Luxury Zone: Ardmore/Draycott and Orchard Boulevard/ Nassim Enclaves
As a small island state, Singapore has limited land resource. Hence residential prices have been on the upward trend over the years. This is especially so for properties in the Core Central Region (CCR), where the supply had been rare. The CCR is largely constituted by the Central Business District (CBD) and Sentosa as well as the traditional prime districts 9, 10, 11 surrounding Singapore’s finest shopping belt at Orchard Road, where major commercial buildings, large-scale shopping malls and hotels can be found. Full amenities are within reach, such as theatres of the arts, fine dining establishments, well-known international schools, advance medical facilities and clubs.
Within the confines of the traditional prime districts, there is an exclusive luxury enclave that is home to only the ultra-high-net-worth individuals. This is the luxury zone of Ardmore, Draycott, Nassim and Orchard Boulevard.
Based on caveat data over 20 years (2001 to H1 2020), average prices of apartments in the traditional prime districts rose by an impressive 197% from $857 psf to $2,546 psf today. Similarly, average prices of luxury projects in the Ardmore, Draycott, Nassim and Orchard Boulevard enclaves also rose in tandem, although by a smaller magnitude of 145% from $1,442 psf to $3,530 psf currently.
From between 2011 and 2013, luxury prices were rising at a very fast pace due to a low-interest-rate-high-liquidity environment. Foreign investors chose to invest in Singapore for its reputation as a safe haven and due to the financial crisis which plagued Europe and the U.S. Singapore was among the first few to introduce property cooling measures in order to rein in the spiraling prices.
One of the measures is higher stamp duty imposed on overseas buyers. As a result, the luxury market was in the doldrums for the four years that follow (2014 – 2017). With the improvements of worldwide economic conditions, global residential sales activity began to pick up in late 2017. Since then, more major cities like Hong Kong, Vancouver and London have also introduced higher stamp duties targeted at overseas buyers. This helped to put Singapore’s luxury home prices on par with those in these key cities.
In Singapore, except for government land sales sites, most of the sites are privately owned with a freehold tenure, a key attribute which facilitates price appreciation over time. From mid-2017 onwards, several freehold sites in the CCR were purchased through collective sales by existing owners. The most expensive of these was Park House at Orchard Boulevard. At the price of $375.5 mil or $2,910 psf on gross floor area, the future new project would likely be launched at above $4,000 psf. Two other new projects that are expected to be priced above $4,000 psf are Klimt Cairnhill and 14 Nassim Road. The launch of these three new projects will lead to the upward repricing of current new projects and existing buildings.
For the rest of the year, we expect luxury prices to hover around $3,500 psf although transactions may slow down as investors will be more cautious in view of uncertainties in global economic conditions. However, when cross border travelling resumes in 2021, investment activities may pick up, setting the tone for gradual price increment.
EDEN AT DRAYCOTT
A new addition to the luxury zone, EDEN by Swire Properties redefines Singapore ultra-luxury living standards. The 20 would-be EDEN owners will enjoy bespoke hand-crafted quality unseen before in Singapore’s luxury segment, tailored for ultra-rich lifestyle.Served by two private lifts, each apartment will occupy the whole level and spans 3,035 sq ft, commanding a 270-degree view of Singapore at its best.
Moving forward, the vicinity is expected to see new height in prices with forthcoming launches of the projects at 14 Nassim and Park House, both of which were bought at higher land costs.
Across the road from EDEN is One Draycott, a new project under construction. One Draycott is customised for the privileged few who want the prestige of the Draycott address but at a more affordable quantum. It comprises 64 limited two-bedroom units with each enjoying the exclusive use of a private lift lobby, befitting the lifestyle of high net-worth residents. Price from $3,200psf, those who invest in One Draycott at its current price are at a vantage point. This is a well-rounded investment for both owner occupiers and investors.