02 Aug 2024
GLS Tender Results: Margaret Drive and Jalan Loyang Besar (EC) Analysis
Property Insight

Margaret Drive

The top bid for the Margaret Drive land parcel was submitted by Intrepid Investments Pte. Ltd., Hong Realty (Private) Limited, and GuocoLand (Singapore) Pte. Ltd at $497.0 million, translating to $1,154 per square foot per plot ratio (psf ppr). There were only two bidders for this land parcel, which may reflect developers' cautious approach due to anticipated future land releases in the Queenstown area. Developers likely adopted a wait-and-see strategy, anticipating the impact of upcoming land releases on the market, such as Media Circle (Parcel A) and Media Circle (Parcel B) in the 2H2024 GLS programme.

Margaret Drive's location, within 300 meters of Queenstown MRT station on the East-West Line, makes it highly attractive. The site is surrounded by numerous amenities, including Dawson Place, Anchorpoint, Alexandra Central Mall, IKEA, Margaret Drive Hawker Centre, and Mei Ling Market & Food Centre. It is also near several schools like Queenstown Primary School, Queenstown Secondary School, and Crescent Girls' School, potentially increasing its marketability to families.

The parcel benefits from its proximity to the upcoming redevelopment of Tanglin Halt Estate and a new Integrated Development, which will introduce additional amenities and enhance the area's appeal. This development history, combined with successful past projects like Stirling Residences, indicates strong market demand in the Queenstown planning area.

Jalan Loyang Besar (EC)

The highest bid for the Jalan Loyang Besar EC land parcel was by CNQC Realty (Progressive) Pte. Ltd. (Qingjian Realty), Forsea Residence Pte. Ltd., and ZACD Laserblue Pte. Ltd. at $557.0 million, or $729 psf ppr. This bid was just 3.4% higher than the second-highest, showing strong competition and interest among developers.

This land parcel's attractiveness stems from its potential for a new executive condominium (EC) project, particularly since the last EC launch in Pasir Ris was Sea Horizon in 2013. The extended period without new EC developments in Pasir Ris indicates potential pent-up demand for new residential options, encouraging developers to bid.

Data from URA Realis reveals an increase in HDB upgraders purchasing new EC units, with 322 units bought by buyers with HDB addresses in the first half of 2024, a 65.1% year-on-year increase. This rise in demand highlights a growing interest in ECs among HDB upgraders.

The proximity of the parcel to Downtown East, known for its diverse retail, dining, and entertainment options, and the newly opened Pasir Ris Mall, enhances the lifestyle appeal of the future development. Nearby educational institutions like Hai Sing Catholic School, Casuarina Primary School, Pasir Ris Crest Secondary School, and Pasir Ris Primary School make the location appealing to families.

Click here for the full report   

Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics  

You may also like

Property Insight
10 Jan 2025
Singapore's Shophouse Market Trends and Outlook for 2025

Freehold shophouse properties dominated the shophouse market in 2024, representing 69.4% of transactions. These properties remain highly sought after for their perpetual ownership and long-term security. Properties with 999-year leasehold tenure accounted for 18.1%, while 99-year leaseholds constituted 12.5% of transactions, highlighting varied investor interests.

District 8 led shophouse transactions with 33 deals, emphasizing its appeal due to its central location and vibrant commercial activities. Other notable districts included District 14 with eight transactions and Districts 1 and 2 with five transactions each, underscoring sustained demand in strategically located areas.

The rental market also showed strength, with total rental value rising from $34.9 million in the first 11 months of 2023 to $37.7 million during the same period in 2024, marking an 8.2% year-on-year growth. This increase reflects robust demand for shophouses as versatile commercial spaces, bolstered by their charm and strategic locations.

Tourism recovery played a pivotal role in boosting the market. International visitor arrivals surged from 12.4 million in the first 11 months of 2023 to 15.1 million in the same period in 2024, a 22.3% increase. This growth supported sectors like accommodation, retail, and F&B, further driving demand for commercial shophouse spaces.

Looking ahead to 2025, the shophouse market is poised for sustained growth. Factors such as anticipated Federal Reserve rate cuts, Singapore's strong global connectivity, and its positioning as a global business hub are expected to support investor confidence. The enduring appeal of conservation properties, coupled with the continued momentum in tourism, will likely bolster demand. These dynamics position the shophouse segment as a robust and attractive asset class within Singapore’s commercial property market.

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email:

mohan@sri.com.sg

  

Property Insight
02 Jan 2025
4Q2024 Flash Estimates: Singapore’s Property Market at a Turning Point

The 4Q2024 URA and HDB Flash Estimates reveal a notable recovery in the private property market and a tempered growth in the HDB resale market. According to SRI Research, the private property price index grew by 2.3% in 4Q2024, rebounding from a 0.7% decline in the previous quarter. This resurgence is attributed to easing interest rates and a wave of new project launches, which boosted buyer confidence and increased transaction volumes.

Private property transactions saw a substantial quarter-on-quarter rise, with volume increasing by 25.0% to 6,715 units and transaction value surging 33.6% to $15.7 billion. The $1.5 million to $3.0 million price segment led the market, growing from 63.6% of sales in 2023 to 70.3% in 2024, reflecting buyers' preference for affordability and value. Overall, private property prices in 2024 increased moderately by 3.9%, down from the 6.8% growth recorded in 2023, signaling a stabilizing market influenced by Government Land Sales (GLS), inflationary pressures, and earlier cooling measures.

In the HDB resale market, prices grew at a slower pace of 2.5% in 4Q2024, compared to 2.7% in 3Q2024. Annual growth, however, reached 9.6%, nearly doubling the 4.9% increase in 2023. Cooling measures introduced in 3Q2024 have tempered million-dollar transactions, which declined by 13.9% quarter-on-quarter to 285 units in 4Q2024. Despite this, the overall number of such transactions in 2024 remains historically elevated, supported by demand for spacious executive flats and flats in mature estates.

Newer flats in mature estates dominated the million-dollar resale segment, accounting for 375 out of 382 transactions for flats with lease commencement dates from 2013 onwards. These properties are favoured for their accessibility, modern layouts, and longer leases, highlighting the importance of strategic urban planning in addressing buyer preferences.

In summary, the 4Q2024 estimates depict a recovering private property market and a resilient HDB resale segment, shaped by adaptive buyer sentiments and strategic interventions. Both markets are set for stable growth in 2025, underscored by a balance of robust demand, limited supply, and regulatory oversight.

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email:

mohan@sri.com.sg

  

Property Insight
31 Dec 2024
Sentosa Property Market 2025: Luxury Living and Investment Insights

Property transactions in Sentosa experienced a significant increase, growing by 43.8% year-on-year. From January to November 2024, 128 units were sold compared to 89 units during the same period in 2023. This impressive growth highlights Sentosa’s continued appeal as a premium residential destination.

Key developments like The Residences at W Singapore Sentosa Cove and Cape Royale significantly contributed to this growth. The Residences at W Singapore led the market with 81 units sold at a median unit price of $1,802 psf, demonstrating its appeal through luxurious waterfront living, premium facilities, and proximity to lifestyle hubs. Cape Royale also performed well, achieving a median price of $2,234 psf for 15 units. These projects continue to attract buyers looking for exclusive properties that combine luxury, tranquillity, and convenience.

In the landed property segment, detached houses garnered strong interest. A top transaction was recorded at 2XX Ocean Drive, where a property sold for $16.0 million at $1,844 psf, with a generous area of 8,675 square feet. Similarly, 8X Cove Drive fetched $14.2 million at $1,777 psf, further highlighting the strong demand for exclusive landed homes.

Among non-landed properties, Cape Royale achieved the highest transacted price of $9.6 million at $3,069 psf, underscoring its position as one of the most exclusive developments. Other notable transactions include a unit at Turquoise, sold for $9.0 million at $1,304 psf, and luxury condominiums such as The Oceanfront @ Sentosa Cove, Seven Palms Sentosa Cove, and Marina Collection. These recorded median unit prices ranging from $1,665 psf to $2,941 psf, catering to varied buyer preferences for spacious layouts, waterfront living, and premium amenities.

The overall performance of Sentosa’s property market reflects a strong preference for ultra-luxury living. The Residences at W Singapore stood out with multiple high-value transactions, including three separate sales around $6.1 million to $6.2 million, at unit prices between $1,825 and $1,892 psf. These results underscore its consistent popularity among buyers seeking prime locations and vibrant lifestyle offerings.

Sentosa’s enduring reputation as a luxury enclave is underpinned by its integration of exclusivity, tranquil beachfront living, and proximity to Singapore’s business districts. It offers a lifestyle investment opportunity for high-net-worth individuals seeking properties with capital appreciation potential. The appeal is further bolstered by the phased expansion of Resorts World Sentosa, introducing luxury hotels, a waterfront promenade, and non-gaming attractions like Minion Land at Universal Studios Singapore. These enhancements will drive both tourism and residential demand, ensuring Sentosa’s continued status as a world-class destination.

Looking ahead, Sentosa’s unique blend of serene waterfront living and urban convenience will maintain its status as a highly sought-after residential locale. With exciting transformations, enhanced infrastructure, and global recognition for luxury waterfront living, Sentosa’s property market remains a compelling proposition for investors and residents alike. The steady demand for premium residences underscores the island’s appeal, solidifying its position as one of Singapore’s most prestigious real estate markets.

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email:

mohan@sri.com.sg

 

Mask group
Singapore Realtors Inc

CEA License No. L3010738A

1 Kim Seng Promenade #17-10/12

Great World City, West Tower

Singapore 237994

+65 6958 5000

admin@sri.com.sg

For Home Owners

Buy
Sell
Rent
Search
New Launch
Commission Guidelines

For Corporate

Property Management
Local Project Marketing
Capital Markets
Auction
International Project Marketing

For Agents

Why Join SRI?
Culture and Community
Technology & Tools
Mentorship
Training

Company

About
Team
Technology
Agent Reviews
Insights
Contact

© 2023 SRI Pte Ltd • Privacy Policy & Data Protection

Follow us on
iconiconiconiconicon