In this Stacked Pro breakdown:
- We analysed 17 integrated developments to see if the premium price translates into stronger returns compared to regular condos
- The results show integrated projects perform best in neighbourhoods lacking amenities, but overall, regular condos outperformed in most districts
- We also break down case studies of Hillion Residences, Watertown, Park Place Residences, The Centris, and North Park Residences to understand when paying more for an integrated project can pay off
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Integrated developments are often positioned as premium assets within the property market, with developers pricing in their convenience: direct MRT access, retail integration, and proximity to amenities. But does this premium translate into stronger price performance over time? To answer this, we compared the resale gains of integrated developments against conventional non-integrated projects to see whether the data supports the higher price tag, or if the premium is driven more by perception than actual returns.
Past performance is a useful signal, but it's not a forecast. The projects that outperformed over the last cycle aren't guaranteed to do so again, and the reasons they outperformed may no longer apply.
The more useful question is whether a particular property still makes sense at today's price, given your budget, objectives and timeline. That's where many buyers find it helpful to get a second opinion.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
Comparing 17 integrated developments
Integrated developments cost more than their regular counterparts in general, whether as new launches or resale units. But we want to find out if the premium on these integrated projects results in better gains, compared to other non-integrated, non-landed projects. Here’s an overall snapshot, excluding Executive Condominiums (ECs).
Note: We’ve excluded ECs because these are subsidised projects, which are a form of HDB housing for their first 10 years; they can’t be considered the same as a fully private, non-landed development.
| INTEGRATED | NOT INTEGRATED | |||
| Row Labels | Returns (%) | Volume | Returns (%) | Volume |
| New Sale to Resale | 30.2% | 1287 | 29.5% | 71854 |
| New Sale to Sub Sale | 20.2% | 511 | 22.6% | 10190 |
| Resale to Resale | 34.0% | 281 | 40.2% | 59949 |
| Resale to Sub Sale | 51.0% | 1 | ||
| Sub Sale to New Sale | -7.2% | 27 | ||
| Sub Sale to Resale | 44.2% | 209 | 21.8% | 14785 |
| Sub Sale to Sub Sale | 65.3% | 12 | 13.3% | 375 |
| Grand Total | 29.9% | 2300 | 32.4% | 157181 |
If we go by this very general snapshot, non-integrated projects actually show a better return (32.4 per cent versus 29.9 per cent). The differences can be significant between the types of transactions, though.
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