Is the right time to enter Singapore’s luxury residential market?
- Should I invest in the Core Centre Region right now?
- Should I invest in Singapore’s high-end condo project?
- Will the entry price to lxuxury home be overpriced?
- Will South Beach Residences be a value investment?
- How have the luxury residential market performed since 2019?
- Have the land bid prices in high-end market increased sustainably?
- How will the collective sales in the most recent years affect the upcoming new launch development prices?
- How will the new launch luxury housing development price given quite some new residential projects in the Rest of Centre Region sell over $2,500psf?
Want to learn more? Kindly please call Sale Enquiry Hotline at (+65) 8869 9826 to contact our Developer Sale Representative today.
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South Beach Residences (风华南岸府) On The Move
1月27号：All 4-bedroom units in South Beach Residences are sold. There are left 2- and 3-bedroom apartments.
South Beach Residences | 风华南岸府| Luxury Condo in Beach Road Marina Bay-CBD Skyline
South Beach Residences is the ultra-luxury condo nestled with the iconic mega South Beach development which also comprise 653–room JW Marriott Hotel, near 500,000 sqft of Grade-A office, about 37,000 sq ft of retail space and a 29,000 sq ft private club in Beach Road, and is well-connected to Esplanade and City Hall MRT Station through under path. Jointly developed by Singapore City Developments and Malaysia IOI Group, South Beach Residences offers 190 ultra-luxury apartments including 2 to 4 bedroom and 6 penthouses and spreading from 23th to 45th storey above the JV Marriot Hotel. It’s a condo within hallmark downtown core area where you can live, work and play together at your doorstep.
Situated in the intersection of CBD and state Civic District with rich heritage, South Beach Residences residents enjoy the spectacular views across Singapore Straits, Marina Bay, Raffles Place, Orchard Road and many most iconic buildings and monuments. The location cannot be better any more. With direct connections to Esplanade MRT station and City Hall MRT interchange, South Beach Residences can seamlessly enjoy convenient access to abundant amenities of shopping, dining and entertainment in South Beach, Raffles City, Suntec City, Millenia Walk, Marina Square, Bugis Junction, Esplanade Theatres and Mall, and National Library, etc.
Inspirating the ultimate luxury living, South Beach Residences offers a lifestyle experiences that is unparalleled to any other residence. Each home is designed to maximise the sense of space, with every unit generously sized, from a 2-bedroom at 950 sqft to a 5-bedroom penthouse at 6,500 sqft. There is also floor-to-ceiling windows and panoramic balconies that open up to the stunning city skyline, revel in a luxury of space that is almost impossible to be found in the city centre.
South Beach Residences is famous for its distinctive architecture, brave and cutting-edge design with a high-tech environment-friendly micro-climatic canopy. The distinguished architecture has already won numerous property awards and brings renewed sparkle and zest to this historical precinct.
South Beach Residences | 风华南岸府 | Location and Amenities
Strategically located at the intersection of Beach Road, Bras Basah Road and Nicoll Highway, South Beach Residences proudly stands in the prime fringe of state Civic District which is open-broadly adjacent to City Hall, CBD and Marina Bay. With superb connectivity given its golden location, South Beach Residences get direct access to Esplanade MRT Stations through under path. From its elevated position, South Beach Residences residents will benefit from spectacular views across the Singapore Straits, Marina Bay, CBD, City Civic District, and Orchard, etc.
It’s an unparallel location that almost no other residence can be equal to. South Beach Residences residents can enjoy the super connectivity at its doorstep: 1) direct access to Esplanade MRT station. 2) around 400 meter away from City Hall MRT Interchange, where passengers to take 1 stop to Raffles Place and Dhoby Ghaut MRT Interchange Stations. 2 stops to Marina Bay MRT Interchange, and 3 stops to Orchard MRT Interchange Station.
For car-drivers, commuting from South Beach Residences to other part of the island is quite convenient, thanks to the surrounding Beach Road, Bras Basah Road, Nicoll Highway, etc. The luxury apartment is also near to the entrance/exit to major highways such as East Coast Parkway (ECP), Kallang Paya Lebar Expressway(KPE), Ayer Rajah Expressway(AYE), and Central Expressway (CTE). It’s a just around 5-minute drive from the Raffles Place and Marina Bay, around 10-minute drive from Orchard Road and 20-minute drive from Singapore Changi Airport.
Are the residents short of choices for shopping, dining and entertainment? South Beach Residences is close to many to many important historical, architectural and cultural landmarks in Singapore. First, integrated development South Beach, mega shopping complex Suntec City malls and Raffles City mall have already offered a variety of good options. The vicinage City Link Mall, Marina Square, Millena Walk, Esplanade Mall provide you extra -convenience for your shopping and dining needs. The famous integrated-resort Marina Bay Sands which may view out from your home balcony is just one MRT stop away. In addition, you can drive, take taxi or MRT train to go to Orchard shopping street within short minutes.
Don’t forget that South Beach Residences is in the state Civic District where there are many outdoor, cultural and recreational hallmark facilties for entertainment and to enjoy your leisure moment. The lush Esplanade Park, War Memorial Park and Padang are in the close proximity to your residence (even you can observe them from your home window). The Esplanade Theatre, National Gallery Singapore, Victoria Theatre &Concert Hall, Asian Civilisation Museum, ArtScience Museum and National Library are all within your short walking distance. For more outdoor activity, the nearby Garden By The Bay, Singapore Flyer and Singapore Sports Hub can be the excellent destinations. This is the daily life for South Beach Residences resident, but the holiday life that millions of people only desire.
Luxury life need excellent healthcare services. South Beach Residences’ unbeatable location will provide you with world-class medicine facilities. the famous Raffles Hospital and Specialist Centre are around 5-minute drive away. The Outram Medical Campus which include Singapore General Hospital, Outram Community Hospital, and a group of national medical specialist centers is just 10-minute drive or 3 MRT stops away. Health City Novena, Mount Elizabeth Hospital and Medical Centre, Paragon Medical Centre are also around 10-15 minute drive from the residence.
Are there good education resources in the vicinity of South Beach Residences? This is what school-going family concern about. Stamford Primary School, Singapore Management University (SMU), Nanyang Academy of Fine Arts (NAFA) and Lasalle College of Arts, etc. are in the close vicinity.
If South Beach Residences cannot represent the ultra-luxury living in the dynamic Downtown Core with eye-taking view of city skyline, close connect to state hallmarks, it’s difficult to find another alternative.
South Beach Residences | 风华南岸府 | Site Plan And Facilities
Enviably situated in the Downtown Core and Civic District, South Beach Residences is perfectly nestled in the transformative South Beach integrated development. The iconic South Beach, which blends for the 4 historic rich heritage buildings with two new towers, consist of 190 luxury residences – South Beach Residences, luxury Hotel – JW Marriott Singapore, restaurants and cafés – South Beach Avenue, and Grade A Office Tower.
Standing on the land size of 34,959 sqm and former Beach Road Camp, South Beach is designed by the world renowned architectural firm, Foster + Partners. The key architectural concept is to adopt an environmental design and green technology to create a distinctive, high-quality development that fits in well with Singapore’s tropical climate and urban context.
The key feature of the design are the micro-climatic canopy, high-performance glass and 10,800sqm greenery on the ground and 3,400sqm gardens within the residential tower. The unique canopy covers the open spaces, linking the conservation buildings with the two newly built towers. The canopy is engineered to maximise the ventilation, filtering out heat while converting sunlight into electricity. Its unique shape also facilitates rainwater harvesting. The canopy continues and rises skywards up the facades of the towers.
High-performance glass is used on the towers to mitigate the sun glare and provide clear view of out from the tower. The second layer of louvres shield aga
inst more direct sunlight on the East-West facings. The lush greenery planted in South Beach provide more eco-friendly environment to work in harmony with nature. Being built sustainable urban living with its multitude of clever green technologies, South Beach has been honoured with prestigious FIABCI Singapore Awards and Green Mark platinum Awards.
South Beach Residences rises from level 22 to 45 atop the luxury JW Marriot Hotel which boasts 634 rooms and suites, five exciting restaurants and bars; Grade-A office building is the residential sister tower where hold a dynamic business hub. The conservative NCO Club is an entertainment and lifestyle venue to discover the fine wine and dine concepts and the signature Spa by JW Marriot. South Beach Avenue will bring you the a series of restaurants &cafes, and retail spaces as well.
Besides the masterpiece of each unit, a luxury home overlooking city skyline is manifested by its communal facilities which you explore them on level 22 and 32. High above the city, the two verdant Sky Gardens offer retreat and recreation. To restore mind and body, head to Level 22. Take it easy with a relaxing soak in the jacuzzi or challenge yourself in the lap pool.
Work out in air-conditioned comfort at the indoor gymnasium or sweat it out at outdoor fitness zone. Then unwind with a rejuvenating session at the steam room. At your disposal, the elegantly appointed function room comes with an adjoining kitchenette. Enjoy an intimate dining experience with a private chef or if the mood takes you, feel free to exercise your culinary creativity and treat your guests with an unforgettable meal.
Up at the Sky Garden on Level 32, spectacular views of the city form a dramatic backdrop for all your activities. Entertain in style at the gourmet pantry, the perfect venue for all sorts of celebrations, from cosy gatherings to the grandest of parties. For those who prefer spending quality time with family, you will find fun for all ages here. Bonds over books in the reading room, or lose your inhibitions and join the children as they gambol around the playgrounds and play pool.
Your prestige and living exclusivity is further enhanced by the signature residential services. Well versed in the finer points of hospitality, the residential hosts are on hand to provide seamless assistance from organising a private soiree, securing restaurant reservations. to help with transport arrangements or laundry housekeeping.
Located in the Civic District, South Beach Residences enjoys a coveted address that place Singapore’s historical, architectural and cultural heritage and views the stunning city skyline at your doorstep. Living in the sky above the luxury hotel, it’s the home that many dreams but only privileged to few.
South Beach Residences | 风华南岸府 | Floor Plans and Layouts
In the prestigious address of Downtown Core area, South Beach Residences provides only 190 luxury apartments which are rare to find in the city. Residents get choice from 2-, 3- and 4-bedroom suites to sprawling penthouses. South Beach Residences is inspired by the spaciousness rarely found in the city, the unit size vary from 90 sqm to 535 sqm. Blurring the line between your home and the horizon, double-height floor-to-ceiling windows let in the panoramic views, while a generously sized balcony adds to the vastness. Inside, exquisite finishing and designer appliances create an abode worthy of the most discerning.
From sophisticated furnishes and fittings to top-of-the-line designer appliance, no detail is overlooked to create an abode worthy of the most discerning. Those with a penchant for cooking will appreciate the fully equipped Bulthaup kitchen outfitting with elegant appliances for Miele. In the penthouses, the ultimate in fine living is yours to savour with luxurious touches such as Sub-Zero.
The bath rooms are equipped with Duravit tab tub, basin & sanitary ware, and Keuco shower set. Toto sanitary ware are used for 4-bedroom and above. Res Italia wardrobes are built in the bedrooms. On your return home, a state-of-the-art biometric access system with fingerprint recognition puts your mind at ease so you can relax and luxuriate in the comforts provided.
Let’s go to the floor plans for different types of apartments.
2-bedroom floor plans
3-bedroom floor plans
4-bedroom floor plans
South Beach Residences | 风华南岸府 | Marina Bay CBD Residential Market
South Beach Residences (风华南岸府) is in the coveted Civic District enclave in Downtown Core of of Core Centre Region (CCR). CCR region is down the ages famous for its many clusters of upscale private condominiums and apartments. The CCR residential market is also the most luxurious house segment where many properties sell at the most premium prices, for example, easily across $3,000psf.
Singapore private home market has entered the new uptrend cycle after the soar of land bid from both Collective Sales from developers and Government Land Sales (GLS) Programme during the period from 2016 to 2018. According to the URA reported in January 2020, Singapore private home prices rose 2.7% in 2019, as compared with the 7.9% increase in 2018. In 2019, new private residential property sales by developers increased 12.7 per cent to 9,912 units too.
There is a genuine, underlying demand for the private home. The increase in new sales transactions and growth in overall prices indicate the resilience of private residential property. In 2020, Market watchers expect the market trends to be similar to 2019, given that market fundamentals remain unchanged: interest rates are expected to remain low, while the economy is expected to improve slightly in 2020.
For CCR housing market, the overall price index decrease 1.7%, as compared to the increase of 6.7% in 2018, while the prices in City Fringe and mass market increased by 2.8% and 4.2% respectively. According to the URA media release, the transaction volume and price index are still in line with the historical trend, which demonstrates the sustainability of high-end residential market. 2019 observed a series of new high prices in many hallmark areas, such as Holland Village, Newton Circus, River Valley, Outram Park, East Coast and so on. In 2020, it’s expected that around 4,000 new non-landed residential units 23 projects could be launched in 2020 in the CCR region, while 6,000 units across 22 projects are expected to be launched in city-fringe region.
The new cycle of En Bloc sales fever has taken place in the residential market since 2016, given that the numbers of unsold developer projects hit the historical low and increasingly fierce competition in GLS Programme.
The land costs for private condominium projects have island-wide increased varying from 15% to 20% in different regions in 2018, not mentioned the benchmark land cost in 2016. In CCR market, the average land cost was over $1,800psf in 2018, which transferred the average new development launch price in 2019 to jump up to among $2,800 to 3,500psf. During last year, it has been transacted over $4,000psf in the most prestigious Nassim Road, Orchard Boulevard, Ardmore Park, and Marina Bay area.
The high-end residential market has turned up following the rise of higher land cost since 2017. New sales price tag replace the old one that more new condo projects in city area have been sold at higher prices. High-end housing market have running into a new uptrend cycle that sales price across $3,000 psf is not a miracle any more. let’s review the recent record transactions in prime residential market.
1) In city-fringe, freehold Sky Everton in Outram Park sold over $2550 psf at average, a $2,895psf price was transacted for a high floor 2-bedroom unit. For 99-year leasehold project One Pearl Bank in Outram Park, there are around 50 units sold over $2,500 psf. The highest transacted price is $2,875 for some 36th floor 3 bedroom units.
2) In the East Coast area, prime District 15, freehold project in Amber Road – Coastline Residences sold some 2 bedroom unit at $3,010 psf, together with other 5 unit sold over $2,800 psf in 2019. Even in the mass market, the integrated residential development next to Bangkok MRT Station – Sengkang Grand Residences have sold over 45 unit at above $1,800 psf, the highest transaction price was $1,898 psf. This is absolutely incredible.
3) In the Orchard upscale area, like Orchard Boulevard, ultra-luxury new residential development, Boulevard 88 have witnessed its 4 penthouse units transacted around $4,899～$5,125 psf in 2019. Another neighbor luxury development – 3 Orchard By The Park sold its 2 penthouse units around $4,638 to $4,805 psf in 2019. Across the road, TwentyOne Angullia Park sold its last 7,718sqft penthouse unit at $4,146 psf in 2019.
4) In Dhoby Ghaut area, 99-year leasehold new condo Haus On Handy sold new record price for its 969 sqft unit at $2,913psf in 2019. Other 30 units from the new launch was sold over $2,830 psf in 2019. It’s not believable that one year ago, the latest completion 99-year leasehold development in the close vicinity – Sophia Hills was sold only averagely at $1,900 to 2,200psf.
5) In Jiat Kim Street area, the fringe of River Valley enclave, luxury new condo – Riviere was transacted at average price of $2886psf in 2019, with 7 units was sold over $3000psf. The highest price was done at $3,305psf by some 1-bedroom unit at 36th floor in June 2019, following the 2nd highest price at $3,247psf was transacted for some 4-bedroomwith unit at 35th floor with size of 2002sqft.
6) In the charming Holland Village area, the blockbuster new launch – the mixed development – One Holland Village Residences set up the historical high transaction prices since Nov 2019. Over 120 units was sold at between $2,600 to $3,300psf since then. The highest price was transacted for some high-floor duplex 4 bedroom at eye-catching $3,363psf. Another bouquet freehold new launch -Van Holland which is opposite to Holland Village sold over 10 units in Jan 2020 with average prices at $2,950psf. Following this trend, another mega freehold new condo-Leedon Green in Leedon Heights launched in Jan 2020 and sold over 30 units with average transaction prices at between $2,600 to $2,900psf.
7) In the core River Valley enclave, 99-year leasehold luxury “Botanic Garden” new condo Martin Modern were recently sold at $2,684psf on average,with the highest of $3,254psf done for a 1,798sqft 4-bedroom flat at 30th floor. Freehold 8 Saint Thomas was launched in second half of 2018, averagely transacted at $3,154psf, with recent highest price of $3,716psf done for a 2422sqft at 35th-floor apartment in Jan 2020. Just after New Year, the newly launched freehold condominium The Avenir, which is next to River Valley Primary School was transacted at the average price of $3223psf. The highest price recorded in January was $3,564psf, a 527-sqft 1-bedroom on 36th floor. The most popular apartments are the type of 4-bedroom + private lift (2,067 to 2411sqft) , which were sold over 10 units to the local residents and foreigners.
8) In Tanjong Pager, CBD area, Skyscraper luxury newly-completed condo – Wallich Residence sold its 2 junior penthouse units (59th, 60th floor, 3509sqft) between $4702 to $4987psf in 2019. In the rising star CBD area, along west side of Beach Road, South Beach Residences sold 2 penthouse units (42th floor- 6,728sqft, 45th floor- 4,424sqft) between $3,865 to $3,888psf during the period of 2018 to 2019.
By reviewing those recent record-breaking transactions done in the residential market, it’s quite new normal for the high-end luxury new condo to be transacted across $3,000 ~ $3,500psf. What if it is a brand-new, large land development with full condo facilities in the the heart of Marina Bay?
When the vibrant Marina Bay and traditional CBD area are concerned, it’s the economic and culture centre of Singapore, within the Downtown Core area. For years, Singapore Government has advocated the rejuvenation of Downtown Core into more exciting mixed-use district so that the city centre will not only be a place to work, but also a vibrant place to live and play in.
A great example is the transformation of Marina Bay. Marina Bay area which has since been redeveloped with excellent infrastructure and world-class cultural and entertainment facilities for quality working and living environments. Besides the dominating business and financial district, Marina Bay also clusters a suites of luxury condominium developments such as The Sail, Marina Bay Residences, Marina Bay Suites, and the latest Marina One Residences.
Under the URA Master Plan 2019, Downtown Core will be transformed into more residential developments besides the offices, hotels and entertainment facilities. The reclaimed lands in Marina Centre and Marina South are arranged with white use to allow for greater planning flexibility and to encourage a mix of complementary uses – commercial, residential, hotel and entertainment.
For example, the large empty lands in the southeast of Garden By The Bay will be developed into mixed-used developments with residential apartments on the second floor onwards. Just imagine the convenience of iconic condo living after completion of Marina South and Garden By The Bay MRT Stations on the Thomson-East Coast Line.
Tanjong Pager Centre is another successful story of CBD rejuvenation. Above the Tanjong Pager MRT Station and opposite to International Plaza, Tanjong Pager Centre has set up the tallest vertical city complex with a dynamic mix of commercial, residential, retail, hotel and urban park components. The skyscraper luxury Wallich Residence is the hallmark of sky condominium for the few privilege.
To extend more CBD activities out of traditional boundary, the government has implemented the transformation of Beach Road east to Bugis area. During the past years, a series of blockbuster integrated projects such as South Beach, Guoco Midtown, DUO have been developed along the Beach Road.
Integrated with those mega projects are the luxury condominium developments: South Beach Residences, Midtown Bay, Duo Residences, respectively. Nowadays Beach Road has been transferred into a vibrant dynamitic new Downtown Core area and upscale residential enclave, following the transformation of Marina Bay. Here we collect the recent major mega new residential developments in downtown core area.
1). Tanjong Pagar Centre: Developed by GuocoLand, Tanjong Pagar Centre is an iconic large integrated development above the Tanjong Pagar MRT Station, with Grade-A office, branded hotel, retail space, urban park and luxury apartment under one big roof. The breath-taking apartment Wallich Residence (华利世家) sites on the 39th to 64th floor of the skyscraper. There are 181 premium dwelling units including 1- to 4-bedroom and penthouses. The recent average transaction price is $3,498 psf, and the highest price is transacted at $4,7987psf for a 3509sqft unit in Jan 2020.
2). Marina One Residences: it’s is an extraordinary hallmark condominium nestled in the mega project Marina One in the heart of Marina Bay behind two state governments. It gets excellent connection access to 3 MRT Stations on 4 MRT Lines. There are two exceptional residential blocks – Park Tower and Garden Tower, providing 1042 upscale dwelling units covering 1-bedroom to 4-bedroom and penthouse units. Park Tower apartments have been almost sold out since its launch in 2014. Since the launch of Garden Tower in 2018, over 65% of the units has been sold too. The recent developer sale price are around $2,450psf with highest price at $3285psf for a 2250sqft unit in Sept 2019.
3). V on Shenton (珊顿·云尚): sited on the “Singapore Wall Street” -Shenton Way, V on Shenton is a mixed projects including high-rise office up to 23th storey and residential apartment up to 56th storey. The skyscraper V on Shenton comprises of 510 dwelling units from 2 bedroom to 3 bedroom and penthouse units. Completed in 2017, V on Shenton was sold at average prices of $2,301psf, with the highest price transacted at $3,225psf for a 452-sqft unit.
4). Eden Residences Capitol: Eden Residences Capitol is the residential component of integrated development with Capitol Building, Capitol Theatre, Capitol Hotel and residence in Stamford Road. Next to City Hall MRT Station, Eden Residences Capitol provides 39 luxury large-size residential units. Apartment were sold from $6.5mil to $20 mil with average prices from $3,000 to $3,200psf.
5). Guoco Midtown (国浩时代城) and Midtown Bay (滨海名汇公寓): Guoco Midtown is mega integrated development by GuocoLand Singapore in Beach Road. With around investment capital of $2.4 billion, Guoco Midtown consists of Grade-A office, conservation house, retail and entertainment space, luxury apartment – Midtown Bay. Midtown Bay stand in 333 storey building with total 219 units including 1- to 2-bedroom and limited 3-bedroom apartments. Estimated to be completed in 2022, Midtown Bay were transacted arounf $2,908psf, with highest price at $3804psf for a 484sqft unit in Oct 2019.
6). DUO (双景坊) and DUO Residences (双景岭公寓): DUO is the pioneer mega project during the transformation of Beach Road to Ophir-Rocher Corridor. Jointly developed by the state government companies of Singapore Temask Holdings and Malaysia Khazanah Nasional, DUO consist of office tower, retail space, Andaz Singapore hotel and DUO Residences. Directly connected to Bugis MRT Interchange, DUO Residences was launched for sale in 2013 and fully sold so far. There are total 660 units in DUO Residences which stands 49–storey high, including a suites of studio, 1-bedroom to 4-bedroom, penthouse apartments. The recent resale price are around $2,212psf with highest price at $2609psf for a 1528sqft unit in Jan 2019.
In the following table, we just summarize the major new launches close to Marina Bay Financial District. You can justify how rationale are the latest launch prices in the vicinity.
South Beach Residences (风华南岸府): it’s a luxury condominium integrated with mega integrated development of South Beach in Beach Road. Jointly developed by CDL and Malaysia IOI Group, South Beach comprise of Grade-A office, JW Marriot Hotel, retail space and iconic residence South Beach Residences. South Beach Residences offers 191 apartments including 2- to 4-bedroom and penthouses across 23th to 45th storey on the branded hotel. Conveniently accessible to Esplanade and City Hall MRT Stations, South Beach is sought after for its panoramic views of city skyline. Completed in 2017, South Beach Residences was recently transacted on the average $3,346psf, and the highest price was made at $3,950psf for a 2616sqft unit. We just record the recent sales transactions on South Beach Residences. More market update will be presented here along the time.
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