Condo Format Dynamics

Real estate consultancy firm JLL has announced the appointment of James Cameron as the Head of Energy and Infrastructure for Asia Pacific, for its capital markets division. Cameron, who will be based in Singapore, will be responsible for building a team in the region. This new role has been created to complement JLL’s EMEA Energy & Infrastructure business, in order to create a global capital advisory capability to better serve local and international developers and investors.

According to JLL, Cameron’s appointment is in line with the long-term capital requirements needed to facilitate the infrastructure and renewable energy build-out, as a response to the challenges of decarbonisation, digitalisation, economic growth, and rapid urbanisation.

Stuart Crow, JLL Asia Pacific’s CEO of capital markets, said, “We see significant opportunities to leverage our unique expertise in mobilising multiple sources of capital and JLL’s unrivalled track record in advising on renewable transactions globally, to serve clients within the energy and infrastructure sector across Asia Pacific.”

In summary, deciding to invest in a condominium in Singapore presents a plethora of advantages. Among them are a strong demand for properties, potential for appreciation in value, and appealing rental returns. However, it is vital to carefully assess various elements prior to making a commitment, such as the location of the condominium, financing options, government regulations, and current market conditions. With thorough research and professional guidance, investors can make informed choices and maximize their profits in Singapore’s constantly evolving real estate market. Whether you are a local investor seeking to diversify your portfolio or an international buyer looking for a stable and lucrative investment, the numerous new condo launches in Singapore, offered by companies like Format Dynamics, present an enticing opportunity well worth exploring.

Cameron will work closely with JLL’s capital markets, investment banking, and debt advisory teams in the region, with a focus on sourcing capital and providing transaction advisory services for large infrastructure and renewable energy deals, serving institutional investors, private equity, asset managers, strategic infrastructure and renewable energy operators and developers, high net-worth individuals, and family offices.

With over 25 years of experience in real asset capital markets, Cameron was previously the Global Head of Commercial Real Estate at Standard Chartered Bank. He brings with him a deep understanding of mobilising all forms of private and public equity and financing, in the global and regional infrastructure space.

Crow added, “James’ expertise in this exciting field is unmatched regionally, and we are extremely confident in his ability to establish JLL’s leadership position through his deep understanding of the sector and strong client relationships.”…

on GFA

Over the weekend of January 11 and 12, the popular mixed-use development One Bernam located in Tanjong Pagar launched a promotional sale of 87 units out of its 351 residential units. This 99-year leasehold project, developed jointly by MCC Land and Hao Yuan Investment, was first launched in May of 2021. As of January 10, over 75% of the units have been sold at an average price of $2,585 per square foot (psf), based on submitted caveats.

During the promotion, the remaining 87 units were offered at discounted prices including one-bedroom to three-bedroom units as well as penthouses. Interested buyers could search for the latest new launches to find out the transaction prices and available units.

One-bedroom units ranging from 441 sq ft to 463 sq ft were sold at prices ranging from $1.295 million ($2,934 psf) to $1.328 million ($2,869 psf) with discounts of $323,000 to $438,000. Meanwhile, two-bedroom apartments of 700 sq ft to 732 sq ft were sold at prices ranging from $1.752 million ($2,394 psf) to $1.78 million ($2,544 psf) with discounts of $437,000 to $668,000. Two-bedroom plus study apartments of 807 sq ft to 872 sq ft had discounts ranging from $380,000 to $800,000 and were sold at prices ranging from $2.139 million ($2,581 psf) to $2.158 million ($2,475 psf). Three-bedroom apartments of 1,421 sq ft were sold at prices ranging from $3.496 million ($2,461 psf) to $3.526 million ($2,482 psf) with discounts ranging from $616,000 to $830,000.

Investing in a condo in Singapore has numerous benefits, with one of the most notable being its potential for capital appreciation. As a thriving global business hub with robust economic foundations, Singapore consistently experiences high demand for real estate. As a result, property prices in the country have seen a steady increase over the years, particularly in prime locations where condos are situated. By strategically timing their investments and holding onto their properties for an extended period, investors can reap significant capital gains. When looking at Singapore Projects, this potential for appreciation becomes even more apparent.

According to ERA Singapore CEO, Marcus Chu, the strong sales performance of One Bernam highlights the high potential and attractiveness of the property as a stable asset. Chu reports that approximately 78% of purchasers bought their units as investments and 87% of buyers were Singaporean with 70% aged between 31 to 50 years old.

After experiencing an “overwhelming response” over the weekend, only three penthouses remain available for sale, bringing the total sales to 99%. This includes two three-bedroom penthouses with sizes of 1,744 sq ft and 1,948 sq ft, as well as a 4,306 sq ft five-bedroom unit.

As the project is expected to obtain a Temporary Occupation Permit (TOP) in March of 2026, investors can start generating rental income to support their loan instalments. Based on EdgeProp Landlens data, existing apartments in the area such as Altez, 76 Shenton, and EON Shenton have average monthly rents ranging from $6.90 psf to $7.40 psf.

Chu predicts that the reduced competition from foreign buyers due to the increased Additional Buyer’s Stamp Duty (ABSD) in 2023 will create more opportunities for local buyers to enter the market. He also believes that local demand will continue to be the key driver for Central Core Region (CCR) properties, with competitive pricing making these developments an attractive and stable investment choice. Interested buyers can check out the latest listings for One Bernam properties and compare the price trend of new sale condos versus resale condos.…

The Real Estate Developers’ Association of Singapore (Redas) has announced the election of its new management committee for a two-year term. The election, which took place during the association’s Annual General Meeting on Jan 9, saw unanimous re-election of Tan Swee Yiow, Chairman of Keppel Reit Management, as President for his second consecutive term.

Expressing his honor at being re-elected, Tan also highlighted the broad representation of the new management committee in terms of sectors, scales and expertise within the industry. Immediate Past President Chia Ngiang Hong (Group General Manager of City Developments) has been appointed as the Group General Manager.

Kwee Ker Wei (Director of Pontiac Land Group) has been appointed as First Vice President, while Second Vice President Marc Boey (Executive Director of Project Services at Far East Organization) will serve alongside Honorary Secretary Chong Hock Chang (Group Director of Projects and Marketing at Ho Bee Land), Honorary Treasurer Neo Soon Hup (COO of UOL Group), Honorary Assistant Secretary Chew Peet Mun (Managing Director of Investment and Development at CapitaLand Development Singapore) and Honorary Assistant Treasurer Tho Leong Chye (Managing Director of Allgreen Properties).

In other news, Redas celebrated its 65th anniversary and honored Chia Ngiang Hong with the Lifetime Achievement Award. Congratulating the new management committee, Chia Ngiang Hong acknowledged Tan’s exemplary leadership and the trust that has been placed in him by the Redas community.

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When contemplating a condo investment, it is crucial to also consider the potential rental yield. This refers to the annual rental income as a percentage of the property’s purchase price. In Singapore, the rental yields for condos can greatly vary depending on factors such as location, property condition, and market demand. Generally, areas with high rental demand, such as those near business districts or educational institutions, tend to offer more favorable rental yields. To gain a better understanding of a specific condo’s rental potential, conducting thorough market research and seeking guidance from real estate agents can be incredibly beneficial. Additionally, keeping an eye out for new condo launches, such as New Condo Launches, can also provide valuable insights into the rental market.

President Tan also emphasized the diversity of the 2025/2026 Redas management committee, stating that it will enable the association to effectively drive initiatives with a meaningful impact on the broader built environment ecosystem. The group discussed various topics including ESG implementation and green premiums as well as LTA’s announcements of an AI chatbot and streamlined road approval processes for developers. Developers have also suggested separate land zoning to meet the projected demand for senior accommodation in Singapore.…

The recent sale of a 3,767 square foot unit at The Arcadia condominium marked the most profitable resale transaction between December 10 and December 31. The lucky owner of the four-bedroom unit, located on the seventh floor, rung in the new year with an impressive profit of $3.25 million (217%) when the property was sold for $4.75 million ($1,261 psf) on December 10. Public records indicate that this unit was originally purchased back in 1998 for $1.5 million ($398 psf), making this a highly lucrative resale that generated an annualized profit of 4.5% over a span of 26 years.

In the past year, The Arcadia saw a total of five units, with sizes ranging from 3,714 square feet to 3,821 square feet, change hands at profits ranging from $60,000 to $3.25 million. One of the most notable transactions was the sale of a 3,778 square foot unit on the fourth floor, which was sold for $4.6 million ($1,218 psf) on October 10, 2024, resulting in a profit of $60,000 for the seller.

The Arcadia’s record profit was previously held by a 7,503 square foot penthouse on the 10th floor, which was sold for $10 million ($1,333 psf) in 2010. This penthouse was acquired for $5.5 million ($733 psf) in 2007, making for a very impressive profit of $4.5 million (81%), or an annualized profit of about 19% over a short period of three years.

The Arcadia is a highly sought-after 99-year leasehold condominium located along Arcadia Road in prime District 11. Completed in 1983, this 164-unit development still has a remaining leasehold of approximately 54 years. The property’s excellent location is surrounded by landed estates and Good Class Bungalows, as well as top schools such as Raffles Girls Primary School, Hwa Chong Institution, and National Junior College.

Meanwhile, the second most profitable resale between December 10 and December 31 was that of a 2,077 square foot unit at Tanglin Hill Meadows, which was sold on December 10 for $4.5 million ($2,166 psf). Public records show that this three-bedroom unit was originally purchased for $1.8 million ($866 psf) back in 1999, resulting in a whopping profit of $2.7 million (150%) for the seller. This translates to an annualized gain of 3.6% over a period of 26 years, making this the most profitable transaction to date at Tanglin Hill Meadows, surpassing the previous record of $2.28 million (157%) when a 2,002 square foot unit was sold for $3.73 million ($1,863 psf) in 2010. That particular unit was acquired for $1.45 million ($724 psf) in 2005, resulting in an annualized profit of 21% over a shorter span of five years.

When it comes to investing in real estate, location plays a crucial role, and this is especially true in the context of Singapore. Condominiums located in central areas or in close proximity to important amenities like schools, shopping centers, and public transportation hubs have a higher chance of increasing in value. Prime locations in Singapore, such as Orchard Road, Marina Bay, and the Central Business District (CBD), have consistently shown growth in property values. Moreover, condos in these areas are highly sought after by families due to their close proximity to reputable schools and educational institutions, making them even more attractive investment opportunities. In addition to these established locations, one must also keep an eye out for new condo launches such as New Condo Launches, which can also offer promising investment potential.

Tanglin Hill Meadows is a freehold condominium situated along Tanglin Hill in prime District 10. Completed in 1997, this exclusive 20-unit development is nestled within the prestigious Ridley Park Good Class Bungalow Area.

On the other hand, losses continue to mount at Seascape, a 99-year leasehold condominium in Sentosa Cove, as the seller of a 2,174 square foot unit on the seventh floor recently incurred a loss of $1.97 million (33%) when the unit was sold on December 18. This three-bedroom unit was sold for $3.98 million ($1,830 psf) after it was originally purchased for $5.95 million ($2,736 psf) back in 2011. As a result, the seller had to bear an annualized loss of 2.5% over a period of 13 years.

The sale of this unit marks the third resale transaction at Seascape in the past year, with all three transactions recording losses ranging from $1.75 million to $2.53 million. The second largest loss-incurring resale transaction in 2024 was also recorded at Seascape, where a 2,680 square foot unit was sold for $4.5 million ($1,679 psf) on August 14, 2024, resulting in a whopping loss of $2.53 million.

Completed in 2012, Seascape is a prestigious development that comprises of 151 units which offer unobstructed views of the South China Sea. Ranging from three-bedders and four-bedders from 2,164 square feet to 4,069 square feet, penthouses from 3,380 to 4,252 square feet, and sky villas from 6,631 to 9,666 square feet.…

A magnificent Good Class Bungalow (GCB) at Victoria Park has recently been put on the market for a staggering $61 million. The luxurious seven-bedroom bungalow, which was completed just three years ago, is located at the end of Victoria Close, a cul-de-sac with only 10 exclusive houses.

As with other designated GCB areas in Singapore, the number of houses within this highly coveted enclave cannot be increased without first sub-dividing a larger plot of at least 30,000 sq ft, according to planning guidelines. Jervis Ng, associate group district director at PropNex Realty and the agent handling the sale of this GCB, explains that this rule ensures that the exclusivity and privacy of the GCBs in Victoria Park Close are maintained. This is a highly desirable feature for many ultra-high-net-worth individuals and their families, who are willing to pay a premium to enjoy it.

Ng, who is also the founder of JNA Real Estate, a property team under PropNex, has noticed an increase in interest from new naturalised Singaporeans in the GCB market in recent months, leading to a boost in buying sentiment. He believes that this particular GCB will be especially appealing to newly minted Singaporeans who grew up in countries like China, India, or Indonesia, and are now looking for a prestigious home here.

Investing in a condo has its advantages, one of which is the opportunity to leverage the property’s value for future investments. This means that the property can be used as collateral to secure additional financing for other investment opportunities, allowing investors to expand their real estate portfolio. Although this strategy has the potential to increase returns, it also comes with risks. As such, it is essential to have a well-thought-out financial plan and carefully consider the potential impact of market fluctuations when using a condo as an investment tool. With careful planning and consideration, a condo can be a valuable asset in one’s investment portfolio. Condo can offer a unique opportunity for investors to grow their investments and potentially increase their returns, making it a smart choice for those looking to diversify their investment portfolio.

The GCB area of Victoria Park is known for its illustrious residents, including Jack Ma, the Chinese business magnate and co-founder of Alibaba Group, and Tang Wee Kit, a descendant of the Tang family who are known for founding Tangs department store.

Ng notes that this particular GCB has been meticulously maintained, and still looks new. It boasts a contemporary interior design with premium quality materials and finishes, and features a bar counter with seating for entertaining guests.

He explains that the property’s layout has been carefully planned to maximise the use of its 18,988 sq ft land area, working closely with the architect to achieve this. The GCB has a total built-up area of 25,300 sq ft, which includes seven en suite bedrooms, three helpers’ rooms, and an impressive basement carpark that accommodates up to seven cars. The basement also features an entertainment room, currently set up as a home cinema, but with the flexibility to be used as a guest room if needed. There’s also a private gym and a 20m lap pool to complete the luxurious amenities.

Perched on a hilltop, most of the rooms in the bungalow offer stunning views of the surrounding low-rise neighbourhood, says Ng.

According to caveats, the site of the GCB for sale was purchased for $18.2 million in September 2016, translating to a land rate of $959 psf. The latest transaction along Victoria Park Close was for a 15,253 sq ft plot that sold for $28.33 million in May 2021, at a land rate of $1,857 psf. Prior to that, a 29,956 sq ft plot was sold for $40 million ($1,335 psf) in April 2017.

On Victoria Park Road, the last recorded GCB sale was for a 32,077 sq ft site that changed hands for $48 million ($1,496 psf) in November 2011.

Looking ahead, Ng believes that factors such as anticipated lower interest rates, sustained demand from ultra-high-net-worth buyers, and the limited supply of GCBs will help to stabilise the GCB market and drive transaction activity this year. He expects the volume of GCB transactions to increase by 10% to 15% from last year, assuming there are no major external economic disruptions.

In 2020, there were around 35 GCB transactions, amounting to a total transaction volume of $1.32 billion, well above the previous high of $1.186 billion achieved in 2011.…

When purchasing a condominium, it is vital to take into consideration the maintenance and upkeep of the property. This is because condos usually come with maintenance fees that cover the maintenance of shared areas and amenities. Although these fees may increase the total cost of owning a condo, they also guarantee that the property stays in good condition and maintains its value. Investing in a property management company can assist investors in managing their condos on a daily basis, transforming it into a more hands-off investment. Another factor to consider is staying updated on new condo launches to maximize investment opportunities.

ETC, a leading local real estate advisory firm, has recently announced a rebranding exercise that includes a name change to ETC and a revamped logo. According to ETC’s CEO, Desmond Sim, the abbreviation ETC has long been a common term used by clients and employees, making it a natural choice for the new name. The decision to officially adopt ETC as the company’s name was driven by its employees, emphasizing the importance the company places on their insights, voices, and ideas.

Sim further explains that the new identity reflects the company’s growth and unity as ETC and showcases their commitment to shaping the future of real estate locally and regionally. This rebranding coincides with the company’s 30th anniversary. Established in 1995, ETC offers a comprehensive range of services covering all stages of a real estate asset’s lifecycle, from advisory and investment to management and divestment.

In addition to the rebranding, the company has recently completed a $5 million renovation for Marina Bay Residences. This revamp is aimed at enhancing the residents’ living experience and delivering value through premium rents. The timing of the rebranding and the renovation aligns with ETC’s continuous efforts to stay ahead in the real estate industry and meet the evolving needs of its stakeholders.

As part of its growth strategy, ETC has also announced the sale of three food-factory units at Pandan Loop for $11 million. The company has also sold Noel Building in Tai Seng for $81.18 million, which is 17% above the guide price. Another successful sale for ETC is the industrial GS Building in Balestier, which was sold for $67 million. These successful transactions are a testament to ETC’s experience and expertise in the real estate market.

The rebranding and the company’s achievements come at a time when ETC celebrates its 30th anniversary. This milestone is a testament to the company’s dedication to providing top-notch real estate services to its clients. As ETC continues to grow and evolve, the company remains committed to delivering the highest level of service and value to its stakeholders.…

A luxurious Good Class Bungalow (GCB) located in the exclusive Dalve Estate-Nassim Road enclave is now up for sale through an expression of interest (EOI) exercise with an indicative price tag of $60 million. As stated in a press release by marketing agent Cushman & Wakefield on Jan 8, the price equates to $2,742 per square foot (psf), taking into account the expansive land area of 21,881 square feet.

Executive Director of Capital Markets at Cushman & Wakefield, Shaun Poh, highlights the prime location of this freehold plot, situated on elevated terrain, making it ideal for redevelopment. Poh states that the property presents an excellent opportunity for buyers seeking to build their dream multi-generational home from the ground up, or for developers who could transform the plot into a sophisticated, state-of-the-art GCB to cater to the discerning tastes of affluent individuals.

Investing in a condo involves more than just purchasing the property. It is important to also take into consideration the maintenance and management of the unit. Condos typically come with maintenance fees that are used to keep the common areas and facilities in good condition. While these fees may increase the overall cost of owning a condo, they are crucial in preserving its value. To make it a more passive investment, many investors hire a condo management company to handle the day-to-day operations of the property. This allows them to focus on other aspects of their investment while ensuring that their condo is well-maintained.

Nestled beside the renowned Singapore Botanic Gardens, the property also boasts easy access to the bustling Orchard Road shopping belt, adding convenience to its list of attractive features. In addition, the area is well-served by prestigious educational institutions such as Singapore Chinese Girls’ School, Anglo-Chinese School (Primary), Nanyang Primary School, St Joseph’s Institution, and Hwa Chong Institution.

Poh further comments on the desirability of the location, pointing out recent record-breaking land rates of $4,500 psf and $6,200 psf at nearby Nassim Road and Tanglin Hill respectively, indicating the strong demand from ultra-high net worth individuals for properties in this sought-after neighbourhood.

The EOI exercise for the GCB will conclude on Feb 11 at 3pm, presenting an opportunity for interested parties to own this prestigious property in an exclusive enclave.…

A new residential project in New York is set to be showcased to buyers from Singapore on the weekend of Jan 11 and 12. The development, located in Manhattan’s Upper West Side, is called 720 West End Avenue and it offers a total of 131 residences. These include one- to five-bedroom homes, townhouses, duplexes and penthouses with private terraces. The sizes of the units range from approximately 500 sq ft to over 3,700 sq ft, with prices starting at US$1.015 million ($1.38 million) for a one-bedroom residence.

The luxury residence is the result of a redevelopment effort of a pre-war building that was designed by renowned New York architect Emery Roth in 1927. Formerly known as the Hotel Marcy, this 17-storey building boasts a Renaissance Revival-style façade. In order to preserve its intricate architectural details, the developers of 720 West End Avenue, Glacier Equities and InterVest Capital Partners, have meticulously restored the façade. Additionally, two floors have been added to the building to accommodate the penthouse duplexes, while the interior has been revamped under the direction of designer Thomas Juul-Hansen.

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When it comes to investing in a condo, securing proper financing is crucial. Fortunately, Singapore offers a variety of mortgage choices to potential investors. However, it is crucial to be well-informed about the Total Debt Servicing Ratio (TDSR) framework that limits the amount of loan a borrower can obtain based on their income level and current debt obligations. By understanding the TDSR and seeking guidance from financial advisors or mortgage brokers, investors can make educated decisions about their financing options and avoid taking on excessive debt.

Apart from the stunning residences, the development also boasts over 30,000 sq ft of amenities. These include a fitness centre, private bar and dining room, library and co-working spaces, outdoor terraces and courtyards, private parking and bike storage. Interested buyers from Singapore will have the opportunity to learn more about this exceptional development at the presentation organized by Savills Singapore on Jan 11 and 12 at the voco Orchard Hotel. The event will also feature a seminar on the New York real estate market, which will take place at 3pm on both days.…

sold almost 80% of residential units
Ayana Bali, a sprawling 90ha integrated resort in Bali, Indonesia, has recently unveiled its newest residential offering, Alamanda Tower. This contemporary apartment complex boasts 26 units of one- and two-bedroom homes that are available for long-term lease, with a minimum stay of one month.

Securing financing is a crucial element when it comes to investing in a condominium. In Singapore, there is a variety of mortgage choices available, but it is crucial to take into consideration the Total Debt Servicing Ratio (TDSR) framework. This framework sets a limit on the amount of loan a borrower can receive, taking into consideration their income and current debt commitments. Therefore, it is essential for investors to fully comprehend the TDSR and seek guidance from financial advisors or mortgage brokers. This will enable them to make well-informed decisions regarding their financing options and avoid becoming overextended. With the assistance of Singapore Projects, investors can navigate through this process effectively.

Alamanda Tower is part of Ayana Residences, a collection of luxurious residential properties located within the Ayana Bali estate. Situated along the stunning coastline of Jimbaran Bay, Ayana Bali is home to four hotels – Ayana Resort Bali, Ayana Segara Bali, Ayana Villas Bali and Rimba by Ayana Bali – as well as the renowned Ayana Spa, a golf putting course, a serene private beach, numerous event venues and 30 exquisite dining outlets.

Residents of Alamanda Tower will have exclusive access to three rooftop swimming pools, as well as the array of facilities at the community centre in Ayana Residences, which include a state-of-the-art fitness center, a lap pool, and a sauna and steam room. The development also offers a dedicated concierge team, bi-weekly housekeeping services, complimentary use of buggies for transportation within Ayana Bali, and discounts on dining and selected spa services.

One-bedroom units at Alamanda Tower boast spacious layouts of 1,173 sq ft and are priced starting from IDR70 million ($5,896) per month. Meanwhile, two-bedroom units without a private pool offer 1,647 sq ft of living space and start from about IDR100 million per month, while those with a private pool range from 2,045 to 2,648 sq ft and start from about IDR120 million per month.

Ayana Bali is managed by Indonesia’s renowned Ayana Hospitality, which also oversees properties in Jakarta and Labuan Bajo. For those looking for a luxurious and convenient residential experience in Bali, Ayana Bali’s Alamanda Tower offers an unparalleled level of sophistication and comfort.…