How well did new launches in 2015 perform?

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As we approach the end of 2015, we have seen more than 7000 new private non-landed residential homes launched in the market despite gloomy sentiments which have been accumulating since the last property cooling measure (the Total Debt Servicing Ratio) was introduced in June 2013.

Even with new lending rules in place, a couple of new launch projects this year have recorded sales which were above market expectations and this is definitely an encouraging sign for the property market in Singapore.

Let’s take a look at the numbers below as we review the performance of the new launches in 2015.

PROJECT NAME TENURE LOCATION TOTAL NO. OF UNITS MONTH OF LAUNCH EST. NO. OF UNITS SOLD ON LAUNCH DAY EST. TOTAL UNITS SOLD TO DATE (20 DEC 2015) AVERAGE PSF
SYMPHONY SUITES 99-YEAR YISHUN CLOSE 660 Jan-15 54 169 S$1,027
MARINE BLUE FREEHOLD MARINE PARADE ROAD 124 Jan-15 31 33 S$1,834
KINGSFORD WATERBAY 99-YEAR UPPER SERANGOON VIEW 1165 Feb-15 140 300 S$1,110
SIMS URBAN OASIS 99-YEAR SIMS DRIVE 1024 Feb-15 112 342 S$1,384
BOTANIQUE AT BARTLEY 99-YEAR UPPER PAYA LEBAR RD 797 Mar-15 254 531 S$1,287
NORTH PARK RESIDENCES 99-YEAR YISHUN CENTRAL 920 Mar-15 400 498 S$1,368
HILBRE 28 999-YEARS HILLSIDE DRIVE 28 Apr-15 3 12 S$1,323
POLLEN & BLEU 99-YEAR FARRER DRIVE 106 May-15 10 12 S$1,922
HIGH PARK RESIDENCES 99-YEAR FERNVALE ROAD 1390 Jun-15 1100 1272 S$988
ADANA @ THOMSON FREEHOLD OLD UPPER THOMSON ROAD 74 Jul-15 21 39 S$1,617
PRINCIPAL GARDEN 99-YEAR PRINCE CHARLES CRESCENT 663 Oct-15 120 158 S$1,628
THOMSON IMPRESSIONS 99-YEAR LORONG PUNTONG 87 Oct-15 288 105 S$1,412
THE POIZ RESIDENCES 99-YEAR MEYAPPA CHETTIAR ROAD 731 Nov-15 260 319 S$1,431

** Note: Source from SquareFoot Research and URA

Based on the statistics above, High Park Residences is by far the most popular among all the new launches in 2015, mainly due to its lowly priced units (from as low as S$374,000 for a studio unit).

However, the demand for new launch developments has remained subdued as there are still 3,979 unsold units out of the 7,769 residential homes launched in total in 2015, which is approximately 51.2% of balance units left.

Then again, with this large amount of unsold new homes in the property market right now (not including those from 2013 and 2014), how many more new homes are we expecting from 2016? Let’s take a look at some of the possible upcoming new launches in 2016 based on the land sales this year:

LOCATION PLANNING AREA SITE AREA (SQFT) NO. OF BIDS RECEIVED DEVELOPER WINNING BID WINNING PSF PPR EXPECTED NO. OF UNITS
CLEMENTI AVE 1 CLEMENTI 140,339 6 SINGLAND AND UOL S$302.1m S$651.68 500
ALEXANDRA VIEW BUKIT MERAH 150,712 10 TANG SKYLINE PTE LTD S$376.88m S$851 400
LORONG LEW LIAN SERANGOON 203,533 11 VERWOOD HOLDINGS PTE LTD, INTREPID INVESTMENTS PTE LTD AND TID RESIDENTIAL PTE LTD S$321m S$710 500
WEST COAST VALE CLEMENTI 168,569 6 EL DEVELOPMENT PTE LTD S$314.1m S$551 600
TAMPINES AVENUE 10 (PARCEL D) TAMPINES 422,279 12 MCC LAND (SINGAPORE) PTE LTD S$227.78m S$482.58 490
STURDEE ROAD KALLANG 191,637 16 SL CAPITAL (1) PTE LTD S$181.19m $787.90 270
JURONG WEST STREET 41 (PARCEL B) JURONG WEST 17,804 9 MCL LAND (VANTAGE) PTE LTD S$338.12m S$630.13 600
UPPER SERANGOON ROAD / TAMPINES ROAD HOUGANG 108,684 11 ASSET LEGEND S$276.8m S$848.84 340
DUNDEE ROAD QUEENSTOWN 113,021 9 HY REALTY S$483.2m S$871 645
TOA PAYOH LORONG 4 / LORONG 6 TOA PAYOH 131,319 14 EVIA REAL ESTATE, GREATEARTH AND GAMUDA BHD S$345.86m S$755 535

** Note: Source from URA and various news articles

As compared to 2015, the Singapore property market should expect approximately 4,880 non-landed private residential units being launched in 2016. This number is 37.2% lesser than what we’ve seen in 2015.

In our opinion, the highlight of 2016 could be the new launch at Alexandra View located just next to Redhill MRT Station. Given the significantly lower land cost (as compared to its nearby projects) which is a clear advantage in terms of pricing, it remains to be seen how Tang Skyline Pte. Ltd. will position the new development upon launch.

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