View Full Version : New EC next to Mass Market Condo
kingkong1984
30-11-10, 12:40
From the land sales announcement, 4 EC sites are available. The EC sites are near MRT stations which is rare in the past.
I would like to ask experts here on the impact of new EC next to a underconstruction condo or ready built condo. Views please.
kingkong1984
30-11-10, 12:59
http://www.hdb.gov.sg/fi10/fi10321p.nsf/w/BuyingNewFlatModeEC?OpenDocument (http://www.hdb.gov.sg/fi10/fi10321p.nsf/w/BuyingNewFlatModeEC?OpenDocument)
Overview
Executive Condominiums (EC) were introduced to cater to Singaporeans, especially young graduates and professionals who can afford more than an HDB flat but find private property to be out of their reach. ECs are comparable in design and facilities to private condominiums as they are developed and sold by the private developers.
ECs from Developers
ECs are developed and sold by private developers. You can contact the developers directly for more information on EC projects
Sales of ECs in Open Market
EC owners may sell their apartment in the open market after complying withthe minimum occupation period from the Temporary Occupation Period (TOP) date.
Eligibility conditions for buyers of ECs in the open market (http://www.hdb.gov.sg/fi10/fi10321p.nsf/w/BuyingNewFlatEligibilityECOpen?OpenDocument)
The TOP dates for the various EC projects are given below.
EC Project Location TOP Date
Eastvale Pasir Ris Drive 3 27 Jan 1999
Westmere Jurong East Street 13 27 Feb 1999
Simei Green Simei Street 4 28 Apr 1999
Windermere Choa Chu Kang Street 64 16 Sep 1999
Chestervale Bangkit Road 20 Mar 1999
Pinevale Tampines Street 73 28 Jul 1999
Yew Mei Green Choa Chu Kang North 6 01 Sep 2000
Summerdale Boon Lay Drive 08 Sep 2000
The Rivervale Rivervale Link 28 Jun 2000
The Florida Hougang Avenue 7*18 Feb 2000 30 May 2000
Northoaks Woodlands Crescent 03 Oct 2000
Woodsvale Woodands Drive 72 05 Aug 2000
The Floravale Westwood Avenue (Jurong West) 13 Oct 2000
The Eden Tampines Street 34 16 Apr 2003
The Dew Bt Batok Street 21 19 Jul 2003
Bishan Loft Bishan Street 11 26 Sep 2003
Lilydale Yishun Avenue 6 29 Mar 2003
Nuovo Ang Mo Kio Avenue 9 #31 Aug 2004
Park Green Rivervale Link 30 Sep 2004
Whitewater Pasir Ris Street 72*31 Jan 2005 01 Mar 2005
The Esparis Pasir Ris Drive 4 # 22 Jun 2005
The Quintet Choa Chu Kang Street 64 23 Oct 2006
La Casa Woodlands Drive 16* 22 Feb 2008
* Project received phased TOP:
Florida (TFD)
Phase 1 consists of Blocks 70 & 78, TOP 18 Feb 2000.
Phase 2 consists of Blocks 72 & 76, TOP 30 May 2000.
Whitewater (WEC)
Phase 1 consists of Blocks 27, 29, 31, 33, TOP on 31 Jan 2005.
Phase 2 consists of Blocks 21, 23 & 25, TOP on 1 Mar 2005.
La Casa
Phase 1 consists of Blocks 50, 52, 54, 56 & 58 on 22 Feb 2008.
Phase 2 consists of Blocks 60, 62, 64, 66 & 68 on 25 Apr 2008.
# Certificate of Statutory Completion (CSC)
Last Updated on 19 Jan 2010
kingkong1984
30-11-10, 15:01
http://sbr.com.sg/property/news/executive-condominium-market-makes-comeback-five-year-hiatus
PROPERTY | Tony Chua, Singapore
Published: 13 Aug 10
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Executive Condominium market makes comeback after 5-year hiatus
Yet HDB upgraders looking for new projects below $900 psf had fewer choices in the first half of 2010.
The Executive Condominium (EC) market looks set to stir when new EC projects are launched over the next three to six months. Four new EC projects in Compassvale Bow, Punggol Field, Buangkok and Yishun yielding some 1,400 units will be launched in the next three to six months. These sites were awarded in the first half of 2010. The government will also be selling another five EC sites later in the year – at Jurong West, Punggol Drive, Elias/ Pasir Ris, Tampines and Segar Road which are expected to launch about another 2,600 EC units.
Executive Condominiums are making a comeback after a hiatus of five years as the government steps in to ramp up flat supply for middle-income home buyers. The last new EC launched was La Casa in Woodlands in 2005, which was completed in early 2008. Its comparatively less expensive pricing is expected to attract a large number of HDB upgraders, according to a CBRE Research report.
Li Hiaw Ho, Executive Director, CBRE Research said, “Given the tender bid prices for the residential sites in recent months, developers are not likely to reduce prices of the new private homes. HDB upgraders looking to buy affordable new homes can look to the new supply of EC units within the next 12 months. Assuming the historical 30 percent gap between private suburban homes and new ECs remain, median prices of new ECs are likely to stay around $650 psf to $750 psf. The prices of ECs will match those of comparable private apartments in the same locations after five years, as they will be treated as private properties.”
Currently, the non- landed, private home market is attracting a lower share of HDB upgraders compared to 2009. HDB upgraders accounted for 36.1 per cent of private non-landed new home purchases in 2Q 2010. At its peak in Q1 last year, the proportion of HDB upgraders reached 63.6 per cent but it has steadily declined below the 10- year average of 44 per cent. In the first half of 2010, HDB upgraders’ share of non- landed private homes was 36.9 per cent compared to 45.4 per cent in the whole of 2009.
The median price of a newly launched, 99- year leasehold private home in suburban locations grew by 26.7 percent from a year ago to reach $824 psf in Q2 2010. The official URA price index also registered a 30 percent gain for overall private condominiums during the same period.
HDB upgraders looking for new projects below $900 psf had fewer choices in 1H 2010 compared to last year. Mass-market projects launched in 1H 2010 were mostly in outlying suburban locations such as Tree House at Bukit Panjang (Q2 10), The Minton at Hougang (Q2 10) and The Estuary at Yishun (Q1 10). In 1H 2009, HDB upgraders had a wider range of mass-market projects to choose from, such as Caspian at Lakeside, Double Bay Residences at Simei, Livia and Oasis@Elias at Pasir Ris, The Quartz at Compassvale and Waterfront Waves at Bedok Reservoir,
8@Woodleigh at Woodleigh, Oasis@Elias at Pasir Ris, Rosewood Suites at Rosewood Drive and Mi Casa at Choa Chu Kang. Other mass-market projects launched in 2H 2009 included Optima@Tanah Merah, Waterfront Key at Bedok Reservoir, The Gale at Flora Road and Wembly Residences at Yio Chu Kang.
Mr Li explained “With the steep rise in prices of new private homes, more HDB upgraders face a bigger burden of servicing huge mortgage loans. The lowering of the housing loan limit from 90 per cent to 80 per cent since March this year also meant that HDB home buyers need to pay more cash upfront. Despite this, potential HDB upgraders can find a less costly alternative with the upcoming Executive Condominiums.”
Executive condos were introduced in 1996 when private home prices were at their peak, to cater to the needs of the “sandwich class”. This group of “sandwich class” refers to buyers who could not afford private properties, but whose household incomes exceed the income ceiling set by HDB for new flats. An EC is similar to private condominiums in terms of facilities and amenities. Buying requirements are similar to those for new HDB flats, except that the monthly household income must not exceed $10,000.
Since 2007, the government has made it easier for first- time buyers and HDB upgraders to own an EC unit. 95 percent of the EC supply will be set aside for first- time flat buyers during the first month of sale. Families who have previously bought a new HDB flat will no longer have to pay a resale levy – ranging from $15,000 to $50,000 – when they buy a new EC flat.
kingkong1984
01-12-10, 01:29
Must read this too
http://www.h88.com.sg/article/Property+prices+will+continue+its+upward+climb/
http://forums.condosingapore.com/showpost.php?p=121502&postcount=729
kingkong1984
11-06-11, 14:37
no one really replied.
Anyway my conclusion is this.
After 10 years, EC deflates nearby pte properties.
Chonngpang
11-06-11, 21:24
no one really replied.
Anyway my conclusion is this.
After 10 years, EC deflates nearby pte properties.
I think the mm condos will help the ec to appreciate faster...to me a bad deal for those mm as their neighbours..nowadays features of ec almost quite on par with mm..so buyers don' t really sense much diff
kingkong1984
11-06-11, 21:32
I think the mm condos will help the ec to appreciate faster...to me a bad deal for those mm as their neighbours..nowadays features of ec almost quite on par with mm..so buyers don' t really sense much diff
actually EC's are better. The best ones are the 1 bedders in full condo dev with proper swimming pool. That will kill the MMs that are not near to MRTs.
30% gap for new ECs versus Private new launch. $950 psf after discount of 30% is $665psf. I think it's what is being priced now. When the ECs came to the market by the government, the developers use this opportunity to launch their private condo at higher prices.
Deflate? I don't think so. Just look at The Quartz, it drives the price up for The Rivervale and Park Green.
Why Eight Courtyards flew off the shelves is because it is price much lesser than the 30% gap.
Look at the other launches, they are all price 30% higher than the new ECs.
In summary, ECs actually made developers price their new private launches even higher due to historic benchmarking.
Its very subjective... when demand is there, EC's presence will simply drive private condo prices up. However, when the market is not doing well, EC's presence can effectively drive private condo prices down! However, this can only be true for ECs which are > 10 years old. New ECs still have relatively low threat or influence on private condos!!! :D
linchong84
11-06-11, 22:39
no one really replied.
Anyway my conclusion is this.
After 10 years, EC deflates nearby pte properties.
no need 10 years.. 5 years mop can liao.. not many foreigners are into ec's locations, so no need to wait for full 10 years..
Anyway, EC might not necessarily deflate PC prices. In generally good economy, both EC and PC should appreciate but EC's appreciation will be much faster. Eg, in sengkang, park green (EC) prices are now 7xx psf.. Rivervale crescent (pc) prices are also 7xxpsf.. Both are near LRT and not MRT.. rivervale crescent is 2-3 years older but it is 10metres away from a shopping mall.. so conclusion is their prices will converge to become same, but EC will appreciate a lot..
Let's talk about the ECs that are hot in the market now.. For the respective neighbouring pte condos, they should be divided into 2 categories, (1) launched before news of EC site tender by hdb/ura
(2) launched after EC
For (1), egs are properties like livia, quartz.. so far, there are no signs of them dropping in prices.. maybe because it is still a good 8 years before the MOP finishes, so livia and quartz buyers still can't be bothered..
For (2), will developers take into account of this and bid lower for the land, thus lower launch price??? So far evidences seem to indicate no too.. Recent land bid beside austville is 391psf.. At that price, i feel it is quite a reasonable bid as that piece of land is worse than austville because it is further away from lrt station, amenities plaza, punggol park and it's surrounded on 3 sides by main roads.. But it got an almost similar psf land bid as MCL's Jalan Loyang Besar / Pasir Ris Drive 4 site which has seaview! So, again, there is no evidence yet to suggest neighbouring condo sites are suffering in land bids..
kingkong1984
11-06-11, 22:40
30% gap for new ECs versus Private new launch. $950 psf after discount of 30% is $665psf. I think it's what is being priced now. When the ECs came to the market by the government, the developers use this opportunity to launch their private condo at higher prices.
Deflate? I don't think so. Just look at The Quartz, it drives the price up for The Rivervale and Park Green.
Why Eight Courtyards flew off the shelves is because it is price much lesser than the 30% gap.
Look at the other launches, they are all price 30% higher than the new ECs.
In summary, ECs actually made developers price their new private launches even higher due to historic benchmarking.ur examples are current peaks. Go look at last massive supply of ECs prior to crash in 97 cycle.
rattydrama
11-06-11, 22:59
I think those that is near MRT should grab since after 10 years, sure have sufficient takers. On top of this, you are buying at price which is 15% cheaper.
The design of the new ECs is comparable to mass market condo. Those older ECs looks not much dif from HDBs design.
kingkong1984
11-06-11, 23:01
I think those that is near MRT should grab since after 10 years, sure have sufficient takers. On top of this, you are buying at price which is 15% cheaper.
The design of the new ECs is comparable to mass market condo. Those older ECs looks not much dif from HDBs design.
Good point.
ur examples are current peaks. Go look at last massive supply of ECs prior to crash in 97 cycle.
I look at it in a different way from you. EC prices serve as a support level such that private condo prices won't fall below it.
If ECs don't exist, when crash happens, u will see private condos correct to jet above HDB prices. That will be very awful.
ECs act as a support and buffer when the awful thing happens.
Deflate is too harsh a word to use. Pressured by ECs or influenced by is more appropriate.
There are exceptions for the older ECs as some of them are better designed and does not sound as bad as some of you mentioned.
If you we look at the recent ECs launched, they match the standard of private condos launched few yrs ago, but if you compare them to the more recent private launches, you can see that there are more distinctive theme to justify the price premium over ECs.
I look at it in a different way from you. EC prices serve as a support level such that private condo prices won't fall below it.
If ECs don't exist, when crash happens, u will see private condos correct to jet above HDB prices. That will be very awful.
ECs act as a support and buffer when the awful thing happens.
Deflate is too harsh a word to use. Pressured by ECs or influenced by is more appropriate.
There are exceptions for the older ECs as some of them are better designed and does not sound as bad as some of you mentioned.
If you we look at the recent ECs launched, they match the standard of private condos launched few yrs ago, but if you compare them to the more recent private launches, you can see that there are more distinctive theme to justify the price premium over ECs.Good observation.. EC is to OCR what OCR is to CCR, a buffer and a price check! The new EC launches also have strong themes now. Check out Austville and Esparina! Its probably just that private condos have more defined and distinctive themes which stands out more!!! :D Well, developers certainly won't spoil their own playground when they launch ECs. They will certainly ensure its a tier below private condo lah!!! :p
rattydrama
11-06-11, 23:38
Good point.
its difficult to time the market and we have only few bullets.. so only focus on the real good deal.
I look at it in a different way from you. EC prices serve as a support level such that private condo prices won't fall below it.
If ECs don't exist, when crash happens, u will see private condos correct to jet above HDB prices. That will be very awful.
ECs act as a support and buffer when the awful thing happens.
Deflate is too harsh a word to use. Pressured by ECs or influenced by is more appropriate.
There are exceptions for the older ECs as some of them are better designed and does not sound as bad as some of you mentioned.
If you we look at the recent ECs launched, they match the standard of private condos launched few yrs ago, but if you compare them to the more recent private launches, you can see that there are more distinctive theme to justify the price premium over ECs.
u got see b4 thin man support big man before? The heavy dudes are usually below man. EC only so few, how to support the whole OCR market? When OCR drops, EC just drops also lah. More like to see HDB price supporting the OCR condos. When they converage enough, pple buy in Condo for HDB upgraders.
some more got MOP, how to support? Wanna ran also cannot lor
u got see b4 thin man support big man before? The heavy dudes are usually below man. EC only so few, how to support the whole OCR market? When OCR drops, EC just drops also lah. More like to see HDB price supporting the OCR condos. When they converage enough, pple buy in Condo for HDB upgraders.
some more got MOP, how to support? Wanna ran also cannot lorIts not so much thin man big man concept lah! EC's number may be way way below number of private condos or HDB but it's price is artificially enforced! Income ceiling already tells the story le. It is priced between HDB and private condo. Its that bridge between HDB and private condo. This is govt's idea. Anyway this is only true for new launches. After 10 years, when ECs can be sold to foreigners too, its a common playing field le so not much different by then...
Its not so much thin man big man concept lah! EC's number may be way way below number of private condos or HDB but it's price is artificially enforced! Income ceiling already tells the story le. It is priced between HDB and private condo. Its that bridge between HDB and private condo. This is govt's idea. Anyway this is only true for new launches. After 10 years, when ECs can be sold to foreigners too, its a common playing field le so not much different by then...
3+10 is 13 yrs. Mkt already go thru 2 cycles maybe. 3+5 also maybe miss first cycle to ran or huat. . EC merely let pple whom cannot comfortably afford OCR Private condo to buy n stay. There is min effect in price supporting as u can't react to market. If can find EC gems near to MRT faster grab Loh. Best if far east is nearby :)
More than 15years I m not so sure if pple still keen. After 20 years harder to find buyers n bank loan.
Good observation.. EC is to OCR what OCR is to CCR, a buffer and a price check! The new EC launches also have strong themes now. Check out Austville and Esparina! Its probably just that private condos have more defined and distinctive themes which stands out more!!! :D Well, developers certainly won't spoil their own playground when they launch ECs. They will certainly ensure its a tier below private condo lah!!! :p
I beg to differ. The quality of some ECs are way better than some condos. 10 years passed, and they are still highly sought after unlike some PCs which have fallen apart.
ECs need to have quality on par or higher than that of HDBs, while PCs really depends on how drastic the developer's cost cutting measures are (remember the quality of mass condos built by FEO 10yrs ago?)
Yup.. most of these EC owners if after MOP, got cash, will just sell and upgrade to private condos. If no cash, just guai guai stay put and continue to enjoy the cheaper condo (so to speak)! :p
Yup.. most of these EC owners if after MOP, got cash, will just sell and upgrade to private condos. If no cash, just guai guai stay put and continue to enjoy the cheaper condo (so to speak)! :p
I think they move becos of location. Sell after MOP confirm have cash. Agree, they are the real winners :)
I think they move becos of location. Sell after MOP confirm have cash. Agree, they are the real winners :)Yes... EC owners are the ultimate winners... prices will sure climb, just like HDB... plus got better finishings than some of the CMI PCs! :doh: However, I won't want to buy an EC and then lock myself in for another 5 years. Just don't make sense. Potentially miss the boat within the next cycle!!! :D
Yes... EC owners are the ultimate winners... prices will sure climb, just like HDB... plus got better finishings than some of the CMI PCs! :doh: However, I won't want to buy an EC and then lock myself in for another 5 years. Just don't make sense. Potentially miss the boat within the next cycle!!! :D
Buy resale...after 5 years can buy
Then keep for another 5, sell after 10 years to foreigners
Buy resale...after 5 years can buy
Then keep for another 5, sell after 10 years to foreignersCan I buy resale EC if I own a HDB? If cannot, then no point selling my HDB for $600k and pay another $300k to get a resale EC whose rental may only be about $1k more than my HDB flat!!! :doh:
Can I buy resale EC if I own a HDB? If cannot, then no point selling my HDB for $600k and pay another $300k to get a resale EC whose rental may only be about $1k more than my HDB flat!!! :doh:
Well...if you own a HDB you can't own any pte properties.
Might as well sell and move into the EC for cap appreciation - besides you are also free to own other pte properties :)
Well...if you own a HDB you can't own any pte properties.
Might as well sell and move into the EC for cap appreciation - besides you are also free to own other pte properties :)Selah!!! HDB owners can buy private properties. Its private property owners who cannot buy HDB under the latest CM4 rule!!! :scared-4:
Well...if you own a HDB you can't own any pte properties.
Might as well sell and move into the EC for cap appreciation - besides you are also free to own other pte properties :)
After Hdb mop period, Hdb owner can buy pte property without selling the Hdb.
The rule that is unclear here is: for buying resale ec that is 5 to 10yr old, does the buyer need to sell away his existing Hdb? I guess he need to, cause I thought this category of ec have similar rule as resale Hdb flats. Only when ec cross 10 yr old, then rule follow that of pte condos.
devilplate
12-06-11, 15:48
After Hdb mop period, Hdb owner can buy pte property without selling the Hdb.
The rule that is unclear here is: for buying resale ec that is 5 to 10yr old, does the buyer need to sell away his existing Hdb? I guess he need to, cause I thought this category of ec have similar rule as resale Hdb flats. Only when ec cross 10 yr old, then rule follow that of pte condos.
Can still keep hdb
Can still keep hdb
hmm in this case, then it make sense for hdb owner to look at 5-10yr old ec for investment or upgrading.
-> stay in resale ec, rent out hdb
-> continue stay in hdb, rent out resale ec (i assume can rent out whole unit immediately?)
kingkong1984
12-06-11, 16:05
Inflate or deflate, it all depends on the price.
Never sell HDB! They will get dearer and u cannot buy back if u intend to keep pte property.
Next will be buy good location ECs.
Next will be to buy cheapo condo near to empty plots. When new development comes, huat!
Simple rules, easy win.
Never sell HDB! They will get dearer and u cannot buy back if u intend to keep pte property.
eh... i thought many here + those in newspapers, say due to overwhelming bto, resale hdb will be hit hard... so still keep the hdb ?:rolleyes:
kingkong1984
12-06-11, 16:32
eh... i thought many here + those in newspapers, say due to overwhelming bto, resale hdb will be hit hard... so still keep the hdb ?:rolleyes:
Yes, if hit hard, pc hit harder... Sell only if desperate.
Inflate or deflate, it all depends on the price.
Never sell HDB! They will get dearer and u cannot buy back if u intend to keep pte property.
Next will be buy good location ECs.
Next will be to buy cheapo condo near to empty plots. When new development comes, huat!
Simple rules, easy win.Nice tips! Can anyone verify if HDB owners can buy 5 year old ECs or can only buy 10 year old ECs? Devilplate's reply is to 5 year old or 10 year old EC? :D
Nice tips! Can anyone verify if HDB owners can buy 5 year old ECs or can only buy 10 year old ECs? Devilplate's reply is to 5 year old or 10 year old EC? :D
Devilplate's reply is to 5 year old in respond to my question
kingkong1984
12-06-11, 17:44
Can buy lah. After 10 yrs, free for all to buy and keep.
Devilplate's reply is to 5 year old in respond to my questionThanks for clarifying... so if I keep HDB and buy a 5 year old EC, am I subjected to MOP? If yes, is it 3 years or still 5 years? :p
kingkong1984
12-06-11, 17:52
Thanks for clarifying... so if I keep HDB and buy a 5 year old EC, am I subjected to MOP? If yes, is it 3 years or still 5 years? :p
No mop lah. No hdb loan right?
No mop lah. No hdb loan right?Onz! Then I'll keep my HDB and go for 5 yr old EC which will appreciate further in price when 10 years old!!! :p Definitely no HDB loan lah! :tsk-tsk:
linchong84
12-06-11, 18:47
hmm in this case, then it make sense for hdb owner to look at 5-10yr old ec for investment or upgrading.
-> stay in resale ec, rent out hdb
-> continue stay in hdb, rent out resale ec (i assume can rent out whole unit immediately?)
By the time the ec finishes 5 year mop, the prices have already climb to converge will a pte condo resale prices..
So the best route for one to take (for stay, not for investment) is to buy bto to ejoy the cheap price.. After 5 year mop finishes, buy a new launch ec at the cheap prices too and sell the resale at high market prices yet dun need to pay resale levy..
By the time the ec finishes 5 year mop, the prices have already climb to converge will a pte condo resale prices..
So the best route for one to take (for stay, not for investment) is to buy bto to ejoy the cheap price.. After 5 year mop finishes, buy a new launch ec at the cheap prices too and sell the resale at high market prices yet dun need to pay resale levy..
Yah loh...reserved for the privileged few.. I want also cannot. :(
devilplate
12-06-11, 23:43
Onz! Then I'll keep my HDB and go for 5 yr old EC which will appreciate further in price when 10 years old!!! :p Definitely no HDB loan lah! :tsk-tsk:
I realise there is not much price jump upon 10yo....
Most ECs not near mrt .....
Now those 6-7yo ECs selling 7xxpsf ...not near mrt....i find them exp
devilplate
12-06-11, 23:45
hmm in this case, then it make sense for hdb owner to look at 5-10yr old ec for investment or upgrading.
-> stay in resale ec, rent out hdb
-> continue stay in hdb, rent out resale ec (i assume can rent out whole unit immediately?)
Both cases aso can;)
Basically, after 5yr mop...ec basically like pte condo except tat foreigner cant buy .....singapore n PR can buy
[quote=devilplate]Both cases aso can;)
Basically, after 5yr mop...ec basically like pte condo except tat foreigner cant buy .....singapore n PR can
Isn't it that if u own a HDB & private, u hv to stay in HDB & rent out ur private??
Both cases aso can;)
Basically, after 5yr mop...ec basically like pte condo except tat foreigner cant buy .....singapore n PR can
Isn't it that if u own a HDB & private, u hv to stay in HDB & rent out ur private??I understand that HDB is not for investment and so have the MOP. After MOP, since you can sell it, means can take profit and run, why not rent it and take profit but don't run??? Well, I know for certain that HDB can be rented out so if must stay in HDB if have private, on what grounds then can a person rent out his HDB unit? Stay with parents? Move overseas? :D
I realise there is not much price jump upon 10yo....
Most ECs not near mrt .....
Now those 6-7yo ECs selling 7xxpsf ...not near mrt....i find them expIf HDB sells 400+ psf, EC 700+ psf then PC about 900+/1000+ psf is reasonable! A little further from MRT then just walk abit lor... :D Most ECs are not really in the far far away land lah!!! Most within walking distance! :p
linchong84
13-06-11, 09:02
I realise there is not much price jump upon 10yo....
Most ECs not near mrt .....
Now those 6-7yo ECs selling 7xxpsf ...not near mrt....i find them exp
Haha.. That's why they are good.. launched at 4xxpsf with 30k grant.. now become 7xxpsf and people are buying and renting.. bishan one lagi better..
So ECs good for own stay or investment??? :p Think it can fetch a decent rental comparable to PC but at several hundred thousand dollars less! :D
devilplate
13-06-11, 10:01
Isn't it that if u own a HDB & private, u hv to stay in HDB & rent out ur private??
can stay in condo n rent out hdb....last time cannot....policy changed oredi
devilplate
13-06-11, 10:03
So ECs good for own stay or investment??? :p Think it can fetch a decent rental comparable to PC but at several hundred thousand dollars less! :D
i mentioned chestervale EC b4....dirt cheap compared to forestkill....but ppl choose to buy forest to kill them leh?
linchong84
13-06-11, 10:30
i mentioned chestervale EC b4....dirt cheap compared to forestkill....but ppl choose to buy forest to kill them leh?
Not a fair comparison.. Chestervale is deep entrenched within bukit panjang HDB estate, surround by HDBs which is something that buyers don't like.. that's why you see oasis@elias took so long to sell.. but forestque still has views and is within the pte properties vicinity.. And forestque isn't really selling that well anyway..
devilplate
13-06-11, 10:39
Not a fair comparison.. Chestervale is deep entrenched within bukit panjang HDB estate, surround by HDBs which is something that buyers don't like.. that's why you see oasis@elias took so long to sell.. but forestque still has views and is within the pte properties vicinity.. And forestque isn't really selling that well anyway..
i dun tink surrounded by HDB is an issue.....oasis not as hot as livia due to MRT
anyway, dun wish to argue wif such matters....
i pointed out chestervale gd buy when compared to forestkill....chestervale got plenty of amenities n lrt .....but just bcoz its old liao tats y cheap
EC can make it or not, still boils down to location.
EC can make it or not, still boils down to location.
Woodsvale and Northoak selling well for the last 3 months. Most transacted at psf above $600. Near MRT and also upcoming North South Highway:D
Dunno how many were sold to investors? Many Filipinos, Koreans, Ah Nei and Mat Saleh renting the units in Woodsvale (which many here critized for being too HDB-liked).
There is a market segment for everyone. :)
kingkong1984
13-06-11, 21:52
EC can make it or not, still boils down to location.
Most expansive new EC, esparina?
Most expansive resale EC, bishan loft?
Sure make one lah, some more can collect, sell by 10 and get ur profit.
sell by 10 and get ur profit.Buy by 5 and wait for profit! :spliff:
kingkong1984
25-06-11, 21:47
Buy by 5 and wait for profit! :spliff:
Yes, first mover works for 5.... seller test market, buyer bite hard if price is right.
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