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Aman tests **$15M** residences in a contracted Singapore market; pre-sale pace by mid-2025 will reset branded-residence pricing across Asia.
$15 million
each with a private infinity pool suspended above the…
2026
delivery and marks Aman's first full-building residential play in…
22
standard units sit below
40%
of inventory claimed in the first eight weeks
Aman Singapore disclosed pricing for its Sky Villa tier this month: residences starting near $15 million, each with a private infinity pool suspended above the Marina Bay skyline. The project, branded as The Skywaters, targets a 2026 delivery and marks Aman's first full-building residential play in Southeast Asia. Six Sky Villas occupy the tower's upper floors; 22 standard units sit below. Pre-sales began in December with 40% of inventory claimed in the first eight weeks, according to listing agent Savills Singapore.
The move matters because Singapore approved only two new branded residence projects in 2024 — down from seven in 2022 — and none involved a brand charging Aman's $2,800 average daily room rate. The city-state's luxury residential market contracted 11% by transaction volume last year as interest rates held and wealth migration from Hong Kong slowed. Aman is betting that scarcity, not momentum, drives allocations at this tier. The company already operates 36 hotels globally but owns only four standalone residence projects; this is the first where the residential component outweighs the hotel footprint. The hotel itself will hold 42 keys, unusually small for a Singapore luxury opening.
Branded residence premiums in Singapore averaged 18% over comparable unbranded inventory in Q4 2024, per Knight Frank data, but that spread compresses past the $10 million threshold. At $15 million, a buyer is choosing governance and service moat over location optionality. Aman's thesis rests on three assumptions: first, that single-family offices now allocate 2-4% of liquid portfolios to trophy real estate as an inflation hedge, not a yield play; second, that Singapore's zero capital gains tax on real property keeps the city competitive despite cooling measures; third, that the brand's 92% repeat guest rate — highest in luxury hospitality — translates to residential tenant stickiness. The last point is untested. Aman Residences in New York, which opened in 2022, saw three resales in its first 18 months, all at losses between 6% and 9% after transfer costs.
Operators should watch pre-sale velocity through Q2 2025. If Aman clears 70% of inventory before topping out, expect Rosewood and Bulgari — both circling Singapore sites — to accelerate land acquisitions by year-end. If sales stall below 60%, branded residence launches across Asia will reprice downward by 10-15% as developers revert to co-investment structures instead of outright purchases. Allocators should note that Aman's parent, Sansiri, holds $340 million in convertible debt maturing in 2027; a stumble here tightens options for the next three projects already announced in Niseko, Phuket, and Montenegro.
The Sky Villas include dedicated climate-controlled garages — a detail that matters in a city where 84% of luxury car owners park in shared facilities. First closings are scheduled for Q1 2026, six months before the hotel soft-opens.
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