Private homes sentiment of developers reflected in tender closing URA sales sites

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Real estate observers said that private homes sentiment of developers were reflected in the tender closing Urban Redevelopment Authority (URA) sales sites. The URA  announced on September 4 that it has closed tenders for two sites at Dairy Farm Road and Jalan Jurong Kechil. The sites at Dairy Farm Road and Jalan Jurong Kechil were launched for public tender on 31 May 2018 and 28 June 2018 respectively. URA said that its decision on the award of the tenders will be made after the bids have been evaluated, and that this will be publicised at a later date.

Commenting on URA’s annoucement, JLL, a leading real estate services company noted how the private homes sentiment of developers may have been affected, saying: “tender closing for the Dairy Farm Road residential site with commercial use on first storey, Jalan Jurong Kechil non-landed residential site and Canberra Link executive condominium (EC) site marks the first batch of GLS sites whose tenders closed after the Government announced adjustments to the Additional Buyer’s Stamp Duty (ABSD) rates and Loan-to-Value (LTV) limits on residential property purchases on 5 July 2018 in an attempt to cool the property market and keep price increases in line with economic fundamentals.”

The Housing & Development Board (HDB), on September 4 announced that it has received 9 bids for its executive condominium site (EC site) at Canberra Link. HDB being the Government’s land sales agent for the EC site, launched the land parcel at Canberra Link for tender on 28 June 2018.

Commenting on the bids received for the EC site at Canberra Link, JLL  said: “Although interest in the Canberra Link EC site remained healthy with nine bidders participating in the tender, this pales in comparison to the 17 bids received for the last EC site at Sumang Walk that was closed in February 2018.”

JLL added: “Price-wise, the top bid of SGD 558 psf ppr received for the Canberra Link is 4.3% lower than the SGD 583 psf ppr achieved for the Sumang Walk site in February 2018. Perhaps, developers have taken into account the additional 5% non-remittable ABSD that they have to pay for sites acquired after 5 July 2018 in their tender submission. Estimated breakeven price for the new EC at Canberra Link is estimated at between SGD 950 and SGD 1,000 psf. This could translate to higher selling prices than the last EC project launched at Rivercove Residences along Anchorvale Lane in April 2018 which were sold at an average of SGD 976 psf based on caveats lodged.”

EC site at Canberra Link receives healthy interest with 9 bids

Ms Tay Huey Ying, Head of JLL’s Research and Consultancy for Singapore said: “The tender results reflect developers’ cautious stance in general, and for private housing sites in particular. This is borne out in the lower number of bids ranging from three to five received for the Jalan Jurong Kechil non-landed residential site and Dairy Farm Road residential with commercial at first storey site, compared to the nine bids received for the Canberra Link executive condominium site.”

She suggested that this indicates that private homes sentiment of developers has been adversely affected.

“This clearly indicates that developers’ sentiment for private homes has been more adversely affected than that for ECs given that the additional cooling measures have a greater impact on demand for private homes,” she said.

Adding: The more subdued level of competition seen for the two sites with private housing component (Jalan Jurong Kechil and Dairy Farm Road) has also resulted in more measured bids by developers.

private homes sentiment
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The adverse private homes sentiment was reflected in the Jalan Jurong Kechil non-landed residential site, said JLL.

“For example, the top bid of SGD1,002 per sq ft per plot ratio (psf ppr) submitted by the joint venture of COHL Singapore Pte Ltd and CSC Land Group (Singapore) Pte Ltd translates to an estimated selling price of SGD1,600 to 1,700 per sq ft, slightly under the SGD1,702 per sq ft average transacted prices for the recently launched nearby Daintree Residences based on the 42 caveats captured by the Urban Redevelopment Authority’s Real Estate Information System as of 4 September 2018.”

The subdued private homes sentiment was also evident in the Dairy Farm Road residential with commercial use on first storey site, added JLL.

“Similarly, the top bid of SGD 830 psf ppr submitted for the Dairy Farm Road site translates to an estimated selling price in the region of SGD 1,400 to 1,500 per sq ft, significantly lower than the freehold Mont Botanik Residence at Jalan Remaja, which was recently launched at an average price of SGD 2,000 psf but within the average transacted prices of SGD1,437 psf recorded for the May 2018 Phase 2 launch of Le Quest along Bukit Batok Street 41. It is 22.2% lower than the SGD 1,068 psf ppr that was fetched by the Hillview Rise GLS private residential site awarded in July 2018.”

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