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 $500,000. For HDB dwellers, it is a first step towards the private market. Given market prices are feeling very peak'ish, investors might want to limit any additional exposure to the property market, keeping investment sizes small.
Distribution of Shoebox Units
Note: Mouseover to see the property's name.
Source: URA, squarefoot.com.sg
Launched before 2008 |
Launched after 2008 |
Transaction Prices and Sales
Source: URA, https://www.squarefoot.com.sg
Extreme Cases
Shoebox units less than 30 sqm
Source: URA,
| Contract Date | Project Name | Tenure | Area (sqft) |
Purchase Price ($) |
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 ($psf) |
Region | Planning Area |
|---|---|---|---|---|---|---|---|
| 14 Aug 2017 | 26 NEWTON | Freehold | 473 | 12,222,705 | 25,840 | Central | Novena |
| 3 Nov 2018 | 3 CUSCADEN | Freehold | 463 | 1,773,000 | 3,831 | Central | River Valley |
| 20 Jan 2019 | 3 CUSCADEN | Freehold | 463 | 1,743,000 | 3,766 | Central | River Valley |
| 3 Nov 2018 | 3 CUSCADEN | Freehold | 463 | 1,728,000 | 3,733 | Central | River Valley |
| 17 Jan 2019 | 3 CUSCADEN | Freehold | 452 | 1,625,000 | 3,594 | Central | River Valley |
| 11 Dec 2018 | 3 CUSCADEN | Freehold | 463 | 1,658,000 | 3,582 | Central | River Valley |
| 29 Jan 2019 | 3 CUSCADEN | Freehold | 463 | 1,648,000 | 3,561 | Central | River Valley |
| 5 Nov 2018 | 3 CUSCADEN | Freehold | 452 | 1,605,000 | 3,550 | Central | River Valley |
| 3 Nov 2018 | 3 CUSCADEN | Freehold | 463 | 1,638,000 | 3,539 | Central | River Valley |
| 10 Feb 2019 | 3 CUSCADEN | Freehold | 463 | 1,628,000 | 3,517 | Central | River Valley |
Breakdown of Shoebox Purchases
Breakdown by Region
Source: URA, https://www.squarefoot.com.sg
Breakdown by Buyer Profile
Source: URA, https://www.squarefoot.com.sg
Recent shoebox transactions
Note: Based on purchases in the past 6 months excluding bulk purchases
Source: URA,
| Project Name | Tenure | Average Price* ($) |
Average Price* ($psf) |
No. of Transactions* |
Region | Planning Area |
|---|---|---|---|---|---|---|
| 10 SHELFORD | Freehold | 833,000 | 1,843 | 1 | Central Region | Bukit Timah |
| 16 @ AMBER | Freehold | 740,000 | 1,763 | 1 | Central Region | Marine Parade |
| 3 CUSCADEN | Freehold | 1,640,077 | 3,568 | 13 | Central Region | River Valley |
| 8 BASSEIN | Freehold | 828,000 | 1,832 | 1 | Central Region | Novena |
| 8 SAINT THOMAS | Freehold | 1,436,889 | 3,274 | 9 | Central Region | River Valley |
| [email protected] | 99 Yrs FROM 2008 | 638,000 | 1,602 | 1 | Central Region | Toa Payoh |
| AFFINITY AT SERANGOON | 99 Years Leasehold | 712,851 | 1,504 | 74 | North East Region | Serangoon |
| ALEXIS | Freehold | 707,963 | 1,794 | 3 | Central Region | Queenstown |
| ATTITUDE AT KIM YAM | 999 Yrs FROM 1841 | 717,500 | 2,084 | 2 | Central Region | River Valley |
| BARTLEY RESIDENCES | 99 Yrs FROM 2011 | 720,000 | 1,556 | 2 | North East Region | Serangoon |
| BARTLEY RIDGE | 99 Yrs FROM 2012 | 735,500 | 1,539 | 2 | Central Region | Toa Payoh |
| CARDIFF RESIDENCE | 99 Yrs FROM 2011 | 590,000 | 1,405 | 1 | North East Region | Serangoon |
| CASA AERATA | Freehold | 625,000 | 1,290 | 1 | Central Region | Geylang |
| CASA AL MARE | Freehold | 784,500 | 1,620 | 2 | East Region | Pasir Ris |
| CASA CAMBIO | Freehold | 685,750 | 1,507 | 4 | North East Region | Serangoon |
| CASPIAN | 99 Yrs FROM 2008 | 650,000 | 1,404 | 1 | West Region | Jurong West |
| CAVAN SUITES | Freehold | 595,000 | 1,626 | 1 | Central Region | Kallang |
| CENTRA HEIGHTS | Freehold | 693,388 | 1,610 | 1 | Central Region | Geylang |
| CENTRA RESIDENCE | Freehold | 610,000 | 1,349 | 1 | Central Region | Geylang |
| CENTRA SUITES | Freehold | 623,000 | 1,378 | 1 | Central Region | Geylang |
| CITIGATE RESIDENCE | Freehold | 612,000 | 1,387 | 1 | Central Region | Kallang |
| CITY REGENCY | Freehold | 653,000 | 1,348 | 1 | Central Region | Kallang |
| COCO PALMS | 99 Yrs FROM 2008 | 647,000 | 1,398 | 4 | East Region | Pasir Ris |
| COMMONWEALTH TOWERS | 99 Yrs FROM 2013 | 930,000 | 2,011 | 2 | Central Region | Queenstown |
| CORALIS | Freehold | 880,000 | 1,777 | 1 | Central Region | Marine Parade |
| COSMO | Freehold | 650,000 | 1,548 | 1 | Central Region | Geylang |
| CRADELS | Freehold | 708,000 | 1,604 | 2 | Central Region | Novena |
| DUNEARN SUITES | Freehold | 759,000 | 1,809 | 2 | Central Region | Bukit Timah |
| EDENZ SUITES | Freehold | 621,500 | 1,313 | 2 | Central Region | Geylang |
| EIGHT RIVERSUITES | 99 Yrs FROM 2011 | 717,667 | 1,626 | 3 | Central Region | Kallang |
| EIS RESIDENCES | Freehold | 555,000 | 1,432 | 1 | Central Region | Marine Parade |
| ESPADA | Freehold | 980,000 | 2,682 | 2 | Central Region | River Valley |
| FORTE SUITES | Freehold | 800,000 | 1,813 | 1 | Central Region | Kallang |
| FOURTH AVENUE RESIDENCES | 99 Years Leasehold | 1,139,467 | 2,363 | 15 | Central Region | Bukit Timah |
| GUILLEMARD EDGE | Freehold | 730,000 | 1,541 | 1 | Central Region | Geylang |
| HEDGES PARK CONDOMINIUM | 99 Yrs FROM 2010 | 539,627 | 1,114 | 3 | East Region | Pasir Ris |
| HERITAGE EAST | Freehold | 620,000 | 1,252 | 1 | East Region | Bedok |
| HIGH PARK RESIDENCES | 99 Years Leasehold | 531,875 | 1,278 | 8 | North East Region | Sengkang |
| HILLION RESIDENCES | N.A. | 805,000 | 1,739 | 2 | West Region | Bukit Panjang |
| HUNDRED TREES | 956 Yrs FROM 1928 | 788,000 | 1,627 | 1 | West Region | Clementi |
| ILLUMINAIRE ON DEVONSHIRE | Freehold | 939,000 | 2,128 | 1 | Central Region | River Valley |
| IMPERIAL HEIGHTS | Freehold | 600,000 | 1,327 | 1 | Central Region | Geylang |
| ISUITES @ PALM | 999 Yrs FROM 1878 | 595,000 | 1,286 | 1 | North East Region | Hougang |
| J GATEWAY | 99 Yrs FROM 2012 | 880,000 | 1,858 | 1 | West Region | Jurong East |
| JEWEL @ BUANGKOK | 99 Yrs FROM 2012 | 669,250 | 1,390 | 4 | North East Region | Sengkang |
| JOOL SUITES | Freehold | 645,000 | 1,620 | 1 | Central Region | Kallang |
| JUBILEE RESIDENCE | Freehold | 690,000 | 1,394 | 1 | Central Region | Queenstown |
| JUI RESIDENCES | Freehold | 751,215 | 1,696 | 21 | Central Region | Kallang |
| JUPITER 18 | Freehold | 600,000 | 1,394 | 2 | Central Region | Geylang |
| KENT RIDGE HILL RESIDENCES | 99 Years Leasehold | 805,278 | 1,699 | 36 | Central Region | Queenstown |
| KOVAN GRANDEUR | 99 Yrs FROM 2010 | 538,000 | 1,388 | 1 | North East Region | Hougang |
| LA BRISA | Freehold | 672,500 | 1,421 | 2 | Central Region | Geylang |
| LA FIESTA | 99 Yrs FROM 2012 | 647,500 | 1,432 | 1 | North East Region | Sengkang |
| LAVERNE'S LOFT | Freehold | 638,000 | 1,446 | 1 | East Region | Bedok |
| LE QUEST | 99 Years Leasehold | 719,500 | 1,453 | 2 | West Region | Bukit Batok |
| LEICESTER SUITES | Freehold | 742,500 | 1,604 | 1 | Central Region | Toa Payoh |
| LIIV RESIDENCES | Freehold | 750,000 | 1,883 | 1 | Central Region | Queenstown |
| LINCOLN SUITES | Freehold | 1,170,000 | 2,470 | 1 | Central Region | Novena |
| [email protected] | Freehold | 849,333 | 2,370 | 3 | Central Region | Bukit Timah |
| MARGARET VILLE | 99 Years Leasehold | 934,363 | 2,019 | 2 | Central Region | Queenstown |
| MAYFAIR GARDENS | 99 Yrs FROM 1983 | 1,006,333 | 2,032 | 3 | Central Region | Bukit Timah |
| METRO LOFT | Freehold | 668,000 | 1,514 | 1 | Central Region | Geylang |
| [email protected] | 999 Yrs FROM 1885 | 630,000 | 1,394 | 1 | West Region | Bukit Batok |
| NESS | Freehold | 618,444 | 1,402 | 2 | Central Region | Geylang |
| NIN RESIDENCE | 99 Yrs FROM 2010 | 721,000 | 1,558 | 2 | Central Region | Toa Payoh |
| OKIO | Freehold | 710,000 | 1,649 | 1 | Central Region | Novena |
| PARC CENTROS | 99 Yrs FROM 2012 | 624,667 | 1,319 | 3 | North East Region | Punggol |
| PARC ELEGANCE | Freehold | 658,000 | 1,389 | 1 | East Region | Bedok |
| PARC ESTA | 99 Years Leasehold | 773,796 | 1,769 | 103 | Central Region | Geylang |
| PARC IMPERIAL | Freehold | 674,667 | 1,569 | 3 | Central Region | Queenstown |
| PARC ROSEWOOD | 99 Yrs FROM 2011 | 525,333 | 1,220 | 3 | North Region | Woodlands |
| PARC SOPHIA | Freehold | 945,000 | 1,995 | 1 | Central Region | Rochor |
| PARK COLONIAL | 99 Years Leasehold | 835,458 | 1,805 | 24 | Central Region | Toa Payoh |
| PRESTIGE HEIGHTS | Freehold | 570,000 | 1,708 | 1 | Central Region | Novena |
| PRESTIGE LOFT | Freehold | 530,000 | 1,448 | 1 | East Region | Bedok |
| REZI 26 | Freehold | 665,000 | 1,343 | 1 | Central Region | Geylang |
| RIPPLE BAY | 99 Yrs FROM 2011 | 582,000 | 1,202 | 2 | East Region | Pasir Ris |
| RIVERBANK @ FERNVALE | 99 Yrs FROM 2013 | 587,500 | 1,187 | 4 | North East Region | Sengkang |
| RIVERFRONT RESIDENCES | 99 Years Leasehold | 622,985 | 1,346 | 65 | North East Region | Hougang |
| ROBERTSON EDGE | 999 Yrs FROM 1841 | 930,000 | 1,964 | 1 | Central Region | River Valley |
| ROBIN SUITES | Freehold | 1,200,000 | 2,593 | 1 | Central Region | Tanglin |
| RV ALTITUDE | Freehold | 1,341,250 | 3,040 | 8 | Central Region | River Valley |
| SEAHILL | 99 Yrs FROM 2011 | 705,000 | 1,424 | 1 | West Region | Clementi |
| SIGLAP V | Freehold | 630,000 | 1,272 | 1 | East Region | Bedok |
| SILVERSCAPE | Freehold | 570,000 | 1,394 | 1 | Central Region | Geylang |
| SIMS EDGE | Freehold | 638,000 | 1,560 | 1 | Central Region | Geylang |
| SIMS URBAN OASIS | 99 Yrs FROM 2014 | 780,000 | 1,647 | 1 | Central Region | Geylang |
| SKY GREEN | Freehold | 770,000 | 1,626 | 1 | Central Region | Geylang |
| SKY VUE | 99 Yrs FROM 2013 | 830,933 | 1,703 | 3 | Central Region | Bishan |
| [email protected] | 99 Yrs FROM 2008 | 987,500 | 2,582 | 2 | Central Region | Downtown Core |
| SMART SUITES | Freehold | 658,000 | 1,455 | 1 | Central Region | Geylang |
| SPOTTISWOODE SUITES | Freehold | 1,080,000 | 2,447 | 1 | Central Region | Bukit Merah |
| SPRING @ LANGSAT | Freehold | 620,000 | 1,309 | 1 | Central Region | Geylang |
| STELLAR RV | Freehold | 850,000 | 1,880 | 1 | Central Region | Tanglin |
| STIRLING RESIDENCES | 99 Years Leasehold | 899,500 | 2,038 | 4 | Central Region | Queenstown |
| SUITES 123 | Freehold | 668,000 | 1,349 | 1 | Central Region | Kallang |
| SUITES @ KOVAN | Freehold | 555,000 | 1,517 | 2 | North East Region | Hougang |
| SUITES @ PAYA LEBAR | Freehold | 555,000 | 1,473 | 1 | North East Region | Hougang |
| SUITES @ TOPAZ | Freehold | 553,000 | 1,468 | 1 | Central Region | Kallang |
| SUITES AT BUKIT TIMAH | Freehold | 590,000 | 1,639 | 2 | Central Region | Bukit Timah |
| SUITES DE LAUREL | 999 Yrs FROM 1885 | 725,000 | 1,531 | 1 | Central Region | Bukit Timah |
| [email protected] | Freehold | 572,944 | 1,401 | 2 | Central Region | Geylang |
| TEMBELING RESIDENCE | Freehold | 640,000 | 1,525 | 1 | Central Region | Marine Parade |
| THE AXIS | Freehold | 583,000 | 1,464 | 1 | Central Region | Novena |
| THE COTZ | Freehold | 530,000 | 1,331 | 1 | East Region | Bedok |
| THE ENCLAVE . HOLLAND | Freehold | 1,126,000 | 2,682 | 1 | Central Region | Bukit Timah |
| THE FORESTA @ MOUNT FABER | Freehold | 830,000 | 1,928 | 1 | Central Region | Bukit Merah |
| THE GARDEN RESIDENCES | 99 Years Leasehold | 693,963 | 1,535 | 5 | North East Region | Serangoon |
| THE GLADES | 99 Yrs FROM 2013 | 677,444 | 1,499 | 2 | East Region | Bedok |
| THE HILLFORD | 60 Yrs FROM 2013 | 478,063 | 1,200 | 11 | Central Region | Bukit Timah |
| THE INFLORA | 99 Yrs FROM 2012 | 536,481 | 1,155 | 6 | East Region | Pasir Ris |
| THE INTERWEAVE | Freehold | 698,000 | 1,621 | 1 | Central Region | Novena |
| THE JOVELL | 99 Years Leasehold | 604,385 | 1,354 | 13 | East Region | Pasir Ris |
| THE PANORAMA | 99 Yrs FROM 2013 | 697,500 | 1,581 | 2 | North East Region | Ang Mo Kio |
| THE POIZ RESIDENCES | 99 Years Leasehold | 705,600 | 1,599 | 1 | Central Region | Toa Payoh |
| THE [email protected] | Freehold | 595,000 | 1,228 | 1 | North East Region | Hougang |
| THE SCALA | 99 Yrs FROM 2010 | 792,500 | 1,674 | 2 | North East Region | Serangoon |
| THE SORRENTO | 755,000 | 1,631 | 1 | |||
| THE TAPESTRY | 99 Years Leasehold | 668,828 | 1,480 | 22 | East Region | Tampines |
| THE TRE VER | 99 Years Leasehold | 757,573 | 1,543 | 13 | Central Region | Toa Payoh |
| THE URBANITE | Freehold | 770,000 | 1,590 | 1 | Central Region | Kallang |
| THE VERVE | Freehold | 625,000 | 1,416 | 1 | Central Region | Novena |
| THE VUE | Freehold | 620,000 | 1,405 | 2 | North East Region | Serangoon |
| THOMSON V TWO | Freehold | 677,500 | 1,561 | 2 | Central Region | Bishan |
| TROPIKA EAST | Freehold | 652,500 | 1,444 | 2 | East Region | Bedok |
| TYRWHITT 139 | Freehold | 600,000 | 1,639 | 1 | Central Region | Kallang |
| URBAN VISTA | 99 Yrs FROM 2012 | 650,000 | 1,473 | 1 | East Region | Bedok |
| V ON SHENTON | 99 Yrs FROM 2011 | 1,246,800 | 2,628 | 5 | Central Region | Downtown Core |
| VETRO | 999 Yrs FROM 1882 | 565,000 | 1,193 | 1 | Central Region | Kallang |
| VIVA VISTA | Freehold | 620,000 | 1,557 | 1 | Central Region | Queenstown |
| WATERBANK AT DAKOTA | 99 Yrs FROM 2009 | 810,000 | 1,672 | 1 | Central Region | Geylang |
| WHISTLER GRAND | 99 Years Leasehold | 642,003 | 1,455 | 32 | West Region | Clementi |
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