{"id":62298,"date":"2022-12-05T18:36:00","date_gmt":"2022-12-05T10:36:00","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=62298"},"modified":"2023-04-01T01:48:31","modified_gmt":"2023-03-31T17:48:31","slug":"top-5-nov-2022-condo-sales-capital-gains-ccr-rcr-ocr-holding","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/top-5-nov-2022-condo-sales-capital-gains-ccr-rcr-ocr-holding\/","title":{"rendered":"November’s top 10 condo sales in CCR, RCR and OCR with highest capital gains split by holding periods"},"content":{"rendered":"
<\/div>

In November, we covered several condos<\/a> and HDB<\/a> flats sold within 5 years of purchase, which netted the owners insane all-time-high capital gains.<\/p>\n

Traditionally, if you ask the older generation of homeowners, the assumption is that you should hold onto your property long enough, as its capital appreciation will increase over time.<\/p>\n

This is because there’s an expectation that the infrastructure around the block and within the neighbourhood will improve, such as new schools, malls, shops, transportation and MRT stations. These then raise the value and demand for your house as prospective buyers are willing to pay more, especially if the estate is rife with amenities and conveniences.<\/p>\n

\"Blk<\/a>
Yes, a 5-room HDB seller at Sembawang made more than an estimated S$300k in capital gains after 5 years.<\/figcaption><\/figure>\n

As per the examples we’ve shared, this isn’t always the case.<\/p>\n

Sellers have been able to find buyers who value longer (or shorter) leases (for 99-year leasehold projects) and large spaces, regardless of whether the estate is fully developed or near the city. They are able to market the value of their unit’s unique location, long-term potential, “newness”, unblocked views and spaciousness.<\/p>\n

For example, you must have read about the 5-room HDB resale flat in the non-mature Sembawang estate, which netted the first-time owners an estimated capital gain of S$315k-S$373k<\/a>. This is despite them only living there for the mandatory MOP<\/a> of 5 years.<\/p>\n

Similarly, in September, a 99-year-leasehold 7,050-sqft condo unit in Reflections at Keppel Bay<\/a>, was sold for S$17.6m, netting the owners a capital gain of S$6.6m (60.2%), despite living there for only one year. Yep, you heard it right – a S$6.6m gain after only one year.<\/p>\n

\"Keppel-Bay-e1457422697338\"<\/a>
Want to make a S$6.6m capital gain after living in the property for one year? Someone actually did it.<\/figcaption><\/figure>\n

If you’re a condo owner on the fence about listing and selling your home, fret no more. We’ve compiled a list of the top 10 condo sales with the highest capital gains in November 2022 (ie. based on available URA transaction data captured between 1st -25th November 2022).<\/p>\n

Not only that, we’ve separated them by region (CCR, RCR and OCR) and whether the owners held onto them for 10 years or less, or more than 10. While these capital gains are high, homeowners’ actual returns must factor in costs like renovations, taxes, duties, maintenance, etc. If they sell the property within 3 years, they will also be subjected to Sellers Stamp Duty<\/a>.<\/p>\n

Top 10 Condo Sales in Nov 2022 with the highest capital gain for Core Central Region (CCR)<\/h2>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n<\/colgroup>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
Property Name<\/strong><\/td>\nAddress<\/strong><\/td>\nFloor range<\/strong><\/td>\nTOP<\/strong><\/td>\nTenure<\/strong><\/td>\nRegion<\/strong><\/td>\nDistrict<\/strong><\/td>\nFloor area (sqft)<\/strong><\/td>\nPurchase Price<\/strong><\/td>\nDate of purchase<\/strong><\/td>\nSale Price<\/strong><\/td>\nDate of sale<\/strong><\/td>\nCapital Gain<\/strong><\/td>\nHolding Period (in years)<\/strong><\/td>\nReturn<\/strong><\/td>\nAnnualised<\/strong><\/td>\n<\/tr>\n
Holding period of MORE than 10 years<\/strong><\/td>\n<\/tr>\n
Ardmore Park<\/a><\/td>\n15 Ardmore Park<\/td>\n4-6<\/td>\n2001<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n2885<\/td>\n4,750,000<\/td>\n28 December 2000<\/td>\n12,500,000<\/td>\n4 Nov 2022<\/td>\n7,750,000<\/td>\n21.8<\/td>\n163.16%<\/td>\n4.53%<\/td>\n<\/tr>\n
Four Seasons Park<\/a><\/td>\n10 Cuscaden Walk<\/td>\n7-9<\/td>\n1994<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n2260<\/td>\n3,650,000<\/td>\n1 Apr 2000<\/td>\n7,160,000<\/td>\n23 Nov 2022<\/td>\n3,510,000<\/td>\n22.6<\/td>\n96.16%<\/td>\n3.03%<\/td>\n<\/tr>\n
Tanglin Park<\/a><\/td>\n3C Ridley Park<\/td>\n7-9<\/td>\n1988<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1593<\/td>\n2,000,000<\/td>\n22 January 1996<\/td>\n3,800,000<\/td>\n22 Nov 2022<\/td>\n1,800,000<\/td>\n26.8<\/td>\n90.00%<\/td>\n2.42%<\/td>\n<\/tr>\n
The Sail @ Marina Bay<\/a><\/td>\n2 Marina Boulevard<\/td>\n64-66<\/td>\n2008<\/td>\n99 years<\/td>\nCCR<\/td>\n1<\/td>\n1797<\/td>\n1,854,336<\/td>\n30 November 2004<\/td>\n3,600,000<\/td>\n7 Nov 2022<\/td>\n1,745,664<\/td>\n17.9<\/td>\n94.14%<\/td>\n3.77%<\/td>\n<\/tr>\n
The Morningside<\/a><\/td>\n1 Jalan Kuala<\/td>\n22-24<\/td>\n1992<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n2411<\/td>\n3,280,000<\/td>\n7 Jan 2011<\/td>\n5,000,000<\/td>\n25 Nov 2022<\/td>\n1,720,000<\/td>\n11.8<\/td>\n52.44%<\/td>\n3.63%<\/td>\n<\/tr>\n
The Equatorial<\/a><\/td>\n151 Stevens Road<\/td>\n4-6<\/td>\n2002<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1507<\/td>\n1,600,000<\/td>\n2 March 2004<\/td>\n3,255,000<\/td>\n1 Nov 2022<\/td>\n1,655,000<\/td>\n18.6<\/td>\n103.44%<\/td>\n3.90%<\/td>\n<\/tr>\n
The Sixth Avenue Residences<\/a><\/td>\n172 Sixth Avenue<\/td>\n1-3<\/td>\n2009<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1431<\/td>\n1,409,255<\/td>\n31 January 2007<\/td>\n3,000,000<\/td>\n4 Nov 2022<\/td>\n1,590,745<\/td>\n15.8<\/td>\n112.88%<\/td>\n4.91%<\/td>\n<\/tr>\n
The Sixth Avenue Residences<\/a><\/td>\n160 Sixth Avenue<\/td>\n1-3<\/td>\n2009<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1819<\/td>\n1,645,256<\/td>\n23 Jan 2007<\/td>\n3,150,000<\/td>\n10 Nov 2022<\/td>\n1,504,744<\/td>\n15.8<\/td>\n91.46%<\/td>\n4.21%<\/td>\n<\/tr>\n
The Tessarina<\/a><\/td>\n20 Wilby Road<\/td>\n4-6<\/td>\n2003<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1313<\/td>\n1,333,000<\/td>\n1 Oct 2000<\/td>\n2,800,000<\/td>\n18 Nov 2022<\/td>\n1,467,000<\/td>\n22.1<\/td>\n110.05%<\/td>\n3.42%<\/td>\n<\/tr>\n
Waterfall Gardens<\/a><\/td>\n10 Farrer Road<\/td>\n10-12<\/td>\n2010<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n4037<\/td>\n7,380,000<\/td>\n21 June 2007<\/td>\n8,680,000<\/td>\n18 Nov 2022<\/td>\n1,300,000<\/td>\n15.3<\/td>\n17.62%<\/td>\n1.06%<\/td>\n<\/tr>\n
Holding period of LESS than 10 years<\/strong><\/td>\n<\/tr>\n
The Tate Residences<\/a><\/td>\n23 Claymore Road<\/td>\n19-21<\/td>\n2010<\/td>\nFreehold<\/td>\nCCR<\/td>\n9<\/td>\n3219<\/td>\n7,800,000<\/td>\n9 Feb 2017<\/td>\n9,550,000<\/td>\n25 Nov 2022<\/td>\n1,750,000<\/td>\n5.8<\/td>\n22.44%<\/td>\n3.58%<\/td>\n<\/tr>\n
Belmond Green<\/a><\/td>\n15C Balmoral Road<\/td>\n1-3<\/td>\n2004<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1066<\/td>\n1,100,000<\/td>\n8 April 2016<\/td>\n2,350,000<\/td>\n4 Nov 2022<\/td>\n1,250,000<\/td>\n6.5<\/td>\n113.64%<\/td>\n12.39%<\/td>\n<\/tr>\n
The Cosmopolitan<\/a><\/td>\n200 Kim Seng Road<\/td>\n16-18<\/td>\n2008<\/td>\nFreehold<\/td>\nCCR<\/td>\n9<\/td>\n1399<\/td>\n2,500,000<\/td>\n25 Nov 2016<\/td>\n3,700,000<\/td>\n3 Nov 2022<\/td>\n1,200,000<\/td>\n5.9<\/td>\n48.00%<\/td>\n6.85%<\/td>\n<\/tr>\n
Belmond Green<\/a><\/td>\n15C Balmoral Road<\/td>\n4-6<\/td>\n2004<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1335<\/td>\n2,260,000<\/td>\n19 Nov 2015<\/td>\n3,180,000<\/td>\n2 Nov 2022<\/td>\n920,000<\/td>\n6.9<\/td>\n40.71%<\/td>\n5.06%<\/td>\n<\/tr>\n
Leighwoods<\/a><\/td>\n37 Mount Sinai Rise<\/td>\n4-6<\/td>\n1985<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n2217<\/td>\n2,900,000<\/td>\n23 Jan 2018<\/td>\n3,780,000<\/td>\n24 Nov 2022<\/td>\n880,000<\/td>\n4.8<\/td>\n30.34%<\/td>\n5.64%<\/td>\n<\/tr>\n
Tribeca<\/a><\/td>\n60 Kim Seng Road<\/td>\n16-18<\/td>\n2010<\/td>\nFreehold<\/td>\nCCR<\/td>\n9<\/td>\n1378<\/td>\n2,480,000<\/td>\n11 Aug 2017<\/td>\n3,250,000<\/td>\n1 Nov 2022<\/td>\n770,000<\/td>\n5.2<\/td>\n31.05%<\/td>\n5.37%<\/td>\n<\/tr>\n
Cavenagh Gardens<\/a><\/td>\n71 Cavenagh Road<\/td>\n4-6<\/td>\n1975<\/td>\nFreehold<\/td>\nCCR<\/td>\n9<\/td>\n1550<\/td>\n1,650,000<\/td>\n7 Feb 2017<\/td>\n2,370,000<\/td>\n10 Nov 2022<\/td>\n720,000<\/td>\n5.8<\/td>\n43.64%<\/td>\n6.50%<\/td>\n<\/tr>\n
Amaryllis Ville<\/a><\/td>\n20 Newton Road<\/td>\n4-6<\/td>\n2004<\/td>\n99 years<\/td>\nCCR<\/td>\n11<\/td>\n1238<\/td>\n1,780,000<\/td>\n28 Jul 2015<\/td>\n2,500,000<\/td>\n7 Nov 2022<\/td>\n720,000<\/td>\n7.3<\/td>\n40.45%<\/td>\n4.80%<\/td>\n<\/tr>\n
Sixth Avenue Ville<\/a><\/td>\n43 Sixth Avenue<\/td>\n1-3<\/td>\n1999<\/td>\nFreehold<\/td>\nCCR<\/td>\n10<\/td>\n1184<\/td>\n1,670,000<\/td>\n26 Mar 2018<\/td>\n2,388,000<\/td>\n14 Nov 2022<\/td>\n718,000<\/td>\n4.6<\/td>\n42.99%<\/td>\n8.12%<\/td>\n<\/tr>\n
Martin Modern<\/a><\/td>\n10 Martin Place<\/td>\n4-6<\/td>\n2021<\/td>\n99 years<\/td>\nCCR<\/td>\n9<\/td>\n1012<\/td>\n2,093,847<\/td>\n21 Jul 2017<\/td>\n2,800,000<\/td>\n9 Nov 2022<\/td>\n706,153<\/td>\n5.3<\/td>\n33.73%<\/td>\n5.69%<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

 <\/p>\n

In the Core Central Region, the top gainer goes to the owner of the Ardmore Park unit in the 4th-6th floor range. Holding on to his 2,885 sqft unit for nearly 22 years, he’s made S$7.75m, or a 163% return. Annualised, that’s 4.53% a year.<\/p>\n

Most top gainers have held onto their properties for at least 15 years, with the top three for more than 20. What’s impressive is the third top gainer – Tanglin Park – which despite being about 34 years old – managed to net the 27-year holder of his 1593 sqft unit a 90% return.<\/p>\n

\"ardmore<\/a>
An Ardmore Park penthouse. The entrance opens up to a spacious living room with a double-volume ceiling, with plenty of natural light. The dining room is at the far end of the living room. A spiral staircase leads to the upper level.<\/figcaption><\/figure>\n

On the contrary, the owner of a 1,066 sqft unit at Belmond Green sold his apartment after six and a half years, realising a capital gain of S$1.25m, or 113.64%. Annualised, his return is 12.39% a year – the highest on the list.<\/p>\n

Consider him a lucky gainer, as over the same period, another owner in Belmond Green, who lived on a higher floor, sold his 1,335-sqft unit for S$3.18m, realising a lower capital gain of S$920k, or 40.71%.<\/p>\n

Most short-term holders of CCR condos made between S$700k to S$1.75m after holding their properties for 4.6 to 7.3 years. Except for the Belmond Green gainer, the rest of the nine realised gains of between 22.44 and 48%.<\/p>\n

It’s clear that, at least for CCR projects, the eight gainers who sold within 10 years are realising around 31-48% returns, while those who held on longer saw between 90-163% returns.<\/p>\n