Twin View

Twin View Singapore condominium new launch by China Construction Development project updates

Estimated pricing at S$1,2xx psf.

Key selling point of this project is the proximity to Jurong Lake District and the high speed rail terminus. Good investment and rental potential.

 

Twin view project details

Twin View condominium at West Coast vale is a new launch project by China Construction Development.

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) and the high speed rail terminus at Jurong.

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.

The expected selling price of the units will be around S$1,2xx psf.

Project name Twin View
Address West Coast Vale
Developer China Construction Development
Tenure 99 years
District 5
Unit types (subject to change) 1 bedroom + study
2 bedroom + study
3 bedroom + study
4 bedroom
Site area 16,378 sqm
Gross floor area 45,860 sqm
Est selling price S$1,2xx psf
No of blocks To be advised
No of storeys To be advised
No of units Approx 520
TOP To be advised
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)

 

Twin View site location

Twin View 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.

Twin view

Twin View – Close to high speed rail link

If you want to be located near the Singapore KL high speed rail terminus, Twin view 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 view will be enhanced by its proximity to the high speed rail terminus.

The LTA and Straits Times describe the High Speed Rail project as such –

The Kuala Lumpur-Singapore High Speed Rail (HSR) is a strategic project between the Governments of Malaysia and Singapore that aims to facilitate seamless travel between the two capital cities, enhance business linkages, and connect the peoples of both countries closer together. With terminus stations in Kuala Lumpur’s Bandar Malaysia and Singapore’s Jurong East, the HSR link is expected to cut the travel time between the two cities to 90 minutes.

MyHSR Corporation Sdn Bhd (MyHSR) of Malaysia and Land Transport Authority (LTA) of Singapore awarded the Joint Development Partner (‘JDP’) contract for the Kuala Lumpur-Singapore High Speed Rail (HSR) project to a three-firm consortium made up of WSP Engineering Malaysia Sdn Bhd, Mott MacDonald Malaysia Sdn Bhd, and Ernst & Young Advisory Services Sdn Bhd. Services on 16 February 2017.

The JDP provides project management support and technical advice to both Governments on common aspects of the HSR systems and operation. In addition, it  assists MyHSR and LTA with the preparation of documents for the forthcoming tenders, such as the appointment of the AssetsCo and OpCo International.

 

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.

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 MRT

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 View – Close to Jurong – Singapore’s second CBD

Twin View 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 View 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 View Condominium is likely to fetch slightly higher rental yields given its newness factor.

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 View 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

District 5 historical performance as comparables for Twin View condominium

Twin View 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 View 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 View 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 View condominium will likely fetch rental yields in the 3% range.

District 5 rental yields
District 5 rental yields

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

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

District 5 uncompleted projects transaction
District 5 uncompleted projects transaction

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

IRR and returns for an investor in Twin View

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 on average 6 to 7% per annum on a long term basis.

Twin view – Site and Floor plans (to be advised)

Twin view floor plan

Twin View – Facilities (to be advised)

  • 50m lap pool
  • Indoor gym
  • Sauna
  • Jacuzzi
  • Children’s playground
  • 24 hour security

Twin View transport connectivity

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

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

 

Amenities around Twin View

Twin View Amenities
Twin View Amenities

Around Twin Views, 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).

Heatmap of prices around Twin View

Twin View HeatmapBased on the heatmap provided by EdgeProp, prices in the West Coast area over the last 5 years averaged S$1,233 psf.

This is lower than that in the Jurong Gateway area where prices are about S$1,494.

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.

Close to popular shopping centres

Twin View 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 View 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.

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

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 all taken care of

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

Jurong Community HospitalTwin view - near Jurong Community HospitalNg Teng Fong General HospitalTwin view - near Ng Teng Fong Hospital

Schools? Not a problem

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

The Japanese SchoolTanglin SecondaryClementi PrimaryNan Hua

Photo of Twin View land parcel

Twin view land parcelView towards Pandan reservoirTwin view View towards the landed estatesTwin view View towards the cityTwin view

Twin View Control Plan
Twin View Control Plan
Twin View Location Plan
Twin View Location Plan

Twin view land parcel is besides Parc Riviera and West Coast Vale

Twin View West Coast Vale Parcel
Twin View West Coast Vale Parcel

 

Government land sale for Twin View

The Twin View site was sold in a government land sale exercise on 15 Feb 2017

Developer

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