Wilkie Edge’s commercial space for sale

BUSINESS PROPERTIES

Wilkie Edge’s advertisement space offered

CapitaLand Advertisement Trust is normally putting retail and place of work at mixed-used development Wilkie Edge while in the Selegie vicinity up for sale.

Originates from will be bought through an term of interest physical fitness closing regarding Jan twenty.

The space on the block includes a two-level retail corner and half dozen floors of prime-grade high-quality office space, that has a gross surface area of regarding 215, 000 sq paws and net sale lettable part of about 154, 000 sq ft.

Wilkie Edge, which has a 99-year leasehold starting in 2006, has a excessive occupancy pace – alongside 100 % as in Oct thirty-one. Tenants contain local and multinational firms.

The Straits Times recognizes an a sign price can be $1, 900 per sq ft on the web lettable spot, which means about $293 million.

With stage 3 of the Town center Line scheduled for achievement next year, Wilkie Edge are going to be easily attached to the Marina Gulf financial section.

Investors may consider trying to achieve some advantage enhancement pursuits either to reposition the retail part or improve the retail lettable areas.

Otherwise, subject to relevant authorities’ endorsement, Wilkie Border can be subdivided into strata-titled retail and office devices for individual strata sale in the foreseeable future.

Adapted via: The Straits Times, 20 December 2016

Singapore property still a top draw for Asia’s ultra-rich

PREMISES INVESTMENT

Singapore property nonetheless a top sketch for Asia’s ultra-rich

Singapores property market place remains at the top of the schedule of Asia’s ultra-rich, however the soothing measures nonetheless in place.

Their commercial homes are a top rated consideration to get Asian extra high net worth people (UHNWIs) looking towards this purchase class, somewhat ahead of the UK and the ALL OF US.

Singapore’s non commercial market is the other most likely place for Asian kitchenware UHNWIs your can purchase an foreign home, following your UK, according to a wealth record out on Thursday.

Such studies came about the back of last year’s several. 4 % rise in Singapore’s luxury non commercial prices — luxury coolers being looked as at the very least , S$2, five-hundred per place foot for prime querelle 1, some, 10 and 11.

You can find 46, 080 UHNWIs, any having a assets of across US$30 mil excluding all their primary property residing in Asia-Pacific, based on data from New World Wealth.

An analyst said that Singapore continues to appeal especially on the Asian community to live, job and set up businesses. Division 9 and 10 will still be highly favoured by the extra wealthy granted their best location, close proximity to high quality conveniences and universities.

The overall fall in property or home prices due to government’s soothing measures has enhanced the significance proposition of Singapore property or home, with need property little by little returning while seen in the improved purchase volumes recently. Singapores 15 per cent more buyer’s stamps duty about foreigners is looking cheaper in comparison with Hong Kong’s 30 %. Meanwhile, there may be risk of Cina introducing considerably more property soothing measures to rein with prices, specially in first-tier urban centers.

The effects were based on answers from practically 900 on the world’s top rated private lenders and variety advisers, that represent over 12, 000 consumers with a merged wealth of around US$2 trillion.

Among investable asset classes, real estate opportunities came the surface of the list for Asians’ wealth allocation at 29 per cent compared to the global average of 24 per cent. With the ultra-rich citing wealth preservation as the most important factor in investment decisions, Singapore’s attraction as a safe-haven amid global uncertainties will continue to play out.

Chinese nationals were the top foreign buyers in the residential market here since Q4 2015. Sustained buying interest from Chinese nationals is expected to sustain despite recent curbs on capital outflows. This, coupled with improved buying interest from Malaysians and Indian nationals this year, could raise the proportion of foreign home buyers to 28 per cent this year from 25 per cent in 2016.

Singapore’s 23rd ranking on the Prime International Residential Index (PIRI), which tracks the value of luxury homes in 100 key locations worldwide, on the back of the 3. 4 per cent rise in luxury home prices, reflects the immense value proposition that it has to offer to the ultra-wealthy. It was in 81st position for 2015 due to a 2 . 1 drop in luxury home prices that year.

The value proposition turns into more distinct when viewed vis-a-vis the surge on prices on key locations in Cina and Quarterly report.

Luxury property prices on Shanghai beat property cooling down measures along with a 27. 5 per cent lift last year, positioning the city at the summit on PIRI; two different Chinese locations Beijing and Guangzhou had been ranked second and third for the respective 28. 8 % and 28. 6 % growth. London’s 6. three or more per cent drop in high end home price ranges translated with a 92th situation on the PIRI.

It was 3 of the per cent stroll in press duty for extra homes unveiled in February 2016, as opposed to the UK’s decision to give the EUROPEAN, that ruled in demand working in london. But the pursue end of 2016 discovered an uptick in gross sales volumes and improved verse as the industry readjusted into the new income tax burden.

twenty prime location markets had been selected and it was scored, based on the regular luxury domestic value for each and every city plus the exchange charge at the end of 2016, what amount of square metre distances US$1 , 000, 000 can buy on each location.

As of end-2016, the most high priced prime homes – generally defined as the highest 5 % of each sector by benefit – grown into Monaco, Hk, New York, Manchester and Geneva, followed by Singapore.

Adapted out of: The Business Situations, 2 Next month 2017

Singapore property market finally sees slight easing – and a new stamp duty

CPU COOLING MEASURES

Singapore property industry finally recognizes slight reducing – and a new stamps duty

Singapore announced in Friday targeted tweaks to property industry measures and a new stamps duty — moves the fact that observers says are in reaction to brand-new developments while in the property markets and the expansive economy.

The discharge by government departments said that Singapore will lesser the seller’s stamp task (SSD) by simply four percentage points per tier and shorten their holding period.

The Total Financial debt Servicing Rate (TDSR) will likely no longer apply at mortgage fairness withdrawal loan with loan-to-value ratios of fifty per cent and below.

Still even as the govt eased such measures, an exciting new stamp accountability called the Some other Conveyance Chores (ACD) was introduced to promotion a loophole in house transactions taken on via transfer of stocks in property-holding entities.

All these changes have effect on Walk 11.

These are the Singapore government’s first significant response with four years to new developments inside property market place. But not like Friday’s procedures, those published in early 2013, including the TDSR, were focused at cooling some red-hot promote.

Market respond to Friday’s activities, announced well before noon, was swift. The FTSE PORT ST LUCIE Real Estate Running and Production Index was up 4. 8 % at the day’s high of 838. 24 in 12. 39 pm.

Straining that builders have gone by using an arduous time frame since 2013, an expert said that all these slight dtente were in fact very hard-earned.

However , market players confess the impact over the property promote will be reasonably limited, as the Buyers’ Imprint Duties (ABSD), loan-to-value (LTV) and TDSR will yet curb require. They also acknowledge Friday’s activities are focused at ensuring that the property or house market’s production is in brand with bigger economic tendencies. Interest rates will likely be rising between Singapore’s weaker growth; the development sector been specifically performing desperately.

The joint statement, supplied by the Economic Ministry, the National Advancement Ministry plus the Monetary Authority of Singapore (MAS), said the current set of property market measures are still needed to promote a sustainable residential property market and financial prudence.

Thus, there will be no changes to the ABSD fees and LTV limits.

The discharge noted the fact that transaction quantities of prints in the non-public residential property sector remain healthy, while interest rates are actually low and income grows up. But industry analysts expect percentage of interest to rise at a quicker pace this year. A while back, US Federal Reserve chairman Janet Yellen said that a hike this month would be “appropriate”.

So while growth in Singapore’s outstanding housing loans has slowed, households should still be “prudent” in shoring up financial buffers, reported the release.

In spite of this, the government believed that residence sales in a four-year eye-port timeframe features fallen appreciably over the years ever since the SSD was introduced. The SSD, a good transaction fee, must be paid out by those who sell a residential property within a holding time. This was fully extended in 2011 towards a four-year screen.

Now, the holding period is shorter at several years. Rates can also be lowered by simply four percentage points per tier. They now range from some per cent to 12 %. These charges will apply at all residential property purchased on and after April 11.

Sector watchers condition that the consequence from such changes would be minimal — as shoppers are used to some mindset of longer-term capital spent, shortening within the holding time is unexpected to persuade a risky mindset. Except for those within financial strain, easing in this measure could reduce as well as remove the SSD penalty,.

Likewise coming into effects on March 13 is a bit of a easing with the TDSR structure. Mortgage money withdrawal loans with LTV ratios of 50 per cent and below are not subjected to the TDSR. These are loans that allow borrowers to use residential properties as collateral to get cash.

This comes after MAS received feedback from borrowers that current rules restrict their mobility to monetise their homes in their retirement life years.

Although observers declare this move is impossible to stir up demand. It may well likely merely promote residence purchases by means of asset-rich people.

Even as the industry reacted confidently to the innovative easing measures, the government moved swiftly to ringfence a loophole seen in transactions of residential property.

CapitaLand had in January sold its 100 per cent stake in Nassim Hill Realty, which owned the remaining 45 units at The Nassim, to Wee Cho Yaw’s family firm Kheng Leong for S$411. a few million.

Solely a income tax of zero. 2 % of the world-wide-web asset importance was accessed for this transfer. If it was obviously a direct buying a house, it would currently have incurred a good buyer’s press duty too as the ABSD.

Within the extremely hard to find move on Exclusive, an question to the Press Duties Charge was created – and passed — within the exact sitting in Legislative house. This will close up the seal of approval duty price differential, stated Lawrence Wong, Second Minister for Financial, who released the modification.

The last period a Financial Ministry measure saw such a rushed treatment is understood to be for the introduction of the SSD in 2010. “We adopt this process because the assess involved is certainly market very sensitive and needs to generally be effected after that the bill may be announced, in said Mr. Wong.

Setting up March 5, the ACD will be accessed on the transfer of stock shares by significant owners of certain home holding agencies (PHE). Significant owners will be those who at present hold in least your 50 per cent equity desire for the PHE, or else maintain at least 50 per cent interest as soon as the transfer.

This kind of PHEs will be defined as people that have residential properties right here that web form at least 50 per cent of it is total concrete assets, and you will be captured beneath this new need. This can involve partnerships, horloge, or agencies.

Adapted right from: The Business Circumstances, 11 Goal 2017

Brand, imprint duty adjustment may give markets a fillip

Some home analysts anticipate a simple boost with home revenue here as soon as the change in the seller’s seal of approval duty (SSD) rules that take result today.

Meant for properties acquired from at this time, the plans are lesser and apply only to sales and profits within a couple of years. That means a person who buys home today will pay for only 12 per cent SSD if the real estate is sold within a year, main per cent in the event sold inside two years and 4 % within several years.

A home buyer who overlooked the time was not also disappointed since he hopes to live in his home during the long term, still he would experience liked the prospects to up grade or sell off earlier without the need to pay the imprint duty.

Nonetheless , he says he was now more motivated to hunt for a good second property to invest in.

People like him may boost new home sales, but analysts think the impact will be muted.

The move gives positive vibes to the market as it gives the indicate that the marketplace is bottoming, which could attract considerably more buyers.

PERIOD OF TIME key account manager officer Eugene Lim doesn’t expect residence prices to elevate. “There is abundant source in the house market plus the additional bidder’s stamp job rates and loan to value restricts remain unrevised. ”

Industry analysts feel that the SSD modification is directed at those who could possibly be finding it hard to provider their loan amid the slowing economy.

The SSD’s intent was to prevent property speculation, but the additional buyer’s stamp duty and total debt servicing framework are now much stronger deterrents against speculators compared with the SSD.

On the flip side, SSD can potentially hit home owners whose circumstances may change due to unforeseen events really hard, as they may have to sell their properties at a loss due to slowly demand, and also have to fork out SSD.

The SSD was applied to 550 deals in 2015, up from 519 in 2014. Most were not profitable, mainly among some people that have holding durations of fewer than three years.

Tailored from: The Straits Situations, 11 Strut 2017

PERSONAL MARKET

Positive sentiment for show-flats just after change in seller’s stamp need rules

Internet surfers to show-flats yesteryear were main stream after the improvement in seller’s brand, imprint duty (SSD) rules released by the Federal government on Fri, saying it gave all of them more of an incentive to invest.

Among the list of property steps announced was the change in the SSD rules. Buyers who also buy a property from the other day will not have to pay SSD if many people sell it just after three years. Previously mentioned, property individuals could exclusively avoid SSD if they will sold their particular properties following four years. The SSD rates were also cut through four percentage points for every tier.

Advisor Debbie Lam, 31, stated she has been looking over earlier times six months at investing in a real estate and stated that the difference in rules presents her even more peace of mind. “I feel even more assured at this moment as I volume of flexibility to dispose of earlier should i want to, ” your woman said.

Your woman was at the show-flat of Australian construtor LendLease’s Store Place Homes at Paya Lebar One fourth, which started out for survey yesterday. The show-flat was crowded with property buyers and newbies buyers, simply because Paya Lebar Quarter is actually touted simply because an up-and-coming regional main.

The 429-unit project certainly is the third terme conseill project flow over the market today, after UOL’s The Clement Canopy for Clementi and CEL’s Abondance Park Households in Tanah Merah. Prior to the new premises measures were definitely announced, unique launches throughout the last few months can see a good response with good sales.

Mr. Mark Goh, 40, some manager while in the construction sector who was as well at the show-flat, said the alterations had mostly prompted him to turn up for the termes conseills.

“The enhancements made on SSD is the most suitable for shareholders and will undoubtedly motivate considerably more people to purchase, as there are fewer restrictions, very well he added.

Mr Goh, who has a number of investment properties, explained earlier however have recommended selling merely after a number of years to stop paying the SSD but was pleased that he has now the option to offer earlier.

A few seasoned shareholders, however , said it the difference in duty seems to have minimal cause problems for their installing decision. Mister Joshua Ballade, 46, a good chief fiscal officer, explained that he discovered the adjust as a sweetener for coders rather than potential buyers.

“It’s web template ., but being able to trade after 3 rather than some years can be not a massive difference for shareholders. It mainly helps developers, as they will be able to increase prices with better buyers’ interest. ”

A prospective buyer interested in The Clement Canopy, who wanted to be known only as Miss Yip, reckons the change in SSD would mainly benefit young families who can upgrade from other HDB residences to a rental. “The improvement in SSD surely helps potential buyers by providing several choices in the future, but it really mainly gains upgraders, micron she reported.

The changes provided a very helpful signal to property potential buyers, giving them more flexibility in their options to sell. The changes were a happy surprise, and will benefit the momentum of the recent new condominium launches.

Transaction volumes are expected to improve but not immediate changes to prices.

Developers are more concerned about improving databases rather than increasing prices. They may be hoping for a positive return of confidence to purchasers and the house market.

Modified from: The Straits Occasions, 12 Mar 2017

Eager interest at 2 house launches following govt helps reduce cooling steps

Buying curiosity moved up a notch at two residential tasks launched within the weekend, 1 day after the federal government announced the easing of some house cooling options.

Close to 150 units of your total 497 units for Qingjian Realty’s executive residence (EC) work iNz Household – the first EC to be brought out this year — were vended on the first day of booking for Saturday.

Subsequently, crowds thronged the showsuite of Lendlease’s condominium Car park Place Houses at PLQ, which likewise opened for Saturday.

The costa rica government announced for Friday that seller’s seal of approval duty (SSD) will now sign up for homes marketed within 3 years of being purchased, down coming from four years.

The SSD rate was also slice by several percentage items, where homes sold in the first yr will attract your SSD of 12 per cent, instead of of sixteen per cent. SSD for homes sold in the next year has become 8 per cent, down coming from 12 per cent and for the next year, several per cent instead of 8 per cent.

The changes went on effect on Monday.

Kelvin Suen, a likely buyer of Park Destination Residences within PLQ talked about: “I own placed some cheque for that unit ,nternet site am notable to purchase it all for expenditure of money purposes. The new announcement to the property cpu cooling measures must have been a very good picking out factor. inches

The new condo, the initial residential advancement in Singapore by Australia-listed property designer Lendlease, is definitely part of mixed-use Paya Lebar Quarter.

Lendlease’s Asia chief executive officer Tony Lombardo said: “The response to each of our showsuite earlier this weekend have been overwhelming. All of us welcome the strong self-assurance buyers and investors have got in Area Place Homes at Paya Lebar One fourth.

“It concurs with the quality features and worth of the position and advancement. The showsuite will remain wide open until Drive 20, 2017 for tour of interest, with sales initiating on Goal 25, 2017. ”

Within iNz Asset in Choa Chu Kang Avenue quite a few, all 30 units of its five-bedroom maisonettes — priced with S$1. one-hundred and eighty-eight million to S$1. 321 million — were purchased.

Four-bedroom packages were also preferred, with 85 per cent of 100 packages sold. Selling prices start within S$490, 000 for two-bedroom units and S$818, 000 for four-bedroom units.

Four- and five-bedroom units paid for for over 58 per cent of sales about the first day time. Of this, above 80 % opted for Clever Home Bundles, which offer equipment that enrich convenience and security such as a Smart A digital Lockset.

Qingjian Realty (South Pacific) Group’s executive representative Li Jun said: “Executive condominiums continue to be popular, since new friends and family units and upgraders are often entering market trends. ”

Her next savvy lifestyle challenge will be a varying development for Bukit Batok West, the person said.

Newbies homebuyers Dominic Siew and Jade Lim were earliest in line to decide on their machine, a three-bedroom unit which includes a Deluxe Savvy Home Plan.

Homebuyers can certainly select Simple, Plus or maybe Deluxe clever packages and get a price tag deduction up to S$8, 000 depending on the deal and model type.

Taken from: The organization Times, 13 March 2017

Singapore millennials favour investing in property

PROPERTY INVESTMENT

Singapore millennials favour investing in property

Singapores millennials, defined as those who are currently between the ages of 25 and 34 years, favour investing in property as a means to achieve monetary security. However their fulfillment with leasing yield is the lowest in Asia.

The most recent Manulife Trader Sentiment Index (Manulife ISI) survey has found that more than two-thirds (68 per cent) of Singapore millennials seek to purchase regional property, with two out of five intending to do so for investment reasons to generate leasing income.

The most recent Manulife ISI survey was conducted in September and October 2016, and was based on 500 online interviews in marketplaces including Hong Kong, China, Taiwan and Singapore. Respondents were middle-class to affluent traders aged twenty-five and over, who would be the primary decision makers of personal matters during the household and currently have financial commitment products.

Tailored from: This business Times, five March 2017

RESIDENTIAL CURRENT MARKET

Strong primary weekend profits for Brilliance Park

Brilliance Park Houses in Tanah Merah raked in good sales in the first weekend of a launch, going 58 percent of the total 720 contraptions available.

A developer CEL Development, one of Chips Eng Seng Corporation, talked about yesterday them sold four-twenty units, with most of the ninety six one-bedders utilized. “The sale performance is our expectancy, ” stated CEL Development, adding the average cost for models is around $1, 350 per square feet.

The condominium project, close to Tanah Merah MRT train station, comprises one- to five-bedders, with prices from $550, 000 for any one-bedroom device. Prices intended for the two-bedders, which make up 45 per cent of the total units, begin from $700, 000.

The development features a theme centred on health condition and contains a tie-up with Amore Workout to offer workout classes and spa comforts.

Many clients were consumed by the project’s location, citing its easy access to various comforts and possibilities pool of tenants right from Changi Online business Park.

“I hope the rental circumstances and prices is going to pick up on the coming years but there is no-one to tell from where the market is heading – you might want to try your company’s luck, inch investor Wong Koh Hoi, 58, informed The Straits Times.

Mr Wong, a managing movie director, bought a 560 sq foot two-bedder for about $821, 000.

Another purchaser, Mr B. H. Tham, a 35-year-old executive, indexed a 419 sq foot one-bedroom house for about $618, 000. He plans to maneuver in when the development is usually ready. “It is near to the MRT, there are places offering cheap and healthy food in close proximty of and it’s throughout where mother and father live, lunch break he talked about.

Grandeur Area Residences may be the second condo project introduced this year following a 505-unit The Clement Canopy in Clementi which hit the industry last month, offering nearly 200 units around the first weekend of it is launch.

Experts said the sales efficiency of the Tanah Merah house was quite as good as expected however , noted who’s does not warning that the real estate market has got turned a large part as a many the sales and profits are committed by the take- up of little units, that contain lower on the whole quantum.

Dwelling hunters might be spoilt meant for choice with two a tad bit more new undertakings still to come. Especially, Park Destination Residences within Paya Lebar Quarter — part of some mixed-use work by Lendlease and Abu Dhabi Expenditure of money Authority — is is actually be announced later in may. The 429-unit project definitely will comprise combining one- to three-bedroom condos, with a great indicative amount starting from $780, 000.

For April, Frasers Centrepoint Singapore will throw out the 843-unit Seaside Households in Siglap, offering one- to five-bedroom apartments and penthouses.

Changed from: The Straits Circumstances, 6 Drive 2017

China buying GCB in Full Albert Area for S$43. 8m

Home heavyweight China Organization is definitely buying a Great Class Bungalow (GCB) over a freehold internet site of above 39, 000 square feet in 16 Full Albert Area.

The plan is always to amalgamate the web page with several adjoining plots of land the group already possesses before redeveloping the increased site of over 95, 000 sq ft in several bungalows which the group will carry as a great investment property to get rental salary.

Far East is definitely paying S$43. 8 mil for fourth theres 16 King Albert Park, translation to S$1, 117 per square ankle (psf) according to the freehold stretch of land area of 39, 228 sq ft. The group’s existing four and building plots add up to 69, 803 sq ft.

According to the total stretch of land area of 109, 031 sq ft, as many as seven bungalows may be engineered based on the the bare minimum plot scale 15, 070 sq paws per bungalow in Fantastic Class Bungalow Areas.

East is purchasing the GCB within the estate of Irene Ong, who expired last year.

Almost all the monies within the GCB’s sale will go to universities and healthcare facilities, and will also be which is used to attract students to area medical investigate in areas such as dementia, diabetes and cancer, as outlined by an article while in the Straits Days last Until.

Another great recent house transaction is definitely Keppel Land’s sale of any penthouse with the Corals in Keppel Gulf condo to get S$18. 88 million. The retail price works out to S$2, 4000 psf depending on the total strata area of several, 868 sq ft, although the point to be aware is that the strata area comes with 1, 550 sq feet of roof structure terrace. The duplex model, located in your five-storey wedge, has five bedrooms and a hot tub. It is the premier penthouse while in the 366-unit challenge.

The development, of which received Brief Occupation Grant in August, is included in 11 barricades ranging from five to diez storeys. Corals at Keppel Bay is normally on a blog with 90 years’ steadiness lease. The owner is thought as a foreigner.

Over in the CBD, the 20th bottom of the 999-year-leasehold Samsung Heart office podium is changing hands for S$43. ’07 million as well as S$3, 280 psf depending on the strata part of 13, 132 sq toes. Standard Thing Trade Hub Pte Limited is advertising the space for a vacant possession basis to Lei Shing Hong Properties (Singapore), which plans to occupy the space for its own use.

The company is part of Hong Kong-based Lei Shing Hong group, which is involved in businesses ranging from retailing premium cars, trading and securities brokerage, to property development and investment. The S$3, 280 psf fetched for the 20th floor is identical to that for the 21st level back in 2014.

Adapted out of: The Business Situations, 4 Strut 2017

ACREAGE SALES

An in depth watch for land price ranges

The recently available rise in prices imposed by Government when ever developers improve the use of real estate site — such as developing a larger assignment – take into account improving feeling in some properties sectors.

Affinity for buying acreage among creators and option traders is solid.

By and large, industry experts do not expect to have the for you to have the impact on the house or property market, however they note that this shows the federal government keeps a close watch upon land prices.

In its most recent twice-yearly review, the Government upped development costs (DCs) for three groups: industrial, non-landed home – primarily condominiums, and hotel/hospital uses.

In bigger developments, DCs can add vast amounts to the cost of a project.

DC rates monitor land value movements inside the preceding six months, and the uptick in prices for industrial and flat uses, specially, was not sudden.

Investment activity has been pretty quick, including a the mega $2. 57 billion price for a mixed-use site on Central Arrive, as well as promotions for financial buildings which include 77 Johnson and Capital Square.

The condo message boasted promotions such as the en bloc sale of Raintree Gardens on Potong Pasir for $334. 2 , 000, 000, and a good $174. ’08 million offer for a Perumal Road webpage – exercising to a highly bullish $1, 000. seventy two per sq ft every plot pourcentage.

Some consultants say the within the residence DC fee could be regarded as an attempt to dampen the collective sale market, which inturn made some modest termes conseills last year to deals that include Harbour Viewpoint Gardens and Shunfu tat.

Qingjian Real estate, which bought the Shunfu Ville personal for $638 million, said to The Straits Times the fact that latest level hike could possibly translate into huge amount of money in extra costs.

Having said that, DCs commonly do not amount to a large element of the overall collectif sale selling price.

It stays to be seen in case the rise can snuff out interest in the en masse market from the coming weeks.

Adapted via: The Straits Times, several March 2017