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Petertan123
23-10-11, 05:29
Hi all Gurus,

I am looking for a SGD1.1m max investment for a D15 condo unit for my retirement purposes. Targeting rental yield at at least 3.3%.

For this budget range, I think it should be a 2 bedder...

Currently, am looking at Mandarin Garden and Bayshore Park as they are seafront.....at least location value are there, despite near 30 yrs of age.

Are they good ? Or am I missing other gems ?

Would greatly appreciate your valuable inputs ..

Cheers !!

Laguna
23-10-11, 08:22
Bayshore Park is in D16

thomastansb
23-10-11, 10:01
Why D15 for retirement? The yield sucks there. If I were you, I will buy a studio near MRT for retirement. 4-5% yield easily. Downpay 50% and keep the remaining cash. And you still have a steady source of income.

land118
23-10-11, 10:14
If purely for investment, anywhere also can, no need to restrict to just D15, yes agree..., within walking distance ( for me must be within 400m ) to MRT will always have demand and ease of renting even in bad times...:2cents:

rattydrama
23-10-11, 10:21
heard Mandarin Garden now alot of Ah Nah. I visited my colleague's 1 bedder sometimes back. It was like 400k only in 2004 high floor facing sea....cool.

DC33_2008
23-10-11, 10:33
Peter may be hoping for enbloc?

rattydrama
23-10-11, 10:43
how may ppty will get enbloc each year? Must Q for it and economy must be good.. MG land area is huge.

Petertan123
23-10-11, 12:13
Sorry, it shld be D16 instead for Bayshore Park.... hehee.

Yes, potential of Enbloc is also one of the consideratons too... But on the other hand, I know the rental yield is not that fantastic either...near 3%

So am I missing other gems with better rental yield ? If nearby MRT, care to share just the name of the MRT station ?

Thanks so much...

blackfire
23-10-11, 12:36
Sorry, it shld be D16 instead for Bayshore Park.... hehee.

Yes, potential of Enbloc is also one of the consideratons too... But on the other hand, I know the rental yield is not that fantastic either...near 3%

So am I missing other gems with better rental yield ? If nearby MRT, care to share just the name of the MRT station ?

Thanks so much...

For D15 a FH studio at The Seaview cost less than $1mil, current rental is about $3,500-$3,800 depending on which stack

Laguna
23-10-11, 15:09
Yes, potential of Enbloc is also one of the consideratons too... .

U can rule out this completely.

There are five big plots of land there, of which MG and Bayshore are about 1,000,000 sq ft each and current market price is about $1000 to $1200 psf depends on the facing.

MG and Bayshore have fully utilised their plot ratio.

So, if we are working on the average premium of 30%, then the asking price for these two plots for land will be $1400 psf, to add in top up lease, etc etc....it is nowhere to find a buyer for at least

price will be $1400x2.8x1,000,000 = $3,920,000,000

kane
23-10-11, 15:27
Which developer can makan $3.92b in one project?? I think none is the answer.

Petertan123
23-10-11, 15:38
For D15 a FH studio at The Seaview cost less than $1mil, current rental is about $3,500-$3,800 depending on which stack

hmm...seaview seems to be a good choice..

But I am afraid that the recent negative press release will dampen the price/future potential..

DC33_2008
23-10-11, 15:42
New and old condos would have already factor in the prospective mrt stn near MP. MRT if fast will only operate 10 years later. The disruption and noise may chase away your prospective tenants or you will have even lower rental yield.
Sorry, it shld be D16 instead for Bayshore Park.... hehee.

Yes, potential of Enbloc is also one of the consideratons too... But on the other hand, I know the rental yield is not that fantastic either...near 3%

So am I missing other gems with better rental yield ? If nearby MRT, care to share just the name of the MRT station ?

Thanks so much...

blackfire
23-10-11, 16:26
hmm...seaview seems to be a good choice..

But I am afraid that the recent negative press release will dampen the price/future potential..

On the recent case, I have to salute the management committee team there. All this while they have been doing a good job and ensuring the MA do a good job and maintaining the MCST fee. You will be surprise that the management committee has changed numerous contractors over the past few years due to slack in their work. They have also offended many residents over the payment of the 2nd carpark, but nevertheless most residents do appreciate their hard work.

In regards to suit, I'm surprise at the quantum. Frankly, the damage is not as bad as it seems, apart from the pool water leakage problem, the rest are things that most residents don't even know. As for the smell, it is only affecting some low floor units at certain stacks and near the changing rooms. I think the management committee is taking the opportunity that Tiong Aik is seeking IPO and they are likely to close the case amicably soon. Anyway I think some members are committee are lawyers, as they have filed numerous suits in the past on contractal works in the developments.

Petertan123
23-10-11, 16:34
thanks for sharing.... Think have to look into it carefully.

May I know are there anymore options ?

blackfire
23-10-11, 16:38
thanks for sharing.... Think have to look into it carefully.

May I know are there anymore options ?

One Amber studio

thomastansb
23-10-11, 17:32
At 75th percentile, should be more or less for studio rental.

One Amber - $4.15 psf ($2,365 for 570 sf studio)
Sea view - $4.60 psf ($2,622 for 570 sf studio)

If 1M, your yield is < 3%. Not really ideal for retirement.

blackfire
23-10-11, 18:25
At 75th percentile, should be more or less for studio rental.

One Amber - $4.15 psf ($2,365 for 570 sf studio)
Sea view - $4.60 psf ($2,622 for 570 sf studio)

If 1M, your yield is < 3%. Not really ideal for retirement.

The datas are not refective of the studios in these two projects as the studios are the minorities there. Most probably the 75th percentile are the 3 bedders. You can't possibly rent a studio in these projects below $3k presently. The current rental is around $3.5k.

Laguna
23-10-11, 19:05
On the recent case, I have to salute the management committee team there. All this while they have been doing a good job and ensuring the MA do a good job and maintaining the MCST fee.

They are not doing a good job
They are doing an EXCELLENT job without pay.

blackfire
23-10-11, 20:00
They are not doing a good job
They are doing an EXCELLENT job without pay.

Laguna is an old bird in D15 and he knows the market well. I only started to invest in D15 a few years back.

Laguna
23-10-11, 20:05
Laguna is an old bird in D15 and he knows the market well. I only started to invest in D15 a few years back.

I started in 2006....
I like to write a lot of rubbish here to pass time and confuse ppl lor.

I was so badly caught during the Lehman time and sold one property at that time.:banghead: But lucky, just sold one...

kane
23-10-11, 20:43
I started in 2006....
I like to write a lot of rubbish here to pass time and confuse ppl lor.

I was so badly caught during the Lehman time and sold one property at that time.:banghead: But lucky, just sold one...

Well at least you emerged from that with a much stronger portfolio. How bad was it during the Lehman crisis? Some of the prime stuff was down 40% but others maybe down 20%?

DC33_2008
23-10-11, 21:23
That was the best time to shop for good properties. Not sure when in the next time?
Well at least you emerged from that with a much stronger portfolio. How bad was it during the Lehman crisis? Some of the prime stuff was down 40% but others maybe down 20%?

reuters
23-10-11, 23:15
hmm...seaview seems to be a good choice..

But I am afraid that the recent negative press release will dampen the price/future potential..

Seaview studios are really good choice and those under 1mil is a steal under current market conditions around that area, but are there even any on sale at that price? The studios there are so limited even 1mil is a good buy now.

rattydrama
23-10-11, 23:16
I started in 2006....
I like to write a lot of rubbish here to pass time and confuse ppl lor.

I was so badly caught during the Lehman time and sold one property at that time.:banghead: But lucky, just sold one...


so what u do for a living? klkk just like devil?

thomastansb
23-10-11, 23:22
It would be a bad buy if one is after rental yield for retirement. Just flip the papers and call the agents. Easily can find below 3k at amber area for studio.



Seaview studios are really good choice and those under 1mil is a steal under current market conditions around that area, but are there even any on sale at that price? The studios there are so limited even 1mil is a good buy now.

reuters
23-10-11, 23:34
It would be a bad buy if one is after rental yield for retirement. Just flip the papers and call the agents. Easily can find below 3k at amber area for studio.

Is it true? I just tried to search... mostly 3.2k to 3.6k... quite hard to find below 3k rental in amber area. Which one did you manage to find?

kane
23-10-11, 23:44
Seaview studios are really good choice and those under 1mil is a steal under current market conditions around that area, but are there even any on sale at that price? The studios there are so limited even 1mil is a good buy now.

the studios facing the nursery and sound not so good.

reuters
23-10-11, 23:57
the studios facing the nursery and sound not so good.

The studios at amber area are bound to face different directions... which ones are better?

kane
24-10-11, 00:17
there's one stack in seaview facing the pool.

thomastansb
24-10-11, 00:35
You offer 2.8k, they also eat. Every month of waiting = 3k gone. That is almost $300 a month. One Amber should have



Is it true? I just tried to search... mostly 3.2k to 3.6k... quite hard to find below 3k rental in amber area. Which one did you manage to find?

Laguna
24-10-11, 07:39
Well at least you emerged from that with a much stronger portfolio. How bad was it during the Lehman crisis? Some of the prime stuff was down 40% but others maybe down 20%?

practicallly, all paper profits were gone.....

The unit I sold at that time was not covered by loan and wanted to test how bad the market was at that time, it was so bad that u could not even find a buyer. Anyway, after selling, picked up another unit at lower price 3 months later.


That was the best time to shop for good properties. Not sure when in the next time?

ya, east coast area, brand new freehold, launched for as low as $638 psf. So many of us went in at that time.


so what u do for a living? klkk just like devil?

left the corporate world mid last year, klkk now. Spend a few hours a week in dancing, so many young girls there, real hot when they dance, make me younger

Doing the course in real estate, perhaps be a real estate agent soon and prepare myself to fish for good buy...also dun want to let so many agents to earn my monies.

DC33_2008
24-10-11, 08:35
Good life.:) Cannot see the light in the tunnel yet. Working towards early retirement.

reuters
24-10-11, 09:21
there's one stack in seaview facing the pool.

oic... but that area is quite built up.. won't that pool-facing stack be facing opposite stacks within the estate actually? any recommendations for units that have less blockage and a bit of city or sea view?

reuters
24-10-11, 09:26
You offer 2.8k, they also eat. Every month of waiting = 3k gone. That is almost $300 a month. One Amber should have

Don't have leh... One Amber is going at 3.5 to 3.7k a month! I doubt they will let go at 2.8k. Haven't heard from anyone who is renting that cheap around that area yet.... I am on the lookout for a colleague who wants to rent a studio at 2+k..... in actual fact, it is really not easy to find!

Lovelle
24-10-11, 09:49
Don't have leh... One Amber is going at 3.5 to 3.7k a month! I doubt they will let go at 2.8k. Haven't heard from anyone who is renting that cheap around that area yet.... I am on the lookout for a colleague who wants to rent a studio at 2+k..... in actual fact, it is really not easy to find!

one bedder ?

reuters
24-10-11, 11:35
one bedder ?

Yup... for a single lady working here... possible to find a one bedroom studio with good view around Amber area at perhaps 2 - 2.5k?

devilplate
24-10-11, 11:47
Yup... for a single lady working here... possible to find a one bedroom studio with good view around Amber area at perhaps 2 - 2.5k?

lol....

2.5k may not even get kembangan suites:p

phantom_opera
24-10-11, 12:18
lol....

2.5k may not even get kembangan suites:p

Bedok 3r HDB already > 2k per month lol, wanted good view woh :scared-2:

Jonathan0503
24-10-11, 13:06
Don't have leh... One Amber is going at 3.5 to 3.7k a month! I doubt they will let go at 2.8k. Haven't heard from anyone who is renting that cheap around that area yet.... I am on the lookout for a colleague who wants to rent a studio at 2+k..... in actual fact, it is really not easy to find!

If one amber is asking 3.5 to 3.7K a month. How much is a studio/1 bedder in orchard/city asking?

phantom_opera
24-10-11, 14:23
2-2.5k pm must look at D16 or D18 already

DC33_2008
24-10-11, 14:28
Rental data from URA shows lower $psf. Do you mean this data is not accurate? $psf mentioned here are asking price?



1 The Sea View 3.43 (25%) 3.76 (median) 4.6 (75%) 2011Q2


2 One Amber 3.51 3.8 4.15 2011Q2
3 The Sea View 3.29 4.01 4.56 2011Q1
4 One Amber 3.17 3.27 3.53 2011Q1

reuters
24-10-11, 14:55
Rental data from URA shows lower $psf. Do you mean this data is not accurate? $psf mentioned here are asking price?



1 The Sea View 3.43 (25%) 3.76 (median) 4.6 (75%) 2011Q2


2 One Amber 3.51 3.8 4.15 2011Q2
3 The Sea View 3.29 4.01 4.56 2011Q1
4 One Amber 3.17 3.27 3.53 2011Q1


I wonder how this data is analysed... is it by averaging all rentals? Otherwise, it appears possible to rent a one-bedder at One Amber at $1,806?? That's good news for me :)

DC33_2008
24-10-11, 15:01
It is low even for the 75 percentile.
I wonder how this data is analysed... is it by averaging all rentals? Otherwise, it appears possible to rent a one-bedder at One Amber at $1,806?? That's good news for me :)

reuters
24-10-11, 15:37
It is low even for the 75 percentile.

If it is indeed possible to get a one-bedder at One Amber for just $1,800 to say $2,200, how come the HDB units quoted by others here are above 2k? Shouldn't they be $500 - $1k? Is it possible to get a 4,5 bedroom HDB in Marine Parade for 1 to 1.5k? Anybody can recommend?

devilplate
24-10-11, 15:38
If one amber is asking 3.5 to 3.7K a month. How much is a studio/1 bedder in orchard/city asking?
500.buck more....vida 1bdr abt 4k.....somehow 1bdr rental capped at 4-4.5k liao.....

One amber studio gg for 3-3.5k initially when just TOP......

devilplate
24-10-11, 15:43
If it is indeed possible to get a one-bedder at One Amber for just $1,800 to say $2,200, how come the HDB units quoted by others here are above 2k? Shouldn't they be $500 - $1k? Is it possible to get a 4,5 bedroom HDB in Marine Parade for 1 to 1.5k? Anybody can recommend?
Flip thru newspaper la....den go for viewing and bring along the ura data and use tat to nego lor......gd luck...whahahhaa

Those ura data more for 3bdr....the 75th more for 2bdr....1bdr limited units in amber area now....so command higher psf....ask ur colleague rent 2bdr la...prolly can get for 4k:D

reuters
24-10-11, 16:19
Flip thru newspaper la....den go for viewing and bring along the ura data and use tat to nego lor......gd luck...whahahhaa

Those ura data more for 3bdr....the 75th more for 2bdr....1bdr limited units in amber area now....so command higher psf....ask ur colleague rent 2bdr la...prolly can get for 4k:D

She is looking for Tiong Bahru also which I find expensive too.... I haven't come across any 1 bedroom units in nice condo environment in Amber, Meyer going at 2k but if anyone can say for sure there are such units, she will be very interested! Currently One Amber all asking 3.5 to 3.8k.... too high!

reuters
24-10-11, 16:54
500.buck more....vida 1bdr abt 4k.....somehow 1bdr rental capped at 4-4.5k liao.....

One amber studio gg for 3-3.5k initially when just TOP......


According to URA data, the rental yield is supposed to be slightly above 6%... Assuming a one bedder of 517sqft, the Vida one-bedder should be renting only at 3.3 to 3.5k a month. 4k is probably just a myth.

devilplate
24-10-11, 17:24
According to URA data, the rental yield is supposed to be slightly above 6%... Assuming a one bedder of 517sqft, the Vida one-bedder should be renting only at 3.3 to 3.5k a month. 4k is probably just a myth.
So one amber 1bdr fetch higher rental den d9 vida....hehehe

Ronan Loh
24-10-11, 22:57
Cote d zur next to parkway parade

840sqft or 915ft.

Maybe more than a mil. Big size studio.

reuters
24-10-11, 23:34
Cote d zur next to parkway parade

840sqft or 915ft.

Maybe more than a mil. Big size studio.

But it is 99years leasehold leh.... any freehold studios around this area going below 1mil?

Piglet
25-10-11, 03:08
I think Have but not full facilities condo. Private apartments along Chapel CLose, Tembling road, Sea avenue etc. Location is possibility better than Sea View or others at amber road becasue more makan and amenities. closer to 112 katong and parkway parade, yet quite peaceful so good for retirement too!

Jonathan0503
25-10-11, 08:56
500.buck more....vida 1bdr abt 4k.....somehow 1bdr rental capped at 4-4.5k liao.....

One amber studio gg for 3-3.5k initially when just TOP......

4 - 4.5K pm is good news for me.

Thanks for the update.

reuters
25-10-11, 10:15
I think Have but not full facilities condo. Private apartments along Chapel CLose, Tembling road, Sea avenue etc. Location is possibility better than Sea View or others at amber road becasue more makan and amenities. closer to 112 katong and parkway parade, yet quite peaceful so good for retirement too!

Problem is I find those a bit far to walk to the beach... i mean the whole point in staying at east coast is to be near the beach right? I tried walking from Tembling to Parkway Parade... very tedious in the hot Singapore sun!

reuters
25-10-11, 10:16
4 - 4.5K pm is good news for me.

Thanks for the update.

According to the people here, if the URA data is correct, Vida should be 3.2 to 3.5k.

Jonathan0503
25-10-11, 12:45
According to the people here, if the URA data is correct, Vida should be 3.2 to 3.5k.

I not vested in Vida leh

marktkt22
25-10-11, 22:41
If Hot afternoon , it too hot to walk
Walked to marine parade central after dinner ok,from tembeling.
If to parkway, drive better...
Katong mall almost ready...so not too bad ...





Problem is I find those a bit far to walk to the beach... i mean the whole point in staying at east coast is to be near the beach right? I tried walking from Tembling to Parkway Parade... very tedious in the hot Singapore sun!