BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

Singapore’s new launch market continues to demonstrate remarkable resilience, with Pinery Residences emerging as one of the standout performers of the year. The Tampines-based integrated development, jointly developed by Hoi Hup Realty and Sunway MCL, achieved an impressive 92.5% take-up rate over its launch weekend, selling 544 out of 588 units at an average price of S$2,546 psf. This exceptional performance places Pinery Residences among the top-performing launches in 2026, further reinforcing the sustained demand for well-located, mixed-use developments in mature estates. Pinery Residences offers a compelling lifestyle proposition, combining residential living with retail convenience and seamless connectivity. The development comprises six 14-storey residential blocks built atop a 121,600 sq ft retail mall, with direct connectivity to Downtown Line via Tampines West MRT station. Such integrated developments are increasingly sought-after in Singapore, particularly among buyers who prioritise convenience, accessibility, and long-term value retention. The strong launch performance underscores how buyers are willing to pay a premium for developments that offer a “live-work-play” environment within a single address. Developers highlighted that Singaporeans and Permanent Residents accounted for nearly all buyers, signalling robust domestic demand despite a higher interest rate environment and cooling measures. Broad Buyer Profile: From Investors to HDB Upgraders Market response at Pinery Residences was broad-based across different buyer segments. Two-bedroom units were fully sold out Three-bedroom units were nearly fully taken up Four-bedroom units were also completely sold This distribution suggests strong participation from: Young couples entering the private property market HDB upgraders seeking lifestyle upgrades Investors targeting rental demand in a well-connected location Smaller units, particularly two- and three-bedroom configurations, are typically favoured by investors due to their higher rental yield potential and liquidity, while larger units appeal to families seeking long-term occupation. Tampines: A Proven Residential Powerhouse The strong performance of Pinery Residences is also closely tied to the enduring appeal of Tampines, one of Singapore’s most established regional centres. In 2025, Tampines recorded the highest number of HDB resale transactions, with almost 2,000 resale flats changing hands, highlighting: A large pool of potential upgrader demand Strong housing liquidity A vibrant and self-sustaining residential ecosystem The area’s appeal is further enhanced by: Multiple MRT lines and transport connectivity Established retail hubs and lifestyle amenities Reputable schools and family-friendly infrastructure For many buyers, Tampines represents a low-risk, high-demand location, making it an attractive choice for both owner-occupiers and investors. Benchmarking Against Other Top Launches Pinery Residences is now the third project this year to surpass a 90% take-up rate, following strong performances by River Modern and Rivelle Tampines. Its success also mirrors the earlier launch of Parktown Residence, which achieved an 87% take-up rate at launch, subsequently climbing to around 96% sold. This consistent demand trend across multiple launches signals: Sustained buyer confidence Strong absorption capacity in the market Continued appetite for new homes despite rising prices Market Confidence Boosted by Record GLS Land Bid Another key factor supporting buyer sentiment is the recent Government Land Sales (GLS) tender at Dover Drive. The site attracted a record top bid of S$1,556 psf per plot ratio, marking the highest land rate ever recorded for a 99-year leasehold site in the Buona Vista and one-north area. Such aggressive bidding reflects property developers’ confidence that: Property prices are likely to trend upward in the coming years Demand for quality residential projects remains resilient This optimism appears to have translated into stronger buyer confidence at the launch of Pinery Residences, with purchasers anticipating future capital appreciation. What This Means for the Singapore Property Market According to JT Chia, Managing Director at PropertyForSale, the stellar performance of Pinery Residences sends a clear signal about the current state of the property market: Integrated developments remain highly sought after Buyers continue to prioritise convenience, connectivity, and lifestyle integration. Mature estates like Tampines offer strong fundamentals Established infrastructure and resale activity provide confidence for both investors and homeowners. Buyer demand remains resilient despite cooling measures Domestic buyers, particularly HDB upgraders, continue to drive market momentum. Developers’ confidence is translating into buyer action Record land bids are reinforcing expectations of future price growth. Conclusion Pinery Residences’ near sell-out launch is more than just a successful project—it is a reflection of Singapore’s enduring housing demand and the market’s structural strength. As integrated developments continue to dominate buyer preferences and land prices set new benchmarks, the trajectory for Singapore’s residential market remains firmly supported. For buyers sitting on the sidelines, the message is increasingly clear: quality projects in prime locations are being absorbed quickly—and at rising price points. Reach out to our property consultant for professional advice on mapping out your property investments. 

Singapore’s first Government Land Sale (GLS) site in the new Dover-Medway neighbourhood has attracted robust developer interest, with six bids submitted at the close of the tender on March 26. The top bid of S$951 million — translating to approximately S$1,556 per square foot per plot ratio (psf ppr) — came in at the upper end of market expectations, reflecting strong confidence in the area’s growth potential. The winning bid was submitted by a consortium comprising Forsea Holdings, Qingjian Realty and Jianan Capital. Notably, this same consortium had previously secured two nearby sites in Media Circle in 2024 and 2025, reinforcing their strategic commitment to the one-north precinct. Competitive Bidding Reflects Market Confidence The second-highest bid of S$1,491 psf ppr came from a joint venture between Sunway MCL Land and CSC Land Group, just 4.4% below the top bid. Other notable bidders included: Frasers Property and Hoi Hup Realty (S$1,455 psf ppr) A consortium led by CapitaLand Development, alongside Mitsubishi Estate Asia, UOL Group, Singapore Land Group and Kheng Leong Company (S$1,453 psf ppr) Sim Lian Land and Sim Lian Development (S$1,366 psf ppr) The lowest bid of S$1,360 psf ppr was submitted by a consortium including Intrepid Investments, GuocoLand and TID Residential. The relatively narrow 14.4% gap between the highest and lowest bids suggests a broad consensus among developers regarding the site’s value and future potential. Strategic Location with Strong Demand Drivers The 99-year leasehold site is zoned for residential use with commercial space on the first storey and can yield approximately 625 private homes. Its prime location is one of its strongest selling points. Situated near Dover Road and the future Dover Drive, the site is within walking distance to one-north MRT station and close to reputable schools such as Fairfield Methodist School (Primary) and Fairfield Methodist School (Secondary). Its proximity to the one-north business park — a key innovation and research hub — further enhances its appeal to both owner-occupiers and investors. Developers are also optimistic about rental demand, given the concentration of technology firms, biomedical companies and research institutions in the vicinity. First New Launch in Dover in Over 20 Years According to the consortium, this project will mark the first new residential launch in the Dover area in more than two decades — a factor expected to drive strong pent-up demand. The spokesperson noted that the site offers an opportunity to create a “distinctive development” within a new residential enclave. This aligns with broader plans under the Urban Redevelopment Authority Master Plan, where Dover-Medway is envisioned as a vibrant mixed-use neighbourhood within the Greater one-north hub. Benchmarking Against Recent GLS and New Launches Recent land sales and project performances in the area provide further context for the strong bidding: Media Circle (Parcel A) GLS site (March 2025): ~S$1,037 psf ppr Adjacent Media Circle site (January 2024): S$1,191 psf ppr Bloomsbury Residences (on Media Circle site) achieved over 80% take-up since its April 2025 launch Blossoms by the Park (2021 GLS): S$1,246 psf ppr The Hill @ One-North (2021 GLS): S$1,210 psf ppr More recently, Lydenwoods demonstrated exceptional demand, selling 94% of its units at an average price of S$2,450 psf during its launch weekend in July 2025 — further reinforcing buyer appetite in the district. Development Potential and Future Outlook The Dover Drive site can be developed into a project with a maximum gross floor area (GFA) of approximately 611,099 sq ft. It will also include: At least 5,920 sq ft allocated for a childcare centre Up to 32,292 sq ft of commercial space A mandatory supermarket component of at least 10,764 sq ft These integrated amenities are expected to enhance liveability and create a self-sustaining residential enclave. PropertyForSale.com.sg Insights The strong bidding outcome for the Dover Drive GLS site highlights a clear trend — developers are increasingly confident in city-fringe innovation hubs like one-north, where strong rental demand, limited new supply and excellent connectivity converge. For buyers and investors, this signals potential upside in both capital appreciation and rental yields. With the first new launch in Dover in over 20 years on the horizon, this project could become a landmark development in the transformation of the Dover-Medway precinct. JT Chia, Managing Director at PropertyForSale, said that based on the actual land bid of S$1,556 psf ppr and current market benchmarks in one-north / city-fringe areas, the project launch price would be in the following range. Entry units (1–2 bedders): ~$2,600 – $2,700 psf Average project price: ~$2,700 – $2,850 psf Premium stacks / higher floors: ~$2,900 psf or higher "This Dover GLS is better positioned than Media Circle sites. It is walking distance to MRT (one-north)," he added. For more in-depth property insights and transaction data, visit PropertyForSale.com.sg Research & Analysis.

A wholly owned subsidiary of Soon Hock Enterprise has successfully acquired Kewalram House via an en bloc tender for S$120.5 million, reinforcing continued confidence in Singapore’s industrial property sector. The Business 1 (B1)-zoned site was transacted at approximately S$440 per square foot per plot ratio (psf ppr), based on a gross plot ratio of 2.5. The development occupies a regular land parcel of about 108,359 sq ft, translating to a maximum permissible gross floor area of around 270,898 sq ft under the Urban Redevelopment Authority Master Plan. Kewalram House is strategically located across 28, 30, 32, 34, 36 Jalan Kilang Barat and 8 Jalan Kilang Timor, the site sits within a well-established industrial enclave, offering strong connectivity and accessibility for businesses. Strategic Expansion Amid Sustained Industrial Demand According to Walter Tan, Executive Director and CEO of Soon Hock Enterprise, the acquisition represents a strategic move to strengthen and expand the group’s industrial portfolio. He emphasised that the company is well-positioned to capture sustained demand within Singapore’s industrial sector. This aligns with broader market trends, where industrial assets—particularly those supporting logistics, e-commerce, and light manufacturing—continue to demonstrate resilience amid economic uncertainties. Attractive Entry Pricing and Asset Enhancement Potential The purchase price of S$120.51 million reflects a competitive entry point for a non-JTC industrial asset of this scale. With a 99-year leasehold tenure commencing from 1 January 1961, the property presents opportunities for redevelopment, asset rejuvenation, or repositioning to meet evolving industrial requirements. Given the limited supply of sizeable industrial land plots in Singapore, such acquisitions are increasingly viewed as long-term strategic plays by developers seeking stable income streams and capital appreciation. Market Implications: Confidence in Industrial Real Estate The successful tender highlights sustained investor confidence in Singapore’s industrial property market. As supply remains controlled and demand continues to be supported by structural drivers such as digitalisation and supply chain transformation, industrial real estate is expected to remain a key asset class for both developers and institutional investors. Transactions of this nature also underscore the importance of data-driven decision-making in identifying undervalued opportunities—an approach increasingly adopted by market participants leveraging platforms like PropertyForSale.com.sg to analyse transaction trends and market performance. For more insights and latest property transactions, visit: https://www.propertyforsale.com.sg/research-analysis

A unit at Casa Jervois was just sold for a record-high of $2,215 psf for a total of $3.53 million. The 148 sqm is a freehold and is located along Jervois Road. This 3 bedrooms unit is on the 1st to 5th floor range and its floor area is equivalent to 1,593-sq ft. The recent property transaction surpassed the previous record high in Casa Jervois. In April 2025, a 3 bedrooms unit was sold for $2,102 psf ($2.58 million total). That 3 bedrooms unit measures 1,227 sq ft and is locate on the 1st to 5th floor range. These two resale transactions surpassed 2023's record high of $2,100 psf ($2.6 million total), which was set by a apartment sold in April 2023.It is a bigger unit withe a floor area of 1,237 sq ft., it is located on the 1st to 5th floor range and it is a freehold. Casa Jervois is a boutique freehold condominium located along Jervois Road in Singapore’s prime District 10. Completed in 1990 with just 31 residential units, it offers a rare low-density living environment in a quiet, landed-style enclave near Orchard Road and the CBD. Its central location provides convenient access to amenities, reputable schools, and nearby MRT stations, making it attractive for homeowners who value both privacy and connectivity. The development features relatively large unit sizes compared to newer projects, along with basic facilities such as a swimming pool, gym, and security. While its older age means more dated design and less modern facilities, it is often seen as a value buy within the Core Central Region, with prices generally lower than newer freehold launches nearby. You can check all the transactions (and more) for Casa Jervois using our research tools. The apartment should appeal to parents with school-going children, as they are within walking distance of several schools, including Gan Eng Seng Primary School, Zhangde Primary School, DIMENSIONS Primary School (Orchard Campus), Queensway Secondary School, Outram Secondary School and Queenstown Secondary School. Nearby subway stations include Orchard Boulevard, Orchard and Tiong Bahru. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Finest and NTUC FairPrice.

A 2 room HDB flat at 109 Aljunied Crescent was just sold for a record high price of $370,000 ($764 psf). The lease of the 45 sqm flat started in 1986, leaving it with a remaining lease of 58 years. The flat is located on the 7th to 9th storey range. This floor area is equivalent to 484-sq ft. The recent transaction surpassed the previous record high for 2 room flats in Geylang. In October 2025, a 2 room at 109 Aljunied Crescent was sold for $347,000 ($716 psf). That flat also measures 484 sq ft and is located on the 10th to 12th storeys. Both flats started their lease in 1986. These two transactions surpassed 2024's record high of $327,300 ($676 psf), which was set by a flat that is located at 109 Aljunied Crescent. That unit was sold in December 2024. The flat measures 484 sq ft. It is located on the 4th to 6th storeys and it has a remaining lease of 60 years. Aljunied Crescent is part of an older HDB estate in the Geylang/Aljunied area, with many flats built decades ago. In Singapore, older estates tend to have: Long-time residents who have aged in place Lower turnover compared to newer towns Smaller flat types (e.g. 2- and 3-room), which are often occupied by seniors There are also community outreach efforts targeting seniors in blocks around Aljunied Crescent, which indicates a meaningful elderly presence in the area Three private property transactions were recently recorded nearby, a 570 sq ft condo unit at Tre Residences along Geylang East Avenue 1 was sold for 1.16 million, a 441 sq ft unit at Sims Urban Oasis along Sims Drive was sold for $885,000 and an apartment at Penrose along Sims Drive was sold for $970,000. You can check all the resale transactions (and more) for 2 room flats in Geylang using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Cedar Primary School, Bendemeer Primary School, Maris Stella High School (Primary), Chung Cheng High School (Main), Geylang Methodist School (Secondary) and Dunman High School. Nearby MRT stations include Paya Lebar, Aljunied and Mattar. Grocery shopping can be done in places like Sheng Siong Supermarket, FairPrice Geylang East and Scarlett Supermarket @ Geylang.