PROJECT DETAILS
** FIRST TIME BUYERS: If you are planning to buy your very first property and do not know whether to buy a Resale HDB, BTO or a new launch EC, let us discuss your best possible option.
** EXISTING HDB OWNERS: If you are planning to change to another property, and would like to know whether to buy a EC or private condominiums, let us help you to assess your best possible options to get better returns on your dollars.
The Housing and Development Board (HDB) has sold a site in Tengah Garden Walk as part of Government Land Sales (GLS). This land parcel is located in the Western Region of Singapore, bounded by Tengah Drive, Tengah Garden Walk and Tengah Central, is listed under the confirmed list of sites and is allocated to be developed into a Executive Condominium (EC). This site is expected to house 615 apartment units.
Joint Venture CDL and MCL Land won the top bid of S$400.32 million or S$603.17 psf ppr.
New and upcoming EC is approximately 1.1 km away from Bukit Batok Town Centre where the Bukit Batok MRT station, which operates the North South Line is located. Future residents of new ec will be able to access to the many bus services available at this Bukit Batok Bus Interchange. The upcoming Bukit Batok West Avenue 8 which is linked adjacently to Bukit Batok Avenue 6 will seamlessly link to the main arterial road of Bukit Batok Road which will bring future residents of New EC to the Pan Island Expressway (PIE) to travel to various parts of Singapore. It will take approximately 15 minutes drive from New EC at Tengah Garden Walk to Central Business District and Orchard Shopping District.
The nearby Bukit Batok West Shopping Centre, which is located near the junction of Bukit Batok West Avenue 6 and Bukit Batok West Avenue 8 offers a wide variety of goods and services to the future residents of New EC at Tengah Garden Walk. There are plenty of eating outlets at the neighbourhood mall. Future residents of New EC can also get their fresh vegetables, fish and meat from the market place which is conveniently integrated with the multi-storey carpark. The West Mall which is located at the Bukit Batok Town Centre also offer a greater variety of shopping, dining and leisure amenities to the future residents of New EC.
Nearby schools from new EC at Tengah Garden Walk include Princess Elizabeth Primary School, Dazhong Primary School, Jurong Primary School, Lianhua Primary School, Yuhua Primary School, Saint Anthony’s Primary School, Bukit View Primary School, Keming Primary School, Bukit Batok Secondary School, Dunearn Secondary School, Hillgrove Secondary School, Swiss Cottage Secondary School, Crest Secondary School, Jurongville Secondary School, Bukit View Secondary School, Hong Kah Secondary School, Shuqun Secondary School and Fuhua Secondary School.
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Why is what you buy
as a first property important?
as a first property important?
Should I sell my HDB and buy condo? I don't want to pay more for instalment
Can you afford a
S$1 million property?
S$1 million property?
Is now the correct time to buy?
Should I go for capital gains or
passive income
passive income
| Project | Tengah Garden Walk EC |
| Developer | Joint Venture CDL and MCL Land |
| Location | Tengah Garden Walk |
| District | 23 |
| Tenure | 99 years lease |
| Site Area | 22,020 square metres/ 236,806 square feet |
| GFA: | 61,659 square metres/ 663,697 square feet |
| Plot Ratio | 2.8 |
| Expected TOP: | |
| Total Units | Approximatley 615 units |
| Total Carpark | |
| Development | Executive Condo comprising of communal facilities |
| Unit Type: | |
| Architect | |
| Eligibility | SC/SC, SC/SPR can buy |
LOCATION and AMENITIES
Amenities Near New EC at Tengah Garden Walk
| Category | Amenities Near New EC at Tengah Garden Walk | Approximate Distance |
| Train Stations | Bukit Batok MRT (NS2) | 1.1km |
| Bus Stop | Bukit Batok Rd Aft Lp 83 (Bus: 160, 180) Bukit Batok Rd Aft Lp 74 (Bus: 160, 180) |
0.5km 0.5km |
| Supermarkets | Prime Supermarket (Bukit Batok 159) Fairprice (Bukit Batok 154A) Sheng Siong (Bukit Batok 154A) Giant (West Mall) |
0.8km 0.9km 0.9km 1.2km |
| Shopping Malls | Bukit Batok West Shopping Centre Bukit Gombak Shopping Centre Bukit Batok Town Centre West Mall |
0.8km 0.9km 1.1km 1.2km |
| Education Institutions | Preschool | |
| PCF Bukit Batok Blk 148 PCF Hong Kah North Blk 315-319 Grace House Kindergarten PCF Bukit Gombak Blk 535 PCF Bukit Batok Blk 180 PCF Jurong Central Blk 308 PCF Hong Kah North Blk 338 PCF Yuhua Blk 251-247 PCF Yuhua Blk 317 PCF Bukit Batok East Blk 241 |
0.7km 0.8km 0.9km 1.0km 1.1km 1.2km 1.4km 1.4km 1.5km 1.5km |
|
| Primary | ||
| Princess Elizabeth Primary School Dazhong Primary School Jurong Primary School Lianhua Primary School Yuhua Primary School Saint Anthony’s Primary School Bukit View Primary School Keming Primary School |
0.7km 0.8km 1.2km 1.4km 1.4km 1.5km 1.7km 2.0km |
|
| Secondary | ||
| Bukit Batok Secondary School Dunearn Secondary School Hillgrove Secondary School Swiss Cottage Secondary School Crest Secondary School Jurongville Secondary School Bukit View Secondary School Hong Kah Secondary School Shuqun Secondary School Fuhua Secondary School |
0.8km 1.0km 1.3km 1.4km 1.4km 1.5km 1.6km 1.7km 1.7km 1.9km |
|
| Junior College | ||
| Millennia Institute | 0.5km | |
| Tertiary/Postgraduate | ||
| Nanyang Technological University | 6.3km | |
| International | ||
| Canadian International School (Lakeside Campus at Jurong West) | 2.0km | |
| Food Centre | Blk 155 Bukit Batok Street 11 Food Centre Yuhua Village Market And Food Centre Yuhua Market And Hawker Centre |
0.9km 1.4km 1.6km |
| Lifestyle | Civil Service Club @ Bukit Batok Bukit Batok Golf Range Bukit Gombak Stadium Little Guilin Lake HomeTeamNS @ Bukit Batok Jurong East Sports Complex Jurong Lake Park |
1.0km 1.3km 1.4km 1.4km 1.5km 1.7km 2.0km |
FACILITIES and SITE PLAN
The Facilities and Site plan of new EC at Tengah Walk Garden, are currently seeking approval from relevant authorities.
If you would like to be updated on first hand information for new EC at Tengah Walk Garden,
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RESIDENTIAL FLOOR PLANS
The Facilities and Site plan of new EC at Tengah Walk Garden, are currently seeking approval from relevant authorities.
If you would like to be updated on first hand information for new EC at Tengah Walk Garden,
Please Register with Us
for More information!
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.
WILL THE PROPERTY PRICES IN SINGAPORE BE COMING DOWN?
The Singapore Income growth index has increased over the years and reached an equilibrium with the property price index. Unlike during the mid 2000s, property prices increased to a level which was out of reach to many Singaporeans. This makes prices of condo affordable and per month debt repayment manageable. With an average household income of S$13,000, a couple can choose to purchase a condo price at $2.3m. A good size 3 bedrooms cost around S$1.6m in today's market. Debt ratio versus income has dropped. The drop in interest rate has further reduced the per month repayment.
Not only has income in Singapore grown over the years, the household liabilities has dropped significantly for the past decade as well while the property price index held stagnant since the tightening of measures in 2013, TDSR was implemented. Property price index had been stagnant. We had lost 7 years of property prices growth.
During this time, Singapore has structured itself also with a younger working population. This is important as the younger generation are able to drive better our GDP and as well as our consumption growth. Our GDP growth has well exceeded our property price growth during this period.
Forbearance programmes are offered by banks for clients who need short term relief in their installment payment but I see that there will not be many people who need to be utilising this. If you are a buyer looking for investment, do whatever you can to build up some cash reserves, for up to a year would be good, to protect yourself from mortgages.
Singapore shall continue with our productivity growth and further restructure our economy with new jobs.
The Economic Development Board (EDB) has managed to secure $13 billion in investment commitments in the first four months of 2020, which has surpassed the targets for the whole year. These investments come partly from electronics and infocomm media sectors. Thousands of jobs will be generated. Due to the change in the market, more jobs will be added to Singapore's capitalisation of the IT industry, namely, semiconductor as Singapore rolls out the 5G technology. We have changed our way of working and our daily lives with the recent pandemic, it has fastern the route on our reliance on the IT, so more jobs will be created in the e-commerce and the digital economic space. Singapore is moving forward with a greater productivity to remain competitive, because in the long run, this is what matters.
Anti-speculation measures have also been implemented over the course of 8 measures. Average holding period for a property has been increased to 8 years.
Additional stamp duty (ABSD) are imposed on buyers for 2nd and 3rd property onwards and slightly higher for PRs. Foreigners who want to have a stake in Singapore's properties will need to pay an additional of 20% in taxes.
Qualifying certificate and additional stamp duties (ABSD) are imposed on developers as well to ensure that there is no hoarding of land by them.
There is alot of buyers in the market looking to buy a real estate for investment. Please do keep an eye on the number of people buying a home, the available supply of homes for purchase in the market and foreclosure if any. The way that I see, it is unlikely to see a state of foreclosure in Singapore. I am certain to see more buyers than sellers. We have worked for this for the past decade and shall see ourselves coming out of the de-leveraging process. We shall see a gradual growth and sustainable price increase in Singapore homes.
HIGHER DEMAND FOR ECs WITH ITS HIGH PROFIT MARGIN AND LOW ENTRY PRICE
Owners of Executive Condominiums (EC) stand a huge capital potential appreciation in due of the low entry price to purchase a unit compared to private condominiums.
After a period of 10 years, the EC will be privatised, changing its status to be on level to a private condominium. Foreigners will be able to purchase the unit then. Owners typically enjoy a capital gain after their EC is privatised.
The above table shows a significant increase in capital appreciation for EC owners.
Purchasing an EC is extremely promising as we may look into such capital appreciation after it becomes privatised over time.
As the entry price for an Executive Condominium (EC) is much lower than a private condominium, demand for ECs has been on the rise. New EC units are generally 15-30% cheaper than private condominiums. In addition, first timer are entitled to receive a CPF Housing Grant of up to S$30,000. These make EC an extreme worthwhile asset to purchase.
Physical features are similar when comparing between a new executive condominium with a private condominium. This include facilities such as gym, clubhouse, security guard, tennis court, swimming pool and many more.
With further developments in the west, new ec at Tengah Walk Garden
When doing a comparison between an executive condominium and private condominium, we know that both EC and private condominiums offer the same features such as swimming pool, gym, tennis court and many more,
As resale executive condominiums are typically larger in space comparing to its counterpart and with a lower entry price, demand has increased for the resale ECs. This has led to a narrowing of price gap.
Owners of resale ECs have profited greatly in the market with their low entry price and they had enjoyed the bigger space and same facilities.
JOINT VENTURE CDL and MCL LAND WON TOP BID FOR LAND PARCEL SITE FOR TENGAH GARDEN WALK
Closing on Tuesday was the tender for the maiden executive condominium (EC) housing site in the Tengah estate in western Singapore. The 99-year plot along Tengah Garden Walk drew seven bids.
The highest offer of S$400.32 million or S$603.17 psf ppr was from a tie-up between CDL and MCL Land; it was just a tad higher than the nearly S$400.2 million or S$602.99 psf ppr from the second highest bid, from CSC Land Group (Singapore).
ECs are a public-private housing hybrid with initial buyer eligibility and resale conditions, which are completely lifted 10 years after the project has been completed.
The tender for the Tengah EC site was conducted by the Housing & Development Board.
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