Blog Archives - Dominic Choa Real Estate

Why Now Is the Time to Go Long on Singapore Property and Equities

Dominic Choa / April 20, 2025

As the US retreats from global leadership and economic uncertainty looms, Singapore stands out as a long-term safe haven for investors. A Shifting Global Order: Why It Matters For decades, the US has been the engine of global growth. Its open markets, military might, and support for free trade enabled countries like Singapore to thrive. American consumers fueled China’s rise, which in turn turbocharged Asian economies. But the tide is turning. With policies like “Make America Great Again,” US leadership is becoming more insular. Tariffs, protectionism, and weakening commitment to global multilateral systems are eroding the foundations of global trade. Yet, while America may still do fine internally, these protectionist policies are causing ripple effects elsewhere: weakened trade flows, strained emerging markets, and rising geopolitical tensions. Singapore: A Beacon of Stability Even as global headwinds intensify, Singapore remains remarkably resilient — and, in many ways, more attractive than ever for long-term investment. Here’s why: 1. Strategic Diplomacy and Global Connectivity Singapore maintains strong bilateral ties with both the US and China, and its government agencies are deeply embedded in global networks. 2. Strong Fiscal Position and Investment Capability Singapore has the resources to invest heavily in future-proofing: 3. Demographic and Regional Advantage 4. Talent and Workforce Strength Singapore invests heavily in talent: 5. Social Cohesion and Political Stability In a world that feels increasingly fragmented, Singapore’s stable social fabric is a rare asset. This attracts long-term investments from global corporations and high-net-worth individuals looking to preserve and grow their capital. Real Estate: A Core Asset in Singapore’s Growth Story Singapore property has long been a reliable store of value. Despite recent cooling measures and higher interest rates, demand remains solid, especially in new launches and ECs. Key drivers: Equities: Quiet Strength, Reliable Returns Singapore stocks might not be as flashy as US tech giants, but they offer solid fundamentals and consistent yields. With a strong currency, policy stability, and resilient corporate governance, Singapore equities are well-suited for long-term wealth preservation and income generation. The Verdict: Bet on Singapore Exceptionalism While the US pulls back, Singapore is doubling down on its strengths: diplomacy, discipline, and development. The country continues to upgrade itself in every way — physically, economically, socially, and digitally. For investors seeking certainty in an uncertain world, Singapore’s real estate and equity markets are worth being overweight on. Not just for 2025, but for the decade ahead. Looking to invest in high-quality Singapore property? Let’s have a conversation about your goals and map out the right strategy to grow your wealth here. Stay bullish, stay informed, and stay local.

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Executive Condos Are Crushing It in 2025…

Dominic Choa / April 20, 2025

Something unexpected happened in March 2025. While new private home sales took a hit—dropping to one of the lowest monthly numbers in recent years—Executive Condominiums (ECs) bucked the trend. Big time. So, what’s going on? And why are so many Singaporeans turning to ECs now? Let’s break it down. Private Home Sales Took a Tumble First, the cold hard truth:In March, developers sold just 301 new private homes (excluding ECs). That’s a month-on-month drop of nearly 50% from the 605 units sold in February. It’s also the lowest March sales figure since 2020, right when COVID-19 started to shake things up. Why the slowdown? EC Sales? Totally Different Story. While the private segment cooled off, Executive Condominiums went the other way. In March, developers sold 193 EC units, more than 60% of total EC sales for the first quarter. And get this—almost all of them came from one project: Lumina Grand in Bukit Batok. Why is that huge? Let’s put it in perspective:A private condo nearby might go for $1,900 to $2,200 psf. That’s a massive difference, especially for families upgrading from HDBs. Why ECs Are the Darling of the Market Lumina Grand: A Case Study Want a real-world example? Let’s talk Lumina Grand in Bukit Batok. That’s a solid upgrade option for families living in Bukit Batok, Choa Chu Kang, or Jurong who are reaching the end of their MOP. So… Should You Jump on the EC Bandwagon? If you’re sitting on the fence, here’s the thing—ECs are limited. And when demand spikes like this, it often leads to fewer units left, less choice, and higher prices. If you qualify for an EC, you’re basically getting a steep discount on private living. Just make sure: Final Word: Don’t Sleep on ECs 2025 might be the year Executive Condos steal the show. They’ve always flown under the radar, but with private home prices holding firm and interest rates still high, ECs are suddenly the sweet spot for smart, value-driven buyers. Want to explore EC options or run the numbers? Let’s chat.It might just be the smartest move you make this year.

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Singapore’s Most Profitable Condominium Transactions of 2024: Investment Insights for Property Buyers

Dominic Choa / April 4, 2025

In Singapore’s dynamic property landscape, condominium investments continue to represent one of the most attractive opportunities for capital appreciation. The year 2024 has witnessed remarkable success stories across the island’s residential property market, with numerous investors reaping substantial returns on their condominium purchases. This comprehensive analysis explores the most profitable condominium transactions of 2024, offering valuable insights for property investors, homebuyers, and market watchers alike. Singapore Property Market Overview 2024 Singapore’s private residential property market has demonstrated impressive resilience and growth throughout 2024, maintaining its reputation as a stable investment haven in Southeast Asia. The private residential price index continued its upward trajectory, recording a solid 3.9% year-on-year increase despite global economic uncertainties. This steady appreciation reflects the enduring strength of Singapore’s property fundamentals, underpinned by limited land supply, strong governance, and sustained demand from both local and international investors. The market’s performance has been particularly noteworthy given the government’s cooling measures implemented in previous years, which were designed to ensure sustainable growth rather than speculative bubbles. Despite these regulatory frameworks, savvy investors have still found ample opportunities to generate significant returns, especially in well-located developments with strong attributes. Our analysis focuses specifically on profitable transactions with holding periods of four years or less – an optimal window that balances the Seller’s Stamp Duty (SSD) exemption timeline while maximizing quick capital gains. From a comprehensive dataset of 1,445 profitable property transactions across Singapore in 2024, clear patterns emerge regarding which developments have delivered the strongest returns for investors. Singapore’s property market is traditionally segmented into three distinct regions, each with unique investment characteristics: Each region has produced standout performers in 2024, with specific projects demonstrating exceptional capital appreciation. By examining these success stories across different market segments, investors can gain valuable insights into the factors driving property value growth in Singapore’s condominium market. The following sections provide a detailed analysis of the top-performing condominium projects in each region, exploring the unique attributes that have contributed to their impressive profitability and what lessons can be drawn for future investment decisions in Singapore’s ever-evolving property landscape. Core Central Region (CCR) Top Performers Singapore’s Core Central Region (CCR) represents the pinnacle of the country’s luxury real estate market, encompassing prestigious Districts 9, 10, 11, Downtown Core, and Sentosa Cove. Known for its prime locations, high-end amenities, and premium price points, the CCR continues to attract discerning investors seeking quality assets with strong appreciation potential. In 2024, several standout projects in this region delivered exceptional returns for investors who strategically timed their entry and exit from the market. Top CCR Projects with the Most Profitable Transactions The following table highlights the CCR condominium projects that recorded the highest number of profitable transactions with holding periods of no more than 4 years: Project No. of Profitable Transactions Smallest Profit Biggest Profit KOPAR AT NEWTON 16 $74,000 $410,000 LEEDON GREEN 13 $92,000 $1,150,000 THE M 10 $25,100 $385,500 FOURTH AVENUE RESIDENCES 5 $72,000 $342,000 MIDTOWN MODERN 5 $85,550 $422,970 Source: ERA Research and Market Intelligence, URA (as of 20 Feb 2025) Kopar at Newton: District 9’s Standout Performer Leading the CCR’s profitable transactions list with 16 successful deals is Kopar at Newton, a luxury development strategically positioned in the heart of District 9. This premium condominium’s impressive performance can be attributed to several key factors that have enhanced its investment appeal. Having obtained its Temporary Occupation Permit (TOP) in 2023, Kopar at Newton enjoyed a significant competitive advantage in the sub-sale market throughout 2024. The development’s newly completed status made it particularly attractive to buyers who prioritize move-in-ready homes with contemporary designs and modern facilities over older resale properties in the vicinity. This preference for new, ready-to-occupy units is clearly reflected in the transaction data: among Kopar at Newton’s 16 profitable transactions, ten were sub-sale deals. This pattern demonstrates the strong market demand for immediate occupancy in prime districts, with buyers willing to pay premium prices for the convenience and quality assurance that newly completed developments offer. The development’s location excellence cannot be overstated – situated just 250 meters from Newton MRT interchange station (North-South and Downtown Lines), residents enjoy exceptional connectivity to Singapore’s Central Business District, Orchard Road shopping belt, and other key destinations. This prime positioning in District 9, combined with its luxury specifications and comprehensive facilities, has cemented Kopar at Newton’s status as a blue-chip investment in Singapore’s high-end property market. Leedon Green: Freehold Luxury with Exceptional Returns Securing second place in the CCR with 13 profitable transactions is Leedon Green, an exclusive freehold development that has distinguished itself through remarkable capital appreciation. All 13 profitable deals were sub-sales, following the project’s TOP attainment in Q4 2023, highlighting the premium that buyers place on newly completed freehold properties in prestigious locations. What sets Leedon Green apart is the magnitude of its returns – the development achieved the highest absolute gains among all regions in 2024, with a luxury 4-bedroom unit with private lift (1,496 sq. ft) generating an impressive $1.15 million profit for its investor. This exceptional performance underscores the enduring appeal of spacious, high-specification units in Singapore’s luxury market segment. Even more telling is that Leedon Green’s smallest recorded profit of $92,000 exceeds the baseline for absolute gains made at other top-performing CCR developments. This consistent performance across different unit types can be attributed to the development’s coveted location within the prestigious Leedon Heights area and its freehold tenure – a rare and increasingly valuable asset class in Singapore’s property market. The development’s proximity to the Farrer Road MRT station, top-tier educational institutions like Nanyang Primary School and Hwa Chong Institution, and the lifestyle amenities of Holland Village further enhances its investment appeal, attracting both owner-occupiers and investors seeking long-term value preservation and growth. The M: Mixed-Use Excellence in District 7 Rounding out the top three CCR performers is The M, a premium 99-year leasehold, mixed-use development on Middle Road that recorded ten profitable transactions in 2024. The M’s strong performance demonstrates how strategic location and innovative concept can drive value

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Singapore’s Silicon Valley – One North

Dominic Choa / March 28, 2025

Singapore’s one-north district stands as a testament to the nation’s commitment to innovation and high-tech industries. Conceived in the early 2000s by JTC Corporation, this sprawling hub encompasses eight distinct precincts, each tailored to foster collaboration and growth in sectors like biomedical sciences, information and communications technology (ICT), and media. Unlike traditional business parks dedicated to single industries, one-north thrives on a dynamic ecosystem that encourages cross-sector synergy—a crucial element for research and knowledge-driven enterprises. Over the past two decades, the Singapore government has consistently allocated about 1% of its GDP annually to research and development (R&D). This unwavering investment has borne fruit, with one-north evolving into a vibrant community of over 400 leading companies and 800 start-ups, collectively employing around 50,000 knowledge workers. The district has attracted upwards of $8 billion in investments, solidifying its reputation as a burgeoning “Silicon Valley” of the East.ERA A prime example of one-north’s success is Biopolis, the district’s inaugural cluster dedicated to biomedical R&D. Serving as a collaborative platform for both private and public scientific communities, Biopolis houses research institutes and laboratories for pharmaceutical and biotech companies. Notably, Wilmar International established its global headquarters here, and in 2014, Procter & Gamble unveiled a $250 million innovation center within the precinct. The recent completion of Biopolis Phase 6, known as Elementum, in December 2023, adds a 12-storey facility offering semi- and fully-furnished laboratories, catering to the growing demand from smaller firms seeking ready-to-use research spaces. Beyond its role as a research hub, one-north embodies the “work-live-play-learn” philosophy. The Wessex Estate, for instance, provides housing options, including conserved black-and-white bungalows, for professionals working in the vicinity. The district also boasts co-living spaces, serviced apartments, hotels, and condominiums, fostering a sense of community among its diverse inhabitants. Educational institutions like INSEAD Asia Campus, ESSEC Business School, and Unilever’s training center at Nepal Hill further enrich the “learn” component of this integrated ecosystem One-north exemplifies Singapore’s strategic vision of nurturing a knowledge-based economy. By seamlessly integrating research, business, residential, and educational facilities, it has cultivated an environment where innovation flourishes, and enterprises thrive. As it continues to evolve, one-north stands poised to reinforce its position as a pivotal player in the global high-tech and innovation landscape Biomedical, sciences and research Biopolis was the first precinct to take shape in one-north, and it set the stage for the district’s reputation as a hub for biomedical research and development. Designed to foster collaboration between the private and public sectors, it houses research institutes and labs for pharmaceutical and biotech companies, making it a key player in Singapore’s life sciences scene. Beyond just big-name corporations, Biopolis also caters to specialised research institutes focused on areas like neuroscience, immunology, and pre-clinical trials. It’s no surprise that global heavyweights have made their home here—Wilmar International set up its global HQ in Biopolis, and in 2014, Procter & Gamble pumped $250 million into its innovation centre within the precinct. The latest addition to this ecosystem is Biopolis Phase 6 (Elementum), completed in December 2023. This 12-storey biomedical science facility offers both semi- and fully-furnished labs, addressing the growing demand for ready-to-use research spaces. This setup is especially beneficial for smaller firms working in the supply chain of MNCs, allowing them to be in close proximity for seamless collaboration. While Biopolis is the go-to hub for biomedical sciences, Fusionopolis serves as the nerve centre for ICT, physical sciences, and engineering R&D. It’s home to a mix of organisations, high-tech firms, and government agencies, including Linden Research (the creators of the 3D virtual world Second Life), Thales Technology Centre, A*STAR, and the Info-communications Media Development Authority (IMDA). Gaming hardware giant Razer has also established its SEA headquarters here, cementing Fusionopolis as a key innovation hub beyond just life sciences. Corporate HQ and Start Up Central Mediapolis is the beating heart of Singapore’s infocomm and media scene. It’s home to major production studios, including Mediacorp Campus and Infinite Studios, a massive 1.2-hectare soundstage facility. The district also features ALICE@Mediapolis, a privately developed smart business park designed for start-ups and established media firms looking for a dynamic and sustainable workspace. Right across from Mediapolis sits Grab’s massive 9-storey headquarters. Spanning over 42,000 square metres, the Grab HQ houses around 3,000 employees, a cutting-edge R&D centre, and the first-ever GrabMerchant centre—a dedicated space to support Grab’s growing network of business partners. Just next door, LaunchPad and Ayer Rajah have established themselves as the go-to precincts for start-ups, incubators, and companies in emerging industries. LaunchPad, often called the cradle of Singapore’s start-up scene, was designed as a testing ground for new ideas. The concept of clustering similar businesses together fosters a highly collaborative environment, allowing entrepreneurs to share resources, connect with ecosystem partners, and scale up faster. The results speak for themselves—some of Singapore’s biggest start-up success stories, including Carousell, 99 Group, ShopBack, and IglooHome, all took off from LaunchPad. With a thriving mix of start-ups, venture capitalists, and accelerators, it remains one of the best places in Singapore to turn an idea into reality. Institutes of Higher Learning The one-north precinct is well-connected by two MRT stations—Buona Vista and one-north, making it easy to get around. Surrounding these stations, as well as key areas like Biopolis, Media Circle, and Rochester Park, you’ll find a variety of amenities catering to both professionals and residents. Education and innovation go hand in hand at one-north, thanks to its proximity to top institutions like the National University of Singapore (NUS) and Singapore Polytechnic. With a strong emphasis on knowledge-sharing and collaboration, businesses—especially those in R&D—can easily tap into talent, research, and expertise from these institutions. This close-knit ecosystem fosters industrial-academia partnerships, helping companies stay ahead in innovation while providing students and researchers with real-world industry exposure. Singapore Science Park Nestled within the greater one-north district, Singapore Science Park is a key hub for R&D, biomedical sciences, and tech innovation. Home to over 350 multinational corporations, companies, and research labs, it’s one of Asia’s most prestigious addresses for cutting-edge industries. Its strategic

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What are the Executive Condominiums in 2025? The Latest Executive Condo Options and Pricing

Dominic Choa / March 26, 2025

Are Executive Condominiums (ECs) still a good option for home buyers today? They may not be, as buyers are constrained by the amount of loan which they can take up for their EC purchase. This is largely due to the stringent Mortgage Servicing Ratio (MSR) that applies for Executive Condominiums. Even with the maximum combined monthly income ceiling of $16,000, buyers may only qualify for a loan of up to $1 million, requiring them to cover the excess EC cost with cash and/or CPF. With average EC prices starting from $1.4m and above, EC buyers still have to fork out a substantial cash / CPF outlay to afford an EC in 2025. Still, many Singaporeans are drawn to ECs, seeing them as a better value compared to private condos. In 2024, the median transaction price for a new Outside Central Region (OCR) condo unit (900–1,000 sqft) was 42% higher than a similar EC unit. Yet, despite the lower price, EC residents still get to enjoy a comparable lifestyle—with security and full-fledged facilities like swimming pools, gyms, and function rooms. Table 1: Price comparison between a new EC and OCR condo (900 – 1,000sqft) in 2024 Plus, the lower purchase price means a smaller loan amount, which helps reduce interest costs. On top of that, eligible first-time buyers can receive up to $30,000 in grants to offset their initial down payment. Impressive Sales Performances In Recent EC Launches Lumina Grand sold 53% of its units at an average price of $1,464 psf during its launch weekend, while Novo Place moved 57% of its 504 units at an average price of $1,654 psf during its November 2024 launch. When Novo Place opened for a second round of balloting for second-time buyers, it sold another 137 units, bringing total sales to 88%. According to URA caveats, there were 1,185 new EC transactions in 2024. With only a limited number of EC launches each year, buyers have been turning to the remaining supply. As of end-January 2025, the available EC stock had dwindled to just 138 units. What makes ECs so Attractive? Despite the higher upfront costs, buyers remain undeterred for two key reasons. Beyond the lower price, EC buyers aren’t required to sell their existing home before making a purchase. For HDB upgraders, this means they can avoid paying Additional Buyer’s Stamp Duty (ABSD) when buying a new EC. Additionally, EC buyers have the option to use the Deferred Payment Scheme (DPS) at an extra cost, allowing them to pay only a deposit upfront and defer their loan until the EC is completed. This way, they won’t have to manage two mortgage payments while waiting for their new home. With no ABSD payable and the flexibility of the DPS, upgrading to an EC becomes a much smoother process for HDB owners. Why are ECs Becoming Increasingly Expensive? The rise in construction and labor costs has been a significant challenge for property developers, a trend exacerbated by the Covid-19 pandemic. The global supply chain disruptions resulted in a tighter supply of materials, further inflating costs. Coupled with higher inflation rates, developers have faced mounting expenses. Additionally, construction firms are now competing for a limited workforce, as both public sector projects (like the Cross-Island Line and HDB Build-to-Order flats) and private sector developments continue to rise. Another key factor contributing to higher property prices is the escalation in land costs, particularly for new Executive Condominiums (ECs). Developers have been bidding aggressively for EC sites in response to strong market demand. From 2015 to 2024, the average cost of EC land has surged by 164%, increasing from $287 per square foot per plot ratio (psf ppr) to $733 psf ppr. A prime example of this trend is the Tengah Garden Walk EC site, which was awarded to a joint venture between City Development Group and MCL Land for $603 psf ppr in 2021. More recently, in February 2024, another EC site at Plantation Close was awarded to Hoi Hup Realty and Sunway Developments for $701 psf ppr—16% higher than the Copen Grand site, further reflecting the rising costs in the sector. Chart 1: Land cost of ECs since 2015 Thirdly, the harmonisation rule, which took effect on 1 June 2023, has impacted how developers market their properties. Under this new regulation, developers are no longer permitted to sell non-strata areas such as void spaces and air-con ledges. To compensate for the reduced sellable area, developers have adjusted their selling prices, resulting in higher per square foot (psf) pricing. Table 2: Existing launched ECs in the market In 2025, three new ECs are set to launch, with two in the East and one in the West. Here are the upcoming EC launches for 2025: Aurelle of Tampines Estimated launch: Preview in Feb 2025 Planning Region/Area: East/Tampines Distance to Nearest MRT Station: 5-min walk to the upcoming Tampines North MRT Station Number of Units: 760 Developer: Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd The first EC launch of 2025, Aurelle of Tampines, is expected to generate significant interest. This will be the first EC in Tampines since Tenet, which sold 72% of its 618 units upon its launch in December 2022. Residents in the East will be particularly drawn to Aurelle of Tampines, given that Tampines is a well-established town with excellent amenities. By the time buyers collect their keys, the town will feature four shopping malls and two community hubs. Additionally, Tampines is well-connected by transport, with multiple feeder bus services and four MRT stations. As a regional center, Tampines is home to two industrial estates and is conveniently located near commercial hubs such as Changi Business Park, Changi Aviation Park, and Changi Airport. Situated in the heart of Tampines North, a new development area, Aurelle of Tampines will be just a 5-minute walk from the upcoming Tampines North Integrated Transport Hub. This will provide seamless connectivity to the MRT station, air-conditioned bus interchange, community club, hawker center, and a new mall, Parktown Tampines. The Tampines North

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Lentor Property Market: Oversupply Concerns or Golden Investment Opportunity?

Dominic Choa / March 20, 2025

The Lentor area in Singapore has rapidly transformed into a new private residential hub, raising questions about whether the surge in new condominiums signals an oversupply risk or a prime investment opportunity. In this article, we will break down the recent launches, sales trends, pricing, and market outlook, so property investors and homebuyers can make informed decisions. Lentor’s Recent Condo Launches and Sales Performance Over the past few years, multiple condominium projects have been launched in Lentor, with most seeing strong buyer demand despite concerns over a potential oversupply. Here’s a look at the key projects: Project Launch Date Total Units Units Sold % Sold Average Price (PSF) Lentor Modern Sep 2022 605 508 84% $1,856 Lentor Hills Residences Jul 2023 598 559 93.3% $2,269 Lentoria Jan 2024 267 60 22% $1,965 Lentor Mansion Mar 2024 533 400 75% $2,200 (Source) What Do These Sales Figures Tell Us? Despite multiple project launches, demand remains strong, particularly for smaller units. In fact, one- and two-bedroom units in most Lentor projects have been nearly sold out. As of February 2025, only 159 units remain unsold across all major projects, representing just 6.4% of the total launched inventory. This suggests that the fear of oversupply may be overblown, especially since new launches in other areas of Singapore have struggled to achieve similar take-up rates. Lentor in the Context of the Broader Singapore Market Lentor is part of District 26, which had only 2,966 non-landed private homes as of Q4 2024, making it one of the districts with the lowest housing supply in Singapore. This limited supply is crucial because it helps to stabilize property prices and drive future appreciation. Additionally, the nationwide property market has shown resilience, with analysts forecasting a 2% to 4% price increase in 2025 due to strong demand and limited land supply. Will Lentor’s Property Prices Appreciate? Key factors supporting future price growth in Lentor: Conclusion: Is Lentor an Oversupply Risk or an Investment Opportunity? While the initial wave of launches raised concerns about oversupply, the sales figures and market fundamentals tell a different story. For property investors and homebuyers, Lentor presents an attractive investment opportunity—especially for those looking at long-term capital appreciation. Would you like personalized advice on investing in Lentor? Contact me today at 8826 3821, and let’s explore the best options for your real estate goals!

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Singapore CBD Redevelopment: What Property Investors Need to Know

Dominic Choa / March 20, 2025

The Urban Redevelopment Authority (URA) has extended the Central Business District Incentive (CBDI) Scheme and Strategic Development Incentive (SDI) Scheme for another five years. These initiatives aim to rejuvenate Singapore’s CBD real estate by encouraging the redevelopment of aging commercial buildings into mixed-use developments in Singapore. For property investors in Singapore, this presents a golden opportunity to capitalize on the transformation of the city’s prime real estate. Understanding the CBDI and SDI Schemes CBD Incentive Scheme (CBDI) The CBD Incentive Scheme was first introduced in 2019 to incentivize the redevelopment of older office buildings into mixed-use properties. Targeting precincts like Anson, Cecil Street, Robinson Road, Shenton Way, and Tanjong Pagar, the scheme offers 25% to 30% additional Gross Floor Area (GFA) for qualifying properties. In the latest 2025 update, the URA has also allowed long-stay serviced apartments in CBD Singapore, particularly in Anson and Cecil Street, broadening the scope for developers and investors. Strategic Development Incentive (SDI) Scheme The SDI scheme is designed for strategic areas like Orchard Road and Marina Centre, focusing on large-scale collaborative redevelopment between adjacent buildings. This encourages urban rejuvenation by introducing new commercial, retail, and residential property investment opportunities in Singapore. Why These Schemes Matter for Property Investors The extension of these schemes will significantly impact the Singapore property investment landscape, creating redevelopment opportunities in Singapore’s CBD. Here are some key reasons why investors should take note: 1. Unlocking Redevelopment Potential Several buildings have already undergone transformation under these schemes, including: With the extended incentives, more aging office buildings could be redeveloped into Singapore mixed-use developments, unlocking higher property values and investment potential in Singapore’s CBD. 2. Rising Property Values in the CBD With increased incentives to redevelop, properties that once housed purely commercial offices will now feature a blend of residential units, commercial spaces, and serviced apartments. This will make CBD properties in Singapore more attractive to homebuyers and investors, leading to higher rental yields and capital appreciation. 3. Diversification of Investment Opportunities The transformation of the CBD into a 24/7 live-work-play district will create new opportunities for real estate investment in Singapore, especially in sectors like: This diversification will attract different types of investors looking for high rental yield properties in Singapore. Key Considerations for Investors and Developers While these schemes provide exciting opportunities, investors should carefully assess the following factors: Eligibility Criteria Properties must meet specific criteria, including a minimum age requirement of 20 years and site area conditions. Investors should verify these details before committing to a redevelopment investment in Singapore. Market Demand and Urban Trends Understanding the demand for mixed-use properties in Singapore is crucial. With more companies adopting hybrid work arrangements, the demand for traditional office spaces has declined, making residential and hospitality developments in the CBD more viable. Sustainability and Green Initiatives The URA encourages eco-friendly developments, so developers incorporating green building features and sustainable designs will benefit from government incentives and long-term value appreciation. The Future of CBD Real Estate Investment in Singapore With the Singapore government’s urban redevelopment plans, the CBD is set to become a dynamic, multi-functional district. Investors who act early and secure properties with redevelopment potential in Singapore’s CBD can enjoy significant returns in the years to come. Whether you’re a seasoned investor or exploring your first property investment in Singapore, understanding these schemes is crucial to making informed decisions. As Singapore’s urban landscape evolves, those who stay ahead of market trends will reap the benefits of capital appreciation and rental growth. Stay Updated on Singapore Real Estate Trends For more insights on Singapore property investment, new launch condos in Singapore, and high rental yield properties, stay connected with our expert updates. If you’re keen on exploring CBD redevelopment opportunities, get in touch with Dominic Choa Real Estate today!

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What are Integrated Developments?

Dominic Choa / March 20, 2025

Integrated developments are large-scale projects that combine multiple uses, such as residential, commercial, and transport hubs, into a single location. Compared with mixed developments, which also have commercial malls and residential units, integrated developments have the additional benefit of direct integration into an MRT station and / or bus interchange. This added advantage means that integrated developments typically command a premium over mixed developments. Imagine staying at an integrated development – you have the convenience of a supermarket, shopping mall, MRT station and bus interchange just seconds away from your doorstep! Whether you have a sudden bubble tea craving or need to buy food for a gathering that you are hosting, everything is within minutes from your home. Your children can attend enrichment classes while your elderly parents, who may be less mobile, need not walk a distance to socialise or run their errands. This is especially so if the integrated development includes a community centre where there are activities for them, or hawker centres for them to chit-chat and have their meals. Rain or shine, all your everyday needs can be settled by just taking the lift. In addition, malls that are part of integrated developments tend to be larger and better managed by the developer themselves or sold collective to another investor (e.g. REIT/fund). Proper mall management ensures a proper tenant mix in the mall which means you will have a wide variety of retail shops to choose from. With a curated tenant mix, the needs of residents are better catered to. Travelling also becomes a breeze – you can always take a direct bus or MRT train to work / school within air-conditioned comfort. Rare Status of Integrated Developments Currently, there are only nine integrated developments – six completed, two under construction and one more in Tampines North that is set to be launched in 1Q 2025. While the LTA has earmarked a further seven ITHs for the future, Hougang is the only site has been confirmed as an integrated development (includes a condominium). Across the nine integrated developments, there are a total of only 6,296 units. Based on the island-wide stock of 341,131 private residential units, this means that just 1.8% of all non-landed private residential units are in integrated developments (as of 3Q 2024). Profitability of Integrated Developments Looking at recent integrated developments completed in the last five years (since 2019), both Pasir Ris 8 and Sengkang Grand Residences have seen 100% profitable transactions. Both Pasir Ris 8 and Sengkang Grand Residences have outperformed their counterparts from the same area. Based on their median price per square foot (psf), Pasir Ris 8’s grew 12.4%, higher than the 9.3% for the entire Pasir Ris Planning area. Similarly, Sengkang Grand Residences’ price grew by 18.1%, higher than the 17.2% recorded in Sengkang. With Singapore’s public transport network becoming increasingly comprehensive, coupled with the higher costs of car ownership, living near an MRT station is becoming increasingly important for home buyers. Moreover, given the low supply of new integrated developments, seeing such significant price growth is unsurprising. Hence, while integrated developments might come with a price premium, they also result in higher returns. High rental and strong rentability Having direct access to MRT station and bus interchange makes integrated developments highly sought after by tenants. For developments that are less than ten years old, these properties consistently command significantly higher premiums compared to their counterparts in the same area. Being close to the town centre, transport nodes, and amenities, their rents are typically higher. Integrated developments like Bedok Residences, Hillion Residences, Northpark Residences and Sengkang Grand Residences have achieved higher rental prices of over 12.7% to 49.2% as compared to other private condominiums in the district. Compass Heights and The Centris are the exceptions, due to the older age of the developments and the presence of newer developments in those region. As you might imagine, integrated developments are more expensive than non-integrated developments due to their conveniences. It is important to do due diligence to understand what is a fair price premium to pay the conveniences that an integrated development offers. If you are looking to invest into an integrated development in 2025, here is your opportunity! Parktown Residences at Tampines North is scheduled to launch in Feb 2025. It will be the largest integrated development in Singapore with over 1,193 residential units in addition to a mall, MRT station, bus interchange, community centre and hawker centre. If you are keen to explore Parktown Residences for your next home / investment property, connect with Dominic Choa Real Estate today!

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Singapore’s Property Market 2024: Resilience and a Bright 2025 Ahead

Dominic Choa / January 27, 2025

The Singapore residential property market ended 2024 on a strong note, overcoming earlier challenges and setting a promising tone for 2025. With significant economic improvements, favorable interest rate adjustments, and vibrant property launches, the market showcased remarkable stability and growth. Let’s dive deeper into the key drivers and what lies ahead for 2025. Economic Growth: A Solid Foundation for Market Confidence in 2025 Singapore’s economy grew by a robust 5.4% year-on-year in Q3 2024, a sharp rise from the 3% growth in the previous quarter. Key sectors like manufacturing, wholesale trade, and finance played a significant role in this rebound. In response, the Ministry of Trade and Industry revised the GDP growth forecast to 3.5%, reflecting renewed optimism. The labor market mirrored this economic resurgence with notable improvements: Additionally, inflation eased significantly, with overall inflation at 2.2% in Q3, its lowest since Q2 2021. Accommodation inflation fell to 2.9%, a sharp drop from the peak of 4.9% in Q1 2023, boosting real incomes for Singaporeans. Interest Rate Cuts: A Game-Changer for Homebuyers In September 2024, the U.S. Federal Reserve implemented its long-awaited interest rate cut, reducing borrowing costs globally. A second cut in November brought the total reduction to 50 basis points, with the target range set at 4.50% – 4.75%. This move significantly impacted Singapore’s housing market, reinvigorating buyer interest and making property purchases more accessible. Lower borrowing costs also spurred greater activity across both new launches and resale markets. New Launches Steal the Spotlight The property market witnessed a surge in successful launches during Q4 2024. Projects such as 8@BT, Meyer Blue, and Norwood Grand attracted strong interest from buyers. Notably, the Emerald of Katong recorded near sell-out success during its launch weekend. These launches demonstrated renewed confidence among developers and buyers, reflecting the market’s resilience and adaptability. Resale and Sub-Sale Segments: Consistent Momentum The resale and sub-sale markets remained buoyant throughout 2024, benefiting from the steady completion of new developments. Many homeowners chose to sell completed units, creating a steady supply of resale properties. Key drivers of activity in this segment included: HDB Resale Market: Record-Breaking Growth The HDB resale market reached new heights in Q4 2024: Demand for resale flats remained robust due to limited supply of units meeting the Minimum Occupation Period (MOP) and sustained buyer interest. Private Residential Market: Stable and Strong Growth The private residential market also demonstrated steady progress: These metrics highlight the sector’s continued appeal, driven by strategic launches and steady demand. What to Expect in 2025: A Promising Horizon As we look to 2025, the property market appears poised for continued growth. Several factors contribute to this positive outlook: Potential challenges include global economic uncertainties and the need for cautious investment decisions. However, with proper guidance and informed choices, the market presents promising opportunities for buyers and investors. Conclusion: A Resilient Market Sets the Stage for 2025 The Singapore property market’s strong performance in 2024 showcases its ability to adapt and thrive amidst global and local challenges. With robust economic growth, attractive launches, and easing financial conditions, the sector has laid a solid foundation for a successful 2025. Whether you’re considering upgrading, investing, or entering the property market for the first time, 2025 offers a wealth of opportunities. Stay informed, consult experts, and make prudent decisions to capitalize on the market’s potential

Blog, Buy Condominium in Singapore, Real Estate

Comprehensive Condominium Buyer’s Guide in Singapore (2025): How to Choose, Buy, and Finance

Dominic Choa / January 21, 2025

Comprehensive Condominium Buyer’s Guide in Singapore (2025): How to Choose, Buy, and Finance Singapore’s condominium market continues to be a preferred choice for homebuyers and investors seeking privacy, modern amenities, and attractive locations. Whether you are a first-time buyer, upgrading from an HDB, or investing in real estate, this guide will provide everything you need to know about buying a condominium in Singapore in 2025. From selecting the ideal condo to navigating financing options, we’ll cover all aspects with actionable insights and a focus on high-demand areas. Why Buy a Condominium in Singapore? Key Advantages Trends Driving Condo Popularity Areas to Consider When Buying a Condominium Buy Condominium in Punggol Buy Condominium in Tampines Buy Condominium in Bedok Buy Condominium in Clementi Buy Condominium in Ang Mo Kio Buy Condominium in Jurong West Buy Condominium in Woodlands Buy Condominium in Bukit Batok Steps to Buying a Condominium in Singapore Step 1: Determine Your Budget Step 2: Shortlist Suitable Condos Step 3: Arrange for Property Viewing Step 4: Secure Financing Step 5: Make an Offer and Sign the Option to Purchase (OTP) Step 6: Complete Legal and Financial Processes Step 7: Collect Keys and Move In Financing Options for Buying a Condo Bank Loans Additional Costs Tips for First-Time Condo Buyers FAQs About Buying a Condo in Singapore Buying a condominium in Singapore in 2025 is a significant but rewarding investment. With various options across vibrant areas and financing solutions, there’s a condo to suit every buyer’s needs. Whether you’re looking for affordability in Woodlands or luxury in Tampines, Dominic Choa Real Estate can guide you through the process seamlessly. Contact us today for expert advice and personalized assistance.