Table of Contents

Lentor Modern

As a result of the robust demand for suburban condominiums, developers should be vying for land. The recent Lentor Modern and Sky Eden projects both sold 75% to 84% of their units on the day of their respective previews. Building new houses is profitable for developers, but in order to conduct business in this sector, they must first acquire land for construction.

However, state tenders for 99-year OCR sites that closed last week brought in fewer bids than most property consultants had anticipated they would. These tenders were for two private housing sites near the Lentor MRT station and an executive condominium (EC) site along Bukit Batok West Avenue 5. Both tenders were for 99-year leases on the land.

There were four bidders for the EC property in Bukit Batok. At a tender that was held in March and resulted in 9 offers, the highest price was around S$626 per square foot per plot ratio (psf ppr). This was 5.4 percent lower than the winning bid for the plot that was located next door.

There were a total of three offers submitted for the Lentor Central site, while there were two bids submitted for the Lentor Hills Parcel B site. The highest price for each of these sites was S$1,108 psf ppr. The highest bids are between 4.5 and 6.6% higher than the price of S$1,060 psf ppr for the nearby site that will house Lentor Hills Residences. That site was sold in January shortly after property cooling measures were introduced in late 2021, and the price of that site was determined to be S$1,060 psf ppr.

It would seem that the impacts of the cooling measures have been largely ignored by private property prices. According to the Urban Redevelopment Authority, over the period from the fourth quarter of 2021 to the second quarter of 2022, they increased by 4.2%. Prices of non-landed private residences in OCR rose by 4.4% over this time period. Edmund Tie and Huttons, two consulting firms, anticipate that the prices of privately owned homes would increase by around 8% this year.


Demand drivers

Prices of private non-landed residences in OCR increased by 17.1 percent between the fourth quarter of 2019 and the second quarter of 2022, while the Housing Development Board (HDB) resale price index increased by 24.6 percent. As a result of the robust state of the HDB resale market, a significant number of prospective purchasers of suburban condominiums may anticipate utilizing the proceeds from the sale of their HDB apartments to finance the acquisition of condos.

Demand in this market segment is supported by a tight labor market as well as growing earnings in many different industries. This is due to the fact that many purchasers of suburban condominiums are locals. In the month of July, the unemployment rate among local residents was 2.9%. At the introduction of Lentor Modern, around 92% of the purchasers were Singaporeans. The remaining buyers were made up of permanent residents and international buyers.

Higher loan rates and less optimistic projections for economic growth don’t seem to be deterring purchasers of homes so far. If this is the case, then why are developers not putting up more aggressive bids for land?

The growing expenses of both mortgage rates and construction add up to put a financial strain on developers. However, the impact of growing expenses will be nullified if customers are willing to pay higher rates.


Rising Property Prices

It’s possible that real estate developers are using their land offers to send a message that house prices have reached their high, knowing well well that the housing industry goes through cycles. In addition to the lackluster response to governmental tenders for OCR housing sites, prominent residential en bloc sale sites like as 5 Oxley Rise, Trendale Tower, and Oxley Garden have recently ended their tenders without making a sale.

There is no question that developers cannot produce development revenues without sites. However, private developers of homes take on a significant amount of risk. They are subject to an Additional Buyer’s Stamp Duty (ABSD) of forty percent, of which thirty-five percent may be needed upfront, subject to restrictions such as the requirement to finish the development and sell all of the residences within five years of the acquisition date.

In addition, the amount of new house sales is decreasing; new private home sales are expected to reach around 9,000 units in 2022, down from 13,027 units in 2021.

In a climate rife with unpredictability and after house prices have been on a tear, real estate developers could be content to forego the projected net profits of a housing project, which might be something like ten percent. Because of the stringent requirements for ABSD remission, the costs associated with taking on a project that does not perform effectively in the marketplace are increased.

The fear that frantic purchasing at recent condo openings would lead the government to announce further cooling measures is looming large over developers as well. These policies are intended to guarantee that property prices do not surge ahead of the economic realities. If there are more steps taken to chill the market, the worst hurt will be real estate developers who have house sites but have not yet begun construction on their projects.

Buyers of homes are showing signs of optimism, while developers are still cautious. Whose perspective on the state of the housing market do you think will turn out to be more accurate? This is a difficult choice to make.

However, the opinion of the developer may be a strong factor in influencing how buyers behave.

By making less aggressive bids for property, developers are eliminating a typical selling pitch used by real estate salespeople, which is that potential homeowners should act quickly since the prices of subsequent developments would be far higher.

Should there be a shift in the purchasing attitude, the velocity of sales may drastically slow down. This is because many individuals who purchase out of concern that they would be left out may decide to wait and see instead.