Issue 354

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 CONTENTS FROM THE

p2 Cluster Housing – the Best of Both Worlds?

EDITOR
Welcome to the 354th edition of the
Singapore Property Weekly.
p8 Resale Property Transactions
Hope you like it!
(April 2 – April 6) Mr. Propwise

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 SINGAPORE PROPERTY WEEKLY Issue 354

Cluster Housing – the Best of Both Worlds?

By KK Tong (guest contributor) choices. In Singapore, landed housing is

deemed more “elite” as statistics from 2016
show that there are only 75,603 units of
landed housing as compared to 301,674 units
of non-landed housing. This scarcity of
landed homes may attract buyers who deem
that landed housing is more exclusive.

However, while landed homes may exude

exclusivity, they lack the recreational facilities
found in condominiums, such as swimming
Should you buy a condominium, or a landed
pools, tennis courts, and gymnasiums.
property? When shopping for private property,
buyers may well be torn between these two

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 SINGAPORE PROPERTY WEEKLY Issue 354
Additionally, condominiums also offer security,
unlike standalone landed units.
However, all is not lost for buyers who want
both – landed exclusivity as well as
recreational amenities.
The solution? Cluster housing
Cluster housing is like a hybrid – it is a group
of landed homes sharing facilities like
swimming pools and gymnasiums within the
development. However, unlike landed units,
cluster houses come with a strata title.
As with any type of housing, there are some
advantages to living in cluster developments.
Besides having security and recreational
facilities, the maintenance and upkeep is
taken care of by the managing agent, and
owners just need to pay a monthly
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maintenance fee. This takes the hassle out of
maintaining the common areas. Dedicated
parking, usually for two cars, is also one of
the advantages of living in a cluster
development. Buyers will not have to battle
with their neighbours for roadside parking
spaces.
With these advantages, it is not surprising
that cluster homes are becoming the
accommodation of choice for some buyers.
So what are the possible cluster
developments that buyers can consider? For
value buys, we will be looking at cluster
homes in the districts of 16 to 28 as these are
areas in the OCR and hopefully will not cost
an arm and leg for buyers. Another criteria
included is that these properties should be in
the price range of $1.5m to $2m.
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 SINGAPORE PROPERTY WEEKLY Issue 354

Cluster Developments for Comparison

Shortlisted developments we will compare are

Kew Green, Horizon Green, The Shaugnessy
and Cabana.

Development #1 –Kew Green

Located at Kew Crescent in District 16,Kew

Green was completed in 1998 by Far East
Organisation.

Figure 1: Kew Green

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 SINGAPORE PROPERTY WEEKLY Issue 354
Development #2 –Horizon Green Development #3 – The Shaughnessy

Horizon Green was developed by Allgreen This is another Allgreen project completed in
Properties. It is located in Ang Mo Kio Avenue 2006. Its location is at Miltonia Close in
2 and was completed in 2004. District 27.

Figure 3: The Shaughnessy

Figure 2: Horizon Green

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 SINGAPORE PROPERTY WEEKLY Issue 354

Development #4 – Cabana Comparing the Cluster Developments

Cabana was completed in 2015 by Bullion

Holdings. It is located at Sunrise Terrace in
District 28.

In comparing the developments, we assume

that buyers of cluster houses are usually
Figure 4: Cabana families with school-going children, so having
schools nearby is a plus point. As the sizes of
these houses are similar, there is no obvious
advantage for any one development. In terms
of facilities within the community, Kew Green
and The Shaughnessy have slightly more
than the other two developments. For all four
developments, the MRTstation is not within
walking distance.

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 SINGAPORE PROPERTY WEEKLY Issue 354

In terms of age, Cabana has the longest it will set me back by $1.73m.
lease left, but its major disadvantage is the
Thus, for value, I will go for The
lack of nearby schools.
Shaughnessy, simply because the smallest
Looking at the average PSF prices, there is 3,283 sf unit can be had for (just!) $1.405m.
quite a large disparity, with Kew Green being
the most costly, and The Shaughnessy having
the lowest prices.

My preference

Except for the district these developments are

located at, they are otherwise similar in terms
of facilities and surrounding amenities.
However, I will rule out Cabana as there are
no schools in the vicinity for families. I will
probably also rule out Kew Green as the
quantum price for an average 3000 sf unit will
be about $1.956m. For the same reason,
Horizon Green will not be my choice either as

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 SINGAPORE PROPERTY WEEKLY Issue 354

Non-Landed Residential Resale Property Transactions for the Week of Apr 2 – Apr 6

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 ONE SHENTON 1,572 2,550,000 1,623 99 9 WATERMARK ROBERTSON QUAY 1,076 2,330,000 2,165 FH
2 SPOTTISWOODE RESIDENCES 603 1,250,000 2,074 FH 9 ASPEN HEIGHTS 1,130 1,900,000 1,681 999
2 SKYSUITES@ANSON 667 1,380,000 2,068 99 9 ASPEN HEIGHTS 1,044 1,660,000 1,590 999
2 ICON 560 1,100,000 1,965 99 10 ARDMORE PARK 2,885 9,380,000 3,252 FH
2 ICON 570 1,080,000 1,893 99 10 ST REGIS RESIDENCES SINGAPORE 2,120 5,500,000 2,594 999
2 THE BEACON 1,044 1,388,888 1,330 99 10 LIBERTE 743 1,835,893 2,472 FH
3 THE CREST 1,604 3,513,000 2,190 99 10 MON JERVOIS 1,389 3,400,000 2,449 99
3 THE CREST 635 1,335,000 2,102 99 10 GRANGE RESIDENCES 2,583 6,180,000 2,392 FH
3 THE CREST 614 1,274,000 2,076 99 10 ONE TREE HILL RESIDENCE 1,227 2,576,700 2,100 FH
3 THE CREST 1,227 2,259,000 1,841 99 10 PARVIS 1,701 3,250,000 1,911 FH
3 THE CREST 1,195 2,196,000 1,838 99 10 BALMORAL 8 1,905 3,500,000 1,837 FH
3 TANGLIN VIEW 1,152 1,390,000 1,207 99 10 D'LEEDON 635 1,110,000 1,748 99
3 QUEENS 1,184 1,410,000 1,191 99 10 D'LEEDON 1,270 2,168,000 1,707 99
4 REFLECTIONS AT KEPPEL BAY 926 1,720,000 1,858 99 10 ONE JERVOIS 1,959 2,940,000 1,501 FH
4 CARIBBEAN AT KEPPEL BAY 1,227 1,950,000 1,589 99 10 DE LENTE 1,109 1,618,000 1,459 FH
5 THE ROCHESTER 1,948 2,380,000 1,222 99 10 THE LOFT 2,013 2,880,001 1,431 99
5 PALM MANSIONS 980 1,080,000 1,103 FH 10 CASABELLA 3,552 4,000,000 1,126 FH
5 REGENT PARK 904 960,000 1,062 99 10 HOLLAND HILL LODGE 2,185 2,400,000 1,098 FH
5 BLUE HORIZON 926 950,000 1,026 99 11 SOLEIL @ SINARAN 1,464 2,750,000 1,879 99
7 CONCOURSE SKYLINE 1,335 2,700,000 2,023 99 11 THE LINCOLN RESIDENCES 1,345 2,398,000 1,782 FH
7 CONCOURSE SKYLINE 829 1,667,640 2,012 99 11 SHELFORD SUITES 1,367 2,050,000 1,500 FH
8 VOGX 883 1,043,000 1,182 FH 11 GLOUCESTER MANSIONS 2,045 3,028,000 1,481 FH
9 NEW FUTURA 1,830 6,215,600 3,397 FH 11 KELLETT COURT 1,356 1,920,000 1,416 FH
9 THE VERMONT ON CAIRNHILL 915 2,220,000 2,426 FH 11 MANDALE HEIGHTS 818 1,140,000 1,394 FH
9 CAIRNHILL RESIDENCES 1,173 2,680,000 2,284 FH 11 LA SUISSE 1,658 2,037,000 1,229 999

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 SINGAPORE PROPERTY WEEKLY Issue 354

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
12 D'MIRA 969 1,300,000 1,342 FH 16 CASA MERAH 947 1,083,000 1,143 99
12 DE ROYALE 1,055 1,400,000 1,327 FH 16 WATERFRONT WAVES 1,345 1,515,000 1,126 99
12 SHAN GATE APARTMENTS 753 938,000 1,245 FH 16 ARCHIPELAGO 667 738,000 1,106 99
12 PARC HAVEN 1,475 1,621,000 1,099 FH 16 WATERFRONT WAVES 1,259 1,350,000 1,072 99
12 MOONSTONE RESIDENCES 1,238 1,320,000 1,066 FH 16 CHANGI GREEN 1,432 1,430,000 999 FH
12 THE ARTE 3,810 3,950,000 1,037 FH 16 THE BAYSHORE 980 960,000 980 99
14 THE LENOX 463 700,000 1,512 FH 16 CASAFINA 958 900,000 939 99
14 SILVERSCAPE 560 700,000 1,251 FH 16 THE BAYSHORE 980 890,000 909 99
14 VACANZA @ EAST 840 1,000,000 1,191 FH 16 EAST VILLAGE 1,345 1,138,000 846 FH
14 THE LENOX 840 955,000 1,137 FH 16 TANAMERA CREST 1,216 985,000 810 99
14 SIMS RESIDENCES 1,421 1,185,000 834 99 16 TANAMERA CREST 1,195 950,000 795 99
15 THE ESTA 1,561 2,700,000 1,730 FH 17 HEDGES PARK CONDOMINIUM 1,001 950,000 949 99
15 ONE AMBER 570 968,000 1,697 FH 17 EDELWEISS PARK CONDOMINIUM 1,281 930,000 726 FH
15 THE WATERSIDE 2,411 3,950,000 1,638 FH 17 LOYANG VALLEY 1,421 950,000 669 99
15 THE SEA VIEW 2,723 4,150,000 1,524 FH 18 SEA ESTA 1,119 1,208,000 1,079 99
15 PARKSHORE 1,335 2,000,000 1,498 FH 18 D'NEST 1,130 1,200,000 1,062 99
15 VERSILIA ON HAIG 1,130 1,680,000 1,486 FH 18 Q BAY RESIDENCES 764 765,000 1,001 99
15 IMPERIAL HEIGHTS 581 810,000 1,394 FH 18 MODENA 1,528 1,400,000 916 99
15 PEBBLE BAY 1,378 1,838,000 1,334 99 18 TROPICAL SPRING 1,389 1,250,000 900 99
15 COTE D'AZUR 1,389 1,830,000 1,318 99 18 DOUBLE BAY RESIDENCES 1,927 1,668,000 866 99
15 WATER PLACE 1,227 1,560,000 1,271 99 18 CHANGI RISE CONDOMINIUM 1,259 960,000 762 99
15 COSTA RHU 990 1,209,000 1,221 99 18 ELIAS GREEN 1,528 1,000,000 654 99
15 COTE D'AZUR 904 1,100,000 1,217 99 19 CASA CAMBIO 441 672,000 1,523 FH
15 COSTA ESTE 850 970,000 1,141 FH 19 AMARANDA GARDENS 1,259 1,780,000 1,413 FH
15 THE MINT RESIDENCES 990 1,034,000 1,044 FH 19 BARTLEY RESIDENCES 872 1,150,000 1,319 99
15 FIRST POINT SUITES 1,249 1,300,000 1,041 FH 19 KOVAN REGENCY 1,744 2,280,000 1,308 99
15 SANCTUARY GREEN 3,940 3,100,000 787 99 19 FONTAINE PARRY 850 940,000 1,105 999
15 GOODWILL COURT 2,497 1,950,000 781 FH 19 PALM GROVE CONDOMINIUM 1,399 1,530,000 1,093 999

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 SINGAPORE PROPERTY WEEKLY Issue 354

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
19 FLO RESIDENCE 926 880,000 951 99 21 THE RAINTREE 1,582 1,540,000 973 99
19 THE SPRINGBLOOM 1,851 1,750,000 945 99 21 LE WOOD 1,163 940,000 809 99
19 RIVERSOUND RESIDENCE 1,367 1,280,000 936 99 22 THE LAKEFRONT RESIDENCES 764 930,000 1,217 99
19 FLO RESIDENCE 926 840,000 907 99 22 THE LAKESHORE 1,109 1,154,000 1,041 99
19 COMPASS HEIGHTS 1,055 915,000 867 99 22 THE LAKEFRONT RESIDENCES 1,044 1,070,000 1,025 99
19 CENTRAL VIEW 1,216 1,050,000 863 99 22 PARC OASIS 1,227 1,100,000 896 99
19 RIO VISTA 1,238 988,000 798 99 23 ECO SANCTUARY 700 885,000 1,265 99
19 EVERGREEN PARK 1,367 1,060,000 775 99 23 HILLVIEW HEIGHTS 1,195 1,428,000 1,195 FH
19 FLO RESIDENCE 2,067 1,500,000 726 99 23 PARK NATURA 2,034 2,150,000 1,057 FH
19 COMPASS HEIGHTS 2,788 1,900,000 682 99 23 CHANTILLY RISE 1,206 1,270,000 1,053 FH
19 EVERGREEN PARK 1,238 840,000 679 99 23 ECO SANCTUARY 1,604 1,568,000 978 99
19 EVERGREEN PARK 1,249 835,000 669 99 23 NORTHVALE 721 670,000 929 99
19 HOUGANG GREEN 2,120 1,180,000 556 99 23 TREE HOUSE 2,024 1,525,000 754 99
20 SKY VUE 678 1,080,000 1,593 99 26 THE BROOKS II 710 955,000 1,344 FH
20 THOMSON GRAND 1,367 1,850,000 1,353 99 26 MEADOWS @ PEIRCE 1,270 1,490,000 1,173 FH
20 FABER GARDEN CONDOMINIUM 1,711 2,260,000 1,320 FH 26 MEADOWS @ PEIRCE 1,496 1,720,000 1,150 FH
20 THOMSON GRAND 1,690 2,180,000 1,290 99 26 CASTLE GREEN 947 820,000 866 99
20 THOMSON GRAND 1,345 1,660,000 1,234 99 27 CANBERRA RESIDENCES 1,141 1,038,800 910 99
20 RAFFLESIA CONDOMINIUM 915 1,100,000 1,202 99 27 THE SENSORIA 1,152 950,000 825 FH
20 THE GARDENS AT BISHAN 1,227 1,300,000 1,059 99 28 SELETAR PARK RESIDENCE 1,012 1,050,000 1,038 99
21 THE CASCADIA 1,184 2,000,000 1,689 FH 28 MIMOSA PARK 1,755 1,610,000 918 FH
21 THE CASCADIA 883 1,470,000 1,665 FH 28 SELETAR SPRINGS CONDOMINIUM 1,302 940,000 722 99
21 THE NEXUS 1,066 1,580,000 1,483 FH
21 GARDENVISTA 1,163 1,520,000 1,308 99 NOTE: This data only covers non-landed residential resale property
21 FREESIA WOODS 1,432 1,750,000 1,222 FH transactions with caveats lodged with the Singapore Land Authority.
21 HUME PARK II 1,130 1,250,000 1,106 FH Typically, caveats are lodged at least 2-3 weeks after a purchaser
21 HILLVIEW GREEN 1,281 1,400,000 1,093 999 signs an OTP, hence the lagged nature of the data.
21 PARC PALAIS 1,238 1,300,000 1,050 FH

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