Newly MOP 4RM Units for as low as 350k - Analysis of units that have completed their MOP in Yishun
- Propanalytics
- Oct 1, 2020
- 3 min read
Updated: Oct 13, 2020
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In the last few weeks, we did analyses of BTOs in Sengkang, Punggol, Tampines, Sembawang, Hougang, Queenstown/ Bukit Merah and Woodlands that have recently completed their MOPs. This week we take a look at Yishun.
Yishun 4RM BTO Launch Price vs Resale Price Analysis
BTOs in Yishun are generally quite affordable. The median launch prices of 4RM units in these developments, that have recently completed their MOPs and were launched between 2008 to 2011, were between $217,500 (Dew Spring @ Yishun) - $271,000 (Yishun Natura) (C1).
Many of these projects made their way into the resale market at a price of about $400,000. Several developments have on average yielded about a 50% profit (C2).
4RM units at Dew Spring @ Yishun, which was launched in 2008 at a median price of just $217,500, have on average the highest profit margin of about 77% (C1, C2).
While median resale prices trend closer to 400,000, there are units going for as low as $350,000 (C1).
Yishun 5RM Launch Price vs Resale Price Analysis
Where 5RM units are concerned, Floral Spring @ Yishun and Acadia Breeze @ Yishun have median resale prices of under $500,000 (C4). On the other hand, units at Yishun Natura are going for about 15% more, however they were launched at about a 10% premium compared to the former two (C4).
5RM units at Acacia Breeze @ Yishun have the highest profit margin of about 66%, while most of the other developments have margins of about 60% (C4).
4RM Resale Prices by Lease in Yishun
As of 2020, many blocks in Yishun have a remaining lease of about 60 - 69 years (C9). There seems to be only one block in town with under 60 years of remaining lease, where 4RM units have been trending at under $300,000 (C*, C10). Most of the newer flats are in two large clusters in the eastern part of town (C9). So far in 2020, the median resale price of 4RM units with a remaining lease of 60 - 69 years is $320,000, while units with the fresher leases are going for a median price of $393,000 (C10).
Historical BTO Launches & Median Launch Prices of 4/5 RM Units in Yishun
Over the years, most of the 4RM launches were priced roughly around $250,000 - $300,000. Some of the lower median launch prices are for units in Blossom Spring and Meadow Spring in the north-east. The most expensive batch of projects were launched mostly in 2013 for a median price of about $290,000 in the south. Incidentally, these are the developments that will be completing their MOP soon, and would be the ones to watch in the resale market (C8).
5RM units have typically been launched at a median price of $360,000 - $370,000. Generally, BTO launch prices in Yishun have been stable since 2013 (C8).
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(C"X") refers to chart number and is intended to point to the relevant chart where the data is drawn from. (*) indicates that data is from a chart that is not displayed.
Launch prices are indicated by the thin black bar in C1. This is the middle value of the launch price range indicated in BTO launch brochures. For the data savvy, the term median is used a bit loosely in this context. Note that some projects are launched together and separate pricing for individual projects is not provided.
HDB data was downloaded from data.gov.sg BTO launch price data was sourced from nas.gov.sg, hdb.gov.sg and other websites.
Data is as at 22/09/2020, i.e. whatever was made available as at the stated date. Transaction data above is up till August 2020.
Please contact us if there are factual inaccuracies. We will make changes, where necessary.
Please note that are a multitude of factors that affect prices of flats (renovation, floor, location, sqf etc.) and some of the analyses may not account for every factor.
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