Take note. Grand Dunman has a total of 1008 units. And they received

~1500 cheques!!

Oversubscribed by a total of 1.5 times!!!
On 16th July 2023, 550 units were sold, making it the best-selling project in 2.5 years.

Profitability Analysis:

Most of the 3bed2bath units are already sold out

But there are still 3bed 2 bath + WC units that are still available. These also come with either additional study areas, home shelter or store rooms.

As of 11 June 2023, lowest entry 3 bedder starts from $2.655m at 1098sqft ($2481 psf).

I do think that the 1119 sqft 3bed +study was a good layout but the starting price now is $2.9m, at $2596 psf, facing the canal area. Perhaps good Fengshui for certain people? haha!

FOUR bedroom units: 4bed 4 bath 1292SQFT

Here’s where the sizes and prices start to get luxurious haha

Cheapest as of 11 June 2024 is $3.251m for 1292 sqft. ($2516 psf)
Now we are still in a pretty awkward phase where some are thinking perhaps can top up abit more to get a landed property. But at these price points you’re likely getting the most entry level terraces

Which also means it’s a matter of time before the $3.XX price points for a 3 bedder becomes widely acceptable and wiped out

4Bedder and bigger will only be recommended by me if you’re almost purely buying for ownstay purposes. If you intend to stay eventually some day.

But if more for investment purposes, the smaller units will be better.

SUMMARY

The launch PSF of $24XX for an RCR new launch is fair value, advantageous enough.
It further comes down to the actual unit pricing.

If you are able to purchase something $200 psf cheaper
For an e.g. , immediately you have a significant competitive edge compared to the other unit.

And that’s what we hope to achieve in today’s highly competitive investing landscape.

This project also fulfils important Profit Factors :
– School: 1km to Katong Pri , Haig Girls’ School, Kong Hwa School. 2km to Tao Nan.
– Developer: Reputable Sing Hai Yi
– MRT Effect : Super convenient 5 min to Dakota MRT
– Amenities : Food, market, malls nearby
– Leisure : Park Connector, East Coast Park.

I’m pretty confident the buyers at Grand Dunman are likely to smile their way to the bank in a couple of years time ☺ 

Daniel Kok
Real Estate Strategist
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