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<The Vales EC Sengkang>

<Amore EC Punggol>

<The Criterion EC Yishun>

<BrownStone EC
next to Canberra MRT>

<Sol Acres EC
Choa Chu Kang>

 

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and Learning Corridor

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Mega project in Upcoming
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<High Park Residences>

  

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LOCATION MAP and AMENITIES

Residents of New EC in Anchorvale Lane will have good accessibility. It is 400 metres away to Tongkang LRT Station which operates the Sengkang LRT Line West Loop. This will bring residents to Sengkang MRT Station. It has good connectivity. It is:

• 3 LRT stops to Sengkang Town Centre where Compass One Shopping Mall and Sengkang Square are located and serve residents of New EC in Anchorvale Lane
• 3 LRT stops to Seletar Mall and Fernvale Point where residents can have more choices of shopping, dining and leisure
• 1 MRT stop to Punggol Town Centre- the new Pungol Waterway Point
• 2 MRT stops to Hougang Mall and Bus interchange
• 3 MRT stops to Heartland Mall and Bus Interchange, Kovan Market and Food centre
• 4 MRT stops to Serangoon MRT Interchange which serves Circle Line, Bus interchange, NEX mega mall

Amenities Near New EC in Anchorvale Lane

FACILITIES and SITE PLAN

The Facilities and Site plan of the new EC next to Sengei Punggol Reservoir, at Anchorvale Lane is currently seeking approval from relevant authorities. If you would like to be updated on first hand information for this upcoming EC at Anchorvale Lane, Sengkang or would like to know more about progressive and deferred payment schemes, Please

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RESIDENTIAL FLOOR PLANS

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SENGKANG OVERVIEW

Sengkang is a sub-urban town in the north-eastern part of Singapore. The town is bounded by the Tampines Expressway (TPE) to the north, Sungei Serangoon (Serangoon River) to the east, Buangkok Drive to the south and Jalan Kayu to the west. Sungei Punggol (Punggol River) cuts through the new town, and divides the town into Sengkang East and Sengkang West.

Sengkang West Industrial Park, is to be built to the west of Jalan Kayu in the near future, bounded by a road which is estimated to be completed this year. The new road, Sengkang West Road, begins where Yio Chu Kang Road and Jalan Kayu intersect, passes through the Fernvale neighbourhood, cuts through TPE across the proposed Seletar Aerospace Flyover and links to the future upgraded Seletar Aerospace Park (SAP).

• The completion of Sengkang West Road to ease the traffic to Seletar Aerospace Park and Sengkang West Industrial Estate
• Widening and expansion of CTE/ SLE/ TPE/KPE, between Jalan Kayu flyover and Punggol West Flyover and construction of road between TPE and Yishun Ave 6

• Sengkang General Hospital by 2020
• Seletar Aerospace Park (SAP)
• Sengkang West Industrial Park

AMENITIES RECREATION and LEISURE FOR RESIDENTS OF NEW EC IN ANCHORVALE LANE

Compass One, with a retail space of 269,098 square feet which spread out four storeys and features a two levels library is at the Sengkang Town Centre. At the Sengkang Town Centre, residents of New EC at Anchorvale Lane can also visit Sengkang Square for local food. With these, will meet their daily needs and necessities of residents of New EC at Anchorvale Lane.

Alternatively, residents can also go to Seletar Mall and Fernvale Point for more options. 

A large-scale childcare centre at size of 269,100 square feet, My First Skool for Early Childhood Development will be built at the junction of Fernvale Link and Sengkang West Way, near block 430, to be completed by mid 2016. It will take residents 1 Station from New EC at Anchorvale Lane to Layar LRT Station and working parents will have ease of mind with their kids when away to work.

Here, children will learn interacting with one another and the Skool will focus on Science, Technology, Engineering and Mathematics (STEM). 

New Anchorvale Lane EC is well supported in recreation. It is located next to Sungei Punggol Reservoir and residents may travel or cycle along Punggol Park Connector and this will bring residents to Sengkang Sports and Recreation Centre. Sitting on a 4 hectares of land, Sengkang Sports and Recreation Centre house a community club and features sports facility including 4 swimming pools. And standing next to it is the Sengkang Hockey Stadium where it has state of art hockey pitches and held 2010 Youth Olympics Games.

ENHANCED CONNECTIVITY IN SENGKANG WITH NEW ROADS

Sengkang West Road

Seletar Aerospace Way

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 Sengkang and Seletar, residents of New EC in Anchorvale Lane will look into a long term investment with high profit margin.

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.

HOI HUP REALTY and SUNWAY DEVELOPMENTS WON TOP BID FOR SENGKANG EC LAND SITE NEXT TO PUNGGOL RESERVOIR

There was a huge turnout for executive condominium (EC) site on offer by Government Land Sales (GLS) with 16 developers casting bids for an Anchorvale Lane plot that could yield about 630 units.

It was the highest number of bidders for an EC site since the tender for a Yuan Ching Road site, now Lake Life, in July 2013.

Hoi Hup Realty and Sunway Developments submitted the top bid of $240.95 million or $355 per sq ft per plot ratio (psf ppr). It was just 2.5 per cent above Wee Hur Development's bid of $235 million or $346.30 psf ppr. Given the top bid of $355 psf ppr, the developer would probably have to sell at over $820 psf ppr, above levels at the other projects.

10 of the 16 bids at the latest tender exceeded S$300 psf ppr.

This is the only EC site to be released on the confirmed list of the Government Land Sales (GLS) Programme in 2016. Measuring approximately 226,199 sq ft, the site has a maximum gross floor area (GFA) of about 678,598 sq ft. Its gross plot ratio is around 3.0.

Located beside Punggol Reservoir, Anchorvale Lane is close to the Tongkang LRT station, which connects residents to the Sengkang MRT station and bus interchange. The newly renovated Compass One, as well as malls such as Seletar Mall, Rivervale Mall and Rivervale Plaza are also nearby.

"Since so many parties were bidding competitively, their outlook on the EC market would be fairly optimistic, probably expecting a pick-up in demand and improvement in prices when the project is launched in late 2017 or early 2018," noted Mr Ong Teck Hui. "The top bidders seem to be counting on the current EC glut being steadily soaked up in the next 15 months, which will be the earliest when the top bidder, Hoi Hup, can launch the new project on the Anchorvale Lane site under current rules."

"The potential bottoming of the private home market would also have a positive effect on the EC market, as stable or recovering prices of private homes would augur well for EC prices as well."

The area has several ECs with unsold stock, including Bellewaters, The Vales and Treasure Crest.

Despite an unprecedented quantity of unsold stock, the EC market has seen some traction in the last few months.

The number of unsold EC units has been decreasing in the market since the first quarter of this year.

The stock had dropped to 5,471 unsold units as at the end of June, from 6,520 units in the first quarter.

When contacted, Hoi Hup director Wong Sjew Hung said, "We really like this site, which is next to Punggol Reservoir and near Sengkang Riverside Park. It's in a green, tranquil area."

Hoi Hup's bid would translate to a breakeven cost of about S$685 psf and that the group is eyeing an average selling price of S$755-760 psf when the project Anchorvale Lane is launched late next year. The proposed scheme comprises 640 apartments in 10 blocks. The 17-storey project will comprise mostly three-bedders, with some four and five-bedroom units.

Also noteworthy is that Hoi Hup clinched the previous EC site tendered - in the Hougang/Yio Chu Kang area - in February this year. Ms Wong said that the plan is to launch the 531-unit project around June 2017.

Source: Straits Times/ AsiaOne

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