Shoebox Units - Everybody's Watching 'Em
In our very first Market Watch, we chose to look at none other than the shoebox phenomenon. A new set of cooling measures has been announced to cap the number of units in new developments located outside of the central area.
Shoebox units need no introduction. They have gotten much spotlight lately. In short, these are units less than 500 sq ft. They began to appear in bigger numbers in 2007/2008 but used to stay confined within the City and City Fringe districts. They have since made their way to the various mass market districts, where the rental market for such units is new, untested, and faces competition from HDB flats.
In fact, mass market dominates the shoebox market now. Based on caveats received so far in 2012 for shoebox units, approximately two-thirds are located in the mass market districts, nearly a two-fold increase from the previous year. Buyers with HDB addresses contribute more than half of the total purchases, from 55.7% last year to over 60% this year. However, there is no dominance of any price region by any particular addressee group, although one might be inclined to think that HDB dwellers are scooping up the lower priced units.
MND has announced that, effective from 4 November 2012, new developments located outside of the central area will be restricted in terms of the maximum number of units allowed to be built. The figure is based on the maximum allowable gross floor area (excluding any bonus) divided by an assumed unit size of 70 sqm.
Shoebox units are sold at 20-30% premium compared to larger units. The most expensive shoebox ever sold was a unit at Robinson Suites that was sold for $1.68m, or $3,399psf. The smallest shoebox ever sold was a mere 258 sq ft (the size of two and a half carpark lots) at Suites @ Guillemard.
We do see why shoebox units are well-liked. For owners of private properties, since they can no longer buy resale HDB flats without having to dispose their existing private properties, shoebox units become their only option given a budget of about $500,000. For HDB dwellers, it is a first step towards the private market. Given market prices are feeling very peak'ish, investors might want to limit any additional exposure to the property market, keeping investment sizes small.
Distribution of Shoebox Units
Note: Mouseover to see the property's name.
Source: URA, squarefoot.com.sg
Launched before 2008 |
Launched after 2008 |
Transaction Prices and Sales
Source: URA, http://www.squarefoot.com.sg
Extreme Cases
Shoebox units less than 30 sqm
Source: URA,
| Contract Date | Project Name | Tenure | Area (sqft) |
Purchase Price ($) |
Purchase Price ($psf) |
Region | Planning Area |
|---|---|---|---|---|---|---|---|
| 14 Mar 2018 | SUITES @ GUILLEMARD | Freehold | 258 | 445,000 | 1,723 | Central | Geylang |
| 29 Dec 2017 | N.A. | 999 YRS FR 01/01/1954 | 0 | 3,900,000 | 0 | ||
| 29 Nov 2017 | CITY SUITES | Freehold | 0 | 852,800 | 0 | Central | Novena |
| 21 Nov 2017 | FRANKEL ESTATE | Freehold | 0 | 3,330,000 | 0 | East | Bedok |
| 16 Nov 2017 | FRANKEL ESTATE | Freehold | 0 | 5,860,000 | 0 | East | Bedok |
| 13 Oct 2017 | TAI HWAN GARDEN | Freehold | 0 | 7,250,000 | 0 | North East | Serangoon |
| 9 Oct 2017 | N.A. | GT 75 | 0 | 6,750,000 | 0 | ||
| 27 Sep 2017 | TAI HWAN GARDEN | Freehold | 0 | 5,630,000 | 0 | North East | Serangoon |
| 26 Sep 2017 | N.A. | GT 61 | 0 | 16,800,000 | 0 | ||
| 6 Sep 2017 | FRANKEL ESTATE | Freehold | 0 | 3,800,000 | 0 | East | Bedok |
| 18 Aug 2017 | ST ANNE'S WOOD | 999 Yrs FROM 1875 | 0 | 2,381,000 | 0 | North East | Sengkang |
| 7 Aug 2017 | N.A. | GT 10 | 0 | 2,000,000 | 0 | ||
| 18 Jul 2017 | N.A. | GT 368 | 0 | 2,800,000 | 0 | ||
| 17 Jul 2017 | N.A. | GT 42 | 0 | 21,000,000 | 0 | ||
| 19 Jun 2017 | N.A. | - | 0 | 1,238,888 | 0 | ||
| 9 Jun 2017 | N.A. | GT 66 & 78 | 0 | 3,500,000 | 0 | ||
| 8 May 2017 | TAI YUAN GARDEN | Freehold | 0 | 3,400,000 | 0 | North East | Serangoon |
| 3 May 2017 | FRANKEL ESTATE | Freehold | 0 | 4,200,000 | 0 | East | Bedok |
| 27 Apr 2017 | VILLAS AT KEW | 99 Yrs FROM 1994 | 0 | 1,860,000 | 0 | East | Bedok |
| 10 Apr 2017 | TAI KENG GARDENS | Freehold | 0 | 2,800,000 | 0 | North East | Hougang |
| 7 Apr 2017 | 6 DERBYSHIRE | Freehold | 0 | 1,977,950 | 0 | Central | Novena |
| 6 Apr 2017 | TRE RESIDENCES | 99 Yrs FROM 2014 | 0 | 1,287,000 | 0 | Central | Geylang |
| 30 Mar 2017 | N.A. | GT 21 | 0 | 1,100,000 | 0 | ||
| 3 Mar 2017 | 6 DERBYSHIRE | Freehold | 0 | 1,905,138 | 0 | Central | Novena |
| 16 Feb 2017 | TAI YUAN GARDEN | Freehold | 0 | 3,350,000 | 0 | North East | Serangoon |
| 24 Jan 2017 | OPERA ESTATE | Freehold | 0 | 4,350,000 | 0 | East | Bedok |
| 1 Oct 2013 | SUITES @ GUILLEMARD | Freehold | 258 | 508,000 | 1,966 | Central | Geylang |
| 3 Apr 2013 | SUITES @ GUILLEMARD | Freehold | 258 | 495,000 | 1,916 | Central | Geylang |
| 15 Jun 2012 | SUITES @ GUILLEMARD | Freehold | 258 | 495,000 | 1,916 | Central | Geylang |
| 13 May 2011 | KENT RESIDENCES | Freehold | 312 | 550,000 | 1,762 | Central | Kallang |
| 28 Jan 2011 | SUITES @ GUILLEMARD | Freehold | 258 | 423,000 | 1,637 | Central | Geylang |
| 11 Nov 2009 | SUITES @ GUILLEMARD | Freehold | 258 | 386,000 | 1,494 | Central | Geylang |
| 9 Nov 2009 | SUITES @ GUILLEMARD | Freehold | 258 | 381,000 | 1,475 | Central | Geylang |
| 9 Nov 2009 | SUITES @ GUILLEMARD | Freehold | 258 | 391,000 | 1,514 | Central | Geylang |
| 9 Nov 2009 | SUITES @ GUILLEMARD | Freehold | 258 | 375,000 | 1,452 | Central | Geylang |
| 25 Apr 2008 | KENT RESIDENCES | Freehold | 312 | 398,000 | 1,275 | Central | Kallang |
| 18 Jan 2008 | BAN GUAN PARK | Freehold | 0 | 2,200,000 | 0 | Central | Bukit Timah |
| 1 Feb 2005 | SELETARIS | Freehold | 280 | 130,000 | 465 | North | Sembawang |
| 1 Apr 1999 | MOUNTBATTEN LODGE | Freehold | 280 | 235,000 | 840 | Central | Marine Parade |
Top 10 most expensive shoebox units
Source: URA,
| Contract Date | Project Name | Tenure | Area (sqft) |
Purchase Price ($) |
Purchase Price ($psf) |
Region | Planning Area |
|---|---|---|---|---|---|---|---|
| 14 Aug 2017 | 26 NEWTON | Freehold | 473 | 12,222,705 | 25,840 | Central | Novena |
| 13 Aug 2019 | 3 CUSCADEN | Freehold | 420 | 1,747,151 | 4,162 | Central | River Valley |
| 13 Mar 2019 | 3 CUSCADEN | Freehold | 452 | 1,793,814 | 3,968 | Central | River Valley |
| 9 Sep 2019 | 3 CUSCADEN | Freehold | 452 | 1,778,351 | 3,934 | Central | River Valley |
| 6 Aug 2019 | 3 CUSCADEN | Freehold | 420 | 1,632,990 | 3,890 | Central | River Valley |
| 30 May 2019 | 3 CUSCADEN | Freehold | 463 | 1,790,000 | 3,867 | Central | River Valley |
| 3 Nov 2018 | 3 CUSCADEN | Freehold | 463 | 1,773,000 | 3,831 | Central | River Valley |
| 17 May 2019 | 3 CUSCADEN | Freehold | 452 | 1,729,948 | 3,827 | Central | River Valley |
| 10 Oct 2019 | MIDTOWN BAY | 99 Yrs FROM 2018 | 484 | 1,878,700 | 3,804 | Central | Downtown Core |
| 8 May 2019 | 3 CUSCADEN | Freehold | 452 | 1,710,000 | 3,782 | Central | River Valley |
Breakdown of Shoebox Purchases
Breakdown by Region
Source: URA, http://www.squarefoot.com.sg
Breakdown by Buyer Profile
Source: URA, http://www.squarefoot.com.sg
Recent shoebox transactions
Note: Based on purchases in the past 6 months excluding bulk purchases
Source: URA,
| Project Name | Tenure | Average Price* ($) |
Average Price* ($psf) |
No. of Transactions* |
Region | Planning Area |
|---|---|---|---|---|---|---|
| 10 EVELYN | Freehold | 1,390,000 | 2,807 | 1 | Central Region | Novena |
| 18 WOODSVILLE | Freehold | 788,000 | 1,591 | 1 | Central Region | Toa Payoh |
| 28 IMPERIAL RESIDENCES | Freehold | 630,000 | 1,428 | 1 | Central Region | Geylang |
| 3 CUSCADEN | Freehold | 1,631,960 | 3,446 | 1 | Central Region | River Valley |
| 35 GILSTEAD | Freehold | 1,351,000 | 2,789 | 1 | Central Region | Novena |
| 38 I SUITES | Freehold | 743,000 | 1,501 | 1 | Central Region | Geylang |
| 77 @ EAST COAST | Freehold | 738,000 | 1,804 | 1 | East Region | Bedok |
| AFFINITY AT SERANGOON | 99 Years Leasehold | 752,762 | 1,586 | 21 | North East Region | Serangoon |
| AIRSTREAM | Freehold | 650,000 | 1,313 | 1 | Central Region | Kallang |
| ALEXIS | Freehold | 710,000 | 1,783 | 1 | Central Region | Queenstown |
| AMBER PARK | Freehold | 1,235,858 | 2,670 | 4 | Central Region | Marine Parade |
| BARTLEY RESIDENCES | 99 Yrs FROM 2011 | 706,000 | 1,525 | 3 | North East Region | Serangoon |
| BARTLEY RIDGE | 99 Yrs FROM 2012 | 743,000 | 1,501 | 1 | Central Region | Toa Payoh |
| BOTANIQUE AT BARTLEY | 99 Yrs FROM 2014 | 750,000 | 1,515 | 1 | North East Region | Serangoon |
| CARDIFF RESIDENCE | 99 Yrs FROM 2011 | 561,000 | 1,337 | 2 | North East Region | Serangoon |
| CASA AERATA | Freehold | 563,000 | 1,308 | 1 | Central Region | Geylang |
| CASA AL MARE | Freehold | 768,000 | 1,622 | 1 | East Region | Pasir Ris |
| CASPIAN | 99 Yrs FROM 2008 | 600,000 | 1,296 | 1 | West Region | Jurong West |
| CENTRA HEIGHTS | Freehold | 644,888 | 1,498 | 1 | Central Region | Geylang |
| CENTRA LOFT | Freehold | 597,944 | 1,324 | 2 | Central Region | Geylang |
| CITY LOFT | Freehold | 570,000 | 1,557 | 1 | Central Region | Kallang |
| COASTLINE RESIDENCES | Freehold | 1,079,000 | 2,387 | 2 | Central Region | Marine Parade |
| COCO PALMS | 99 Yrs FROM 2008 | 628,000 | 1,357 | 2 | East Region | Pasir Ris |
| COMMONWEALTH TOWERS | 99 Yrs FROM 2013 | 820,800 | 1,783 | 5 | Central Region | Queenstown |
| D'NEST | 99 Yrs FROM 2010 | 597,667 | 1,234 | 3 | East Region | Pasir Ris |
| D'ZIRE | 999 Yrs FROM 1875 | 500,000 | 1,290 | 1 | North East Region | Hougang |
| DORSETT RESIDENCES | 99 Yrs FROM 2009 | 915,000 | 1,889 | 1 | Central Region | Outram |
| DUNEARN 386 | Freehold | 1,160,496 | 2,567 | 2 | Central Region | Bukit Timah |
| EIGHT RIVERSUITES | 99 Yrs FROM 2011 | 741,500 | 1,680 | 2 | Central Region | Kallang |
| FORESQUE RESIDENCES | 99 Yrs FROM 2011 | 615,000 | 1,329 | 1 | West Region | Bukit Panjang |
| FOURTH AVENUE RESIDENCES | 99 Years Leasehold | 1,061,692 | 2,181 | 13 | Central Region | Bukit Timah |
| GUILLEMARD EDGE | Freehold | 602,629 | 1,473 | 3 | Central Region | Geylang |
| HAUS ON HANDY | 99 Years Leasehold | 1,348,000 | 2,879 | 2 | Central Region | Museum |
| HEDGES PARK CONDOMINIUM | 99 Yrs FROM 2010 | 530,000 | 1,094 | 1 | East Region | Pasir Ris |
| HERITAGE EAST | Freehold | 620,000 | 1,340 | 1 | East Region | Bedok |
| HIGH PARK RESIDENCES | 99 Years Leasehold | 558,625 | 1,311 | 8 | North East Region | Sengkang |
| HILLION RESIDENCES | N.A. | 700,000 | 1,512 | 1 | West Region | Bukit Panjang |
| IDYLLIC SUITES | Freehold | 560,000 | 1,301 | 1 | Central Region | Geylang |
| JEWEL @ BUANGKOK | 99 Yrs FROM 2012 | 651,667 | 1,386 | 3 | North East Region | Sengkang |
| KENT RIDGE HILL RESIDENCES | 99 Years Leasehold | 862,797 | 1,807 | 22 | Central Region | Queenstown |
| KINGSFORD WATERBAY | 99 Yrs FROM 2014 | 591,000 | 1,230 | 3 | North East Region | Hougang |
| LA BRISA | Freehold | 580,000 | 1,253 | 1 | Central Region | Geylang |
| LA FLEUR | Freehold | 510,000 | 1,215 | 2 | Central Region | Geylang |
| LE REGAL | Freehold | 498,800 | 1,363 | 1 | Central Region | Geylang |
| LEEDON GREEN | Freehold | 1,208,000 | 2,551 | 1 | Central Region | Bukit Timah |
| MARGARET VILLE | 99 Years Leasehold | 1,000,915 | 2,163 | 4 | Central Region | Queenstown |
| MELOSA | Freehold | 545,000 | 1,266 | 1 | Central Region | Geylang |
| MEYER MANSION | Grant In Fee Simple | 1,512,100 | 3,122 | 1 | Central Region | Marine Parade |
| MIDTOWN BAY | 99 Years Leasehold | 1,388,286 | 2,980 | 7 | Central Region | Downtown Core |
| MIDTOWN RESIDENCES | 99 Yrs FROM 2013 | 650,000 | 1,473 | 1 | North East Region | Hougang |
| MIDWOOD | 99 Years Leasehold | 743,600 | 1,535 | 1 | West Region | Bukit Batok |
| MOUNT SOPHIA SUITES | Freehold | 766,500 | 1,704 | 2 | Central Region | Rochor |
| NOTTINGHILL SUITES | Freehold | 593,333 | 1,490 | 3 | Central Region | Bukit Timah |
| OCEAN FRONT SUITES | 946 Yrs FROM 1937 | 528,000 | 1,326 | 1 | East Region | Pasir Ris |
| ONE HOLLAND VILLAGE RESIDENCES | 99 Years Leasehold | 1,399,165 | 2,861 | 7 | Central Region | Queenstown |
| ONE PEARL BANK | 99 Years Leasehold | 1,156,250 | 2,686 | 8 | Central Region | Outram |
| PALMERA EAST | Freehold | 600,000 | 1,394 | 1 | East Region | Bedok |
| PARC BLEU | Freehold | 610,000 | 1,318 | 1 | East Region | Bedok |
| PARC CENTROS | 99 Yrs FROM 2012 | 621,667 | 1,323 | 3 | North East Region | Punggol |
| PARC CLEMATIS | 99 Years Leasehold | 726,500 | 1,607 | 2 | West Region | Clementi |
| PARC ELEGANCE | Freehold | 540,000 | 1,356 | 1 | East Region | Bedok |
| PARC ESTA | 99 Years Leasehold | 829,857 | 1,907 | 21 | Central Region | Geylang |
| PARC HAVEN | Freehold | 660,000 | 1,460 | 1 | Central Region | Novena |
| PARC OLYMPIA | 99 Yrs FROM 2012 | 540,000 | 1,091 | 1 | East Region | Pasir Ris |
| PARC RIVIERA | 99 Years Leasehold | 653,750 | 1,413 | 2 | West Region | Clementi |
| PARC ROSEWOOD | 99 Yrs FROM 2011 | 500,000 | 1,162 | 2 | North Region | Woodlands |
| PARC SOMME | 99 Yrs FROM 2008 | 544,000 | 1,555 | 2 | Central Region | Kallang |
| PARK COLONIAL | 99 Years Leasehold | 976,000 | 2,109 | 2 | Central Region | Toa Payoh |
| PAVILION SQUARE | Freehold | 550,000 | 1,381 | 1 | Central Region | Geylang |
| PEOPLE'S PARK COMPLEX | 99 Yrs FROM 1968 | 480,000 | 1,174 | 1 | Central Region | Outram |
| PRESTIGE HEIGHTS | Freehold | 570,000 | 1,708 | 1 | Central Region | Novena |
| PULLMAN RESIDENCES NEWTON | Freehold | 1,231,333 | 2,660 | 3 | Central Region | Novena |
| REZI 24 | Freehold | 765,588 | 1,636 | 8 | Central Region | Geylang |
| RIVERBANK @ FERNVALE | 99 Yrs FROM 2013 | 580,000 | 1,171 | 1 | North East Region | Sengkang |
| RIVERFRONT RESIDENCES | 99 Years Leasehold | 679,000 | 1,467 | 2 | North East Region | Hougang |
| ROBINSON SUITES | Freehold | 1,238,000 | 2,500 | 1 | Central Region | Downtown Core |
| RV ALTITUDE | Freehold | 1,371,000 | 3,107 | 1 | Central Region | River Valley |
| RV EDGE | Freehold | 829,333 | 1,857 | 3 | Central Region | Tanglin |
| RV SUITES | Freehold | 896,800 | 1,811 | 1 | Central Region | Tanglin |
| SENGKANG GRAND RESIDENCES | 99 Years Leasehold | 839,467 | 1,773 | 6 | North East Region | Sengkang |
| SIMS EDGE | Freehold | 735,000 | 1,552 | 1 | Central Region | Geylang |
| SIMS URBAN OASIS | 99 Yrs FROM 2014 | 669,000 | 1,566 | 3 | Central Region | Geylang |
| SKY EVERTON | Freehold | 1,226,000 | 2,649 | 2 | Central Region | Bukit Merah |
| SKY GREEN | Freehold | 700,000 | 1,586 | 1 | Central Region | Geylang |
| SKY VUE | 99 Yrs FROM 2013 | 810,000 | 1,636 | 1 | Central Region | Bishan |
| SKYSUITES@ANSON | 99 Yrs FROM 2008 | 900,000 | 2,459 | 1 | Central Region | Downtown Core |
| SPACE @ KOVAN | Freehold | 580,000 | 1,347 | 1 | North East Region | Serangoon |
| SPOTTISWOODE 18 | Freehold | 795,000 | 2,052 | 2 | Central Region | Bukit Merah |
| STIRLING RESIDENCES | 99 Years Leasehold | 966,000 | 2,189 | 5 | Central Region | Queenstown |
| STUDIOS@TEMBELING | Freehold | 730,000 | 1,577 | 1 | Central Region | Marine Parade |
| SUITES 28 | Freehold | 570,000 | 1,261 | 1 | Central Region | Geylang |
| SUITES @ GUILLEMARD | Freehold | 575,000 | 1,484 | 1 | Central Region | Geylang |
| SUITES @ SIMS | Freehold | 470,000 | 1,248 | 1 | Central Region | Geylang |
| THE ANTARES | 99 Years Leasehold | 813,806 | 1,800 | 4 | Central Region | Geylang |
| THE CLIFT | 99 Yrs FROM 2004 | 950,000 | 1,919 | 1 | Central Region | Downtown Core |
| THE FLORENCE RESIDENCES | 99 Years Leasehold | 737,672 | 1,527 | 61 | North East Region | Hougang |
| THE GARDEN RESIDENCES | 99 Years Leasehold | 731,419 | 1,613 | 16 | North East Region | Serangoon |
| THE GLADES | 99 Yrs FROM 2013 | 678,000 | 1,500 | 1 | East Region | Bedok |
| THE HILLFORD | 60 Yrs FROM 2013 | 470,500 | 1,182 | 4 | Central Region | Bukit Timah |
| THE INFLORA | 99 Yrs FROM 2012 | 515,625 | 1,108 | 8 | East Region | Pasir Ris |
| THE INTERWEAVE | Freehold | 644,000 | 1,517 | 2 | Central Region | Novena |
| THE JOVELL | 99 Years Leasehold | 632,000 | 1,398 | 1 | East Region | Pasir Ris |
| THE M | 99 Years Leasehold | 1,110,696 | 2,532 | 133 | Central Region | Downtown Core |
| THE OCTET | Freehold | 500,000 | 1,161 | 1 | Central Region | Geylang |
| THE PANORAMA | 99 Yrs FROM 2013 | 680,000 | 1,579 | 1 | North East Region | Ang Mo Kio |
| THE TAPESTRY | 99 Years Leasehold | 695,585 | 1,554 | 15 | East Region | Tampines |
| THE TRE VER | 99 Years Leasehold | 853,222 | 1,723 | 5 | Central Region | Toa Payoh |
| THE VERVE | Freehold | 615,000 | 1,394 | 1 | Central Region | Novena |
| THOMSON IMPRESSIONS | 99 Years Leasehold | 765,000 | 1,653 | 1 | Central Region | Bishan |
| THOMSON THREE | 99 Yrs FROM 2012 | 780,000 | 1,575 | 1 | Central Region | Bishan |
| TREASURE AT TAMPINES | 99 Years Leasehold | 693,864 | 1,499 | 36 | East Region | Tampines |
| TROPIKA EAST | Freehold | 625,000 | 1,350 | 1 | East Region | Bedok |
| TYRWHITT 139 | Freehold | 580,000 | 1,456 | 1 | Central Region | Kallang |
| UBER 388 | Freehold | 715,000 | 1,582 | 1 | East Region | Bedok |
| VAN HOLLAND | Freehold | 1,480,335 | 2,990 | 2 | Central Region | Bukit Timah |
| VERTICUS | Freehold | 903,000 | 2,046 | 6 | Central Region | Novena |
| VIBES @ EAST COAST | Freehold | 585,000 | 1,394 | 1 | East Region | Bedok |
| VIBES@UPPER SERANGOON | Freehold | 546,667 | 1,294 | 3 | North East Region | Serangoon |
| VIZ AT HOLLAND | Freehold | 800,000 | 1,616 | 1 | Central Region | Queenstown |
| WHISTLER GRAND | 99 Years Leasehold | 705,036 | 1,597 | 5 | West Region | Clementi |
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