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Issue 312

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CONTENTS FROM THE

p2 Good Deals in Bishan 3 Attractive


EDITOR
Welcome to the 312th edition of the
Singapore Property Weekly.
Condos to Look At
Hope you like it!
p8 Resale Property Transactions
Mr. Propwise
(May 8 May 12)

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SINGAPORE PROPERTY WEEKLY Issue 312

Good Deals in Bishan 3 Attractive Condos to Look At

By KK Tong (Guest Contributor)

Bishan is an estate smack in the centre of


Singapore. Just like everywhere else in this
small island of ours, homebuyers will find that
there are many condominiums here for the
picking. The burning question is, Which
condo?

Bishan is an extremely popular estate among


homebuyers and investors alike, so the
average prices of condos here will be higher
as compared to estates like Woodlands and
Yishun. HDB flats in this estate do not come
cheap either.

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SINGAPORE PROPERTY WEEKLY Issue 312

Location-wise, Bishan is at the northern part 200 metres from the Bishan MRT Station. A
of the central region and is bordered by Ang new MRT station, Bright Hill MRT Station, will
Mo Kio to the north, Toa Payoh to the south, be completed in 2020.
and Serangoon to the east. It has a relatively
Shoppers are able to get their dose of
small population of about 91,000.
shopping and dining at Junction 8, a shopping
Amenities in Bishan centre linked to the Bishan MRT Station.
Thomson Plaza, another shopping centre, is
Bishan is a mature town and has all the
located on Upper Thomson Road.
necessary amenities schools, shopping,
transport, and recreation facilities are readily Bishan also boasts a sports hall, a stadium, a
available. Schools here include Ai Tong swimming complex, as well as a library. The
Primary School, Catholic High School, Bishan-Ang Mo Kio Park is a green lung
Guangyang Secondary School, Bishan Park providing residents a space to exercise and
Secondary School, and Raffles Institution. relax.

The main expressway serving Bishan is the Our Criteria for Shortlisting Condos
Central Expressway (CTE), which links the
The featured condos in this article are those
city centre to the central and northern parts of
developments relatively nearer to the MRT
Singapore. Residents who rely on the MRT
stations. Ive excluded developments which
have access to Bishan and Marymount MRT
are still under construction and which have
stations. A bus interchange is located about
not obtained their T.O.P.

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SINGAPORE PROPERTY WEEKLY Issue 312

For Bishan, Ive shortlisted three condos


one near Bishan MRT Station, and another
two near Marymount MRT Station.

Condo #1 Bishan 8

Our first condo, a mere 200 metres from


Bishan MRT station, is Bishan 8, a project
completed in 2000 by Far East Organisation.

Figure 1: Bishan 8

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SINGAPORE PROPERTY WEEKLY Issue 312

Condo #2 - Rafflesia

The second condo featured is Rafflesia


Condominium, completed in 2002 by Far East
Organisation.

Figure 2: Rafflesia Condominium

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SINGAPORE PROPERTY WEEKLY Issue 312

Condo #3 Seasons View

Finally, we have Seasons View, completed in


2000 by Orchard Parade Holdings Ltd.

Figure 3: Seasons View

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SINGAPORE PROPERTY WEEKLY Issue 312

Comparing the three condos Institution, and for Seasons View, to Catholic
High School.
All the featured condos are very close in age,
as well as in unit sizes. So which one would I choose?

Of the three condos, Bishan 8 is closest to Purely in terms of financial quantum, Seasons
the MRT station, and it also has the most View offers the lowest psf price and is
amenities within walking distance. The relatively near to the MRT station (480
number of transactions over the last twelve metres). However, there is a dearth of
months for all the featured condos are pretty amenities within walking distance. If I had to
similar. In terms of average psf price, at choose, I would probably plump for Bishan 8
$1082, Bishan 8 is the highest, being $71 and due to its convenience in terms of
$92 higher than Rafflesia and Seasons View, transportation and accessibility to amenities.
in that order. Moreover, its location is across the road from
the busy area of Junction 8, so it will not be
While both Rafflesia and Seasons View are
overly noisy or crowded. Based on these
within reasonable walking distance to
positive attributes, it does not command an
Marymount MRT Station (at 400 metres and
excessively high psf premium over the other
480 metres respectively), there are hardly any
two condos.
amenities nearby. The main attraction of
Rafflesia seems to be its proximity to Raffles

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SINGAPORE PROPERTY WEEKLY Issue 312
Non-Landed Residential Resale Property Transactions for the Week of May 8 May 12

Postal Area Transacted Price Postal Area Transacted Price


Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 THE CLIFT 495 970,000 1,959 99 9 LEONIE GARDENS 2,540 3,200,000 1,260 99
1 THE SAIL @ MARINA BAY 657 1,080,000 1,645 99 9 PEACE CENTRE/MANSIONS 2,605 1,528,888 587 99
2 76 SHENTON 624 1,133,000 1,815 99 10 ARDMORE THREE 1,744 7,040,125 4,037 FH
3 THE METROPOLITAN CONDOMINIUM 1,066 1,400,000 1,314 99 10 ARDMORE THREE 1,744 6,090,250 3,493 FH
3 THE ANCHORAGE 1,561 1,900,000 1,217 FH 10 ARDMORE THREE 1,744 5,860,155 3,361 FH
4 THE INTERLACE 1,001 1,200,000 1,199 99 10 GRAMERCY PARK 1,184 3,364,800 2,842 FH
5 THE MAYLEA 1,195 1,450,000 1,214 FH 10 CLUNY PARK RESIDENCE 1,507 3,450,000 2,289 FH
5 CLEMENTIWOODS CONDOMINIUM 1,389 1,500,000 1,080 99 10 POLLEN & BLEU 1,432 3,214,700 2,246 99
5 BLUE HORIZON 1,163 1,150,000 989 99 10 THE ARC AT DRAYCOTT 1,270 2,850,000 2,244 FH
5 BLUE HORIZON 936 913,000 975 99 10 ONE BALMORAL 1,410 3,138,000 2,225 FH
5 DOVER PARKVIEW 1,249 1,130,000 905 99 10 THE ARC AT DRAYCOTT 1,270 2,800,000 2,204 FH
5 PALM GREEN 1,292 1,120,000 867 FH 10 ONE BALMORAL 1,421 3,109,000 2,188 FH
8 CITY SQUARE RESIDENCES 840 1,270,000 1,513 FH 10 POLLEN & BLEU 1,432 3,108,450 2,171 99
8 CITY LOFT 743 900,000 1,212 FH 10 ONE BALMORAL 1,410 3,022,000 2,143 FH
8 CITYSCAPE @FARRER PARK 1,378 1,400,000 1,016 FH 10 ONE BALMORAL 1,421 3,016,000 2,123 FH
9 OUE TWIN PEAKS 570 1,718,680 3,013 99 10 POLLEN & BLEU 1,270 2,191,300 1,725 99
9 ESPADA 560 1,218,000 2,176 FH 10 THE MERCURY 635 1,088,000 1,713 FH
9 TRIBECA 517 1,020,000 1,974 FH 10 D'GROVE VILLAS 2,702 4,500,000 1,666 FH
9 CAIRNHILL CREST 2,734 4,800,000 1,756 FH 10 MILL POINT 926 1,535,000 1,658 999
9 ROBERTSON 100 872 1,530,000 1,755 FH 10 SOMMERVILLE PARK 624 980,000 1,570 FH
9 BELLE VUE RESIDENCES 2,433 4,225,000 1,737 FH 10 D'LEEDON 1,518 2,200,000 1,450 99
9 YONG AN PARK 3,229 5,400,000 1,672 FH 10 THE LEGEND 753 1,050,000 1,394 FH
9 WILKIE STUDIO 872 1,360,000 1,560 FH 10 SPANISH VILLAGE 775 1,068,000 1,378 FH
9 ELIZABETH TOWER 2,928 4,500,088 1,537 FH 10 SPANISH VILLAGE 1,593 2,080,000 1,306 FH

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SINGAPORE PROPERTY WEEKLY Issue 312

Postal Area Transacted Price Postal Area Transacted Price


Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
10 HOLLANDSWOOD COURT 2,131 1,440,000 676 99 15 SUITES@ KATONG 474 638,000 1,347 FH
11 THE GLYNDEBOURNE 1,475 2,800,000 1,899 FH 15 THE MAKENA 1,636 2,100,000 1,284 FH
11 STRATA 506 906,000 1,791 FH 15 COSTA RHU 1,776 2,100,000 1,182 99
11 THE AXIS 398 590,000 1,481 FH 15 EASTERN LAGOON 753 875,000 1,161 FH
11 ENG AUN MANSION 1,249 1,150,000 921 FH 15 KING'S MANSION 1,604 1,810,000 1,129 FH
12 TRELLIS TOWERS 549 830,000 1,512 FH 15 HAIG ELEVEN 1,442 1,528,000 1,059 FH
12 PINNACLE 16 915 1,338,000 1,462 FH 15 MANDARIN GARDENS 1,787 1,430,000 800 99
12 DE ROYALE 1,281 1,450,000 1,132 FH 16 COSTA DEL SOL 1,475 1,975,000 1,339 99
12 AMPAS APARTMENTS 1,259 1,250,000 993 FH 16 CHANGI COURT 840 875,000 1,042 FH
12 DE ROYALE 3,046 2,700,000 886 FH 17 PALM ISLES 517 572,000 1,107 99
13 8@WOODLEIGH 398 570,000 1,431 99 17 BLUWATERS 2 1,173 1,040,000 886 946
13 8@WOODLEIGH 840 1,000,000 1,191 99 18 RIPPLE BAY 538 625,000 1,161 99
14 PALMERA EAST 431 610,000 1,417 FH 18 DOUBLE BAY RESIDENCES 1,550 1,580,000 1,019 99
14 BLISS RESIDENCES 840 910,000 1,084 FH 18 SEASTRAND 592 585,000 988 99
14 D' CASITA 990 1,020,000 1,030 FH 18 WATERVIEW 1,119 1,050,000 938 99
14 THE HELICONIA 1,302 1,200,000 921 FH 18 SEASTRAND 1,216 1,120,000 921 99
14 THE HELICONIA 1,345 1,163,800 865 FH 18 DOUBLE BAY RESIDENCES 3,488 2,882,000 826 99
15 THE MEYERISE 1,281 2,950,000 2,303 FH 18 MELVILLE PARK 1,044 738,000 707 99
15 THE MEYERISE 1,302 2,797,000 2,148 FH 18 TAMPINES COURT 1,690 930,000 550 101
15 FULCRUM 474 982,000 2,073 FH 19 THE TEMBUSU 1,464 2,080,000 1,421 FH
15 THE MEYERISE 1,313 2,666,000 2,030 FH 19 THE TEMBUSU 1,701 2,403,800 1,413 FH
15 THE MEYERISE 1,281 2,525,000 1,971 FH 19 THE LUXURIE 1,055 1,230,000 1,166 99
15 FULCRUM 829 1,526,000 1,841 FH 19 KOVAN MELODY 904 1,000,000 1,106 99
15 AALTO 1,442 2,500,000 1,733 FH 19 RIVERSAILS 915 917,000 1,002 99
15 THE SEAFRONT ON MEYER 2,110 3,250,000 1,540 FH 19 RIVERSAILS 850 838,000 985 99
15 MEIER SUITES 2,228 3,400,000 1,526 FH 19 THE MINTON 980 960,000 980 99

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SINGAPORE PROPERTY WEEKLY Issue 312

Postal Area Transacted Price


Project Name Tenure
District (sqft) Price ($) ($ psf)
19 THE SUNSHINE 1,238 1,100,000 889 FH
19 KOVAN MELODY 1,453 1,210,000 833 99
19 REGENTVILLE 980 720,000 735 99
20 GOLDENHILL PARK CONDOMINIUM 936 1,338,000 1,429 FH
20 FLAME TREE PARK 1,830 1,950,888 1,066 FH
20 THOMSON VIEW CONDOMINIUM 2,024 1,670,000 825 99
21 CLEMENTI PARK 1,873 1,980,000 1,057 FH
21 BUKIT REGENCY 1,399 1,470,000 1,051 FH
21 THE HILLSIDE 1,313 1,300,000 990 FH
21 ENG KONG GREEN 840 750,000 893 FH
21 HIGH OAK CONDOMINIUM 1,044 885,000 848 99
22 CASPIAN 1,216 1,260,000 1,036 99
22 THE LAKESHORE 1,184 1,128,000 953 99
23 PARK NATURA 1,442 1,630,000 1,130 FH
23 GLENDALE PARK 1,216 1,275,000 1,048 FH
23 GLENDALE PARK 1,033 1,030,000 997 FH
23 MERA WOODS 1,345 1,300,000 966 999
23 CASHEW PARK CONDOMINIUM 893 838,000 938 999
23 THE JADE 1,475 1,350,000 915 99
23 CASHEW HEIGHTS CONDOMINIUM 1,658 1,515,000 914 999
23 PARKVIEW APARTMENTS 926 665,000 718 99
23 HILLVIEW REGENCY 1,195 800,000 670 99
26 CASTLE GREEN 1,216 995,000 818 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.

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