View Full Version : D10 CCR vs D16 OCR MM Rental Performance
RV SUITES RIVER VALLEY ROAD 10 Non-landed Properties na* 3,400 400 to 500 Oct-12
OPTIMA @ TANAH MERAH TANAH MERAH KECHIL AVENUE 16 Non-landed Properties na* 3,200 400 to 500 Oct-12
RV SUITES RIVER VALLEY ROAD Apartment 1 942,000 495 Strata 1,902 Oct-12
OPTIMA @ TANAH MERAH TANAH MERAH KECHIL AVENUE Condominium 1 700,000 484 Strata 1,445 Jun-12
Form your own judgements, people.
ps: dont have launch pricing... if have will be even more oooh la la comparison
Dug out
RV Suites launch px
"1 Bedroom 495 - 527 sqft x 6 units only = Only $670k onwards!!"
OPTIMA launch px
"The first buyer had purchased it at launch in August 2009 for $496,600 ($1,025 psf)"
Buy at launch px
RV YIELD 6.0% CAPGAIN 272k
OPTIMA YIELD 7.7% CAPGAIN 203k
Buy today px
RV YIELD 4.3%
OPTIMA YIELD 5.5%
wow how come optima mm so hot ah?
wow how come optima mm so hot ah?
ish got the 3M
ish got the 3M
where ish the mall?
mrt, market and masalehs?
ish got the 3M
where ish the mall?
akan datang la right next door. even better right. means more upside.
my personal anal-list is back to the fundamentals.. location n x-factor. RV suites flanked by 1rm many many and MM many there so in terms of supply it is still quite aplentiful.. Different story for alexis, caspian n O@TM where the MM are still sparse and all near some kinda hub a hub.. JLD, CBP, ALexandra/ONR... no horse run :cutedoggy: :cutedoggy: :cutedoggy: :cutedoggy:
So open eyes wide wide... every MM got rental but correct selection determines ur ROI.. muz do HW gaogao
Oh yes n forget muz have MRT.. these days NO MRT NO TALK
akan datang la right next door. even better right. means more upside.
3M: MM+MRT+MALL = CONFIRM HUAT
Haha nice one, please consider 4Ms = Minimal Competition, I wun go for those already MM gaogao there. Like geyland etc..
5% yield now is amazing. MM somemore.. hmmm...
Oh yes n forget muz have MRT.. these days NO MRT NO TALK
3M: MM+MRT+MALL = CONFIRM HUAT
Haha nice one, please consider 4Ms = Minimal Competition, I wun go for those already MM gaogao there. Like geyland etc..
what about Cinemas, Sea and Schools?
so mymanhattan MMs gonna be hot?
what about Cinemas, Sea and Schools?
That's so 2000s
MM should be more in good location.
5% yield now is amazing. MM somemore.. hmmm...
so mymanhattan MMs gonna be hot?
no comments.......... :o
See how DBR does first
no comments.......... :o
See how DBR does first
By right should be, by left not sure. But me thinks DBR should not be a problem [in turns of yield]for their smallest 1rm. Their 1rm units not alot anw.
The mall at simei currently undergoing reno right?
phantom_opera
15-12-12, 15:54
one ring to rule them all : capital appreciation potential
high yield stock (OCR MM near MRT) vs blue chip (freehold CCR) ... take your pick
no matter how blue is the chip, you bought wrong time you die .... AAPL crashing big time is a good example ... iPhone5 no demand, slash price by 30%
this year HYG returns better or AAPL .... still have 15d to go
thomastansb
15-12-12, 16:25
Optima MM is not really that MM. 484 sq ft but layout quite decent. MRT like 1 min away. I won't go for RV suites if my budget is around 3k+.
wow how come optima mm so hot ah?
one ring to rule them all : capital appreciation potential
high yield stock (OCR MM near MRT) vs blue chip (freehold CCR) ... take your pick
no matter how blue is the chip, you bought wrong time you die .... AAPL crashing big time is a good example ... iPhone5 no demand, slash price by 30%
this year HYG returns better or AAPL .... still have 15d to go
i more greedy or rather diversify portfolio.. having both in portfolio will be da best
phantom_opera
15-12-12, 16:33
SG GDP growth 2pc next 10y if property can yield 5pc plus 2pc cap appreciation per year already is miracle
muz prepare for the worse. Buy now muz min 5% yield otherwise no talk
Difficult to acheive for those new purchase in the last one year.
muz prepare for the worse. Buy now muz min 5% yield otherwise no talk
one ring to rule them all : capital appreciation potential
high yield stock (OCR MM near MRT) vs blue chip (freehold CCR) ... take your pick
no matter how blue is the chip, you bought wrong time you die .... AAPL crashing big time is a good example ... iPhone5 no demand, slash price by 30%
this year HYG returns better or AAPL .... still have 15d to go
news about AAPL crashing rolling out since few days ago?
muz prepare for the worse. Buy now muz min 5% yield otherwise no talk
5% cannot find... If u want FH, even worse....
4% already tough...
4% was my criteria for buying FH properties when I bought in the last few years... Now all fallen below 4% based on current market... :(
Guess I shouldn't be complaining since the value has gone up.:cheers4:
Dont be too short sighted. Optima is still a LH after all. Do a full 50yrs rental run. Add up the capital appreciation at the end of 50 yrs. Not forgetting places like rv suites will also have great world mrt station in 10 yrs time. Means what? Still can appreciate? Optima already got mrt station, any more station to be added to make it appreciate?
good luck everyone!
3M - bedok residences
Also must be east...
5% cannot find... If u want FH, even worse....
4% already tough...
4% was my criteria for buying FH properties when I bought in the last few years... Now all fallen below 4% based on current market... :(
Guess I shouldn't be complaining since the value has gone up.:cheers4:
you are right...
at least your property price appreciate.. :p
http://www.propertyguru.com.sg/listing/12731710
rental so so only vs optima
guess only brand new 3M and where there is short term growth potential eg more gls plots coming up nearby will huat
Aiya, u all think too much lah. Tenant staying in optima same as tenant staying in rv suites or not? Professional working at east side, changi side makes no sense to stay rv suites, just like professional working at shenton way makes no sense staying at optima. Think too much already. Feels like it, just buy.
East Lover
16-12-12, 22:01
Aiya, u all think too much lah. Tenant staying in optima same as tenant staying in rv suites or not? Professional working at east side, changi side makes no sense to stay rv suites, just like professional working at shenton way makes no sense staying at optima. Think too much already. Feels like it, just buy.
Only one 1-bedder in market, asking 850k. Can rent 2.8-3?
Only one 700sqft compact 2-bedder asking 1.05mil, can rent 3.5 only. That's $1500 psf...
So rental yield is only 4% before deduct anything nia.
East Lover
17-12-12, 09:36
Yesterday I had some time to see house, feel the market.
I wanted to see casa merah but not managed as agent busy. So she sent me a website to refer. Guess what, that website got old profile. Same 2-bedder unit was asking 928k yet still can nego. 2 years later, she is asking $1.26mil! $300k more within 2 years! :hell-hath-no-fury:
The unit was rented at $3500/Mth only.
Everbody factored the new mall, new land selling price... Hot hot hot everywhere in this tiny island...
Now let's see how long will the music last, who will be caught when music stop out of sudden :rolleyes:
Yesterday I had some time to see house, feel the market.
I wanted to see casa merah but not managed as agent busy. So she sent me a website to refer. Guess what, that website got old profile. Same 2-bedder unit was asking 928k yet still can nego. 2 years later, she is asking $1.26mil! $300k more within 2 years! :hell-hath-no-fury:
The unit was rented at $3500/Mth only.
Everbody factored the new mall, new land selling price... Hot hot hot everywhere in this tiny island...
Now let's see how long will the music last, who will be caught when music stop out of sudden :rolleyes:
new mall in tanah merah? east village?
auroraborealis
17-12-12, 09:57
the plot in between UV & optima zoned commercial
But not on GLS list yet :D
new mall in tanah merah? east village?
East Lover
17-12-12, 10:09
the plot in between UV & optima zoned commercial
But not on GLS list yet :D
Not in GLS list yet? Aiyoh, all agents from optimas, casa merah, even Eco all say loud loud for this leh...
So 1.5-1.6psf is standard price, 1.2psf consider super cheap?? :doh:
I remember when silver sea launch at 1.2psf, everybody said FEO greedy, siao... :cool:
phantom_opera
17-12-12, 10:19
Both mcm and I are advocating 1br or 2br MMs as safe bets in current climate ;) Buying big 2br at current market price is in danger of working for the bank for whole life :eek: it is just that RV CCR probably can break even faster than OCR Optima 15y down the road :scared-3:
even at 1m (1050psf), net yield is only 3% for 2br 9xxsqft ... if buy at 1.1m, the yield then drops to 2.5% .. if buy at 1.2m, yield drops to 2% :scared-5:
the plot in between UV & optima zoned commercial
But not on GLS list yet :D
huh commercial straight = Shopping centre meh?
Both mcm and I are advocating 1br or 2br MMs as safe bets in current climate ;) Buying big 2br at current market price is in danger of working for the bank for whole life :eek: it is just that RV CCR probably can break even faster than OCR Optima 15y down the road :scared-3:
unfair! mcm is forever on for 1 bedders!
East Lover
17-12-12, 10:27
Both mcm and I are advocating 1br or 2br MMs as safe bets in current climate ;) Buying big 2br at current market price is in danger of working for the bank for whole life :eek: it is just that RV CCR probably can break even faster than OCR Optima 15y down the road :scared-3:
even at 1m (1050psf), net yield is only 3% for 2br 9xxsqft ... if buy at 1.1m, the yield then drops to 2.5% .. if buy at 1.2m, yield drops to 2% :scared-5:
If 2-bedder is rented at 3.5k, will one like to rent 1-bedder at 2.8 or 3k?
2.8x12/850k = 3.9%?? Still have meat?
If 2-bedder is rented at 3.5k, will one like to rent 1-bedder at 2.8 or 3k?
2.8x12/850k = 3.9%?? Still have meat?
850k? Eco's SOHO ah?
phantom_opera
17-12-12, 10:31
If 2-bedder is rented at 3.5k, will one like to rent 1-bedder at 2.8 or 3k?
2.8x12/850k = 3.9%?? Still have meat?
ECO 1br is only 7xxk ... where got 850k so expensive??
Now let's see how long will the music last, who will be caught when music stop out of sudden :rolleyes:
me is very scare to enter now..
only got 1 bullet.. cannot anyhow play play :o:o
East Lover
17-12-12, 10:44
ECO 1br is only 7xxk ... where got 850k so expensive??
Eco only top few years later. Optima only got one 1-br left, asking 850k. 奇货可居.
phantom_opera
17-12-12, 10:50
Eco only top few years later. Optima only got one 1-br left, asking 850k. 奇货可居.
Then buy ECO or Urban Vista loh ... 850k 1br Optima will be a hard sell
East Lover
17-12-12, 10:59
Then buy ECO or Urban Vista loh ... 850k 1br Optima will be a hard sell
If someone look for instant rental, then may bite. But 2-3 years waiting time to save 150-200k is still worthy haha!
Allthepies
17-12-12, 11:26
I'm very tempted to buy MM after seeing quite a few forumers recommending MMs.
I know MM is very easy to rent out, but I like to know whether it is easy to sell too? :confused:
Not enough supply now esp FH or 999 LH. Even new launch geylang MM is ard $1400 psf :eek: With psf rising, MM is e way to go. Shd b easy to sell if within 10min walk to MRT.
I'm very tempted to buy MM after seeing quite a few forumers recommending MMs.
I know MM is very easy to rent out, but I like to know whether it is easy to sell too? :confused:
Do homework for you:
Monthly breakdown of sales transactions for new/sub/re-sales 09 till 12.
http://farm9.staticflickr.com/8354/8280489594_710bb191b7_c.jpg
Note:
-New Sales are brisk but the ratio of sub/resale to new sale is still on a low side.
-About 80% of resale/subsale transactions are in Central Region
Central Region:
http://spring.ura.gov.sg/lad/ore/login/map_ccr.pdf
Central Region: Central Region comprises the following 22 Planning Areas : Downtown Core, Orchard, Marina East, Marina South, Museum, Newton, Outram, River Valley, Rochor, Singapore River, Straits View, Bishan, Bukit Merah, Bukit Timah, Geylang, Kallang, Marine Parade, Novena, Queenstown, Southern Islands, Tanglin and Toa Payoh.
A few factors:
- MM traditionally in Central areas which might be due to the higher percentage
- MM sales vol starts to trend up only in 09, with higher peaks till Q1 2012.
Now is your time to do your own homework
I'm very tempted to buy MM after seeing quite a few forumers recommending MMs.
I know MM is very easy to rent out, but I like to know whether it is easy to sell too? :confused:
Depends on project or location ... Maybe a good gauge would be seeing the sales trend when newly launched. Some projects the bigger units tend to move faster the the MMs while some others the MMs were the first to be snapped up.
I'm very tempted to buy MM after seeing quite a few forumers recommending MMs.
I know MM is very easy to rent out, but I like to know whether it is easy to sell too? :confused:
Investors are hungry for yield. If the rental yield is good (ie easy to rent at good price) there will be demand from buyers.
The question is whether the yield will continue to be good. There you need to do your homework.
Is there a lot of supply coming? The garment has already helped to curb the supply....
Will there be continued demand? Where is the demand from? What tenants profile do you expect from that area?
:2cents:
Allthepies
17-12-12, 21:28
Thank you everyone for your advices and comments. :cheers1: :cheers1:
Yes I need to go do my own homework
Allthepies
18-12-12, 18:07
Yo helpful forumers, a few more questions: Is 550sqft 1 bedder consider an MM or a normal size 1 bedder? Does a "normal" 1 bedder command better rental than a MM 1 bedder or actually there's no differences?
Yo helpful forumers, a few more questions: Is 550sqft 1 bedder consider an MM or a normal size 1 bedder? Does a "normal" 1 bedder command better rental than a MM 1 bedder or actually there's no differences?
Typically only below 500 sf considered MM. 550 is pretty huge for 1 bedder. Depends on location and price. I presume this must be EC type.
Do put yourself in the shoes of your tenant(s), and you will get your answer.
I'm very tempted to buy MM after seeing quite a few forumers recommending MMs.
I know MM is very easy to rent out, but I like to know whether it is easy to sell too? :confused:
MM is to be bought not sold.
Soon its gonna be extinct.
MM is to be bought not sold.
Soon its gonna be extinct.
Wouldn't be extinct as long as there is demand.... No control in the city area.
Archipelago 1-bedder 527 sq ft @ $599,999
Considered MM or not?
Realistic (not optimistic) rent: $2500 pm will give 5%
Not a great deal of competition around this area (many are 1+S around Bedok Reservoir) and very likely looking for higher rent.
Do homework for you:
Monthly breakdown of sales transactions for new/sub/re-sales 09 till 12.
http://farm9.staticflickr.com/8354/8280489594_710bb191b7_c.jpg
Note:
-New Sales are brisk but the ratio of sub/resale to new sale is still on a low side.
-About 80% of resale/subsale transactions are in Central Region
Central Region:
http://spring.ura.gov.sg/lad/ore/login/map_ccr.pdf
Central Region: Central Region comprises the following 22 Planning Areas : Downtown Core, Orchard, Marina East, Marina South, Museum, Newton, Outram, River Valley, Rochor, Singapore River, Straits View, Bishan, Bukit Merah, Bukit Timah, Geylang, Kallang, Marine Parade, Novena, Queenstown, Southern Islands, Tanglin and Toa Payoh.
A few factors:
- MM traditionally in Central areas which might be due to the higher percentage
- MM sales vol starts to trend up only in 09, with higher peaks till Q1 2012.
Now is your time to do your own homework
thanks for the post..
:o
hope i can be landlord in my lifetime.. :o
*pray that i strike toto*
Archipelago 1-bedder 527 sq ft @ $599,999
Considered MM or not?
Realistic (not optimistic) rent: $2500 pm will give 5%
Not a great deal of competition around this area (many are 1+S around Bedok Reservoir) and very likely looking for higher rent.
Yes, I believe can fetch higher after the DTL is up.
I also think there will be resale value for 1br at Bedok reservoir as the supply is rather scarce there. Target grp would be retirees, singles or young couples who appreciate being near the nature, amenities and mrt.
East Lover
18-12-12, 21:16
thanks for the post..
:o
hope i can be landlord in my lifetime.. :o
*pray that i strike toto*
Start from small. 300k can buy 1mil pc with 80% loan ;) or 2 small MM, one for own stay one for rental. You are still young! :cheers4:
Wouldn't be extinct as long as there is demand.... No control in the city area.
Not many FH or 999LH launches.
Yo helpful forumers, a few more questions: Is 550sqft 1 bedder consider an MM or a normal size 1 bedder? Does a "normal" 1 bedder command better rental than a MM 1 bedder or actually there's no differences?
In the same condo and if everything else being equal (facing etc), think the bigger one should fetch higher. But bet condos, hard to compare bec other more important factors (location etc) come in.
The other comparison should be the "liveable" space esp when you compare very small ones.
Start from small. 300k can buy 1mil pc with 80% loan ;) or 2 small MM, one for own stay one for rental. You are still young! :cheers4:
ya! he actually can become landlord already. dunno why he always standing on sidelines watching...
I guess maybe his income not stable so bank may have issue with loan....
actually in the same vein, come to think of it. full time property agents also same. unstable income. so if they dream of buying property, can only hope their commission gaogao can pay in full. no wonder success stories are few and far between with most struggling (and advertising in this forum or copy forummer idea) to make ends meet...
Wouldn't be extinct as long as there is demand.... No control in the city area.
city area unlimited land si bo???!!?
Archipelago 1-bedder 527 sq ft @ $599,999
Considered MM or not?
Realistic (not optimistic) rent: $2500 pm will give 5%
Not a great deal of competition around this area (many are 1+S around Bedok Reservoir) and very likely looking for higher rent.
I would buy Archi one bedder any day... but no bullet. Plus face main road so for own stay no no....
btw I jogged past yesterday. the stack right beside the hill build until 4th level liao wow damn fast and it looks imposing actually!
East Lover
19-12-12, 10:17
ya! he actually can become landlord already. dunno why he always standing on sidelines watching...
I guess maybe his income not stable so bank may have issue with loan....
actually in the same vein, come to think of it. full time property agents also same. unstable income. so if they dream of buying property, can only hope their commission gaogao can pay in full. no wonder success stories are few and far between with most struggling (and advertising in this forum or copy forummer idea) to make ends meet...
Why not recommend him 2 MM? Dont tell me urban vista hoh :rolleyes:
I would buy Archi one bedder any day... but no bullet. Plus face main road so for own stay no no....
btw I jogged past yesterday. the stack right beside the hill build until 4th level liao wow damn fast and it looks imposing actually!
I think all Archi one bedders facing the road.
I hope it turns out well. Those 5 bedders/dual key units are nice for own stay. One bedder for investment is OK, I think. Should be singles or couples who want to stay next to the park and are not afraid of the ghosts LOL!
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