​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. 
​
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).

​A vibrant district is about to take shape over at Woodlands Regional Centre in the next 15 years with enhanced connectivity to Johor Bahru via the Rapid Transit System (RTS) Link. We give you the quick low-down on this gateway district to Singapore.

By Khalil Adis

​Living in Woodlands is about to get even more exciting as Woodlands Regional Centre will be developed into a sizeable commercial hub and bring jobs closer to homes in the northern region of Singapore. 

Comprising 100 hectares of land, the Urban Redevelopment Authority (URA) envisages Woodlands Regional Centre to become home to new spaces for industry, research and development, learning and innovation over the next 15 years.

Just last month, the URA released a white site for sale under the reserve list of the second half of 2018 Government Land Sales (GLS) Programme.

A white site means it can be used for different functions such as commercial, residential and industrial.

The sale of the site is especially momentous as it will provide a seamless connection for commuters travelling to Johor Bahru via the RTS Link by 2024 at Woodlands North MRT station before disembarking at Bukit Chagar station.

Here are a few quick facts on the site:

#1: Located next to popular shopping mall, Causeway Point

​The site is located within Woodlands Regional Centre which comprises two complementary precincts - Woodlands Central and Woodlands North Coast.

The white site itself is located at Woodlands Central which the URA said will be transformed into a bustling commercial and community node with a mix of office, retail, residential and attractive public spaces for live, work and play. 

#2: A vibrant mixed-use site with a GFA of 115,000 m2

The mixed-use site measures 2.75ha and can potentially generate some 115,000 m2 of gross floor area (GFA) for office, residential, retail and entertainment uses.

At least 45,000 m2 of the maximum permissible GFA of the development will be set aside for office use. 

Meanwhile, the URA said the remaining GFA can be for additional office, retail, entertainment and residential uses.

#3: 27,000 households in northern Singapore set to benefit

According to the URA, the new public spaces planned for the precinct can be enjoyed by more than 27,000 households in the vicinity. 

Woodlands Central will also serve as a community gathering point for the residents in Woodlands and the rest of the north region.

#4: Strategically located above the upcoming Woodlands Thomson East Coast Line (TEL) station, (TE2) 

​The site is planned to be seamlessly connected to the existing Woodlands MRT station.

As such, the site will enjoy a direct connection to both the Thomson East Coast Line (TEL) and the North South Line (NSL) via the Woodlands TEL station, (TE2).

From the TE2 station, commuters can hop onto the RTS Link at Woodlands North MRT station located one stop away to Bukit Chagar station in Johor Bahru.

#5: Direct basement connection to TE2 station

The new development will have a direct basement connection to the future Woodlands TEL station, providing shoppers and commuters with easy access to the rest of the stations under the TEL.

This includes the Central Business District, Marina Bay and the shopping, dining and entertainment options at Orchard Road.

#6: 100,000 new jobs

​When fully developed, Woodlands Regional Centre will have about 700,000m2 of commercial space and offer approximately 100,000 new jobs.

#7: Innovation district at Woodlands North Coast

​Meanwhile, a mixed-use business cluster will be coming up at Woodlands North Coast which will include future industrial and business park spaces.

Woodlands North Coast will be served by the Woodlands North MRT station

The URA has envisioned it to provide flexible workspaces that encourage experimentation and innovation and are geared towards the needs of both small to medium enterprises and multinational companies.

Summary

As we can see from the infographics above, prices of HDB resale flats across the board have fallen except for executive flats.

However, the upcoming TEL and developments at Woodlands Regional Centre will act as a property booster for homes in the area.

The opening of Woodlands TEL station and Woodlands North MRT station will be the first property booster followed by the rest of the developments that are being planned.

Homeowners of 3-,  4- and 5-room HDB flats should hold on tight to their properties in the next 15 years before selling.

Meanwhile, it is a good opportunity for home buyers to start their property hunt in Woodlands and wait for the capital appreciation  as Woodlands Regional Centre becomes more mature.

As for the RTS Link, the Malaysian government has remained committed on completing this project.

In fact, this is one of the major infrastructure project that will be carried on under the newly elected Pakatan Harapan government.

For a detailed master plan of Woodlands Regional Centre, do check out the URA site here