Prices of private homes rise 1.5% in 2Q2019 - EdgeProp

Prices of private homes increased by 1.5% q-o-q in 2Q2019, reversing price falls recorded in the two previous quarters, according to URA data.

“For the first half of this year, prices have increased by 0.8%, which is still within our earlier projection of between 1% and 3% for the full year,” says Christine Sun, head of research and consultancy, OrangeTee & Tie (OTT).

Prices of landed properties decreased by 0.1% q-o-q in 2Q2019 compared with the 1.1% q-o-q increase in the previous quarter. Meanwhile, prices of non-landed properties increased by 2% q-o-q in 2Q2019, compared with the 1.1% q-o-q decrease in the previous quarter.

In the Core Central Region (CCR), prices of non-landed properties increased by 2.3% q-o-q in 2Q2019, compared with the 3% q-o-q decrease in 1Q2019. Elsewhere, prices of non-landed properties in Rest of Central Region (RCR) increased by 3.5% q-o-q, reversing the 0.7% q-o-q decrease in the previous quarter. Meanwhile, prices of non-landed properties in Outside Central Region (OCR) increased by 0.4%, compared with the 0.2% increase in the previous quarter.

Lee Sze Teck, Huttons Asia’s director of research, points out that the gains in the CCR and RCR supported the 1.5% increase in the URA price index in 2Q2019. “There were more launches and sales of city fringe projects with average pricing of above $2,000 psf and CCR projects transacting above $3,500 psf,” he says.

He adds: “Rising affluence among residents and non-residents saw them picking up units largely in the price range of $1 million to $2 million. Five years ago, the bulk of purchases were in the range of less than $1 million to $1.5 million.”

Prices of landed properties decreased by 0.1% q-o-q in 2Q2019 compared with the 1.1% q-o-q increase in the previous quarter. (Photo: Samuel Isaac Chua/EdgeProp Singapore)

From April to June, rents of private homes rose 1.3% q-o-q compared with the 1% q-o-q increase in the preceding quarter.

According to OTT’s Sun, recovery of rents was mainly driven by the non-landed home segment where rents rose across all three segments – CCR (1.5%), RCR (1.4%) and OCR (1.2 %). “With the growing political uncertainties and social unrest in Hong Kong, some MNCs may plan to shift their headquarters or key operations to Singapore in the long term which will benefit our rental market,” she says.

In 2Q2019, developers launched 2,502 uncompleted residential units (excluding ECs) for sale, compared with 2,989 units in the previous quarter. Likewise, the take-up of new launches also increased q-o-q with 2,350 units sold in 2Q2019, from 1,838 units in the previous quarter.

In the secondary market, there were 2,371 transactions in 2Q2019, compared with 1,858 units transacted in 1Q2019. Resale transactions accounted for 49.7% of all sale transactions in 2Q2019, compared with 49.6% in the previous quarter.

As at end-2Q2019, there was a total supply of 50,674 uncompleted private residential units (excluding ECs) in the pipeline with planning approvals, compared with 53,284 units in 1Q2019. Of the number, 33,673 units remained unsold as at end-2Q2019 compared with 36,839 units in the previous quarter.

According to Ong Teck Hui, JLL’s senior director, research & consultancy, the q-o-q decrease in unsold units could signal the start of the easing of oversupply of private homes for sale.

“After the cooling measures were implemented in July 2018, residential land sales have been relatively subdued. As the addition to supply inventory from post-cooling measures land sales has been outpaced by primary market unit sales, the inventory of units for sale may have started to decline,” he observes.

Ong adds: “However, developers still have to contend with the significant supply of units in the sales pipeline at a time when the market is facing uncertainties due to the economic slowdown.”

By Amy Tan / EdgeProp Singapore | July 26, 2019 3:03 PM SGT

Source: EdgeProp

HDB resale price index falls 0.2%, transactions up 29.8% - EdgeProp

The HDB resale price index dropped by 0.2% q-o-q to 130.8 in 2Q2019 from 131.0 in 1Q2019, according to data released by HDB on July 26. This was not surprising as the resale price index has remained unchanged from the flash estimate released four weeks ago, notes ERA Realty Network.

While this is the fourth consecutive quarterly decline, prices have dipped by less than 1% over the past year, indicating that the price decline has largely stabilised, notes Christine Sun, head of research and consultancy at OrangeTee & Tie (OTT).

Lee Sze Teck, director of research at Huttons Asia, says that prices were probably dragged down by flats older than 30 years. “With ageing flats in Singapore and more owners right-sizing, this proportion will likely increase,” he says. “Currently this proportion is around 40%. Many of these older flats are in their original condition and will require a fair bit of renovation. Therefore, they will not be able to command a better value than the previous transactions in the estate.”

Rise in resale transactions

The gradual decline in HDB resale prices appeared to attract more buyers to the resale market, despite the availability of new flats from the government, notes ERA. According to the HDB data, resale transactions rose by 29.8%, from 4,835 cases in 1Q2019 to 6,276 cases in 2Q2019. Compared to 2Q2018, resale transactions in 2Q2019 were 5.6% higher. This is also the first time sales volumes had increased since the implementation of the cooling measures in July 2018. For 1H2019, the number of resale transactions reached 11,111 units, 6.8% more than the 10,399 units sold in 1H2018.

This also comes after the government’s announcement in May this year, of changes regarding the use of homebuyers’ funds in their Central Provident Fund (CPF) for the purchase of older leasehold residential housing and HDB flats. Homebuyers will be able to obtain bigger housing loans for their property purchases, so long as the property's remaining lease covers the youngest buyer till the age of 95. The revised CPF policy also favours middle-aged HDB homeowners who may want to buy older resale HDB flats to live near their parents. This will then increase the demand for older HDB flats and create a “positive impact” on the HDB resale market once its effect comes into full swing, notes ERA.

There has already been an increase in buying interest for older flats. “After the policy changes in May, we have observed an increase in sales inquiries and a greater buying interest for older flats recently,” says OTT’s Sun. “We have also observed more en bloc owners purchasing older flats after collecting their sales proceeds. Some may regard older flats as affordable given their low price quantum and large living spaces, and they get to keep a sizeable balance amount of their sales proceeds for retirement or reinvestment.”

Sun feels sales volume may continue to trend upwards in the coming months, although she reckons a price recovery may not be as quick given the increasing supply of HDB resale flats. “Given the influx of HDB flats reaching their five-year minimum occupation period this year and potentially more sellers vying for buyers, prices of flats may continue to face downward pressure for some locations. We maintain our price projection of between -1% and -2% for the whole of this year,” she says. 

Upcoming supply

HDB will offer about 3,300 Build-To-Order (BTO) flats in Punggol and Tampines in August 2019 and about 4,500 BTO flats in Ang Mo Kio, Tampines and Tengah in November 2019. There will also be a concurrent Re-Offer of Balance Flats (ROF) exercise and Sale of Balance Flats exercise in August and November 2019 respectively.

Meanwhile, unselected ROF flats are available for open booking by eligible home buyers throughout the year

By

Bong Xin Ying

/ EdgeProp Singapore

|

July 26, 2019 5:22 PM SGT

Source: EdgeProp

Piermont Grand Sells Close to Half its Units in Weekend Launch - 99.co

Piermont Grand, probably the only Executive Condominium (EC) launch this year, had a busy weekend. So far, about half the available units have been sold. Here’s what you need to know about this well-timed launch:

Pushing the limits on Punngol property prices

Punggol has long been considered the place for affordable property; so it was a surprise when Piermont Grand (at Sumang Walk) came with a $1,080 psf price tag. The typical four-bedroom unit in this EC reached $1.3 million, while five-bedroom units reached $1.5 million. By comparison, the average psf in District 19 (for ECs) is about $980 psf (based on 99.co data).

We may be seeing the end of “cheap Punngol”

Piermont Grand is a 99-year leasehold EC, jointly developed by CDL and TID. The developers made the top bid of $509.37 million for the Sumang Walk plot last year, or about $583 per square foot per plot ratio. It remains the highest recorded price for an EC site.

The bid surprised us, along with several other market watchers. The land plot is located near My Waterway@Punggol, and it’s not close to Punngol MRT (you’ll have to use the Sumang and Nibong LRT stations to get there, which are each about a five minute walk from the EC). While there are good outdoor amenities nearby, it’s not exceptional in terms of retail of dining.

However, buyers seem willing to bank on its relative proximity to the up and coming Punggol Digital District, as well as room for further appreciation.

In any case, this development sets a new milestone for the neighbourhood. It might signify the end of “cheap Punggol” in the next decade or two to come.

Top property launch this year

375 out of 820 units were sold over the launch (about 46 per cent). Second-time buyers dominated, making up 65 per cent of buyers (only 30 per cent of an EC can be sold to second-time buyers at launch). This makes it the best property launch of 2019.

However, this was to be expected despite the high price. As we’ve mentioned before, Singaporeans will rush for an EC even if it’s expensive. This is because they can get the usual CPF Housing Grants, effectively buying private property at subsidised rates. While there is no HDB loan for ECs, the minimum cash down payment on an EC is just five per cent of the value (e.g. $65,000 for $1.34 million unit at Piermont Grand).

Another 20 per cent of the value can be paid through CPF, and the remaining amount can be financed by the bank.

Besides being an EC, Piermont Grand had the added edge of being probably the sole EC launch of the year. This funneled a lot of demand from a very eager demographic, into this one project.

by Ryan Ong

Source: 99.co (30 Jul 2019)