Price analysis of BTOs in Sembawang that have completed their MOPs

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In the last few weeks, we did analyses of BTOs in Sengkang, Punggol and Tampines that have recently completed their MOPs. This week we take a look at Sembawang.

Sembawang 4RM Launch Price vs Resale Price Analysis

D1 - Estimated Profit by Development for 4RM Units in Sembawang

• The median launch prices of 4RM units in these newer developments between 2009 - 2011 were between $240,000 (Sembawang Riverlodge) - $282,500 (Montreal Ville) (C1).

• Montreal Dale and Sembawang Riverlodge were the more profitable of these 3 launches with a profit margin of about 60% for a 4RM unit. While Montreal Ville was launched at a median price that was 15% higher than the other two projects, the premium did not follow through into the resale market. 4RM resale units in Montreal Ville are going for about the same price as resale units in its neighboring estate, Montreal Dale (C2).

• However, given that the integrated hub is expected to be up by 2020, residents of Montreal Dale particularly, may want to hold on to their units and see if there is further upside.

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Other Sembawang BTO Launches Since 2013

• Several Developments launched in 2013 and 2014 may be making their way into the resale market over the next few years. Many of these are at the big plot right next to Canberra MRT station.

• The median launch prices of all these BTOs are generally very consistent. Eastlink I and II, and Canberra Vista will be the projects nearest to the MRT station.

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1. (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.

2. 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 abit loosely in this context. Note that some projects are launched together and separate pricing for individual projects is not provided.

3. HDB data was downloaded from data.gov.sg BTO Launch price data was sourced from nas.gov.sg, hdb.gov.sg and other websites.

4. Data is as at 03/09/2020, i.e whatever was made available at the 2 sources as at the stated date. Transaction data above is up till July 2020.

5. Please contact us if there are factual inaccuracies. We will make changes, where necessary.

6. 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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