The Reserve Residences ebrochure

Sultan Plaza will end the public tender on the 26th of October at 3 pm, according to the agent for marketing Teakhwa Real Estate. The commercial site located at 100 Jalan Sultan, off Beach Road, was relaunched to be sold collectively for the third time on Sept . 9 with a reserve price of $325 million, which is less than the reserve of $360 million in the previous bid.

The Reserve Residences ebrochure of the upcoming development The Reserve Residences is a mixed-use, residential and commercial development, and an integrated transport hub.

In a press announcement, Teakhwa Real Estate stated that the date of closing for the tender would be decided “only when there is confirmation of interest from potential buyers” or when the owners with an the 80% mandating has been received to sell at a less reserve value.

At the time of the launch the owners who held around eighty% of the strata as well as 72% by value of shares had signed the supplemental agreement that would lower the reserve of $360 million down to $325 millions.

The marketing agency now claims that it’s “close to” reaching the goal. “We only require one or two units more to get to the mark of 80% that will be achieved within the next few days,” the firm adds in a statement on Sept. 28.

DBS Group Research analysts Rachel Tan and Derek Tan have kept “buy” on CapitaLand Integrated Commercial Trust (CICT) since they see the REIT benefiting from the reopening of borders between the United States and internationally.

The Reserve Residences condo floor plan is a mixed-use, residential and commercial development, and an integrated transport hub. The site is expected to yield up to 845 residential units with about 20,000 sqm set aside for commercial use.

It is viewed as a major proxy for the reopening of play.

“We think CICT could provide an average of 6-% 2-year dividend for each unit (DPU) compound annual growth rate (CAGR) which is one of the fastest growth rates of its competitors,” the analysts write.

Due to the growing momentum of Singapore’s office market, CICT is in a good position to benefit from the Singapore offices market analysts believe that CICT is in a good position to benefit from the rise of office space due to its position as one of the biggest Singapore REIT (S-REIT) that also has central commercial assets in Singapore.

Additionally, CICT is one of the few S-REITs with the possibility of acquiring newly complete top Singapore office assets, such as half of the 50% share in CapitaSpring and potential additional commercial Singapore assets that are in the pipeline of sponsors.

In the Mercatus portfolio, analysts are of the opinion that CICT as the “strongest competitor” in the local retail sector.

“[TheMercatus portfolio Mercatus portfolio could be beneficial to CICT by providing a wider runway of assets, as it expands the base of malls in Singapore that can withstand the rigors of suburban life. located in Singapore,” they write.

In their report, analysts have maintained their price target of $2.70 that is an P/NAV of 1.3x at 1 Standard deviation (s.d.) of CICT’s historic range.

“Despite the risk of headwinds in the near future We are among the first companies to be looking forward to its potential growth following the optimisation of its portfolio and efforts to recycle assets,” the analysts write.

“The major risks we see in our opinion are a downturn in the economy, along with a lengthy recovery, and a low-grade of sentiment. Recessions due to new outbreaks of the pandemic could impede the recovery of CICT” they conclude.

Units of CICT were trading one cent lower or 0.47% down at $2.11 on August 15.

The Reserve Residences sales gallery

A freehold property comprised of four strata-titled units situated on Jalan Ulu Siglap located situated off Upper East Coast Road in District 15 It was transferred in a single transaction by property developer Sevens Group for $10.3 million.

The Reserve Residences sales gallery taking advantage of the convenient location and the neighbourhood’s lush greenery with laid-back charm, the future owners can look forward to great living spaces.

This property is completed the year 1984 and covers a surface area gross of 5,833 square feet. It is located on land that is 6,872 square feet which is subject to URA approval to build three-storey mixed-landed homes.

The site is close to the planned Siglap MRT Station on the Thomson-East Coast Line. Other amenities nearby include restaurants and shops on Upper East Coast Road and malls like Siglap Centre, Bedok Mall and Parkway Parade, all of which are within a brief distance by car.

Four strata apartment owners were represented by Marge Christy Ho, and Serene Goh of OrangeTee & Tie. The property was placed on the market about six weeks ago and was sold with an estimate of $11 million.

Based on Ho and Goh Ho and Goh, the site received a variety of offers. “We received a large number of buyers who were interested, which included five developers and a handful of private buyers considering redeveloping this site,” they state.

Sevens Group plans to redevelop the site into three landed houses that comprise two corner terraces that cover land sizes between 2,260 sq feet and 3,660 sq ft along with an intermediate terrace that has an area of approximately 1,830 square feet. The new homes are expected to cost between $3,500 to $3,000 per square foot on the land.

“This unusual and beautiful site offered us the perfect opportunity to increase our landbanks,” says Wayne Chua Sevens Group’s marketing and sales director. “This lets us build a steady pipeline of high-quality homes through 2023, and further strengthen our position as the top in landed developer within District 15” the director adds.

1. Jalan Ulu Siglap is located just a few minutes away from Woo Mon Chew Court, an apartment with six units freehold (shown as orange on this map) that was sold as a block at $8.6 million on April 20, 2021.

The Reserve Residences Jalan Anak Bukit price

On July 2nd, HDB announced additional rehousing alternatives for those who own flats that are part of the Selective En bloc Redevelopment Scheme (SERS). The additional options include 1)) The Lease Buyback Scheme to seniors on the SERS site that allows them to purchase a replacement apartment on a short lease later; and 2.) provide larger or three-room flats with a lease of 50 years instead of 99 years and on designated replacement sites that will be able to cover residents until they reach the age of 95.

The Reserve Residences Jalan Anak Bukit price psf offer at $1,028,333. This is $10,650.23 per month.

“This may be the very first time HDB offers flats for 50-year leases,” says Nicholas Mak, ERA head of research and consulting department.

The two other alternatives will be available to those who qualify beginning with Blocks 562 through 565 Ang Mo Kio Ave 3 as well as those of Blocks 212-218 of Marsiliing Crescent/Lane (for the expansion and redevelopment for the extension and redevelopment Woodlands Checkpoint), whose flats were announced as available for purchase the 7th of April and May 26 respectively.

Both of these options can help lower the cost of replacement flats, which will make them less expensive, decreasing the worries of some senior citizens about having to increase their funds to buy another flat of comparable size at the new site,” says Wong Siew Ying, PropNex head of content and research.

Older homeowners don’t need to be concerned about mortgage concerns as they may not have to pay funds for their new home as per Christine Sun, OrangeTee & Tie senior vice president of research and analytics. Certain people may face difficulties when applying for a mortgage due to their age and job status (some may retire or work part-time) when they consider the option of swapping their home for a new apartment by renewing their 99-year lease, she says.

“The shorter lease with a shorter term of 50 years may also be a viable option for older singles with plans to pass on their properties as inheritance to anyone else,” Sun says. Sun. “Therefore it could be more financially beneficial to incur a lower or no upfront expense right now.”

Homeowners who are younger and middle-aged, and at least 45 who qualify for a mortgage to fund the purchase of their home, might also think about this option, according to Sun. “Since they purchased the apartments directly from HDB with subsidised, generous rates, they may be able to make an income in the near future as the value of resales will probably be greater than the cost of the purchase,” she says. “These homeowners are able to sell their unit and move to a new property in the future.”

The advantage of flats that are leasehold for a shorter period is that they may provide some financial benefits immediately for the owners, particularly when the flats with a 50-year lease are priced significantly lower than 99-year leasehold units, says the ERA’s Mak.

As there is no precedent for such flats in the event that owners of flats on lease for 50 years decide to sell them to the resale market following their Minimum Occupation period (MOP), “they will be subject to a price-finding process in which some flats could possibly be priced incorrectly in the short run,” adds Mak.

The cost of a 50 year lease flat is not even half the price of flats that have 99 years of lease according to Lee Sze Teck, Huttons senior director of research. “It isn’t an exact line to evaluate the remaining lease period,” he says. The decrease in the value of the flat’s resale will be much more steep as the lease’s remaining duration reaches 35 years, says he. The decrease is even more dramatic when the lease is shorter than thirty years remaining to run.

The flats will decrease in value faster than neighbouring flats with longer leases and longer leases, says Lee. Buyers of 50-year lease flats may find themselves in a position to be in the near future, particularly in the event that they choose to do an option to buy back their lease later: “There may not be enough time for them to return the property to HDB,” says Huttons’ Lee.

If the owner decides to sell the new flat after the five-year minimum occupancy duration (MOP) is completed, “the replacement flat – with an outstanding rent balance of around 45 years as at this date, but is only 5 years old may be attractive than some of the older resales of flats in the vicinity,” says PropNex’s Wong. “Its freshness could appeal to buyers who might prefer the lease being shorter.”

Capital appreciation can decrease dramatically in the event that the owner of the lease-to-own flat for 50 years decides to let it go after having lived in it for longer than 20 years, warns Wong. With a shorter lease term and a smaller pool of possible buyers could shrink, and it could be harder for the prospective buyer to secure financing for the property, she adds.

The number of buyers on the open market is restricted, particularly if the use of CPF (Central Provident Fund) money is severely restricted because of the lease being short Lee says Huttons’ Lee. This can affect the resale value of the property as well, he says. “If residents are planning to leave the property for their kids, they must select those with 99 years leases.”

PropNex’s Wong so expects the majority residents of SERS residents to opt for the 99-year lease option. “It offers a greater chance of capital appreciation because of the lease’s length when it comes to reselling in the near future, as compared to flats that have short leases,” she says.

Flats with a 50 year lease are a threat to 99-year lease flats that are in the same neighborhood, according to Huttons’ Lee. “The price for resales of the 50-year lease flats is lower , and could be used by buyers to gauge the worth of the 99-year lease flats” Lee adds.

However buyers who purchase their apartments on a 50 year lease for a lower price will likely enjoy an incredibly higher yield on rent, “possibly exceeding 10%” in comparison with their lease-hold 99 years neighbors according to ERA’s Mak. “Such apartments with leases that are shorter may draw potential investors” Mak adds. “If there is a rising number of these flats are rented out to international tenants, this can impact the demographics and social cohesion of the area.”

As the stock of flats age and lease decline begins the problem faced by residents of Ang Mo Kio residents will be more prevalent, says Huttons’ Lee. “The new policy on SERS could be seen as a first test to test the acceptance of the policy prior to being implemented for VERS [Voluntary Early Development Scheme”” Lee adds. “VERS residents could encounter similar situations, so it is crucial to ensure that the policy for VERS correct for it to get going with flying colors.”
If the two additional alternatives announced by HDB are received well, they could be a good model to use to be used in future exercises, and even for VERS, says the ERA’s Mak.

The Reserve Residences in Jalan Anak Bukit

Rumours suggest that liquidators are attempting to take over the assets of the Singapore-based Crypto hedge fund Three Arrows Capital (3AC) that was another victim in this latest recent crash in the cryptocurrency market. Two partners from the consultancy and advisory firm Teneo are named to oversee the liquidation of 3AC.

The Reserve Residences in Jalan Anak Bukit mixed-use site with a linked transport hub.

3AC was placed under liquidation by a judge located in the British Virgin Islands on Monday 27th June, because 3AC was unable to pay its creditors. On June 30 3AC was reprimanded by the Monetary Authority of Singapore (MAS) warned the company for giving false information and breaking the fund management industry licensing regulations.

The company was founded with former Credit Suisse traders Su Zhu and Kyle Davies at the kitchen table in their apartment in 2012, as per an Bloomberg report from in the year before. They are in their early 30s.

Zhu is the co-founder director, director, CEO as well as CIO at 3AC as well as Davies is the co-founder and the chairman of the company. Their crypto assets have reportedly be worth billions of dollars at one time.

A portion of the crypto-riches was invested in real estate over the last few years. According to property title searches, between the year 2019 to 2021 Zhu bought three homes in Singapore with his own name and the name from his spouse, Tao Yaqiong. The purchase totaled $83.55 million.

The most recent acquisition took place in December of last year in which Zhu and Tao joined as joint tenants of the Good Class Bungalow (GCB) bought in trust by their son, who is believed to be an infant of three years old. The GCB is located on a 31,863 square foot leasehold of 999 years on a site located at Yarwood Avenue in Kilburn Estate, just off Dunearn Road in prime District 21. The cost of purchasing the property is $48.8 million ($1,532 per square foot) as per the caveat filed on Dec 3rd in 2021.

It’s not Zhu’s only GCB Zhu owns. Near Botanic Gardens located at Dalvey Road, is an GCB which is currently under construction. The property was acquired at $28.5 million ($1,831 per sq ft) in September of 2020, as per a caveat that was lodged. An property title search reveals that it is currently held by Tao.

In June, Zhu had purchased a strata-bungalow on Balmoral Road for $6.25 million ($1,192 per sq. ft.). It is registered in his name as per the property title. It has a strata area of 5,242 square feet, the property is among eight strata homes inside Goodwood Grand which is a 73-unit property that also includes a 65-unit condominium block. It was completed in 2017. was designed between Tong Eng Group, the Ng family of Clarus Group and Tiong Seng Holdings.

Zhu and other companies connected to 3AC are believed to collectively possess five luxury properties that include three GCBs as well as a shophouse and townhouse. The other assets are a collection high quality cars as well as an yacht.

The Reserve Residences developer

A three-bedroom apartment located at The Esparis condo situated on Pasir Ris Drive was auctioned off at an auction held by Huttons Group on June 16. A mortgagee sale that was held on the property was sold for $1 million, or 2% over its initial price, according to James Wong, head of auctions and sale at Huttons.

The Reserve Residences developer of two reputable developers, the upcoming The Reserve Residences will feature modern facilities that make living easy for the residents.

The Esparis is an 99-year leasehold property from City Developments that was completed in the year 2006. There are 274 units in the condominium. It is located within a short drive of the amenities such as Pasir Ris East Community Club, White Sands and Downtown East malls and Pasir Ris Park.

The space sold is 1,184 square feet and is located on the middle floor. Five bidders took part in the auction to purchase the property. The auction that was successful for the unit at The Esparis is not too many months after an auction team and sales department from Huttons was put together. Since its inception at the beginning of March the initial group comprised of four members with the leadership of Wong has grown to six. “We are proud to be an auction house with a small-scale, boutique feel that draws on the strength of Huttons associates of 4,380 to promote their properties,” Wong says.

Looking in the future, Wong views that mortgagee sales will likely increase during the remainder of the year when relief measures for borrowers come to an end and interest rates rise. “Owners are becoming more open to auctions as a method of selling their properties in the past and will be our primary market segment. We anticipate a growing auction market for 2022 and beyond,”” He says.

The Reserve Residences Jalan Anak Bukit review

East Court, an apartment with freehold situated on Koon Seng Road in District 15’s Joo Chiat area, is being sold through a private agreement with developer Macly Group for $19.875 million. The option to sell the property was exercised on the 20th of June as per William Gan, managing director at WGR Property Consultants, who was the broker for the deal. The price of the sale is an average land price of $1,063 for each plot.

The Reserve Residences Jalan Anak Bukit review of land area of 3.22 ha, the parcel situated at the junction of Jalan Jurong Kechil and Upper Bukit Timah Road enjoys a strategic location close to Beauty World MRT Station.

East Court is an affordable walk-up which was built in 1986. It is situated on a site that covers 13,351 square feet with an average plot ratio of 1.4. The eight units that are available in the development are located in one block of four stories, which ranges in size from 1500 sq ft to 1,700 sq feet.

Macly is believed to be planning to transform Macly is reportedly planning to transform the site to create a 5-storey building that will include 19 homes. This freehold site is situated close to shopping centers and restaurants in the vicinity of Joo Chiat Road. It is also a quick drive away from various malls, including Parkway Parade, i12 Katong, Katong Shopping Centre and Katong V. Other nearby facilities comprise East Coast Park, Dunman Food Centre 85 Marine Parade Central Market.

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A mixed-use development venture partners MCC Land and HY Realty at the sales gallery of One Bernam

A look at the Singapore housing market has proven to be a paradise for the extremely wealthy with rents and prices reaching new heights. Recently, a Good Class Bungalow (GCB) located in Queen Astrid Park is being leased to one of the Chinese national for the rate of $200,000 per month or $2.4 million per year.

The access is by Sixth Avenue and Coronation Road West It is accessible via Coronation Road West and Sixth Avenue. The GCB located at Queen Astrid Park sits on an elevated freehold site that covers 25,439 square feet and is completely hidden from view from the street. The GCB is a new construction.

“It’s it’s the Chinese who rent GCBs at this level,” says Jacqueline Wong the executive director of Savills Private Office. “Some wait for Singapore permanent residency or citizenship prior to purchasing their own house.”

The word on the street is that the proprietor of the newly completed GCB created by Guz Wilkinson who is the principal and director Guz Wilkinson, principal and founder of Guz Architects, received an unannounced rental price of $380,000 per monthly for the property. The owner however turned down the offer because the plan was to relocate into the recently completed home, which has been named “Water Courtyard House”. The offer was uninvited by an Chinese resident.

“It’s the huge and luxurious houses that attract these prices,” notes Savills’ Wong. “Due to the absence of new inventory as of late, these GCBs might not be new, but they must be of an elegant design with clean lines , and was created by an internationally acclaimed architect.”

‘Private clubhouse’

In the land-scarce Singapore having a huge GCB is the most prestigious status symbol. “It’s something that Chinese especially the rich residents of Fujian province, are looking to have,” says a real estate agent who specializes in the market for luxury homes and who asked to remain anonymous.

Not only are Chinese ready to shell out these expensive rents, they’re also willing to shell out millions to renovate these magnificent homes, according to the broker. Beyond being a place to live, GCBs are considered to be “private clubhouses” for entertaining their guests.

It is essential to have a KTV room that has a top-of-the-line sound system. The budget for the room is one million dollars. Another necessity is a putting course. “We don’t have a putting green, but a tournament grade green like the one Tiger Woods himself would use,” says the broker. “That is minimum $300,000, which includes every piece of equipment. And the championship-golf-course grass requires a gardener to tend to it at least twice a week.”

The highest rent for housing recorded by URA Realis this year is $150,000 per month for the GCB located at Dalvey Estate, sitting on an area of 22600 to 22,500 sq ft. It was sold in April of this year (see the table). Another one is one GCB located at Jalan Asuhan, which is off University Road, which was let for $120,000 in March. The GCB is situated on the site that covers between 26,100 and 26,200 square feet. because of its size agents believe it’s one of two GCBs on the top at the top of Jalan Asuhan that were designed by Aamer Architects and was completed in the year 2017.

Monthly luxury condo rents for luxury homes reaching $100,000

It’s not only GCBs as well as luxury condos, which have seen rents increase to astronomical levels. In Draycott Park is Eden which is a single, 22-storey residential tower that was designed by Thomas Heatherwick and developed by Hong Kong developer Swire Properties. The 20 units of Eden that have freeholds, were bought in a single transaction through the Tsai family of the snack food giant Want Want China for $293 million in April last year. The construction was completed in the year 2019.

The apartments located at Eden are believed to have an the same layout, including four bedrooms with en suite bathrooms and a built-up areas of 3,035 square feet. Based on URA rental figures five units that are connected at Eden with a floor space of between 15,100 and 15,200 square feet were let for $80,000 per month during month of February. It was the top of the list for rent for condos in 2022.

The second highest rent per month of $60,000 was achievable in The Marq on Paterson Hill. It was 6,200 to 6,300 square 4 ft apartment that had four bedrooms and a lap pool located at The Signature Tower. The freehold, 66-unit The Marq located on Paterson Hill was developed by SC Global Developments and completed in the year 2011.

The towers include two inside The Marq’s development: one is the Signature Tower, where typical units are between 6,200 and 6,300 sq ft and have an outdoor lap pool on the balcony. The other is The Premier Tower, where typical units range from 3,200 to 3,300 sq ft with four-bedders. The monthly rental for a 6,300 square foot unit in The Signature Tower of The Marq located on Paterson Hill is $100,000 today.

What can $45,000-$48,000 buy you?

In the 510-unit V in Shenton at Marina Bay, there are six penthouses. The largest among them is the 7,255 square feet penthouse with five bedrooms at the 52nd level. The penthouse has the monthly rent of $48,000.

The development was jointly developed with Singapore Land Group, the 99-year leasehold development is situated at Shenton Way. The project was completed in the year 2017.

In Sentosa Cove, a four-bedroom apartment of 4,800 square feet located on the top floor of the luxurious condo Seven Palms was let out for $45,000 per month. This is the highest rental rate for a condo in Sentosa Cove to date. It was believed that the deal would be mediated by senior associate vice-president Steve Tay’s staff at List Sotheby’s International Realty. The 41-unit 99-year leasehold condo, which was developed through SC Global Developments, was completed in the year 2010. Every unit has a stunning sea view, and the complex comes with its own beach club.

Human resource departments of the corporate HR teams of MNCs are required to alter their budgets for rental to meet the current situation of increasing rents. “Many MNCs have moved the regional offices of their companies from Hong Kong to Singapore, because there aren’t any travel restrictions in Singapore,” says Savills’ Wong. This has fueled the demand for homes at the top of the market for housing. It appears that rents will keep on to grow.

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A five-storey freehold property situated in 200 Bukit Timah Road in District 9’s Newton precinct is available for sale via the expression of interest (EOI) procedure. The suggested value for this property is estimated at twenty million which amounts to $2,295 per square foot on Gross Floor Area (GFA) as per the agent for marketing CBRE.

The property is one of the few residential and commercial property that covers the land of 2,083 square feet, and an overall GFA of 8,715 sq feet. It has elevator access on all five levels. It also has a car park for private use with five parking spaces.

The whole property is currently being leased to a veterinary center that has staff quarters. This means it will provide a buyer with a quick rental income. The 200 Bukit Timah is a short stroll of The Newton MRT Interchange Station on the North-South and Downtown Lines. It is also located near facilities such as the Novena Square, Square 2 and United Square shopping malls, Newton Food Centre and healthcare complex Health City Novena.

Michael Tay, head of capital markets in Singapore at CBRE is of the opinion that this property will be able to reap potential rental and capital gains in the future that are backed by the ongoing revitalization of Orchard Road and Novena areas. There is a lot of investor interest in the property as well as owners looking for an ideal building for naming and sign rights.

The successful buyer could explore various options to increase the value of the property subject to approvals from the appropriate authorities. This could include making use of the property to serve as F&B establishments, showrooms gymnasium, commercial schools, or co-living for various reasons, in addition to others.
The EOI application to submit 200 Bukit Timah will close on July 27th at 3pm.

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CapitaLand Investment (CLI) has purchased a freehold office within Melbourne’s CBD in its regional fund that is a core plus, CapitaLand Open End Real Estate Fund (COREF). In a study from the Australian Financial Review, the building was sold at less than $320 millions ($317 millions). CLI bought it from CBRE Investment Management, which bought the building in the year 2017 for $250 million.

COREF’s debut purchase in Australia and fourth acquisition within Asia Pacific, with total investment of around $900 millions ($1.24 billion) since the fund’s inception on August 1st of last year.

The office building, which is 22 stories tall, is situated on 120 Spencer Street, opposite the Southern Cross train station. It is a net lettable space of 344,445 square feet and has a current committed to office occupancy at 97.5%, with a weighted average lease duration that is 6.7 years. The tenant base of the property includes WeWork along with Central Queensland University.

In the last five years over the past five years, the property has seen a total of A$30 million worth of renovations, which included the recent installation of efficient mechanical and engineering equipment that is energy efficient. Since November last year the building has been operating completely on green energy.

Paul Toussaint, CLI’s managing director for Australia Paul Toussaint, CLI’s managing director for Australia, says that the is one of CLI’s main markets with a lot of potential for growth. “CLI has invested around A$1.5 billion across five high-quality assets held in the country by its listed and private funds over the past one year,” He says.

Kevin Chee, CLI’s managing director of private funds states that COREF’s entrance into Australia is in line with its plan of gaining exposure to geographic institutions-grade, income-generating assets across the developed markets of Asia Pacific.