2H2022 Upcoming New Launch Condos to Look Out For

What’s up guys, it’s Jim Tay, and today im back with my latest biannual video to talk about the upcoming new launches to look out for in 2nd half of 2022.

As usual, I’ll be giving a brief summary of the project, a positive highlight, as well as something you might want to pay extra attention to. I’ll also touch on their breakeven pricing and include my estimation of the potential selling price.

Before we dive in, a disclaimer: I am a licensed Real Estate Agent in Singapore and I can represent you to purchase any of the properties mentioned, and earn a commission.

Do get in touch if you like my work and want to support me. I’ll be very grateful.

Contact forms for each of the projects in the article below. 😊

From my previous edition of the New Launch Condos for 1H2022, I have significant ones at Ang Mo Kio Ave 1 and Tanah Merah Kechil link covered again with updated information.

Note that for most of these projects, there hasn’t been much information released yet, so I’m basing my comments from already known facts.

The New Launches I cover in this edition are as follows:

  1. Cape Royale
  2. Amo Residence (Update from Ang Mo Kio Ave 1)
  3. Lentor Modern
  4. Sceneca Residences (Update from Tanah Merah Kechil Link)
  5. Sky Eden
  6. AXA Tower
  7. Tengah EC
  8. Jalan Anak Bukit GLS by Far East
  9. Slim Barracks A & B

Keep Reading!

1. Cape Royale

First up, the launch of a truly rare development, Cape Royale.

This is one of Singapore’s few sea fronting projects.

Located at Cove Way, in Sentosa, Cape Royale sits right in front of the South China Sea.

Cape Royale Key Project Details

Project Name

Cape Royale

Developer

Ho Bee Land

District

4

TOP

2013

Total Number Of Units

302

Tenure

99 years

Unit Types

Residential

Pricing Range

From 3.5X – 5.X million , for 3 or 4 bedroom types

Facilities

Condo facilities including swimming pool, BBQ pits, gym, function rooms etc.

The project, by Ho Bee Land, was actually completed in 2013, but has been held by the developer for rental, and units are only being launched for sale now.

The preview has begun, and I was in fact there with some clients a few days ago.

Check out the magnificent views of the South China Sea.

Definitely one of the top selling points of the development.

There is a launch promotion where developers are giving an 8% discount off the list prices.

After this discount, prices start from as low as 2000+ psf.

This is less than the average launch prices of other recently launched properties on the mainland.

If you’re interested, hurry, because the sales will commence from Tuesday, 5th July.

Just make sure you pay attention to the 99y lease commencement date.

<<<<Brochures, Floor Plans and Pricing Released>>

2. AMO Residence

Next, AMO Residence, or ‘Ang Mo Kio Ave 1’, as I labelled it in my last video.

Finally, this highly anticipated development is confirmed to open it’s doors for public preview from the 9th of July.

I just attended the architect briefing and early agent preview.

As expected, the site would be positioned to maximise panoramic views towards the landed houses and across Lower Pierce Reservoir.

Being within 1km to 2 popular primary instituitions Ai Tong School and CHIJ Saint Nicholas Girls’ School is definitely a huge draw.

Amo Residence Key Project Details

Project Name

AMO Residence

Developer

United Venture Development (2021) Pte. Ltd.

(JV By UOL Group Limited, Singapore Land Group, Kheng Leong Company)

District

20

Estimated TOP

Dec 2026

Total Number Of Units

372

Tenure

99 years commencing from 30 August 2021

Site Area

12,679.4 sqm

Pricing Range

TBD

Facilities

Full Condo facilities including swimming pool, BBQ pits, tennis court, gym, function rooms etc.

AMO Residence Break Even Price

No change to the previous figure, still $1,822 psf ppr.

However I want to raise my expectation for the launch pricing.

Hot off the heels of successful launches at Piccadilly Grand and LIV@MB which averaged $2,150 psf and $2,387 respectively…

I’d expect AMO Residence to average about $2200+ per square feet as the developer seeks to continue riding the wave in a buoyant property market.

Buyers may want to pay extra attention to Lentor Modern which is launching earlier than expected.

Guocoland is planning something really special for the area and buyers may want to learn more before deciding which project is their preferred choice.

Amo residence_color

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3. Lentor Modern

Of course, next on this list is the earlier mentioned Lentor Modern.

The first launch of 2 plots owned by the same developer.

With 2 more surrounding plots open for tender now, and another 2 estimated to be available in Oct-22.

Including the other empty residential land plots, there is a potential total of 11 new projects upcoming.

Of which, Lentor Modern is the only unique mixed site.

Word on the street is Guocoland is also eyeing winning bids for the other land plots.

As one of Singapore’s most renowned developers with a strong track record of integrated developments, it is definitely an exciting future for Lentor residents.

GuocoLand Integrated Projects

Lentor Modern Key Project Details

Project Name

Lentor Modern (曲水伦庭)

Developer

GuocoLand Limited

Project Description

Proposed Residential Development Comprising

–          3 blocks of 25-storey apartments (with sky terrace in each tower) with carpark and communal facilities

–          Approx. more than 96,000sqft of shopping mall space with wide selection of retail & F&B options including; approx. 10,000sqft childcare facilities (expected to accommodate 200 children including infants) & approx. 10,000sqft supermarket

District

26

Estimated TOP

TBA (URA Expected TOP in 2026)

Total Number Of Units

605 Residential Units

Tenure

99 years from 29th July 2021

Site Area

17,279.9sqm / 185,999sqft

Pricing Range

TBD

MRT Station(s)

Direct Underground Linkway to Lentor MRT Station (TE5) Thomson-East Coast Line

Facilities

Condo facilities including swimming pool, BBQ pits, gym, function rooms etc.

Lentor Modern Break Even Price

No surprises for being an Integrated Project, Lentor Modern has a higher expected Breakeven than AMO Residence.

Consequently, I will expect it to sell at average prices of $23xx – $24xx psf.

Buyers for own stay may want to watch out for construction disturbances which may last even beyond the completion of Lentor Modern.

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4. Sceneca Residence

Another project that I expected to launch in 1H2022, Tanah Merah Kechil Link, is only launching in the 2nd half of the year.

Known as Sceneca Residence, it is, like Lentor Modern, going to be the only mixed development in the area.

Sceneca Residence Key Project Details

Project Name

Sceneca Residence

Developer

MCC Land (Singapore) Pte Ltd

Project Description

Proposed residential flats development comprising 2

blocks of 14/15-storey apartments (Total: 268 units) with

carpark and communal facilities and commercial at 1st

storey with basement at MK27 on Lot 1120N at New

–          Upper Changi Road/Tanah Merah Kechil Link

District

16

Estimated TOP

2026

Total Number Of Units

268

Tenure

99 years

Site Area

8,8880 Sqm

Pricing Range

TBD

MRT Station(s)

Directly Connected to Tanah Merah MRT

Facilities

Condo facilities including swimming pool, BBQ pits, gym, function rooms etc.

Sceneca Residence Break Even Price

$1,583 psf ppr estimated breakeven.

That’s what’s exciting.

If the project stays to my estimates last article and launches at an S$1,850 – S$1,900 psf average selling price, I would consider it attractive among comparative new launches today.

What worries me is that developers could also price above $2,000 per square feet as it seems to be an acceptable norm for launches these days.

What would you pay for the 1st Project Launch and the only Integrated Development in Tanah Merah in 5 years?

Sceneca Residence logo_2

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5. Sky Eden

At number 5, Bedok, a predominantly public housing estate will welcome only its second residential project, a mixed development, Sky Eden.

It is by Frasers Property who decided to redevelop the former Bedok Point.

With Bedok Residences the only development that was launched more than 10 years ago, Bedok Point provides much needed new supply to the area.

Sky Eden Key Project Details

Project Name

Sky Eden

Developer

Frasers Property

Property Type

Mixed Development with Commercial units on the Ground Floor

District

16

Estimated TOP

TBD

Total Number Of Units

158 + Commercial for Sale

Tenure

99 years

Site Area

1,558.67 sqm / 16,778 sqft (Source URA)

Pricing Range

TBD

MRT Station(s)

4-5 mins to Bedok MRT Station

Facilities

Condo facilities including swimming pool, BBQ pits, gym, function rooms etc.

Sky Eden Break Even Price

Being a redevelopment by the owner, there is no relevant data on the land cost and breakeven pricing.

Most likely developer will take a wait and see approach on the performance of Sceneca Residence before deciding on how much to launch at.

Are you a property owner of residential property and want to avoid paying ABSD?

Pay attention because commercial units at Sky Eden will likely be for sale.

Hopefully, this transformation will be a good turn around for the former commercial site which was said to have “poor footfall”.