
New Sale
Private
OPTIMA @ TANAH MERAH
Condominium
99 year
August 16, 2013
1,302
$1,838,800
$1,412
2012
Resale
Private
WATERFRONT WAVES
Condominium
99 year
August 16, 2013
1,346
$1,578,888
$1,173
2011
Resale
Private
THE BAYSHORE
Condominium
99 year
August 19, 2013
1,227
$1,280,000
$1,043
1997
Resale
Private
THE BAYSHORE
Condominium
99 year
August 16, 2013
969
$1,060,000
$1,094
1996
Resale
Private
THE SUMMIT
Condominium
Freehold
August 19, 2013
840
$960,000
$1,143
1991
Resale
HDB
URBAN VISTA
Condominium
99 year
August 16, 2013
592
$942,617
$1,592
Uncompleted
New Sale
HDB
District 17 SANDY PALM
Condominium
99 year
August 19, 2013
1,528
$1,280,000
$837
2002
Resale
Private
District 18 Terrace House
99 year
August 20, 2013
2,637
$2,075,000
$788
1976
Resale
Private
CHANGI RISE CONDOMINIUM Condominium
PASIR RIS BEACH PARK
99 year
August 20, 2013
1,496
$1,428,000
$954
2004
Resale
HDB
SAVANNAH CONDOPARK
Condominium
99 year
August 21, 2013
1,453
$1,380,000
$950
2005
Resale
HDB
THE TROPICA
Condominium
99 year
August 20, 2013
1,518
$1,360,000
$896
2000
Resale
Private
VUE 8 RESIDENCE
Condominium
99 year
August 16, 2013
1,346
$1,264,640
$940
Uncompleted
New Sale
HDB
EASTPOINT GREEN
Condominium
99 year
August 19, 2013
1,141
$1,070,000
$938
1999
Resale
HDB
NV RESIDENCES
Condominium
99 year
August 19, 2013
904
$955,000
$1,056
Uncompleted
Sub Sale
HDB
EASTPOINT GREEN
Condominium
99 year
August 16, 2013
969
$910,000
$939
1999
Resale
HDB
WATERVIEW
Condominium
99 year
August 16, 2013
786
$888,000
$1,130
Uncompleted
Sub Sale
THE TAMPINES TRILLIANT
Executive Condominium 99 year
August 19, 2013
1,001
$847,000
$846
Uncompleted
New Sale
Private
MELVILLE PARK
Condominium
99 year
August 16, 2013
936
$815,000
$870
1996
Resale
Private
WATERCOLOURS
Executive Condominium 99 year
August 21, 2013
947
$722,600
$763
Uncompleted
New Sale
HDB
WATERCOLOURS
Executive Condominium 99 year
August 23, 2013
786
$602,800
$767
Uncompleted
New Sale
HDB
HDB
District 19 17A ROSYTH ROAD
Semi-Detached House
999 years
August 16, 2013
6,114
$6,200,000
$1,015
1985
Resale
Private
GOLDENHILL VILLAS
Semi-Detached House
Freehold
August 19, 2013
5,005
$5,100,000
$1,018
2004
Resale
Private
25 JALAN TELITI
Terrace House
Freehold
August 16, 2013
3,003
$3,600,000
$1,197
1986
Resale
Private
RICHARD’S PARK
Terrace House
Freehold
August 19, 2013
2,616
$2,880,000
$1,102
Unknown
Resale
Private
GOLDEN HILL ESTATE
Terrace House
Freehold
August 16, 2013
1,679
$2,780,000
$1,657
1976
Resale
Private
THE QUINN
Apartment
Freehold
August 19, 2013
1,227
$1,952,980
$1,592
Uncompleted
New Sale
Private
KOVAN RESIDENCES
Condominium
99 year
August 23, 2013
1,259
$1,730,000
$1,374
2011
Resale
HDB
GLASGOW RESIDENCE
Apartment
999 years
August 19, 2013
1,421
$1,250,000
$880
2010
Resale
Private
THE QUINN
Apartment
Freehold
August 19, 2013
904
$1,235,220
$1,366
Uncompleted
New Sale
Private
FONTAINE PARRY
Condominium
999 years
August 19, 2013
915
$1,130,000
$1,235
2010
Resale
HDB
WATERBAY
Executive Condominium 99 year
August 22, 2013
1,959
$1,089,300
$556
Uncompleted
New Sale
HDB
TWIN WATERFALLS
Executive Condominium 99 year
August 20, 2013
915
$730,000
$798
Uncompleted
New Sale
HDB
JEWEL @ BUANGKOK
Condominium
August 20, 2013
484
$651,420
$1,345
Uncompleted
New Sale
HDB
99 year
District 20 SEMBAWANG HILLS ESTATE
Semi-Detached House
Freehold
August 22, 2013
2,723
$2,880,000
$1,059
FAR HORIZON GARDENS
Condominium
99 year
August 22, 2013
3,907
$2,200,000
$563
Unknown
Resale
Private
1986
Resale
Private
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THEEDGE SINGAPORE | September 9, 2013 •5
Done Deals
Project Property Tenure CONTRACT Type DATE
Floor Area Transacted Unit Price Completion (sq ft) Price ($) ($ psf) Date
Type of Purchaser Sale Address
HORIZON GARDENS
Terrace House
99 year
August 19, 2013
2,982
$2,060,000
$691
2002
Resale
Private
GRANDEUR 8
Condominium
99 year
August 19, 2013
1,227
$1,390,000
$1,133
2005
Resale
Private
BISHAN 8
Condominium
99 year
August 23, 2013
1,163
$1,375,000
$1,183
1999
Resale
HDB
GRANDEUR 8
Condominium
99 year
August 19, 2013
1,195
$1,348,000
$1,128
2005
Resale
Private
District 21 JARDIN
Condominium
Freehold
August 20, 2013
1,819
$3,665,800
$2,015
2012
Resale
Private
JARDIN
Condominium
Freehold
August 20, 2013
1,808
$3,567,800
$1,973
2012
Resale
Private
THE BLOSSOMVALE
Condominium
999 years
August 16, 2013
1,528
$2,050,000
$1,341
1998
Resale
Private
ENG KONG GREEN
Condominium
Freehold
August 19, 2013
1,044
$1,250,000
$1,197
1999
Resale
Private
District 22 THE CENTRIS
Apartment
99 year
August 19, 2013
1,259
$1,508,000
$1,197
2009
Resale
Private
PARC VISTA
Condominium
99 year
August 16, 2013
1,259
$1,220,000
$969
1998
Resale
HDB
LAKEPOINT CONDOMINIUM
Condominium
99 year
August 16, 2013
2,077
$1,200,000
$578
Unknown
Resale
HDB
PARC VISTA
Condominium
99 year
August 22, 2013
1,259
$1,180,000
$937
1998
Resale
J GATEWAY
Condominium
99 year
August 21, 2013
689
$1,092,000
$1,585
Uncompleted
New Sale
HDB Private
District 23 THE DAIRY FARM
Condominium
Freehold
August 16, 2013
1,518
$1,800,000
$1,186
1985
Resale
THE MADEIRA
Condominium
99 year
August 16, 2013
1,302
$1,200,000
$921
2003
Resale
Private HDB
HILLBROOKS
Condominium
Freehold
August 23, 2013
1,130
$1,155,000
$1,022
1999
Resale
Private
THE QUINTET
Executive Condominium 99 year
August 16, 2013
1,292
$1,150,000
$890
2006
Resale
HDB
HAZEL PARK CONDOMINIUM Condominium
999 years
August 16, 2013
980
$1,100,000
$1,123
2000
Resale
Private
REGENT HEIGHTS
Condominium
99 year
August 19, 2013
1,023
$920,888
$901
1999
Resale
HDB
CHESTERVALE
Executive Condominium 99 year
August 16, 2013
1,259
$905,000
$719
1999
Resale
HDB
District 25 FORESTVILLE
Executive Condominium 99 year
August 20, 2013
1,399
$1,086,790
$777
Uncompleted
New Sale
Private
FORESTVILLE
Executive Condominium 99 year
August 16, 2013
1,292
$983,650
$762
Uncompleted
New Sale
HDB
FORESTVILLE
Executive Condominium 99 year
August 22, 2013
1,249
$971,960
$778
Uncompleted
New Sale
LA CASA
Executive Condominium 99 year
August 20, 2013
1,184
$950,000
$802
2008
Resale
LA CASA
Executive Condominium 99 year
August 21, 2013
1,141
$905,000
$793
2008
Resale
HDB
LA CASA
Executive Condominium 99 year
August 23, 2013
980
$860,000
$878
2008
Resale
Private
LA CASA
Executive Condominium 99 year
August 19, 2013
980
$818,000
$835
2008
Resale
FORESTVILLE
Executive Condominium 99 year
August 20, 2013
1,033
$764,750
$740
Uncompleted
New Sale
HDB Private
HDB Private
District 26 MEADOWS @ PEIRCE
Condominium
Freehold
August 19, 2013
1,776
$2,062,000
$1,161
2012
Sub Sale
Private
District 27 SEMBAWANG SPRINGS ESTATE Semi-Detached House
999 years
August 21, 2013
4,553
$3,900,000
$858
Unknown
Resale
Private
YISHUN EMERALD
Condominium
99 year
August 19, 2013
1,184
$883,000
$746
2002
Resale
Private
1 CANBERRA
Executive Condominium 99 year
August 19, 2013
1,055
$800,800
$759
Uncompleted
New Sale
HDB
1 CANBERRA
Executive Condominium 99 year
August 22, 2013
1,044
$760,000
$728
Uncompleted
New Sale
HDB
1 CANBERRA
Executive Condominium 99 year
August 19, 2013
1,044
$749,000
$717
Uncompleted
New Sale
HDB
1 CANBERRA
Executive Condominium 99 year
August 19, 2013
1,055
$739,312
$701
Uncompleted
New Sale
Private
District 28 224 JALAN KAYU
Semi-Detached House
999 years
August 20, 2013
4,198
$3,100,000
$738
12 JALAN TARI ZAPIN
Semi-Detached House
999 years
August 16, 2013
2,185
$2,888,000
$1,324
1992
Resale
Unknown
Resale
MIMOSA PARK
Condominium
Freehold
August 16, 2013
1,873
$1,670,000
SUNRISE GARDENS
Condominium
99 year
August 19, 2013
1,442
$1,230,000
HDB
$892
1979
Resale
Private
$853
1998
Resale
HDB
DISCLAIMER: Source: URA Realis. Updated Sept 3, 2013. The Edge Publishing Pte Ltd shall not be responsible for any loss or liability arising directly or indirectly from the use of, or reliance on, the information provided therein.
HDB