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Are Cluster Landed Homes Still a Good Investment? Analyzing Their Performance Over the Past Decade

Posted by Jayson Ang on October 19, 2024

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TLDR

When it comes to cluster housing, freehold properties like Bishopsgate Residences command top prices, whereas bargains can be found in older leasehold options like Northshore Bungalows and Sungrove. Unique factors like location, unit size, and tenure influence prices and profitability. Making generalizations is challenging due to limited transaction volumes and property idiosyncrasies. Factors such as leasehold tenure limitations can impact property desirability and resale value. Consider individual circumstances when deciding to buy or sell cluster homes, as each property presents a unique investment opportunity.

Nestled in the enigmatic intersection between traditional landed homes and modern condos lie the elusive cluster homes. On one hand, they offer the luxury of owning land; on the other, they are still subject to management by a MCST and offer shared amenities.

Yet, amidst the bustling market of walk-up apartments, these unique dwellings have been largely overlooked and unexplored. However, we have decided to shed some light on this mysterious housing segment and delve into its performance in this week’s analysis.

The Average Increase In Prices For Cluster Homes With Freehold Status

Year	Average of Unit Price ($ PSF)	Change
2013	$865
2014	$912	5.4%
2015	$799	-12.3%
2016	$726	-9.2%
2017	$760	4.8%
2018	$797	4.8%
2019	$802	0.7%
2020	$747	-6.9%
2021	$814	8.9%
2022	$985	21.1%
2023	$1,038	5.3%
Avg Change		2.26%

Throughout the years 2013 to present, freehold cluster homes have experienced a consistent increase of 2.26 percent. Despite this noteworthy fact, these types of properties are not widely available, with a mere 1,760 transactions recorded over the course of a decade.

However, turning our attention to leasehold cluster homes, we see a striking contrast.

Average price growth for cluster housing (leasehold)

Year	Average of Unit Price ($ PSF)	Change
2013	$807
2014	$810	0.4%
2015	$780	-3.7%
2016	$674	-13.6%
2017	$666	-1.1%
2018	$740	11.1%
2019	$752	1.5%
2020	$716	-4.7%
2021	$894	24.8%
2022	$924	3.3%
2023	$956	3.4%
Avg Change		2.15%

Despite being slightly below the performance of freehold counterparts, averaging around 2.15%, we continue to face the challenge of limited transaction volumes, with a mere 1,582 transactions recorded in the past decade.

While Freehold Cluster Homes Generally Showed A Bit Better Performance, There Might Be Additional Factors At Play That Aren’t Apparent In This Data

As the leasehold clock ticks down to 60 years or less, banks tighten their purse strings, cutting the maximum loan amount and reducing the loan-to-value (LTV) ratio from a comfortable 75 per cent to a restrictive 55 per cent. This means that buyers must dig deeper into their pockets for a higher cash outlay, a potential game-changer that could send property prices plummeting.

The situation is even more dire for landed homes, coveted for their spaciousness and premium price tag, as they bear the brunt of this lending policy. Industry insiders whisper that the resale market for older leasehold landed properties is sluggish, as buyers seek assets with a longer shelf life for future generations.

This theory, although unproven, suggests that the desirability of these homes may differ from traditional landed properties. After all, the allure of cluster homes lies in their generous square footage and landed lifestyle at a fraction of the cost and maintenance.

Now Let’s Look At Average Annualised Returns:

Project	Tenure	Avg Annualised (%)	Avg Holding Period (Yr)	Average Profit ($)	Avg Profit (%)	No. of Tnx
CHATEAU LA SALLE	Freehold	33.6%	0.3	$300,000	9.1%	1
ASTON RESIDENCE	946 yrs from 01/01/1938	21.3%	2.7	$816,667	39.2%	3
HILLSGROVE	999 yrs from 02/12/1878	13.6%	3.6	$1,385,000	56.5%	2
DUNSFOLD 18	Freehold	13.1%	2.9	$1,200,000	42.9%	1
THE HILLOFT	999 yrs from 12/10/1885	10.1%	2.3	$730,000	24.7%	1
MARLENE VILLE	Freehold	9.0%	4.1	$807,963	40.1%	3
HORIZON GREEN	99 yrs from 23/06/1995	8.6%	4.2	$699,320	39.2%	4
THE SILVER SPURZ	Freehold	8.0%	4.6	$818,500	44.8%	2
SURIN VILLAS	Freehold	7.5%	5.6	$1,200,000	50.0%	1
LE ROYCE @ LEITH PARK	Freehold	7.2%	5.7	$900,000	48.6%	1
SOLARIS RESIDENCES	Freehold	7.0%	6.1	$1,050,000	51.2%	1
AFFINITY AT SERANGOON	99 yrs from 18/05/2018	6.7%	4.3	$759,990	33.1%	3
CABANA	103 yrs from 23/04/2009	6.6%	5.2	$620,298	33.5%	7
KENT RIDGE HILL RESIDENCES	99 yrs from 10/11/2018	6.6%	2.8	$569,380	19.6%	1
PARKWOOD COLLECTION	99 yrs from 22/09/2017	6.6%	3.1	$727,000	21.9%	1
BELGRAVIA GREEN	Freehold	6.4%	3.7	$752,801	24.0%	7
MONTCLAIR @ WHITLEY	Freehold	6.0%	4.8	$932,667	33.6%	3
PALM TREE NINES	Freehold	6.0%	6.5	$690,000	45.7%	1
GOODMAN CREST	Freehold	6.0%	4.3	$1,062,500	29.4%	2
SHAMROCK VILLAS	Freehold	5.8%	3.7	$880,000	23.2%	1
THE WOODS	99 yrs from 09/03/2010	5.7%	3.0	$350,000	17.9%	1
NAMLY COURT	Freehold	5.6%	3.6	$850,000	24.7%	2
WHITLEY VILLAS	Freehold	5.5%	4.8	$900,000	29.0%	1
WATERCOVE	Freehold	5.3%	4.2	$669,254	26.5%	7
THE SHAUGHNESSY	99 yrs from 19/03/2001	5.1%	5.5	$407,568	27.6%	19
THE TOP RESIDENCE	999 yrs from 14/07/1884	5.1%	3.9	$450,000	21.4%	1
CHARLTON RESIDENCES	Freehold	5.0%	3.8	$570,000	20.4%	1
ESTRIVILLAS	Freehold	4.9%	5.0	$920,000	27.2%	1
RIVERFRONT RESIDENCES	99 yrs from 31/05/2018	4.9%	3.2	$415,000	16.5%	1
BOTANIC @ CLUNY PARK	Freehold	4.8%	5.9	$2,100,000	32.1%	2
SUMMER GARDENS	99 yrs from 23/06/1995	4.7%	5.8	$343,333	18.3%	3
BINJAI CREST	99 yrs from 13/12/1996	4.6%	5.4	$452,953	22.6%	9
TRANQUILIA @ KISMIS	Freehold	4.5%	5.7	$980,000	28.8%	1
KEW GATE	99 yrs from 03/02/1994	4.4%	5.4	$360,600	28.4%	5
LEGEND @ JANSEN	999 yrs from 01/09/1876	4.2%	5.0	$444,333	23.7%	3
CASA FIDELIO	Freehold	4.1%	3.9	$320,000	17.0%	1
ELITE RESIDENCES	Freehold	4.1%	4.6	$521,700	20.2%	1
CHESTNUT RESIDENCES	999 yrs from 25/09/1882	4.1%	4.5	$450,000	19.6%	1
SPRINGHILL	99 yrs from 07/01/2002	4.0%	5.3	$299,280	22.2%	29
JANSEN 8	Freehold	4.0%	5.1	$476,000	20.2%	3
THE SPRINGFIELD	99 yrs from 22/06/1995	3.9%	6.3	$337,833	22.5%	12
INFINIUM	Freehold	3.7%	4.1	$507,403	17.1%	4
D’ELIAS	999 yrs from 22/03/1881	3.7%	3.9	$273,000	15.2%	1
BELGRAVIA ACE	Freehold	3.6%	2.1	$341,000	7.7%	1
THE GARDENS AT GERALD	999 yrs from 01/01/1879	3.6%	4.0	$289,500	15.2%	2
TRUSSVILLE	Freehold	3.6%	4.3	$282,000	16.4%	1
FORTUNE VIEW	Freehold	3.6%	5.0	$266,250	16.8%	4
MILFORD VILLAS	Freehold	3.6%	7.9	$625,000	33.7%	2
D’ KENARIS	999 yrs from 01/01/1879	3.5%	7.7	$600,000	30.8%	1
ONE SURIN	Freehold	3.5%	5.3	$497,424	19.2%	8
THE GREENWOOD	103 yrs from 02/06/2008	3.5%	4.8	$530,000	18.0%	1
WATER VILLAS	Freehold	3.3%	5.5	$370,000	16.1%	2
THE MORRIS RESIDENCES	Freehold	3.3%	4.9	$493,333	17.7%	3
HILLCREST VILLA	99 yrs from 03/08/2006	3.2%	5.0	$468,273	16.2%	22
DUBLIN LODGE	Freehold	3.2%	9.3	$1,700,000	34.0%	1
RIDGEWOOD	999 yrs from 06/07/1885	3.2%	5.8	$962,500	27.9%	2
LOTUS VILLE	Freehold	3.1%	5.9	$573,028	18.9%	4
HIGH PARK RESIDENCES	99 yrs from 05/11/2014	3.0%	5.9	$420,000	20.7%	5
PALM GROVE REGENCY	999 yrs from 02/12/1878	2.8%	4.0	$231,667	10.6%	3
SUNCOTTAGES	999 yrs from 09/01/1883	2.8%	4.8	$10,000	2.3%	2
MEDALLION	Freehold	2.8%	4.9	$320,000	14.7%	1
THE TENERIFFE	99 yrs from 07/09/1996	2.8%	5.6	$374,808	14.7%	11
RIVERTREES RESIDENCES	99 yrs from 28/08/2013	2.7%	5.9	$215,433	13.0%	3
THE AMBIENCE	999 yrs from 01/05/1874	2.6%	4.4	$235,000	12.0%	2
WATTEN RESIDENCES	Freehold	2.6%	4.3	$410,000	11.9%	5
HORIZON GARDENS	99 yrs from 23/06/1995	2.6%	7.2	$444,000	23.9%	3
KINGSFORD WATERBAY	99 yrs from 03/03/2014	2.5%	4.5	$254,950	14.1%	4
THOMSON THREE	99 yrs from 07/11/2012	2.5%	5.5	$425,000	15.3%	2
JEWEL @ CHUAN HOE	999 yrs from 01/01/1886	2.5%	8.7	$575,000	25.9%	2
WOLSKEL LODGE	Freehold	2.5%	3.7	$151,000	8.0%	2
PLACE-8	Freehold	2.5%	3.3	$230,000	8.4%	1
GENTLE REFLECTIONS	Freehold	2.5%	6.5	$550,000	17.2%	1
WATERFRONT @ FABER	99 yrs from 17/09/2013	2.4%	6.7	$395,725	16.7%	4
SERANGOON GARDEN VIEW	999 yrs from 23/01/1879	2.4%	3.6	$162,000	8.8%	1
RESIDENCE 8	Freehold	2.3%	5.9	$700,000	14.6%	1
FERNHILL COTTAGE	Freehold	2.3%	3.3	$220,000	7.8%	1
EIGHT RIVERSUITES	99 yrs from 11/07/2011	2.2%	5.7	$195,429	12.8%	7
BARKER VILLE	Freehold	2.2%	6.7	$450,000	15.5%	1
ECO	99 yrs from 14/05/2012	2.1%	6.6	$418,000	13.7%	5
D’MANOR	99 yrs from 14/03/1997	2.1%	5.0	$172,833	9.9%	6
JC VILLE	Freehold	2.1%	7.0	$317,500	15.4%	2
ATELIER VILLAS	Freehold	2.0%	5.6	$293,633	15.1%	6
CHARLTON VILLAS	Freehold	2.0%	3.4	$150,000	6.8%	1
THOMSON IMPRESSIONS	99 yrs from 12/01/2015	1.9%	2.9	$175,000	7.1%	2
CHARLTON 18	Freehold	1.9%	4.2	$234,875	8.2%	4
VENTURA HEIGHTS	Freehold	1.9%	5.2	$51,667	4.2%	3
SOMMERVILLE REGENCY	Freehold	1.8%	7.2	$269,444	12.9%	2
LANGE 28	999 yrs from 02/12/1878	1.7%	4.0	$106,112	7.1%	1
PALACIO	Freehold	1.6%	6.8	$185,211	6.4%	5
BELGRAVIA VILLAS	Freehold	1.6%	5.6	$295,353	9.5%	27
KEW RESIDENCIA	99 yrs from 03/02/1994	1.5%	7.1	$182,333	12.3%	3
PLATINA GARDENS	Freehold	1.4%	6.5	$170,000	9.6%	1
GILSTEAD BROOKS	Freehold	1.4%	6.5	$289,000	9.6%	2
TERRA VILLAS	Freehold	1.4%	5.4	$240,000	7.8%	1
VICTORY VILLE	Freehold	1.4%	4.3	$150,000	6.0%	1
URBAN VILLAS	Freehold	1.3%	3.4	$130,000	4.6%	1
ALANA	103 yrs from 12/08/2013	1.3%	6.2	$99,625	6.1%	8
THE ARECA	99 yrs from 08/11/2000	1.3%	6.8	$244,444	15.8%	2
KOVAN REGENCY	99 yrs from 24/04/2012	1.2%	9.8	$443,298	13.8%	2
RIA TOWNHOUSES	Freehold	1.2%	3.3	$88,000	3.9%	1
POETS VILLAS	99 yrs from 01/04/2010	1.1%	5.4	$126,000	6.3%	3
SOMMERVILLE RESIDENCES	Freehold	1.1%	8.7	$300,000	9.7%	1
THE CHANCERY RESIDENCE	99 yrs from 31/01/2004	0.9%	8.0	$181,400	7.5%	5
HONG KONG PARK	999 yrs from 07/05/1879	0.9%	4.6	$200,000	9.0%	2
TERESA 8	Freehold	0.8%	8.3	$200,000	6.9%	1
CHANCERY HILL VILLAS	Freehold	0.8%	4.5	$165,250	4.2%	4
8 @ STRATTON	Freehold	0.7%	6.1	$59,000	2.3%	2
ARCHIPELAGO	99 yrs from 01/06/2011	0.7%	8.0	$200,000	5.7%	1
KALEIDO	Freehold	0.7%	4.1	$91,103	2.8%	1
MARINE GARDEN	Freehold	0.6%	5.5	$60,000	3.3%	1
ENGLISH VILLAS	Freehold	0.4%	8.5	$100,000	3.6%	1
CHARLTON 27	Freehold	0.4%	6.0	-$64,657	-1.3%	6
CENTURION RESIDENCES	Freehold	0.4%	4.7	$48,008	1.9%	1
GRANDIOSO 8	Freehold	0.2%	10.1	$90,000	2.4%	1
SEVEN CRESCENT	Freehold	0.2%	6.0	$40,000	1.2%	3
LYNNSVILLE 331	Freehold	0.2%	4.5	$6,667	0.6%	3
DALLA VALE	Freehold	0.1%	4.6	$207,500	12.1%	4
PALMS @ SIXTH AVENUE	Freehold	0.1%	7.7	$65,263	1.4%	7
WOODHAVEN	99 yrs from 07/02/2011	0.1%	7.5	$73,705	2.8%	2
ONE CHILTERN	Freehold	0.1%	8.7	$19,988	0.6%	1
THE FORD @ HOLLAND	Freehold	0.0%	8.0	$3,000	0.1%	1
VERDANA VILLAS	Freehold	0.0%	6.9	-$90,556	-1.3%	2
ILLOURA	Freehold	-0.1%	7.0	$125,000	2.2%	2
D’LEEDON	99 yrs from 08/04/2010	-0.3%	5.4	-$1,377,680	-6.8%	2
VILLAS LA VUE	Freehold	-0.3%	9.3	-$100,000	-2.7%	1
ESTE VILLA	Freehold	-0.6%	3.8	-$12,500	-0.4%	2
WILKINSON 8	Freehold	-0.6%	5.0	-$90,000	-3.2%	1
WEST SHORE RESIDENCES	Freehold	-0.7%	8.0	-$219,979	-5.9%	3
SELETAR VIEW	999 yrs from 01/01/1879	-0.7%	6.2	-$100,000	-4.3%	1
EUHABITAT	99 yrs from 06/12/2010	-1.2%	5.9	-$644,700	-14.7%	2
THE WHITLEY RESIDENCES	Freehold	-1.3%	8.1	-$417,956	-8.0%	9
ELEVEN @ HOLLAND	99 yrs from 06/12/2010	-1.8%	9.9	-$750,000	-16.7%	1
HILLSTA	99 yrs from 03/10/2011	-2.7%	4.0	-$271,943	-8.1%	3
LYNWOOD EIGHT	Freehold	-3.9%	4.8	-$700,000	-17.5%	1
GAMBIER COURT	99 yrs from 03/02/1997	-4.0%	3.8	-$545,000	-14.3%	1
THE SEAWIND	Freehold	-4.0%	7.3	-$1,308,500	-25.6%	1

When we examine the average annualised returns, we may find some validation of the realtors’ claims. The cream of the crop, ranging from Chateau La Salle to Solaris Residences, all boast the coveted statuses of freehold, 999-years, or some other variation. However, the bottom rung of the chart showcases a cluster of leasehold landed homes, such as Gambier Court, Hillsta, and Eleven @ Holland.

Yet, it is a challenging task to make sweeping generalizations. It’s worth noting that many of these developments have only recorded a single transaction, resulting in a volatile market: a previous transaction influenced by special circumstances (such as a distressed sale or a buyer’s personal residence) can significantly skew the subsequent transaction’s price.

Moreover, cluster housing projects possess their own distinct idiosyncrasies. Take, for instance, Chateau La Salle, with a mere six units and no available floor plans. The most recent transaction involved a unit spanning over 4,800 sq.ft., while a previous purchase in 2001 saw a whopping 11,923 sq.ft. unit. Such a rare find cannot be replicated elsewhere.

Similarly, Gambier Court, situated within the prestigious Robertson Quay area of District 9, comprises only 23 units and has a freehold tenure dating back to 1999. However, it pales in comparison to its neighbors due to the common expectation that a District 9 condominium would come with a freehold tenure. Perhaps this explains the lower profitability of a 25-year-old leasehold unit here.

Let’s Examine The Cluster Housing Projects That Have The Highest And Lowest Costs Per Square Foot

The costliest of all were these exclusive cluster housing developments.

Project	Tenure	Average of Unit Price ($ PSF)
BISHOPSGATE RESIDENCES	Freehold	$3,908
RIDGEWOOD	999 yrs from 06/07/1885	$1,886
NAMLY COURT	Freehold	$1,751
FERNHILL COTTAGE	Freehold	$1,735
KENT RIDGE HILL RESIDENCES	99 yrs from 10/11/2018	$1,683
GREENWOOD MEWS	103 yrs from 03/10/2011	$1,602
BOTANIC @ CLUNY PARK	Freehold	$1,462
AFFINITY AT SERANGOON	99 yrs from 18/05/2018	$1,437
RIVERFRONT RESIDENCES	99 yrs from 31/05/2018	$1,427
JC VILLE	Freehold	$1,382

Not surprisingly, freehold cluster homes reign supreme, commanding premium prices at Bishopsgate Residences. Despite its jaw-dropping cost, this Kajima masterpiece – the same developer behind Resorts World Sentosa and Marina Bay Financial Centre – boasts a prime location near the bustling Grange Road district, home to a cluster of foreign embassies. It’s no wonder this 31-unit gem may catch the eye of ambassadors and dignitaries, or those seeking to rent to them. And amidst all the lavishness, these cluster housing projects still emerged as the most affordable options.

Project	Tenure	Average of Unit Price ($ PSF)
NORTHSHORE BUNGALOWS	Freehold	$419
SUNGROVE	99 yrs from 05/12/1994	$431
SURIN VILLAS	Freehold	$560
THE WOODS	99 yrs from 09/03/2010	$567
THE HILLOFT	999 yrs from 12/10/1885	$580
TERESA VILLAS	Freehold	$617
KIARA 10	Freehold	$629
THE SHAUGHNESSY	99 yrs from 19/03/2001	$679
ASTON RESIDENCE	946 yrs from 01/01/1938	$680
LYNWOOD EIGHT	Freehold	$682

Northshore Bungalows and Sungrove, two hidden gems nestled in the heart of Punggol, are undoubtedly a revelation for bargain hunters. Despite being launched in 1995, when the area was still a barren land with no modern conveniences in sight, Northshore’s strategic location at Punggol Point made it a steal deal. The absence of Waterway Point and an LRT station back then, made its prices plummet. However, with the rapid development in the vicinity, it won’t be long before Northshore becomes a prized possession for its fortunate owners.

Meanwhile, Sun Grove stands as a shining example of a transformation story. Once shunned for its lack of accessibility and amenities in the ’90s, this area has undergone a complete metamorphosis. Yet, even with its impressive improvements, Sun Grove remains one of the most pocket-friendly options to own a landed property. So, if you’re on the lookout for an affordable slice of heaven, Sun Grove is where you’ll find it.

It’s Clear That The Performance Of Cluster Homes, Which Often Have Fewer Units, Can Be Quite Variable

These projects are ideally catered towards individuals seeking a permanent residence, as opposed to investors looking for potential profits. While condos offer a steady return on resale, cluster homes cater to those who desire the spaciousness of a landed property without the burden of extensive upkeep, such as roofing, facade touch-ups, or constructing their own private pool.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

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TLDR The Urban Redevelopment Authority (URA) Flash Estimates for Q4 2022 show a 0.1% increase in non-landed private home prices...

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2024 Residential Property Market Outlook

Jayson Ang – December 22, 2023 –

TLDR The market outlook for 2024 suggests continued uncertainties affecting housing demand and risk appetite due to geopolitical tensions, macroeconomic...