TLDR
The impact of the new integrated development, Sengkang Grand Residences, on nearby condo prices was studied by comparing it with neighboring developments like The Quartz and Jewel @ Buangkok. While Sengkang Grand Residences itself showed the lowest price appreciation due to its higher launch price, its close neighbors saw price gains in line with or better than the broader market. The price gap between Sengkang Grand and these neighbors narrowed over time, indicating a positive “halo effect” from the new amenities such as the mall and MRT access. However, developments further from Sengkang Grand but near other amenities (La Fiesta and The Luxurie) saw less improvement. The study highlights that integrated developments can enhance nearby property values, but effects vary based on location, existing amenities, and market conditions. Buyers and sellers should consider these contextual factors carefully rather than relying on general assumptions when making decisions.
The impact of a new integrated development on surrounding property values is a topic of debate in Singapore. Some believe the added amenities, like malls and MRT access, boost demand and prices. Others worry about increased crowds and whether older developments will be overshadowed. To shed light on this, we examined the price movements of condos near Sengkang Grand Residences, a recently completed integrated project.
Sengkang Grand Residences, a 680-unit leasehold integrated development completed in 2023, includes Sengkang Grand Mall, a three-storey retail space with various amenities. To assess its impact on nearby condos, we analyzed the price trends of two neighboring leasehold developments: The Quartz (completed 2009, 625 units) and Jewel @ Buangkok (completed 2016, 616 units). We focused on three-bedroom units to avoid distortions from smaller units often bought for investment.
Analyzing the average price per square foot (psf) for three-bedroom units in these developments, we focused on three periods:
Interestingly, Sengkang Grand Residences saw the lowest appreciation (20%) from 2019 to 2024, underperforming the overall market. This is likely due to its higher initial price as a new launch. Jewel @ Buangkok and The Quartz saw appreciation broadly in line with the wider market. The Quartz, with its larger three-bedroom units, may have gained an edge during the Covid period.
We analyzed the percentage difference in psf prices between Sengkang Grand Residences and its neighbors. By 2024, the price gap had narrowed significantly, suggesting that Jewel @ Buangkok and The Quartz may have benefited from Sengkang Grand’s amenities. This consistent narrowing over time indicates more than just short-term fluctuation.
However, it’s challenging to isolate Sengkang Grand’s influence entirely. The price increase in The Quartz and Jewel @ Buangkok also aligned with the broader market trend. To explore whether the uplift was directly linked to proximity, we compared the performance of two other Sengkang condos located further from Sengkang Grand: La Fiesta (completed 2016, 810 units) and The Luxurie (completed 2015, 622 units).
Both La Fiesta and The Luxurie are near Sengkang MRT and Compass One mall, which could mitigate the impact of being further from Sengkang Grand.
While Sengkang Grand saw slower appreciation due to its higher launch price, Jewel @ Buangkok and The Quartz (closer to Sengkang Grand) saw better appreciation than La Fiesta and The Luxurie. The premium gap with Sengkang Grand narrowed more significantly for Jewel @ Buangkok and The Quartz (around 40%) compared to La Fiesta (30%) and The Luxurie (10%).
This suggests that Sengkang Grand Residences did bring some advantage to its closer neighbors, potentially through a “halo effect.” A new, high-end development can elevate the perceived value of the surrounding area, benefiting existing properties even if they haven’t changed.
While our analysis suggests that integrated developments can lift surrounding condo values, the extent varies depending on location and existing amenities. The impact is not universal, and other factors like supply, age, unit size, and proximity to other amenities also play a role.
Ultimately, having a mall, supermarket, and food court nearby is a strong selling point, making a listing more attractive even if it doesn’t guarantee a specific price premium. Understanding the contextual impact of new developments is crucial for both buyers and sellers in Singapore’s property market. Relying on general assumptions without considering specific factors can lead to missteps.
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