Tag Archives: Capitaland

Home Prices Set to FALL in 2H2014

Expect more property developers to follow the step taken by CapitaLand to cut prices, especially for slow-moving projects. To recap, CapitaLand cut prices for Sky Habitat by 12-14% at a new price range of S$1,267 to S$1,622psf when it relaunched the project On 19 April 2014. With that move, CapitaLand sold 106 units of Sky Habitat from 19 to 23 April 2014. Next, we can expect a similar move by Wheelock for The Panorama. Currently, some property developers are offering low single-digit discounts and higher discounts for “star buys” (selective units that are deemed less saleable owing to orientation, level and so on).

SkyHabitat crowd

In our view, developers of slow moving projects may want to consider cutting prices instead of offering freebies (home appliances such as fridge, washer cum dryer, oven, microwave, dishwasher, and so on). Under current market conditions, ultimately what matters is price psf and the absolute price quantum. Clearly, the right pricing strategy remains crucial. A drop of 15%-20% in selling price, could be the magnet to move some of the slow-moving projects in the primary market.

Another trend that we foresee is that property developers will create new show units for projects that didn’t sell well. Furnishings may be different from those in the initial launch. Some of the savings from using a different type of material or product could be passed on to buyers via lower pricing.

The Panorama - artist Impression

The Panorama – artist Impression

My company, HSR have identified 50 projects with take-up rates of less than 50%. For that pool, the average take-up rate increased by less than 3% over the last five months. There were at least eight projects with less than 10% take-up rate over the last five months (December 2013 to April 2014), of which two projects recorded zero take-up. We have highlighted in light grey (see table) projects with stagnant take-up rates over the last five months

Projects with less than 50% Take-Up Rate

 

Research Analysts: Tong Kooi Ong and Penny Yaw , HSR International Realtors 
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Mixed-use site at Yishun Ave 2 at $1,077 per sq ft (psf)

According to HDB website, the highest bid for land parcel at Yishun Avenue 2 / Yishun Central 1 which is launched for tender on 28th Jun 2013 is $1,428,880,000. It is from North Gem Development Pte. Ltd. & FC North Gem Trustee Pte. Ltd. (as Trustee-Manager of North Gem Trust) Units of Frasers CentrepointIt translates into a price of $1,077 per sq ft (psf) per plot ratio (ppr) . YES!!! $1077psf just for the land in suburban area. It is 47 per cent higher than the next highest bid of S$969.3 million submitted jointly by Far East Civil Engineering, Far East Orchard and Sekisui House.

Location Yishun Avenue 2 / Yishun Central 1  (PDF 473KB)
Proposed Development Mixed Commercial & Residential Development Integrated with Bus Interchange & Community Club
Site Area 41,084.9 sq m
Maximum GFA [GPR] 123,254.7 sq m [3.0]
Maximum Building Height 56m AMSL
Estimated Dwelling Units 890
Lease Term 99 years

The tender closed at 12 noon today with 5 bids received. –

S/N

Name of Tenderer

Tender Price ($)

$psm/GFA ($)

1

North Gem Development Pte. Ltd. & FC North Gem Trustee Pte. Ltd. (as Trustee-Manager of North Gem Trust)

$1,428,880,000

$11,592.90

2

Far East Civil Engineering (Pte.) Limited, Far East Orchard Limited & Sekisui House, Ltd.

$969,333,333

$7,864.47

3

Zenlead Investments Pte. Ltd. & Zenmost Developments Pte. Ltd.

$930,000,000

$7,545.35

4

Sim Lian (Focus) Pte Ltd & Sim Lian (Brilliant) Pte Ltd

$875,000,000

$7,099.12

5

Yorkshire Investments (1) Pte. Ltd. and Yorkshire Trustee Pte. Ltd. (in its capacity as trustee of Yorkshire Mall Trust)

$704,500,000

$5,715.81

Yishun Land Parcel

Yishun Land Parcel

I will estimate that the launch price for residential property in this plot of land to be above $1600 psf range. This includes the building cost and of course  the profit  for the developer. Christopher Tang, CEO of Frasers Centrepoint Commercial, said in a statement that the company plans to develop a “12-storey integrated complex comprising 900 residential units sitting on top of a retail mall, bus interchange and community club“. That’s a huge development. If you do not know how big is a 900 unit residential projects, Take THE INTERLACE by Capitaland as reference. It is a project that housed 1040 units.

It seems like prices for properties in suburban are marching above $1200 psf.  Very soon, we shall see properties in Suburban selling in $1600 psf range judging from the results of the recent  HDB land sale. The possibility is very high especially when Executive Condos launch are expected to hit $800psf or above.  So dear buyers, still waiting for the best time to buy cheaper properties in the near future? I think the chance is slim. When is the best time to buy? well, I would say it is ‘last time’.   🙂

More about Yishun. Yishun estate is set for a major makeover, with proposals to turn its town centre into the hub of the north over the next few years according to HDB and URA. Land has been set aside in Yishun for medical specialty centres such as polyclinic and Hospital and other commercial developments. Yishun residents are also among the first to pilot HDB’s new upgrading schemes that are aimed at middle-aged estates which are over 20 years old.

New Yishun Town Centre

New Yishun Town Centre

A rejuvenation programme for Yishun Town Centre promises to breathe new life into the middle-aged estate. Count on new community spaces, improved pedestrian linkages, and an integrated mixed-use development with bus interchange at Yishun Central ( land parcel at Yishun Avenue 2 / Yishun Central 1  ) New park connectors will make it easier to get from nearby homes to Lower Seletar Reservoir, while the park around Yishun Pond will be enhanced for residents’ enjoyment.

Enhanced park - Yishun

Enhanced park – Yishun

 

Source – http://www.hdb.gov.sg, http://www.ura.gov.sg, CNA. http://business.asiaone.comhttp://www.straitstimes.com/

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