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URA & HDB 1Q2025 Flash Estimates Signal Stable Market Conditions

In the private property sector, the price index rose by 0.6% in 1Q2025, moderating from the 2.3% growth observed in 4Q2024. This increase reflects a steady, yet disciplined demand environment supported by a stream of new launches such as The Orie, Elta, Parktown Residence, etc. These developments, spanning the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR), have appealed to a broad spectrum of buyers including upgraders, owner-occupiers, and long-term investors. Notably, the RCR and OCR segments remained price-resilient thanks to a healthy flow of project launches. In contrast, the CCR experienced more subdued price movements due to limited new launches, although the debut of One Marina Gardens is expected to support future recovery. The strategic rollout of sites from the Government Land Sales (GLS) programme continues to maintain a stable absorption rate, preventing supply shocks while ensuring adequate buyer choice. On the public housing front, the HDB resale market saw a moderated price increase of 1.5% in 1Q2025, following a stronger 2.6% growth in 4Q2024. The recalibration reflects the impact of expanding supply and evolving affordability measures. A key contributor was the significant Build-To-Order (BTO) and concurrent Sale of Balance Flats (SBF) exercise in the first quarter, which saw the launch of 5,032 BTO flats and 5,590 SBF flats. Of particular note, 4 in 10 units in the SBF launch were already completed, offering quicker move-in timelines and attracting strong interest from buyers. The latest SBF exercise was the largest since November 2020, and ongoing policy enhancements—such as increased second-timer quotas, the expansion of the Deferred Income Assessment scheme, and the Family Care Scheme—have further improved access and affordability. Going forward, over 50,000 new flats will be launched across Singapore over the next three years in areas like Woodlands, Bayshore, and Mount Pleasant. In 2025 alone, about 3,800 BTO flats with waiting times under three years will be rolled out, providing attractive alternatives to the resale market. These efforts are expected to ease demand pressures and ensure broader accessibility. Together, these market trends highlight a well-calibrated approach toward ensuring sustainable housing development, balancing market demand with strategic supply enhancements in both the private and public segments.

Retail Property Market 2025: Trends Shaping Investor Strategies

Singapore's retail landscape demonstrated resilience in 2024, underpinned by a sharp rebound in international visitor arrivals and strategic investor activity. Visitor arrivals surged by 21.5%, growing from 13.6 million in 2023 to 16.5 million in 2024, with strong contributions from Mainland China, Indonesia, and India. This growth was fueled by a robust calendar of high-profile events—including concerts by global artists like Taylor Swift, Ed Sheeran, and Coldplay, as well as the Formula 1 Singapore Grand Prix and Singapore Art Week—which bolstered tourism-related sectors like retail and hospitality. Retail property transactions in 2024 moderated slightly, registering approximately 250 caveated transactions compared to 272 in 2023. Despite this moderation, District 7 (Middle Road/Golden Mile) emerged as the top-performing district with 52 transactions. This reflects investor confidence tied to the transformation of the Golden Mile Complex into The Golden Mile, integrating retail, office, and medical suites alongside the upcoming Aurea residential tower. Districts 14 (Geylang, Eunos) and 9 (Orchard, River Valley) followed with 35 and 32 transactions, respectively, underscoring demand for strategically located and historically stable commercial zones. From a project perspective, Parklane Shopping Mall led with 12 transacted retail units, indicating sustained interest in older, strata-titled developments with flexible configurations. Far East Plaza and Sim Lim Square also recorded strong activity, each with 10 units transacted, appealing to niche businesses and tourist-centric trades. Notably, City Developments Limited’s acquisition of Delfi Orchard for S$439 million highlighted institutional interest in Orchard Road’s rejuvenation. Other high-value deals included transactions along Irrawaddy Road, North Bridge Road, and Beach Road—signaling a preference for prime, high-footfall locations. The leasing market also improved, with total retail rental value rising by 2.7% year-on-year from $254.5 million in 2023 to $261.2 million in 2024. Median rentals held firm across multiple regions, with the North and North-East regions commanding premium rates. Fringe and Central Areas also experienced rental recovery, reflecting sustained demand in key retail corridors. Looking ahead to 2025, Singapore's retail sector is poised for continued growth. The Singapore Tourism Board projects 17.0 to 18.5 million visitors, generating up to $30.5 billion in tourism receipts. This optimism is supported by new attractions such as Illumination’s Minion Land at Universal Studios Singapore and the Disney Adventure Cruise Line, both expected to draw significant regional traffic. Retail will also benefit from a vibrant MICE calendar, bringing in high-spending business travelers. Experiential retail, the integration of physical and digital commerce, and evolving consumer expectations will continue to shape leasing and investment trends. While external risks such as geopolitical uncertainties and macroeconomic fluctuations persist, the sector remains anchored by Singapore’s strong fundamentals, diversified tourism base, and investor confidence in well-located assets.

GLS Tender Results: Bayshore Road Site Attracts Strong Developer Interest

Sing-Haiyi Garnet Pte. Ltd. secured the Bayshore Road residential site with a top bid of $658.9 million ($1,388 psf ppr), narrowly surpassing Sing Holdings Residential Pte. Ltd. by 0.8%. The tender attracted eight bidders, reflecting strong developer interest in this well-located site. This marks the highest number of bidders for a non-EC GLS site since Jalan Tembusu in 2022, underscoring the continued demand for well-located private residential plots. The Bayshore precinct is undergoing major transformation, presenting an opportunity for developers to establish an early foothold in a future waterfront district. The site’s strategic location enhances its appeal. It is close to Temasek Junior College, Temasek Secondary School, and the upcoming Bayshore MRT station on the Thomson-East Coast Line. Connectivity is further strengthened by the East Coast Parkway (ECP), providing easy access to the CBD and Changi Airport. This land parcel is the first private residential site launched in the Bayshore neighbourhood, an area envisioned as a dynamic residential and community hub. The Urban Redevelopment Authority (URA) plans to integrate development with green spaces, places of worship, sports and recreational facilities, and educational institutions, fostering a holistic living environment. The precinct's long-term potential likely contributed to the keen competition, with developers leveraging the First-Mover Advantage to set a benchmark for future developments. The Bayshore transformation began in October 2024 with the launch of two Build-To-Order (BTO) projects. This signals the evolution of Bayshore into a vibrant, well-integrated residential enclave with a blend of coastal living and urban convenience. The site's proximity to a prestigious landed housing enclave provides an opportunity to attract potential upgraders. Homeowners in these exclusive estates may transition to new condominiums offering modern facilities, enhanced security, and a low-maintenance lifestyle. Additionally, a mature residential catchment could encourage existing homeowners to downsize or invest, further supporting demand. Overall, this GLS tender reinforces Bayshore’s potential as a desirable residential district, offering connectivity, urban transformation, and investment potential. The strong bidding interest reflects developers’ confidence in the area's long-term value.