Developers ponder tricky math before new launches -Singapore

Developers ponder tricky math before new launches -Singapore

Apart from pricing, a host of factors are critical in their launch decision
By KALPANA RASHIWALA

(SINGAPORE) The recent spurt of purchases at projects like Nassim Park Residences, Dakota Residences and Clover By The Park, has got many industry players preparing for possible launches to ride the current buying wave.
 
Studying the extent of competition from secondary market deals is a vital part of the homework developers have to do before deciding on any launch.
The decision on whether to launch a project now is a tricky one. A host of factors have to be weighed - not just pricing, location and the product, but assessing the depth of demand in the particular neighbourhood or micro-market where a condo is located, how many projects have been launched in the area over the past few years, and even the buyer profile in earlier projects.

The ability to price projects attractively - from 7 to 25 per cent lower than market expectations 12 months ago - has been a critical factor in drawing buyers at recent launches.

An increasingly important factor is the prices at which earlier projects in the area had been sold in the past couple of years. Given the run-up in prices, some buyers in earlier projects may unload their units at prices below what the developer of the latest project in the area may be gunning for.

In fact, in at least one project in the Newton area, the developer is said to have started facing competition from earlier buyers in the same condo seeking to unload their units.

Keppel Land is still marketing the remaining units at Park Infinia at Wee Nam and its asking price is understood to be $1,400 to $1,800 psf. Earlier buyers in the same project are offering their units just a tad lower. KepLand first released the project in 2005 at prices well below $1,000 psf on average. So when the project received Temporary Occupation Permit a few months ago, earlier buyers were in a position to undercut the current price and still reap a nice profit.

So studying the extent of competition from secondary market deals is a vital part of the homework developers and agents have to do before deciding on any launch. ‘Supposing you’re a developer and your upcoming condo launch will be the fourth project to have been released in a particular location in the past two years and buyers in the earlier projects bought their units for, say, $800 psf average and your breakeven cost is around $900 psf, you could be in a difficult position if you need to launch today,’ a seasoned industry player says.

‘If a substantial number of buyers in the earlier projects bought for investment rather than owner occupation, they may consider leasing the units when the project is completed - and rental yields could be pretty attractive today based on the investors’ purchase price - or they may decide to cash in their units for a profit. That could spell competition for the developer launching a new project in the area,’ he added.

Frasers Centrepoint Homes chief operating officer Cheang Kok Kheong says: ‘The supply-demand pattern in the particular micro-market must be suitable for the project a developer is targeting to launch.’

‘There may be pent-up demand in a location that has not seen any new projects launched in the past few years,’ he adds.

A case in point would be Sim Lian’s Clover by The Park condo in the popular Bishan area, near Catholic High School, which has sold over 200 units since it was released on June 25 at an average price of $750 psf. By some agents’ reckoning, a project like that could have been priced at $800-850 psf on average about 12 months ago.

While many in the industry have lauded Clover’s ’success’, Credit Suisse’s property analyst Tricia Song finds the response wanting. ‘Given that the pricing is relatively attractive for a popular suburb that has not seen any new projects in years, we think the take-up is disappointing and is reflective of the cautious sentiment even among upgraders,’ she said in a June 30 research note. ‘If we exclude the 100 units that were sold during a private preview (on June 25) take-up has visibly slowed…’

Perhaps this reflects a smaller demand pool these days, in the absence of speculators and fewer foreign buyers.

As Knight Frank managing director Tan Tiong Cheng says: ‘I think everybody’s very cautious about whether they should or should not launch - and at what price levels. You don’t want to start something that will run out of steam because it’s priced too high or the demand pool just isn’t big enough.’

DTZ executive director Ong Choon Fah notes that the recent home-buying spurt was created by developers releasing new projects in attractive locations at lower prices than initially expected. ‘However, once a developer has started selling a project at a certain price, it becomes trickier to reduce the price as this then creates a problem of dealing with earlier buyers who paid the higher price.’ The stakes are indeed high for developers to get the timing and price right for their launch.

 
Source : Business Times - 07 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

Property yield spreads widen but investors wary - Singapore

Property yield spreads widen but investors wary - Singapore

Optimistic outlook for Asia-Pac market, says DTZ report
By ARTHUR SIM

(SINGAPORE) Institutional investors are seeing some property yield spreads over 10-year bond rates widen globally but DTZ Research believes the correction in real estate markets has some way to go.
According to a recent DTZ Research report, Money Into Property, the yield spread over the local 10-year bond rate in Singapore increased by about one percentage point in the first quarter of this year on a year-on-year (yoy) basis to just under 4 per cent, and is higher than that in China and Japan, which both have yield spreads of under 3 per cent.

While the high yield spread implies growth potential and profitability in the real estate investment market, DTZ Research did add, however, that Singapore is not immune from the weakening global financial market outlook, with investors becoming increasingly cautious.

DTZ executive director and regional head for consulting and research Ong Choon Fah said: ‘With prospects for capital growth limited, investor focus has returned to occupier fundamentals.’

In Singapore, DTZ says that rentals for prime office space in Raffles Place grew 1.1 per cent quarter-on- quarter (qoq) to $19 per square foot per month in the second quarter of this year.

In the Shenton Way/ Robinson Road/Cecil Street area, average rentals in Q2 increased 2.6 per cent (qoq) to $11.80 psf per month. In the HarbourFront area it’s up 5.3 per cent (qoq) to $10 psf per month.

 
 
Rentals in Marina Centre and Orchard Road were flat at $15.50 and $13.50 psf per month respectively.

DTZ said that the supply crunch in the Central Business District will ease from 2010 with potential supply of new office space from the second half of this year to 2013 estimated to be 12.1 million sq ft.

Already, the average islandwide occupancy in the second quarter of this year has dipped slightly by 0.2 percentage point (qoq) to 96.9 per cent.

Average occupancy of office buildings in Raffles Place and Marina Centre dropped 0.3 and 1.2 percentage points to 97.4 and 98.6 per cent respectively.

Still, DTZ believes that the outlook for Asia Pacific is relatively optimistic, supported by the occupier market and improving investment access.

‘Globally, we expect investment transactions to be around US$500 billion in 2008, down 30 per cent on 2007. This shift reflects weakness over the first half of 2008 and a relatively modest pick-up thereafter, which is likely to be driven principally by the Asia Pacific market,’ added Mrs Ong.

Increases in yield spreads were greatest in Europe with the UK seeing the biggest year-on-year rise of almost 2 percentage points in Q1 2008 to just under one per cent.

DTZ notes that the rate of fall in capital values has been slowing in recent months in the UK, so that while investment returns remain in negative territory, some improvement has been evident.

According to DTZ estimates, investment transactions in the UK appeared to stabilise in Q1, with the market’s relatively sharp repricing beginning to attract foreign-equity-based investors, notably German funds.

At the same time, DTZ said an increasing number of new opportunity (or ‘vulture’) funds have been set up to pick up distressed assets in the UK market at bargain prices, while sovereign wealth funds are also waiting in the wings.

 
Source : Business Times - 07 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

Buying a Singapore house is like finding a partner

Buying a Singapore house is like finding a partner 

When it comes to finding domestic bliss, follow your head, not your heart

By Yen Feng 
 
WITH the cooling property market, I thought it would be the perfect time to cash in on a modest, entry-level home.
After three months of searching, I have had an epiphany: Buying an apartment is a bit like shopping for a partner.

Cue: Sweet-faced real estate agents who, like pushy matchmakers, will spin such tales of domestic bliss as to leave you giddy.

‘Aiyoh, this one so beautiful, high floor and north-facing,’ one purred.

Yet another: ‘Very hot right now, that one, better book first - yes, sure you will be satisfied for long, long time.’

I was not sure at all.

But even if I were, I could count on family and friends to help with my indecision.

I learnt to identify ‘flaws’ I did not know I even cared about.

Musing about one development in Balestier, my sister sagely intoned: ‘Aren’t you worried that it has a small pool?’

Whether it is a house or a spouse, committing to a long-term relationship can be a big undertaking.

There are bank accounts to balance, loans to compare, and goals to consider: Does owning an apartment with a 30-year mortgage factor into my life in the long run?

These are especially important for youth, who typically rely more on gut instinct than Excel spreadsheet-styled pragmatism, never mind their weak budgets.

Three months ago, I was the model young house-hunter - all youthful passion, no sense of perspective.

I wanted to buy the first apartment I saw, a dingy triangular studio along Jalan Besar, a few streets away from the lure of call girls and neon-lit karaoke lounges.

‘It’s a triangle!’ my mother wailed. ‘Bad fengshui!’ (She did not seem to worry as much about the location.)

But, I reasoned to myself, it is cool and funky.

Yes, my criteria for signing away tens of thousands of dollars in savings were summed up in those six words.

Thankfully, I think differently now.

Before putting down the 10 or 20 per cent commitment dowry, there are a few questions I ask myself:
Is it near an MRT station?

What is its average transacted price per square foot in the last 12 months?

How much do other units in the vicinity cost?

Would anyone rent or buy it if I needed the money?

Will the area be developed in the immediate future?

And of course - is it regular-shaped?
The bottom line is this: You would not marry a person without first checking out his or her history (Any criminal record? Bout of the crazies in the last 10 years?); you would not pledge forever to someone if the person is unlikely to share your values and hope for the future.

A good fit needs time to discover, a sound plan to ensure a worthy rate of investment return.

Anyone can fall in love in a minute - building a home, however, requires a little more time and effort. I have not found my perfect apartment yet, but I know I will if I am patient.

When I finally put my name on the dotted line, one thing is for sure: Romance can take a backseat to a good rental yield.

Source : Straits Times - 07 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent Singapore Commercial Office District 01

For Rent Singapore Commercial Office District 01

TYPE : [F]actory [L]and [O]ffice [S]hop [W]areHouse [Price $]=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update

 
Type      —  O
District  —  1
Street    —  AMOY ST, NO.115 #02-00 @ AMOY ST
Area     —  6000
Psf      —  5
PRICE $  —  30000
Type      —  O
District  —  1
Street    —  AMOY ST, NO.41C/D (4TH FLR+ ATTIC) @ AMOY ST
Area     —  2200
Psf      —  3.5
PRICE $  —  7700
Type      —  O
District  —  1
Street    —  AMOY ST, NO.42A (2ND FLR) @ AMOY ST
Area     —  1200
Psf      —  4.6
PRICE $  —  5520
Type      —  O
District  —  1
Street    —  CALTEX HSE, #23-00 @ 30 RAFFLES PL (SVCS OFC)
Area     —  0
Psf      —  null
PRICE $  —  0
Type      —  O
District  —  1
Street    —  CENTENNIAL TWR, #21-00/#34-00 @ 3 TEMASEK AVE (SVCS OFC)
Area     —  50
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  CENTRAL, CONNECTED OFC #21-84 @ 8 EU TONG SEN ST
Area     —  925
Psf      —  15
PRICE $  —  13875
Type      —  O
District  —  1
Street    —  CENTRAL, NEW AGE OFC #17-86 @ 10 EU TONG SEN ST
Area     —  646
Psf      —  13
PRICE $  —  8398
Type      —  O
District  —  1
Street    —  CENTRAL, SOHO 1 #09-02 @ 6 EU TONG SEN ST
Area     —  600
Psf      —  11
PRICE $  —  6600
Type      —  O
District  —  1
Street    —  CENTRAL, SOHO 1 #09-03 @ 6 EU TONG SEN ST
Area     —  600
Psf      —  11
PRICE $  —  6600
Type      —  O
District  —  1
Street    —  CENTRAL, SOHO 1 #09-12 @ 6 EU TONG SEN ST
Area     —  635
Psf      —  9.45
PRICE $  —  6000
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #01-55 @ 3 PICKERING ST
Area     —  1390
Psf      —  8.5
PRICE $  —  11815
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #02-17 @ 3 PICKERING ST
Area     —  1048
Psf      —  8
PRICE $  —  8384
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #02-33 @ 3 PICKERING ST
Area     —  858
Psf      —  8
PRICE $  —  6864
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #03-09 @ 3 PICKERING ST
Area     —  663
Psf      —  8
PRICE $  —  5304
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #07-01/02/03 @ 18 CROSS ST
Area     —  8694
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #07-05/06 @ 18 CROSS ST
Area     —  1992
Psf      —  14.5
PRICE $  —  28884
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #07-07 @ 18 CROSS ST
Area     —  747
Psf      —  13.5
PRICE $  —  10085
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #07-11 @ 18 CROSS ST
Area     —  789
Psf      —  13.5
PRICE $  —  10652
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #07-12 @ 18 CROSS ST
Area     —  1479
Psf      —  13.5
PRICE $  —  19967
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #08-00 @ 18 CROSS ST
Area     —  18108
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #09-01/02 @ 18 CROSS ST
Area     —  11801
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #09-03 @ 18 CORSS ST
Area     —  746
Psf      —  13.5
PRICE $  —  10071
Type      —  O
District  —  1
Street    —  CHINA SQ CTRL, #09-04 @ 18 CROSS ST
Area     —  2549
Psf      —  14.5
PRICE $  —  36961
Type      —  O
District  —  1
Street    —  DAPENSO BLDG, #07-01/02 @ 158 CECIL ST (THE SPAZIO)
Area     —  7400
Psf      —  7
PRICE $  —  51800
Type      —  O
District  —  1
Street    —  DAPENSO BLDG, #09-01/02 @ 158 CECIL ST (THE SPAZIO)
Area     —  8100
Psf      —  7
PRICE $  —  56700
Type      —  O
District  —  1
Street    —  FAR EAST FINANCE BLDG, #12 @ 14 ROBINSON RD
Area     —  4047
Psf      —  7
PRICE $  —  28329
Type      —  O
District  —  1
Street    —  GB BLDG, #19-01 @ 143 CECIL ST
Area     —  1220
Psf      —  9
PRICE $  —  10980
Type      —  O
District  —  1
Street    —  GEMMILL LANE, NO.16 (2ND/3RD+ATTIC) @ GEMMILL LANE
Area     —  3046
Psf      —  6
PRICE $  —  18276
Type      —  O
District  —  1
Street    —  INTERNATIONAL FACTORS BLDG, #03-00 @ 141 MKT ST
Area     —  4025
Psf      —  6.5
PRICE $  —  26163
Type      —  O
District  —  1
Street    —  INTERNATIONAL FACTORS BLDG, #07-02 @ 141 MKT ST
Area     —  1602
Psf      —  6.5
PRICE $  —  10413
Type      —  O
District  —  1
Street    —  INTERNATIONAL FACTORS BLDG, #08-06 @ 141 MKT ST
Area     —  377
Psf      —  6.5
PRICE $  —  2451
Type      —  O
District  —  1
Street    —  INTERNATIONAL FACTORS BLDG, #10-00 @ 141 MKT ST
Area     —  4025
Psf      —  6.5
PRICE $  —  26163
Type      —  O
District  —  1
Street    —  MAXWELL HSE, #06-09E @ 20 MAXWELL RD
Area     —  289
Psf      —  6.66
PRICE $  —  1926
Type      —  O
District  —  1
Street    —  MAXWELL HSE, #07-18F @ 20 MAXWELL RD
Area     —  138
Psf      —  6.16
PRICE $  —  850
Type      —  O
District  —  1
Street    —  MKT ST, NO.63 #06-03 @ 63 MKT ST
Area     —  1200
Psf      —  19.5
PRICE $  —  23400
Type      —  O
District  —  1
Street    —  MKT ST, NO.63 #20-01 @ 63 MKT ST
Area     —  2600
Psf      —  19.5
PRICE $  —  50700
Type      —  O
District  —  1
Street    —  OCBC CTR, #34-05/06/07 @ 65 CHULIA ST
Area     —  2000
Psf      —  18
PRICE $  —  36000
Type      —  O
District  —  1
Street    —  OCBC CTR, #41-02 @ 65 CHULIA ST
Area     —  911
Psf      —  18
PRICE $  —  16398
Type      —  O
District  —  1
Street    —  OCBC CTR, #49-08 @ 65 CHULIA ST
Area     —  948
Psf      —  18
PRICE $  —  17064
Type      —  O
District  —  1
Street    —  ONE FULLERTON, #02-01 @ 1 FULLERTON RD
Area     —  50
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  PEARL’S CTR, #04-01 (OFC PODIUM) @ 100A EU TONG SEN ST (YANGTZE BLDG)
Area     —  180
Psf      —  8.33
PRICE $  —  1500
Type      —  O
District  —  1
Street    —  PEOPLE’S PK CTR, #05-38 @ 101 UP CROSS ST
Area     —  500
Psf      —  5
PRICE $  —  2500
Type      —  O
District  —  1
Street    —  ROBINSON CTR, #07-01 @ 61 ROBINSON RD
Area     —  2508
Psf      —  13
PRICE $  —  32604
Type      —  O
District  —  1
Street    —  ROBINSON CTR, #09-04 @ 61 ROBINSON RD
Area     —  2174
Psf      —  13
PRICE $  —  28262
Type      —  O
District  —  1
Street    —  ROBINSON CTR, #10-01 @ 61 ROBINSON RD
Area     —  3380
Psf      —  13
PRICE $  —  43940
Type      —  O
District  —  1
Street    —  ROBINSON CTR, #13-03 @ 61 ROBINSON RD
Area     —  1453
Psf      —  13
PRICE $  —  18889
Type      —  O
District  —  1
Street    —  ROBINSON CTR, #18-01 @ 61 ROBINSON RD
Area     —  6868
Psf      —  13
PRICE $  —  89284
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #03-04 (ANNEX BLDG) @ 30 ROBINSON RD
Area     —  750
Psf      —  8
PRICE $  —  6000
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #04-02 (MAIN BLDG) @ 30 ROBINSON RD
Area     —  2078
Psf      —  8.5
PRICE $  —  17663
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #04-04 (ANNEX BLDG) @ 30 ROBINSON RD
Area     —  387
Psf      —  8
PRICE $  —  3096
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #05-03A/04 @ 30 ROBINSON RD (ANNEX BLDG)
Area     —  630
Psf      —  16.44
PRICE $  —  10360
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #06-03 (ANNEX BLDG) @ 30 ROBINSON RD
Area     —  500
Psf      —  8
PRICE $  —  4000
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #06-04 (ANNEX BLDG) @ 30 ROBINSON RD
Area     —  440
Psf      —  8
PRICE $  —  3520
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #10-01/02(MAIN BLDG) @ 30 ROBINSON RD
Area     —  4650
Psf      —  8.5
PRICE $  —  39525
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #10-03 (MAIN BLDG) @ 30 ROBINSON RD
Area     —  580
Psf      —  8
PRICE $  —  4640
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #10-03A(ANNEX BLDG) @ 30 ROBINSON RD
Area     —  425
Psf      —  8
PRICE $  —  3400
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #11-01 (MAIN BLDG) @ 30 ROBINSON RD
Area     —  4650
Psf      —  8.5
PRICE $  —  39525
Type      —  O
District  —  1
Street    —  ROBINSON TWRS, #13-01 (MAIN BLDG) @ 30 ROBINSON RD
Area     —  4281
Psf      —  8.5
PRICE $  —  36389
Type      —  O
District  —  1
Street    —  SHENTON HSE, #02-11 @ 3 SHENTON WAY
Area     —  1140
Psf      —  5.96
PRICE $  —  6800
Type      —  O
District  —  1
Street    —  SHENTON HSE, #16-03/04 @ 3 SHENTON WAY
Area     —  1216
Psf      —  7
PRICE $  —  8512
Type      —  O
District  —  1
Street    —  STH BRIDGE RD, NO.211A/NO.213A (2ND @ FLR) STH BRIDGE RD
Area     —  2000
Psf      —  5
PRICE $  —  10000
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 1 #06-02A/#06-02B @ 7 TEMASEK BLVD
Area     —  3757
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 1 #06-03 @ 7 TEMASEK BLVD
Area     —  380
Psf      —  13.6
PRICE $  —  5168
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 1 #17-03 @ 7 TEMASEK BLVD
Area     —  3900
Psf      —  18.5
PRICE $  —  72150
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 2 #19-05 @ 9 TEMASEK BLVD
Area     —  220
Psf      —  15.91
PRICE $  —  3500
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 2 #24-01 @ 9 TEMASEK BLVD
Area     —  3789
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 2 #31-02 @ 9 TEMASEK BLVD (SVCS OFC)
Area     —  0
Psf      —  null
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 2 #37-01 @ 9 TEMASEK BLVD
Area     —  2336
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 2 #42-01 @ 9 TEMASEK BLVD
Area     —  3412
Psf      —  14.5
PRICE $  —  49474
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 3 #10/#11 @ 8 TEMASEK BLVD
Area     —  14381
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 3 #25 (PART) @ 8 TEMAKSEK BLVD
Area     —  4801
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #09-03 @ 6 TEMASEK BLVD
Area     —  2443
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #10-01 TO 05 @ 6 TEMASEK BLVD
Area     —  14381
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #20-01 @ 6 TEMASEK BLVD
Area     —  1690
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #20-05 @ 6 TEMASEK BLVD
Area     —  1442
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #21-05 & #21-06 @ 6 TEMASEK BLVD
Area     —  3875
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #24 @ 6 TEMASEK BLVD
Area     —  4650
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #28 @ 6 TEMASEK BLVD
Area     —  11744
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #36-03/04/05 @ 6 TEMASEK BLVD
Area     —  7621
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 4 #PENTHSE (PART) @ 6 TEMASEK BLVD
Area     —  6318
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 5 #07 @ 5 TEMASEK BLVD
Area     —  10064
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 5 #10 @ 5 TEMASEK BLVD
Area     —  19095
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  SUNTEC CITY, TWR 5 #15 @ 5 TEMASEK BLVD
Area     —  5199
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  THE ARCADE, #07-01 @ 11 COLLYER QUAY
Area     —  1603
Psf      —  11.5
PRICE $  —  18435
Type      —  O
District  —  1
Street    —  THE ARCADE, #10 @ 11 COLLYER QUAY
Area     —  8030
Psf      —  0
PRICE $  —  0
Type      —  O
District  —  1
Street    —  THE ARCADE, #11-01 @ 11 COLLYER QUAY
Area     —  1603
Psf      —  11.5
PRICE $  —  18435
Type      —  O
District  —  1
Street    —  THE ARCADE, #11-03A @ 11 COLLYER QUAY
Area     —  1054
Psf      —  11.5
PRICE $  —  12121
Type      —  O
District  —  1
Street    —  THE ARCADE, #11-04 @ 11 COLLYER QUAY
Area     —  1196
Psf      —  12.29
PRICE $  —  14700
Type      —  O
District  —  1
Street    —  THE ARCADE, #16-02 @ 11 COLLYER QUAY
Area     —  2357
Psf      —  12.5
PRICE $  —  29463
Type      —  O
District  —  1
Street    —  THE GLOBE, #07-01/02 @ 100 CECIL ST
Area     —  2200
Psf      —  8.5
PRICE $  —  18700
Type      —  O
District  —  1
Street    —  THE GLOBE, #10-01/02 @ 100 CECIL ST
Area     —  2500
Psf      —  8.5
PRICE $  —  21250
Type      —  O
District  —  1
Street    —  THE GLOBE, #13-01/02 @ 100 CECIL ST
Area     —  2200
Psf      —  8.5
PRICE $  —  18700
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #08-04/05 @ 101 CECIL ST
Area     —  1270
Psf      —  7.5
PRICE $  —  9525
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #14-06 @ 101 CECIL ST
Area     —  603
Psf      —  7.5
PRICE $  —  4523
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #17-01 @ 101 CECIL ST
Area     —  1227
Psf      —  6.9
PRICE $  —  8466
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #23-07 @ 101 CECIL ST
Area     —  603
Psf      —  7.5
PRICE $  —  4523
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #25-02 @ 101 CECIL ST
Area     —  463
Psf      —  7.5
PRICE $  —  3473
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #25-03 @ 101 CECIL ST
Area     —  463
Psf      —  7.5
PRICE $  —  3473
Type      —  O
District  —  1
Street    —  TONG ENG BLDG, #25-06 @ 101 CECIL ST
Area     —  600
Psf      —  7.5
PRICE $  —  4500
Type      —  O
District  —  1
Street    —  TUNG CTR, #06-02 @ 20 COLLYER QUAY
Area     —  307
Psf      —  13.5
PRICE $  —  4145
Type      —  O
District  —  1
Street    —  TUNG CTR, #10-01 @ 20 COLLYER QUAY
Area     —  1201
Psf      —  18
PRICE $  —  21618
Type      —  O
District  —  1
Street    —  TUNG CTR, #10-02A @ 20 COLLYER QUAY
Area     —  1268
Psf      —  18
PRICE $  —  22824
Type      —  O
District  —  1
Street    —  TUNG CTR, #15-03A @ 20 COLLYER QUAY
Area     —  721
Psf      —  18
PRICE $  —  12978
Type      —  O
District  —  1
Street    —  TUNG CTR, #15-05 @ 20 COLLYER QUAY
Area     —  1168
Psf      —  18
PRICE $  —  21024
Type      —  O
District  —  1
Street    —  TUNG CTR, #21-06 @ 20 COLLYER QUAY
Area     —  1001
Psf      —  18
PRICE $  —  18018
Type      —  O
District  —  1
Street    —  UIC BLDG, #37-02/#38-02 @ 5 SHENTON WAY (SVCS OFC)
Area     —  0
Psf      —  null
PRICE $  —  0
Type      —  O
District  —  1
Street    —  UOB PLAZA I, #35-00/#36-00 @ 80 RAFFLES PL (SVCS OFC)
Area     —  50
Psf      —  0
PRICE $  —  0
Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent - Spring GR - District 10 - Singapore Apartment Condo Listing- 07.08.2008

For Rent - Spring GR - District 10 - Singapore Apartment Condo Listing- 07.08.2008

TY : [C]ondo [D]uplex [H]iRise [L]oRise [T]ownHse [P]enthse [W]alkUp [M]asionette

TNR=Tenure, DT=District, BDRM=Bedroom, AREA=Built-In, STR=Storey, Price $K=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #03
Area     —  1012
Bedroom  —  2
PSF      —  5.43
Price$   —  5500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #05-ABV
Area     —  1012
Bedroom  —  2
PSF      —  5.73
Price$   —  5800
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #07-05
Area     —  1012
Bedroom  —  2
PSF      —  5.43
Price$   —  5500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #08-03
Area     —  1012
Bedroom  —  2
PSF      —  5.43
Price$   —  5500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #09-08
Area     —  1012
Bedroom  —  2
PSF      —  5.43
Price$   —  5500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #11-05
Area     —  1012
Bedroom  —  2
PSF      —  4.94
Price$   —  5000
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #12-08
Area     —  1012
Bedroom  —  2
PSF      —  5.43
Price$   —  5500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53 #20-02
Area     —  1012
Bedroom  —  2
PSF      —  6.42
Price$   —  6500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53A #01-01
Area     —  1313
Bedroom  —  3
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53A #16-01
Area     —  1389
Bedroom  —  3
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53B #04
Area     —  1389
Bedroom  —  3
PSF      —  5.04
Price$   —  7000
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53B #11-04
Area     —  1389
Bedroom  —  3
PSF      —  4.68
Price$   —  6500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53B #12
Area     —  1389
Bedroom  —  3
PSF      —  4.68
Price$   —  6500
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53B #12-02
Area     —  1787
Bedroom  —  4
PSF      —  5.04
Price$   —  9000
Type      —  C
District  —  10
Estate    —  SPRING GR, BLK 53B #16-04
Area     —  1416
Bedroom  —  3
PSF      —  4.59
Price$   —  6500

 
Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent - Sommerville Grandeur - District 10 - Singapore Apartment Condo Listing- 07.08.2008

For Rent - Sommerville Grandeur - District 10 - Singapore Apartment Condo Listing- 07.08.2008

TY : [C]ondo [D]uplex [H]iRise [L]oRise [T]ownHse [P]enthse [W]alkUp [M]asionette

TNR=Tenure, DT=District, BDRM=Bedroom, AREA=Built-In, STR=Storey, Price $K=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update
Type      —  C
District  —  10
Estate    —  SOMMERVILLE GRANDEUR, BLK A #02-01
Area     —  1195
Bedroom  —  2
PSF      —  4.6
Price$   —  5500
Type      —  C
District  —  10
Estate    —  SOMMERVILLE GRANDEUR, BLK D #02-02
Area     —  1850
Bedroom  —  3
PSF      —  4.05
Price$   —  7500
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 101 #03-01
Area     —  1980
Bedroom  —  3
PSF      —  3.43
Price$   —  6800
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 75 #12-01
Area     —  1302
Bedroom  —  3
PSF      —  3.76
Price$   —  4900
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 77 #10-ABV
Area     —  1000
Bedroom  —  2
PSF      —  4.5
Price$   —  4500
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 77 #12
Area     —  641
Bedroom  —  1
PSF      —  4.68
Price$   —  3000
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 77 #13-ABV
Area     —  1300
Bedroom  —  3
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 77 #15-02
Area     —  1302
Bedroom  —  3
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 79 #05-BELOW
Area     —  1948
Bedroom  —  3
PSF      —  3.49
Price$   —  6800
Type      —  C
District  —  10
Estate    —  SOMMERVILLE PK, BLK 95 #01-02
Area     —  2335
Bedroom  —  3
PSF      —  0
Price$   —  0

Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent - Chateau Le Fame - District 10 - Singapore Apartment Condo Listing- 07.08.2008

For Rent - Chateau Le Fame - District 10 - Singapore Apartment Condo Listing- 07.08.2008

TY : [C]ondo [D]uplex [H]iRise [L]oRise [T]ownHse [P]enthse [W]alkUp [M]asionette

TNR=Tenure, DT=District, BDRM=Bedroom, AREA=Built-In, STR=Storey, Price $K=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update
Type      —  C
District  —  10
Estate    —  CHATEAU LE FAME, #02-07
Area     —  1200
Bedroom  —  3
PSF      —  4.17
Price$   —  5000
Type      —  C
District  —  10
Estate    —  CHATEAU LE FAME, #02-ABV
Area     —  830
Bedroom  —  2
PSF      —  4.1
Price$   —  3400
Type      —  C
District  —  10
Estate    —  CHATEAU LE FAME, #02-ABV
Area     —  830
Bedroom  —  2
PSF      —  3.61
Price$   —  3000
Type      —  C
District  —  10
Estate    —  CHATEAU LE FAME, #02-ABV
Area     —  830
Bedroom  —  2
PSF      —  4.58
Price$   —  3800
Type      —  C
District  —  10
Estate    —  CHATEAU LE FAME, #04-BELOW
Area     —  1250
Bedroom  —  3
PSF      —  2.8
Price$   —  3500

Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent - The Grange - District 10 - Singapore Apartment Condo Listing- 07.08.2008

For Rent - The Grange - District 10 - Singapore Apartment Condo Listing- 07.08.2008

TY : [C]ondo [D]uplex [H]iRise [L]oRise [T]ownHse [P]enthse [W]alkUp [M]asionette

TNR=Tenure, DT=District, BDRM=Bedroom, AREA=Built-In, STR=Storey, Price $K=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update
Type      —  C
District  —  10
Estate    —  THE GRANGE, BLK 1 #16-04
Area     —  1765
Bedroom  —  3
PSF      —  7.93
Price$   —  14000
Type      —  C
District  —  10
Estate    —  THE GRANGE, BLK 3 #10-01
Area     —  2293
Bedroom  —  3
PSF      —  7.41
Price$   —  17000
Type      —  C
District  —  10
Estate    —  THE GRANGE, BLK 3 #18-02
Area     —  1765
Bedroom  —  3
PSF      —  8.5
Price$   —  15000
Type      —  C
District  —  10
Estate    —  THE GRANGE, BLK 3 #20-01
Area     —  2293
Bedroom  —  4
PSF      —  7.85
Price$   —  18000
Type      —  C
District  —  10
Estate    —  THE GRANGE, BLK 3 #21-03
Area     —  2303
Bedroom  —  4
PSF      —  7.82
Price$   —  18000

 
Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent - Valley Park - District 10 - Singapore Apartment Condo Listing- 07.08.2008

For Rent - Valley Park - District 10 - Singapore Apartment Condo Listing- 07.08.2008

TY : [C]ondo [D]uplex [H]iRise [L]oRise [T]ownHse [P]enthse [W]alkUp [M]asionette

TNR=Tenure, DT=District, BDRM=Bedroom, AREA=Built-In, STR=Storey, Price $K=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 473 #02-05
Area     —  1109
Bedroom  —  2
PSF      —  5.41
Price$   —  6000
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 475 #08-05
Area     —  1701
Bedroom  —  3
PSF      —  2.94
Price$   —  5000
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 475 #09-05
Area     —  1700
Bedroom  —  3
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 479 #02-05
Area     —  1109
Bedroom  —  2
PSF      —  4.33
Price$   —  4800
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 479 #09-04
Area     —  1356
Bedroom  —  3
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 483 #01
Area     —  1000
Bedroom  —  1
PSF      —  4
Price$   —  4000
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 483 #01-14
Area     —  1324
Bedroom  —  2
PSF      —  3.93
Price$   —  5200
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 483 #03-03
Area     —  710
Bedroom  —  1
PSF      —  5.77
Price$   —  4100
Type      —  C
District  —  10
Estate    —  VALLEY PK, BLK 483 #05-ABV
Area     —  861
Bedroom  —  1
PSF      —  4.41
Price$   —  3800

Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com

For Rent - VIZ - District 10 - Singapore Apartment Condo Listing- 07.08.2008

For Rent - VIZ - District 10 - Singapore Apartment Condo Listing- 07.08.2008

TY : [C]ondo [D]uplex [H]iRise [L]oRise [T]ownHse [P]enthse [W]alkUp [M]asionette

TNR=Tenure, DT=District, BDRM=Bedroom, AREA=Built-In, STR=Storey, Price $K=In Thousand

Price are subject to changes , please call (+65) 91002985 for lastest update
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #02
Area     —  818
Bedroom  —  2
PSF      —  6.48
Price$   —  5300
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #02-03
Area     —  1259
Bedroom  —  3
PSF      —  5
Price$   —  6300
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #03-02
Area     —  861
Bedroom  —  2
PSF      —  0
Price$   —  0
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #03-06
Area     —  861
Bedroom  —  2
PSF      —  5.81
Price$   —  5000
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #04-11
Area     —  1259
Bedroom  —  3
PSF      —  5.32
Price$   —  6700
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #06-14
Area     —  495
Bedroom  —  1
PSF      —  8.08
Price$   —  4000
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #08
Area     —  818
Bedroom  —  2
PSF      —  5.5
Price$   —  4500
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #08-03
Area     —  1259
Bedroom  —  3
PSF      —  4.77
Price$   —  6000
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #09-07
Area     —  1109
Bedroom  —  2
PSF      —  4.96
Price$   —  5500
Type      —  C
District  —  10
Estate    —  VIZ @ HOLLAND, #10-09
Area     —  818
Bedroom  —  2
PSF      —  6.11
Price$   —  5000

Buy, Sell, Rent, Invest, in Singapore

Mindy Yong

(+65)91002985

mindy@mindyyong.com