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PARK 1 SUITES

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Project Information

Developer

PARK 1 SUITES PTE LTD

Land Size (sqm)

177

GFA (sqm)

2,100

Plot Ratio (Incl. Bonus)

11.9

Project Name

PARK 1 SUITES

Street Name

Lorong 40 Geylang

Property Type

Apartment

Tenure

Freehold

District / Planning Area

D14 / Geylang

Completion

2017

Number of units

26 units

Indicative price range / Average*

S$ 1,294 - S$ 1,294 psf / S$ 1,294 psf

Indicative rental range / Average*

S$ 2.67 - S$ 2.67 psf pm / S$ 2.67 psf pm

Implied rental yield

2.47%

Historical high

S$ 1,576 psf in Jan 2018 for a 603-sqft unit

Indicative average price from historical high

-17.9%

Historical low

S$ 1,251 psf in Jan 2018 for a 1,098-sqft unit

Buyer profile by status#

Singaporean 42.9%, PR 42.9%, Foreigner 14.3%, Company 0.0%

Buyer profile by purchaser address#

-

Site map and floor plans

View
Note: *Based on contracts in the last 6 months. #Based on all available caveats, it does not represent the breakdown of current owners.

Location

Developer sales data

Developer's selling prices

Note: Based on developer's monthly submission to URA
Source: URA, https://www.squarefoot.com.sg

Developer's sales

Note: Based on developer's monthly submission to URA
Source: URA, https://www.squarefoot.com.sg

Sales

Transactions in the past 6 months (up to 15 most recent)
See Appendix for the full history

Source: URA, https://www.squarefoot.com.sg
Contract
date		 Address Type of
sale		 Unit area
(sqft)		 Type of
area		 Price
(S$ psf)		 Price
(S$)		 Purchaser
address
27 May 2019 8 Lorong 40 Geylang #04-05 Resale 1,206 Strata 1,294 1,560,000 HDB

Asking Prices

Note: Ranked by days in market.
Source: Public listings
  Listed Days in
market		 Property
Type		 Bedrooms Unit area
(sqft)		 Asking Price
(S$)		 Asking Price
(S$ psf)		 Agent
Name		 Agent
Mobile
  26 Apr 2019 114 Condominium 3 1,098 1,375,100 1,252 Kwan Wai Kim 96601176
  19 Apr 2019 121 Condominium 1 603 926,156 1,536 Joanna Yong 97686004
  12 Apr 2019 128 Condominium 3 1,098 1,375,000 1,252 Dann Ng 90113377
  12 Apr 2019 128 Condominium 3 1,206 1,560,000 1,294 Dann Ng 90113377
  12 Apr 2019 128 Condominium 1 603 910,000 1,509 Dann Ng 90113377
  5 Apr 2019 135 Condominium 3 1,098 1,375,100 1,252 John Suar 85008818
  21 Feb 2019 178 Condominium 3 1,098 1,375,000 1,252 Nick Goh 81866544
  31 Jan 2019 199 Condominium 1 603 902,000 1,496 Nick Goh 81866544
  13 Dec 2018 248 Condominium 3 1,098 1,373,000 1,250 Neo Beng Lee 90607875
  28 Sep 2018 324 Condominium 3 1,098 1,370,000 1,248 Shirley Wee 98474364
  2 Aug 2018 381 Condominium 3 1,098 1,375,000 1,252 Fiona Boo 94504239
  17 Jul 2018 397 Condominium 3 1,120 1,446,056 1,291 Shirley Wee 98474364
  26 May 2018 449 Condominium 3 1,206 1,560,000 1,294 Danny Foo 97968648
  13 May 2018 462 Condominium 1 603 901,000 1,494 Danny Foo 97968648
  22 Apr 2018 483 Condominium 3 1,098 1,375,100 1,252 Danny Foo 97968648
  17 Apr 2018 488 Condominium 3 1,206 1,550,000 1,285 Shirley Wee 98474364
  14 Apr 2018 491 Apartment 2 603 908,000 1,506 Shirley Wee 98474364
  14 Apr 2018 491 Apartment 2 603 925,000 1,534 Shirley Wee 98474364
  6 Apr 2018 499 Apartment 3 1,206 1,509,000 1,251 Addy Tan 97735582
  14 Mar 2018 522 Apartment 4 1,120 1,350,000 1,205 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 4 1,206 1,465,000 1,215 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 4 1,098 1,490,000 1,357 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 2 603 860,000 1,426 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 2 603 868,008 1,439 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 2 603 899,888 1,492 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 2 603 950,006 1,575 Shirley Wee 98474364
  14 Mar 2018 522 Apartment 2 603 963,009 1,597 Shirley Wee 98474364
  12 Mar 2018 524 Apartment 3 1,206 1,509,000 1,251 YeowPeng SOH 98539998
  12 Mar 2018 524 Apartment 3 1,098 1,375,100 1,252 YeowPeng SOH 98539998
  12 Mar 2018 524 Apartment 1 603 901,300 1,495 YeowPeng SOH 98539998
  7 Feb 2018 557 Apartment 3 1,098 1,375,100 1,252 Fiona Boo 94504239
  7 Feb 2018 557 Apartment 1 603 926,156 1,536 Fiona Boo 94504239
  29 Jan 2018 566 Apartment 1 603 926,156 1,536 Constantine Lee 96960672
  22 Jan 2018 573 Apartment 3 1,098 1,375,100 1,252 Addy Tan 97735582
  22 Jan 2018 573 Apartment 1 603 901,300 1,495 Addy Tan 97735582
  13 Jan 2018 582 Apartment 3 1,098 1,375,100 1,252 JOANNA YONG 97686004
  19 Dec 2017 607 Condominium 3 1,098 1,373,908 1,251 Joanna Yong 97686004
  17 Nov 2017 639 Apartment 1 603 926,156 1,536 JOANNA YONG 97686004
  1 Nov 2017 655 Apartment 1 603 926,156 1,536 Kenny Lee 81882772

Historical Transaction Prices (See in Tower View)

Source: URA, https://www.squarefoot.com.sg

Historical Monthly Price Range

Source: URA, https://www.squarefoot.com.sg

All bulk purchases

Note: Bulk purchases are transactions that involve multiple units where prices are likely to reflect a discount. Bulk purchases are usually investment units that are not held for long periods of time.
Source: URA, https://www.squarefoot.com.sg

There are no bulk purchases

Buyer profile

Source: URA, https://www.squarefoot.com.sg

Profitable Transactions
(Total of 0 transaction)

Note: Transactions with the same address are matched. Profitability of each round-trip transaction is based only on the change in asset price and does not take into account transaction costs and the effect of financing.
Source: URA, https://www.squarefoot.com.sg

There are no round-trip transactions

Unprofitable Transactions
(Total of 0 transaction)

Note: Transactions with the same address are matched. Profitability of each round-trip transaction is based only on the change in asset price and does not take into account transaction costs and the effect of financing.
Source: URA, https://www.squarefoot.com.sg

There are no round-trip transactions

Rental

Rental contracts

Source: URA, https://www.squarefoot.com.sg
Lease
Start		 Street Type Unit size
(sqft)		 Number of
bedrooms		 Monthly rent
(S$)		 Monthly rent
(Est. S$ psf)
Apr 2019 LORONG 40 GEYLANG Non-landed 1,000 to 1,100 3 2,800 2.7
Nov 2018 LORONG 40 GEYLANG Non-landed 1,200 to 1,300 3 4,000 3.2
Oct 2018 LORONG 40 GEYLANG Non-landed 600 to 700 1 2,300 3.5
Oct 2018 LORONG 40 GEYLANG Non-landed 1,200 to 1,300 3 4,100 3.3
Aug 2018 LORONG 40 GEYLANG Non-landed 600 to 700 1 2,000 3.1
Jul 2018 LORONG 40 GEYLANG Non-landed 1,000 to 1,100 3 4,000 3.8
Jul 2018 LORONG 40 GEYLANG Non-landed 600 to 700 1 2,600 4.0
Sep 2017 LORONG 40 GEYLANG Non-landed 600 to 700 1 2,200 3.4

Asking Rents

Note: Ranked by days in market.
Source: Public listings
  Listed Days in
market		 Property
Type		 Bedrooms Unit area
(sqft)		 Asking Price
(S$)		 Asking Price
(S$ psf pm)		 Agent
Name		 Agent
Mobile
  30 Mar 2019 141 Condominium - 150 1,100 7.3 Kwan Wai Kim 96601176

Average rental yield analysis

Note: *Based on transactions and rents in the past 6 months.
Source: URA, https://www.squarefoot.com.sg
Unit size
(sqft)		 Average
monthly rent*
(S$)		 No. of
rental
contracts*		 Average
price*
(S$)		 No. of
transactions*		 Rental
yield*
(%)
1,000 to 1,100 2,800 1 - - -

Historical Quarterly Rental

Note: 25% of the tenant population paid below Rental 25th, 50% paid below the Median Rental and 75% paid below Rental 75th. Data are only available if there are more than 10 contracts signed in any quarter.
Source: URA, https://www.squarefoot.com.sg

There are no quarterly rental data

Historical Quarterly Rental

Note: 25% of the tenant population paid below Rental 25th, 50% paid below the Median Rental and 75% paid below Rental 75th. Data are only available if there are more than 10 contracts signed in any quarter.
Source: URA, https://www.squarefoot.com.sg

There are no quarterly rental data

Historical rental along LORONG 40 GEYLANG

Source: URA, https://www.squarefoot.com.sg

Month Street Type Lowest Rental
(S$ psf pm)		 Rental 25th
(S$ psf pm)		 Median Rental
(S$ psf pm)		 Rental 75th
(S$ psf pm)		 Highest Rental
(S$ psf pm)		 Contracts
May 2019 LORONG 40 GEYLANG Non-Landed 2.25 2.66 2.74 2.95 3.91 19
Apr 2019 LORONG 40 GEYLANG Non-Landed 2.43 2.55 2.76 2.96 3.64 20
Mar 2019 LORONG 40 GEYLANG Non-Landed 2.18 2.53 2.63 2.99 3.93 25
Feb 2019 LORONG 40 GEYLANG Non-Landed 2.43 2.68 2.77 3.04 3.59 12
Dec 2018 LORONG 40 GEYLANG Non-Landed 2.42 2.59 2.85 2.91 3.07 9
Nov 2018 LORONG 40 GEYLANG Non-Landed 2.51 2.61 2.85 3.00 3.95 12
Oct 2018 LORONG 40 GEYLANG Non-Landed 2.25 2.68 2.75 2.82 4.75 20
Sep 2018 LORONG 40 GEYLANG Non-Landed 2.45 2.64 2.71 2.89 3.43 22
Aug 2018 LORONG 40 GEYLANG Non-Landed 2.34 2.59 2.76 2.95 4.13 26
Jul 2018 LORONG 40 GEYLANG Non-Landed 2.34 2.59 2.73 3.00 5.37 27
Jun 2018 LORONG 40 GEYLANG Non-Landed 2.18 2.54 2.79 3.12 3.41 22
May 2018 LORONG 40 GEYLANG Non-Landed 2.25 2.65 2.77 2.94 3.91 23
Apr 2018 LORONG 40 GEYLANG Non-Landed 2.48 2.64 2.74 2.91 3.63 22
Mar 2018 LORONG 40 GEYLANG Non-Landed 2.09 2.49 2.70 2.99 3.93 25
Feb 2018 LORONG 40 GEYLANG Non-Landed 2.34 2.62 2.78 2.87 2.97 12
Jan 2018 LORONG 40 GEYLANG Non-Landed 2.34 2.44 2.78 3.66 3.97 9
Dec 2017 LORONG 40 GEYLANG Non-Landed 2.39 2.63 2.78 3.06 3.62 14
Oct 2017 LORONG 40 GEYLANG Non-Landed 2.35 2.70 2.82 3.02 3.75 19
Sep 2017 LORONG 40 GEYLANG Non-Landed 2.36 2.66 2.83 2.93 4.66 20
Aug 2017 LORONG 40 GEYLANG Non-Landed 2.34 2.61 2.82 2.95 3.75 27
Jul 2017 LORONG 40 GEYLANG Non-Landed 2.28 2.52 2.72 2.93 3.56 20
Jun 2017 LORONG 40 GEYLANG Non-Landed 2.18 2.54 2.83 3.00 3.38 18
May 2017 LORONG 40 GEYLANG Non-Landed 2.51 2.66 2.96 3.02 3.91 15
Apr 2017 LORONG 40 GEYLANG Non-Landed 2.61 2.73 2.85 3.05 3.64 20

Nearby properties

Price Comparison (Up to 50)

Source: URA, https://www.squarefoot.com.sg

Rental Comparison (Up to 50)

Source: URA, https://www.squarefoot.com.sg

Price and rental comparisons (Up to 50)

Note: Excludes properties with no transactions in the past 6 months. *Prices and rentals are based on data in the past 6 months.
Source: https://www.squarefoot.com.sg
Marker Project Tenure Completion Distance
(m)		 Lowest price*
(S$ psf)		 Average price*
(S$ psf)		 Highest price*
(S$ psf)		 Lowest rental*
(S$ psf pm)		 Average rental*
(S$ psf pm)		 Highest rental*
(S$ psf pm)		 Rental yield
(%)
PARK 1 SUITES Freehold 2017 - 1,294 1,294 1,294 2.67 2.67 2.67 2.5
THE MIDAS Freehold 2008 383 812 812 812 1.90 2.36 2.70 3.5
FUYUEN COURT Freehold 1997 213 840 840 840 1.91 2.11 2.40 3.0
BALMY COURT Freehold 1998 488 855 855 855 2.38 2.39 2.39 3.4
GEYLANG HERITAGE Freehold 2001 236 861 861 861 2.16 2.41 2.67 3.4
ASTON MANSIONS 99 Yrs FROM 1995 1998 128 815 861 939 2.29 2.56 2.91 3.6
SIMS RESIDENCES 99 Yrs FROM 1997 2002 247 873 873 873 1.61 2.26 2.62 3.1
DELIGHT COURT Freehold 1991 186 891 891 891 1.93 1.93 1.93 2.6
CASA EMERALD Freehold 2001 317 898 898 898 1.79 2.38 2.78 3.2
SUNFLOWER RESIDENCE Freehold 2001 291 890 900 909 2.29 2.46 2.63 3.3
COSY LODGE Freehold 2001 334 900 900 900 2.00 2.20 2.56 2.9
BLOSSOM MANSIONS Freehold 1995 154 948 948 948 2.35 2.40 2.51 3.0
REGAL 35 Freehold 2005 209 983 983 983 1.19 2.06 2.52 2.5
SUNFLOWER VIEW Freehold 2000 176 987 987 987 2.19 2.38 2.48 2.9
SIMSVILLE 99 Yrs FROM 1994 1998 496 895 1,007 1,105 1.68 2.72 3.68 3.2
GRANDLINK SQUARE Freehold 2000 240 1,060 1,060 1,060 1.28 2.32 2.96 2.6
THE SUNNY SPRING Freehold 1998 205 1,053 1,113 1,173 1.94 2.54 3.04 2.7
ATRIUM RESIDENCES Freehold 2008 394 1,095 1,127 1,159 1.56 2.71 3.26 2.9
THE SANCTUARY @ GEYLANG Freehold 2014 326 1,133 1,133 1,133 3.08 3.52 3.82 3.7
GUILLEMARD EDGE Freehold 2014 440 848 1,174 1,518 2.07 3.82 5.22 3.9
REZI 26 Freehold 2015 499 1,281 1,281 1,281 2.36 3.69 4.33 3.5
THE WATERINA Freehold 2005 215 1,150 1,286 1,394 1.70 2.91 3.69 2.7
VIENTO Freehold 2013 377 1,239 1,293 1,347 3.33 3.80 4.22 3.5
NESS Freehold 2015 322 1,301 1,301 1,301 2.47 3.60 5.00 3.3
PAYA LEBAR RESIDENCES Freehold 2002 443 1,283 1,341 1,399 2.52 2.95 3.62 2.6
LOFT 33 Freehold 2016 277 1,372 1,372 1,372 1.04 2.13 2.77 1.9
CENTRA LOFT Freehold 2013 138 1,389 1,389 1,389 2.53 3.93 4.33 3.4
THE WATER EDGE Freehold 2013 74 1,432 1,432 1,432 1.48 3.98 5.43 3.3
D'WEAVE Freehold 2014 214 1,433 1,433 1,433 2.19 3.79 5.14 3.2
REZI 35 Freehold Uncompleted 195 1,405 1,466 1,526 - - - -
SIMS EDGE Freehold 2014 305 1,558 1,591 1,623 2.61 3.88 4.44 2.9
CENTRA HEIGHTS Freehold 2014 396 1,614 1,614 1,614 2.74 4.14 4.56 3.1
PARK PLACE RESIDENCES AT PLQ 99 Years Leasehold Uncompleted 483 1,672 1,769 1,881 - - - -

Location of nearby properties

Note: Excludes properties with no transactions in the past 6 months.
Source: https://www.squarefoot.com.sg

Nearby land sales / new launches

Status Street Name Location Land attributes Estimated Breakeven

Sold on 24 Jan 2014

Geylang East Avenue 1 (Now known as TRE Residences)
Site use Residential
Tenure 99
Site area (sqm) 6,238.1
Site GFA (sqm) 17,467.0
Highest bid ($m) 145.9
Highest bid ($psf) 776.0
Number of bids 16
Land ($m) 145.9
Construction ($m) 56.4
Land Financing ($m) 10.2
Professional / Legal / Taxes ($m) 15.5
Marketing / Others ($m) 2.7
Est. Total Cost ($m) 230.8
Est. Breakeven ($psf ppr) 1,227

Appendix: All past transactions

Historical Transactions

Source: URA, https://www.squarefoot.com.sg

Contract
date		 Address Type of
sale		 Unit area
(sqft)		 Type of
Area		 Price
(S$ psf)		 Price
(S$)		 Purchaser
address
27 May 2019 8 Lorong 40 Geylang #04-05 Resale 1,206 Strata 1,294 1,560,000 HDB
30 Oct 2018 8 Lorong 40 Geylang #02-03 New Sale 1,098 Strata 1,290 1,416,400 HDB
29 Jun 2018 8 Lorong 40 Geylang #02-07 New Sale 603 Strata 1,495 901,300 HDB
28 Mar 2018 8 Lorong 40 Geylang #04-03 New Sale 1,098 Strata 1,269 1,393,000 Private
6 Mar 2018 8 Lorong 40 Geylang #02-05 New Sale 1,206 Strata 1,251 1,508,000 Private
1 Mar 2018 8 Lorong 40 Geylang #06-04 New Sale 635 Strata 1,567 995,000 Private
1 Mar 2018 8 Lorong 40 Geylang #06-05 New Sale 1,206 Strata 1,344 1,620,000 Private
24 Jan 2018 8 Lorong 40 Geylang #02-04 New Sale 603 Strata 1,576 950,000 HDB
3 Jan 2018 8 Lorong 40 Geylang #02-01 New Sale 1,098 Strata 1,251 1,373,000 Private
6 Jun 2017 8 Lorong 40 Geylang #04-04 New Sale 603 Strata 1,461 880,453 HDB
3 Jun 2017 8 Lorong 40 Geylang #02-09 New Sale 603 Strata 1,444 870,346 Private

Disclaimer

This report provides information as reference resource for your personal consumption only. It is not intended to be and does not constitute financial advice, investment advice or any other advice. This report has been generated without regard to the individual financial circumstances, needs or objectives of persons who view it. Users should not rely on any of the information herein as authoritative or substitute for the exercise of their own skill and judgment in making any investment or other decision. By the use of our services, you agree that any and all use of this report which you make, is solely at your own risk and without any recourse whatsoever to Square Foot Research Pte. Ltd., its related and affiliate companies and/or their employees. Square Foot Research Pte. Ltd. makes reasonable effort to use reliable and comprehensive information to generate this report, but we make no representation that it is accurate or complete.

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