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Life Sukhumvit 62 condominium in Bangkok

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Bangkok life sukhumvit 62

Life Sukhumvit 62 is a new condominium that is being launched for sale in Bangkok.

Prices start from SGD 135,000 and this is much cheaper than any form of housing in Singapore.

There are only 24 units for sale so you need to have fast-fingers on this one. All of the units are expected to be snapped up on the launch day.

To skip the niceties, go straight to our contact form or get in touch on WhatsApp to find out more about Life Sukhumvit 62.

VVIP preview on 11 and 18 Mar (at CT Hub) and hotel launch on 25 Mar.

Quick navigation

  1. Promotional video (2 mins)
  2. Location
  3. Key details
  4. Floor plan
  5. Surrounding area
  6. Comparative pricing
  7. Financing and tax
  8. Photos and videos
  9. Developer background
  10. Contact us

If you want to know more about Life Sukhumvit 62 and how you can get started investing in Bangkok, read on.

Life Sukhumvit 62 promotional video

The video is 2 mins long. Enjoy.

LIFE Sukhumvit 62 is an upcoming Freehold Development by Thailand’s Top Listed Developer AP (Thailand) and Top Japan Developer Mitsubishi Estate Group.

It is located in the Up and Coming Residential Development Zone popular with Expats and Locals and is ~200 metres from the nearest Bangchak BTS Skytrain station and 500 metres from the expressway.

The location allow easy access and convenience to the different parts of Bangkok. Life Sukhumvit 62 standing tall at 24th Storey will be the Tallest High-Rise Freehold Condo in the Vicinity.

It is a Low Density Development with only 438 Residential Units ranging from Studio, 1 and 2 Bedroom units. LIFE Sukhumvit 62 is designed under the concept of Life Space for the Future to bring living quality of urbanites to the next level.

It has a Digital Co-working Space and Cocoon Space in the common area that allows residents to work in the comfort with their apartments just downstairs.

There will be certain provisions set aside within the development for Green Landscape and with seats and walkways in shaded corners to ensure beauty and maximum privacy just like working in natural settings.

There will also be Luxury Rooftop Facilities such as Infinity Edged Pool that will offer views of Sukhumvit and Bang Kra Jao oasis and a Sky Fitness Centre for residents who likes to engage in Physical activities.

Location of Life Sukhumvit 62

Located 200m from Bang Chak BTS station and 500m from the expressway, Life Sukhumvit 62 is accessible by various forms of public transport.

For an interactive map, check out Google maps for directions to Life Sukhumvit 62.

Life Sukhumvit 62 Bang ChakLife sukhumvit 62 location

Life Sukhumvit 62 condominium details

  • Single tower development
  • 24 storeys
  • 438 residential units
  • 1 commercial shop
  • 176 parking spaces
  • Prices starting from THB 3m (SGD135,000) or THB 120,000 per sqm (SGD 5,054 per sqm or SGD 470 per sqft)
  • Unit types include 1) Studio at 25 sq. m. of function area 2) 1 bedrooms at 30 / 35 / 38 / 39sqm and 3) 2 bedroom units at 45 / 50 / 68 sqm
  • Freehold
  • Foreigners eligible
  • 6 to 7% property yields are possible
  • Only 24 units available for Singaporeans. Get it or be square!
  • No ABSD, stamp duties, agent or lawyer fee as you’re dealing directly with the developer
  • Facilities: reception hall, sunken lounge, ultra exploratorium, co-socialize space & cocoon, juristic office, mail room, shop space, aqua scape lap pool and odyssey pool, sauna room, sky fitness, theatre loung & sky bench, roof garden
  • Fully fitted residences including laminated flooring or ceramic tiles; white plastered walls or ceramic walls; kohler, grohe, sanwa sanitary fittings; panasonic split-unit system AC; down lights and wall lamp for lighting; built in cabinets with Franke or equivalent kitchen sink, electric cooker hob & hood

Get a piece of Life Sukhumvit 62 in Bangkok from SGD 135,000, contact us today or get in touch on WhatsApp.

Those who attend the VVIP launch and book a unit stand to receive special discounts.

Floor plans

The following floor plans show 3 types of studio units.

For a full listing of the floor plans comprising studio, 1 bedroom and 2 bedroom units, contact us today or get in touch on WhatsApp.

Studio 25 sqm

Life Sukhumvit 62 Studio 1

Studio 25 sqmLife Sukhumvit 62 Studio 2

Studio 25 sqmLife Sukhumvit 62 Studio 3

1 bedroom 30sqm Life Sukhumvit 62 1 bedroom 1

1 bedroom 35 sqmLife Sukhumvit 62 1 bedroom 2

1 bedroom 35 sqmLife Sukhumvit 62 1 bedroom 3

1 bedroom plus 38 sqmLife Sukhumvit 62 1 bedroom plus 1

1 bedroom plus 38 sqmLife Sukhumvit 62 1 bedroom plus 2

Extended 1 bedroom 39 sqmLife Sukhumvit 62 extended 1 bedroom 1

 

2 bedroom 45 sqmLife Sukhumvit 62 2 bedroom 1

2 bedroom 50 sqmLife Sukhumvit 62 2 bedroom 2

2 bedroom 50 sqm Life Sukhumvit 62 2 bedroom 3

2 bedroom 68 sqm Life Sukhumvit 62 2 bedroom 4

Surrounding area

The area around Life Sukhumvit 62 has plenty of lifestyle, shopping, entertainment and cultural amenities.

Also read: Amber 45 condominium by UOL in the heart of Amber Road and near East Coast Beach

From Terminal 21, to the EM district, to the Erawan Museum, there is no shortage of activities to cater to someone staying at Life Sukhumvit 62.

  • Asoke – Asoke CBD, BTS-MRT Exchange Station, Terminal 21 Mall
  • Phrom Phong – EM district, high-end expat area
  • Thonglo – High-end lifestyle area
  • Ekkamai – Lifestyle area, Gateway Ekkamai
  • Phra Khanong – Art & trendy area, upper & middle class expat area
  • Onnut – Asoke CBD, BTS-MRT Exchange Station
  • Bang Chak – Life Sukhumvit 62
  • Phnnawithi – Whizdom 101
  • Udom Suk – Soi Udom Suk street food and market
  • Bang Na – Ikea, Mega Bangna, Bangkok Mall
  • Bearing – Erawan museum, Bang Pu seaside
  • Samrong – Future green line extension, future yellow line exchange stations

life sukhumvit 62 vicinity surrounding amenities

Comparative pricing

Life Sukhumvit 62 has very competitive pricing compared to per sqm prices of comparable projects in the area.

Get a piece of Life Sukhumvit 62 in Bangkok from SGD 135,000, contact us today or get in touch on WhatsApp.

Those who attend the VVIP launch and book a unit stand to receive special discounts.

The following list shows the per sqm THB prices of comparable developments around Life Sukhumvit 62.

  • Asoke – 250k
  • Phrom Phong – 300k
  • Thonglo – 300k
  • Ekkamai – 250k
  • Phra Khanong – 190k
  • Onnut – 150k
  • Bang Chak (location of Life Sukhumvit 62) – 120k
  • Pnuuawithi – 150k
  • Udom Suk – 110k
  • Bang Na – 130k
  • Bearing – 80k

Life sukhumvit 62 average price psm

Payment schedule

  1. S$2,000 administration fee as reservation fee (refundable after first downpayment).
  2. 15% of purchase price within 5 days of reservation
  3. Balance 85% + 2% transfer duty payable on completion/handover (anticipated in 2020/2021 onwards)

This means that only S$2,000 is required to book a unit. I bet most of you put down even more for stocks that you buy!

What’s more, flipping is allowed. This means you can flip it to the next buyer who either missed out on the property during launch, or after 6 months when someone comes along deciding to buy a unit at Life Sukhumvit 62.

Get a piece of Life Sukhumvit 62 in Bangkok from SGD 135,000, contact us today or get in touch on WhatsApp.

Those who attend the VVIP launch and book a unit stand to receive special discounts.

Also read: The Tapestry condo at Tampines by CDL

Financing and tax for Life Sukhumvit 62

Up to 70% financing is allowed by UOB Thailand.

Category Sale of freehold land and property Liability to tax
Transfer fee 2% of official appraised value Seller/Buyer
Specific business tax (applicable only within 1st 5 years of ownership) 3.3% of official appraised value or the contracted sale price, whichever is the higher or N.A. Seller
Stamp duty (applicable from 6 years of ownership) 0.5% of official appraised value or the contracted sale price, whichever is the higher or N.A. Seller
Withholding tax If seller is company: 1% of official appraised value or the contracted sale price, whichever is the higher or N.A.If seller is individual: 5% – 35% of official appraised value or the contracted sale price, whichever is the higher or N.A. Seller

Payment schedule

Reservation: S$2,000 admin fee

Downpayment: 15% of payment price to developer’s bank account within 5 days of unit reservation

Balance: 85% of purchase to developer’s bank account upon completion (or so-called TOP)

Notes: All transfers must be in foreign currency, not in THB. Do not use a remittance company or purchase in THB.

life sukhumvit 62 payment schedule

Personal income tax rates in Thailand

For those who need reference, the following table lists out the personal income tax rates in Thailand.

Taxable income (baht) Tax rate (%)
0-150,000 Exempt
More than 150,000 but less than 300,000 5
More than 300,000 but less than 500,000 10
More than 500,000 but less than 750,000 15
More than 750,000 but less than 1,000,000 20
More than 1,000,000 but less than 2,000,000 25
More than 2,000,000 but less than 4,000,000 30
Over 4,000,000 35

Life Sukhumvit 62 photos

360 degree panoramic view

Life sukhumvit 62 panorama view

Life Sukhumvit Bangkok property illustration (8)Wide open entrancesLife Sukhumvit Bangkok property illustration (7)Landscape and greeneryLife Sukhumvit Bangkok property illustration (6)Landscape and greeneryLife Sukhumvit Bangkok property illustration (14)Rooftop facilities (fitness centre and infinity edged pool)Life Sukhumvit Bangkok property illustration (9)

Interested in Life Sukhumvit 62 with prices starting from SGD135xxx? contact us today or get in touch on WhatsApp. Life Sukhumvit Bangkok property illustration (21)Grand lobbyLife Sukhumvit Bangkok property illustration (5)Lounge areaLife Sukhumvit Bangkok property illustration (4) Life Sukhumvit Bangkok property illustration (3)Grand lobbyLife Sukhumvit Bangkok property illustration (23)Grand lobbyLife Sukhumvit Bangkok property illustration (16)

Also read: Rivercove Residences EC – one of the few remaining EC developments available for sale in 2018

Fitness centreLife Sukhumvit Bangkok property illustration (11) Life Sukhumvit Bangkok property illustration (20)Luxurious bedroomsHigh class furnishings and fitoutsLife Sukhumvit Bangkok property illustration (22)

Interested in Life Sukhumvit 62 with prices starting from SGD135xxx? contact us today or get in touch on WhatsApp. Life Sukhumvit Bangkok property illustration (17) Life Sukhumvit Bangkok property illustration (19)Stylish finishingLife Sukhumvit Bangkok property illustration (15) Life Sukhumvit Bangkok property illustration (12) Life Sukhumvit Bangkok property illustration (13) Life Sukhumvit Bangkok property illustration (18)Life sukhumvit 62 5th floor hover sphere

3 min walk from Life Sukhumvit 62 to Bang Chak BTS station

The developer

AP developer Life Sukhumvit 62 Bangkok (3) AP developer Life Sukhumvit 62 Bangkok (1) AP developer Life Sukhumvit 62 Bangkok (2)

Prices along Sukhumvit BTS Line

According to AP, the developer of life Sukhumvit 62, condominiums along the Sukhumvit BTS Line fall into one of three main sections

  • 1) Upper Sukhumvit (Nana station-Ekkamai station) where condominiums, built right the heart of prime central business district, are in the luxury segment at Bht 290,000-400,000/sqm price range
  • 2) Mid-Sukhumvit (Phra Khanong station-Nana station) where condominiums in the Bht 100,000-250,000/sq.m. price range for sale in high-potential locations surrounded by growing city trends. This section of Sukhumvit is also clearly affected by Upper Sukhumvit’s extended urbanization triggering demand for condominiums in the area. Developers are challenged to find the right plot of land and manage their price package to meet customer demand and price limitations. AP is looking to fill a gap in this section of Sukhumvit.
  • 3) Lower Sukhumvit (Bearing station-Erawan station) where condominiums are in the Bht 70,000-120,000/sqm price range.

Source: AP Development

An investment in Life Sukhumvit 62 in Bangkok offers fantastic capital appreciation and rental potential. Contact us today using the following form. We will be in touch shortly.

Contact us

List of downloadable documents

Life Sukhumvit 62 handbook



Improving Singapore residential market according to PropertyGuru survey

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singapore property residential reit dividend

According to PropertyGuru’s Consumer Sentiment survey conducted recently, buyer sentiment is at the highest level since 2013.




Together with other indicators such as the uptick in the URA price index, this suggests that the Singapore property market may be turning the corner.

Survey satisfaction

In the PropertyGuru survey, 37% of respondents indicated they are satisfied with the real estate climate in Singapore.

This is 3 percentage points higher than 34% recorded in 1H 2017’s survey.

The main drive for the higher level of satisfaction is, no surprise, anticipation of long-term capital appreciation and low mortgage rates.

Also read: What’s with Viva industrial REIT’s income support

(But be careful that low mortgage rates don’t stay low forever).

Additionally, 28% of respondents said that they felt Singapore has a stable and resilient real estate market.

Prices high, but expected to rise further

Some respondents were unhappy because they felt that property prices were high.

However, in the same vein, most respondents expected prices to continue climbing.

Specifically 72% of respondents indicated that they expect condominium price to increase. Among that, 26% expected prices to increase by more than 10%.

HDB market remains healthy

The survey shows that price perception of HDB flats have improved. 52% of respondents in this survey are satisfied with HDB prices, up from 47% in the previous survey.




However, 39% of respondents felt that HDB prices will increase in the next 6 months and this is lower than 54% in the previous survey.

Between private and HDB properties, respondents are more positive on private properties.

Also read: Singapore property market information at your fingertips

Most respondents expect HDB prices to increase less than 5%. This is lower than the range of 5-10% that most respondents this private property prices will increase by.

Rents not out of the woods

The rental market has been weak for the last few years, and the feedback from respondents show that the lackluster mood still prevails.

One reason cited for the poorer sentiment is the presence of disruptors in the market such as AirBnB which is contributing to uncertainty in the rental market.

51% of respondents feel that rents will increase in the next 5 years compared with 21% expecting them to fall.

Intention to buy

About half of the respondents intend to buy a residential property in the next 6 months.

Those who are intending to purchase private residential properties show the highest intention to buy.

According to PropertyGuru, this is due to returning optimism in the market and replacement demand from those whose previous homes were en-bloc’d.

By district, 15 (East Coast and Marine Parade) and 11 (Newton and Novena) are the most popular locations for purchase, with 44% of respondents planning to buy.

71% of these respondents who have an intention to buy have a budget of at least S$750,000.

Government playing a positive role

Despite the anticipated price increase, 35 percent of respondents think that the Singapore government is doing enough to make housing affordable, up from 32 percent in the previous survey.

On top of that, 50 percent of them agree with the government’s stance on maintaining the existing cooling measures.

Setting sights on overseas properties

21% of respondents indicated they own overseas properties.

Malaysia, India, UK and Australia were the most popular investment decisions given the country’s affordable domestic prices and potential for capital appreciation.




However, the intention to buy overseas has declined to the lowest since 3rd quarter of 2011. This is due likely to investors setting their sights on the local Singapore market which is beginning to see signs of a pick up.

Among those still keen to buy an overseas property for investment, Australia, Malaysia and Thailand are the three top destinations.

Source: PropertyGuru Consumer Sentiment Survey

Now you know what most respondents are thinking. If you’re interested to start investing, check out a whole bunch of upcoming condominium developments here or the following individual pages



Property news round up 25 Feb 2018

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Pearl bank singapore

GCBs remain a draw for Singaporeans

A FEW notable personalities from the corporate world have been involved in transactions in Good Class Bungalow (GCB) Areas since the start of the year.

The Business Times understands that Simon Israel, chairman of both Singtel and Singapore Post, is buying an old single-storey bungalow that is ripe for redevelopment along Binjai Park in District 21 for S$18.26 million.

This works out to S$1,300 per square foot based on the freehold site’s land area of 14,047 sq ft. The rectangular plot is at a cul de sac.




Last year, Mr Israel sold a bungalow in Andrew Road, which is part of the Caldecott Hill Estate GCB Area, for S$25.6 million or S$1,152 psf on a land area of about 22,220 sq ft. The freehold house was designed by Chan Soo Khian of SCDA Architects.

Singapore Budget 2018: Impact of buyer’s stamp duty hike to be felt most for big-ticket purchases

THE impact of the 1-percentage point hike in the top marginal buyer’s stamp duty (BSD) rate on the portion of a residential property’s value exceeding S$1million will be felt most for big-ticket purchases. JLL senior consultant Karamjit Singh said: “These include expensive condo units, bungalows and what is happening more rampantly nowadays – land and en bloc property purchases by developers.”

Property consultants generally said that as the bulk of residential property deals are below S$1.5 million, the change to the BSD is expected to have only a mild impact on property demand.

Singapore Budget 2018: Reit ETFs to enjoy tax transparency

TAX transparency treatment for Singapore-listed real estate investment trusts (S-Reits) will soon be extended to exchange traded funds (ETFs) invested in these Reits – a long-awaited move cheered by market watchers.

Taking effect on or after July 1, the tax concessions for Reit ETFs will ensure parity in tax treatments between investing in individual S-Reits and Reit ETFs.

Industry players noted that the much-lobbied move is positive for the growth of the Reits sector and will strengthen Singapore’s status as a Reits listing hub.

Singapore Budget 2018: New Infrastructure Office for projects in Asia

TO HELP firms tap infrastructure opportunities in Asia, such as those created by China’s Belt and Road Initiative, Singapore will set up an Infrastructure Office this year.

It will bring together local and international firms across the value chain – from developers and institutional investors to legal, accounting and financial services providers – to develop, finance and execute projects.

“As Asia’s growth will raise infrastructure demand, we seek to forge stronger partnerships in infrastructure development and enhance connectivity in the region,” said Finance Minister Heng Swee Keat.

Singapore Budget 2018: Bigger handouts under enhanced Proximity Housing Grant

SINGLES who buy a resale public housing flat to live near their parents will now receive S$10,000 under the enhanced Proximity Housing Grant (PHG) scheme.

The one-time grant is currently given only to singles who buy a resale flat to live with their parents.




Under the enhanced PHG, the grant for this category of singles is now increased to S$15,000. For families buying a resale flat to live with parents or children, the PHG grant is also raised from S$20,000 to S$30,000.

Frasers Property to buy German, Austrian logistics assets

FRASERS Property is set to acquire 22 logistics and light industrial assets in Germany and Austria mainly owned and managed by developer Alpha Industrial for 282.5 million euros (S$460.5 million).

The assets include 16 completed logistics and light industrial facilities, with a combined gross leasable area (GLA) of 393,800 square metres that are located in key industrial and logistics hubs in Germany and Austria.

With a tenant base of reputable national and international corporations and weighted average lease expiry of 6.2 years, the portfolio will contribute stable, recurring income to Frasers Property Europe (FPE), Frasers Property said.

Singapore developers seeing some en bloc fatigue?

A SPATE of en bloc sales, coupled with a rebound in the property market at the start of the year, may indicate that Singapore developers will be more cautious in adding to their landbanks and about their pricing strategies, analysts say.

Collective apartment sales in the first two months of 2018 totalled over S$3.1 billion, almost twice the S$1.66 billion seen in the last peak of the en bloc market in 2007, Nomura analyst Sai Min Chow wrote in a note dated on Monday.

The sales appear to be cutting into the willingness of developers to pay premium prices after three of four deals transacted last week were sold at asking prices, he said.

Singapore Budget 2018: Buyer’s stamp duty hike better than wealth taxes

WHILE some sort of tax on the wealthy had been expected in Monday’s Budget, few thought it would take the form of a hike in buyer’s stamp duty (BSD).

The move however, has received praise from tax consultants and other experts.

They say it’s less disruptive and easier to implement than alternatives such as capital gains tax or estate duty, which could hurt Singapore’s reputation for wealth management and its competitiveness as a financial hub.

“The introduction of any wealth tax – gift tax, inheritance tax – would run contrary to the initiatives that Singapore has rolled out over the years in successfully developing the wealth management industry,” said Goh Siow Hui, tax services partner at Ernst & Young Solutions.

Singapore Budget 2018: Implicit message in buyer’s stamp duty hike

THE surprise hike in the top marginal rate of buyer’s stamp duty (BSD) has been touted by officialdom and market watchers as a move towards a more progressive tax system, by placing a heavier burden on the wealthier.




While it is not expected to derail the nascent recovery of the residential market, it may still have a dampening effect on market sentiment, serving as a timely reminder to developers and potential homebuyers not to be too carried away in market euphoria.

Though industry players were already anticipating a move by the government to make taxes more progressive in Budget 2018, it came in the unexpected form of a hike in the top marginal BSD rate.

buyer stamp duty bsd singapore Budget 2018Developer stocks in knee-jerk reaction to change in buyer’s stamp duty

DEVELOPER stocks took a hit on Tuesday in knee-jerk reaction to news that the government is raising stamp duties on home purchases costing more than S$1 million.

But most analysts see any correction as a buying opportunity as they do not expect residential transactions and prices to take a significant hit.

Their selective “buy” calls on developer stocks following the Budget announcement, however, failed to stem their fall.

The FTSE Straits Times Real Estate Holding and Development Index, a weighted index tracking the sector’s performance, marked a 1.7 per cent drop on Tuesday.

Consumer, property in play post-Budget

IT was a subdued day for the region, with the Straits Times Index (STI) falling 11.35 points, or 0.33 per cent, to close at 3,476.53.

But as usual, a flatlining index belied intense volatility on the sidelines. Consumer and property stocks were in play after Budget announcements on a higher Goods and Services Tax (GST) and Buyers’ Stamp Duty (BSD).

There was some cheer when an expected GST whammy to the consumer will not be materialising as fast.

However, an unexpectedly higher BSD dealt a blow to the real estate sector.

Singapore residential developers like UOL (-3.3 per cent) and City Developments (-3 per cent) fell after it was announced that the top marginal BSD rate, for properties exceeding S$1 million, will go up by 1 percentage point.

For many residential transactions clustering at just over the S$1-million mark, the higher rate might be trivial.

Indeed, a number of brokers said the recent price dip was an opportunity to buy developers.

Court rules against S$17.5m collective sale of Beauty World Food Centre

A POTENTIAL S$17.5 million collective sale of the Beauty World Food Centre has been stalled, after the High Court on Tuesday declined to give three of its trustees the power to go ahead with the deal.

In a decision delivered in chambers, the court said the price may not be the best available because the option to purchase was granted to the interested buyer before a valuation was made.




However, this does not preclude the trustees from going back to court to ask for the power for another collective sale, their lawyer, Jimmy Yap, told The Straits Times on Tuesday.

Mr Yap said he will be discussing the options with his clients.

Trump Jr to give foreign policy speech on ‘unofficial’ India trip

THE US president’s eldest son, Donald Trump Jr, is making what’s been dubbed an unofficial visit to India to promote his family’s real estate projects.

But he’s also planning to deliver a foreign policy speech on Indo-Pacific relations at an event with Indian Prime Minister Narendra Modi. Beginning on Tuesday, the junior Mr Trump will have a full schedule of meet-and-greets with investors and business leaders throughout India where the Trump family has real estate projects – Mumbai, the New Delhi suburb of Gurgaon and the eastern city of Kolkata.

Spain’s property market recovers to pre-crisis levels

SPAIN’S real-estate market, hit hard when a bubble burst in 2008, has recovered transaction levels that were last seen before the economic crisis even if property prices still remain lower, official figures showed on Monday.

Boosted by strong economic growth, close to 465,000 property sales or purchases were recorded in 2017, “the highest annual figure since 2008”, a report by Spain’s national property register showed. That represents a rise of close to 15 per cent from 2016.

Singapore Budget 2018: Banks & developers eye imported services

GST Residential property developers too, will soon be charged for GST for such services sourced from abroad, tax experts said.

So home buyers may want to watch the price of name-dropping when it comes to residential properties.

“They (developers) do hire brilliant architects,” quipped Lam Kok Shang, head of global indirect tax services, Singapore, at KPMG. But what is clear is that in the business arena, the actual pinch should mainly be felt on financial services firms and property developers. Charities, as well as restructured hospitals, will also be affected, tax experts said.

This GST move only hits specific sectors because most other businesses buying imported services are eligible for a GST refund as long as the imported service is regarded as an input that is used to make taxable supplies of goods and services.




So the government levies GST on the final product or service sold here. But banks, insurers, and residential property developers are part of the minority that sell goods and services that are exempted from GST.

The taxman does not collect GST on bank loans sold to customers, on life insurance, or on homes sold.

EL Development buys Singtel’s Hill Street property

SINGTEL is selling its Hill Street property – for which planning approval has been granted for redevelopment into a hotel – to homegrown-property group EL Development.

The price is between S$115 million and S$120 million, which works out to about S$1,830 per square foot per plot ratio, The Business Times understands.

The unit land price is inclusive of a differential premium to change the use of the site, as well as a lease-upgrading premium; the total that EL Development will have to pay the state for these two premiums exceeds S$130 million.

9,999-year Guillemard site up for sale at indicative price of S$99m

A 9,999-year leasehold residential site in Guillemard Road/Jalan Molek has been put up for sale by a single, unnamed owner at an indicative price of S$99 million.

The tender for the site, located at 1 to 21A Jalan Molek and 217 to 223A Guillemard Road will close on March 20 at 3pm.

The site comprises 15 two-storey terrace houses that are within walking distance from the Mountbatten, Dakota and Aljunied MRT stations, said Cushman & Wakefield, which has been appointed as the exclusive marketing agent for the sale.

It is zoned “residential/institution” with a plot ratio of 2.8, with the terrace houses sitting on a land plot of about 37,131 sq ft, with a baseline gross floor area (GFA) of around 77,071 sq ft.

Pomex Court up for sale for at least S$37m

POMEX Court in 50 Lorong 101 Changi Road is set to be put up for collective sale, with a minimum price of S$37 million, or S$998 per square foot per plot ratio.

The tender will be launched on Feb 22, said Century21, which is handling the en bloc sale. It will close on March 21 at 3pm.

Built more than three decades ago in 1986, Pomex Court is a freehold residential site in District 15 that sits on 26,471 sq ft of land.

Its nearest MRT stations are Eunos and Paya Lebar.

The site is zoned for residential use with a 1.4 gross plot ratio, which means that it can be redeveloped into a building of up to five floors.

AccorHotels’ 2017 profits beat expectations

ACCORHOTELS, Europe’s largest hotel company, posted a forecast-beating 10.1 per cent rise in like-for-like operating profits for 2017, helped by cost controls and robust demand in all key regions except Brazil.




The French company said discussions about opening up the capital of its property unit AccorInvest to a group of French and international investors were in their final stages.

AccorHotels, which has more than 4,000 hotels ranging from the budget Ibis to the luxury Sofitel brand, competes with InterContinental, Marriott and Starwood.

Barangaroo: Sydney’s hot new district

IT’S almost impossible to think the Sydney Opera House, which receives more than eight million visitors each year, could ever be outdone by anything else on Sydney Harbour.

But take a five-minute taxi ride west of the harbour’s iconic bridge, and you’ll find Barangaroo, a new waterfront development that’s proving to be quite the competitor.

At 22 hectares, Barangaroo is about half the size of Vatican City – a former wasteland in the middle of the city that’s now filled with restaurants, shops, offices, residential buildings, and a gleaming urban park.

It’s one of Sydney’s largest and most ambitious regeneration developments since the 2000 Olympics, with a US$6 billion price tag that the New South Wales government has justified in the name of sustainable urban renewal.

Gerald Crescent bungalow on offer at over S$35m

A HOUSE that was at the centre of a high-profile dispute – between a former tour guide from China and a Singaporean widow who owns it – has been put up for sale with an expected price of above S$35 million or S$1,100 per square foot on land area.

Madam Chung Khin Chun’s bungalow in Gerald Crescent sits on a plot that is about half the size of a football field.

Her niece Hedy Mok, the appointed deputy public trustee for the estate’s administration, reportedly said earlier that the bulk of the proceeds from the land sale would go to charity.

Australia’s Westfield says ‘No Plan B’ as Unibail deal shrinks

AUSTRALIAN shopping mall giant Westfield Corp ruled out trying to increase a US$16 billion buyout from France’s Unibail-Rodamco after a decline in the European firm’s shares drove down the deal’s value, saying there was no Plan B.

The refusal by the world’s No 4 mall owner to recut the deal may frustrate investors, with analysts estimating they will get A$2.5 billion (S$2.64 billion) less than when the companies announced the offer in December.

Unibail’s Paris-listed shares were down 15 per cent after the announcement. “There’s nothing in anybody’s hands today,” Westfield co-chief executive officer Peter Lowy said on an analyst call on Thursday, referring to likely moves in both companies’ stock prices before shareholders vote on the deal in mid-2018.

Li Ka-shing unit is buyer of City Towers

JAPURA Development, linked to Hong Kong tycoon Li Ka-shing’s Cheung Kong empire, is the party that clinched City Towers in Bukit Timah Road through a collective sale this month, The Business Times understands.




The award of the freehold collective sale site was announced by its marketing agent Colliers International late on Feb 7, hours after the tender for the en bloc sale had closed, but the buyer’s identity was not disclosed.

This marks the Cheung Kong group’s first acquisition in the ongoing wave of collective sales in Singapore that began last year.

Redas chief: BSD tweak unlikely to derail housing recovery

SHOULD buyers be expecting higher home prices with the recent hike to the top marginal rate for buyer’s stamp duty (BSD)?

The answer may be “yes”, going by comments from Augustine Tan, president of the Real Estate Developers’ Association of Singapore (Redas). He said on Friday: “In the purchase of sites from the Government Land Sales (GLS) programme or private collective sites, the substantial premiums paid by developers for residential sites, together with the one per cent hike in the buyer’s stamp duty may translate into higher prices for new projects in the future.”

But though the new revised buyer’s stamp duty “may add some friction to transaction volumes as buyers remain price-sensitive, it is unlikely to derail the recovery”, he told some 620 guests at Redas’ annual Spring Festival lunch.

EL Development plans a hotel with over 300 rooms on Hill St

EL Development is planning to develop a mid- to high-end business hotel with more than 300 rooms on the Hill Street site that it is buying for S$118 million from Singtel.

“We have not finalised on the concept for the hotel and are also in the process of sourcing for an operator,” said EL Development managing director Lim Yew Soon.

He added that the price works out to about S$1,855 per square foot per plot ratio inclusive of an estimated S$140 million that is payable to the state, comprising a differential premium (to change the use of the site) and a lease upgrading premium (for one of the site’s two land lots).

Oxley blocks UE’s bid to buy WBL shares from Yanlord Perennial

IN a surprise turn of events, minority shareholders of United Engineers (UE), including property developer Oxley Holdings, have foiled a bid by UE’s new shareholder, Yanlord Perennial Investment (YPI), and UE’s former shareholder OCBC to sell their WBL shares to UE.

Voter turnout was low – only 27 per cent of UE shares were voted during an extraordinary general meeting (EGM) on Friday.

Of the votes cast, 67.44 per cent rejected the deal. Oxley, which has a 15 per cent stake in UE, cast the swing vote. Excluding Oxley’s stake, about 74 per cent of the votes were cast in favour of the resolution.

APAC Realty Q4 net profit up 60% to S$7.9m

PROPERTY broker APAC Realty reported net profit of S$7.9 million for the three months ended Dec 31, up 60 per cent year-on-year, in a Singapore Exchange filing last night.




Revenue that quarter rose to S$128.7 million, up 63 per cent.

Fourth-quarter earnings per share were 2.22 Singapore cents, up from 1.59 Singapore cents a year before.

Abandoned Upper Thomson house with grim past to be put up for state auction on Feb 27

HOW much will property-crazed Singaporeans pay for an abandoned house where skeletal remains were found? The answer may be revealed next week.

One of Singapore’s most storied houses at Sembawang Hills Estate, where two skeletal remains were found about 10 years apart, will be put up for sale by auction by the government next Tuesday.

The Public Trustee’s Office (PTO) took ownership of the house in 2015 after it remained in a dilapidated state for more than a decade.

It has appointed real estate company Knight Frank to auction the house at 17 Jalan Batai next Tuesday.

The house belonged to a pair of reclusive sisters, former civil servant Pearl Tan Leen Hee, and Ruby Tan. They would have been 81 and 68, respectively, in 2006.


7 things to know about Viva Industrial Trust’s income support

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Viva industrial trust

Viva Industrial trust is an industrial REIT listed on the Singapore stock exchange that has performed fairly well since 2017.

One thing investors should look out for even though the counter has performed fairly well over the last 2 years is the presence of income support.




Viva Industrial Trust’s share price rose from about S$0.7 to a peak of S$0.97 late 2017. It closed at a trading price of S$0.88 on 23 Feb.

The last close price is also higher than IPO of S$0.77.

Viva industrial share price

Income support

In Viva Industrial Trust’s financial statements, the income support comes in the form of a “rental support / rental arrangement”.

In Viva Industrial Trust’s FY2017 financial statements, on page 4, they specifically mention the details of the income support.

The term rental differential is used in the financial statements and can be used interchangably with rental / income support.

Why use such technical terms and make it difficult for the layman to understand? -.-

UE Business Hub income support

For UE Business Hub (UEBH), the rental arrangement works as such. The vendor (seller) of UEBH agreed to pay Viva Industrial Trust the rental differential (where the actual net rental income derived from UEBH (excluding the Hotel Leased Premises) is less than an amount of S$26m for each of the first two years, with a step-up of 5% in each of the third and fifth year) for a duration of five years from the listing date.

Also read: The Tapestry Condo by CDL

So when did Viva Industrial Trust list? 4 Nov 2013.

So in year 1, Viva Industrial Trust is guaranteed actual net rental income of S$26m, in year 2, S$26m is guaranteed, in year 3, S$27.3m (S$26m x 1.05) is guaranteed, same in year 4, and in year 5, S$28.7m is guaranteed.

Rental income support will therefore expire in Nov 2018, 5 years after listing on 4 Nov 2013.

Jackson Square income support

For Jackson Square, the income support is described in Viva Industrial Trust’s 2017 statements as such.

The JS rental support arrangement, pursuant to which the vendor (seller) of JS, Jackson International Private Limited (“JIPL”), agreed to pay Viva Industrial Trust for the rental differential where the actual aggregate gross rental income derived from JS is less than S$58m over the period of five years commencing from the date of acquisition of JS on 21 Nov 2014.

According to the edge Singapore, JIPL will guarantee Viva Industrial Trust an income of about S$11.6m per year (S$58m / 5 years).




The support will start from Nov 2014 and end in Nov 2019.

How much did the income support total up to?

So how much did the income support for these 2 components of Viva Industrial Trust total up to?

In their FY2017 statements, the total amounted to S$14.7m.

This was made up of

  1. UEBH – Business Park component (gross revenue of S$25.7m and a rental differential of S$8.98m)
  2. UEBH – Hotel component (gross revenue S$9.0m and a rental differential of S$486,000)
  3. Jackson Square (gross revenue of S$8.8m and a rental differential of S$5.3m)

This is compared to FY2016, where the total rental differential was S$12.7m, made up of

  1. UEBH – Business Park component (gross revenue of S$23.8m and a rental differential of $10.9m)
  2. UEBH – Hotel component (gross revenue of S$9.2m and a rental differential of S$280,000)
  3. Jackson square (gross revenue of S$10.0m and a rental differential of S$1.6m)

Rental support in FY2017 has increased by 15.7% from FY2016. From S$12.7m to S$14.7m.

How would results have looked like without income support?

For FY2017, Viva Industrial Trust’s total distribution (including income support) declared for the period/year is S$72.3m, higher than FY2016’s S$60.9m.

On a distribution per stapled security basis, the amount is 7.47 Singapore cents in FY2017, higher than 6.96 Singapore cents in FY2016.

Also read: Amber 45 condo by UOL

However, without the income support, the distribution per stapled security amount would be 6.44 Singapore cents in FY2017 and 5.77 Singapore cents in FY2016.

This is a marked decrease compared to the amounts with income support.

I heard about the Jackson Square default

So what’s the Jackson Square default all about?

JIPL, a key tenant in Jackson Square (a building) has gone into liquidation.

This means that JIPL is no longer able to honor the income support pledge it gave to Viva Industrial Trust.

Remember the income support is about S$11.6m per year. How will JIPL be able to pay this if they’re in liquidation (bankrupt), and have no money?

It will be tough.

First some background on Jackson Square.

Jackson Square has a GFA of 418,586 sqft and valuation of S$73.2m as of writing.

This means Jackson Square makes up about 10.7% of VIT’s portfolio by GFA, and 5.7% by portfolio valuation.




The largest building by GFA is Viva business Park at 1.5m sqft; The largest building by valuation is UE Business Hub at S$518m.

Furthermore in the “Receipt of Liquidation Notice from Jackson International Private Limited”, the announcement states that three of the tenants in Jackson Square are subsidiares of JIPL.

Talk about concentration risk!

Also read: Singapore’s investment sales hit 10 year high

These three tenants take up approximately 24% of the net lettable area of Jackson Square and contribute monthly gross rental income of S$161,692 or approximately 19% of the total gross rental income of Jackson Square for the month of March 2017.

Even though these subsidiaries of JIPL have not filed for liquidation or defaulted on payment, it’s not a good sign that they are related to the parent company, JIPL.

Viva Industrial Trust made some calculations with the following assumptions.

  1. Viva Industrial Trust keeps the Rental Support Bank Guarantee of approximately S$3.87m
  2. The operating expenses of Jackson Square do not increase significantly above S$2.0m per annum

With the above assumptions, Viva Industrial Trust says they do not expect the matter to have a material impact on the financials of distributions.

Will it?

Fall off in distribution per unit after income support expiry

Based solely on VIT’s FY2017 financial statements, it can be seen that the income support props up a fair bit of the distributable income and distribution per stapled security.

Viva industrial trust distribution and income support

As mentioned earlier, the distribution per stapled security for FY2017 will fall from 7.47 Singapore cents to 6.44 Singapore cents if there were no rental support.

What happens after Nov 2018, when UEBH’s rental support falls off, and Nov 2019, when Jackson Square’s rental support falls off?

Imagine it is now end 2018. The numbers on the financial statements are showing that FY2017’s distribution per stapled security is 7.47 Singapore cents (with income support, because it was really taken).

If FY2017’s differental were taken as a guide (7.47 Singapore cents with income support vs 6.44 Singapore cents without income support; or a 14% differential), FY2018’s results will show a large decline in distribution per stapled security against FY2017.

The difference in distribution per stapled security with and without income support isn’t just obvious in FY2017.




In FY2016 financial statements, the numbers also show that distribution per stapled security with income support for VIT is higher than without it.

FY2016’s distribution per stapled security was 6.96 Singapore cents with income support, and 5.77 Singapore cents without income support.

Apparently this hole may be a little too big to be dug out of.

Nevertheless, Viva Industrial Trust has received a proposal for the merger of the REIT and ESR-REIT.

That is a topic for another day.


8 Hullet condo at Orchard Road

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8 hullet street view

Update: Available units

Bedroom Size (sqft) Price
1BR 538 S$1,774,324 (S$3298 psf)
2BR 657 S$2,150,054 (S$3272 psf)
2BR 667 S$2,205,053 (S$3306 psf)
2BR premium 797 S$2,603,267 (S$3266 psf)

For more information, pricing, discounts, floor plans etc, contact using the form at the end of the page.

8 Hullet condominium is an upcoming development in the heart of Orchard, located at well, Hullet Road.

Just a couple of mins walk to Somerset MRT and various other popular malls and eateries, 8 Hullet is your choice of property if you’re looking for one. Suitable for your own stay or for investment, read on to find out what 8 Hullet has to offer.

8 Hullet quick navigation

  1. 8 Hullet condo information
  2. Condominium location
  3. 8 Hullet unit mix
  4. 8 Hullet floor plans
  5. Pricing
  6. Showflat location
  7. Site plan
  8. 8 Hullet gallery
  9. Condominium amenities
  10. Nearby transport
  11. Educational institutions
  12. Healthcare amenities
  13. Shopping and entertainment
  14. Government masterplan
  15. Demand
  16. Supply
  17. Rents and yields
  18. Prices
  19. Interest rates
  20. Site history
  21. Developer background
  22. Foreign buyers
  23. Contact us/register interest

8 Hullet condominium information

Project name 8 Hullet
Developer Hullet Development Pte Ltd
Consortium headed by Patrick Kho of Lian Huat Group
District 9 (Orchard Road, River Valley)
Address 8 Hullet Road Singapore 229160
Total units 44
Unit mix 1 and 2 bedroom units
Number of storeys 12
Land area 10,733 sqft
TOP Nov 2021
Date of legal completion Feb 2025
Tenure Freehold
Site use Residential high rise condominium

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8 Hullet condo location

8 Hullet is located at the heart of Orchard Road, with an address that many would long for.

The condominium has a fantastic location in that the entrance leads to Emerald Hill Road which leads very directly to Somerset MRT.

Exiting from 8 Hullet and turning East will bring residents to Emerald Hill Road. A short 1 min walk down Emerald Hill Road will bring one to Orchard Road (opposite 313 @ Somerset). From there, the MRT station/platform is a mere 1-2 mins away.

There are plenty of amenities, shopping malls, transport facilities and more around 8 Hullet.

8 Hullet orchard surrounding

Official developer’s map of 8 Hullet’s location8 Hullet location

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8 Hullet unit mix

8 Hullet has a mix of 1 to 2 bedroom units.

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8 Hullet floor plans

Unit 1

Area: 61 sqm

#02-01 to #12-01

8 Hullet unit 1

Unit 2

Area: 62 sqm

#02-02 to #12-028 Hullet unit 2

Unit 3

Area: 74 sqm

#02-03 to #12-038 Hullet unit 3

Unit 4

Area: 50 sqm

#02-04 to #12-048 Hullet unit 4

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Pricing

Pricing for 8 Hullet will be very competitive and potential buyers are advised to register their interest early.

The attraction and prestige associated with having an address in the heart of Orchard (not around, not surrounding, but in the heart of) is likely to result in the quick sale of many units upon launch.

Register with us here to stay updated on 8 Hullet’s pricing when it is released.

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Showflat location

Register with us here to stay updated on the showflat location of 8 Hullet condominium when it is released.

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Site plan

8 hullet site plan

Legend

  1. Drop off point
  2. Guard house
  3. Private lift lobbies
  4. Gymnasium
  5. Toddler’s playground
  6. Swimming pool
  7. Kid’s pool
  8. BBQ area
  9. Yoga lawn
  10. Meditation lawn
  11. Seating corner

The building of 8 Hullet is structured in the form of a point block as shown in the following picture.

Unit 1 is shaded.

8 Hullet point block building structure

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8 Hullet gallery

8 Hullet street view

8 hullet street view

8 Hullet entrance

8 hullet entrance

8 Hullet living room8 hullet living room

8 Hullet living room and balcony8 hullet living room and balcony

View of Orchard from 8 Hullet8 hullet view of orchard

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Condominium amenities

8 Hullet has the following facilities:

  • Swimming pool
  • Kid’s pool
  • Gymnasium
  • BBQ pit
  • Toddler’s playground
  • Seating corner
  • Yoga lawn
  • Meditation lawn

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Nearby transport

Located in the heart of Orchard Road, there is no fear for a lack of transportation options to various parts of the island from 8 Hullet.

Along Orchard Road are buses of all services that you need to get to anywhere in Singapore.

The bus stops are about a 3 min walk from 8 Hullet condominium.

Should you decide to take the MRT, Somerset MRT station is on the other side of Orchard road from 8 Hullet. A 7 min walk will take you to the train platform.

When the Thomson East Coast line is up, Orchard MRT station which is about a 10 min walk from 8 Hullet will be an interchange for the red and brown line.

For those who drive, Exit 4 and 5 leading to the Central Expressway (CTE) is a 3-4 min drive from 8 Hullet.

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Educational institutions

Schools that are within 1 km of 8 Hullet are Anglo Chinese School (Junior) and St Margaret’s Primary School.

Schools that are within 2 km of 8 Hullet are Anglo Chinese School (Primary), Farrer Park Primary, River Valley Primary and St Joseph’s Institution Junior.

Singapore Management University (SMU) is also one train ride down to Dhoby Ghaut from 8 Hullet.

For those who are more inclined to send their children to international schools, the immediate vicinity has Chatsworth International School, LaSalle College of Arts and International School Singapore (ISS).

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Healthcare amenities

Within a 500m radius, there are numerous medical clinics in the shopping centres.

However, most of the healthcare amenities, both general and specialist, are located in Paragon, which is a 3-5 min walk from 8 Hullet condominium.

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Shopping and entertainment

Needless to say, the location of 8 Hullet condominium is in the heart of Orchard Road which is the shopping paradise of Singapore.

Choose to shop at high end malls such as Paragon to the modern and hipster malls such as Cineleisure.

There will be no shortage of shopping and entertainment amenities for residents of 8 Hullet condominium.

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Government masterplan

While there is no specific masterplan by the government for the Orchard district where 8 Hullet is located, the Orchard Road Business Association (ORBA) has plans to make Orchard district a prime destination for tourists from all over the world.

The ORBA has held many events and exhibitions such as Christmas on a Great Street 2017, Fiesta on a Great Street 2017, Best Dressed Building Content, Samsung Fashion Steps Out among many others.

Residents of 8 Hullet can look forward to a continually evolving Orchard District that is sure to keep up with the times and provide residents with endless fun.

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Demand

Given Orchard Road’s prime destination, there is no lack of rental demand from both locals and expatriates.

There will definitely be more expatriate demand, and that will be a plus point for landlords of 8 Hullet given the continued requirement by Singapore for foreign talent.

The large number of international schools and sheer advantage of the Orchard location will mean that landlords are unlikely to have much difficulty leasing out an investment unit.

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Supply

In district 9 where 8 Hullet is located, there are 3 developments presently under construction.

They are Sophia Hills, Martin Modern and The Rise @ Oxley Residences.

These projects are expected to be completing in Aug 2018, Dec 2021 and 2018/2019 respectively.

While they may present some competition to landlords who are looking to rent out their 8 Hullet unit, none of these developments are in a superior location.

Sophia Hills is on a hill and a distance from Dhoby Ghaut MRT.

Martin Modern, while located in the heart of River valley, is in between 2 MRT stations, Great World City and Fort Canning.

The Rise @ Oxley Residences is also a distance from the nearest MRT station Dhoby Ghaut.

In terms of proximity to a MRT station, 8 Hullet is the closest. What allows 8 Hullet to stand out is the location in the heart of Orchard Road.

Other projects that have been completed that may pose competition to landlords in 8 Hullet are possibly Urban Suites, Urban Resort condominium, Emerald Hill Conservation Area and Cairnhill Nine which are the closest condominiums.

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Rents and yields

Rental yield is definitely on the lower side in Orchard Road given its prime location.

However, based on comparables, the average yield is still a respectable high 2’s and low 3%.

For example, Cairnhill Nine registered yields of 3.0% based on transactions in the last 12 months.

Waterscape at Cavenagh registered yields of 2.8%.

Other projects such as 111 Emerald Hill and The Laurels had yields of 2.6% and 2.5% respectively based on transactions in the last 6 months.

Based on the above comparables, it is likely that 8 Hullet will be able to fetch yields in the vicinity of 3%.

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Prices

Resale prices for developments near 8 Hullet have all been above S$1,500 psf. Some projects have prices that have reached close to S$2,800 psf.

Some of the projects near 8 Hullet Condominium and their respective average prices based on transactions in the last 6 months are Urban Suites (S$2,790 psf), The Laurels (S$2,665 psf), Cairnhill Nine (S$2,554 psf) and Urban Resort Condominium (S$2,311 psf).

8 Hullet district 9 orchard resale price trendThe resale price trend for units in District 9 have been on a healthy uptrend since the global financial crisis.

Rising from S$1,433 psf in Feb 2008 to S$2,412 psf in Feb 2018, the absolute rise of 68% represents a 5.3% annual increase.

For an investor who had rented out his unit and taken debt to purchase the house, it is likely that returns are much higher, possibly in the higher teens or low 20’s%.

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Interest rates

Singapore bond yields have been on an uptrend since the beginning of the year, rising from approx 2% in January to 2.4% as of 22 Feb.

8 Hullet singapore bond yieldHistorical SIBOR and SOR rates can be found here while those seeking to do some loan calculation can check out the new property loan calculator.

These tools have been provided by icompareloan.

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Site history

The following is a Business Times report on the sale of 8 Hullet.

View Fullscreen

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Developer background

From humble beginnings in the spice trade to a regional real estate development and investment enterprise, Lian Huat Group is a success story that spans more than half a century.

Lian Huat & Co started as a nutmeg and mace trader in 1957 and later developed to an international trader of spice capitalizing on Singapore’s prominent geographical position and infrastructure with its sophisticated port facilities.

By the early-1960’s, its founder, the late Mr. Kho Beng Kang was acknowledged as the “Nutmeg King”.

In 1965, the Group ventured into real estate investments, successfully taking advantage of Singapore’s rapid urban development and with visionary foresight and policies, capitalised on real estate development programmes and investments.

In 1987 alone, it invested in around 650,000 square feet of prime residential, industrial and commercial properties in Singapore including some heritage-listed conservation shophouses.

The Group’s growth strategy later extended to the international property market with the acquisition of the Hotel and land site within Central Business District area and Sydney.

Source: Lian Huat Group

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Foreign buyers

There are some restrictions for foreign buyers looking to buy Singapore property. Speak to us more to find out more about the restrictions.

Regardless, the restrictions are very minor compared to having an address in the heart of Orchard. Furthermore, there is a lot of capital gain upside and rental potential with 8 Hullet due to its prime location.

Compared to the surrounding countries and regions, Singapore property prices are actually in a state of depression now. This is due to numerous rounds of government cooling measures.

Contact us/register interest

8 Hullet condominium has fantastic investment potential and capability to preserve value given its freehold status. Contact us to find out more information.

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Jui Residences – Freehold riverfront living near Potong Pasir MRT

4
Jui Residences River Facade
Jui Residences River Facade

Jui Residences condominium at Serangoon will be launching for sale shortly.
Located at 1177 Serangoon Road, Jui Residences will have approximately 120 units for sale. Pricing for Jui Residences at Serangoon Road will be out shortly.




Quick navigation for Jui Residences

  1. Jui Residences condominium details
  2. Jui Residences location
  3. Unit mix
  4. Floor plans
  5. Pricing
  6. Showflat location
  7. Site plan
  8. Jui Residences amenities
  9. Transport amenities
  10. Educational institutions
  11. Healthcare facilities
  12. Shopping and entertainment
  13. Outdoor/fitness amenities
  14. Government masterplans
  15. Demand
  16. Supply
  17. Rents and yields
  18. Prices
  19. District 12 information
  20. Site history
  21. Developer background
  22. Contact us

Jui Residences condominium details

Project name Jui Residences
Address 1177 Serangoon Road, Singapore 328231
Tenure Freehold
District 12 (Toa Payoh, Serangoon, Balestier)
Site area 31,705 sqft
Gross floor area 88,744 sqft
No of blocks To be advised
No of storeys To be advised
TOP To be advised
No of units Approximately 117
Developer Selangor Dredging Berhad

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Jui Residences location


Jui Residences surroundingLink 1) Jui Residences quick navigation 2) Contact us

Unit mix

Unit Mix
Unit Mix
Unit Distribution
Unit Distribution

Contact us for more details about the unit mix.

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Floor plans

1 Bedroom Floorplan - 463 Sqft
1 Bedroom Floor plan – 463 Sqft.
2 Bedroom Floor Plan- 710 Sqft.
2 Bedroom Floor Plan- 710 Sqft.
3 Bedroom Floor Plan - 947 Sqft
3 Bedroom Floor Plan – 947 Sqft
3 Bedroom Floor Plan - 1001 Sqft
3 Bedroom Floor Plan – 1001 Sqft.

There will be units that have expansive views of Kallang River and for higher floor units, there could be views of the city centre. Contact us now for the full floor plans.

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Pricing

Bedroom Pricing
1 $ 741.000
2 $ 1.16M
3 $ 1.479M

Contact us for more information on the pricing.

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Showflat location

Detailed information on Jui Residences’ showflat location is not out yet. Contact us and let us update you when it is out.

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Site plan

Site Plan Level 1
Site Plan Level 1
Site Plan Level 3 & 5
Site Plan Level 3 & 5.

Contact us for more information on the site plan.

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Jui Residences amenities

Artist's Impression - Pool Landscape View
Artist’s Impression – Pool Landscape View

Jui Residences is expected to have modern features to many condominiums including swimming pools, wading/baby pools, fitness corner, indoor gym, outdoor fitness corner, and reading room among others.

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Transport amenities

The bus stop right outside Jui Residences along Serangoon Road has bus services 26, 31, 857 and 985.

On Bendemerr Road, there are many bus services including 13, 23, 26, 31, 61, 64, 65, 66, 66A, 107, 107M, 125, 133, 147,853, 857 and 985.

Along Jalan Toa Payoh are bus services 23 and 966.

Drop us a message if you want to be updated on Jui Residences

With the many bus services which are only a 1-5 min walk from Jui Residences, residents staying here will have no lack of convenience travelling to different parts of the island.

PIE exit 8A and CTE exit 15A are less than 1 min away once you exit from Jui Residences. Imagine the convenience heading to different parts of the island via the expressway.

Potong Pasir MRT on the North East, Purple Line is a 5 to 7 min walk from Jui Residences.

Alternatively, you may want to walk South East to Geylang Bahru MRT station to get on the blue Downtown line.

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Educational institutions

According to OneMap, schools which are within 1km of Jui Residences are Bendemeer Primary School and St Andrews Junior School.

Schools between 1-2km of Jui Residences are Canossa Convent Primary School, Cedar Primary School, First Toa Payoh Primary School, Hong Wen School and Pei Chun Public School.

Farther afield are schools such as others in the St. Andrews Family (Primary, Secondary and JC), Bendemeer Secondary School, Cedar Girls Secondary School, Macpherson Primary School and Macpherson Secondary School.

For those willing to travel slightly further, there is Raffles Girls Secondary School and Raffles Institution towards the Bishan Area.

In the vicinity of Jui Residences are international schools and unviersities such as the Stamford American International School, Global Indian International School, James Cook  University and Curtin Singapore.




There are no lack of good educational institutions and choices for residents of Jui Residences.

If you’re looking to give your child a headstart in life look no further than Jui Residences.

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Healthcare facilities

In the immediate area are healthcare facilities such as Pariqua Clinic, Choo-Ng & Ho Clinic & Surgery, Tham Clinic, Lee Clinic, Low Medical Clinic among many others.

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Shopping and entertainment

Malls near Jui Residences include Nex at Serangoon, Kallang Wave Mall, City Square Mall near Farrer Park MRT, Junction 8 at Bishan, Bugis Junction, Bugis+, Bugis Village, Singpost Centre at Paya Lebar and the upcoming Paya Lebar Quarter.

All these shoping malls are within a few MRT stations from Jui Residences.

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Outdoor/fitness amenities

Artist's Impression - Aqua Gym
Artist’s Impression – Aqua Gym

For fitness lovers living at Jui Residences, the Kallang Park Connector provides a convenient method to get to Sports Hub precinct which has many outdoor spaces and facilities to work out a sweat.

Kallang Wave Mall has an indoor rock climbing wall and which is not far from Jui Residences.

Those interested in Table Tennis can head to Toa Payoh Sports Hall which houses the Singapore Table Tennis Association.

In addition, the sports area around Toa Payoh offers a football field, a swimming complex, the SAFRA club house, and the sports hall.

The following screenshots show the amenities around Jui Residences within a 500m radius.

Jui residences serangoon national aerated water amenities 1 Jui residences serangoon national aerated water amenities 2 Jui residences serangoon national aerated water amenities 3Link 1) Jui Residences quick navigation 2) Contact us

Government masterplans

The government has a masterplan for the Kallang area which is not far from Jui Residences.

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Execution of the masterplan will bring vibrancy and life to the area South of Jui Residences, and is also expected to have a positive impact on the development itself.

According to the government, there are 4 prongs to the Kallang Masterplan.

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Housing: Better living environment for Singaporeans

Kallang comprises a good variety of public and private housing options, with accompanying amenities and services.

The rejuvenation of Kallang will include fresh housing options, people-centric community facilities and schools located close to homes.

Upcoming housing developments include:

  • New public housing within existing estates in Boon Keng, Bendemeer and around Kallang MRT station
  • New private residences in Kampong Bugis along the Kallang River, built for green living and within easy reach of Kallang and Lavender MRT stations.

New community facilities include:

  • Redevelopment of Kwong Wai Shiu Hospital to provide additional nursing home beds and other supporting medical facilities
  • Relocation of NorthLight School to the former ITE Balestier site
  • Establishment of PA Water Venture at Rhu Cross to offer water sports facilities to the public.

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Leisure: New reasons to be outdoors

Over the next few years, new green spaces will bring most residents in Kallang to within 400m of a park or park connector.




Residents can expect:

  • The rejuvenation of Rochor Canal from Jalan Besar to Crawford Street, as part of the PUB’s Active, Beautiful, Clean (ABC) Waters programme. New features will include lookout decks and seating, thus bringing people closer to the water and forging new walking routes.
  • The upcoming Singapore Sports Hub, which will include a 55,000-seat National Stadium, an Aquatic Centre and a Water Sports Centre. It will host a dynamic range of sports, entertainment and community events throughout the year.
  • The Old Kallang Airport site, which will be put up for interim mixed-uses such as sports, the arts, entertainment, F&B and retail
  • New neighbourhood parks, and the upgrading of the Pelton Canal park connector along Kallang River

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Transport: Smoother, shorter journeys

Travel within Kallang and to other parts of the island will be enhanced with the following road and public transport projects, including:

  • Two new Downtown Line MRT stations (Bendemeer and Geylang Bahru) to be opened by 2017, serving nearby residents and workers at Kallang Industrial Estate
  • Road improvement and widening works along Kallang Road, Sims Way, Mountbatten Road, Geylang Road and Nicoll Highway, expected to be completed by 2014
  • A vehicular underpass at the junction of Sims Way and Mountbatten Road to facilitate the flow of traffic exiting Kallang-Paya Lebar Expressway (KPE) towards the city and the Sports Hub
  • The North-South Expressway (NSE)

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Economy: More jobs closer to home

New commercial and industrial developments will provide fresh employment and business opportunities, as well as retail options and amenities for residents.

Upcoming developments include:

  • A retail mall at the Singapore Sports Hub
  • A mixed-use industrial development near the junction of Crawford Street and Lavender Street
  • A hotel development with a unique public plaza integrated with the waterfront promenade along Rochor Canal
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Demand

For investors interested in Jui Residences, a potential source of renters are likely to come from those working in the clusters of Bishan, Tai Seng, Paya Lebar and to a certain extent, the city centre.

Given the Potong Pasir MRT where Jui Residences is closest to, is only 4 train stops from Dhoby Ghaut MRT stations, some of the white collar professionals working in the city may want to consider something just outside the core central area.

In this regard, Jui Residences is likely to do well.

Workers in the Bishan area may find that rental rates may be on the high side in the immediate neighbourhood and turn just South East from Bishan which may offer slightly better rental rates.

In addition, the Paya Lebar Quarter that will be completing in the next couple of years will results in a substantial number of working professionals in the area.

Some rental demand may then spill over to the area where Jui Residences is.

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Supply

Within 500m of Jui Residences, there are no known upcoming completions of condominiums or apartments.

This will be beneficial for Jui Residences in that investors will own one of the newest developments in the area in a few years time.

Drop us a message if you want to be updated on Jui Residences

This is definitely positive as Jui Residences will be able to command a ‘newness’ rental premium against neighbouring developments.

Presently, the 10 main competitors against Jui Residences are

  • Moonstone Residences
  • The Aberdeen
  • Moonstone View
  • St Michael’s Place
  • Moonstone Royale
  • Opal Suites
  • Rio Gardens
  • Riverside Melodies
  • One St Michael’s and The Richmond

Of these developments, Riverside Melodies is the newest (completed in 2014), followed by Opal Suites (completed in 2012) and One St Michael’s (completed in 2009).




These projects are on the smaller side (Riverside Melodies has 41 units and Opal Suites has 19 units) save for One St Michael’s which has 131 units.

Bottom line, there is no expected new completions of residential units in the vicinity which should allow Jui Residences to command a ‘newness’ rental premium when it is complete.

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Rents and yields

Yields for developments around Jui Residences are coming in between 2.7% and 3.6%.

This is based on transactions in the last 3 years.

Development Rental yield
Moonstone Residences 2.8%
The Aberdeen 2.7%
Moonstone View 2.9%
St Michael’s Place 2.7%
Moonstone Royale 3.1%
Opal Suites 3.6%
Rio Gardens 2.8%
One St Michael’s 2.7%

Using the above as a guide, it can be anticipated that rental yields for Jui Residences would be in the range of 3% to 3.5%.

While yields are on the lower side, one must remember that the location is fantastic (leading to a lower yield), and there is potential for capital gains in future because of the freehold nature of the development.

The lower yield may also be a reflection of the lower risk profile of the development and area compared to suburban or far flung locations.

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Prices

Developments in the area has registered resale prices of between S$996 psf to S$1,270 psf.

Development Average price ($psf)
Moonstone Residences 1,043
The Aberdeen 1,027
Moonstone View 1,063
St Michael’s Place 996
Moonstone Royale 1,176
Opal Suites 1,299
Rio Gardens 996
Riverside Melodies 1,270
One St Michael’s 1,225
The Richmond 1,004

As a new condominium, Jui Residences is likely to command a slightly higher price than the above mentioned prices.

Given the freehold nature of Jui Residences, the values will be likely able to continue on an upward trend because there is no depreciation effect that impacts leasehold properties.

The following report from Squarefoot provides a snapshot of the developments and their corresponding pricing and rental details around Jui residences.

Jui Residences serangoon national aerated water surrounding scan 1 Jui Residences serangoon national aerated water surrounding scan 2 Jui Residences serangoon national aerated water surrounding scan 3Link 1) Jui Residences quick navigation 2) Contact us

District 12 information

Based on information from Squarefoot, district 12 new sale condominium prices were last recorded at S$1,724 psf in Feb 2018.

This is in contrast to S$905 psf in Feb 2010.

The increase of 90% on an absolute basis translates into an annualized growth of approximately 8.4%.

Evidently, the rebound post the global financial crisis has been healthy.

Jui residences new sale prices

Ranked by rental yields, St Francis Court comes in the highest at 4.5% followed by Vetro at 4.2% and Suites @ Topas at 4.2%.

The following table from Squarefoot Research shows the top 5 projects by gross rental yield (for transactions in the last 6 months).

Jui Residences distrct 12 top rental yieldLink 1) Jui Residences quick navigation 2) Contact us

Site history

On Dec 9, 2016, the Straits Times broke news that Selangor Dredging bought 1177 Serangoon Road.

The following extracted from their website.

National Aerated Water sells Serangoon Road site to Malaysia developer

Malaysia-listed developer Selangor Dredging is buying a freehold site in Serangoon Road from National Aerated Water Company for $47 million.

The plot at 1177 Serangoon Road has a two-storey art-deco-styled industrial building on the site.

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National Aerated Water Company, which was known for its distributorship of soda pops such as Sinalco and Kickapoo Joy Juice, operated a bottled soft drinks factory there until operations ceased in the 1990s.

Selangor Dredging told Bursa Malaysia in a Wednesday filing that the acquisition was made via Tiara Land, a unit of Champsworth Development, which is a 50 per cent-owned associate company of its subsidiary SDB International.




Savills Singapore, the property’s exclusive marketing agent, told The Straits Times that the tender attracted “healthy interest from both local and foreign developers”.

Apart from the $47 million land cost, there would be an additional $22.66 million payable in estimated development charges to intensify land use from an industrial to residential purpose, Savills added.

The total outlay translates to $785 psf per plot ratio. Selangor Dredging said the acquisition will be funded by a mix of “internally generated funds and/or bank borrowings by Tiara Land”.

The site, which is along the Kallang River, has a land area of 31,705 sq ft and an allowable gross floor area of 88,775 sq ft based on a plot ratio of 2.8.

It could potentially yield 117 apartments averaging 70 sq m (about 754 sq ft) each, Savills added.

Selangor Dredging noted that the property is in the “prime District 12” and in an established city-fringe residential location, near commercial and recreational amenities.

Savills noted that the site is also near the Potong Pasir MRT station.

“In view of the strategic location of the property, Selangor Dredging is optimistic on the prospects of the proposed development to be undertaken on the land,” it said in the stock exchange filing.

It added that the acquisition is subject to risks inherent in Singapore’s property development industry, including adverse changes in real estate market prices, changes in demand and competition from other developers.

Source: Straits Times

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Jui Residences sits on the site of the Former National Aerated Water Company building.

Ths building is a testament to Singapore’s industrial and manufacturing history, in that the city manufactured the iconic Sinalco and Kickapoo soft drinks in the past.

The building was set up by three brothers – Ching Kwong Yew, Ching Kwong Kuen and Ching Kwong Lum and has been sitting at the location since the 1950s.

Commanding a good view of the Kallang River, the production volume of the building was about 48,000 bottles of soft drinks daily.

As a testament to the strong management capability, National Aerated Water Company opened other outlets in Malaysia to supply drinks to the country.

Within a few years of setting up, by the mid-1960s, 1.3 million bottles of Sinalco were being produced annually in Malaysia and Singapore.

For those concerned about the heritage value of the building, Selangor Dredging, the developer, has given their undertaking to ensure the development conserves the character of the factory.

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Developer background

For over two decades, Selangor Dredging’s sole business was tin mining.

It was the first Malaysian company to construct and operate a dredge.

It operated two dredges in Dengkil, Selangor and the second dredge, constructed in 1971 was the largest and most advanced dredge in the world.

In the early 1980s, Selangor Dredging began to put in motion a plan for diversification.

This led to the company’s involvement various activities including hardware manufacturing and retail manufacturing of tyre rims.

After a period of consolidation which completed in 2004, SDB is now a company focused fully on property activities – hotel, property management and leasing and its main business activity of property development.

SDB is now known as an award winning developer who produces niche property developments with innovative concepts and designs.

Source: Selangor Dredging

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Contact us

More information on Jui Residences will be released in due course.

In the meantime, the following contact form will get you on our radar and we will update you once there is further information.

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Up to S$750,000Up to S$1mUp to S$1.25mUp to S$1.5mUp to S$1.75mUp to S$2mUp to S$2.5mUp to S$3mUp to S$4mAbove S$4m




Sea Pavilion Residences

3

Update: Available units

Bedroom type Sqft Price
3BR Type C2 904 sqft S$1,591,000
3BR Type C3 872 sqft S$1,591,000

For more information, pricing, discounts, floor plans etc, contact using the form at the end of the page.

Sea Pavilion Residences is an upcoming new launch apartment at East Coast being developed by Oxley Holdings.

Launch is expected end May. Contact us now to stay updated on latest developments with Sea Pavilion Residences.

Located at Upper East Coast Road, Sea Pavilion Residences offers residents unparalled convenience and a quiet, exclusive neighbourhood to stay in.

Quick navigation for Sea Pavilion Residences

  1. Sea Pavilion Residences location
  2. Development information
  3. Unit mix
  4. Floor plans
  5. Pricing
  6. Showflat location
  7. Site plan
  8. Sea Pavilion Residences amenities
  9. Transport
  10. Education
  11. Healthcare
  12. Shopping and entertainment
  13. Outdoor/fitness amenities
  14. Demand
  15. Future supply
  16. Potential rents
  17. Prices in the surrounding area
  18. IRR and potential returns
  19. Developer background
  20. Contact us

Sea Pavilion Residences location

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Development information for Sea Pavilion Residences

Project name Sea Pavilion Residences
Developer Oxley Opal Pte Ltd
Address 494 Upper East Coast Road Singapore 466522
Tenure Freehold
Expected vacant possession 31 Dec 2023
Expected legal completion 31 Dec 2026
Plot ratio 1.4
Description of building Proposed erection of a block of 5 storey residential building
Comprising 24 units of apartments
With swimming pool, attic and a proposed conserved sea pavilion
No of car parks 18 with 1 surface lot and 1 handicap lot
Unit mix
1 bedroom 441 sqft (8 units)
2 bedroom 656 sqft (3 units)
3 bedroom 848 to 882 sqft (9 units)
Penthouses 1092 – 1555 (4 units)
Facilities 1st storey: Gym, jacuzzu seats, swimming pool, lounge @ sea pavilion, BBQ corner, pool deck, greenery wall
Attic: Sky lounge, sky garden
Number of lifts 1 passenger lift serving 1st storey to attic
Est mainteance fee TBC

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Sea Pavilion Residences selling points

  • City Fringe location – 12 mins drive to CBD
  • Located at upcoming Bayshore precinct
  • Proximity to recreation and other amenities such as East Coast Park and Bedok Mall
  • Beautiful landscape area designed by award winning Ecoplan Asia Pte Ltd
  • Quality fittings and appliances from Bosch, Grohe and Electrolux
  • Efficient unit layout to maximize space
  • Singapore listed developer Oxley Holdings Limited with international presence across 11 countries

Sea Pavilion Residences Unit Mix

Sea pavilion will have a mix of 1 to 3 bedroom units.

1 bedroom units are 441 in sqft and have a total of 8 units. 2 bedroom units are of 656 sqft and have a total of 3 units. 3 bedroom units are 848 to 882 sqft and have 9 units. Penthouses are from 1092 to 1555 sqft and have a total of 4 units.

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Sea Pavilion Residences Floor Plans

1 Bedroom, 441 sqft

Sea Pavilion 1 BR2 bedroom, 656 sqftSea Pavilion 2 BR3 bedroom, 876 sqftSea Pavilion 3 BR

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Sea Pavilion Residences Pricing

Sea Pavilion will tentatively be priced at the following

  • 1 Bedroom from $8XXk
  • 2 Bedroom from $1.3Xm
  • 3 Bedroom from $1.6Xm

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Sea Pavilion Residences Showflat Location

The showflat for the project will be at the project itself i.e. 494 Upper East Coast Road.

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Sea Pavilion Residences Site Plan and gallery

Sea_Pavilion_-_Siteplan

Sea_Pavilion_-_Hero Sea_Pavilion_-_Back_View Sea_Pavilion_-_Arrival Sea_Pavilion_-_Pool Sea_Pavilion_-_Bedroom Sea_Pavilion_-_C11_Living Sea_Pavilion_-_C10_Living Sea_Pavilion_-_Top_view

Sea Pavilion photos (1) Sea Pavilion photos (2) Sea Pavilion photos (3) Sea Pavilion photos (4)

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Sea Pavilion Residences facilities

1st storey: Gym, jacuzzu seats, swimming pool, lounge @ sea pavilion, BBQ corner, pool deck, greenery wall

Attic: Sky lounge, sky garden

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Transport amenities near Sea Pavilion Residences

Transport Estimated distance Estimated time
Bayshore MRT station 300m 4 min walk
Bedok South MRT station 730m 10 min walk
Bus services 10, 10E, 13, 14, 14E, 43, 48, 55, 137, 531, 853 20m 1 min walk
East Coast Parkway expressway exit 6 300m 1 min drive

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Childcare centres and Kindergartens near Sea Pavilion Residences

Childcare centres Estimated distance Estimated time
Alphabet Playhouse @ East Coast 300m 4 min walk
Smartz Playhouse 300m 4 min walk
Les Petits Gaulois 380m 5 min walk
Ripples Monetssori Kindergarten 380m 5 min walk
Stepping Stones Child Care and Learning Centre 500m 7 min walk
My First Classroom 600m 8 min walk
PCF Sparkletots Siglap 600m 8 min walk

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Schools near Sea Pavilion Residences

School Estimated distance  Estimated time
Temasek Primary 400m 6 min walk
Temasek Secondary 400m 6 min walk
Temasek JC 900m 3 min drive
Bedok View Secondary 960m 3 min drive
Bedok Green Primary 1.6km 4 min drive
Bedok South Secondary 1.7km 5 min drive
Tanjong Katong Primary 1.9km 5 min drive
Anglican High School 2.0km 6 min drive
Opera Estate Primary 2.6km 7 min drive

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Healthcare amenities near Sea Pavilion Residences

Healthcare amenities around Sea Pavilion Residences include various clinics, dentists, general practitioners, dentists and polyclinics at Bedok Interchange (approx 5 min drive away), Marine Parade Central (approx 5 min drive away) and Simei town centre (approx 10 mins drive away).

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Shopping and entertainment near Sea Pavilion Residences

Nearby Sea Pavilion Residences are shopping and entertainment amenities such as Bedok Mall, Bedok Point, Eastpoint Mall, Parkway Parade, I12 Katong, Marine Parade Town Centre and Changi City Point Mall.

The Joo Chiat enclave is down East Cost Road from Sea Pavilion Residences. The area offers a whole host of dining, drinking, hanging out and shopping amenities. Whilst not accessibly by foot, the Joo Chiat area is about a 5-10 min drive from Sea Pavilion Residences.

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Outdoor and fitness facilities near Sea Pavilion Residences

Outdoor and fitness lovers will be glad to know that Sea Pavilion Residences is a stone’s throw from East Coast Park/Beach and Bedok Reservoir.

Both locations offer fitness enthusiasts the opportunity to rent bicycles, have an evening jog, sit by the water and meditate and much more.

East Coast Park is just across the East Coast Park Expressway (ECP) and is linked to Sea Pavilion Residences by an underpass.

Bedok Reservoir to the north of Sea Pavilion Residences is linked by a myriad of park connectors that will facilitiate the movement of cyclists.

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Investment demand for Sea Pavilion Residences

Near Sea Pavilion Residences are numerous clusters that would provide some rental demand for investors in the development.

For example, Changi Business Park has a strong concentration of middle and back office personnel, in addition to high value added manufacturing activities.

Given the proximity to the East Coast Beach, many expatriates would have a penchant for living at Sea Pavilion Residences given the convenience and access to the beach.

This is in contrast to living further inland, which has proven to be slightly less popular with western expatriates.

The Singapore University of Technology and Design which is about 10 mins drive North East of Sea Pavilion Residences will also constitute a large catchment of renters for an investor.

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Future supply around Sea Pavilion Residences

There are no new condominium or apartment developments completing in the area in the near future.

In terms of rental competition against Sea Pavilion Residences, there are a few larger developments such as The Bayshore, Bayshore Park and Costa Del Sol. However, these developments are much older, having been completed between 1986 and 2004.

There are some smaller developments such as Uber 388, Villas Laguna and The Tropic Gardens but Sea Pavilion Residences should feature well given its proximity to the upcoming Bayshore MRT on the Thomson East Coast line and bus stop right at its door step.

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Rental yields in District 16 as reference for Sea Pavilion Residences

Based on transactions in the past 6 months for district 16 where Sea Pavilion residences is located, rental yields have ranged between 3.0% (Waterfront Isle) to 4.4% (East Village).

Most of the rental yields are in the 3.2% to 3.4% range with some outliers at 3.7% (The Glades) and 4.4% (East Village).

For investors of Sea Pavilion Residences, it is likely that rental yields will come in at the mid 3% range.

The following table shows the gross yield as computed based on transactions in the last 6 months.

Project Name Tenure Completion Gross Yield %
EAST VILLAGE FREEHOLD 2014 4.4
THE GLADES 99 YRS FROM 2013 2016 3.7
OPTIMA @ TANAH MERAH 99 YRS FROM 2008 2012 3.5
BAYSHORE PARK 99 YRS FROM 1982 1986 3.4
LAGUNA GREEN 99 YRS FROM 1995 1998 3.4
BAYWATER 99 YRS FROM 2001 2006 3.4
STRATFORD COURT 99 YRS FROM 1995 1998 3.4
AQUARIUS BY THE PARK 99 YRS FROM 1996 2000 3.4
EASTWOOD CENTRE 99 YRS FROM 1995 1998 3.3
BEDOK RESIDENCES 99 YRS FROM 2011 2015 3.3
EASTWOOD REGENCY FREEHOLD 2010 3.3
TANAMERA CREST 99 YRS FROM 2000 2004 3.3
EAST MEADOWS 99 YRS FROM 1998 2002 3.2
THE TANAMERA 99 YRS FROM 1990 1994 3.2
THE BAYSHORE 99 YRS FROM 1993 1997 3.2
EASTWOOD GREEN 99 YRS FROM 1995 1998 3.2
CASA MERAH 99 YRS FROM 2006 2009 3.2
FAIRMOUNT CONDOMINIUM 99 YRS FROM 1996 2000 3.1
SUNHAVEN FREEHOLD 2002 3.1
WATERFRONT ISLE 99 YRS FROM 2009 2015 3

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Pricing information for District 16

Over the past 10 years, per square foot prices in district 16 where Sea Pavilion Residences is has risen from S$800 psf in 2008 to S$1,200 in Jan 2018.

This represents a rise of 50% over 10 years or 4.1% on an annualized basis.

If one were an investor with a rental unit, assuming 1,000 sqft home with annual rental of S$36,000 grown at 2%, the returns would be 7.4%.

Sea Pavilion Residences district 16 price trends

With leverage, the return would likely have been in the mid to high double digit percentage range.

These returns far beat the stock market, bonds or even fixed deposits.


If the historical trend is a guide, future returns would be in the ballpark range.

In terms of future supply in the area as competition to Sea Pavilion Residences should buyers want to purchase for investment, only Grandeur Park Residences near Tanah Merah MRT is under construction and is expected to TOP in March 2021. Grandeur Park Residences has 720 units.

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Report on District 16 – Sea Pavilion Residences

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IRR and potential returns for Sea Pavilion Residences

To be advised once pricing information is released.

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Developer background

Oxley Holdings Limited (“Oxley” or “the Group”) is a home-grown Singaporean property developer.

Oxley is principally engaged in the business of property development and property investment.

Since its inception, the Group’s accelerated growth has resulted in a burgeoning presence both locally and overseas.

It now has a presence across twelve geographical markets.

The Group has a diversified portfolio comprising development and investment projects in Singapore, the United Kingdom, Ireland, Cyprus, Cambodia, Malaysia, Indonesia, China, Myanmar, Australia, Japan and Vietnam.

Oxley’s expertise does not lie solely in property development; the Group also renders project management and consultancy expertise in Myanmar.

Oxley’s property development portfolio encompasses choice residential, commercial and industrial projects.

Key elements of the Group’s choice developments include prime locations, desirable lifestyle features and preferred designs.

With a keen grasp of market sentiments and trends, Oxley has achieved remarkable growth since its inception.

As part of its strategic expansion, the Group has also entered into partnerships with reputable local and overseas developers as well as business partners.

In 2013, the Group acquired a 20% stake in Galliard (Group) Limited, a leading property developer in the United Kingdom.

Galliard (Group) is a property development, hospitality and management group overseeing a wide variety of developments across London and Southern England.

Since then, Oxley has also acquired a 40% stake in Pindan Group Pty Ltd, an integrated project group based in Western Australia, and an 15% stake in United Engineers, a Singaporean property development and engineering company that was founded in 1912.

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Contact us

Launching soon. You’re interested in Sea Pavilion Residences that’s for sure.
Contact us to arrange viewings and to stay updated when floor plans and pricing is released.

My budget is (required)
Up to S$750,000Up to S$1mUp to S$1.25mUp to S$1.5mUp to S$1.75mUp to S$2mUp to S$2.5mUp to S$3mUp to S$4mAbove S$4m




The Tapestry condo by CDL

11
The Tapestry CDL Tampines Logo

Update: Available units

1BR 441 sqft S$599,000
1BR+S 474 sqft S$683,880
2BR 603 sqft S$788,800
2BR+S 689 sqft S$913,600
3BR 990 sqft S$1,135,200
3BR 926 sqft S$1,179,200
3BR(P)+Flexi 1130 sqft S$1,344,800
4BR 1432 sqft S$1,671,030
4BR DK 1485 sqft S$1,709,600
5BR DK 1765 sqft S$2,126,250

For more information, pricing, discounts, floor plans etc, contact using the form at the end of the page.

The Tapestry condo is a new condominium development coming up at Tampines Avenue 10. Located near good schools, shopping malls and transport nodes, the Tapestry offers convenience and a whole host of amenities for potential home owners.

Furthermore, the Tapestry offers investment potential.

Rental revenue can be had by leasing out the unit to expatriate teachers at nearby international schools while capital gains will come over the long term as the government develops this area of Tampines.

Read on to find out more about what The Tapestry offers.

Very very important information. Not your usual yada-yada.

  • Official launch on 24th Mar (Sat)
  • Cheque collection deadline 21st Mar 8pm (Wed). Those who show up on the day itself will not have to wait till all ballot numbers are called. If there are no available units after balloting, you ‘in luck’.
  • Showflat is at Tampines Grande Road opposite Hitachi Square at Tampines. Click here for Google Maps directions.

The Tapestry quick navigation

  1. Basic information
  2. The Tapestry location
  3. Unit mix
  4. Pricing
  5. Floor plans
  6. The Tapestry showflat location
  7. Educational institutions near The Tapestry
  8. Government Land Sale detail
  9. Comparable analysis
  10. Amenities
  11. Tampines masterplan
  12. Rental analysis
  13. Future supply
  14. Demand
  15. Gallery
  16. Background of CDL – Developer of The Tapestry
  17. Contact us

The Tapestry information

Developer Bellevue Properties Private Limited (Subsidiary of CDL)
Location Tampines Street 86 (Off Tampines Ave 10)
Site area 21,717 sqm or 233,769 sqft
Tenure 99 year leasehold
MK / Lot Number 28 / Lot 7371N
Total GFA 60,810 sqm
Plot ratio 2.8
Expected date of TOP Q1 2022
Expected date of legal completion Q1 2023
Purpose and restriction as to use Residential and childcare centre
Total number of units 861 residential with landscape deck & facilities + 1 child care centre (7 blocks of 15 storeys)
Car parks 2 levels of basement & 861 parking lots
Recreational facilities Arrival Court
Guardhouse
Welcome lobby
Waiting lounge
Scuplture
Reflective pool
Garden niche with bench
Covered walkway
Entrance feature
Club Tapestry
Gathering place
Dining with gourmet kitchen
The Alfresco
RestroomsCentral Park
Central lawn
Arbour walk
Palm garden
Cosy lounge
Hammock lounge
Gourmet pavilion with BBQ grill
Poolside lounge
Changing rooms with steam bath
Gym
Aqua Zone
100m infinity pool
50m lap pool
Pool deck
Poolside cabana
Social patio
Jets pool
Lounge deck
Social pavilion with teppanyaki & BBQ grillHydro Veranda
Hydrotherapy pool
Cosy cabana
Scented gardenEnchanted garden
Community culinary garden
Garden pavilion with BBQ grill
Viewing deck
Eco-pond
BoardwalkKids explorer
Adventure playground
Adventure play pool
Sun deck
Leisure cabin
Changing room
Palm alcoveFitness court
Jogging trail
Sunken tennis court
Fitness station
Multi-purpose court
Fitness pavilion with gourmet cooking stationPets cabin
Pets washing bay
Pets play
Pets pavilionBasement level
Childcare centre
More specifications Click here for PDF

Link 1) The Tapestry quick navigation 2) Contact us/register interest

The Tapestry location

Overview of the east district and surrounding neighbourhoods of The Tapestry by CDL

The Tapestry neighbourhood

Tapestry Video Fly Through (1 min 50 sec)

Link 1) The Tapestry quick navigation 2) Contact us/register interest

The Tapestry Unit Mix

The Tapestry consists of a mix of 1 to 5 bedroom units.

There are dual key units which allow investors to achieve a rental amount of 2 units for the price of 1. Contact us today to get your hand on a dual key unit!

Type Size No of units
1 bedroom 448 120
1 bedroom + study 484 149
2 bedroom 615 206
2 bedroom + study 705 29
2 bedroom premium 717 59
3 bedroom 946 148
3 bedroom premium flex 1,153 90
4 bedroom 1,455 30
4 bedroom dual key 1,519 15
5 bedroom dual key 1,797 15

Link 1) The Tapestry quick navigation 2) Contact us/register interest

The Tapestry Pricing

The Tapestry offers very attractive pricing for a prime location in Tampines.

Prices start from S$596k for a 1BR unit to S$2.1m for a 5BR dual key unit.

Prices on average are about S$1,1xx psf to S$1,3xx psf.

Unit type Price
1BR From S$596k
1+study From S$648k
2BR From S$796k
2+study From S$913k
2BR premium From S$920k
3BR From S$1.15m
3BR premium flexi From S$1.35m
4BR From S$1.65m
4BR dual key From S$1.71m
5BR dual key From S$2.1m

Early bird discounts available. Contact us for more information.

Maintenance fees

Maintenance fees are fairly affordable for The Tapestry, starting from S$260 for the smaller 1BR units to S$416 for the 5BR dual key units.

Unit type No of share value Est maintenance fees (before GST)
1BR, 1BR + ensuite study, 1BR  + study 5 260
2BR, 2BR + study, 2BR premium 6 312
3BR 6 312
3BR premium + flexi 7 364
4BR, 4BR dual key 7 364
5BR dual key + study 8 416

*$52 per month per share value

Link 1) The Tapestry quick navigation 2) Contact us/register interest

The Tapestry floor plans

What we show here is a select suite of floor plans, please click here for the PDF of floor plans (opens in a new tab).

The Tapestry 1 bedroom 441 sqft

The Tapestry 1 bedroom + ensuite study 474 sqft

The Tapestry 2 bedroom 603 sqft

The Tapestry 3 bedroom type C1(p) 926 sqft

The Tapestry 4 bedroom D1(p) 1,432 sqft

The Tapestry 4 bedroom dual key 1,485 sqft

The Tapestry 5 bedroom dual key + study E1DKS(p) 1,765 sqft

 

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The Tapestry site plan

The Tapestry site plan and facilities

  1. Guard house
  2. Welcome lobby
  3. Waiting lounge
  4. Sculpture
  5. Reflective pool
  6. Garden niche with bench
  7. Covered walkway
  8. Entrance feature
  9. Side gate
  10. Gathering place
  11. Dining with gourmet kitchen
  12. The Alfresco
  13. Restrooms
  14. Central lawn
  15. Arbour walk
  16. Palm garden
  17. Cosy loung
  18. Hammock lounge
  19. Gourmet pavilion with BBQ grill
  20. Poolside lounge
  21. Changing rooms with steam bath
  22. Gymnasium
  23. 100m infinity pool
  24. 50m lap pool
  25. Pool deck
  26. Poolside cabana
  27. Jets pool
  28. Lounge deck
  29. Social pavilion with Teppanyaki and BBQ grill
  30. Hydrotherapy pool
  31. Cosy cabana
  32. Scented garden
  33. Community culinary garden
  34. Garden pavilion with BBQ grill
  35. Viewing deck
  36. Eco-pond
  37. Boardwalk
  38. Adventure plaground
  39. Adventure play pool
  40. Sun deck
  41. Leisure cabin
  42. Changing room
  43. Palm alcove
  44. Jogging trail
  45. Sunken tennis court (access via basetment)
  46. Fitness station
  47. Multi-purpose court
  48. Fitness pavilion with gourmet cooking station
  49. Pets washing bay
  50. Pets play
  51. Pets pavilion
  52. Childcare centre

Link 1) The Tapestry quick navigation 2) Contact us/register interest

The Tapestry showflat location

The showflat of The Tapestry is at Tampines Grande road near the Hitachi Square building.

Click this link for Google Map directions to the showflat.

The Tapestry showflat is walking distance from Tampines station on both the East West and Downtown line.

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Educational institutions near The Tapestry

School level School name
Primary St Hilda’s Primary
Poi Ching School
Junyuan Primary
Gongsheng Primary
Chongzheng Primary
Secondary Tampines Secondary
Dunman Secondary
Ngee Ann Secondary
Post secondary Temasek Polytechnic
International School UWC (SEA) East Campus
One World International School

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The Tapestry Government Land Sales details

This site used to be called Parcel C by the URA before the land bid was won by CDL at a cost of S$370.1m in May 2017.

At a size of 21,712 sqm, the total built up area allowed by URA is 60,810 sqm.

In analyzing the bids, analysts were of the view that it was quite bullish, considering that the winning price was 17.2% higher than the Alps Residence site.

Also read: Singapore property outlook 2018 – 3 things to look out for

The Alps Residence site is a neighbouring plot of land won by MCC Land in May 2015 at a cost of S$483 psf per plot ratio.

A CDL spokesman said that they are intending to develop a condominium with about 15 storeys and 800 units. All units will be facing the North-South direction.

Interestingly, the spokesman also said they would be exploring a childcare centre on the site.

At a price of S$370.1m, the total cost of the development could amount to approximately S$650m after stacking on costs such as construction, land financing, professional/legal/tax advisory, marketing and other contingency fees.

This would result in a breakeven price of about S$990 psf.

Add on developer’s profit of about 20% and selling prices would possibly in the S$1,200 psf range.

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Comaprables Analysis

How does this compare with the surrounding?

The three nearest condominiums are The Alps which is being constructed, The Santorini, Q Bay Residences and Arc at Tampines.

Also read: Real estate 2018 capital market outlook trends

Latest prices of units sold at The Alps Residences are in the S$1,030 to S$1,140 psf range while Santorini is seeing units move at between the S$980 to S$1,130 range.

Q Bay Residences which was completed further back in 2016 are seeing some resale units move between S$900 and S$1,300.

Arc at Tampines is the oldest condominum in the area, and there was only one transaction in Aug 2017 which was transacted at S$860 psf. Further back in 2015, units moved around the S$740 to S$800 psf range.

Using The Alps Residences as the most comparable, prices for the Tapestry could possibly price in the S$1,200 psf range.

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Amenities

In terms of amenities, facilities and schools around The Tapestry, there is Temasek Polytechnic, Springfield Secondary, Junyuan Secondary, St Hilda’s Secondary, St Hilda’s Primary, East View Primary, United World College and Poi Ching School.

Tampines Central CC is about 700m away, as are supermarkets NTUC and Giant which are within 1km.

The nearest MRT station is Tampines West (on the Downtown Line), Tampines (Downtown and East West Line) followed by Tampines East (Downtown Line).

If you’re interested in The Tapestry by CDL at Tampines, contact us for more information.

The Tapestry is an approximate 5 min drive to Exit 4 or 5 of Tampines Expressway (TPE) and approximately 5 to 10 mins drive to Exit 4A and 4B of the Pan Island Expressway (PIE).

Bedok Reservoir is a 5 min walk from The Tapestry, and provides nature and exercise lovers an enjoyable place to workout.

The Tapestry is also in an area marked out by URA for rejuvenation.

For example, the Tampines Town Hub which is up and running is a one stop hub that boasts an extensive suite of supporting amenities such as healthcare, community, sports and recreation facilities.

Changi Green General Hospital is also in the vicinity and will serve residents in the area.

For those who are fans of Ikea’s meatball, the Ikea store is only a 5 min drive from The Tapestry.

Also read: 5 Ways to Make Your Small Space Look Bigger

The Ikea store is also housed in the same compound as Giant and Courts Megastore.

Located on the cusp of Pasir Ris, The Tapestry is also a short distance from Meridian Junior College, Meridian Primary School, Park View Primary School, Overseas Family School and Elias Park Primary School.

The Tapestry is not far from Tampines Central which has numerous shopping centres such as Tampines Mall, Century Square (under renovation as of writing this article) and Tampines 1.

There won’t be any shortage of entertainment and shopping amenities for residents in the area.

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Tampines Masterplan

The government has earmarked the Tampines area for a major makeover, consisting of 4 main themes.

  1. Housing: Better living through a better environment
  2. Leisure: Green and blue spaces come alive
  3. Transport: Getting you there and back
  4. Economy: Quality jobs closer to home

These 4 main themes will see Tampines develop into an even more vibrant regional hub over the next 10 years.

The below from the official Masterplan highlighting what residents in the area can look out for.

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Housing

The new Tampines Town Hub will be Singapore’s first integrated lifestyle hub in the heartlands, bringing retail, sporting and other community services together in one convenient space where residents can gather, interact and bond.

Tampines North is set to become an integral part of Tampines. When fully developed, Tampines North will provide about 21,000 new homes for Singaporeans.

Transport and other facilities will accompany the building of Tampines North to ensure a highly liveable and well-connected living environment for residents.

Wait no more. Get a piece of The Tapestry. Contact us.

Future developments that residents can look forward to include:

  1. Expansion of Changi General Hospital
  2. A new Integrated Transport Hub (ITH) with MRT and bus interchanges co-located with residential and commercial uses after the completion of the Downtown Line at Tampines Town Centre (already complete)
  3. New amenities to complement new homes in Tampines North
  4. In the longer term, Tampines North will also have two primary and two secondary schools, and a new community centre

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Leisure

Parks and waterbodies are within easy reach of residents in Tampines including Sun Plaza Park, Tampines Eco Green and many neighbourhood parks.

Residents also have convenient access to the nearby Bedok Reservoir Park. Park connectors running along Bedok Canal and along Sungei Tampines connect to the Eastern Coastal Loop, linking Tampines to East Coast Park and Pasir Ris Park.

In the coming years, a number of initiatives will be implemented to ensure that most homes in Tampines will be within 400m of parks or park connectors.

If you’re interested in The Tapestry by CDL at Tampines, contact us for more information.

These include:

  1. Setting aside substantial park land in Tampines North for Boulevard Park and Quarry Park that will bring greenery to the doorstep of residents
  2. A new park connector running between Tampines Avenue 10 and Tampines Avenue 9, to link up the Bedok Reservoir Park and Pasir Ris Park
  3. New neighbourhood parks at Tampines Street 86 and off Tampines Avenue 9

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Transport

Alongside the new ITH at Tampines Town Centre, residents can look forward to smoother travel with these enhancements to roads and public transport services, including:

  1. Enhanced transport connectivity with 5 new MRT stations (Tampines West, Tampines, Tampines East, Expo and Upper Changi) along the Downtown Line, which will be completed by 2017 (already complete)
  2. Expansion of the cycling network in Tampines Town and new cycling routes in Tampines North
  3. Two new roads, Tampines Street 85 and Tampines Street 86
  4. Improvements along Tampines Expressway and Pan-Island Expressway
  5. Extension of Tampines Street 82
  6. Improvement of Simei Street 3 (From Simei Avenue to Simei Street 1), Tampines Avenue 4, Tampines Avenue 5, Tampines Avenue 7, Tampines Avenue 9, Tampines Avenue 10, Tampines Street 82, Bedok Reservoir Road and Tampines 23/ 32
  7. Realignment and widening of Simei Road and Somapah Road

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Economy

New developments in Tampines will boost the number of jobs available, giving residents the opportunity to work closer to home. What residents can expect:

  1. New industrial sites within Tampines North along Tampines Avenue 10 and next to IKEA, Giant and Courts
  2. More employment and educational opportunities from the continued development of Changi Business Park and the Singapore University of Technology and Design (SUTD)

The following PDF from the government will shed more light and provide a map on how the area is likely to develop in future.

View Fullscreen

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Rental analysis for the area around The Tapestry

For investors thinking of renting a unit at The Tapestry, rents for the nearby Alps Residences are coming in at about S$1,800 per month for units of 400 to 600 sqft.

For bigger units of 700 to 800 sqft, rents are approximately S$2,200.

For larger sized units, there weren’t many done at The Alps Residences in the last 6 months so reference would be taken from Q Bay, where units of between 1,000 and 1,200 sqft are renting for approximately S$2,600 per month.

Still waiting? Contact us for more information.

Q Bay units of between 1,200 and 1,500 sqft are renting for approximately S$3,000 per month.

Rental demand for units in the area will likely come from staff of Temasek Polytechnic, if they aren’t able to secure polytechnic supplied housing.

The United World College of South East Asia (East Campus) would also provide some rental demand.

For renters who find staying in the Tampines Central vicinity too expensive, some of them may also consider this area and The Tapestry.

Also read: Robert Kiyosaki on how to get rich in property

Further out, professionals working in the Singapore University of Technology and Design and the Changi Business Park area could provide some form of rental demand.

Rental yields for projects around The Tapestry range from 2.9% to 3.7%, based on transactions in the last 12 months.

The rental yields are as follows

Project Rental yield (%)
The Santorini 3.7
Arc at Tampines 3.0
Q Bay Residences 2.9
The Tropica 3.3
Waterview 3.2
Pinevale 3.6

Investors in The Tapestry can use the table as a gauge and comparison on how much rental yield their investment unit can fetch.

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Future supply around The Tapestry

In a 1km radius around the Tapestry, there is only one upcoming project, The Alps Residences.

Expected to TOP in June 2020, The Alps Residences will have 626 units.

Over the last 1 year, units at The Alps Residences have been sold at an average price of S$1,070 psf.

For investors, even though there may be competition from the upcoming Alps Residences, the demand by renters in the area is likely to remain stable and even strong, strong due to educational institutions (United World College, Singapore University of Technology and Design etc.) and business districts (Changi Business Park and Tampines Hub) in the surrounding area.

Link 1) The Tapestry quick navigation 2) Contact us/register interest

Demand for The Tapestry

For investors, the neighbourhood around The Tapestry consists of numerous business hubs and institutions that is likely to contribute to rental demand.

Nearby educational institutions include the United World College of South East Asia (East Campus), Singapore University of Technology and Design and Temasek Polytechnic.

These institutions employ expatriate teachers and they will likely be a source of potential tenants for investors in The Tapestry.

In addition, Tampines Hub, Changi Business Park and the industrial area further north of The Tapestry is a source of workers and tenants for investors.

Link 1) The Tapestry quick navigation 2) Contact us/register interest

Gallery

The Tapestry artist impression

Tapestry artist impression

The Tapestry infinity pool

The Tapestry_100m_Infinity_Pool cdl tampines

The Tapestry Club

The Tapestry_100m_Infinity_Pool tampines CDL

The Tapestry Gymnasium

The Tapestry_Gymnasium tampines CDLThe Tapestry Site Plan

Tapestry Site Plan

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CDL – Developer background

City Developments Limited (CDL) is a Singapore-listed international real estate operating company with a global presence spanning 97 locations in 26 countries.

As one of Singapore’s largest companies by market capitalisation, its income-stable and geographically-diversified portfolio comprises residences, offices, hotels, serviced apartments, integrated developments and shopping malls, totalling over 18 million square feet of floor area globally.

CDL has hotel assets in one of the world’s largest hotel groups – its London-listed subsidiary, Millennium & Copthorne Hotels plc (M&C), has over 130 hotels globally, many in key gateway cities.

CDL is a trust developer for The Tapestry. You won’t go wrong. Contact us for more information.

Globally, CDL has developed over 40,000 homes and is one of Singapore’s largest commercial landlords, with one of the biggest landbanks amongst Singapore private-sector developers.

Building on its track record of over 50 years in real estate development, investment and management, CDL has developed growth platforms in five key international markets – UK, US, China, Japan and Australia.

CDL The tapestry at tampines

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Contact us regarding The Tapestry

If you’re interested to explore getting a unit(s), drop us a note.

My budget is (required)
Up to S$750,000Up to S$1mUp to S$1.25mUp to S$1.5mUp to S$1.75mUp to S$2mUp to S$2.5mUp to S$3mUp to S$4mAbove S$4m

 



3 analyst reports on Capitaland Commercial Trust (CCT)

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Golden shoe capitaland commercial trust

Capitaland Commercial Trust (CCT) is Singapore’s largest commercial REIT with a market cap of approximately S$6.5b, ahead of Mapletree Commercial Trust at approximately S$4.7b.

As Singapore’s largest commercial landlord, CCT’s performance is closely tied to that of the office market, and generally GDP growth and office activities in the country.




Before investors invest in CCT, what are some things to look out for?

This post consolidates the reports from a number of equity analysts and will hopefully serve to shed more light on how CCT is performing.

Phillip Securities

CCT’s FY2017 net property income and distribution per unit were within expectations on the back of an improved tenant retention ratio.

Portfolio occupacy of 97.3% was up from 97.1% in Dec 2016, together with tenant retention ratio moving from 62% in FY16 to 78% in FY17.

A strong tenant retention ratio means that less fit out works need to be done (which may constitute savings for CCT); downtime can also be avoided; With less churn in the building, tenants will also not be so affected than if there were engineering works being done.

For Asia Square Tower 2, occupancy has improved to 90.5%, up 2% points from acquisition in Nov 2017.

Also read: Consolidation of REIT data for analysis

About S$12.4m of divestment proceeds and tax exempt income were used to top up the loss of distributable income from One George Street’s and Wilkie Edge’s divestment.

Across the general office market, Grade A rents is continuing a recovery, growing 3.3% in the fourth quarter of 2017 compared to a quarter ago.

The improvement from the previous nine quarters of rental decline is a positive sign and likely to benefit CCT.

However, even though the general office market is improving, CCT’s portfolio is still experiencing negative rental reversions.

This has come about because the leases that were renewed or signed in 2017 are at a higher point than where market rents presently are.

As a comparison, today’s office rents, even though they have improved, are still 18% lower than its peak in 1Q15.




As a result of the negative rental reversions, Phillip Securities has an outlook on a stable distribution per unit in the near future, rising 0.9% by the end of 2018.

Phillip Securities has a target price of S$1.80 for CCT. This target price translates into a yield of 4.9% and Price-to-NAV ratio of 1.0.

DBS Research

DBS maintains their buy rating on CCT with a target price of S$2.10.

Despite near term DPU dilution post Asia Square Tower 2’s acquisition, DBS feels that with a patient mindset, investors will be able to reap the benefits of CCT’s capital recycling strategy.

In contrast to the thinking of some investors that CCT’s yield is on the lower (tighter) end, DBS does not view CCT’s yield as low. On the contrary, the asset recycling strategy would mark the beginning of a multi-year upturn of the stock price.

Also read: The Tapestry Condo at Tampines by CDL

According to DBS, the price premium commanded by CCT is contributed by Capital Tower and HSBC Building’s book pricing of S$1,847 and S$2,275 being below recent comparable transaction prices of between S$2,400 and S$2,700.

Simliar to Phillips, DBS shares the view that improving office rents (for the first time in 9 quarters) will trigger a boost in sentiment and a subsequent share price recovery.

According to DBS, CCT’s share prices have shown patterns of leading spot office rents by 6-12 months.

Even though the macro office environment is improving, there nevertheless remains episodes of negative rental reversions in the portfolio.

Some of the signings of new rents are CCT’s buildings include 6 Battery Road (new rents at S$10.69 to S$13.5 psf per month versus expiring rents of S$12.77), One George Street (new rents at S$9.00 to S$10.60 psf per month versus expiring rents of S$9.62).

With regards to Asia Square Tower 2, CCT’s management continue to seek tenants for the remaining vacant space. Asking rents are between S$11.5 to S$12.5 psf per month.

Also read: Best performing REITs year to date

CCT’s property values remained steady as the valuers have not used a different cap rates since the last revaluation in June 2017.

Portfolio metrics remain healthy, with cost of debt falling marginally from 2.7% to 2.6% and 80% of CCT’s borrowings on fixed rates.




The outlook for CCT by DBS is a target price of S$2.10. Price to book ratio will move higher to 1.2 times on the back of a recovery in office rents.

OCBC Research

OCBC views CCT 4Q2017 results as in line with their expectations, despite gross revenue and net property income declining 3.8% and 4.0% compared to the same period last year.

Similar to Phillip Securities and DBS research, OCBC views the office market as improving, which will likely support portfolio performance going forward.

With regards to Asia Square Tower 2, OCBC views the occupancy rate of 90.5% as being positive since there is room for the building to ride on rents in the improving office market.

CCT has set a target of S$11.5 to S$12.5 psf per month for new leases signed in Asia Square Tower 2.

OCBC has raised FY18 and FY19 distribution per unit forecasts by 2.5% and 2.8% respectively on the back of lower finance cost assumptions.

This is because of the continued lower for longer interest rate environment. One risk identified is the rise in interest rates, which are dependent on developments in the US, which may impact the REIT’s finance costs.




OCBC has a target price of S$1.84 for CCT. Based on a closing price of S$1.90, OCBC anticipates CCT to trade at a distribution yield of 4.7% and price to book ratio of 1.1 times by end 2018.


Twin Vew Condominium at West Coast Vale by China Construction Company

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Twin Vew Developer impression (2)

Twin Vew condominium at West Coast vale is a new condominum project by China Construction Development.

Conveniently located at the tip of Jurong Lake District, Twin Vew is the only condominium in the western part of Singapore to be released in 2018.

The project carries immense potential for capital and rental gain because of its proximity to Jurong Lake District and the high prices bidded by developers (CDL for a pizza shaped site and Sing Hai Yi for Park West en bloc) for surrounding plots of land.

Find out the latest discounts and unit prices through our contact form.

Read about a recent seminar held at Genting Jurong Hotel by Propnex for the project.

This is one condominium to watch out for due to its special place in Singapore’s URA masterplan – close proximity to the 2nd CBD in Singapore (the Jurong Lake District).

The West Coast Vale Condominium land was bought in Feb 2017 through the Government Land Sale programme.

China Construction won the bid at S$292 million or S$592 psf ppr which was higher than analyst expectations.

Twin Vew quick navigation

  1. Project details
  2. Site location
  3. Twin Vew amenities
  4. Site, floor plans and pricing
  5. Showflat location
  6. Twin Vew – Close to high speed rail link
  7. Twin Vew – close to Jurong and Singapore’s upcoming business district
  8. Tuas Megaport project
  9. District 5 price performance
  10. Transport connectivity
  11. Amenities around Twin Vew
  12. Pricing heatmap
  13. Nearby shopping malls
  14. Nearby healthcare amenities
  15. Nearby schools
  16. Photo of Twin Vew site
  17. Government land (GLS) sale details
  18. Developer background
  19. Contact us

Twin Vew project details

Project name Twin Vew
Project title Residential development comprising 2 blocks of 36 storey buildings (total 520 units)
Inclusive of 1 childcare centre, 2 shop units, 2 levels of basement car parks, swimming pool and communal facilities.
Address 91 West Coast Vale 128755
93 West Coast Vale 128756
Developer China Construction Development (CSC Land Group (Singapore) Pte Ltd)
Tenure 99 years
District 5
Unit types 1 bedroom: 484 sqft, 34 units
1 bedroom + study: 570 sqft, 35 units
2 bedroom: 710-743 sqft, 137 units
2 bedroom + study: 818 sqft, 34 units
3 bedroom executive: 904 sqft, 34 units
3 bedroom deluxe: 1,055 – 1,066 sqft, 69 units
3 bedroom + study: 1,141 – 1,184 sqft, 68 units
4 bedroom executive: 1,238 – 1,249 sqft, 35 units
4 bedroom + study: 1,378 sqft, 34 units
4 bedroom deluxe: 1,518 sqft, 34 units
Penthouse: 1,442 – 2,088 sqft, 6 units
Shops: 549 and 560 sqft, 2 units
Site area 16,378 sqm
Gross floor area 45,860 sqm
Est selling price of Twin Vew S$1,350 to S$1,400 psf
Estimated preview date 7 April
Estimated booking date 21 or 28 April
No of blocks To be advised
No of storeys To be advised
No of units 520 units and 2 shops
TOP 4Q 2020
Other facilities Childcare centre
Project highlights Potential area with western Singapore rejuvenation (supporting market wide prices)
High Speed Rail at Jurong (potential for rental demand)
Shifting of PSA to Tuas Megaport (potential for rental demand)
No new land sales in the vicinity (less supply supports pricing)
Jurong Region Line opening in 2025 and Cross Region Line opening in 2030 (will bring footfall, rejuvenation to the area)
M&E Engineer United Project Consultants Pte Ltd
C&S Engineer TW-Asia Consultants Pte Ltd
Architect P&T Consultants Pte Ltd
Builder China Construction (South Pacific) Development Co. Pte Ltd
Quantity Surveyor Surbana Jurong Consultants Pte Ltd

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Twin Vew site location

Twin Vew condominium is located at a choice area, near the upcoming Jurong lake district and high speed rail.

Other notable landmarks include Discovery Centre, Bukit Timah Nature Reserve, NUS, NUH, International Business Park and West Coast Beach.

The West Coast Vale address is also highly sought after by many people because there is no public housing in the immediate vicinity.

The only public housing starts from the area around Tanglin Secondary School which is further South East of Twin Vew.

As a homeowner, while it may not have such a ring of luxury and exclusivity compared to staying at Marina Boulevard, Shenton Way or Robinson Road, the West Coast Vale where Twin Vew is located does carry some weight of exclusiveness with it.

Twin view

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Twin Vew – Amenities

Twin Vew consists of various facilities such as tennis courts, waterfall, foliage area, forest cabana, mist garden, gym with a river view, dining pavilion, forest club room, playground, adventure play, riverfront diing area, riverfront trail, co-working space, reading lounge, childcare centre, shops and study alcove among many other facilities.

Site plan twin vew Site plan legend twin vew

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Twin Vew – Site, floor plans and pricing

Twin Vew will consist of the following units

  • 1 bedroom: 484 sqft, 34 units
  • 1 bedroom + study: 570 sqft, 35 units
  • 2 bedroom: 710-743 sqft, 137 units
  • 2 bedroom + study: 818 sqft, 34 units
  • 3 bedroom executive: 904 sqft, 34 units
  • 3 bedroom deluxe: 1,055 – 1,066 sqft, 69 units
  • 3 bedroom + study: 1,141 – 1,184 sqft, 68 units
  • 4 bedroom executive: 1,238 – 1,249 sqft, 35 units
  • 4 bedroom + study: 1,378 sqft, 34 units
  • 4 bedroom deluxe: 1,518 sqft, 34 units
  • Penthouse: 1,442 – 2,088 sqft, 6 units
  • Shops: 549 and 560 sqft, 2 units

Twin Vew Price range

Type Size Price starting from
1BR 484sf FULLY SOLD. Contact us for potential drop out units!
1BR + study 570sf FULLY SOLD. Contact us for potential drop out units!
2BR 732sf S$1.1M
3BR 904sf S$1.4M
3BR deluxe 1,055sf S$1.558M
3+study 1,141sf S$1.616M
4BR 1,249sf S$1.85M
4BR + study 1,378sf S$1.864M

Pricing is estimated to be between S$1,350 and S$1,400 psf.

One attractive point of Twin Vew compared to other projects are that 100% of the space is used for greenery.

How can this be you ask me?

The rooftops of Tower 91 and 93 are both filled with greenery consisting of facilities such as a garden walk and sky park.

Therefore, when taking the top down view and looking at the Twin Vew site, it will appear that the whole site is full of greenery, but in actual fact has been due to good foresight and planning by the architect in using all available space for greenery.

Twin Vew Floor Plans

Please find the following pictures for floor plans of Twin Vew.

The pictures are arranged in order of bedroom size, with 1 bedroom unit floor plans being shown first.

To facilitate comparison with the schematic, the tower number of each unit type is shown together.

In terms of a review of which units may be popular, Tower 91 would be preferred because it is exactly north-south facing followed by Tower 93.

In Tower 91, units 1, 4, 5 and 6 would be preferred over units 2 and 3 because the west sun does not shine directly onto them. The west sun will shine onto the units 2 and 3 which are the 4 bedroom deluxe and study floor plan types respectively.

For units 2 and 3, the west sun will shine mainly onto the master bedroom walls. You don’t want to return home in the evening to an oven!

Units 1, 4, 5 and 6 are 3BR executive, 2BR + study, 3BR + study and 4BR executive respectively.

Units in Tower 91 will also receive the breezy wind between Dec and Mar (North wind), and June and Sept (South).

In Tower 93, the preferred units are 10 (3BR deluxe), 11 (2BR), 12 (1BR + study), 13 (2BR) and 14 (1BR) which are North East Facing.

These units will also receive the North East wind between Dec and Mar.

These units will not receive any west sun anytime in the year.

These units will be facing Parc Riviera, the Faber landed house area and, further in the distance, Bukit Timah.

Finally, units 7 (2BR), 8 (2BR), 9 (3BR deluxe) and 15 (3BR deluxe)which are South West facing are least recommended because they have receive some west sun mainly Jan to Mar and Oct to Dec.

The redeeming factor is that these are facing the Pandan Reservoir and river.

Twin Vew 1 BR A1 Twin Vew 1BR study A2s Twin Vew 2BR B1 Twin Vew 2BR B2 Twin Vew 2BR B3 Twin Vew 2BR B4 Twin Vew 2BR study B5s Twin Vew 3BR Exec C1 Twin Vew 3BR Deluxe C2 Twin Vew 3BR Deluxe C3 Twin Vew 3BR study C4s Twin Vew 3BR study C5s Twin Vew 4BR exec D1 Twin Vew 4BR exec D1a Twin Vew 4BR study D2s Twin Vew 4BR Deluxe D3

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Twin Vew showflat location

The Twin Vew showflat is located at the Junction of West Coast Vale and West Coast Road.

Twin Vew showflat location

If you’re driving down, we have made it convenient for you to just hit this Google Maps link to navigate to Twin Vew’s showflat location.

Before coming to the showflat, do remember to drop us a message first so that we personally can be there for you or arrange for someone to specially welcome you.

Link 1) Twin Vew quick navigation 2) Contact us/register interest

Jurong lake district – Singapore’s second CBD

Living in Twin Vew will mean being in close proximity to Jurong Lake District (Singapore’s second CBD).

Twin Vew is conveniently located at the South-Eastern tip of Jurong Lake District, and about 1 km from the high speed rail terminus.

The International Business Park is even nearer and just across the Sungei Pandan river.

There is immense rental and capital gains potential for anyone who invests in Twin Vew.

Furthermore, the condo is the only new launch in the whole of 2018.

JLD Twin Vew 1Jurong Lake District is the largest commercial hub outside the city centre.

There is a myriad of opportunities for work, leisure and investment.

There will potentially 100,000 new jobs, 20,000 new homes and 9 million sqft of new offices (about 10 new office buildings).

The high speed rail will open new markets and opportunities in a metropolitan region of over 10 million people.

There is over 250,000 sqm of retail, entertainment and lifestyle options such as JCube, JEM, Westgate, IMM and Big Box malls.

There is also an integrated healthcare community offered at Ng Teng Fong General Hospital, Jurong Community Hospital and Vision Exchange, totalling 1,100 beds and 53 medical suites.

JLD Twin Vew 2Under planning is a landmark mega-mixed use destination at 4-5million sqm comprising a central district, campus district, community green district, waterfront district and a new island.

With extensive greenery, there are park connectors and gardens at your doorstep.JLD Twin Vew 3Heavily anticipated is the high-speed rail terminus which brings people from Singapore to Kuala Lumpur in 90 minutes.

There are 2 future MRT stations which are the Jurong Region Line and Cross Island line.

JLD Twin Vew 4

Transport facilities

The bus services that serve residents of Twin Vew include 97, 97E, 154, 197 and 201.

For those who drive, AYE Exit 13 is only a 2-3 min drive from Twin Vew.

Twin Vew – Close to high speed rail link

If you want to be located near the Singapore KL high speed rail terminus, Twin vew is your golden chance!

Get from Singapore to KL in 90 minutes with the high speed rail. This is compared to 6 hours by train, 1 hour by air, 4 hours by car and 5 hours by coach.

Rental and investment potential for twin vew will be enhanced by its proximity to the high speed rail terminus.

The High Speed Rail will benefit both Singapore and KL and transform how people do business, travel for leisure and even choose their house location.

The High Speed Rail would also ease traffic congestion at the borders of both countries, saving time and increasing productivity for workers on both sides of the causeway.

Businesses are likely to take advantage of the improved accessibility, while areas around the high speed rail stations will definitely become very attractive to developers.

Land values are likely to increase as a result.

On the political front, Prime Minister Lee Hsien Loong said at the announcement that the High Speed Rail will give both countries a big stake in keeping relations stable and warm.

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Benefits beyond a faster commute

Analysts are also saying the high speed rail will change the way people think about Singapore and Malaysia.

Both countries’ people and economies will be drawn closer together, akin to London-Paris, Taipei-Kaohsiung and Tokyo-Osaka.

For example, factories sprang up along the Tokyo-Osaka high speed rail link and there was new life breathed into towns dotting the tracks.

The same can likely be said for the Singapore and Kuala Lumpur high speed rail when complete in 2026.

High speed rail to reduce travel time between Singapore and KL

Direct connection between Singapore, KL and cities in between

Strategically located near Jurong East MRTLink 1) Twin Vew quick navigation 2) Contact us/register interest

Facts about the high speed rail link

  • Operations commencing in 2026
  • Seven of eight stations will be in Malaysia – in KL, Seremban, Putrajaya, Muar, Ayer Keroh, Batu Pahat and Iskandar Puteri
  • The Singapore station will be at Jurong East, on the site of the ex-Jurong Country Club
  • Project involves construction of a new 350km long line. 335km will be in Malaysia and 15km in Singapore
  • The Malaysia and Singapore governments will be responsible for developing, constructing and maintaining the stations and infrastructure within their own territories
  • Travel times from Kuala Lumpur will be reduced to 90 minutes, compared to 4 to 5 hours driving

Twin Vew – Close to Jurong – Singapore’s second CBD

Twin Vew new launch condominium is close to developments such as International Business park (IBP) and One North.

These developments are clusters that has been earmarked by the government to house high value added manufacturing, IT, aerospace and research activities.

For owners of the Twin Vew condominium, there is potential for rental to expatriates in these business parks.

As reference, some of the nearby developments such as Monterey park condominium, the infiniti and Carabelle are registering rental yields of approximately 3% and annual capital gains of mid-single digits.

These are older properties so it is likely that Twin Vew Condominium is likely to fetch slightly higher rental yields given its newness factor.

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Tuas Megaport project

PSA
PSA

The Tuas Mega Port which will be open in phases from 2021 will be more than a hive of container traffic.

The Port Authority of Singapore envisages it to be a place where there are cafes, retail stores and even a jogging track to optimize land use and add vibrancy.

There are plans to bring in large retail outlets such as Tesco and sports-based Decathalon that can pull in the weekend crowd.

When the port at West Coast is moved to Tuas, there will be much more space freed up for entertainment and recreational uses.

The West Coast area will then be a hive of activity and fun, supporting the livability of the area and prices of the Twin Vew new launch condominium.

Tg Pagar Terminal cleared ahead of schedule

Remember the Greater Southern Waterfront project? Find out why it could kick off faster than expected. http://str.sg/4KbH

Posted by The Straits Times on Monday, 14 August 2017

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Cross island line

The cross island line will connect Jurong to Changi and reduce crowding on the East-West and North East lines.

Starting from Changi, the cross island line, for which Twin Vew is located on one of the stops, will pass through Loyang, Pasir Ris, Hougang, Ang Mo Kio, Sin Ming, Bukit Timah, Celmenti, West Coast and terminate at Jurong Industrial Estate.

Commuters will have more rail options and travel times will be shortened significantly.

District 5 historical performance as comparables for Twin Vew condominium

Twin Vew new launch condominium is in district 5, and based on the historical performance, performance has been good given it’s proximity to Jurong second CBD, the upcoming high speed rail, and lifestyle amenities such as West Coast Park.

The chart below shows that prices have risen from about S$800 psf in 2010 to S$1,200 psf in Sept 2017. This translates into a 50% gain over 7 years.

If historical trends persist, as we believe it should due to property as an asset class appreciating about 7% on average per annum, the prices of Twin Vew would be about S$1,800 in 7 years time or 2025.

District 5 historical transaction prices and volume
District 5 historical transaction prices and volume

Looking at the developments around Twin Vew condominium, such as Jubilee residence, Viva Vista and Clementi Woods condominium, these are presently fetching between 3.8 to 4.5% rental yield.

This is quite attractive considering Singapore bonds are yielding about 2.1%.

At the lower end, yields are about 3.3%.

It would be reasonable to think that Twin Vew condominium will likely fetch rental yields in the 3% range.

Based on uncompleted projects in district 5 as a comparable for Twin Vew condominium, average prices are between S$1,230 and S$1,873 for Parc Riviera and The Orient projects respectively.

Prices for The Orient may be higher due to its freehold status.

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500sqft comparable prices

Based on the closest comparable, Parc Riviera, which started selling at the end of 2016, prices for units below 500 sqft were in the range of S$1,300 and above.

Units above 500 sqft in size sold at a range of S$1,100 to S$1,400. Clustering was around the S$1,220 to S$1,230 range.

Parc Riviera prices <500sqft

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IRR and returns for an investor in Twin Vew

For those who are looking to invest, potential returns on an IRR basis would be in the 12 to 13% range.

The equity multiple is in the 3.x range.

Assumptions used are 80% LTV, 3% rental yield with rents growing 2% every year, valuation growing by 3% every year and an interest rate of 3% constant throughout the holding period.

The biggest driver of returns will be the valuation growth and LTV taken.

The exercise takes a 3% growth in valuation which may be on the conservative side seeing that property prices rise can sometimes rise 6 to 7% per annum.

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Twin Vew transport connectivity

Twin Vew is about 5 mins drive to AYE Exit 13, Jurong Town Hall.

Buses near Twin Vew condominium include 97, 201, 97E, 154, 197 and 198.

Twin vew bus stops and AYE exit 13Link 1) Twin Vew quick navigation 2) Contact us/register interest

Amenities around Twin Vew

Twin View Amenities
Twin Vew Amenities

Around Twin Vew, there are amenities such as Childcare centres (Cherie Hearts Little Tots Cottage, Eureka Schoolhouse), Clinics (Dr WK Koo and Associates, Pandan Clinic, Medical Union Clinic), Dentists (Atria-Pan dental group Pte Ltd) and national parks (Pandan reservoir fitness corner).

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Heatmap of prices around Twin Vew

Twin Vew heatmap for west coast

Based on the heatmap provided by EdgeProp, prices in the West Coast area over the last 5 years averaged S$1,212 psf.

This is lower than that in the Jurong Gateway area where prices are about S$1,400 psf.

Over time, prices in the West Coast area is likely to pull upwards as general market prices increase, and as the Jurong area develops its character as a second CBD and high speed rail terminus location.

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Close to popular shopping centres

Twin Vew is located near Clementi Mall, JCube, Westgate and IMM outlet mall.

For those who think Orchard Road is too far and too crowded on both weekdays and weekends, the amount of shopping around Twin Vew new launch condominium will keep you occupied for some time.

With these malls, all your entertainment, leisure, discretionary and shopping needs will be met.

Brands at these malls include Golden Village, Katong Laksa, ALDO, Challenger, Samsung Experience Store, Singtel, Calvin Klein, Citizen, OCBC Bank, Singpost, Bank of China, Naiise, Timezone, Yamaha, Breadtalk, Crystal Jade, Fish & Co, Food Republic and many more.

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Clementi Mall

The Clementi Mall is a six-storey retail development totaling approximately 191,000 square feet of retail space, which includes a basement shopping level and a basement carpark.

With its strategic location in Clementi town and accessibility to integrated transport amenities like the Clementi MRT station and bus interchange, The Clementi Mall is poised to be an anchor attraction in the area.

Positioned as a contemporary and mid-market mall, Clementi Mall will enjoy a good catchment from Holland Village, Bukit Timah and West Coast, where key tertiary institutions such as National University of Singapore, Ngee Ann Polytechnic, Singapore Polytechnic, and UniSIM are located.

Twin view - near clementi mall

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JCube

Anyone out there still remembers Jurong Entertainment Centre (JEC)? Yep, that’s JCube’s predecessor.

Previously boasting Singapore’s only ice-skating rink, it was eclipsed by Kallang Leisure Park, when the latter also built an indoor rink to rival the likes of JEC.

JEC was demolished in 2008 and in its place now stands JCube.

Twin view - near JCube

Westgate

Westgate is a lifestyle and family shopping mall in Jurong East, Singapore. It is the only mall with direct connections to both Jurong East MRT station and Jurong East Bus Interchange.

Located at the heart of Jurong Gateway, the integrated retail and office development compromises of a 7-level lifestyle and family shopping mall and a 20-level office tower known as Westgate Tower.

Isetan Supermarket, together with a wine shop called Bacchus, is located at Basement 2, the lowest level in Westgate.

There is also the Westgate Wonderland on Level 4, a gym with a swimming pool and a childcare centre called Kids Club at Level 5.

Twin view - near Westgate

IMM Outlet mall

Short for International Merchandise Mart Mall, IMM is situated in Jurong East.

This place has outlet provisions for many things – fashion, sports, travel and furniture.

Famous brands include Agnes b, Coach, Samsonite, Adidas etc.

Twin view - near IMM outlet mall

Healthcare amenities

Twin vew is located near Jurong Community Hospital and Ng Teng Fong General Hospital.

Link 1) Twin Vew quick navigation 2) Contact us/register interest

Schools near Twin Vew

The schools near Twin View include Qifa Primary, Nan Hua Primary, Clementi Primary, Japanese Kindergarten and Tanglin Secondary School.

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Photo of Twin Vew land parcel

Looking Eastward towards the CBD and city centre.Twin View West Coast Vale Parcel

View towards Pandan reservoirTwin view View towards the landed estatesTwin view View towards the cityTwin view Twin Vew Developer impression (1) Twin Vew Developer impression (2)Lowres TwinViews2R-20 Lowres TwinViews2R-22 Lowres TwinViews2R-25 Lowres TwinViews3Rm-02 Lowres TwinViews3Rm-07 Lowres TwinViews3Rm-10 Lowres TwinViews4Rm-33 Lowres TwinViews4Rm-39 Lowres TwinViews4Rm-45 Lowres TwinViews4Rm-46

Government land sale for Twin Vew

Following article from Straits Times on 10 Feb 2017

China Construction Development has put in the top bid of $292 million in a hard-fought, nine-way battle for a residential land parcel in West Coast Vale.

The bid of $592 per sq ft per plot ratio (psf ppr) was towards the upper end of expectations, said JLL national director of research and consultancy Ong Teck Hui.

He added: “It reflects optimism that the residential market will continue to improve. Private home sales in 2016 grew nearly 16 per cent over the previous year and is expected to improve further in 2017, while price declines have been moderating.

“This has led to the perception that the market is closer to the bottom and contributed to the firm bidding for the subject site.”

The West Coast Vale 99-year leasehold plot was launched on Dec 7. The tender closed yesterday.

Close behind, in second spot, MCC Land tendered $289.9 million, or about $587.3 psf ppr, for the parcel with a site area of about 176,294 sq ft – close to the top end of the expected $450 psf ppr to $600 psf ppr range.

Mr Desmond Sim, head of CBRE Research for Singapore and South-east Asia, said: “The plot is the last site to be sold on the Government Land Sales confirmed list for 2016 and the profiles of the bid parties reflect interest from some relatively newer developers and small-cap players who find the quantum affordable and easy to manage.”

This will negate the risks for developers making their first foray into the residential market, he added.

Twin vew bidders west coast vale

Mr Ong said the top bid was 7.4 per cent above the $551 psf ppr paid for the adjacent Parc Riviera site as it is slightly superior, being farther from the Ayer Rajah Expressway.

The West Coast Vale site is also somewhat near the Jurong Lake District and malls like Jem.

Mr Sim said the site is in an enclave of private developments, an established area close to the park connector network along Sungei Pandan. “It requires the use of prefabricated materials which will help to keep a lid on construction costs.”

Mr Ong noted that nine bidders was a good turnout for this site, which he regarded as mediocre as it is not near an MRT station.

He added: “As sales at Parc Riviera have not been brisk, with prices averaging around $1,200 psf, the subject development may have to be priced more competitively to achieve better sales progress.”

Link 1) Twin Vew quick navigation 2) Contact us/register interest

Developer

China Construction Development has a strong track record of building quality homes, with projects such as Alexandra Vew, eCo, Mon Jervois, 70 Saint Patrick’s, Seahill under their belt.

China Construction is a quality developer not just in Singapore but around the world.

The following video showcases their use of technology, tapping of the capital markets and design principles in developing their properties.

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Amber 45 condominium by UOL at Amber Road

12

Latest updates on available units at Amber 45 are as follows

  • 2BR, AP, 764sqft $1,635mil ($2140psf)
  • 2BR, B2P, 872sqft $1,923mil ($2205psf)
  • 2BR, B1, 700sqft, Last 2 Units, from 1,760mil ($2514psf)
  • 2BR, B1P, 829sqft, $1,880mil ($2268psf)

For more information on the units, deferred payment schemes, developer discounts and general project information, please contact us using the contact form at the end of this page.

Amber 45 is a condominium at Amber Road that is expected to be released for sale in April or May.

At the heart of Amber Road, Amber 45 is near the East Coast Park, malls such as Parkway Parade and I12 Katong, good schools such as Tao Nan, Tanjong Katong Primary and Girls School and a 10-15 min drive to both the city and Changi International Airport.

Quick navigation for Amber 45

  1. Amber 45 Development info
  2. Unit Mix
  3. Floor plan
  4. Pricing
  5. Showflat location
  6. Site plan
  7. Condominium amenities
  8. Transport amenities
  9. Educational institutions
  10. Healthcare facilities
  11. Shopping and entertainment amenities
  12. Fitness amenities
  13. Government masterplans
  14. Investment analysis
  15. Developer background
  16. In the news
  17. Gallery
  18. Contact us

Here’s a quick video to catch first (30 secs)

Amber 45 Development Info

Project name Amber 45
Address Amber Road
Developer UOL
Tenure Freehold
District 15
Site area 69,858 sqft
Gross floor area 146,701 sqft
No of blocks 7
No of storeys 20
No of units 139
Unit mix 2 to 4 bedrooms
614 to 1,593 sqft
TOP date Nov 2021

Link 1) Amber 45 quick navigation 2) Contact us/register interest to own a piece of prime real estate in the East Coast and Amber area

Unit Mix

Amber 45 has a mix of 2 to 4 bedroom units.

There is an even distribution of 2 to 4 bedroom units and therefore plenty of choice for potential buyers and investors.

Unit type Stack Description Size No of units
A 01 2 bed 1 bath 614 20
B1 07 2 bed 2 bath 700 20
B2 04 2 bed 2 bath 732 20
C1 06 3 bed and guest 1,130 20
B2 02 3 bed and guest 1,184 20
D 05 4 bed 1,346 19
E 03 4 bed pvt lift 1,593 20

Pricing for Amber 45 is expected to be very competitive given the quality and freehold tenure of the development.

In addition, the proximity to East Coast Park, City Hall and various amenities lend itself to the project having a lot of rental and capital gain potential.

Link 1) Amber 45 quick navigation 2) Contact us/register interest to enjoy unparalleled convenience to East Coast Park, good schools and more

Floor plans

The floor plans for 2 to 4 bedroom types in Amber 45 are as follows.

All the units are functionally laid out, with spaces for queen and king sized beds in the bedrooms, 6 seater dining tables in the main hall and balconies from the living rooms.

2 bedroom, 614 sqft, Type A, #02-01 to #20-01

Amber 45 A 2 BR

2 bedroom premium, 700 sqft, Type B1, #02-07 to #20-017Amber 45 B1 2 BR premium

2 bedroom premium, 732 sqft, Type B2, #02-04 to #20-04Amber 45 B2 2 BR premium

3 bedroom + guest, 1,130sqft, Type C1, #02-06 to #20-06Amber 45 C1 3 BR guest

3 bedroom + guest, 1,184sqft, Type C2, #02-02 to #20-02Amber 45 C2 3 BR guest

4 bedroom, 1,346 sqft, Type D, #03-05 to #20-05Amber 45 D 4 BR

4 bedroom premium, 1,593 sqft, Type E, #02-03 to #20-03Amber 45 E 4 BR premium

The site plan with sizes will provide a snapshot of the unit types overlaid on the site.

Amber 45 site plan with sizes

Link 1) Amber 45 quick navigation 2) Contact us/register interest if you’re oh so attracted to the opportunity to own a piece of Amber 45

Pricing

The estimated pricing for Amber 45 will be from S$2,000 psf onwards.

This translates into approximately S$800,000 for a 1 bedroom, S$1.4m for a 2 bedroom, S$1.8m for a 3 bedroom and upwards of S$2.4m for a 4 bedroom and larger unit.

Link 1) Amber 45 quick navigation 2) Contact us/register interest

Showflat location

Amber 45’s showflat is located about 3 mins walk from Dakota MRT and along Airport/Dunman Road.

It is situated near of Geylang Park connector and can be accessed by coming from Exit A of Dakota MRT and crossing Airport/Dunman Rd.

Alternatively, it can be accessed by Exit B of Dakota MRT without crossing the road. The walk is slightly further by Exit B.

There will be developer discounts for those who are buying during the VVIP preview phase.

Prices for condominium projects are usually raised after the VVIP preview phase to reward those who were willing to visit the showflat earlier and commit a blank cheque.

To enjoy developer’s discounts, you will need to submit a letter of authorization together with a blank cheque made payable to the developer of Amber 45.

Link 1) Amber 45 quick navigation 2) Contact us/register interest if you want VVIP previews and developer discounts before the official launch

Site plan

Amber 45’s site plan as shown gives buyers a top down perspective of the site with North facing up.

Amber Road is on the left of the site plan shown below or the western end of Amber 45.

Stacks 1, 2, 6 and 7 will be facing the landed housing area of Katong.

Stacks 3, 4 and 5 will be facing south which is the East Coast Park and beach area.

To the North and South of Amber 45 are the projects The Shore Residences and The Seaview. To get unblocked views of the areas surrounding the project, it may be better to get higher floors.

Stacks 1, 2, 6 and 7 are facing North West and will receive more wind between Dec and March. Stacks 3, 4 and 5 are facing South East and will receive prevailing winds between June and Sept.

Amber 45 site plan

Amber 45’s diagrammatic chart is as follows.

  • Stack 1, 4 and 7 consist of 2 bedroom + 1 bath, 2 bedroom + 2 bath units (blue)
  • Stack 2 and 6 consist of 3 bedroom + guest units (orange)
  • Stack 3 and 5 consist of 4 bedroom and 4 bedroom + private lift units (yellow)

Amber 45 diagrammatic

Link 1) Amber 45 quick navigation 2) Contact us/register interest if you want to enjoy the spa, massage and facilities that Amber 45 has to offer.

Amber 45 condominium amenities

Facilities in Amber 45 include a forest spa, bubble pool, foot massage, water hammock, children’s bubble pool, aqua gym, spa alcove, spa bed, 50m lap pool, amber lawn among many others.

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Gallery

Amber 45 photos (1) Amber 45 photos (2) Amber 45 photos (3) Amber 45 photos (4) Amber 45 photos (5) Amber 45 photos (6) Amber 45 photos (7) Amber 45 photos (8)

 

 

Transport amenities

There are 2 upcoming MRT stations near Amber 45 and they are Marine Parade and Tanjong Katong stations on the Thomson East Coast Line (TEL).

The TEL will be fully complete in 2024 which is only a few years after Amber 45’s expected TOP date.

These MRT stations are about a 5 min walk from Amber 45.

Bus services that serve Amber 45 include 10, 10E, 12, 14, 32, 40 and 47 along East Coast Road.

Along Marine Parade Road which is South of Amber 45, bus services include 15, 31, 36, 36B, 43, 48, 134, 135, 196, 196E, 197, 853 and 966.

These bus stops are about a 5 min walk from Amber 45.

Amber 45 is also near East Coast Parkway’s (ECP) exit 10 and 11 that will bring residents to Changi Airport or the CBD with 10-15 mins of driving.

Amber 45 connectivity to town

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Educational institutions

Educational institutions around Amber 45 include Tanjong Katong Primary (340m or 3 min walk), Tanjong Katong Girls’ School (780m or 3 min drive), Tanjong Katong Secondary School (840m or 3 min drive), Haig Girls’ School (1.02km or 4 min drive), CHIJ (Katong) Primary (1.1km or 4 min drive), Tao Nan School (1.1km or 4 min drive), Kong Hwa School (1.8km or 6 min drive) and Ngee Ann Primary School (1.8km or 6 min drive).

Link 1) Amber 45 quick navigation 2) Contact us/register interest to give your child a headstart in Tao Nan school which is near Amber 45.

Healthcare facilities

The main healthcare facility near Amber 45 is the Singhealth Marine Parade Polyclinic. There are also a number of privately run clinics and dentists around the Marine Parade, Joo Chiat and East Coast area.

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Shopping and entertainment amenities

Amber 45 is located near shopping malls and entertainment outlets such as Parkway Parade, I12 Katong and the Joo Chiat enclave.

These areas offer everything that residents will need from groceries, discretionary goods to festive products.

Click here to contact us for more information on Amber 45 at Amber Road by UOL

The Joo Chiat area is becoming an enclave that is popular among expatriates, hip and modern youngsters and professionals looking for drinks, a gastronomical experience and generally just hanging out.

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Fitness amenities

Amber 45 is walking distance from the East Coast Park and will no doubt appeal to fitness enthusiasts.

From camping, running and working out to dining, East Coast Park offers a whole host of activities for families, singles, young couples, professionals and expatriates living at Amber 45.

Only a 5-10min drive from Amber 45 is the Singapore Sports Hub.

Comprising the OCBC Arena, X-treme sports hardcourt, OCBC Aquatic Centre, Kallang Wave Mall, Kallang Theatre, Leisure Park Kallang, Sports Hub Library, Singapore Sports Museum and Singapore Indoor Stadium, the area can occupy you for an entire day!

Amber 45 residents who are fitness enthusiasts can now look forward to a whole host of sporting and outdoor activites to do over the weekend.

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Government masterplans

Investment analysis

The latest non-landed prices for Amber Road in district 15 came in at S$1,355 psf in Oct 2017 according to Squarefoot.

Compared to 10 years ago where prices were S$1,281 psf, prices have risen by about 6%. On an annualized basis, this is approximately 1% thereabouts.

Read also: Possible to get 20% returns on Amber 45?

District 15 prices
District 15 prices

Considering how the government implemented many rounds of cooling measures over the last 5 years to tamp down price growth in the market, it is remarkable that prices in the district have been on an uptrend.

This is a testament to the area’s choice location, given it’s proximity to the City Centre, the East Coast Park (walkable or accessible by underpass), various retail amenities such as Parkway Parade, I12 Katong, and the Joo Chiat food and entertainment enclave. The upcoming Thomson East Coast Line will also improve connectivity for residents in the area. The Tanjong Katong MRT station is nearest to the Amber 45 condominium.

According to UOL who bought the nursery from its previous owners, they are intending to accommodate about 190 apartment units in a 22-storey block.

Click here to contact us for more information on Amber 45 at Amber Road by UOL

Pricing for surrounding developments such as The Sea View are between S$1,515 to S$1,760 on average over the last 6 months, translating into an implied rental yield of 2.6%.

Also read: Look out for these 3 things for Singapore property’s outlook

The Shore Residences registered a price range of S$1,422 to S$1,534 over the last 6 months, translating to an implied rental yield of 3.5%.

Across the road is Amber Residences where prices have registered S$1,376 to S$1,496, implying a rental yield of 2.9%.

Further down the road are two slightly older condominium developments, The Esta and One Amber.

The Esta had prices of between S$1,401 to S$1,598 over the last 6 months, implying a yield of 2.8%, while One Amber had prices of S$833 to S$1,602, implying a rental yield of 2.9%.

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From these comparables, it can be seen that pricing for relatively newer condominums in the immediate Amber Road area are about the S$1,500 psf range.

In terms of rents, recently concluded transactions in The Shore Residences include the following

  • 3 bedroom 1,150 sqft for S$3,900 per month
  • 3 bedroom 1,250 sqft for S$4,850 per month
  • 2 bedroom 1,050 sqft for S$3,900 per month
  • 1 bedroom 550 sqft for S$2,400 per month

There is some variation in the rents as the units could be on different floors.

On average, The Shore Residences is registering rents of about S$4.2 psf pm, which translates into about S$4,200 for a 1,000 sqft unit.

Zooming out a little, rents along Amber Road have maintained at the S$3 to S$4 range.

A 1,000 sqft unit will therefore be going for around S$3,000 to S$4,000 per month.

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Developer background

UOL is one of Singapore’s leading public-listed property companies with an extensive portfolio of development and investment properties, hotels and serviced suites.

UOL strongly believes in delivering product excellence and quality service in all our business ventures.

Our list of property development projects includes residential units, office towers and shopping malls, hotels and serviced suites.

UOL, through our hotel subsidiary Pan Pacific Hotels Group Limited (PPHG), owns and/or manages over 30 hotels, resorts and serviced suites in Asia, Oceania and North America under two acclaimed brands, namely “Pan Pacific” and PARKROYAL.

Our unwavering commitment to architectural and quality excellence is reflected in all our developments, winning us prestigious awards such as the FIABCI Prix d’Excellence Award, Aga Khan Award for Architecture, Urban Land Institute Awards for Excellence and President’s Design Award.

Click here to contact us for more information on Amber 45 at Amber Road by UOL

As we stay true to our core values, building on Passion, Innovation, Enterprise, Corporate Social Responsibility and People, we continue to leverage our strengths to create long-term value for our stakeholders.

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Amber 45 in the news

Amber 45 in the Business Times

Nursery at the Amber 45 plot
Nursery at the Amber 45 plot

UOL Group has clinched an option to purchase a freehold 69,858-square-foot site at 45 Amber Road for S$156 million

UOL Group has clinched an option to purchase a freehold 69,858-square-foot site at 45 Amber Road for S$156 million.

The site, which currently holds a horticultural and gardening retail centre, has a plot ratio of 2.0 and is being sold by Sin Lian Huat Co.

The District 15 site is within walking distance of the upcoming Marine Parade and Tanjong Katong MRT stations, which are estimated to be completed in 2023. UOL has two weeks to exercise the option, and 12 weeks after that to complete the deal.

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Amber 45 in the Straits Times

Amber 45 Straits Times

A site in Amber Road that has housed a landscaping and nursery business for more than 30 years has been sold to property developer UOL for $156 million.

The plot of about 70,000 sq ft at 45 Amber Road, which was owned by developer Sin Lian Huat, is sandwiched between two condominiums – The Shore Residences and The Sea View.

Mr Richard Yeo, senior manager of Ban Nee Chen nursery, said the nursery was not informed that the land had been sold.

He said the nursery would move if it had to. Mr Liam Wee Sin, UOL’s deputy group chief executive, said in a statement to The Straits Times that the deal was an opportunity to acquire a rare freehold residential site.

“The site will be able to accommodate about 190 apartment units in a 22-storey block. We believe there will be very strong demand for a freehold apartment in the Amber Road/Marine Parade area,” he added.

Mr Liam said the deal was also a “timely replenishment of our land bank, given the successful sell-out and completion of 70 St Patrick’s”.

UOL’s most recent East Coast residential project, 70 St Patrick’s, which was launched in 2014, had 186 apartments going at an average price of $1,600 to $1,700 per sq ft.

Dr Lee Nai Jia, head of South-east Asia research at property consultant Edmund Tie and Company, said the Amber Road plot was attractive for several reasons.

“The quantum of the site is relatively low and it is close to many amenities – established primary schools, eateries, and within walking distance of upcoming MRT stations Marine Parade and Tanjong Katong, which are estimated to be completed in 2023,” he said. Dr Lee added that the site is also close to East Coast Park.

The purchase is the latest property deal linked to veteran banker Wee Cho Yaw, the chairman of UOL’s board of directors.

Last week, he made waves in the property market by buying 45 units at luxury condominium The Nassim for $411.6 million through his company’s private real estate arm, Kheng Leong.

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Gallery

Amber 45 Amber 45

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The Amber Road area will continue to remain an attractive location for renters and investors given its proximity to amenities and the city.

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The Jovell new launch condominium at Flora Drive by Hong Leong

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Jovell aerial view
Jovell aerial view
Jovell aerial view
Jovell aerial view

The Jovell is a new launch condominum at Flora drive that is expected to be launched in Q2 2018.

Anyone interested in a condominium at the Flora Drive and Changi area should keep your eyes peeled for latest news and information that will be released soon.

The Jovell quick navigation

  1. The Jovell condominium details
  2. Unit mix
  3. Floor plans
  4. Pricing
  5. Showflat location
  6. Site plan
  7. Condominium amenities
  8. Transport
  9. Education
  10. Healthcare
  11. Shopping
  12. Fitness
  13. Government masterplan
  14. Investment anlaysis
  15. Developer background
  16. Contact us/register interest

The Jovell new launch condominium details

Jovell artist impression
Jovell artist impression
Developer Hong Leong Holding Limited
Official launch date Est. September 2018
TOP date Est. 2021
Address District 18, Flora Drive
Number of units 429
Number of towers 9 residential towers of 8 stories each
Tenure 99 year leasehold
Type of units 80 units of 1BR and 1+study (41sqm to 49sqm)

324 units of 2BR, 2+study, 3BR and 3BR+Yard (59sqm to 96sqm)

24 units of 4BR (114sqm to 118sqm)

Facilities Swimming pool, kids pool, gym, clubhouse, tennis court, reading room
Architect Ong and Ong Pte Ltd
Estimated date of launch Q2 2018

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Attractive points

  1. Exclusive development with only 428 units
  2. Tranquil environment with beautiful and lavish landscaping
  3. Less than 10 mins drive to Changi business park, Tampines Regional Centre and upcoming Project Jewel at Changi Airport
  4. Short drive to Ikea, Giant, Courts Megastore, Changi City Point and Tampines Malls
  5. Close proximity to int’l schools such as The Japanese School, United World College, SUTD and Overseas Family School

The Jovell Unit Mix

Jovell siteplan
Jovell siteplan

The unit types at the Jovell ranges from 1 to 4 bedrooms. There are units with the option of a study or yard.

1 bedroom – 28 units from 41-42 sqm
1 bedroom with study – 56 units at 49 sqm
2 bedroom – 56 units from 59 to 60 sqm
2 bedroom with study – 128 units from 60 to 67 sqm
3 bedroom – 104 units from 93-96 sqm
3 bedroom with yard – 32 units from 93 to 96 sqm
4 bedroom – 24 units from 114 to 118 sqm

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The Jovell floor plans

Jovell 1br floorplan
Jovell 1br floorplan
Jovell 2br floorplan
Jovell 2br floorplan
Jovell 3br floorplan
Jovell 3br floorplan

These floorplans are those of the showflat units. For the complete set of floorplans, contact us below and we will send them over to you.

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The Jovell Pricing

Based on the comparable analysis done in the investment analysis section of this post, I anticipate selling prices to be in the range of S$1,000 to S$1,100 psf.

Actual pricing for The Jovell has not yet been released but please contact us if you want to be notified of latest updates.

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The Jovell showflat location

The showflat location of The Jovell is not out yet but is likely to be either at Pasir Ris or Tampines given that most potential buyers would be living in these areas.

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The Jovell Site Plan

Contact us if you would like to be updated on the latest information and news regarding The Jovell.

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The Jovell amenities

The size of The Jovell is relatively large, so we can expect a whole suite of amenities to suit the needs and wants of residents.

The amenities that will definitely be present include a gym, swimming pool, kids play area, bbq pits, reading room and wading pool etc.

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The Jovell transport choices

The Jovell is near Tampines East station on the Downtown line that is up and running. From there, residents of The Jovell can make their way to Expo and Changi Airport, or head directly to Bugis.

Bus services in the area include 2, 4, 5, 737 in the immediate area.

Further out at Loyang Avenue, there are many services include 3, 9, 12, 12E, 17, 19, 21, 39, 53, 53A, 59, 81, 518, 518A, 661, 737, 769 and G36.

The Jovell is near Tampines Expresway (TPE) Exit 2. TPE leads to PIE and ECP in the South and Seletar Expressway in the North.

The Jovell TPE Exit 2

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The Jovell education institutions

Nearby schools include East Spring Secondary (560m), East Spring Primary (700m) and White Sands Primary (1km), Pasir Ris Primary (1.8km), Tampines North Primary (1.9km), Gongshang Primary (1.8km), Yumin Primary (1.7km), Chongzheng Primary (1.7km) and Angsana Primary (1.8km).

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The Jovell healthcare facilities

For residents of The Jovell who are concerned with health and would like to be near a hospital, the Changi General Hospital is about 5-10min drive away.

The Tampines Hub also has a polyclinic so there should be no worries regarding a lack of healthcare facilities.

the Jovell Changi general hospital

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The Jovell shopping malls

Near Jovell are Shopping Malls such as White Sands, Downtown East and E Hub which are close near Pasir Ris central. In addition, there is Tampines Mall, Century Square and Tampines One which is one MRT station from Pasir Ris.

The jovell white sands

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The Jovell fitness amenities

Jovell Lagoon artist impression
Jovell Lagoon artist impression

Near The Jovell are some parks such as Sea Shell Park in Pasir Ris and Tampines Eco Green to the South. Further up North is Pasir Ris Park and the Changi area.

All these areas make it convenient for residents of The Jovell to remain fit and active.

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Government Masterplan

Being near Tampines also means that The Jovell will be able to benefit from the Tampines Masterplan.

There are 4 main prongs to the Tampines Masterplan that will benefit The Jovell.

  1. Housing: Better living through a better environment
  2. Leisure: Green and blue spaces come alive
  3. Transport: Getting you there and back
  4. Economy: Quality jobs closer to home.

Residents can look forward to future developments in the area such as expansion of Changi General Hospital, a new Integrated Transport Hub, the Downtown Line and new amenities to complement Tampines North.

There will also be substantial land parks set aside in Tampines North. A new park connector will link up much of the east, including Tampines, Pasir Ris and Bedok Reservoir.

There will be may MRT stations serving the area in future along the Downtown Line.

New cycling routes will be set up so that residents can get around Pasir Ris where The Jovell is, to Tampines and beyond.

And all of these will be a stone’s throw from The Jovell!

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JPark condo Tampines Masterplan

The Jovell Investment Analysis

The Jovell is in district 18 of Singapore which consists of Simei, Tampines and Pasir Ris.

Over the past 10 years, prices in district 18 have climbed from S$625 psf in Feb 2010 to S$945 as of Jan 2018.

This represents a rise of 51% over the period or an annualized increase of 5.3%.

If rental income and leverage were to be accounted for, the percentage increase would be in the double digit range and possibly more than 20%.

The following chart shows how non-landed prices have moved in district 18, which can be taken as a proxy for The Jovell.

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JPark condo singaporeRental yield

In terms of rental yield, district 18 has an average yield of between 3.5% to 4%.

Using some projects in the district as comparable, most of them are registering yields of about 3.6%.

For investors in The Jovell, this can be used as a benchmark to determine how much rental yield is feasible.

The following are some projects in district 18 and their respective rental yield.

Project Gross yield (%)
Melville Park 4.1
Simei Green Condominium 3.8
The Esparis 3.7
The Santorini 3.7
Eastpoint Green 3.6
Eastvale 3.6
Savannah Condopark 3.5
Pinevale 3.5
NV Residences 3.5
Whitewater 3.5

The Jovell has a good catchment of tenants in the form of The Japanese School which is also along Flora Drive and only 3 mins away.

Rental demand for The Jovell can also come in the form of frequent flyers, airport staff, pilots and air stewards/stewardesses since Changi Airport is very nearby.

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Future supply

For investors who are concerned of future supply and competition against The Jovell, there are only 2 projects that are under construction.

They are Alps Residences and Coco Palms which are likely to TOP in June 2020 and 2Q2018.

Investors who would like to rent out The Jovell should not be too concerned about the competition of these 2 properties as The Jovell will only be completing in 2021, a fair bit of time later than Alps Residences and Coco Palms.

By that time, The Jovell would be newer than these 2 projects and be able to command a rental premium due to its just built and brand new condition.

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The Jovell developer background

Hong Leong Holdings Limited (HLHL) was established in 1968 as the privately-held property development and investment arm of the Hong Leong Group. As one of the pioneers of the real estate scene in Singapore, HLHL has since emerged as a major player in the property market, making it one of the most sought-after providers of a comfortable home. To date, it manages 8 commercial projects and has developed close to 100 residential properties, including a range of mid to high-end residential projects in some of the country’s most coveted neighbourhoods. Looking forward, HLHL continues to seek improvement and expansion in its business while maintaining its distinct level in design, sustainability and customer service.

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The Jovell contact us

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We will notify you of the latest pricing, release of floor plans, brochures and news regarding The Jovell.

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Sixteen35 Residences at Geylang by Oxley

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1635 Residences geylang

Last 9 units available

2+study – 667 sqft, from S$957,000

2+study premium – 743/753 sqft, from S$1,114,000

3 bedroom – 797 sqft, S$1,192,000

For other information, drop us for a message for the latest price updates and discounts.

Sixteen35 (1635) Residences is a new development in the heart of Geylang by Oxley Group. This area is in the city fringe and is minutes away from town and neighbourhoods such as Bugis, Lavender and City Hall.

Quick navigation for Sixteen35 (1635) Residences information

  1. Development information
  2. Unit mix
  3. Floor plans
  4. Pricing
  5. Showflat location
  6. Site plans
  7. Amenities
  8. Transport details
  9. Educational institutions
  10. Healthcare
  11. Shopping
  12. Entertainment
  13. Fitness
  14. Government masterplan
  15. Investment analysis
  16. Things foreign buyers should look out for
  17. Taxes
  18. 1635 Residences site history
  19. Developer background
  20. Contact us/register interest

Sixteen35 (1635) Residences development info

Project name Sixteen35 Residences
Address 16 Lorong 35 Geylang
Developer Oxley Group
District 14
Site area 12,000 sqft
Gross floor area 33,600 sqft
No of storeys 8
No of units TBC
TOP TBC
Tenure 99 year leasehold

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Sixteen35 (1635) Residences Unit mix

To be announced. Contact us if you would like to be updated on the latest information.

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Sixteen35 (1635) Residences Floor plans

Sixteen35 (1635) Residences is likely to comprise units of between 1 to 4 bedrooms with more smaller units to cater to renters.

Definite floor plan information will be released in due course.

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Sixteen35 (1635) Residences Pricing

The finalized pricing for Sixteen35 (1635) Residences is not confirmed yet but based on comparable new launches in the area and district, sale prices are likely to be in the S$1,400 to S$1,700 psf range.

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Sixteen35 (1635) Residences Showflat location

Sixteen35 (1635) Residence’s showflat location will be released soon. It will likely be in the vicinity of Geylang, Paya Lebar or Aljunied area.

1635 Residences geylang

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Sixteen35 (1635) Residences Site plan

Sitting on a 2,219 sqm site, Sixteen35 (1635) Residences will have frontage to both Geylang Lorong 35 and 37. A short walk away is Sims Avenue and Geylang road with many food and beverage options.

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Sixteen35 (1635) Residences Development amenities

As Sixteen35 (1635) Residences is a relatively small project, the amenities are likely to be communal such as a swimming pool and carpark at the basement level.

According to news reports, Sixteen35 (1635) Residences will house the Huang Shi Zong Hui Singapore (Huang Clan Association) premises on the 2nd and 3rd stories. Residents will live on he 4th to 8th storey.

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Sixteen35 (1635) Residences Transport Amenities

Sixteen35 (1635) Residences is a short walk away from Paya Lebar and Aljunied MRT station.

For those who want to take the circle, orange line, the Dakota train station is slightly further away but within a 10 min walk.

Bus services in the vicinity of Sixteen35 (1635) Residences include 2, 13, 21, 26, 40, 51, 67, 137, 853 and NR7.

PIE Exit 11 is also nearby and a 5 min drive from Sixteen35 (1635) Residences.

Alternatively, Guillemard road leading to Nicoll Highway is a short drive away.

For motorists wishing to use the ECP, exit 11 and 13 are a 5 to 7 drive away.

1635 residences paya lebar

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Sixteen35 (1635) Residences Educational Institutions

There are numerous educational institutions around Sixteen35 (1635) Residences such as Geylang Methodist Primary and Secondary School, Chung Cheng High School (Main), Broadrick Secondary, Tanjong Katong Girls School, Kong Hwa School, Tanjong Katong Secondary School, Tanjong Katong Primary School, Macpherson Secondary School, James Cook University, Chatsworth International School East Campus and the Lifelong Learning Institute.

1635 residences james cook uni

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Sixteen35 (1635) Residences Healthcare

Near Sixteen35 (1635) Residences is an important healthcare institution the Geylang Polyclinic.

There are also numerous privately run clinics and dentists around the Marine Parade, East Coast and Joo Chiat area.

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Sixteen35 (1635) Residences Shopping

There are numerous shopping amenities and facilities around Sixteen35 (1635) Residences and that includes the Singpost Centre, Paya Lebar Square, Paya Lebar Quarter which is expected to be completing by 2018/2019, City Plaza and One KM.

Geylang Serai which caters to the Malay community is also near Sixteen35 (1635) Residences.

Every year during Hari Raya, the place will become bustling with hipster youths and young adults wanting to try out the novel food and immerse themselves in the culture.

1635 residences singpost centre

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Sixteen35 (1635) Residences Entertainment

While some may say that Sixteen35 (1635) Residences is not in a good location due to it’s proximity to the controversial and seedy area of Geylang, the neighbourhood has changed its character over the past few years.

Regular police inspections and patrols around the area has cleaned and tidied up the area. Notorious underworld and gang triads are no longer commonplace.

In its place are eateries that open well into the evening. Many of these eateries sell comfort food such as porridge, egg tarts, durians that attract many people around Singapore to visit it over both weekdays and weekends.

While there still exists karaoke bars and massage parlors along Geylang road, these have largely been cleaned up over the years.

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Sixteen35 (1635) Residences Fitness Amenities

Only a stone’s throw away from Sixteen35 (1635) Residences is the Singapore Sports Hub which houses the OCBC Arena, OCBC Aquatic Centre, Kallang Wave Mall with indoor rock climbing and the national stadium.

Just beside the sports hub and near Sixteen35 (1635) Residences also is the Leisure Park Kallang, Sports Hub library, Kallang Theatre, Indoor Stadium and sports museum.

Fitness buffs staying at Sixteen35 (1635) Residences will definitely look forward to jogging down to the Sports Hub to get their regular exercise fix.

1635 residences singapore sports hub

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Sixteen35 (1635) Residences Government masterplan

Sixteen35 (1635) Residences will benefit from the government’s Masterplan for Geylang and Marine Parade.

In the Masterplan, the government intends to create a better living through a better environment, increasing reasons for residents to be outdoors, improving the transport system so there are quicker ways to travel and to nurture a growth centre and create jobs.

View Fullscreen

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Sixteen35 (1635) Residences Investment analysis

Prices

Over the past 10 years in District 14 where Sixteen35 (1635) Residences is located, non-landed house prices have risen from S$704 psf in Feb 2010 to S$1,329 in Jan 2018.

This represents an eye popping increase of 89% over the 8 years! On an annualized basis, this represents an increase of 8.3%.

If rental income and leverage were to be taken into account, the returns to an investor would be in the double digit range and likely higher than 20%.

For an investor in Sixteen35 (1635) Residences, the historical guide could be taken as a guide and potential capital gains would be very attractive.

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The following chart shows how non-landed prices have moved over the last 10 years.

1635 residences non landed prices

Indeed as a testament to the investment potential for Sixteen35 (1635) Residences, other comparable properties in district 14 such as Eunos Mansion, The Arizon and Wing Fong Mansions have registered capital gains of more than 100%.

On the lower end there is Mera East and The Waterina but these still had gains of approximately 50%.

An investor in Sixteen35 (1635) Residences would want to take note of these historical precedents.

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Rental yield

Sixteen35 (1635) Residences is also likely to have rental yields of more than 4% going by the comparables in the area.

The following table shows various comparable projects in district 14 and their rental yields.

Project Gross yield (%)
Casa Emerald 4.9
Bliss Residences 4.8
Tropika East 4.7
Sims Meadows 4.5
Crystal Lodge 4.3
Sims Green 4.3
Wing Fong Court 4.2
Central Imperial 4.2

Even at the lower end of rental yields tracked by Squarefoot research, yields are at least 3.7% (Goodview Apartments).

One reason yields are so attractive in district 14 is the relatively proximity the area is to the city.

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Future supply

For investors in Sixteen35 (1635) Residences, it would be wise to keep an eye out for competitor buildings as they may provide more choice for potential renters.

In district 14 where Sixteen35 (1635) Residences is in, there are 3 uncompleted condomiuniums.

They are Tre Residences (TOP Dec 2019), Rezi 35 (TOP 2020) and The Navian (TOP Dec 2020).

The TOP date for Sixteen35 (1635) Residences is unconfirmed but is given a lead time of about 3 years for construction, the TOP could likely be in 2021.

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Sixteen35 (1635) Residences Immediate Surrounding Analysis

Immediately around Sixteen35 (1635) Residences are a few projects that we can take reference from to see what type of investment returns can be achieved.

Carmi Mansions was built in 1992 and has a rental yield of 3%

Chen Fang Mansions was built in 1997 and has a rental yield of 3.8%

Regal 35 was built in 2005 and has a rental yield of 3.3%

En Fu Mansions was built in 1995 and has a rental yield of 3.7%.

All the projects are freehold in nature.

The above suggests that Sixteen35 (1635) Residences would most likely achieve a yield in the 3.5% range.

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Sixteen35 (1635) Residences Things foreign buyers should look out for

Foreign buyers are able to buy Sixteen35 (1635) Residences and they are not subject to any additional restrictions that are not already in place.

For more information on stamp duties, taxes, loan restrictions, do contact us and we can link you up with a professional.

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Taxes for investors in Sixteen35 (1635) Residences

Investors in Sixteen35 (1635) Residences can buy units under a special purpose corporate vehicle but they will be subject to the additional conveyancing duty.

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Sixteen35 (1635) Residences purchase detail

The following article extracted from Straits Times gives a good background on 1635 Residences.

Oxley acquires clan property in Geylang

Geylang’s red-light reputation has not stopped it from turning into a red-letter day for some property owners.

Property developer Oxley Holdings said its wholly owned subsidiary, Oxley Pearl, agreed yesterday to buy a property in Geylang for $13 million from Huang Shi Zong Hui Singapore (Huang Clan Association) under a 99-year lease.

It is acquiring the property at 16 Lorong 35 Geylang with the intention of turning it into an eight-storey mixed-use development, which it will name Sixteen35 Residences.

The plot, which currently houses the clan association’s headquarters, has an area of about 2,219.6 sq m and is zoned for residential/institution use under the Urban Redevelopment Authority’s (URA) 2014 Master Plan.

Sixteen35 Residences will house the clan association’s new premises on the second and third storeys, and residential flats from the fourth to eighth storeys, Oxley said in a filing with the Singapore Exchange.

The development will also have communal facilities, a swimming pool, and a carpark at its basement level, Oxley added. Upon completion, Oxley will transfer the clan association’s units to its trustees to be held in trust for the association as a beneficial owner.

The mixed-use development is expected to be completed within 40 months from the handover date of the plot by the clan association.

Separately, a site with a 60m frontage along Lorong 18 Geylang, near its intersection with Geylang Road, is up for sale by tender. The property is offered for sale based on a 99-year leasehold tenure.

It has a total site area of about 1,696.3 sq m and is located within an area that was rezoned in 2015 from “residential/institution” use to “commercial/institution” use under the URA Master Plan 2014.

At a gross plot ratio of 2.8, it can be redeveloped into an eight-storey development with a maximum allowable gross floor area of 4,749.6 sq m.

The property is held under single ownership. “A development site of this size is rarely available as ownership of land plots in the Geylang area is mostly fragmented,” said Ms Swee Shou Fern, senior director of investment advisory at Edmund Tie & Company (SEA), which is marketing the site.

The asking price for the property is $36 million, which reflects a land rate of $948 per square foot per plot ratio (ppr) for commercial use, or $704 ppr for institution use.

To redevelop the site for commercial use at a plot ratio of 2.8, an estimated development charge of $12.5 million is payable, said Edmund Tie in a statement. If the site is developed for institution use, no development charge is payable.

The tender closes on March 22.

Source: Straits Times

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Sixteen35 (1635) Residences Developer background

Oxley Holdings Limited (“Oxley” or “the Group”) is a home-grown Singaporean property developer. Oxley is principally engaged in the business of property development and property investment.

Since its inception, the Group’s accelerated growth has resulted in a burgeoning presence both locally and overseas.

It now has a presence across twelve geographical markets.

The Group has a diversified portfolio comprising development and investment projects in Singapore, the United Kingdom, Ireland, Cyprus, Cambodia, Malaysia, Indonesia, China, Myanmar, Australia, Japan and Vietnam.

Oxley’s expertise does not lie solely in property development; the Group also renders project management and consultancy expertise in Myanmar.

Oxley’s property development portfolio encompasses choice residential, commercial and industrial projects. Key elements of the Group’s choice developments include prime locations, desirable lifestyle features and preferred designs.

With a keen grasp of market sentiments and trends, Oxley has achieved remarkable growth since its inception. As part of its strategic expansion, the Group has also entered into partnerships with reputable local and overseas developers as well as business partners.

In 2013, the Group acquired a 20% stake in Galliard (Group) Limited, a leading property developer in the United Kingdom. Galliard (Group) is a property development, hospitality and management group overseeing a wide variety of developments across London and Southern England.

Since then, Oxley has also acquired a 40% stake in Pindan Group Pty Ltd, an integrated project group based in Western Australia, and an 15% stake in United Engineers, a Singaporean property development and engineering company that was founded in 1912.

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Sixteen35 (1635) Residences Contact us/register interest

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Cayman Residences new condo at East Coast

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Singapore property reits dividend yield

Cayman Residences is a new condominium at East Coast that is going to be launched.

Just off Marine Parade Road, Cayman Residences has approximately 19 units. The development is nestled in a quiet and serene landed environment that is in close proximity to shopping centres, amenities, schools and transport nodes.

Cayman Residences Quick Navigation

    1. Development information
    2. Location
    3. Unit mix
    4. Floor plans
    5. Pricing
    6. Showflat location
    7. Site plan
    8. Gallery
    9. Condominium facilities
    10. Transport
    11. Education and schools
    12. Healthcare
    13. Shopping and entertainment
    14. Outdoor/fitness
    15. Government masterplan
    16. Demand
    17. Supply
    18. Developer background
    19. Contact us

Cayman Residences development information

Development Name Cayman Residences
Address 3 East Coast Avenue Singapore 459171
Developer Pinnacle Assets
Site Area 45,249 sqft
District 15
Number of units 19 but to be confirmed
Number of storeys To be confirmed
TOP To be confirmed

Cayman Residences location

Cayman Residences unit mix

The unit mix details have not yet been released. Sign up to be notified when information is out.

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Floor plan

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Pricing

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Showflat location

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Site plan

The site plan of Cayman Residences has not yet been released. Sign up to be notified when they are out.

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Gallery

Stay tuned for gorgeous and fantastic artist impressions of Cayman Residences

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Condo facilities

Details of Cayman Residences’s facilities have not yet been released. Sign up to be notified when they are out.

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Transport

Cayman Residences is walking distance from Marine Parade Road which has bus services 13, 16, 31, 36, 43, 47, 48, 55, 135, 196, 197, 541 and 853.

The condominium is also near East Coast Road which has bus services 10, 10E, 12, 14, 40 and 155.

For drivers, Cayman Residences is a short 3 min drive from Exit 8A or 8B of the East Coast Expressway.

Changi Airport is a 10-15 min drive while the city centre is approximately a 20 min drive away.

The Siglap and Marine Terrace stations on the upcoming Thomson East Coast line are also a short distance away from Cayman Residences.

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Education and schools

According to OneMap, the schools that are within 1km of Cayman Residences include:

  • Ngee Ann Primary School
  • St Patrick’s school

Schools that are within 2km include:

  • CHIJ (Katong) Primary
  • Opera Estate Primary
  • St Stephen’s School
  • Tao Nan School

Tao Nan School is regarded as one of the best primary schools in Singapore and many parents desire to secure a place in the school for their children.

With an address at Cayman Residences, you will have a higher chance of securing a place in the school for your children due to the proximity to Tao Nan.

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Healthcare

There are many healthcare facilities around Cayman Residences such as those at Siglap Centre, Marine Parade Town Centre, Parkway Parade, I12 Katong and Bedok Central.

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Shopping and entertainment

Popular shopping malls in the area around Cayman Residences include Bedok Mall, Bedok Point, Siglap Centre, I12 Katong and Parkway parade.

In addition, the Joo Chiat area and Siglap enclave offer residents a perfect venue to unwind, drink and chill.

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Outdoor/fitness facilities

Via an underpass near Mandarin Garden, residents of Cayman Residences can access East Coast Beach quickly.

For residents of the condominium, there will be no more excuse to stay home over the weekend.

With a plethora of facilities and activities such as cable skiing, green outdoors and F&B options, a trip to the beach over the weekend will be no problem for residents of Cayman Residences.

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Government masterplan

The government has no immediate masterplan for the area surrounding Cayman Residences, but developments associated with Changi Airport such as the construction of Terminal 5 and Jewel Shopping Centre will greatly catalyze the vibrancy of the area.

For those who have missed out on getting a choice unit at Seaside Residences, Cayman Residences offers compelling value and a great opportunity for investors to ride on the growth of the East Coast area.

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Demand

For investors who are looking to rent out a unit at Cayman Residences, the East Coast area has traditionally been popular with expatriates, especially those from Western countries.

The close proximity to East Coast Park presents a very compelling and attractive opportunity for renters who desire to stay near the beach.

In addition to being near the beach, Cayman Residences is at the right distance away from Changi Airport.

It is not too near such that the airplanes disturb the peace and tranquility of the area, yet not too far such that the commute takes a lot of time.

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Supply

According to Squarefoot, within 500m of Cayman Residences are 9 apartments which are:

  • Neptune Court
  • Axis @ Siglap
  • Fernwood Towers
  • Ocean Park
  • The Domain
  • Siglap V
  • Coastarina
  • Mandarin Gardens
  • Springvale

The largest uncompleted project in the immediate location around Cayman Residences is the Seaside Residences at Siglap Link.

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Developer background

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Contact us

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Property news round up 18 Feb 2018

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Sasseur Reit plans IPO of up to S$600m in March

SASSEUR Group, a Shanghai-based developer and operator of outlet malls, which last year pushed back plans for a Reit listing here, has begun gauging investor interest again with plans to list Sasseur Reit in March.

The initial public offering (IPO) could raise between S$500 million and S$600 million, and Sasseur Reit would have a market cap of S$1 billion upon its debut, according to a term sheet seen by The Business Times.

Based on the latest indicative timeline, the IPO prospectus will be lodged on March 1, ahead of the listing on March 29.

Industrial building goes up for tender on Feb 26

THE freehold Pei Fu Industrial Building in New Industrial Road is set to be launched for collective sale via tender later this month.

The reserve price of S$75 million set by the owners translates to S$481 per square foot per plot ratio (psf ppr) based on a proposed gross floor area (GFA) of 155,864 square feet (sq ft).

This unit land rate does not include any development charge (DC) that may be payable to the state, as the development baseline has yet to be ascertained, said William Gan, founder of William Gan Realty, which is marketing the collective sale of the property.




EC World Reit adds new substantial unitholder in US$40m deal

On Feb 1, Providence World I Pte Ltd acquired 66,736,306 units in EC World Reit (ECW) in a married deal valued at US$40 million.

The private company did not previously hold a stake in the currently China-focused Reit and is now a substantial unitholder with an 8.51 per cent stake.

ECW is the first Chinese specialised logistics and e-commerce logistics Reit listed on SGX and is expected to report its FY17 results by the end of February.

For its 9MFY17 (ended Sept 30) ECW delivered DPU of 4.521 cents to its unitholders, which was 1.8 per cent higher than forecast. The Reit listed on SGX in July 2016 with an initial portfolio of six quality properties located in one of the largest e-commerce clusters in the Yangtze River Delta.

Also read: Upcoming Amber 45 condo at East Coast for S$1,0xx psf

URA trying to harmonise rules for property developers: analysts

THE Urban Redevelopment Authority (URA) is seeking public feedback on the changes it proposes to make to the rules for non-residential developers, so as to better protect the interests of those who buy uncompleted commercial and industrial properties.

“These changes will enhance transparency and raise industry standards, to help buyers make informed decisions,” the URA said on Monday.

Industry watchers see the changes as a step towards aligning the rules for non-residential developers with those binding residential developers, in other words, according buyers of the various classes of properties similar protection under the law.

GSH buying 50% stake in prime Jalan Petaling plot

PROPERTY developer GSH Corporation is investing RM164.5 million (S$55.2 million) to acquire a 50 per cent stake in a prime 1.4-hectare plot in Kuala Lumpur’s Chinatown precinct of Jalan Petaling.

The property developer said on Monday that it has signed a conditional subscription and shareholders agreement with Malaysian conglomerate Tradewinds Corporation for the stake in Aspirasi Kukuh, a wholly owned subsidiary of Tradewinds which owns the plot, and which will also undertake its development.

Surbana Jurong inks deal to develop New Clark City

SURBANA Jurong has inked a memorandum of cooperation with Bases Conversion and Development Authority (BCDA) and Japan Overseas Infrastructure Investment Corporation for Transport and Urban Development (JOIN) to develop New Clark City in the Philippines.

New Clark City has been touted as the first “smart, green, disaster-resilient city”, and is among the biggest projects in President Rodrigo Duterte’s ambitious eight trillion peso (S$204.8 billion) “Build, Build, Build” infrastructure programme.

It will be bigger than Manhattan when completed in 30 to 40 years, with a population of some two million, and is expected to contribute about 1.57 trillion pesos per year to the Philippines’ national economy.

China property outbound investment expected to drop by up to 40%

OVERSEAS property investments by Chinese institutions are expected to drop by 30-40 per cent in 2018, from a record US$42.2 billion last year, amid tighter government controls and approval procedures, a real estate services firm said.

A slide in the yuan and China’s foreign exchange reserves in 2016 prompted regulators to restrict capital outflows, including a clampdown on “irrational” outbound investments in sectors such as property, hotels, entertainment, sports clubs and films.

It was extremely difficult or became impossible to transact overseas deals in 2017, the real estate services firm Cushman & Wakefield (C&W) said, citing more than half the respondents in its survey of 40 major property investors.




World’s tallest hotel opens in Dubai

GULF metropolis Dubai, on its never-ending quest to break records, announced the opening of the “world’s new tallest hotel” on Sunday, pipping another towering landmark in the city for the title. The gleaming gold 75-storey Gevora Hotel stands 356 metres tall.

The new record-holder is within view of its predecessor, Dubai’s JW Mariott Marquis – just one metre shorter.

CapitaLand acquires historic Pearl Bank in S$728m collective sale

CAPITALAND has snagged the iconic Pearl Bank Apartments in a collective sale for SS$728 million, and plans to redevelop the site into an 800-unit condominium project.

The latest news breaks a hiatus of more than four years during which CapitaLand did not manage to secure a site here as keen bidding by developers for limited land, particularly since last year, jacked up land prices.

More than just a one-off land acquisition, the private treaty sewn up in the wee hours of Tuesday morning kick-starts the group’s shoring up of a local residential pipeline amid a market upturn, said president and group CEO Lim Ming Yan.

Also read: Cheapest properties sold by developers in January

CapitaLand eyes AUM of S$100b by 2020 and S$3b in capital recycling each year

CAPITALAND is aiming to grow its total assets under management (AUM) from S$88.8 billion as of end-2017 to S$100 billion by 2020, even as it announced a 20 per cent increase in core dividends for fiscal 2017 to 12 Singapore cents a share.

To achieve that AUM growth target, the group can co-invest with funds and capital partners or manage the assets on behalf of funds or third-party owners without taking on equity stakes, said president and group chief executive Lim Ming Yan.

This is in line with its asset-light strategy to drive growth in return on equity (ROE), having delivered an ROE of 8.5 per cent for fiscal 2017, up from 6.6 per cent in fiscal 2016.

Striking a share swap ratio can be a delicate balancing act

IT IS tricky for an acquirer to come up with the “right” swap ratio for a merger with a target firm that would appease shareholders on both sides.

More so in a volatile market. Viva Industrial Trust (VIT), being a target for merger with the Warburg Pincus-backed ESR-Reit, has seen its unit price fall 9 per cent from the start of February to S$0.86 on Tuesday, pummelled in part by the correction on Wall Street.

While this has narrowed its premium over its end-2017 book value of S$0.7651, which makes it easier for acquirer and target to meet in the middle, there are still challenges to deriving that “perfect” share swap ratio.

Roxy-Pacific’s Q4 net profit falls 39%

LOWER revenue from some developments eroded Q4 results for Roxy-Pacific Holdings, as net profit fell 38.9 per cent to S$7.3 million from the previous year.

Earnings per share for the property and hospitality group slid to 0.61 Singapore cent from 1 Singapore cent in the previous year. The final cash dividend has been proposed at 0.771 cent, up from 0.542 cents, to be paid on April 27, 2018.

Ascendas-Singbridge wins tender for ‘mixed-use exec centre’

ASCENDAS-SINGBRIDGE has won the tender from JTC to build a mixed-use executive centre (MEC) in one-north, beating four other contenders.

This 2.4-ha development marks Singapore’s first shared executive learning centre dedicated to the development of talent and leadership for the next generation, said the Temasek Holdings unit on Thursday. Flexible workplaces and community development programmes will be introduced within the MEC.




Condo resale prices up 1% in Jan: SRX

RESALE prices of condominiums and private apartments continued to appreciate month-on-month and at a faster pace, according to the latest flash estimates from real estate portal SRX Property on Tuesday.

The values of non-landed private homes rose 1 per cent in January 2018 from December 2017. This compares to the 0.3 per cent rise in December, revised down from SRX’s initial estimate of a 0.4 per cent increase.

The recent trend of island-wide increases was sustained: The core central region (CCR) was up 1.2 per cent month-on-month; with the rest of the central region (RCR) advancing 1.4 per cent; and the outside central region (OCR) rising 0.6 per cent.

Far East H-Trust Q4 payout slips to 0.97 cent

FAR EAST Hospitality Trust’s fourth-quarter distribution per stapled security slipped to 0.97 Singapore cent from 1.12 Singapore cents a year ago amid a slight decline in occupancy rates and revenue from its hotel and serviced apartment segments.

Income available for distribution fell 9.7 per cent to S$18.2 million during the three months ended Dec 31, 2017. For the three months ended Dec 31, gross revenue shrank 6.6 per cent to S$25.7 million year-on-year, while net property income slipped 7 per cent to S$23.1 million.

Far East H-Trust Q4 payout slips to 0.97 cent

FAR EAST Hospitality Trust’s fourth-quarter distribution per stapled security slipped to 0.97 Singapore cent from 1.12 Singapore cents a year ago amid a slight decline in occupancy rates and revenue from its hotel and serviced apartment segments.

Income available for distribution fell 9.7 per cent to S$18.2 million during the three months ended Dec 31, 2017. For the three months ended Dec 31, gross revenue shrank 6.6 per cent to S$25.7 million year-on-year, while net property income slipped 7 per cent to S$23.1 million.

Also read: non-landed residential prices grow by 1% in Jan 2018

Singapore helps Asia-Pac property deals to new record of US$157b

SINGAPORE’S flurry of large deals in 2017 lifted real estate transactions in the Asia-Pacific, with acquisitions growing 6 per cent to hit an all-time high of US$157.5 billion.

This smashed the previous peak attained in 2015 by 2 per cent, accoridng to data from research firm Real Capital Analytics (RCA), which has been tracking prices globally since 2000.

Investors across the region snapped up industrial assets, with sales growing 20 per cent to US$19.1 billion, and apartments, which chalked up 57 per cent higher sales to US$20.3 billion. But they shunned the office and retail sectors, which remained flat from 2016.

SGX, MAS intensify lobbying against Reit ETF withholding tax

THE Singapore Exchange (SGX) and Monetary Authority of Singapore (MAS) have intensified talks with the tax regulator over the 17 per cent withholding tax applied to exchange-traded funds (ETFs) tracking real estate investment trusts (Reits).

This comes on the heels of slow progress in the last two years of discussions. In an interview with The Business Times, SGX head of research and products Chan Kum Kong explained the lack of conclusion over the issue, saying: “Parties other than SGX might have their own set of considerations which we are not in a position to comment on.”




Frasers Centrepoint Trust refutes article on Waterway Point stake acquisition

FRASERS Centrepoint Trust (FCT) has not acquired sponsor Frasers Property’s one-third stake in suburban mall Waterway Point, said the real estate investment trust’s manager on Friday, refuting a headline posted on the Singapore Exchange’s StockFacts online information service.

“The posting did not originate from the manager and the information in the posting is untrue,” FCT’s manager said in an announcement during the midday trading break.

StockFacts, a free online data portal offered by the SGX but run by S&P Capital IQ, had published a headline stating that FCT had “acquired a one-third stake in Waterway Point from Frasers Centrepoint Limited” under a news widget, according to a screenshot provided by FCT.

Good Class Bungalows to remain sought-after this year

SALES of Good Class Bungalows (GCBs) – the pinnacle of Singapore’s landed housing segment – rose to a five-year high last year. Based on caveat records from the Urban Redevelopment Authority’s Real Estate Information System (URA REALIS), 41 GCBs with a cumulative worth of S$867 million changed hands in 2017, up from 37 GCB transactions worth S$789 million the year before.

These 41 GCBs were transacted at prices ranging from S$858 to S$2,351 per sq ft on land area, depending on a confluence of factors including the location, plot size, terrain and the condition of the bungalow. Notably, while by definition GCBs are required to have a minimal plot size of 1,400 sq m or 15,069 sq ft, those with land plots smaller than that when the 39 GCB areas were gazetted in 1980 are still classified as GCBs.

China’s HNA reverses buying binge with US$4b selling spree in the US

THE troubled Chinese conglomerate HNA Group is selling a raft of buildings across the US as the once-voracious acquirer looks to cut its massive debt.

Among the properties on the block is 245 Park Ave in New York, according to a marketing document seen by Bloomberg. HNA bought that skyscraper less than a year ago for US$2.21 billion, one of the highest prices ever paid for a New York office building.

Increased borrowings pull down RHT Health’s Q3 DPU by 8.4%

AN increase in borrowings as well as interest expenses dented third-quarter results for Healthcare owner RHT Health Trust.

Distribution per unit (DPU) declined 8.4 per cent to 1.09 Singapore cents from 1.19 Singapore cents in the preceding year, the group said in a Singapore Exchange filing on Friday morning.

That came as Q3 income available for distribution fell 8.6 per cent to S$9.2 million from the year-ago period.

Also read: Best selling non-landed residential properties in January

Frasers Property, parent to acquire more shares in Ticon

A JOINT venture between Frasers Property and its parent TCC Group has agreed to acquire 26.1 per cent interest in Ticon Industrial Connection Public Company for 8.57 billion baht (S$359 million) or 17.90 Thai baht per share.

Frasers Property has an existing 40.95 per cent stake in Ticon, which offers exposure to one of the largest industrial portfolios in Thailand.

With its 49 per cent stake in the joint-venture company, Frasers Property’s deemed stake in Ticon will be shored up to 53.74 per cent when the share purchase is completed.




Green lung, people-friendly zone new draws of Market St area

THE redevelopment of the former Golden Shoe Car Park will feature a 12,500 square foot public park, Minister for National Development and Second Minister for Finance Lawrence Wong said at a groundbreaking on Friday.

CapitaLand, CapitaLand Commercial Trust and Mitsubishi Estate, which are jointly redeveloping the old carpark, had previously announced plans to turn the site at 88 Market Street, which used to house a popular food centre and carpark, into an S$1.82 billion integrated development.

Besides the public space, footpaths along Market Street, Malacca Street and Phillip Street will be widened with added greenery, along with sheltered linkways along Malacca Street between Raffles Place and other developments.

There will also be new cycling paths along these streets, which will connect to upcoming developments planned as part of the Central Area cycling network.