{"id":49579,"date":"2022-03-15T17:17:49","date_gmt":"2022-03-15T09:17:49","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=49579"},"modified":"2022-06-13T17:58:40","modified_gmt":"2022-06-13T09:58:40","slug":"chuan-park-fourth-collective-sale","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/chuan-park-fourth-collective-sale\/","title":{"rendered":"Chuan Park up for collective sale\u2026 for the fourth time"},"content":{"rendered":"
<\/div>

After the previous round of treaty negotiations fell through, private condo Chuan Park<\/a> is attempting another round of collective sale. <\/span>Although it managed to secure the green light from more than 80% of its owners in October 2021, the condo did not manage to close on the sale.\u00a0<\/span><\/p>\n

This makes it the fourth round of collective sale, with the same indicative price of S$938m.\u00a0<\/span><\/p>\n

In 2018, the condo failed to secure a sale with a guide price of S$900m.\u00a0<\/span>Subsequently, they lowered the price to S$820m before raising it to S$938m after its collective sales committee (CSC) conducted intensive research into the property market.<\/span><\/p>\n

Fourth time\u2019s the charm?<\/span><\/strong><\/h2>\n

Made up of 444 residential units and two commercial units, it sits on a site area of 400,589 sq ft with a gross plot ratio of 2.1. This means an achievable gross floor area (GFA) of approximately 841,236 sq ft.\u00a0<\/span><\/p>\n

\"\"<\/a>
Source: Google Maps<\/figcaption><\/figure>\n

After factoring in a 7% bonus GFA and an upgrading premium of S$192.62m, the land cost translates to around S$1,256 psf ppr.\u00a0<\/span><\/p>\n

Subject to necessary approvals, a new development of 900 to 919 units can be built, which is twice the number of its current units.\u00a0<\/span><\/p>\n

Chuan Park is running on a 99-year lease, which began in 1980. The lease will expire in about 57 years, on June 5, 2079.<\/span><\/p>\n

Why the previous sale may have fallen through<\/h2>\n

1. Land size too large<\/h3>\n

With the five-year develop-and-sell ruling imposed on developers, it\u2019s a challenge considering the size of Chuan Park\u2019s development. Nine hundred units would mean that the project is almost a mega-development.\u00a0<\/span><\/p>\n

If the developers fail to meet the time restriction, they lose 30% in\u00a0<\/span>Additional Buyers Stamp Duty<\/span><\/a>\u00a0(ABSD) of the land price. This poses a risk and disincentivizes developers from purchasing large land plots.\u00a0<\/span><\/p>\n

2. Owners may need to pay SSD<\/h3>\n

16 units at Chuan Park were sold in the last three years, which means the owners will have to pay Seller’s Stamp Duty<\/a> (SSD) if the en bloc deal goes through. SSD applies to owners selling their flat within the first three years of purchase.<\/p>\n

\u2022 Selling within one year of purchase<\/strong> \u2013 12% SSD
\n\u2022 Selling within two years of purchase<\/strong> \u2013 8% SSD
\n\u2022 Selling within three years of purchase<\/strong> \u2013 4% SSD<\/p>\n

\"\"<\/a>
16 units were sold in the last three years<\/figcaption><\/figure>\n

Even if the owners were offered an attractive price for their unit during the en bloc negotiations, SSD alone may cannibalise any potential profits from the sale.<\/p>\n

The current average transaction price for a 3-bedroom condo is S$1,770,000. Here’s how much the condo owners will have to fork out in SSD.<\/p>\n\n\n\n\n\n\n
Year of sale<\/b><\/td>\nSSD (%)<\/b><\/td>\nSSD (S$)<\/b><\/td>\n<\/tr>\n
First year<\/td>\n12%<\/td>\nS$212,400<\/td>\n<\/tr>\n
Second year<\/td>\n8%<\/td>\nS$141,600<\/td>\n<\/tr>\n
Third year<\/td>\n4%<\/td>\nS$70,800<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

In fact just last year in mid July, a 2,045 sqft unit sold for S$1.8m, which translates to S$216,000 in SSD charges for the owner. Ouch<\/em>.<\/p>\n

Chuan Park<\/span><\/strong><\/h2>\n

Located in the mature estate of Serangoon at 240 to 250 Lorong Chuan, Chuan Park enjoys close proximity to many amenities and educational institutes.<\/span><\/p>\n

Amenities near Chuan Park<\/span><\/strong><\/h3>\n

Residents of Chuan Park have access to two main malls, each with a variety of retail, dining and entertainment options.\u00a0<\/span><\/p>\n

They can either hop on a 15-minute bus ride to Junction 8, or take a 10-minute journey to NEX.\u00a0<\/span><\/p>\n

\"\"<\/a>
Both NEX and Junction 8 are a 5 to 10 minute drive away<\/figcaption><\/figure>\n

NEX<\/span><\/strong>\u00a0is the largest mall in the north-eastern part of Singapore, boasting 340 stores and services. Furthermore, the mall is integrated with the Serangoon MRT station and bus interchange, so residents can easily purchase their amenities from Cold Storage or Fairprice before heading home.\u00a0<\/span><\/p>\n

Junction 8<\/span><\/strong>, in comparison, is a smaller heartland mall with 174 stores. It is right outside the Bishan MRT station and bus interchange.\u00a0<\/span><\/p>\n

Serangoon Gardens<\/span><\/strong>\u00a0is a 6-minute drive away, famous for Chomp Chomp Food Centre and the many cafes and restaurants lining the streets.<\/span><\/p>\n

\"\"<\/a>
Indulge in a variety of local cuisines at Chomp Chomp<\/figcaption><\/figure>\n

Schools near Chuan Park<\/span><\/strong><\/h3>\n

Two preschools (My First Skool and PCF Braddell Heights) are a 10-minute walk away, at Blocks 305 and 306.<\/span><\/p>\n

Other schools include:<\/span><\/p>\n

\u2022 St Gabriel\u2019s Primary school (650m)
\n<\/span>\u2022 Yangzheng Primary school (800m)
\n<\/span>\u2022 Zhonghua Primary school (850m)
\n<\/span>\u2022 Zhonghua Secondary school (850m)
\n<\/span>\u2022 Nanyang Junior College (400m)
\n<\/span>\u2022 CHIJ Our Lady of Good Counsel (1.3km)<\/span><\/p>\n

Connectivity<\/span><\/strong><\/h3>\n

Lorong Chuan MRT station is situated right outside the condo, making it a breeze for commuters to ride the Circle Line.\u00a0<\/span><\/p>\n

Those who drive can access the major Central Expressway (CTE) in four minutes via Ang Mo Kio Ave 1. Driving to Orchard Road or Raffles Place is just a quick 15 minutes away.<\/span><\/p>\n

The tender for Chuan Park closes on Apr 26 at 3pm.<\/p>\n

\n

Do you think this will be Chuan Park’s final collective sale? Let us know in the comments section below or on our Facebook post<\/a>.<\/h2>\n

If you found this article helpful, check out What determines the value of an en-bloc property?<\/a> and 7 reasons why a collective sale tender fails<\/a>.<\/p>\n

Looking for a property? Find the home of your dreams today on Singapore\u2019s fastest-growing\u00a0property portal<\/a>\u00a099.co<\/a>! If you would like to estimate the potential value of your property, check out\u00a099.co\u2019s Property Value Tool<\/a>\u00a0for free. Also, don\u2019t forget to join our Facebook\u00a0community page<\/a>! Meanwhile, if you have an interesting property-related story to share with us, drop us a message\u00a0here<\/a>\u00a0\u2014 and we\u2019ll review it and get back to you.<\/p>\n","protected":false},"excerpt":{"rendered":"

After the previous round of treaty negotiations fell through, private condo Chuan Park is attempting another round of collective sale. Although it managed to secure the green light from more than 80% of its owners in October 2021, the condo did not manage to close on the sale.\u00a0 This makes it the fourth round of…<\/p>\n","protected":false},"author":123,"featured_media":49585,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53601,53593,57131],"tags":[56715,53960,53943,53680],"persona":[],"class_list":{"2":"type-post","14":"entry","15":"has-post-thumbnail"},"acf":[],"yoast_head":"\nChuan Park up for collective sale\u2026 for the fourth time - 99.co<\/title>\n<meta name=\"description\" content=\"Chuan Park is going for its fourth collective sale, with the same reserve price of S$938 million. 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