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Thread: Redas hopes for wider range of govt land

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    Default Redas hopes for wider range of govt land

    http://www.businesstimes.com.sg/sub/...99940,00.html?

    Published October 3, 2009

    Redas hopes for wider range of govt land

    Having land not near MRT stations or 'hotspots' will lead to lower bids and cheaper homes

    By EMILYN YAP


    (Singapore)

    DEVELOPERS hope to see the government offer more affordable private residential sites so that they, in turn, can build cheaper homes for buyers.

    The Real Estate Developers' Association of Singapore (Redas) is in 'ongoing dialogue with the Urban Redevelopment Authority to more efficiently increase affordable land supply', said president Simon Cheong at a Mid-Autumn Festival celebration yesterday. 'We believe that there is more than sufficient supply of housing in the pipeline to meet future demands.'

    The Government Land Sales Programme offers 99-year leasehold residential sites, and developers have been bidding fiercely for some of them.

    Since July, developers have triggered the sale of five sites on the reserve list, of which two - at Dakota Crescent and Serangoon Avenue 3 - are next to MRT stations. The Dakota site attracted 13 bids, and the top bid exceeded the second-highest by more than 5 per cent. The reserve list still has several housing sites which have not been triggered for sale.

    Plots near MRT stations or with other good attributes are 'hotspots', Mr Cheong told reporters. 'Perhaps in the next confirmed list, we have sites more spread out across the island for the developers to bid. Land that is not in MRT areas or hotspots probably will have a lower price.'

    This would translate into more affordable homes for consumers, he said. This also means that there could be more mass to mid-market projects in future.

    Frasers Centrepoint CEO Lim Ee Seng offered another perspective. 'High tender prices give the impression that the market is overheating. If the government can release more land on a wider spread, a bigger mix . . . the bids will be lower.'

    DTZ executive director Ong Choon Fah believes that developers are taking the initiative to keep the property market stable - they may be concerned that the government would step in if land bids are very high.

    Fears of a property bubble forming had prompted the government to introduce a series of cooling measures last month. These include the re-introduction of the confirmed list for H1 2010 and the removal of the interest absorption scheme.

    The effect of these measures on home prices for the rest of the year remains to be seen. According to URA flash estimates on Thursday, the private home price index jumped 15.9 per cent in Q3 from Q2. This is a sharp reversal from its 4.7 per cent quarter-on-quarter drop in Q2.

    Property prices are likely to remain firm, said Mr Cheong. Investors have been drawn to assets such as property since the financial crisis broke, and Singapore is not the only place in the region to see the market recover, he explained.

    Hong Leong Group executive chairman Kwek Leng Beng also believes that property provides better returns in today's environment. 'Fixed deposit rates are only attracting 0.5 per cent per annum,' he said. 'If you keep your fixed deposit investments over the next five years, you will accumulate a 2.5 per cent interest. Property will appreciate more than that in five years.'

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    I don't see the correlation between cheaper land and cheaper housing. Government sell land high, developer sell high; Government sell land cheap, developer still sell high

    We can see for ourselves the recent launch of Interlace/Hundred Trees, the land cost was cheap but the final price was still way above the nearby developments and the profit margin was huge.

    If the government really want to reduce the housing cost, a better way is to "subsidise" the buyers rather than the developers. Never "subsidise" the developers, they will just put the money into their own pockets.

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    http://www.straitstimes.com/Money/St...ry_437466.html

    October 3, 2009 Saturday

    Developers seek more affordable sites

    Wider spread of plots for tenders could ease bidding frenzy

    By Jessica Cheam


    DEVELOPERS are in talks with the Government, seeking an increase in the supply of affordable sites across the island for mass- to mid-market projects.

    Real Estate Developers' Association of Singapore (Redas) president Simon Cheong said yesterday that a good spread of such sites would lead to less aggressive bidding, which would in turn mean greater affordability for home buyers.

    Recent bidding for some land, including far-flung sites, has been more aggressive than usual with sites seeing a dozen or more bids from developers amid booming demand.

    This tends to drive up the price of the land, which then filters down to higher unit prices when the condo goes on sale.

    Redas is in discussions with the Urban Redevelopment Authority (URA) for the release of a wider spread of sites under its Government Land Sales Programme.

    This means not just suburban sites near MRT stations, but also those further afield, so that developers have a variety of sites to bid for.

    The programme's confirmed list of sale sites, which was suspended late last year when the market was in the doldrums, will resume next year - a government move to increase the supply of new sites and cool rising prices.

    These confirmed sites will be put up for sale according to a pre-determined schedule, and regardless of developers' prior expressions of interest.

    'We'd like to work with the URA, to see there's a more even spread and adequate sites. Perhaps, in the next confirmed list, we will have sites more spread out across the island,' said Mr Cheong at the Redas Mid-Autumn Festival celebration at The Fullerton Hotel yesterday.

    He also reiterated the view that Singapore's property boom was not a bubble.

    Flash estimates released by the URA on Thursday showed private home prices surging 15.9 per cent last quarter, reversing four quarters of decline.

    While this is evidence of a private residential market rebound, analysts have expressed concern over a possible bubble amid an uncertain economic outlook.

    But Mr Cheong, who is also SC Global's chairman and chief executive, said the property run here is 'based on fundamentals, and is not unique'. Across the region, Hong Kong, Shanghai and Beijing have also seen a property revival, he said.

    'That's a testament to the good economic policy of the Asian economies,' he said.

    'We do not have a credit crisis like in the West. In fact, we have net savings... and it's not unreasonable to think that it'll go towards properties.'

    City Developments' group general manager Chia Ngiang Hong added that strong buying momentum was due to pent-up demand over the past year.

    Last year, developers sold only 4,264 units, while sales are expected to total between 13,000 and 15,000 this year.

    Mr Cheong said that 'prices will remain firm' for the near future and that buyers can be assured that developers 'will produce where there's demand'.

    Hong Leong Group chairman Kwek Leng Beng too was optimistic, saying: 'I am of the view that within the next three to five years, Singapore will have recovered well.'

    Frasers Centrepoint chief executive Lim Ee Seng noted that tender bids for land have been on the high side recently.

    Among the sites awarded recently, Far East Organization submitted a bid of $119.08 million for the mainly residential site at the corner of Yio Chu Kang Road and Seletar Road - 35 per cent higher than the second bid.

    A land parcel at Dakota Crescent recently drew 13 bids and a higher-than- expected top bid of $329 million from UOL - way above the trigger price of $130 million for the reserve list site.

    'The release of more land will enable bids to be lower, and this will translate to lower prices for buyers,' said Mr Lim.

    It is in everyone's interest that the price appreciation in the property market is long-term and gradual, he said.

    Redas also celebrated its 50th anniversary at yesterday's event, where Trade and Industry Minister Lim Hng Kiang was the guest of honour.

    In a speech to 300 industry players, Mr Cheong said: 'There is more than sufficient supply of housing in the pipeline to meet future demands. Hence, there is really no need to panic.'

    [email protected]

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    great! 1st, there is whining singaporean on rising property price then we have whining developers for subsidized land.




    Quote Originally Posted by mr funny
    http://www.straitstimes.com/Money/St...ry_437466.html

    October 3, 2009 Saturday

    Developers seek more affordable sites

    Wider spread of plots for tenders could ease bidding frenzy

    By Jessica Cheam


    DEVELOPERS are in talks with the Government, seeking an increase in the supply of affordable sites across the island for mass- to mid-market projects.

    Real Estate Developers' Association of Singapore (Redas) president Simon Cheong said yesterday that a good spread of such sites would lead to less aggressive bidding, which would in turn mean greater affordability for home buyers.

    Recent bidding for some land, including far-flung sites, has been more aggressive than usual with sites seeing a dozen or more bids from developers amid booming demand.

    This tends to drive up the price of the land, which then filters down to higher unit prices when the condo goes on sale.

    Redas is in discussions with the Urban Redevelopment Authority (URA) for the release of a wider spread of sites under its Government Land Sales Programme.

    This means not just suburban sites near MRT stations, but also those further afield, so that developers have a variety of sites to bid for.

    The programme's confirmed list of sale sites, which was suspended late last year when the market was in the doldrums, will resume next year - a government move to increase the supply of new sites and cool rising prices.

    These confirmed sites will be put up for sale according to a pre-determined schedule, and regardless of developers' prior expressions of interest.

    'We'd like to work with the URA, to see there's a more even spread and adequate sites. Perhaps, in the next confirmed list, we will have sites more spread out across the island,' said Mr Cheong at the Redas Mid-Autumn Festival celebration at The Fullerton Hotel yesterday.

    He also reiterated the view that Singapore's property boom was not a bubble.

    Flash estimates released by the URA on Thursday showed private home prices surging 15.9 per cent last quarter, reversing four quarters of decline.

    While this is evidence of a private residential market rebound, analysts have expressed concern over a possible bubble amid an uncertain economic outlook.

    But Mr Cheong, who is also SC Global's chairman and chief executive, said the property run here is 'based on fundamentals, and is not unique'. Across the region, Hong Kong, Shanghai and Beijing have also seen a property revival, he said.

    'That's a testament to the good economic policy of the Asian economies,' he said.

    'We do not have a credit crisis like in the West. In fact, we have net savings... and it's not unreasonable to think that it'll go towards properties.'

    City Developments' group general manager Chia Ngiang Hong added that strong buying momentum was due to pent-up demand over the past year.

    Last year, developers sold only 4,264 units, while sales are expected to total between 13,000 and 15,000 this year.

    Mr Cheong said that 'prices will remain firm' for the near future and that buyers can be assured that developers 'will produce where there's demand'.

    Hong Leong Group chairman Kwek Leng Beng too was optimistic, saying: 'I am of the view that within the next three to five years, Singapore will have recovered well.'

    Frasers Centrepoint chief executive Lim Ee Seng noted that tender bids for land have been on the high side recently.

    Among the sites awarded recently, Far East Organization submitted a bid of $119.08 million for the mainly residential site at the corner of Yio Chu Kang Road and Seletar Road - 35 per cent higher than the second bid.

    A land parcel at Dakota Crescent recently drew 13 bids and a higher-than- expected top bid of $329 million from UOL - way above the trigger price of $130 million for the reserve list site.

    'The release of more land will enable bids to be lower, and this will translate to lower prices for buyers,' said Mr Lim.

    It is in everyone's interest that the price appreciation in the property market is long-term and gradual, he said.

    Redas also celebrated its 50th anniversary at yesterday's event, where Trade and Industry Minister Lim Hng Kiang was the guest of honour.

    In a speech to 300 industry players, Mr Cheong said: 'There is more than sufficient supply of housing in the pipeline to meet future demands. Hence, there is really no need to panic.'

    [email protected]

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    Quote Originally Posted by Allthepies
    I don't see the correlation between cheaper land and cheaper housing. Government sell land high, developer sell high; Government sell land cheap, developer still sell high

    We can see for ourselves the recent launch of Interlace/Hundred Trees, the land cost was cheap but the final price was still way above the nearby developments and the profit margin was huge.

    If the government really want to reduce the housing cost, a better way is to "subsidise" the buyers rather than the developers. Never "subsidise" the developers, they will just put the money into their own pockets.

    it's a sign prices will chong up more.

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    Quote Originally Posted by Douk
    great! 1st, there is whining singaporean on rising property price then we have whining developers for subsidized land.

    Ha ha I agree this is kinda funny. Cheaper land will likely not translate to cheaper selling price. The developers are not losing money now anyway. Might as well let Gov sell high and earn and support with job credits and tax cuts in times of need.

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    May be hoping for cheaper land but sell at same or higher price for higher profit margin?

    Quote Originally Posted by fourth
    Ha ha I agree this is kinda funny. Cheaper land will likely not translate to cheaper selling price. The developers are not losing money now anyway. Might as well let Gov sell high and earn and support with job credits and tax cuts in times of need.

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    Quote Originally Posted by Douk
    great! 1st, there is whining singaporean on rising property price then we have whining developers for subsidized land.

    LOL ... yup, this is really throwing the 'ball' back into people's court (in this case, telling the whole world tt properties r ex not becoz of developers themselves wor ... as if we wld believe)!

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    Quote Originally Posted by teddybear
    May be hoping for cheaper land but sell at same or higher price for higher profit margin?
    Same thoughts. Wonder whether there will be any prerequisite like - govt. sell at cheaper price X and developer can only sell at max. Y psf?

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    Sad to say this is a dog eats dog world. I know the garmen really well. They are releasing more land during this boom to make more money. Dont forget we need to recoup our losses in GIC and Temasek. Remember how they did with the casino lands. Let the players bid high high then watch them 'fight'. In the end, big developers like FEO will bid high and sell even higher. Even if they get the land cheap, they gonna sell it high cos they have stakes in other projects with high land cost. No way is the price going to drop unless another Lehman crisis. When you are at the end of the food chain, you have no choice but be preyed upon. Now you have been warned...

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    could it be the constant flow of people soaking up 1xxxpsf are drying up?..."developers seeking mass-mid tier" they must be aiming at HDB upgraders since HDB prices hold up so well during the down period. Mass, Mid, High they want to whack all.

    anyway cheap land or not, they will still sell at 'market price', same motto as HDB ->market based pricing .
    mmm...how low can it be, starting from 750psf?

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    Quote Originally Posted by maisonjai
    could it be the constant flow of people soaking up 1xxxpsf are drying up?..."developers seeking mass-mid tier" they must be aiming at HDB upgraders since HDB prices hold up so well during the down period. Mass, Mid, High they want to whack all.

    anyway cheap land or not, they will still sell at 'market price', same motto as HDB ->market based pricing .
    mmm...how low can it be, starting from 750psf?
    The constant flow of people "soaking up" 1xxx psf apartments are far from drying up, going by the developers' bids below ...

    Serangoon Ave 3 is the latest to join the $1,000+ psf Club!

    Lor Chuan MRT is the New Orchard MRT !!!

    Will they name it ION Lor Chuan?

    15 bids received for residential site at Serangoon Ave 3

    By Channelnewsasia.com | Posted: 07 October 2009 1900 hrs

    SINGAPORE : The Urban Redevelopment Authority (URA) received 15 bids at the close of the tender for the residential site at Serangoon Avenue 3 on Wednesday.

    The site, which was originally on the Reserve List of the Government Land Sales Programme, was launched for public tender on September 9. The 99-year leasehold site has an area of about 13,877 square metres and a maximum permissible gross floor area of 38,857 square metres.

    Intrepid Investments submitted the highest bid of S$221.2 million, followed by Tuas Hi-Tech Park at S$195.9 million and Keppel Land at S$190 million. The lowest bid of S$120 million came from Lippo Estates.

    Li Hiaw Ho, Executive Director, CBRE Research, said: "The popularity of the Serangoon Avenue 3 site is evidenced by the 15 bids that were submitted as well as their price quantum.

    "Developers are very confident of this site because it is situated next to the Lorong Chuan MRT station and is close to the Australian International School. It is also close to amenities in Serangoon Gardens and the upcoming shopping mall, nex, at Serangoon Interchange station."

    CBRE said the top bid of S$221.2 million works out to S$529 per square foot per plot ratio and is 164 per cent above the reserve price of S$83.7 million.

    "This price will likely translate into a breakeven price of about S$900 psf to S$950 psf for the future condominium project to be built on this site. Based on this breakeven estimate, the possible selling price could range from S$1,000 psf to S$1,100 psf," said Li.

    Recent caveats of nearby properties - The Chuan, a 999-year leasehold condo development, and the freehold Goldenhill Park - showed selling prices ranging from S$830 to S$1,000 psf, while those in the 99-year leasehold The Springbloom were selling at S$600 to S$700 psf.

    URA said a decision on the award of the tender for the Serangoon Avenue 3 site will be made after the bids have been evaluated.


    - CNA/al


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    Quote Originally Posted by jlrx
    The constant flow of people "soaking up" 1xxx psf apartments are far from drying up, going by the developers' bids below ...

    Serangoon Ave 3 is the latest to join the $1,000+ psf Club!

    Lor Chuan MRT is the New Orchard MRT !!!

    Will they name it ION Lor Chuan?
    15 bids received for residential site at Serangoon Ave 3

    By Channelnewsasia.com | Posted: 07 October 2009 1900 hrs

    ....................

    ....................

    CBRE said the top bid of S$221.2 million works out to S$529 per square foot per plot ratio and is 164 per cent above the reserve price of S$83.7 million.

    "This price will likely translate into a breakeven price of about S$900 psf to S$950 psf for the future condominium project to be built on this site. Based on this breakeven estimate, the possible selling price could range from S$1,000 psf to S$1,100 psf," said Li.

    ....................

    ....................
    - CNA/al
    Err ... Join $1,100+ psf Club?

    Nicholas Mak says $1,200+ psf leh.
    This $1,2xx psf is more in line with Trevista's $1,222 psf and Centro's $1,289 psf?

    So it should be $1,200+ psf Club for mass condo rite?

    Quote Originally Posted by The Business Times

    Serangoon residential site draws 15 bids
    Top bid of $221.2m comes from Intrepid Investments, a unit of Hong Leong
    The Business Times
    Thursday, 8 October 2009

    Fierce competition for residential land shows no signs of abating as 15 developers submitted bids for a 99-year-leasehold site in Serangoon Avenue 3.

    This is the highest number of bids put in for government residential land so far this year. The last three tenders had drawn 12 to 13 bids each.

    The Urban Redevelopment Authority (URA) closed the tender for the Serangoon site yesterday, and the top bid of $221.2 million or $529 psf of gross floor area (GFA) came from Intrepid Investments Pte Ltd, a unit of Hong Leong Holdings.

    Tuas Hi-Tech Park Pte Ltd, a Far East Organization unit, came in second with a bid of $195.9 million or $468 psf of GFA. The highest offer was some 13% more than this.

    The top bids for the site markedly surpassed property consultants’ predictions – they had expected the numbers to fall closer to $400-$450 psf of GFA.

    Other developers which put up offers for the site include Keppel Land, Frasers Centrepoint, Times Properties and Sim Lian Land.

    The lowest bid came from Lippo Estates, at $120 million or $287 psf of GFA. The spread between the top and bottom bids was around 84%.

    The results show that ‘market sentiments are still very positive’, says Colliers International research and advisory director Tay Huey Ying. They also reflect the attractiveness of the site, she adds.

    The plot is next to Lorong Chuan MRT Station and is close to several schools including Australian International School. It is also near Serangoon Gardens and the CTE.

    CB Richard Ellis Research executive director Li Hiaw Ho believes the site’s breakeven cost will be around $900-$950 psf. This works out to a selling price of some $1,000-$1,100 psf.

    Ngee Ann Polytechnic real estate lecturer Nicholas Mak expects the breakeven cost to reach $950-$990 psf, translating to a selling price of $1,100-$1,200 psf.

    Near the site, a 99-year-leasehold condominium, The Springbloom, has seen transactions priced from $633-$706 psf, going by caveats lodged since August.

    The Serangoon area is an established residential estate and tends to draw families which would need larger apartments. But some market watchers predict that Hong Leong may work more small units into its project to achieve the estimated selling prices.

    Also, the site’s proximity to the MRT station may draw some single professionals or potential landlords who would not mind smaller units, they say.

    This is the second government residential land tender to close since the authorities announced several measures to cool the property market last month. There was also aggressive bidding at the previous tender for a residential and commercial plot at the corner of Yio Chu Kang Road and Seletar Road. Twelve bids came in, and the top bid was 35% more than the second.

    The Real Estate Developers’ Association of Singapore said last week that it is in talks with URA to seek an increase in the supply of affordable sites outside ‘hotspots’.

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    Quote Originally Posted by jlrx
    The constant flow of people "soaking up" 1xxx psf apartments are far from drying up, going by the developers' bids below ...

    unbelieveable...got mrt & shopping automatically $1k< for OCR. This could only means Novena area can cheong even higher. It makes Kovan Res seems like a bargain.

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    Quote Originally Posted by jlrx
    The constant flow of people "soaking up" 1xxx psf apartments are far from drying up, going by the developers' bids below ...

    Serangoon Ave 3 is the latest to join the $1,000+ psf Club!

    Lor Chuan MRT is the New Orchard MRT !!!

    Will they name it ION Lor Chuan?
    Quote Originally Posted by Reporter
    Err ... Join $1,100+ psf Club?

    Nicholas Mak says $1,200+ psf leh.
    This $1,2xx psf is more in line with Trevista's $1,222 psf and Centro's $1,289 psf?

    So it should be $1,200+ psf Club for mass condo rite?
    Hey jlrx, your Mass-Condo $1,200+ psf Club is not exclusive at all leh!

    It looks like any tom, dick and harry can simply join.

    We have Trevista, Centro and Serangoon previously.
    Now Trees have also joined. Somemore a Hundred of them.

    Why no barrier to entry?

    Quote Originally Posted by URA
    Private Residential Units Sold in the Month of September 2009

    Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
    Hundred Trees .. OCR ........ 327 .......................... 327 ............................ 1,219 ............. 941 ............... 683

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    The Mass Condo $1,200+ psf Club may have no barrier to entry.

    However, there seems to be a barrier blocking some from entering the Mickey Mouse Club.

    Quote Originally Posted by H88

    Ho Bee slams tiny studios; URA monitoring situation
    H88
    Thursday, 15 October 2009, 17:14


    Singapore recently saw its smallest apartment ever at [email protected] It was 258 sqft in size.

    With some developers recently banking on tiny units to fuel property sales in a recession, some are alarmed that Singapore's living environment might take a turn for the worse. Ho Bee Investment chairman and CEO Chua Thian Poh has stepped out to slam the concept of "mickey mouse" apartments:

    "When you buy a 200-300 sq ft unit off-plan, you may not realise how small it is. But when you see the finished product, you'll know how cramped it is. It's not very liveable. I would rather stay in Housing Board flats."

    Ho Bee Executive director Ong Chong Hua also added,

    "Those who do shoebox apartments will tell you there's a rental market for such units. But if I'm a single expat, assuming I want to live in this kind of shoebox apartment development, then I must also consider the profile of the people who'll be my neighbours. I think it is only natural to assume they'll not be the normal neighbours you would expect in a typical housing development."

    It was noted recently in two of our articles, that Ho Bee is walking the talk and bucking the "mickey mouse" trend in two of its recent developments. Recent Ho Bee developments Trilight and Parvis at Holland Hill offer apartments that are very generous when it comes to living space.

    An analyst even warned that developments with such units could be troublesome in future:

    "If 'normal' tenants like expatriates, foreign students and Singaporean yuppies do not wish to live in such small units, shoebox unit owners may push their properties to those who prefer shorter-term usage, including those in 'hourly-rate businesses'."

    Interestingly, The Business Times has noted that URA has recently rejected applications involving apartments below 300 sqft.
    "We have observed that some developers have been building smaller apartment units...URA will continue to monitor private housing development trends and ensure that our planning guidelines stay relevant in providing a quality living environment for our residents." - URA


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