Read also: In 4Q2023, Tedge is anticipated to receive its temporary occupation authorization

In 4Q2023, Tedge is anticipated to receive its temporary occupation authorization

The 1,001 square feet four-room apartment located at City Vue @ Henderson has established a record within the estate of selling a 4-room apartment on the resale market being sold at $1.08 million ($1,087 per square foot) on June 11, when buyers and sellers agreed to buy. This was higher than earlier records set by a four-room apartment of similar size, which was purchased at $1.04 million ($1,038 per square foot) on the 16th of March. A further 1,001 square feet four-room house was purchased at $1.039 million ($1,038 per square foot) on the 25th of October 2022.

Jermain Eu who is PropNex Realty’s associate adviser and seller’s representative, concluded the deal. This was the first time he has successfully completed a resale transaction since he became an agent in the middle of the year. Eu is also a part of a division led by seasoned agent Aaron Wan.

Eu was able to market the four-room apartment as he went door-to-door in City Vue @ Henderson in May of this year. Eu claims that several properties within the estate have passed their maximum occupancy in the past few months.

That’s how he met the owner of the property that was seeking to relocate to a different location since her apartment was at its MOP this year. Eu claims that the seller was a recipient from this Selective En bloc Redevelopment Scheme (Sers) exercise.

The four-room house, situated between the 30th and 33rd floor of 95C Henderson Road, features views of the River Valley and Orchard Road areas. Eu says he began advertising the for sale towards around the middle of May, and organized 15 viewings for potential buyers.

That’s how he met the person selling the flat who was planning to relocate to a different region since her home was at its MOP last year. Eu claims the owner was one of the beneficiaries from this Selective En bloc Redevelopment Scheme (Sers) exercise.

The four-room apartment, which is located between the 30th and 33rd floors at 95C Henderson Road, features views of the River Valley and Orchard Road areas. Eu says he began actively marketing the auction at around the middle of May. He organized 15 viewings for potential buyers.

Eu believes that the limited available BTO supply and the increasing amount of flats that have reached their MOP, will cause an increase in prices in this region. Eu predicts that the sellers would be in an advantage in negotiations because of the area’s attraction, allowing them to demand higher prices without hesitation.

In the region five-room apartments are currently listed at or above $1.3 million. This year an all-time record sales of 1,216 square foot unit located on the 41st floor of the building was sold at $1.4 million ($1,151 per sq ft) on May 18 which was the highest-priced HDB resales transaction. But, the record was subsequently surpassed with the purchase of a huge apartment located in Tiong Bahru, reportedly sold for $1.5 million in June.

Read related post: The twin 24-story buildings that make up the 408-unit The Myst

The twin 24-story buildings that make up the 408-unit The Myst

Two strata commercial units located at GB Building will be put up for auction on August 16, by Huttons Asia. The estimated estimate is $46 million according to Huttons Asia.

The commercial units are the rare duplex layout that covers both floors. It also has the 32.6m ground floor glass frontage which has a view of Cecil Street. The buildings have the total area of 13,067 square feet.

GB Building is a 99-year leasehold commercial development that has about an additional 58 years on the tenure. The building is 26 floors high and has the basement carpark with three levels with 105 cars.

The property is situated at the intersection of Cecil Street and Mccallum Street in the CBD. Nearby commercial developments consist of Frasers Tower, Afro-Asia, Oxley Tower, SBF Centre, and Capital Tower.

Two commercial buildings are “highly sought-after asset” within the CBD and offer an opportunity for family and business owners, offices as well as investors seeking a versatile commercial space that has large areas of floor space, according to James Wong, head of auctions and sales of Huttons Asia.

He says: “The unique property, currently leased to an established nightclub entertainment company until the beginning of 2027’s first quarter is a guarantee for potential investors of an ongoing source for rental revenue.”

Huttons notifies Huttons notes that GB Building also falls under the CBD Incentive Scheme that is designed to promote the transformation of old commercial buildings within the CBD into mixed-use developments.

This isn’t the first time that the two commercial units have been placed on the market. In March they were a part of an attempt to sell the portfolio which included office buildings located on 8th and 3rd floors. The estimated price for the portfolio was $69 million.

Grand Dunman contact number

The Government Land Sale (GLS) tender for the executive condominium (EC) site at Tampines Street 62 (Parcel B) closing on July 18 Seven tenderers submitted bids, with four of them having made an alternative proposal.

Grand Dunman contact number for official project details, floor plans, and obtain showflat appointment.

The second site that has an altered concept and revenue tender system following the tender process for plantation close at the EC site in Plantation Close which closed on the 27th of June.

In the system developers may submit standard proposals by using prefabricated prefinished volumetric construction (PPVC) technology, which automatically qualifies for evaluation of tenders. They can make an alternate bid that uses other construction techniques, so long as the construction method will result in a specified efficiency improvements.

The bids of alternative bids will be evaluated by an Concept Evaluation Committee chaired by the Building Construction Authority to determine whether they are eligible to be evaluated for tender. According to HDB an announcement on the selection to the bid will be made at a later time after all bids are examined.

The Tampines Street 62 (Parcel B) site measures 301,392 sq feet. It could yield 700 units, with a an average plot ratio of 2.5 or 753,484 sq feet.

Chia Siew Chuin, the head of research and research for residential homes and consultancy at JLL states that the fierce market in this Tampines St 62 (Parcel B) site underscores the high demand for ECs in Tampines.

The property is adjacent the site of the Tenet, a 618-unit EC operated by Qingjian Realty, Santarli Realty and Heeton Holdings which has seen approximately 614 units (99%) taken up with a median of $1,386 per square foot since it was launched in December, based on caveats that were lodged. “The high market for the units in Tenet could possibly spill over into the new EC located on the existing site,” adds Chia.

Tricia Song, CBRE’s head of research Southeast Asia at CBRE, states that the amount of bids received is the same vein as the other recently announced EC sites which is a sign of developers preferring E-commerce sites that are not affected by recently announced property chilling measures.

The site includes site located at Bukit Batok West Avenue 9, that received nine bids before being granted in March 2022 for $266 million or $662 per plot ratio (psf ppr). This site for Tenet was also awarded, and it received nine bids was given by Qingjian Realty and Santarli Construction in July 2021, after they made a offer for $422million (a record-setting $659 psf ppr). In the month of June Plantation Close EC Plantation Close EC received nine bids, and two tenderers offering another proposal.

Song believes that the Tampines Street 62 (Parcel B) site could receive a highest bid of between $650 and $700 per sq ft ppr, with an estimated launch price of $1,400 per SF.

Wong Siew Ying, head of content and research of PropNex Realty, predicts a similar price for the highest bid. He also notes that developers are still interested in EC sites and could be seeking to tap into the vast number of HDB upgraders located in and around Tampines.

She also mentions she believes that the site is located close to Tampines Avenue 11, a Tampines Avenue 11 mixed-use GLS site that is planned to be developed as an integrated project, featuring a bus interchange community club, hawker centre and more. The site will also be connected to the planned Tampines North MRT station on the Cross Island Line, further making it more attractive to potential buyers.

Grand Dunman amenities

Sim Lian Group emerged at the top of only two bids for the residential private site located at Jalan Tembusu at the time of closing of the auction on 18 July.

Sim Lian’s offer of $828.8 million, or $1,069 per plot per plot (psf per plot ratio) was only $180,000 (0.1%) higher than the $828 million ($1,068 psf per plot ratio) offered through a joint venture formed by two regulated developers, City Developments Ltd (CDL) and Frasers Property.

Grand Dunman amenities tightly held neighbourhood of Tanjong Katong, Dunman Road GLS residence is a once-in-a-lifetime opportunity for homeowners and investors to acquire property in a quintessential environment.

Jalan Tembusu is located from Tanjong Katong Road in prime District 15. This 99 year leasehold site covers an surface of 221,436 sq. ft. with a plot-to-plot ratio gross of 3.5. The site could be developed into a residential development of 800 units based upon the maximum gross floor area (GFA) that is 775,034 square feet.

The site is in opposition to the planned Tembusu Grand by a joint partnership that was formed between CDL as well as MCL Land, which jointly took over this site at the beginning of January in 2022. The price was $768million, or $1,302 per square foot per month.

Eight bids were received on the table at the time of the tender’s closing in January 2022, compared to only two bids on this latest tender.

“The government-sponsored sale of land (GLS) auction demonstrated the cautious attitude of developers in the face of uncertainty in the economy as well as high construction costs and high interest rates,” claims Lee Sze Teck, senior director of research at Huttons Asia. Lee believes that the bigger amount and the higher interest rate may have slowed the quantity of bidders.

The highest bid of $1,069 per square foot ppr from Sim Lian on behalf of Tembusu Grand’s Jalan Tembusu site this time this time will be 17.9% lower than the $1,302 psf per ppr offered by CDL and MCL Land for the Tembusu Grand site as well as 20.8% lower than the $1,350 psf per-square foot ppr awarded from SingHaiyi Group for the private residential development site located on Dunman Road as part of an auction in June 2022.

“The variation in prices of bids could be due to changes in policies pertaining to the floor area harmonisation which was in effect on 1 June 2023 and could result in lower efficiency,” says Justin Quek who is the executive vice-chairman of OrangeTee. Harmonization of floor space results in a reduction of the area that is sold off by approximately 5%.

Tembusu Grand was released over during the week of April 7 and 8 2023. It is estimated that 53.3% or 340 out of 638 units have been snapped for an average cost of $2,465 per square foot during the weekend of launch. As of now the 364 homes (57.2%) have been sold at an average cost of $2,464 per square foot, basing on caveats filed.

Just this week (July 15-16), SingHaiyi launched the 1,008-unit Grand Dunman, located in the Dunman Road site it purchased in June 2022. The developer sold 554 (54.6%) units at an average of $2500 per sq ft.

Sim Lian’s maximum price of $1,069 per sq ft per pound in The Jalan Tembusu site gives the developer greater flexibility in selling prices, according to Leonard Tay, head of research at Knight Frank Singapore. “The potential selling price for the homes at Jalan Tembusu site when it is launched could range at $2,100 per sq ft and range between $2,200 and $2,400 per sq ft,” he estimates.

The Jalan Tembusu site and an executive condominium site located at Tampines Street 62 (Parcel B)were launched for auction on March 14, 2023. The two sites will yield around 1,540 residential units. These are one of the 490 units that were made available through the Confirmed List in the Government’s 1H2023 Land Sales (GLS) Programme. The amount of units made available in 1H2023 is a 17% increase over the 3,505 units that were released in the 2H2022 period.

Grand Dunman prices

The rental rates of private non-landed houses in Singapore saw a decrease in May, as per the report on Singapore’s rental market by Savills. Based on the data of URA the median rent for one-to-four-bedroom units decreased by 2.2% m-o-m in May which reversed from an increase of 2.4% increase recorded in April.

Grand Dunman prices range of $2.5 million, which has become a sweet spot for homebuyers and investors.

“For those who rent in Singapore there is a sense of relief at hand as rental rates in many districts begin to fall,” says Alan Cheong the Executive Director at Savills Research & Consultancy. Cheong says that the lowering of rents was anticipated due to the increase in new supply by 2023. Moreover, the economic downturn forced companies to cut budgets and cut down on rental costs for expatriate employees or cut back on employees.

Marcus Loo, CEO of Savills Singapore, adds that the rising rents come in a period when economic headwinds are placing the tenants off their budgets. “This adjustment to rents lets the market reset towards a better base to benefit the long-term health for the economic system,” the CEO says.

While rents seem to be easing but Cheong believes that the decline in rental rates remains modest, and the yields for landlords are healthy.

Savills report shows the fact that for condos with three bedrooms rents decreased 3.2% m-o-m in May. District 4 (which includes all of the Keppel, Mount Faber, Sentosa and Telok Blangah areas) was the area with most median monthly rent for three-bedroom units at $9300. District 1 (Boat Quay, Chinatown, Havelock Road, Marina Square, Raffles Place and Suntec City) was the second highest submarket, with a median rent of $8,500. The next was District 9 (Cairnhill, Killiney, Leonie Hill, Orchard and Oxley) with a median monthly rental of $7,500.

Grand Dunman showroom

Luxury home sales that were not landed amounted to $1.1 billion in the first quarter of 2018 which is an increase of 23% decrease from $1.4 billion that was racked by 2H2022, as per the research report of Knight Frank. The total number of homes of luxury that were not landed were sold during the first quarter this year. That’s which is less that the 164 transactions that were recorded in 2H2022.

Grand Dunman showroom had the most successful launch in over two years, surpassing the previous record-holder, Normanton Park.

Knight Frank attributes the lower volume of sales to “a condition of stagnation” mostly due to the introduction of fresh cooling measures that took effect on April 27 including the doubled amount of buyer’s stamp duty for foreigners of 30% to 60%% and 60%.

Despite the smaller volume of sales however, the median unit cost for prime homes without land experienced an 4.6% increase to $2,580 per square foot during the first half of 2018, compared to $2,464 per square foot in 2H2022.

Knight Frank highlights that of the 126 luxury condominiums sold in the first half of 2018 48 of them were located within District 4 of which 31 were located in Sentosa. “Interestingly the non-landed properties located in Sentosa were gaining traction, as a result from the spillover demand for properties in the principal districts on the main island as the amount of buyers increased, outweighing the small supply of homes that are available for sale in the most sought-after areas,” the report adds.

The demand for unfinished homes was apparent, with the super-luxury condominium Les Maisons Nassim being among the top two luxury residential non-landed transactions in the first half of 2023. A 8,633 sq ft apartment located at Les Maisons Nassim fetched $45 million ($5,213 per sq ft) in May. Similarly, the 6,286 sq ft apartment was purchased to a buyer for $36 million ($5,727 per square foot) at the end of February.

This month, EdgeProp Singapore announced the selling of the two units of Les Maisons Nassim, after a 6,092 sq feet unit was sold for $30.77 million ($5,050 per square foot) and an area of 6,179 square feet was purchased at $32.75 million ($5,300 per square foot) in accordance with caveats filed on June 27.

For the residential market that is landed the latest estimates from URA published on the 3rd of July revealed that the cost of homes landed were up 0.1% q-o-q in 2Q023 and brought the overall increase in the cost of homes landed to 6% in the first quarter in the calendar year.

As per Knight Frank, 257 landed homes valued at $2.7 billion were sold in the 1H2023 period. By contrast 284 landed properties valued at $2.7 billion sold during 1H2023. Prices for unit land rose 9.9% to $1,996 psf in 1H2023, up from $1,817 per square foot in 2H2022.

“In 1H2023, land homes sales continued to rise despite the volatility of the economy due to the fact that wealthy buyers and a new generation of young high-net-worths were drawn by the exclusiveness of exclusive houses,” the report states.

Within the Good Class Bungalow (GCB) segment, the total value of transactions was up 2.4% to $424.3 million in 1H2023, despite a decline in homes that were sold between to 10 GCBs in 2H2022 to 8 GCBs during 1H2023. Prices for unit land rose from $2,108 per square foot in 2H2022 and increased to $2,952 per square foot in 1H2023, establishing the new benchmark for land prices in the sector, Knight Frank highlights.

Concerning market outlook, Knight Frank points out that for prime non-landed homes and a decrease in foreign homebuyer participation following cooling measures will be the main reason for a slowing market until the end of 2023. The actions have also led to certain sellers pulling the properties off the marketplace while the demand from wealthy locals, naturalised and permanent residents is still.

In the landed sector, Knight Frank expects prices to increase in “a regular manner” in 2H2023, supported by the fact that there are more buyers than sellers.

Grand Dunman mrt

Katong Shopping Centre is a mixed-use freehold development located at 865 Mountbatten Road in District 15 is being relaunched as a the collective sale of tenders according to Marketing agent Edmund Tie. The price indicative of $638 million has not changed from the earlier auction, which was launched on April 18 and ended in May 19.

Grand Dunman mrt close proximity to public transport even more attractive.

Katong Shopping Centre is located on a corner land area of 86,924 square feet and has a dual frontage of 200m along Mountbatten Road and Haig Road. The structure comprises a seven-storey podium block as well as an adjoining block of five stories which houses 425 strata shops and office units. It also has a privately-owned car park. The building has a Gross Floor Area (GFA) approximately 280,000 square feet, indicating the gross percentage of 3.223.

Under the Master Plan 2019Master Plan Katong Shopping Centre is zoned to “Commercial and Residential” usage at an average plot ratio of 3.0. Edmund Tie notes that the site could be developed into an integrated project at the current proportion of 3.223 and the possibility to convert the residential portion into serviced apartments subject to the approval of the authorities.

The estimated cost of $638million equates to $2,277 per plot ratio, based on the Katong Shopping Centre’s current GFA according to Edmund Tie.

Swee Shou Fern director of investment advice of Edmund Tie, says the new development on the site could be able to accommodate 156 units basing on an average size of 1,076 square feet and 112,000 square feet of commercial GFA.

The site is located approximately 500m away from Marine Parade MRT Station on the Thomson-East Coast Line, which is scheduled to be operational by 2024. Nearby schools comprise Tao Nan School and CHIJ (Katong) Primary School, both located within the 1km distance from Katong Shopping Centre in Katong, and Dunman High School, Chung Cheng High School, Victoria Junior College and Canadian International School.

“Katong Shopping Centre provides investors with the rare opportunity to purchase a large, site with the sought-after freehold tenure of mixed-use developments; and what’s more, it’s located in the renowned and established East Coast vicinity,” says Swee.

The EOI process to apply for Katong Shopping Centre will close on August 14 at 3pm.

Grand Dunman by Singhaiyi

Tedge Retail, a collection of four Freehold Commercial units on Changi Road, is up to sale via an expression of Interest (EOI) exercise, with an estimated price of $18 million.

Tedge Retail is the ground-floor commercial podium located at Tedge Tedge, an open-air mixed-use development of five stories which also comprises 42 housing units. The commercial podium has previously was put up for auction with the price set in July of 2020.

Grand Dunman by Singhaiyi head of sales and marketing, Mr Gary Lim, highlighted that buyers appreciated the superior views offered by many of the south-facing units.

The development was developed in collaboration with Macly Group, Tedge is scheduled to receive an occupation license for temporary use in the 4th quarter of 2023. The development is situated at the intersection of Changi Road and Telok Kurau Road The area is situated about 500m away distance from Eunos as well as Kembangan MRT Stations on the East-West Line.

The four units of Tedge Retail comprise F&B and retail units that have a total surface of 5,576 square feet. In this regard, an indicative price is $3,228 per sq ft. There are six car parking spaces that have been specifically devoted to Tedge Retail.

Macly Group, through a press release released by Tedge Retail’s agent for marketing Sakal Real Estate Partners, claims that the commercial platform is perfect to existing F&B establishments that want to expand their operations. “Besides owners-occupiers, we believe Tedge Retail will also attract investors looking to purchase F&B or retail properties,” the company states.

The EOI application is open for Tedge Retail will close on August 16 at 3pm.

Grand Dunman by Singhaiyi

VisionCrest Commercial, an undeveloped Grade-A freehold commercial building located along Penang Road in the Orchard Road area, is available for sale through the expression of interest (EOI) exercise. The office building, which is 11 stories tall, that also houses retail space, is expected to fetch “in more than $470 million” in a press release from joint advisers CBRE as well as JLL.

In the case of $470m, the cost comes to $3,157 psf on the building’s net lettable space (NLA) of the 148,854 square feet, which is $3,038 per square foot on an area that is strata-sized of 154,711 sq feet.

Grand Dunman by Singhaiyi had the most successful launch in over two years, surpassing the previous record-holder, Normanton Park.

VisionCrest Commercial is a part of the mix-use project VisionCrest which also includes two65 units of the VisionCrest Residence and the national landmark, House of Tan Yeok Nee. The ownership for VisionCrest Commercial’s strata area is distributed over 21 title (10 strata offices floors as well as 11 retail units in the strata) comprising about 49% of VisionCrest’s value.

The floorplates have no columns that cover approximately 14,500 square feet and includes 114 parking areas. The building was renovated in the year the year 2018 and then again in 2020. The focus was on the common areas of the building which included improvements to the main lobby and lift lobbies as well as bathrooms, lift cars, and air conditioning systems across every floor, as well in the establishment of a cafe in the lobby.

Based on Michael Tay, head of capital markets, Singapore, at CBRE, VisionCrest Commercial is nearly completely let. The tenants include Manulife Financial Advisors, Puma, IBC Asia, Afton Chemical, as well as the Singapore corporate headquarters of The Coffee Bean & Tea Leaf.

“This is a fantastic chance for investors to take advantage of the robust Orchard office segment, in which office rents have historically been higher and more prone to market volatility due to its long-standing base of demand” Tay says. Tay adds that the prospective owner has the option to reduce the strata units in the event of an option for exit.

Ting Lim, head of capital markets, Singapore, at JLL believes that that the tenure for freehold of VisionCrest Commercial, along with its “palatable investment amount” is likely to appeal to an array of potential investors in private wealth and institutions.

The EOI process is open for VisionCrest Commercial will close on Aug 17 at 3pm.

Grand Dunman launch

The Myst private condominium with 408 units located on Upper Bukit Timah Road 101 units (27%) were sold at the end of the initial weekend of its launch on the 9th of July. The median price for condos sold is $2,057 per sq ft according to the the listed property developer City Developments Ltd (CDL).

About 99% of buyers are Singaporeans According to CDL and Permanent Resident of China are one%. “The positive response to The Myst by local homebuyers indicates a steady demand for homes in suburban areas,” says Sherman Kwek, CDL group CEO.

Grand Dunman launch sales distribution across the property types was quite varied.

Although all types of units were well-received CDL claimed that the two-bedroom and one-bedroom models were the most sought-after.

Close to 63% of the 48 one-bedroom-plus-study units of 517 sq ft were taken up. Around 38% of the 245 two- and three-bedroom units ranging from 678 to 732 sq ft of space were sold. Three-bedroom units that ranged between 850 and 1,163 sq feet, had over 15% bought.

“The oneand two bedroom homes were sought-after because of the affordable quantum rates,” says Mark Yip the CEO of Huttons Asia. “The development also attracted owners who love the area due to the proximity to nature, the good primary schools, and cashew’s MRT station.”

The Myst is a mere 5 minute walk to the Cashew MRT station on the Downtown Line. The Myst is just a four-to seven-minute drive from several nature parks like The Bukit Timah Nature Reserve Chestnut Nature Park Dairy Farm Nature Park and Bukit Batok Nature Park.

“District 23 is a desirable area due to its tranquility and closeness to nature and also for its easy access to the amenities and future developments within the region including The Jurong Lake District as well as Tengah Town,” says CDL’s Kwek. “We believe of the fact that The Myst, with its appealing prices will remain an ideal option for those who want the most desirable of both worlds – luxury resort-style accommodation with strong geographical features.”

In the last four months there were two more projects that were in the close vicinity to Upper Bukit Timah and Hillview The 386 unit the Botany in Dairy Farm Walk in March, and The 732-unit The Reserve Residences at Jalan Anak Bukit in May.

The Reserve Residences located in the city’s fringe, (or Rest of Central Region (RCR) of District 21, has more than the threshold of 81% closed (594 units) for an average of $2,474 per square foot. In The Botany in the Dairy Farm district of District 23 the property has 208 homes (54%) have been sold at an average of $2,060 psf.

“These two developments are The Botany The Botany and The Reserve Residences are already been able to absorb more than 800 units of interest from those interested in the location over the last couple of months.” states Ismail Gafoor who is the Chief Executive Officer of PropNex.

URA data revealed the URA data showed a 1.2% q-o-q uptick in 2Q2023 in non-landed private home rates in the OCR decreasing off from 1.9% q-o-q increase in the prior quarter. But, PropNex puts the slowdown due to the absence of new projects launched in the OCR in 2Q2023 as well as the small inventory of unsold new homes. “Given the lack of launches in the OCR, we believe that the most popular OCR project in the 2Q2023 period is The Botany at Dairy Farm,” according to PropNex in a statement to the media on July 3. announcement on the publication of URA 2Q2023 flash estimate.

Thus, Gafoor is confident that the buying activity at The Myst will pick up over the next few months due to The Myst’s “attractive price” along with “positive market demand within OCR”. OCR”.

According to Huttons”Yip,” the launches of 2023 have been very strong with every major non-landed projects achieving the sale of minimum 100 units the day of launch. “Take-up rate is dependent on the amount of units that are part of the project as well as the zone of the catchment,” he says. “It will differ between projects; consequently, it should not be used to compare projects located in different areas of island.”