The recovery in September appears to be short-lived as developers’ sales tumbled in October in absence of major new launches. Just 202 new units were placed for sale during the month, the lowest since 201 units were launched in February this year. The meagre number of new units launched last month was unsurprising given that developers had put 1,169 units on the market from six non-landed launches in September.

Due to the dearth of new projects, the sales booked in October came largely from previously launched residential developments including Affinity at Serangoon and Stirling Residences. Developers sold 487 new private homes (excluding Executive Condos) last month – down by 47.7% from the 932 units transacted in September.

New home sales for the first 10 months of 2018 have hit 7,446 units, on track to meet our full-year forecast of 8,500 – 9,000 units as more new projects are expected to be rolled out by developers before the end of the year. New launches Whistler Grand, Kent Ridge Hill Residences and Woodleigh Residences have reportedly sold 160, 116 and 30 units respectively in early November.  

On a year-on-year basis, developers’ sales in October were down 36% while those for the first 10 months were down 21.3%.  There was only one new launch in October – 10 Evelyn, which sold two units at a median price of SGD2,478 psf. This project has only 56 units. 

The best-selling private residential projects in October were: Affinity at Serangoon which shifted 81 units at a median price of SGD1,499 psf; Stirling Residences which sold 75 units at a median price of SGD 1,738 psf; Riverfront Residences transacted 55 units at a median price of SGD 1,327 psf; and Park Colonial moved 52 units at a median price of SGD 1,754 psf.

 

Project Name

Street Name

Property Type

Locality

Units Sold in the Month

Median Price ($psf) in the Month

% sold to date of total

Affinity At Serangoon

Serangoon North Avenue 1

Non-Landed

OCR

81

             1,499

25%

Stirling Residences

Stirling Road

Non-Landed

RCR

75

             1,738

37%

Riverfront Residences

Hougang Avenue 7

Non-Landed

OCR

55

             1,327

52%

Park Colonial

Woodleigh Lane

Non-Landed

RCR

52

             1,754

65%

The Tapestry

Tampines Street 86

Non-Landed

OCR

26

             1,375

63%

The Tre Ver

Potong Pasir Avenue 1

Non-Landed

RCR

26

             1,555

30%

Jadescape

Shunfu Road

Non-Landed

RCR

25

             1,666

29%

Mayfair Gardens

Rifle Range Road

Non-Landed

RCR

21

             1,957

47%

Rivercove Residences

Anchorvale Lane

EC

OCR

15

             1,009

100%

Marina One Residences

Marina Way

Non-Landed

CCR

12

             2,506

52%


Affinity at Serangoon saw its best month of sales since its launch in June, selling 81 units to bring its total takeup to 268 units. We believe the pick-up in sentiment was due to the developer’s discount in pricing to below SGD1,500 psf from SGD1,584 psf in June. Continued takeup at stable prices at the recently-launched projects such as Stirling Residences, Park Colonial, The Tre Ver and JadeScape underscored the genuine demand in large city-fringe projects that offered ample facilities and near MRT stations. Projects that are priced affordably below SGD1,400 psf such as Riverfront Residences and The Tapestry in the suburbs also have their fair share of supporters.  

Generally, developers are holding onto pricing while some are flexible to adjust pricing in selective areas that are more competitive. 

Executive Condos (ECs)
EC sales nearly doubled from September, reflecting the continued appeal of this housing type which is a hybrid of public and private housing. Developers sold 23 ECs in October, up from 12 in the previous month. 

We think there continues to be pent-up demand for ECs owing to their relatively more affordable price-point compared with private condos. Their popularity and limited EC stock in the market have played a considerable part in driving strong interest for EC sites in Government Land Sales tenders.

Rivercove Residences have consistently sold at prices around SGD1,000 psf since its launch in April 2018. 
There would be a drought of new ECs at least till mid-2019 when the site at Sumang Walk in Punggol could be launched. In early 2020, two ECs at Canberra Link and Anchorvale Crescent could be launched for sale. In view of the relative scarcity, we expect ECs to do well. Developers would continue to bid competitively for the GLS tender of Tampines Avenue 10 site which closes in January 2019. 

Outlook
We expect sales to continue to fluctuate from month to month in tandem with the number of projects being launched. As we have previously indicated, given the sizable supply pipeline from GLS and collective sale sites, developers are likely to be more cautious and may pace out their launches to ensure the market remains sustainable.

As the year winds down, developers will have a small window to put out new projects before market activity slows during the year-end festive period. Some new launches that could feature in the coming weeks include Parc Esta and Mayfair Modern.