kallang 2019-an exclusive review on bto pricing movement

DISCLAIMER: ​​
1. Readers are advised to use information available here as study guide and use it at your own risk. 
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published. ​

Fancy to own a unit in Kallang? Kallang has been identified for renewal; thus, more residential development will be launched within this planning region as indicated in Masterplan 2019. Three developments within Bendemeer sub region have been launched way back in May 2012 and Sept 2014 while the latest is part of the recent Feb and May 2019 launch. This represents a 5-7 year gap. (Note that we only use price differences between each marking instead of actual price range to prevent online plagiarism. Paid subscribers will have access to our database)         

We (www.hausanalyst.com) will create a specific development group chat via 'Telegram' for future home owners who engaged us and when it reaches 5 pax, all future home owners from the same development who engaged us will enjoy a group discount of up to 20% each from either our 'Most Popular' package of S$350 or S$500 'Absolute' package.

How to read the chart? In the pricing (quantum) heat map above, you will see 2 spectrums of colours, the blue spectrum as well as the red spectrum. The red spectrum represents 4 room units (93 sqm) while the blue spectrum represents 3 room units (68 sqm) in the pricing heat map. This pricing heat map is based on pricing data collected during launches and converted to heat map for easy reference. 

What can you learn from this pricing heat map? For both Bendemeer Light and McNair Tower, the pricing spread is rather narrow between both extreme (lease expensive and more expensive units) with a maximum of S$75,000. While the recent launch of Towner Crest has shown a wider price spread of up to S$125,000 between both extreme with a heavy top (higher floor units) light bottom (lower floor units) pricing. By comparing them, you will get an idea how what’s the price differences between developments, timeline, location, etc.

When you compare between Bendemeer Light vs McNair Tower, you will see a price differences of up to S$25,000 even though both were launched during the same time. Reason being McNair Tower is located up to 250m away from Boon Keng MRT Station (NE9) while Bendemeer Light is located further away which is up to 450m from the same MRT station. With the recent completion of Down Town stage 3, Bendemeer Light is only up to 300m away from the Bendemeer MRT Station (DT23). In fact, Bendemeer Light enjoys better access to transportation nodes, though it’s nearer to Industrial area.   

click on image to view our upgraded sample report for 'Most Popular' package

Throughout the entire selection process, (hausanalyst) was readily available to answer any of our queries. (Hausanalyst) also made us realised that most of the “older generation” assumptions (ie. west sun direction, high floor and etc) were all wrong. (Hausanalyst) report is also very detailed in a way that it included elements like unit to unit distance, unit to rubbish chute distance, the exact sun shading of the unit, and also a 3D view of the unit of your choice. All these elements are the nitty gritty details where one might disregard when it comes to selection of a unit."

Mr. Zy | engineer, SAF | Tampines Green Gem 4-rm 2018

When comparison being made between the two 2012 BTO developments vs the recent 2019 BTO development, the price differences base on the same floor level differ from S$75,000 to S$100,000. Based on recent sales of balance flat price, prices at both Bendemeer Light and McNair Tower have shown an increment of up to S$56,000. Even with this upward price adjustment, prices at Towner Crest still shown a premium of up to S$44,000. (Note that as of May 2019 sales of balance flats launch, there’s only 4 units available for selection from the 2012 BTO) If you purchase at a higher price, the chance of you making a healthy profit in the future will be lesser due to surrounding existing competition as well as limited price upside for new launches (new launches may be limited due to land availability, thus upward pricing movement will be limited due to seasonal market condition).

Is there a premium for unit with view towards the Marina Bay area? Based on the pricing record, the premium is not very visible as prices are generally spread across a few selected floor levels. Does this mean that getting a unit with a view towards the Marina Bay area (most laymen view that they will get to see a glimpse of the firework during the national day parade every year) a steal? The answer is no. Buying a property base on external view is something that you should avoid at all cost. The Beacon (a condominium) at China Town was launched with hype of view towards Shenton Way, that was before Pinnacles at Duxton was launched and fully built! In short, your development surrounding may change and higher blocks may pop up and block your view all together, then what’s left? Next, these Marina Bay area view units are mainly facing SW, SSW which will be exposed to hot evening west sun of up to at least 5-7 months a year. The higher your unit, the exposure will be greater and with a confirmed temperature increment every year, the impact on energy consumption and wear and tear on materials will increase exponentially.              

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