Issue 336

Copyright 2011-2016 www.propwise.sg. All Rights Reserved.

 CONTENTS FROM THE

p2 Important Rules to Finding Good Bargains

EDITOR
Welcome to the 336th edition of the
Singapore Property Weekly.
at Auctions
Hope you like it!
p6 Resale Property Transactions
Mr. Propwise
(October 23 October 27)

Contribute Advertise
Do you have articles and insights and articles that youd like to share Want to get your brand, product, service or property listing out to
with thousands of readers interested in the Singapore property thousands of Singapore property investors at a very reasonable
market? Send them to us at info@propwise.sg, and if theyre good cost? Head over to www.propwise.sg/advertise/ to find out more.
enough, well publish them here, on our blog and even on Yahoo!
News.
 SINGAPORE PROPERTY WEEKLY Issue 336

Important Rules to Finding Good Bargains at

Auctions

By Property Soul (guest contributor)

Auction sale of properties are on the rise in a

lackluster market plagued by slow rental and
high vacancy. Knight Frank Singapore saw
mortgagee listings of 243 units in 2016 at a 5-
year record high. Out of the total, 68 percent
are residential properties.

A mortgagee sale happens when the owner of

the property defaults on the mortgage
payment, and the bank steps in to repossess
the property and put it up for sale at an
auction.

Back to Contents Page | 2

 SINGAPORE PROPERTY WEEKLY Issue 336

Knight Frank revealed that most mortgagee (factories, shophouses, strata offices and
listings were properties in the core central shops, and development sites).
region, followed by the city fringe. It is not
Sharon Lee, Director & Head of Knight Frank
surprising given the predominance of
Auction, listed several types of properties that
investment properties, oversupply of new
are suitable to sell at auctions:
units, declining rental prices and higher
mortgage payments in the prime residential 1. Properties with development, expansion
market. and en-bloc potential;

During this recent cyclical property downturn, 2. Prime landed or private residential
the total number of properties put up for properties in good locations;
auction under mortgagee sale is expected to 3. Unique and rare properties (e.g. conserved
cross the 250-unit mark in 2017. JLL bungalows); and
Singapore also predicts that mortgagee sales
will increase by 10 to 20 percent this year. 4. Properties from absentee owners or
multiple owners (e.g. en-
Properties to look out for in auctions bloc/trustee/liquidator/estate sale).
Auction houses in Singapore market all There is also an upward trend of landed
different types of properties, including properties being put up for auction. Their
residential properties (landed houses and relatively higher value has made it difficult for
apartments) and commercial properties landed homeowners to service their

Back to Contents Page | 3

 SINGAPORE PROPERTY WEEKLY Issue 336

mortgage payments, especially after the auctioned properties and conduct relevant
introduction of the TDSR framework. searches. Buyers have limited time to do their
research and analysis before the auction
How to buy auction properties like a pro
date.
Buying auction and mortgagee sale
Have your financing and legal assistance
properties is no longer the playground
ready at your disposal before the auction
reserved for savvy investors. If you are
date. Get the approval-in-principle of the
interested in buying at auctions, you can
housing loan from your banker before you bid
contact the auction houses and request them
at the auction.
to include your name in their distribution list.
They will keep you posted on their monthly 2. Rules during the auction
auctions.
In an auction, properties are put under the
I have shared with readers how to find gems limelight.
in property auctions in my book No B.S.
Within a short time, you have to decide
Guide to Property Investment.
whether to bid or not, bid at what price, chase
In this game of buying at auctions, there are the price or give up. Every time the
some strict rules to follow. auctioneer shouts the current bid for the first,
second and third time, potential buyers are
1. Rules before the auction
under the pressure to react.
There is only a short window to view the

Back to Contents Page | 4

 SINGAPORE PROPERTY WEEKLY Issue 336

One buyers interest can attract the attention For a mortgagee sale, the bank set its terms
from other eager buyers while another on the Option to Purchase. As a mortgagee
buyers offer can draw higher bids from other sale buyer, you cannot change anything in the
bidders. You may end up paying much higher contract, not even a word. Your conveyancing
than the reserve price. lawyer will remind you of the same thing.

If you get carried away by the crowd and You dont necessarily have to buy during the
forget about your bottom line, you may have auction. You can submit an offer before or
the winners curse and pay higher than what after the auction.
the auctioned property is worth. Rather than
If the seller accepts your offer, the property
getting a good deal, you are actually winning
will be canceled at the auction. Likewise, you
the highest bid to buy an overpriced property.
can wait till the end of the auction and
3. Rules after the auction approach the person-in-charge to negotiate
for a deal. Remember to leave your contact
If you are the successful bidder, you have to
details there.
proceed with the purchase under all
circumstances. In an auction, an immediate By guest contributor Property Soul, a
10 percent of the transacted price has to be successful property investor, blogger, and
settled on the spot. author of the No B.S. Guide to Property
Investment.

Back to Contents Page | 5

 SINGAPORE PROPERTY WEEKLY Issue 336

Non-Landed Residential Resale Property Transactions for the Week of Oct 23 Oct 27

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 ONE SHENTON 1,098 1,710,000 1,557 99 9 ORCHARD VIEW 2,530 5,700,000 2,253 FH
1 ONE SHENTON 1,130 1,760,000 1,557 99 9 ESPADA 452 955,000 2,112 FH
2 SKYSUITES@ANSON 958 2,218,000 2,315 99 9 VIVACE 398 838,000 2,104 999
2 ICON 657 1,108,000 1,687 99 9 ST THOMAS SUITES 2,013 4,120,000 2,047 FH
2 THE BEACON 1,485 1,700,000 1,144 99 9 SKYLINE 360 @ SAINT THOMAS WALK 2,131 4,200,000 1,971 FH
3 THE CREST 1,539 2,826,000 1,836 99 9 CAIRNHILL CREST 818 1,600,000 1,956 FH
3 THE CREST 1,270 2,289,000 1,802 99 9 CAIRNHILL CREST 818 1,480,000 1,809 FH
3 THE CREST 1,733 3,113,000 1,796 99 9 PARC SOPHIA 667 1,100,000 1,648 FH
3 ENG HOON MANSIONS 1,421 1,620,000 1,140 FH 9 RIVERGATE 3,918 5,900,000 1,506 FH
4 REFLECTIONS AT KEPPEL BAY 1,604 3,099,250 1,932 99 9 SUITES AT ORCHARD 2,013 2,800,000 1,391 99
4 REFLECTIONS AT KEPPEL BAY 1,798 3,300,000 1,836 99 9 CAIRNHILL ASTORIA 1,701 2,300,000 1,352 FH
4 REFLECTIONS AT KEPPEL BAY 2,153 3,600,000 1,672 99 9 HORIZON TOWERS 2,583 2,980,000 1,154 99
4 SKYLINE RESIDENCES 1,722 2,750,000 1,597 FH 10 SCULPTURA ARDMORE 2,982 12,435,000 4,171 FH
4 THE COAST AT SENTOSA COVE 2,357 2,950,000 1,251 99 10 GRAMERCY PARK 2,659 7,679,200 2,888 FH
5 THE PEAK@BALMEG 1,507 1,950,000 1,294 FH 10 ARDMORE II 2,024 5,420,000 2,678 FH
5 THE PARC CONDOMINIUM 1,421 1,820,000 1,281 FH 10 GOODWOOD RESIDENCE 2,551 6,250,000 2,450 FH
5 THE STELLAR 1,345 1,538,000 1,143 FH 10 ONE BALMORAL 1,658 3,976,000 2,399 FH
5 CARABELLE 1,302 1,428,000 1,096 956 10 CYAN 1,098 2,196,000 2,000 FH
5 BLUE HORIZON 936 848,000 906 99 10 THE ORANGE GROVE 2,153 4,100,000 1,904 FH
5 REGENT PARK 1,141 1,010,000 885 99 10 RV RESIDENCES 1,216 2,191,000 1,801 999
5 WEST BAY CONDOMINIUM 1,281 1,000,000 781 99 10 BELMOND GREEN 1,066 1,910,000 1,792 FH
7 SOUTHBANK 614 1,013,800 1,652 99 10 DRAYCOTT EIGHT 1,432 2,480,000 1,732 99
8 N.A. 1,173 1,150,000 980 FH 10 GALLOP GABLES 1,733 2,950,000 1,702 FH
9 SCOTTS SQUARE 1,249 4,050,000 3,244 FH 10 THE CORNWALL 764 1,280,000 1,675 FH
9 THE METZ 1,023 2,330,000 2,279 FH 10 BOTANIC GARDENS MANSION 1,755 2,800,000 1,596 FH

Back to Contents Page | 6

 SINGAPORE PROPERTY WEEKLY Issue 336

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
10 PALM SPRING 1,496 2,380,000 1,591 FH 14 ATRIUM RESIDENCES 1,001 940,000 939 FH
10 THE TESSARINA 1,313 2,000,000 1,523 FH 14 CAMELLIA LODGE 1,216 1,010,000 830 FH
10 THE MONTANA 786 1,150,000 1,464 FH 14 SIMS RESIDENCES 1,184 950,000 802 99
10 THE TRIZON 2,067 3,000,000 1,452 FH 14 SIMS GREEN 1,238 950,000 767 99
10 THE TESSARINA 1,324 1,860,000 1,405 FH 14 SIMS GREEN 1,625 965,000 594 99
10 TANGLIN REGENCY 850 1,180,000 1,388 99 15 SILVERSEA 1,647 3,210,000 1,949 99
10 D'LEEDON 5,081 6,670,000 1,313 99 15 AALTO 2,024 3,650,000 1,804 FH
10 CORONATION SHOPPING PLAZA 1,109 1,000,000 902 FH 15 FULCRUM 818 1,398,000 1,709 FH
11 6 DERBYSHIRE 527 1,362,757 2,584 FH 15 THE BELVEDERE 1,302 2,165,000 1,662 FH
11 6 DERBYSHIRE 527 1,242,281 2,355 FH 15 THE SOVEREIGN 2,637 4,188,000 1,588 FH
11 BUCKLEY CLASSIQUE 1,410 2,780,000 1,972 FH 15 SILVERSEA 1,528 2,400,000 1,570 99
11 CHANCERY ESQUIRE 1,259 1,810,000 1,437 FH 15 MEIER SUITES 2,207 3,450,000 1,563 FH
11 HILLCREST ARCADIA 926 850,000 918 99 15 FLAMINGO VALLEY 517 800,000 1,548 FH
11 HILLCREST ARCADIA 1,970 1,681,000 853 99 15 AMBER RESIDENCES 1,163 1,800,000 1,548 FH
12 RIVERBAY 753 980,000 1,301 999 15 THE SHORE RESIDENCES 592 870,000 1,470 103
12 TREVISTA 861 1,120,000 1,301 99 15 THE MAKENA 1,636 2,318,000 1,417 FH
12 TRELLIS TOWERS 1,647 2,110,000 1,281 FH 15 LA VIDA @ 130 484 638,000 1,317 FH
12 MOONSTONE VIEW 947 1,068,000 1,127 FH 15 HAIG 162 495 620,000 1,252 FH
12 THE BELLEFORTE 1,023 1,150,000 1,125 FH 15 PEBBLE BAY 1,378 1,715,000 1,245 99
12 THE RICHMOND 1,292 1,250,000 968 FH 15 PEBBLE BAY 1,894 2,280,000 1,204 99
12 AVA TOWERS 1,173 1,108,000 944 FH 15 WATER PLACE 1,216 1,453,000 1,195 99
13 ONE LEICESTER 1,152 1,400,000 1,216 FH 15 SANCTUARY GREEN 850 950,000 1,117 99
14 WATERBANK AT DAKOTA 484 815,000 1,683 99 15 D' FRESCO 1,119 1,230,000 1,099 FH
14 EUHABITAT 517 600,000 1,161 99 15 COASTARINA 1,389 1,500,000 1,080 FH
14 LA BRISA 603 700,000 1,161 FH 15 HAIG COURT 4,349 4,618,000 1,062 FH
14 MILL CREEK 1,023 1,080,000 1,056 FH 15 ONE AMBER 1,324 1,400,000 1,057 FH
14 THE TRUMPS 1,356 1,420,000 1,047 99 15 TELOK KURAU LODGE 1,216 1,250,000 1,028 FH

Back to Contents Page | 7

 SINGAPORE PROPERTY WEEKLY Issue 336

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
15 MANDARIN GARDENS 1,001 960,000 959 99 19 RIVERSAILS 883 865,000 980 99
15 AXIS @ SIGLAP 1,302 1,180,000 906 FH 19 FLO RESIDENCE 1,227 1,123,000 915 99
15 VILLA MARINA 1,528 1,278,000 836 99 19 THE QUARTZ 1,550 1,388,000 895 99
16 RIVIERA RESIDENCES 1,066 1,352,000 1,269 FH 19 EVERGREEN PARK 1,076 777,000 722 99
16 PARBURY HILL CONDOMINIUM 1,464 1,750,000 1,195 FH 19 EVERGREEN PARK 1,076 730,000 678 99
16 COUNTRY PARK CONDOMINIUM 1,765 1,950,000 1,105 FH 20 SKY VUE 829 1,350,000 1,629 99
16 CASA MERAH 1,216 1,300,000 1,069 99 20 SKY VUE 678 1,040,000 1,534 99
16 VENEZIO 1,313 1,290,000 982 FH 20 THOMSON GRAND 1,421 1,830,000 1,288 99
16 BAYSHORE PARK 1,292 1,150,000 890 99 21 FLORIDIAN 915 1,620,000 1,771 FH
16 EASTWOOD GREEN 1,012 838,000 828 99 21 MAPLE WOODS 1,066 1,450,000 1,361 FH
16 STRATFORD COURT 1,485 1,160,000 781 99 21 SIGNATURE PARK 1,033 1,200,000 1,161 FH
16 EASTWOOD CENTRE 1,001 700,000 699 99 21 SIGNATURE PARK 1,399 1,530,000 1,093 FH
18 SEA ESTA 1,399 1,255,000 897 99 21 SPRINGDALE CONDOMINIUM 1,130 1,220,000 1,079 999
18 RIS GRANDEUR 1,539 1,370,000 890 FH 21 PARC PALAIS 1,313 1,230,000 937 FH
18 TROPICAL SPRING 1,528 1,350,000 883 99 21 HILLVIEW GREEN 1,292 1,200,000 929 999
18 RIS GRANDEUR 1,109 960,000 866 FH 21 CLEMENTI PARK 3,068 2,800,000 913 FH
18 THE TROPICA 1,518 1,300,000 857 99 22 THE LAKEFRONT RESIDENCES 775 1,010,000 1,303 99
18 LIVIA 1,539 1,240,000 806 99 22 THE LAKEFRONT RESIDENCES 1,001 1,150,000 1,149 99
19 KOVAN GRANDEUR 366 485,000 1,325 99 22 CASPIAN 1,001 1,050,000 1,049 99
19 TERRASSE 850 1,010,000 1,188 99 22 PARC OASIS 1,076 910,000 845 99
19 KOVAN RESIDENCES 1,442 1,650,000 1,144 99 22 LAKEPOINT CONDOMINIUM 2,217 1,200,000 541 99
19 RIVERSAILS 915 1,030,674 1,126 99 23 THE HILLIER 517 710,000 1,374 99
19 KENSINGTON PARK CONDOMINIUM 1,604 1,780,000 1,110 999 23 FORESQUE RESIDENCES 1,184 1,270,000 1,073 99
19 BOATHOUSE RESIDENCES 732 810,000 1,107 99 23 MONTROSA 861 850,000 987 999
19 KOVAN MELODY 1,216 1,345,000 1,106 99 23 THE DAIRY FARM 2,131 2,100,000 985 FH
19 FONTAINE PARRY 1,238 1,330,000 1,074 999 23 HILLVIEW PARK 1,227 1,195,000 974 FH
19 EVANIA 1,378 1,350,000 980 FH 23 MERALODGE 1,916 1,860,000 971 FH

Back to Contents Page | 8

 SINGAPORE PROPERTY WEEKLY Issue 336

Postal Area Transacted Price

Project Name Tenure
District (sqft) Price ($) ($ psf)
23 HILLVIEW REGENCY 904 790,000 874 99
23 MONTROSA 1,184 1,030,000 870 999
23 THE WARREN 1,668 1,330,000 797 99
23 NORTHVALE 1,033 810,000 784 99
23 REGENT HEIGHTS 1,023 767,000 750 99
23 NORTHVALE 1,270 900,000 709 99
23 GUILIN VIEW 1,281 905,000 707 99
25 PARC ROSEWOOD 603 648,000 1,075 99
26 MEADOWS @ PEIRCE 1,851 2,070,000 1,118 FH
26 BULLION PARK 807 830,000 1,028 FH
27 THE ESTUARY 592 623,000 1,052 99
28 N.A. 1,647 1,750,000 1,065 999
28 H2O RESIDENCES 850 801,000 942 99
28 SELETAR SPRINGS CONDOMINIUM 980 818,000 835 99
28 H2O RESIDENCES 1,636 1,320,000 807 99

NOTE: This data only covers non-landed residential resale property

transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

Back to Contents Page | 9