EMERALD OF KATONG

Discover the Emerald of Katong: A Gem in District 15, Singapore

Welcome to the Emerald of Katong, the latest luxury condominium launch nestled in the heart of Jalan Tembusu, District 15, Singapore. Developed by the esteemed Sim Lian Group, this residential project promises a blend of modern elegance and convenient urban living. With its strategic location, outstanding architectural design, and competitive breakeven price, the Emerald of Katong is poised to be a standout choice for discerning homebuyers and investors alike.

Prime Location in District 15

The Emerald of Katong boasts a prime location in one of Singapore’s most sought-after districts. Situated in Jalan Tembusu, this development offers residents unparalleled access to a range of amenities and lifestyle options. One of the key highlights is its proximity to the upcoming Tanjong Katong MRT station, ensuring seamless connectivity to the rest of the city. Whether you’re commuting for work or leisure, the convenience of being close to major transportation hubs cannot be overstated.

Katong, is known for its residential area with nearby amenities and educational institutions. Here are some of the schools and amenities in the vicinity:

Schools:

1. Tanjong Katong Primary School
2. Tanjong Katong Girls’ School
3. Tanjong Katong Secondary School
4. Chung Cheng High School (Main)
5. Dunman High School
6. Canadian International School (Tanjong Katong Campus)

A good education can help to give a good head start in life. Take your pick from some of Singapore’s most sought-after primary schools to established junior college and international schools, Emerald of Katong is surrounded by education institutions for kids of all ages. Are you aware that Dunman High School offers Integrated Programme (IP) programme?  Do check out the list of schools offering the Gifted Education Programme, or GEP

Exceptional Education for Expats at Your Doorstep: Canadian International School, 2minutes walk from Emerald at Katong

The Canadian International School (CIS) in Singapore’s Katong area is a top-notch educational institution offering a range of programs from pre-school to postgraduate levels. Renowned for its comprehensive academic curriculum, CIS also provides a variety of elective programs, including music electives, catering to the diverse interests and talents of its students.

Situated in a building with a rich history, CIS’s Katong campus was originally built in 1953 and known as the Tanjong Katong Girls’ School. The building features a nautical-inspired design with a modern twist, blending historical charm with contemporary functionality.

CIS was among the first schools in Singapore to offer the Cambridge GCE O and A level examinations, showcasing its commitment to providing internationally recognized qualifications. Today, the school continues its tradition of excellence by offering the International Baccalaureate (IB) program from primary through to the diploma level, ensuring a holistic and globally relevant education.

Amenities:

1. Katong Shopping Centre
2. Parkway Parade Shopping Centre
3. Katong V
4. Marine Parade Public Library
5. East Coast Park (Recreational facilities and beach access)

Emerald of Katong enjoys proximity to various schools catering to different educational levels and several shopping centers and recreational facilities, making it a well-rounded residential area in District 15.

Food and Beverage (F&B):

1. Katong Laksa (Iconic local dish)
2. 328 Katong Laksa (Famous laksa stall)
3. Marine Parade Food Centre (Hawker centre with various local food stalls)
4. East Coast Lagoon Food Village (Hawker centre with seafood and local delights)
5. Various cafes and restaurants along East Coast Road and Joo Chiat Road

These F&B options complement the residential and educational offerings in the area, making Emerald of Katong a vibrant and convenient neighborhood to live in District 15.

Emerald of Katong’s Architectural Excellence

The architectural design of the Emerald of Katong is a testament to the developer’s commitment to quality and innovation. The project’s architect has crafted a visually stunning and functional living space that complements the vibrant surroundings of Katong. With its sleek lines, modern facades, and thoughtfully designed interiors, this condominium sets a new benchmark for luxury living in District 15.

Competitive Breakeven Price

When it comes to property investment, understanding the breakeven price is crucial. The Emerald of Katong offers a competitive breakeven price, making it an attractive option for both homebuyers and investors. Compared to neighboring developments, such as Tembusu Grand, this new launch provides exceptional value without compromising on quality or location.

Emerald of Katong Developer – Sim Lian Group

The developer behind the Emerald of Katong, Sim Lian Group, has a well-established reputation in Singapore’s real estate market. With decades of experience and a diverse portfolio of residential, commercial, industrial, retail, and mixed-use developments, Sim Lian Group brings reliability and excellence to this new development. Future residents can expect top-notch construction quality, thoughtful layouts, and a host of premium facilities that enhance the overall living experience.

Here’s an overview of some notable projects in the portfolio of the Developer:

Sim Lian Group’s portfolio showcases their versatility and commitment to quality in various sectors of the real estate market. Their projects are known for their strategic locations, innovative designs, and comprehensive amenities, making them a preferred choice for both homebuyers and investors.

Emerald of Katong Location: Proximity to Tanjong Katong MRT

One of the standout features of the Emerald of Katong is its close proximity to the Tanjong Katong MRT station. This upcoming station on the Thomson-East Coast Line will provide residents with direct access to key areas across Singapore, including the Central Business District (CBD) and Marina Bay. The convenience of living near an MRT station cannot be overstated, making daily commutes and weekend outings a breeze.

Tanjong Katong station 650m to Emerald at Katong. Source: LTA

Visual representation of the excellent connectivity provided by the Thomson-East Coast Line (TEL) from Tanjong Katong MRT. With Tanjong Katong as a starting point, residents can easily reach numerous key destinations across the city, making District 15 a highly desirable location for living and commuting

Seamless Travel Ahead: Thomson-East Coast Line Set to Transform Changi Airport Access

The Thomson-East Coast Line (TEL) is envisioned as an “international” line due to its strategic connections. It links directly to Woodlands Checkpoint, facilitating seamless travel between Singapore and Johor Bahru via the Rapid Transit System (RTS) Link (upcoming in 2026). Additionally, the line extends to Changi Airport T5 (upcoming), enhancing connectivity to the international gateway. This positioning underscores its importance in facilitating cross-border travel and enhancing Singapore’s connectivity on a regional scale.

Thomson East-Coast Line Map. Source: LTA

The Land Transport Authority (LTA) has announced plans to commence preparatory work in 2025 to integrate three East-West Line (EWL) stations – Tanah Merah, Expo, and Changi Airport – into the Thomson-East Coast Line (TEL). This initiative forms part of Singapore’s long-term transportation strategy to establish a direct MRT connection from Changi Airport to the city center by 2040, as outlined in the 2040 Land Transport Master Plan.

Currently, passengers traveling between Changi Airport and the city center must transfer at Tanah Merah station. The extension of the TEL beyond Sungei Bedok station will involve passing through the future Terminal 5 (T5), slated for mid-2030s completion, and integrating the EWL segment between Changi Airport and Tanah Merah into the TEL infrastructure.

The convenient interchange between the Thomson-East Coast Line (TEL) and the upcoming Rapid Transit System (RTS) Link at Woodlands North is expected to encourage residents of Johor Bahru to prefer flying through Changi Airport once the TEL extension is completed.

Updated Thomson East Coast Line Map. Source: LTA

Emerald of Katong vs. Tembusu Grand

When considering a new home in District 15, potential buyers often compare different developments to make an informed decision. The Emerald of Katong stands out when compared to Tembusu Grand due to its superior location, competitive pricing, and the reputation of its developer. While both projects offer luxurious living, the Emerald of Katong’s proximity to the MRT station and its architect’s innovative design give it an edge in the competitive real estate market.

Emerald of Katong Government Land Sales (GLS)

The Emerald of Katong is part of the Government Land Sales (GLS) program, ensuring that it meets stringent regulatory standards and offers a high level of assurance to buyers. The GLS initiative promotes transparency and quality in property development, and the inclusion of this project in the program underscores its credibility and potential for appreciation.

Sim Lian Scores Top Bid of $828.8m for Jalan Tembusu State Land Tender

The Jalan Tembusu state land tender was secured by Sim Lian Group at the top bid of $828.8 million in 18^th July 2023. This bid, translating to $1,069 per square foot per plot ratio (psf ppr), narrowly edged out the next highest bid of $828 million ($1,068 psf ppr) from a joint venture between City Developments Limited (CDL) and Frasers Property, suggesting a consensus on the site’s value.

Analytical Insights on the Tender

Sim Lian’s bid for the Jalan Tembusu site is notable not only for its value but also for its context within the broader market. This bid is significantly lower—by nearly 18%—than CDL and MCL Land’s successful bid of $1,302 psf ppr for the Tembusu Grand site in January 2022. The lower breakeven price of $2,000 psf and the potential selling price ranging between $2,300 psf and $2,380 psf suggest a strategic move by Sim Lian to stay competitive amidst rising costs and market uncertainties.

Ms. Chia Siew Chuin, Head of Residential Research and Consultancy at JLL, highlighted that the large site could yield 840 units, adding to an already supply-rich area. With nearly 2,500 units launched in 2023 from projects like Tembusu Grand (638 units), The Continuum (816 units), and Grand Dunman (1,008 units), the competition for buyers will be fierce.

Table of CMA

District 15: Brand New vs. Subsale Property Analysis

The chart and data provided offer an insightful comparison between brand new sales and subsale transactions in District 15, covering key metrics from 2015 to 2024.

District 15 Brand New vs Subsale Analysis

Here’s a detailed analysis based on the given information:

Price Per Square Foot (Psf) Trends

New Sale:

• Min Psf: $2,290
• Max Psf: $2,791
• Avg Psf: $2,492

Subsale:

• Min Psf: $2,721
• Max Psf: $3,085
• Avg Psf: $2,870

Analysis:

• Price Trends: Over the years, subsale properties have consistently commanded higher prices per square foot compared to new sales. This could be due to the premium on immediate availability and the established nature of subsale units.
• Average Price Difference: The average psf for subsale properties ($2,870) is significantly higher than that of new sales ($2,492), indicating a premium buyers are willing to pay for ready-to-move-in units and perhaps more desirable locations or developments.

Market Observations

1. Rising Prices: Both new sale and subsale psf prices have been trending upwards, reflecting strong demand in District 15.
2. Premium for Subsales: The higher psf for subsale properties indicates a market preference for established, possibly better-located units that are ready for immediate occupation.
3. Volume of Transactions: The greater volume of new sale transactions suggests that the market is responding well to new developments, possibly driven by the modern amenities and customization options they offer.
4. Investment Considerations: For investors, the choice between new sale and subsale will depend on factors like immediate rental yield (subsale might be preferable due to immediate occupancy) versus potential capital appreciation (new sales may offer more room for price growth).

District 15 continues to be a vibrant and desirable location for both new and subsale properties. While subsale units command a higher psf, new sales offer more transactions and potentially larger total living spaces. Buyers and investors should weigh the benefits of modern amenities and customization in new sales against the immediate availability and established value of subsale properties. As prices inch upwards, strategic decisions based on these insights will be key to maximizing returns and meeting personal or investment goals.

Making a Safe Investment: Understanding the Right Entry Price

Investing wisely means knowing the right entry price. It’s crucial to buy at a market-accepted price point that is lower than many current and upcoming launches.

Investing in this development is a strategic move that combines a safe entry price with high potential for appreciation. By understanding the market dynamics and the unique advantages this project offers, you position yourself for long-term success and profitability.

Let’s dive deeper into why this development is an opportunity not to be missed!

Emerald of Katong: District 15’s First Project Impacted by Harmonization of GFA Definitions

In June 2022, the Urban Redevelopment Authority (URA) announced the adoption of new harmonized floor area definitions, which were developed in collaboration with the Singapore Land Authority (SLA), the Building and Construction Authority (BCA), and the Singapore Civil Defence Force (SCDF). This move aims to streamline the differing definitions used by various government agencies, thereby reducing confusion for property owners and saving real estate professionals time when preparing documents. The new definitions took effect on June 1, 2022.

Key Changes in GFA Definitions

The main changes introduced by the new harmonized definitions include:

1. Measurement to the Middle of the Wall: Floor areas will now be measured to the middle of the wall, providing a more standardized approach.
2. Inclusion of All Strata Areas as GFA: All strata areas will be included in the gross floor area (GFA), ensuring consistency across different types of spaces.
3. Exclusion of Void Spaces from Strata Area: Void spaces will be excluded from the strata area, refining the calculation of usable space.
4. Aligned Definition for Statistical GFA: The BCA and SCDF will adopt a unified definition for statistical GFA, promoting consistency in data reporting.

Implications for Developers and Buyers

Before the adoption of these new definitions, areas such as aircon ledges and void spaces were not included in the total GFA of a development but were part of the saleable area of a unit. With the new definitions, these areas are now included in the total GFA, which could lead to significant changes in development planning and marketing strategies.

Benefits for Buyers

The inclusion of aircon ledges and void spaces in the total GFA may result in the elimination of oversized aircon ledges and unnecessary void spaces, ultimately benefiting buyers by providing more practical and usable living spaces.

Impact on Developers

On the other hand, the reduction in saleable GFA could negatively affect the profit margins of developers. Market observers estimate that this change could lead to a 5% reduction in saleable GFA, which might influence the pricing strategies and financial projections of new developments.

Harmonized GFA Definitions: Impact on Tembusu Grand and Emerald of Katong

The new GFA definitions apply only to development applications received on or after June 1, 2022. Therefore, the Tembusu Grand project, which was planned before this date, is not affected by the new rules. However, the developers of Emerald of Katong will need to adhere to these new definitions. This requirement could have influenced the level of interest in the site and may have contributed to more conservative bid prices.

Sales in New Project in Lentor Thrives Despite Harmonized GFA Definitions

Lentor Mansion has been impacted by the recent harmonization of Gross Floor Area (GFA) definitions, which includes previously excluded spaces like aircon ledges in the total GFA. Despite these changes, Lentor Mansion has sold exceptionally well, thanks to its well-designed internal footprint. The thoughtful and efficient use of space within each unit has attracted buyers, ensuring maximum utility and comfort, proving that quality design can effectively counterbalance regulatory changes.

Given the above analysis, it seems Sim Lian did not overpay in a straightforward sense, as their bid was conservative compared to previous transactions in the area. However, the ultimate success of this investment will depend on market conditions, sales performance, and the developer’s ability to manage costs effectively. The risks are real, but the strategy might pay off if market conditions remain favorable or improve.