List of 13 private new launches affected by ABSD charges – Will prices drop?

Truuue has the complete list of 13 private new launches affected by ABSD charges in 2016 & early 2017.

If you would like more information or updates on any featured properties, please send a request to


It was recently announced that 13 new launches will face Additional Buyer Stamp Duty (ABSD) charges for unsold units in 2016 & early 2017. ABSD rules require all residential property developers (Singaporean and foreign) to complete their projects and sell all units within 5 years. Developers that cannot fulfil these requirements will have to pay ABSD fee which is 15% of the site’s purchase price. As the rules were enforced in December 2011, the first wave of ABSD charges will be applied end of this year.

The ABSD rules have made prospective buyers, like ourselves, wonder whether qualified developers will cut prices for remaining unsold units.

Most reports have indicated that projects with lower number of unsold units will more likely slash prices to speed up the sales process as their ABSD deadlines loom, as they have more incentive and less opportunity cost to do so. Conversely, projects with a higher number of unsold units will be slow to offer discounted rates and may sell and buy back units through an investment company to avoid ABSD charges, or pay ABSD charges itself – whichever is more cost effective.

We would caveat that the above, however, is merely a reflection of indicative price trends. Ultimately, it is up to individual developers to apply discounts as they deem fit to their respective projects.

There’s another factor to note. In addition to ABSD charges, non-Singaporean residential developers (defined as any developers with foreign shareholders / directors) face Qualifying Certificate (QC) charges and must sell all of their units within 2 years from the date of building completion. Those unable to fully sell their project will need to pay extension fee with charges starting at 8% of purchase price of the land for the 1st year of extension. This will also in turn affect how developers will execute their sales strategy.

Here’s a list of new launches affected by ABSD (arranged by deadline). Read on for property description, pictures and links.

Screen Shot 2016-03-17 at 4.09.21 pm.png

As of mid-February 2016, over 700 units remain unsold – at a potential cost of over $100 million in ABSD charges. 



Properties affected by ABSD charges (in order of deadlines)

You can shortlist and compare your properties of interest – click on project links for access.

1. TwentyOne Angullia Park | District 9 | Angullia Park
!! ABSD/QC Deadline: April 2016
Units Unsold: 45 / 54 total units

  • Developer: China Sonangol Land
  • Designer: Award-winning SCDA Architects
  • Description: TwentyOne Angullia Park is an architecture icon located in the heart of District 9. The development is comprised of a single 36-storey tower with 54 units, with 2 penthouses.
  • Price: Available upon request – please contact us at


2. Le Nouvel Ardmore | District 10 | Ardmore Park
!! ABSD/QC Deadline: April 2016
Units Unsold: 39 / 43 total units

  • Developer: Wing Tai Holdings
  • Description: Le Nouvel Ardmore is a dynamic project with only 4-bedroom units located at the prestigious Ardmore Park at District 10 – which is a short walk away from the Tanglin and American Clubs, as well as Orchard Road shopping belt.
  • Price: Resale listings start at $16.3 Million. Developer price available upon request – please contact us at

Le NNNNNNNNouvel Ardmore


3. Goodwood Residence | District 10 | Scotts Road
!! ABSD/QC Deadline: June 2016
Units Unsold: 41 / 210 total units

  • Developer: Guocoland
  • Description: Located in the prime Orchard/Scotts Road area, Goodwood Residence comprises of 210 apartments within two 12-storey L-shaped blocks and lush greenery.
  • Price: Appeared to be falling from a median price of around $2,500 psf (Q1 2015) to $2,250 (Q4 2015). Shortlist and track price movement.



4. The Interlace | District 4 | Depot Road
ABSD/QC Deadline: September 2016
Units Unsold: 140 / 1,040 total units

  • Developer: Capitaland, Hotel Properties Limited
  • Designer: Award-winning Buro Ole Scheeren
  • Description: As one of Singapore’s most (in)famous developments, the Interlace is an iconic hexagonal condominium comprising of 31 apartment blocks – each six-storeys tall with each floor stacked on top of each other – and 1,040 three to four bedroom units.
  • Price: Remained steady since Q1 2015 from a price of $1,300 psf to around $1,260 psf in Q4 2015, but we suggest keeping a lookout for price discounts over the coming months. Start to shortlist and track property prices now.


5. iLiv @ Grange | District 10 | Grange Road
ABSD/QC Deadline: October 2016
Units Unsold: 30 / 30 total units

  • Developer: Heeton Holdings
  • Description: Another iconic architecture project, iLiv @ Grange houses an organic shape to harmonise with its green surroundings. The project offers one, two and three-bedroom units, as well as double-height penthouses with their own private roof terraces and outdoor pools.
  • Price: Falling. Originally slated to be sold at a median price of $2,200 to $2,300 psf in August 2013 (TOP year), iLiv @ Grange now has a going rate of less than $2,000 psf.


6. d’Leedon | District 10 | Leedon Heights
ABSD/QC Deadline: October 2016
Units Unsold: 190 / 1,715 total units

  • Developer: Capitaland
  • Designer: Award-winning Zaha Hadid (Pritzker Architecture Prize)
  • Description: Popular for its location and mixed-development concept, d’Leedon is situated next to Farrer Road on an expansive 840,049 sq ft area, and comprises of 1,703 apartment units in seven 36-storey towers, and 12 semi-detached houses.
  • Price: Rising. The median price for d’Leedon has risen thru 2015 to around $1,700 psf at Q4 2015.


7. Nouvel 18 | District 10 | Anderson Road
ABSD/QC deadline: November 2016
Units Unsold: 156 / 156 total units

  • Developer: Wing Tai, CDL
  • Description: Located at the in-demand District 10, Nouvel is a luxurious freehold comprising of 2 design-centric towers and 8 themed sky terraces.
  • Price: Only available upon request – contact us at


8. Robin Residences | District 10 | Robin Drive
ABSD/QC deadline: December 2016
Units Unsold: 61 / 134 total units

  • Developer: Sing Holdings
  • Description: Robin Residences is located on Bukit Timah in District 10. Unit types range from studios and penthouses to 5-bedroom apartments.
  • Price: The median price for Robin Residences has stayed consistent within $2,350-$2,400 psf YTY (Q1 2015 to Q1 2016).


9. Michaels’ Residences | District 23 | Almond Avenue
ABSD/QC deadline: December 2016
Units Unsold: 29 / 40 total units

  • Developer: B+M Avenue
  • Design: Ong+Ong
  • Description: Michaels’ Residences comprises of a unique mix of 10 bungalow homes and 30 semi-detached 3-4 bedroom houses set amongst the greenery of the surrounding Dairy Farm Nature Park. Communal facilities include a swimming pool, garden, pool deck and a water feature.
  • Price: Only available upon request – contact us at concierge@truuue.comPrices start from $3 Million.


10. Ardmore Three | District 10 | Ardmore Park
ABSD/QC deadline: December 2016
Units Unsold: 80 / 84 total units

  • Developer: Wheelock Properties
  • Description: Ardmore Three is 36-storeys freehold condominium located in Ardmore Park. The development houses 118 units, including 84 luxurious 3-bedroom units. Amenities include a 50-m lap pool, resort pool, BBQ pits, gym, lawn and themed gardens.
  • Price: Only available upon request – please contact


11. The Trilinq | District 5 | Jalan Lempeng
ABSD/QC Deadline: January 2017
Units Unsold: 524 / 755 total units

  • Developer: IOI Group
  • Description: Located a 10-minute walk from Clementi MRT station, The Trilling is an extensive development comprising of 755 units of 1, 2, 3, 4 bedroom apartments and penthouses.
  • Price: Steady. Although it is one of the earliest properties to fall under the ABSD rule, the Trilinq does not appear to be cutting unit prices to push forth their sales – median prices are hovering around $1,400 – $1,500 psf thru 2015.


12. Kingsford@Hillview Peak | District 23 | Hillview Avenue
ABSD/QC Deadline: March 2017
Units Unsold: 234 / 512 total units

  • Developer: Kingsford Development Pte Ltd
  • Description: Kingsford Hillview Peak is located in Hillview at Upper Bukit Timah and located 250m to Hillview MRT / Downtown line. The property offers 512 99-year leasehold units.
  • Price: Steady / slightly dipping. There appeared to be a downward trend in price thru 2015, although the dip is slight (~$50-$100 psf). At Q4 2015, the median price for Kingsford@Hillview Peak was around $1,300psf.


13. Mon Jervois | District 10 | Jervois Road
ABSD/QC Deadline: April 2017
Units Unsold: 61 / 109 total units

  • Developer: Singapore Land Limited
  • Description: Located on Jervois Road and a walk away from numerous embassies such as the Indonesia, Bruneian and Malaysian High Commissions, Mon Jervois consists of 109 one- to four-bedroom residential apartments within five 5-storey blocks. Each apartment unit has at least 3.4m-6.7m ceiling height to allow for natural light to brighten the atmosphere.
  • Price: Dropping. Prices have been dropping since Q1 2015, from a median price of $2,100 psf to around $1,700 psf in Q1 of 2016.



Leave a Reply

Your email address will not be published. Required fields are marked *

This site uses Akismet to reduce spam. Learn how your comment data is processed.