New private residential projects breezing into Marine Parade

With its proximity and accessibility to the city centre, and its seaside township feel, properties in Marine Parade have always been an easy breezy sell. But it has been sometime since new properties were launched hence news of upcoming projects might bring a fresh round of excitement.

A new launch to look forward to is the Marine Blue (working title) project whose building is underway across Parkway Parade Mall, developed by CapitaLand.

Coralis condominium.

Coralis condominium.

Other properties which are garnering some eager eyeballs area:

Some of these properties are older resale homes, but some new units  will soon be ready for occupation, with the Silversea possibly receiving its TOP (temporary occupation permit) by end of April. Marine Blue units are expected to sell at a promising $2, 000 psf, which may then also bring up prices at the neigbouring Silversea condominium. Most of the units have been sold at the 383-unit Silversea since its launch in 2009. Recent sales clocked at $1, 714 psf. At the Coralis, which was completed in 2013, sales stood at $1, 842 psf.

SilverseaHigh rental prices are expected to hold up and  future transport links such as the Eastern Region Line which will pass through Tanjong Rhu, Marine Parade, Siglap, Bedok South and Upper East Coast Road may only mean rising value in properties in these districts.

New home sales up in February

After much news about home sales taking the hit, a rebound has brought some cheer to February.

Mainly lead by new suburban property launches, analysts are hoping that this is a sign of the market stablising. Excluding sales of executive condominiums, the Urban Redevelopment Authority released data showing a 28 per cent rise of private home sales of 724 units as compared to January’s 565 units.

2 launches in the Sengkang area, Rivertrees Residences and Riverbank @ Fernvale, made up majority of the sales. 218 units of the 495-uni Rivertrees Residences were sold at a $1,111 psf median while 211 units were sold at the 555-unit Riverbank @ Fernvale at an $1,033 psf average.

Rivertrees condoThe future however may lie in the hands of the property developers. Depending on their pricing structure and strategies, the buying public may respond correspondingly. Some older projects with units yet unsold, as well as resale units may find themselves competing intensely with lower-priced newer properties. But if recent sales are anything to go by, finding the sweet spot that hits home with pocket-conscious home buyers will bring the crowd back into the market.

Buyers who are looking for a good deal may find themselves searching for less salable units in older projects which may still be worth the investment depending on their location and potential for future development. March may be the turning point of this delicate dance between buyer and developer. What will the month show in terms of sales volume and prices?

Cluny Cluster – Exclusive prime district

Tucked away near the quiet of the Botanic Gardens, are a cluster of heritage properties with sprawling land and exclusive addresses. These are the homes in the Cluny cluster – namely Cluny Road, Cluny Hill and Cluny Park.

The area consists mainly of landed homes. But all that will soon change. New high-rise condominiums are planned for its midst and these landed properties will welcome their taller comrades as soon as this year.

Cluny Park ResidenceThe latest addition to be launched is the 52-unit freehold Cluny Park Residence. Sales began as early as August 2013 but its proper launch was only last weekend. 12 units have already be sold, and the developer Tuan Sing, is expecting a launch selling price of $3, 000 psf. Nearby, other condominium projects include The Siena, 10 Shelford and Dukes Residences. The last has already been completed in 2011. Prices at 10 Shelford are around $1, 874 psf for a 431 sq ft shoebox apartment. At Duke Residences, median prices were at $1, 576 psf for the past 6 months. Both are freehold properties.

The draw of the exclusive address which is surrounded by good class bungalows and semi-detached houses, and the proximity to good schools, eateries and supermarkets which are just a stone’s throw away, makes good fodder for well-heeled investors.

HDB dwellers invest in shoebox apartments

With a private home market which fell 40 per cent last year, 2014 looks like it might continue to be in the home buyer’s favour. But more HDB dwellers have been snapping up shoebox apartments in light of the fall in home prices.

J GatewayConsidering the fact that most HDB flats are more than 500 sq ft in size, these smaller homes are more likely than not for investment purposes. In 2013, 13.3 per cent of private home transactions were from HDB dwellers, with them making up a whooping 62 per cent of sales in the shoebox apartment category.  Some of the more popular choices from this group were the Bartley Ridge, J Gateway and D’Nest condominium developments.

But it seems buyers are letting their nest eggs lay for longer, with secondary home sales dropping to a 10-year low. With smaller apartments being possibly easier to rent, with its overall lower rental price, it is an easy entry-level property investment and suited to HDB owners who are looking to ease their way into the private property market.

Who exactly are still buying up private properties then? The foreign buying force, it seems. The fall in foreigners purchasing homes here is marginal and in fact increased from 6 to 9 per cent in 2013. Mainland Chinese were the top buyers, closely followed by Malaysians and Indonesians.

Banking on new condominium Riverbank @ Fernvale

Even as Singapore’s aerospace and aviation industry takes off, so do the real estate surrounding these hubs. Properties surrounding the Seletar Aerospace Park are increasing gaining speed and may take off in big ways in the future.

At the new Riverbank @ Fernvale private residential development developed by UOL, interest is running high. The 555-unit condominium began selling units last Friday. Situated near the Layar LRT station, with riverfront views of the Punggol reservoir and next to the Lush Acres executive condominium development, it seems reasonably priced, especially since the EC sold at an average of $1, 000 psf when it was launched in July 2013. Selling prices at Riverbank @ Fernvale is expected to hover around $785 psf.

Riverbank Fernvale condoThe project has a range of apartments available, from the $480, 000, 495 sqft one-bedder to the $1.3 million, 1,389 sqft five-bedder. Perhaps riding off the popularity of neighbouring Punggol, Sengkang properties are also basking in a little of the waterfront-lifestyle sunshine. Just one of the few upcoming properties to be built near the Punggol reservoir, it provides inland waterfront living. Nearby, Rivertrees Residences will host a few selected duplex homes which will be one of the only waterfront landed properties besides those in the offshore island of Sentosa.

Residents of the Riverbank can expect a life amidst greenery and a outdoor living environment with the inclusion of a riverside trail. In concrete jungle of a city, this may be the welcome with open arms home buyers wish to go home.

Real estate market fluctuations hard to predict

It might be a matter of long and in-depth research. Or perhaps a intuitive touch to reading the markets. Maybe it’s a matter of luck. Whichever it is you possess, perhaps even a combination of all three, the property market has always been a delicate and somewhat temperamental creature to handle. As we reach the end of the first quarter of 2014, many may be wondering if this year of the horse may gallop into the horizon or merely trot on the spot. The three factors creating the most effect on the current real estate market are:

  • Property curbs
  • Weak demand
  • Oversupply of homes
Property-related rules may be updated often, thus it would be helpful to keep track of new or amended rulings.

Where are home prices headed?

For buyers looking for a place to live, it might be a good time to jump in. Those waiting for a market crash to scoop up the best deals may be waiting in vain as that is rather unlikely. Singapore’s growing population will make for a constant demand for housing, and since home buyers usually have a fixed idea of which areas they would rather live in, other factors such as location, proximity to transport and schools, may still determine the price they pay.

Property upgraders may find themselves in a good spot as well. As the private property market becomes increasingly competitive, the price difference between their current and desired property may be diminishing, thus in turn save them a rather substantial amount.

Property investors may be those finding themselves most in a bind as mortgage limitations and rising interest rates create boundaries which may hinder their progress. Analysts advice against hasty decisions as properties may not be the easiest to manage within an investment portfolio. They suggest that investors look at all possible angles when considering a property, such as the number of bathrooms, size and shape of the unit, hidden spaces which may not suit the taste of most buyers etc. All-in-all, investors need to plan for future interest rate hikes, the possible lack of tenancy, financial holding power and governmental policy changes.

30 April deadline for Johor property buyers

Change is happening up north. In the southern-most state of our neighbouring Malaysia – Johor. Residential property buyers will be looking at new curbs and levies as more overseas, especially Singaporean, property buyers have been flocking there in recent years. New rules and regulations will apply for real estate in the famed and popular Iskandar region as well.

Thus far, majority of the property investors in the Iskandar region have been non-Malaysian citizens, with Singaporeans making up 70 per cent.

Iskandar ResidencesWhat are the new rules?

  • New price thresholds. Currently foreign buyers are only allowed to purchase properties of a minimum RM500,000. The minimum could be raised to RM1 million.
  • The minimum levy for foreigners buying Malaysian properties are at RM10,000. This could be raised to RM20,000 or 2 per cent of the property price, whichever is higher.

What do you have to do to avoid being limited by the new rules?

  • Sign on the dotted line to purchase the property by April 30.
  • Submit the sales and purchase agreement to Johor’s land department by May 29.

With just slightly over two months left before the new property measures kick in, Johor’s real estate industry might be seeing a lot more action from buyers, with quick decisions made too.

Sengkang attracts the home-buying crowd

The far-flung places in Singapore are getting more attention from property developers and love from home buyers. Sembawang, Punggol, and now Sengkang.

Rivertrees ResidencesAlong the quiet Sunggei Punggol Reservoir, 1,000 new homes will be enjoying its new residency. 555 units from The Riverbank @ Fernvale and 495 units from Rivertrees Residences. These are all private condominium apartments and both with 99-year leaseholds. Stretching 150 metres along the reservoir, 90 per cent of the units at Rivertrees Residences will be able to boast a waterfront view. Units will include three-bedroom and strata-titled duplex homes.

The developers, Frasers Centrepoint, Far East Orchard and Sekisui House are calling this development one of the “only waterfront landed houses in Singapore, apart from Sentosa Cove“. As expected, prices will likely hover around $950 to $1,150 psf. UOL’s Riverbank @ Fernvale has also garnered much interest, with over 500 cheques collected prior to its launch today. Home buyers may be attracted by the waterfront-living style of apartments and the exclusivity of its location. Coupled with the fact that Singapore is only going to get more crowded, areas such as Sengkang may be one of the last few residential places in the mainland to truly enjoy a bit of space and greenery.