19 Jul 2024
GLS Tender Results on Canberra Crescent, De Souza Avenue & Zion Road (Parcel B)
Property Insight

The report on the Government Land Sales (GLS) Tender Results for Canberra Crescent, De Souza Avenue, and Zion Road (Parcel B) highlights positive developer interest and investment potential in these areas, driven by strategic location, future land scarcity, and community development.

Canberra Crescent saw three bids, with Peak Nature Pte Ltd and Huatland Development Pte. Ltd. leading at $279.0 million, translating to $793 psf per plot ratio (ppr). This reflects a 3.3% increase from the previous bid for a neighboring site, signaling positive market confidence. Developers' interest is particularly notable given the absence of upcoming land releases in the Sembawang area, positioning Canberra Crescent as a valuable acquisition amid limited future opportunities.

The location benefits from excellent connectivity and nearby amenities. Situated close to Canberra and Sembawang MRT stations and major expressways, the area offers easy access to the city and key locations. Local developments like Canberra Plaza and Bukit Canberra enhance the locale’s appeal, providing extensive retail, dining, and recreational facilities, supporting a self-sufficient community. The previous successful launches of nearby projects like The Commodore and The Watergardens at Canberra suggest a robust demand, anticipating a strong market response for future developments, potentially fetching between $1,800 to $2,000 psf.

De Souza Avenue attracted developers with its prime location in the Rest of Central Region (RCR), fetching a top bid of $278.9 million ($841 psf ppr) from SL Capital (8) Pte Ltd. The area's appeal is augmented by its proximity to Beauty World MRT station, abundant green spaces, and reputable schools, making it attractive for family-oriented developments. The local market shows stability with positive price trends, indicating strong future potential. The manageable size of the land parcel also makes it appealing for boutique developments.

Zion Road (Parcel B), with its strategic urban location, drew a highest bid of $730.1 million ($1,304 psf ppr) from Valerian Residential Pte. Ltd. (Allgreen Properties Limited). This area's value is enhanced by its connectivity, situated between Great World and Havelock MRT stations, and its proximity to key shopping and lifestyle destinations. Despite the high bid, it was 34.0% lower than the neighboring parcel, suggesting a cautious market approach amid potential future land releases. 

Overall, these areas represent significant investment opportunities with their strategic locations, comprehensive amenities, and potential for substantial returns on development. The careful calibration of bids and the projected pricing strategies reflect an optimistic yet prudent market outlook, poised for growth as new developments come to fruition.

 

Click here for th e full report  

 

 

Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics  

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Property Insight
04 Jul 2025
Seller’s Stamp Duty Changes 2025: Minimal Impact on Genuine Buyers

On 3 July 2025, the Singapore government announced adjustments to the Seller’s Stamp Duty (SSD), effective from 4 July 2025. The changes involve extending the SSD holding period from three to four years and increasing SSD rates by four percentage points across all tiers. The revised rates restore the SSD framework to its pre-2017 structure, with a 16% duty for properties sold within the first year, tapering to 0% only after four years. Importantly, these changes do not apply to HDB flat owners.

Why This Matters

The policy is timely given the fragile global economic backdrop, including persistent trade tensions, tariff volatility, and geopolitical uncertainties. With Singapore’s 2025 GDP growth forecast set between 0.0% and 2.0%, the SSD revision serves as a preemptive safeguard. It is designed to discourage short-term speculative activity, moderate knee-jerk market reactions, and build long-term market resilience.

Market Reaction and Holding Periods

The revised SSD is expected to have minimal impact on genuine homebuyers and long-term investors. Transaction data from SRI Research shows that average holding periods already exceed the new 4-year requirement across various segments:

This reinforces that the market is primarily driven by owner-occupiers and long-horizon investors rather than speculative flippers.

Sustainable Market Momentum

The SSD revision aligns with a broader strategy to sustain healthy market momentum. According to URA’s 2Q2025 flash estimates, private home prices rose 0.5%, moderating slightly from the 0.8% increase in 1Q2025. Developers are adopting a more calibrated launch strategy, balancing supply with demand, and promoting sustainable absorption.

Outlook

Far from being a deterrent to long-term investment, the SSD changes are seen as a structural reinforcement of market stability. They protect long-term asset value, offer confidence to serious buyers, and enhance Singapore’s reputation as a safe and transparent investment hub. As more launches are expected in 2H2025, the policy provides developers and buyers with a clear framework to plan within a disciplined, fundamentals-driven property cycle.

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: research@sri.com.sg

Property Insight
03 Jul 2025
CCR Property Prices Rise in 1H2025 Amid Renewed Luxury Market Confidence

The Core Central Region (CCR) continued to demonstrate resilience and growth in the first half of 2025. According to flash estimates, non-landed private residential prices in the CCR increased by 3.1%, slightly above the 3.0% growth in 1H2024. Notably, 2Q2025 alone contributed a 2.3% rise, rebounding from a more muted 0.8% gain in the first quarter. This sequential improvement underscores renewed confidence and a firmer price trajectory in the prime segment.

High-value transactions, particularly in the $10 million and above category, nearly doubled year-on-year to 29 deals in 1H2025, with 21 Anderson, Park Nova, and Skywaters Residences recording standout performances. This uplift reflects healthy demand for large-format luxury homes in coveted CCR addresses and has reinforced price resilience, especially in the new sale market.

New sale activity in CCR also showed signs of recovery, with an estimated 236 transactions in 1H2025, a 26.2% increase from the 187 units sold in 1H2024. While still below the peak of 986 units in 1H2023, the figures signal a gradual return of buyer confidence. The rebound follows the cautious sentiment in 2024, largely influenced by the April 2023 ABSD hike, including the steep 60% rate on foreign buyers.

Looking ahead, the market is poised for revitalisation with a slate of anticipated launches in 2H2025, including The Robertson Opus, W Residences – Marina View, Upperhouse at Orchard Boulevard, River Green, Skye at Holland, and One Leonie Residences. With limited fresh supply and evolving urban transformation under the Draft Master Plan 2025, these projects are expected to reignite interest in the CCR.

The evolving demand for well-positioned homes, stable macro fundamentals, and selective pricing strategies by developers have set the stage for a more sustained recovery in Singapore’s prime residential segment.

Click

here

for the full report 

 Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics 

  

  

Email:

research@sri.com.sg

 

  

   

Property Insight
01 Jul 2025
Q2 2025 Flash Estimates Signal Steady Price Growth Across Private and HDB Segments

In the second quarter of 2025, Singapore’s private residential property market continued to show steady growth, with the price index rising by 0.5%, slightly below the 0.8% recorded in the first quarter. 

Developers adopted a more cautious approach in light of external uncertainties such as the Liberation Day tariff announcements and the General Election. This conservative stance helped support pricing levels amid a quieter launch pipeline.

The broader private residential market is expected to hold firm in the second half of 2025, buoyed by upcoming launches across a range of housing segments—from luxury freehold homes to Executive Condominiums (ECs) in emerging locations. 

In the public housing segment, the HDB resale market showed continued signs of price moderation. Resale prices rose by 0.9% in 2Q2025, following a 1.6% increase in the previous quarter. Cumulatively, prices grew by 2.5% in the first half of 2025, compared to 4.2% in the first half of 2024. 

Looking ahead, the HDB resale market is expected to remain resilient, supported by demand from families, couples, and unsuccessful BTO applicants. 

Over 50,000 new flats are set to be launched from 2025 to 2027, including Shorter Waiting Time flats and Sale of Balance Flats (SBF). Additionally, 50,000 existing flats will reach their Minimum Occupation Period (MOP) between 2026 to 2028, expanding resale supply and easing price pressures. 

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: research@sri.com.sg

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