On 30 September 2022, the Singapore government announced various property cooling measures that are aimed at ensuring prudent borrowing and moderating demand.

Indeed, the HDB Resale Price Index (RPI) and Private Property Index (PPI) as of the third quarter of 2022 are now at record highs at 168.1 and 187.8 points respectively.

This means that first-time homebuyers are finding both HDB flats and private properties to be severely unaffordable.

Meanwhile, potential sellers see this as an opportune time to profit from the red-hot property market.

With this in mind, the government has had to intervene to ensure property prices remain affordable and are in tandem with wages.

The measures include the following four-pronged approach:

1. Increasing the rate floor for private residential property loans. The Monetary Authority of Singapore (MAS) will raise the interest floor rate by 0.5 per cent to 4 per cent per annum up from 3.5 per cent per annum to compute the Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR).
2. For housing loans granted by HDB, HDB will introduce an interest rate floor of 3 per cent for computing the eligible loan amount.
3. Lowering the Loan-to-Value (LTV) limit for HDB housing loans from 85 per cent to 80 per cent.
4. Imposing a wait-out period of 15 months for existing and former private residential property owners to buy a non-subsidised HDB resale flat.

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How they may impact you as a consumer:

Demand remains strong among local buyers with landed homes proving to be popular.

By Khalil Adis

Johor’s property market is finally seeing some signs of recovery, with majority of new launches (604 units) located within the state in the first quarter of 2022, data from the National Property and Information Centre (NAPIC) showed.

Of the total of 2,961 units launched across the state of Johor, Melaka, Selangor and Pahang, 164 units (5.6 per cent) were sold.

Majority of them (2,657 units or 90.5 per cent) were landed properties while the remaining 279 units (9.5 per cent) were high-rise apartments.

Landed homes proved to be popular across these states with 164 units sold (6.2 per cent) out of the 2,657 units launched.

What NAPIC’s data suggests

While NAPIC’s data did not give a breakdown of the nationalities of buyers, these landed homes are likely snapped up by local buyers.

Unfortunately, NAPIC’s data did not provide a breakdown of how many units were sold in Johor out of the 604 units launched.

Interestingly, majority of the launches (1,197 units or 40.8 per cent) were priced from RM300,001 to RM500,000.

This suggests that developers are targeting mass market local buyers in the low to medium price range.

Record HDB and private property prices in Singapore may have spurred buying activity

With majority of these launches located in the state of Johor, it is also likely developers are targeting Malaysians working in Singapore who prefer living in landed homes.

The city-state has seen record prices in both the HDB and private property markets as well as rental hikes.

Government data showed that the Housing and Development Board (HDB) Resale Price Index (RPI) and Urban Redevelopment Authority (URA) Private Property Index (PPI), as of the second quarter of 2022, are now at a record high.

For example, HDB’s RPI is now at 163.9 points which is an increase of 2.8 per cent over that in the first quarter of 2022.

Meanwhile, the PPI is also at a record high of 180.9 points whereby prices of private residential properties had increased by 3.5 per cent in the second quarter of 2022, compared with the 0.7 per cent increase in the previous quarter. 

Rentals have also increased in both the public and private housing markets, government data showed.

These are among the push factors for Malaysians working in Singapore to look to buying or renting a property in Johor.

Lukewarm sentiment among Singaporean and foreign investors

Despite this, Singaporean and foreign investors are adopting a “wait-and-see” approach to Johor’s properties.

Currently, the minimum purchase price in the state of Johor for foreign purchasers are at RM1 million,

Of the 2,936 units launched, only 134 units (6.4 per cent) are priced at above RM1 million.

This suggests that demand from Singaporean and foreign investors has remained rather muted.

Some of the potential factors that may have deterred buying activity include the negative sentiments arising from the ongoing high profile corruptions cases involving Malaysian politicians, the severe oversupply of residential properties in Johor, crime and safety issues as well as the flip-flop in policies about the Malaysia My Second Home (MM2H) programme.

Data from NAPIC showed that Johor has the highest residential overhang in Malaysia with 5,992 unsold units followed by Penang (5,816 units) and Selangor (5,215 units).

Johor also has the highest serviced apartment overhang volume in Malaysia with 16,425 unsold units followed by Kuala Lumpur (4,459 units) and Selangor (2,337 units).

Since the full opening of borders between Singa[pore and Malaysia on 1 April 2022, Johor has seen traffic congestions at both the Woodlands custom, immigration and quarantine (CIQ) checkpoint and Tuas Second Link.

“We are seeing traffic jams across the causeway and the second link as well as long queues at the local eateries with more and more Singaporeans resuming their weekly visits to Johor and Malaysia. The Johor traffic to Singapore is almost back to normal,” economic affairs minister Mustapa Mohamed was reported as saying.

However, buying activity among Singaporean and foreign investors has yet to pick up.

Iskandar Malaysia continues to attract institutional investors

Despite this, institutional investors have continued to invest in Iskandar Malaysia.

Government data showed that Iskandar Malaysia has recorded committed investments of RM13.2 billion in the same period out of which RM5.9 billion have been realised.

“A total of more than RM10 billion will be generated by foreign investors in this region for the development of data centres,” Prime Minister Datuk Seri Ismail Sabri Yaakob said in a statement.

On July 25, the prime minister chaired the Iskandar Regional Development Authority (IRDA) meeting together with Johor's Chief Minister Datuk Onn Hafiz Ghazi.

“In total, more than 6,000 people in this region have received direct benefits from the socioeconomic initiatives that have been carried out,” he was reported as saying.

Upcoming projects may boost foreign investors’ confidence

With border restrictions now eased, two projects could bolster confidence in Johor’s property market.

They include the Johor Bahru – Singapore Rapid Transit System (RTS) Link and Coronation Square.

The RTS Link is a 4km cross-border railway shuttle project that will connect via a 25m-high bridge from Woodlands North Station (LRT) in Singapore to the Bukit Chagar Station in Johor Bahru.

When completed in 2026, it can serve up to 10,000 commuters during peak periods, for every hour and in each direction.

Meanwhile, Coronation Square which is located in the Ibrahim International Business District (IIBD) will be Johor’s equivalent to the KLCC.

When completed by 2028, it is expected to create some 60,000 jobs and contribute over RM9 billion to Johor’s economy.

​Technology and finance sectors will dominate the office market, especially for Grade A offices in the CBD.

By Khalil Adis

For the past year, bank manager, Cheryl, has been working from home for three weeks a month as the default measure kicked in when COVID-19 happened.

The experience, she said, was a nice change from the usual office routine.

“Working from home has its pros and cons. The most obvious advantage is the flexibility I have especially when I have a pre-school child. I get to send my son and pick him up from school every day. Occasionally, I can whip up a nice dinner when I'm less tied up at work. I also spent less time commuting and more time bonding with my family,” she said.

While acknowledging she enjoyed the flexibility, she notes there were some downsides as well.

“I tend to overwork. There are occasions I would turn on my laptop when my son is asleep at night or on weekends when he is napping. I was even working when I was feeling under the weather,” she said.

Another major drawback she experienced was the reduction in human interactions.

"The lack in connection with the team tends to drift professional relationships,” she added.

Fast forward a year later, Cheryl is now back in the office after the government announced that starting from 1 January 2022, fully vaccinated employees can return to work.

Grade A office rents in the CBD projected to grow by 4.6 per cent

With many workers like Cheryl now back in the office, analysts are expecting Singapore’s office market to make a strong recovery in 2022. 

A report released in February 2022 by Cushman and Wakefield predicts that Grade A office rents in the Central Business District (CBD) will grow.

“The Singapore office market bottomed out in 2021 as demand continues to recover amidst a flight to quality. Looking ahead, Singapore’s CBD Grade A office rents are projected to grow by 4.6 per cent year-on-year with vacancy rates tightening to below 4 per cent by end-2022, against a backdrop of projected sustained demand of 0.9 million sq ft (msf) and limited supply of 0.8 msf this year,” said Wong Xian Yang, head of research, Singapore at Cushman & Wakefield.

Data from Cushman and Wakefield also showed that Grade A and B office spaces are seeing growths after six consecutive quarters of decline since the first quarter of 2020, although this was still lower than the growth that was recorded before the pandemic began.

“CBD Grade A office rents rose by 1.7 per cent quarter-to-quarter in the fourth quarter of 2021, marking three consecutive quarters of growth. For the whole of 2021, CBD Grade A rents grew 2.3 per cent year-on-year to reach $9.81 per sq ft per month, although this remains about 8.0 per cent below pre-pandemic (fourth quarter of 2019) levels,” its report cites.

More investment deals expected

Shaun Poh, Cushman & Wakefield Singapore’s executive director and head of capital markets said we may see higher office investment deals done with the Singapore market poised to outperform the broad Asia Pacific market this year.

“With anticipated strong rental growth, investors looking to deploy capital into safe haven assets with healthy returns will find the Singapore office market appealing,” he said.

Poh adds that as the market continues to recover and with limited stocks available for sale, buyers may bite.

“Amidst ample liquidity and keen demand, office capital values expected to run up and cap rates could compress further with higher interest rates. Assuming cap rates tighten to 3.10 per cent in 2022 from 3.15 per cent in 2021, CBD Grade A capital values could increase by over 6 per cent this year,” Poh said.

Notable lease transactions in 2021

Analysts said with the flight to quality seen last year, several notable tech companies upgraded from Grade B to Grade A CBD offices, totalling around 297,500 sq ft of lettable space.

For instance, Lazada and Ali Baba took up some 140,000 sq ft of space at Lazada One followed by KPMG (100,000 sq ft) and Red Hat (57,500 sq ft) at Asia Square Tower 2 and CapitaSpring respectively.

“We may see a slower and drawn-out recovery momentum as compared to historical recoveries. While office demand has risen in tandem with a strong economic recovery in 2021, the rise of hybrid work will likely lead to lower structural demand for office space as more people are able to work from home,” its report cites.

Increase in leasing interests from finance and technology sectors

One agent who does corporate leasing in the CBD said he is seeing an uptick in interests among prospective tenants from the finance and technology sectors.

“Traditionally, firms in these sectors would lease co-working spaces. However, post COVID-19, they are now looking for fully fitted COVID-19 safe Grade A office space with a budget ranging from $7.50 to $8.50 per sq ft for a 2-year lease,” said the agent.

A human resource executive in the finance industry who is currently occupying a co-working space concurs with this finding.

“Initially, we were looking at co-working spaces as they have all the furniture done up. However, we are now exploring offices that are fully fitted out as well. As long as the price is within or budget and within easy access to the MRT stations, we will consider the space,” said the executive who wishes to remain anonymous.

Analysts also agree with these findings.

Cushman and Wakefield Singapore predicts technology and financial occupiers will continue to be major sources of office demand in 2022. 

The firm said this is because Singapore is a prominent tech hub globally with 88 of the world’s top 100 technology companies operating in Singapore and 59 per cent of tech multinationals establishing their regional headquarters in Singapore.

“As these tech companies grow, their appetite for CBD Grade A office space would expand. However, given limited Grade A spaces within the CBD, some would start exploring city fringe Business Park space, following the likes of Google, Razer and Grab, as they outgrow their current premises. While this could create sizeable pockets of space in the CBD over the mid-term, they could be filled by future demand from future tech firms. Singapore has a vibrant start-up scene with over 4,000 tech startups locally and access to a large concentration of startups in Southeast Asia,” said Mark Lampard, Cushman & Wakefield Singapore’s executive director and head of commercial leasing.

Moving forward

​With working from home no longer the default mode, some employees like Cheryl hopes for some flexibility to be allowed.

“It will definitely be great if we can have work from home as the norm for at least 25 per cent of the time going forward. This will give flexibility for working parents to attend to their kids as and when it is required. This could also reduce the sick leave rate if employees have the option to work from home,” she said.

Meanwhile, analysts say while they remain optimistic, some inherent risks remained.

“While the outlook for the Singapore office market looks promising, there are potential downside risks such as new Covid-19 variants which could reverse re-opening of economies and faster than expected rise in interest rates which could derail the recovery of the global economy,” said Lampard. 

Lampard advised potential tenants to make the best of the office market while they still can.

“Notwithstanding these potential downside risks, tenants who are delaying their real estate decision making are advised to fast track their planning to optimise the opportunities available in the office market and ‘catch 22’ before it goes away,” he said

Despite COVID-19 and record housing prices on the island, buying activity in Singapore has remained brisk while Malaysia’s has been somewhat muted.

By Khalil Adis

Ask any Singaporeans if they will invest in Malaysia right now and most likely they will say no.

Instead, Singaporean investors flushed with cash have been busy snapping up properties in the Lion City.

Data from the Urban Redevelopment Authority (URA) showed that in the third quarter of 2021, developers sold 3,550 private residential units, compared with the 2,966 units sold in the previous quarter.

This figure does not include Executive Condominiums.

So what gives?

With COVID-19 travel restrictions, it makes sense to buy a property within Singapore.

Amid the pandemic, news of Singaporeans having their homes broken into in Johor while they were away plus other developments from across the causeway may have spooked potential investors.

From the cancellation of the Kuala Lumpur-Singapore High Speed Rail (KL-Singapore HSR) project to the revision of the Malaysia My Second Home (MM2H) policy, such news is enough to rattle investors’ confidence. 

After all, if a high-level government-to-government project like the KL-Singapore HSR could be terminated, what more for those involving the private sector like housing?

Thus, it came as no surprise that despite its higher property price, buying activity has remained robust within the Lion City with record prices seen in both the HDB and private property markets.

Malaysian developers are also closely watching Singapore’s property market.

Wanting a slice of the lucrative pie, some are considering launching projects in Singapore but are unsure if Singaporeans will bite.

Singapore: Record prices call for curbs to cool the property market

When comparing Singapore’s and Malaysia’s property market performances since the pandemic began, they contrast like day and night, as government data showed.

While properties in Singapore are notorious for being one of the most expensive in the world, it is also seen as a safe haven for property investment due to its political stability, efficiency and transparency.

This may perhaps explain why despite COVID-19, the local property market experienced a bull run.

Data from HDB showed that the Resale Price Index (RPI) for the third quarter of 2021 is now 150.6 points - a record high so far.

This was an increase of 2.9 per cent over that in the second quarter.

Meanwhile, data from the URA, showed that prices of private residential properties increased by 1.1 per cent in the third quarter of 2021, compared with the 0.8 per cent increase in the previous quarter. 

Similarly, the Private Property Index (PPI) is also at a record high.

This had prompted the government to introduce a slew of cooling measures on 15 December 2021.

Malaysia: Pandemic fatigue saw lukewarm buying activity but housing prices continued to rise

Malaysia is one of the few places in the world where foreigners can own a freehold property.

By default, this should make Malaysia a highly sought after investment destination.

However, government data showed otherwise.

Data from the National Property and Information Centre (NAPIC) showed that the Malaysian House Price Index for the third quarter of 2021 was at 198.6 points. 

On a year-on-year and quarter-on-quarter comparison, the index declined by 0.7 and 1.9 points respectively.

Meanwhile, house prices continued to increase from a median price of RM204,470 recorded in 2009 to RM428,458.42 in the third quarter of 2021.

This suggests that while the market has remained somewhat lukewarm, property prices have kept on climbing by a whopping 209.54 per cent in 12 years.

So while locals are priced out from the property market and are not buying, foreigners appear to be staying away too.
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This is despite the strong Singapore dollar versus the Malaysian ringgit.

Severe oversupply of residential units in Malaysia 

It is also worth noting that Malaysia has a severe oversupply problem with 30,358 unsold residential units valued at RM19.80 billion, figures from NAPIC showed.

Of this, the majority of them (6,509 units) are located in Johor, just next to Singapore.

Nation-wide, the majority of them (10,262 units or 33.8 per cent) are priced between RM500,000 to RM1 million - a price point beyond the reach for most Malaysians.

Clearly, majority of the unsold units located in Johor are geared towards foreign buyers.

KL-Singapore HSR resumption is needed to bolster confidence

While COVID-19 has hampered cross border travel, there appears to be light at the end of the tunnel when both countries officially launched the Malaysia–Singapore land Vaccinated Travel Lane (VTL) scheme on 29 November 2021.

Significantly, Malaysian Prime Minister Ismail Sabri is also suggesting reviving the terminated KL-Singapore HSR project during the launch.

As a key regional aviation hub, Singapore offers Malaysia direct access to affluent travellers and potential investors.

The Lion City also has among the highest concentration of high net worth individuals in the world.

With three stops in Johor, it seems almost impossible that the KL-Singapore HSR project could succeed without Singapore’s participation.

Look beyond local politics

Malaysia will need to look at the bigger picture to see that the KL-Singapore HSR project can enhance cross-border investments that will in turn, solve its housing woes.

Rather than viewing Singapore as a rival, Malaysia should see that the KL-Singapore HSR project is a win-win solution for both countries.

The spirit of good neighbourliness and gotong-royong must prevail.

After all, when Iskandar Malaysia was first mooted by former Prime Minister Abdullah Badawi,  Singapore was meant to complement and not compete with Malaysia.

This is something local politicians need to be reminded of time and again.

For now, the only investors Malaysia can bank on are the permanent residents that are still holding Malaysian citizenships in Singapore

As Singapore eases border restrictions, the high-end market could see a return of buying activity judging by two project launches in the prime area.

By Khalil Adis

If 2021 is the year for HDB resale flats and mass market condominiums, 2022 could finally see Singapore’s high-end market picking up.

That is the prediction among property developer TSky Cairnhill Pte Ltd who will officially launch Cairnhill 16 to prospective homebuyers and investors on 27 November 2021. 

This comes as Singapore eases border restrictions for quarantine-free travel and as the country adjusts to a “new normal” of living with Covid-19. 

“We believe that demand for Singapore residential property will gradually return as the country remains a safe haven for property investment,” said Edward Ang, executive chairman, Ocean Sky International. 

As such, next year could possibly see the return of buying activity among wealthy foreign investors in the somewhat lacklustre prime area of Singapore.

Located on the former site of Cairnhill Heights at 16 Cairnhill Rise, Cairnhill 16 was sold through a collective sale to TSky in 2018. 

TSky Cairnhill is owned by TSky Development Pte Ltd, Ocean City Global Limited, Seacare Property Development Pte Ltd and Min Ghee Investment (2018) Pte Ltd.

TSky Development is, in turn, a joint-venture between Singapore-listed Tiong Seng Holdings and Ocean Sky International.

Two new launches in the CCR in the fourth quarter of 2021 

Cairnhill 16, a freehold development, is among one of two noteworthy launches in the fourth quarter of 2021 that are located within the Core Central Region (CCR).

The other project is Canninghill Piers, a 99-year-leasehold development located within the Clarke Quay area that is jointly developed by CapitaLand and City Developments Limited (CDL).

Both projects start from more than $2,500 per sq ft, the bench mark price for the top-end of the property market, appears to signify that developers are somewhat confident in an upswing in buying activities in the luxury market.

Cairnhill 16’s indicative launch prices are expected to start from around $2,789 per sq ft.

Nestled within the tranquil Cairnhill area, Cairnhill 16 will feature 39 limited hilltop luxury residences that will be served with private lift access and smart home features.

Sited within a 15-storey residential tower at a quiet cul-de-sac, Cairnhill 16 will comprise 13 two-bedroom units, 13 three-bedroom units, 9 three-bedroom plus study units and 4 four-bedroom units. 

At the media preview, held on 11 November 2021,  the developer showcased the high-end finishes prospective buyers can expect as seen at its sales gallery such as imported kitchen cabinets and designer appliances from V-Zug and Grohe.

With a minimum ceiling height of 3.6 metres and up to 4.6 metres on the top floor, Cairnhill 16 is all about making a grand entrance.

Cairnhill 16's unit sizes will range from 775 sq ft to 1,744 sq ft.

The indicative launch prices for a two-bedroom unit will start from $2.2 million while its three-bedroom, three-bedroom plus study and four-bedroom units will start from $2.9 million, $3.6 and $5.7 million respectively. 

Located within a stone throw’s away from Orchard Road, Newton MRT station, the medical hub of Mount Elizabeth Hospital and Paragon Medical Centre as well as several good schools such as Anglo-Chinese School (Junior) and St Margaret’s Primary School, Cairnhill has always been a perennial favourite among wealthy local and foreign investors who are attracted to its unparalleled location.

This is exactly the niche market that TSky Cairnhill Pte Ltd is hoping to bank on.

“I am positive on the property market. With our vaccination plans all fully executed and our policy of opening up the borders, this will certainly help. The Cairnhill area has been traditionally known to be an Indonesian area. Of late, we have seen many Chinese buyers come in and regional buyers,” said Ang. 

With the easing of travel restrictions and the introduction of more Vaccinated Travel Lanes (VTLs) being introduced,  Ang is confident many of such buyers will return to the market.

“Singapore has positioned itself as a stable and safe haven for investment, whether it is for financial or real estate investment. I think this will attract foreigners to really have the confidence to put their investment dollar in Singapore,” he said.
  
Meanwhile, Canninghill Piers is an integrated development that will start from around $2,721 per sq ft.  

Located on the former Liang Court site, Canninghill Piers will feature a hotel, commercial units, a serviced residence and two residential towers comprising around 700 apartments. 

However, unlike Cairnhill 16, Canninghill Piers will enjoy direct connectivity to Fort Canning MRT station linking residents to the Downtown Line (DTL).

Buying activity in prime areas have been lagging behind other areas on the island

The exodus of expatriates and border closure arising from the pandemic had impacted the high-end market.

Meanwhile, other areas on the island continued to remain resilient.

Data from the Urban Redevelopment Authority (URA) appears to confirm this.

For instance, its third quarter of 2021 data showed that prices of non-landed properties in the Core Central Region (CCR) decreased by 0.5 per cent in the third quarter, compared with the 1.1 per cent increase in the previous quarter.

In comparison, prices of non-landed properties in the Rest of Central Region (RCR) increased by 2.6 per cent, compared with the 0.1 per cent increase in the previous quarter. 

Meanwhile, prices of non-landed properties in the Outside Central Region (OCR) decreased by 0.1 per cent, compared with the 1.9 per cent increase in the previous quarter.

This suggests that buying activity in the prime areas of Orchard, Newton and the core city centre had remained somewhat lukewarm.

Echoing a similar sentiment is Pek Zhi Kai, executive director, for Tiong Seng Group. 

“Buying in the luxury market segment, particularly within the Core Central Region, has not been as exciting as the Outside Central Region. That’s why so far the measures that we have heard of largely, they come in the form that public housing remains affordable and mass market housing remains affordable. Whereas, the Core Central Region has been somewhat muted over the last couple of years or so. It is not going to attract that many measures. It is just making sure that this market will still remain buoyant rather than depressed,” he said.

Cooling measure unlikely 

​Overall, the Private Property Index (PPI) is now at a record high of 165.1 points with prices of private residential properties increasing by 1.1 per cent in the third quarter of 2021, compared with the 0.8 per cent increase in the previous quarter. 

This will likely surge ahead in the fourth quarter of 2021 as borders start to reopen.

Moving forward, market watchers say despite the record-breaking index, they do not think the government will likely announce cooling measures.

“I think cooling measures may not kick in. I think it will be a more targeted approach whereby housing remains sustainable and within reach for Singaporeans. With this as an end goal, for the current market itself, I don’t necessarily think the cooling measures will be coming in now,” said Pek.

Meanwhile, investors say while they welcome the anticipated return of the luxury market, ultimately, they are still looking for the best deals.

One such investor is Singaporean James Tan who is watching the market closely.

“The price point at above $2,500 per sq ft is similar or almost higher to the level we saw before Covid-19. Although I am looking to pay in cash, I think the price right now is rather high. I may wait further till I see a good deal in the market,” he said.

Ang also agrees that the property market has defied expectations despite Covid-19 noting that construction costs had increased significantly “due to rising construction and commodities costs."

“In terms of prices, we can see that even during the Covid-19 period, prices have been steadily climbing. We hope that prices will continue to see a steady yet sustainable climb,” he said.

Resale private property and HDB flat prices continue to surge ahead as demand outstrips supply. Meanwhile, rentals are also on the rise.

By Khalil Adis

Like most first-time property buyers in Singapore, Farhan (not his real name) and his wife are frustrated with the long delays in the construction sector brought about by COVID-19.

The couple got married in 2018 and booked their HDB flat in 2019.

However, when COVID-19 struck, they were informed by HDB there is now a possibility they will have to wait up to seven years for the keys to their flat.

Cancelling their HDB flat is also not an option as they stand to lose $1,000 in their option fee.

“We are stuck in a catch-22 situation. On the one hand, the waiting time of seven years is too long and we do not want to inconvenience my in-laws. On the other hand, prices of HDB resale flats have gone up so much that we have to factor in the cash-over-valuation (COV) which may be up to $50,000. If we include renovation cost, our first home may set us back by up to $100,000,” said Faris.

Construction sector buckled under COVID-19 pressure

Indeed, COVID-19 has impacted the construction sector with several contractors going under due to travel restrictions and high construction costs.

In August 2021, for instance, Greatearth Corporation and Greatearth Construction were among the several contractors that went bust due to financial difficulties.

This has resulted in delays of several Built-To-Order (BTO) projects.

To minimise the impact, HDB has rolled out various measures to support the construction industry and minimise delays to its projects.

“HDB has been working closely with our building contractors, to secure the necessary resources they need to complete their projects, including manpower and material supply. We have also recently introduced additional assistance measures to ease the financial pressures brought about by the pandemic-induced spikes in construction costs, including both manpower and non-manpower costs,” said HDB in a statement.

Faris and his wife are among those affected as they had booked an HDB flat in Woodlands.

“We surveyed around Woodlands where the resale HDB prices are within our budget. However, most sellers are now asking for COV of up to $50,000,” said Faris.

Strong pent-up demand pushing prices upwards for resale HDB and private properties

As demand far outstrips supply, this has resulted in record prices in both the HDB and private property markets, surpassing the record prices seen during the peak in the third quarter of 2013.

Data from HDB showed that the Resale Price Index (RPI) for the third quarter of 2021 is now 150.6 points.

This is an increase of 2.9 per cent over that in the second quarter.

Meanwhile, resale transactions rose by 19.4 per cent from 7,063 cases in the second quarter to 8,433 cases in the third quarter of 2021.

When compared to the third quarter of 2020, the resale transactions in the third quarter of 2021 were 8.3 per cent higher.

4-room HDB flats in the central area fetched the highest price on the island, transacting at a median price of $950,000 while those in Sembawang was the lowest (at a median transacted price of $417,000).

Woodlands, where Faris and his wife, were on the lookout for a 4-room HDB resale flat, recorded a median price of $420,000 - the second-lowest median price for a 4-room HDB flat on the island.

Still, as Faris can attest to, the asking price even in the far-flung area of Woodlands is sky-high.

“On hindsight, that cash component could be better utilised for our renovation cost as we do not intend to take a loan. After much discussion, we decided to stay put at my in-laws. Thankfully, they were very understanding,” said Faris.

Meanwhile, data from the Urban Redevelopment Authority (URA), showed that prices of private residential properties increased by 1.1 per cent in the third quarter of 2021, compared with the 0.8 per cent increase in the previous quarter. 

Landed properties saw a higher price increase when compared to non-landed properties.

They increased by 2.6 per cent in the third quarter of 2021, compared with the 0.3 per cent decrease in the previous quarter. 

Meanwhile, prices of non-landed properties increased by 0.7 per cent in the third quarter of 2021, compared with the 1.1 per cent increase in the previous quarter. 

Rentals for HDB flats and private properties are also on the rise

The supply crunch has also seen rentals for HDB flats and condominiums rising.

In the past, one can rent a 4-room HDB flat for below $2,000 per month. However, as third quarter data from HDB showed, the median transacted price for 4-room HDB flats in most HDB estates are now above $2,000 per month except for Sembawang ($1,900) and Woodlands ($1,900).

In Jurong West, for instance, the median transacted price per month for 4-room HDB flats now stands at $2,150 when it was previously transacted at $2,050 per month in the second quarter of 2021.

Meanwhile, in the private property market, URA’s data showed that rentals for private residential properties increased by 1.8 per cent in the third quarter of 2021, compared with the 2.9 per cent increase in the previous quarter.

This is also something Ed (not his real name), who is also married, can confirm.

He is currently looking for a common room to rent in a condominium was surprised by the high asking price from landlords.

“It does not make any sense as people are losing jobs and we do not have many expats coming in yet rentals are going up,” he laments.

Ed is also looking to buy an HDB flat but is put off by the high asking price and the long waiting period for BTO flats.

“I think I may just rent for one year and wait out till the property market stabilises. However, buying an HDB flat is something definitely on my mind. The timing and pricing are just not right at the moment,” he said.
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Another couple, Ali and his wife say their landlord is looking to increase their rent for the 2-bedroom condominium they are currently renting in eastern Singapore from $3,000 to $3,200 a month.

“Our lease is up for renewal soon. We are still deciding if we should stay put or move on. We love this place as it is close to East Coast Beach. Everywhere else that we looked, landlords are similarly asking for between $3,200 to $3,500,” said Ali.

For now, first-time homebuyers like Farhan will have to wait out while rent-seekers like Ed and Ali will have to pay what landlords are currently asking for.

While paying for your property using your CPF Ordinary Account (OA) is the default way to finance your home purchase, there are implications that you need to be aware of.

By Khalil Adis

Buying a property is perhaps the single big-ticket item that we will possibly purchase in our lifetime.

As such, it is no wonder most Singaporeans will use their CPF Ordinary Account (OA) towards their property purchase.

It makes sense since we  have worked so hard and set aside a tidy sum in our CPF.

However, there are implications if you wish to use your CPF OA.

Here are six things you need to know before committing.

#1: Your CPF OA will be (almost) wiped out when you buy an HDB flat

While you can get up to 90 per cent financing when buying an HDB flat, HDB will usually use up your CPF OA towards your flat's purchase.

This is to reduce your loan amount and therefore, your monthly mortgage.

The good news is you do have the option of keeping $20,000 in your OA to pay for your flat purchase.

If you do not have enough, then you will have to pay for it in cash.

This is a better option in my opinion which I shall explain later in point number 6.

#2: You will be subjected to the MSR and Valuation Limit when buying a resale HDB flat (for HDB loan)

If you are taking an HDB loan, do note you will be subjected to the Mortgage Service Ratio (MSR) and Valuation Limit.

MSR refers to the portion of a borrower’s gross monthly income that goes towards repaying all property loans. 

Your MSR is capped at 30 per cent of a borrower's gross monthly income.

If your gross monthly income is $5,000, your MSR will be $1,500.

Therefore, your monthly mortgage cannot exceed this amount.

Your Valuation Limit is the lower of the purchase price or valuation at the time of purchase.

Assuming the valuation for the flat and purchase price are the same at $500,000 (which means there is no cash-over-valuation), you can use up to $500,000 in your CPF OA.
​
If you are unable to meet your Basic Retirement Sum (BSR), you will need to pay for your mortgage in cash. 

You can use CPF's Housing Limit Calculator here.

#3: You will be subjected to the MSR, Valuation Limit and Withdrawal Limit when buying a resale HDB flat (for a bank loan)​

If you are taking a bank loan, do note you will be subjected to the Mortgage Service Ratio (MSR), Valuation Limit and Withdrawal Limit.

Assuming the valuation for the flat and purchase price are the same at $500,000 (which means there is no cash-over-valuation), your Valuation Limit is $500,000.

For a bank loan, you will be subjected to Withdrawal Limit which is 120 per cent of the Valuation Limit.

This means you can use up to $600,000 in your CPF OA towards your flat purchase.

If you are unable to meet your BSR, you will need to pay for your mortgage in cash. 
​
#4: You will be subjected to the TDSR, Valuation Limit and Withdrawal Limit when buying a private property

If you are taking a bank loan, do note you will be subjected to the Total Debt Service Ratio (TDSR), Valuation Limit and Withdrawal Limit.

Your TDSR should be less than or equal to 60 per cent.

Assuming you have a gross monthly income of $5,000 with a total monthly debt of $1,000, this is your TDSR:

$1,000/$5,000 x 100% = 20%

Assuming the valuation for the private property and purchase price are the same at $1 million (which means there is no cash-over-valuation), your Valuation Limit is $1 million.

For a bank loan, you will be subjected to Withdrawal Limit which is 120 per cent of the Valuation Limit.

This means you can use up to $1.2 million in your CPF OA towards your private property purchase.

If you are unable to meet your BSR, you will need to pay your mortgage in cash. 

Do note, your monthly mortgage and monthly debt cannot exceed more than 60 per cent of your TDSR.

#5: Pro-rated CPF usage for properties with less than 60 years of lease

Why are older HDB flats or private properties seeing their value diminishing?

This is because their value will revert to zero towards the end of the lease.

​They are also subjected to a pro-rated CPF usage if their lease is less than 60 years.

This makes them harder to sell as it limits the pool of buyers who can buy such properties.
​
Let us assume the following:
Remaining Lease: 50 years 
Youngest Buyer Age: 35 years old 
HDB Flat Price: $400,000

The formula to calculate the pro-rated CPF usage is as follows:

Remaining Lease of Property – 20 / 95 - Age of Youngest Buyer Using CPF - 20

50 - 20 / 95 - 35 - 20 = 30/40

Valuation Limit = 0.75

CPF Usage = 75% x $400,000 = $300,000

For a bank loan, you will be subjected to Withdrawal Limit which is 120 per cent of the Valuation Limit which is $360,000.

#6: CPF amount used with accrued interest needs to be refunded to your Ordinary Account when selling your property

Most people prefer to use their CPF OA when paying for their monthly mortgage. 

In fact, this seems to be the default way to finance our home purchase.

However, there are some repercussions that you need to be aware of.

When you sell your property, the CPF amount used with accrued interest needs to be refunded to your CPF OA.

As such, this may result in fewer cash proceeds or even a negative sale when you sell your property.

Let us assume the following:
Property’s selling price: $600,000
Property’s purchase price: $500,000
CPF amount used with accrued interest: $300,000
Outstanding loan:$200,000
Sales proceeds: $600,000 - $300,000 - $200,000 = $100,000

Do note, this does not include your legal/conveyancing fees, agent’s commission and other miscellaneous costs.

Conclusion
As you can see, paying for your property using your CPF OA may reduce your cash proceeds or even result in a negative sale when deducting all the expenses.

They say cash is king.

So perhaps paying for your monthly mortgage in cash is not such a bad thing after all.

Cooling measures may be implemented if the trend were to continue. Here are 5 things consumers should watch out for.

By Khalil Adis

Singapore’s property market continued to defy expectations in both the private and public sectors increasing by 3.0 and 3.3 per cent quarter-on-quarter respectively in the first quarter of 2021, data from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) showed.

Private residential prices soared for the third consecutive quarter growth since the third quarter of 2020 to reach 162.2 percentage points, while resale HDB prices have been on the uptrend since the second quarter of 2020 at 142.2 percentage points.

If this trend were to continue, the prices for resale HDB flats may soon hit or surpass the peak that was recorded in the second quarter of 2013.

Meanwhile, in the private property sector, the landed property segment has bucked the trend registering a price increase of 6.7 per cent in the first quarter of 20201 compared with the 1.6 per cent decrease in the previous quarter.

For the non-landed segment, properties that are located in the Rest of Central Region (RCR) took the lead, increasing by 6.1 per cent followed by those that are located in Outside Central Region (OCR) and Core Central Region (CCR) registering a 1.1 per cent and 0.5 per cent increase respectively.

For the rental market, rentals of private residential properties increased by 2.2 per cent in the first quarter of 2021, compared with the 0.1 per cent increase in the previous quarter.

Meanwhile, in the HDB rental market, the number of approved applications to rent out HDB flats rose by 26.0 per cent, from the 8,472 cases recorded in the fourth quarter of 2020 to 10,676 cases in the first quarter of 2021.

The upbeat market has prompted speculations that property cooling measures may be announced this year should prices continue to reach an unsustainable level.

We dissect Singapore’s property market data for the first quarter of 2021 and what they will mean for you as a consumer.

#1: Sellers’ market with potentially high cash-over-valuation in the HDB market

Built-To-Order (BTO) flats now have a waiting period of up to seven years due to construction delays brought upon by Covid-19.

As 80 per cent of Singapore’s population live in HDB flats, the tight supply for new launches will divert potential homebuyers to look for resale HDB flats instead.

This explains why the HDB Resale Price Index (RPI) has been on the uptrend for the fourth consecutive quarter.

Looking ahead, this could drive up the cash-over-valuation (COV) and may see the RPI surpassing the peak that was recorded in the second quarter of 2013.

For prospective home sellers, this could be an opportune time to sell your property.

HDB resale flats from newly MOP-ed (met their 5-year Minimum Occupation Period) such as those in Punggol and Sengkang are expected to see brisk demand.

We are also likely to see potential homebuyers having to shell out more cash for the COV as demand far outstrips supply.

#2: HDB upgraders may want to think twice 

With the buoyant HDB resale market, many might be thinking of cashing out and moving up the property ladder.

​However, this may not necessarily mean it is a good time to upgrade to a private property.

This is because the RPI and the Private Property Index (PPI) have been on the upward trend and are not likely to see their price gap narrowing anytime soon.

HDB’s RPI now stands at 142.2 percentage points while the PPI is at 162.2 percentage points.

With the tight supply for new launches in the BTO and private property markets, the price indexes for both HDB and private resale properties are likely to surge ahead in the next quarter.

So unless you have sufficient cash and/or CPF to finance your next property purchase, it is best to wait out until the new supply for launches come on stream.

For those who will still like to take the plunge, do ensure you do a detailed financial calculation as you will be required to come up with a minimum 5 per cent cash downpayment and another 20 per cent in cash and/or CPF.
You will also need to take into account the Buyer’s Stamp Duty, conveyancing and agent’s fee.

The Buyer’s Stamp Duty will have to paid for in cash first before you can use your CPF Ordinary Account (OA).

Also, for those who are hitting 55-years-old this year, do remember that you will have to set aside a Basic Retirement Sum of $93,000 in your Retirement Account before you can touch the rest of your CPF OA. 

Should the government impose new cooling measures, it may also impact your ability to obtain financing.

Last but not least, when buying a private property, you will be subjected to the Total Debt Service Ratio (TDSR), Valuation Limit and Withdrawal Limit.

#3: Bright spots ahead for private properties located in the RCR and OCR

Why are private properties that are located in the RCR and suburbs (OCR) doing relatively better when compared to those that are in the central region?

This is because the profile of buyers here comprises mainly local and HDB upgraders.

As the pandemic has shown, the local market has remained fairly resilient due to the tight supply excess liquidity and changes in employment policies to encourage local businesses to hire Singaporeans first as part of the post-pandemic economic recovery.

Meanwhile, properties that are located in the central region have been badly affected due to the exodus of expatriates and the Ministry of Manpower’s tightening their criteria when hiring foreign employees.

As such, the pool of potential tenants and prospective homebuyers will likely shift towards the local market.
This is good news for prospective sellers and landlords.

Meanwhile, potential homebuyers will likely see prices for private resale properties increasing at outside the central region and within the suburbs.

However, not all is bad.

Those thinking of snapping up prized properties on Sentosa Cove or Orchard Road may find some good deals in the market.

#4: Tight supply in new launches may favour landlords

The rental index of private residential properties has been on the uptrend since the fourth quarter of 2021, data from URA showed.

Rentals for private residential properties increased by 2.2 per cent in the first quarter of 2021, compared with the 0.1 per cent increase in the previous quarter.

This may suggest that rent-seekers far outnumber landlords.

As of the end of the first quarter of 2021, there was a total supply of 48,139 uncompleted private residential units (excluding ECs) in the pipeline with planning approvals, compared with the 49,307 units in the previous quarter.
Of this, 21,602 units remained unsold as at the end of the first quarter of 2021, compared with the 24,296 units in the previous quarter.

Rent-seekers who are looking for properties in the RCR and OCR may face stiff competition from both locals and foreign tenants.

Meanwhile, private properties that are located in the central area may likely see their asking price being reduced as this market has been severely impacted by Covid-19.

This is good news for tenants but not for landlords.

#5: HDB landlords may want to revise their rental rate for 2021

Likewise, the HDB rental market has seen a spike in their median rents possibly due to the tight supply of new BTO launches and their relative affordability when compared to the private sector.

According to data from HBD, in the first quarter of 2021, the median rents for HDB flats, in general, have seen an increase across the board when compared to the fourth quarter of last year.

For landlords that are renewing their lease for 2021, this may be a good time to renegotiate your tenancy agreement with your tenants.
​
Meanwhile, tenants may have to increase their budget slightly in light of the exuberant rental market.

Cooling measures could be introduced in both the HDB and private property markets to ensure prices remain in tandem with wages.

By Khalil Adis

Singapore’s HDB and private property markets have defied expectations amid the pandemic soaring by 5.0 per cent and 2.2 per cent respectively for the whole of 2020, data from HDB and URA showed.

In the HDB market, the Resale Price Index (RPI) for the fourth quarter of 2020 is 138.1 representing an increase of 3.1 per cent over the third quarter.

HDB flats in the resale market saw transactions fall by 1.9 per cent, from 7,787 cases in the third quarter of 2020 to 7,642 cases in the fourth quarter.

However, when compared to the fourth quarter of 2019, the resale transactions in the fourth quarter of this year were 20.6 per cent higher. 

For the whole year of 2020, HDB’s data showed that resale transactions increased by 4.4 per cent from 23,714 cases to 24,748 cases.

Meanwhile, the Property Price Index (PPI) for private residential properties increased by 2.1 per cent in the fourth quarter of 2020, compared with the 0.8 per cent increase in the previous quarter.

The resale private property market saw an increase in transactions in the fourth quarter of 2020 with 4,249 homes changing hands compared with the 3,467 units transacted in the previous quarter.

Market exuberance was seen for the whole of 2020, with 10,729 resale transactions compared with the 8,949 resale transactions in 2019.

For the whole of 2020, prices of private residential properties increased by 2.2 per cent, compared with the 2.7 per cent increase in 2019.

Islandwide, for the whole of 2020, non-landed properties proved to be far more resilient increasing by 2.5 per cent while landed properties rose by 1.2 per cent.

Non-landed properties in the prime areas which are defined by the Core Central Region (CCR) were the worst performing for the entire 2020, decreasing by 0.4 per cent followed by those in the Rest of Central Region (RCR) and Outside Central Region (OCR) which increased by 4.7 per cent and 3.2 per cent respectively.

With this in mind, here are the property market outlook and predictions for 2021:

#1: Cooling measures may be introduced

The pandemic has seen both the HDB and private property markets performing better than expected.

If the trend were to continue, property prices could reach an unsustainable level.

As such, the government may introduce a slew of cooling measures to ensure property prices are in line with wages so that buying property remains within reach.

This is especially so for first-time homebuyers.

The cooling measures could include reducing the loan-to-value (LTV) limit, tweaking the Seller’s Stamp Duty and Additional Buyer’s Stamp Duty (ABSD) and revising the Mortgage Servicing Ratio (MSR) and Total Debt Service Ratio (TDSR).

#2: Supply glut in the private property market could soften the resale market

URA’s data showed that as at the end of the fourth quarter of 2020, there was a total supply of 49,307 uncompleted private residential units (excluding ECs) in the pipeline with planning approvals compared with the 50,369 units in the previous quarter. 

Of this number, 24,296 units remained unsold as at the end of the fourth quarter, compared with the 26,483 units in the previous quarter.

Such unsold units may result in the softening of the resale market as buyers are spoilt for choice.
Sellers who are desperate to offload their properties may cut prices in a bid to draw buyers.
​
#3: Buyers’ market especially in the prime areas

In such a scenario, the prime areas located within the CCR as well as in Sentosa Cove will be where the good deals are as these areas are price sensitive and volatile during an economic downturn.

This is already confirmed in URA’s fourth quarter of 2020 data which showed that the CCR was the only region which recorded a 0.4 per cent price decline.

Meanwhile, the suburban areas in the OCR will remain resilient as the homes here are relatively affordable and dominated by local buyers and HDB upgraders.

#4: HDB resale market will remain resilient

Speaking of HDB, the resale market is expected to continue remaining fairly resilient.

This is because HDB flats are seen as an essential need and is home to 80 per cent of the population.

The resale market, particular newly MOP-ed flats (those that have already met the 5-year Minimum Occupation Period), will see strong demand.

Sengkang and Punggol will be among the popular estates for HDB resale transactions.

#5: New BTO launches in mature estates will be oversubscribed

According to HDB, it will offer about 3,700 Build-To-Order (BTO) flats in Bukit Batok, Kallang Whampoa, Tengah and Toa Payoh in its February launch. 

This includes the new Community Care Apartments in Bukit Batok.

In May 2021, HDB will offer another 3,800 BTO flats in Bukit Merah, Geylang, Tengah and Woodlands. 

The BTO projects in Kallang Whampoa, Toa Payoh, Bukit Merah and Geylang are expected to be eagerly snapped up and oversubscribed as these are mature estates that are located close to the central area.

​Punggol and Sengkang are tied at the top spot with 116 transactions recorded last month, followed by Yishun and Tampines trailing behind at 80 and 76 transactions respectively.

By Khalil Adis

​Homeowners in Punggol and Sengkang, hold on tight to your HDB flats (until you get a better offer, that is) as they are the most in-demand HDB estates for September 2020, data from HDB showed.

According to 4-room  transactions captured on HDB's website, Punggol and Sengkang are tied at number one with 116 transactions recorded last month, followed by Yishun and Tampines in the second and third place at 80 and 76 transactions respectively.

In terms of the median transacted price, 4-room HDB flats in Punggol fetched far higher prices at $468,514.97 while Sengkang's figures were $436,909.17.

Other HDB estates that made the cut included Bukit Panjang, Hougang, Bedok, Jurong West, Woodlands, Pasir Ris and Ang Mo Kio.

Of the 11, six (Punggol, Sengkang, Yishun, Bukit Panjang, Jurong West and Woodlands) are non-mature and five (Tampines, Hougang, Bedok, Pasir Ris and Ang Mo Kio) are mature HDB estates.

4-room flats in Woodlands fetched the lowest median average price at $352,380.60 while those in Punggol fetched the highest at $468,514.97, representing a price difference of 32.96 per cent.

HDB estate in northern Singapore (Yishun, Bukit Panjang, Woodlands and Ang Mo Kio) proved to be popular, followed by the north-east (Punggol, Sengkang and Hougang), east (Tampines, Bedok, Pasir Ris) and west (Jurong West).

Here is the ranking from the most to least popular HDB estates.

#1: Punggol and Sengkang

Flat Type: 4 Room
HDB Town: Punggol
Resale Registration Date: Sep 2020
Total number of records found: 116 (Data as at 4 Oct 2020)
Median transacted price: $468,514.97

Flat Type: 4 Room
HDB Town: Sengkang
Resale Registration Date: Sep 2020
Total number of records found: 116 (Data as at 4 Oct 2020)
Median transacted price: $436,909.17

Punggol and Sengkang continue to be popular in the resale market as some sellers seek to offload their HDB flats once they have hit the 5-year Minimum Occupation Period (MOP) while buyers are attracted to the relatively new and better-designed flats.  

Accessible via the North East Line (NEL), LRT and Tampines Expressway (TPE), both estates have a relatively young population.

Data from SingStats showed that Punggol and Sengkang had the highest proportion of children aged below 5 years at 9.9 per cent in 2019.

Despite falling to the hands of the opposition during the recently concluded general elections Sengkang has not lost its lustre as HDB's data showed.

Meanwhile, Punggol is set to welcome the extension of the Cross Island Line (CRL) that will link it to Pasir Ris by 2031. 

The 7.3 km line will comprise four stations – Punggol, Riviera, Elias and Pasir Ris.

Punggol MRT station will be an interchange station to the CRL that will connect residents to the North East Line (NEL) and Punggol Digital District via Punggol Coast MRT station.

Rivieria and Pasir Ris MRT stations will be connected to the Punggol LRT line and East West Line (EWL) respectively.

#2: Yishun

Flat Type: 4 Room
HDB Town: Yishun
Resale Registration Date: Sep 2020
Total number of records found: 80 (Data as at 4 Oct 2020)
Median transacted price: $365,638.15

While Yishun may conjure images of the morbid and macabre, data from HDB showed that it is the second most popular estate on the island in September 2020 with 80 transactions recorded.

So what gives?

Perhaps, it is the recent rejuvenation programme that Yishun had undergone under the URA's master plan. The estate is now home to the new Yishun Integrated Transport Hub and Northpoint City.  

Other infrastructure projects in the pipeline include the upcoming $7 to $8 billion North-South Expressway (NSE) by 2023. 

This will allow residents to travel to the city in just 20 minutes flat. It will also offer better connectivity to neighbourhoods located in the north-south corridor such as Woodlands, Sembawang, Yishun, Ang Mo Kio, Bishan and Toa Payoh. 

#3: Tampines

​Flat Type: 4 Room
HDB Town: Tampines
Resale Registration Date: Sep 2020
Total number of records found: 76 (Data as at 4 Oct 2020)
Median transacted price: $444,814.16

Tampines is the top-ranking mature estate ranking third in place.

A perennial favourite due to the abundance of shopping malls like Tampines One, Tampines Mall and Century Square, the opening of IKEA Tampines has certainly upped the hip quotient to live within this self-sufficient estate.

Served by the East West Line (EWL) and Downtown Line (DTL) via Tampines, Tampines West and Tampines East MRT stations, connectivity will be further enhanced when the Downtown Line (DTL) connects Tampines to the Thomson East Coast Line (TEL) by 2024 via Expo interchange station.

Malls aside, Tampines is conveniently located next to Changi Business Park where jobs abound. 

The business park serves as a hub for data centre, banks and knowledge-intensive industries.

#4: Bukit Panjang

Flat Type: 4 Room
HDB Town: Bukit Panjang
Resale Registration Date: Sep 2020
Total number of records found: 65 (Data as at 4 Oct 2020)
Median transacted price: $414,172.08

Meaning "long hill" in Malay, Bukit Panjang is a hilly estate that was once only accessible via bus and LRT. 

However, since the opening of the Downtown Line (DTL), Bukit Panjang is now served by a dedicated MRT line that links it to downtown Singapore in 30 minutes.

Comprising a mixture of flats, condominiums and private housing, residents can now enjoy a seamless transfer to the MRT and LRT stations via the Bukit Panjang Integrated Transport Hub within Hillion Mall.

Located next to Bukit Timah Hill and the water catchment area of Upper Seletar Reservoir, nature lovers can look forward to the park connectors linking Bukit Panjang Park and Zhenghua Park.

#5: Hougang

Flat Type: 4 Room
HDB Town: Hougang
Resale Registration Date: Sep 2020
Total number of records found: 64 (Data as at 4 Oct 2020)
Median transacted price: $414,482.05

What's there not to love about the mature estate of Hougang?

Known for its rich heritage and delicious hawker fares, Hougang is also home to several good schools such as Montfort Junior School, Holy Innocents' High School, Xinghua Primary School and Xinmin Primary School and Xinmin Secondary School.

This has perhaps explained why Hougang is the fifth most transacted HDB estate in September 2020.

Hougang is served by Hougang MRT station via the North East Line (NEL). 

By 2031,  this station will be upgraded to an interchange station linking it to the Cross Island Line (CRL) spanning from Jurong Industrial Estate to Changi.

Amenities wise, Hougang Central features two shopping centres, namely, Hougang Mall and Kang Kar Mall.

#6: Bedok

Flat Type: 4 Room
HDB Town: Bedok
Resale Registration Date: Sep 2020
Total number of records found: 55 (Data as at 4 Oct 2020)
Median transacted price: $419,888.73

Bedok is the third mature HDB estate to make the list placing it at number 6.

Home to an estimated 289,000 residents, Bedok is the largest planning area on the island offering a mix of HDB flats and private housing options.

Accessible by Bedok MRT station on the East West Line (EWL), residents are now served by three more MRT stations namely, Kaki Bukit, Bedok North and Bedok Reservoir via the Downtown Line (DTL).

By 2023, Bedok will welcome five more MRT stations via the Thomson East Coast Line (TEL) - Marine Terrace, Siglap, Bayshore, Bedok South and Sungei Bedok.

The estate counts Bedok Mall, Bedok Interchange Hawker Centre, Bedok Point, Bedok Public Library and Bedok Polyclinic as among some of the amenities that can be found within the town centre.

Food-wise, Bedok Interchange Hawker Centre is a foodie treasure trove known for its delightful but affordable cuisines ranging from chicken rice to Mee Rebus.

#7: Jurong West

Flat Type: 4 Room
HDB Town: Jurong West
Resale Registration Date: Sep 2020
Total number of records found: 51 (Data as at 4 Oct 2020)
Median transacted price: $397,957.73

Ranking seventh is Jurong West which is home to Nanyang Technological University (NTU) and Jurong Industrial Estate.

Currently accessible by MRT via Lakeside, Boon Lay, Pioneer and Joo Koon MRT stations on the East West Line (EWL), Jurong West will get its own dedicated MRT line by 2026.

Called Jurong Region Line (JRL), this will be Singapore's seventh MRT line to serve both existing and future development in the western part of Singapore. 

When opened, it will connect Jurong Lake District to Jurong Industrial Estate, Jurong Innovation District, and the Nanyang Technological University (NTU).

Comprising 24 stations over 24 km, JRL will have three interchange stations at Boon Lay, Choa Chu Kang and Jurong East MRT stations.

Jurong Town Hall MRT station, in particular, will be an interchange station to the Kuala Lumpur - Singapore High Speed Rail line.

#8: Woodlands

Flat Type: 4 Room
HDB Town: Woodlands
Resale Registration Date: Sep 2020
Total number of records found: 47 (Data as at 4 Oct 2020)
Median transacted price: $352,380.60

If you are looking for affordable housing options on the island that is in demand, then Woodlands should be on your bucket list.

Under URA's Master Plan 2019, Woodlands is set to transform in the next 15 years via Woodlands Regional Centre.

When completed, it is poised to take its place as the largest economic hub in northern Singapore.

Some of the industry clusters that are envisioned to take shape here include business, industry, research & development, and learning & innovation.

As we speak, Woodlands last year witnessed the opening of Woodlands North and Woodlands South MRT stations on the Thomson-East Coast Line (TEL). 

This is especially good news for those who need to commute to Johor Bahru regularly.

When it is ready at the end of 2026, Woodlands North will allow commuters to transfer to the Rapid Transit System (RTS) link.

#9: Pasir Ris

Flat Type: 4 Room
HDB Town: Pasir Ris
Resale Registration Date: Sep 2020
Total number of records found: 46 (Data as at 4 Oct 2020)
Median transacted price: $448,130.43

Located on the other end of the island, Pasir Ris conjures up images of rustic and laid back Singapore thanks to the numerous chalets and resorts that can be found here.

Home to Lorong Halus Wetland and Pasir Ris Beach, the estate is currently served by Pasir Ris MRT station on the East West Line (EWL) that is integrated with the bus interchange.

By 2031, however, the MRT station will be upgraded to an interchange station to the Cross Island Line (CRL) linking Pasir Ris to Punggol.

Offering a good mix of HDB flats, condominiums and landed homes, Pasir Ris is home to two malls namely, White Sands and Elias Mall.

Despite its far-flung location, prices for 4-room HDB flats here are the third most expensive after Punggol and Sengkang reflecting strong demand.

#10: Ang Mo Kio

Flat Type: 4 Room
HDB Town: Ang Mo Kio
Resale Registration Date: Sep 2020
Total number of records found: 39 (Data as at 4 Oct 2020)
Median transacted price: $407,904.51

Ang Mo Kio is among one of the very first housing estates in Singapore making it the final mature neighbourhood to make it on the top ten list. 

Known for its delicious hawker food, Ang Mo Kio has a relatively older population with approximately one in five residents were aged 65 years and over in 2019, data from SingStats showed.

The heart of Ang Mo Kio lies at its vibrant town centre located just next to the MRT station.

Home to Ang Mo Kio Community Library, Ang Mo Kio Polyclinic and Market & Hawker Centre, the town centre has been rejuvenated over the years to cater to the younger generation. 

A new shopping mall called AMK Hub is now integrated with the transportation hub linking residents from the MRT station to Ang Mo Kio Bus Interchange. 

To make the transfer a seamless experience, residents can look forward to a wide array of amenities ranging from NTUC FairPrice to banking options at Bank of China and UOB. Meanwhile, further down the road, a new mall called Djitsun Mall offers four levels of dining, retail and edutainment and fitness experience.

To meet the demands of the upwardly mobile, a private condominium called Centro Residences has also been built just across AMK Hub. 

There's more to come that will increase the attractiveness of Ang Mo Kio.

Under the URA Draft Master Plan 2019, the estate will be rejuvenated with new housing precincts and amenities while retaining its current charms. 
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In terms of connectivity, Ang Mo Kio will witness the additions of four new stations - Lentor and Mayflower MRT stations on the Thomson East Coast Line (TEL) and Bright Hill and Teck Ghee MRT stations on the Cross Island Line (CRL). 

Bright Hill will be an interchange station to the TEL and Cross Island Line (CRL). 

Meanwhile, Ang Mo Kio MRT station will be upgraded to an interchange station to the North South Line (NSL) and Cross Island Line (CRL).