Issue 228

Copyright 2011-2014 www.Propwise.sg. All Rights Reserved.

CONTENTS
p2

FROM THE

EDITOR

Must Read: Street-Smart Property

Investing Strategies + Meet Mr. Propwise

Welcome to the 228th edition of the

Singapore Property Weekly.
Hope you like it!

p7

Singapore Property News This Week

p11

Resale Property Transactions

Mr. Propwise

(September 16 September 22 )

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SINGAPORE PROPERTY WEEKLY Issue 228

Must Read: Street-Smart Property Investing Strategies

+ Meet Mr. Propwise
Dear Readers,
The latest 2015Q3 URA PPI flash estimate
showed
a
-1.3%
quarter-on-quarter
decline, marking a correction for 8 straight
quarters, and an 8% drop from the peak in
2013Q3. The future outlook seems grim
global growth slowing, Singapore population
growth slowing, and we have a series of
interest rate hikes hanging over our heads.

You know from my posts over the past few

years that Ive been cautious on the property
market. But Im starting to get excited in
the next couple of years I believe we will
be presented with a once-in-a-decade
buying opportunity.
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SINGAPORE PROPERTY WEEKLY Issue 228

But to take advantage of it you not only have
to be greedy when others are fearful, you also
have to know what to buy, when to buy, and
how to buy. Are you equipped with the
knowledge you need to profit from the
next downturn?
Im glad to announce Im working with Dr.
Patrick Liew to organize a series of FREE
talks on Street-Smart Property Investing
Strategies. He will be conducting an
advanced seminar at a later date as well.
Here are the reasons why I think you
should take advantage of this opportunity
and sign up for his talk:
1. Patrick is the foremost expert on real
estate I know of and a very successful
property investor himself
He has founded and listed two companies,
and was previously the Chairman and CEO of
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HSR, a listed property agency, giving him

both a birds eye view and an intricate
knowledge of the inner workings of the
market.
2. Patrick is passionate about both
learning and teaching wealth creation
strategies
He has a PhD, MBA, MSc and BSc. He
achieved his doctorate on Financial
Intelligence to develop and share his proven
wealth creation strategies to help ordinary
people create, invest and grow their wealth.
He has started many charities and works with
schools to provide free financial education to
young people.
3. I truly think he will add value to your
property investment journey
I decided to work with Patrick and organize
these talks and the seminar for my readers
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SINGAPORE PROPERTY WEEKLY Issue 228

for the first time ever since the starting of
Propwise.sg 5 years ago, as after interacting
with him over several years, I believe he is a
genuine expert on property investing, and
is a skilled, entertaining and generous
teacher.

The biggest secret to finding cheap,

undervalued real estate (that most
investors dont know about)

How to quickly raise the value of your

property using Patricks 4-step consumer
behavioral pattern process

4. I guarantee you will learn something

useful and it will be well worth your time

The top categories of overseas properties

that are making investors high and
consistent returns

How ordinary Singaporeans are investing

in properties with little or no money down

The exact roadmap to becoming a

sophisticated investor whether youre
currently a rookie or veteran

Heres what Patrick is going to cover in

his FREE 3-hour talks on Street-Smart
Property Investing Strategies:

The 5 questions you MUST ask before

buying any property (these questions are
based on Patricks 20+ years of real
estate experience)

Why you should not buy based on

location alone Patrick explains why
TIMING the economic development of an
area is more important

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5. Propwise.sg readers who attend will get

a special, exclusive bonus

While I think it's worth going just to learn

from Patrick, Id really like to make this a
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SINGAPORE PROPERTY WEEKLY Issue 228

success and get as many people as possible
to hear Patricks message AND I want to
thank you for your support of Propwise.sg by
throwing in the following bonuses for those
who attend:

FREE e-book copy of the bestselling

Secrets of Singapore Property Gurus
(worth $28)

FREE
e-book
copy
of
Effective
Leadership by Dr. Patrick Liew (worth
$20.95)

and more to be announced at the talk

itself!

investing strategies or whatever you want. If

you were ever curious about who Mr.
Propwise is, nows the time to find out :)
When and where are these talks held?
All the talks are held at 10 Anson Road, #1914 International Plaza (above Tanjong Pagar
MRT).
Click the links below NOW to register for this
FREE talk based on what date works best for
you (they are all the same talk):
Wed 14 Oct 2015 7 to 10pm

6. You'll get to meet Mr. Propwise :)

Wed 21 Oct 2015 7 to 10pm

Haha yes... I will be there to both learn from

Patrick and meet all of you too. We can
discuss the state of the property market,

Thu 29 Oct 2015 7 to 10pm

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SINGAPORE PROPERTY WEEKLY Issue 228

Unfortunately
due
to
room
size
constraints, we will only be able to
accommodate around 100 people per date.
There are currently around 24,000 people
on this mailing list, so for now only ~1% of
you can attend. Sign ups are strictly on a
FIRST COME, FIRST SERVED BASIS, so if
you want to attend please sign up NOW to
avoid disappointment.
So what are you waiting for?

Please invite and/or forward this to any

friends, family or colleagues you think may
benefit from this as well. Let me know if you
have any questions/queries I can help with.

Thanks for reading and I look forward to

seeing you there!

To Wisdom and Beyond,

Mr. Propwise

Click the links below NOW to register for the

date that works best for you (they are all the
same talk):
Wed 14 Oct 2015 7 to 10pm
Wed 21 Oct 2015 7 to 10pm

Thu 29 Oct 2015 7 to 10pm

Back to Contents

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SINGAPORE PROPERTY WEEKLY Issue 228

Singapore Property This Week

Residential
August completed condo prices down by
0.6%
According to the Singapore Residential Price
Index (SRPI) by the National University of
Singapore (NUS), the prices of completed
condos and apartments fell by 0.6% in August
from July. Ong Kah Seng from RST
Research said that the price drops for nonshoebox units were because investor interest
for completed properties tends to be
seasonally weak in H2 as expatriates inflow
and leasing activity slows. According to NUS,
the sub-index had fallen by 0.7% and 0.5% in

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the central region and the non-central region

respectively in August from July. Ong predicts
that the prices of completed properties in the
non-central region will fall further as the
number of condos in the suburban region is
expected to increase.
(Source: Business Times)
Overall private home price index falls by
1.3% in Q3
Following a 0.9% fall in Q2, the overall private
home price index has fallen by 1.3% in Q3
from the previous quarterthe biggest
quarterly drop since Q3 2013. Year-on-year,
the index has fallen by 4.2%.

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SINGAPORE PROPERTY WEEKLY Issue 228

Ong Teck Hui from JLL said that since cooling
measures may not be eased anytime soon,
sellers may be more eager to sell before
prices drop further. This could have resulted
in the sharp decline in private home prices in
Q3. According to URAs flash estimates, the
prices of non-landed private homes outside
central region, rest of central region and core
central region had fallen by 1.6%, 1.5% and
1.3% respectively in Q3 from the previous
quarter.
(Source: Business Times)
Redhill and Sembawang plots up for
tender
Designed for private housing development
with commercial use on the first storey, a site
at Redhill is expected to draw strong interest
in its tender. The 0.84 ha plot may be
developed into 400 private homes under the
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H2
2015
Government
Land
Sales
Programme. Under the reserve list, a 0.7 ha
plot at Sembawang will also be put up for
tender. That site is expected to yield 115
private homes. Desmond Sim from CBRE
believes that the size of both plots presents
developers a relatively affordable lump-sum
quantum. As such, they are expected to
attract at least 10 bidders each.
(Source: Business Times)
Phase 2 of Greenwood Mews launched for
sale
Greenwood Mews is a 103-year old leasehold
development that features 62 cluster landed
homes located at Bukit Timah. Phase 2 of the
development has been launched and a
discount will be offered to the first 5 buyers.
Prices for the 10 units launched start from
$3.75 million for a 3,100 sq ft unit,
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SINGAPORE PROPERTY WEEKLY Issue 228

after discount. Shaw Lay See from Far East
Organisation believes that residents of the
estate will get to enjoy a number of lifestyle
and recreational offerings in the Bukit Timah
precinct.
(Source: Business Times)
High-end private home sales increased by
17.7% year-on-year in first 7 months

According to an analysis by Savills

Singapore, the number of private homes that
were sold above $3 million in the first 7
months of this year had increased by 17.7%
to 659 units from the same period last year.
On the other hand, the number of private
homes sold at prices below $3 million
remained almost unchanged. Ong Choon Fah
from DTZ said that HDB upgraders are more
price-sensitive and thus may have delayed
their upgrading decision in anticipation of
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lower condo prices. This could have resulted

in the flat year-on-year growth in the number
of private homes transacted in the $3 million
and below category in the first 7 months this
year. On the other hand, the increase in highend private home sales could have been due
to a sharp the fall in property prices, said Alan
Cheong from Savills.
(Source: Business Times)
Commercial
Prime retail rents lowest since 2006
The average prime first-storey retail renthas
fallen by 3.7% quarter-on-quarter and 4.5%
year-on-year to $30.90 psf in Q3 this year.
Not only so, the average monthly rent from
July to September has been the lowest since
Q1 2006. Market experts believe that the fall
in rents was due to weaker consumer
sentiments and slower retail sales.
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SINGAPORE PROPERTY WEEKLY Issue 228

Rents in the other city areas outside Orchard
Road took the sharpest decline with a 4.5%
quarter-on-quarter fall to $22.10 psf in Q3 this
year. On the other hand, the average prime
first-storey rents in the Orchard Road area
was down by 3.5% quarter-on-quarter in the
same period. According to Lee Nai Jia from
DTZ, more than 4 million sq ft of retail space
is expected to be released from 2015 to 2019
in the suburban areas. This will likely increase
competition for malls in that area and thus
affect the rental market.

in the auction market has been picking up. In

Q3, JLL had closed the sales of 10 unitsthis
was up from the 5 units that were sold in Q2
at auctions. All 10 properties were new
listings.
(Source: Business Times)

(Source: Business Times)

Property auction market

doubles in Q3 from Q2

more

than

According to JLL, auction deals worth $27.6

million were completed in Q3 this year. This
more than doubles the $10 million recorded in
Q2. Mok Sze Sze from JLL said that interest
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SINGAPORE PROPERTY WEEKLY Issue 228

Non-Landed Residential Resale Property Transactions for the Week of Sep 16 Sep 22

Postal
District
1
2
3
3
5
5
5
8
9
9
9
9
9
10
10
10
10
10
11
11
11
11

Project Name
ONE SHENTON
ICON
ALEXIS
TANGLIN VIEW
THE PARC CONDOMINIUM
PARC IMPERIAL
BOTANNIA
CITY SQUARE RESIDENCES
SCOTTS SQUARE
THE SUITES AT CENTRAL
THE LIGHT @ CAIRNHILL
URBANA
TOWNHOUSE APARTMENTS
TANGLIN PARK
THE TRIZON
REGENCY PARK
ONE JERVOIS
CASABELLA
PARK INFINIA AT WEE NAM
TREVOSE PARK
THE LINCOLN MODERN
CHANCERY PARK

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Area
(sqft)
1,582
1,119
388
872
1,518
904
1,636
1,206
947
1,690
2,024
1,313
2,906
1,335
1,012
3,175
1,496
2,067
1,335
2,196
969
2,347

Transacted
Price ($)
2,360,000
2,050,000
740,000
1,090,000
1,950,000
1,100,000
1,680,000
1,660,000
3,450,000
3,400,000
3,700,000
2,350,000
2,000,000
2,350,000
1,750,000
4,900,000
2,200,000
2,700,000
2,450,000
3,323,000
1,440,000
3,400,000

Price
Tenure
($ psf)
1,491
99
1,831
99
1,910
FH
1,250
99
1,285
FH
1,217
FH
1,027 956
1,377
FH
3,642
FH
2,012
FH
1,828
FH
1,790
FH
688
99
1,761
FH
1,730
FH
1,543
FH
1,470
FH
1,306
FH
1,836
FH
1,513
FH
1,486
FH
1,449
FH

Postal
District
12
12
14
14
15
15
15
15
15
15
15
15
15
17
18
19
19
20
20
20
21
22

Project Name
SUNVILLE
KIM KEAT HOUSE
THE WATERINA
VACANZA @ EAST
MEYER RESIDENCE
THE SHORE RESIDENCES
ONE AMBER
AMBER POINT
WATER PLACE
MANDARIN GARDEN CONDOMINIUM
MANDARIN GARDEN CONDOMINIUM
MANDARIN GARDEN CONDOMINIUM
LAGOON VIEW
FERRARIA PARK CONDOMINIUM
MELVILLE PARK
THE SCALA
CHILTERN PARK
SKY HABITAT
GOLDENHILL PARK CONDOMINIUM
THOMSON VIEW CONDOMINIUM
MAPLEWOODS
PARC OASIS

Area
(sqft)
1,206
1,432
721
560
904
592
1,658
1,690
1,227
1,001
1,572
1,528
1,647
1,238
1,345
1,044
1,249
1,163
1,561
1,313
1,023
1,227

Transacted
Price ($)
1,060,000
1,030,000
980,000
733,888
1,488,000
901,000
2,250,000
2,250,000
1,530,000
1,126,000
1,560,000
1,480,000
1,280,000
1,110,000
918,000
1,270,000
1,080,000
1,797,120
1,980,000
1,100,000
1,268,888
1,090,000

Price
Tenure
($ psf)
879
FH
719
FH
1,359
FH
1,311
FH
1,646
FH
1,522 103
1,357
FH
1,331
FH
1,247
99
1,125
99
993
99
968
99
777
101
897
FH
682
99
1,216
99
865
99
1,546
99
1,269
FH
838
99
1,241
FH
888
99

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SINGAPORE PROPERTY WEEKLY Issue 228

Postal
District
23
23
23
23
25
25
26
26
27
27
28

Project Name
PARK NATURA
MONTROSA
PALM GARDENS
NORTHVALE
PARC ROSEWOOD
ROSEWOOD
BULLION PARK
CASTLE GREEN
CANBERRA RESIDENCES
THE ESTUARY
MIMOSA PARK

Area
(sqft)
1,442
2,217
1,432
1,270
431
1,173
1,873
1,216
614
1,001
1,894

Transacted
Price ($)
1,440,000
1,900,000
1,050,000
905,000
540,000
900,000
1,780,000
1,000,000
675,000
950,000
1,635,000

Price
Tenure
($ psf)
998
FH
857
999
733
99
713
99
1,254 99
767
99
950
FH
822
99
1,100 99
949
99
863
FH

NOTE: This data only covers non-landed residential resale property

transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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