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New Mega Condo Launches for 1st Half of 2022 : Which one to choose?

Updated: Feb 18




If you have been following the property scene in Singapore, you would know that 2022 could be lean pickings for new launches. There were an estimated 26 new launches in 2021 with an estimated total of 10,000 units for sale. Comparatively, in 2022, there is an expected 45 new launches including 2 EC with only 5,5000 units (Source: Business Times)


The fall in the number of units is due to the lack of En Bloc Sales and GLS site releases, you would be seeing more developments that will have less than 200 units. If you are looking for investment in a property, a usual piece of advice is to look for properties that have at least 200 Units. Boutique projects tend to have a lesser appeal due to smaller land footprints, less awareness and lower liquidity that may affect future price movements.


We will be highlighting new launches that have more than 200 units in this article. These are the new Mega Launches in Singapore starting with the largest to the smallest developments.





Thiam Siew Avenue


Developer: Hoi Hup Realty Private Limited

Status: Freehold

Land Size: 2.45 ha

Number of Units: 2 land parcels with more than 800 units

Expected Launch: Q2 2022

Location: Thiam Siew Avenue

Expected Price: $2400 to $2600 psf


Why Consider Thiam Siew Avenue?

Freehold new launches are the minority for 2022. Thus, when news of the sale of 2 plots of land on Thiam Siew Avenue was announced, it was met with much anticipation. These 2 freehold sites sit between Haig Road and Tanjong Katong Road in the prime District 15 in the East. Paya Lebar MRT and the malls Paya Lebar Quarters and Kinex are within walking distance. It is also near the famous eateries of East Coast Road and Joo Chiat Road.




Popular schools such as Kong Hwa School, Haig Girl's School and Tanjong Katong Primary are within 1 km, making it a popular choice among families.


Pricing Guide

The sites were sold for $815 million to a joint venture between Hoi Hup Realty and Sunway Development. Based on the price, the land price works out to be $1488 psf per plot ratio (ppr). If the price includes an estimated $39.3 million for 7% balcony space, the eventual price works out to be $1440 psf ppr. The expected launch prices are at $2400 and $2630 which is comparable to the nearby Amber region. Given the location and the potential of the Paya Lebar Central precinct, this is expected to draw huge interest in this development.



Jalan Anak Bukit



Developer: Far East Organization and Sino Group

Status: 99 Yr Leasehold

Land Size: 3.22ha

Number of Units: 700 Residential, 150 serviced residences, 20,000 sqm of retail and office

Expected Launch: Q1 2022

Location: Jalan Anak Bukit

Expected Price: $2000 to $2200 psf


Why Consider Jalan Anak Bukit?

Located at the junction of Upper Bukit Timah and Jalan Jurong Kechil, this site is set to be the new landmark mixed-use development in the prime Bukit Timah Area. Nature lovers will enjoy the unblocked panoramic views nearby Bukit Timah Nature Reserves. It is also set to be an integrated transport hub with a direct underground pedestrian link to Beauty World MRT. Popular eateries are also located in the area. It is also designed by the renowned WOHA architect who is well known for its buildings such as Oasia Hotel Downtown and Parkroyal Collection Pickering.





Popular school such as Pei Hwa Presbyterian Pri School is located within 1 km of the development.


Pricing Guide

The site is won at $989 psf per plot ratio by Far East Organization and Sino Group. Given its status as a hub, it is expected to launch at around $2000 to $2200 psf


Tengah Gardens EC



Developer: Taurus Properties EC

Status: 99 Yrs Leasehold

Land Size: 22,020 sqm

Number of Units: 620 units

Expected Launch: Q2 2022

Location: Tengah Garden

Expected Price: $1190 to $1250 psf


Why Consider Tengah Gardens?

Tengah Gardens is the first EC in the forest town of Tengah. It is close proximity to Jurong Innovative District will attract homebuyers to the project. Being in upcoming new estates, there are opportunities for price appreciation in the future. New MRT such as Tengah Plantation station will also be within walking distance.



Pricing Guide

The site was awarded to Taurus Properties SG for $400,318,000. At $603 psf per square foot per plot ratio, it should be on sale for around $1190 to $1250 at launch. At this price tag, it will be the lowest price new condo for 2022.



YISHUN EC

Developer: Sing Holdings Limited

Status: 99 Yr Leasehold (EC)

Land Size: 21,514 Sq Ft

Number of Units: Approximate 600

Expected Launch: Q1 2022

Location: Yishun Ave 9

Expected Price: $1300 to $1600 psf


Why Consider Yishun EC?

This is the only EC that will be launching at Yishun this year. Yishun is a developing estate with potential for upside. The development is surrounded by HDB which provide a catchment if one chooses to divest the property after MOP. The site also offers an unblocked view of the nature park and water.






It is within walking distance to Junction 9 and a short bus ride to Northpoint and Yishun MRT. As this is an EC, there is no need for ABSD upfront and EC qualifies for a Grant of up to 30K for those with a household income of less than $10,000. This development will be popular with upgraders in Yishun and those who are looking to move to the estate.


Pricing Guide

Sing Holids bid of $373.5 million translates to a price of $576psf. Breakeven cost is estimated to be at $1000 to $1050 psf with launch prices estimated to be upwards of $1300.






Developer: GuocoLand

Status: 99 Yr Leasehold

Land Size: 17,279.9 sq m

Number of Units: 605 units

Expected Launch: Q2 2022

Location: Lentor Central

Expected Price: From $ 1900 psf


Why Consider Lentor Central?

Lentor Central is an integrated development with over 96,000 commercial podiums with F&B outlets and supermarkets. It will be integrated to Lentor MRT


The site is also near top schools such as Ai Tong School, Chinese High School, Raffles Institution, Raffles Girl's School and CHIJ St Nicholas Girls' School.


Pricing Guide

GuocoLand won the site at $784.1 million which translate to a price of $1205 psf ppr. At this price, it is the highest for OCR projects at that point in time. The expected selling price will be at $1900 onwards.



Piccadilly Grand

Developer: CDL / MCL

Status: 99 Yr Leasehold

Land Size: 94,000 Sqft

Number of Units: Approximately 408

Expected Launch: Q1 2022

Location: Northumberland Road

Expected Price: $1900 to $2100 psf


Why Consider Piccadilly Grand?

Piccadilly Grand central location will be a major selling point. Located next to Farrer Park MRT, this mixed development will have a commercial section comprising of retail, F& B and childcare located on the first floor. It is also a stone throw away from City Square Mall and eateries along Race Course Road.


Developed by heavyweights CDL and MCL, Piccadilly Grand will be one of the highly anticipated launches in 2022.



Pricing Guide

CDL and MCL bid was at $1.129.38 PSF per plot ratio. At this price, it is estimated to launch between $2000-$2100.



Ang Mo Kio Ave 1


Developer: UOL, Singapore Land Group, Kheng Leong

Status: 99 yr Leasehold

Land Size: 23,679.4 Sqm

Number of Units: Est 370 Units

Expected Launch: Q1 2022

Location: Ang Mo Koi Ave 1

Expected Price: $2000 to $2100 psf



Why Consider Ang Mo Kio Ave 1?

The AMK Ave 1 site had initially drawn a total of 15 bids which reflects the strong potential of the development. Located in the matured AMK estate, it is the first gls sale since 2014. Given the 8 years gap, there will be significant demand for this development from the nearby upgraders who would want to stay in the same vicinity.


This new development is close to Mayflower MRT and has unblocked views towards Bishan-Ang Mo Kio Park and Lower Reservoir Park. It is also within 1 km to Ai Tong School, Ang Mo Kio Primary school and CHIJ St Nicholas Girls, making an attractive choice for families.


Pricing Guide

The Top bid of $381.38 million be UOL and Kheng Leong yields $1,118 psf per plot ratio. At that time, the bid was significant as it would imply a launch price of $2000 to $2100 a fringe RCR development. Nonetheless, the positive attributes of near MRT, good schools with unblock views of parks would be an attractive draw. Given the scarcity of new launches in AMK, it would not be surprising to see a strong take-up rate for this development.


LIV @ Mountbatten


Developer: Bukit Sembawang

Status: 99 Yr Leasehold

Land Size: 140,758 sq ft

Number of Units: TBA

Expected Launch: Q2 2022

Location: Mountbatten Road

Expected Price: TBA


Why Consider Liv @ Mountbatten?

Liv@ Mountbatten sits on the former Katong Park Towers. It is located 200 metres from the future Katong MRT. Located at the "Nassim Hill" of the East Coast, it is close to East Coast Park and Katong Park. It will be developed into a luxury condo by Bukit Sembawang. The developer is known for projects such as The Atelier, Luxus Hills and Nim Collection.




Pricing Guide

Bukit Sembawang Estates purchase the estate for $345 million. This translates to a land price of $1280 psf ppr. The expected launch would be at around $2000 psf based on the surrounding new launches around Meyer Road.


Flynn Park


Developer: Hoi Hup Realty and Sunway Developments

Status: Freehold

Land Size: 208,443 Sq ft

Number of Units: TBA

Expected Launch: Q2 2022

Location: Yew Siang Road

Expected Price: $2200 -$2500psf


Why Consider Flynn Park?

Flynn Park is an en-bloc site located in the Pasir Panjang area. With a Freehold status, it will be in high demand among residents of the West Coast. It sits on elavated land and is just 350 meters from Pasir Panjang MRT station. It is also located minutes from Vivocity, Sentosa and Maple Tree Business City where Google Asia is located.



If you are a nature lover, Kent Ridge Park, HortPark and Southern Ridges are at the doorsteps for one to explore.


Pricing Guide

Flynn Park was sold be tender to a joint venture of Hoi Hup Realty and Sunway Developments. They won the site with a bid of $371 million. This translates to a land rate of $1355 psf ppr. If 7% balconies were included in the gross floor area, it will work out to be $1318 psf. Given the location, expected selling price would be from $2200 psf onwards.


Tanah Merah Kechil


Developer: MCl Land

Status: 99 Yr Leashold

Land Size: 21,528 sq ft

Number of Units: 265 units

Expected Launch: Q2 2022

Location: Tanah Merah

Expected Price: $1800 psf


Why Consider Tanah Merah Kechil

Located right next to Tanah Merah MRT, this new development has an excellent location. Close to the Changi Business Park, it offers a high rental potential for investors. Additionally, there will be a commercial space of about 21,528 sqft on the ground floor, providing amenities at your doorstep.



Primary Schools within 1 km include Bedok Green and St Anthony's Canossian Primary School. Selected units may also be within 1 km of Temasek Primary school.


Pricing Guide

MCL Bid of $248.99 million translates to a land rate of $930 psf per plot ratio. The breakeven cost for the new condominium will be at $1480-$1540 psf range. If it launches at $1800 if will potentially be a value buy in the vicinity.


Slim Barracks



Developer: EL Development

Status: 99 Yr Leasehold

Land Size: 85648.4 sqft

Number of Units: 271 Units

Expected Launch: Q2 2022

Location: Slim Barracks Rise

Expected Price: $2000 to $2200 psf


Why Consider Slim Barracks?

There are 2 parcels at one-north launch consecutively. Parcel A is the bigger lot at 85,648.4 sq ft while parcel B is the smaller lot at 63,901 sqft. We will focus on Parcel A as it is able to yield 265 units. The sites are near the One North Business District with Bouna Vista MRT within walking distance.



Pricing Guide

At a bid of $320.1 million or $1246 psg ppr, it is estimated that the selling price to be at the $2000-$2200 Range. This is comparable to the nearby 165 units One-North Eden that was sold at a median $2009 psf.







Anson Road





Developer: CDL

Status: 99 Yr Leasehold

Land Size: TBA

Number of Units: 268 Units

Expected Launch: Q2 2022

Location: Anson Road

Expected Price: TBA


Why Consider Anson Road?

This is the site of the former Fuji Xerox building. Real estate giant CDL has plans to redevelop it to a 51 storey mixed-use commercial, residential and serviced apartment tower. This will be on the edge of the Greater Southern Waterfront development and should provide good rental yields for investors due to the catchment area of the CBD. CDL is also the developer of one of the more popular projects of 2021-Canninghill Piers, Irwell Hill Residences and Amber Park


Pricing Guide

No pricing guide is provided. However, the nearby One Bernam is currently priced around $2295 psf. Expect similar pricing for this development.



 







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*Information is verified at the time of posting and will be subjected to change by the developer. Photos of developments are artist impressions and subject to changes by the developer.

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