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Discover the ultimate in luxury living at Marina Bay’s first waterfront branded residences
An artist impression of W Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
By Khalil Adis
When one thinks of Marina Bay, the first image that often comes to mind is the iconic Marina Bay Sands.
Home to some of Singapore’s most internationally recognised landmarks—including The Helix pedestrian bridge, Marina Bay Financial Centre, and Asia Square—Marina Bay has, over the years, transformed into one of the most prestigious and luxurious districts in Singapore.
Soon, its skyline will welcome a new icon: W Marina View, the first-ever waterfront branded residences in Marina Bay.
Designed by renowned architecture firm Architects 61 and Melbourne-based, award-winning interior design studio Hachem, W Marina View will feature one of the largest and most opulent residential lobbies in the city, bearing the signature W brand.
Here are 10 compelling reasons to invest in W Marina View:
1. Prestige and unmatched connectivity in Marina Bay
When one thinks of Marina Bay, the first image that often comes to mind is the iconic Marina Bay Sands.
Home to some of Singapore’s most internationally recognised landmarks—including The Helix pedestrian bridge, Marina Bay Financial Centre, and Asia Square—Marina Bay has, over the years, transformed into one of the most prestigious and luxurious districts in Singapore.
Soon, its skyline will welcome a new icon: W Marina View, the first-ever waterfront branded residences in Marina Bay.
Designed by renowned architecture firm Architects 61 and Melbourne-based, award-winning interior design studio Hachem, W Marina View will feature one of the largest and most opulent residential lobbies in the city, bearing the signature W brand.
Here are 10 compelling reasons to invest in W Marina View:
1. Prestige and unmatched connectivity in Marina Bay
Envisioned by the Urban Redevelopment Authority (URA) as a vibrant, round-the-clock downtown and global financial hub, Marina Bay is undergoing a transformation into a dynamic mixed-use district.
W Marina View benefits from exceptional connectivity, with five MRT stations within easy reach: Shenton Way, Tanjong Pagar, Downtown, Marina Bay, and the upcoming Prince Edward station. It’s also minutes away from major expressways — MCE, ECP, and CTE.
As part of URA’s ongoing rejuvenation, the Central Business District is shifting from a commercial-only zone into a lively, integrated community featuring residences, hotels, entertainment, and green spaces.
2. Own the staycation lifestyle
W Marina View benefits from exceptional connectivity, with five MRT stations within easy reach: Shenton Way, Tanjong Pagar, Downtown, Marina Bay, and the upcoming Prince Edward station. It’s also minutes away from major expressways — MCE, ECP, and CTE.
As part of URA’s ongoing rejuvenation, the Central Business District is shifting from a commercial-only zone into a lively, integrated community featuring residences, hotels, entertainment, and green spaces.
2. Own the staycation lifestyle
An artist impression of W Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
Imagine a 24-hour staycation—but this time, you own it.
Managed by the professional team behind W Hotel, residents enjoy the best of both worlds: the comfort of home with the convenience of hotel living.
Expect world-class service, peace of mind, and effortless luxury every day.
Owners enjoy exclusive privileges such as guaranteed room bookings, upgrades, access to the executive lounge, and invitations to Marriott-organised events—available through 2029.
3. “Whatever/Whenever” signature W Service
Managed by the professional team behind W Hotel, residents enjoy the best of both worlds: the comfort of home with the convenience of hotel living.
Expect world-class service, peace of mind, and effortless luxury every day.
Owners enjoy exclusive privileges such as guaranteed room bookings, upgrades, access to the executive lounge, and invitations to Marriott-organised events—available through 2029.
3. “Whatever/Whenever” signature W Service
Photo by Liliana Drew courtesy of Pexels.
With just a tap or call, access W’s bespoke 24/7 concierge services from your residence.
Enjoy in-room dining, laundry, dry cleaning, property maintenance, and more—delivered with impeccable hospitality.
If you plan to lease your unit, the W concierge ensures hassle-free property management—from plumbing to tenant services—while you enjoy passive rental income.
4. Marina Bay’s first waterfront branded residences
Enjoy in-room dining, laundry, dry cleaning, property maintenance, and more—delivered with impeccable hospitality.
If you plan to lease your unit, the W concierge ensures hassle-free property management—from plumbing to tenant services—while you enjoy passive rental income.
4. Marina Bay’s first waterfront branded residences
An artist impression of W Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
W Marina View marks a milestone as the first branded waterfront residence in Marina Bay’s new downtown.
This visionary development aligns with global demand for branded residences, driven by the expectations of ultra-high-net-worth individuals (UHNWIs).
According to Knight Frank’s 2023 Wealth Report, Singapore, Malaysia, and Indonesia are among the top 10 fastest-growing UHNW markets.
Within Asia-Pacific, the UHNWI population surged nearly 51 per cent between 2017 and 2022.
Singapore currently holds 6 per cent of regional branded residences supply, with strong future potential.
5. Award-winning interiors by Hachem
This visionary development aligns with global demand for branded residences, driven by the expectations of ultra-high-net-worth individuals (UHNWIs).
According to Knight Frank’s 2023 Wealth Report, Singapore, Malaysia, and Indonesia are among the top 10 fastest-growing UHNW markets.
Within Asia-Pacific, the UHNWI population surged nearly 51 per cent between 2017 and 2022.
Singapore currently holds 6 per cent of regional branded residences supply, with strong future potential.
5. Award-winning interiors by Hachem
An artist impression of W Marina View drop off point. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
Step into a home crafted by the best. Hachem, an acclaimed Melbourne-based firm, has won numerous awards—including the Asia Pacific Best Hotel Design, World’s Best Lighting Design, and World’s Best Bar Design.
Known for their work on W Hotels globally, Hachem brings the essence of luxury hospitality into everyday residential living.
Expect designer interiors that are both beautiful and functional.
6. Singapore’s largest branded residence
Known for their work on W Hotels globally, Hachem brings the essence of luxury hospitality into everyday residential living.
Expect designer interiors that are both beautiful and functional.
6. Singapore’s largest branded residence
An artist impression of W Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
With 683 units, W Marina View is the largest branded residence development in Singapore, enabling a rich array of facilities supported by a vibrant residential community.
Facilities span across three levels:
7. Thoughtfully designed layouts
Facilities span across three levels:
- Level 15: Wet & Fit (pool and fitness zone)
- Level 34: Living Room (lounge and social areas)
- Level 51: Away Spa, offering hot and cold onsen experiences managed by W Hotel.
7. Thoughtfully designed layouts
A typical floor plan for a 2-bedroom unit at stack 18 courtesy of IOI Properties Singapore.
Developed by Architects 61, every residence is intelligently laid out to maximise comfort and usability.
Bedrooms are spacious enough for king-sized beds, and layouts ensure optimal use of every square foot.
8. Unrivalled views
Bedrooms are spacious enough for king-sized beds, and layouts ensure optimal use of every square foot.
8. Unrivalled views
An artist impression of W Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
Approximately 50 per cent of units offer panoramic views of the Marina waterfront.
Others feature striking cityscapes, vistas of the Greater Southern Waterfront, or views towards Sentosa.
Selected 2-, 3-, and all 5-bedroom units enjoy direct sea-facing orientation—a rare luxury in urban living.
9. At the heart of Singapore’s premier events
Others feature striking cityscapes, vistas of the Greater Southern Waterfront, or views towards Sentosa.
Selected 2-, 3-, and all 5-bedroom units enjoy direct sea-facing orientation—a rare luxury in urban living.
9. At the heart of Singapore’s premier events
A race team preparing for the Singapore Grand Prix. Photo by Jonathan Borba. Courtesy of Pexels.
Live at the epicentre of Singapore’s iconic cultural and entertainment events.
From the Singapore Grand Prix to iLight Marina Bay, you’ll be just minutes away from world-class experiences happening year-round.
10. A lively, cosmopolitan lifestyle
From the Singapore Grand Prix to iLight Marina Bay, you’ll be just minutes away from world-class experiences happening year-round.
10. A lively, cosmopolitan lifestyle
Live right in the heart of the city at Marina Bay. Photo by Cyrill. Coutesy of Pexels.
W Residences Singapore – Marina View is more than just a home—it’s a lifestyle.
Enjoy access to curated events, social celebrations, CSR initiatives, and ESG-focused community engagements hosted by Marriott.
Whether it’s wellness activities or cultural festivals, life here is dynamic and connected.
In summary
Enjoy access to curated events, social celebrations, CSR initiatives, and ESG-focused community engagements hosted by Marriott.
Whether it’s wellness activities or cultural festivals, life here is dynamic and connected.
In summary
An artist impression of W Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
W Marina View offers a rare opportunity to invest in one of the most iconic addresses in Singapore.
With world-class design, unbeatable location, and the backing of the W Hotel brand, this is more than just a property—it’s a statement.
With world-class design, unbeatable location, and the backing of the W Hotel brand, this is more than just a property—it’s a statement.
W Residences Marina View previews from 28 June 2025.
Priority Booking: 12 July 2025
Secure your priority viewing slots with me before the public launch!
Priority Booking: 12 July 2025
Secure your priority viewing slots with me before the public launch!
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A fusion of luxury, exclusivity and world-class hospitality.
By Khalil Adis
By Khalil Adis
An artist impression of W Residences Singapore - Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
Imagine coming home to a dedicated concierge, butler, and housekeeping services - available at your beck and call.
This is the reality of branded residences.
As the name suggests, branded residences are private homes developed in collaboration with luxury hospitality brands like W, Marriott and Capella.
Unlike traditional condominiums, these residences benefit from the brand’s design expertise, service standards and global reputation.
For ultra-high-net-worth individuals (UHNWIs), branded residences promise a unique blend of prestige, lifestyle, and investment value.
A growing trend in Singapore’s luxury market
This is the reality of branded residences.
As the name suggests, branded residences are private homes developed in collaboration with luxury hospitality brands like W, Marriott and Capella.
Unlike traditional condominiums, these residences benefit from the brand’s design expertise, service standards and global reputation.
For ultra-high-net-worth individuals (UHNWIs), branded residences promise a unique blend of prestige, lifestyle, and investment value.
A growing trend in Singapore’s luxury market
An artist impression of W Residences Singapore - Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
Branded residences aren’t new to Singapore.
In fact, I had witnessed first-hand how such bespoke living started to become ubiquitous from 2008.
That year, The St. Regis Residences Singapore pioneered the concept, integrating private residences with a five-star hotel.
Since then, luxury developments like The Ritz-Carlton Residences Singapore and The Residences at W Sentosa Cove have emerged, reflecting Singapore’s status as a global financial hub.
Now, W Residences Singapore - Marina View is set to raise the bar once again.
Jones Lang LaSalle (JLL) report called ‘The rise of branded residences in Asia Pacific”, concurs with this.
“Over the past decades, branded residences have become a highly profitable and desirable development opportunity, globally and in Asia Pacific in particular. These exclusive properties, known for their prestige, convenience, and innovative designs, have experienced significant growth in the region since the introduction of the Amanpuri in Phuket in 1988, which is widely regarded as Asia’s first branded residential development,” its report cites.
What makes branded residences so desirable?
In fact, I had witnessed first-hand how such bespoke living started to become ubiquitous from 2008.
That year, The St. Regis Residences Singapore pioneered the concept, integrating private residences with a five-star hotel.
Since then, luxury developments like The Ritz-Carlton Residences Singapore and The Residences at W Sentosa Cove have emerged, reflecting Singapore’s status as a global financial hub.
Now, W Residences Singapore - Marina View is set to raise the bar once again.
Jones Lang LaSalle (JLL) report called ‘The rise of branded residences in Asia Pacific”, concurs with this.
“Over the past decades, branded residences have become a highly profitable and desirable development opportunity, globally and in Asia Pacific in particular. These exclusive properties, known for their prestige, convenience, and innovative designs, have experienced significant growth in the region since the introduction of the Amanpuri in Phuket in 1988, which is widely regarded as Asia’s first branded residential development,” its report cites.
What makes branded residences so desirable?
According to JLL, branded residences offer significant benefits to developers, buyers, and brands alike:
Having written about and visited The Residences at The St. Regis Bangkok and the Ritz-Carlton Residences Singapore, I can say with certainty the above-mentioned statements are true.
These advantages come at a cost, including brand commitment fees, technical services, and homeowners association (HOA) management fees.
As a result, branded residences command premium prices in the luxury market.
Why Asia Pacific is a hotspot for branded residences
- For buyers: Superior design, service standards, and capital appreciation.
- For developers: Faster sales, premium pricing, and global brand recognition.
- For brands: New revenue streams and market diversification.
Having written about and visited The Residences at The St. Regis Bangkok and the Ritz-Carlton Residences Singapore, I can say with certainty the above-mentioned statements are true.
These advantages come at a cost, including brand commitment fees, technical services, and homeowners association (HOA) management fees.
As a result, branded residences command premium prices in the luxury market.
Why Asia Pacific is a hotspot for branded residences
The Asia Pacific region is witnessing rapid growth in the branded residence sector, driven by a booming UHNW population.
According to the Knight Franks’s The Wealth Report released in 2023, Singapore, Malaysia, and Indonesia rank as part of the top 10 fastest-growing UHNW markets where their wealth population has expanded by 7 to 9 per cent.
In Asia Pacific, the UHNW population experienced a substantial growth of nearly 51 per cent within the period spanning five years leading up to 2022.
JLL notes that Singapore holds 6 per cent of the region’s existing supply, while markets like Thailand and China lead in future supply.
Urban branded residences like W Residences Singapore - Marina View cater to primary and secondary homeowners, while resort properties offer investment potential through rental pools.
The cost of exclusivity
According to the Knight Franks’s The Wealth Report released in 2023, Singapore, Malaysia, and Indonesia rank as part of the top 10 fastest-growing UHNW markets where their wealth population has expanded by 7 to 9 per cent.
In Asia Pacific, the UHNW population experienced a substantial growth of nearly 51 per cent within the period spanning five years leading up to 2022.
JLL notes that Singapore holds 6 per cent of the region’s existing supply, while markets like Thailand and China lead in future supply.
Urban branded residences like W Residences Singapore - Marina View cater to primary and secondary homeowners, while resort properties offer investment potential through rental pools.
The cost of exclusivity
However, developing branded residences comes with significant costs, reflecting the premium pricing of these properties.
Based on the branded residences that I had visited and written about such as The Residences at W Bali Seminyak, The Residences at The St. Regis Bangkok and The Ritz-Carlton Residences Singapore, there are various license costs and fees.
According to JLL, these include the residential marketing license fee, which allows developers to use the brand’s name and trademarks in marketing materials.
Here’s a snapshot of typical licensing and operational fees, according to JLL:
Based on the branded residences that I had visited and written about such as The Residences at W Bali Seminyak, The Residences at The St. Regis Bangkok and The Ritz-Carlton Residences Singapore, there are various license costs and fees.
According to JLL, these include the residential marketing license fee, which allows developers to use the brand’s name and trademarks in marketing materials.
Here’s a snapshot of typical licensing and operational fees, according to JLL:
Source: JLL estimate
Would you invest in a branded residence?
An artist impression of W Residences Singapore - Marina View. Photo: Boulevard Development Pte Ltd (IOI Properties Singapore)
For UHNWIs, branded residences are more than just homes - they’re a statement of status, service, and legacy.
As Singapore cements its position as a global wealth hub, the demand for these ultra-exclusive residences is set to grow.
“Luxury hotel brands continue to drive sales price premiums and elevate the perception of developments,” says JLL.
Interested in W Residences Singapore - Marina View?
Request an Exclusive Brochure & Arrange a Private Viewing
As Singapore cements its position as a global wealth hub, the demand for these ultra-exclusive residences is set to grow.
“Luxury hotel brands continue to drive sales price premiums and elevate the perception of developments,” says JLL.
Interested in W Residences Singapore - Marina View?
Request an Exclusive Brochure & Arrange a Private Viewing
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Turning fear into confidence: A step-by-step guide to smart property investment
By Khalil Adis
By Khalil Adis
A condominium development in Singapore. Photo by Khalil Adis.
Buying your first private property can be nerve-wracking — especially when big numbers are involved.
Recently, I worked with a client, John (not his real name), who wanted to invest in his first private property but had serious concerns about affordability.
Meet John
Recently, I worked with a client, John (not his real name), who wanted to invest in his first private property but had serious concerns about affordability.
Meet John
John and I visited various developments within a 2 week period. Photo by Khalil Adis.
John is 39 years old, earns $13,000 a month and has no outstanding debts.
Over the years, he has managed to accumulate $400,000 in his CPF Ordinary Account (OA) and has $100,000 in cash savings.
He also diligently sets aside $3,000 every month towards his savings, with his CPF OA contribution at around $1,554 monthly.
Crunching the numbers, I found that he could afford a $1.6 million resale 2- or 3-bedroom condominium.
However, despite his financial strength, John had his doubt.
His biggest fear? Not being able to afford the monthly mortgage payments.
Here’s how I helped him overcome those fears.
Easing the fear: A more comfortable price point
Over the years, he has managed to accumulate $400,000 in his CPF Ordinary Account (OA) and has $100,000 in cash savings.
He also diligently sets aside $3,000 every month towards his savings, with his CPF OA contribution at around $1,554 monthly.
Crunching the numbers, I found that he could afford a $1.6 million resale 2- or 3-bedroom condominium.
However, despite his financial strength, John had his doubt.
His biggest fear? Not being able to afford the monthly mortgage payments.
Here’s how I helped him overcome those fears.
Easing the fear: A more comfortable price point
Working out his budget using Propnex Business Suite. Photo by Khalil Adis.
Instead of stretching his budget, I suggested a more conservative approach.
We looked at a resale 2-bedroom condominium priced at $1.3 million, where the average rental income was around $3,000 per month.
With this price point, John’s financials broke down as follows:
Building a safety net with CPF reserves
We looked at a resale 2-bedroom condominium priced at $1.3 million, where the average rental income was around $3,000 per month.
With this price point, John’s financials broke down as follows:
- Downpayment (25%): $325,000
- 5% in cash: $65,000
- 20% from CPF: $260,000
- Buyer’s Stamp Duty: $46,600 (paid via CPF)
- Remaining CPF OA balance: $93,400
- Mortgage repayment: $4,278 per month (over 26 years)
Building a safety net with CPF reserves
Screengrab from CPF's website showing John's monthly CPF contribution.For privacy reasons, I had omitted John's CPF OA amount.
One of John’s biggest worries was, “What if I lose my job or can’t find a tenant?”
To put his mind at ease, I pointed out that his CPF OA still had $93,400 after the purchase. With his CPF OA monthly contribution of $1,554, he had a built-in buffer of:
Additional backup: Tapping into savings
To put his mind at ease, I pointed out that his CPF OA still had $93,400 after the purchase. With his CPF OA monthly contribution of $1,554, he had a built-in buffer of:
- 22 months of mortgage payments ($4,278 per month) if he lost his job.
- An additional buffer of 73 months if he rented out the unit at $3,000 and only had to top up $1,278 per month.
Additional backup: Tapping into savings
What I really admired about John is his savings habit. Photo by Khalil Adis.
Since John was already saving $3,000 a month, I reminded him that if worst came to worst, he could rely on his savings to cover mortgage payments.
On top of that, his CPF contributions would provide an extra $34,188 buffer over 22 months.
The final decision: Making the move
On top of that, his CPF contributions would provide an extra $34,188 buffer over 22 months.
The final decision: Making the move
Photo by Jakub Zerdzicki: https://www.pexels.com/photo/hand-holding-keys-to-a-new-house-real-estate-residential-27522902/
After walking through the numbers, John started to feel more confident.
With his fears addressed, he finally put in an offer for a 2-bedroom condo.
The best part? We found a unit that was sold with tenancy at $3,200 per month—even better than expected!
This meant he only had to top up $1,078 per month, which could be covered by his CPF contribution, keeping his reserves untouched.
The takeaway
With his fears addressed, he finally put in an offer for a 2-bedroom condo.
The best part? We found a unit that was sold with tenancy at $3,200 per month—even better than expected!
This meant he only had to top up $1,078 per month, which could be covered by his CPF contribution, keeping his reserves untouched.
The takeaway
Another property that we had viewed. Photo by Khalil Adis.
John could have gone for a $1.6 million condo, but my goal was to ensure he felt comfortable and secure in his decision.
By keeping his budget conservative and addressing his concerns with solid financial planning, he felt reassured and ready to take the leap into property investment.
At the end of the day, property investment is not just about numbers— it is about confidence, security and making informed decisions that align with your comfort level.
For John, this was the perfect first step.
Thinking about buying your first private property but feeling uncertain? Let’s chat and work through the numbers together!
By keeping his budget conservative and addressing his concerns with solid financial planning, he felt reassured and ready to take the leap into property investment.
At the end of the day, property investment is not just about numbers— it is about confidence, security and making informed decisions that align with your comfort level.
For John, this was the perfect first step.
Thinking about buying your first private property but feeling uncertain? Let’s chat and work through the numbers together!
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A step-by-step guide to finding affordable housing for low-income families
By Khalil Adis
By Khalil Adis
An HDB flat in Singapore. Photo credit: Yew Hui Tan.
Finding a suitable home in Singapore can be a daunting task, especially for low-income families. As an experienced real estate agent, I recently helped a family of five upgrade from a public rental flat to a 3-room HDB flat in Jurong West. Here's how I did it.
Step 1: Work out their total cash, CPF, and HDB loan
Step 1: Work out their total cash, CPF, and HDB loan
Photo credit: Pixabay.
Firstly, I sat down with them to find out their available CPF, cash, and HDB loan.
We established a total of $30,000 in CPF, $2,000 in cash, and $180,000 in HDB loan.
Step 2: Identify grants they are eligible for
We established a total of $30,000 in CPF, $2,000 in cash, and $180,000 in HDB loan.
Step 2: Identify grants they are eligible for
We identified three grants that they qualified for: Family Grant ($80,000), Enhanced Housing Grant ($65,000), and Proximity Housing Grant ($20,000), totalling $165,000 in CPF Grants.
Step 3: Work out their total housing budget
Step 3: Work out their total housing budget
Photo credit: Pixels.
After combining their available funds with the CPF Housing Grants, their total housing budget amounted to $377,000.
With 3-room HDB flats in most estates transacting above $400,000, we had to search for older resale flats.
Step 4: Narrow down to HDB estates close to their parents
With 3-room HDB flats in most estates transacting above $400,000, we had to search for older resale flats.
Step 4: Narrow down to HDB estates close to their parents
An HDB estate in Jurong West. Photo: Khalil Adis.
The family's parents live in Jurong West, and we found an older 3-room HDB flat in the same estate that fell within their budget.
I managed to negotiate the deposit down from $5,000 to $1,500.
Conclusion
I managed to negotiate the deposit down from $5,000 to $1,500.
Conclusion
Screen grab of HDB Resale Price Index (RPI). Credit: HDB.
In conclusion, while the HDB resale market is at a record high, there are still affordable flats available, and there are various CPF Housing Grants that you may be eligible for.
The recent Budget 2023 announcement to increase the Family Grant for 4-room and below HDB flats from $50,000 to $80,000 is a welcome move to reduce the cost of purchase.
With a little research and negotiation skills, low-income families can also upgrade their homes and enjoy better living conditions.
The recent Budget 2023 announcement to increase the Family Grant for 4-room and below HDB flats from $50,000 to $80,000 is a welcome move to reduce the cost of purchase.
With a little research and negotiation skills, low-income families can also upgrade their homes and enjoy better living conditions.
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First-timers households and singles can get up to $190,000 and $95,000 in CPF Housing Grants respectively.
Khalil Adis
Khalil Adis
Resale HDB flats in Sengkang. Photo: Khalil Adis.
If you are looking to buy a resale HDB flat but are concerned about whether you can afford it, fret not.
Announced as part of Budget 2023 on 14 February 2023, more help is on the way for first-time homebuyers be they singles or families.
In the face of inflation and rising property prices in Singapore, the government has allocated more housing subsidies to make public housing more affordable and accessible for young families buying their first homes
“Against the backdrop of the broad-based increase in demand for housing in recent years, these measures will help more families with children and young married couples own their first home,” said the Ministry for National Development and Housing & Development Board in a joint statement.
Here are three things first-time homebuyers can look forward to:
#1: Increased CPF Housing Grant for first-timers households
Announced as part of Budget 2023 on 14 February 2023, more help is on the way for first-time homebuyers be they singles or families.
In the face of inflation and rising property prices in Singapore, the government has allocated more housing subsidies to make public housing more affordable and accessible for young families buying their first homes
“Against the backdrop of the broad-based increase in demand for housing in recent years, these measures will help more families with children and young married couples own their first home,” said the Ministry for National Development and Housing & Development Board in a joint statement.
Here are three things first-time homebuyers can look forward to:
#1: Increased CPF Housing Grant for first-timers households
First-timers households buying resale 2- to 4-room flats will receive up to $80,000 up from $50,000.
Meanwhile, those buying 5-room or larger flats will receive up to $50,000 up from $40,000.
When including the Enhanced Housing Grant (EHG) and Proximity Housing Grant (PHG), families can enjoy up to $190,000 in CPF Housing Grants.
#2: Increased CPF Housing Grant for first-timers singles
Meanwhile, those buying 5-room or larger flats will receive up to $50,000 up from $40,000.
When including the Enhanced Housing Grant (EHG) and Proximity Housing Grant (PHG), families can enjoy up to $190,000 in CPF Housing Grants.
#2: Increased CPF Housing Grant for first-timers singles
First-timers singles buying resale 2- to 4-room flats will receive up to $40,000 up from $25,000. while those buying 5-room or larger flats will receive up to $25,000 up from $20,000.
When including the Enhanced Housing Grant (EHG) and Proximity Housing Grant (PHG), singles can enjoy up to $95,000 in housing subsidies.
#3: Greater priority for first-timers families
When including the Enhanced Housing Grant (EHG) and Proximity Housing Grant (PHG), singles can enjoy up to $95,000 in housing subsidies.
#3: Greater priority for first-timers families
A Built-To-Order (BTO) project in Sengkang. Photo: Khalil Adis.
First-timers families with children and young married couples aged 40 years and below who are buying their first home will be given greater priority during their Built-To-Order (BTO) applications.
According to HDB and MND, this will be implemented later this year.
This category of first-timers will receive additional support in securing their flats via an additional ballot chance for their BTO applications.
“More details of the scheme as well as eligibility criteria will be shared at the Ministry of National Development Committee of Supply debate,” said the MND and HDB in their joint statement.
Rising property prices
According to HDB and MND, this will be implemented later this year.
This category of first-timers will receive additional support in securing their flats via an additional ballot chance for their BTO applications.
“More details of the scheme as well as eligibility criteria will be shared at the Ministry of National Development Committee of Supply debate,” said the MND and HDB in their joint statement.
Rising property prices
Screengrab of HDB's Resale Price Index (RPI). Source: HDB.
Property prices in the Lion City have been on the uptrend figures from the HDB showed.
According to HDB’s fourth quarter of 2022 data, the Resale Price Index (RPI) is at 171.9 points which is an increase of 2.3 per cent over that in the third quarter of 2022.
While the RPI has been rising, HDB notes that this is a slower increase than the 2.6 per cent increase in the third quarter of 2022.
It is worth noting that this is the slowest increase in the past year.
Meanwhile, the median price for 4-room HDB flats in Queenstown is the most expensive at $870,000 while those in Jurong East are the cheapest at $465,000.
While prices have been rising, resale transactions fell by 12.6 per cent, from 7,546 cases transacted in the third quarter of 2022 to 6,597 cases in the fourth quarter of 2022.
No impact on the price of resale HDB market
According to HDB’s fourth quarter of 2022 data, the Resale Price Index (RPI) is at 171.9 points which is an increase of 2.3 per cent over that in the third quarter of 2022.
While the RPI has been rising, HDB notes that this is a slower increase than the 2.6 per cent increase in the third quarter of 2022.
It is worth noting that this is the slowest increase in the past year.
Meanwhile, the median price for 4-room HDB flats in Queenstown is the most expensive at $870,000 while those in Jurong East are the cheapest at $465,000.
While prices have been rising, resale transactions fell by 12.6 per cent, from 7,546 cases transacted in the third quarter of 2022 to 6,597 cases in the fourth quarter of 2022.
No impact on the price of resale HDB market
An HDB estate in Hougang. Photo: Khalil Adis.
While the budget is generous, it will not have a significant impact on the price of resale HDB flats.
This is because the price is determined by demand and supply.
Rather, the slew of new measures aims to reduce the cost of public housing ownership via the various subsidies, if applicable.
Nevertheless, with HDB committed to launching up to a total of 100,000 flats from 2021 to 2025, we could see resale flat prices correcting this year onwards.
This is because the price is determined by demand and supply.
Rather, the slew of new measures aims to reduce the cost of public housing ownership via the various subsidies, if applicable.
Nevertheless, with HDB committed to launching up to a total of 100,000 flats from 2021 to 2025, we could see resale flat prices correcting this year onwards.
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More leasing activities are reported as the office market starts to pick up post-COVID-19. However, tenants are also very specific in their office space requirements.
By Khalil Adis
By Khalil Adis
View of Singapore's CBD. Photo: Shutterstock.
In May 2022, I secured my very first corporate leasing deal.
Although I was elated to finally secure a tenant for the landlord, it was not an easy process especially since the office market was affected by Covid-19.
I was faced with a challenging period when marketing the office space in late 2021 as Singapore was battling the delta variant then.
While interest in office space at first increased, the Omricon variant threw the wrench for potential tenants looking for office space in November 2021.
As a result, enquiries started to decrease until the early part of 2022.
Fast forward, a year ahead, the office leasing market appears to pick up steam as more employees returned to work.
Data from CBRE confirmed this showing strong positive office net absorption in the third quarter of 2022, bringing the year-to-date take-up to 0.56 million sq ft and surpassing the total take-up of 0.32 million sq ft for the whole of 2021.
“Key demand drivers are expansions by tech firms, flexible workspace operators and non-banking financial companies, which took up significant secondary office space in the Core CBD (Grade A). Fresh pre-commitments to upcoming new projects such as Guoco Midtown and Central Boulevard Towers were also inked during the quarter,” its research notes.
Broad-based demand in all micro markets
Although I was elated to finally secure a tenant for the landlord, it was not an easy process especially since the office market was affected by Covid-19.
I was faced with a challenging period when marketing the office space in late 2021 as Singapore was battling the delta variant then.
While interest in office space at first increased, the Omricon variant threw the wrench for potential tenants looking for office space in November 2021.
As a result, enquiries started to decrease until the early part of 2022.
Fast forward, a year ahead, the office leasing market appears to pick up steam as more employees returned to work.
Data from CBRE confirmed this showing strong positive office net absorption in the third quarter of 2022, bringing the year-to-date take-up to 0.56 million sq ft and surpassing the total take-up of 0.32 million sq ft for the whole of 2021.
“Key demand drivers are expansions by tech firms, flexible workspace operators and non-banking financial companies, which took up significant secondary office space in the Core CBD (Grade A). Fresh pre-commitments to upcoming new projects such as Guoco Midtown and Central Boulevard Towers were also inked during the quarter,” its research notes.
Broad-based demand in all micro markets
View of Singapore's CBD at night. Photo: Lelani Badenhorst.
In addition to the growth sectors, CBRE notes that tenant displacement from planned redevelopments such as Clifford Centre and Robinson Point has also contributed to a broad-based recovery.
According to the firm, islandwide vacancy declined further to 4.9 per cent in the third quarter of 2022 from the previous high of 6.8 per cent from the same period last year.
“Despite hybrid working arrangements likely to stay, total leasing volume from renewals, new setups and expansion over the past three quarters has been resilient, a testament that physical office still plays an integral role in the workplace ecosystem,” CBRE’s research cites.
With more leasing activities reported in the third quarter, here are the five things corporate tenants look for in an office space.
#1: A prestigious address
According to the firm, islandwide vacancy declined further to 4.9 per cent in the third quarter of 2022 from the previous high of 6.8 per cent from the same period last year.
“Despite hybrid working arrangements likely to stay, total leasing volume from renewals, new setups and expansion over the past three quarters has been resilient, a testament that physical office still plays an integral role in the workplace ecosystem,” CBRE’s research cites.
With more leasing activities reported in the third quarter, here are the five things corporate tenants look for in an office space.
#1: A prestigious address
Office buildings in the CBD. Photo: Khalil Adis
From my experience, certain tenants, particularly those in the banking, real estate, energy, legal and tech sectors, would only look for a prestigious office address right in the CBD.
This is because their corporate image is important especially since they mostly deal with multinational companies and government agencies.
Some are also particular about the look and feel of the building’s main lobby as they may sometime hold meetings with important clients in their office.
Others cite improving their staff’s morale and confidence in the company when having a prestigious Grade A CBD address.
#2: Accessibility
This is because their corporate image is important especially since they mostly deal with multinational companies and government agencies.
Some are also particular about the look and feel of the building’s main lobby as they may sometime hold meetings with important clients in their office.
Others cite improving their staff’s morale and confidence in the company when having a prestigious Grade A CBD address.
#2: Accessibility
Tanjong Pagar MRT station. Photo: Khalil Adis.
Accessibility is also a key consideration for corporate tenants as most of their staff rely on public transportation while some drive to work.
Therefore, being connected within walking distance to the MRT stations and expressways are important.
As the office unit that I was marketing is located within the CBD, accessibility is not an issue as it well-served by various train stations such as Tanjong Pagar and Raffles Place MRT stations on the East-West and North-South Line, Chinatown, Telok Ayer MRT stations and Downtown on the Downtown Line as well as newly opened Maxwell and Shenton Way MRT stations on the Thomson-East Coast Line.
The office building is also easily accessible via the Ayer Rajah Expressway (AYE), Marina Coastal Expressway (MCE), Central Expressway (CTE) and East Coast Parkway (ECP) for those who drive.
#3: Amenities
Therefore, being connected within walking distance to the MRT stations and expressways are important.
As the office unit that I was marketing is located within the CBD, accessibility is not an issue as it well-served by various train stations such as Tanjong Pagar and Raffles Place MRT stations on the East-West and North-South Line, Chinatown, Telok Ayer MRT stations and Downtown on the Downtown Line as well as newly opened Maxwell and Shenton Way MRT stations on the Thomson-East Coast Line.
The office building is also easily accessible via the Ayer Rajah Expressway (AYE), Marina Coastal Expressway (MCE), Central Expressway (CTE) and East Coast Parkway (ECP) for those who drive.
#3: Amenities
Nearby amenities at SBF Center. Photo: Khalil Adis.
Amenities or the lack of them can either make or break an office leasing requirements for a corporate tenant.
Some of the important amenities they look for include banking, dining, hawker centres, clinics and car parking facilities.
I recall one particular tenant who insisted on having several car parking lots.
Unfortunately, due to the limited car parking space for season parking holders, this proved to be difficult.
If you require ample car parking space, then make sure you ask the agent in advance to check with the building management before asking for a viewing.
#4: A column-free space
Some of the important amenities they look for include banking, dining, hawker centres, clinics and car parking facilities.
I recall one particular tenant who insisted on having several car parking lots.
Unfortunately, due to the limited car parking space for season parking holders, this proved to be difficult.
If you require ample car parking space, then make sure you ask the agent in advance to check with the building management before asking for a viewing.
#4: A column-free space
An example of a column-free space. Photo: Max Vakhtbovych
A column-free space ranks highly as it enables the potential tenant to use the entire space efficiently.
This is from my experience when conducting viewings on the ground.
This is because such space offers them flexibility in how they would like to utilise the space just like drawing from a blank canvas.
You can ask the agent for a copy of the floor plan so you can plan the office planning with your interior designer.
#5: Facilities
This is from my experience when conducting viewings on the ground.
This is because such space offers them flexibility in how they would like to utilise the space just like drawing from a blank canvas.
You can ask the agent for a copy of the floor plan so you can plan the office planning with your interior designer.
#5: Facilities
Swimming pool and sky garden at SBF Center. Photo: Khalil Adis.
With an increased emphasis on staff’s mental health and wellness, I noticed that corporate tenants now prefer office buildings that offer recreational facilities such as green, open spaces, gyms or swimming pools where their staff can feel relaxed.
As one potential tenant puts it, “when an office feels like home, our staff are more likely to be comfortable and productive at their workplace."
As one potential tenant puts it, “when an office feels like home, our staff are more likely to be comfortable and productive at their workplace."
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With many rental scams out there, here are the checks to protect yourself as a tenant.
By Khalil Adis
By Khalil Adis
The September 2022 cooling measures will translate to a red-hot property market as ex-private property owners will now have to wait out a 15 months period before they can buy a resale HDB flat.
This means demand in the rental market for both both private properties and HDB flats will pick up in the coming months ahead.
Unfortunately, rental scams appear to also be on the rise.
According to the Singapore Police Force (SPF), there were at least 144 victims of such scams who had lost around S$190,000 since January 2022.
Modus operandi
This means demand in the rental market for both both private properties and HDB flats will pick up in the coming months ahead.
Unfortunately, rental scams appear to also be on the rise.
According to the Singapore Police Force (SPF), there were at least 144 victims of such scams who had lost around S$190,000 since January 2022.
Modus operandi
As the rental market heats up, scammers are taking advantage of the situation by posting fake listings on social media to lure unsuspecting tenants.
Such listings are often too good to be true, depicting beautiful apartments at bargain prices.
However, there is one catch.
In order to secure viewings, the bogus property agents will often ask potential tenants to transfer money.
This is where potential tenants may lose their monies.
They will also ask you to send a copy of your identification card to confirm your viewing.
Such requests are in fact dubious and not in line with market practice.
They may also open you to identity thefts.
4 due diligence checks that you must do as a tenant
Such listings are often too good to be true, depicting beautiful apartments at bargain prices.
However, there is one catch.
In order to secure viewings, the bogus property agents will often ask potential tenants to transfer money.
This is where potential tenants may lose their monies.
They will also ask you to send a copy of your identification card to confirm your viewing.
Such requests are in fact dubious and not in line with market practice.
They may also open you to identity thefts.
4 due diligence checks that you must do as a tenant
To prevent yourself from being scammed, here are the four thing you must do:
#1: Do not transfer any monies for viewings
#1: Do not transfer any monies for viewings
Instead, you should request for a physical viewing to verify that the property does indeed exist.
#2: Verify the agent is registered with Council for Estate Agencies (CEA)
#2: Verify the agent is registered with Council for Estate Agencies (CEA)
If you are dealing with an agent, ask for the agent’s registration number. You can also check the agent’s details via CEA’s Public Register here.
#3: Ask for proof of ownership
#3: Ask for proof of ownership
Whether you are dealing with the agent or landlord, you should ask for proof of ownership of the rightful owner before transferring the earnest deposit.
The earnest deposit is usually transferred directly to the landlord’s bank account along with the Letter of Intent (for a private property rental).
For HDB flats and private properties, this can be done via INLIS here.
For HDB flats only, you can request for the proof of ownership via MY HDBPage.
If you are renting a property that is owned by a company, you should ask for their business profile or purchase it via BizFile here.
The address of the directors of the company must match the address as reflected in INLIS or MY HDBPage.
#4: Do not transfer monies to the agent
The earnest deposit is usually transferred directly to the landlord’s bank account along with the Letter of Intent (for a private property rental).
For HDB flats and private properties, this can be done via INLIS here.
For HDB flats only, you can request for the proof of ownership via MY HDBPage.
If you are renting a property that is owned by a company, you should ask for their business profile or purchase it via BizFile here.
The address of the directors of the company must match the address as reflected in INLIS or MY HDBPage.
#4: Do not transfer monies to the agent
Under CEA’s guidelines, for rental of HDB flats, agents are not allowed to hold any monies.
The deposit is typically equivalent to one or two months rent for a 1- or 2-year lease respectively.
Upon signing the Tenancy Agreement, tenants will then have to transfer the one month’s advance rental.
The deposit is typically equivalent to one or two months rent for a 1- or 2-year lease respectively.
Upon signing the Tenancy Agreement, tenants will then have to transfer the one month’s advance rental.
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Property prices are expected to correct in the months ahead which may favour buyers. Meanwhile, the rental market is expected to heat up further.
By Khalil Adis
By Khalil Adis
A scaled model for public housing at HDB Hub. Photo: Khalil Adis.
On 30 September 2022, the Singapore government announced various property cooling measures that are aimed at ensuring prudent borrowing and moderating demand.
Indeed, the HDB Resale Price Index (RPI) and Private Property Index (PPI) as of the third quarter of 2022 are now at record highs at 168.1 and 187.8 points respectively.
This means that first-time homebuyers are finding both HDB flats and private properties to be severely unaffordable.
Meanwhile, potential sellers see this as an opportune time to profit from the red-hot property market.
With this in mind, the government has had to intervene to ensure property prices remain affordable and are in tandem with wages.
The measures include the following four-pronged approach:
How they may impact you as a consumer:
Indeed, the HDB Resale Price Index (RPI) and Private Property Index (PPI) as of the third quarter of 2022 are now at record highs at 168.1 and 187.8 points respectively.
This means that first-time homebuyers are finding both HDB flats and private properties to be severely unaffordable.
Meanwhile, potential sellers see this as an opportune time to profit from the red-hot property market.
With this in mind, the government has had to intervene to ensure property prices remain affordable and are in tandem with wages.
The measures include the following four-pronged approach:
- Increasing the rate floor for private residential property loans. The Monetary Authority of Singapore (MAS) will raise the interest floor rate by 0.5 per cent to 4 per cent per annum up from 3.5 per cent per annum to compute the Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR).
- For housing loans granted by HDB, HDB will introduce an interest rate floor of 3 per cent for computing the eligible loan amount.
- Lowering the Loan-to-Value (LTV) limit for HDB housing loans from 85 per cent to 80 per cent.
- Imposing a wait-out period of 15 months for existing and former private residential property owners to buy a non-subsidised HDB resale flat.
How they may impact you as a consumer:
HDB Hub @ Toa Payoh. Photo: Khalil Adis.
For point 1, you will have to have a higher monthly combined income and pay a higher monthly mortgage and combined income .
However, the actual interest rates charged will be determined by the private financial institutions.
For point 2, the stress test has been increased to 3 per cent when calculating your monthly mortgage but with a reduced Loan-to-Value (LTV) limit at 80 per cent.
This is to ensure your monthly mortgage remains affordable and within the 30 per cent Mortgage Servicing Ratio (MSR).
On the overall, with a higher downpayment of 20 per cent, it will result in a lower mortgage payment when compared to an LTV limit of 85 per cent.
However, this will not affect the actual HDB concessionary interest rate, which will remain unchanged at 2.6 per cent per annum.
For point 3, buyers will need to come up with a higher cash and/or CPF amount (an increase of 5 per cent) to make up the 20 per cent downpayment.
For example, for an $500,000 HDB flat, you will need to come up with $100,000 (80 per cent LTV) as opposed to $75,000 (85 per cent LTV).
This means an additional cash and/or CPF outlay of $25,000.
For point 4, this will mean sellers will have to rent either an HDB flat or private property during the interim period.
This will result in increased demand in the rental market which will push asking prices further.
According to data from the Urban Redevelopment Authority (URA), rentals of private residential properties had increased by 8.6 per cent in the third quarter to reach 137.9 points from 127.0 points in the second quarter of 2022.
Meanwhile, HDB rentals have increased by around 30 per cent.
Looking ahead, the rental market is expected to strengthen further which will favour landlords.
Summary
However, the actual interest rates charged will be determined by the private financial institutions.
For point 2, the stress test has been increased to 3 per cent when calculating your monthly mortgage but with a reduced Loan-to-Value (LTV) limit at 80 per cent.
This is to ensure your monthly mortgage remains affordable and within the 30 per cent Mortgage Servicing Ratio (MSR).
On the overall, with a higher downpayment of 20 per cent, it will result in a lower mortgage payment when compared to an LTV limit of 85 per cent.
However, this will not affect the actual HDB concessionary interest rate, which will remain unchanged at 2.6 per cent per annum.
For point 3, buyers will need to come up with a higher cash and/or CPF amount (an increase of 5 per cent) to make up the 20 per cent downpayment.
For example, for an $500,000 HDB flat, you will need to come up with $100,000 (80 per cent LTV) as opposed to $75,000 (85 per cent LTV).
This means an additional cash and/or CPF outlay of $25,000.
For point 4, this will mean sellers will have to rent either an HDB flat or private property during the interim period.
This will result in increased demand in the rental market which will push asking prices further.
According to data from the Urban Redevelopment Authority (URA), rentals of private residential properties had increased by 8.6 per cent in the third quarter to reach 137.9 points from 127.0 points in the second quarter of 2022.
Meanwhile, HDB rentals have increased by around 30 per cent.
Looking ahead, the rental market is expected to strengthen further which will favour landlords.
Summary
HDB flats in Punggol. Photo: Khalil Adis.
For buyers who are looking to buy a resale HDB flat or private property, you might want to wait out until their prices correct.
For sellers, you only have a small window period to take advantage of the exuberant market before it cools in the coming months.
For landlords, the market will favour you due to increasing demand from existing tenants and ex-private property owners who have already sold their homes.
For tenants, you will have to set aside more budget as rentals have now increased by around 30 per cent.
For sellers, you only have a small window period to take advantage of the exuberant market before it cools in the coming months.
For landlords, the market will favour you due to increasing demand from existing tenants and ex-private property owners who have already sold their homes.
For tenants, you will have to set aside more budget as rentals have now increased by around 30 per cent.
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The unit received several offers signifying a robust rental market.
By Khalil Adis
By Khalil Adis
A 2-bedroom unit at The Paterson Edge has been successfully tenanted at an above average median price when compared to similar sized units.
Data from the Urban Redevelopment Authority (URA) showed that 17 2-bedroom units at The Paterson Edge were transacted at an average price of $4,501 per month from January to June 2022.
The highest transacted price was $6,151 per month in March 2022 followed by $6,000 per month in May 2022.
Measuring 990 sq ft, the unit received several offers signifying a robust rental market.
Situated within walking distance to the shopping belt of Orchard Road and right opposite the upcoming Orchard MRT station via the Thomson East Coast Line (TEL), The Paterson Edge is located in a prestigious neighbourhood.
A low-density development that has often been described as a "doll house”, The Paterson Edge offers discerning families or individuals a quiet, private retreat while being a stone throw's away to luxury boutiques, high-end stores, shopping malls, supermarkets and top-notch medical centres.
This mid-floor unit is located at the corner to ensure the utmost privacy.
The unit comes with Miele refrigerator & freezer, Miele cooker hood/hob, built in refrigerator & freezer, built in conventional oven, built in wardrobe, curtains and blackouts, roller blinds and energy saving lighting features.
The unit has been property maintained and is in good condition.
Facilities at The Paterson Edge include a swimming pool, gym, covered carpark and 24-hour security
Data from the Urban Redevelopment Authority (URA) showed that 17 2-bedroom units at The Paterson Edge were transacted at an average price of $4,501 per month from January to June 2022.
The highest transacted price was $6,151 per month in March 2022 followed by $6,000 per month in May 2022.
Measuring 990 sq ft, the unit received several offers signifying a robust rental market.
Situated within walking distance to the shopping belt of Orchard Road and right opposite the upcoming Orchard MRT station via the Thomson East Coast Line (TEL), The Paterson Edge is located in a prestigious neighbourhood.
A low-density development that has often been described as a "doll house”, The Paterson Edge offers discerning families or individuals a quiet, private retreat while being a stone throw's away to luxury boutiques, high-end stores, shopping malls, supermarkets and top-notch medical centres.
This mid-floor unit is located at the corner to ensure the utmost privacy.
The unit comes with Miele refrigerator & freezer, Miele cooker hood/hob, built in refrigerator & freezer, built in conventional oven, built in wardrobe, curtains and blackouts, roller blinds and energy saving lighting features.
The unit has been property maintained and is in good condition.
Facilities at The Paterson Edge include a swimming pool, gym, covered carpark and 24-hour security