SINGAPORE VIEW MAR 2017 - JUN 2017 A COLLECTION OF THE FINEST PROPERTIES & DEVELOPMENTS MARCH 2017 - JUNE 2017 • 1 CONTENTS WELCOME INDUSTRIAL 04 12 16 38 JALAN BUROH AUCTION THE CLAREMONT MARKET HOTEL 06 RESEARCH 10 ADVISORY SERVICES 22 12 AUCTION INVESTMENT & CAPITAL MARKETS RIO CASA 16 INDUSTRIAL OFFICE 30 FRAGRANCE INVESTMENT & EMPIRE 22 BUILDING CAPITAL MARKETS 30 OFFICE 32 PROPERTY ASSET MANAGEMENT RESIDENTIAL 51 RESIDENTIAL 34 (LOCAL) RESIDENTIAL (INTERNATIONAL) 34 PARK PLACE RESIDENCES MARDALUP LOCAL PROJECTS 46 RESIDENTIAL 66 INTERNATIONAL 65 RETAIL RESIDENTIAL (SALES) PROJECTS DOWNTOWN EAST SEASCAPE @ SENTOSA COVE 62 RESIDENTIAL LEASING 64 RESIDENTIAL SALES 63 66 RETAIL RESIDENTIAL (LEASING) TAN CHIN TUAN MANSION SINGAPORE VIEW • 2 MARCH 2017 - JUNE 2017 • 3 WELCOME Times are a changing. Following the recent ease in cooling measures, home owners need only wait 3 years instead of 4 years from the date of purchase before selling their properties, in order to avoid paying seller’s stamp duties (SSD). The announcement offers a glimmer of hope in a season of worry, and is set to improve sentiments amongst buyers. On the flipside, the introduction of the Additional Conveyance Duty (ACD) now imposes a further 15% levy atop prevailing share duty taxes, for shares transferred between property-owning companies, and thus the development’s remaining units. Developers are now caught in a bind, already facing pressure to offload unsold units within a given time frame to avoid incurring additional charges. With fewer options on the table, the effects are expected to ripple through the market. In the private residential market, average resale prices across all fell on a year- on-year basis, led by the high-end segment’s sharp fall in prices in H1 2016. However, prices were firm across all market segments on a quarter-on-quarter basis, on the back of a steady return in interest and acceptance of price levels for private homes. In the mass market segment, gross rental yields fell, with average rent declining at a faster rate relative to average prices. With nearly 15,000 private homes scheduled for completion in 2017, the region is likely to see continued falls in home rentals. Amidst a toughening retail climate, prime rents for retail spaces along Orchard Road declined gradually, although international brands continue to value the shopping belt for the establishment of flagship stores and cementation of brand presence. Comparatively, average rents of suburban prime spaces witnessed the largest drop amongst locations tracked, with weaker malls weighing on the overall performance of the basket while stronger malls continue to see rents hold firm. With growing competition from the e-commerce sector, increased innovation and promotional activity are expected to rise, to capture and engage the minds of consumers. Rents of Grade A office spaces in the Shenton Way / Robinson Road / Tanjong Pagar area grew 1.7% q-o-q, putting a halt to six consecutive quarters of decline, largely attributed to the strong take-up of office spaces at the recently-completed Guoco Tower. The narrowing rental premium of Grade A+/A offices in the Raffles Place / Marina Bay area over other Grade A offices in secondary areas in the city also presents a strong value proposition, particularly for tenants who had been crowded out as a result of rising rents in the area between 2013 and H1 2015, and are considering returning to the CBD. After five months of contraction, the Purchasing Managers’ Index (PMI) rose to between 50.0 and 50.6 in the last three months of 2016, reflecting improved sentiments in the manufacturing sector due to quicker rates of expansion in factory output, inventory holding, new orders and new exports. 2017 will also see an influx in industrial space supply, with 26.3 million sq ft or 55.6% of total SINGAPORE VIEW industrial space slated for completion by 2017. mar 2017 - jun 2017 We are also proud to report that this issue marks the first of many digital copies you will be receiving of Singapore View, as we do our bid towards promoting greater environmental friendliness. Thank you for joining us in the march towards EDITOR Liew Lixia RESEARCH CONTENT Alice Tan the digital frontier, and greener pastures. MARKETING Phyllis Goh DESIGNER Regina Ang Danny Yeo Group Managing Director COVER IMAGE PARK PLACE RESIDENCES Knight Frank Pte Ltd READ MORE ON PAGE 34 SINGAPORE VIEW • 4 MARCH 2017 - JUNE 2017 • 5 MARKET RESIDENTIAL OFFICE The office market continued to slip over all four quarters of 2016, extending its decline which, for most market segments and locations, began in the first half of 2015. The flight to Grade A+ buildings in the Raffles Place / Marina Bay district continues to make RETAIL sense for many businesses, as average rents fell 10.0% over the year. All in all, rents of Grade A+ spaces in the district have fallen RESEARCH 16.4% from the last peak in Q1 2015. Similarly, Grade A office space in Raffles Place / Marina Bay declined 10.9% over the year to reach $8.30 psf pm. The narrowing rental premium of Grade A+/A office in Raffles Place / Marina Bay over other Grade A offices in OFFICE secondary areas in the city presents a strong value proposition, for tenants who had been crowded out as a result of the rising rents SYNOPSIS in the area between 2013 and H1 2015, and are considering returning to the CBD. OFFICE RESEARCH Rents of Grade A office space in the Shenton Way / Robinson Road / Tanjong Pagar grew 1.7% q-o-q, putting a halt to six RESIDENTIAL RESEARCH INDUSTRIAL consecutive quarters of decline in the area. This can be attributed to the strong take-up of office spaces at the recently-completed Guoco Tower. AVERAGE RESALE PRICES, RENTS AND GROSS YIELDS OF The search for strong and stable locations for business growth and the hunt for capital safe havens will form two key business RESIDENTIAL themes in 2017. Businesses will likely take on a more cautious stance in 2017, as the US Federal Reserve is expected to raise PRIVATE RESIDENTIAL PROPERTY, BY MARKET SEGMENT benchmark interest rate three times next year. The two-tiered performance in the prime office market is expected to gather pace, as waves of tenants in older Grade A offices start to relocate to higher quality Grade A+ buildings. As total upcoming office supply Based on Knight Frank’s analysis of a Source: REALIS, (based on data as at 17 February 2017), URA (based on rental contract data as at 17 is expected to peak in 2017 with approximately 3.7 million sq ft Gross Floor Area (GFA) slated for completion, prime office rents will February 2017), Knight Frank Research basket of private residential properties, continue to moderate by 6.0% to 9.0% over 2017. the average resale prices across all market segments fell, on a year-on- year (y-o-y) basis. This was led by the AVERAGE RESALE PRICES Q4 2015 Q4 2016 Y-O-Y high-end segment which saw a more (S$ PER SQ FT STRATA AREA) CHANGE AVERAGE OFFICE RENTALS, BY KEY PRECINCTS IN Q4 2016 pronounced price fall in H1 2016. On a quarter-on-quarter (q-o-q) basis, prices HIGH-END $2,103 $1,969 -6.4% Q-O-Q CHANGE were firm across all market segments. The MID-TIER $1,556 $1,484 -4.6% slower price decline came on the back MASS-MARKET $1,001 $ 971 -3.0% CBD (GRADE A+, GRADE A) CENTRAL AREA OTHERS of gradually returning interest for private S$9.20 (OUTSIDE CBD) homes, as the market exhibit general - S$9.70 S$8.10 acceptance of current price levels. - S$7.90 S$8.00 AVERAGE RENTS S$8.60 - - S$8.40 S$8.50 S$7.80 Gross rental yields fell in the mass- (S$ PER SQ FT STRATA AREA PER MONTH) - S$7.60 S$8.30 market segment, with average rent having - declined at a faster rate relative to average HIGH-END $ 5.24 $ 4.96 -5.3% S$8.10 S$4.70 - prices. In contrast, the high-end and mid- MID-TIER $ 4.33 $ 4.15 -4.1% S$6.90 S$4.20 - tier segments achieved better gross rental S$5.30 yields compared to a year ago (Exhibit 1). MASS-MARKET $ 2.90 $ 2.73 -6.0% Close to 15,000 private homes are slated for completion in 2017 – before GROSS YIELDS (%) the pipeline tapers, according to latest MARINA CENTRE/ SUNTEC GRADE A RAFFLES PLACE/ MARINA BAY GRADE A SHENTON WAY/ ROBINSON ROAD/ TANJONG PAGAR GRADE A AREAS ORCHARD GRADE A SUBURBAN RAFFLES PLACE/ MARINA BAY GRADE A+ available statistics from URA at the time HIGH-END 2.99% 3.02% CITY HALL GRADE A FRINGE AREAS of this publication. The Outside Central -1.2% -1.4% 1.7% -2.4% -1.2% -0.9% -1.6% -1.1% Region (OCR) will contribute more than MID-TIER 3.34% 3.36% MASS-MARKET 3.48% 3.37% half (55%) of this upcoming supply Source: Knight Frank Research (Exhibit 2), and the region is likely to see (1) Rents are based on transacted leases (2) Rents are based on a lease term of at least three years (3) Rents are expressed as values rounded to nearest 10 cent (4) Rents are estimated based on leases of a whole-floor office space on the mid-floor levels of office properties, and taking into account rent free period and other concessions continued falls in home rentals. UPCOMING PRIVATE RESIDENTIAL SUPPLY, BY MARKET SEGMENT, AS AT Q4 2016 UPCOMING OFFICE SUPPLY, AS AT JANUARY 2017 Source: URA, Knight Frank Research CCR RCR OCR SUBURBAN FRINGE (WEST) FRINGE (EAST) SUNTEC/MARINA/CITY HALL & REST OF CENTRAL AREA ORCHARD SHENTON WAY/ROBINSON ROAD/TANJONG PAGAR MARINA BAY/RAFFLES PLACE >2021 BEYOND 2021 2020/NA 2020 2020 2019 2019 2018 2018 2017 2017 NO.OF UNITS GROSS FLOOR AREA (’000 SQ FT) 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 16,000 0 1,000 2,000 3,000 4,000 Source: URA, Knight Frank Research *Upcoming office supply for the time period “Beyond 2020/NA” includes the White Site at Central Boulevard.