A common question we always get is: “What property is a good investment property in Singapore?” The safe option will always be freehold property as it is getting rarer to find. If you have not seen our comprehensive list of old freehold property, you can do so here.
However, there definitely are gems to find for leasehold property as well. Just taking a look at the list of en bloc properties in this year, you can see that about half are freehold and the other half leasehold. If you didn’t know already, leasehold property in Singapore consists of both 99-year and 999-year leases. Although lets be honest here, 999-year leases are as good as freehold and are extremely rare to find nowadays.
So here we have done the hard work for you and have compiled a list of old leasehold property that are more than 20 years old and within 500m from the nearest MRT. Let’s dive right in.
#1 – Astoria Park
Astoria Park is a 99-year leasehold condominium that is located at Lorong Mydin in District 14. It was built in 1995 and has a total of 354 units. Kembangan MRT is located right next to the development.
Plot Ratio: 2.1
If we look at recent transactions, in Octoober 2017 the latest transaction in the development was a 1,195 sq ft unit that changed hands for $1.058 million, or $886 PSF.
Looking at recent rental contracts, a 3 bedroom unit is about $3,300 per month.
#2- Bayshore Park
Bayshore Park is a 99-year leasehold condominium that is situated at Bedok South Avenue 1 in District 19. It was built in 1986 and has a total of 1093 units. The current closest MRT station is Bedok MRT about 1.6km away. However, when the Thomson-East Coast line is up, Bayshore MRT will just be a short walk away.
Plot Ratio: 2.8
If we look at recent transactions, in October 2017 the latest transaction in the development was a 1,292 sq ft unit that changed hands for $1.2 million, or $929 PSF.
Looking at recent rental contracts, a 2 bedroom unit is going for $2,400 per month.
#3 – Beauty World Plaza
Beauty World Plaza is a 999-year leasehold condominium that was built in 1982. It is located at Upper Bukit Timah Road in District 21 and is right next to Beauty World MRT station.
Plot Ratio: 3.0
The latest transaction in the development was back in November 2015, when a 1700 sq ft unit changed hands for $785,000, or $1,122 psf.
Looking at the recent rental rates, a 2 bedroom unit was rented for $2,000 in July 2017.
#4 – Bishan Park Condo
Bishan Park Condo is a 99-year leasehold condominium that is located at Sin Ming Walk in District 20. It was built in 1994 and comprises of 320 units. The current closest MRT station is Marymount MRT station at about 2.1km away. However, when the Thomson-East Coast line is up, Bright Hill MRT will just be a short walk away.
Plot Ratio: 2.1
The latest transaction in the development was in August 2017, when a 1,324 sq ft unit changed hands for $1.1 million, or $831 psf.
Looking at rent, the most recent contract recorded was in August 2017, where a 3 bedroom was rented for $2,700.
#5 – Braddell View
Braddell View is a 99-year ex HUDC leasehold apartment located at Braddell Hill in District 20. It was completed in 1981 with a total of 438 units. Caldecott MRT station is located 470m away.
Plot Ratio: 2.1
The latest transaction in the development was in July 2017, when a 1,561 sq ft unit changed hands for $1.278 million, or $819 psf. Currently Braddell View is trying to go en bloc.
Looking at the recent rental rates, a 4 bedroom unit was rented for $2,700 in September 2017.
#6 – Bukit View
Bukit View is a 99-year leasehold condominium situated on Upper Bukit Timah Road in District 21. It was built in 1979 with a total of 80 units. Beauty World MRT station is located right outside the development.
Plot Ratio: 3.0
#7 – Cashew Park Condo
Cashew Park Condo is a 999-year leasehold condominium that was built in 1983 with a total of 148 units. The development is situated on Cashew Road in District 23. The closest MRT station is Cashew MRT at about 440m away.
Plot Ratio: 1.4
If we look at recent transactions, in June 2017 the latest transaction in the development was a 1,475 sq ft unit that changed hands for $1.32 million, or $895 PSF.
Looking at the recent rental rates, a 3 bedroom unit was rented for $2,550 in September 2017.
#8 – Casuarina Cove
Casuarina Cove is a 99-year leasehold condominium that was built in 1996 with a total of 160 units. It is located at Tanjong Rhu Road in District 15. The current closest MRT station is Stadium MRT station at about 570m away. However, when the Thomson-East Coast line is up, Tanjong Rhu MRT station will be located right outside the development.
Plot Ratio: 2.8
The latest transaction in the development was in September 2017, when a 1,593 sq ft unit changed hands for $1.85 million, or $1,161 psf.
Looking at the recent rental rates, a 2 bedroom unit was rented for $3,000 in September 2017.
#9 – Central Green
Central Green is a 99-year leasehold condominium that was built in 1995 with a total of 412 units. It is located at Jalan Membina in District 3. Tiong Bahru MRT is located directly opposite this development.
Plot Ratio: 2.5
If we look at recent transactions, in August 2017 the latest transaction in the development was a 1,292 sq ft unit that changed hands for $1.56 million, or $1,208 PSF.
Looking at the recent rental rates, a 3 bedroom unit was rented for $4,050 in September 2017.
#10 – Centrepoint
Centrepoint is a 99-year leasehold apartment that is located on Orchard Road in District 9. It was completed in 1970 and Somerset MRT station is about 260m away.
Plot Ratio: 4.9+
The last transaction in the development was in December 2014, when a 743 sq ft unit changed hands for $2.6 million, or $3,501 psf.
Looking at the recent rental rates, a 1 bedroom unit was rented for $2,450 in August 2017.
#11 – Chancery Court
Chancery Court is a 99-year ex HUDC leasehold apartment located at Dunearn Road in District 11. It was completed in 1981 and has a total of 136 units. The nearest MRT station is Newton MRT at about 400m away.
Plot Ratio: 1.4
The latest transaction in the development was in August 2017, when a 2,034 sq ft unit changed hands for $1.938 million, or $953 psf.
The last rental transaction was at $4,000 in September 2017 for a 2000 Sq ft unit.
#12 – Charming Garden
Charming Garden is a 999-year leasehold condominium situated at King’s Road in District 10. It was built in 1984 and has only 32 units. The nearest MRT station is Farrer Road MRT at about 480m away.
The latest transaction in the development was in April 2017, when a 1,819 sq ft unit changed hands for $2.45 million, or $1,347 psf.
Looking at the recent rental rates, a 3 bedroom unit was rented for $3,900 in August 2017.
#13 – Chiltern Park
Chiltern Park is a 99-year leasehold condominium located at Serangoon Avenue 3 in District 19. It was completed in 1995 and has a total of 500 units. The nearest MRT station is Lorong Chuan MRT at about 210m away.
Plot Ratio: 2.1
If we look at recent transactions, in October 2017 the latest transaction in the development was a 1,270 sq ft unit that changed hands for $1.193 million, or $940 psf.
Looking at the recent rental rates, a 2 bedroom unit was rented for $2,400 in September 2017.
#14 – Chuan Park
Chuan Park is a 99-year leasehold condominium situated at Lorong Chuan in District 19. It was built in 1985 and has a total of 452 units. It is located right next to Lorong Chuan MRT station.
Plot Ratio: 2.1
If we look at recent transactions, in August 2017 the latest transaction in the development was a 1,173 sq ft unit that changed hands for $995,000, or $848 psf.
Looking at rental rates for Chuan Park, a 3 bedroom unit was rented out for $3,000 in September 2017.
#15 – East Bay Gardens
East Bay Gardens is a 99-year leasehold condominium located at Lorong G Telok Kurau in District 15. It was completed in 1995 and comprises of 40 units. The nearest MRT station is Kembangan at about 330m away.
Plot Ratio: 1.4
The latest transaction in the development was in January 2017, when a 1,528 sq ft unit changed hands for $1.25 million, or $818 psf.
Looking at rental rates for East Bay Gardens, in October 2016, a 1300 to 1400 sq ft unit was rented out for $2,700.
#16 – Emerald Park
Emerald Park is a 99-year leasehold condominium situated at Indus Road in District 3. It was completed in 1993 with a total of 280 units. The closest MRT station is Tiong Bahru at about 450m away.
Plot Ratio: 2.0
The latest transaction in the development was in September 2017, when a 1,087 sq ft unit changed hands for $1.19 million, or $1,095 psf.
Looking at rental rates for Emerald Park, in September 2017, a 2 bedroom unit was rented out for $2,800.
#17 – Far Horizon Gardens
Far Horizon Gardens is a 99-year leasehold condominium located at Ang Mo Kio Avenue 9 in District 20. It was completed in 1987 comprising a total of 270 units. The current closest MRT station is Yio Chu Kang MRT station at about 680m away. However, when the Thomson-East Coast line is up, Lentor MRT station will be located just outside the development.
Plot Ratio: 1.4
The latest transaction in the development was in October 2017, when a 1,948 sq ft unit changed hands for $1.58 million, or $811 psf.
Looking at rental rates for Far Horizon Gardens, in September 2017, a 2 bedroom unit was rented out for $1,980.
#18 – Golden Mile Complex
Golden Mile Complex is a 99-year leasehold apartment located at Beach Road in District 7. It was built in 1974 and is about 380m away from Nicoll Highway MRT station.
The latest transaction in the development was in July 2017, when a 926 sq ft unit changed hands for $680,000, or $735 psf.
Looking at rental rates for Golden Mile Complex, in September 2017, a 2 bedroom unit was rented out for $2,700.
#19 – Harbour View Towers
Harbour View Towers is a 99-year leasehold condominium located at Telok Blangah Drive in District 4. It was completed in 1994 with a total of 154 units. Telok Blangah MRT station is about 230m away from the development.
Plot Ratio: 2.1
The latest transaction in the development was in September 2017, when a 1,615 sq ft unit changed hands for $1.5 million, or $929 psf.
Looking at rental rates for Harbour View Towers, in September 2017, a 3 bedroom unit was rented out for $3,300.
#20 – High Street Centre
High Street Centre is a 99-year old apartment development located at North Bridge Road in District 6. It was built in 1969 and is within the 500m radius of Clarke Quay MRT station and City Hall MRT station.
Plot Ratio: 7.0
The last rental recorded at High Street Centre was in December 2016 when a 1 bedroom unit was rented out at $4,076.
#21 – Horizon Towers
Horizon Towers is a 99-year leasehold condominium located at Leonie Hill in District 9. It was built in 1984 and has a total of 210 units. The current closest MRT station is Orchard MRT station at about 640m away. However, when the Thomson-East Coast line is up, Great World MRT station will be located a short walk from the development.
Plot Ratio: 2.8
If we look at recent transactions, in October 2017 the latest transaction in the development was a 2,583 sq ft unit that changed hands for $2.98 million, or $1,154 psf.
Looking at rental rates for Horizon Towers, in September 2017, a 4 bedroom unit was rented out for $7,700.
#22 – International Plaza
International Plaza is a 99-year leasehold apartment located at Anson Road in District 2. It was built in 1976 and is in a great location, with Tanjong Pagar MRT station situated right below.
Plot Ratio: 8.4+
If we look at recent transactions, in August 2017 the latest transaction in the development was a 1,033 sq ft unit that changed hands for $1.098 million, or $1,063 psf.
Looking at rental rates for International Plaza, in September 2017 a unit was rented out for $3,300.
#23 – Katong Park Towers
Katong Park Towers is a 99-year leasehold condominium located at Arthur Road in District 15. It was completed in 1988 with a total of 116 units. The current closest MRT station is Mountbatten MRT station at about 950m away. However, when the Thomson-East Coast line is up, Katong Park MRT station will be located a short walk from the development.
Plot Ratio: 2.1
The latest transaction in the development was in August 2017, when a 1,711 sq ft unit changed hands for $1.71 million, or $999 psf.
Looking at rental rates for Katong Park Towers, in September 2017 a unit was rented out for $3,300.
#24 – Kew Gate
Kew Gate is a 99-year leasehold condominium located at Limau Garden in District 16. It was built in 1997 with only about 31 units in the development. The current closest MRT station is Tanah Merah MRT station at about 720m away. However, when the Thomson-East Coast line is up, Bedok South MRT station will be located a short walk from the development.
The latest transaction in the development was in August 2017, when a 2,422 sq ft unit changed hands for $1.28 million, or $529 psf.
Looking at rental rates for Kew Gate, back in April 2016 a unit was rented out for $3,100.
#25 – Kew Residencia
Kew Residencia is a 99-year leasehold cluster house development located at Kew Crescent in District 16. It was built in 1997 with only about 37 units in the development. The current closest MRT station is Tanah Merah MRT station at about 1km away. However, when the Thomson-East Coast line is up, Bedok South MRT station will be located a short walk from the development.
The latest transaction in the development was in July 2017, when a 2,153 sq ft unit changed hands for $1.385 million, or $643 psf.
Looking at rental rates for Kew Residencia, back in May 2016 a unit was rented out for $5,650.
#26 – Lagoon View
Lagoon View is a 99-year leasehold apartment located at Marine Parade Road in District 15. It was completed in 1977 and the current closest MRT station is Bedok MRT station at about 1.58km away. However, when the Thomson-East Coast line is up, Siglap MRT station will be located a short walk from the development.
Plot Ratio: 2.8
The latest transaction in the development was in August 2017, when a 1,647 sq ft unit changed hands for $1.4 million, or $850 psf.
Looking at rental rates for Lagoon View, back in September 2017 a unit was rented out for $2,650.
#27 – Laguna Park
Laguna Park is a 99-year leasehold apartment located at Marine Parade Road in District 15. It was built in 1978 and the current closest MRT station is Bedok MRT station at about 1.67km away. However, when the Thomson-East Coast line is up, Siglap MRT station will be located right outside the development.
Plot Ratio: 2.8
The latest transaction in the development was in August 2017, when a 1,615 sq ft unit changed hands for $1.415 million, or $876 psf.
Looking at rental rates for Laguna Park, in September 2017 a unit was rented out for $2,650.
#28 – Lakepoint Condo
Lakepoint Condo is a 99-year leasehold condominium situated at Lakepoint Drive in District 22. It was completed in 1983 comprising of 304 units. The nearest MRT station is Lakeside MRT at about 430m away.
Plot Ratio: 1.4
The latest transaction in the development was in October 2017, when a 2,217 sq ft unit changed hands for $1.2 million, or $541 psf.
Looking at rental rates for Lakepoint Condo, in September 2017 a unit was rented out for $3,500.
#29 – Lakeview Estate
Lakeview Estate is a 99-year leasehold development located at Upper Thomson Road in District 20. It was built in 1977 with a total of 240 units and is situated about 470m away from Marymount MRT station.
Plot Ratio: 2.1
If we look at recent transactions, in July 2017 the latest transaction in the development was a 3,055 sq ft unit that changed hands for $1.825 million, or $601 psf.
Looking at rental rates for Lakeview Estate, in September 2017 a unit was rented out for $2,800.
#30 – Landmark Tower
Landmark Tower is a 99-year leasehold development located at Chin Swee Road in District 3. It was completed in 1985 with a total of 139 units. The nearest MRT station is Chinatown MRT at about 480m away.
Plot Ratio: 3.7
If we look at recent transactions, in September 2017 the latest transaction in the development was a 1,399 sq ft unit that changed hands for $1.4 million, or $1,000 psf.
Looking at rental rates for Landmark Tower, in September 2017 a unit was rented out for $2,400.
#31 – Leonie Gardens
Leonie Gardens is a 99-year leasehold condominium located at Leonie Hill in District 9. It was built in 1993 and has a total of 138 units. The current closest MRT station is Orchard MRT station at about 560m away. However, when the Thomson-East Coast line is up, Great World MRT station will be located a short walk from the development.
Plot Ratio: 2.8
If we look at recent transactions, in August 2017 the latest transaction in the development was a 1,733 sq ft unit that changed hands for $2.3 million, or $1,327 psf.
Looking at rental rates for Leonie Gardens, in September 2017 a 4 bedroom unit was rented out for $6,800.
#32 – Lutheran Towers
Lutheran Towers is a 99-year leasehold apartment located at Tan Kim Cheng Road in District 10. It was completed in 1974 and is about 330m away from Botanic Gardens MRT station.
Plot Ratio: 2.1
If we look at recent transactions, in October 2017 the latest transaction in the development was a 1,916 sq ft unit that changed hands for $1.675 million, or $874 psf.
#33 – Mandarin Gardens
Mandarin Gardens is a 99-year leasehold condominium located at Siglap Road in District 15. It was built in 1986 and has a total of 1000 units. The current closest MRT station is Bedok MRT station at about 1.9km away. However, when the Thomson-East Coast line is up, Siglap MRT station will be located a short walk from the development.
Plot Ratio: 2.8
If we look at recent transactions, in October 2017 the latest transaction in the development was a 1,001 sq ft unit that changed hands for $960,000, or $959 psf.
Looking at rental rates for Mandarin Gardens, in September 2017 a 3 bedroom unit was rented out for $3,380.
Mayfair Gardens is a 99-year leasehold condominium located at Rifle Range Road in District 21. It was completed in 1985 and comprises of 124 units. King Albert Park MRT station is located about 180m away.
Plot Ratio: 1.4
If we look at recent transactions, in May 2017 the latest transaction in the development was a 1,798 sq ft unit that changed hands for $1.47 million, or $818 psf.
Looking at rental rates for Mayfair Gardens, in September 2017 a 3 bedroom unit was rented out for $3,600.
Min Yuan is a 999-year leasehold condominium located at Waterloo Street in District 7. It was built in 1988 and is just one block away from Bencoolen MRT station. Bras Basah MRT station and Rochor MRT station are within 500m from this development as well.
Plot Ratio: 2.8
The last transaction in the development was in October 2015, when a 1,453 sq ft unit changed hands for $2.1 million, or $1,445 psf.
Looking at rental rates for Min Yuan, in September 2017 a 3 bedroom unit was rented out for $3,300.
#36 – Nicon Gardens
Nicon Gardens is a 99-year leasehold condominium located at Choa Chu Kang Road in District 23. It was completed in 1981 and has a total of 47 units. Cashew MRT station is located about 420m away.
The latest transaction in the development was in August 2017, when a 2,013 sq ft unit changed hands for $1.15 million, or $571 psf.
Looking at rental rates for Nicon Gardens, in September 2017 a unit was rented out for $3,200.
#37 – Orchard Bel Air
Orchard Bel Air is a 99-year leasehold condominium that was built in 1984 and comprises of 71 units. The current closest MRT station is Orchard MRT station at about 830m away. However, when the Thomson-East Coast line is up, Orchard Boulevard MRT station will be located right outside the development.
Plot Ratio: 2.8
The latest transaction in the development was in September 2017, when a 3,229 sq ft unit changed hands for $3.9 million, or $1,208 psf.
Looking at rental rates for Orchard Bel Air, in September 2017 a unit was rented out for $12,000.
#38 – Parc Oasis
Parc Oasis is a 99-year leasehold condominium located at Jurong East Avenue 1 in District 22. It was built in 1995 and has a total of 950 units. Chinese Garden MRT station is located about 260m away.
Plot Ratio: 2.0
The latest transaction in the development was in October 2017, when a 1,076 sq ft unit changed hands for $910,000, or $845 psf.
Looking at rental rates for Parc Oasis, in September 2017 a 3 bedroom unit was rented out for $2,800.
#39 – Peace Mansions
Peace Mansions is a 99-year leasehold apartment that was built in 1976 and comprises of 42 units. It is located at Sophia Road in District 9 and is about 410m away from Dhoby Ghaut MRT station.
Plot Ratio: 4.2
The latest transaction in the development was in October 2017, when a 2,605 sq ft unit changed hands for $1.5 million, or $576 psf.
Looking at rental rates for Peace Mansions, in August 2017 a 3 bedroom unit was rented out for $3,500.
#40 – Pearl Bank Apartment
Pearl Bank Apartment is a 99-year leasehold apartment that was built in 1976 with a total of 280 units. The development is right in front of Outram Park MRT, which is an interchange of the Thomson-East Coast and East West line. Chinatown MRT station is also within a 500m radius.
Plot Ratio: 7.2
If we look at recent transactions, in August 2017 the latest transaction in the development was a 1,755 sq ft unit that changed hands for $1.6 million, or $912 psf.
Looking at rental rates for Pearl Bank Apartments, in September 2017 a 3 bedroom unit was rented out for $3,500.
#41 – People’s Park Centre
People’s Park Centre is a 99-year leasehold apartment located at Upper Cross Street in District 1. It was built in 1976 and Chinatown MRT station is just right in front of the development. Telok Ayer and Clarke Quay MRT station are also within 500m.
Plot Ratio: 8.6
If we look at recent transactions, back in November 2016 the last transaction in the development was a 2,336 sq ft unit that changed hands for $1.46 million, or $625 psf.
Looking at rental rates for People’s Park Centre, in September 2017 a 4 bedroom unit was rented out for $3,000.
#42 – People’s Park Complex
People’s Park Complex is a 99-year leasehold apartment located at Park Road in District 1. It was built in 1970 and is directly opposite of Chinatown MRT station. Outram Park MRT, which is an interchange of the Thomson-East Coast and East West line is also just 450m away from the development.
Plot Ratio: 5.6
If we look at recent transactions, in October 2017 the latest transaction in the development was a 409 sq ft unit that changed hands for $460,000, or $1,125 psf.
Looking at rental rates for People’s Park Centre, in September 2017 a 1 bedroom unit was rented out for $1,800.
#43 – Phoenix Heights
Phoenix Heights is a 99-year leasehold apartment located at Phoenix Walk in District 23. It was built in 1970 and is about 500m away from Bukit Panjang MRT station.
If we look at the last transaction for Phoenix Heights, in April 2017 a 980 sq ft unit was sold for $600,000 at $613 PSF.
Looking at rental rates for Phoenix Heights, in September 2017 a unit was rented out for $2,400.
#44 – Riverwalk Apartments
Riverwalk Apartments is a 99-year leasehold apartment located at Upper Circular Road in District 1. It was completed in 1990 and has a total of 94 units. Clarke Quay MRT station is about 220m away from the development.
Plot Ratio: 4.9
If we look at recent transactions, in June 2016 the last transaction in the development was a 1,615 sq ft unit that changed hands for $2.35 million, or $1,455 psf.
#45 – Seasons Park
Seasons Park is a 99-year leasehold condominium located at Yio Chu Kang Road in District 26. It was built in 1997 and has a total of 390 units. The current closest MRT station is Yio Chu Kang MRT station at about 710m away. However, when the Thomson-East Coast line is up, Lentor MRT station will be located just a short walk from the development.
Plot Ratio: 2.1
If we look at recent transactions, in September 2017 the latest transaction in the development was a 1,292 sq ft unit that changed hands for $1.038 million, or $804 psf.
Looking at rental rates for Seasons Park, in September 2017 a 2 bedroom unit was rented out for $2,200.
#46 – Sherwood Towers
Sherwood Towers is a 99-year leasehold apartment that is located at Jalan Anak Bukit in District 21. It was completed in 1980 with a total of 269 units. The nearest MRT is Beauty World MRT station at about 400m away.
Plot Ratio: 3.0
If we look at recent transactions, in October 2017 the latest transaction in the development was a 1,518 sq ft unit that changed hands for $1.06 million, or $698 psf.
Looking at rental rates for Sherwood Towers, in September 2017 a unit was rented out for $1,800.
#47 – Sultan Gate Place
Sultan Gate Place is a 999-year leasehold condominium that was built in 1989. It is located at Sultan Gate in District 7. Bugis MRT station and Nicoll Highway MRT station is within 500m of the development.
Plot Ratio: 4.2
Looking at rental rates for Sultan Gate Place, in September 2017 a unit was rented out for $2,800.
#48 – Tanjong Ria Condominium
Tanjong Ria Condominium is a 99-year leasehold condominium that was completed in 1997. It has a total of 168 units and is located at Tanjong Rhu Road in District 15. It is located right outside the upcoming Tanjong Rhu MRT station.
Plot Ratio: 2.8
If we look at recent transactions, in October 2017 the latest transaction in the development was a 926 sq ft unit that changed hands for $940,000, or $1,015 PSF.
Looking at rental rates for Tanjong Ria Condominium, in September 2017 a 3 bedroom unit was rented out for $3,500.
#49 – Textile Centre
Textile Centre is a 99-year leasehold apartment that is located at Jalan Sultan in District 7. It was built in 1970 and is situated 450m away from Lavender MRT station.
If we look at recent transactions, in January 2017 the latest transaction in the development was a 883 sq ft unit that changed hands for $730,000, or $827 PSF.
Looking at rental rates for the Textile Centre, in September 2017 a 2 bedroom unit was rented out for $2,500.
#50 – The 101
The 101 is a 999-year leasehold apartment that was completed in 1970. It is located at Beach Road in District 7 and is about 140m away from Bugis MRT station, an interchange with the Downtown line and the East West line.
Plot Ratio: 4.2
The last transaction in the development was a 840 sq ft unit that changed hands for $1.5 million, or $1,787 PSF in August 2015.
#51 – The Merasaga
The Merasaga is a 99-year leasehold condominium that was built in 1995. It is located at Jalan Merah Saga in District 10 and has a total of 116 units. Holland Village MRT station is about 160m away.
Plot Ratio: 1.6
If we look at recent transactions, in September 2017 the latest transaction in the development was a 1,367 sq ft unit that changed hands for $2 million, or $1,463 PSF.
Looking at rental rates for the Merasaga, in September 2017 a 2 bedroom unit was rented out for $4,500.
#52 – The Plaza
The Plaza is a 99-year leasehold apartment that is located at Beach Road in District 7. It was built in 1979 and is 370m away from Nicoll Highway MRT station. It is also within 500m away from Bugis MRT station, which is an interchange between the Downtown line and the East West line.
The latest transaction in the development was in August 2017, when a 840 sq ft unit changed hands for $790,000, or $941 psf.
Looking at rental rates for the Plaza, in September 2017 a 1 bedroom unit was rented out for $2,200.
#53 – The Riverside Piazza
The Riverside Piazza is a 99-year leasehold condominium that is located at Keng Cheow Street in District 1. It was completed in 1996 and has a total of 40 units. Clarke Quay MRT station is about 310m away and Chinatown MRT station is a little further off at 430m away.
Plot Ratio: 2.8
The latest transaction in the development was in June 2017, when a 1,475 sq ft unit changed hands for $1.78 million, or $1,207 psf.
Looking at rental rates for the Riverside Piazza, in September 2017 a 2 bedroom unit was rented out for $2,950.
#54 – The Tanamera
The Tanamera is a 99-year leasehold condominium located at Tanah Merah Kechil Road in District 16. It was built in 1994 and comprises of 288 units. It is about 400m away from Tanah Merah MRT station.
Plot Ratio: 2.1
The latest transaction in the development was in October 2017, when a 1,324 sq ft unit changed hands for $1.12 million, or $846 psf.
Looking at rental rates for the Tanamera, in September 2017 a 3 bedroom unit was rented out for $2,800.
#55 – Tropicana Condominium
Tropicana Condominium is a 999-year leasehold condominium located at Jalan Tiga Ratus in District 16. It was built in 1994 with a total of 40 units. Upper Changi MRT station will be located just outside the development.
The latest transaction in the development was in August 2015, when a 1,636 sq ft unit changed hands for $1.3 million, or $795 psf.
Looking at rental rates for the Tropicana Condominium, in March 2017 a 3 bedroom unit was rented out for $2,500.
#56 – UE Square
UE Square is a 999-year leasehold apartment that was built in 1997 with a total of 345 units. It is located at River Valley Road in District 9 and the current nearest MRT station is Clarke Quay at about 680m away. However, when the upcoming Downtime line is up, Fort Canning MRT station will be a short walk away.
Plot Ratio: 3.9
The latest transaction in the development was in October 2017, when a 1,464 sq ft unit changed hands for $2.3 million, or $1,571 psf.
Looking at rental rates for UE Square, in September 2017 a 2 bedroom unit was rented out for $3,700.
#57 – Waterloo Apartments
Waterloo Apartments is a 999-year leasehold apartment that was built in 1989. It is located at Waterloo Street in District 7 and is 270m away from Bras Basah MRT station. It is also about 460m away from Rochor MRT station and Bencoolen MRT station is just right outside.
Plot Ratio: 2.8
The latest transaction in the development was in June 2015, when a 1,356 sq ft unit changed hands for $1.65 million, or $1,217 psf.
Looking at rental rates for Waterloo Apartments, in August 2017 a 3 bedroom unit was rented out for $4,100.
#58 – Westpoint Condominium
Westpoint Condominium is a 99-year leasehold condominium located at Pepys Road in District 5. It was built in 1995 with a total of 31 units. The nearest MRT station is Pasir Panjang at about 220m away.
Plot Ratio: 1.4
Looking at rental rates for Westpoint Condominium, in September 2017 a 5 bedroom unit was rented out for $6,016.
#59 – Wilmer Park
Wilmer Park is a 99-year leasehold apartment located at Leedon Road in District 10. It was built in 1997 and is about 150m away from Holland Village MRT station.
Looking at rental rates for Wilmer Park, in March 2017 a unit was rented out for $4,300.
And that’s the end of it! If you would like to read more about HUDC en bloc potential you can do so here! Feel free to contact us at hello@stackedhomes.com if you have any questions or feedback.
Druce is the Chief Editor at the Stacked Editorial. He was first interested in property since university but never had any aspiration to become an agent, so this is probably the next best thing.
When we consider en bloc, we think of whether the developer can make money and how risky the project is.
From our research, we found a condo with a similar plot size and GFA to Eastpoint Green – Simei Green (a condo nearby) and they had a collective bid with a reserve price of $820m.
Using this, we can see that it translates to a high selling price of approximately $1,811 when the new project is launched (accounting for lease top up).
This would be considered high for a condo in Simei, and as such, risky for the developer.
Right opposite Simei MRT, My Manhattan is going for only $1,3xx psf which could compete with the new launch.
As such, we think en bloc for Eastpoint Green is rather unlikely.
Of course, it’s also up to the owners to sell, but we cannot comment on that.
Tan
4 years ago
Hi Druce, thanks for the great article. Some of those you listed have already gone enbloc so great foresight! Can I ask you does Leonie Gardens have potential for a successful enbloc (3rd time)? Why was it the first time there was no taker as well?
Hi Tan, the reason why Leonie Gardens doesn’t seem to have a lot of en bloc potential is because there are no takers due to the additional duties developers incur. The reserve price translates to $2,104 psf based on existing gross floor area, or $2,021 psf ppr if a 10 percent balcony space is included, subject to approval – this is too high. Another issue is that Irwell Bank GLS is $1,7xx psf ppr only, and based on the reserve price the owners expected $2,0xx psf ppr. Pacific Mansions en bloc was only $1,8xx psf ppr and led to a $2,800-$3xxxpsf selling price. At 2,0xx psf ppr en bloc, they’d have to sell it at an estimated $3,000 – $3,600 psf. At 99-years as well, this is really high, and so we do not think it’d en bloc very soon.
Hi Ryan,
Thanks for the detailed analysis. My sentiments too, that the development charge, top up lease and differential premium would add up just too much like $300m? On top of the $800m price tag. Oh yes, and also Horizon Tower is a close competiton for enbloc as well..? So that makes it extra hard for enbloc? Hmm…at $3000-$3600 psf for 99 year lease, I think developers really put on their brakes…
What are your thoughts about seafront properties in Sentosa (not enbloc)?
For own stay and capital appreciation. Or is harbourfront (caribbean,keppel, corals) a better /safer option? My concern about sentosa is because it’s not mainland, it can be rather hard to sell in future?
shailly
4 years ago
hi Ryan
what are the chances of Peace Mansion going enbloc this year.
shailly
4 years ago
hi Ryan
thanks for the informative article. what are your views on balestier point , which is a mixed freehold development
Pamela Sin
4 years ago
Hi, is there potential of en bloc sales for West Bay condo ? TIA
Adriane
4 years ago
Hi Druce, in your opinion, any 99 or freehold condos going for potential en bloc In year 2030 or more ? District 19 in particular… since seasons park is under your list, how about castle green ?
Hi Adriane, we chose Seasons Park mainly because it is a smaller development plus it is closer to the MRT station as well. It’s hard to say in this particular area as well because there’s quite a few older developments, Thomson Grove and Far Horizon Garden come to mind too.
Hi Ryan and Druce, what are your thoughts on Far Horizon vs Seasons Park and the other older developments in the same stretch in terms of en bloc potential ?
Helen Koh
3 years ago
Hi, is there en bloc potential for Elias Green condo comparing vs Parc Oasis. Which could be a better investment?
Mr SP
3 years ago
Hi Ryan
In your list, you have mentioned Chuan Park and Chiltern Park both with en bloc potential. If we look at the proximity to the MRT station, The Springbloom is much nearer and with a small number of units in the project. All 3 projects share the common plot ratio of 2:1. Any reason why you exclude The Spingbloom and given current property situation now, will you give The spingbloom another look?
Hi Mr SP, we had 2 requirements for the list – the proximity to MRT and the age. At the time of this list in 2017 The Springbloom wasn’t more than 20 years old yet (although it certainly is now!). I think it depends on your reasons for purchasing, if you are buying for own stay treat an en bloc as a bonus rather than a given and choose the property based on your needs and requirements. Hope this helps!
Rajendran
3 years ago
Hi! Looking to buy a unit in the west for stay with enbloc potential was considering regent park and summerdale which would be better kindly advice
Hey Rajendran, to be honest it’s hard to say which one would be better for en bloc. Ultimately both has its potential, but it would also depend on the owners of the development. En bloc should be treated as a bonus
SK.Lee
2 years ago
My apologies for making a blunder in my earlier comment about why no properties at Chuan’s vicinity are on en bloc listing. Actually, you did have them in on the other page, which I overlooked.
Thank you for writing in to us and thanks for sharing your intended purchase.
You asked about Bayshore Park, at $1.6m for a 1291sqft which translate to $12xxpsf; it is steep as compared to the development average $psf of $10xxpsf for the past few years. Of course, it also depends on unit condition and facing but that will likely put you at a risk of price stagnation or depreciation as lease goes by.
En-bloc will highly depend on stakeholders as the owners have to agree to a 80% common consensus before it can be put up for sale. With the number of units in development with a huge land size, chances may be slim on this. Added with healthy resale transactions, chances of these new group of owners to let go within their SSD period is pretty low unless the en-bloc remuneration price is attractive.
Based on URA master plan, there are a few plots slated for residential development nearby with more palatable plot size. Hence developers that are eyeing at the area will likely aim for these residential plots over redeveloping en-bloc development.
All in all, we will not advise for one to purchase a unit with en-bloc intention in mind cause what if it did not materialise, chances are; you will be stuck with a depreciating asset. If it is for long term own stay purpose and Bayshore Park ticks all your boxes, we do not see why not.
Eileen
2 years ago
Hi Ryan,
Is there a potential of en bloc sales for The Rivervale Condo, Rivervale Cres Condo, Evergreen Condo and Hougang Green Condo?
Druce
31 min read
Is there a potential of en bloc sales for Eastpoint Green Condo
Hi Mrs. Wong,
Thanks for your question!
When we consider en bloc, we think of whether the developer can make money and how risky the project is.
From our research, we found a condo with a similar plot size and GFA to Eastpoint Green – Simei Green (a condo nearby) and they had a collective bid with a reserve price of $820m.
Using this, we can see that it translates to a high selling price of approximately $1,811 when the new project is launched (accounting for lease top up).
This would be considered high for a condo in Simei, and as such, risky for the developer.
Right opposite Simei MRT, My Manhattan is going for only $1,3xx psf which could compete with the new launch.
As such, we think en bloc for Eastpoint Green is rather unlikely.
Of course, it’s also up to the owners to sell, but we cannot comment on that.
Hi Druce, thanks for the great article. Some of those you listed have already gone enbloc so great foresight! Can I ask you does Leonie Gardens have potential for a successful enbloc (3rd time)? Why was it the first time there was no taker as well?
Hi Tan, the reason why Leonie Gardens doesn’t seem to have a lot of en bloc potential is because there are no takers due to the additional duties developers incur. The reserve price translates to $2,104 psf based on existing gross floor area, or $2,021 psf ppr if a 10 percent balcony space is included, subject to approval – this is too high. Another issue is that Irwell Bank GLS is $1,7xx psf ppr only, and based on the reserve price the owners expected $2,0xx psf ppr. Pacific Mansions en bloc was only $1,8xx psf ppr and led to a $2,800-$3xxxpsf selling price. At 2,0xx psf ppr en bloc, they’d have to sell it at an estimated $3,000 – $3,600 psf. At 99-years as well, this is really high, and so we do not think it’d en bloc very soon.
Hi Ryan,
Thanks for the detailed analysis. My sentiments too, that the development charge, top up lease and differential premium would add up just too much like $300m? On top of the $800m price tag. Oh yes, and also Horizon Tower is a close competiton for enbloc as well..? So that makes it extra hard for enbloc? Hmm…at $3000-$3600 psf for 99 year lease, I think developers really put on their brakes…
What are your thoughts about seafront properties in Sentosa (not enbloc)?
Hi Tan! Seafront properties in Sentosa as a form of investment?
For own stay and capital appreciation. Or is harbourfront (caribbean,keppel, corals) a better /safer option? My concern about sentosa is because it’s not mainland, it can be rather hard to sell in future?
hi Ryan
what are the chances of Peace Mansion going enbloc this year.
hi Ryan
thanks for the informative article. what are your views on balestier point , which is a mixed freehold development
Hi, is there potential of en bloc sales for West Bay condo ? TIA
Hi Druce, in your opinion, any 99 or freehold condos going for potential en bloc In year 2030 or more ? District 19 in particular… since seasons park is under your list, how about castle green ?
Hi Adriane, we chose Seasons Park mainly because it is a smaller development plus it is closer to the MRT station as well. It’s hard to say in this particular area as well because there’s quite a few older developments, Thomson Grove and Far Horizon Garden come to mind too.
Hi Ryan and Druce, what are your thoughts on Far Horizon vs Seasons Park and the other older developments in the same stretch in terms of en bloc potential ?
Hi, is there en bloc potential for Elias Green condo comparing vs Parc Oasis. Which could be a better investment?
Hi Ryan
In your list, you have mentioned Chuan Park and Chiltern Park both with en bloc potential. If we look at the proximity to the MRT station, The Springbloom is much nearer and with a small number of units in the project. All 3 projects share the common plot ratio of 2:1. Any reason why you exclude The Spingbloom and given current property situation now, will you give The spingbloom another look?
Hi Mr SP, we had 2 requirements for the list – the proximity to MRT and the age. At the time of this list in 2017 The Springbloom wasn’t more than 20 years old yet (although it certainly is now!). I think it depends on your reasons for purchasing, if you are buying for own stay treat an en bloc as a bonus rather than a given and choose the property based on your needs and requirements. Hope this helps!
Hi! Looking to buy a unit in the west for stay with enbloc potential was considering regent park and summerdale which would be better kindly advice
Hey Rajendran, to be honest it’s hard to say which one would be better for en bloc. Ultimately both has its potential, but it would also depend on the owners of the development. En bloc should be treated as a bonus
My apologies for making a blunder in my earlier comment about why no properties at Chuan’s vicinity are on en bloc listing. Actually, you did have them in on the other page, which I overlooked.
No worries at all! Thank you for reading!
Is Bayshore apartment 3 room 1291 sq ft selling at 1.6 million worth buying .What is the chance of future enbloc
Thank you for writing in to us and thanks for sharing your intended purchase.
You asked about Bayshore Park, at $1.6m for a 1291sqft which translate to $12xxpsf; it is steep as compared to the development average $psf of $10xxpsf for the past few years. Of course, it also depends on unit condition and facing but that will likely put you at a risk of price stagnation or depreciation as lease goes by.
En-bloc will highly depend on stakeholders as the owners have to agree to a 80% common consensus before it can be put up for sale. With the number of units in development with a huge land size, chances may be slim on this. Added with healthy resale transactions, chances of these new group of owners to let go within their SSD period is pretty low unless the en-bloc remuneration price is attractive.
Based on URA master plan, there are a few plots slated for residential development nearby with more palatable plot size. Hence developers that are eyeing at the area will likely aim for these residential plots over redeveloping en-bloc development.
All in all, we will not advise for one to purchase a unit with en-bloc intention in mind cause what if it did not materialise, chances are; you will be stuck with a depreciating asset. If it is for long term own stay purpose and Bayshore Park ticks all your boxes, we do not see why not.
Hi Ryan,
Is there a potential of en bloc sales for The Rivervale Condo, Rivervale Cres Condo, Evergreen Condo and Hougang Green Condo?
any potential enbloc site . The plaza?