Issue 375

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 CONTENTS FROM THE

p2 Geylang Shoebox Condos – A Comparison

EDITOR
Welcome to the 375th edition of the
Singapore Property Weekly.
p6 Resale Property Transactions
Hope you like it!
(November 1 – November 9) Mr. Propwise

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 SINGAPORE PROPERTY WEEKLY Issue 375

Geylang Shoebox Condos – A Comparison

By KK Tong House sizes in Singapore are shrinking – for

both HDB flats as well as private apartments.
Comparing sizes of HDB flats of the 1980s to
those in the 2000s, data shows that a 3-room
flat was 69 sq m then vs 65 sq m today, a 4-
room flat was 105 sq m then vs 90 sq m now,
while a 5-room flat was 123 sq m then vs 110
sq m today.

Private apartments are moving in a similar

direction. As an example, Eunosville, which
was sold collectively to MCL Land in 2017,
was a development of 330 units.

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 SINGAPORE PROPERTY WEEKLY Issue 375

It is now being launched as Parc Esta with a Why Geylang?

whopping 1399 units! Tampines Court, which
Well, many condos there are freehold, and
was sold to Sim Lian, consisted of 560 units.
many of these condos offer shoebox units.
It is now launched as Treasure at Tampines
Because Geylang is flooded with small
with 2225 units!
developments, we will be looking specifically
Although the government has recently taken at condos located in the even-numbered
steps to ensure that apartment sizes do not Lorongs - Lorong 24 to Lorong 38, which is
fall below a certain size, there are still many away from the main ‘red light lorongs’ in
shoebox units already built and available. Geylang. This cluster of projects are
Figures show that there were 28,000 sufficiently close for comparison purposes.
completed shoebox units in Singapore as at
The table below shows a list of condos
the first quarter of 2018. For buyers who do
located between Lorong 24 and Lorong 38 in
not mind living in such flats, we will be looking
Geylang. For comparison purposes, only unit
atsome shoebox units in Singapore,
sizes of between 400 – 500 sq ft are
specifically Geylang, and compare them for
considered.
value.

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 SINGAPORE PROPERTY WEEKLY Issue 375
A Comparison

 All the condos are freehold ones, so in

that sense, there is no distinct advantage in
land status.

 The condos were mostly completed in

2014 or 2015, with the exception of
Primedge, which was completed in 2017.

 The developments usually have less than

100 units, with the exception of Rezi 26,
which has 106 units, and Guillemard Edge
with 275 units.

 Two MRT stations, Aljunied and Dakota,

are in the vicinity, and the distance to either
MRT station for the condos range from 540 m
to 650 m.

The attributes are pretty similar for all, but the

PSF prices are quite a bit higher for
Guillemard Edge, Primedge, and The Water
Fig 1: Table of Condos for Comparison Edge.
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 SINGAPORE PROPERTY WEEKLY Issue 375
What could be the reason for the price
difference?
Condo Map – Geylang
Fig 2: Map of Tabled Condos
The map above shows the location of the
condos listed. On a superficial level, there is
no distinct advantage that can be seen for
any development. My conjecture is that
Primedge and The Water Edge command
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higher prices as their locations are a bit
further out from the rest, and both are nearer
to the Geylang River and the Geylang Park
Connector. I guess this proximity to some
‘nature’ gives them a slight edge over the
rest. As for Guillemard Edge, with its 275
units, I am guessing that prices are higher as
people may prefer to buy mid-sized condos
where the conservancy charges are not as
astronomical. Another reason could be that
more facilities are available for a bigger
development.
Given the data, there are no clear pluses for
any specific condo in this area. If going for a
value buy, my preference will be La Brisa for
two reasons – the number of units in the
development are slightly higher than the rest,
and its PSF prices are the lowest. It’s just not
worthwhile to pay higher prices to live near a
‘longkang’ and a cycling track.
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 SINGAPORE PROPERTY WEEKLY Issue 375

Non-Landed Residential Resale Property Transactions for the Week of Nov 1 – Nov 9

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 THE CLIFT 818 1,540,000 1,882 99 11 SOLEIL @ SINARAN 1,722 3,150,000 1,829 99
2 ICON 936 1,750,000 1,869 99 11 GOLDHILL TOWERS 1,550 2,550,000 1,645 FH
3 ALEXIS 388 690,000 1,781 FH 11 CUBE 8 560 918,000 1,640 FH
3 CENTRAL GREEN CONDOMINIUM 1,292 1,810,000 1,401 99 11 KELLETT COURT 1,324 1,870,000 1,412 FH
3 QUEENS 1,195 1,550,000 1,297 99 12 VISTA RESIDENCES 1,195 1,768,000 1,480 FH
4 CARIBBEAN AT KEPPEL BAY 1,636 2,508,000 1,533 99 12 THE VERVE 441 625,000 1,416 FH
5 THE PARC CONDOMINIUM 1,507 2,020,000 1,340 FH 12 REGENT RESIDENCES 689 970,000 1,408 FH
5 VARSITY PARK CONDOMINIUM 1,313 1,410,000 1,074 99 12 EIGHT RIVERSUITES 1,195 1,540,000 1,289 99
8 CITYLIGHTS 560 988,000 1,765 99 12 SUITES @ TOPAZ 936 850,000 908 FH
8 CITYLIGHTS 893 1,400,000 1,567 99 13 NIN RESIDENCE 850 1,225,000 1,441 99
8 PRISTINE HEIGHTS 1,076 1,380,000 1,282 FH 13 THE ACACIAS 1,001 1,095,000 1,094 FH
9 NEW FUTURA 1,098 4,240,000 3,862 FH 14 LOFT 33 700 977,000 1,396 FH
9 VISIONCREST 1,195 2,400,000 2,009 FH 14 LE CRESCENDO 1,173 1,500,000 1,278 FH
9 THE MORNINGSIDE 1,270 2,380,000 1,874 FH 14 EUHABITAT 527 665,000 1,261 99
9 WATERSCAPE AT CAVENAGH 1,399 2,580,000 1,844 FH 14 ESCADA VIEW 1,399 1,288,000 920 FH
9 KIM SIA COURT 1,421 2,600,000 1,830 FH 14 N.A. 2,142 1,700,000 794 FH
9 THE QUAYSIDE 1,313 1,830,000 1,394 99 15 THE SEAFRONT ON MEYER 1,066 1,890,000 1,774 FH
10 LEEDON RESIDENCE 1,044 2,550,000 2,442 FH 15 THE WATERSIDE 2,142 3,200,000 1,494 FH
10 THE MONTANA 700 1,300,000 1,858 FH 15 COSTA RHU 1,345 1,720,000 1,278 99
10 PROXIMO 1,119 1,895,000 1,693 FH 15 ST PATRICK'S COURT 1,184 1,350,000 1,140 FH
10 THE DRAYCOTT 2,637 4,430,000 1,680 FH 15 LE CONNEY PARK 1,044 1,187,000 1,137 FH
10 D'LEEDON 1,216 1,938,000 1,593 99 15 HOMEY GARDENS 1,755 1,750,000 997 FH
10 D'LEEDON 1,216 1,738,000 1,429 99 15 THE NCLAVE 2,056 1,910,000 929 FH
10 CORONATION SHOPPING PLAZA 1,098 1,400,000 1,275 FH 16 ECO 1,012 1,420,000 1,403 99
10 LUTHERAN TOWERS 1,916 1,930,000 1,007 103 16 PARBURY HILL CONDOMINIUM 2,120 2,700,000 1,273 FH
11 SOLEIL @ SINARAN 1,453 2,800,000 1,927 99 16 CHANGI GREEN 1,001 1,050,000 1,049 FH

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 SINGAPORE PROPERTY WEEKLY Issue 375

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
16 CHANGI COURT 926 953,000 1,029 FH 19 GILLENIA 1,475 1,380,000 936 999
16 CHANGI GREEN 1,001 1,000,000 999 FH 19 REGENTVILLE 1,152 860,000 747 99
16 LAGUNA GREEN 1,055 1,000,000 948 99 19 RIVERVALE CREST 1,259 800,000 635 99
17 THE INFLORA 463 530,000 1,145 99 20 FABER GARDEN CONDOMINIUM 1,679 2,200,000 1,310 FH
17 BALLOTA PARK CONDOMINIUM 1,701 1,400,000 823 FH 20 BISHAN 8 1,163 1,440,000 1,239 99
18 MY MANHATTAN 506 650,000 1,285 99 20 THOMSON HILLS ESTATE 1,636 1,300,000 795 FH
18 MY MANHATTAN 1,152 1,430,000 1,242 99 20 THOMSON VIEW CONDOMINIUM 3,843 2,100,000 546 99
18 SEA ESTA 818 860,000 1,051 99 21 THE CASCADIA 1,496 2,700,000 1,805 FH
18 DOUBLE BAY RESIDENCES 1,313 1,380,000 1,051 99 21 MAPLE WOODS 1,324 2,008,000 1,517 FH
18 DOUBLE BAY RESIDENCES 1,270 1,330,000 1,047 99 21 SOUTHAVEN II 1,389 1,665,000 1,199 999
18 RIPPLE BAY 1,163 1,180,000 1,015 99 21 THE HILLFORD 657 745,000 1,135 60
18 THE PALETTE 1,163 1,170,000 1,006 99 21 SUNSET LODGE 1,087 1,100,000 1,012 FH
18 SEASTRAND 1,109 1,080,000 974 99 21 HUME PARK I 1,356 1,370,000 1,010 FH
18 WATERVIEW 1,572 1,420,000 904 99 22 THE CENTRIS 1,324 1,500,000 1,133 99
18 OASIS @ ELIAS 1,195 958,000 802 99 22 THE CENTRIS 1,442 1,630,000 1,130 99
19 THE SCALA 893 1,290,000 1,444 99 23 THE MADEIRA 936 904,888 966 99
19 KOVAN REGENCY 980 1,350,000 1,378 99 23 THE MADEIRA 936 905,000 966 99
19 THE WATERLINE 517 690,000 1,335 FH 23 GUILIN VIEW 1,572 1,340,000 853 99
19 PARC CENTROS 474 613,000 1,294 99 23 MAYSPRINGS 1,335 1,090,000 817 99
19 KOVAN RESIDENCES 1,259 1,595,000 1,266 99 23 THE MADEIRA 1,356 1,090,000 804 99
19 TERRASSE 1,335 1,578,000 1,182 99 23 PALM GARDENS 1,206 875,000 726 99
19 STADIA 1,001 1,135,000 1,134 FH 25 PARC ROSEWOOD 431 518,000 1,203 99
19 PARC CENTROS 1,345 1,470,000 1,093 99 25 ROSEWOOD SUITES 1,518 1,270,000 837 99
19 RIVERSOUND RESIDENCE 1,163 1,217,000 1,047 99 27 THE MILTONIA RESIDENCES 861 818,000 950 99
19 THE MINTON 936 980,000 1,046 99 27 EIGHT COURTYARDS 990 940,000 949 99
19 CHILTERN PARK 1,345 1,380,000 1,026 99
19 THE QUARTZ 1,066 1,070,000 1,004 99 NOTE: This data only covers non-landed residential resale property
19 KOVAN MELODY 1,593 1,570,000 986 99 transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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