Kenny's Take
Today's headline number is $652,000 — the average profit two-bedder owners at Aspen Heights have banked over the past decade, a nearly 30-year-old River Valley condo still outperforming younger CCR and RCR peers. That's the Exit Strategy Framework in action: prime location and layout scarcity can outrun building age, so don't write off an older resale unit just because it isn't the newest launch on the block. On land, Lakeside Towers in Jurong East is trying en bloc for a third time at the same $350M reserve price — two failed attempts in 2018 and 2022/2023 are a reminder that consent and price alignment matter more than site quality, so owners banking on an en bloc payout should still plan around a normal exit timeline. Landed buyers get a fresh comparable too: Bukit Sembawang's 39-unit Luxus Hills Phase 10 in Seletar Hills, on 999-year tenure and ready for occupation. Financing stays favourable, with 3-month SORA easing again and Maybank still cheapest all-in.
🏗️ New Launches & Landed
- Bukit Sembawang Estates previewed Phase 10 of its Luxus Hills Estate in Seletar Hills — 39 houses (36 terraces, 2 semi-detached, 1 villa) on 999-year leasehold land, with gross floor areas from 3,703 to 4,219 sq ft for the terraces up to 6,028 sq ft for the villa. The units are completed and ready for occupation, in a low-rise enclave at the corner of Yio Chu Kang Road and Ang Mo Kio Avenue 5. For landed buyers comparing entry points, a 999-year tenure removes the lease-decay math that shapes most condo decisions.
📊 Prices & Transactions
- Lakeside Towers in Jurong East relaunched its collective sale for a third time at an unchanged $350 million reserve price (about $1,277 psf ppr), after failed attempts in 2018 and 2022/2023. The 144-unit, two-block development sits on a 153,237 sq ft site with 190m of frontage onto Jurong Lake Gardens and has secured over 80% owner consent this round — the site was never the issue, price alignment was. Anyone counting on an en bloc payout in this district should still plan around a normal resale exit timeline.
- Aspen Heights in River Valley recorded the strongest two-bedder returns of any Orchard or River Valley condo over the past decade — an average profit of $652,000 (35.56% ROI) — despite the building being nearly 30 years old. It's a clean data point for the Exit Strategy Framework: prime-district scarcity and layout can outrun a building's age, and buyers shouldn't discount an older resale unit purely on its completion year.
💰 Financing
- 3-month SORA eased again to 1.1181%, extending the pullback from the late-July normalisation spike. Maybank's floating package remains the cheapest all-in option at 1.32% (3M SORA +0.20%). Financing conditions continue to favour buyers weighing a move now versus waiting.
🔭 What I'm watching
- Whether Lakeside Towers' 80%+ consent finally clears the reserve-price hurdle that sank its 2018 and 2022/2023 attempts — a successful en bloc here would be the first fresh land injection into the Jurong Lake District pipeline in some time.
- Resale transaction data at Luxus Hills Phase 10 once activity starts, as a fresh 999-year landed comparable for Seletar and Ang Mo Kio buyers.