SINGAPORE CONSTRUCTION

MARKET REVIEW AND

OUTLOOK 2021
Cost Research Publication #007 1
April 2021

Singapore Construction
Market Review & Overview
 2

COVID-19

What a year it has been. More than one year since the first COVID-19 case
was reported in Singapore, the pandemic continues to rage on. Community
cases in Singapore remain low, as the country entered into Phase 3 of
reopening or resumption of activities in December 2020. Partial lockdowns
and closed borders remain in place for many other countries, including our
neighbour across the Causeway, as daily cases in Malaysia soared to a few
thousands in the last few months.

According to the International Monetary Fund World Economic Outlook

Update in January 2021, global growth contraction in 2020 is estimated at
-3.5%, higher than the October 2020 forecast, reflecting a strong momentum
of recovery in Q4 2020. Hard-hit by COVID-19, Singapore’s GDP contracted
by 5.4% in 2020, the worst recession since independence.

While some sectors rebounded in 2H 2020, tourism, aviation, aerospace

continue to be adversely affected by the pandemic. Despite signs of recovery
heading into the new year, overall unemployment rate rose to 3.2% in
December 2020, compared with 2.3% in 2019. Airplanes are grounded at
Changi Airport, international visitor arrivals in January 2021 declined 86.7%
year-on-year, and REVPAR (Revenue Per Available Room) dropped 55.9%,
according to statistics by the Singapore Tourism Board. The closure of Terminal
2 has been brought forward to facilitate A&A works, and Terminal 4 has
been converted to a vaccination centre. The development of Changi Airport
Terminal 5 is put on hold for two years amid deep uncertainties surrounding
the future of the global aviation industry.

Majority of construction sites were reopened in August 2020, after a four-

month disruption due to a spike in migrant workers’ infection cases. Based
on advance estimates by the Ministry of Trade and Industry in Q4 2020, the
construction sector shrank to 33.4% in 2020. While business sentiments
generally improved across a broad base of different sectors as vaccination
exercises are rolled out, small and medium-sized enterprises (SME) polled
in a survey expect that the market will remain lacklustre and subdued with
little growth in the next 12 months.
Cost Research Publication #007 3
April 2021

Construction
Demand
Total construction demand in 2020 fell 54.9%
from an initial projected demand of S$33 billion
(upper bound) to S$21.3 billion, the lowest on
record since 2009.

Public sector construction demand declined by 74% and the private sector
demand declined by 64% year-on-year in Q3 2020, according to the BCA
Construction Sector Quarter Review 2020. Many projects were put on hold
or pushed back as COVID-19 continues to change the way we live, work, learn
and play, and many developers continue to adopt a wait-and-see approach.
In 2020, civil engineering projects demand contracted 38.4% to S$5.6 billion.
The bigger projects awarded include Deep Tunnel Sewerage System Contract
3A & 4A, LTA’s Jurong Region Line stations and associated tunnels, Integrated
Train Testing Centre, the Johor Bahru–Singapore Rapid Transit System (RTS)
Link Woodlands North station, tunnels and the Customs, Immigration, and
Quarantine (CIQ) building, which is part of the RTS Link.

Private residential construction slumped 40% to S$3.0 billion, as 2019 only

recorded S$490 million worth of collective sale transactions, and limited URA
and HDB residential government land sales (GLS) were transacted in both 2019
and 2020. The commercial sector contracted 15%. Projects awarded included
Mandai Resort, Pullman Hotel Hill Street, Singapore Land Tower A&A, and
hotel developments on Sentosa Island. After experiencing a strong growth
in 2019, the industrial sector declined 44%. Integrated Waste Management
Facility (IWMF) at Tuas, Hyundai Mobility Global Innovation Centre, Kajima
Global Hub are among the larger industrial projects awarded last year. The
institutional sector decreased to S$4.1 billion, and includes Punggol Regional
Sports Centre, A&A to Immigration & Checkpoints Authority (ICA) Building
at Kallang, Mandai’s East Arrival Node & Indoor Attraction, and the Outward
Bound Singapore Campus on Coney Island.
 4

2021
Forging Ahead
The International Monetary Fund projects global
economy to grow 5.5% this year, supported by
renewed optimism with the launch of vaccination
in most advanced countries.

Additional fiscal policies, notably Biden Administration’s US$1.9 trillion

economic relief package, and the €1.8 trillion stimulus package from the EU’s
long-term budget are expected to lift economy activities, with favourable spill-
overs to trading partners. In Asia, China continues to verge on a remarkable
growth trajectory, boosted by a stronger than expected domestic market,
while Japan’s additional economic stimulus and a delayed Olympics will
hopefully further improve business and economic sentiments in the region.

Singapore’s GDP growth is projected at 5 to 6%, the highest since 2014,

from the low base for year 2020. At the recently announced Budget 2021,
the government has committed to spending an additional S$11 billion
to support the fight against the pandemic. The Jobs Support Scheme (JSS) for
Tier 2 sectors, which include the built environment, will be extended until June
2021 (10% wage support); while the Jobs Growth Incentive for local hires will
be further extended until September 2021.

For the construction industry, the government announced additional relief

measures late last year, through the introduction of Part 8A and Part 8B
under the COVID-19 (Temporary Measures) (Amendment No.3) Act. Under
Part 8A, an extension of time up to 122 days is provided to address delays
occurring between 7 April 2020 to 6 August 2020. Under Part 8B of the Bill,
eligible contractors are entitled to claim cost-sharing for specified qualifying
costs (site maintenance, rental of plant/equipment, extension of insurances/
performance bond, off-site storage rental, excluding manpower cost). There
will be an additional 20% ‘top-up’ for the employment of Safe Management
Officer (SMO) until February 2021. A previously announced hike in the Goods
and Service Tax will happen sooner rather than later, between 2022 and 2025,
therefore the GST rate will remain at 7% this year.
Cost Research Publication #007 5
April 2021

Residential
Despite an economy slowdown,
URA’s data showed that a total
of 9,982 private non-landed units
(excluding Executive Condominiums)
were sold for the whole of 2020,
surpassing the 9,912 units sold
in 2019.
 6

Low interest rate, pent up demands, HDB upgraders, and foreign investments
have helped to push up sales. Prices rose by 2.2%, compared with the 2.7%
increase in 2019. Similarly, the resale sector outperformed 2019, as a total
of 10,729 units transacted in 2020, compared with 8,949 units the year
before. Boosted by the Enhanced CPF Housing Grant and changes to income
ceilings, HDB resale transactions and prices also rose to the highest since
2012. Based on HDB resale price index, resale prices increased 5%, while
24,748 resale units exchanged hands.

It is expected that there will be around 20 new launches in 2021, as

developers look to take advantage of the strong market sentiment and
buoyant demand. Among the bigger launches are Normanton Park, which
can yield more than 1,800 units, Pasir Ris Mixed Development, Parc
Central Residences (Executive Condominium), Yishun Avenue 9 (Executive
Condominium), Liang Court Redevelopment, and Irwell Hill Residences.
Property agents are forecasting that prices could rise as much as 3% this
year, due to the cyclical supply and demand factor, and also recent land
tenders that have transacted on the higher end. COVID-19’s impact on
construction costs could also play a factor in pushing the prices up north.

Deputy Prime Minister Heng Swee Keat warned that low interest rates can lead to distortions in asset prices, amid
speculation that the government may introduce further cooling measures. In 2021, there are six land tenders under
URA’s Schedule of Confirmed List Sites, and four land tenders under the Schedule of Reserve List Sites; while HDB has
two confirmed land tenders for Executive Condominiums, and one land tender under the Reserve List. We foresee
very aggressive bidding from developers as the demand for land intensifies, even as the shadow of additional cooling
measures looms ominously.

Development charges for non-landed residential have increased 0.3% on average, while property taxes may also
increase, as part of any additional cooling measures if implemented.

To quell developers’ appetite for land banks, the collective sales market is slowly gathering momentum. En bloc sales
came to a screeching halt in 2019, and only a handful of sites were sold last year amidst the outbreak. As GLS supply
dwindles, older properties and small residential sites are likely to be highly sought after. Recently, a combined site at
Mount Emily Road was acquired and sold for S$18 million, while Surrey Point, a prime freehold site, was sold for S$47.8
million in a private treaty sale. In 2020, Yuen Sing and Sophia Ville were among the bigger properties transacted.
Good class bungalows have also been very buoyant, with some S$400 million of deals already exchanged hands in the
first two months of the year. Caldecott Hill, the site of former Mediacorp broadcast centre, was sold for S$280 million
last December, and is set to be redeveloped into bungalows. HDB supply remains steady, with about 17,000 BTO flats
to be launched this year.
Cost Research Publication #007 7
April 2021

Commercial

In 2021, we expect to see a subdued growth for office rentals in the CBD area,
Moving forward, as companies scale back on real estate requirement and demand, with spaces
work-from-home being consolidated to accommodate WFH and flexible working arrangements.
The commercial sector is set to remain sluggish, as with previous years.
(WFH) arrangements
look set to continue Construction works for the Liang Court Redevelopment, Shaw Tower
Redevelopment and Keppel Tower Redevelopment should all commence this
for most employers. year. AXA Tower on Shenton Way, which was partially divested to Chinese
e-commerce giant Alibaba Group’s Singapore subsidiary, will also undergo
redevelopment works by this year with a gross floor area of 1.5 million sq.ft,
if the redevelopment integrates hotel and residential. CapitaSpring (former
Golden Shoe Carpark/Hawker site) is set for completion this year, and will
pump more than 1 million sq.ft of Grade A office space to the occupier market.
 8

Kampong Bugis, Marina View, and Woodlands Avenue 2 white sites remain
untriggered on URA GLS’ Reserve List, while the hotel site at River Valley
Road is available for application. Similar to the residential en-bloc market,
many building owners have jumped onto the bandwagon and there are now
more than 20 commercial properties for sale in the market. Among the bigger
properties in the market include Golden Mile Complex, which has been
earmarked for conservation, where the prospective buyer has to abide by
conservation guidelines, and The Arcade, which has been in the market since
2020. The High Street Centre has also been placed on the market recently.
We foresee that owners will continue with A&A works in older buildings,
particularly to comply with COVID-19 requirements, and/or authorities’
compliances.

The shophouse market continues to attract investors. According to Colliers

International, a total of S$288 million transacted in Q42020, despite the
economic doldrums. In Q12021, shophouses in Tanjong Pagar, Lavender Street,
Bukit Pasoh, Joo Chiat, etc. were put up for sales.

We expect the hotel segment will be much muted this year as our borders
remain shut to leisure travellers. Connect@Changi, a dedicated facility that
allows business travellers to stay and conduct meetings safely without having
to serve quarantine on arrival, has welcomed its first batch of overseas guests.
Apart from the River Valley Road hotel site under URA’s Reserve List, Grand
Hyatt along Scott Road and Marina Bay Sands Ho tel will also undergo
upgrading works this year, while we may see some tender activities for both
Marina Bay Sands and Resorts World Sentosa Integrated Resort 2.0 expansion,
although at a smaller scale.

In the retail market scene, Robinsons Department Store has exited the
Singapore market after 162 years of operations. This follow the closure
of other department stores like John Little in 2016, and Metro Centrepoint
in 2019. Take a walk in any retail mall and one will notice the vacancies and
empty shops, amid the rise of online shopping and the two-month circuit
breaker. A few malls such as Katong I12, Northpoint City, Changi City Point,
are either under revamp or will be rejuvenated this year.
Cost Research Publication #007 9
April 2021

Industrial

The manufacturing
sector will continue
to be the main driver
of Singapore’s rebound
from the recession.
 10

Factory output rose 8.6% y-o-y in January 2021 and segments like
pharmaceutical, electronics, biomedical, and semiconductors are likely
to continue to expand this year, which could translate to a higher demand for
industrial spaces. Earlier this year, Minister for Trade and Industry Chan Chun
Sing unveiled a new 10-year plan to grow Singapore’s manufacturing sector
by 50%, to raise the global competitiveness of the manufacturing sector.

In 2020, Jurong Innovation District (JID) manufacturing hub attracted about

S$420 million of investments. In October 2020, South Korean automobile
manufacturer Hyundai marked the ground-breaking of its new innovation
centre at JID. Other manufacturers establishing a presence in JID include DMG
Mori, Fanuc, and Konica Minolta.

One of the bigger industrial projects slated to commence this year is the
Big Box Upgrading Works, which was acquired for S$118 million in December
2020. The former retail mall in Jurong is expected to be converted into
a business park, and has obtained JTC’s confirmation for the change of zoning.
Construction works should commence this year for Biopolis Phase 6, which will
include 35,000 sq.m of business park space for biomedical research, and 6,000
sq.m for office and retail uses.

We foresee that rejuvenation of business park spaces and industrial buildings

will continue in 2021, on the back of rising logistics and warehousing demand.
Under the Industrial Government Land Sales for 1H2021, there are three
industrial sites in the Confirmed List and three in the Reserve List, with a total
site area of 3.86 ha.

Singapore continues to thrive as a regional digital hub and while there has
been amplified demand for data and 5G, there is currently a temporary
moratorium on new data centres. Interest to invest and build data centres
remain high, but there is no clarity yet when the freeze will be lifted. As such,
we expect the data centres sector will be quiet in 2021, compared to the last
two years. In land scarce Singapore, industry players are now exploring the
development of floating data centres, and if successfully implemented,
it could become an attractive and viable alternative to traditional land-based
data centres.
Cost Research Publication #007 11
April 2021

Institutional

After hitting a Healthcare projects in the upcoming pipeline includes polyclinics in Khatib,
Tampines North, Serangoon, Kaki Bukit, Tengah, and Yew Tee. An integrated
high in 2019, the general and community hospital has been earmarked for development
construction demand in Bedok, while Alexandra Hospital will also undergo redevelopment
progressively. Chill @ Chong Pang, a new integrated community development
for institutional sector is also in the pipeline. Construction is expected to commence next year and
completed by 2027.
is expected to drop
to between S$2.9 At the recent Budget Debate, the Ministry of Defence announced a new S$90
million biosafety containment lab, the first such facility in Southeast Asia,
billion to S$3.9 billion. to prepare for the next pandemic or biological threat. Tender activities should
commence this year, with construction works to begin in 2022.

45 Armenian St, the site of the former Substation arts centre, and Singapore
Art Museum have been earmarked for renovation works this year, alongside
the ongoing renovation of The Peranakan Museum and The Singapore
Philatelic Museum in the vicinity.

As part of the government’s initiatives to fight the spread of COVID-19 and

to improve living conditions of foreign workers, seven new Quick Build
Dormitories (QBD) that can house up to 8,000 workers were completed last
year, with eight more of such dorms to be completed by this year.
 12

Infrastructure
With Changi Airport’s Terminal 5
put on hold and the Kuala Lumpur–
Singapore High Speed Rail project
terminated, the government is set
to pump-prime the construction
sector by bringing forward civil
engineering projects. BCA projected
that the demand could reach as much
as S$10.9 billion, which will become
the highest demand in recent years.

The construction of the Integrated

Transport Hub at Jurong East, which
was recently awarded at S$477
million, will start in Q2 2021.
The bus interchange was relocated
in December last year to facilitate
the construction of the hub.
The expansion of the Sengkang-
Punggol Light Rapid Transit depot
should commence later part of the
year, while LTA has recently awarded the civil contract to design and construct
the bored tunnel between Aviation Park station and Loyang station for the
Cross Island Line Phase 1. Following the award of the Woodlands North Station
and CIQ building, the second civil contract for the construction of the Johor
Bahru – Singapore Rapid Transit System (RTS), covering the RTS link viaduct
and tunnels in Singapore was also recently awarded. Construction works
should commence in Q2 2021.

A new 62km long walking and cycling route is in the future pipeline. The Coast-
to-Coast Southern Trail, Northern Trail, Central Corridor, and Eastern Corridor
are the four new routes to be completed by 2030, and will form part
of a network of eight recreational routes spanning 360km. The Ministry
of National Development will commit S$315 million to develop these new
routes and to expand parks and Park Connector Networks.

Coastline protection studies to protect Singapore’s coastline with measures

such as sea walls, polders and mangrove planting will commence this year,
and over the next 5 years, the government will commit up to S$1.36 billion
on drainage works to mitigate inland flood risks.
Cost Research Publication #007 13
April 2021

Tender Price
Movement
2020 has been a volatile year for the construction sector with serious
disruption of existing construction activities due to COVID-19 pandemic cases
in migrant workers dormitories. The tender prices for 2020 has generally gone
up by 5% to 10% due to shortage of migrant workers, additional compliance
requirements for safe accommodation, transportation and work site with
risk allowance for the loss of productivity under the new safety distancing
requirements.

For the next six months, we expect the tender price level to remain high.
While vaccinations have commenced for migrant workers, there are still
uncertainties lingering around labour and manpower. Some foreign workers
have departed permanently, while workers from China are apparently getting
the same level of pay in China, as they were previously in Singapore.
We observe that there is a general shortage of 10 – 20% foreign workers
in the existing projects. The government has eased up restrictions to allow
new work permits and S Pass applications across all sectors, but the Singapore
Contractors Association Ltd (SCAL) has received feedback from members who
are facing difficulties in applying for entry dates for foreign employees.
The labour crunch is set to stay for a while, with borders remaining closed,
and COVID-19 safety measures in place for the next few years. This means that
the industry must continue to rely on resources that is available in Singapore,
rather than new intake of foreign workers.

From recent tender exercises, we note that there was a lower level of
interest from contractors. Most of the contractors are focused on completing
existing projects on hand to further minimise delay and risk exposures. We
also see higher tender pricing returns, particularly for projects with a longer
construction timeline. Copper prices continue its hot streak, and may surge
to an all-time high in the next 12 months, as a result of strong demand from
China’s clean energy drive.

For 2021, we forecast that tender price escalation will remain volatile in the
region of 10% to 15%, driven by the uncertainty in the return of foreign
workers due to stiff border control to stop the spread of coronavirus, surge
in steel and copper prices, and higher logistics and transportation costs.
 14

Singapore
Construction Prices (as at 4q 2020 prices)
List of Exclusions:
Development Type Cost Per CFA S$/m2
Carpark • Land costs
• Development charges/
Above Ground 800 - 900 differential premium
• Authority submissions fees
Basement 1,300 - 1,500
• Finance charges
Residential • Site staff cost
Mass Market 2,250 - 2,450 • Professional fees
• Tenancy fit-out works
Mid-market 2,450 - 2,650 • FF&E (Furniture, Fittings and
Equipment)
High End 3,400 - 3,500 • Green Mark
Office • Contingency
• Escalation
Grade A 2,900 - 3,000
• Goods and Services Tax
Grade B 2,450 - 2,650
Retail
Mass Market 2,650 - 2,850

High End 3,400 - 3,600

Industrial
Light 900 - 1,100 CFA (Construction Floor Area)

Heavy 1,200 - 1,400 Construction Floor Area is the area

of all the building’s enclosed covered
Hotel spaces measured to the outside
face of the external wall, including
4-star 3,750 - 3,950
covered basement carpark and above
5-star 4,450 - 4,650 ground carpark areas

Institutional
Nursing Home 2,150 - 2,450

Primary School
1,800 - 2,100
Secondary School

Note:
The price ranges stated herein are indicative only, and may vary subject to design, specifications, site
conditions, size, nature, and location of project.
Cost Research Publication #007 15
April 2021

Annex A
Construction Demand

Annex A.1: Construction Demand, 2019 vs 2020

Source: Building and Construction Authority, Singapore

Construction Demand
2016 - 2021
12.0
10.0

8.0
S$ billion

6.0

4.0

2.0
0.0
2016 2017 2018 2019 2020 2021

Civil Engineering Public Resident ial Private Residential

Comme rcial Indust rial Institutional & Others

Annex A.2: Construction Demand, 2016 -2021

2021 based on projection
Source: Building and Construction Authority, Singapore / Department of Statistics Singapore
 16

Project Construction Demand in 2021: S$28.1 Billion

Annex A.3: Construction Demand, 2021 projection (upper bound)

Source: Building and Construction Authority, Singapore

Annex B
Tender Price Movement
BCA's Tender Price Index
108.0

106.0

104.0

102.0

100.0

98.0

96.0
2013 2014 2015 2016 2017 2018 2019 2020
BCA's Tender Price Index
108.0

Q4 2020
106.0

104.0

Q3 2020
102.0
Q3 2019 Q2 2020
Q4 2018
Q1 2020
100.0 Q1 2019
Q4 2019
Q3 2018 Q2 2019
Q2 2018
98.0
Q1 2017 Q1 2018
Q4 2017
96.0 Q3 2017
Q2 2017

94.0

Annex B: Tender Price Index Movement, Annual/Quarter

Source: Building and Construction Authority, Singapore
About
ThreeSixty Cost Management
Threesixty Cost Management Pte Ltd, a member of the Surbana Jurong Group, is a quantity surveying and cost management
consultancy in Singapore. The company comprises senior practitioners whose experiences span over three decades under the
leadership of Mr Seah Choo Meng, a respected practitioner in the construction industry. Threesixty Cost Management has
an extensive track record and expertise in both the private and public sectors and are experienced in providing in-depth cost
management and contractual administration to clients from project inception to completion. Its Cost Research unit
is specialised in reliable cost estimates and cost benchmarking, and publication of cost research papers on market trends and
new technologies in the construction market.

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