PROJECT DETAILS

LOCATION and AMENITIES

Amenities Near New Condo at Northumberland Road

FACILITIES SITE PLAN and FLOOR PLANS E-BROCHURE

The Facilities and site plan of new and upcoming condo in Northumberland Road are currenctly seeking approval from relevant authorities.

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SINGAPORE PROPERTY MARKET

Singapore’s property market has one of the best long term returns on equity performance out of most investment instruments available.

And that has to do largely with the strength of the Singapore dollar, the availability of high leverage, and the attraction of Singapore to the international audience, not just as a region to invest in, but as an asset class on its own.

CHECKLIST REQUIREMENTS

Before you embark on searching for your investment property, it is important to have gone through this checklist below.

1. Finances

We will advise about your finances to understand the initial cash/Central Provident Fund (CPF) outlay required.

Having an experienced third party do an assessment would help you prevent costly beginner mistakes that could seriously hamper your journey to financial freedom.

We will help you assess the minimum cash and CPF required for the down payment, buyer stamp duties, legal fees and miscellaneous costs, as well as advise you on an investment road map for the best acquisition strategy as you progress along and acquire more properties.

2. Loan eligibility

The current Total Debt Servicing Ratio (TDSR) framework makes it especially important for investors to check on their maximum loan eligibility so that there are no nasty surprises after placing a deposit.

In this case, this should be one of your priorities early on and we will assist you on this.

3. Manner of holding

For investors who already own an HDB flat or private home and are acquiring their second property, we will advise you on the various options available to optimise tax savings (which can be significant) and qualify you for more funding options.

This is especially important for those who intend to grow their portfolio of properties and would require access to higher leverage and lower costs.

4. Investment goal and horizon

Having a clear idea of your investment goal horizon helps you narrow down the segments you should focus on; saving you precious time and energy.

Examples

– Are you investing in properties to provide a consistent source of passive income?

In this case, focus on areas with low vacancy rates and a high tenant catchment pool.

– Are you investing in properties short term to ride the market trend?

In this case, are you financially prepared to hold on in case a black swan event occurs?

– Are you investing in properties with en bloc potential?

In this case, are you well advised on which properties have genuine potential?

Not all old properties have en bloc-ability.

After going through the above points, the following are factors that have served me and my clients well in the past as an investment criteria checklist.

LOCATED IN HEART OF KEY GROWTH DISTRICT

Northumberland Road taps into City Central Region, Singapore URA Master Plan 2014

Singapore Urban Redevelopment Authority URA Master Plan 2014 envisions some exciting developments for the whole of Singapore's central area including Tanjong Pagar, The Greater Southern Waterfront District,  City Hall, Marina Bay, Suntec and Bugis-Rochor area. The new prime City Central area will be a place for the people to engage community and arts, showcase Singapore's creative and artistic expression and links to Singapore's past and future aspirations. There will be more pedestrian- friendly precincts, public spaces and parks, night lightings and trees.

City Centre at Marina Bay is a unique and dynamic waterfront district, Garden City by the Bay, extending seamlessly from the CBD and it is zoned to be

• the next CBD, focusing on financial and business related activities
• More Commercial, residential buildings, hotel and entertainment spots are to be built.
• It will be a lifesytle destination for variety of water-based activities and events.
• Exensive road and rail network in the pipeline and 
• Padestrain bridges that loops attractions and open spaces around the Bay.

Marina South will have

• a new population catchment as it will have a residential district of 9,000 new homes, with mix-development plan of hotels, offices and entertainment
• elevated landscape walkway that links the Bay South Garden to Marina South seafront
• 800 metres padestrain walkway beween the upcoming Marina South and Gardens by the Bay MRT Station
• underground carpark that allows motorists to drive between buildings that reduce ground level traffic
• feaures that can collect rain water and harness wind energy
• continuous waterfront promenade will be creaed from Marina South to Labrador for joggers and cyclists.

Beach Road/ Ophir- Rochor will have abundant conveniences being in the heart of City.

• It will be further of the CBD with extension of convention, offices and hotel hub of Marina Centre
• There will be more developments of office cluster for financial business institutions.
• It will be turned into an exciting Commercial hub, blending with entertainment, cultural and lifestyle.
• It will be turned into a strategic transport hub, the area will be well connected by rail and road network to many parts of Singapore.

JOINT VENTURE CDL and MCL LAND WON TOP BID FOR MIXED DEVELOPMENT GLS LAND PARCEL SITE IN NORTHUMBERLAND ROAD

A 99-year leasehold site at Northumberland Road attracted robust interest during the close of its tender on Tuesday evening (27 April), with 10 bids received. The residential government land sales (GLS) was launched on 27 October 2020.

The 8,732.9 sq m site is zoned for residential with commercial at first storey use and could yield about 405 housing units.

Maximus Residential SG and Maximus Commercial SG (a joint venture between CDL and MCL Land) submitted the top bid of $445.888 million, while Winrich Investment submitted the second highest at $421.89 million.

Japura Development, on the other hand, offered the lowest bid of $256 million.

Alice Tan, Head of Consultancy at Knight Frank Singapore, said the top bid of almost $446 million or $1,129 per sq ft per plot ratio (psf ppr) “is 5.7% above the second highest bid of about $422 million or $1,069 psf ppr, and 74.2% higher than the lowest bid of $256 million”.

Nicholas Mak, Head of Research and Consultancy at ERA Singapore, attributed the robust tender participation rate to the diminishing private housing supply within the city-fringe area.

“The only new project that is not yet launched in the Rest of Central Region is the 388-unit Liv @ MB located in District 15,” he said.

Tan noted that the government land sales were also few and far between, while en bloc sales were practically negligible last year.

“These factors could possibly combine to create a compression point where the shortage of development land could lead to competition heating up among developers to secure available land parcels from the GLS lists,” she said.

The most recent GLS site that was sold within the vicinity was the land plot for Uptown @ Farrer on Perumal Road. The site was sold to Low Keng Huat (Singapore) Limited for $1,001 psf ppr in January 2017.

Tan said the breakeven cost for the Northumberland Road site could be between $1,800 psf and $1,900 psf, based on the $1,129 psf ppr top bid.

“As such the likely selling price for the residential units here when launch ready could start from $2,100 psf to $2,200 psf,” she said.

Mak said the 405 dwelling units is “rather manageable for most developers to build and sell all the units within five year, thus minimizing the risks of exceeding the ABSD deadline”.

Once completed, the site will benefit from the convenience of Farrer MRT station as well as the shopping options of Mustafa Centre and City Square Mall. The project will also be near integrated medical centre and hotel development Connexion.

As the first residential GLS tender to close this year, the site “would set the tone for the other two GLS tenders that will close on 25 May 2021”, added Mak.

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