Emerald of Katong Review – Worth buying ?

Project Launch Date

Showroom viewing starting from 1 Nov 2024

Booking day on 16 Nov 2024

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Showroom Location

Address : 51 Jln Tembusu, Singapore 438673

Revised for Latest Information

Primer – this article will be constantly updated to reflect the latest information for Emerald of Katong as new information is being released by developers.

The Focus of this article

The goal of this article is to compress all the information available out there into a palatable 10 mins read.

Taking it further, the article seeks to give you the competitive edge by providing the following actionable insight.

• Estimate for the development’s launch price 
• Entry price bands – determining Undervalued price. Fair value price, Over value price
• Establish investment thesis for Emerald of Katong

Looking to invest in a new launch ?

Deploying your capital into an optimal new launch project is crucial at this point.

It helps to have a detailed comparison of all the pros and cons across all new launch opportunities available.

Drop as a whatsapp text and we will revert with a 5 factor comparison table of the best new launch opportunities available at the moment.

Key Project Information 

Let’s start by getting the basic facts out of the way

• Project Name : Emerald of Katong
• Expected TOP : 2029
• Tenure : 99 years
• Address : 29 Jalan Tembusu
• District : D15
• Neighbourhood : Marine Parade
• Showroom Address : TBC
• Project Size : 847 units 
• Nearest MRT : Tanjong Katong MRT
• Developer : Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd

Developer- Sim Lian Land 

In this section, we will examine the 2 key factors with regards to the defector. One, to review its track record to unveil if there is any need for concern when it comes to building quality. Two, a review of its historical pricing behaviour to see if they have got a tendency to reduce price when demand is sub optimal. 

Track Record – consistent high quality development

Based on BCA’s conquas scoring ranging from 1-6, with 6 being the poorest. Sim Lian’s track record is pretty sound, no cause for concern in this area. It has consistently achieved high scores for its development’s quality.

Project	CONQUAS Band
Wandervale	2
Treasure Crest	1
Hillion Mall / Hillion Residences	3
The Botany At Dairy Farm Walk	Under Assessment
Treasure at Tampines	Not Banded

Pricing Strategy – Stable, maintain price integrity throughout covid

Sim Lian has shown stability in its pricing strategy, referencing its recent Treasure at Tampines launch. It did not offer any price discount after launch day, despite marketing a 2203 unit mega development in the midst of the pandemic in 2019. 

For those that are uninitiated, developers offering price discounts is a double edged sword. It is harmful for buyers that bought in on the launch day, but presents an opportunity for opportunistic buyers that are looking to swoop in for a purchase when a discount is being offered. 

Similar stable pricing behaviour has been observed for Hillion residences as well. 

Replicating Treasure at Tampines success to Emerald of Katong ?

Treasure at Tampines is a successful case study that you should take note of if you are interested in Emerald of Katong. 

Sim Lian launched the 2203 unit development at a higher attractive price, below the comparable pricing of comparable condo developments in Tampines. 

Due attractive launch pricing, efficient floor plan and very affordable purchase quantum, new launch owners for Treasure at Tampines have netted an average profit of over $350k, with a 5 bedroom owner making $981k. 

Referencing the entry price bands analysis that we will share later. If you sense any opportunity that a similar attractive, undervalued price is being offered on launch day, then there is a chance for the success to be replicated for Emerald of Katong. 

URA Master Plan

Due diligence on the URA master plan for Emerald of Katong. As part of our initial site plan analysis, we will take a look at the URA master plan with the goal of unveiling the following insights. 

• Any potential disamenities in the surrounding 
• Any potential blockage of view in the future
• What is the best facing and worst facing

Referencing the URA master plan above, there are 2 facings to be cautious about when selecting your units. 

Units facing the nursing home may face potential concerns from future buyers. On the flip side, this presents an opportunity if Sim Lian were priced units with this facing at a substantial discount. 

Units facing the potential residential development needs to be shortlisted with a consideration that its unblocked view may eventually be blocked by another residential development. Hence, it is important to check that it is priced fairly to cater for potential future blockage. 

Low Land Cost and Low Breakeven Price

In this section, we progress into the first step towards estimating Emerald of Katong launch price. But first, let’s build context by understanding its land cost. 

The hype or narrative around Emerald of Katong is built around its low land bid price, vis a vis comparable D15 new launches like Grand Dunman and Tembusu Grand. With that, Sim Lian enjoys a lower break even price and has the liberty to price its unit lower in comparison to its competing D15 developments. 

In short, Sim Lian got the land plot at 10% lower in value when compared to neighbouring Tembusu Grand and 16% lower in value to Grand Dunman. 

The key question to ask is if Sim Lian will pass on its lower land cost to consumers in terms of a lower launch price ?

Development	GFA Harmonisation	Land Cost (psf)
Emerald of Katong	Post Harmonisation	1,911
Tembusu Grand	Pre Harmonisation	2,130
Grand Dunman	Pre Harmonisation	2,292

Factors adding on the cost and breakeven price

Before we jump the gun, and accept the low land cost and breakeven price at face value, there are two factors that will add to Sim Lian’s breakeven cost and eventually add to launch price.

#1 – GFA Harmonisation

Emerald of Katong, is launched in the post GFA harmonisation era, similar to Lentor Mansion. 

What it meant is that based on BCA new regulation, developers are no longer above to include square footage for air con ledges, and void spaces in penthouses as chargeable space for sale to consumers. 

This results in a reduction in overall profit for the developers and in reaction to that developers will bid lower for land and price their unit higher in terms of psf to make up for the loss of revenue from the sale of air con ledges square footage. 

#2 – Development of a park as part of URA’s requirement

Adding on to the land cost and breakeven price, is the mandatory requirement from URA for Sim Lian to develop a park as condition for successful tender of the land plot. 

This is projected to add cost to the land and increase breakeven price as well. 

Revised land cost and breakeven price factoring two factors above

Hence it is prudent to factor in a 7% increase in land cost and breakeven price taking the factors listed above into consideration.

Development	GFA Harmonisation	Land Cost (psf)
Emerald of Katong	Post Harmonisation	1,911 -> 2,044 (up 7%)
Tembusu Grand	Pre Harmonisation	2,130
Grand Dunman	Pre Harmonisation	2,292

Estimating Emerald of Katong Launch Price 

Based on the breakeven land cost for Emerald of Katong, we are able to work out the different pricing scenarios based on different markup percentages.

Accompanied by the price comparisons that we will be developing in later sections, we can then decide which markup level will be deemed as a value entry, fair entry and an overvalued entry.

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price
2,044	10%	2,248
2,044	15%	2,351
2,044	20%	2,453
2,044	25%	2,555
2,044	30%	2,657

Determining what is good entry price for Emerald of Katong

To determine what is a good, fair and bad entry price, we need to establish boundaries.

We establish upper price boundaries by referencing condo developments with stronger attributes as compared to Emerald of Katong. In this case, we will be focusing our comparison on Grand Dunman’s pricing. 

Next, we will establish a fair value price boundary by referencing condo developments with attributes that are similar to Emerald of Katong. In this case, we will look to Tembusu Grand for comparison.

Finally, we will establish the  lower price boundaries by referencing condo developments that are either older or located in less optimal locations compared to Emerald of Katong. These consist of resale condo development located in D15, close to Emerald of Katong. 

Upper Price Boundary – Comparison with Grand Dunman

Grand Dunman, a new launch development launched in Q3 2023 is a considered a upper bound benchmark.

It is located right next to Dakota Mrt and is within 1km radius of reputable Kong Hua Primary.

We will reference both Grand Dunman psf pricing and quantum as the upper boundary for Emerald of Katong launch price and psf.

The “cheaper” or greater the disparity between pricing between Emerald of Katong launch price vs Grand Dunman signifies greater value.

	Grand Dunman	Emerald of Katong
Distance to MRT	3 mins to Dakota MRT	11 mins to Tanjong Katong MRT
1km – Primary School	Kong Hwa Primary – Ranked 11 Tanjong Katong Primary – Ranked 60 Haig Girls School – Ranked 43	Tanjong Katong Primary – Ranked 60 Haig Girls School – Ranked 43
No of Units	1008	846
Tenure	99 Years	99 Years

PSF Pricing Consideration

If Emerald of Katong is priced towards the mid or middle band of 15 to 20% markup price is still within value or fair pricing range.

But in the worst case scenario, on launch date if price exceeds the $2518 psf mark, with a 25% markup. It helps to be cautious when entering the development, It would potentially make sense to consider balance units in Grand Dunman.

But it is important not to be misled by PSF due to the distortion of PSF as a metric due to GFA Harmonisation, it is important to focus on purchase quantum.

Development	Launch Price
Grand Dunman	2,518

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price
2,044	10%	2,248
2,044	15%	2,351
2,044	20%	2,453
2,044	25%	2,555
2,044	30%	2,657

How does GFA Harmonisation distort PSF pricing ?

What is GFA Harmonisation ?

In short, it is a reform in definition in what is defined as Gross floor area amongst related government organisations. 

As part of this reform, the usual area like air con ledges, curtain walls, void spaces in loft can no longer be counted as a saleable area to consumers. 

Distortion in PSF as a common metric to compare properties 

Project launched Pre GFA Harmonization

Consider the example of a developer marketing a 3 bedroom unit for sale in a new launch

• 3 Bedroom floor area = 916 sqft 
• This includes air con ledges
• Unit priced at $1.8mil 
• Resulting PSF = $1.8mil divided by 916 sqft
• PSF pricing = $1,965 psf

Project launched Post GFA Harmonization

Consider the same developer marketing a 3 bedroom unit for sale in a new launch

• 3 Bedroom floor area = 816 sqft 
• This does not include air con ledges
• Unit priced at $1.8mil 
• Resulting PSF = $1.8mil divided by 816 sqft
• PSF pricing = $2,205 psf

Note the price difference between the development pre and post GFA harmonisation, the purchase quantum can remain the same at $1.8 mil but PSF pricing is a step higher due the lower floor area being used as denominator.

Purchase Quantum Comparison – Grand Dunman – Upper Bound

Aside from psf pricing quantum is becoming an increasingly more important metric for comparison due to two reasons.

• 1) As future buyers prioritise affordability, placing quantum as a more important metric than psf 

• 2) GFA harmonisation distorting psf of pre and post harmonisation projects, preventing psf from being an apple to apple comparison. Quantum will eventually become the metric for comparison

Given that the floor plan and unit size for different unit type have not been released. We will reference the 3 bedroom and 2 bedroom units over at Lentor Mansion, another development that is launched post harmonisation as basis. 

3 Bedroom Unit Purchase Quantum Comparison

The smallest 3 bedroom unit in Grand Dunman is 926 sqft, amounting to a 2.3 mil purchase quantum at launch.

This is the quantum benchmark to beat, if Sim Lian is able to develop a equally if not more efficient layout out using lesser square footage it will add to its advantage in terms of profitability.

Referencing the table below, it is interesting to note that layout efficiency and square footage can be a game changer for Emerald of Katong.

If unit size launched is 904 sqft or smaller, while maintain Liveability. There is still a case for affordability even if psf pricing reaches the 20% mark up range.

Development	Launch price / Estimated Launch Price (PSF)	Size of 3 bedroom unit	Quantum
Grand Dunman	2518	926	2,331,668

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price	Estimated Size of 3 Bedroom Unit	Quantum
2,044	10%	2,248	904	2,032,554
2,044	15%	2,351	904	2,124,942
2,044	20%	2,453	904	2,217,331
2,044	25%	2,555	904	2,309,720
2,044	30%	2,657	904	2,402,109

2 Bedroom Unit Purchase Quantum Comparison

Development	Launch price / Estimated Launch Price (PSF)	Size of 2 bedroom unit	Quantum
Grand Dunman	2518	667	1,679,506

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price	Estimated Size of 2 Bedroom Unit	Quantum
2,044	10%	2,248	657	1,477,199
2,044	15%	2,351	657	1,544,344
2,044	20%	2,453	657	1,611,490
2,044	25%	2,555	657	1,678,635
2,044	30%	2,657	657	1,745,780

Mid Price Boundary, fair value – Comparison with Tembusu Grand

All eyes on Tembusu Grand as a direct comparison as it features the same specs as Emerald of Katong.

In terms of school, proximity to mrt, both developments are on-par

If Emerald of Katong is to be launched at the same price with a equal or more affordable purchase quantum, then there is a strong case for upside.

	Tembusu Grand	Emerald of Katong
Distance to MRT	11 mins to Tanjong Katong MRT	11 mins to Tanjong Katong MRT
1km – Primary School	Tanjong Katong Primary – Ranked 60 Haig Girls School – Ranked 43	Tanjong Katong Primary – Ranked 60Haig Girls School – Ranked 43
No of Units	638	846
Tenure	99 Years	99 Years

PSF Pricing Consideration

Tembusu Grand is launched in Q3 2023, at a launch price of 2,465 psf. 

It is ideal that the launch prices for Emerald of Katong match or exceed this launch price by a little while not exceeding upper band of 2,518 psf, Grand Dunman’s launch price.

Again from a psf comparison perspective, if Emerald of Katong is to launch at within the 15% to 20% markup up range it will fall within the value buy territory.

If it exceeds that and moves into the 25% to 30% markup range then we need to review its purchase quantum to see if overall quantum remains competitive.

Development	Launch Price
Tembusu Grand	2,465

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price
2,044	10%	2,248
2,044	15%	2,351
2,044	20%	2,453
2,044	25%	2,555
2,044	30%	2,657

3 Bedroom Unit Purchase Quantum Comparison

Quantum wise, if Emerald at Katong is able to develop a 3 bedder at 904 with efficient layout, price band can be stretched till 25% markup with psf price at 2,555 but quantum still remaining attractive.

Development	Launch price / Estimated Launch Price (PSF)	Size of 3 bedroom unit	Quantum
Tembusu Grand	2465	990	2,440,350

Emerald of Katong 3 Bedroom Quantum updated with Latest Developer Indicative price

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price	Estimated Size of 3 Bedroom Unit	Quantum	Developer Indicative Price
2,044	10%	2,248	883	1,985,337
2,044	15%	2,351	883	2,075,580
2,044	20%	2,453	883	2,165,822	Developer Indicated 3 bedroom price to start from $2.1mil
2,044	25%	2,555	883	2,256,065
2,044	30%	2,657	883	2,346,308

2 Bedroom Unit Purchase Quantum Comparison

Development	Launch price / Estimated Launch Price (PSF)	Size of 2 bedroom unit	Quantum
Tembusu Grand	2465	667	1,644,155

Emerald of Katong 2 Bedroom Quantum updated with Latest Developer Indicative price

Emerald of Katong Land Cost (psf) – Including a 7% markup for development of park	Markup	Estimated launch price	Estimated Size of 2 Bedroom Unit	Quantum	Developer Indicative Price
2,044	10%	2,248	624	1,403,002
2,044	15%	2,351	624	1,466,774
2,044	20%	2,453	624	1,530,547	Developer Indicated 2 bedroom price to start from $1.5mil
2,044	25%	2,555	624	1,594,320
2,044	30%	2,657	624	1,658,093

Need help working on price comparison for different unit types eg. 1 Bedroom or for a different development. Drop us a whatsapp text. 

Lower Price Bounds – Comparable Resale Developments in D15

Establishing the lower bound for Emerald of Katong.

It is ideal that it’s psf pricing and purchase quantum comes as close to these older resale condo. 

The closer it gets or the more affordable its quantum vs these D15 resale comparables the case for reselling in future becomes stronger.

3 Bedroom Unit Comparison – PSF and Quantum

From a quantum standpoint, you can identify the common weakness across all these older resale condo and potentially capitalise on it as a strength for Emerald of Katong.

Most resale units in D15 are built in the older era which features large balconies, huge air con ledges and bay windows. 

This resulted in huge square footage for even the smallest entry 3 or 2 bedroom units.

The average purchase quantum for these older resale condo ranges from 2.6 mil to 3.0 mil.

If you can get a 3 bedroom unit within the range of 2.4 or 2.5 mi, you will be capitalising on a sweet spot in terms of purchase quantum and affordability.

Project Name	Tenure	Completion	No of units	Avg Price (S$ psf)	Size of 3 bedroom unit (sqft)	Quantum
COTE D’AZUR	99 yrs FROM 2001	2004	612	1,828	1281	2,341,668
SILVERSEA	99 yrs FROM 2007	2014	383	2,069	1496	3,095,224
ONE AMBER	Freehold	2010	562	2,202	1335	2,939,670
THE SEA VIEW	Freehold	2008	546	2,533	1216	3,080,128
AMBER PARK	Freehold	2023	592	2,848	947	2,697,056

2 Bedroom Unit Comparison – PSF and Quantum

Project Name	Tenure	Completion	No of units	Avg Price (S$ psf)	Size of 2 bedroom unit (sqft)	Quantum
COTE D’AZUR	99 yrs FROM 2001	2004	612	1,828	1109	2,027,252
SILVERSEA	99 yrs FROM 2007	2014	383	2,069	969	2,004,861
ONE AMBER	Freehold	2010	562	2,202	958	2,109,516
AMBER PARK	Freehold	2023	592	2,848	678	1,930,944

What is the optimal price band to enter for Emerald of Katong ?

if Strictly by psf it is not more than 25-30% markup range, psf must not exceed the 2,500 + psf range.

But when referencing quantum, things change, if the developer is able to produce an efficient layout sized at 904 sqft or below.

Then even if psf cuts into the 25% mark up range, quantum can still be more affordable due to greater layout efficiency.

Latest Indicative Launch Price Released By Developer – 31 Oct 2024

• 1 Bedroom + Study: From $1.2xM
• 2 Bedroom Premium: From $1.5xM
• 2 Bedroom + Study: From $1.6xM
• 3 Bedroom: From $2.1xM
• 3 Bedroom + Study: From $2.3xM
• 3 Bedroom Flexi: From $2.3xM
• 4 Bedroom + Study: From $2.7xM
• 4 Bedroom Premium: From $3.0xM
• 4 Bedroom Luxe + Study: From $3.1xM
• 5 Bedroom Luxe: From $3.5xM

Investment Thesis

Given that we have establish our entry price bands, we can now build our investment thesis for Emerald of Katong new launch.

It is helpful to note that different new launch development comes with a different investment narrative.

It is our job as savvy investors to evaluate how strong or credible this narratives are 

Leverage on Grand Dunman as price catalyst

The first investment thesis is to ride on the coat tail of Grand Dunman as a price catalyst.

If Emerald of Katong is to be launched at a more competitive psf and quantum then Grand Dunman. Then you can benchmark against Grand Dunman price appreciation as an exit strategy.

Own a unit that offers a affordability quantum that D15 development does not

Another thesis, is to own a desirable unit type, eg a entry 3 bedroom unit at a affordable quantum.

This help capitalised on new buyers looking to buy into the D15 area but is turned off by the high purchase quantum of older resale properties.

Sweet spot for 3 bedder at 2.5mi and 2 bedder at 1.7 mil

What unit type is the highest in demand over at D15 ?

In this section we did some research to identify the best selling unit types in both Tembusu Grand and Grand Dunman.

Both development best selling unit type for 3 and 2 bedder point to the same preference, affordability.

Entry level unity types that optimise for most affordable purchase quantum.

Tembusu Grand – Best Selling Unit Type

Smallest 2 and 3 bed room unit are the best selling unit type.

Unit Type	Size (sqft)	Unit Mix	Total Units	Balance Unit Units	% Sold	% Balance
1 Bedroom + Study	527 – 646	18%	117	25	79%	21%
2 Bedroom	667 – 829	13%	81	0	100%	0%
2 Bedroom + Study	743 – 883	19%	119	16	87%	13%
3 Bedroom	990 – 1,184	12%	79	4	95%	5%
3 Bedroom + Study	1,173 – 1,399	19%	121	86	29%	71%
4 Bedroom	1,432 – 1,604	13%	81	45	44%	56%
5 Bedroom	1,711	6%	38	37	3%	97%
5 Bedroom Penthouse	2,691	0%	2	2	0%	100%
Overall	527 – 2,691	100%	638	215	66%	34%

Grand Dunman – Best Selling Unit Type

Similar insight for Grand Dunman with smallest unit type being best selling.

Unit Type	Size (sqft)	Unit Mix	Total Units	Balance Unit Units	% Sold	% Balance
1 Bedroom (Luxury)	452 – 581	9%	92	3	97%	3%
1 Bedroom + Study (Luxury)	549 – 710	11%	112	66	41%	59%
2 Bedroom (Luxury)	667 – 893	12%	119	11	91%	9%
2 Bedroom + Study (Luxury)	775 – 1,012	14%	137	7	95%	5%
2 Bedroom Dual-Key (Luxury)	721 – 872	3%	34	7	79%	21%
3 Bedroom (Grand)	1,475 – 1,819	3%	32	31	3%	97%
3 Bedroom (Luxury)	926 – 1,163	13%	126	8	94%	6%
3 Bedroom + Study (Luxury)	1,119 – 1,335	10%	103	23	78%	22%
3 Bedroom Dual-Key (Luxury)	1,044 – 1,238	4%	36	28	22%	78%
3 Bedroom Flex (Luxury)	1,098 – 1,302	2%	18	14	22%	78%
4 Bedroom (Grand)	1,787 – 2,314	3%	34	32	6%	94%
4 Bedroom (Luxury)	1,292 – 1,518	9%	87	27	69%	31%
5 Bedroom (Grand)	2,131 – 2,615	3%	34	31	9%	91%
5 Bedroom (Luxury)	1,679 – 1,690	3%	34	28	18%	82%
Penthouse (Grand)	2,336 – 3,068	1%	10	10	0%	100%
Overall	452 – 3,068	100%	1,008	326	68%	32%

Will Emerald of Katong be priced lower than its comparable new launch ?

A foot for thought, securing a land at a lower price does not necessarily mean that developers will pass savings over to consumers.

Based on historical launches you can see that Jadescape, despite securing the Shunfu Road plot at a much lower price than its comparable new launch counterpart, did not pass on any savings to consumers.

Development	Land Cost	Mark up	Launch Price
Jadescape	1,076	55%	1,667
AMO Residences	1,822	16%	2,108
Parc Esta	1,446	18%	1,703
The Tre Ver	1,311	18%	1,548

Emerald of Katong vs Chuan Park Residences – Which is better ?

This question was posted by several of our readers considering both Chuan Park and Emerald of Katong as potential investment opportunities.

To effectively address this question, we will have to consider it from different perspective. The ultimate decision of which is better is highly dependent on your understanding and conviction behind the different investment thesis behind each of this project, your intended holding duration and your budget.

Investment Thesis

Emerald of Katong, potentially possessing entry price advantage

Emerald of Katong is launched in a area that sees several new launches in the last two years. It is not the youngest or largest development in the area. But its unique proposition lies in the fact that its land was secure at a price 10% lower than its neighbouring new launch comparable, Tembusu Grand.

Depending on the final launch price of Emerald of Katong, future owners of a unit in Emerald of Katong may potentially be able to ride on Tembusu Grand’s price appreciation as a catalyst.

Chuan Park Residences as the youngest development in Lorong Chuan

Chuan Park’s investment case hinges on being the single mega new launch that is much anticipated in the Lorong Chuan Area. Aside from Chuan Park Residences, the comparable resale development in Lorong Chuan are significantly older than Chuan Park Residences.

Buyer of Chuan Park Residences will count on Chuan Park being possessing a nicer and newer facade developed on a larger land area versus its surrounding development to attract resale buyer.

Competition

From a competing supply perspective, Emerald of Katong face more competition than Chuan Park Residences. In D15, you have got Grand Dunman, Tembusu Grand, The Continuum, Meyer Blue all new launches launched between 2022 to 2024.

Note that there are still balance unsold units available for this developments.

Whereelse for Chuan Park, there are limited to no new launches competing with it. Its closest competitor would be Jadescape which have TOP few years back.

Holding Duration and Price Catalyst

Buyers of Chuan Park Residences, would be setting the benchmark price for properties in RCR region for 2024. You will be waiting for upcoming 2025 Toa Payoh new launch, The Orie as a price catalyst to set new benchmark prices for it to price against.

Compared to Emerald of Katong, where the price catalyst of Grand Dunman and Tembusu Grand is already in place the holding horizon for price appreciation could be shorter.

Your Budget

Depending on the ultimate psf launch price of the project. You should be optimising towards bigger unit types for both developments. Whichever development that can allow you to afford a larger unit eg. a 3 bedder over a 2 plus study, try to prioritise that development first.

Latest Indicative Launch Price Comparison – Emerald of Katong vs Chuan Park Residences

Take the indicative pricing with a pinch of salt, these are lead-in prices set out by developers. The indicative psf pricing would most probably be indicative of selected units that are of lower floor.

Nonetheless, it provides a good representation of the psf range that the project is going to be launched at.

Indicative Price Comparison Emerald of Katong vs Chuan Park Residences	Emerald of Katong			Chuan Park Residences
Bedroom Type	Size (sqft)	Quantum ($)	PSF ($) – Starting From	Size (sqft)	Quantum ($)	PSF ($) – Starting From
1 Bedroom	TBC	TBC	TBC	TBC	TBC	TBC
1 Bedroom Plus Study	484	1,200,000	2,479	TBC	TBC	TBC
2 Bedroom	624 / 626	1,500,000	2,404	700	1,500,000	2,143
2 Bedroom Plus Study	678 / 689 / 700	1,600,000	2,360	732	1,600,000	2,186
3 Bedroom	883 / 904	2,100,000	2,378	915	2,100,000	2,295
3 Bedroom Plus Study	969 / 990 / 1023	2,300,000	2,374	TBC	TBC	TBC
4 Bedroom	TBC	TBC	TBC	TBC	TBC	TBC
4 Bedroom Plus Study	1152	2,700,000	2,344	TBC	TBC	TBC
4 Bedroom Premium	1259 / 1270	3,000,000	2,383	1,335	3,100,000	2,322
5 Bedroom	1475 / 1485 / 1561	3,500,000	2,373	1,550	3,700,000	2,387

Latest Floor Plan for Emerald of Katong

Floorplan – 1 Bedroom Plus Study

Floorplan – 2 Bedroom Plus Study

Highlights

• Semi enclosed kitchen, attractive attribute for a 2 bedroom unit when most 2 bedroom unit features open kitchen concept
• Sizeable study room nicely tucked beside bedroom 2
• Potential to convert study room into a small child room to market the unit as 3 bedroom unit for small family
• Dumbell layout with no wasted corridor space

Floorplan – 3 Bedroom Flexi

Highlights

• Able to fit in a store room which is normally absent in a 3 bedroom compact layout
• Decent sized study room that can be converted into a helper’s room
• Efficient layout with no wasted corridor space
• Manage to squeeze in all the feature that a family look out for in a 3 bedroom compact unit

Floorplan – 4 Bedroom Premium

Floorplan – 5 Bedroom

How to select the right new launch agent ?

Selecting the right agent or consultant to work with matters when purchasing a new launch condo.

There is a great difference in terms of the execution capability of an agent that predominantly assists owners in buying and selling home stay property.

Vs 

Agents that specialise in helping owners research, shortlist and execute on the purchase of a new launched condo for investment.

Look out for the following capabilities

• Ability to research 
• Ability to compare and consider new launch and resale developments 
• Experience with stack analysis 
• Experience and competent in helping buyers ballot and decide which unit to get on the fly during launch day

Drop us a whatsapp text for a new launch condo discussion.

New Launches to consider in 2025

For those of you that have missed out on Emerald of Katong’s launch and is looking for investment opportunities in 2025, check out the following new launch review on The Orie in Toa payoh, Elta in Clementi, Parktown in Tampines and River Green in Rivervalley.