#12: What to Expect from the East of the West? | District 5, District 15’s Twin Brothers? | NOTG S2 E12

1
00:00:00,000 –> 00:00:01,400
What we want to talk about today

2
00:00:01,400 –> 00:00:03,080
is a very short segment on

3
00:00:03,080 –> 00:00:05,560
one of the these districts, which is District 5

4
00:00:05,560 –> 00:00:08,440
We find that D5 is right now in a very interesting position

5
00:00:08,520 –> 00:00:10,160
Why is D5 so popular?

6
00:00:10,160 –> 00:00:12,760
It is because D5 has a lot of big guns right there.

7
00:00:13,040 –> 00:00:14,680
So it’s rolling ah, it’s recording right?

8
00:00:16,040 –> 00:00:17,080
(Melvin laughing)

9
00:00:37,360 –> 00:00:39,440
Alright, now is commercial break time.

10
00:00:39,440 –> 00:00:41,000
What’s going to happen is that

11
00:00:41,000 –> 00:00:42,880
towards the end of next month.

12
00:00:42,880 –> 00:00:45,840
Hopefully in the range of about November toward December.

13
00:00:45,840 –> 00:00:47,720
We will be launching a webinar

14
00:00:47,720 –> 00:00:50,640
to launch a row of freehold landed properties.

15
00:00:50,640 –> 00:00:53,200
And this is a soft launch for developers to

16
00:00:53,200 –> 00:00:56,040
have a sneak preview of this brand new row of

17
00:00:56,040 –> 00:00:58,200
freehold properties with a mixture of

18
00:00:58,200 –> 00:01:00,160
corner-terraces and semi-Ds.

19
00:01:00,160 –> 00:01:01,960
And we think that this is going to be exciting.

20
00:01:01,960 –> 00:01:03,200
Just had the sneak preview of the facade

21
00:01:03,200 –> 00:01:04,640
of this brand new landed properties,

22
00:01:04,640 –> 00:01:06,440
and they look simply beautiful.

23
00:01:06,440 –> 00:01:09,560
And i think if you are a District 5 landed enclave lover,

24
00:01:09,560 –> 00:01:12,320
and you want to live within the Pasir Panjang landed enclave,

25
00:01:12,320 –> 00:01:14,720
within walking distance to Haw Par Villa MRT station

26
00:01:14,720 –> 00:01:16,440
as well as being closed proximity

27
00:01:16,440 –> 00:01:18,280
towards one-north and Buona Vista.

28
00:01:18,280 –> 00:01:19,520
And there’s where the tech hub,

29
00:01:19,520 –> 00:01:21,400
Silicon Valley of Singapore is located at.

30
00:01:21,400 –> 00:01:23,640
I think it’s going to be a very nice opportunity

31
00:01:23,640 –> 00:01:24,920
for your family to own.

32
00:01:24,920 –> 00:01:26,440
And the link to sign up for this webinar

33
00:01:26,440 –> 00:01:27,560
is right down below.

34
00:01:27,600 –> 00:01:28,400
So once you sign up,

35
00:01:28,480 –> 00:01:29,760
We’ll contact you and of course

36
00:01:29,760 –> 00:01:31,680
if you can leave your handphone number down below,

37
00:01:31,680 –> 00:01:32,920
we’ll text you as well

38
00:01:35,440 –> 00:01:36,720
And meantime, take care

39
00:01:36,720 –> 00:01:38,560
and back to Nuggets On The Go. Cheers.

40
00:01:42,200 –> 00:01:43,440
Thanks for staying tuned with us

41
00:01:46,360 –> 00:01:49,440
on one of these districts, which is District 5,

42
00:01:49,440 –> 00:01:52,880
pertaining to landed properties right here in D5.

43
00:01:52,880 –> 00:01:56,400
And D5 has always been one of the smaller landed enclaves.

44
00:01:56,400 –> 00:01:59,320
We find that D5 is right now in a very interesting position.

45
00:01:59,320 –> 00:02:01,520
The key reason is because over here

46
00:02:01,520 –> 00:02:03,040
at a smaller landed enclave,

47
00:02:03,040 –> 00:02:04,920
sometimes in terms of transaction volume

48
00:02:04,920 –> 00:02:07,480
is not as much as a bigger landed enclave

49
00:02:07,480 –> 00:02:09,560
like District 15 and District 19.

50
00:02:09,560 –> 00:02:12,720
Especially if you are looking for maybe in the OCR segment

51
00:02:12,720 –> 00:02:14,760
or maybe in the RCR segment.

52
00:02:14,760 –> 00:02:17,520
and we’re not talking about the prime, prime region

53
00:02:17,520 –> 00:02:20,160
in terms of the D9, D10, D11 landed properties.

54
00:02:20,160 –> 00:02:21,680
So this time, we are talking about

55
00:02:21,680 –> 00:02:23,920
a little bit more city fringe, a little bit more OCR,

56
00:02:23,920 –> 00:02:26,680
and let’s just have a look at D5 in terms of its location.

57
00:02:26,680 –> 00:02:30,440
And one very interesting thing that you can notice just

58
00:02:30,440 –> 00:02:31,760
straight on from the map.

59
00:02:31,760 –> 00:02:34,080
I always personally like to use the Streetdirectory map

60
00:02:34,080 –> 00:02:37,040
because over here it is one of the most obvious map

61
00:02:37,040 –> 00:02:40,160
where you can see in terms of MRT station positioning,

62
00:02:40,160 –> 00:02:41,000
where are the parks,

63
00:02:41,000 –> 00:02:43,000
where are the schools and the building shapes.

64
00:02:43,000 –> 00:02:46,280
And it just seems a little bit more visually pleasing,

65
00:02:46,280 –> 00:02:48,000
easier for me to do research as well.

66
00:02:48,000 –> 00:02:50,360
So which is why you see in a lot of our new launch reviews,

67
00:02:50,360 –> 00:02:53,560
we have used Streetdirectory to a lot of advantage.

68
00:02:53,560 –> 00:02:57,360
So D5 is almost like the flip side of D15.

69
00:02:57,360 –> 00:02:59,240
So if you were to take out the entire Singapore map,

70
00:02:59,240 –> 00:03:00,680
we just flip over a mirror image,

71
00:03:00,680 –> 00:03:02,280
not exactly a mirror image,

72
00:03:02,280 –> 00:03:06,320
but it seems like District 15 is like east portion.

73
00:03:06,320 –> 00:03:08,320
a very popular district.

74
00:03:08,320 –> 00:03:10,600
And then when you flip over to the other side

75
00:03:10,600 –> 00:03:12,600
with the south side right in the middle,

76
00:03:12,600 –> 00:03:14,080
which is the MBS area.

77
00:03:14,080 –> 00:03:15,080
Right on the flip side,

78
00:03:15,080 –> 00:03:18,160
that would be D5 and D5 is almost

79
00:03:18,160 –> 00:03:20,200
like the east in the west.

80
00:03:20,200 –> 00:03:21,920
Why is D5 so popular is

81
00:03:21,920 –> 00:03:24,840
because D5 has a lot of big guns right there.

82
00:03:24,840 –> 00:03:26,400
And what do I mean of big guns?

83
00:03:26,400 –> 00:03:29,160
Because you have NUS, you have NUH.

84
00:03:29,160 –> 00:03:31,280
You have the big brother one-north,

85
00:03:31,280 –> 00:03:32,960
which is the Silicon Valley of Singapore.

86
00:03:32,960 –> 00:03:35,400
You also have towards the upper tier, Holland Village.

87
00:03:35,400 –> 00:03:37,400
You also have the entire West Coast belt

88
00:03:37,400 –> 00:03:39,520
and you have the upcoming transformation

89
00:03:39,520 –> 00:03:42,400
that’s going to happen along the Greater Southern Waterfront,

90
00:03:42,400 –> 00:03:45,720
which is the start point while you’re moving into D5 area.

91
00:03:45,720 –> 00:03:48,800
And of course D5, there is a smaller population,

92
00:03:48,800 –> 00:03:51,080
in terms of its landed enclave, pertaining particularly

93
00:03:51,080 –> 00:03:53,600
to the Pasir Panjang Hill landed enclave.

94
00:03:53,600 –> 00:03:54,920
Now, of course, there are small little pockets

95
00:03:54,920 –> 00:03:57,840
along Clementi, along Buona Vista as well.

96
00:03:57,840 –> 00:04:00,080
And thus, when we look at the entire District 5,

97
00:04:00,080 –> 00:04:02,240
it’s a slightly smaller district

98
00:04:02,240 –> 00:04:04,840
in terms of landed properties population,

99
00:04:04,840 –> 00:04:07,680
but it has a lot of interesting developments

100
00:04:07,680 –> 00:04:10,760
and story that is undergoing right now.

101
00:04:10,760 –> 00:04:13,320
Let’s zoom back into what is surrounding

102
00:04:13,320 –> 00:04:15,200
the entire D5 and within D5.

103
00:04:15,200 –> 00:04:16,840
So within D5, you have NUS,

104
00:04:16,840 –> 00:04:17,800
you have one-north,

105
00:04:17,800 –> 00:04:20,880
you also have a huge array of parks like Kent Ridge Park,

106
00:04:20,880 –> 00:04:21,840
or you have West Coast Park.

107
00:04:21,840 –> 00:04:23,160
You have the sea as well.

108
00:04:23,160 –> 00:04:25,400
The PSA ports are going to be shifted

109
00:04:25,400 –> 00:04:27,200
all the way towards Tuas.

110
00:04:27,200 –> 00:04:29,200
And thus, when that entire region,

111
00:04:29,200 –> 00:04:31,200
in terms of the Pasir Panjang Terminals are being cleared.

112
00:04:31,200 –> 00:04:32,680
Within the next 10 years,

113
00:04:32,680 –> 00:04:34,640
this is going to be a very interesting area

114
00:04:34,640 –> 00:04:37,080
because that’s gonna clear up the seafront area.

115
00:04:38,160 –> 00:04:41,920
Clementi has always been known like the university town,

116
00:04:41,920 –> 00:04:43,240
thus, when a lot of people,

117
00:04:43,240 –> 00:04:46,120
they are looking for properties around the NUS region,

118
00:04:46,120 –> 00:04:49,040
they typically will go for Clementi area.

119
00:04:49,040 –> 00:04:50,360
They will also go for Buona Vista area.

120
00:04:50,360 –> 00:04:52,200
They go for Dover area.

121
00:04:52,200 –> 00:04:53,520
They will come to Pasir Panjang area.

122
00:04:53,520 –> 00:04:54,960
And so these are the areas

123
00:04:54,960 –> 00:04:57,560
that are surrounding the entire zoning right here.

124
00:04:57,560 –> 00:04:58,960
And that is also one of the key reason

125
00:04:58,960 –> 00:05:01,040
why Clementi property prices in terms

126
00:05:01,040 –> 00:05:03,560
of both HDB apartments and private properties,

127
00:05:03,560 –> 00:05:05,920
they have been maintaining at a very strong rate.

128
00:05:05,920 –> 00:05:08,640
And when you move towards Dover,

129
00:05:08,640 –> 00:05:11,160
one-north, you look at Holland area,

130
00:05:11,160 –> 00:05:12,800
you’ll also notice that the prices there

131
00:05:12,800 –> 00:05:14,360
tends to be very, very strong.

132
00:05:14,360 –> 00:05:17,120
So it is the city-fringe area of the west,

133
00:05:17,120 –> 00:05:18,440
which is very close to the city.

134
00:05:18,440 –> 00:05:20,880
It’s just that it’s on the flip side compared to D15.

135
00:05:20,880 –> 00:05:23,520
So both areas has its own pool of audiences.

136
00:05:26,120 –> 00:05:27,960
So District 5, there has been some

137
00:05:27,960 –> 00:05:29,440
very interesting observations done.

138
00:05:29,440 –> 00:05:31,800
If you were to just go to some very popular portals,

139
00:05:31,800 –> 00:05:33,000
you will notice that if you’re looking

140
00:05:33,000 –> 00:05:35,160
for entry-level landed properties.

141
00:05:35,160 –> 00:05:37,240
And what do we mean by entry-level landed properties?

142
00:05:37,240 –> 00:05:40,480
It means that the smallest size being the inter-terraces

143
00:05:40,480 –> 00:05:41,960
and the corner terraces you’ll notice

144
00:05:41,960 –> 00:05:45,200
that for District 5, especially in the Pasir Panjang area,

145
00:05:45,200 –> 00:05:47,840
inter-terraces tend to be bigger in size.

146
00:05:47,840 –> 00:05:51,840
They are typically around 1,800 sqft to 2,100 sqft

147
00:05:51,840 –> 00:05:52,920
in terms of land size.

148
00:05:52,920 –> 00:05:55,080
And that will also mean that your overall quantum

149
00:05:55,080 –> 00:05:58,920
is slightly higher compared to maybe D15 and D19.

150
00:05:58,920 –> 00:06:00,880
Some of the areas and zonings right there,

151
00:06:00,880 –> 00:06:03,800
they have a smaller plot size inter-terraces

152
00:06:03,800 –> 00:06:05,120
at about 1,600 sqft,

153
00:06:05,120 –> 00:06:06,320
1,500 sqft,

154
00:06:06,320 –> 00:06:09,880
or maybe 1,600 sqft, 1,700 sqft in terms of its land plot.

155
00:06:09,880 –> 00:06:12,080
So quantum, there is a range

156
00:06:12,080 –> 00:06:13,960
and difference in terms of quantum.

157
00:06:13,960 –> 00:06:16,360
Performance-wise, it’s pretty much similar.

158
00:06:16,360 –> 00:06:19,040
Right now, D5 and D19.

159
00:06:19,040 –> 00:06:22,480
They’re quite on par in terms of the performance level

160
00:06:22,480 –> 00:06:26,040
and D15 is actually much higher than D5 right now,

161
00:06:26,040 –> 00:06:28,000
in terms of per square foot land PSF

162
00:06:28,000 –> 00:06:29,480
that has been transacted.

163
00:06:29,480 –> 00:06:31,680
So we think that actually D5

164
00:06:31,680 –> 00:06:33,400
has a very good entry position

165
00:06:33,400 –> 00:06:37,280
if we are talking about land PSF entry pricing,

166
00:06:37,280 –> 00:06:40,400
because by right, based on the positioning on the map

167
00:06:40,400 –> 00:06:42,560
and based on the fact that it’s being surrounded

168
00:06:42,560 –> 00:06:44,160
by so many redevelopment by URA

169
00:06:44,160 –> 00:06:46,720
that’s going on around the region,

170
00:06:46,720 –> 00:06:48,960
just imagine if we were to take out the map again,

171
00:06:51,560 –> 00:06:53,600
right on this side, NUS,

172
00:06:53,600 –> 00:06:56,440
right at your top, if you drive backwards

173
00:06:56,440 –> 00:06:58,080
towards the one-north region,

174
00:06:58,080 –> 00:07:00,680
you actually go through this very curvy road,

175
00:07:00,680 –> 00:07:02,920
which a lot of cyclists would like to ride there.

176
00:07:02,920 –> 00:07:04,600
And the moment you come up, it will lead you

177
00:07:04,600 –> 00:07:08,240
straight onto Kent Ridge as well as one-north.

178
00:07:08,240 –> 00:07:09,720
That in Hokkien is called the

179
00:07:09,720 –> 00:07:11,680
( nighty-nine bend )

180
00:07:11,680 –> 00:07:14,880
So there’s this road that is like winding up slope.

181
00:07:14,880 –> 00:07:15,960
And at the moment you come out,

182
00:07:15,960 –> 00:07:17,240
there’s already the one-north area.

183
00:07:17,240 –> 00:07:20,240
So you are surrounded by so many ongoing,

184
00:07:20,240 –> 00:07:21,880
exciting things in Singapore,

185
00:07:21,880 –> 00:07:23,360
you’re near to the Silicon Valley

186
00:07:23,360 –> 00:07:25,680
and at the same time, there’s the Greater Southern Waterfront

187
00:07:25,680 –> 00:07:28,080
and relocation of the ports at the bottom.

188
00:07:28,080 –> 00:07:31,600
And you’re also so close to VivoCity and Sentosa.

189
00:07:31,600 –> 00:07:34,720
And thus, we think that District 5 is slightly

190
00:07:34,720 –> 00:07:36,920
in a disparity mode right now,

191
00:07:36,920 –> 00:07:39,040
because by right, it shouldn’t be on par

192
00:07:39,040 –> 00:07:41,840
with the D19 kind of performance pricing,

193
00:07:41,840 –> 00:07:44,320
as D19 is in the OCR region.

194
00:07:44,320 –> 00:07:47,440
And although D19 is one of very popular landed enclave

195
00:07:47,440 –> 00:07:49,360
in Singapore with a lot of transactions,

196
00:07:49,360 –> 00:07:52,840
because it has so much popularity and audiences,

197
00:07:52,840 –> 00:07:54,840
especially for Serangoon Gardens and Kovan,

198
00:07:54,840 –> 00:07:56,120
and areas within D19,

199
00:07:56,120 –> 00:07:59,080
but we think that D5 should actually be on par with D15,

200
00:07:59,080 –> 00:08:01,760
but right now, it’s still slightly cheaper

201
00:08:01,760 –> 00:08:03,880
than the D15 PSF pricing.

202
00:08:03,880 –> 00:08:06,280
So we think that there’s definitely opportunity

203
00:08:06,280 –> 00:08:09,280
for audiences to enter into D5 market,

204
00:08:09,280 –> 00:08:10,440
if you can find something suitable.

205
00:08:10,440 –> 00:08:12,720
But the only kicker is that some of the properties

206
00:08:12,720 –> 00:08:15,240
tend to be larger in terms of quantum.

207
00:08:15,240 –> 00:08:18,000
PSF tends to be slightly lower than D15,

208
00:08:18,000 –> 00:08:21,680
but quantum tends to be pretty, so-called thick in the sense

209
00:08:21,680 –> 00:08:23,720
and due to the larger land plot sizes.

210
00:08:23,720 –> 00:08:25,720
So we also think that because of this,

211
00:08:25,720 –> 00:08:27,640
the pure landed that’s going to be launched

212
00:08:27,640 –> 00:08:29,560
by the developer during our webinar

213
00:08:29,560 –> 00:08:29,680
is also going to be very interesting

214
00:08:31,160 –> 00:08:33,960
because these are brand new products, new design,

215
00:08:33,960 –> 00:08:36,800
and you’re going to get something that is of a new construction,

216
00:08:36,800 –> 00:08:39,040
new built, and modern finishings,

217
00:08:39,040 –> 00:08:41,160
and very quality fittings and fixtures.

218
00:08:41,160 –> 00:08:43,240
So I think it’s going to be very exciting.

219
00:08:43,240 –> 00:08:45,320
And only during a rebuild process,

220
00:08:45,320 –> 00:08:49,280
can the developer really size land plots correctly

221
00:08:49,280 –> 00:08:51,960
in the sense to ensure that the quantum is beautiful,

222
00:08:51,960 –> 00:08:54,600
the overall requirements, having that lift,

223
00:08:54,600 –> 00:08:57,560
having enough bedrooms and all these very important aspects

224
00:08:57,560 –> 00:08:59,960
are to be in so that there’s more longevity

225
00:08:59,960 –> 00:09:01,920
in the construction of the landed property

226
00:09:01,920 –> 00:09:02,960
for the next family.

227
00:09:02,960 –> 00:09:04,360
Based on these couple of factors,

228
00:09:04,360 –> 00:09:06,200
we think that D5 is going to have

229
00:09:06,200 –> 00:09:09,080
a little bit more attention in the next six to 12 months.

230
00:09:13,080 –> 00:09:14,080
We have two channels right now.

231
00:09:14,080 –> 00:09:16,600
One is the main PLB channel where we announce

232
00:09:16,600 –> 00:09:19,120
some of the latest properties for sale,

233
00:09:19,120 –> 00:09:20,520
some of the news as well.

234
00:09:20,520 –> 00:09:23,440
And then we have a pure Insights telegram channel

235
00:09:23,440 –> 00:09:25,320
where we share content and research

236
00:09:25,320 –> 00:09:26,920
and analysis and reports.

237
00:09:26,920 –> 00:09:28,840
And we hope that meantime, stay safe, take care.

238
00:09:30,800 –> 00:09:33,240
and we’ll see you on the next episode, cheers.