Three-storey building sold for $18mil in this year’s first collective sale
Three adjoining three-storey residential buildings at 2, 4 and 6 Mount Emily Road have been sold en bloc for $18 million to ZACD International, making the transaction this year’s first collective sale. Photo: Edmund Tie
Located near Mount Emily Park, the freehold properties occupies a total site area of 515.5 sq m (5,549 sq ft) and comes with an existing gross floor area of 1,499.3 sq m (16,138 sq ft). Zoned for residential use under the 2019 URA Master Plan, the property has a plot ratio of 2.1.
It is located at the fringe of the city centre, with the Little India MRT interchange a mere 200 m away. The property is also within close proximity to Orchard Road and the Central Business District.
Swee Shou Fern, Executive Director of Investment Advisory at Edmund Tie & Company, revealed that the $18 million price works out to a land rate of $1,115 per sq ft per plot ratio, with no development charge payable due to the property’s high development baseline.
“The tender attracted very keen interest from developers and investors due to its prime location and bite-sized quantum. The 100% owners’ consent also provided the developer certainty in deal completion timeline,” she added.
ZACD Group Chairman Kain Sim said the acquisition is in line with the company’s “focus in acquiring properties with value added potential in prime locations”.
“I see a great potential to develop this property into a unique offering for urban living.”
ZACD Group is an integrated asset manager listed in Hong Kong and headquartered in Singapore.
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Why More Singaporeans Are Eyeing Malaysian Properties in 2024 — And Where They're Buying
If you’ve ever looked across the border for more space, better value, or a second home, you’re not alone.
In 2024, a growing number of Singaporeans are actively exploring Malaysian properties, particularly in Johor Bahru. With home prices rising at home, many are looking to Malaysia for larger living spaces, retirement planning, weekend homes, or investment opportunities.
What’s changed? A combination of improving connectivity, favourable exchange rates, and real lifestyle perks has made Malaysian developments more appealing than ever. And thanks to data from top property portal in Malaysia: PropertyGuru and iProperty, we now know exactly which developments are catching the most attention from Singapore-based users.
Introducing the Consumer Demand Awards – Backed by Real Search Data
To spotlight the most sought-after Malaysian developments, PropertyGuru Asia Property Awards Malaysia launched the Consumer Demand Awards — the first awards in the region powered entirely by user demand data.
Unlike traditional industry awards, these winners were chosen based on actual listing views and enquiries from real users, including Singapore-based seekers, throughout the 2024 calendar year.
And the data is telling a clear story: Singaporeans are actively exploring Malaysian properties that deliver a blend of lifestyle, location, and long-term value.
R&F Princess Cove by R&F Development, a landmark integrated development on the Johor Bahru waterfront, stood out as the most searched Malaysian high-rise among Singaporean users—and for good reason. Located just minutes from the Causeway and future RTS Link, its stunning sea views, lifestyle amenities, and prime accessibility have made it a clear favourite for both homebuyers and investors. With consistently high rental demand, Princess Cove also offers investors strong income stability, knowing their units are unlikely to stay vacant in this strategic location.
But interest wasn’t limited to high-rise urban living. Leisure Farm by Mulpha International, a prestigious landed enclave in Iskandar Puteri, also emerged as a top performer—especially among affluent Singaporeans seeking privacy, space, and status. Known for its serene surroundings, gated security, and luxury lifestyle offerings, Leisure Farm drew high engagement as the most searched Malaysian bungalow development by Singaporeans in 2024. Often likened to Sentosa Cove or Bukit Tunku, its reputation as a discreet, high-net-worth retreat adds to its enduring cross-border appeal.
From sea-facing condos with proven rental upside to lush, landed estates that double as lifestyle statements, the 2024 Consumer Demand Awards reveal where Singaporeans are clicking most—and what defines a truly desirable home across the Causeway.
Singaporeans are drawn to resort-style homes near the Causeway. R&F Princess Cove stands out with its sea views, urban convenience, and high-rise gated living—ideal for both investors and residents. Meanwhile, demand for exclusive landed estates like Leisure Farm shows a rising preference for green space, privacy, and prestige.
2. Cross-Border Convenience
Easy access to the Causeway and future RTS Link remains a top priority. R&FPrincess Cove offers unmatched proximity, while Leisure Farm appeals to those seeking highway connectivity for retirement or weekend living.
3. Space & Elevated Living
Condo buyers want premium facilities, modern layouts, and lifestyle perks—needs met by developments like R&FPrincess Cove. Those wanting more privacy are turning to gated bungalows in townships like Leisure Farm, where luxury and space are central.
4. Strong Investment Logic
R&FPrincess Cove’s strategic location and strong rental demand make it a stable choice for investors. At the same time, exclusive bungalows like Leisure Farm are gaining traction as lifestyle-led investments that reflect both wealth and long-term vision.
Should You Be Looking Across the Border Too?
If you’ve been considering buying in Malaysia—whether for lifestyle, retirement, or investment—now is the time to take a closer look. The data shows a clear trend: Singaporeans are searching, shortlisting, and acting on the right developments across the Causeway.
Start your journey by exploring the top-searched, consumer-approved developments on PropertyGuru Malaysia. With the right property, your next move could be just one bridge away.
Unveiling The Crown Jewel Of Residential Collection - Promenade Peak Opens For Preview
Allgreen Properties (Allgreen) is pleased to announce the preview of its latest luxurious residential development, Promenade Peak, on 17 July 2025, with the official launch scheduled for 2 August 2025. Promenade Peak is a 99-year leasehold development featuring 596 units in a 63-storey tower. Situated next to the Singapore River and Great World shopping mall, it offers commanding views of the skyline and convenient accessibility to Great World and Havelock MRT stations, both within a 4-minute walk. The development is also just minutes’ drive from Orchard Road and the Central Business District (CBD) and within walking distance to River Valley Primary School.
Promenade Peak offers a diverse range of unit types, from one-bedroom plus study to two-through five-bedroom units, ranging from 527 square feet (sq ft) for a one-bedroom plus study to 1,884 sq ft for a five-bedroom premium unit. Similar to Great World address at 1 Kim Seng Promenade, Promenade Peak will have the address 1 Zion Promenade. The same naming convention is adopted in Promenade Peak at 1 Zion Promenade which conveys exclusivity and reflects unique curved frontage along the water.
Where Connectivity meets Convenience
Promenade Peak is well-connected to major arterial roads and expressways such as the Central Expressway (CTE) and Ayer Rajah Expressway (AYE). It is a short five-minute drive to the Orchard Road shopping belt and CBD. The nearby Great World MRT station offers commuters easy access to Orchard, the CBD, and Marina Bay areas. Additionally, commuters can travel conveniently to the city via the Thomson-East Coast Line and to the eastern parts of Singapore via the East-West Line from Outram MRT station, just two stops away. A covered pedestrian linkway from the development which will provide sheltered access to both the Great World and Havelock MRT stations is being planned.
The vicinity boasts a plethora of dining options, with an abundance of good food and shopping conveniences at Great World Mall, Valley Point Shopping Centre, Tiong Bahru Plaza, as well as Robertson Quay and Clarke Quay. Additional F&B choices are available at Orchard Road and Dempsey Hill. Nature enthusiasts will appreciate nearby spots such as Fort Canning Park and the Botanic Gardens, both just minutes away by car.
The Development
Standing at 63 storeys, Promenade Peak is Singapore’s tallest prefabricated prefinished volumetric construction (PPVC) residential development. Soaring 240 metres above the iconic Singapore River, it offers stunning panoramic views including the sea and Sentosa Island to the south; Marina Bay and the CBD to the southeast; and Orchard Road and Bukit Timah Hill to the north.
The façade reflects the glistening surface of water, incorporating a texture that creates a fluid, pixelated effect. Its monolithic form is accentuated by vertical fins juxtaposed against an array of dissolving pixels as the structure ascends to the peak. Promenade Peak features three tiers of residences separated by sky gardens. The two lower tiers, known as the Promenade Collection, comprise 480 units spanning Levels 2 to 42. These units range from one-bedroom plus study to three-bedroom layouts, with sizes from 527 to 1,076 sq ft. Prices for units in the Promenade Collection will start from $2,680 psf.
The top tier, Promenade Suites, occupies Levels 44 to 62 and includes 114 units, featuring three-bedroom premium, four-bedroom premium, and five-bedroom premium layouts. Sizes range from 1,163 to 1,884 sq ft, and all units come with private lift access. Level 63 houses two exclusive penthouses, each spanning 4,144 sq ft. Prices for the three-bedroom premium units in Promenade Suites will start from $3.6 million, four-bedroom units from $4.4 million, and five-bedroom premium units from $6.2 million.
Exclusive Amenities Across Three Sky Gardens
Social Peak (Level 22): A meticulously crafted space featuring a Hanging Garden, Floating Hammocks, Cabanas, and Social Pods perfect for relaxing with a coffee while watching the city bustle below.
Wellness Peak (Level 43): An entire floor dedicated to fitness, equipped with an Outdoor Fitness Arena, Gymnasium, Boxing Arena, and Cross Training Arena ideal for body, mind, and soul wellness.
Sky Peak (Roof Level): Home to the tallest infinity pool in a pure residential development, accompanied by a Sky Champagne Pool, Sky Lounge, and function room offering unrivalled skyline views of the city.
The Grand Promenade on Level 1 focuses on wellness and nature, enveloping residents in greenery and water features to enhance tranquility and well-being. Facilities include a 50-metre lap pool, hydrospa pool, BBQ pavilions, children’s indoor play area, and a pickleball court. Residents can also enjoy serene walks along the Tree Top Walk and Tree Top Pavilion trails.
Environmentally-Friendly Features
The development incorporates environmentally sustainable features, such as low volatile organic compounds (VOC) paint, energy-efficient appliances, and electric vehicle charging stations. These efforts earned Promenade Peak the BCA Green Mark Platinum Super Low Energy award.
Thoughtful Designs and Premium Provisions
Every unit is thoughtfully designed with premium finishes to complement the refined façade. Kitchens come fully equipped with luxury appliances from Miele, while bathrooms feature premium sanitary wares and fittings from Laufen and Gessi. Ernesto Meda lifestyle bars are included in all Promenade Suites units.
The one-bedroom plus study, two-bedroom and two-bedroom plus study units feature an invisible induction cooker hob seamlessly integrated into the Inalco countertop, revolutionising the cooking experience.
Promenade Peak also offers smart home provisions such as smart door locks, smart air-conditioning controls, and smart smoke detectors all remotely controllable via an app. The smart home hub allows flexibility to connect additional smart devices tailored to individual lifestyles.
Allgreen’s Heritage in the Neighborhood
Allgreen has a well-established presence in the area. Its first residential project was the 288-unit Yong An Park on River Valley Road, completed in 1986, followed by the 292-unit Regency Park on Nathan Road in 1987, and the 264-unit Tiara completed in 2015.
The company’s flagship mixed-use property, Great World (formerly Great World City), was completed in 1997 and underwent a $50 million revamp completed in 2020. Through this long presence, Allgreen has developed a deep understanding of the area, aiming to better serve both shoppers and residents.
A comprehensive overview of the BTO July 2025, covering flat supply, locations, policies, pricing, prep tips and strategy.
Note: In the BTO July 2025, HDB has increased the allocation quota for second-timer families by five percentage points for three‑room and larger flats, providing more opportunities for upgraders.
July 2025 BTO Launch at a Glance
Total flats: Approximately 5,400 BTO units, across seven towns.
Project sites: Simei (Tampines), Woodlands North Coast, two sites in Bukit Merah, Toa Payoh, Clementi, Bukit Panjang, and Sembawang.
Connectivity: Five of the seven sites are located within 600 metres of MRT stations.
Sales Exercise: Running alongside the Sale of Balance Flats (SBF) with around 3,000 units, suitable for immediate or short-term occupancy.
Shorter Waiting Time (SWT): Many July units were built with SWT options to reduce waiting time.
The July BTO 2025 launch brings about 5,400 flats across seven locations, including Simei, Toa Payoh, Bukit Merah, and Woodlands. This round also introduces new policies, including deferred income assessment for young couples, a stricter ballot shortlisting process, and a nationwide push for Shorter Waiting Time (SWT) flats.
If you’re planning to apply, here’s a quick guide to the locations, prices, policies, and what to expect from this launch.
Overview of Each BTO
Simei (Tampines): A Long‑Awaited Comeback
Woodlands North Coast: Waterfront Transformation Underway
Bukit Merah (Alexandra / Tanglin): Inner‑City, Prime Living
BTO Toa Payoh: Central Location with Educational Depth
Clementi: New Flats Near MRT, Schools, and Amenities
Sembawang: Spacious Family Living in Green Surroundings
Bukit Panjang: Suburban Green with Transit Access
July 2025 Projects Overview
Town / Project
Units
Flat Types
MRT / Transport Access
Estimated Waiting Time
HDB Classification
Simei (Tampines)
380
Two‑room Flexi, four-room, five‑room
Five-minute walk from Upper Changi MRT Station (DT34)
48 months
Standard
Woodlands North
1,130
Two‑room Flexi to five‑room
Woodlands North MRT Station (TE1)
47 to 48 months
Standard
Bukit Merah (Alexandra)
490
Three‑room, four‑room
Ten-minute walk to Redhill MRT Station (EW18)
Subject to change
Prime
Bukit Merah (Tanglin)
590
Two-room Flexi to four‑room
Redhill MRT Station (EW18)
Subject to change
Prime
Toa Payoh
720
Two‑room Flexi to four‑room
Five‑minutes walk to Caldecott MRT Station (CC17/TE9) & Braddell MRT Station (NS18)
55 months
Plus / Prime
Clementi
750
Two‑room Flexi to four‑room
Steps from Clementi MRT Station (EW23)
Subject to change
Plus
Sembawang
750
Two‑room Flexi to five‑room, three‑Gen
One km from Sembawang MRT Station (NS11) via bus link
55 to 56 months
Standard
Bukit Panjang
620
Two‑room Flexi to four‑room
Bangkit LRT Station (BP6) (connects to Choa Chu Kang MRT Station (NS4/BP1))
Subject to change
Standard
BTO SG launches with Price Estimates and Active Listings by Project Area
Simei returns to the BTO lineup for the first time since the 2011 launch of Parc Lumiere. Situated between Simei Road and Upper Changi Road East, the development offers excellent connectivity to the Downtown Line, with Expo MRT Station (CG1/DT35) and Changi Airport easily accessible.
Project at a Glance: Simei (BTO Tampines 2025)
Feature
Details
Flat Types
Two-room Flexi, four-room, five-room
No. of Units
380
Estimated Waiting Time
48 months
Nearest MRT
Upper Changi MRT Station (DT34) – five-minute walk Expo MRT Station (CG1/DT35)
This is the second BTO in the Woodlands North Coast precinct, following the February 2024 release. Positioned next to Woodlands North MRT Station (TE1) and near the checkpoint, the project is well-suited for cross-border workers. It forms part of a planned mixed-use waterfront community with long-term prospects.
Project at a Glance: Woodlands North Coast (July 2025)
These two city-fringe sites are expected to fall under HDB’s prime classification. One occupies the former Alexandra Post Office site, offering proximity to the canal park, while the other is located along Tanglin Road, near established schools and lifestyle amenities.
Toa Payoh’s upcoming BTO sits between Toa Payoh Rise and Braddell Rise, offering access to both Caldecott (Circle and Thomson Lines) and Braddell (North-South Line) MRT stations. Its standout feature is proximity to top schools like Raffles Girls’ School and Raffles Institution.
Located beside Clementi MRT Station (EW23) and The Clementi Mall, this development adds roughly 750 units to an area that hasn’t seen a BTO launch since 2017.
The Sembawang BTO launch will introduce around 750 flats. Although it is approximately one km from the MRT, the development is well-connected by bus and offers proximity to family care amenities and schools.
This project benefits from immediate access to Bangkit LRT Station (BP10), Choa Chu Kang MRT Station (NS4/BP1), and is adjacent to Zhenghua Nature Park, making it ideal for families seeking a tranquil living environment.
Project at a Glance: Bukit Panjang (July 2025)
Feature
Details
Flat Types
Two-room Flexi, three-room, four-room
No. of Units
620
Nearest Transit
Bangkit LRT Station (BP10), Choa Chu Kang MRT Station (NS4/BP1)
Nearby Landmarks
Zhenghua Nature Park, Beacon Primary School
Amenities
Minimart, eateries, and shops onsite
Classification
Standard
Looking at other upcoming launches beyond July? Tengah BTO projects have been attracting strong demand in recent years. If you’re open to renting in Tengah while waiting for your new flat, view Tengah HDB rentals here.
Key Policy Updates for the July 2025 BTO Launch
Deferred Income Assessment Young couples (under 30, students, or NSmen) can declare their income later to improve their loan and grant chances.
Nationwide SWT Rollout Approximately 3,800 SWT flats are expected to be launched in 2025, significantly reducing waiting times.
Sale of Balance Flats (SBF) Around 3,000 near-complete units were released in July for quicker move-in.
Family Care Scheme (FCS) New grant scheme supports families living near the elderly or dependents.
Greater Access for Singles and Multi-Generation Families More two-room Flexi flats in mature areas and new three-generation units in Sembawang.
Planning for the July 2025 BTO Launch?
If you’re eyeing a unit in the July 2025 BTO launch, be sure to apply for your HDB Flat Eligibility (HFE) letter early. This helps you understand your financing options and grant eligibility before the application window opens.
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