Inz Residence

The ground under it was tendered in 2015. Both ends of that are public; nobody puts them together.

The land under Inz Residence

HDB put this parcel out to tender and names Inz Residence as what was built on it. Everything below is from that tender: the dates, the winning price, and the 11 bids that came in.

  1. Tender launched19 May 2015
  2. Tender closed28 Jul 201511 bids received
  3. Awarded24 Aug 2015Qingjian Realty (Residential) Pte. Ltd, Suntec Property Ventures Pte Ltd and Bohai Investments (Sengkang) Pte Ltd
  4. Winning tenderS$156,157,000S$3,177 per sq m of gross floor area · S$295 per sq ft
Parcel
Choa Chu Kang E12 Choa Chu Kang Avenue 5
Site area
16,386 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
49,158 sq m
Sold as
EC
Every bid — all 11, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Qingjian Realty (Residential) Pte. Ltd, Suntec Property Ventures Pte Ltd and Bohai Investments (Sengkang) Pte LtdS$156,157,000—
2TID Residential Pte. Ltd.S$145,888,888S$10,268,112 · 6.6%
3Allgreen Properties LimitedS$133,890,000S$22,267,000 · 14.3%
4EL Development Pte LtdS$127,100,000S$29,057,000 · 18.6%
5Wee Hur Development Pte LtdS$127,000,000S$29,157,000 · 18.7%
6Lian Beng - KSH Pte. Ltd.S$125,938,000S$30,219,000 · 19.4%
7MCL Land (Regency) Pte. Ltd.S$122,500,000S$33,657,000 · 21.6%
8Edition Land Pte Ltd and TTH Development Pte LtdS$122,000,800S$34,156,200 · 21.9%
9Northern Development Pte. Ltd.S$119,055,000S$37,102,000 · 23.8%
1010a Centra One Pte. Ltd.S$108,000,000S$48,157,000 · 30.8%
1110b Sim Lian Land Pte LtdS$108,000,000S$48,157,000 · 30.8%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 24 Aug 2015 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “iNZ Residence”. This parcel, from tender to today · Every land sale

What has been filed there since

2015 · the groundS$156,157,000S$295 per sq ft of gross floor area
Today · the homes on it$1,425median of 152 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

90–100 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2023$1,173 (1)—
2024$1,417 (36)+20.8%
2025$1,424 (25)+0.5%
2026$1,478 (11)+3.8%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it