A cloud kitchen business model is a F&B business model that allows established restaurant operators the flexibility to experiment with new concepts and themes in their menu, without much investment, and with reduced risks. A restaurant can open a new brand from the same kitchen using their existing resources. This is, in essence, a Virtual Restaurant Brand. 

Cloud kitchens also known as “dark kitchens” or “virtual kitchens”. Such kitchens send food directly to customers via delivery apps, overcoming two common challenges faced by conventional F&B businesses: high shop front rental costs and manpower crunch for service staff. The business model also rides on an increasing demand for food delivery since the “circuit breaker” period from April to May, during which dining-out was not allowed and more people worked from home.

Cloud or virtual kitchen allows F&B businesses to make more sense of their current rentals by launching new brands within the same infrastructure. For running a standalone cloud kitchen, you would still need to rent a space, hire the staff, and spend on equipment and utilities.

In the case of virtual kitchens, however, you can experiment with multiple concepts, and the incremental revenue coming from the new brands is only going to contribute further to your existing business. 

​Virtual F&B businesses only exist online – either on the food aggregator apps or on their own food ordering website or mobile app. On the face of it, they have nothing to do with the restaurant housing the brand, but they use the same kitchen or have a separate area in the main kitchen. They may have different chefs or the same chefs cooking for the virtual brand in the off-peak hours of the restaurant.

With the growing demand for food delivery, cloud kitchens are being dubbed as the next big thing to happen to the FnB industry. Food is undergoing a retail revolution, and disruption is already happening in the way food is prepared, delivered, and consumed.

​Consumer data is pointing towards a massive shift in the way people are eating from restaurants. Customers are becoming increasingly brand agnostic, giving space to the idea of new brands and innovation in operations. 

On the same note, restaurant operators worldwide are adapting to cater to the growing demand for food delivery by remodeling and deconstructing traditional operations. Existing restaurants are turning into cloud kitchens and launching virtual restaurant brands from the same kitchen.

​The COVID-19 pandemic and the subsequent lockdowns across the globe have further added to the demand for online food delivery. 

The F&B industry has been one of the Cloud Kitchens? worst-hit, owing to the complete lockdowns implemented by most nations. During these testing times, food delivery has still continued, with most of the restaurants switching to the delivery-only model, turning themselves into potential cloud kitchens.

As the lockdowns are being lifted in a staggered fashion and restaurants are reopening, while keeping the social distancing norms in mind, the footfall remains significantly lower. People are wary of going out in crowded places and are preferring to order from their homes instead. 

This COVID-19 induced demand for food delivery is further leading to the emergence of cloud kitchens as the most preferred format for restaurant operators as well as customers. Once the pandemic is over, the demand for food delivery will be unaffected as people will be more used to the idea of food delivery and habituated to ordering-in.

​While the cloud kitchen trend was becoming increasingly popular in pre-Covid times, its relevance has increased manifold during the pandemic. It's also the best way to keep the business afloat while maintaining the social-distancing guidelines.

"Most best-seller projects have seen a gradual upward trend in pricing this year," said Lam Chern Woon, Edmund Tie senior director, research and consulting. Added PropNex's Ms Wong: "Apart from Forett At Bukit Timah, which was launched in August, most of the top 10 best-selling projects in August had higher median transacted psf price compared to their respective median launch price."

Whistler Grand sold 51 units in August at a median price of S$1,558 psf, up 14.6 per cent from its launch price of S$1,360 psf. It was launched in November 2018. But two of the top 10 - The Garden Residences and The Woodleigh Residences - saw declines of 5.3 per cent and 5.6 per cent respectively in their median psf. Against July's psf price, The Garden Residences and The Woodleigh Residences managed a small uptick - up 0.3 per cent and one per cent respectively.

Huttons Asia's real estate adviser Kiwi Lim believe the opening of Singapore for MICE events will bring more foreign buyers into the already hot local property market as the current property sales are driven purely by local buyers due to pent-up demand and lesser supply of new launch condos in the market. 

Even though the circuit breaker was extended for another month till 1 June 2020. Sales however did not stagnate. In May 2020, new sales rebounded 75.8% higher month-on-month to 487 units. The unexpected surge in demand drove developers to release more units for sale. The amazing sales continued throughout the month of June 2020 and private property prices even surprised market analysts as it recorded an increase in 2nd Quarter of 2020 as reported in the news article. 

Pent up demand drove monthly sales in June up by more than 100% to its highest ever in 2020. The strong surge in developer sales in June 2020 is not unexpected. This trend was observed in other countries as well. Many buyers were waiting on the sidelines waiting for the show galleries to be open to make their purchase. Some buyers see this relaxation of rules as a window of opportunity to buy their dream home in case measures are tightened again. 
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There could be up to 20 new launches (around 6,000 units) in 2H 2020 with Cairnhill 16 first to hit the road on 17th July, followed by Forett At Bukit Timah and Penrose. While the economy contracted by 12% in 2Q 2020, economists agreed that the worst is over and recovery is on the cards. The resilience in the market and property as an endearing asset class among investors will drive sales in the market. The market may see sales of between 8,000 and 8,500 units in 2020. 

​These projects are expected to be launched in the 2nd half of 2020:

The Landmark is located at 173 Chin Swee Road in RCR District 3 is an En Bloc development, formerly known as Landmark Tower. The Landmark is a 99-year condo project ZACD Group and MCC. 

Myra is a condo located at 11 Meyappa Chettiar Road in the RCR District 13 region. Myra is an En Bloc Freehold condo project developed by Selangor Dredging Berhad.

Forett @ Bukit Timah is a freehold condo project situated at 46 Toh Tuck Road in the RCR region of District 21. Forett @ Bukit Timah is an En Bloc condo project formerly known as Goodluck Garden developed by Qingjian Realty.

Ki Residences is a beautiful 999 year condo development (almost freehold) located in Sunset Way at the RCR region of District 21. Ki Residences is an En Bloc condo development formerly known as Brookvale Park condo, a 999-year almost freehold condo project developed by Hoi Hup and Sunway.

The Linq @ Beauty World is freehold integrated condo situated in 110-122 Bukit Timah Road at the RCR region of District 21. The Linq @ Beauty World is an En Bloc condo project formerly known as Goh & Goh Mansions developed by BBR Holdings.

The Verdale is a 99 year leasehold condo situated in 2 De Souza Ave, off Jln Jurong Kechil in the RCR region of District 21 developed by CSC Land Group and COHL.

Clavon is a beautiful 99 year leasehold condo project in Clementi Ave situated in the OCR region in District 15 developed by the reputable UOL Group and UIC.

Tedge is a beautiful freehold condo project located at 328-334 Changi Road in the OCR area of District 15. Tedge is an En Bloc condo project formerly a row of shophouses to be developed by Macly Capital.

The Ryse Residences is a beautiful fully integrated condo development with a shopping mall, supermarket, hawker centre, eateries, amenities, bus interchange and Pasir Ris MRT all conveniently situated below the residential development located in Pasir Ris Central at District 18. The Ryse Residences is a 99-year leasehold condo project developed by Allgreen and Kerry Properties.

Hyll on Holland located on 95 Holland Road in the CCR area of District 10 is an En Bloc condo development formerly known as Hollandia and The Estoril. Hyll on Holland is a freehold condo project developed by Far East Consortium Properties and Koh Brothers.


To understand why residential condo properties remain resilient even during COVID, you may read the news analysis article here.

Phoenix Villas is a 99 year leasehold condo located at 5 Phoenix Walk in the OCR area in District 23. Phoenix Villas is an En Bloc condo project formerly known as Phoenix Heights developed by OKP Holdings.

77 @ East Coast is a freehold condo at 77 Upper East Coast Road in the OCR region in District 15. 77 @ East Coast is an En Bloc condo project formerly known as Lodge 77 developed by KDC (77) Development Pte Ltd.

Peak Residence is a freehold condo situated at 333 Thomson Road in the CCR region of District 11. Peak Residence is an En Bloc condo development formerly known as Peak Court to be developed by Tuan Sing Holdings and Rich Capital Holdings.

Cairnhill 16 is a beautiful freehold condo project at 16 Cairnhill Rise in the CCR region of District 9. Cairnhill 16 is an En Bloc condo project formerly known as Cairnhill Heights developed by Tiong Seng Holdings and Ocean Sky International.

Liv @ MB is a condo project sited at 114A Arthur Road in the RCR region in District 15. Liv @ MB is an En Bloc condo project formerly known as Katong Park Towers, a 99-year condo developed by Bukit Sembawang Estates.

Peak Residence located at 333 Thomson Road in CCR District 11 is an En Bloc development, formerly known as Peak Court. Peak Residence is a freehold condo project developed by Tuan Sing Holdings and Rich Capital Holdings. 

One-North Gateway Residences is situated at One-North Gateway in the RCR District 5 region. One-North Gateway Residences is a 99-year leasehold project developed by TID Residential.


Real estate professional Kiwi Lim from Huttons Asia said "Choosing your dream home can be a headache, especially with the new challenges COVID brings". Find out how COVID may affect your decision making process when choosing your new home by reading this news article here.

Seventeen new residential projects with a total of 5,243 units will be ready for launch in the next 6 to 9 months with about three quarters of these units located in the prime or core central region, which is a significantly higher proportion than that launched in 2019. Last year, 54.7 per cent of the units launched were in the core central region. This would contribute to a higher percentage of more expensive properties being transacted in the primary market, and help support prices.

For the second quarter, prices of non-landed properties rose 0.4 per cent from the previous three months, compared with the 1 per cent drop in the previous quarter.

Giving a breakdown by region, the URA said that prices of non-landed properties in the core central region jumped 2.7 per cent in Q2, compared with the 2.2 per cent drop in the previous quarter. Prices of non-landed properties in the city fringe or rest of central region fell 1.7 per cent, compared with the 0.5 per cent fall in the previous quarter.

Prices in the suburbs or outside central region edged up 0.1 per cent, compared with the 0.4 per cent fall in the previous quarter while prices of landed properties remained unchanged in the second quarter of this year, after dipping 0.9 per cent in the first quarter.

To find out how COVID affects home buyer's decision making process when choosing their dream home, you may read the news analysis article here.

Growth areas. As Singapore continues to decentralise, there will be new employment areas - for example, Jurong Lake District, Jurong Innovation District, Woodlands Regional Centre and Punggol Digital District, with ready accessibility to/from other activity nodes and residential areas, facilitated by the Jurong Regional Line, Thomson-East Coast Line and North East Line extension.

Neighbourhoods near learning institutes such as universities often command a premium as they anchor a cluster of knowledge-driven businesses that will in turn catalyse other activities. The presence of an institute of higher learning will also have a positive impact on the profile of the residents and amenities.


Park connectors, parks and nature reserves. Proximity to nature has a positive impact on our physical, mental and emotional health. Our 150-km Round-Island-Route which integrates with the park connectors, connects natural, cultural, historical and recreational sites, thereby creating myriad opportunities for a variety of recreational activities. More residents are exercising and taking to the outdoors. Meanwhile, Singapore's population is ageing. The current median age of 42.2 years is expected to increase to 53.4 years by 2050.

It is estimated that 12.4 per cent of our population in 2019 was 65 years and above and this will grow to 22.5 per cent in 2030 and 33.3 per cent in 2050. Even as seniors place more emphasis on outdoor activities, Covid-19 has also raised the awareness of health and wellness to a new level. As such, the demand for properties located near park connectors, parks and nature reserves will increase.

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Health & wellness. This pandemic has made us rethink real estate including how space is to be used. Our homes have become our workplace, classroom, entertainment venue, exercise studio and playground. Going forward, we could find more households spending time at home.

The global trend towards a gig economy as well as more seniors working part-time is leading to a paradigm shift in the design of homes. For example, attention is now turned towards providing more light, cross ventilation, improving fresh air intake, views and creating dedicated or flexible space incorporating touchless design and technology to promote the well-being of those using the home for different activities. Indeed, the healthy building movement is gaining pace, as its role in public health becomes more apparent with practical designs that help communities lead healthy and active lifestyles both within and outside of our homes.

"I am confident the global economy, which is expected to fall into recession this year, and markets will continue to recover" says Singapore's property analyst Kiwi Lim from Huttons Asia who believes that the global economy is entering a multi-year recovery with some bumps along the way.


Private property prices increased 0.3% in 2nd Quarter of 2020 in spite of COVID pandemic. Read the news article here. 

During the "circuit breaker" partial lockdown to contain the spread of the Covid-19 virus, developers were able to sell some units, mainly to buyers who had already visited the show galleries earlier. Response to sales of newly completed units by developers was relatively encouraging.

​Interest centred mainly on Outside Central Region (OCR) (Figure 1) while the proportion of Singaporeans buying private residential properties increased to above 80 per cent in April and May, reflecting underlying confidence in the market.

To find out how COVID affects home buyer's decision making process when choosing their dream home, you may read the news analysis article here.