PROJECT DETAILS

LOCATION MAP and AMENITIES

New and Upcoming Condo in Pine Grove

SITE PLAN and FLOOR PLANS E-BROCHURE

New and Upcoming condo at Pine Grove

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.

JOINT VENTURE UOL and SINGAPORE LAND WON TOP BID FOR LAND PARCEL AT PINE GROVE PARCEL A

Pine Grove Parcel A was launched for tender in Q1 2022 under the Confirmed List on the 1H 2022 government land sales (GLS) programme. The tenders closed on 2 June 2022 with just a handful of bids, albeit at robust prices. This reflects healthy developer interest for these two prime sites, as well as their confidence in the Singapore residential market, even post-cooling measures.

At a digestible size and price of SDGD671.5 million, there were more bids for the pine grove (parcel A) site, with water-tight margins of less than 8% between the first three bidders. Nevertheless, the five bids was still lower than the average of 7 bids received for tenders closed this year. This could be attributed to the planning restriction of 520 units to manage traffic flow, which might impose some planning inflexibility for the developer.

The site is nestled in a prime residential area. There is likely to be pent-up demand for residential units in the area as there has not been a site launched in the vicinity, nor district 21 since 2018, when the site at Jalan Jurong Kechil (now Verdale) was sold. 

The bidding exercise did not seem to have dampen developers’ appetite for residential land; with some developers even going for both plots even though they are both relatively larger sites (at over 500 units each). Colliers has observed that some developers have chosen to spread out their risks by bidding in partnerships.

This is a reflection of the bullish sentiments amongst developers, and their confidence that there will still be buying power and demand. They might have been encouraged by the healthy home sales performance in the past few months, with robust take-up by locals and even bulk purchases by foreigners at some projects. Further, the end-product from these sites would probably cater to the higher-end buyers who will have the purchasing power, and are also less affected by the cooling measures.

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