深度报告-2026-04-29-莱坊-Mixed-use_Developments_Conduits_to_Quality_Living_April_2026_30页_35mb

Summary of Mixed-use Developments in Singapore: Quality Living, Value and Urban Design

Core Content

This document explores the evolving landscape of mixed-use developments in Singapore, emphasizing their role in shaping quality living, property value dynamics, and urban design trends. It is based on data and insights from the Knight Frank-Ipsos Quality of Life report and URA REALIS, highlighting the preferences of homebuyers and the market implications of these trends.

Main Points

1. Access: Waterfront Living

• Rarity and Demand: Waterfront residential assets remain rare in Singapore, with only 12 out of 76 non-landed private residential projects launched between 2023 and 2025 offering such experiences.
• Market Appeal: These homes are highly sought after for their tranquility, wellness benefits, and symbolic value (especially among Chinese buyers and feng shui enthusiasts).
• Diverse Options: Waterfront living is no longer limited to sea-facing properties. Lagoons, marinas, reservoirs, and rivers are now considered waterfront, offering varied price points and locations.
• Notable Projects:
  • Sentosa Cove: The original luxury waterfront enclave.
  • One Marina Gardens, W Residences at Marina View: Recent developments in Marina Bay.
  • Jurong Lake Gardens, Lower Seletar Reservoir, Bedok Reservoir: Popular for their tranquil lake and reservoir views.
  • The Estuary, Orchid Park Condominium: More affordable waterfront options in northern Singapore.
  • City Gate Residences, Concourse Skyline: Developments in the Beach Road precinct with close proximity to recreational activities.
• Future Outlook: New waterfront projects are expected to be concentrated in northern and southern regions, with the Greater Southern Waterfront being a major development initiative over the next 10 to 15 years.

2. Value: Property Market Trends

• Unit Size Reduction: The average size of new residential developments has declined, with new non-landed home transactions averaging less than 900 square feet, compared to 1,038 square feet for resales.
• CAGR Trends: Larger units have shown higher price growth compared to smaller ones. For example:
  • 50–70 sqm: 3.5% CAGR
  • 70–90 sqm: 3.7% CAGR
  • 90–120 sqm: 4.2% CAGR
  • 120–150 sqm: 4.2% CAGR
• Price Growth by District:
  • D3 (Penrith): 6.8% CAGR for 90–120 sqm units
  • D9 (One Marina Gardens): 6.6% CAGR for 90–120 sqm units
  • D10 (Upperhouse at Orchard Boulevard): 6.9% CAGR for 90–120 sqm units
• Investment Considerations: Larger units in prime districts offer better long-term investment returns, despite higher initial costs.

3. Urban Design: Lifestyle-Centric Spaces

• Design Evolution: Singapore's architecture firms are redefining urban design to align with the changing needs of urbanites, focusing on emotional and physical wellbeing, community, and inclusivity.
• Mixed-use Developments: Projects like One Holland Village are reinterpreting traditional shophouse designs with modern, flexible, and open spaces that enhance community engagement and commercial success.
• Human Scale and Generosity: Emphasis is placed on creating open, inclusive, and welcoming spaces that encourage social interaction and provide a sense of belonging.
• Resilience During Pandemic: Outdoor-first designs and natural ventilation were found to be particularly effective during the pandemic, offering comfort and safety to residents and visitors.

4. The Evolving Workspace Landscape

• Decentralisation of Workspaces: Authorities have been moving office spaces closer to residential areas, reducing the CBD's monopoly on quality office stock.
• Strata Office Ownership: A niche segment allowing direct ownership of office units, though limited due to strict regulations and institutional control.
• Market Activity: In 2025, 354 strata office units were transacted for S$1.1 billion, showing resilience despite shorter lease tenures.
• Key Locations: The Central Area and city-fringe markets are the main hubs for strata office transactions.
• Future Developments: Projects like The Golden Mile and One Sophia reflect a shift towards more contemporary and efficient office spaces, catering to a broader range of occupiers including start-ups, SMEs, and family offices.

Key Highlights

• Waterfront Living: Rare and highly valued, with a growing range of options and locations.
• Property Value Trends: Smaller units are more affordable and sell quickly, while larger units offer better long-term investment returns.
• Urban Design Innovations: Emphasize lifestyle, community, and inclusivity, with projects like One Holland Village setting new benchmarks.
• Strata Office Market: Limited supply and high demand, with larger units showing stronger performance and resilience in the market.

Conclusion

Mixed-use developments are playing a crucial role in shaping Singapore's built environment, balancing access, value, and design to meet the evolving needs of its residents and businesses. As the market matures, the focus on quality living, investment potential, and innovative urban design will continue to drive demand and reshape the city's real estate landscape.