BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

Hillcrest Arcadia, a 99-year leasehold condominium in Bukit Timah, is up for collective sale with a guide price of S$920 million. This en bloc presents a rare redevelopment opportunity for a sprawling 4-hectare site in Singapore’s prime District 11. Prime Location and Site Details The expansive 442,162 square-foot site, located along Arcadia Road near Watten Estate, currently houses 272 residential units and one retail unit. Zoned for residential use with a gross plot ratio of 1.6, the site could accommodate up to 773 new homes, according to marketing estate agency Huttons. Importantly, no land betterment charge is required due to its existing approved use and intensity. Pricing and Financial Considerations At the guide price of S$920 million, Hillcrest Arcadia is being marketed at approximately S$1,519 per square foot per plot ratio (psf ppr). This calculation includes a 10 per cent bonus gross floor area and a premium of about S$262 million to refresh the lease to a new 99-year term. The current lease, dating back to 1975, has about 50 years remaining. If the collective sale succeeds, owners stand to receive payouts ranging from S$945,000 to over S$5.7 million. Notably, recent URA caveat transactions at the development include a 699.7 sq ft unit sold for S$850,000 (S$1,215 psf) in 2024. Market Sentiment and Timing This is Hillcrest Arcadia’s second attempt at a collective sale, following an unsuccessful bid in 2018 when the owners failed to secure the required 80 per cent consensus.  Competitive Landscape and Recent Sale Transactions The Bukit Timah area remains a stronghold for luxury residential developments. In 2021, UOL Group acquired the nearby Watten Estate Condominium, a site about half the size of Hillcrest Arcadia, for S$550.8 million. The resulting 180-unit luxury project, Watten House, launched in November 2023 and saw strong demand, selling 102 units at an average price of S$3,230 psf. Tender Details The collective sale tender for Hillcrest Arcadia will officially launch on April 3, 2025, and will close on May 22, 2025. Given its prime location, redevelopment potential, and favorable market conditions, the site is expected to attract keen interest from major developers looking to make their mark in Singapore’s luxury residential segment. For investors and developers eyeing Bukit Timah’s prized real estate, this sale represents a rare chance to secure a substantial residential plot in one of Singapore’s most coveted districts.

Kingsford Group has emerged as the highest bidder for a prime private housing site at Lentor Gardens, submitting a bid of S$429.23 million, which translates to S$920 per square foot per plot ratio (psf ppr). The only competing bid came from a consortium comprising Intrepid Investments, TID Residential, and CSC Land Group (Singapore), which placed a slightly lower bid of S$422.22 million (S$905 psf ppr). Development Potential of Lentor Gardens Site The 99-year leasehold plot, which spans 20,639.4 square metres (sq m), has the potential to yield around 500 private residential units. It offers a maximum gross floor area of 466,540 square feet (sq ft), with a mandatory 6,458 sq ft allocated for an early childhood development centre. This site is the seventh land parcel released by the Urban Redevelopment Authority (URA) in the emerging Lentor Hills estate, a new residential enclave designed to be sustainable and pedestrian-friendly, surrounded by lush greenery. Lentor’s Growing Appeal The Lentor area has been gaining popularity among homebuyers due to its proximity to the Lentor MRT station on the Thomson-East Coast Line, as well as the increasing availability of residential, retail, and recreational options. The estate is also well-positioned near reputable schools, including: Presbyterian High School Anderson Primary School CHIJ St Nicholas Girls’ School Kingsford Group’s Vision for Lentor A spokesperson for Kingsford Group expressed excitement about the opportunity to develop a 500-unit residential project in the up-and-coming Lentor neighbourhood. “If awarded the site, this project would be our seventh residential development in Singapore,” the spokesperson stated, highlighting the group's growing presence in the local property market. Lentor Land Sales: A Competitive Landscape The Lentor Gardens site marks the seventh land parcel sold in the Lentor precinct. Out of the six sites transacted so far, five were acquired by Guocoland, Hong Leong Holdings, and TID, either individually or as part of a consortium. What are some new launch projects at Lentor? Lentor Modern Lentor Hills Residence Lentor Mansion Lentor Central Residences  Lentoria Hillock Green The latest tender from Kingsford Group reflects continued developer confidence in Lentor’s transformation into a vibrant residential hub, noted Mr Chia JT, Managing Director of Propertyforsale.com.sg.

Singapore’s private home market saw a remarkable surge in February, reaching a 13-year high in sales due to strong pent-up demand and the successful launch of two suburban condominium projects. According to data from the Urban Redevelopment Authority (URA) released on March 17, developers sold 1,575 new private homes last month, excluding executive condominiums (ECs). Year-on-year, the number of new home sales in February skyrocketed more than tenfold compared to the 153 units sold in the same month of 2024. Additionally, sales increased by 45.4% from January’s figure of 1,083 units. This also represents the strongest monthly developer sales since November 2024, when 2,557 units were sold, according to property statistics. Among the 1,575 units sold last month, 25 were located in the Core Central Region (CCR), 98 in the Rest of Central Region (RCR), and 1,452 in the Outside Central Region (OCR). Suburban Condo Launches Drive Market Boom Chia JT, Managing Director at Propertyforsale Pte Ltd, highlighted that February’s sales surge was largely driven by the two major launches—Parktown Residence in Tampines and Elta in Clementi. Parktown Residence, described as an “integrated mega-project,” saw exceptional sales performance, moving 1,041 units, or 87% of its total offerings, at a median price of S$2,363 per square foot (psf). Chia attributed its appeal to its integrated development status, which offers direct access to amenities such as a retail mall, the upcoming Tampines North MRT station on the Thomson-East Coast Line, and a bus interchange. Elta, on the other hand, drew buyers due to its strategic location near schools and the Clementi town centre. February’s strong performance also marked the best OCR transaction volume in nearly a decade, surpassing the 1,523 units sold in July 2015. Market Outlook for 2025 Although the private property market started 2025 on a strong note,economic uncertainties arising from global geopolitical tensions and Trump 2.0 trade war, could pose risks in the coming months. March sales to remain solid, though slightly lower than February’s peak. Notably, Lentor Central Residences in Upper Thomson had sold over 90% of its units this month. Other property launches in March include Aurelle @ Tampines and Aurea on Beach Road. Looking ahead to the second quarter, the new launch projects Arina East Residences, Marina View Residences, Artisan 8, and One Marina Gardens would further invigorate the market by offering new opportunities for buyers and investors. Chia remains optimistic about the private home market in 2025, citing two indicative interest rates cuts and improved buying sentiment due to fear of missing out (FOMO).  Private home prices in 2024 rose by 3.9%, a moderation from the 6.8% growth in 2023 and 8.6% increase in 2022.

The government land sale (GLS) tender for a prime site along Bayshore Road in Singapore closed on March 18, 2025, drawing significant interest from property developers and setting a record land price for a 99-year leasehold site in the suburbs. The plot, located adjacent to Bayshore MRT station and capable of yielding approximately 515 private homes, attracted eight bids, demonstrating developers' confidence in the site's potential and the recovering sentiment in the private housing market. Fierce Bidding and Record Land Price The highest bid of S$658.9 million came from a consortium comprising SingHaiyi Group and Haiyi Holdings, part of the Gordon and Celine Tang business empire. This translates to S$1,388 per square foot per plot ratio (psf ppr), exceeding analysts' expectations of S$1,000 to S$1,400 psf ppr. The competition was intense, with the second-highest bid by Sing Holdings coming in at S$1,377 psf ppr, just 0.8% lower. Other notable bids included City Developments at S$1,308 psf ppr, while the lowest bid of S$1,022 psf ppr came from a partnership between Sim Lian Land and Sim Lian Development. This level of participation is the highest seen in a GLS tender for a private residential site since January 2022, when a plot in Jalan Tembusu also garnered eight bids.  Benchmark Land Price for Suburban Sites At S$1,388 psf ppr, the Bayshore Road site now holds the record for the highest land price achieved for a suburban site at a state tender, surpassing the previous benchmark of S$1,250 psf ppr set in November 2023 for a site in Clementi Avenue 1. The bid even exceeded recent land rates for residential plots in more central regions. For instance, Zion Road Parcels A and B in the Rest of Central Region (RCR) fetched S$1,202 psf ppr and S$1,304 psf ppr, respectively, while Core Central Region (CCR) plots in Holland Drive and River Valley Green (Parcel A) were awarded at S$1,285 psf ppr and S$1,325 psf ppr, respectively. This trend indicates a diminishing price gap between different market segments, with developers placing greater emphasis on site attributes rather than strict regional classifications. Strong Location and Demand Drivers The Bayshore Road site boasts several compelling attributes that contributed to the strong bidding interest: Excellent Connectivity: Located adjacent to Bayshore MRT station on the Thomson-East Coast Line, providing seamless transport links. The site is also near the East Coast Parkway, enhancing accessibility for private vehicle owners. Proximity to Amenities: The site is within 1 km of Temasek Primary School, a sought-after educational institution. Additionally, a future mixed-use development above Bedok South MRT station, just one stop away, will enhance retail and lifestyle offerings. Scenic Views: Certain units in the future development are expected to enjoy waterfront views of East Coast Park, adding to the site’s appeal. Pent-Up Demand: The Bayshore area has seen limited new private housing launches since the 1990s, with Costa Del Sol being the last major project in 2000. This suggests strong demand from HDB upgraders in nearby estates such as Marine Parade and Bedok. The most recent comparable GLS transaction in the area was the 2016 sale of the Siglap Road site, now home to Seaside Residences. That site was awarded at S$858 psf ppr, with its 841 units launching in 2017 and selling out by 2021. Implications for the Market and Future Launch Pricing Property analyst at PropertyForSale predicts that with a land rate of S$1,388 psf ppr, launch prices for the new development could start from S$2,500 psf. The Bayshore precinct is set to become a vibrant waterfront neighborhood, with plans for 10,000 new homes—3,000 private residences and 7,000 HDB flats. The site tendered by the Urban Redevelopment Authority (URA) sits at the western edge of the precinct, near the first two Build-To-Order (BTO) projects, Bayshore Vista and Bayshore Palms, launched in October 2024. Conclusion The overwhelming interest in the Bayshore Road GLS site underscores the site's attractiveness and the broader optimism among developers about Singapore’s private housing market. As the Bayshore precinct develops into a prime residential enclave, future homebuyers can expect high-quality housing options with excellent connectivity and amenities. The record land bid also signals developers’ willingness to invest in well-located sites with strong demand potential, setting the stage for an exciting new chapter in Singapore’s property market.

The 477-unit Lentor Central Residences at Lentor Hills Road recorded an impressive 93.3% take-up rate by Sunday evening (March 9), with 445 units sold at an average price of S$2,200 per square foot (psf). Developers Hong Leong Holdings, GuocoLand, and CSC Land Group noted that the three-bedroom and four-bedroom units were the most sought-after. About 90% of buyers were Singaporeans, with permanent residents and foreigners making up the remaining 10%. Most purchasers were owner-occupiers. The average price at Lentor Central Residences was competitive compared to other Outside Central Region (OCR) projects such as Chuan Park (S$2,579 psf) and Elta in Clementi (S$2,537 psf). The project’s proximity to an MRT station and commercial amenities, along with limited unsold stock in the area, contributed to its strong sales performance. Before this launch, over 90% of the 2,477 units from five previous projects in Lentor Hills had already been sold, demonstrating the sustained demand for mass-market private condominiums. As of early March, only 147 units remained unsold across the earlier Lentor Hills projects, primarily comprising three-bedroom and larger units. The launch of Lentor Central Residences has helped replenish the dwindling supply of new homes in the precinct. Land Acquisition and Pricing The 158,263-square-foot Lentor Central Residences site was acquired at S$982 per square foot per plot ratio (psf ppr), the lowest land rate recorded in the area since the government began selling sites there in 2021. The previous five plots in the estate were transacted at S$985 to S$1,204 psf ppr. Since September 2022, six residential projects with a total of 2,954 units have been launched in Lentor Hills, with 93% of units sold, including the latest sales from Lentor Central Residences. The project’s successful launch weekend sales percentage even outperformed Lentor Modern, an integrated mixed-use development, which achieved an 84% sales rate at launch. Prices at Lentor Central Residences started at: S$975,000 (S$2,106 psf) for one-bedroom units (463 sq ft and up) S$1.388 million (S$2,047 psf) for two-bedroom units (678 sq ft and up) S$1.813 million (S$1,981 psf) for three-bedroom units (915 sq ft and up) S$2.368 million (S$2,000 psf) for four-bedroom units (1,184 sq ft and up) Key Demand Drivers Beyond pricing, the project’s appeal is bolstered by its proximity to Lentor Modern Mall, Lentor MRT Station on the Thomson-East Coast Line, and nearby primary schools such as Anderson Primary, Mayflower Primary, and St. Nicholas Girls’ School. Conclusion The weekend’s strong sales reinforce the continued demand for well-located, competitively priced residential projects in Singapore. Lentor Central Residences’ near sell-out performance underscores the enduring appeal of Lentor Hills, while Aurelle of Tampines’ robust take-up highlights the strong demand for executive condominiums. With supply tightening, future launches in these areas are likely to continue attracting keen interest from homebuyers.