Kopi Talk – 9,300 new homes from enbloc sites? Let’s not get worried too soon

9,300 new homes to result from slew of en bloc sales, warn URA – The Business Times



Kopi Talk:

Yes, the headline number of 9,300 new home supply looks bad and this figure could even be higher than what URA estimated. A reverse engineering of URA’s estimate seem to imply the following key assumptions in URA’s estimate:

  • URA has not assumed that the developers will go for the bonus GFA scheme, which is a fair assumption as it is at the developer’s discretion to decide whether they would like to subject themselves to the scheme requirements and apply for the bonus GFA;
  • An assumed efficiency of 85%;
  • An average unit size of 820 sq ft per unit

Pessimistic Scenario: 10,800 new units from enbloc sites

Let us take a more extreme, ‘pessimistic’ view of the supply outlook, assuming that all of the developers apply for the 10% bonus GFA scheme and maximise their efficiency to 90% that is already the norm in today’s developments. Average unit size assumption looks reasonable, especially when a lot of the enbloc plots are big in size and will have a good mix of small and large units. Under this ‘pessimistic’ scenario, we could be looking at a potential 10,800 new units from enbloc sites, which is 1,500 units or 16% more than what URA has estimated.

Looks bad? Let’s not get worried too soon. A significant number of the enbloc sites are in the Outside Central Region and developed mature estates, where demand tends to be primarily driven by new homeowners and upgraders purchasing for own stay, with a smaller proportion of buyers for investments. New homeowners and upgraders are likely to be more location-specific in their purchases. They may look for a place closer to their current homes or childhood homes, or somewhere near their parents, for example.

Hence, SPK thinks that as long as the enbloc site is located in an established matured estate, with limited new residential supply and if developer comes out with a good product and reasonable price, the new development should still see healthy demand from buyers. Moreover, there is also a potential demand from the enbloc sellers who might be keen to re-investment part of their profits in the new development, due to sentimental reasons or familiarity with the neighbourhood.

More new condo options for Kovan and Hougang residents

However, there might be some cause for concern on the potential new condo supply in District 19, which is the current enbloc hotspot. 3 of the biggest enbloc projects – Rio Casa, Serangoon Ville and Florence Regency, are located within close proximity in the Kovan and Hougang area. Even though these are matured estates, it is still unsure how much of these new condo supply can be absorbed by the buyers. SPK estimates that these 3 projects could potentially yield a total of 3,600 units (which makes up about 34% of the total potential new supply from enbloc sites), which is quite a large number of units to be absorbed for the area.

But, let’s look at the brighter side of things! If you are staying in Hougang or Kovan, there will be ample choice of new condos for you to choose from in 1 or 2 years time!

Keep calm and start saving!


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