#9: Singapore Property Market Micro Trends In Landed Properties Segment as of September 2021 | NOTG S2 E9

1[Melvin Lim]
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What we want to talk about today

2[Melvin Lim]
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is a very short segment on

3[Melvin Lim]
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one of the these districts, which is District 5

4[Melvin Lim]
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We find that D5 is right now in a very interesting position

5[Melvin Lim]
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Why is D5 so popular?

6[Melvin Lim]
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It is because D5 has a lot of big guns right there.

7[Melvin Lim]
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So it’s rolling ah, it’s recording right?

8[Melvin Lim]
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(Melvin laughing)

9[Melvin Lim]
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Alright, now is commercial break time.

10[Melvin Lim]
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What’s going to happen is that

11[Melvin Lim]
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towards the end of next month.

12[Melvin Lim]
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Hopefully in the range of about November toward December.

13[Melvin Lim]
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We will be launching a webinar

14[Melvin Lim]
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to launch a row of freehold landed properties.

15[Melvin Lim]
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And this is a soft launch for developers to

16[Melvin Lim]
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have a sneak preview of this brand new row of

17[Melvin Lim]
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freehold properties with a mixture of

18[Melvin Lim]
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corner-terraces and semi-Ds.

19[Melvin Lim]
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And we think that this is going to be exciting.

20[Melvin Lim]
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Just had the sneak preview of the facade

21[Melvin Lim]
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of this brand new landed properties,

22[Melvin Lim]
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and they look simply beautiful.

23[Melvin Lim]
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And i think if you are a District 5 landed enclave lover,

24[Melvin Lim]
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and you want to live within the Pasir Panjang landed enclave,

25[Melvin Lim]
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within walking distance to Haw Par Villa MRT station

26[Melvin Lim]
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as well as being closed proximity

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towards one-north and Buona Vista.

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And there’s where the tech hub,

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Silicon Valley of Singapore is located at.

30[Melvin Lim]
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I think it’s going to be a very nice opportunity

31[Melvin Lim]
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for your family to own.

32[Melvin Lim]
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And the link to sign up for this webinar

33[Melvin Lim]
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is right down below.

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So once you sign up,

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We’ll contact you and of course

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if you can leave your handphone number down below,

37[Melvin Lim]
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we’ll text you as well

38[Melvin Lim]
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And meantime, take care

39[Melvin Lim]
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and back to Nuggets On The Go. Cheers.

40[Melvin Lim]
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Thanks for staying tuned with us

41[Melvin Lim]
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on one of these districts, which is District 5,

42[Melvin Lim]
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pertaining to landed properties right here in D5.

43[Melvin Lim]
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And D5 has always been one of the smaller landed enclaves.

44[Melvin Lim]
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We find that D5 is right now in a very interesting position.

45[Melvin Lim]
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The key reason is because over here

46[Melvin Lim]
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at a smaller landed enclave,

47[Melvin Lim]
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sometimes in terms of transaction volume

48[Melvin Lim]
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is not as much as a bigger landed enclave

49[Melvin Lim]
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like District 15 and District 19.

50[Melvin Lim]
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Especially if you are looking for maybe in the OCR segment

51[Melvin Lim]
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or maybe in the RCR segment.

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and we’re not talking about the prime, prime region

53[Melvin Lim]
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in terms of the D9, D10, D11 landed properties.

54[Melvin Lim]
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So this time, we are talking about

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a little bit more city fringe, a little bit more OCR,

56[Melvin Lim]
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and let’s just have a look at D5 in terms of its location.

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And one very interesting thing that you can notice just

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straight on from the map.

59[Melvin Lim]
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I always personally like to use the Streetdirectory map

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because over here it is one of the most obvious map

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where you can see in terms of MRT station positioning,

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where are the parks,

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where are the schools and the building shapes.

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And it just seems a little bit more visually pleasing,

65[Melvin Lim]
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easier for me to do research as well.

66[Melvin Lim]
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So which is why you see in a lot of our new launch reviews,

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we have used Streetdirectory to a lot of advantage.

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So D5 is almost like the flip side of D15.

69[Melvin Lim]
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So if you were to take out the entire Singapore map,

70[Melvin Lim]
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we just flip over a mirror image,

71[Melvin Lim]
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not exactly a mirror image,

72[Melvin Lim]
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but it seems like District 15 is like east portion.

73[Melvin Lim]
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a very popular district.

74[Melvin Lim]
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And then when you flip over to the other side

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with the south side right in the middle,

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which is the MBS area.

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Right on the flip side,

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that would be D5 and D5 is almost

79[Melvin Lim]
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like the east in the west.

80[Melvin Lim]
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Why is D5 so popular is

81[Melvin Lim]
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because D5 has a lot of big guns right there.

82[Melvin Lim]
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And what do I mean of big guns?

83[Melvin Lim]
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Because you have NUS, you have NUH.

84[Melvin Lim]
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You have the big brother one-north,

85[Melvin Lim]
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which is the Silicon Valley of Singapore.

86[Melvin Lim]
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You also have towards the upper tier, Holland Village.

87[Melvin Lim]
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You also have the entire West Coast belt

88[Melvin Lim]
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and you have the upcoming transformation

89[Melvin Lim]
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that’s going to happen along the Greater Southern Waterfront,

90[Melvin Lim]
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which is the start point while you’re moving into D5 area.

91[Melvin Lim]
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And of course D5, there is a smaller population,

92[Melvin Lim]
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in terms of its landed enclave, pertaining particularly

93[Melvin Lim]
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to the Pasir Panjang Hill landed enclave.

94[Melvin Lim]
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Now, of course, there are small little pockets

95[Melvin Lim]
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along Clementi, along Buona Vista as well.

96[Melvin Lim]
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And thus, when we look at the entire District 5,

97[Melvin Lim]
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it’s a slightly smaller district

98[Melvin Lim]
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in terms of landed properties population,

99[Melvin Lim]
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but it has a lot of interesting developments

100[Melvin Lim]
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and story that is undergoing right now.

101[Melvin Lim]
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Let’s zoom back into what is surrounding

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the entire D5 and within D5.

103[Melvin Lim]
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So within D5, you have NUS,

104[Melvin Lim]
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you have one-north,

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you also have a huge array of parks like Kent Ridge Park,

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or you have West Coast Park.

107[Melvin Lim]
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You have the sea as well.

108[Melvin Lim]
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The PSA ports are going to be shifted

109[Melvin Lim]
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all the way towards Tuas.

110[Melvin Lim]
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And thus, when that entire region,

111[Melvin Lim]
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in terms of the Pasir Panjang Terminals are being cleared.

112[Melvin Lim]
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Within the next 10 years,

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this is going to be a very interesting area

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because that’s gonna clear up the seafront area.

115[Melvin Lim]
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Clementi has always been known like the university town,

116[Melvin Lim]
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thus, when a lot of people,

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they are looking for properties around the NUS region,

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they typically will go for Clementi area.

119[Melvin Lim]
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They will also go for Buona Vista area.

120[Melvin Lim]
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They go for Dover area.

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They will come to Pasir Panjang area.

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And so these are the areas

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that are surrounding the entire zoning right here.

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And that is also one of the key reason

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why Clementi property prices in terms

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of both HDB apartments and private properties,

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they have been maintaining at a very strong rate.

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And when you move towards Dover,

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one-north, you look at Holland area,

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you’ll also notice that the prices there

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tends to be very, very strong.

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So it is the city-fringe area of the west,

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which is very close to the city.

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It’s just that it’s on the flip side compared to D15.

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So both areas has its own pool of audiences.

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So District 5, there has been some

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very interesting observations done.

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If you were to just go to some very popular portals,

139[Melvin Lim]
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you will notice that if you’re looking

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for entry-level landed properties.

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And what do we mean by entry-level landed properties?

142[Melvin Lim]
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It means that the smallest size being the inter-terraces

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and the corner terraces you’ll notice

144[Melvin Lim]
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that for District 5, especially in the Pasir Panjang area,

145[Melvin Lim]
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inter-terraces tend to be bigger in size.

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They are typically around 1,800 sqft to 2,100 sqft

147[Melvin Lim]
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in terms of land size.

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And that will also mean that your overall quantum

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is slightly higher compared to maybe D15 and D19.

150[Melvin Lim]
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Some of the areas and zonings right there,

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they have a smaller plot size inter-terraces

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at about 1,600 sqft,

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1,500 sqft,

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or maybe 1,600 sqft, 1,700 sqft in terms of its land plot.

155[Melvin Lim]
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So quantum, there is a range

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and difference in terms of quantum.

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Performance-wise, it’s pretty much similar.

158[Melvin Lim]
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Right now, D5 and D19.

159[Melvin Lim]
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They’re quite on par in terms of the performance level

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and D15 is actually much higher than D5 right now,

161[Melvin Lim]
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in terms of per square foot land PSF

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that has been transacted.

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So we think that actually D5

164[Melvin Lim]
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has a very good entry position

165[Melvin Lim]
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if we are talking about land PSF entry pricing,

166[Melvin Lim]
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because by right, based on the positioning on the map

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and based on the fact that it’s being surrounded

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by so many redevelopment by URA

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that’s going on around the region,

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just imagine if we were to take out the map again,

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right on this side, NUS,

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right at your top, if you drive backwards

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towards the one-north region,

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you actually go through this very curvy road,

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which a lot of cyclists would like to ride there.

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And the moment you come up, it will lead you

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straight onto Kent Ridge as well as one-north.

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That in Hokkien is called the

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( nighty-nine bend )

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So there’s this road that is like winding up slope.

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And at the moment you come out,

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there’s already the one-north area.

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So you are surrounded by so many ongoing,

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exciting things in Singapore,

185[Melvin Lim]
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you’re near to the Silicon Valley

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and at the same time, there’s the Greater Southern Waterfront

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and relocation of the ports at the bottom.

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And you’re also so close to VivoCity and Sentosa.

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And thus, we think that District 5 is slightly

190[Melvin Lim]
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in a disparity mode right now,

191[Melvin Lim]
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because by right, it shouldn’t be on par

192[Melvin Lim]
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with the D19 kind of performance pricing,

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as D19 is in the OCR region.

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And although D19 is one of very popular landed enclave

195[Melvin Lim]
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in Singapore with a lot of transactions,

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because it has so much popularity and audiences,

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especially for Serangoon Gardens and Kovan,

198[Melvin Lim]
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and areas within D19,

199[Melvin Lim]
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but we think that D5 should actually be on par with D15,

200[Melvin Lim]
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but right now, it’s still slightly cheaper

201[Melvin Lim]
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than the D15 PSF pricing.

202[Melvin Lim]
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So we think that there’s definitely opportunity

203[Melvin Lim]
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for audiences to enter into D5 market,

204[Melvin Lim]
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if you can find something suitable.

205[Melvin Lim]
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But the only kicker is that some of the properties

206[Melvin Lim]
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tend to be larger in terms of quantum.

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PSF tends to be slightly lower than D15,

208[Melvin Lim]
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but quantum tends to be pretty, so-called thick in the sense

209[Melvin Lim]
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and due to the larger land plot sizes.

210[Melvin Lim]
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So we also think that because of this,

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the pure landed that’s going to be launched

212[Melvin Lim]
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by the developer during our webinar

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is also going to be very interesting

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because these are brand new products, new design,

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and you’re going to get something that is of a new construction,

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new built, and modern finishings,

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

236[Melvin Lim]
00:09:25,320 –> 00:09:26,920
and analysis and reports.

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

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