SINGAPORE VIEW A COLLECTION OF THE FINEST PROPERTIES & DEVELOPMENTS NOV 2017 - FEB 2018 NOVEMBER 2017 - FEBRUARY 2018 • 1 CONTENTS 16 04 WELCOME 06 MARKET RESEARCH 12 ADVISORY SERVICES 14 AUCTION 19 25 INDUSTRIAL 23 INVESTMENT & CAPITAL MARKETS 32 29 OFFICE 30 PROPERTY ASSET MANAGEMENT SINGAPORE VIEW • 2 46 32 RESIDENTIAL LOCAL PROJECTS 42 RESIDENTIAL INTERNATIONAL PROJECTS 58 55 RESIDENTIAL LEASING 60 RESIDENTIAL SALES 62 RETAIL 64 NOVEMBER 2017 - FEBRUARY 2018 • 3 SINGAPORE VIEW NOV 2017 - FEB 2018 EDITOR Liew Lixia RESEARCH CONTENT Alice Tan COVER IMAGE MARINA ONE RESIDENCES MARKETING Phyllis Goh READ MORE ON PAGE 36 DESIGNER Regina Ang SINGAPORE VIEW • 4 WELCOME The en bloc fever continues as Knight Frank leads the way clusters. The Singapore Purchasing Managers’ Index in the collective sale market with the sale of Normanton (PMI) expanded for the 10th consecutive month in June Park, commanding the highest land rate per square foot 2017, with local demand remaining steady despite per plot ratio (psf ppr) for a 99-year leasehold collective strong headwinds and uncertainties in the global market. sale site this year. As the appetite for land endures, it is a The improved manufacturing outlook is expected to homeowners’ market as many more join the wave in the support demand for high-specification industrial spaces sale of private residential sites. till the end of the year, with average prices for freehold industrial properties also expected to hold or increase Even so, private residential home prices fell for the 15th marginally for the rest of 2017. consecutive quarter since its peak in Q3 2013, a trend mirrored by the landed and non-landed homes segment As more tenants take the opportunity to secure with falls of 16.0% and 10.2% respectively, since Q3 prime office spaces, leasing interest for new office 2013. Average gross rental yields for the mid-tier market developments within the Central Business District also fell to 3.23% this quarter, while average gross rental (CBD) has gained stronger momentum over the past yields for the high-end and mass-market tiers stabilised two quarters. This has resulted in a rise in occupancy in Q2 2017 at 2.95% and 3.30% correspondingly. Over in existing Grade A+ buildings in the Raffles Place / 8,000 private homes are slated for completion in 2017, Marina Bay precinct to 97.3% in Q2 2017, the highest with the Outside Central Region (OCR) contributing half in six quarters. Additionally, average rents of Grade A+ of this upcoming supply. buildings in the Raffles Place / Marina Bay precinct also rose for the first time after eight consecutive quarters of On the commercial front, prime retail spaces in malls decline, in Q2 2017. recorded mixed rental performances, with rental declines in the Marina Centre, City Hall, Bugis and City Fringe However, older office buildings have yet to witness a areas contrasted by improvements in both the Orchard rental recovery for Q2 2017 amid continuing headwinds. Road and Suburban precincts. About 2.2 million sq ft The “flight-to-quality” phenomenon with first-wave of net lettable retail space for major malls is slated for tenants moving into the newly-built Marina One East completion between 2017 and 2019 in Singapore, Tower and UIC Building is starting to impact older Grade averaging 0.7 million sq ft of new major retail space per A office spaces, with some landlords of these buildings year. Average rents and occupancy in suburban malls are under pressure to backfill their vacated spaces. expected to remain steady through H2 2017, supported by a strong captive catchment size and proximity to In the coming quarters, the global economic outlook is major transport nodes. Retailers are expected to take expected to improve and business expectations likely to a prudent approach towards expansionary plans, amid turn positive. The Ministry of Trade and Industry Singapore uncertain economic trends and high business costs. (MTI) anticipates trade-related sectors to provide support to the Singapore economy, while sectors such as The manufacturing sector continues to take the lead, information and communications, education, and health growing 8.0% year-on-year (y-o-y) on the back of strong and social services expected to remain resilient albeit demand in the electronics and precision engineering with potential moderate growth. Danny Yeo Chairman & Group Managing Director Knight Frank Pte Ltd NOVEMBER 2017 - FEBRUARY 2018 • 5 MARKET RESEARCH SYNOPSIS “ RESIDENTIAL Prices fall for the th According to Urban Redevelopment Authority (URA)1, the private 15 consecutive residential home segment saw prices fall for the 15th consecutive quarter or 11.6% since its peak in Q3 2013. Similarly, the Landed segment and quarter Non-Landed segment saw prices drop by 16.0% and 10.2% since Q3 2013. All segments recorded their slowest decline on a q-o-q basis. Average gross rental yields for the high-end and mass-market stabilised UPCOMING PRIVATE RESIDENTIAL SUPPLY, in Q2 2017 at 2.95% and 3.30% respectively. Conversely, average gross BY MARKET SEGMENT, AS AT Q2 2017 rental yield for the mid-tier market fell to 3.23% this quarter. Source: URA, Knight Frank Research CCR RCR OCR Approximately 8,410 private homes are slated for completion in 2017 according to Q2 2017 statistics from URA. The Outside Central Region (OCR) will contribute half of this upcoming supply. 9,000 NO.OF UNITS 8,000 AVERAGE RESALE PRICES, RENTS AND GROSS YIELDS OF PRIVATE RESIDENTIAL PROPERTY, BY MARKET SEGMENT Source: REALIS, (based on data as at 25 August 2017), URA (based on rental contract data as at 15 August 2017), Knight Frank Research 7,000 AVERAGE RESALE PRICES Q2 Q2 Y-O-Y (S$ PER SQ FT STRATA AREA) 2016 2017 CHANGE 6,000 HIGH-END $1,993 $1,983 -0.5% MID-TIER $1,487 $1,500 0.9% 5,000 MASS-MARKET $ 987 $ 964 -2.2% AVERAGE RENTS (S$ PER SQ FT STRATA AREA PER MONTH) 4,000 HIGH-END $5.18 $4.88 -5.9% MID-TIER $4.25 $4.04 -5.0% MASS-MARKET $2.81 $2.65 -5.7% 3,000 GROSS YIELDS (%) 2,000 HIGH-END 3.12% 2.95% MID-TIER 3.43% 3.23% MASS-MARKET 3.42% 3.30% 1,000 1 Based on the 2nd Quarter 2017 real estate statistics release by the Urban Redevelopment Authority. 0 2017 2018 2019 2020 2021 SINGAPORE VIEW • 6 RETAIL Retail prime spaces in malls tracked by Knight Frank Research saw a mixed bag of rental performance. While Marina Centre, City Hall, Bugis and MAJOR RETAIL SUPPLY FROM MAJOR the City Fringe precincts saw rental declines, both Orchard Road and the DEVELOPMENTS IN KEY PRECINCTS Suburban precincts experienced slight improvements. Source: Knight Frank Research While the average rents of prime retail spaces in the Orchard Road precinct saw a 0.2% q-o-q increase, average rents of prime retail spaces in the FRINGE AREA DOWNTOWN CORE ORCHARD Marina Centre, City Hall and Bugis precinct fell the most by 2.0% q-o-q REST OF CENTRAL AREA SUBURBAN and 5.3% y-o-y as landlords continue to offer attractive rental packages to manage falling occupancy. Average rents of prime spaces in suburban malls rose 0.2% q-o-in Q2 2017. 1,200 About 2.2 million sq ft of net lettable retail space for major malls is slated for completion between 2017 and 2019 in Singapore, averaging 0.7 million sq ft of new major retail space per year. An estimated 0.8 million sq ft of net lettable major retail space is slated for completion in the second half of 2017. 1,000 Average rents in the Central Region are envisaged to fall by 5.0% to 8.0% y-o-y by Q4 2017, while more resilient prime rents are likely to moderate downwards by up to 3.0% y-o-y in the same period. Average rents and occupancy in suburban malls are expected to remain steady through H2 2017. Occupancy in suburban malls, which are supported by strong NETT LETTABLE RETAIL SPACE (’000 SQ FT) captive catchment size and located near major transport nodes, expects 800 to maintain steady occupancy through H2 2017. Overall, most retailers are seen taking a prudent approach towards their expansionary plans amid uncertain economic trends and high business costs. Island-wide occupancy performance is expected to hover between 90.0% and 92.0% by Q4 2017. 600 “ Average rents in the 400 Central Region are envisaged to fall. 200 0 2017 2018 2019 REFER TO NEXT PAGE FOR THE AVERAGE GROSS RENTS OF PRIME RETAIL SPACES FOR Q2 2017 NOVEMBER 2017 - FEBRUARY 2018 • 7 AVERAGE GROSS RENTS OF PRIME RETAIL SPACE - Q2 2017 Source: Knight Frank Research * Knight Frank revised its basket of prime retail spaces in Q1 2016. ** Prime spaces refer to rental-yielding units between 350 and 1,500 sq ft with the best frontage, connectivity, footfall and accessibility in a mall which are typically ground level of a retail mall and/or the basement level of a retail mall that is linked to a MRT or bus station LOCATION ISLAND-WIDE ORCHARD ROAD MARINA CENTRE, CITY FRINGE SUBURBAN CITY HALL, BUGIS $ PER SQ FT PER MONTH S$30.70 S$35.10 S$29.80 S$24.60 S$28.90 Q-O-Q CHANGE -0.3% 0.2% -2.0% -0.3% 0.2% Y-O-Y CHANGE -1.8% -0.5% -5.3% -0.3% -2.2% OFFICE Generally, leasing interest for new office developments within the Central Business District (CBD) has gained stronger momentum over the past two quarters with more tenants taking the opportunity to secure prime office spaces.