Wassup with Piccadilly Grand?

Anyone with a mild interest in the property market would have heard about Piccadilly Grand at Farrer Park - the first mega launch of 2022. What's the buzz about this development, rumoured to have strong sales at its upcoming launch?

• Because everyone is eyeing the buyers' response after the cooling measures?

• Because of the possible attractive prices at the launch?

• Because of the unique features of Piccadilly Grand?

Psst psst: We heard that there was an overwhelming turnout at the Hutton's 11 April Consumer Webinar about Piccadilly Grand [407 units]. The number of participants was more than the webinar for the 696-unit Canninghill Piers which eventually saw a 77% take-up rate at its launch. In fact, there were buyers ready to put in their cheques right after the webinar.

Well, we don't have a crystal ball for the first two points, but we can review the third point. Astute buyers are always looking to buy the difference of a development. Let's see if Piccadilly Grand has what it takes to be different.

1. Type of Development - Is Piccadilly Grand Rare?

Piccadilly Grand is a 99-year leasehold residential development which has both commercial amenities and direct access to MRT [See below visuals: MRT exit E will lead directly into the development]. How rare is it? Let's do a check.

According to BCA [last updated in Feb 21], there are more

• How many condominiums are there in SIngapore? According to BCA's database on data.gov.sg (updated in Feb 21), there are more 4,500 MCSTs. And this number does not include condominiums under construction.

• How many MRT stations in Singapore? According to LTA, there are over 130 MRT stations. If there is a 'Piccadilly Grand' at every MRT station, which isn't the case, this unique type of condominium will make up less than 3%.

• Doing a rough check, there should be less than 25 developments of such nature which means there are less than 1% of such developments in SIngapore, and Piccadilly is the only one in District 8.

Verdict: This does make Piccadilly stand-out among its peers, which also means it faces little competition and is a natural market dominance in its district. On a daily practical front, this feature offers buyers complete shelter from the natural elements, without having to worry about the rain, sun or dangers of crossing busy roads especially for seniors and young children. Plus its commercial mix, consisting of a childcare centre, dining and retail options, addresses the basic needs of its residents.

2. Connectivity - How Well-Connected Is Piccadilly Grand?

Your home is the starting and ending point of your every day routine. Located along the North-East MRT Line [purple] and being a city-fringe location, there are five MRT interchanges within three stops of Farrer Park to connect buyers to all MRT Lines in the network:

1. 1 stop to Little India for Downtown Line [blue]

2. 2 stops to Newton for North-South Line [red]

3. 2 stops to Dhoby Ghaut for North-South Line [red] and Circle Line [yellow]

4. 3 stops to Bugis for East-West Line [green]

5. 3 stops to Orchard for North-South Line [red] and future Thomson-East Coast Line [brown]

For drivers, you are in close driving proximity to city centre e.g. Suntec, South Beach, Raffles City, Central Business District and the up-and-coming Bugis Midtown area.

And with direct access to Farrer Park MRT and its underpass network, residents are able to head easily to City Square Mall, which is owned and managed by CDL. At this mall, their selection of shops will cater to your every needs (see below). Other amenities in the area also include Pek Kio Market and Food Centre, which boasts a Michelin Bib Gourmand Chee Cheong Fun and other affordable and delicious local fare, Centrium Square and 24-hr Mustafa Centre and more.

Verdict: Well, its connectivity is definitely unparalleled. Some may say that this could be a common feature for RCR and CCR developments, but how many would have access to all MRT lines within a 10-min MRT ride.

3. Price Tag: Is Piccadilly Grand Value-For-Money?

Let's zoom straight into the juice part. How does Piccadilly Grand fare against nearby new launches that are within close proximity to MRT stations? Let's check out the table below, which is ranked in ascending PSF for 3BRs:

Name of Condo [Tenure]	No. of Units	Type	Distance to MRT	Lowest PSF For 3BR (as at 11/04/22)
Sengkang Grand Residences [99]	680	Mixed Devt	Direct Access to Buangkok	From $1,799
Piccadilly Grand [99]	407	Mixed Devt	Direct Access to Farrer Park	Estimated From $2,000
Woodleigh Residences [99]	667	Mixed Devt	Direct Access to Woodleigh	From $2,178
The Gazania [FH]	250	Residential Devt	5 mins to Bartley	From $2,169
One Pearl Bank [99]	774	Residential Devt	7 mins to Outram	From $2,257
Mayfair Modern [99]	171	Residential Devt	4 mins to King Albert Park	From $2,330
MYRA [FH]	85	Residential Devt	2 mins to Potong Pasir	From $2,573
Irwell Hill Residences [99]	540	Residential Devt	6 mins to Great World	From $2,615

Verdict: Comparatively, the likely launch prices of Piccadilly Grand are in a sweet spot. Please contact me if you wish to have a copy of the full price guide for this development.

Also, buyers could be in for a surprise on launch day. Those interested should visit the VVIP Preview and be prepared to submit an expression of interest. This mainly helps you secure a ballot number for a chance to know the actual launch prices and buy a unit should the stars align. After all, it is non-obligatory and buyers can walk away at no cost if the price is not right or their ideal units are gone.

4. Developers: Who Are The People Behind Piccadilly Grand?

This land was a coveted item during the Government Land Sales with 10 bids, and the winning bid was secured by CDL and MCL Land at $1,129 psf, just barely 5% from the second highest bid.

This is the first partnership between two prominent developers with a very renowned architect, ADDP. Speak to any property investor in the market and this is what you may hear about them:

• CDL has been around for a long time

• MCL is very strong in Hong Kong and has been in Singapore for more than 50 years

• They have built the most number of developments in Singapore, and many received very strong sales on launch day

• MCL even had a 100% sell-out project aka all units sold within a single launch day

• ADDP is one of the top architect in Singapore

• ADDP has won many awards [last check is over 240 awards]

Verdict: With such a winning combination, it is a testament of their confidence in the potential of this development. And we can expect nothing else from such a lethal partnership. Indeed, their site plan and floor plans have been very thorough and considerate.

5. Site Map: What Amenities Does Piccadilly Grand Offer?

For one, Piccadilly Grand is one of the few mixed development that offers a grand arrival lounge for its guest. In most mixed developments, this grandeur is often sacrificed and guests would enter the development via its respective lift lobbies. All amenities and units are located from level 3 or 4 onwards and from this arrival lounge, residents and guests are welcomed by a botanical spa pool featuring a cascading waterfall with bountiful greenery and aquatic plants.

This spa pool is one of the five specially curated lifestyle zones of this development which includes botanical zone, tranquility zone, vitality zone, social zone and arrival zone. With a unit mix of 407 units, this development has three clubhouses, a co-working lounge, children pool, family pool, lap pool and multi-purpose court among others.

The site map is also thoughtfully conceptualised where there are hidden gems in almost every corner. All units are north-south facing and none faces direct west sun. The blocks are intentionally staggered to offer better vantage view and there is a good block distance of at least 22m to allow good airflow.

Patio units have PES that opens up to the garden areas, instead of walkways, to create a private resort feel and a soothing ambience to unwind after a hard day's work.

Every stack is able to enjoy a beautiful downward view and it is one of the few developments where certain smaller units are have premium views or are corner units [Spy stack 16, 17, 06 and 19].

Verdict: While it may not have full condominium facilities which often include a tennis court, its facilities are adequate for the residents to relax, recharge and rejuvenate. Its site map is indeed maximised and strategically planned to offer best views, functionality and practicality for its buyers.

6. Layout: What Floor Plans Does Piccadilly Grand Offer?

Piccadilly Grand has a unit mix of 1BR to 5BR, and many of their floor plans offer outstanding efficiency to maximise usable space and functionality. Let's review some of it.

All units boasts a comfortable ceiling of 2.8m with the penthouse units having a higher ceiling of 5m at the living and dining areas. Elevated from the ground with the commercial units on the ground floor, and the carpark located above, the lowest units start from 3rd/4th storey which is sufficiently high enough compared to its nearby buildings.

These are two of the 2BR layouts. One distinctive feature is that the layouts have C-shape kitchens which offer the flexibility for buyers to install a sliding door and enclose the kitchen if they do loads of heavy cooking. This 2BR layout [left layout] left a deep impression in many buyers as it does not include balcony, and its dumbbell layout with bedrooms on the both sides of the living area allows every inch of space to be maximised.

For those who adore privacy, the 2BR+S unit [right layout] will appeal to you. Apart from having the bedrooms on one side which allows privacy of the sleeping areas, this unit is also a corner unit. For buyers who like the dumbbell layout, there is also a 2BR + S layout in the dumbbell layout. You can view this dumbbell layout at the show flat.

Next, let's take a look at the bigger 4BR and 5BR units. For those looking for dual key, looks no further. This is possibly the only 4BR dual key unit among the new launches. Its dual key unit is a well-equipped studio with bath, kitchenette, washer and balcony. It is perfect for a multi-generation home or to be put up for rental to create an extra stream of passive income, without incurring any ABSD charges.

The other 4BR and 5BR units showcase ensuite bath for all bedrooms. This is also very rare in most developments. And this is cleverly achieved through the use of jack-and-jill toilets where buyers need not have pay excessively for unnecessary toilet space.

This is just a quick glance of some of the floor plans. Click HERE for a full set of the floor plans.

7. Investment Potential: Are There Any Growth Potential For Piccadilly Grand?

Very often, developments that are located within or near growth hotspots are likely to see higher possibility of profits due to the Government's effort to rejuvenate the area. And Piccadilly Grand is strategically located within not one, but a few of such hotspots.

Why does it matter to be part of these hotspots? Very often, it could mean:

• more buzz and awareness of the area thus making it more attractive to buyers and tenants

• more land sales which could bring higher prices in the future

• a larger pool of tenants and buyers

• transforming the profile and character of the area

Novena Transformation [2km walk from Piccadilly Grand]

By 2030, the entire landscape at Novena would have been transformed as new buildings and facilities are added. Named Health City Novena, it will extend beyond healthcare to include health services, research and education, commercial, leisure and public spaces.

Furthermore, with the moving-out of the Communicable Disease Centre, that land has since been categorised for residential purpose and this will be a prized gem in the rough. With more land sales in the Novena area, it is likely to fetch higher prices for its neighbouring developments as the overall area transforms itself. This health hub will also bring about a steady demand for rental as foreign medical professionals and healthcare workers often stay near their workplaces due to their work demands.

Kallang Transformation [3km walk from Piccadilly Grand]

Kallang Bahru Industrial area is another hotspot that was announced in 2017. This Kallang transformation focuses on injecting life and building communities along the Singapore’s longest river, Kallang River.

The existing Kallang Industrial Estate will also be transformed, in the longer term, into an attractive mixed-use precinct along the waterfront. This also brings about another pool of professionals, especially those in the arts, design and architect industry, and add demand for rental and buying in District 8.

HDB Prime Location Public Housing [1km walk from Piccadilly Grand]

Another rejuvenation is the HDB's Prime Location Public Housing (PLH) at the Kallang Whampoa precinct. These HDB units are priced from $353,000 to $462,000, without grants, for a three-room flat, and $488,000 to $675,000 for a four-room flat.

Owners of the Kallang/Whampoa flats will have to pay 6% of the resale price or valuation, whichever is higher, to HDB when they sell their home on the open market for the first time. This also shows the confidence of the resale prices in District 8 in the upcoming years.

Reviewing the current HDB resale prices in the area, most are transacting over $1m. In Nov 2021, The Straits Times have also reported that more HDB upgraders are buying condominiums as resale prices rise. This trend will also form the exit strategy for buyers for Piccadilly Grand.

Bugis Transformation [2km walk from Piccadilly Grand]

Bugis is another area that will be revitalised, especially with the upcoming Guoco Midtown plans. Guoco Midtown is a mega integrated which will comprise two condominiums, three retail clusters, a 30-storey office tower, a five-storey social networking club, and over 20 concept gardens and public spaces.

According to EdgeProp and the GuocoLand press release, the developer GuocoLand intends to build an underground link at Guoco Midtown, which will increase its accessibility to Bugis Interchange MRT Station, as well as Esplanade MRT Station via South Beach, and Promenade MRT Station as well as City Hall MRT Interchange Station through Suntec City.

Looking at the sales of Midtown Modern, its PSF has increased significantly from an average of $2,800 psf during its launch where the 1BR and 2BR units were the most popular, and today's listed price of $3,630+PSF for 1BR and $3,280+ PSF for their cheapest 2BR.

When the plan comes into fruition, this is likely to add more upward price pressures and create spill-over effect for developments in its vicinity. Furthermore, the growing commercial activities in this area will also bring in a strong pool of white-collar tenants for Piccadilly Grand.

Dhoby Ghaut Transformation [2km walk from Piccadilly Grand]

The Government has plans to develop transform the various Orchard Road segments and specifically, Dhoby Ghaut would become a Green Urban Corridor.

The plans include building a continuous green oasis comprising Istana Park, Dhoby Ghaut Green and Plaza Singapura. One possibility is to pedestrianise the section of Orchard Road at this location, which will link up existing green spaces with the surrounding developments, and open up more spaces for activities in the area.

Upcoming changes could include:

• family-friendly features and play areas for children within a lushly landscapes

• new sheltered event space will allow for a variety of public events to take place

• rejuvenation of Istana Park with themed gardens inspired by the botanical and horticultural traditions and practices seen throughout Singapore’s history

Overall, this will further increase the overall appeal of Orchard Road as a vibrant destination for families and bring about price appreciation of this area and those in its proximity. As a lifestyle, these gardens will be right at your backyard for your family's enjoyment.

8. Rentability: What Is The Expected Rental Prospects For Piccadilly Grand?

Farrer Park has a very rich history and heritage in SIngapore. In the mid 19th century, Farrer Park was a sports and recreational hub where many affluent English men would hold regular horse racing competitions. Due to the influence of British culture, many streets in Farrer Park are named after places in London, including Northumberland, Gloucester and Dorset.

Within District 8, there is also the Big Four aka the four developments that often dominate the search engines when people are looking for the developments at District 8 - City Square Residences, Kerrisdale, Sturdee Residences and the newest TOP condo - Uptown@Farrer.

Let's check out the average rental for the 1 year [as at Feb 22] of these developments:

With the forthcoming of Piccadilly Grand, it is likely to dominate the District 8 and claim the leadership position of the Big Four. Firstly, it will be the newest development. Secondly, it is the only mixed development with direct access to the MRT. Thirdly, its amenities are comprehensive and modern e.g. a co-working lounge for those who require privacy for their WFH arrangements. Median PSF rental should be able to command beyond $6.00 psf.

9. Upcoming Trends: How Does Piccadilly Grand Stand Among The Upcoming Launches?

One of the common questions in buyer's heads is whether to wait for the next launch What if there is something better or cheaper in the next few months?

Here's three reason why you shouldn't wait:

ONE: Inflationary market ahead

Put yourself in the shoes of the developer. There will be two GST hikes in the coming years. Oil prices are increasing. The Government will be implementing foreign work quota on construction and you have to employ more local talents at higher salary. Would you be selling your units at a cheaper price or higher price in order to maintain a similar margin to answer to your stakeholders?

There you go. This means that the upcoming launches after Piccadilly Grand are likely to peg at higher prices because of higher costs.

TWO: Estimated prices of upcoming launches

If anything is certain to increase, it is inflation. This is why the prices of basic necessities have rising over the years. Coffee is no longer $0.80. McDonald value meals are no longer $4.50. Even the prices of HDB BTOs have been priced higher. When Pinnacle BTO was first launched in 2004, it was one of the priciest BTO where they were priced from $289,000 and $380,000 for 4-room flats and S$345,000 to S$439,000 for 5-room flats. Those were the days and they won't be back.

Land sale prices are no exception. Let's look at the prices of the land sales transactions:

• First, the first yellow rectangle: It shows the land sale price of One North Eden at $1,002 PSF. In the same Buona Vista District 5, the recent land sale prices in Oct 2021 had increased to $1,200+ PSF.

• Now for the 2nd rectangle: It shows the land sale price of Dairy Farm Road, a mixed development, at $830 PSF. Along the same road, the recent land sale prices of Dairy Farm Walk, a residential development, $980 in Mar 2022.

• And the final 3rd rectangle: It shows land price of Kopar at Newton, a District 9 CCR development, at $1,192 PSF in Jan 2019. At this same price range in mid-2021, we are looking at city fringe location of Piccadilly Grand. And in the span of three months, these are the prices RCR areas of Mayflower AMK, Lentor and Beauty World.

If the cost of flour keeps increasing, the price of bread will inevitably go up. This is why many realtors look at transacted land sale prices as the crystal ball - because it gives an idea of the estimated price point that would come two years later. So, if Mayflower, Lentor, Beauty World, Katong are going to transact at about $2,000 PSF in the next two years, what would the prices be for Piccadilly Grand - a mixed development with direct access to MRT at a city fringe location, with five interchanges within 10mins MRT ride?

THREE: The return of the buyers after cooling measures

Every time there is a cooling measure, we hear of buyers waiting for property prices to drop to pick up good bargains. But the general aim of the cooling measures is possibly wasn't meant to make prices fall drastically, because it does not benefit the economy. Cooling measures are in place likely to slow down the fast or high growth. And was likely the case in 2021 where the Singapore property market registered an average growth of 10.6%.

If the property prices rise too fast and/or too high, this is when property market may become unaffordable to the masses and its prices could really crash thereafter. And this is likely why the Government had to dampen this surge especially with the inflationary environment ahead.

Let's look at the 2018 cooling measures where there were also similar curbs on ABSD (from 5 to 12%) and LTV (from 80 to 75%), the property price index slumbered slightly for about six months before gaining momentum.

The latest cooling measure was in 16 Dec 2021 and I had blogged about the analysis and possible impact. If history were to repeat itself, the market is likely to rise up from the slumber again. And this Piccadilly Grand launch is thus perfectly timed for buyers to enter the market before there is upward pressure on property prices again.

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In conclusion, Piccadilly Grand does have various differences that make it an attractive buy for home stay or investment. Why not come to the show flat and take a look? Contact me today for a VVIP Preview slot.

I want to see Piccadilly Grand Showflat

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ABOUT THE AUTHOR

Before the change to real estate, Pris Low was in the non-profit sector for close to 20 years, helping distressed consumers, disadvantaged families, children with special needs, persons with disability and frail seniors.

Now she finds it equally meaningful to be able to work directly with individuals, couples and families to plan their property path, find a right home within their comfortable finances and help them build resilient families that can flourish and overcome challenges.

Each property path is unique to the family, and there is no right and wrong path as long as it guides the family towards achieving their goals at its own pace.

You may hear many agents saying, 'Now is the best time to buy a property'. Pris Low believes that, 'Now is the best time to start your property planning'.

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