The Landmark Review: Lush Living Near The CBD Combining Nature With Heritage

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The Landmark is an upcoming 39-storey, 396-unit leasehold condominium located along Chin Swee Road in District 3. Bounded by Pearl’s Hill City Park and Singapore River, this residential highrise offers an excellent balance of natural scenery with the hustle and bustle of city life. Developed by Landmark JV Pte Ltd, the project has a tenure of 99 years w.e.f 28 August 2020 and an expected T.O.P (Temporary Occupation Date) of 30 March 2025.


The Landmark perfectly encapsulates the idyllic vision of living in the heart of a garden city. Homebuyers get to enjoy living close to the city centre and all the convenience it brings

as Clarke Quay and Chinatown are just a stone’s throw away. Yet, its close proximity to Pearl’s Hill City Park offers lush greenery and rare serenity at the same time.

With its proposed bronze cladding and towering height offering a 360-degree view of the Central Business District (CBD), this luxury development in itself will be a striking trademark of the city skyline upon completion. It is perfect for working professionals whose offices are situated in the CBD with public transport easily accessible. Outram Park MRT and Chinatown MRT are just a walking distance away with the upcoming Thomson-East Coast (TEL) offering more new stations as well. Whilst the convenience is superb, you can expect some noise levels from Chin Swee Road and the nearby Central Expressway (CTE).

In terms of facilities, The Landmark has done an outstanding job of maximising 5 levels of social spaces with thoughtfully curated lifestyle facilities which allows residents to enjoy the panoramic views of downtown Singapore. For example, the grand entrance at level one is accompanied by the infinity pool above on level two — which overlooks Pearl’s Hill City Park and the surrounding greenery. 

The rest of the facilities are split between levels one and two; levels 14 and 34; and the roof. The Sky Gym on level 14 and rooftop viewing are particular highlights. The Landmark also does a great job of integrating green spaces and landscaping into its design making it visually appealing for nature lovers.

One Bernam Condominium Fact Sheet

Property Type: Private Condominium

Tenure: 99 years Leasehold

Address: 173 Chin Swee Road

TOP: 30 March 2025

Site Area: 6,706.8 sqm/ 72,192 sqft

Blocks: 1

Units: 396 units

Floors: 39

Developer: Landmark JV Pte Ltd (Joint Venture by ZACD Group Limited and MCC Land)

Land tender price

The Landmark is built on the former site of Landmark Tower, the result of an en-bloc sale to a consortium consisting of ZACD Group Limited, MCC Singapore and SSLE Development Pte Ltd. The collective sale was for $286 million, which is slightly higher than the previous owners’ reserve price of $285 million. This works out to a land rate of about $1,406 psf per plot ratio after factoring in a lease upgrading premium of around $57 million. The total approximate Gross Floor Area is 282, 624 sq ft. The break even price is estimated to be $1691 while the selling price is roughly $1944, when you take into account a 15% profit margin.

Criteria 1: Growth Areas

  • Greater Southern Waterfront (GSW)

There are a number of developments coming up in the District 3 area. The biggest of which will soon be the Greater Southern Waterfront. Stretching from Gardens By The Bay East to Pasir Panjang, this future urban area will be 6 times the size of Marina Bay and feature office spaces, lifestyle amenities and nature parks to complement the residential developments. 

Future homeowners and investors of The Landmark can look forward to a greater supply of tenants as new offices are built up in the area. The potential resale value is tremendous as well given the upgrading works and existing amenities in the area.

  • Singapore General Hospital Campus Master Plan

The biggest major development in the vicinity of The Landmark is  the completion of the Outram Medical Campus, which will open by 2023. The Outram Medical Campus, or Singapore General Hospital Campus, will be Singapore’s largest medical campus and is part of the government’s strategy to anticipate the healthcare needs of Singaporeans with top-class infrastructure.

For residents, having the Outram Medical Campus at their doorstep will be appealing for those with health needs. For landlords, the Outram Medical Campus can also be a potential source of tenants for hospital staff looking to rent out your newly bought unit.

  • New MRT Stations

On top of the existing MRT stations that are already in the area, there will be more stations added thanks to the completion of the Thomson-East Coast line (TEL) and additional stops on the Circle Line (CCL) such Havelock MRT, Outram MRT, Cantonment MRT, Keppel MRT. They will further enhance the accessibility between The Landmark and the rest of Singapore.

The new TEL interchange at Outram Park MRT will connect residents to the Northern and Southern region of Singapore with the option of switching to the Downtown Line and North-South line as well. Once Keppel MRT and Cantonment MRT are ready, they will close the loop on the Circle Line and bring residents directly to the Marina Bay area.

Criteria 2: Unique Selling Points

  • Strategic Location

We’ve touched on The Landmark’s excellent location but it bears emphasising. Residents can enjoy easy access to a whole host of amenities, MRTs, eateries and more which means getting your necessities has never been easier. 

Retail therapy is just a stone’s throw away at People’s Park Complex and Central Mall while foodies can be content with the excellent food options in the neighbourhood. The availability of hawker stalls nearby such as Tiong Bahru Market & Food Centre means the gastronomical needs of all residents can be satisfied at an affordable budget. 

For nature lovers, Pearl’s Hill City Park provides a tranquil escape from the urban landscape while the Singapore River is a great location for joggers or families hoping to bring their young kids out on a stroll. 

Being close to the Clarke Quay area is also perfect for after-work socialising with a number of pubs and clubs in the vicinity. If you’re a cultural connoisseur, some of Singapore’s most distinguished museums and performance venues are nearby as well. So whether you’re a working professional or growing family, The Landmark’s strategic location makes it an appealing choice.

  • Unrivalled Connectivity & Access To Public Transports

The convenient transportation network around The Landmark allows residents to enjoy quick commutes within the area and to other parts of Singapore as well. While we’ve mentioned the numerous MRT stations that are available, there’s also public buses that can take you around the city seamlessly.

The Landmark is also suitable for private car owners who can easily connect to CTE via Chin Swee Road while PIE and MCE allow access to the rest of the island. However, there is the potential for traffic congestion during peak hours so plan your route and driving time well.

  • Proximity To Nature

One of the biggest selling points for The Landmark is that it is conveniently located to a few parks, which are quite rare for the Central Business District (CBD) area. The serenity that the natural greenery provides makes it a great place to escape to and relax from the busy day to day activities. 

Pearl’s Hill City Park is right at the doorstep for residents, occupying a total of 9 hectares and it’s a peaceful environment for trekking or jogging. Kim Pong Park is also nearby and it’s a great place for kite flying, picnics and events despite its smaller size.

  • Top Schools Nearby

For parents with young children, The Landmark is right around the corner to a number of reputable schools such as Cantonment Primary and River Valley Primary school which are within a few minutes drive.

Other schools in the area include Outram Secondary School, Gan Eng Seng School and Zhangde Primary School. With its central location, The Landmark residents can take advantage of the convenient public transport system and major roads to send their kids to school efficiently.

  • Developers’ Credibility

The Landmark is developed by Landmark JV, a joint venture between three companies: ZACD, MCC Group and SSLE Development Pte Ltd.

This will be ZACD’s first residential development project as the majority stakeholder. Homebuyers can expect a quality home to be delivered, given the track record of ZACD in delivering quality projects with other partners, including Flo Residence at Punggol (with Capital Development) and Le Quest, a mixed-use development at Bukit Batok West, with Hong Kong-listed Chinese developer Qingjian Realty.

MCC Land is the regional arm in Southeast Asia of China’s MCC Group and has been developing various mixed development and private condo projects in Singapore such as The Santorini, Alps Residences and Canberra Residences. It has consistently ranked among the top 10 real estate developers in Singapore by BCI Asia Top 10 Developers Award.

SSLE is the property development arm of Sin Soon Lee Group and has established a strong track record, well-known for delivering quality residential projects to homebuyers. Together, the consortium provides credibility to the project that should put potential buyers and investors at ease.

Criteria 3: New Launch Comparison

We will be analysing One Pearl Bank, One Bernam and Riviere as a new launch comparison that is near to The Landmark. Other information including the tenure, TOP, number of units, distance to the nearest MRT and launch price are listed below.

  • 1 Bedroom

The Landmark is made up of a simple mix of 1, 2 and 3 bedroom units. Given its small plot of land, it’s understandable for the developers to stick to the basics with no fancy surprises. Despite its CBD fringe location, its size trumps One Bernam’s 1 bedroom layout. However, it is markedly smaller than the other new launch projects.

However, The Landmark’s starting price is slightly cheaper than the other developments, boasting a lower price per square foot, with the exception of One Bernam. It will be hugely attractive for potential investors looking for an affordable property near to the city centre with huge potential resale value.

  • 2 Bedroom

Interestingly, The Landmark’s 2 bedroom units are bigger than the rest of the new launch condos but the price difference is the most affordable. At $1.67 million it is absolutely great value when you consider the spaciousness of the layout as well as the prime location. It’s perfect for small-sized families or working professionals looking for a more lavish abode.

  • 3 Bedroom

The Landmark’s 3-bedroom units are more or less comparable with the other developments and the second lowest price, only slightly more expensive than One Pearl Bank’s 3-bedders. All units are given private lift access with additional balcony space, providing spectacular views of Pearl’s Hill City Park below. Well-furnished and spaced out, it will be a great investment for families or multiple tenants looking to rent. With its prime location in District 3, the price is only going to increase so it’s best to secure the unit early.

Criteria 4: Resale Project Comparison

To conduct a better analysis of One Bernam, we also look at the resale market and compare similar projects in the surrounding area that were launched before. These include Martin Places Residences which was launched in 2011 and Martin Modern in 2017.

  • 1 Bedroom

Martin Modern does not have a 1-bedder so we will only compare The Landmark to Martin Place Residences. It has a slightly bigger unit size but the price is cheaper than The Landmark’s at only $1.36 million.

Despite launching more than a decade ago, the low price might be more cause for concern. Whether it’s a lack of demand or other development taking attention away from the condo, Martin Place Residences could be a cautionary tale that buyers might want to keep in mind.

The difference is that the resale development is located right at the heart of the bustling city centre while The Landmark is at the fringe. Perhaps the tranquillity it provides will be a better pulling factor for potential residents.

  • 2 Bedroom

For the 2 BR units, the size offered by The Landmark markedly smaller than that of Martin Place Residences and Martin Modern. But the starting price of $1.67 million is actually good value for money when you factor in the prime location and future developments in the area. 

In this regard, the resale market in this area holds much potential for buyers to capitalise on. With the upcoming development of the Greater Southern Waterfront (GSW) and rejuvenation of the surrounding CBD area, the resale situation in the Downtown area works to the buyers’ advantage because The Landmark is priced well below what other new developments are offering. Therefore, the potential for capital growth is promising.

  • 3 Bedroom

In terms of size, Martin Place Residences trumps everyone else when it comes to 3 BR units, whether it is a new launch project or a resale property. It will be hugely attractive to any potential buyers who value a bigger space.

However, The Landmark’s starting size of 1076 sq ft is still quite roomy and can easily accommodate bigger families. It will make a good own stay unit if you’re not looking to maintain the high-recurring cost for purely investment.

Exit strategies

The Landmark will appeal to both owner-occupiers and investors as it is both an aspirational yet prudent purchase.

Even though The Landmark is on the city fringe, it is near enough to the Downtown area that it could certainly yield a positive rental advantage for investors. Therefore, The Landmark’s unit types will be especially attractive if the low-interest-rate environment persists.

Other than investors, homeowners who consist of young couples or bigger families will enjoy the convenience of the amenities as well as the excellent public transportation services in the area. With the added bonus surrounding greenery as well, The Landmark will feel like an oasis in the middle of an urban jungle.


Ultimately The Landmark benefits from an excellent locale especially if you’re working in the CBD. Its surrounding amenities, ease of convenience and potential resale value are all pulling factors that will attract potential buyers.

In the years to come, there will also be further additions of MRT stations along the Thomson-East Coast Line and Circle Line and developments such as Outram Medical Campus and Greater Southern Waterfront that will grow its value in the long-term.  

Despite the noise levels from Chin Swee Road, it’s clear that The Landmark’s location, attractive pricing and other positive traits make it a worthwhile investment.

Contact us

The above is the analysis for The Landmark, a mega project in district 3.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!


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One Bernam is an exciting, new 99-year leasehold mixed development that is located in District 2, at the heart of the Central Business District (CBD). Jointly developed by HY Realty and MCC Land, it is named after Bernam Street which is where the condo is located. It comprises 351 luxury residential units and the condominium’s projected T.O.P (Temporary Occupation Permit) date is 31st March 2026.


If you’re looking to savour a taste of Singapore’s cultural and historical offerings, then One Bernam is the perfect enclave for you to call home. Sitting in the heart of Tanjong Pagar, residents can enjoy a mix of modernity and history.

Restored and preserved, many of the area’s traditional shophouses stand in glorious juxtaposition to the now thriving business and commercial centre. All the amenities that you require are within reach as the extremely pedestrian-friendly district boasts a number of quirky shops, cafes and drinking holes offering an enticing after-work atmosphere. One Bernam is located within walking distance of three MRT stations, including Tanjong Pagar on the East-West line that conveniently connects you to the nerve centre of the Central Business District, as well as the Downtown Core, and anywhere else around the island. 

The residences at One Bernam are truly urban luxury living at its finest. Your home will be fitted with all the integrated smart features of a modern apartment. Take for example the selection of fixtures and fittings designed by Haiku, the award-winning American brand that is renowned for their exceptional design and technology. 

On top of the 351 residential units, there is also one floor level of fully furnished Serviced Apartments which serves as the perfect dwelling for loved ones and business guests who are in town for a visit. Buyers have the option of well-sized one or two-bedroom premium residences, as well as spacious three-bedroom units. Additionally, the crème de la crème are the breathtaking penthouses situated above the Level 34 Sky Terrace. 

In terms of facilities, there are two gardens on the Level 4 Sky Terrace which are linked by a hanging Garden Bridge and interspersed with tranquil sanctuaries for sporty or meditative activities. For a more detailed look at the rest of the amenities, check out our Youtube video walkthrough on One Bernam.

One Bernam Condominium Fact Sheet

Property Type: Private Condominium

Tenure: 99 years Leasehold

Address: 1 Bernam St

TOP: Mar 2026

Site Area: 3,846.2 sqm/ 41,400 sqft

Blocks: 1

Units: 351 units

Floors: 35

Developer: Joint venture between MCC Land (Singapore) Pte Ltd and Hao Yuan Realty Pte Ltd

Land tender price

The Government Land Sales (GLS) site attracted four bids in September 2019 with the winning bid coming from HY Realty Pte. Ltd. a cool $440.9 million. This translates t0 $1463 psf per plot ratio (psf ppr). The second highest bidder was Hongkong Land MCL Land who submitted $405.08 million. This amounts to a difference of $35.82 million or a nearly 9% increase. The upcoming One Bernam also enjoys a maximum Gross Floor Area (GFA) of 301,403 sq ft. To find out what others are valuing the piece of land, we calculate GFA (Gross Floor Area) + 7% bonus area for balcony (301,403 sq ft + 7%). According to the bid price of $440.9 million, the breakeven price for the mixed development is estimated to be approximately $2,100 psf and a selling price of about $2,430 psf, taking into consideration a 15% profit margin.

Criteria 1: Growth Areas

The potential growth in the areas surrounding One Bernam is highly promising. With the CBD currently being revamped by the Urban Redevelopment Authority (URA), there is a higher chance of more residential developments nearby which will naturally lead to a wider range of amenities to complement the commercial buildings. 

Living in one of the densest urban areas in Singapore admittedly appeals to a more fast-paced lifestyle. But One Bernam residents can also look forward to The Greater Southern Waterfront in the future, which extends from Pasir Panjang to Marina East. The area will be transformed into a new major gateway and location for urban living along Singapore’s southern coast. With the development of the Greater Southern Waterfront, the district will benefit from the infrastructure and Government plans, bringing potential appreciation.

Criteria 2: Unique Selling Points

Zooming in on One Bernam’s actual site, there are a number of unique selling points to the development.

Attractive Location

With its excellent location at the heart of the city, One Bernam allows residents easy access to a plethora of amenities. Everything is about a walking distance away when living at One Bernam from cafes, eateries to restaurants. The Tanjong Pagar area doesn’t disappoint when it comes to food options. If you love hawker fare, you can enjoy Maxwell Road Food Centre, Lau Pa Sat, and Amoy Street Food Centre at a walking distance from One Bernam. 

Shopping malls like 100 AM and the various entertainment options within the vicinity makes it highly enticing for shopaholics. Just a 2 mins walk from One Bernam is Tanjong Pagar Plaza where you can find anything from electronics, cosmetics, textiles to clothes. 

For working professionals, living in One Bernam means being close to opportunities and employment in the CBD, especially if you prefer staying close to their workplace in a flourishing district. There are also a number of chill-out spaces to unwind after a busy day at work. There is something for everyone here since the neighbourhood is filled with charming galleries, quaint boutiques, lounges, pubs and hipster cafes.

Excellent Connectivity

One Bernam is located in a prime area of Tanjong Pagar with a world class public transportation system at your doorstep. With the close proximity to major roads, nearby MRT stations and abundance of bus services, you are guaranteed to cut transportation expenses and save costs. 

Tanjong Pagar MRT on the East-West line is less than 6 mins away from One Bernam while other nearby MRT stations include Telok Ayer, Raffles Place, Downtown, Telok Ayer, Chinatown, Outram, Marina Bay and the future Prince Edward Road MRT Station. The Tanjong Pagar district is also cyclist-friendly with convenient pathways to connect to various places. 

If you choose to drive however, the neighbourhood is well-connected with significant roads such as Keppel Road and Anson Road. One Bernam also is linked to other parts of Singapore via major expressways such as Ayer Rajah Expressway and Marina Coastal Expressway.

Proximity to schools

The nearby Cantonment Primary School is one of the good schools that is close to One Bernam within a 1km proximity. It is ranked 3rd in terms of popularity when it comes to the Bukit Merah area. For parents with young children, there are pre-schools such as Superland Preschool 100AM, Mulberry Learning Centre, KidsCampus Tanjong Pagar, and Modern Montessori Pre School @ Pinnacle within reasonable walking distance.

Developers’ Credentials 

One Bernam is co-developed by HY Realty Pte Ltd and MCC Land. HY Realty Pte Ltd is a highly reputable entity with a stellar history and proven track record in the region. Their core businesses in Singapore’s real estate are geared towards residential private and executive condominiums in the country. 

In the last decade, the developers have completed several executive condominiums such as Northwave, Sea Horizon and Forestville and private condominiums like The Nautical and Queens Peak. Only Queen’s Peak is a Rest of Central Region (RCR) project while the rest of the developments consist mainly of Outside Central Region (OCR) projects. While One Bernam is the developers’ first foray into the CCR, their record remains stellar.

MCC Land, a Fortune 500 company has also been involved in some of Singapore’s most iconic landmarks, including Universal Studios at Resorts World Sentosa and the Keppel Distripark. They have also developed and managed  Build-To-Order residences, executive condominiums and private estates, such as The Poiz Residences, The Canopy, Canberra Residences, Tre Residences and The Alps Residences. Their status as Singapore’s top 10 ranked real estate developers for three years running further lends them immense credibility.

Criteria 3: New Launch Comparison

There are a number of new launch projects within the vicinity of One Bernam. These include Avenue South Residence, Sky Everton, One Pearl Bank and The Landmark. All of them are leasehold projects except Sky Everton, which is a freehold project. In terms of launch dates, they were all announced at similar times (Avenue South Residence, Sky Everton and One Pearl Bank within months of each other in 2019 and The Landmark in late 2020).

  • 1 Bedroom

The size range for the 1 BR units in Avenue South Residence is 527 sq ft, 463-592 sq ft in Sky Everton, 560-570 in One Pearl Bank and 495-517 sq ft in The Landmark. Interestingly, the 1 BR units in Sky Everton are 100% sold out which goes to show the high demand for 1 BR units in the Core Central Region. For 1 bedroom apartments, the absolute price takes precedence over the psf value due to the affordability as rental rates are probably going to be similar.

When comparing the 1 BR prices and sizes of the projects the take up rate is good for the 1 bedroom, One Bernam is currently more affordable than one pearl bank just that the most affordable 1 bedroom at one bernam does not comes with a balcony.

  • 2 Bedroom

Once again, Sky Everton has sold all their 2 BR units. In terms of price and optimal space, Avenue South Residences is cheaper as well but it has a 2b1b configuration (2 bedroom 1 bathroom). The Landmark also trumps One Bernam in this regard as it is cheaper at $1.51 million compared to One Bernam’s $1.82 million and their 2 BR units offer a bigger area at 764 sq ft compared to 732 sq ft.

Demand is quite healthy as seen in the percentage of sold unit in one pearl bank and laso avenue south residences. One Bernam is currently the most affordable in terms of 2 bedroom in the new launches in the region, the layout stated is of a 2 bed 1 bath layout. Interestingly, the landmark unit stated here is a 2b2b unit that is not much more expensive than one bernam. The landmark’s more affordable pricing can be attributed to its sizable distance from the nearest MRT. It is still a significant walk to Chinatown MRT even though the straight line distance is 600m. Therefore, if you do not take public transport regularly that it might be a suitable option.

  • 3 Bedroom

One Bernam’s 3 BR units are the biggest in the area amongst the other new launch developments at 1421 sq ft. While it might set you back with a quantum price of $3.281 million, it is certainly as spacious and glamorous as they come with private lift access. Although this layout type seems to be not so popular with the buyers in the region, we infer is due to the high number of investors rather than own stay buyers there.If you’re looking for a luxurious option that caters to a larger family unit, this might suit your needs.

Criteria 4: Resale Project Comparison

To conduct a better analysis of One Bernam, we also look at the resale market and compare similar projects in the surrounding area. These include 76 Shenton Way land lease starting 2007 and Skysuites @ Anson land lease starting 2008. With skysuites @ anson just opposite one bernam.

  • 1 Bedroom

One Bernam’s 1 BR unit size lies somewhere in between the two resale projects. 76 Shenton Way offers the best value for money with the asking price coming in at a cool $1.1 million and has the biggest area of the three at 592 sq ft but it is the oldest about 12 years after one bernam. Skysuites at anson also present good value for the less than 400sqf one bedroom.

  • 2 Bedroom

For the 2 BR units, the size offered by Skysuites @ Anson smaller than One Bernam. But its asking price of $1.308 million is actually good value for money when you factor in the central location and number of bedrooms. But if view is a concern, then higher floor units with pocket sea view or pinnacle at duxton view will start from $1.5m, still more affordable than one bernam. In this regard, the resale market in this area holds much potential for buyers to capitalize on bearing in mind the age.With the upcoming development of the Greater Southern Waterfront (GSW) and rejuvenation of the surrounding CBD area however, the resale situation in Tanjong Pagar works to the buyers’ advantage because One Bernam is priced well below what a Core Central Region new development project should be. The potential for capital growth is therefore immense.

  • 3 Bedroom

There are no 3 BR units for sale in 76 Shenton Way so we’ll focus solely on a comparison with Skysuites @ Anson. In terms of size, One Bernam still trumps everyone else in this regard, whether it is a new launch project or a resale property, and therefore offers a unique proposition for buyers who value spacious living and also the inclusion of the private lift might attract potential high net worth buyers with family that value their privacy.

Exit strategies

One Bernam does provide potential resale opportunities and capital appreciation given the future developments in the CBD. Do take note of the high density of other condominium in they region and also the price competition from other nearby projects is something to consider. Ultimately, One Bernam is really suitable for working professionals buying for own stay and have a longer time horizon to give the area time to appreciate and also in the meantime enjoy the convenience when it comes to commuting to work from the condominium. Tenantability is high and we expect high take up rate in the area with so many office building there as well. For buyer buying for wealth preservation with short or no down time between tenancy, one bernam should be one of the shortlist condominium.


Ultimate, One Bernam is most suitable for working professionals who prefer a quick commute to offices in the Central Business District. It makes sense to use it as an investment tool as there will be a demand from office workers who would want to rent the unit for convenience sake. It can also be used to stay in and then sell on later to make profit.

Contact us

The above is the analysis for One Bernam, a mega project in district 2.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

So expensive! can buy or not?

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Come the third quarter of 2025, we can expect the TOP of the eagerly-awaited Midtown Modern integrated development. Sitting on the intersection of the Downtown and East-West MRT lines in District 7 beside Bugis Junction, Midtown Modern boasts 558 glorious units of 99 year leasehold apartments, developed jointly by GuocoLand and Hong Leong Group. GuocoLand in particular has established a name for itself in ultra-luxury and sustainable projects. Can also link them to the video that we have shot.

Midtown Modern Condominium Fact Sheet

Property Type: Private Condominium

Tenure: 99 years Leasehold

Address: 16/18/20 Tan Quee Lan Street, Singapore 188144 (Resi South tower / Resi north tower / Commercial at 1st storey)

TOP: Q3 2025

Site Area: 11,530.80 sqm/124,117.5 sqft

Blocks: 2

Units: 588 units

Floors: 30

Developer: Joint venture between GuocoLand, Hong Leong Holdings and Hong Realty

Where is Midtown Modern?

Midtown Modern sits in the Central Business District (CDB) CDB? Long form out all the short forms, part of Guoco Midtown’s 3.2 hectares at the intersections of the City Hall, Marina Bay and Bugis districts. It offers convenient access to Bugis MRT interchange that lies at the intersection of the Downtown and East-West lines. The area also offers ample retail and F&B options, but if not, it’s so well-connected, you’d have easy access to all the best Singapore’s CBD has to offer, whether it is for work or play. The MRT also makes the commute to some of Singapore’s top schools, a breeze for the kids, with schools like ACS, SCGS, NJC, SJI, HCI, etc sitting on the Downtown line.

The location of Midtown Modern in the CBD is an obvious draw for working adults, which can also mean an advantage for buyers looking for an investment or high rental returns. Bigger units will also appeal to dual-income families with kids, who can benefit from easy MRT access for school commutes.

Summerise all the above because most of it is already done in the vidoe in part 1

Is the Location of Midtown Modern Good?

We can’t talk about the location of Midtown Modern without mentioning the Beach Road/Ophir-Rochor Corridor rejuvenation project that started in 2015 with South Beach and Duo in 2016. During that time, the area’s total office stock increased 13%. Office rentals in the City Hall/ Marina Centre sub-market jumped 20% and 16% per cent in the Bugis sub-market between the second half of 2017 and the end of 2018.

The residential catchment of the area is expected to increase noticeably, boding well for retail and possibly extending shopping to a seven-day week, as opposed to the CBD core where retail trading is only five days.

As the Beach Road/Ophir-Rochor Corridor continues its journey towards becoming a bona fide work-live-play hub, investors are chomping at the bit to get in on the action before prices rise further. Occupiers meanwhile are also finding it hard to ignore what the area has to offer in terms of lifestyle, entertainment, connectivity, accessibility, facilities and amenities.

Housed in two 30-story towers and also comprising a retail podium, Midtown Modern is the second condo of the 3.2ha Guoco Midtown development project, the latter of which also includes a 30-storey office tower, three retail clusters and a five-storey business and social networking club. All this makes Midtown Modern seemingly the perfect choice for working adults and dual-income families alike, and certainly gives investors looking for high rental yields something to think about.

Above is great stuff

Is there Anything Similar Nearby?

But before launching into that, it may be useful to take a look at other residential projects in the vicinity of Midtown Modern, and in particular Midtown Bay. Midtown Bay, the other condo project that is also part of the larger Guoco Midtown development, is the smaller cousin of Midtown Modern, with just 219 home office concept business home units. As you can see, in contrast with Midtown Modern’s 558 luxury garden homes, the two condos in Midtown are definitely targeting different segments here.

What’s so Special about Midtown Modern?

The developers of Midtown Modern are quick to point out that the pace of city living often means we have little opportunity to commune with Nature. That is why they have conceptualised the development as a botanical resort in the heart of a modern city, designed to be a green sanctuary for both Man and Nature.

With that in mind, the open spaces in Guoco Midtown, 10 plazas and gardens in all, provide a light and airy, yet cozy backdrop for social interactions as well as larger events. Also not forgetting the three retail villages offering shopping, dining and entertainment, Guoco Midtown really does have everything to offer to residents in Midtown Modern and Midtown Bay.

Let’s also not forget the office tower in Midtown offering about 30 storeys of Grade A office spaces totalling 770,000 sq ft, making Midtown the quintessential work-live-play development. Now how many developments can boost all that and unparalleled access to public transport to connect to the rest of Singapore, on top of the full suite of condo facilities like roof gardens, pet corner, bike park, lily pond, tennis courts, jacuzzi, aqua barre, 50m lap pool, library, gym and much more!

Does Midtown Modern make Dollars and Sense?

So here’s the lowdown, if there’s just one piece of information you need to bear in mind, it’s that Midtown Bay has been really well-received with almost 100 units sold. 3-Bedders in Duo and South Beach residences are similarly impressive with almost all taken up in both projects. Here can add how many percent is sold till date to prove that it is well received

Given the smaller units of Midtown Bay, if you are really ready to invest in Midtown Modern, you should really be considering the bigger units because let’s face it, how often do you get a 3-bedder in the CBD? Take the 3-bedders at The M for instance. In a project of 522 units, only 17 units were 3-bedders and all have been snatched up. Whether to stay or rent out, the potential is there, especially in light of its location in the CBD. Interest from expats have also been strong and it’s no wonder as well, with its ease of access to amenities and nearby arts and cultural attractions.

Any number to support why big is better?

So by now you’re probably wondering where’s the downside, and you’ll have to look no further than the price. Most of the sales have been for units about 1000 sq ft. and that should set you back at least $2.2m, which is not unreasonable with the prices that similar developments in the area are fetching.

Looking at the similar developments in the area like Duo, City Gate, The M, Midtown Bay and Southbeach, and comparing units of about 1000 sq ft size, we can see that Midtown Modern compares well against Midtown Bay and South Beach. It’s not a surprise that it’s more expensive than older developments like Duo and City Gate, which were completed in 2017 and 2019 respectively.

Of interest is also the highest, latest and 2021 average PSF for all those condos in the vicinity. (Here we are ignoring shoebox unit sales in City Gate of less than 500 sq ft that can throw off the comparison.) What we can see is that we can expect Midtown Modern to perform similarly to Midtown Bay, with the latter generally expected to transact at higher PSFs due to the smaller sized units.

Between South Beach and Midtown Modern, it does seem like a no-brainer. South Beach has been performing amazing! But for buyers considering South Beach, it must seem ridiculous not to have a long hard look at Midtown Modern. You could even think of South Beach as a test bed for Midtown Modern. Both sit on massive mixed developments and are a stone’s throw from each other. But whilst South Beach 190 luxury units are all fairly large 2-4 bedders, about 30% of Midtown Modern’s 558 units are 1-bedders. It’s also very promising that resale action on South Beach units in the last three years has been hot, indicating that we can expect the same of Midtown Modern in the coming years.

No explaination on the table, what are you trying to say with the data table? Highest price is good maybe another one can be average price in 2021?

If you’re not convinced about the price tag, then perhaps we need to examine some of the older developments in the same vicinity like South Beach and City Gate, to give us a better idea of the longer-term returns. Remember that bigger units will tend to be more difficult to sell due to the larger quantum. The other consideration though, is where exactly in Singapore’s CBD can you expect to find a three or four bedder luxury garden home? This certainly makes the case for Midtown Modern a lot more tempting for occupiers.

So big or small is good? As a reader im getting confused

So it looks like we’ve arrived at the logical conclusion that Midtown Modern is really most attractive for families looking to live in the city, in an unbeatable location for working parents with school-going kids. With the multitude of amenities just a stone’s throw away, it is easy to imagine the attraction of the development to expats living in Singapore as well.

  • New Launch Comparison

  • Resale Project Comparison

Exit strategies

For investor that are looking to exit, we infer that there will be many sellers that are taking the shorter time horizon of 5-7 years to exit the development, we can ride that increase demand then to do so. If not a more conservative medium term of 7-12 years should suffice to yield a good return. While waiting, potentially high rentals can be expected from well-heeled expatriates, with the promise of an easy commute to work and access to the rest of downtown and indeed the rest of Singapore. For own stay buyers, Midtown Modern is a serious contender, whether for singles or families with the amenities and convenience that bugis provides.


Midtown Modern is set to be a landmark of Singapore’s CBD. If you can afford it, Midtown Modern will certainly make a distinctive home for anyone but families in particular will enjoy a unique city lifestyle hitherto almost unheard of in the CBD. With unrivalled access to the best the CBD has to offer in the way of retail, dining and entertainment, it would seem an easy choice, if money was no object, but it rarely is.

Contact us

The above is the analysis for Midtown Modern, a mega project in district 7.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

Freehold, 3Mins to Mrt Bukit Timah Collection, Can Buy? Can Make Money?

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Royalgreen, the exciting new launch in the super-coveted prime District 10 area of Bukit Timah, sits on the site previously occupied by Royalville condo, beside Villa Azura and Eden Park. This unique selection of 285 exclusive 2, 3 and 4-room units, nestled in the nook of Bukit Timah and Anamalai Ave, is a stone’s throw from the F&B options on Sixth Avenue and the hipster enclave of the Grandstand at Turf Club Road. Accessibility in the area is well-served by Sixth Avenue MRT station just a few minutes’ walk away too.

A freehold 174,000 sqft low-rise low-density development, it was acquired by Allgreen Properties in a collective sales tender for $477.94 million,beating out 8 other bids. At an estimated land PSF PPR of $1960, breakeven is an estimated $2581. So you can expect launch prices of about $2656 to 2968 PSF at the 15% margin level.

RoyalGreen Condominium Fact Sheet

Property Type: Private Condominium

Tenure: Freehold condominium

Address: 2, 2A, 2B, 2C, 2D, 4, 6, 6A, 6B Anamalai Avenue

TOP: Dec 2022

Site Area: 16,181.5 sqm/ 174,176.21 sqft

Blocks: 8

Units: 285 units

Floors: 5

Developer: Allgreen Properties

Unique Selling Points

  • Location
    Bukit Timah is the jewel in the crown of District 10. It is as prime a location as you can get in Singapore, making it one of the most densely-clustered areas for deluxe condos. But why does Bukit Timah have more luxury condominiums than almost anywhere else in Singapore? Is it the proximity to natural greenery like Bukit Timah Nature Reserve and the UNESCO World Heritage site that is the Singapore Botanic Gardens? Or perhaps it is the draw of the future potential of the area. An elevated Sky Park over the Bukit-Timah-Rochor Green Walk is in the URA masterplan for the area, as are canal diversions to create rain gardens and wetland nodes for flood protection. Finally, further along Bukit Timah Road, the Beauty World integrated facility will be developed to incorporate a community club and library, indoor sports hall, elderly facility and redeveloped market and hawker centre.

  • Top Schools Nearby
    Or perhaps it is just the draw of FIVE of the very top Primary Schools in Singapore that draws the ambitious to Bukit Timah. With Henry Park, Methodist Girls’, Nanyang, Pei Hwa Presbyterian and Raffles Girls’ Primary School all within 1-2km, you will be hard-pressed to find better elite schooling options in Singapore.
  • Abundance Of Condo Facilities
    Location-wise Royalgreen is hard to beat. But let’s focus on the development itself. Inspired by the luscious greenery of Bukit Timah, Royalgreen also takes a page out of its natural surroundings, with it’s natural elegance that focuses on premium luxury fittings and Smart Home features, for a nurturing family looking for a home to raise children to realise their full potential.
    Royalgreen is definitely designed to woo well-heeled families, used to having top-notch restaurants and dining options handy in the neighbourhood, as well as the full range of goods and services they might require, all close at hand, whether it is the funky hipster joints at The Grandstand, Holland Village or Dempsey, or top-tier kids enrichment centres.
    Facilities and amenities wise, Royalgreen’s grounds include two landscaped courtyards, three play areas for children, two BBQ pavilions, function and party rooms, reading room, gym, spa, lap and children pools.
  • Credibility Of Developers

    Developed by Allgreen Properties and expected completion in Dec 2022, Royalgreen is the last of the trio in their Bukit Timah Collection, also consisting of Juniper Hill and Fourth Avenue Residences, which we’ll be taking a closer look at later. With over 30 years’ experience and a mix of landed and condos in Singapore and China in their portfolio, Allgreen is responsible for a such projects in Singapore like Claremont, Cairnhill Residences, Bukit Regency, Blossoms@Woodleigh, Binjai Crest, Baywater and Amber Point. Allgreen is also behind commercial developments like Great World City, Tanglin Place and Tanglin Mall.

New launch comparison

Entry-level 2-bedder for families with zero or one child is already over half sold, with about 80 units still available. The area for these units range from 635 to about 830 sqft and have been going for $2562 to $2974 PSF. Smaller 635 sqft units were selling initially in early 2020 for $1.75m. By the end of 2020, quantums had fallen to $1.61 and $1.66, picking up once again in 2021. Prices in 2021 for the smallest units ranged from $1.71m to $1.80m, with the highest record of $1.815m in March of 2022.

The 3-bedder is the configuration that has attracted the most interest, with over 90% already sold! If you’re really keen, there are about 8 units left. The area ranges from 721 to 1076 sqft and has been selling for $2690 to $2869 PSF. The smallest 3-bedders sold in mid 2021 for $1.81 to $1.99m, but cracked the $2m mark in late 2021 and has been steady at about the $2 to $2.12m range this year. But with so few units left, prices will probably remain high for the 3-bedder. 

As for the 4-bedders, there are only 22 units in Royalgreen, and about 9 are still available. They are between 1260 and 1475 sqft and are going for $2645 to 2939 PSF. The earliest transacted prices in Feb 2021 for the smaller 4-bedders were $3.5 to 3.7m. Of all the 4-bedders sold, 10 were the 1432 sqft units. So let’s take a look at that example, since it gives us the most data. Since Jan 2021 to Oct 2022, prices have ranged between the $3.9 and $4.1m mark, save for a solitary outlier of $3.786m in Feb 2021.

Other Nearby Condos 

We turn our attention to other similar condos in the vicinity. We’ll be looking at Fourth Avenue Residences, The Floridian, Cascadia, Nexus and Tessarina. Among these, only Fourth Avenue is 99-year leasehold, the rest are all like Royalgreen, freehold.

2 Bedroom

Expect to see a difference between freehold Royalgreen and 99-year Fourth Avenue. Both developments have 2-room units that are 712 sqft so let’s look at how those compare. Earliest URA record of the Fourth Avenue Residences 712 sqft 2-bedder was in Jan 2019, and in Oct of the same year for Royal Green. In the 1st month of recorded sale, Royalgreen quantums were 9-10% higher. At the last recorded sale of these type of units, Royalgreen sold at $2,005,000 in Jan 2022, and in Feb 2022, Fourth Avenue sold for $1,914,780, which is only about 4% less than Royalgreen! It would certainly seem that even at a 4% premium, Royalgreen would be a better deal, with for a freehold instead of 99-yr leasehold property.

Among the four freehold condos, Floridian is the newest. So let’s look at that first. Last 2-bedder transacted there was in April as well, a larger 958 sqft unit at $2098 PSF, which would seem like a good deal for the buyer, but would you pay that for a 10-year old apartment? When we look deeper and analyse it in terms of the quantum, both deals are about the same, $2.009m for the Floridian, and $2.037m for Royalgreen. The Floridian maybe bigger by 237 sqft but it will also be over 10 years older. Current asking prices for 840 sqft 2-bedder at Floridian is $1.9-$2m. At Royalgreen, $1.9m will only get you a 667 sqft 2-bedder. 

Similarly at 11-year old Cascadia, a 2-bedder at an in-between size of 874 sqft went for less than $2000 PSF in Dec of last year which will certainly be tempting to buyers. Even currently, it is possible to 883 sqft 2-bedders in Cascadia for $1.85m, which at $2095 PSF is not that far off. 

At the end of the day, it may simply come down to a matter of zoning, because while Cascadia (together with Nexus and Floridian) are District 21; Royalgreen, Fourth Avenue Residences and Tessarina are in the more coveted District 10. And while this may not matter so much to family occupiers more concerned about proximity to schools for instance, for the pure investor concerned with a good exit strategy, a condo in District 10 may just tip the scales sufficiently in the favour of condos like Royalgreen.

Our last two condos are Nexus and Tessarina, completed in 2007 and 2003 respectively. By comparison these are 15 years and 19 years old condos, which is really hard to make a meaningful comparison with Royalgreen.

3 Bedroom

In the comparison between Royalgreen and Forth Avenue Residences, the 99-year condo last transacted in April for $2338 vs $2822, both for units of about 1000 sqft. This works out to be about a 20% premium for the freehold Royalgreen, bigger than that for the 2-bedder, which is not surprising given the popularity of 3-room units. In terms of the quantum, look for Royalgreen to set you back about $2.8m, versus $2.588 for the 99-yr Fourth Avenue.

If the 20% premium for freehold is too difficult to swallow, then maybe it’s time to consider the freehold Floridian, which is 10 years old but also recently transacted in April for just over $4m for a 1831 sgft 3-bedder, giving it a PSF for $2190. Certainly with all the recent movement in the Floridian, it definitely looks like a real contender if you are considering a condo in the area. For reference, 3-room units are Floridian are still available at fairly competitive prices. For instance, you can still buy a 936 sqft unit for about $2.1m, which works out to be about $2244 PSF.

Elsewhere, Cascadia’s last 3-bedder also transacted in April, which looks to have been a hot month! The 1184 sqft unit went for just under $2000 PSF. So if you’re looking for a 3-bedder at Royalgreen without realising that 90% has been snapped up, definitely do check out Floridian and Cascadia for an alternative. Whilst there aren’t many on offer, you may still be able to find a 1141 sqft 3-bedder in Cascadia going for $1.98m or $1735 PSF.

4 Bedroom

Where the 4-bedders are concerned, Royalgreen still has a number unsold. It was last transacted at almost $3000 sqft for a 1259 sqft apartment in April, which works out to be $3.7m. You have to wonder how they managed to carve out 4 rooms from an area of 1259 sqft.

Consider instead the last transaction at Floridian again, a 1850 sqft 4-bedder which sold for $3.948m at $2134 psf, compared to a 1259 sqft unit that sold for $3.7m. $250k for 600 sqft more of space, which makes a lot more sense for 4-rooms.

The other condo worth considering is Cascadia, where a 1582 sqft 4-bedder sold for $1757 psf in Nov of last year, a quantum of $2.78m, which is definitely worth considering. Unfortunately we’re not seeing many owners looking to sell right now. 

Exit strategies

Royalgreen, by virtue of it’s excellent location to top Primary Schools is an awesome investment. Families will find the commute to school and work convenient with the top schools nearby and the MRT so close by. If after a few years and the kids having graduated, and you consider moving, whether you decide to sell or rent out, prospects are good either way. With the location of Royalgreen in Bukit Timah, there will always be a demand from parents looking to send their children to the top schools, whether it is for sale to Singaporeans or foreigners who want access to the top Singaporean schools. 

If you’re shopping around the area, definitely do check out the other freehold condos in the area, particularly Floridian and Cascadia. Where the 3-room apartments are concerned, with only 10% left at Royalgreen, it’s definitely worth having a look at those alternatives.


The upside of Royalgreen is it’s location in District 10 will definitely be advantageous in the case of resale. It’s location and proximity to MRT is also hard to beat. Design and amenities wise, it’ll also be hard to say no to the elevated tennis courts and other facilities, simple and practical layout, beautiful and generous low-density surroundings. With it’s practical layout and smaller units, potential buyers will definitely be tempted by the smaller quantums. And of course being in the Bukit Timah area, all the amenities you could wish for will be conveniently closeby.  And for the kids, there’s an easy commute to school everyday, with all the top schools in the vicinity.\

Can also end off by saying why is it worth to look at royalgreen as oppose to the other older condo? is there an edge? perhaps is the absolute price is lower for the same layout type? since newer condo tend to be lower sqf so the price will be lower, or you will want to buy there because of the proximity to MRT? or the elevated tennis court? or low density?

Contact us

The above is the analysis for Royalgreen, a mega project in district 10.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

The Integrated Development That Brings You Japanese Living In The Heart of Singapore

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Woodleigh Residences is an upcoming 99-year leasehold integrated development located in District 13 and will be the first private residence to be built in Bidadari New Town. Jointly developed by Kajima Development Pte Ltd & Singapore Press Holdings Ltd, it consists of 667 residentials units with a projected T.O.P (Temporary Occupation Permit) date of 31 August 2024.

Background of Project

This eye-catching project has a lot of positives going for it. It is situated right at the doorstep of Woodleigh MRT and Woodleigh Mall. Residents also have direct access to Singapore’s first underground air-conditioned bus interchange. Woodleigh Residences is also located on top of 3 levels of commercial shops, including a supermarket, community centre, childcare, banks, medical facilities and a police post. It truly is convenience personified and the definition of integrated living.
Dubbed the jewel of the Bidadari Estate Master Plan, this comprehensive mixed-use development features both residential and commercial components while offering panoramic views of nearby Alkaff Lake, Bidari Park and the 700m Bidadari Heritage Walk.

When it comes to living spaces, Woodleigh Residences is built on Japanese design principles of craftsmanship, quality and attention to detail. Serenity and zen go hand in hand for Singapore’s first community in a garden. There are 11 blocks of 11-story residential flats that appeal to every generation and family and buyers have the option of 2, 3 or 4 bedroom units.
The modular smart living spaces are supported by Japanese-inspired amenities such as a residents-only indoor onsen, Japanese Sunken Courtyard with BBQ, tatami rooms, rain garden, engawa and even an urban farming area. For a full list of all the facilities, do check out our Youtube video walkthrough of Woodleigh Residences.

The Woodleigh Residences Fact Sheet

Property Type: Private Condominium

Tenure: 99 Years Leasehold

Address: 13 – 33 Bidadari Park Drive

TOP: 2023

Site Area: 25,440.8 sqm/ 273,847 sqft

Blocks: 11

Units: 667 units

Floors: 11

Developer: Kajima Development Pte Ltd & Singapore Press Holdings Ltd

Land tender price

The much-coveted Government Land Sales (GLS) site garnered 12 bids back in June 2017 with the winning bid coming from the joint-partnership of Singapore Press Holdings (SPH) and Kajima Development at an eye-watering $1.132 billion. The top bid was 1.3 per cent higher than the second-highest bid – from a tie-up between Far East Organization and Sekisui House, which offered an estimated S$1.12 billion. The residential Gross Floor Area (GFA) of the development is 639,769 sq ft which is inclusive of the 7% bonus area for balcony as well. The break even price is approximately $1691 while the selling price is roughly $1944, when you take into account a 15% profit margin.

Growth areas
There are exciting upcoming plans within the Bidadari area which is a harbinger for exponential growth that you can take advantage of as a Woodleigh Residences buyer. Spanning across 93-hectare of land space, which is approximately the size of 150 soccer fields, the Bidadari estate will be bounded by Upper Serangoon Road, Bartley Road, the Sennett Estate and also Mount Vernon Road, it is one of the most sought-after estates in a city-fringe location for its convenience and connectivity.

Over the last few decades, the level of popularity, demand, and evolution of residential development in Bishan (which is also once built on top of a cemetery site) is somewhat a perfect template for what Bidadari can potentially turn into. The main vision of the Bidadari New Town is to have a community within lush greenery, Woodleigh Residences condo will incorporate its Japanese nature-centric design into the government’s master plan for Bidadari by providing green recreational spaces – such as verandas, garden courtyards, and roof gardens, to encourage outdoor activities for the community in this new township.

Residents will also be able to experience an eco-lifestyle as the estate will consist of a 10-hectare Bidadari Park and the new Alkaff Lake (taking after the name of the Arab family that constructed the Alkaff Lake Gardens back in 1929, which was closed after the Second World War).

Unique Selling Points 

  • Integrated Development Calling Card
    Integrated developments are fast becoming a hot commodity. It can be defined as a mixed-use project that features commercial and residential elements while also connecting seamlessly to a transport hub and public space. At this time of writing there are only 14 completed integrated developments with 3 more under construction, including Woodleigh Residences. Most of them are in bustling town or neighbourhood centres with minimal greenery facing units.
    In the case of The Woodleigh Residences, however, it is designed to have a horseshoe layout facing Alkaff Lake. With this arrangement, more than 50% of the units can get a view of either Alkaff Lake or Bidadari Park. Either directly or diagonally from their living room. So not only does it offer unparalleled convenience and close proximity to public transportation, it brings residents closer to nature as well.

  • Abundance Of Condo Facilities
    The number of condo facilities within Woodleigh Residences is highly impressive. There are also a few built with a Japanese aesthetic in mind, which you will probably not find in other condominium or apartment projects in Singapore. Other than the typical fare, such as an infinity pool, BBQ pavilions, clubhouse, relaxation decks, lush gardens, and gym, there is the Indoor Onsen – which is a Japanese-style sauna which is located just across Woodleigh Residences, linked by a sky bridge over Bidadari Park Drive.
    Residents will get to unwind in the hot pool which overlooks the Alkaff Lake and lush greens surrounding it at Bidadari Park. There is also the Japanese Sunken Courtyard with a BBQ facility and courtyard gardens in some of the bigger units.

  • Excellent Connectivity & Easy Access To Public Transportation

    Car owners will rejoice in the excellent connectivity around The Woodleigh Residences with nearby access to some of the major expressways in Singapore, such as the Pan Island Expressway (PIE), the Central Expressway (CTE) and the Kallang-Paya Lebar Expressway (KPE).

    As mentioned earlier, The Woodleigh Residences is integrated with Woodleigh Mall, the underground bus interchange while also being a stone’s throw away from Woodleigh MRT. It is perfect for professionals who are working in the Central Business District as well as modern families who prefer to have their amenities within reach.

  • Top Schools Nearby

    For parents with school-going children, there are a number of esteemed primary and secondary schools, junior colleges and international schools within the radius of Woodleigh Residences. Maris Stella High School and Cedar Primary School is less than 1km away from the condominium while top primary schools such as St. Andrew’s Junior School, Pei Chun Public School, Paya Lebar Methodist Girls’ School, and St. Gabriel’s Primary School is less than 2km away.

    For investors or expatriates, you will be glad to know that the Stamford American International School (SAIS) is just right opposite Woodleigh Residences condo while the Australian International School is within close proximity too. The livability of the area and availability of good schools make Woodleigh Residences highly appealing for families looking to buy or invest.

  • Credibility Of Developers

    The consortium that developed Woodleigh Residences comprises Singapore Press Holdings Ltd (SPH), Asia’s leading media organisation and Kajima Group, a Japanese corporation that deals in real estate development, design and construction services.  SPH’s sponsored real estate investment trust, SPH Reit, holds Paragon and Clementi Mall while SPH itself owns 70% of Seletar Mall and also previously developed the Sky@Eleven condo in Thomson Lane.

    Kajima has long supported Singapore’s rapid industrialization in various forms and has gone on to construct commercial, industrial, institutional and residential projects encompassing all project types. They developed the 71 Robinson Road office project in the CBD as well as Bishopsgate Residences and Sui Generis condo in the Balmoral area. It also partnered with Pontiac Land in the Millenia Singapore development.

New launch comparison

There are a number of new launch projects within the vicinity of Woodleigh Residences. These include Park Colonial, The Tre Ver and Poiz Residences which are all 99-year leasehold projects. Poiz Residences was launched first in 2015, Park Colonial and The Tre Ver in 2018 followed by Woodleigh Residences in 2019. Other information including the tenure, TOP, number of units, distance to the nearest MRT and launch price are listed below.

2 Bedroom

The Woodleigh Residences start from the 2 Bedroom 1 Bath configuration of 570sqft, making it really affordable for buyers looking for 2 bedroom apartments as it is probably the most popular unit type for new launches across Singapore. 

It is bigger in size compared to another nearby mixed-development development Park Colonial, which is directly opposite the project. While it loses out to The Tre Ver in this regard, its entry price of $1.17 million makes it really appealing to first time buyers looking to dip their toes into the private property market in an excellent and upcoming location. After comparing the 3 developments, The Woodleigh Residences is similar in size with Park Colonial while still being slightly cheaper. Considering that you are getting all the convenience of staying in an integrated development with direct access to rmt, bus interchange, shopping mall, hawker centre and even community centre, child care and police station, it makes for a good buy.

3 Bedroom

The Woodleigh Residences offer a variety of sizes and layouts for their 3 bedroom units but it is still significantly smaller than other new launch projects in the area. The smallest configuration is only 850 sq ft and might cramp but it is the compromise that the developers make to keep the price fair. But unfortunately, record land prices might have a part in making the psf much more expensive than the other condos in comparison.

The three bedroom layout also features several kitchen configurations. They range from the conventional enclosed ones to a verandah styled version right beside the balcony. Depending on your usage, there is always some unit type to cater to your needs. After our price analysis, The Woodleigh Residences is seen to be the most affordable option among 3 bedroom units in the area. Despite the smaller size, it still looks like a good deal for this configuration.

4 Bedroom

More commonly found in district 9, 10, 11 and the core central regions of Singapore, the private lift is a hallmark of luxury. The Woodleigh Residences is one of only a few developments that offer this option away from the city centre. Again, the size of the starting units for 4-bedders is relatively small compared to other nearby developments, which seems to be the emerging pattern here. 

Perhaps it’s the Japanese-inspired, minimalist living at play here, but in generally populated heartland areas where space can easily be found in HDB flats, how willing are people going to be to pay large premiums just for a marginally better location? Are buyers willing to sacrifice a little on spatial comforts just for convenience sake? This is relatively still untested in the market and time will tell if this will pay off. As of now, you’re better off looking at the smaller units to get the full value for your money. In conclusion, The Tre Ver might be the most affordable option but it is over 1km away from the nearest MRT. In terms of convenience factor and price, The Woodleigh Residences is still the best option

Resale Project Comparison

To conduct a better analysis of Woodleigh Residences, we also look at the resale market and compare similar projects in the surrounding area that were completed within the last 10 years. They include 8@Woodleigh which was completed in 2012 and Sennett Residence which was completed in 2017. We will also compare Poiz Residences which was completed in 2019

2 Bedroom 

The Woodleigh Residences’s 2 bedroom units are significantly smaller when compared to the other 2 resale projects, however the starting price is less as well. While Sennett Residence is also a stone’s throw away from the nearest MRT, Potong Pasir, it doesn’t compare to the abundance of amenities that Woodleigh Residences have while 8@Woodleigh is situated further away from the other two when it comes to access to public transportation. Poiz Residences is right beside Potong Pasir MRT and even has options for studio apartments if you’re looking for something cosier.

3 Bedroom

Once again, The Woodleigh Residences’ 3-bedder units are much smaller than the resale condos except for the ones in Poiz Residences. However, its price is nestled in between, with Sennett Residences presenting the most expensive option at just over $2 million. 8@Woodleigh’s 3 bedroom apartments is the best value for money purchase as you get to enjoy a spacious 958 sq ft while still offering the second most affordable option at only $1.6 million.

4 Bedroom

There are no 4-bedder units available at 8@Woodleigh so the comparison will only be with Sennett Residence and Poiz Residences. Woodleigh Residences trumps Sennett Residence when it comes to the size and price but the Poiz Residences offers the largest space and most expensive option. When comparing the new launch projects, it seems like developers are making a conscious effort to increase the size of their units more than before.

Exit strategies

Seeing as Woodleigh Residences is the first integrated development in a brand new estate, it will be an exciting development to watch in the coming years. The project is well located near to the city centre and offers utmost convenience in terms of transport or amenities. Buyers can capitalise on the first mover advantage for an attractive entry price.

It is suitable for both rental investment or home stay as there will be an opportunity for capital appreciation once the price is driven up by other developments that will populate Bidadari in the coming years. Judging based on just the quality of the development and developer’s track record of excellence, it seems likely that Woodleigh Residences will deliver a superior home than other new launch projects in the vicinity. 

Being integrated to a large-scale mall, MRT and more, and with a bridge extending across the road to the Alkaff Lake makes The Woodleigh Residences significantly more appealing to nature lovers and modern families. Current HDB BTO residents from the surrounding Bidadari neighbourhoods might consider upgrading once they attain Minimum Occupancy Period (MOP)

It does seem that Woodleigh Residences’ smaller units are financially viable compared to the bigger units for investing purposes. For the pure investor buyer there is definite upside potential, and whether it’s a suitable choice for you depends on your stage of life, risk appetite, and targeted returns. For the own stay purchaser who wants to take advantage of the recent price cuts, now would definitely be a good time to enter.


Due to the existing competition, units at Woodleigh Residences have been conservatively re-priced as compared to those which were sold during the soft launch. Therefore, it may be a good time to pick out a unit there now. Still the starting prices might still be high and area size too small for everyone’s liking but it is compensated by the potential for high growth and development in the Bidadari New Town area. 

When we compare it with other city fringe developments which are near to a MRT station, it makes it worthwhile. Most importantly, it is the desire of people to want to enjoy the unparalleled convenience and access when these developments are completed.

So if you are into mega integrated developments that offer sublime connectivity and convenience right at your doorstep; Japanese-inspired quality living and greenery galore, you should consider taking a plunge at The Woodleigh Residences.

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The above is the analysis for Woodleigh Residences, a mega project in district 13.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

Leedon Green investor review, can an investor make money here?

Background of Project

Built in a wealthy enclave in Farrer Road is Leedon Green – a project by Yanlord and MCL Land – in what is touted as a second Orchard Rd/Tanglin. Leedon Green is nearby Holland Village, which gives you the options for uptown living with its spread of boutique restaurants and fine dining options, grocery shopping at Cold Storage, and in the future to come, enhanced shopping experience with One Holland Village’s completion. 

It also near the “education belt of Bukit Timah” with prestigious schools, and also nearby the GCB enclave of Bukit Timah. For investors, this is particularly attractive as they have directly or indirectly helped to maintain or even prop up the prices of the condos in Farrer Road area for many years.

Leedon Green Condominium Fact Sheet

Property Type: Private Condominium

Tenure: Freehold

Address: 26 – 38 Leedon Heights

TOP: 2023

Site Area: 29,357.36 sqm / 316,000 sqft

Blocks: 7

Units: 638 units

Floors: 12

Developer: MCC Land and Yanlord

Developer’s background info

MCL Land needs no introduction in Singapore. It is a company under Hong Kong’s Jardine Matheson Group, and has shown strong financials for many years, and being backed by a conglomerate. Past developments of MCL Land includes Hallmark Residences, The Estuary and Palms @ Sixth Avenue. 

Yanlord Group, however is a new entrant in the property scene in Singapore. However, it is a veteran in China. It has also invested in projects in Singapore prior to its pioneer project of Leedon Green, notably in UE Bizhub. Yanlord is also listed on SGX. 

Growth areas
Investors and parents would be happy to know that Leedon Green is situated near the “Bukit TImah Education Belt” of National JC, Hwa Chong Institution, Nanyang Girls’ High and Methodist Girls’ School. Within 1km of Leedon Green is Nanyang Primary School and 2km, Raffles Girls’ Primary School.

Leedon Green is also situated near Singapore Botanical Gardens, and this adds on to the landscape that is offered within the area. Hikers will be happy to note that there is an adventure hiking trail planned in the Gallop extension that is currently under construction, together with Forest Discovery Centre, arboretum of rainforest trees, and more.

There is also an uptown vibe with ample recreational hotspots is readily available in nearby Holland Village, with nightlife and mix of franchise, boutique and upscale restaurants to cater and whet your appetite and every choices.

Leedon Green is also 3 minutes away from Empress Road Market and Food Centre, for economical comfort food on days when you need it.
For transportation, Farrer Road MRT is 6 mins walk away, and it takes 15 mins to drive to Orchard Rd/Tanglin and 21 mins drive to Raffles Place, via AYE then CTE. Napier MRT, will also be up, in the future to serve residents in this area. Farrer Road area is also along the North-South Expressway that will be built in the future, making traveling more convenient to the North and South and also to CBD.

Point worthy to note is that condos in Farrer Road typically are in high demand by expats and Caucasians, who are also willing to pay high rental as they could be subsidized in their employment package or fully paid for, or even out of their own pockets. We have noted that condos in this area tend to be minimally at average rental yield across the country for condos, and its not surprising to find even 3% rental yield for 1BR or 2BR in this area.

In addition, there might also be spillover effects from Greater one-North area when more tenants move into the existing bioscience and tech hubs located near NUS and Biopolis, leading to rise in tenant pool, and also upcoming condo launches in the future, from the 2 parcels of land in Slim Barracks that recently got sold in a GLS to Kingsford and EL Development Pte Ltd. These new launch condos might positively impact Leedon Green’s price as a resale condo in the future since their developer breakeven price is already estimated at over 2.5k psf.  

Needless to say, both the planned mixed-use centre at Rochester Park slightly down from Buona Vista and Holland Village Extensions will positively impact the area when it comes to livability and valuation. There is also Holland Plains, where a wetland park, amusement facilities, F&B and shopping options can be found.

Unique Selling Points 

  • Nearby numerous prestigious schools such as Nanyang Pri and Raffles Girls’ Pri (within 1km and 2km respectively)
  • Uptown vibe with numerous dining options in the area and Holland Village
  • Great for people who like to exercise (Singapore Botanical Gardens is nearby) 
  • 3 swimming pools, and ample space in the compound to stroll/exercise
  • Above average rental yield, popular with expats with deep pockets

Price comparison vis-à-vis other new launches

Price comparison vis-à-vis resale condos 


We have done the numbers crunching, and what we found is that Leedon Green is priced at 17 to 34% premium of breakeven prices for the developers. 

Naturally, we ask, is this premium worth it?

Especially when the nearby new launches are priced cheaper than Leedon Green per square feet.

If you are buying not for own-stay but investment purely, you could buy a 1BR unit (which is popular to lease in this area with expats) at The Wilshire for 1.2mil instead of 1.483mil at Leedon Green (for a 2BR as there is no 1BR at Leedon Green). Then, you would have saved 283k for a car, pay other loans, or channel into other investments, while at the same time earn a healthy rental of $2.9k per month (even for 1BR) based on D’leedon’s historical rental data. At 2.9k per month, this is for an above average rental yield of 2.9%. In fact, to top it off, there might even be appreciation from the 1BR 10 years later, as historical data from D’leedon showed that there is 29% increase in price over a period of 10 years. So, if you hold out for 10 years, rent it out continuously, there will be rental income to earn plus a bonus of capital appreciation to earn once you sell it 10 years later. 

However, that is not to say that buying Leedon Green is a poor investment. Based on historical data, 2BR and 3BR units in both D’leedon and Leedon Residences saw price increase from 7% to even 24% over 10 year period. So, while you might be paying a premium now, there is a chance to see appreciation over a mid to long period of time for stay-vestment and own stay buyers.

Based on historical record from 2016-2021, Leedon Residences saw 39 transactions, out of which 32 were profitable and 7 unprofitable. Many saw profits of well above 200k. (82% profitable)

For 99 year lease D’leedon, out of 267 transactions, 224 were profitable (84% profitable).

To summarize, The Wilshire and Hyll on Holland are priced lower psf than Leedon Green, and Hyll on Holland is particularly attractive if you want privacy and the gated community feel. In our opinion, The Wilshire is particularly attractive for investment as it is lower psf and yet likely similar returns to freehold condo Leedon Green. 

Do note that The Wilshire is built on a hill and is a smaller development, but most likely will have better view than the less desirable stacks of Leedon Green. 

We also note that this area is attractive for children of landed owners who want to stay near to parents, HDB upgraders who want a chance at freehold condo for legacy planning and to pass their wealth to their children, landed downsizing since Leedon Green is freehold and for those who want to send their kids to prestigious schools and be near them. 

Exit Strategy 

There are strategies for exit if you own a condo in Farrer Road region:

  • Buy a 1BR unit for investment, collect rental over 10 years, let it appreciate (hopefully) in the 10th year barring economic crises, then cash out.
  • Buy 2BR/3BR for own stay, let it appreciate (hopefully) in 10-20 years, then cash out and downsize or asset switch. 

Contact us

The above is the analysis for Leedon Green, a mega project in district 10.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

Normanton Park can buy or cannot buy for investment?

Background of Project

Built upon a large landmass of ~680,000sqft of land, Normanton Park offers a suburban feel in an affluent enclave that is 16 mins walk away from Kent Ridge MRT, in the Queenstown Planning area. When this modern and thoughtfully designed condo was launched, it was the talk of the town due to its sheer size, the number of units (totaling 1862), and its myriad of facilities available that make your maintenance fee worth every cent. 

This is a 99 years leasehold condominium situated in district 5, with 1862 units and 8 commercial shops. The development has anything from 1BR to 5BR to even landed strata houses and the expected TOP date is 2023. We are looking at a mega project of 9 tall blocks with full condominium facilities.

The land is garnered from an En-Bloc or collective sale from the previous owners of the project that is also known as Normanton Park. Kingsford hurray won the close door bid for $830.1 million, and since it’s closed-door, we are unsure of the other bids placed.  In addition, Kingsford also paid an estimated $231.1 million to top up the lease to 99 years and also the fee of about $283.4 million to redevelop the site to the maximum permissible gross floor area.

Normanton Park Condominium Fact Sheet

Property Type: Private Condominium

Tenure: 99 years leasehold wef. 22 July 2019

Address: 1 – 88 Normanton Park

TOP: 2023

Site Area: 61,408.31 sqm / 660,999 sqft

Blocks: 9

Units: 1,862 Residential Units and 8 Commercial Units

Floors: 24

Developer: Kingsford Huray Development Pte. Ltd.

Estimated breakeven price and the developer’s bio

Our estimated breakeven psf ppr is $1516. With an estimated modest 15% margin, it will be $1743psf.

The developer, Kingsford, is no stranger to developing mega projects.

Notably, they have developed Kingsford Hillview Peak that have 512 units and also Kingsford Waterbay with 1165 units.

Even though this is not their first mega project, the Controller of Housing issued a no-sale licence for the project on Jan 15 2019, “as the company had failed to meet the requirements for a sale licence”, according to an Urban Redevelopment Authority (URA) spokesman.

After investigation, it was found that some building works such as windows, barriers and common storey shelter “had deviated from requirements under the Building Control Act and Regulations”.

However, Kingsford was quick to react to this negative news, and brought in a new construction company, China Jingye, which is a subsidiary of MCC Land, to finish construction for Normanton Park. China Jingye is well known for its sustainability efforts and is well received in Northern China, where it was awarded the 2017 Most Influential Responsible Brand of Beijing-Tianjin-Hebei region. In Singapore, China Jingye has won Gold award in “Project Category” and Platinum in “BCA Green Mark” category. Previous projects completed by China Jingye in Singapore includes Queens Peak, The Alps Residences and The Poiz.

Sale licence was finally awarded to Kingsford for Normanton Park by the Comptroller of Housing on 30th Nov 2020 but under the conditions of the sale licence, all units within the condominium must pass the Quality Mark inspection by the Building and Construction Authority (BCA) before being issued the Temporary Occupation Permit (TOP).

Growth potential of project

In the vicinity of Normanton Park, there are other 2 residential plots that are subjected to details planning and also multiple smaller plot of commercial lands across the street along Portsdown Road and One North Ave. This means that URA has plans to further develop the area. However, these developments will not take place in the near future as they are not mentioned in the Master Plan 2019.
That said, taller condos might be built in the future and these might block your otherwise unhindered view when you first move into Normanton Park. Be aware of this point.
In the shorter term, Normanton Park investors can seek to tap on the existing tenant pool found within the One North Region with its development and established companies and institutions. White collars from one-North in the life sciences, tech industries, media industry, start up and even NUS academics will form the tenant pool. With the limited supply around the Buona Vista region, we expect potential long term lease lock in with these groups of tenants. We expect good tenant pool mix and healthy rental rates.
In the medium term, spillover effects from Jurong when Jurong Innovation District, with its first phase of development finish in 2022 (expect some delays), will be positive. This is because Jurong is touted as the “2nd CBD of Singapore”, and so Normanton Park, being just 3-4 MRT stops away, might prove to be a hot place to stay/rent for those working in Jurong.
Looking further ahead, the development down south at Greater Southern Waterfront will come alive post 2040. Together with the Waterfront Promenade and Eco Corridor found south of Normanton Park, we predict this will be positively impact Normanton Park, leading to capital gains at the later stage in about 20-25 years’ time.

Unique Selling Points 

Normanton Park, being a mega development, has a large landscape swimming pool, and a resort-style feel to it that is quite different from other projects in the vicinity. It also has Kent Ridge Park as its backyard for nature lovers that love to stroll along parks, and is also relatively near to Mount Faber for sight-seeing trips on the weekends. 

Kent Ridge Park

However, Normanton Park is not school-going friendly. As there is no primary school to be found within 1km radius. There are only 2 primary schools within 2km, namely Fairfield Methodist Primary School and New Town Primary School. Fairfield being a good school is hard to get in even in the 1km radius, so do not place high hopes on getting into the school if you live in Normanton Park.    

Comparison vis-à-vis new launch in the vicinity

In just less than 8 months of sales since launch, Normanton Park has sold 60% of units till date. The main competitor in the vicinity is Kent Ridge Hill Residences which launched about 2.5 years ago. 1 Bedder at Normanton Park (from 517 to 700sqft) starts from $951k and till date, 51.2% are sold. There is no comparison with Kent Ridge Hill Residences as there is no 1 bedder to be found, making Normanton Park the sole option for those who wish to invest in a 1 bedder in this region.

For 2bedroom, Normanton Park has units from 657-980 sqft, starting from $1.356 mil. Units are selling like hotcakes, with 90.7% of sold till date. Kent Ridge Hill has 2BR for sale from 743 to 797 sqft, starting from $1.465mil, with 95.7% sold.

For 3 bedrooms, 904 to 1249 sqft, starting from $1.561 million and has 34% unit sold. In comparison, 

Kent Ridge Hill has 3BR, 883 to 1076sqft, starting from $1.746mil, with 67% sold.

Lastly, for 4 bedrooms, Normanton Park has units 1195 to 1453sqf starting from $2.111 million with 25% sold, while Kent Ridge Hill has 4BR penthouse units 1518 to 1927sqf starting from $2.748mil with 66% units sold.

Comparison vis-à-vis resale condo in the vicinity

Down at nearby Depot Rd, we have The Interlace (TOP 2013) as a resale comparison with Normanton Park.

Pulling figures from online portals, it is found that:

Exit Strategy

Once one-North is fully developed and Jurong Business District becomes operational, expect positive spillover effects from these urban areas to reinforce Normanton Park’s price by then. Judging from the historical trend of The Interlace and if history repeats itself, then mid-term exit investors can look to gain from the sales of Normanton Park, just like in the case of The Interlace. 

For longer-term exit investors, For the long-term exit investors, bank on the Greater Southern Waterfront to positively impact Normanton Park’s prices. Also, one can hope that government will release the land and developers will bid for the nearby undeveloped residential plots in the future at higher price, thus leading to increase in price for Normanton Park due to the higher valuation of surrounding nearby land from future land sales. This could prove to be healthy capital gains for longer-term investors.


For buyers that are looking to own a new project in the Buona Vista/one-North/Kent Ridge vicinity, either as an investment or own stay that will be ready in the recent future, one can consider getting a unit in Normanton Park, at cheaper psf and absolute price than that of Kent Ridge Hill Residences, or the resale unit in The Interlace, due to The Interlace’s bigger unit size.

If you can wait and are also willing to take the risk of a potentially higher price but for a project that is nearer to the Buona Vista MRT station, there are two land plots upcoming along Slim Barrack Rise just opposite of One-North Eden.


In short, looking at the demand especially for 1BR and 2BR, our subjective view is that Normanton Park can serve as a good investment for growth in the medium term due to the lower absolute price as compared to the new and even resale units in the region. Rental turnover should be healthy given the proximity to the one-North region but you will have much competition from other landlords in Normanton Park for tenants, come TOP. 

For longer term own stay buyer, Normanton Park will be comfortable to stay due to numerous facilities found. And if you like very high floor units, comparing the other condo in the region, only Normanton park have tower blocks that goes up to 24th storey

For the short-term investor looking to flip, we here at Home Quarters advocate and believe that you should at least be able to hold on to an investment unit for the medium term but if market condition is good to sell off in the short-term, you can choose to do so. Looking at short term, we anticipate heightened competition among investor sellers that want to exit quickly considering there are 1150 units of 1 and 2 bedroom in Normanton Park!

Contact us

The above is the analysis for Normanton Park, a mega project in district 5. For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

S$ 300,000 Profit! When should you sell your BTO?

There’s a reason why many Singaporeans equate balloting for Build-To-Order (BTO) flats to a lucky draw. It’s not just because there’s always almost an oversubscription of hopeful buyers to obtain their first or second HDB flat; rather, it’s because up until now, BTO flats have almost always been sold at a profit. This lies largely with just how subsidized the flats are in the first place – the government sells them way below market price.

Up until this point, this is all common knowledge; what we want to analyze is, when is the best time to sell your BTO flat to maximize its profits? We’ll explore this article in 3 parts:

1. BTO resale transaction over a 5 year period

Firstly, we’ll talk about the hard data regarding the average psf of BTO flats, and analyze, based on the trends of 8 BTO estates, when exactly BTO flats can be sold at its peak price.

2. BTO Hard Profit

Secondly, we’ll talk about when you should sell your BTO flat based on how you paid for your BTO flat in the first place.

3. The reasons why you may not want to sell your BTO flat, even for a large profit?

Thirdly, we’ll conclude by giving our opinions on why you may not want to sell your BTO flat, even if you can sell it at a profit.

1. BTO resale transaction over a 5 year period

Many Singaporeans tend to sell their BTO flats immediately after the 5-year Minimum Occupation Period (MOP) is reached. Let’s take a look at the following table that includes the sale transactions of 8 BTO flats to see if this decision is the correct one to maximize the sale profits of BTO flats.

Highlighted in red are the peak BTO sale transaction prices within 5 years after its MOP period. As we can see from the table, 6 out of 8 BTO estates saw the prices of their units peak either on the year of MOP, or within 1 year of that, with only Sri Geylang Serai and Treelodge@Punggol continuing to appreciate over the 5 years. We should note that for Treelodge@Punggol, its average psf increased only by $10 5 years after its MOP period; as for Sri Geylang Serai, its location is pretty much unmatched, and is definitely an outlier in the charts due to its location.

Sri Geylang Serai Source: Archnet

We can see that in most cases, maximum profit can be made when the BTO flat is sold early, right after it MOP. In any case, let’s zoom in on an actual example, highlighting the clear profits and how the exact calculations go down.

 2. BTO Hard Profit

Let’s assume you and your spouse or fiancée are fresh graduates who have been offered starting pay, and you work for about two to three years before deciding to apply for a BTO flat together. On average, your individual salaries would be between 3.5 to 4 thousand dollars each.

Enhanced Housing Grant(EHG) Source:HDB

In this case, couples would be eligible for a HDB Enhanced Housing Grant (EHG) worth 15 thousand dollars, that counts as Central Provision Fund (CPF) savings in their Ordinary Account (OA) when used to buy their BTO.

Based On Amount in CPF account when purchasing BTO Flat
Average monthly income of household $ 62,100*
Money earned from EHG Grant $ 15,000
Grand total $ 77,100
*CPF was calculated as follows: savings from OA are 23% of wages; assuming both individuals earn 3.75 thousand dollars a month, the combined total moved into their OA per month is 1.725 thousand dollars per month. This amount is multiplied by 36 months, as we assume that the couple buys their HDB flat 3 years after they begin working.

With that out of the way, let’s calculate what happens after five years, when the couple is ready to sell their BTO flat. Assuming they use a HDB loan, and using Coralinus as an example.

HDB Housing Loan
Down payment made with CPF $ 19,162
Down payment made with cash NIL
Total amount to be paid off after 25 years $234,715
Hard profit earned after reselling flat right after MOP $ 303,245
Amount to be placed back into CPF OA account,
including accrued interest
$ 21,680
Final Profit Remaining $ 46,850

The final hard profit that a couple selling their BTO flat would earn in this case, is $46,850. Who wouldn’t jump at the chance to earn such a sum of money, in just a span of 5 years? The thing is, things aren’t always as simple as that. As such,

3.  The reasons why you may not want to sell your BTO flat, even for a large profit?

To answer this question, end goal plays a huge part. We’ll split this segment into three parts.

A. Large Condominium

Firstly, let’s say that your end goal is to upgrade to a large condominium that your entire family can live in. A property like that with a good location doesn’t come cheap – 10 or 20 years later, it’s probably only going to be more expensive.

The calculations come in if you choose to sell your property now for its maximum profit, and relocate to a resale HDB flat or a smaller condominium using that profit. Even if your BTO flat can generate profit, it doesn’t mean that your next property will. With how the resale HDB market has been looking lately. You may either just breakeven, or sell at a price lower than what you bought it for in the future.

In this case, it may benefit you to be a little more prudent and continue holding on to your BTO flat until you’re ready to upgrade to a condominium. Because like we’ve said before, it’s almost impossible for BTO flats not to be sold at a profit. In any case, maximizing your profits doesn’t just mean selling your property at the highest price possible. It can also mean maximizing the use of your profits.

B. Large Resale HDB Flat

Secondly, your end goal may actually be to live in a large resale HDB flat in a prime location, because of how affordable it is for its size and location, as compared to condominiums.

In this case, you may as well sell your BTO flat and immediately upgrade to the resale HDB flat you are eyeing, putting the entirety of your profits into your next resale HDB flat.

C. M.O.P Period

Lastly, your end goal might actually change after you’ve moved in to your BTO flat. 5 years waiting for it to MOP is a long time. In those 5 years, you may have started a family, made friends, or maybe your elderly parents have joined you to live in that particular estate.

Moreover, you have to factor in the fact that you have to spend about 4-6 years waiting for your BTO flat to even be ready. After waiting for such a long time for your flat, it is inevitable that you might feel some hesitation towards selling your flat after a measly five years. There have been some people that were content enough with their lives in their BTO flat that, even though they could have sold it at a profit, have chosen not to. In simple terms, money isn’t everything.


The question of when you should sell your BTO flat isn’t as simple as it seems. Sure, the simple answer is right after it MOP, but there’s a lot more financial calculations, future goals, and personal priorities that come with it.

At Home Quarters, we take all these factors into account before we advise you on how to sell your property, or what property we believe you should buy. We’d be happy to provide you with various analyses, advice, and any sort of assistance you may require, whether you’re a buyer or a seller. Leave your contact details and any queries down below, and we’ll contact you ASAP.

Contact Us

If you have any opinions regarding this article, you can let us know through commenting on our YouTube that we did on this article, sending us a quick email, or hitting us up on our Facebook and Instagram pages to shoot us a quick direct message.

If you have questions or if you are thinking about properly showcasing your house for sale, whatsapp message or call KC from Home Quarters and begin finding your new home today: +65 8809 2889!

That’s all for this article! Stay safe, and remember, call Home Quarters and start packing!

Which Executive Condominium earn up to S$1,127,000 ?

In our previous article about when you should sell your Executive Condominium (EC). We discussed Bishan Loft as a major anomaly. Its average price psf has increased by about 167% since it first obtained its Temporary Occupation Permit (TOP) in 2003: from an average of $440.80 psf in 2003, to an average of $1176.30 psf in 2020.

Bishan Loft Source: Propertyguru

Amongst all its Executive Condominium counterparts, it has experienced the most explosive growth thus far. And this growth may not stop anytime soon. Well, that’s nice and all, but we sure this is the question that everyone is wondering. Why has it done so well?

In this article, we’ll be exploring several factors that may have contributed to Bishan Loft’s insane profit margin over the past 17 years, in hopes that we know what exactly to look out for when buying a property that we hope will experience large capital appreciation in the future, just as Bishan Loft is experiencing.

1. Demand and Supply

Demand and supply is an economic concept that we’re all familiar with. And it’s one that applies to property as well. When we talk about D&S with regards to Bishan Loft, we’d like to discuss the number of condominiums in close proximity to Bishan MRT station.

Bishan MRT Surrounding Private Property Source: URA

Looking at the Urban Redevelopment Authority (URA) private property map, we see that there are only six condominiums near Bishan MRT, including Bishan Loft. Let’s compare this to a similar region that’s also within the Rest of Central Region (RCR) circumference that’s also considered a mature estate like Bishan – Paya Lebar.

Paya Lebar MRT Surrounding Private Property Source: URA

There are more than twenty condominiums in the vicinity of Paya Lebar MRT. We can see from this comparison that there’s a huge difference in supply between Bishan and Paya Lebar MRT stations when it comes to condominiums.

And where supply is limited and demand is high, we see prices soar. A lack of condominiums in the area around Bishan MRT has directly contributed to the high prices of Bishan Loft.

Scroll down to download the FREE Complete Checklist for you on the purchase of Executive Condominium!

 2. Floor Plan

As a follow-up to the previous point, we’ll be directly comparing Bishan Loft to the other five condominiums in its vicinity.

Bishan 8 floor plan Source:SRX

One thing stands out when we compare Bishan Loft to its condominium counterparts, Rafflesia and Bishan 8, which were also built around the same time period: the two other condominiums have extremely odd-shaped units. Compared to them, Bishan Loft’s regular rectangular-shaped floor plans would be much more appealing to buyers.

Similarly, in 2012, Clover By The Park was launched with floor plans that were slightly atypical. While there isn’t much to say about Sky Habitat and Sky Vue, launched in 2015 and 2017 respectively, we can see that based on floor plan alone, we can confidently say that the measly five condominium competitors in the vicinity have already been narrowed down to simply two.

3. Location

It is arguable that Bishan Loft is located in one of the most enviable areas in a mature estate. As mentioned above, not only is it located less than 10 minutes away from Bishan MRT by foot, and thus also within walking distance of the shopping mall Junction 8, it’s also located extremely close to Raffles Institution (RI), Catholic High School, and also Eunoia Junior College.

Bishan surrounding amenities Source: openstreetmap

And again, as mentioned, it’s located in the RCR, and also a mature estate. Other than that, Bishan Loft is surrounded by HDB flats, and consequently has many childcare centres surrounding it. For the same reason, there’s a plethora of neighborhood coffee shops surrounding the property.

Scroll down to download the FREE Complete Checklist for you on the purchase of Executive Condominium!

4. Initial price

The three above factors talk mostly about why the current average psf of Bishan Loft is so high as compared to its other counterparts or alternatives; however, what contributes to profit margin isn’t just its final selling price, but also its initial price.

There are two factors that have contributed the most to its low starting average psf. First and foremost, Bishan Loft is an executive condominium, which means that most of its prices are sold at a discount as compared to its condominium counterparts.

Executive Condominium Eligibility Source: HDB

This is because Executive Condominiums can only be sold to Singaporeans and Permanent Residents (PRs), and the Minimum Occupation Period (MOP) of five years has to be fulfilled, much like a Housing Development Board (HDB) flat.

We see this clearly when we compare the starting average price psf of Bishan Loft, an Executive Condominium, and Rafflesia, a condominium, both with similar characteristics. Bishan Loft saw a starting average psf of $440.80, while Rafflesia saw a starting average psf of $708.00

Secondly, the launch of Bishan Loft in 2001 occurred right when the property market was experiencing a slight downturn.

Private Residential Prices Source: Edgeprop

From the graph above, we can see that in 2001, property prices were slowly declining, and market outlook didn’t seem too optimistic. We can assume that Bishan Loft units were sold at a slightly lower average psf so as to attract more buyers during that period.

With these two factors in mind, we can see why the average starting psf of Bishan Loft units are considered low compared to its condominium counterparts, and other Executive Condominiums in Singapore.


To sum up what we’ve mentioned in this article, we can conclude that demand and supply in a highly-sought estate or prime location has definitely been a key contributor to Bishan Loft’s continuously increasing average psf over the past 18 years. Moreover, when buying a property, taking into account the current stage in the property cycle is important as well: after all, buying at a low initial price contributes to an even greater profit margin in the future.

At Home Quarters, we take all these factors into account before we advise you on how to sell your property, or what property we believe you should buy. We’d be happy to provide you with various analyses, advice, and any sort of assistance you may require, whether you’re a buyer or a seller. Leave your contact details and any queries down below, and we’ll contact you ASAP.

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We’d also love to hear your opinions on this article. Do you think there are any other reasons why Bishan Loft did so well? Or are there any other properties you know did very well too, and would like us to write about?

You can let us know through commenting on our YouTube that we did on this article, sending us a quick email, or hitting us up on our Facebook and Instagram pages to shoot us a quick direct message.

If you have questions or if you are thinking about properly showcasing your house for sale, whatsapp message or call KC from Home Quarters and begin finding your new home today: +65 8809 2889!

That’s all for this article! Stay safe, and remember, call Home Quarters and start packing!

Five weird lifestyle-changing factors for HDB Flat

You’ve probably stumbled across this article if you’re kiasu like me – you don’t want to buy your dream HDB flat, be it BTO or resale, only to realize that your dream has somehow warped into a chilling nightmare. Sounds like an exaggeration?

For some of you, it may very well not be. To avoid such a situation occurring, we’d like to present to you five weird lifestyle-changing factors that you should look out for before buying a HDB flat.

Five weird lifestyle-changing factors for HDB Flat

1. HDB Flat Pets

The Housing and Development Board (HDB) is actually extremely strict about the specific types of pets that can be raised in a flat. If you’re planning to get a pet in the future, or you already own one and plan to bring it with you to your new HDB flat, this section is most applicable to you.

Five weird lifestyle-changing factors for HDB Flat

HDB Approved Dog Breeds Source: HDB

Let’s talk dogs. HDB allows for 62 breeds of dogs, and the full list can be found here. However, that’s not all, you can only keep one dog in your HDB flat. And if it is a mixed breed, it can only come up to a maximum height of 55cm.

Five weird lifestyle-changing factors for HDB Flat

Cast are not allowed in HDB flats Source: HDB

Regarding cats, though, HDB actually implemented a rule whereby cats are not allowed to be kept in HDB flats. We’ve actually covered all the finer details in our article, where we discuss why this rule was implemented, and other alternatives you can explore if you’re adamant on owning a cat.

Other pets like rabbits, guinea pigs, or fish, are fine though. Though, we should mention that if you’re a fan of exotic pets, you do need to take a look at exactly what can and cannot be kept in HDB flats, which you can find on the HDB website.

Scroll down to download the FREE 15 MOST IMPORTANT FACTORS CHECKLIST before buying HDB flat!

 2. HDB Flat Gentrification

Gentrification is a term that’s been on the rise for a while. In a traditional sense, the word is used to describe how a neighbourhood changes to become one that caters more to wealthier households than before.

Five weird lifestyle-changing factors for HDB Flat

Tiong Bahru Bakery Source:Casual Diner

We’ve been seeing something similar in various neighbourhoods, most notably with the example of Tiong Bahru. Tiong Bahru is a neighbourhood in a now-prime region that’s witnessed the emergence of a large number of artisanal cafes. While residents haven’t really been complaining about the changes to the area as they cite Tiong Bahru Market as a highly accessible option for cheap hawker food, this may not be the case for other estates that may undergo gentrification in the near future.

Five weird lifestyle-changing factors for HDB Flat

Tiong Bahru Club Source:SG Magazine

If you’re someone that prefers a wide variety of old school kopi and a delicious hokkien mee full of wok hei flavor over a pleasant cappuccino and a fancy eggs benedict, this may be a factor you want to take into account before you move into your new neighbourhood.

If this seems like a major concern to you, and you’re uncertain as to whether or not a neighbourhood you’re looking to buy a flat in might undergo gentrification, leave your contact details!

Home Quarters would be more than willing to take a look at your options and advise you on how to proceed.

3. HDB Flat with quirky shapes

This section applies more to those buying resale HDB flats; BTO flats today are thankfully shaped in a standardized way. There are some older HDB flats out there who have weirdly shaped floor plans, such as fan-shaped ones, or units that, for some reason, lack corners.

In any case, some of these shapes may not be obvious to you at first glance. This may not always necessarily be a bad thing, though; some owners just take it in stride.

HDB Flat Weird Floorplan

Curve shape corver unit

However, there are some problems that you may see cropping up. The problem that we personally would take the most seriously is the inability to maximize space. Most flats in Singapore are already not as large as most would like; having a shape that, for example, causes your dining table to be unable to fit into a certain corner, would mean that that table would have to be put somewhere else, that could have been empty.

This may give your house an illusion of being more cramped than it actually is. Well, this problem, like many others, can be easily fixed with money. Having a budget to buy or craft customized furniture that best suits the shape of the house, or to fully renovate the house, could possibly guarantee not only a complete utilization of space, but also capitalize on the special shape of the house.

This could also mean that your house looks especially unique and intriguing to guests. But of course, these benefits come at the expense of an increased cost of acquisition of the flat.

Scroll down to download the FREE 15 MOST IMPORTANT FACTORS CHECKLIST before buying HDB flat!

4. HDB Flat Hidden Fees

While HDB flat owners pay less in maintenance fees (officially called the Service and Conservancy Charges (S&CC)) than their condominium-owning counterparts, when you’re looking to buy a resale HDB flat, it would be best to look out for any sort of hidden fees that you might have to pay once you move in.

HDB Flat Hidden Fees

These can come in the form of pest problems (paying for a pest exterminator to come in), faulty water heaters (having to replace them in all the toilets), wiring problems (more applicable to those who aren’t planning on renovating their new home), or having to install your own air-conditioning units.

While these may not seem like they cost a lot, you might find better alternative flats that don’t require such troublesome services, despite being just a tiny bit more expensive.

5. Location of flat within the block

A lot of people talk about the floor level of their units as a key factor they take into consideration. Something else you can take into consideration. However, is where exactly your unit is located on whatever floor.

HDB Flat Corridor Unit

HDB Corridor Unit Source:shaheed salim

Take for example, a comparison between a corridor unit and a corner unit. A corner unit usually provides more privacy due to less foot traffic, and would also prevent people from accidentally destroying your houseplants or kicking your shoes by accident. On the other hand, some actually prefer corridor units as they feel less stuffy, and its orientation allows natural light into their living rooms.

HDB Recess Area Source: Fatema Design Studio

Another interesting tidbit here: you know that little area outside your HDB flat along the corridor? You can actually buy that space and have it renovated to your liking. It comes with quite a few conditions though – check out our article we did covering this topic for the specifics!

If this speaks to you, you might want to consider getting a resale flat that has a recess area available for purchase. Another example would be your unit’s proximity to the nearest garbage chute. If you’re like me, and you absolutely hate any form of creepy-crawlies, we would never get a unit that’s anywhere close to the garbage chute.


The five factors we’ve mentioned above are unlikely to apply to everyone – a lot of these factors depend upon your own personal preferences and where your priorities lie when you’re choosing a flat. However, we sure we all want to have every possible factor taken into consideration before buying a house, arguably one of the most important decisions in our lives.

Here at Home Quarters, we won’t just tell you about numbers and facts, but we’ll also pay extremely close attention to every little single preference that you have, talk to you about any future plans, and take a multitude of factors and opinions into consideration before advising you on buying your dream HDB flat.

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We also listed out another 15 IMPORTANT FACTORS BEFORE-YOU-BUY-HDB CHECKLIST for you !!


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If you have any questions or want to share any opinions with us regarding this article, simply leave your contact details or send us a quick email ! Alternatively, you can contact us via whatsapp message or call KC at +65 8809 2889! Or direct messages on our Facebook and Instagram pages. 

At Home Quarters, we’re all about quality, efficiency, and most importantly, taking into account what exactly our client wants. If you want to hear about how we do this, take a look at our series Closing Thoughts, where we sit down with our clients after we’ve successfully sold or bought a property on their behalf! 

That’s all for this article! Stay safe, and remember, call Home Quarters and start packing!