新加坡：根据新规定举行的首笔政府土地销售（GLS）招标活动吸引了创纪录的高额投标。
SINGAPORE: The first executive condominium (EC) Government Land Sales (GLS) tender under the new rules has drawn a record-high bid.
分析师们原本预计，由住房发展局（HDB）于5月公布的堪培拉大道（Canberra Drive）地块会因新规定的实施而吸引较为保守的投标者。这些新规定包括：将最低居住期限提高至10年、取消延期付款计划，以及为首次购房者提供更多的购买名额和优先购买权。
Analysts had expected the site at Canberra Drive released by the Housing and Development Board (HDB) in May, to attract more conservative bids in light of the new rules. These include the doubling of the minimum occupation period to 10 years, the removal of the Deferred Payment Scheme, and the increased quota and priority period for first-time buyers.
堪培拉大道也是首批在新规定生效后完成招标的地块——此前政府于8月将家庭月收入上限提高至18,000新元（约合14,060美元）。
Canberra Drive is also the first EC tender to close after the monthly household income ceiling was raised in August to S$18,000 (US$14,060).
这块面积为11,535平方米的地块预计可建成约185套住宅。在10月1日招标截止后，共收到了13份投标书。根据HDB周四晚发布的初步结果，最高投标金额由SNC Realty、HS Invesco和Kay Lim Realty联合提出，金额为163,903,000新元；折合每平方英尺825新元（psf ppr），这一价格超过了今年1月Sim Lian集团为伍德兰兹大道（Woodlands Drive）17号地块所提交的794新元/psf ppr的先前纪录。
The 11,535 sq m site, which is expected to yield about 185 units, drew 13 bids after the tender closed on Thursday (Oct 1). According to the provisional results released by HDB on Thursday night, the top bid was a joint bid from SNC Realty, HS Invesco and Kay Lim Realty for S$163,903,000. This translates to a record S$825 per square foot per plot ratio (psf ppr), higher than the previous record of S$794 psf ppr that Sim Lian Group submitted for a Woodlands Drive 17 EC plot in January this year.
堪培拉大道地块收到的投标数量是自2017年彭戈尔（Punggol）地区Sumang Walk地块收到17份投标以来的最高纪录。
The number of bids received for the Canberra plot is the highest since 17 bids were received for a plot in Sumang Walk, Punggol, in 2017.
政府于1995年推出了这种“Executive Condominium”（EC）项目，旨在为收入较高的新加坡人提供购买私人住宅的途径。这类住宅由私人开发商开发并出售，其设计及配套设施与普通私人公寓相似。
ECs were introduced in 1995 to provide an option for higher-income Singaporeans who aspire to own private housing. They are developed and sold by private developers, with design features and facilities similar to private condominiums.
今年5月公布的新规定旨在帮助首次购房者更容易获得住房。国家发展部长Chee Hong Tat在宣布新规定时表示，希望这些措施能促使开发商降低投标价格。
The new rules, announced in May, are part of efforts to help first-time home buyers secure a unit. National Development Minister Chee Hong Tat said during the announcement that he had hoped the new measures would “result in developers reducing their bids and the prices for their ECs”.
近年来，新建成公寓的中位售价持续飙升，最近推出的项目价格更是创下了历史新高。
The median prices of new EC units have soared in recent years, with recent launches going at record prices.
广泛的竞标情况 PropNex的研究与内容主管Wong Siew Ying表示，新的土地开发规定似乎并未抑制开发商的竞标热情。
WIDE RANGE OF BIDS PropNex’s head of research and content Wong Siew Ying said it appeared that the new EC measures did not deter developers.
她补充说：“该地块的竞标数量及最高投标价格远超我们的预期。”
“The number of bids and top bid price for the Canberra Drive EC plot have far exceeded our expectations,” she added.
“我们认为，此次招标之所以吸引了更多参与者，可能是因为新的规定使得开发商在投标时更加谨慎；他们认为，即使出价较低，也有机会中标。”
“We think it is possible that the tender drew livelier participation because the new EC measures were expected to make bidding more cautious, giving developers reason to take part on the chance that a more moderate bid might succeed.”
如果该地块最终被最高投标者获得，Wong女士预计该项目的平均售价约为每平方英尺1,900新元。
If the site is awarded to the top bidders, Ms Wong said it is projecting that the average selling price of this EC project may be around S$1,900 psf.
竞标情况分析前几名投标者的出价非常接近：第二高的出价为每平方英尺803新元（由Intrepid Investments和TID Residential联合投标），第三高的出价为每平方英尺798新元（由Apex Asia领导的联合体投标）。
The top few bids were clustered tightly. The second highest bid was S$803 psf ppr from Intrepid Investments and TID Residential, and the third was S$798 psf ppr from an Apex Asia-led consortium.
在招标开始时，PropNex原本预计最高投标价格会在每平方英尺620至660新元之间。
When the tender was launched, PropNex had expected a top bid of around S$620 psf ppr to S$660 psf ppr.
开发商的态度 ERA Singapore的首席执行官Eugene Lim指出，共有13家开发商参与竞标，这表明他们对这类土地的兴趣依然高涨；尤其是在面对新的开发规定以及更多首次参与竞标的开发商时，他们的积极性并未减弱。
ERA Singapore’s key executive officer Eugene Lim said the broad field of 13 bidders showed that developers’ enthusiasm for EC land “remains unabated”, as they navigate through “unchartered territory” with the new EC rules and greater first-timer eligibility.
他补充说：“尽管参与度很高，但最高投标价与最低投标价之间高达128.5%的差距，反映出开发商对未来此类土地市场前景的看法存在显著分歧：乐观的开发商看到了更多首次参与竞标的开发商带来的市场机会；而更为保守的开发商则可能考虑到这些新买家对价格更为敏感（尤其是在没有‘延期付款计划’这一优惠措施的情况下）。”
“Despite the strong turnout, the sizeable spread of 128.5 per cent between the highest and lowest bids is revealing of vastly differing outlooks for future EC reception,” he added. “While optimistic bidders likely saw upside in an expanded pool of eligible first-timers, more conservative players could have factored in greater price sensitivity from this buyer group, especially without the cushion of the Deferred Payment Scheme.”
地块的优势 Lim先生强调，该地块距离Canberra地铁站仅10分钟步行路程，这是一个重要的卖点；此外，该地块还靠近多个重要设施，如Sembawang购物中心、Canberra Plaza、Sembawang小学以及Bukit Canberra综合枢纽。
ATTRACTIVE SITE Mr Lim noted that the site was roughly a 10-minute walk from Canberra MRT station, offering a “strong selling point”. The land is also close to several key neighbourhood amenities, such as Sembawang Shopping Centre, Canberra Plaza, Sembawang Primary School and the Bukit Canberra integrated hub.
尽管该地块的面积较小，但开发商们可能对此持积极态度，以此来应对市场中的不确定性，他补充道。
Although the site was small, developers may have viewed this “positively”, hedging it against market uncertainty, he added.
Realion（OrangeTee & ETC）集团的副集团首席执行官Justin Quek表示，在最近在Sembawang地区推出的所有用于招标的地块中，这个地块“最具吸引力”。
Deputy Group CEO of Realion (OrangeTee & ETC) Group Justin Quek said that of the sites launched for tender in Sembawang recently, this can be considered “the most attractive”.
该地块距离地铁站最近；同时，该项目规定的最低持有期限为10年，这一条款可能成为买家决策的重要因素。
This site was closest to the MRT Station, and with a longer minimum occupation period of 10 years taking effect in this project, location may have become a decisive factor for buyers.
“此外，最近将收入上限提高至18,000新元的政策也可能在项目启动时带来更大的需求，因为更多符合购房条件的夫妇将能够购买这些住宅单元，”他补充道。
“Moreover, the recent revision of the income ceiling to S$18,000 may also result in stronger demand when the project launches as more couples become eligible to purchase an EC,” he added.
Wong女士表示：“我们预计这个住宅项目在将来推出时会吸引大量购房者的兴趣。”
“We expect the EC project to garner keen buying interest when it launches in the future.”
Admiralty Walk地区还有另一块住宅用地已启动招标，投标截止日期为12月17日。
Another EC plot in Admiralty Walk has been launched for tender and will close on Dec 17.
Wong女士认为，这次招标的结果将有助于进一步了解开发商在新政策背景下对这类住宅用地的估值情况。
The results from that tender will “give a second reading” on how developers are valuing EC land under the new measures, said Ms Wong.