SkyPark Residences – Sembawang

Screen Shot 2015-10-26 at 4.05.17 pm


Skypark Residences: Taking EC Living to Sky Limits
Where sky-high aspirations are worth living up to. Live up to your home pursuits with the first executive condominium in Sembawang. Nine skyscraping towers ringed by shimmering water bodies. 506 covetable units crowned by a sprawling SkyPark in their midst. Welcome home to SkyPark Residences.

Screenshot 2015-10-29 21.04.58

Screenshot 2015-10-29 21.04.22

Screenshot 2015-10-29 21.06.24

Where a network of conveniences resides.
A highly developed estate in Singapore’s northern tip, Sembawang has an established network of transportation, educational and shopping amenities. Strategically straddling the upcoming Woodlands Regional Centre and Punggol eco- town, this is where the promise of future lives.

Screenshot 2015-10-29 21.06.35 Screenshot 2015-10-29 21.06.45 Screenshot 2015-10-29 21.06.58

Screenshot 2015-10-29 21.18.19Screenshot 2015-10-29 21.07.15 Screenshot 2015-10-29 21.07.27 Screenshot 2015-10-29 21.08.00 Screenshot 2015-10-29 21.08.11

Call 9277 4372 or email enquiries to
Few Units Left, don’t wait anymore!



forestville logo

Enter a forest of wonders where picture-perfect moments await! Forestville is the new Executive Condominium where lush greenery comes together with all the conveniences and enjoyments of life! Graced with the most lavish facilities ever, life at Forestville will be filled with never-ending enchantment and discovery!

foresville1 forestv forestvilles


At Forestville, the benefits keep on coming! For a limited time only, you can enjoy the Forestville 1-2-3 Holiday Bonanza designed to give you more convenience, more entertainment, and more peace of mind!

1 Year FREE Maintenance Fee
2 Years FREE Air Conditioner Quarterly Servicing Package
3 Years FREE StarHub 100Mbps fibre broadband access
3 Years FREE Up to 37 Channels on StarHub TV
3 Years FREE Starhub home phone line
3 Years FREE Starhub WIFI in Common Areas
3 Years FREE Shuttle Bus to Causeway Point / Woodlands & Admiralty MRT Station


  • Short walk to Admiralty and Woodlands South MRT stations (Future Thomson Line)
  • Woodlands Regional Bus Interchange, Seletar Expressway (SLE), Bukit Timah Expressway (BKE), future North-South Expressway
  • Causeway Point, Woodlands Regional Centre, Sun Plaza, Woodlands Civic Centre, Woodlands Waterfront and more
  • Singapore Sports School, Republic Polytechnic, Singapore American School
  • Vast array of luxury facilities and unique interiors for every lifestyle
  • 2-, 3-, 4-, 5-bedroom and dual-key units
  • Luxury penthouse
  • Select units with direct access to pool and Sky Garden
  • Free shuttle bus* to Woodlands and Admiralty MRT stations


bellewoods logo

Bellewoods EC is the latest executive condominium located at Woodlands Avenue 5. Developed by renowned developer QingJian, Bellewoods EC offers 561 residential units, over a large 226,000sqft of land.


Bellewoods EC is conveniently located near the upcoming Woodlands South MRT station (Thomson-East Coast Line), bringing connectivity to residents. For those who drive, Seletar Expressway (SLE) is just 2 minutes away. Causeway Point Shopping Mall at the Woodlands MRT and Bus Interchange can cater to every retail, dining and banking needs.

Woodlands is the center of a major transformation in the North of Singapore, becoming the future Metropolis of the North. There will be a 100ha Woodlands Regional Center, with a scenic waterfront, and a vibrant 30ha regional retail hub with community and leisure amenities. With the new integrated transport hub at Woodlands Central, residents of Bellewoods EC is at the forefront of the ultimate retail and leisure destination.

There is a wide selection of choices at Bellewoods, with 2 / 3 / 4 / 5 bedroom units, sizes ranging from (786 – 1,549sqft). There is a unit type and size to suit every family size and need. Prices are very attractive, from only $636,000.

First timers are eligible for up to $30k in CPF grant. Bellewoods EC is also one of the very last executive condominium which second timers need not pay resale levy.


2 Bedroom Floorplan – Type B1 / 786sqft

3 Bedroom Floor Plan – Type C1A / 969sqft
5br cospace

3 Bedroom Premium – Type C3L / 1,066sqft
4br cospace

4 Bedroom Cospace – Type CS4p / 1,345sqft
3bdroom premium

5 Bedroom Cospace – Type CS5 / 1,528sqft

Upgrading From Your HDB (NORTH Launches)

Having grown up in the North, I am very excited and happy that finally, the North area has more upcoming developments – retail, shopping malls, parks, private residential.

Today I will share with you a few projects that may excite your parents/yourself to upgrade or to purchase your very first home.

Looking to upgrade from your HDB/buying another unit for your investment purposes?
With the increase of Income Ceiling for EC to $14,000, you may be looking to upgrade but have not found the “right house” yet.

Here are 8 new launches (Condo/EC) located in the NORTH which may interest you!
(I will update next week on the rest of launches in Singapore)
(click the picture for more information: Site plan, Location etc) 

CALL ME AT 9277 4372 to bring you to your next dream home!
You can also email me at to register your interest.


1. Symphony Suites – Yishun <Condominium>

Expected TOP: mid 2018
Close Proximity to:
Reputable schools such as Chongfu Primary School, Huamin Primary School, Naval Base Primary School, Chung Cheng High School, Northland Secondary School, Yishun Town Secondary School and Yishun Junior College are all in the vicinity for residences with children.

2. Northpark Residences – Yishun <Condominium>

Expected TOP: 2018
Close Proximity:
– Yishun MRT and new air-conditioned Bus Interchange just at your doorstep
– Fully sheltered walkway to MRT
– Minutes drive to Khoo Teck Puat hospital
– Walk to Yishun Polyclinic

3. Skypark Residences – Sembawang <EC without Resale Levy>

Expected TOP: mid 2016 (few units left, hurry!)
Close Proximity:
– Minutes walk to Sembawang MRT
– Sembawang Primary School, Sembawang Secondary within walking distance
– Very Near Bai Mee Fen

4. Bellewoods – Woodlands <EC without Resale Levy>

Expected Top : May 2016 (few units left! Hurry!)

Close Proximity to:
Bellewoods EC is conveniently located near the upcoming Woodlands South MRT station (Thomson-East Coast Line), bringing connectivity to residents. For those who drive, Seletar Expressway (SLE) is just 2 minutes away. Causeway Point Shopping Mall at the Woodlands MRT and Bus Interchange can cater to every retail, dining and banking needs.

5. Forestville – Woodlands <EC>

Expected Top : May 2016 (few units left! Hurry!)

At Forestville, the benefits keep on coming! For a limited time only, you can enjoy the Forestville 1-2-3 Holiday Bonanza designed to give you more convenience, more entertainment, and more peace of mind!

1 Year FREE Maintenance Fee
2 Years FREE Air Conditioner Quarterly Servicing Package
3 Years FREE StarHub 100Mbps fibre broadband access
3 Years FREE Up to 37 Channels on StarHub TV
3 Years FREE Starhub home phone line
3 Years FREE Starhub WIFI in Common Areas
3 Years FREE Shuttle Bus to Causeway Point / Woodlands & Admiralty MRT Station

*terms and conditions apply

6. Signature – Yishun <EC>

Expected TOP: May 2018

First SG50 Luxury EC
The interior finishes are designed by Peter Tay who won the Designer of the Year, President’s Design Award 2014. He is famed for designing the homes of celebrities such as, Zhang Ziyi, Stephanie Sun, David Gan, among others. A favourite among well known brands, he has designed interiors for SC Global, Richard Mille, Manolo Blahnik and Armani Casa.

7. Criterion – Yishun <EC>

Expected TOP: Dec 2018

Close Proximity to:
Khatib MRT Station
Enjoy spectacular views of reservoir and golf course

8. Brownstone – Sembawang <EC>

Expected TOP: 2019

Close Proximity To:
upcoming Canberra MRT Station (high potential appreciation..)
Sembawang MRT is also within walking distance
Near to SLE
Upcoming North-South Expressway


No quick recovery for Singapore property market: seminar

JUL 15, 2015
The Business Times


AS Singapore faces a “new normal” of slower growth and even stagnation risks, the property market is unlikely to stage a major rebound even if some cooling measures are relaxed now, market watchers said at a property seminar on Tuesday.

Chua Hak Bin, head of emerging Asia economics at Bank of America Merrill Lynch, warned that Singapore may enter a period of stagnation over the next couple of years.

Recent alarm bells were sounded when employment growth contracted for the first time in the first quarter since the global financial crisis (GFC), loans growth contracted in May for the first time since the GFC, and Singapore’s inflation plunged to the lowest in five years, he said.

Some studies in the US have shown that macro-prudential measures such as housing loan-to-value ratios and stamp duties are more effective as tightening tools, but loosening these measures has less impact akin to “pushing on a string” in a downturn, Dr Chua said at the Real Estate Developers’ Association of Singapore (Redas) property market seminar.

Redas president Augustine Tan flagged that any recovery in the property market will not be brisk. “We have to brace ourselves for a different mode of operation as the real estate market enters a different period,” he told market practitioners at the seminar. “The build-up of the oversupply situation in the private residential market will not abate in the short term and recovery will not be a quick one.”

The private housing inventory from the last few years of government land sales supply, along with the plunge in demand and rising vacancy rate, remains a drag on the market, he said.

Private home prices marked their seventh straight quarter of decline – the longest downward streak in 13 years – based on the Urban Redevelopment Authority’s second-quarter flash index; over 89,000 new private residential units, including executive condominiums, are expected to be completed from 2015 to 2019.

Savills head of research Alan Cheong noted that prices alone do not provide a full picture. “It is more about market transactions collapsing that one should be concerned with,” he said. Using the average monthly sales from January to May, it will take 12 years to clear the stock of launched and unsold inventory in the core central region. In the mass to mid-tier private homes market, it will take over 11 years to clear the inventory assuming that the government continues to sell land at the 2015 pace.

It also seems that Singapore’s economy is becoming less supportive of the property market – going by lower GDP growth, slower population growth and a productivity drive that has fallen far below the growth target of 2-3 per cent per year. Labour productivity growth was negative in the last four years, while private investment contracted over the past two years.

But as the US starts raising interest rates, likely from September, the Sibor is expected to climb to 2 per cent by the end of next year, Dr Chua projected. Though past Federal rate hikes was accompanied by stronger US economic growth that in turn buoyed Asian economies and currencies, “we think that this time is different because of China”, he said. A sputtering Chinese economy is negating that lift from the US economy and changes in US consumption patterns have reduced demand for Asian exports.

Property consultants at the seminar on Tuesday noted that prevailing economic conditions are also hurting key non-residential property segments.

As manufacturing activities remain subdued and supply of multiple-user factory space continues to outpace demand, rentals are expected to remain under pressure, said DTZ head of research Lee Nai Jia. “Difficulty in leasing is also expected to widen the rental gap between new and older industrial developments.”

The relocation of tech companies like Google and Oracle from the CBD to modern high-tech business parks that are some 30-40 per cent cheaper in rents does not bode well for the office sector, property consultants noted.

According to Christine Li, research director at Cushman & Wakefield, new office leases as a proportion of total leases by floor area plunged to only 4 per cent in the first half of this year from 15 per cent in 2014. And among relocation contracts, as much as 88 per cent of the space is signed at cheaper buildings such as high-tech industrial buildings, business parks and suburban office buildings, up from 29 per cent in 2014. Office prices have shown to strongly correlate with economic growth in the past, except in an oversupply situation, Ms Li said.

In the retail space, rents and prices are also under pressure amid sliding occupancy rates. Knight Frank’s survey of retailers showed that 53.3 per cent of the respondents are mulling downsizing or moving retail outlets to cheaper locations.

“The existing trend of major retailers consolidating their operations could persist through H2 2015 with the challenging retail market outlook,” said Knight Frank’s head of research and consultancy Alice Tan. “An influx of new retail space of 1.7 million sq ft in 2015 and 2016 could exert downward pressure on prime retail rents island-wide by 1 to 2 per cent in 2015.”

5 Must Know Websites For Every Property Purchaser

I had this conversation with one of my NS mates a few days ago:

“Wah Ken, thanks for the write up last week. 

Until I read your post, I didn’t know we had so many more things we need to pay for man!  (Click here)
Jialat leh, I think we (people in our age group) really have imperfect information sia.
We do not know where to find the relevant and important information for our property purchase.”

“What is relevant and important to you then?”

“Things like past transactions so we can compare? Things like what are the available properties on the market?

I interrupted.
“Things like Stamp Duties payable? Things like what will be the future development of your surroundings?


“How about you join me as an agent la? Then you will know everything mah! Hahaha, just kidding la. Ok, i know what to write this coming week already!”

Do you have similar worries as well?
That you are not well informed and have imperfect information?

In today’s A Little Property Class, we will touch on the 5 Must Know Websites For Every Property Purchaser!
It is presented in no particular order. These sites are of my humble opinion.

Of course there are definitely more sites to these, but these are 5 which I personally feel is a Must-Know.
If you have any other sites which you feel are important and should be shared with everyone, please kindly leave a comment or contact me to let me know! 🙂

Let’s Go!

1. Property Guru

“Where to are the available Properties for sale and rent on the market?”


Established in 2007, was one of the first property portal in the market. Within a short space of 3 years, it became the #1 portal in Singapore in 2010. It currently has over 3.5 million visitors viewing more than 52 million page views monthly. It has the most comprehensive property listings, with a 6-month aggregate of more than 230,000.

Property Guru (and also Commercial Guru) is highest used property site by Real Estate Salespersons to post their listings (both residential and commercial) for sale and rent. They boast a total of more than 900,000 property listings regionally.

Screen Shot 2015-05-25 at 8.35.15 pm

Its effective search engine allows users to refine their search to meet their specific needs.

Specific Needs include:
-Type of property
-Location/District of Location
-Price/Budget Range
-Floor Size
-Tenure of land
and many more

Screen Shot 2015-05-25 at 8.46.39 pm
An screenshot of the search engine

Property Guru has evolved over the years. They have developed a mobile app that is more handy and ready to serve its users. You can download Property Guru app from your App Store and Google Play.

2. HDB Website

“What are the transacted prices?”
“What are the available Grants?”
“After I sell my house, what are my sale proceeds?”
“Am I eligible to buy/sell?”
“What are the things to do if I want to sell my house without an agent?”

These questions can be easily answered in the HDB Website.
You just have to play around with the page.
The HDB website can also help you check your Resale Appointment, ethnic quota etc.

This is one particular Function which I find very useful.


Screen Shot 2015-05-25 at 9.23.50 pm

It allows you to find out about the past transacted prices/past rental prices of your flat and neighbouring prices.
It also gives you important information such as:
– Lease Details
– Flat types & number of units per block
– Ethnic Group Eligibility
– Non-Citizen Quota for Subletting
– Subletting Rental Rates
– HDB upgrading program
– Distance Enquiry for CPF Housing Grants
and many more..

Screen Shot 2015-05-25 at 9.08.38 pmScreen Shot 2015-05-25 at 9.08.24 pm

Screenshots of useful information you can derive using Centralised Map Services.

3. URA Website (Private Property Price Index)

“How about Private Property transacted prices?”
“What will the government plans for my surrounding neighbourhood?

Similar to the HDB website, the URA website allows you to get hold of private housing transacted prices.
URA will publish these information on a quarterly basis.

It also publishes articles that talk about the recent market conditions.
Similarly, you can search the Master Plan and find out what the government is planning to do with the land that is near your house.
Screen Shot 2015-05-26 at 11.52.40 pm
An example of the transacted prices of a Condominium I am currently Marketing.

Screen Shot 2015-05-26 at 11.55.44 pm
A screenshot of the Masterplan 2014.
Find out more about it here.

4. SRX

“What is the agar-agar valuation of my property?”

Screen Shot 2015-05-26 at 11.58.24 pm

SRX is an information exchange formed by the leading real estate agencies in Singapore.
Its purpose is to disseminate market pricing information and facilitate property transactions.

Screen Shot 2015-05-27 at 12.01.52 am
Screenshot of leading Real Estate Companies In Singapore

Why is SRX useful?

SRX provides X Value – which is the agar valuation you can get without a valuator.

X-Value is a computer-generated market estimate of nearly every property unit in Singapore. It is the result of a 12-month project co-funded by the Singapore Government through the Infocomm Development Authority of Singapore (IDA). The project involved leading estate agencies, academic institutions, government agencies, peer review by certified appraisers, and StreetSine Technology Group, the technology provider for this project.

For more information, please read X-Value FAQ

Screen Shot 2015-05-27 at 12.18.06 am
A Screenshot of a randomly selected 5 room flat in Singapore

You are able to use this service effectively for the pricing of your unit for sale.
At the same time, it allows you to better decide whether it is a good time to sell your property.
Of course there will be a difference from the actual valuation done, but this serves as a pretty good gauge.

SRX is also a property portal that showcase exclusive listings for Sale and Rent, but it is significantly less than that of Property Guru, as Property Guru also feature open listings.

5. INLIS (Integrated Land Information Service)

Screen Shot 2015-05-27 at 12.29.52 am

How do I know whether the seller/landlord is the rightful and legal owner of the property I am buying/leasing?”

INLIS is a government website run by the Singapore Land Authority (SLA)

It allows you to purchase important information such as land title information, and many other services.
Prices are listed in the website.

It is especially important to ensure that you are buying/leasing from the rightful owner of the property because they have been cases where the sellers/landlords are bogus, fraudulent and cheated many victims of their hard earned money!

Indeed, you can argue that you can check income statements, official letters mailed to the mailbox, etc.
However, these are documents that may not be so easily acceptable as they are personal.
There can be so many scenarios in which things can happen, please be careful and do your due diligence!

This is especially important to friends who decide to go directly to a seller/landlord who happen to not engage an agent as well. You are thus responsible to ensure that you have confirmed your sellers/landlords are the owners so as not to infringe the law!

I hope that this article have further helped you in finding the crucial information that you need before you purchase your first property!

Do you have websites that I have missed out and you think is important to share with everyone?
Kindly comment, subscribe and like if my posts have benefited you!

Thank you my faithful readers, for being so kind and sending me words of encouragement and saying thank you to me. I hope that my articles will continue to help you!

Ken Seah

You may also be interested in:
Little Property Education!

2. Different Types Of Flooring
3. 5 Money Traps Couples Fall Into When Buying Their First Property
4. What To Bring For First Appointment?
5. Contra Facility
6. Financing Using Hdb Or Bank Loan
7. HDB Housing Grants

Are You One Of Them? /ST 07 April 15


Cheryl Ong
Straits Times
07 April 15

Home-buyers flock to 2 condo launches

Fraser Centrepoint sold 313 of 430 units at its ‘soft launch’ for North Park Residence

NEW home sales this month got off to a roaring start as home-seekers turned up in force at two new condominium launches over the weekend.

North Park Residences, the residential component of Frasers Centrepoint’s upcoming Northpoint City mixed development, sold 313 of 430 units put up for sale at its “soft launch”, the developer said in a statement yesterday.

“Sales were evenly spread across the one- to five-bedroom apartments, with Singaporeans accounting for over 88 per cent of buyers,” it said.

After a discount of about 11 per cent, units at the 920-unit project in Yishun were sold at an average price of $1,300 per sq ft (psf), with prices for a 431 sq ft studio unit starting at $612,000 and 1,432 sq ft five-bedroom units at $1.89 million.

Shopping vouchers from Frasers Centrepoint Malls – the developer’s shopping mall unit – ranging from $2,000 to $4,000 were also offered to buyers, depending on the size of the unit.

The firm said 5,000 visitors had been to its show suite since it opened for a public preview three weeks ago.

“The healthy demand for North Park Residences indicates that buyers are savvy about the advantages of its Yishun location as well as being part of an integrated development,” said Mr Cheang Kok Kheong, chief executive of development and property at Frasers Centrepoint.

“For some time now, we have been hearing about the revitalisation and transformation of Yishun from that of a mature township to one with new facilities for medical, education, transport, recreational and other functional needs.”

“More than half” of the North Park Residences units have been set aside for its official launch on Saturday.

Northpoint City will also be linked to the Yishun Integrated Transport Hub, which houses an air-conditioned bus interchange and an underpass leading to Yishun MRT station.

UOL Group, which launched its 797-unit Botanique at Bartley condominium in Upper Paya Lebar Road on Saturday, has sold “more than 50 per cent” of the 300 units put up for sale at an average of $1,290 psf, said Mr Anthony Wong, general manager of marketing.

Mr Wong noted that one-bedroom units, which range from 495 to 689 sq ft each, as well as two-bedders spanning 657 sq ft to 958 sq ft, accounted for about 70 per cent of sales. Foreigners were drawn to the launch too, accounting for 20 per cent of sales.

Prices start at $598,000 for one-bedders, $798,000 for two-bedders and $1.16 million to $1.68 million for three-bedders. Some two- and three-bedders – termed “flexi” units – can be converted into dual-key apartments.

Mr Liam Wee Sin, UOL Group president of property, told a briefing before Sunday’s launch that over 70 per cent of its units were priced below $1 million.

The project is a three-minute walk from Bartley MRT station and is near Paya Lebar Methodist Girls’ School (Secondary), Maris Stella High School and the Australian International School.

Time To Consider New Launch? ST/06April15

Cheryl Ong          
Straits Times
06 April 15


THERE has been much doom and gloom in the property market since cooling measures hammered buying sentiment but the pain seems largely restricted to a small segment of the market.

Private home prices have fallen 1.1 per cent from the fourth quarter, according to the Urban Redevelopment Authority’s (URA) property price index released on Wednesday.

The index is compiled from stamp duty data from the Inland Revenue Authority of Singapore.

But new figures from developers and caveats lodged with the Singapore Land Authority showed that not all projects have suffered steep price declines. In fact, some have even managed to eke out respectable gains.

Median prices of projects that racked up at least four transactions in the six months to March 31 were compared with the July to December 2013 period, which was the first six months after tougher mortgage requirements were imposed.

The units did not differ in size by more than 10 sq m. The findings showed that much of the red ink has been restricted to the luxury market, although the additional buyer’s stamp duty and mortgage restrictions have inflicted pain across the board.

“The property price index reflects broad price trends for the entire private housing market, rather than small pockets of the market,” said Mr Sin Lye Chong, URA group director for land sales and administration. “Prices of a few high-end projects may have dropped by about 20 per cent, as cited by industry players, but there are other projects in the city centre that have seen single-digit price falls,” he added.

At Helios Residences, a 140-unit freehold project in Cairnhill Circle, median prices fell 21.9 per cent, from $3,411 per sq ft (psf) in the six months to Dec 31, 2013, to $2,665 psf in the six months to March 31.

The Grange, a 95-unit freehold condo in River Valley, recorded a 21.4 per cent slip in prices to $1,934 psf over the same period.

The declines contrast sharply with the 0.7 per cent fall at RV Residences, also a city-centre condo in River Valley.

Mr Alan Cheong, research head at Savills, said a dip of 1 per cent, as noted by the URA, “is not significant”.

While the URA index does not reflect unsold units, Mr Cheong said the steep discounts offered were real enough to developers.

“They have lowered their prices by 20 per cent and, yet, there are still no takers,” he said. “There’s a disconnect between real prices and virtual prices.”

It was the same picture in the city-fringe areas. The largest dip of 14.4 per cent was recorded at the 510-unit Pebble Bay project in Tanjong Rhu, when prices in the six months to Dec 31, 2013, were compared with the six months to March 31.

However, prices at Cote d’Azur, a 612-unit condominium in Marine Parade, rose by 4.3 per cent.

In the suburbs, the 748-unit Eco in Bedok South registered a slip of 17.1 per cent in the same period but the 483-unit Eco Sanctuary in Chestnut Avenue gained 4.1 per cent.

One reason for the anomalies could be that developers typically release units with better attributes – and higher psf prices – for sale at a later date, pushing up the median prices in some quarters, said Mr Ong Teck Hui, national director of research and consultancy at JLL.

“It will never be the case that all properties in the same basket have dropped their prices.”