Biz Times: Condo sales at showflats tapering off

Condo sales at showflats tapering off

One developer blames Livia’s pricing for ‘spoiling’ other projects’ sales

 

WHILE City Developments managed to sell 96 units last week at its Livia condo at Pasir Ris, developers of most other projects suffered rapidly declining sales at their showflats.

 

At least one developer blamed Livia’s attractive pricing – $650 psf on average – for ‘spoiling’ sales of other projects, while others said a tapering off was to be expected given negative news flows from overseas on the state of the financial and stock markets.

 

Developers and property agents generally reported still strong turnouts at showflats last weekend, although take-up slowed.

 

Sim Lian sold 19 units last week at its Clover By The Park condo in Bishan, less than the 59-unit sales it achieved in the preceding week. To date, Sim Lian has sold 273 of the total 616 units in the project. ‘That’s almost 45 per cent of a large project in just three weeks; that’s quite an achievement given current market sentiment,’ Sim Lian Group executive director Diana Kuik said when approached by BT.

 

The 99-year leasehold project’s average price remains at $750 psf.

 

Sim Lian also sold a unit at The Amery, a freehold project in the Telok Kurau area, last week – again a less sparkling performance than the four units it sold a week earlier.

 

Next to Geylang River, NTUC Choice Homes and Ho Bee found buyers for another nine units at Dakota Residences last weekend. This brings total sales to 170 units in the 99-year project, which has an average price of about $980 psf.

 

Over in the Kovan MRT Station vicinity, the developer of Kovan Residences sold about 20 units last week, bringing total sales to over 100 units since the 99-year project was previewed at a private party on June 28. The average price is somewhere in the $870-900 psf range. Nearby, MCL Land sold another three units at its D-Pavilion, a freehold project priced at $900 psf on average last week. This was a slower sales rate than initial sales of 10 units the preceding weekend.

 

The stakes will go up for these two developers when Frasers Centrepoint previews this weekend its Woodsville 28 near Potong Pasir MRT Station – which is three MRT stops closer to town than Kovan MRT Station.

 

The 110-unit condo will have an average price of $880 psf. The 99-year leasehold development comprises two 17-storey blocks.

 

‘The two- and three-bedder units, with respective average sizes of 883 sq ft and 1,195 sq ft, are about 5 to 6 per cent smaller than conventional units as we’ve adjusted our sizes to fit the profile of the market we’re targeting – those just starting their families or young couples who want to stay near the city and even retirees.

 

‘Two-bedroom apartments start at $700,000 and three-bedders from just over $1 million,’ says Frasers Centrepoint Homes chief operating officer Cheang Kok Kheong.

 

CDL’s spokeswoman said Livia saw strong take-up of various unit types last week, especially two- and three-bedders. ‘The four-bedroom apartments were purchased either for owner occupation or rental potential in view of United World College’s East Campus coming up in the vicinity.

 

‘The project’s average price remains $650 psf, with prices for certain unit types and facing being upped by 1-3 per cent for the latest release of 120 units last weekend,’ she added.

 

The 96 units sold at Livia last week contrasted with sales of 160 units in the preceding week when CDL previewed the 99-year leasehold project, resulting in total sales of 256 units. So far, 320 of the condo’s total 724 units have been released.

 

A veteran property consultant said: ‘Crowds were generally still very good at showflats last weekend, though take-up has slowed. In any development, demand for 30-40 per cent of units comes from the surrounding population catchment. Usually that’s the case, good or bad times.

 

‘Once sales in a project launch hits a certain percentage from this catchment demand, developers have to attract people from other parts of Singapore. That’s a tougher job, with a lot more convincing to be done compared with selling to people who already know the area.’

 

Another problem is that buyers are unsure of the property market’s direction. ‘Even when there are attractively priced projects, potential buyers worry if property prices will go down further. They also ask themselves whether they really need to upgrade; they worry about the economy and their jobs. The bad news coming out from financial institutions in the US is a big concern,’ a property agent said.

 

On a more positive note, Sim Lian’s Ms Kuik said: ‘If you have a good product in a location where there’s a pool of buyers and if your pricing is reasonable, there will be take-up.’

 

Source: Business Times

Biz Times: Varying pace of sales at recently released projects

Varying pace of sales at recently released projects

 

DEVELOPERS selling private homes had a mixed bag of results at the weekend.

 

The 99-year-leasehold Livia in Pasir Ris, where previews started last Friday, has chalked up relatively strong sales of 160 units at an average of $650 per square foot (psf).

 

But sales were slower for most other recently released projects.

 

At Kovan Residences, another 20-plus units were sold at the weekend, taking total sales to more than 80 since the 99-year-leasehold project next to Kovan MRT Station was previewed at a private party on June 28.

 

The average price is between $870 and $900 psf.

 

Riding on the buying interest in Kovan Residences, MCL Land accelerated the preview of its 50-unit  D’Pavilion, a freehold condo on Upper Serangoon Road slightly further away from Kovan MRT. It sold 10 units on Saturday and Sunday at an average price of $900 psf.

 

In Bishan, Sim Lian found buyers for another 59 units last week at its Clover by the Park condo, taking total sales to 254 since it previewed the 616-unit project on June 25.

 

The average price for the 99-year-leasehold project is $750 psf. Sim Lian also sold four units at The Amery in Telok Kurau last week, taking the total to 31 of the 78 units in the freehold development. The average price is $860 psf.

 

NTUC Choice Homes and Ho Bee Investment sold another 10 units at the weekend at Dakota Residences. The sales tally is 161 for the 348-unit, 99-year condo that is currently selling at an average price of $980 psf.

 

Commenting on the varying pace of sales, a developer said it is not unusual for transactions to taper off after the first weekend or two weekends of a launch, after initial demand has expressed itself and choice units are taken up.

 

Another developer said: ‘I think potential buyers are nibbling. If they see a project they like and it’s priced attractively, they’ll go in. But buyers are very price-sensitive.’

 

Giving his take, a property consultant suggested: ‘I’ve got the feeling these developers may be slowly pushing up prices; so demand has been tapering off.

 

‘Once a developer has sold at least 30-40 per cent of units in a project, it may be slightly more comfortable with cash flow.

 

‘It may then be prepared to sell the rest of the project at a slower pace if it can achieve higher prices.’

 

A more worrying reason could simply be that demand has dropped.

 

‘People ask themselves: ‘With all the global economic uncertainty, do I really need to buy a new home now?’ said a market watcher.

 

City Developments Ltd said yesterday that most of the buyers at Livia are Singaporeans, while foreign buyers come from China, Indonesia, India, Malaysia and the Philippines.

 

Most people bought for owner occupation. The 160 units sold so far achieved prices of between $570 psf and $740 psf.

 

Prices start from $597,000 for a two-bedroom unit, $793,000 for a three-bedder and $991,000 for a four-bedder.

 

Hayden Properties starts to preview The Hamilton Scotts this week.

 

Prices are expected to start below $3,000 psf, though the average price is expected to be around $3,500 psf.

 

The freehold project comprises 54 apartments and two penthouses.

 

Source: Business Times

Buyers snap up 195 units in Bishan condo

Buyers snap up 195 units in Bishan condo

 

IN A welcome departure from the generally quiet market so far this year, the latest property launch – of the 616-unit Clover by the Park – has generated sales of 195 units so far.

Sim Lian Group, which is developing the condo, said that as at 8pm last night, it had sold 195 out of the 308 units that were released for sale since last Friday’s official launch.

 

The 99-year leasehold condominium has large units, suites and penthouses.

 

The eight suites, of 3,057 sq ft each, were all snapped up, indicating that buyers were keen on larger units.

 

Buyers were mostly families upgrading from HDB flats. They picked up units priced between $907,000 and $2.68 million, or $599 per sq ft (psf) to $858 psf, said Sim Lian Land’s executive director, Ms Diana Kuik.

 

The average price worked out to be about $750 psf.

 

Ms Kuik said potential buyers thronged the showflat and some stayed so late that the developer closed the showflat only at midnight on Saturday and around 10pm last night.

 

However, about 100 units had already been sold by Thursday, following the development’s soft launch on Wednesday.

 

The property market has largely been quiet recently, as sentiment dipped drastically early in the year. Sales volume has plunged dramatically from the numbers registered during the boom times of last year. While the mood is still cautious, a few recent launches have registered encouraging sales.

 

Savills Singapore’s director of marketing and business development, Mr Ku Swee Yong, said: ‘Serious buyers were probably spoilt for choice this weekend, shopping among the few launches which are attractively priced.’

 

A week ago, the 99-year leasehold Dakota Residences in Dakota Crescent and the freehold The Amery in Telok Kurau were released for sale.

 

Source: Straits Times

On the market : New launches

On the market 

In this weekly column, we bring you a sampling of homes for sale. In the spotlight this week: New launches.

 

Clover by the Park,

99-year leasehold

Bishan Street 22/Street 25

Units: 616

 

Price: $750 per sq ft (psf) on average

 

Launch date: Last Friday

 

This mass-market project has two 39-storey blocks. Sim Lian is releasing one tower, comprising 308 units, for the launch.

 

Facilities include a 50m lap pool, a jacuzzi pool and fitness stations. The units range in size from 1,216 sq ft for a three-bedder to 3,498 sq ft for a split-level penthouse with five bedrooms.

 

 

 

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OLA Residences@Mountbatten, freehold

839 Mountbatten Road

 

Units: 50

 

Price: $1,250 psf on average

 

Launch date: July 5

 

The units vary in size from 732 sq ft for a one-bedder plus study to 2,164 sq ft for a four-bedder. There are nine penthouses that range from 1,258 sq ft to 3,208 sq ft. Most units have private lifts.

 

This Lian Beng Group project is located near Katong Shopping Centre.

 

 

 

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The Amery, freehold

Telok Kurau Lorong K

 

Units: 74

 

Price: $860 psf on average

 

Launch date: Last weekend

 

This project, being developed by Sim Lian Group, has only large units. They range from 1,313 sq ft for a three-bedder to 2,379 sq ft for a penthouse.

 

 

Source: Straits Times

Healthy weekend home sales as attractive pricing draws buyers

Healthy weekend home sales as attractive pricing draws buyers 

Price levels set below those at nearby units launched recently or not yet completed

 

THE anaemic property market received a shot in the arm during the weekend, with robust sales and buyers keen to show that they will still deal if the price is right.

Suites 123 at Rangoon Road was sold out – a rarity these days – while Oxley Ventures offloaded 50 units of Parc Sophia in Adis Road. Sales were also healthy at Dakota Residences in Dakota Crescent.

 

Market watchers said the sales at these mid-market projects show that homebuyers can be drawn off the sidelines if prices are attractive.

 

‘Buyers will bite if you price your developments below recently launched or yet-to-be completed projects nearby and about 10 to 15 per cent above older properties in the vicinity,’ said Savills Singapore’s director of business development and marketing, Mr Ku Swee Yong.

 

Ho Bee Investment and NTUC Choice Homes have sold more than 80 units of the 99-year leasehold Dakota Residences since Saturday morning.

 

The developers released 122 units in the 348-unit project at an average price of $970 per sq ft (psf) – under the $1,100 or so they wanted a year ago.

 

Said an investor who went to the launch on Saturday: ‘This project is not exactly cheap. What it offers is value for money, especially in view of the makeover plans for Kallang.’

 

Ho Bee’s general manager of marketing and business development, Mr Chong Hock Chang, added: ‘Another reason the project did well in the current market was pent-up demand. It shows that there are people on the sidelines who are waiting to come out to buy at the right price.’

 

Suites 123, a 43-unit development marketed by Huttons Real Estate Group, was sold out yesterday.

 

The 37 residential units next to Little India and Farrer Park MRT station went for $940 psf to $1,277 psf, while the six shop units fetched between $375,000 to $595,000.

 

In the Mount Sophia area, buyers snapped up all 50 flats released at the 152-unit Parc Sophia over the weekend. Prices ranged from $1,500 psf to around $1,650 psf, or between $742,000 and about $1.2 million.

 

Developer Oxley Ventures, which is also behind Zenith in Zion Road and Tyrwhitt 139 in Tyrwhitt Road, offers an interest absorption scheme. It lets buyers postpone the bulk of their payments on new purchases.

 

Listed developer Sim Lian also started sales at the The Amery, a 74-unit development in Telok Kurau at the weekend. It sold 16 out of 39 launched units at an average of $860 psf, or between $1.16 million and almost $2 million.

 

More launches are expected in the next couple of weeks, including mass-market projects such as the 724-unit Livia in Pasir Ris and the 616-unit Clover by the Park in Bishan.

 

Meanwhile, the Strata Titles Board gave the go-ahead yesterday for the collective sale of the 342-unit Minton Rise. Kheng Leong, which bought the site early last year, plans to build 1,300 flats for launch next year.  

 

Source: Straits Times

Private property sales jumped 52.6% last month

Private property sales jumped 52.6% last month

 

Judging by home sales for May, the worst may be over for the private residential market.

 

But analysts aren’t counting the chickens just yet.

 

The private residential market may have seen the worst for the year.

 

The number of private residential units sold in the month of May was up by 52 per cent over April to 441 units including executive condominiums.

 

According to the Urban Redevelopment Authority, there were an additional 152 units sold for May as compared to the month before.

 

Joseph Tan of CB Richard Ellis said this was partly a function of supply as developers launched more new units for sale compared to April, to provide potential buyers with more choices

 

Savills Singapore’s Director of Marketing and Business Development Ku Swee Yong.

 

“I think there are certain circles that are thinking that the bad news has been mainly priced in. I think we’ve defintely seen the worst for number of transactions in April. So 441 transactions in May looks pretty healthy. Over the next 2 months, it depends on whether developers are willing to launch. There may be a few launches coming up just before the hungry ghost festival.”

 

The average median price per square foot for a unit sold last month also rose slightly, to around 1,222 dollars, from April.

 

And the priciest unit sold for the month of May was from Scotts Square at 4,612 dollars per square foot.

 

Mr Tan of CB Richard Ellis said contrary to market expectations, prices of luxury homes seemed to hold firm.

 

Some projects such as Boulevard Vue and Scotts Square continue to see sales at around 3,000 dollars per square foot.

 

He said the sales momentum in May has continued in June so that the number of new homes sold is likely to be better.

 

This is also because more projects are expected to be launched such as Dakota Residences and The Amery.

 

In all, the property consultancy expects the total sales volume of new homes in the second quarter to be about 80 percent more than the 762 units in the first quarter.

 

But Nicholas Mak, of Knight Frank, says that the road ahead is still uncertain.

 

“I think we’re still going to continue to see some turbulance in terms of prices as well as in home sale volume. It’ll probably fluctuate within a certain narrow range, for example, we expect home sales by developers to fluctuate between 300 to 600 units sold every month for the remainder of 2008.”

 

Source: 938Live