Re-zoning Geylang – Fewer residential properties

At first instance, this proposal may not sound promising, but it may actually bring good news for owners of existing condominiums in Geylang. The Urban Redevelopment Authority (URA) has recently announced a re-zoning of residential areas in Geylang for commercial use.

Rezi3TwoWhile this means that there may not be as many private residential properties in the area, the value of those which have already been built may appreciate as offices and businesses eventually move into the area. This proposal by the URA could be seen as mainly to facilitate the balancing of residential and commercial activities in the district. The over-building of residential properties in the red-light district could have a reverse effect and introducing more commercial properties and maintaining a suitable amount of residential properties in the area may in turn increase the rental yields and value of properties in its proximity.

With Geylang’s prime location putting it close to the city centre, Aljunied MRT station and the Singapore Sports Hub, rental yields here are already 1.5 per cent higher than those in other districts. With the area mostly made up of smaller land parcels, the likely tenants would be boutique developers and small businesses, with the possibilities of niche eateries and shops.

Some residents have however raised concerns over this re-zoning move as more commercial spaces here may mean an increase in the illegal and disruptive activities normally associated with this infamous district. What are the pros and cons of purchasing property in Geylang and does one outweigh the other?

New condominiums not spared from 2014’s lull

The stream of new homes entering the market has been continuous and more will be coming our way in 2015, with up to 2,500 units within the next two months. Larger new residential projects ready for occupation soon include the Sims Urban Oasis and Northpark residences.

Sims Urban OasisThis sudden increase in supply may not necessary affect sales prices, but the number of transactions may drop as buyers hold out in wait of what the rest of the year brings. In the last month of 2014, sales were lacklustre, with the best seller being Lakeville condominium with 16 units sold. This is followed by 13 units sold at Rivertree Residences and 12 at The Panorama. All are suburban mass-market private homes. Even the executive condominium market slacked a little with only 128 units sold at the 747-unit The Terrace in Punggol.

But the later half of 2015 may hold some promise as property prices may have corrected by more than 10 per cent and property cooling measures may then be lifted. Sellers may find themselves having to lower prices as competition heats up and buyers wait out as long as they can. It is just a matter of waiting for that sweet spot to hit the markets.

Rental market ended weaker in 2014

Compared to a year ago, the private residential rental market was on a slight downwards slope since last February, with the luxury property market taking the biggest hit with a drop of 1.2 per cent last month.

Parc Rosewood in Woodlands.

Parc Rosewood in Woodlands.

As most expatriates now have a reduced housing budget, properties which are asking for more than $10,000 in monthly rents may struggle to secure tenants quickly. And as the rental prices of properties in the city centre dips and closes in on the rental prices of city fringe homes, the latter may also be facing some fierce competition.

While suburban homes holding up better with their comparatively less expensive rents, the surge of 25,000 new homes entering the market by end 2015 may change the tune of things to come. Private residential condominiums which may be ripe for the rental pickings soon include Parc Rosewood in Woodlands and Eight Courtyards in Yishun.

When many units within the same property enter the market at the same time, property experts are expecting a price war which may benefit the tenants but not necessarily the landlords. As the private property market prepares itself for the upcoming increase in supply, one begins to wonder if the HDB market will benefit from this or will the rental prices there be similarly affected?

Private suburban properties faring better

 

For the resale private property market, condominiums in the suburbs seem to be faring better than those in the city fringe and city centre. While prices of city fringe and city centre apartments fell 1.2 and 1.1 per cent respectively last month, suburban resale properties rose 0.5 per cent. The sales volume also remained the same as November despite the expected lull due to the festive season.
Tre ResidencesBuyers are sharpening their skills at spotting good deals, and are going for units which will benefit them the most in terms of location and future value appreciation. Some buyers have even managed to secure purchases at $10,000 less than the market value of earlier transactions in the same development.

What are buyers looking for now? With the property cooling measures in place, the final selling price tag, including taxes and duties, makes or breaks the deal. Buyers are looking for lower price quantums, good locations and potential for future development in the district. Most HDB upgraders are also most likely to search for these suburban homes to stay close to their previous homes.

As 2015 moves along, and more homes become ready for occupation, will the interest for resale properties in the suburbs continue to burn brightly? Or will the spark wane and the market focus shift to other sectors?

City fringe homes find their footing

Filling in the gap between luxury and mass-market homes are the city fringe properties. But sitting in this position means being more exposed to market forces such as a lull in the luxury property market, which may be a good thing as buyers may be looking at cheaper options. But a wider and possibly cheaper pool of options pop up in the suburbs in the form of mass-market suburban homes, this might be the first sector to suffer a backlash.

Sky Habitat condominium in Bishan.

Sky Habitat condominium in Bishan.

There has been a recent drop in city fringe home prices as developers are offering discounts to help boost sales. As the supply of these home increase, about 2,411 new units were launched in 2014, so will the urgency to move units. City fringe homes registered a 5.3 per cent price drop, as compared to 4.3 per cent in the luxury homes market and 2.2 per cent in suburban private homes.

Projects where prices were lowered include The Panorama in Ang Mo Kio, Sky Habitat in Bishan and D’Leedon on Farrer road. Though luxury homes hogged the headlines last year with their decline in sales volume, property analysts are confident that the price decline will be minimal as most owners of city-centre homes will have the holding power to hang on to their properties.

Decline of home prices not reflective of cooling measures’ power

It all boils down to holding power. Of both buyers with their mortgages and home loans; and developers with their unsold units. Despite a year of seemingly repressed property market growth, the actual decline in home prices as a direct effect of the property cooling measures may not be as steep as it feels like. In fact, URA figures show only a 3.9 per cent drop in prices since Oct 1 of 2013 to 30 Sept of this year.

TheVermontCairnhillSince the property boom of 2009, home prices have increased 65 per cent till the end of 2013. Whereas the drop this year is a mere 4 per cent. Which means, property prices are still more than double of what they were before 2009.

Though the average total quantum price of homes may have dropped, the psf prices are maintained at a reasonable level as the main change comes from the diminishing property sizes. Though buyers’ affordability now ranges between $1million to $1.3 million, figures which have held steady for the past 5 years; the median sizes of new homes have fallen from 1, 195 sq ft in 2009 to 753 sq ft in 2014. This is a sure sign that developers are still holding on to their asking prices while giving less in terms of liveable space.

Resale homes are holding up better than new homes however, with a 3 per cent drop as compared to a 6 per cent drop of the latter. This is largely due to developers’ offers of discounts on unsold units. Examples of these can be seen at The Vermont At Cairnhill, and also at Sky Habitat, where more units were moved after a 10 to 15 per cent cut in prices.

Moving into the new year, property analysts are expecting sales volume of next year to be similar to 2014’s, though home prices are unlikely to experience a drastic drop. Rather, a gentle decline into a comfortable equilibrium is what most experts are prone to agree on.

Some luxury homes still making tidy profit

A few months back, luxury, high-end properties were finding it hard to lock down an audience. But apparently even though the number of takers were low, those who did shake on a deal were making a tidy sum.

Ardmore ParkLuxury homes in the Orchard area have been changing hands at high prices. This is particularly evident in the Ardmore Park apartments which brought a profit of $2 million each for the owners of 2 units in this high-end residential development by Wheelock Properties.

Property analysts however, are considering the spike to largely be condominium-specific as homes in the Nassim area did not seem to fare as well. Besides location, the unit-sizes are also indicative of the possible investor profile. Most of the homes at Ardmore Park were similar in size, each measuring approximately 2, 885 sq ft, which meant that buyers of these properties are more likely to me wealthier, with deeper pockets and different investment agendas. A1,335 sq ft unit in Tanglin Park condominium in Ridley park, though considerably smaller in size,  sold for a tidy $1.07 million profit as well.

Grange ResidencesDespite being in the same vicinity, a couple of Grange Residences and Nassim Park Residences units sold at a loss. It could be anyone’s game at the moment, but it seems buyers are becoming highly specific about the development they hope to buy into and competition between projects in the same district could be facing even fiercer competition for the same wallets come 2015.

EC peasy weekend breezy

If the crowds at the latest executive condominium (EC) launch were anything to go by, the property market may look a little cheerier. Despite many buyers being out of town and the upcoming busy holiday season, response to The Terrace EC in Punggol was heartening. 100 units out of the 747 were sold over the weekend alone. The Terrace launched on Sunday with prices starting at $710 psf for a three-bedder.

The TerraceMany of the buyers were young families and HDB upgraders as the options for mid to larger-sized units were available. The average unit size range from 1,001 sq ft for a three-bedroom unit to 1,711 sq ft for a penthouse unit. Other executive condominiums previously launched saw a slower weekend, but that could be due to the usual year-end lull and the fact that most units have already been selected and sold.

Location remains the main draw, though the EC sector is looking more positive than the private property sector. The other executive condominium developments which recently went on sale include The Lake Life, Bellewoods and Bellewaters. Joining The Terrace in Punggol will be the The Amore EC which is targeted to launch in January 2015. As competition heats up within the same district, buyers may have a wider range of options and prices may also adjust accordingly.