Issue 371

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 CONTENTS FROM THE

p2 Comparing 3 Popular RCR Condos – Which

EDITOR
Welcome to the 371st edition of the
Singapore Property Weekly.
One to Buy?
Hope you like it!
p9 Resale Property Transactions
Mr. Propwise
(September 3 – September 7)

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 SINGAPORE PROPERTY WEEKLY Issue 371

Comparing 3 Popular RCR Condos – Which One

to Buy?

By KK Tong (guest contributor)

Singapore’s latest cooling measures on the

property market – enforced on 6th July 2018 –
were to raise the Additional Buyer’s Stamp
Duty (ABSD) rates and to tighten the Loan-to-
Value (LTV) limits for purchases of residential
properties.

These measures are intended to cool the

market for buyers of second and subsequent
properties.

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 SINGAPORE PROPERTY WEEKLY Issue 371

Except for foreigners, there is no change in

the rates for Singapore Citizens and
Singapore Permanent Residents buying their
first property. With several rounds of cooling
measures implemented to date, and possibly
more to come (fingers crossed there aren’t), it
seems that buying a property is just getting
tougher. Buying a property in the right district
has become all the more important in the face
of these government actions.

So which districts have buyers been

flocking to? From the numbers, districts 5, 14 and 15
show the most number of transactions. In
Based on figures from the URA, the areas on
District 5, most transactions were for The
the city fringe seem to be popular. The table
Verandah Residences and Twin View. District
below shows the transactions in the second
14’s popularity is attributable to Park Place
quarter of 2018 for these districts.

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 SINGAPORE PROPERTY WEEKLY Issue 371

Residences at PLQ and the most number of homebuyers:

transactions in District 15 is for Amber 45.

These numbers are not surprising given the

fact that The Verandah Residences and Twin
View were launched in April and May 2018,
respectively. The second phase of Park Place
Residences at PLQ was launched in April
2018 and Amber 45 was launched in May
2018. It is typical that projects tend to sell
better in the initial months of a launch.

Discounting Twin View, which is considered

OCR (Outside Central Region), the other 3
developments are in the RCR (Rest of
Central Region). Here are some details of
Considering that buying a property requires a
these projects which may be of interest to
huge chunk of change, buyers will need to

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 SINGAPORE PROPERTY WEEKLY Issue 371

carefully consider which of the three gives

better value, in terms of both price and
convenience.
Park Place Residences offers the most
Comparing the 3 Projects
convenience in terms of transport as it is the
nearest to a MRT station. The three major
supermarkets in Singapore are also within a
1-km range. In addition, there are 2 shopping
malls nearby for residents to patronise. Kong
Hwa School is also within the vicinity.

However, the downside of this project is its

99-year leasehold status, and its somewhat
high PSF price, at $2023 on average.

Figure 1: Park Place Residences

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 SINGAPORE PROPERTY WEEKLY Issue 371

What about District 5 lovers? The Verandah

Residences, while a freehold project, loses
out to Park Place in terms of transport as well
as convenience. Its distance to the nearest
MRT is a little far and there are no
supermarkets within a 1-km vicinity. The two
shopping malls in its locality are rather small
and do not offer many retail options. It does,
however, have a school within a reasonable
distance.

Price wise, it beats Park Place easily. Its

average PSF price is $1817, about $200 PSF
less than its contender.

Figure 2: The Verandah Residences

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 SINGAPORE PROPERTY WEEKLY Issue 371

Our third condo, Amber 45, is situated in the

District 15 enclave, a perennial favourite with
home buyers. This freehold project’s average
PSF price is a lofty $2379.

For accessibility to amenities, it is a clear

winner in my opinion. Supermarkets are
easily accessible, and Parkway Parade offers
numerous retail options. Tanjong Katong
Secondary School is also nearby. Distance to
the MRT is slightly far out.

Figure 3: Amber 45

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 SINGAPORE PROPERTY WEEKLY Issue 371

So, which Condo?

Which one should a buyer go for? Is price the

most important factor, or does convenience
trump price? For those who drive and prefer a
quiet area, the Verandah Residences will suit
most. Moreover, its lower average price and
freehold status are plus points.

People who prefer amenities will do no wrong

by choosing either Park Place or Amber 45.
Both projects are near conveniences and the
MRT is not too far off. The hard decision here
will be to decide if it is worthwhile to pay
about $350 PSF more for Amber 45 due to its
popular location and freehold status.

A tough call indeed!.

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 SINGAPORE PROPERTY WEEKLY Issue 371

Non-Landed Residential Resale Property Transactions for the Week of Sep 3 – Sep 7

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 904 1,580,000 1,747 99 11 10 SHELFORD 452 833,000 1,843 FH
2 INTERNATIONAL PLAZA 861 955,000 1,109 99 11 8 BASSEIN 452 828,000 1,832 FH
4 THE FORESTA @ MOUNT FABER 721 1,250,000 1,733 FH 11 SHELFORD VIEW 2,669 4,200,000 1,573 FH
4 SEASCAPE 2,680 4,600,000 1,716 99 11 THE ANSLEY 1,356 2,038,000 1,503 FH
4 REFLECTIONS AT KEPPEL BAY 904 1,418,000 1,568 99 11 M21 1,345 1,950,000 1,449 FH
4 CARIBBEAN AT KEPPEL BAY 1,270 1,700,000 1,338 99 11 THOMSON 800 1,625 2,302,800 1,417 FH
7 SOUTHBANK 614 1,080,000 1,760 99 11 MINBU VILLA 2,519 2,980,000 1,183 FH
8 PETAIN COURT 1,313 1,728,000 1,316 FH 12 OKIO 431 710,000 1,649 FH
9 TWENTYONE ANGULLIA PARK 3,122 11,000,000 3,524 FH 12 VISTA RESIDENCES 1,152 1,680,000 1,459 FH
9 MARTIN NO 38 1,076 2,850,000 2,648 FH 12 RIVERBAY 926 1,288,000 1,391 999
9 MARTIN NO 38 1,130 2,750,000 2,433 FH 12 MOONSTONE RESIDENCES 1,238 1,450,000 1,171 FH
9 VISIONCREST 926 2,000,000 2,161 FH 12 SUNVILLE 1,173 1,268,000 1,081 FH
9 RHAPSODY ON MOUNT ELIZABETH 1,044 2,060,000 1,973 FH 13 NIN RESIDENCE 527 785,000 1,488 99
9 ASPEN HEIGHTS 1,582 2,600,000 1,643 999 14 MILLAGE 904 1,128,000 1,248 FH
9 WATERSCAPE AT CAVENAGH 1,313 2,130,000 1,622 FH 14 # 1 SUITES 560 635,000 1,134 FH
9 8 @ MOUNT SOPHIA 861 1,340,000 1,556 103 14 ATRIUM RESIDENCES 1,055 1,030,000 976 FH
9 JIA 1,206 1,760,000 1,460 FH 14 ASTOR 872 790,000 906 99
10 MON JERVOIS 1,475 3,493,600 2,369 99 15 BUTTERWORTH 8 1,313 2,130,000 1,622 FH
10 ST MARTIN RESIDENCE 786 1,720,000 2,189 FH 15 THE ESTA 1,313 2,128,000 1,620 FH
10 HALLMARK RESIDENCES 1,862 3,700,000 1,987 FH 15 STRAITS RESIDENCES 506 750,000 1,482 FH
10 DUCHESS RESIDENCES 1,464 2,760,000 1,885 999 15 LAVERNE'S LOFT 441 638,000 1,446 FH
10 THE LEVELZ 786 1,250,000 1,591 FH 15 SANCTUARY GREEN 1,399 1,700,000 1,215 99
10 RIDGEWOOD 3,531 3,800,000 1,076 999 15 COSTA ESTE 861 975,000 1,132 FH
10 JERVOIS JADE APARTMENTS 1,141 1,195,000 1,047 99 15 THE BALE 1,690 1,760,000 1,041 FH
11 THE LINCOLN RESIDENCES 1,884 3,680,000 1,954 FH 15 TEMBELING CENTRE 1,916 1,850,000 966 FH

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 SINGAPORE PROPERTY WEEKLY Issue 371

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
16 WATERFRONT KEY 1,033 1,290,000 1,248 99 20 SKY VUE 807 1,200,000 1,486 99
16 CASA MERAH 1,238 1,520,000 1,228 99 20 CLOVER BY THE PARK 1,216 1,550,000 1,274 99
16 BAYSHORE PARK 936 1,070,000 1,143 99 20 GRANDEUR 8 2,314 1,970,000 851 99
16 LAGUNA GREEN 1,184 1,185,000 1,001 99 21 THE CASCADIA 1,238 2,130,000 1,721 FH
16 THE BAYSHORE 947 885,000 934 99 21 THE STERLING 1,970 3,350,000 1,701 FH
16 TANAMERA CREST 1,173 930,000 793 99 21 KAP RESIDENCES 1,281 1,988,000 1,552 FH
17 FERRARIA PARK CONDOMINIUM 936 860,000 918 FH 21 TERRENE AT BUKIT TIMAH 1,421 1,848,888 1,301 999
17 AVILA GARDENS 1,324 1,150,000 869 FH 21 SOUTHAVEN II 1,389 1,690,000 1,217 999
17 COASTAL BREEZE RESIDENCES 1,173 980,000 835 99 21 PARC PALAIS 1,335 1,600,000 1,199 FH
17 AVILA GARDENS 1,302 1,080,000 829 FH 21 CLEMENTI PARK 1,873 2,200,000 1,175 FH
18 THE PALETTE 1,066 1,057,500 992 99 21 THE HILLFORD 398 465,000 1,168 60
18 SAVANNAH CONDOPARK 1,453 1,245,000 857 99 21 SOUTHAVEN II 1,119 1,230,000 1,099 999
18 EASTPOINT GREEN 958 806,000 841 99 22 THE MAYFAIR 635 680,000 1,071 99
18 MELVILLE PARK 1,216 806,000 663 99 22 PARC OASIS 797 720,000 904 99
19 THE TEMBUSU 753 1,350,000 1,792 FH 22 PARC OASIS 1,227 1,025,000 835 99
19 THE TEMBUSU 764 1,360,000 1,780 FH 23 HAZEL PARK CONDOMINIUM 1,324 1,535,000 1,159 999
19 BARTLEY RESIDENCES 463 720,000 1,556 99 23 HILLVIEW PARK 1,227 1,315,000 1,072 FH
19 THE SCALA 904 1,308,000 1,447 99 23 ECO SANCTUARY 1,066 1,090,000 1,023 99
19 KOVAN RESIDENCES 893 1,275,000 1,427 99 23 TREE HOUSE 1,410 1,400,000 993 99
19 BARTLEY RESIDENCES 797 1,030,000 1,293 99 23 HILLVIEW 128 1,044 990,000 948 999
19 LA FIESTA 753 915,000 1,214 99 23 HILLVIEW REGENCY 904 825,000 912 99
19 KOVAN MELODY 1,292 1,460,000 1,130 99 27 EIGHT COURTYARDS 1,087 1,060,000 975 99
19 CHILTERN PARK 915 989,998 1,082 99 27 YISHUN EMERALD 1,195 870,000 728 99
19 A TREASURE TROVE 1,270 1,328,000 1,046 99
19 BOATHOUSE RESIDENCES 1,012 1,050,000 1,038 99 NOTE: This data only covers non-landed residential resale property
19 EVERGREEN PARK 1,066 780,000 732 99 transactions with caveats lodged with the Singapore Land Authority.
20 THOMSON GRAND 947 1,480,000 1,562 99 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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