Full-depth analysis of Singapore's new condo launches: STAR scorecards, GFA harmonisation checks, and the 7-Layer breakdown covering price floor, yield and exit. Plus the management reality most agents never mention before you sign.
At ~$3,126 psf harmonised, Hougang Central prices at roughly 50 to 60% above the best adjusted D19 resale comps. The premium is real, here's whether it's justified and for which buyer profiles.
A launch psf only means something against what's transacting next door. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences against their real corridor comps.
Hougang Central is GFA harmonised, the psf quoted is closer to liveable psf than older D19 developments. But mixed development structural columns create unit efficiency issues most buyers never check. What to look for.
All three are GFA-harmonised, so the real floor plan question isn't hidden space, it's unit mix and choice. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences.
At $1,179 psf/ppr, the Hougang Central GLS land cost sets a breakeven of ~$2,171 psf. Buyers at ~$3,126 psf have roughly 30% downside buffer before the developer's floor. What that means if you need to exit.
Land cost is the number a developer can't spin. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences on price floor, and which fits which buyer.
SSD is clear for every JadeScape launch buyer. The real question is what Thomson View's launch pricing, 200m away, does to your buyer pool through 2028.
JadeScape has two live MRT lines today, but the 2030 CRL interchange lands one stop away at Bright Hill, not at its own doorstep. Here's what that actually means.
