Singapore Property Outlook 2014

Market Outlook 2014Challenges and opportunities What to look out for in the year ahead

Table of Contents 02

Preface 03

Glossary of Terms 04

Executive Summary 05

2013 The year in review 06

- Cooling Measures and the reduction

in property demand 07

- Transaction volumes take a dip 11

-Thefluctuatingnatureofprices 16

-WhyExecutiveCondoswerehighlysoughtafter 20

-Thevitalrolethatinterestratesplayed22

-Housingsupplysettoincrease25

-Propertyseekersweighin28

Forecast And now in 2014 32

-MoreHDBBTOsToomuchofagoodthing33

-HDBResaleMarketWhatgoesupmustcomedown37

-WherearedemandandpricesintheECMarketheaded41

-ThePrivatePropertyrollercoastercontinues47

-TheGuruViewforthe201453

Japan Follow the big boys 57

Why Thailand deserves a second look 59

UK Look outside London 61

Malaysia in 2014 Still a property hotspot or fading star 62

Galloping ahead into the New Year 64

About Us 68

Disclaimer 69

Credits 70

Table of Contents

PrefaceGreetings And a warm welcome to property enthusiasts everywhere

WeareverypleasedtoannouncethelaunchofThePropertyGuru Market Outlook 2014 eBook

ASingaporefirstthisbookistheculminationofouruniqueleadershippositioninpropertylistingsanexpansiveagentnetworkdeveloperpartnershipsndashaswellasrichconsumerandinvestorrelationships

LeveraginghighqualitygovernmentdataanditsownuniqueinformationPropertyGuruestablishedaDataAnalyticsDivisionwithasimpleobjectivetomakenewpropertyanalysisandinsightsavailableforpropertybuyerssellersinvestorsndashandforthosesimplywishingtounderstandthevalueoftheirownhomesorwherethemarketisheadingin2014

Thisdocumentanalysesandreflectsonthepropertymarketin2013andusesthisinformationtoprojectlikelypricingsupplyandpropertydemandndashandvaluetrendsin2014Italsoincludesindustryexpertopinionstoprovideacomprehensiveandrounded view

Youmayalsobeinterestedtolearnaboutthechangingpropertysentimentrecommendationsforthetoppropertypicksin2014ortheoutlookformortgageratesWhile2013provedtobeapivotalyearfortheSingaporemarketitsetpropertyvaluetrendsinplacethatarevitaltounderstandin2014

CoolingmeasurestheeffectoftransactionvolumesonthemarketaccesstocompetitivemortgagefinancendashwhatallthesewillmeanforpropertychoicesandthepricesthatpeoplecanexpectarepartofthecompletemarketpicturethatthiseBookrepresents

Ourhopeisthatyoursquollfindtheinformationusefulinterestingandinformativein2014-whicheverpartofthepropertycycleyoumoveintoNaturallywealwayswelcomeandencourageyourfeedbackAndremembertovisitPropertyGurucomsgtolearnmoreaboutspecificpropertiesmarketsandbreakingnews

Thankyou-andwewishyouthoughtfulandinformativereading

Steve MelhuishCo-FounderandChiefExecutiveOfficerPropertyGuru Group

Glossary of Terms ABSD Additional Buyers Stamp Duty

BTO Build-to-order

CCR Core Central Region

COV Cash over valuation

ECs Executive condominiums

HDB Housing Development Board

MAS MonetaryAuthorityofSingapore

MOP Minimum Occupation Period

MSR Mortgage Servicing Ratio

OCR Outside Central Region

PRs Permanent residents

psf persquarefoot

RCR RestofCentralRegion

e-SERS SelectiveEn-blocRedevelopmentScheme

TDSR TotalDebtServicingRatio

Executive Summary

uThecoolingmeasureshadtheirintendedeffectofreducing

demandndashslowingactivityandtransactionvolumesthenslowly

softeningprices

uThemeasureswerereflectedindecliningQ1andQ2volumes

followedbyatypicallageffectndashdecliningpricesinQ3ampQ4

2014 WiLL rEFLECT ThE MArKET TrENDS BEGUN iN 2013

uHDBsareexpectedtoseean8-11percentdeclineinpricesandadrop

inthenumberofpropertiestransactedby15-20percent

uPrivatenon-landedpropertiesareforecasttodropbyalesser6-8

percent and will also see reduced transaction volumes

uIn2014overallpropertysupplywillincreasestronglyndashbutthis

supplywillfocusonspecificpropertytypessuchasHDBsand

Executive Condos (ECs)

uOverthenextthreeyearsECswillexperiencealargeincreasein

supplyfrom2013levelsMuchofthiswillbein2015and2016

however2014isexpectedtoseealleviatedpsfpricepressurendash

duealsototheremovalofthefavouredpolicystatusofECs

WhAT DOES ThiS MEAN FOr YOU

uFirst-homebuyerswillbeprovidedwithmorechoicein2014

due to the commitment to increase supply dramatically and

existing developer plans to supply more ECs

u Upgraders may increasingly adopt a more relaxed wait-and-see

approachtothemarketasnewsupplydecliningpricesand

coolingmeasuresreducedemand-andpricessoften

uInvestorsareexpectedtobemoreselectiveinSingapore

astheperceptionofthemarketbeinglsquofullypricedrsquondashand

attractiveoverseasoptionsndashremovetheurgencytopurchase

2013wasapivotalyearfortheSingaporeanpropertymarketdisplaying

acharacteristicrelationshipbetweendecliningtransactionvolumesand

laterpricedeclines

PropertyGuru Market Outlook 2014 6

LastyearsawfundamentalchangesinSingaporersquospropertymarketwhich

havelaidthegroundworkforthemarketwecanexpecttoseeduring2014

Ofparticularimportanceduring2013were

u Government cooling measures

u Declining property transactions

u Average time to transact property increased

u Propertypricespeakedthendeclined

uInterestratesbottomingout

u ImmigrationPopulationgrowth

uIncreasedpropertysupply

uSentimentsaboutpropertyaffordabilityslowlyshiftingfromless

to more positive

2013The year in review

Eachofthesedevelopmentsimpactedthemarketinturnandwillcontinue

toaffectthemarketwellinto2014Thisreportlooksatthesefactors

separatelyandwhattheymeanforthemarketItalsoconsidersthelikely

consequencesndashandofferstheGuruViewonthemarketandwhatcanbe

expectedfortheremainderof2014

2013R E V I E W

coolingmeasuresand the reduction in property demand

e 2013 can otherwise be known

as the ldquoYear of New Regulationsrdquo for the local

property market New regulations were introduced

with the aim to reduce demand and rising prices in

key property segments Herersquos a look back at how

the newly introduced government measures have

affected property seekers and the market overall

Cooling measures and the reduction in property demand

n The double threat of Total Debt Servicing Ratio (TDSR) and reduction of maximum loan tenure Introduction of the TDSR framework would mean a

property buyerrsquos total repayment obligations cannot

exceed 60 percent of hisher income This coupled with a

shorter monthly repayment period of up to 30 years for

bank loans severely limits the upgraderrsquosinvestorrsquos access

to capital and the total amount that heshe is allowed

to borrow

n Reduction of MSR to 30 percent for HDB loans This measure reduces the debt leverage in the HDB

market which drives prices higher Hence this new

restriction reduces demand and subdues prices for HDBs

n Rise in ABSD by 7 percent for purchase of more than one property This is a larger tax on purchasing more property reducing

demand and price pressures However transaction

volumes remained high after its introduction indicating

that it was a relatively weak measure for cooling the

market

n 3-year bar period on the purchase of HDB resale flats This measure discourages a large portion of PRs from participating in the market for resale HDBs

thereby reducing demand and upward pressure on prices for that segment

n Rise in Additional Buyers Stamp Duty (ABSD) for PRs by 5-7 percent for purchase of first or subsequent properties Another measure to reduce demand and the pressure on prices by making purchases more

expensive for PRs who make up about 10 percent of the total population in Singapore

n PRs who own a flat are disallowed from subletting the whole flat This measure removes incentive for PRs to lsquobuy-for-rentrsquo thereby reducing overall demand and

upward pressure on prices

n PRs must sell their HDB flats within six months of purchasing a private property This puts more resale HDBs on the market for sale thereby increasing their supply providing more

choice for Singaporeans and placing downward pressure on prices

z upgraderslocal investor

n Reduction of maximum loan tenure to 25 years for Housing Development Board (HDB) flats Shorter time period means prospective first-time home buyers need to meet higher

repayments each month

n Reduction of the Mortgage Servicing Ratio (MSR) to 30 percent for HDB loans Restricting the maximum amount of mortgage debt reduces demand in the market and

creates a safety margin for the borrower should mortgage rates increase

z First-time home buyers

z permanent residents (prs) and Foreigners

T his section can be summarised in two words demand reduction

Through these measures the governmentrsquos objective was to deliberately slow the market and also manage the price growth of certain property types Combined they have reduced the total mortgage debt in the market ndash or the leverage in the industry ndash by

The measures have curtailed property demand by reducing the individualrsquos access to new finance to purchase property This in turn has reduced the demand for property where the measures have been targeted

One immediate effect of these measures was to extend the time taken to sell property in the market Effectively this helped turn a sellersrsquo market into a buyersrsquo market More choices were available to those buyers that remained in the market

There was also less time pressure on the purchase improving the negotiating position for the buyer who is prepared to wait for the right property at the right price

Later sections in this report look at reduced demand and what that means for the market in 2014 a

2013 was the year where the government made strategic decisions to reduce the price inflationofHDBsandECsandtolimitthepurchaseofcondosbyforeigners

n Measuring debt ratios across both mortgage servicing and the total debt carried

n Calculating ratios at a higher industry-wide standard interest rate of 35 percent

n Altering these rules depending on how many properties are owned

n Targeting some buyer groups such as PRs and foreigners more than others

n Targeting specifically the HDB and EC segments

Source PropertyGuru Consumer Sentiment Survey

TransacTionVolumestake a dip

2013R E V I E W

T ransaction volumes are critical but often overlooked when measuring and forecasting trends in a property market In 2013 the declining trend in transaction volumes provided

just such a lsquoforward indicatorrsquo with volumes serving as a key market driver for prices in 2014

Put simply transaction volume trends usually precede and drive price trends Typically there is also a lag of around six months for this to occur This happens in most property markets around the world

When all other factors are stable transaction volumes can be a very reliable predictor of price growth or fall ndash and so volume serves as a very simple and extremely powerful forward view of expected price trends for the coming year

Perhaps this relationship is best illustrated by example for instance Hong Kong - Singaporersquos sister economy

HONG KONG An example of the relationship between transaction volume and price

Hong Kong has provided an arguably extreme but instructive example of the relationship between transaction volumes and future prices

Transaction volumes take a dip

This is useful when looking at the transaction volumes in Singapore in 2013 ndash and their likely effects going forward

In Hong Kong volumes declined significantly in mid-2013 Only some seven months later ndash in January 2014 ndash there was a double digit market price decline

Interestingly by the middle of 2013 journalists were already confident enough ndash based on the transaction data ndash to suggest that the drop in transaction volumes signalled significant price declines to follow

There are three relevant points for Singapore to note from this n The relationship between volume and pricing is a universal feature of property markets it is very likely that Singapore prices will be affected by the same relationships in 2014 n The relationship is solid enough for commentators to use it confidently as a price predictor n The lsquolag effectrsquo between volume and price changes is consistent and in a range typically of between five to nine months

HDB Resale Transaction Volumes in 2013

Looking first at HDB resales we see a distinct downward trend in volumes from Q3 2012 Over the course of 2013 transaction volumes continued to decline steadily

Again the relationship between transaction volume and price is clearly visible with prices peaking some nine months after volumes peaked Prices then begin to decline in response to the earlier falling transaction volumes The nine-month lag period is very evident

The significant transaction volume declines in 2013 of approximately 8 percent in Q4 2012 will continue to influence the prices of HDB properties at least well into Q3 of 2014

Condo Transaction Volumes in 2013

The chart below shows the total volume of transactions in the private market These are plotted against the Singapore property price index

Q1 2013 saw a decline in volumes from previous years Corresponding prices peaked in Q3 of 2013 ndash thus following the same pattern However the decline in volumes was not significant until the second half of 2013 As such the corresponding decline in prices was also only slight in the last quarter of the year

At the same time it is price that affects upgraders the most given the spate of cooling measures imposed on the market Therefore some upgraders may choose to play the waiting game and defer purchases until market forces dictate that prices drop even further - or when upcoming launches offer more attractive entry prices to offset the downside risks in property purchasing

The two weak quarters of Q3 and Q4 2013 strongly suggest renewed and much stronger downward pressure on prices in the first half of 2014

Source Housing Development Board (HDB)

Transactions have experienced a significant dip of about 58 percent since the middle of 2013 at least partly as a result of market sentiment turning cautious and the inability to actually borrow sufficient amounts to buy These effects have followed the announcement of tighter Monetary Authority of Singapore (MAS) financing regulations namely TDSR and MSR in late June and their earlier ABSD changes

Whatrsquos interesting is that not only have these measures resulted in consecutive quarters of decline in transactions in Q3 and Q4 but they have also caused total volume to return to 2008 levels in the condo market

Watch video Industry analysts share their inisghts into how the CCR RCR and OCR regions fared in 2013

(Alice Tan Associate Director amp Head of Consultancy and Research Knight Frank Alan Cheong Senior Director Savills Christine Li Head Research amp Consultancy OrangeTee)

Source Urban Redevelopment Authority (URA)

Condo Transaction Volumes - By Area

Condo transaction volumes in 2013 did not match the record number of transactions seen in 2012 They declined some 386 percent ndash reflecting weakening buyer sentiments for private properties in part due to MAS regulations

However the drop in transactions differs from region to region The transactions in the Core Central Region (CCR) trended down the most severely registering an average of a 40 percent decrease quarter-on-quarter

Of particular note for the regions in 2013 n In Q2 2013 the Rest of Central Region (RCR) and Outside Central Region (OCR) regions grew transaction volumes by a healthy 44 percent and 18 percent respectively from the previous quarter ndash despite the introduction of the ABSD However the new TDSR and MSR in the second half of the year curtailed these volumes n In the RCR property seekers purchased a total of 2062 units in Q3 and Q4 2013 combined being half the level of a year prior While down significantly these volumes were a better result than those recorded by the CR and OCR n Despite most buying activity occurring in the OCR the area saw transactions decline from 4673 units to 3105 units between Q2

and Q3 2013 ndash and further drop to around 1430 by Q4 This made the volumes in Q4 just 30 percent (approximately) of the level they were six months prior n The CCR and the OCR regions recorded the largest percentage decline in volume from the peak in 2012 and through 2013 n Despite transaction volume ratios that would indicate that the OCR will experience the worst pricing pressures many analysts are expecting this effect to be offset largely by significant new demand in this area a

The FlucTuaTing nature of prices

2013R E V I E W

T he declining transaction volumes of the last two quarters of 2013 finally drove down price levels in Q4 Until Q3 2013 prices continued to defy gravity as the gap between prices

and their supporting volumes grew larger

From the previous sections we recognise that this is a text book market response to declining volumes where prices can remain elevated for two or more quarters before plateauing and then declining

The predictable relationship between volume and price

Many factors influence the lsquotime laggedrsquo relationship between volumes and prices However one of the strongest is also one of the simplest It is also the most constant in any property marketplace in the world It is human behaviour

Humans have an entirely understandable and common tendency to hold on to their properties rather than to accept lower offers They typically do this for many months as the offers dry up before reluctantly accepting lower offers ndash and recognising in turn that the market has moved

The fluctuating nature of prices

This behaviour helps explain why during the period of declining transaction volumes the average time it takes to sell a property also increases

Expanding time on market and declining transaction volumes are forward indicators of coming softness in prices ndash and usually go hand in hand Significantly both were apparent in the Singapore market in the latter half of 2013

During 2013 the Singaporean market behaved very predictably in response to the financing restrictions and corresponding transaction declines This augers well for predicting trends in 2014

Reading the 2013 data we can confidently expect to see further downward pressure on prices into 2014 ndash providing other factors remain stable Despite the fact that many other micro and macro factors can influence prices these forces will need to be particularly strong now to offset the well-entrenched price decline process that has been set in play by the declining transaction volumes of late 2013

2013 Price Outcomes HDBs VS Condos

From the chart below both property types saw price declines in 2013 However HDBs led the way ahead of condos From earlier sections we also recognise that the earlier price declines of HDBs were preceded by earlier transaction volume declines

By Q3 the HDB market had begun to sag under the new cooling measures ndash aimed specifically at curtailing the availability of mortgage credit to the market and placing other restrictions on purchasers However it was not until Q4 led by the mild declines in volumes that were seen in Q1 2013 that the condo market began to correct

These pricing forces were accompanied by the first of the new supply coming online - and some mild reductions in the rates of population growth Additionally restrictions governing the purchase of HDB resale properties by Singapore PRs introduced in August played a role in reducing effective demand for HDBs ndash and also contributed to their faster price declines

The largest contributing factors in 2013 were the new purchasing restrictions and the implementation of the MSR TDSR and ABSD policy changes These effectively reduced both the eligibility of individuals for new mortgage debt and increased the purchasing costs at the same time

Source Urban Redevelopment Authority (URA) Housing Development Board (HDB)

Locality-based fluctuations in the Condo market

In 2013 the price changes and transaction volume of condos varied between regions Below we compare the CCR the OCR and RCR

The CCR registered a decline of 21 percent while prices in the RCR and OCR increased by 03 percent and 68 percent respectively

Significantly the CCR registered a price fall across the last three quarters of 2013 This fall also coincided with the introduction of the ABSD in Q1 which saw higher taxes on second and subsequent properties imposed on a majority of potential buyers including high-net worth individuals and foreigners

The downward trend of luxury properties appeared to be further exacerbated with the TDSR changes introduced in late June These resulted in a price fall of 22 percent by Q4 2013 a rate of decline that was seven times larger than the 03 percent decline in the previous quarter

The RCR region also witnessed price declines for the first time since Q1 2012 This was after the TDSR came into effect However unlike the CCR the RCR maintained positive market activity throughout 2013 This was spurred by the launch of units that were competitively priced at the level of affordability that buyers were comfortable with

The OCR continued to be the fastest growing market segment which contributed much to the increase in the overall private property price index In spite of a decline of 09 percent in Q4 2013 the first after almost two years the rate of price growth for the OCR in 2013 was 20 percent higher than the levels in 2012 - which registered only a 54 percent rise a

why execuTiVe condos were highly sought after

2013R E V I E W

Why executive condos were highly sought after

A report compiled by PropertyGuru found that the market value of fully and partially privatised ECs grew strongly in 2013

Examples from the report n Unit prices at Eastvale in Pasir Ris the first EC in Singapore increased from $454 per square foot (psf) in September 1996 to $909 psf by November 2013 This translates to a rise of 100 percent n Two partially privatised ECs also located in Pasir Ris - The Esparis and Whitewater - showed higher growth of 130 percent and 140 percent respectively In January 2002 the Esparis had a psf of $370 and reached $859 psf by November 2013 n Similarly prices at Whitewater which was completed in 2005 increased to $883 psf in December 2013 from an initial price of $362 psf in December 2002

These very strong 2013 price increases provide clear evidence to suggest why the government has elected to increase the supply of ECs in the market by an average of 330 percent over the next three years compared to 2013

Demand for ECs contributed strongly to rapid price growth

In 2013 the top ECs were concentrated in certain districts particularly in the developing areas of the west and the central areas of Ang Mo Kio and Bishan As detailed in the chart below we can see that for example in the case of Bishan Loft and Nuovo the values of these

specific properties are valued at approximately 150 percent of the average psf of private properties within the same district District 20

This chart indicates that some ECs in 2013 exhibited high psf growth and now command very high psfs

The scarcity of ECs in certain localities has enabled some to command higher psfs than the average private district psf However the age of the property psfs needs to be considered when making a determination A strong EC supply increased ndash and the policy changes that remove the EC-favoured status are expected to rectify some of the price inbalance going forward in 2014 a

Source Urban Redevelopment Authority (URA) PropertyGuru Analysis

The ViTalrole that interest rates played

2013R E V I E W

E xamination of the 2013 market requires an investigation of the important role that interest rates and the cost of capital have on the property sector

The interest rate ndash and the outlook for interest rates ndash represents the effective and expected cost of servicing the mortgage debt In 2013 the cost of servicing a mortgage remained at near record lows

The Singapore Interbank Offered Rate or SIBOR is set by the Association of Banks in Singapore Mortgage rates are effectively set by the base SIBOR rate plus a bank margin

The majority of mortgage debt in Singapore is variable ndash and where fixed it is fixed for a maximum period of five years This is significant as other countries allow longer periods of fixed term mortgages The US for example typically has 30-year fixed loans

Combined with the high personal debt levels carried by property buyers in Singapore the very high percentage of Singaporeans on variable mortgage rates makes the property market highly susceptible to changes in interest rates

As at 2013 the interest rate environment remained very accommodative being directly influenced by the bond buying (QE) of the US Federal Reserve Singapore effectively has its ultra-low interest rate environment driven by the US

The vital role that interest rates played

Though ultra-low rates were a primary driver in the 2013 market they cannot necessarily be assumed to remain as positive for the market during 2014

The chart below looks in more detail at the most recent rate influences on the market in 2013

Source Monetary Authority of Singapore (MAS)

The three-month SIBOR rate has fallen from approximately 18 percent in Q3Q4 2008 to the historically low values at present This most recent behaviour is uncharacteristically stable given that SIBOR rates have displayed much volatility over the past 25 years

The ultra benign interest rate environment over the last five years has increased the capacity of consumers and investors to borrow large sums cheaply This has allowed Singaporersquos property markets to flourish after the global market correction in 2009 ndash and for the very strong market to continue into 2013

ACCESS TO fiNANCE iN 2013

In 2013 the access to finance or the amount that people could borrow was curtailed by cooling measures This was a simple and efficient effort by the government to reduce effective property demand

Property sectors that attract the highest proportion of mortgage debt to finance the purchase were hit hardest by the measures

The sector that was especially susceptible to the cooling measures and showed the biggest correction was the HDB resale market a

While PropertyGuru does not see an imminent

reversiontothehistoricalinterestratemeanof

around3percentitdoesseeaslowtightening

processoccurringduringthecourseof2014

Howeverowingtothenascentrecoveryofthe

USeconomyweexpectthatrateswillriseonly

at a slow pace over the coming years

While this will not provide an additional stimulus

tothemarketndashasitdidin2013-itwillalsonot

beasignificantdragonthemarketInsummary

theinterestrateenvironmentof2013isexpected

tocontinueinto2014withonlyagradualrisendash

andwithaveragemortgageratesfinishingthe

yearbeneath225percent

Howeverthereducedaccesstofinancethrough

cooling measures is expected to continue to

beadragonpricesThesegovernmentmacro-

prudential policy measures remain the only

effectivefinancialinstrumenttheSingapore

government has to alleviate rising property

pricesIntroductionoftheTDSRframeworkis

recognitionofthisItwasagame-changerinthe

marketin2013andunlikelytoberelaxedin2014

housingsuPPlYset to increase

2013R E V I E W

I n a recent government report Singaporersquos population is said to have risen by 16 percent between 2012 and 2013 the slowest growth rate in the past nine years This brings sev-

eral implications for public policy one of them being the supply of sufficient housing

Looking at the charts below we can see how the demographic composition of Singaporersquos population has changed in the last five years What it tells us is that while the overall population has increased to 54 million since 2008 some groups ndash Singapore Citizens PRs and non-residents ndash have grown at different rates

Between 2008 and 2013 the Singaporean citizen population climbed by 44 percent to more than 331 million much slower as compared to the growth rate in the number of PRs and non-residents which grew 8 percent and 284 percent respectively In total this illustrates that over time the pool of Singapore Citizens has declined as a proportion of the total population dropping from initially 68 percent to 61 percent now On the other hand PR figures remained stable at 10 percent and non-residents rose slightly to 29 percent by 2013

Non-residents typically rent so their increasing proportion has driven increased demand for rental properties This in turn has created demand for the investor segment with yields of between 3 to 35 percent

Housing supply set to increase

Concurrently borrowing costs have remained typically around 15 percent to 2 percent This has created a yield spread of around 15 percent ndash being the difference between the two Therefore an investor could typically borrow at 16 percent acquire a property and then rent it out for up to 35 percent ndash creating an obvious incentive to invest in property

Source Department of Statistics Singapore

This has fuelled increased demand for property in 2013 which was not curtailed until the second half of the year when cooling measures fully impacted the market

Based on the assumption that all population sub-groups continue to follow their growth trajectories closely we can well expect more than 129000 more non-residents and PRs to enter the market by 2015

On a side note what also needs to be stressed is that although Singapore Citizens will exhibit slower growth when compared to the other two groups there will still be sufficient demand in absolute terms for places to stay in 2015 especially for HDB Built-to-order units (BTOs)

iNCREASED PROPERTy SuPPLy

To cope with these population changes the Singapore government through the Ministry of National Development has outlined plans to launch more than 200000 new properties by 2016 with a mix of HDBs ECs and private condominiums

What is key here is the composition of that new supply As illustrated in the graph below the Singapore governmentrsquos focus is centred on redressing the imbalance away from private property and towards providing affordable public housing

Increasing the supply of any property type will if all other factors are stable lead to downward pressure on prices The majority of

this new supply will come over the next three years New supply in 2013 alleviated some upward pricing pressures in the private condo market ndash a sector which saw supply increase from 9000 units to more than 15000 units ndash over the course of the year This was a 75 percent increase in supply over the previous year and so contributed to the decline in prices in the latter half of 2013

While the absolute number of all property types will continue to rise they are going to increase at different rates ndash with the biggest supply effects felt in the HDB and EC markets a

Source Ministry of National Development (MND)

ProPerTY seekersweigh in

2013R E V I E W

S ince the property boom in 2012 there have been widespread questions raised about the affordability of housing as fervent buying activity drove prices across all property types Moving

into 2014 lingering concerns surrounding overpriced properties con-tinued to weigh down public sentiments

This can be seen from the Property Affordability Index the quarterly benchmark for property affordability in Singapore The chart below takes into account survey measurements for overall satisfaction future

price perceptions and intention to purchase property as well as per-ceived government effort

We can see that public opinion deteriorated sharply at the height of the property cycle from Q2 2012 to Q1 2013 with the index dipping from 112 to 80

A reading below 100 the baseline index indicates a less affordable outlook for property

Government intervention was thus inevitable with successive rounds of cooling measures being implemented in an attempt to mitigate the sustained increase in transaction numbers Singaporeans were and still are generally supportive of the governmentrsquos actions in influencing real estate demand and supply

This is indicated by the upswing in the index for the first time in nine months from mid-2013 onwards By the end of Q4 2013 property seekers were becoming more optimistic about affordability in the property market with the index hitting a record high of 120 - a stark contrast to a year ago when sentiments were at their lowest ebb

Property seekers weigh in

CERTAiNTy OVER NO iNCREASES iN PROPERTy PRiCES

Further indicative of the public being bullish about the property market is the expectation that prices will not experience a rise in the next six months Data from the survey suggests that there is a strong inverse correlation between affordability and price increases perceptions of property affordability will dip as more people anticipate prices to continue to climb and vice versa

Following this logic we see from the graph below that the drop in perceived affordability of property mentioned earlier ndash from Q3 2012 to Q1 2013 ndash corresponds with the increase in respondents foreseeing

a prolonged rise in prices during the same period This is illustrated in a decrease in the percentage of respondents from 54 percent to 30 percent who felt that there will be no growth in property prices

A precursor for more measures to temper the active market ABSD set the stage for a reversal in expectations of price increase trends More respondents slowly began to feel that little or no further price rise would occur from Q2 2013 onwards

What is most startling is the significant jump of 17 percent between Q3 and Q4 2013 This highlighted stronger public confidence that prices would not continue to increase in the months ahead and into the start of 2014

A casual explanation for this occurrence points towards the strength of the TDSR framework After coming into effect late-June 2013 it slashed the quantum of private property units sold - particularly in the CCR and RCR

On the HDB resale front TDSR together with the contraction of the MSR on HDB loans to 30 percent also helped to control this market segment by softening and shifting demand from larger to smaller flats As price estimates for both non-landed private property and HDB resale units began to trend downwards so too did overall perceptions on price stability

PRuDENCE BEfORE PuRCHASiNG PROPERTy

While the respondents polled painted a rosier outlook for the local property market in 2014 - as compared to 2013 - home buyers are still staying on the sidelines to assess and evaluate how the market is going to fare as we move forward into 2014

Despite prices coming down and property affordability gaining ground as many as three out of five respondents highlighted that they would not be keen on purchasing a new or another residential unit within the next six months

In fact as seen in the chart below property purchase intent has been declining over time with only 14 percent showing interest in purchasing property at the end of 2013 Of respondents who indicated that they are willing to buy a new property half are upgraders who wish to buy non-landed private property

What are the reasons behind more home buyers adopting a more selective approach towards property purchasing

On the one hand it can be said that TDSR has limited the purchasing power of upgraders to finance further investment in private property thereby curtailing their demand temporarily

On the other hand it is the behavioural nature of home buyers ndash sitting on the fence and studying the market before diving into a costly decision ndash which may affect them in the long term a

2014And now to

WithsomuchuncertaintyintheSingaporepropertymarketmanypeopleareasking

uWhethernowistherighttimetobuyortherighttimetosell

uWhereisthemarketheadingandwhatkindofpricecorrectionifanycanbeexpected

uAreHDBresalesagoodoptionorshouldIbeconsideringECs

uOverseaspropertylooksverytemptingbutwhereshouldIbelooking

PropertyGuruwillanswertheseandotherquestionsandalsorevealplacesndashbothlocaland

overseasndashthatyoumightwanttoconsiderforyournextpropertypurchase

e The decision to raise the release of new

BTO units at an average of more than 32000 units

per year until 2016 have some predicting a looming

public housing oversupply Should this be a cause for

concern

more hdB BTos Too much of a good thing

At a glance

v Based on our projections of slowdown in population growth and lower number of BTO applicants a potential oversupply issue might occur in 2016

v Analysts believe this may not be the case as the government will monitor the situation closely while rolling out new supply

2014FORECAST

T he Singapore government has been determined to ensure that first-home buyers are able to realise their dream of pro-curing an HDB unit to call their own - at an affordable price

To a large extent they have succeeded in doing so

In an effort to address the issue the government has been committed to constructing over 90000 HDB BTOs till 2016 This injection of new supply is an increase of 50 percent - as compared to the number of units which were released for sale in the last three years However in spite of the good intentions behind the announcement there is a real risk of oversupply in the HDB BTO residential market - as a consequence of the slow population growth of Singapore Citizens Currently the Singapore Citizen population increased at its slowest pace in nine years reaching more than 33 million in 2013 up 065 percent from 329 million the year before

If we were to plot the population growth rate against the proposed number of HDB BTOs planned to be built we will see from the chart below that by 2016 there is a possibility that the supply of housing will outstrip the total number of Singapore Citizens as a whole This slowdown in population growth could lead to higher vacancy rates placing a strain on public resources

Application rates from first-time buyers for new BTO flats taking a tumble - from 24 in January 2013 to 13 in November - also suggest that demand itself is already slowly being rectified Does this coupled with more than 28000 HDB units planned for completion in 2014 alone signal that there is a real danger that the HDB market is heading for a supply glut

More HDB BTOs Too much of a good thing

According to analysts this scenario is unlikely to occur

Getty Goh Director of real estate research firm Ascendant Assets said ldquoEven though 28000+ flats due to be completed in 2014 may seem like a large number if we take a long-term view the demand for housing will be spread out - given the fact that the government is trying to increase the overall population figure to 69 million by 2030rdquo

Alan Cheong Head of Research for Savills added ldquoNew BTO flats are likely to be almost all taken up in the next few years to cover the backlog of demand Most of these will go towards newly-formed families therefore the seemingly large number of BTO flats expected for completion in 2014 and the near future is not a worrying issuerdquo

Source Ministry of National Development Department of Statistics Singapore PropertyGuru Analysis

Citing alternative measures the government can take to alleviate concerns of oversupply Christine Li Head of Research and Consultancy for Orange Tee mentioned ldquoThe government can simply accelerate the Selective En-bloc Redevelopment Scheme (e-SERS) and demolish more flats in the event that there is a riskrdquo

ldquoAs public housing is mainly for owner occupation it comes with a Minimum Occupation Period (MOP) to prohibit its sale until the buyer occupies it over a certain number of years The government can have the option to extend the MOP further if an oversupply is imminentrdquo she said

SHOuLD wE BE wORRiED

The government will pay close attention to both the demand and supply of public housing implementing strategies to tackle the delicate act of balancing the two By virtue of their commitment towards building more BTOs we have seen that the government has begun taking steps to address the short-term deficit of residential units over the course of the next few years

In the same vein should these additional units prove to be more than the market needs the government can always recalculate the total supply to provide or tweak a variety of HDB measures to stabilise the market This is already evident from Minister Khaw Boon Wanrsquos recent mention of cutting back on the construction of larger three- or more bedroom HDB units by about 18 percent in response to fewer applicants

- Getty Goh Director of Real Estate Research Ascendant Assets

Unlike private properties

it is always the governmentrsquos

intent that HDB flats are for

accommodation as well as long-term

asset accumulation This means that

prices and supply of HDB flats will

be appropriately managed to remain

steady in the long run

MORE fOR SiNGLES iN THE CiTy Together with plans to reduce the supply of BTO units for newly married couples and families the government looks set to ramp up the number of two-room flats in non-mature estates from previous estimates of 2600 to 5000 units in 2014 This will aim to re-distribute the allocation of resources from where demand is comparatively weaker (young families) towards a demographic with a higher number of applications which will likely remain in the double digits in 2014

Goh said ldquoThis is a political decision made by the government to cater to another demographic of Singaporeans who wish to own a home In the bigger scheme of things this policy is not going to have any significant impact on the HDB market as there are more than 900000 HDB units in total and 2500 units make up less than 05 percent of the overall HDB stockrdquo

ldquoWhile singles could consider buying resale HDB units in the past prices of resale flats have gone up significantly in the last few years and many singles are presently finding it a challenge to afford something from the resale market Hence allowing them to buy directly from HDB is a timely move as it addresses the housing aspirations of this specific group of peoplerdquo he quipped

Li added ldquoThe new ruling allowing singles to purchase two-room (BTO) flats provides those who cannot afford a resale flat a chance to purchase a home While the intention is to look after the needs of those who have been previously side-lined the government might also want to strike a balance between providing singles with more housing and encouraging Singaporeans to start a familyrdquo a

e Transaction and price falls in 2013 set the

stage for a soft landing in the HDB resale market

We investigate why this is the case

hdB resale markeT What goes up must come down

At a glance

2014FORECAST

v The government has managed to subdue the HDB resale market with transactions Cash over valuations (COVs) and prices of resale flats appearing to continue on a downward trend

v Key factors that contributed to this decline include the restrictions placed on purchase by PRs and their ownership of resale units as well as the new TDSR and MSR policies

M illion-dollar HDB units are now relatively rare with resale prices taking a tumble following the introduction of cooling measures particularly the cap of 30 percent for

MSR and a 25-year limit for HDB mortgage loans

In addition the government reiterated its stance on providing affordable housing to all by ramping up the supply of BTO flats With low or even no COVs becoming a common occurrence now a soft landing for the HDB resale market appears imminent

PREDiCTiONS Of fuRTHER DECLiNES

On the back of HDB estimates indicating resale prices falling 13 percent in Q4 2013 the major news story in 2014 is likely to be an even quieter year for the resale market with prices expected to spiral downwards even further

ldquoAlthough overall the resale price index dipped by 04 percent the large dip in prices in Q4 sets the stage for prices in this segment to drop by between 5 to 8 percent in 2014rdquo said Mohamed Ismail Chief Executive Officer of Singapore real estate agency PropNex Realty

Transaction volume figures will follow a similar trend to 2013 which saw one of the lowest in years at around 17200 to 18500 resale transactions ndash compared to more than 24000 to 37000 over the last five years

On one hand this is due to more home buyers adopting a cautious approach in the market However it can also be attributed to new regulations stipulating that newly-minted PRs will have to wait three years before they can purchase a resale flat As a result purchasing of resale units by PR households fell by half at an average of 176 units per month in contrast to an average of 323 units per month prior to the introduction of the new ruling

Commenting on the effects of the restrictions Nicholas Mak Research Head at SLP International Property Consultants said ldquoBased on preliminary figures from HDB the drop in demand from PRs will continue to affect the resale market by reducing overall demand by about 10 percent during 2014rdquo

However while activity is expected to be muted in the first half of 2014 both demand and buying activity might pick up in the latter part of the year - a reaction to falling prices as more buyers are enticed by more affordable choices in the market a

HDB resale market What goes up must come down

places oF interest Areas home buyers should consider

In lieu of falling HDB resale prices and COVs we have pinpointed several areas that may be attractive options for a first time home buyer or upgrader wishing to purchase a four- or five-room resale flat in 2014

On the whole COVs will continue to fall across all HDB areas in 2014 Punggol currently comes out top in terms of lowest COVs for the more popular four- and five-room units This is a result of drastic falls in both quarter-on-quarter and yearly prices

TOWNCURRENT

MEDIAN COV

CHANGE (compared to last quarter)

CHANGE (compared to start of year)

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

Bukit Panjang$13000 -4800

-5667 (Woodlands)

-4800 (Pasir Panjang)

TOp 3 AREAs WITH THE lOWEsT MEDIAN COV 4-ROOM flATs (As Of Q3 2013)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOp 3 AREAs WITH THE lOWEsT MEDIAN COV

5-ROOM flATs (As Of Q3 2013)

In this regard Punggol will be attractive to price-conscious buyers in 2014 However in the longer term it will prove to be even more sought-after with the development of the area into a Waterfront Town for the 21st Century under the Punggol 21 initiative

The Northern areas of Woodlands and Sembawang also offer a similar story

At a median COV of $13000 for a four-room flat as well as $15000 and $11500 respectively for a five-room flat Woodlands and Sembawang are good buys - especially for upgraders who are strapped for cash due to TDSR These areas also show a lot of potential for capital appreciation in the next 10-12 years following the development of the Woodlands Regional Centre

Interestingly the top three locations with the lowest median prices for resale flats all belong in the northern part of Singapore ranging from $404000 to $426000 for a four-room flat and $473000 to $515000 for a five-room flat

One reason for Yishun Sembawang and Woodlands to be consistently demonstrating lower demand and hence lower transaction prices is the longer travel distances to the city However if we were to look at the bigger picture these areas present great opportunities for first-time home buyers and upgraders to consider in 2014 When new amenities transportation networks and recreational facilities are constructed in the near future high returns on investment can be expected a

TOp 3 AREAs WITH THE lOWEsT MEDIAN REsAlE pRICE

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOp 3 AREAs WITH THE lOWEsT MEDIAN REsAlE pRICE 5-ROOM flATs (As Of Q3 2013)

TOWNCURRENT MEDIAN

REsAlE pRICE

CHANGE (compared to last

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

e The recent EC measures have put a damper on

market sentiments that may last well into 2014

where are demand and prices in the EC Market headed

At a glance

2014FORECAST

v A 30 percent cap on the MSR will largely influence buying patterns of the upgrader segment potentially causing demand and transaction volumes to decline

v Taking into account the prospect of lower buyer activity developers are expected to respond with greater prudence in their pricing strategies

E xecutive condominiums are a public-private housing hybrid designed to meet the housing needs of the lsquosandwich classesrsquo This group of home buyers aspire to live in private homes but

cannot afford such property due to skyrocketing prices They are also unable to buy HDB flats due to their above average income

ECs bridge this gap by granting the prospect of luxury living made affordable through financial assistance from government schemes It is therefore not surprising that ECs have become increasingly popular over the last two years subsequently causing prices to rise strongly

uPGRADERS fEELiNG THE HEAT

With ECs showing much promise in 2013 does it mean that we will see demand further escalating for this type of property in 2014

Some analysts expect this is not likely given the recent EC cooling measures imposed

According to Thomas Tan Principal Trainer at Real Centre Network ldquoAs everyone knows ECs are generally priced lower than private condominiums hence they are attractive options and a good step forward for upgraders to realise that goal

Where are demand and prices in the EC Marcket headed

ldquoIn my view the EC market might remain an active one in 2014 because of this difference in price however potential buyers will take stronger note of the MSR of 30 percent - which will severely affect affordability and could prevent them from purchasing their desired units rdquo he said

Upgraders ndash those who wish to sell their pre-existing HDB units for an EC ndash will be the most severely affected especially so if they have existing debt payments This is because in addition to the TDSR this buyer segment will need to factor in the 30 percent cap on MSR for mortgage loans which previously applied only to buyers of resale and BTO flats

What this means for upgraders with lower incomes is that they either have to fork out more cash upfront for their purchase or simply search for cheaper alternatives in the market potentially lowering the number of purchases and therefore transaction volumes for ECs

ldquoThe new EC measures will mean that there could potentially be a drastic drop of 50 percent in purchasing power which will severely dent an upgraderrsquos aspirations Upgraders may find that some EC units currently available for sale above $1 million will be beyond their budget as the loan quantum required from them is much higherrdquo said Mohamed Ismail Chief Executive Officer of Singapore real estate agency PropNex Realty

Developers paying closer attention to the EC market

Ismail suggested that developers will remain cautious as they are already reeling from the effects of inflation a tight labour market and rising construction costs

That together with increasing competition in the market and the reduced purchasing power of the upgrader segment means that there could be more aggressive bidding wars for upcoming EC tenders By the same token developers with existing land sites for such projects may be severely affected if they submitted high bids

ldquoThe aim of the EC cooling measures is to equalise the playing field between public housing and ECs mdash prompting developers to adjust their land bid prices accordingly by taking into account the potential buyersrsquo purchasing ability The likelihood is that developers may build smaller units so that overall quantum remains affordable for buyers This will result in a compromise between price and size of living spacerdquo Ismail added

ldquoSubsequent EC land bids will be keenly watched to see if the new measures will bring down the number of bids per site andor affect the quantum of the winning bids ndash given the strong offers for recent state tenders and the continued healthy take-up rate for ECsrdquo

ldquoAlso 2014 may see more developers including foreign players eyeing and possibly entering the EC segment given that mid- to high-end private properties are now also seeing a slowdown after the impact of successive rounds of cooling measuresrdquo he noted

- Mohamed Ismail CEO of PropNex Realty

With the new Cooling Measures EC developers must adjust their land bid prices accordingly to take into account the potential buyerrsquos purchasing ability

Watch video Insights into how the EC market will fare in 2014

(Thomas Tan Principal Trainer Real Centre Network)

HDB upgraders should expect the next batch of EC supply to hit the market only in August 2014 at the earliest

No more than five EC launches are slated for release in 2014 to keep in line with the governmentrsquos aim of maintaining supply for this unique property segment

Three projects to be launched will be located in the North-Eastern region of Sengkang and Punggol followed by one each in Woodlands and Jurong West

It will be interesting to see how the two ECs launched in Sengkang and Punggol will fare District 19 shows much promise because of major developments such as the Punggol 21 initiative However much prudence should be exercised when deciding whether investing in an EC in this area will be a wise choice Given that there are already six ECs slated for construction in Punggol and three in Sengkang the addition of three more in the area might bring fierce competition for capital gains in the long term a

Which areas should we look at in 2014

Watch video Why do ECs in Punggol continue to be popular options

(Keith Cheong Head of Research and Analytics PropertyGuru Group)

The PriVaTe ProPerTY roller coaster continuese Buying activity for non-landed private residential

properties is expected to be muted in 2014 with cooling

measures continuing to scale down the robust growth

seen in recent years We examine why this is the case

and analyse which areas will still attract demand over the

coming months

At a glance

2014FORECAST

v All regions will see a decline in demand for private property with the OCR seeing the majority of sales transactions due to the lower price quantum for properties there

v Buyers are influenced by attractive pricing and location before determining their private property choices

v In 2014 developers will most likely move towards the construction of smaller units to cater to the shrinking purchasing power of home buyers

B uying patterns in 2014 are set to echo those of 2013 with capital values of new luxury homes in the CCR continuing to soften due to the effects of the ABSD TDSR and MSR inhib-

iting transaction volumes The number of local and overseas high net worth buyers entering the high-end market will still remain low with some opting to look elsewhere in the region for more affordable op-tions

Based on the news of 23 sites announced on confirmed and reserved lists of the 1H 2014 Government Land Sales programme 21 are earmarked for future development into private residential units with the OCR accounting for more than 62 percent followed by 31 percent allocated to the RCR Only one site is gazetted as a white site in the CCR

A LuKEwARM RESPONSE fROM PROPERTy BuyERS

With the majority of the sites allocated for development located in the OCR (mass market) we can anticipate more supply of affordable pri-vate homes to be built in these areas However in light of the restric-tions to secure more loans prospective upgraders and investors will remain selective in their purchases - at least until mid-2014

There will still be domestic demand though but as always pricing is key

Moving forward into 2014 Mohamed Ismail the Chief Executive Officer of Singapore Real Estate agency PropNex Realty said ldquoIt was the attractive pricing that set the tone for the sale of recent new launches and it gives the strongest signal for developers to sensitively price their new launches to attain high take-upsrdquo

The private property roller coaster continues

Watch video Industry analysts share their thoughts on the factors that buyers take into consideration before making a property purchase

His sentiments were shared by other analysts such as Alice Tan Associate Director and Head of Consultancy and Research Knight Frank who added ldquoPrice is the biggest consideration for property seekers right now as they are constrained by the amount of loans they can take under the TDSR frameworkrdquo

ldquoProjects which are value for money and have price points that potential home buyers are comfortable with will likely be a good draw To be well-received an ideal price range that developers should price a private residential unit at will have to be between $1 million and $13 million especially if they want to attract the interest of middle- to upper middle-income buyersrdquo she added

But thatrsquos not all Location also plays an important role in determining success

Alan Cheong Senior Director at Savills said ldquoThere is an observation that buyers traditionally come from or live within areas near the vicinity of a new project launch and I believe that this behaviour will continue well into 2014 and even into 2015rdquo

Tan added ldquoHome buyers will be searching for projects in locations which have positive attributes such as being fairly well-connected via public transport and close to retail amenities or up-and-coming growth areas They would then weigh these factors with their launch prices before making a decisive choicerdquo

DEVELOPERS BECOMiNG MORE CAuTiOuS

Savvy developers keen to tap into opportunities will only build what they know they can sell and ultimately appropriate pricing strategies in the weeks prior to any launch will drive sales volumes

Watch video Industry analysts give their opinions on trends which we will see happening in the property market in 2014

(Alan Cheong Senior Director Savills Christine Li Head Research amp Consultancy OrangeTee Alice Tan Associate Director amp Head of Consultancy and Research Knight Frank)

As such developers will be careful when bidding for the new GLS sites in view of the reduced purchasing power of property seekers

At the same time in lieu of the projected lacklustre demand in 2014 developers will have to be prudent in their judgement when marketing their new launches to gain public favour That said they will have to work harder to maintain the tight balancing act of managing profit margins with costs incurred from constructing sufficient units within a limited land space

One way developers will be aiming to meet these objectives is through the creation of smaller units Working within the land area available developers have the opportunity to build more small units that can be competitively priced to potential upgraders

ldquoA definite trend that we will see more often in 2014 is the launch of smaller units typically compact three-bedroom units priced slightly below $1 million This will become a norm going forwardrdquo said Christine Li Head of Research and Consultancy for OrangeTee

ldquoSmall units comprising three bedrooms with an average of 800-1000 sq ft in size will still see a steady demand because of price quantum considerationsrdquo she added

Watch video Hear which districts analysts think will shine in 2014

(Christine Li Head Research amp Consultancy OrangeTee Alice Tan Associate Director amp Head of Consultancy and Research Knight Frank Alan Cheong Senior Director Savills)

District 25 woodlands Admiralty

Woodlands and Admiralty are expected to attract much interest in the next few years In line with the Urban Redevelopment Authorityrsquos (URA) draft Master Plan the district will house the creation of the Woodlands Regional Centre as well as provide an integral transport hub not only within the island but also between the mainland and Malaysia

z Key upcoming developments

n North Coast Innovation Corridor catering for small and medium enterprise (SME) business linked with Seletar Regional Centres and the

Learning CorridorCreative Clusters at Punggol

n More than 100ha of land around Woodlands MRT dedicated for commercial and residential use

n Better connectivity between Woodlands North MRT station in Singapore and Tanjung Puteri station in Johor Bahru with the Rapid Transit

System (RTS) by 201819 Transport to Kuala LumpurPenang via the High-Speed Rail (HSR) is expected to cut travel time to Malaysian cities

to a mere 90 minutes

n Woodlands MRT station will serve as an interchange connecting the North-South Line with the new Thomson Line

n Completion of the North-South Expressway (NSE) by 2020 slicing travel time to the city centre by 30 percent

PRiVATE PROPERTy HOTSPOTS iN THE OCR Blazing the trail in 2014

If you are thinking of purchasing a private property in 2014 here are some suggestions in the OCR that you might want to consider ndash based on their greater capital appreciation potential in the future

District 19 Punggol Sengkang Hougang

Punggol is earmarked to become Singaporersquos largest housing estate twice the size of Ang Mo Kio today and estimated to have its population grow to 100000 households by 2030 Punggol together with Sengkang holds prospect for increased buyer activity as these areas continue to develop into a vibrant new town

District 22 Jurong Lake District

A major regional centre in the west Jurong Lake district promises to become even livelier with the decision to transform the area into a hub incorporating a mix of commercial leisure and residential spaces for work and play a

n Extension of The North-East Line extending into the New Punggol Downtown represented by seven distinctive districts that are connected by lsquorsquogreen fingersrsquorsquo linking residents to the waterfrontn Seletar Aerospace Park located nearby provides employment opportunities to residents in the neighbouring regions of Sengkang amp Punggol

n Dubbed as Singaporersquos biggest lakeside destination for business and pleasure the district will bring new opportunities for amenities such as office buildings hospitals hotels and moren The creation of Jurong Gateway or what will otherwise be known as the next commercial hub for doing business - the biggest outside of the Central Business Districtn Lakeside area to undergo a facelift to offer a waterfront playground with retail and entertainment amenities close to nature

The guru Viewfor 2014

At a glance

2014FORECAST

v HDBs are expected to see an 8-11 percent decline in prices and a drop in the number of properties transacted by 15-20 percent

v Private non-landed properties are forecast to drop by a lesser 6-8 percent and will also see reduced transaction volumes

v ECs will experience a large (330 percent) increase in supply from 2013 levels in the next three years Much of this will be in 2015 and 2016 however 2014 is expected to see alleviated psf price pressure ndash due also to the removal of the favoured policy status of ECs

T he combination of 2013 market and trend data customer sentiment data overseas market comparisons the views and data of our industry partners - and micro and macro

market forces has allowed PropertyGuru to confidently project what the 2014 property market is likely to have in store

HDB 2014 TRANSACTiON VOLuME amp PRiCE fORECAST

The Guru View of HDBs in 2014 is formed on the basis of several assumptions These are n That the cooling measures will be maintained throughout 2014 n That the cooling measures target the HDB segment particularly n That the declining transaction volume trend is likely to trend lower before finding a floor n That supply of HDB new housing in 2014 will be double that of 2013 n That mortgage rates will rise only marginally by 025 percent but as the market is particularly interest rate-sensitive this small change will have an effect n That there will not be any new strong sources of indigenous HDB demand and that the number of Singapore Citizens as a percentage of the total population will continue to slowly decline

Basedontheseassumptionsfor2014theGuru View is nAn8-11percentdeclineinpricesofHDB nA15-20percentdeclineintransactionvolumesfollowingonfromtheexistingtrendthatbeganinQ3of2013

The Guru View for 2014

Source Housing Development Board (HDB) PropertyGuru Analysis

PRiVATE 2014 TRANSACTiON VOLuME AND PRiCE fORECAST

The Guru View on private transaction volumes is that they are likely to continue to correct down to approximately 3000 per quarter in the first half of the year before recovering moderately at the end the year to approximately 4000 transactions per quarter

The primary factors that are considered to drive this are n Cooling measures that are likely to remain in place limiting the ability to gain finance n A slight forecasted increase in interest rates (approximately 025 percent) driven primarily out of the trend in the US 30-year bond market which has doubled its yield in the last six months

n A near 20000 increase in private property supply compared to 2013 equal to a 33 percent increase n An increasing recognition of alternative markets in the region representing value

This represents an initial decline of some 33 percent on the Q4 volumes of 2013 ndash but ending the year just 11 percent down on the last quarter of 2014 - with the anticipation of some bargain hunting and buying in Q4

Source Urban Redevelopment Authority (URA) PropertyGuru AnalysisIntheprivatesectorpricingtrendtheGuruViewisthattherewillbeafurtherdeteriora-tionofsome6-8percentbyyearendfromQ4in2013

Thisisexpectedtobedrivenprimarilyby n Thecontinuedsoftnessinvolumetransactionsasabove nTheincreasedchoiceandavailabilityofnewunitsfroma33percentsupply increase nAslightworseninginfinanceavailabilityandthecostoffinancewitha25percent rate increase nThemaintenanceofthecoolingmeasuresndashandexpectationthattheywillremainfor2014 nExternalmacroeconomicfactorslikelytoshiftcapitaloutofAsianmarketsand Asian investments

iNTEREST RATES 2014 fORECAST

As noted earlier Singaporean rates are largely inherited from overseas ndash specifically the US Therefore to estimate the future path of Singapore mortgage rates one must look to the likely scenario for rates in the US

The expected scenario for average mortgage rates in Singapore in 2014 is that they increase marginally by 025 percent

This assessment is made on the following factors n The US 30-year bond yield is trending up ndash and has doubled in the last six months n There has recently been an increased and stated commitment by the US Federal Reserve to wind back or taper their extraordinary bond purchase programme (QE) within the first six months of 2014 ndash and that this programme has artificially suppressed some bond yields to date n Local banks are expected to increase their mortgage margins - as a recent downgrading by an international ratings agency in 2013 high lighted their low margins as a risk factor a

In its Emerging Trends in Real Estate Asia Pacific 2014 report published by PricewaterhouseCoopers (PwC) and the Urban Land Institute Tokyo re-emerged as the number one choice for more than 250 industry professionals working in developer private equity and real estate firms around the region

Choo Eng Beng Partner and Real Estate Leader PwC Singapore said ldquoThe generally positive outlook for many markets throughout the Asia Pacific region is highlighted by the re-emergence of Japan After a five-year absence from dominating the financial league tables Japan is rebounding as a favoured market for investment and development

The country is one of the largest beneficiaries of capital flows from other regions within Asia notes the report Its increasing popularity is attributed to the governmentrsquos massive economic stimulus plan which

Review of 2013Overseas

Japan Follow the big boys

has resulted in a flurry of property purchases in anticipation of rapidly rising prices

In addition to Tokyo being singled out as Top Investment Market for 2014 after the introduction of economic reforms secondary cities including Osaka Fukuoka and Sapporo are fast gaining investor appeal as well Transaction volumes picked up significantly in 2013 with buying expecting to continue in 2014

With the Japanese economy on the fast track for recovery and growth demand for residential properties among Singapore investors has grown

This is partially driven by Japanrsquos attractive terms of rental yields and price

Private property units in Singapore of around 1000 sq ft and smaller garner an estimated 3 ndash 35 percent rental yield In comparison popular apartments in Japan have the potential to obtain above 5 percent yield

Singapore home buyers and investors will have more opportunities to view Japanese real estate as the number of Japan-themed property exhibitions in the city-state is set to increase this year

Sophia Leung Senior Sales and Marketing Manager for ECG said ldquoThe Tokyo market is picking up and many buyers are looking to transact ahead of the planned consumption tax increase Whilst many Singaporeans purchase Tokyo property for capital gains there are those who buy to house their children studying in Tokyordquo

Leung added that her company plans to hold 30 Japanese property exhibitions in Singapore this year and is confident that the stability of the country together with the forthcoming 2020 Olympics will play a big part in influencing buying decisions a

The turbulent street protests in Bangkok that were flashed around the world on the front pages of newspapers will do little to boost confidence in the kingdomrsquos property markets ndash at least from an overseas buying perspective

In December Thailand was named one of the top ten most-searched countries by one of Europersquos top property portals While the protests have been largely good natured and free from significant violence anyone looking at investing in the country will certainly be having second thoughts

Many unseasoned Thailand observers may assume that periods of political instability will see a drop in the value of property Certainly therersquos no evidence that will happen as surprisingly prices actually continued to rise significantly during the street violence of 2008 and 2010

Why Thailand deserves a second look

Source Bank of Thailand

For many itrsquos also been business as usual contrary to what many in the media would have you believe

Suphin Mechuchep Managing Director of Jones Lang LaSalle (Thailand) said ldquoIn terms of our business operations JLL hasnrsquot seen much impact from the situation Our head office on Sathorn Road remains open as normalrdquo

ldquoOur residential selling and buying enquiries have remained normal The only thing we have seen is that most project owners are postponing their high-cost marketing campaigns until the situation has been resolvedrdquo

The reason why property prices in Thailand will not be impacted by any short- or even medium-term period of political instability is that Thais ndash who make up at least 90 percent of property buyers in Thailand ndash will continue to buy The foreign-buying market will suffer ndash it did in the past and it will again ndash but itrsquos just a small although until recently growing part of Thailandrsquos property sector Many developers especially those listed on the Stock Exchange of Thailand have already announced a reduction in new projects for the forthcoming year so any decline in buyers may well already be factored into the equation

For those who understand Thailand they will know that this is the way that Thais do things Many will not be put off investing in property in Thailand ndash even given the uncertain short-term future

Ultimately the kingdom offers great value for property investors and is a genuinely nice place to live With prices generally 20 percent of those in Singapore on a like-for-like basis the kingdom is still worthy of close attention from overseas property buyers and investors a

The United Kingdom has been a perennial favourite with Singaporeans so much so that in 2012 they were joint leading overseas buyers of off-plan projects in central London Whilst the latest data has yet to be published therersquos no doubt that there has been little decline in Singaporeansrsquo love of London

What wersquore likely to see in 2014 and to a certain extent itrsquos already started is a move away from zones one and two Why Quite simply the answer is price London has become extremely expensive and investors who have their minds set on buying in the United Kingdom are being forced to buy further away from the centre of the capital Even other parts of the country have been attracting interest from Singaporeans for the first time in 2013 and that trend will continue this year

One spanner in the works for pure investors will be the April 2015 planned implementation of a foreign capital gains tax for the first time British buyers have been paying up to 28 percent and the UK

UK Look outside Londongovernment has announced it will close the loophole whereby property gains by non-UK owners remained untaxed Itrsquos still too early to tell the impact this will have on UK property purchases by overseas buyers but many market watchers expect minimal change in transaction numbers a

- Doris Tan Head of Overseas Residential Sales JLL Singapore

I think 2014 will be an interesting year as Singaporeans will continue to look abroad for investments and London

will be their top choice now as a new tax law will deter investors from buying - when itrsquos implemented in 2015 Therefore I think 2014 will be a good year to invest in

London And those who purchased a number of London properties may want to consider selling before 2015

Malaysiarsquos property sector was one of the best performing sectors in 2013 and looks set to be closely watched this year

In a bid to curb the robust growth and increasing prices in Malaysiarsquos property market The Malaysia 2014 Budget announced in October 2013 by the countryrsquos Prime Minister and Minister of Finance Datuk Seri Najib Tun Razak saw significant changes made to property purchases especially among overseas buyers Of these policies two stand out for those seeking to invest in the country One is the raising of the minimum price of property that can be purchased by overseas buyers to RM1 million from the previous RM500000 The other is pegging of the Real Property Gains Tax (RPGT) for non-Citizens at 30 percent on the gains from properties sold within five years and five percent for subsequent years thereafter

At the same time property developers will be prohibited from implementing projects that have features of the Developer Interest Bearing Scheme (DIBS) to prevent them from incorporating interest rates on loans into house prices during the construction period This will prohibit financial institutions from providing final funding for projects involved in the DIBS scheme

MEASuRES BRiNG uNCERTAiNTiES fOR fOREiGN iNVESTORS

These policies are expected to slow Malaysiarsquos property market with a decline in the level of home sales in the short term Given that Singaporeans came top of the list of overseas buyers in Malaysia prior to the introduction of the cooling measures the bulk of this drop in transactions can be attributed to reactions by Singaporean investors to the measures come January 2014

Malaysia in 2014 Still a property hotspot or fading star

ldquoDemand and interest will wane in the next six months or so as Singaporeans are adopting a wait-and-see approach on how the new measures will affect themrdquo said Khalil Adis Founder and Property Journalist of Khalil Adis Consultancy

ldquoThis will cause buyers to stay away from the market until the Malaysian government releases further details on how these measures will be implementedrdquo

This could spell trouble for properties in popular regions such as Iskandar where some analysts have already noted a slowing down of demand in the past few months With waning interest anticipated a price correction is likely to occur within the next six months after the new RPGT rate was implemented on 1 January

As Khalil mentioned ldquoIskandar (in Johor) will be the most affected We are already seeing a significant drop in interest for new launches - unlike a year ago when buyers were flocking to snap up units in the regionrdquo

ldquoHowever we are going to see property launches in Medini zone continuing to be popular in 2014 because it is the only place in Malaysia where foreigners can enjoy a tax break and buy below RM1 million without paying the RPGTrdquo

OTHER REGiONS SHOw PROSPECT

On the brighter side despite the buying outlook for residential property in Johor expected to be subdued in 2014 prospects in other

regions in Malaysia look set to flourish For example Kuala Lumpur will see a lot more commercial projects being offered due to the Malaysian governmentrsquos efforts in ramping up supply for more office and retail spaces

In addition according to MP Data a Malaysian real estate business intelligence company the Klang Valley - with its prime locations such as Mont Kiara Bangsar and Damansara Heights will continue to remain popular as many foreign investors tend to value the capital appreciation of the high-end residential properties located in these areas

Penang will be another location worth paying attention to because of the strong interest from foreign investors that the state continues to attract - particularly for high-end projects in good locations This is due to potential buyers being accustomed to Penangrsquos own RM1 million minimum purchase price for condos enacted two years ago

ldquoMalaysia will still be an attractive location for property investment in 2014 but investors must take a long-term investment horizon This is because Malaysian properties remain relatively affordable compared to properties in Singapore driven by the weakening RM against the Singapore dollarrdquo

ldquoAlso Malaysia continues to be one of the few countries that allows foreigners to own freehold properties an incentive for Singaporeans who wish to procure more affordable residences outside of the city-staterdquo Khalil concluded a

With 2014 being the year of the Horse we ask Master Lynn Yap Singaporersquos Feng Shui Queen to give a glimpse into how we should place our bets in 2014

GallopinG ahead into the New Year

Review of 2013Lifestyle

what will the year of the Horse bring for property investments

From the feng shui point of view the Horse year will focus on three main areas such as emotion infectious illnesses and property matters

It is known as a ldquoJia Wurdquo year meaning that the first half of the lunar year has ldquoyang woodrdquo while the later half has ldquoyin firerdquo

This will be ldquovery challengingrdquo for property as it is predominantly a strong fire year with no ldquowaterrdquo element ldquoWaterrdquo elements are very important when it comes to auspicious property investments

Since the earth will be very dry property which is an ldquoearthrdquo element will see prices start to fall sharply in the first half of the year

Although it is a Horse year and the Horse typically signifies galloping it will be a year where property prices will gallop downwards Those in the property business like property agents and bankers will be busy trying to sustain and deliver on forecast projections It is important though that we remember not to whip the Horse but to gallop along with it

There can be many reasons for this sharp fall mainly due to stricter cooling measures higher interest rates and stricter loan requirements - as well as the 2014 feng shui charts

Already in the last quarter of the Snake year in 2013 we began to see property prices falling And once the Horse year officially arrives in Li Chun on 4 February 2014 we may experience a sharper fall in property prices

In the second half of the year the ldquoyin firerdquo is strong This can cause property prices to rise a fair bit and then remain stable towards the end of the year

This is because the ldquoyin firerdquo supports the ldquoearthrdquo element which represents property Therefore property prices would start to rise but not at the same rate that overall property prices will fall in the first half of 2014

Lifestyle Galloping ahead into the New Year

If there is the presence of SARS or related illnesses other infectious diseases or a big fall in the American stock market in the Horse year property prices could continue to fall sharply in the second half of the year

who will be most affected negativelypositively in a financial sense

Not a favourable year for property sellers and renters

Those planning to sell property in the lunar year 2014 will have to be prepared to make less profit from the sale as compared to years prior when the property market was on the upswing

Those planning to sell property in 2014 have to be prepared to reap less profits from the

sale as compared to previous years when the property market was on the upswing

- Master Lynn Yap Feng Shui Queen

If one waits too long into the year to sell there is a risk of losing even more

The advice is to not be too stubborn when it comes to selling a property Simply make enough and move on There will always be an opportunity to ride the property cycle but only from 2019 the Year of the Pig onwards Gains in capital appreciation will be substantial gains due to steep rises in property prices just like in 2007

The year 2014 will also not favour the rental market as rental prices will start to fall quite significantly as well However do hold on to your property even if rental income cannot cover the mortgage

The year 2014 will favour buyers

This is because falling property prices may be enticing for property buyers however like any investment buyers needs to weigh the pros and cons before making their decisions

Are there tips on how to grow wealth in 2014

Hold on to your cash This is because money is tangible in value and will not be adversely subjected to large fluctuations in the market a

Master Lynn Yap also known as Singaporersquos

Feng Shui Queen (registered mark 2000) is

a veteran practitioner of the art and science of

metaphysics

She holds a degree in Business Administration

from National University of Singapore and is no

stranger to offering advice and consultations

to different strata of society

Over the years her personal well-being has improved tremendously So too

have the lives of the many people from all walks of life who have consulted

her vast knowledge and expertise in this field

Every year Master Lynn is invited by many business practitioners and

organisations to give feng shui talks as well as deliver her predictions for

the year Currently she writes for PropertyKaisercom a property portal

on a fortnightly basis on top of her consultation work on

wwwfengshuiqueencom

She also writes a very successful blog ldquoThe Fengshui Savvy Investorrdquo at

wwwlynnyap8888blogspotcom

aboUT Master Lynn

About UsPropertyGuruisAsiarsquosleadingonlinepropertyportalgroupusedbyalmost11million

propertybuyersviewingover89millionpropertypagesandgeneratingover350000

enquiriesforrealestatedeveloperandagentadvertisersndasheverymonth

HeadquarteredinSingaporePropertyGuruwasfoundedin2006bytwoentrepreneurs

withavisiontosimplifythepropertysearchprocessandhelpbuyerssellersandinvestors

makebetterpropertydecisionsfasterTakingadvantageofAsiarsquosgrowingaffluence

propertydemandandonlineexplosionthecompanyreceiveditsfirstVCinvestment

fundingin2008andsecuredapproximately$60minvestmentin2012fromDeutsche

TelekomSouthEastAsiarsquoslargestdigitalinvestmenttodate

TheawardwinningcompanyfocusesheavilyoninnovationOverthelasttwoyearsthe

Companyhasdevelopedandlaunched16mobileapplicationsinfourcountriesandthree

languagesTheseapplicationshavereceivedoveramilliondownloadsAlmost50percent

ofPropertyGurursquosvisitsinSingaporenoworiginatefromamobiledevice

PropertyGuruwasalsothefirsttointegrateitswebsitewithsocialmediafirsttolaunch

Singaporersquosonlydedicatedpropertynewspaper-withover100000copiescirculated

island-wideeverymonthThecompanyhasalsodevelopedapropertyeventsplatform

withapproximately30showsheldannuallyacrossfourcountriesaddressing30000

potentialpropertybuyersontheground

DisclaimerThisreportandotherresearchmaterialsmaybefoundonourwebsiteatwww

propertygurucomsgQuestionsrelatedtoinformationhereinshouldbedirected

toPropertyGuruatthenumberindicatedbelowThisdocumenthasbeenprepared

byPropertyGuruforgeneralinformationonlyPropertyGurumakesnoguarantees

representationsorwarrantiesofanykindexpressedorimpliedregardingtheinformation

includingbutnotlimitedtowarrantiesofcontentaccuracyandreliability

WhilstfactshavebeenrigorouslycheckedPropertyGurudoesnottakeresponsibilityfor

anydamageorlosssufferedasaresultofanyinadvertentinaccuracywithinthisreport

Thisreportshouldnotberelieduponasabasisforenteringintotransactionswithout

seekingspecificqualifiedprofessionaladviceAnyinterestedpartyshouldundertaketheir

owninquiriesastotheaccuracyoftheinformation

PropertyGuruexcludesunequivocallyallinferredorimpliedtermsconditionsand

warrantiesarisingoutofthisdocumentandexcludesallliabilityforlossanddamages

arisingtherefrom

ThispublicationisthecopyrightedpropertyofPropertyGuruPteLtdcopy2014

Informationcontainedhereinshouldnotinwholeorpartbepublishedreproduced

orreferredtowithoutpriorapprovalAnysuchreproductionshouldbecreditedto

PropertyGuru

Creditssteve melhuishCo-Founder and Chief Executive Officer

andrew battInternational Group Editor

andrewpropertygurucomsg

adam rahmanSenior Marketing Executive

adampropertygurucomsg

romesh navaratnarajahSenior Editorromeshpropertygurucomsg

carl hampelHead of Data Business

Keith cheongHead Research and Analytics

sue ellen manaloCreative Designer

oscar vidalData Engineer

niko nyrhilaSoftware Engineer

propertyguru pte ltd51 Goldhill Plaza 11-0305

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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Table of Contents 02

Preface 03

Glossary of Terms 04

Executive Summary 05

2013 The year in review 06

- Cooling Measures and the reduction

in property demand 07

- Transaction volumes take a dip 11

-Thefluctuatingnatureofprices 16

-WhyExecutiveCondoswerehighlysoughtafter 20

-Thevitalrolethatinterestratesplayed22

-Housingsupplysettoincrease25

-Propertyseekersweighin28

Forecast And now in 2014 32

-MoreHDBBTOsToomuchofagoodthing33

-HDBResaleMarketWhatgoesupmustcomedown37

-WherearedemandandpricesintheECMarketheaded41

-ThePrivatePropertyrollercoastercontinues47

-TheGuruViewforthe201453

Japan Follow the big boys 57

Why Thailand deserves a second look 59

UK Look outside London 61

Malaysia in 2014 Still a property hotspot or fading star 62

Galloping ahead into the New Year 64

About Us 68

Disclaimer 69

Credits 70

Table of Contents

BTO Build-to-order

psf persquarefoot

Executive Summary

softeningprices

laterpricedeclines

to more positive

2013R E V I E W

to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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BTO Build-to-order

psf persquarefoot

Executive Summary

softeningprices

laterpricedeclines

to more positive

2013R E V I E W

to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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BTO Build-to-order

psf persquarefoot

Executive Summary

softeningprices

laterpricedeclines

to more positive

2013R E V I E W

to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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Executive Summary

softeningprices

laterpricedeclines

to more positive

2013R E V I E W

to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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to more positive

2013R E V I E W

to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2013R E V I E W

to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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to borrow

market

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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Page 6545 Off

Page 6646 Off

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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Page 6545 Off

Page 6646 Off

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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Page 6646 Off

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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Button 57

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Page 6646 Off

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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Button 57

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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Button 57

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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Page 92 Off

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Button 57

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Page 6545 Off

Page 6646 Off

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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Button 57

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Page 6545 Off

Page 6646 Off

2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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2013R E V I E W

2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

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2014And now to

concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

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concern

At a glance

2014FORECAST

At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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Page 92 Off

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At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

Page 81 Off

Page 92 Off

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At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

Page 81 Off

Page 92 Off

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At a glance

2014FORECAST

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

Page 81 Off

Page 92 Off

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Page 6444 Off

Page 6545 Off

Page 6646 Off

TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

Bookmark 1

Button 60

Page 6 Off

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TOWNCURRENT

MEDIAN COV

Punggol $10000 -5918 -7674

Sengkang $15000 -5000 -6104

Woodlands

-5667 (Woodlands)

TOwNCURRENT

MEDIAN COV

Punggol $8000 -7333 -7538

Sembawang $11500 -5208 -6515

Woodlands $15000 -4444 --5575

TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

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TOWNCURRENT MEDIAN

REsAlE pRICE

Yishun $404000 -300 -170

Woodlands $415000 -178 -119

Sembawang $426000 -340 -448

TOWNCURRENT MEDIAN

REsAlE pRICE

quarter)

Woodlands $473000 0 -146

Sembawang $490000 -171 -200

Yishun $515000 0 -134

At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

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At a glance

2014FORECAST

coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

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PropertyGuru

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coming months

At a glance

2014FORECAST

At a glance

2014FORECAST

metaphysics

wwwfengshuiqueencom

aboUT Master Lynn

arisingtherefrom

PropertyGuru

Singapore 308900Tel (65) 6238-5971

Fax (65) 6534-9544

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