Are ABSD Deadlines Turning Sales into Savings?
Condos are quickly creeping toward their five‑year ABSD limit, and both buyers and investors are sharpening their lenses. Why is this a big deal? Because once that five‑year mark is hit, the developer is faced with a choice: will they stick around to pay a hefty tax, or will they cut deep discounts to get units sold?
What’s Happening in the Real Estate Playground?
- Deal‑Hunter Alert: When a few units remain, developers sometimes prefer a price cut over paying the tax.
- No Guarantees: The tax might be saved, the price might be struck, but nothing is promised.
- Opportunity Window: Investors looking for “real” bargains should keep an eye on developments nearing the deadline.
Top Projects Close to the Deadline (Right Now)
- Project Aurora — 3 units left; price may dip.
- Project Serenity — edges on the five‑year threshold.
- Project Horizon — developers boasting “last‑chance” promotions.
Don’t jump at the first discount — do your homework, check the number of remaining units, and weigh the risk of a price hike in the future. But if you’re lucky enough to catch a developer pulling the price‑slashing lever, you could snag a condo at a fraction of the usual cost!
What is the ABSD deadline?
Why Developers Scramble to Clear Out Their Units
Rule of the game: If a developer finishes a build and still has even a single unit on the block after five years of owning the land, they’re on the hook for 30% of the land price in Additional Buyers Stamp Duty (ABSD). That’s a pretty hefty penalty, and it’s why developers are often pulling out all the stops.
The “Fire Sale” Effect
When the deadline looms, you’ll see projects burn through inventory faster than a pizza on a Friday night. Those extra units can quickly become a “fire sale”—prices drop, deals are made, and everyone is trying to snatch up the last few apartments before the government walks in.
What Happens to the Last Units?
Curiously, developers don’t always give these units to the average buyer. Many times they’ll bundle the remaining stock and sell it en‑bloc to a big investment firm. Think of it as a corporate version of a group therapy session—everyone stays together, no individual houses out in the open market.
Finding a Sweet Spot
Even though the odds are slim, sometimes a lucky buyer slips through the cracks and gets a set of units at a hefty discount. It’s the “you’re the one” moment in real estate that feels like you hit a jackpot at a travelling funfair.
- Timing is Everything: Keep an eye on deadlines. Developers get nervous as the five‑year mark approaches.
- Stay Flexible: If you’re looking to purchase, be ready to jump on a deal when it pops up—bargain endings can happen in a blink.
- Watch Market Trends: Finds like these are rare, but when they do happen, they’re a golden opportunity.
In short, the real estate world is a bit of a “rush‑to‑sell” game. If you’re in it, look out for the last few units and enjoy the thrill of snagging a great deal before the alarm clicks!
Condos reaching the ABSD deadline within 12 months
Condominium Countdown: The Race is on!
We’ve cut the list to only those condos that, as of now, haven’t gone completely “all‑out.” But don’t let that lull you – many of these gems are dangerously close to hitting the finish line.
Current Hot‑Tickets
- 8 Hullet
- 3 Cuscaden
- Uptown @ Farrer
- Mont Botanik Residence
And the Hottest Coming Soon
Just when you think you’ve seen it all, we’ve added a fresh batch of condos that will hit the ABSD (Additional Buyer’s Stamp Duty) threshold in a little over a year. That’s almost another round of early‑bird perks!
Don’t sleep on it – get in before the offer goes up to the next level.
1. 8 Hullet
8 Hullet Road: District 9’s Hidden Gem
If you’re hunting for a high‑end condo that won’t leave your wallet in a hole, 8 Hullet Road might be the spot. Ready for you?
Key Facts (in case you’re counting)
- Developer: Hullet Development Pte. Ltd.
- Lease: Freehold – you own it forever!
- Units: 44 total, 86 % already sold.
- Last Sale: $3,671 psf (up from the launch price of $3,490 psf).
- ABSD Cut‑off: Mid 2022 deadline (so buy before it expires).
What Makes the Price Not Crazy?
Think 8 Hullet screams “too pricey” at first glance? In reality, the typical deal sits between $1.8 million and $2.3 million. For a District 9 luxury condo that’s a steal – and definitely not a rent‑per‑month‑fiddling nightmare.
Prime Location, Minus the Prime Price
- Walk to 313 Somerset Mall in about four minutes – talk about convenience!
- Compact units: 538–797 sq. ft. They’re cozy, yes, but perfect for the high‑end expat who wants a down‑size bedroom without sacrificing style.
- Targeted for affluent expatriates seeking one or two‑bedroom rentals.
How Covid‑19 is Tempers the Rental Scene
With international travel still in flux, foreign rental demand is a bit shaky. A near‑ABSD discount might just tip the balance to tighten the market.
Last Chance – Boxes Still in Stock
- Two 2‑bedroom gems (797 sq. ft.)
- Four 1‑bedroom chests (538 sq. ft.)
So, if you’re looking for a chic, manageable space in a prime corner of District 9, 8 Hullet’s waiting. Grab it before the deadline kills you – or until the last units go!
2. 3 Cuscaden
ABSD Deadline – Mid 2022
Location
3 Cuscaden Walk, District 10
Developer
SL Capital (2) Pte. Ltd.
Lease Type
Freehold
Units
96 apartments
Current Sales Snapshot
- Median price: $3,957 psf
- Lowest price: $3,686 psf
- Highest price: $4,227 psf
The median price has already outpaced the launch price of $3,555 psf, and 92 % of the units are sold.
Why 3 Cuscaden Becomes the New “8 Hullet”
Think of 3 Cuscaden as the cousin of 8 Hullet – the focus is clear: rentals. Those sunny one‑ and two‑bedroom units (452–764 sq ft) will have tenants lining up.
It commands a bit more dough than 8 Hullet, but the payoff is a prime spot half a kilometre closer to Orchard than Somerset. Picture it: right across from Wheelock Place and ION Orchard, sharing the neighbourhood with luxury deets like TwentyOne Angullia Park and Boulevard Vue. That exclusivity bumps the cost to between $1.9 million and $3 million.
Smart commuters? The Orchard MRT feeds straight into both Wheelock Place and ION Orchard, so you’re practically walking onto a train.
Facilities Worth The Fling
- Dining and lounge spots on multiple levels – choose your vibe.
- Ground‑level swimming pool (no “I’m not a fish” worries).*
- Top‑floor infinity pool that makes you feel like you’re swimming in the sky.
*Even the guys who don’t like water will brag about this.
Last Door – Remainder of Units
Only six units remain:
- Four 2‑bedroom units, 657–732 sq ft.
- Two 3‑bedroom units on the loft‑level, side‑by‑side – perfect for a two‑unit swap, if you’re craving extra space.
Got interest? Get in touch pronto – they’re moving fast.
Also Read
Why ABSD for developers needs tweaking, and how it’s shaking your buying plans.
3. Uptown @ Farrer
Uptown @ Farrer – The Super‑Hot Condo of 2022
Want to snag a piece of the little India buzz?
Uptown @ Farrer is where the action is, and trust me, it’s getting snapped up faster than a hawker’s satay on a Sunday night.
Quick Facts – All the Numbers You Need
- PIB hipper title – ABSD deadline: 3rd Quarter 2022
- Where it is – 2 Perumal Road, District 8
- Developer – SL Capital (2) Pte. Ltd.
- Lease – 99‑year
- Units – 116
- Current sales snapshot – median: $1,958 per square foot (ran between $1,920 – $1,968)
- Launch price – $1,857 per square foot (so the market is already beating the initial launch)
- Occupancy – 90 % sold
Spot‑on Location – Everything at Your Fingertips
There’s no point in ruffling with the transit or rainy weather – Uptown @ Farrer sits right across the road from Farrer Park MRT on the NEL. A quick two‑stop hop and you’re at the dazzling Dhoby Ghaut MRT hub.
Walk a few minutes and you’ll find:
- Mustafa Centre – the ultimate 24‑hour haunt
- City Square Mall – the ‘Pop‑culture barometer’
- Serangoon Plaza – the place of all matte shopping
All of this kicks up a ton of footfall. This is, without doubt, the best‑located condo in the Farrer/Little India precinct.
Why Landlords Are Head‑Hunting & Why Families Are a Bit Skeptical
One‑bedroom (around 527 ft²) units pushed to just over $1 million – that’s a pretty stellar cash‑flow picture for high rent‑ability. However, the pandemic has left a lingering shadow on future rents. Good news? Smaller units at Uptown carry less risk for landlords – it’s a sound move for a cautious investor.
Still, if you’re a family, consider this:
- It’s tucked into a bustling, heavily built‑up area with no green shade or market‑class vistas.
- Be prepared for the occasional traffic jam that feels like a light‑weight bumper‑car derby.
As the hype shakes off, buyers still have a range of options:
- 3‑bedroom loft units – great for work‑from‑home multi‑generational families
- 4+1 “PES” units – perfect for the sophisticated office girl
- 5‑bedroom duplex – the typical ‘big‑family’ maker
- Shop units – ooh, opportunities in retail territory?
Bottom Line
Uptown @ Farrer’s unapologetic city‑core charm will make the most headings. It’s a prime place for landlords looking to make a quick return, but families looking for a serene environment might need to weigh the heavy traffic and lack of green.
Don’t wait – the door to 90 % occupancy is still open, and the neon lights of Farrer Park are buzzing for the next occupants.
4. Mont Botanik Residence
Mont Botanik — Your Free‑hold Condo Hunt Ain’t Over!
Quick‑Facts (No Red Tape)
- Location: 2K Jalan Remaja, District 23
- Developer: Tuan Sing Holdings Ltd.
- Lease: Freehold (that means forever ownership, no fuss)
- Units: 108 (almost all sold; there’s just a handful left)
- Sale Snapshot: Median $1,771 psf, low $1,728 psf, high $1,834 psf (still a sweet spot for buyers)
What’s the Buzz?
Only eight units – 8 % remain. With the ABSD deadline in the 4th quarter of 2022, the developer’s practically waving a “buy fast” flag.
Why Mont Botanik Gets Your Attention
- Just 700 m from the Rail Corridor (and the Rail Mall) – quick commuting.
- Only a six‑minute drive to the Bukit Timah Nature Reserve – nature‑lovers rejoice.
- Affordable alternative for those craving Bukit Timah vibes without the sky‑high price tag.
Heads Up – You’ll Need an Eyes on the Road
There’s No MRT or mall within 10 min. You’ll probably need a car or bike for most errands (unless you’re a marathon‑walking hero).
Room‑Size Reality Check
Most units are on the smaller side – around 700 sq‑ft. Even the largest are only about 947 sq‑ft. If you’re looking for a family condo with more space, this place might feel a tad cramped.
Freehold is the Real Selling Point
Unlike competitors such as Midwood and Dairy Farm Residences, Mont Botanik offers the coveted freehold status – a huge plus for anyone wanting long‑term peace of mind.
Last‑Chance Inventory
- 2‑bedroom 689–700 sq‑ft – ideal for singles or a small family.
- 3‑bedroom + study 948 sq‑ft – a modest upgrade that keeps the cozy feel.
Bottom Line
Don’t miss this almost‑sold, freehold gem that blends nature, affordability, and the satisfaction of owning. Grab it before the ABSD deadline chimes in!
Other condos close to ABSD
Upcoming Projects Right on the ABSD Edge
Stepping into the next wave of home‑ownership what’s your next move?
Below is the snapshot of developments that may not reach the 12‑month ABSD threshold yet, but they’re almost there. Grab a coffee, and let’s see which ones are selling fast and which ones might need a little extra push.
Screening the Hot and the Slow
| Development | Sold % | Units Remaining | ABSD D-Day |
|---|---|---|---|
| Stirling Residences* | 99% | 1,259 | 16 Oct 2022 |
| Riverfront Residences* | 98% | 1,472 | 21 Nov 2022 |
| Parkwood Collection | 49% | 53 | 3 Dec 2022 |
| One Draycott | 8% | 64 | 6 Dec 2022 |
| The Woodleigh Residences | 75% | 667 | 19 Dec 2022 |
*Remember: the closer a development gets to its ABSD deadline, the more dramatic the price changes can get. If you’re eyeing the last few units in Stirling or Riverfront, they’re almost gone – but don’t drop the water bottle just yet. We might still steal a sweet spot for you.
Why Parkwood and One Draycott are the Real “Worth Checking Out” Spots
- Parkwood Collection – Hadjust under half of its units snapped up. A moderate pace means there’s still wiggle room for deals, especially around the smallest units looking for a bargain.
- One Draycott – Only a handful left, and with a tiny inventory and big unit sizes in a premium area, the demand is kinda low. If you’re after something cosy, give it a look; the options might be flooded.
Woodleigh Residences: A Central Magnet
Linked directly to the Woodleigh MRT, this integrated development sits smack in the middle of Bidadari – a hot spot everyone wants to live in. Even with a sale rate of 75%, larger four‑bed units (1,076 sq. ft.) are renting up fast, and those that linger could be priced a bit lower.
Tip: If the price is high but you’re flexible on floor plans, you might snag those late‑stage units before the developer pushes hard to clear inventory.
Final Word
In a nutshell, Stirling and Riverfront are almost sold out, but there might still be a few hidden gems. Parkwood’s steady sales pace and One Draycott’s odd demand curve make them ripe for negotiating. And as for Woodleigh, you’ll likely find that single‑bedroom dreams are still within reach – especially before the tech‑savvy flood‑in comes. Keep your eyes peeled, and let us help crunch the numbers for you.
Happy house hunting!
Keep Your Eyes Narrow, But Your Smile Bright
When a condo price drops faster than a pizza delivery in a subway tunnel, it’s tempting to jump in. But remember: every flashing “Save Now!” ad is a siren song—some hidden shallow reefs lie underneath.
Do Your Homework, Not Your Hunches
- Check the Market. Compare the asks in the same neighborhood. A low price might mean low demand, low quality, or just a bad deal.
- Inspect the Property. A glossy brochure can’t hide a creaky floor or a leaky roof. A quick walk‑through (or a drone, if you’re into tech) can save you from future headaches.
- Ask About the Dev. Is the developer known for cutting corners? A pro‑life developer won’t be “cash‑in‑on‑you” just to line their pockets.
- Know the Wo‑O‑W. Discounted price equals a lower floor pat‑in‑black. Sometimes you’re paying a premium for floor plans you don’t need.
Ask the Right Questions
Don’t just take “special pricing” for granted. Tweet your concerns to the seller or call. In a nutshell: “Where did the discounts come from? Is it a lame myth? How old is the unit?”
Listen to the Neighborhood
Talk to residents, go to the local coffee shop, and ask what the vibe is. If the street feels empty, maybe the price is a trick to lure buyers into a silent evacuation zone.
Your Wallet & Your Home
Remember: buying real estate is a mac‑long-term commitment. A discount may look like gold now, but if the condo is a sinking ship, you’ll end up splashing more than you saved.
Bottom line? Just because the price is cheaper doesn’t mean it’s cheaper overall. Do the work, ask smart questions, and if the deal still feels like a mystery box, walk away. Your future self will thank you.