View Full Version : Smart investor buy resale??
u have nothing else to say so u deem it as meaningless? buying resale or buying new launch is all about making money, it is either making the money now or later. A smart investor would make the money now, unless new launch prices are very low, they dont mind taking a calculated risk to make the money later. The problem is if you opt to make the money later, there is no guarantee you can achieve the same profit margin as what the person who bought the resale has achieved. I have illustrated to you why buying m88 one bedder at current prices is a better investment that buying one bedder j gateway at future pricing. Another issue to highlight is there are many one bedroom units in j gateway and it would be an incredible challenge to get the desired rental.
From the property guru of bukit batok
Regulators
01-07-13, 01:22
with j gateway pricing, yes, many smart investors would rather buy resale, capitalise on JLD growth and sell at a profit before you even smell ur keys.
with j gateway pricing, yes, many smart investors would rather buy resale, capitalise on JLD growth and sell at a profit before you even smell ur keys.
which project do you think is worth buying? Regent Heights? the condo that is rated 5 stars for everything.
Regulators
01-07-13, 01:33
Just face it, you are buying J gateway at the wrong time and at the wrong price. Every property owner will he earning another additional few hundred thousand before you even get the keys to your dog box. You can shout whatever pittens you make from your resale in future but others would have laughed their way to the bank months before you get your keys. just don't get too envious along the way :D
And you can criticise the rental yield and capital appreciation blar blar blar for Mackenzie 88, the buyer who purchases the unit i recommended you for investment now (same time as ur purchase for J gateway) will emerge $290k richer than you even before you get your keys to your J gateway dog box.
which project do you think is worth buying? Regent Heights? the condo that is rated 5 stars for everything.
Just face it, you are buying J gateway at the wrong time and at the wrong price. Every property owner will he earning another additional few hundred thousand before you even get the keys to your dog box. You can shout whatever pittens you make from your resale in future but others would have laughed their way to the bank months before you get your keys. just don't get too envious along the way :D
And you can criticise the rental yield and capital appreciation blar blar blar for Mackenzie 88, the buyer who purchases the unit i recommended you for investment now (same time as ur purchase for J gateway) will emerge $290k richer than you even before you get your keys to your J gateway dog box.
Really.
Can you show us how you make that 290k.
Regulators
01-07-13, 01:54
Profit calculation for M88 from now till J gateway TOP as a modest estimate: $(3000 x 48 months + 300 cap appreciation x 500sqft)= $290k plus gross.
Anyway getting very tired educating someone as daft as you.
Goodnight. :sleep:
Really.
Can you show us how you make that 290k.
Profit calculation for M88 from now till J gateway TOP as a modest estimate: $(3000 x 48 months + 300 cap appreciation x 500sqft)= $290k plus gross.
Anyway getting very tired educating someone as daft as you.
Goodnight. :sleep:
How I wish things is so simple leh
a) Are you making the assumption that the apartment already paid in full?
b) There is no such thing as maintenance fee for Mackenzie88 condo
c) How do you know it will be 300psf capital appreciation in 4 years? You tua pek kong? why no say 1000psf?
Regulators
01-07-13, 07:41
You never heard of the word gross n estimate before? If m88 doesn't go up by $300psf, it will spell disaster for your dog box investment at j gateway coz a 400sqft one bedder in jurong can never sell higher than a 500sqft district 9 one bedder. You better pray hard that m88 increases in value if you wish to see capital growth in j gateway. If you don't believe you wait n see lor, talk to u till the cows come home also on use. Continue to sing your praises of JLD, at the end of the day everyone in this forum knows buyers hv overpaid for j gateway. Continue to think your Gordon max is as good n as precious as a real diamond, after all nobody can stop you from fantasizing.
Always remember a bird in the hand is better than two or three in the bush. Before u even made any money, all property owners of resale units would be miles ahead of you.
How I wish things is so simple leh
a) Are you making the assumption that the apartment already paid in full?
b) There is no such thing as maintenance fee for Mackenzie88 condo
c) How do you know it will be 300psf capital appreciation in 4 years? You tua pek kong? why no say 1000psf?
You never heard of the word gross n estimate before? If m88 doesn't go up by $300psf, it will spell disaster for your dog box investment at j gateway coz a 400sqft one bedder in jurong can never sell higher than a 500sqft district 9 one bedder. You better pray hard that m88 increases in value if you wish to see capital growth in j gateway. If you don't believe you wait n see lor, talk to u till the cows come home also on use. Continue to sing your praises of JLD, at the end of the day everyone in this forum knows buyers hv overpaid for j gateway. Continue to think your Gordon max is as good n as precious as a real diamond, after all nobody can stop you from fantasizing.
Always remember a bird in the hand is better than two or three in the bush. Before u even made any money, all property owners of resale units would be miles ahead of you.
Please stop being so philosophical with your thought for a moment because there are plenty of VERY important FACTS which we are discussing here..
1) From your calculation about generating $290K profit from a 1 bedder Mackenzie unit in 4 years, are you assuming the apartment is FULLY PAID?
2) Why are there no maintenance fee in your calculation?
3) In a recent transaction, a unit bought in July 2007 for $1370psf was sold in May 2013 for $1685psf, that is an increase $315psf over 6 years or $52.5 psf per year?
Having said that, in a recent transaction, a unit 1001sqft Caspian unit saw its prices has risen by $537psf in 4 years, which is $134psf per year, more than double the Rate of appreciation of Mackenzie88.
And now you are predicting that prices of Mackenzie88 will suddenly rise $300psf before J Gateway TOP, which is about 2 years to 3 years so from now.
Always remember, dont count your bird before its even hatch, because it might turn out for be a chicken.
Why don't u guys give each other your phone number, come out and u can talk until cow come home...:D
Please stop being so philosophical with your thought for a moment because there are plenty of VERY important FACTS which we are discussing here..
1) From your calculation about generating $290K profit from a 1 bedder Mackenzie unit in 4 years, are you assuming the apartment is FULLY PAID?
2) Why are there no maintenance fee in your calculation?
3) In a recent transaction, a unit bought in July 2007 for $1370psf was sold in May 2013 for $1685psf, that is an increase $315psf over 6 years or $52.5 psf per year?
Having said that, in a recent transaction, a unit 1001sqft Caspian unit saw its prices has risen by $537psf in 4 years, which is $134psf per year, more than double the Rate of appreciation of Mackenzie88.
And now you are predicting that prices of Mackenzie88 will suddenly rise $300psf before J Gateway TOP, which is about 2 years to 3 years so from now.
Always remember, dont count your bird before its even hatch, because it might turn out for be a chicken.
You have the point, make sense!
Another reason why Mackenzie88 do not appreciate much is because the area surrounded by lots of "Ah Nei" at night.
thomastansb
01-07-13, 10:09
I won't buy a studio in Jurong at 1600 psf. Or worse still, higher floors at 1800 psf. Ridiculous. And I don't think new launch or resale can make much money now but I will buy resale in good location if I have to make a choice. Just a small studio will do.
thomastansb
01-07-13, 10:12
If based on your logic, city square residences will not have such high rental and high cap appreciation. Not only that, CSR has night clubs, KTVs surrounding the project.
You have the point, make sense!
Another reason why Mackenzie88 do not appreciate much is because the area surrounded by lots of "Ah Nei" at night.
Why don't u guys give each other your phone number, come out and u can talk until cow come home...:D
they wun be keen to debate if there is no audience u see :doh: else they would hv long ago argued via pm liao :tongue3:
Regulators
01-07-13, 11:23
Is a caspian one bedder selling higher than an m88 one bedder? Launch prices of caspian is at the bottom due to financial crisis, how you compare? Moreover, by assuming j gateway will see that 100% increase in price like caspian really makes you look like a twit. So you are telling everyone in the forum u expect to see you 400sqft dog box increase from $800k to $1.6 million??? Is it more realistic for a district 9 5xxsft one bedder to go up from $850k to $1 million or your 400sqft dog box in jurong to go up from $800k to $1.6million? :doh:
Please stop being so philosophical with your thought for a moment because there are plenty of VERY important FACTS which we are discussing here..
1) From your calculation about generating $290K profit from a 1 bedder Mackenzie unit in 4 years, are you assuming the apartment is FULLY PAID?
2) Why are there no maintenance fee in your calculation?
3) In a recent transaction, a unit bought in July 2007 for $1370psf was sold in May 2013 for $1685psf, that is an increase $315psf over 6 years or $52.5 psf per year?
Having said that, in a recent transaction, a unit 1001sqft Caspian unit saw its prices has risen by $537psf in 4 years, which is $134psf per year, more than double the Rate of appreciation of Mackenzie88.
And now you are predicting that prices of Mackenzie88 will suddenly rise $300psf before J Gateway TOP, which is about 2 years to 3 years so from now.
Always remember, dont count your bird before its even hatch, because it might turn out for be a chicken.
Regulators
01-07-13, 11:41
If you want to factor in maintenance n bank interest, nett profit is around $250k, this is still loads better than what your 400sqft dog box would perform on TOP.
Please stop being so philosophical with your thought for a moment because there are plenty of VERY important FACTS which we are discussing here..
1) From your calculation about generating $290K profit from a 1 bedder Mackenzie unit in 4 years, are you assuming the apartment is FULLY PAID?
2) Why are there no maintenance fee in your calculation?
3) In a recent transaction, a unit bought in July 2007 for $1370psf was sold in May 2013 for $1685psf, that is an increase $315psf over 6 years or $52.5 psf per year?
Having said that, in a recent transaction, a unit 1001sqft Caspian unit saw its prices has risen by $537psf in 4 years, which is $134psf per year, more than double the Rate of appreciation of Mackenzie88.
And now you are predicting that prices of Mackenzie88 will suddenly rise $300psf before J Gateway TOP, which is about 2 years to 3 years so from now.
Always remember, dont count your bird before its even hatch, because it might turn out for be a chicken.
Why don't u guys give each other your phone number, come out and u can talk until cow come home...:D
the threadstarter should back off and quit trying so hard to prove his unprovable point in so many threads.
phantom_opera
01-07-13, 11:43
cool down, OCR up 3% in Q2 after 1.4% increase in Q1
The price increase in the April to June period was led by homes in the suburban areas, according to a flash estimate released by the Urban Redevelopment Authority (URA) on Monday.
Prices in these areas outside the central region climbed by 3 per cent in the second quarter, faster than the 1.4 per cent rise in the first three months of the year, the URA said.
so already 4.4% for 1H, can beat inflation liao this year
If you want to factor in maintenance n bank interest, nett profit is around $250k, this is still loads better than what your 400sqft dog box would perform on TOP.
Who are you trying to fool here?
Lets assuming you bought a Mackenzie 88 unit at $780,000 (463sqft x $1685psf) with 80% borrowing stretch over 30 years.
Loan Amount : $624,000
Monthly mortgage : $2150 per month
Monthly Maintenance : $300 per month
Monthly Property Tax : $300 per month
Agent fee : $125 per month
Total : $$2875 per month
Rent Collection : $3000 per month (let give assume you can get this kind of rent)
Net +ve cash flow :$125 per month.
After 4 years
Loan Balance after 4 years : $556,095
Total positive cash received : $125 x 4 x 12 = $6000
Assuming sold at 1895psf = $877,385 (based on 6 years average rate of capital appreciation of $52.50psf per year)
Retain profit = $877,385 - 556095 + 6000 = $327290
Initial down payment : $156,000
Gross profit = $171,290
ROI = 5.4% or $42,822 per year. (excluding stamp duty and assuming you have 4 solid year of non interrupted rent with zero expenses on repair of furnitures)
If based on your logic, city square residences will not have such high rental and high cap appreciation. Not only that, CSR has night clubs, KTVs surrounding the project.
Because Chenna/viet gals have better earnings, "ah Nei" don't!
Who are you trying to fool here?
Lets assuming you bought a Mackenzie 88 unit at $780,000 (463sqft x $1685psf) with 80% borrowing stretch over 30 years.
Loan Amount : $624,000
Monthly mortgage : $2150 per month
Monthly Maintenance : $300 per month
Monthly Property Tax : $300 per month
Agent fee : $125 per month
Total : $$2875 per month
Rent Collection : $3000 per month (let give assume you can get this kind of rent)
Net +ve cash flow :$125 per month.
After 4 years
Loan Balance after 4 years : $556,095
Total positive cash received : $125 x 4 x 12 = $6000
Assuming sold at 1895psf = $877,385 (based on 6 years average rate of capital appreciation of $52.50psf per year)
Retain profit = $877,385 - 556095 + 6000 = $327290
Initial down payment : $156,000
Gross profit = $171,290
ROI = 5.4% or $42,822 per year. (excluding stamp duty and assuming you have 4 solid year of non interrupted rent with zero expenses on repair of furnitures)
The $2150 mortgage is service by the tenant, should be inclusive into the gross profit - int loss.
The $2150 mortgage is service by the tenant, should be inclusive into the gross profit - int loss.
thats not profit, it goes into paying monthly mortgage to the bank. Its only when you sell your property that you can extract out the profit, that is deducting your selling price with outstanding loan.
thats not profit, it goes into paying monthly mortgage to the bank. Its only when you sell your property that you can extract out the profit, that is deducting your selling price with outstanding loan.
If you are calculating of ROI, this amount suppose to be included. When one sells the property, this amount minus off interest loss becomes the "Nett profit" of the property invested.
thats not profit, it goes into paying monthly mortgage to the bank. Its only when you sell your property that you can extract out the profit, that is deducting your selling price with outstanding loan.
Based on your calculation claimed : Assuming sold at 1895psf
If you are calculating of ROI, this amount suppose to be included. When one sells the property, this amount minus off interest loss becomes the "Nett profit" of the property invested.
I would only consider it as profit if selling price after deducting outstanding loan is positive. And that profit is use to calculate ROI over the holding period.
princess_morbucks
01-07-13, 13:41
https://www.youtube.com/watch?v=W6XyvtfYA8Y
This link was shared by bro Arcachon.
Watch Propnex CEO explain why resale unit is a better buy than newly launched unit.
Why resale unit is better than newly launched property :
1. Higher rental returns
2. Lower ABSD
3. Higher savings on the loan interest
- resale can lock in eg for a period of 3- 5years, and loan fully disbursed from the start, whereas newly launched project, loan not fully disbursed but progressively, and by the time TOP, the locked in period is likely to be over and the higher interest rate kicks in when the full loan is disbursed.
I would only consider it as profit if selling price after deducting outstanding loan is positive. And that profit is use to calculate ROI over the holding period.
ROI = 5.4% or $42,822 per year is correct when interest loss = $2150/mth.
Your calculation is wrong, you have forgotten to include the interest loss over 4 years and the gain from "($2150-int loss)/mth x 48"
ROI = 5.4% or $42,822 per year is correct when interest loss = $2150/mth.
Your calculation is wrong, you have forgotten to include the interest loss over 4 years and the gain from "($2150-int loss)/mth x 48"
I am using mortgage calculator from loanguru.
At the end of 4 years, it will show you what is your outstanding loan. That will take into account how much goes into paying interest.
Regulators
01-07-13, 13:47
$1 million (projected sale price) minus $850k (purchase price) minus bank interest for 4 years plus 4 years rental at $3000 minus maintenance (estimated at $250/month) gives you ROI of only 5.4% per year??? You better do your maths properly.
My projected selling price of $1 million is already very modest as parc emily which is next door on the hill is already transacting at past $1.1 million in today's market (https://www.ura.gov.sg/realEstateIIWeb/transaction/submitSearch.action;jsessionid=yhSzRRVh3hy6vFpxzkLyGNLQTPYYyylP1sxvJ22CMNkmtBdlLKlR!-1650326773).
If you are basing on statistics, statistics show that there is greater upside for upward movement in price for m88 compared to j gateway. You keep shouting caspian has moved from $500 to $1k plus psf, but remember you did not buy j gateway at the peak of caspian even not to mention launch, you are buying j gateway at $1600-1800psf ($400-500psf higher than caspian pricing) and you are assuming ur capital grow will be like caspian between 2009 to 2013, don't you think you look really stupid for saying that?
you have charted the graph for m88 and criticise it for its lack lustre growth for the past few years in comparison to caspian, a smart investor will see that as a buying opportunity. If m88 shoots up to $2200psf next year, marking a sharp increase of 35% in a space of one year, will you still buy given the phenominal growth? Only goons like u will buy at peak pricing in an area n pray for a new high.
Who are you trying to fool here?
Lets assuming you bought a Mackenzie 88 unit at $780,000 (463sqft x $1685psf) with 80% borrowing stretch over 30 years.
Loan Amount : $624,000
Monthly mortgage : $2150 per month
Monthly Maintenance : $300 per month
Monthly Property Tax : $300 per month
Agent fee : $125 per month
Total : $$2875 per month
Rent Collection : $3000 per month (let give assume you can get this kind of rent)
Net +ve cash flow :$125 per month.
After 4 years
Loan Balance after 4 years : $556,095
Total positive cash received : $125 x 4 x 12 = $6000
Assuming sold at 1895psf = $877,385 (based on 6 years average rate of capital appreciation of $52.50psf per year)
Retain profit = $877,385 - 556095 + 6000 = $327290
Initial down payment : $156,000
Gross profit = $171,290
ROI = 5.4% or $42,822 per year. (excluding stamp duty and assuming you have 4 solid year of non interrupted rent with zero expenses on repair of furnitures)
I am using mortgage calculator from propertyguru. At the end of 4 years, it will show you what is your outstanding loan. That will take into account how much goes into paying interest.
How do you define the $2150 installment for 4 years? I mean cash return after selling?
I think ringgo33 is right. Regulator is rather stubborn man. Last time argue with me that if PAP loses majority seats STI won't drop. Lol what a screwed logic.
rymccondo77
01-07-13, 14:10
https://www.youtube.com/watch?v=W6XyvtfYA8Y
This link was shared by bro Arcachon.
Watch Propnex CEO explain why resale unit is a better buy than newly launched unit.
Why resale unit is better than newly launched property :
1. Higher rental returns
2. Lower ABSD
3. Higher savings on the loan interest
- resale can lock in eg for a period of 3- 5years, and loan fully disbursed from the start, whereas newly launched project, loan not fully disbursed but progressively, and by the time TOP, the locked in period is likely to be over and the higher interest rate kicks in when the full loan is disbursed.
Quite ironic that he should say that resale unit is a better buy than newly launched unit when Propnex is involved in many newly launched projects.
rymccondo77
01-07-13, 14:13
Why don't u guys give each other your phone number, come out and u can talk until cow come home...:D
Who knows, after talking and maybe having a kopi session together, they will become the best of friends :)
Regulators
01-07-13, 14:16
Propnex selling new launches as a business, the ceo is a strong advocate of making money now than later, something that is what I have been emphasising.
Quite ironic that he should say that resale unit is a better buy than newly launched unit when Propnex is involved in many newly launched projects.
princess_morbucks
01-07-13, 14:17
Quite ironic that he should say that resale unit is a better buy than newly launched unit when Propnex is involved in many newly launched projects.
If that's the case then he must be providing an objective view.
rymccondo77
01-07-13, 14:33
If that's the case then he must be providing an objective view.
PropNex (and other real estate agencies) agents when selling newly launched projects, will try to convince people to buy the new project and not resale units :)
rymccondo77
01-07-13, 14:34
Propnex selling new launches as a business, the ceo is a strong advocate of making money now than later, something that is what I have been emphasising.
Yup - making money now is better than making it later.
Hence, investing needs to start early too.
I think ringgo33 is right. Regulator is rather stubborn man. Last time argue with me that if PAP loses majority seats STI won't drop. Lol what a screwed logic.
apa lu cakap?!??!???!?
:doh: :doh: :doh: did STI crash with PAP losing a GRC???!!!
Yup - making money now is better than making it later.
Hence, investing needs to start early too.
wif the latest cooling measure (even though they deny it), I tink it is easier for ppl to buy new launch iso resale liao.
apa lu cakap?!??!???!?
:doh: :doh: :doh: did STI crash with PAP losing a GRC???!!!
Losing GRC is no big deal, at the end of the day people still know PAP still in Power. Dude PAP losing power is no small matter. The foreign MNCs were concerned enough to pepper my friend with questions when he was doing finance deals with these MNCs.
$1 million (projected sale price) minus $850k (purchase price) minus bank interest for 4 years plus 4 years rental at $3000 minus maintenance (estimated at $250/month) gives you ROI of only 5.4% per year??? You better do your maths properly.
My projected selling price of $1 million is already very modest as parc emily which is next door on the hill is already transacting at past $1.1 million in today's market (https://www.ura.gov.sg/realEstateIIWeb/transaction/submitSearch.action;jsessionid=yhSzRRVh3hy6vFpxzkLyGNLQTPYYyylP1sxvJ22CMNkmtBdlLKlR!-1650326773).
If you are basing on statistics, statistics show that there is greater upside for upward movement in price for m88 compared to j gateway. You keep shouting caspian has moved from $500 to $1k plus psf, but remember you did not buy j gateway at the peak of caspian even not to mention launch, you are buying j gateway at $1600-1800psf ($400-500psf higher than caspian pricing) and you are assuming ur capital grow will be like caspian between 2009 to 2013, don't you think you look really stupid for saying that?
you have charted the graph for m88 and criticise it for its lack lustre growth for the past few years in comparison to caspian, a smart investor will see that as a buying opportunity. If m88 shoots up to $2200psf next year, marking a sharp increase of 35% in a space of one year, will you still buy given the phenominal growth? Only goons like u will buy at peak pricing in an area n pray for a new high.
To be very honest, after reading how you compute your $290k profit, I dont really expect you know understand much about what I wrote.
However for the record, I quoted below are based on actual transaction, and capital appreciation is also based on historical value appreciation of MK88, not something which you simply pluck from the sky.
Mackenzie 88 unit at $780,000 (463sqft x $1685psf) with 80% borrowing stretch over 30 years.
Loan Amount : $624,000
Monthly mortgage : $2150 per month
Monthly Maintenance : $300 per month
Monthly Property Tax : $300 per month
Agent fee : $125 per month
Total : $$2875 per month
Rent Collection : $3000 per month (let give assume you can get this kind of rent)
Net +ve cash flow :$125 per month.
After 4 years
Loan Balance after 4 years : $556,095
Total positive cash received : $125 x 4 x 12 = $6000
Assuming sold at 1895psf = $877,385 (based on 6 years average rate of capital appreciation of $52.50psf per year)
Retain profit = $877,385 - 556095 + 6000 = $327290
Initial down payment : $156,000
Gross profit = $171,290
ROI = 5.4% or $42,822 per year. (excluding stamp duty and assuming you have 4 solid year of non interrupted rent with zero expenses on repair of furnitures)
Please for sake Parc Emily owners, please dont compare your MK88 to parc emily. In terms of facilities, Parc Emily has got 50m lap pool, kids pool, playground, full size gym, sauna, tennis court, pool side BBQ Pit, and they even has got more than enough parking if you wish to own 3 cars. May I know what facilities does MK88 offers?
Plus MK88 location is also lousy because of the one way street on Mackenzie Road, so you need to get into CBD in order to reach MK88, but you cant remain in CBD.
This is what Parc Emily price chart looks like.
http://img29.imageshack.us/img29/1314/c3wg.jpg
And this is how MK88 looks like
http://img844.imageshack.us/img844/7977/s0x6.jpg
How do you define the $2150 installment for 4 years? I mean cash return after selling?
$2150 is the monthly mortgage which you need to pay for the bank for borrowing, which consist of interest and capital payment.
Regulators
01-07-13, 19:21
I have computed based on reasonable benchmarks for future resale of m88 one bedder n rental income of 4 years. You are just jealous by the fact that m88 has a greater potential to hit $1 million based on a strong support by a project nearby n there are no projects nearby to support a 400sqft j gateway one bedder facing the noisy track in reaching $1 million. U can go into whatever nitty gritty calculations you will still end up a loser at the end of the day coz the m88 buyer buying same time as you will cash out with least $200k nett profit even before j gateway TOP. While the m88 seller is setting sites on next investment after cashing out with $200k plus, u have earned zero dollars n paying bank interest for 4 years for your dog box.
To be very honest, after reading how you compute your $290k profit, I dont really expect you know understand much about what I wrote.
However for the record, I quoted below are based on actual transaction, and capital appreciation is also based on historical value appreciation of MK88, not something which you simply pluck from the sky.
Please for sake Parc Emily owners, please dont compare your MK88 to parc emily. In terms of facilities, Parc Emily has got 50m lap pool, kids pool, playground, full size gym, sauna, tennis court, pool side BBQ Pit, and they even has got more than enough parking if you wish to own 3 cars. May I know what facilities does MK88 offers?
Plus MK88 location is also lousy because of the one way street on Mackenzie Road, so you need to get into CBD in order to reach MK88, but you cant remain in CBD.
This is what Parc Emily price chart looks like.
http://img29.imageshack.us/img29/1314/c3wg.jpg
And this is how MK88 looks like
http://img844.imageshack.us/img844/7977/s0x6.jpg
Regulators
01-07-13, 19:51
In d9, apart from m88, there hardly anymore one bedders left that are selling below $1 million (for 500sqft n above) n the upward pressure for an 850k m88 one bedder to go $1 million is great, especially when j gateway is selling at $1600-1800psf. You can walk every inch of jurong n u won't find a 400sqft or 500sqft one bedder selling at $1 million n above, that speaks a lot of the uncertain upside potential of your unit.
To be very honest, after reading how you compute your $290k profit, I dont really expect you know understand much about what I wrote.
However for the record, I quoted below are based on actual transaction, and capital appreciation is also based on historical value appreciation of MK88, not something which you simply pluck from the sky.
Please for sake Parc Emily owners, please dont compare your MK88 to parc emily. In terms of facilities, Parc Emily has got 50m lap pool, kids pool, playground, full size gym, sauna, tennis court, pool side BBQ Pit, and they even has got more than enough parking if you wish to own 3 cars. May I know what facilities does MK88 offers?
Plus MK88 location is also lousy because of the one way street on Mackenzie Road, so you need to get into CBD in order to reach MK88, but you cant remain in CBD.
This is what Parc Emily price chart looks like.
http://img29.imageshack.us/img29/1314/c3wg.jpg
And this is how MK88 looks like
http://img844.imageshack.us/img844/7977/s0x6.jpg
I have computed based on reasonable benchmarks for future resale of m88 one bedder n rental income of 4 years. You are just jealous by the fact that m88 has a greater potential to hit $1 million based on a strong support by a project nearby n there are no projects nearby to support a 400sqft j gateway one bedder facing the noisy track in reaching $1 million. U can go into whatever nitty gritty calculations you will still end up a loser at the end of the day coz the m88 buyer buying same time as you will cash out with least $200k nett profit even before j gateway TOP. While the m88 seller is setting sites on next investment after cashing out with $200k plus, u have earned zero dollars n paying bank interest for 4 years for your dog box.
please do not over stretch yourself with all sort of nonsensical prediction and big talk. At the end of the day, its the facts that we are talking.
In terms of rental, MK88 is almost on par with Caspian in Ulu Jurong. In terms of price grows, it has only been appreciating by around 5% per ear over the past 6 to 7 years, and this is including the bull run from 2008 to 2010.
Like I said, a picture tell the full and complete stories. Dont need to use Parc Emily or whatever nonsense about District 9 FH to BS in this forum.
http://img844.imageshack.us/img844/7977/s0x6.jpg
In d9, apart from m88, there hardly anymore one bedders left that are selling below $1 million (for 500sqft n above) n the upward pressure for an 850k m88 one bedder to go $1 million is great, especially when j gateway is selling at $1600-1800psf. You can walk every inch of jurong n u won't find a 400sqft or 500sqft one bedder selling at $1 million n above, that speaks a lot of the uncertain upside potential of your unit.
Really, how greats? 5% per year, for the past 6 to 7 years, while neighboring projects are enjoying 10%?
If you want to compare, please pick a good and decent project lah. MK88 and then Waterford next to buddhist temple? I am not even sure you are living in Singapore.
Regulators
01-07-13, 21:04
I pick m88 only because you can afford nothing more than a dog box below $1 million. Between a dog box in district 9 n a dog box in jurong, anyone with a sane mind would go for the former prices being the same.
Really, how greats? 5% per year, for the past 6 to 7 years, while neighboring projects are enjoying 10%?
If you want to compare, please pick a good and decent project lah. MK88 and then Waterford next to buddhist temple? I am not even sure you are living in Singapore.
I pick m88 only because you can afford nothing more than a dog box below $1 million. Between a dog box in district 9 n a dog box in jurong, anyone with a sane mind would go for the former prices being the same.
You pick MK88 is because you are desperate and have no clue about what you are talking. It has got nothing to do with me.
And please, rental income is NOT PROFIT if you still have a mortgage. Get this basic FACT right before sprouting further nonsense.
Buy 1 bedder MK88 can make $290K PROFIT before J Gateway owner collect their keys? 10% ROI per year?
:doh:
Regulators
01-07-13, 21:45
Huh, did i hear wrongly??? You are the one sprouting nonsense. When people sell their property, they do a spreadsheet to calculate total gain in four years from rental income n capital gain. Although rental income is taxable n not capital gain, a gain is still a gain whichever way u put it. You are picking on these nitty gritty issues because you have been cornered n you can't prove that your j gateway investment would do better than m88 bought now at today's price. Hypothetically, even if m88 has zero capital growth, the m88 buyer would still be miles ahead of u through his rental earnings. While people are collecting rental, u are there paying interest on something that can't generate income for four years, ask urself who is the smarter investor. Investors profit from new developments when they buy at the low n right price like caspian, centris, lakeshore etc, but not when they are paying j gateway type of pricing. Caspian n centris were sold lower than many west projects at that time but j gateway is sold $500-700psf higher existing projects in jurong now, very different from the time centrist n Caspian buyers entered the mkt. I think u are still in dream land n you should really wake up :doh:
You pick MK88 is because you are desperate and have no clue about what you are talking. It has got nothing to do with me.
And please, rental income is NOT PROFIT if you still have a mortgage. Get this basic FACT right before sprouting further nonsense.
Huh, did i hear wrongly??? You are the one sprouting nonsense. When people sell their property, they do a spreadsheet to calculate total gain in four years from rental income n capital gain. Although rental income is taxable n not capital gain, a gain is still a gain whichever way u put it. You are picking on these nitty gritty issues because you have been cornered n you can't prove that your j gateway investment would do better than m88 bought now at today's price. Hypothetically, even if m88 has zero capital growth, the m88 buyer would still be miles ahead of u through his rental earnings. While people are collecting rental, u are there paying interest on something that can't generate income for four years, ask urself who is the smarter investor. Investors profit from new developments when they buy at the low n right price like caspian, centris, lakeshore etc, but not when they are paying j gateway type of pricing. Caspian n centris were sold lower than many west projects at that time but j gateway is sold $500-700psf higher existing projects in jurong now, very different from the time centrist n Caspian buyers entered the mkt. I think u are still in dream land n you should really wake up :doh:
please dont try to impress me with all the jargon about spreadsheet etc.
If you want to impress, then please show us how you could generate $290K of PROFIT from buying a 1 bedder MK88 for rental in 4 years.
Yes, show us your spreadsheet.
please dont try to impress me with all the jargon about spreadsheet etc.
If you want to impress, then please show us how you could generate $290K of PROFIT from buying a 1 bedder MK88 for rental in 4 years.
Yes, show us your spreadsheet.
May I request, if you could do a comparison of the 2 different property investment in a spread sheet for the easy understanding. And best including the timeline. Start with 2013 until 2018 or further to 2023.
I am also quite keen to make some investment but not very sure what is the best option.
May I request, if you could do a comparison of the 2 different property investment in a spread sheet for the easy understanding. And best including the timeline. Start with 2013 until 2018 or further to 2023.
I am also quite keen to make some investment but not very sure what is the best option.
depends on individual financial circumstances and objective of purchase.
Pros for buying new
a) progressive payment (good for those who are on tight budget)
b) Buy time to escape SSD
c) No additional income or property tax for BUC property
d) Apartment is brand new, like buying new car vs used car
e) Freebies/rebate from development (if any)
f) Get to choose your preferred unit
g) no reno, agent, tenant, repairs headache when BUC. At least not untill TOP.
Pros for buying resale
a) What you see is what you get
b) Instant rental income if buying for investment, or get to stay
Regulators
02-07-13, 01:17
you are asking the wrong guy. He will use Caspian trend to chart the performance of j gateway from 2013 onwards. Caspian is one of those rare cases when the developer undersold during the crisis period. If you are seriously looking for a 500+sqft one bedder to invest in district 9, those you see in the advertisement now for Mackenzie 88 would be the last you would see of a one bedder of that size selling at $8xxk. As to why there is an upward pressure for price movement, always see how the neighbouring projects are performing as an indicator and support. For j gateway, it is selling at historical high and other projects are looking at j gateway for support and upward movement in price and j gateway has got nothing to back its upward price movement apart from some lunics shouting JLD here all day and hailing that as the holy grail to a two-fold increase in price for j gateway few years down the road (like caspian or centris). I won't like to live in a place like MK88, but from a pure investment point of view, it makes more sense buying that than j gateway. Never buy at historical high and hope for a new high which is unknown territory.
Also forgot to add one more thing, MK88 has no track noise and you can definitely enjoy a quiet rest in your bedroom. :D
May I request, if you could do a comparison of the 2 different property investment in a spread sheet for the easy understanding. And best including the timeline. Start with 2013 until 2018 or further to 2023.
I am also quite keen to make some investment but not very sure what is the best option.
I think both R33 and regulator has a point.
M88 no doubt can collect rental first but im not sure about how quickly can they find people to rent it out. Generally I dont feel safe there really. I must admit its quiet but walking at night from parklane or mrt or from opposite the verge...the Bangladeshs will always be there because its their 'town' must visit place for groceries and picnic unless the whole little india were to shift. I don't think I want to buy or even rent there.
J gateway is definitely very pricey compared to other projects toward the west.
they say buona vista is supposed to be expensive than clementi and clementi supposed to be expensive than the ulu jurong. I must admit the potential is very high. but how high? 2000psf? there is no space nearby to launch new condo so j gateway can never be a price follower. it can only expect growth from its amenities accessibility and offices.
Again i imagine myself looking for a place to rent if I work in one of the office. I would choose hdb. cheaper or buy hdb. I still get all the goodies.
they always calculate rental yield 4% 3% but really can rent out meh?
to be fair
if m88 can grow to 1M due to nearby projects, why cant j gateway?
if my workplace is right in the middle of m88 and j gateway, and if I my company give me free accommodation between the 2, honestly I prefer j gateway. amenities and safe environment wins all. therefore I feel j gateway will attract more rental. when there is demand on rental, I don't see j gateway owners not increasing their rent and I don't see their 1650psf stagnant there.
How about a comparison between m88 and j gateway in 10 years instead.
can try factor in j gateway rental and potential capital appreciation based you guys expertise.
mackenzie 88 capital appreciation low??? What rubbish are you sprouting? M88 has gone up by $600-800psf and you call that low? As mentioned, anyone purchasing a one bedder at m88 now would be faring much better than ur tiny dog box in j gateway coz by the time u collect the keys to ur dog box, the m88 new owner would already have earned rental income of $3000 x 48 = $144000. That is just the side dish. From now till j gateway TOP, there will be another spike in price for all condos in singapore as goonies like you would have helped the general property market move up a notch. When m88 increases by another $300psf before you get the keys to your dog box, the m88 owner would have cashed out with $144k + $150k = $294k gross while goonies like u will still be dreaming about ur set of keys to the dog box. This is a classic example of what it means by a bird in hand is better than two in the bush.
please focus on the real stuffs and stop all the other small talks.
Please show us me your excel spreadsheet.
$294K profit from a $780K property in the next 4 years, that will mean a yield of 9.4% annually. What stuffs are you smoking?
As for MK88, yes the capital appreciation has been pathetic and so it its rental as compared to properties in ulu jurong. And there is nothing you could do to change the history
And btw, the Waterford Residence which you highly recommended, someone just sold a unit at a loss
http://img844.imageshack.us/img844/7977/s0x6.jpg
While you are at it, I am just wondering why you are not trading your 17 years old Leasehold 99 property in corner of bukit batok, with no nearby mrt, for a unit at MK88?
Honestly, when one looks at the high psf of the new launches, his first response would be "rather go for the resale market". When he really searches the resale market for a while, he will probably change his mind in an angry mood.
1. There are very few good resale units in the market.You must have to view a lot of units before you find a good deal. So, you must have time, and you must have patience.
2. Most resale owners are even more greedy than the developers. Their funny asking price will make you mad.
3 The agents for resale units seem to be more "arrogant" than those for new launches.
4. For new launches, at least you will see the nice show room. For some resale units, you will swear you will never look at this project again after you view a unit.
Honestly, when one looks at the high psf of the new launches, his first response would be "rather go for the resale market". When he really searches the resale market for a while, he will probably change his mind in an angry mood.
1. There are very few good resale units in the market.You must have to view a lot of units before you find a good deal. So, you must have time, and you must have patience.
2. Most resale owners are even more greedy than the developers. Their funny asking price will make you mad.
3 The agents for resale units seem to be more "arrogant" than those for new launches.
4. For new launches, at least you will see the nice show room. For some resale units, you will swear you will never look at this project again after you view a unit.
the number of units on resale have dropped putting the sell side in an advantageous position.
there are cheaper options, varying from pasir panjang to buona vista to river valley - 1/2 BRs, Freehold going at $1500-$1700psf.
according to personal preferences, all these definitely offer a better QOL
Regulators
02-07-13, 12:29
With this 17yr old 3 bedder leasehold, my rental yield is 5.4% since 2010 n cap appreciation is 20% a year for the past two years. Will probably sell when i reach my profit target, you should have listened to me back in 2010 when i opened a thread to advise people to buy hor. What a pity $800k now can only get u a dog box
While you are at it, I am just wondering why you are not trading your 17 years old Leasehold 99 property in corner of bukit batok, with no nearby mrt, for a unit at MK88?
Regulators
02-07-13, 12:39
Nice showflats n courteous agents ....but pay $500-700psf higher than surrounding resale projects
Honestly, when one looks at the high psf of the new launches, his first response would be "rather go for the resale market". When he really searches the resale market for a while, he will probably change his mind in an angry mood.
1. There are very few good resale units in the market.You must have to view a lot of units before you find a good deal. So, you must have time, and you must have patience.
2. Most resale owners are even more greedy than the developers. Their funny asking price will make you mad.
3 The agents for resale units seem to be more "arrogant" than those for new launches.
4. For new launches, at least you will see the nice show room. For some resale units, you will swear you will never look at this project again after you view a unit.
Regulators
02-07-13, 12:49
You must believe a lot in history, why don't you pick a stock that is trending upwards for the past two years n dump all your money in it, hoping it will follow the same trend?? U like studying charts so much you should invest in stocks n not pty :doh:
Maybe people here would be interested to know how your tiny 400sqft dog box at j gateway would perform on TOP. You got projected gain to show us in a graph? :D
please focus on the real stuffs and stop all the other small talks.
Please show us me your excel spreadsheet.
$294K profit from a $780K property in the next 4 years, that will mean a yield of 9.4% annually. What stuffs are you smoking?
As for MK88, yes the capital appreciation has been pathetic and so it its rental as compared to properties in ulu jurong. And there is nothing you could do to change the history
And btw, the Waterford Residence which you highly recommended, someone just sold a unit at a loss
http://img844.imageshack.us/img844/7977/s0x6.jpg
With this 17yr old 3 bedder leasehold, my rental yield is 5.4% since 2010 n cap appreciation is 20% a year for the past two years. Will probably sell when i reach my profit target, you should have listened to me back in 2010 when i opened a thread to advise people to buy hor. What a pity $800k now can only get u a dog box
Hey, what do you keep flip flopping in this forum? For awhile you are recommending that I buy MK88 district 9, FH, near MRT, with crappy rental and capital appreciation, now you are glorifying ulu bukit batok, LH99, 17 years old, no MRT?
Again, please dont count your egg before it hatch. If you havent sell your property, dont count on the profit.
You must believe a lot in history, why don't you pick a stock that is trending upwards for the past two years n dump all your money in it, hoping it will follow the same trend?? U like studying charts so much you should invest in stocks n not pty :doh:
Maybe people here would be interested to know how your tiny 400sqft dog box at j gateway would perform on TOP. You got projected gain to show us in a graph? :D
Please dont get distracted and be focus.
I am still waiting for your spreadsheet to show us how to generate $294,000 PROFIT from buying a MK88 1 bedder in 4 years.
Regulators
02-07-13, 14:51
Lol..who is the one that keeps bringing up regent heights first, u r jealous i am getting more than 5% rental yield n achieving more than 20% capital appreciation per year in the past two years with no mrt beside? As for recommending you to buy regent heights, i wouldn't now coz i know you can't afford :D
Hey, what do you keep flip flopping in this forum? For awhile you are recommending that I buy MK88 district 9, FH, near MRT, with crappy rental and capital appreciation, now you are glorifying ulu bukit batok, LH99, 17 years old, no MRT?
Again, please dont count your egg before it hatch. If you havent sell your property, dont count on the profit.
Isn't it ironic how someone in this thread was all for CCR a year ago and even mentioned how one of his favourites was those around little india mrt?
This is what he was singing about 1 year ago in May/June 2012 :
I like you interpretation. For conservative investors, just pay a little bit more to get a CCR MM or 1 bedder. One of my favorite are those around little india mrt.
I think the idea of investing in CCR is very tempting, however with a $1m budget, what you can get in CCR will be all the left over crumbs, so when there is a over supply in the market, it might be very challenging for you to find tenants.
If you want to play safe, try to get something that is at least 2 bedders instead of a studio or 1 bedder. with 2 bedders you could possible rent to single or someone with a small family.
Nuff said....
Can TS please explain his statements below which was made late last year especially the last part of statement 2:
1) I agree that resale property will be affected, BUT only to those which offer lousy rental yield. I believe that property with yield of say >4% will be on the radar for investors affected by the new CM.
2) New launches might not be affected for NOW, but the tsunami will come in 3 years time when the full loans kicks in. Perhaps that will be the best time to pick up real firesale? in 2016?
Whilst you are at it, can you also reconcile the statements below especially the part in bold below
dont waste time lah. If you want to buy, dont just buy CCR, buy central region if you are looking for older projects, which has lesser restriction.
uncompleted properties are very dependent on the projects which developers are launching, this is especially volatile in CCR region because psf price could range from >4000psf to <1500psf.
A better indicator will be the completed project because it takes into account the average involving the full spectrum of property segment within the region.
And yes, CCR should be the hot sector in 2013 due to the narrowing gap between CCR and OCR property
Lol..who is the one that keeps bringing up regent heights first, u r jealous i am getting more than 5% rental yield n achieving more than 20% capital appreciation per year in the past two years with no mrt beside? As for recommending you to buy regent heights, i wouldn't now coz i know you can't afford :D
It interesting that you are crediting your own investment while criticizing other LH projects in Jurong Area. And at the same time keep bragging about MK88 when we all know that is perhaps the lousiest 1 bedder project in the whole of district 9, where its rental is almost on par with ulu Jurong condo call Caspian, which is the only project in Jurong that has got a MM 1 bedder.
But then again, we should always give you the benefit of doubt, hence can you please show us your "investor spreadsheet" to teach us how to generate $294,000 PROFIT in 4 years by investing in a $780K 1 bedder unit at MK88.
Yes, spreadsheet
Isn't it ironic how someone in this thread was all for CCR a year ago and even mentioned how one of his favourites was those around little india mrt?
This is what he was singing about 1 year ago in May/June 2012 :
Nuff said....
MK88 is not the only development around LITTLE INDIA.
A Little Knowledge is Dangerous, so please THINK before you post.
Can TS please explain his statements below which was made late last year especially the last part of statement 2:
Whilst you are at it, can you also reconcile the statements below especially the part in bold below
please read my signature.
Regulators
02-07-13, 17:46
If you can't read simple English, go back to school. Did i say $294k nett? Did i say invest in $780k one bedder at mk88??
Face it, you are just jealous i am making money from my LH pty in district 23 n u havent. :D
It interesting that you are crediting your own investment while criticizing other LH projects in Jurong Area. And at the same time keep bragging about MK88 when we all know that is perhaps the lousiest 1 bedder project in the whole of district 9, where its rental is almost on par with ulu Jurong condo call Caspian, which is the only project in Jurong that has got a MM 1 bedder.
But then again, we should always give you the benefit of doubt, hence can you please show us your "investor spreadsheet" to teach us how to generate $294,000 PROFIT in 4 years by investing in a $780K 1 bedder unit at MK88.
Yes, spreadsheet
If you can't read simple English, go back to school. Did i say $294k nett? Did i say invest in $780k one bedder at mk88??
Face it, you are just jealous i am making money from my LH pty in district 23 n u havent. :D
This is what you wrote and I didnt say anything about nett or gross either. Are you panicking or what? how come suddenly not so bullish about your big profit projection.
Anyway, just show us your spreadsheet. Nett or gross doesnt matter as long as you can CASH OUT $294,000 in 4 years.
mackenzie 88 capital appreciation low??? What rubbish are you sprouting? M88 has gone up by $600-800psf and you call that low? As mentioned, anyone purchasing a one bedder at m88 now would be faring much better than ur tiny dog box in j gateway coz by the time u collect the keys to ur dog box, the m88 new owner would already have earned rental income of $3000 x 48 = $144000. That is just the side dish. From now till j gateway TOP, there will be another spike in price for all condos in singapore as goonies like you would have helped the general property market move up a notch. When m88 increases by another $300psf before you get the keys to your dog box, the m88 owner would have cashed out with $144k + $150k = $294k gross while goonies like u will still be dreaming about ur set of keys to the dog box. This is a classic example of what it means by a bird in hand is better than two in the bush.
We are all still waiting for you to explain your statement (2) below since it is relevant to title of the thread.
Can you let readers here know what is your view on buyers of new launches. What/who are the the 'Tsunami' and 'firesales' directed at?
1) I agree that resale property will be affected, BUT only to those which offer lousy rental yield. I believe that property with yield of say >4% will be on the radar for investors affected by the new CM.
2) New launches might not be affected for NOW, but the tsunami will come in 3 years time when the full loans kicks in. Perhaps that will be the best time to pick up real firesale? in 2016?
Regulators
02-07-13, 18:05
Actually hor, based on past transaction of neighboring project for 500sqft plus one bedder the estimate should be $3xxk cash return n not $294k. Parc emily one bedder transacting at $1100000 now so i take this to be mk88 selling price four years later for similar sized unit. Factor in $3k a month rental for 4 years brings the gross to $39xk before factoring in expenses. After outgoings of interest n maintenance etc, cash returns is more than $300k.
There is strong backing for transacted px in the area to support my projection , u have any transacted px history in jurong to back ur 400sqft dog box reaching $1 million n above?? Lol
This is what you wrote and I didnt say anything about nett or gross either. Are you panicking or what? how come suddenly not so bullish about your big profit projection.
Anyway, just show us your spreadsheet. Nett or gross doesnt matter as long as you can CASH OUT $294,000 in 4 years.
Actually hor, based on past transaction of neighboring project for 500sqft plus one bedder the estimate should be $3xxk cash return n not $294k. Parc emily one bedder transacting at $1100000 now so i take this to be mk88 selling price four years later for similar sized unit. Factor in $3k a month rental for 4 years brings the gross to $39xk before factoring in expenses. After outgoings of interest n maintenance etc, cash returns is more than $300k.
There is strong backing for transacted px in the area to support my projection , u have any transacted px history in jurong to back ur 400sqft dog box reaching $1 million n above?? Lol
As I said before for the sake of parc emily owner, please dont compare MK88 to Parc Emily. Parc Emily has got 50m lap pool, kids pool, playground, full size gym, sauna, tennis court, pool side BBQ Pit, located right next to Mount Emily Park, away from busy bukit timah and rochor road. , and they even got more than enough parking for owner who wish to own 3 cars. Plus Parc Emily is located INSIDE CBD, unlike MK88, who is on the outside of CBD, and with the 1 way Mackenzie road, every time you need to drive to city, you have to make one big loop and pay ERP again.
I hope you see the different, or else some Tekka market HDB owner will start comparing their property to MK88.
So where is your spreadsheet to show us how to cash out $294,000 from investing in MK88?
Regulators
02-07-13, 18:26
I m not comparing parc emily to mk88, i am using PE pricing now to project m88 pricing 4 years later. Just admit it, u have made a lousy choice buying ur jurong dog box :doh:
As I said before for the sake of parc emily owner, please dont compare MK88 to Parc Emily. Parc Emily has got 50m lap pool, kids pool, playground, full size gym, sauna, tennis court, pool side BBQ Pit, located right next to Mount Emily Park, away from busy bukit timah and rochor road. , and they even got more than enough parking for owner who wish to own 3 cars. Plus Parc Emily is located INSIDE CBD, unlike MK88, who is on the outside of CBD, and with the 1 way Mackenzie road, every time you need to drive to city, you have to make one big loop and pay ERP again.
I hope you see the different, or else some Tekka market HDB owner will start comparing their property to MK88.
So where is your spreadsheet to show us how to cash out $294,000 from investing in MK88?
I m not comparing parc emily to mk88, i am using PE pricing now to project m88 pricing 4 years later. Just admit it, u have made a lousy choice buying ur jurong dog box :doh:
You are using PE pricing to project MK88 pricing? Get a life lah.
Are you also going to tell us that if you buy an apartment next to a supermodel, in no time you will also become handsome like super model?
Regulators
02-07-13, 18:47
I am making a reasonable projection coz PE would have moved up in price four years from now. What have you projected for your 400sqft j gateway so far rather than just screaming JLD every other day in this forum?? You got no 400sqft unit in jurong selling at $1 million so you got nothing to project right?? You like looking at evidence so show us evidence if there is a neighbouring condo selling their 400sqft one bedder at $1million
You are using PE pricing to project MK88 pricing? Get a life lah.
Are you also going to tell us that if you buy an apartment next to a supermodel, in no time you will also become handsome like super model?
I am making a reasonable projection coz PE would have moved up in price four years from now. What have you projected for your 400sqft j gateway so far rather than just screaming JLD every other day in this forum?? You got no 400sqft unit in jurong selling at $1 million so you got nothing to project right?? You like looking at evidence so show us evidence if there is a neighbouring condo selling their 400sqft one bedder at $1million
Please get your facts right, that this no such thing as 400sqft unit at J Gateway, the smallest unit is 474sqft, so I am not sure what crap you talking about.
And again, please stop comparing MK88 to PE, its a totally different product.
Again, where is your spreadsheet?
Regulators
02-07-13, 19:21
My projection increase to $3xxk liao , think you are outdated.
400 or 475sqft no difference to me still a dog box. Where is your projection ah??? Any past transaction nearby to support your price increase to $1 million. Otherwise please admit defeat :D
Please get your facts right, that this no such thing as 400sqft unit at J Gateway, the smallest unit is 474sqft, so I am not sure what crap you talking about.
And again, please stop comparing MK88 to PE, its a totally different product.
Again, where is your spreadsheet?
I am making a reasonable projection coz PE would have moved up in price four years from now. What have you projected for your 400sqft j gateway so far rather than just screaming JLD every other day in this forum?? You got no 400sqft unit in jurong selling at $1 million so you got nothing to project right?? You like looking at evidence so show us evidence if there is a neighbouring condo selling their 400sqft one bedder at $1million
Previously, I was wondering whether you are right or Ringo is right. now I know you are wrong.
Parc Emily is older than M88 yet it sells much higher. Buyers are not stupid to ignore it. There must be a reason. I am not familiar with the area. But I know if today M88 is cheaper than Parc Emily, it will be always cheaper.
Besides, you can project M88 to future, why not J_gateway be projected in a similar way? furthermore, M88 will encounter more competition than J-gateway.
J gateway will spearhead i ln terms of price.. Coz there is no other nearby residential projects. Any nearby development will only increase its price.
Frankly, regulator is right on the first 4 years becoz rental is collected.. But ringo maybe right after 4 years becoz I can imagine the future potential when all the offices are ready and lakeside are formed.
ehhh, u all not tired ah?
ehhh, u all not tired ah?
actually hor...quite interesting.! Lots of info/view given from them.
Please do not stop there!
Previously, I was wondering whether you are right or Ringo is right. now I know you are wrong.
Parc Emily is older than M88 yet it sells much higher. Buyers are not stupid to ignore it. There must be a reason. I am not familiar with the area. But I know if today M88 is cheaper than Parc Emily, it will be always cheaper.
Besides, you can project M88 to future, why not J_gateway be projected in a similar way? furthermore, M88 will encounter more competition than J-gateway.
Go there n take a look, you will understand why Parc E is selling higher than M88. (especially on Fri/sat nite)
Regulators
02-07-13, 21:14
Huh?? Did i say mk88 will overtake parc emily in pricing?? I project mk88 based on past transacted price of pty in the same area, j gateway is selling at the highest in jurong at unheard of pxs in the area so nothing to project n nothing to support that px increase.
Previously, I was wondering whether you are right or Ringo is right. now I know you are wrong.
Parc Emily is older than M88 yet it sells much higher. Buyers are not stupid to ignore it. There must be a reason. I am not familiar with the area. But I know if today M88 is cheaper than Parc Emily, it will be always cheaper.
Besides, you can project M88 to future, why not J_gateway be projected in a similar way? furthermore, M88 will encounter more competition than J-gateway.
if the rationale to buy a unit from plan is lower commitment in the beginning, then i dont he/she should buy.
Office Boy can share a closely guarded secret with you all since you all argue until this time of the day (ie cows come home and sleep already).
Theory of Price Elasticity in Property Investment
For new launches, prices are elastic upwards and inelastic downwards.
For completed developments, prices are elastic upwards based on its historical prices and inelastic based on the development's surrounding developments.
For J Gateway, everyone bought at the same price, mostly people won't want to sell at a loss one. This theory, I think you all all can understand right?
For Little India, if you buy now there will always other owners who can sell lower than you and yet make a profit. The only exception is when the M88 is trading at unusually steep discount due to Black Swan seller ... But these sellers are hard to find.
Personally I don't see much potential in M88 area ... Viewed a few units there before ... Looks sad ...
Just my humble Office Boy opinion.
Office Boy can share a closely guarded secret with you all since you all argue until this time of the day (ie cows come home and sleep already).
Theory of Price Elasticity in Property Investment
For new launches, prices are elastic upwards and inelastic downwards.
For completed developments, prices are elastic upwards based on its historical prices and inelastic based on the development's surrounding developments.
For J Gateway, everyone bought at the same price, mostly people won't want to sell at a loss one. This theory, I think you all all can understand right?
For Little India, if you buy now there will always other owners who can sell lower than you and yet make a profit. The only exception is when the M88 is trading at unusually steep discount due to Black Swan seller ... But these sellers are hard to find.
.
Agree on this only if there is no recession or spike up in interest rates... If interest rate increases, landlord will not be ale to pass on the cost to tenants if high vacancy levels still persist in Singapore when J Gateway TOPs
With the penalty of selling before 4 years, what do you think owners will do for new developments? Buildings under construction have another advantage because loan is dispensed in stages. By then much of the fanfare will be in steady stead. Human beings are impressed by when they can see. What do you think? Of course it will be a different state of mind for investors wanting instant returns.
So there is no right and wrong. It's just who you are at this moment and what you value more.
With the penalty of selling before 4 years, what do you think owners will do for new developments? Buildings under construction have another advantage because loan is dispensed in stages. By then much of the fanfare will be in steady stead. Human beings are impressed by when they can see. What do you think? Of course it will be a different state of mind for investors wanting instant returns.
So there is no right and wrong. It's just who you are at this moment and what you value more.
But then again, if someone can show you how to make $294,000 profit in 4 years by buying a 1 bedder apartment at MK88 for around 800k, you wont consider? Siao boh?
9% capital gain every year for the next 4 years, where to find?
But then again, if someone can show you how to make $294,000 profit in 4 years by buying a 1 bedder apartment at MK88 for around 800k, you wont consider? Siao boh?
9% capital gain every year for the next 4 years, where to find?
It only applies if the person has another home to live in and that he can afford the hefty upfront money (in the current situation) to purchase a unit.
But then again, if someone can show you how to make $294,000 profit in 4 years by buying a 1 bedder apartment at MK88 for around 800k, you wont consider? Siao boh?
9% capital gain every year for the next 4 years, where to find?
The trick here is the selling price!
If we now have an OTP dated 4 years later for that price, then confirm, chop, sign, buy!
DKSG
Regulators
03-07-13, 19:47
Always remember that a bird in hand is better than two in the bush...and never buy a project in an area at historically high prices no matter what the surrounding development is :tsk-tsk:
The trick here is the selling price!
If we now have an OTP dated 4 years later for that price, then confirm, chop, sign, buy!
DKSG
Regulators
04-07-13, 00:48
MKZ preview, indicative price for a 4xxsqft unit at past $1 million. Some ardent J gateway supporter will see his opportunity to buy D9 at below $1 million fly by soon. If J gateway doing better than Mackenzie area, why would the developer want to sell the 4xxsqft MKZ unit at past $1 million n a 474sqft J gateway at only $800k? :D
http://www.propertyguru.com.sg/listing/7730440/for-sale-the-mkz
Currently, Parc emily and sophia residence are the only 2 larger development with full condo facilities in mount sophia area, most of the rest of the development are on sitting on small parcel of land in a rather cramp and crowded envirnment, due to the building height restriction. For capital gains, Condo. with larger land size , like Parc Emily does better comparatively. For rental return, those new, small apartment-like development will give better yield. Mount Sophia is an interesting D9 location. However, the plot ratio there is rather high, together with its hilly site conditions and strict building height control, good quality, airy and spacious development is not easy to find. Most development there are sunken and are facing huge retaining walls. I heard one of the newest development there has a floor to floor height of 2900mm. There must be a reason for this area to remain the cheapest in D9.
MKZ preview, indicative price for a 4xxsqft unit at past $1 million. Some ardent J gateway supporter will see his opportunity to buy D9 at below $1 million fly by soon. If J gateway doing better than Mackenzie area, why would the developer want to sell the 4xxsqft MKZ unit at past $1 million n a 474sqft J gateway at only $800k? :D
http://www.propertyguru.com.sg/listing/7730440/for-sale-the-mkz
Firstly, you must either be extremely desperate or naive to keep repeatedly using agent indicative price on propertyguru as example.
2ndly, if your argument is that MKZ at $1m is a good buy, perhap you might want to explain why MK88, which is a stone throw away from MKZ, and nearer to MRT is still selling below $1700 psf, with rents that is on par with Caspian in Ulu Jurong.
Lastly, could be show us your spreadsheet about how to make $290,000 from buying a 1 bedder unit at MK88 and holding it for 4 years.
Regulators
04-07-13, 12:45
Why dont you walk into the showflat at launch for mkz n ask for anything cheaper than $900k n see who will entertain you. To me m88, 138 n mkt are all within the same street, just a matter of time 88 n 138 pricing get adjusted upwards. Small apartments offer lower density n the share value of that valuable freehold land per unit is higher. U r trying desperately to prove that ur Gordon max is a unpolished natural diamond.
As for your spreadsheet, the projection is $300k+ n no longer $290k.
Firstly, you must either be extremely desperate or naive to keep repeatedly using agent indicative price on propertyguru as example.
2ndly, if your argument is that MKZ at $1m is a good buy, perhap you might want to explain why MK88, which is a stone throw away from MKZ, and nearer to MRT is still selling below $1700 psf, with rents that is on par with Caspian in Ulu Jurong.
Lastly, could be show us your spreadsheet about how to make $290,000 from buying a 1 bedder unit at MK88 and holding it for 4 years.
Regulators
04-07-13, 12:51
Transacted price today offers buying opportunity for the discerning. Will this anomaly in pricing be prolonged for the next few years? Think about it.
Currently, Parc emily and sophia residence are the only 2 larger development with full condo facilities in mount sophia area, most of the rest of the development are on sitting on small parcel of land in a rather cramp and crowded envirnment, due to the building height restriction. For capital gains, Condo. with larger land size , like Parc Emily does better comparatively. For rental return, those new, small apartment-like development will give better yield. Mount Sophia is an interesting D9 location. However, the plot ratio there is rather high, together with its hilly site conditions and strict building height control, good quality, airy and spacious development is not easy to find. Most development there are sunken and are facing huge retaining walls. I heard one of the newest development there has a floor to floor height of 2900mm. There must be a reason for this area to remain the cheapest in D9.
Regulators
04-07-13, 13:25
Btw i am just clowning with you this forum for entertainment, nothing to be desperate, think you should be more desperate. :D
Firstly, you must either be extremely desperate or naive to keep repeatedly using agent indicative price on propertyguru as example.
2ndly, if your argument is that MKZ at $1m is a good buy, perhap you might want to explain why MK88, which is a stone throw away from MKZ, and nearer to MRT is still selling below $1700 psf, with rents that is on par with Caspian in Ulu Jurong.
Lastly, could be show us your spreadsheet about how to make $290,000 from buying a 1 bedder unit at MK88 and holding it for 4 years.
Why dont you walk into the showflat at launch for mkz n ask for anything cheaper than $900k n see who will entertain you. To me m88, 138 n mkt are all within the same street, just a matter of time 88 n 138 pricing get adjusted upwards. Small apartments offer lower density n the share value of that valuable freehold land per unit is higher. U r trying desperately to prove that ur Gordon max is a unpolished natural diamond.
As for your spreadsheet, the projection is $300k+ n no longer $290k.
You can claim whatever numbers you want, as long as you cant produce a simple spreadsheet explaining how you derive those numbers, no one is going to believe you.
Btw i am just clowning with you this forum for entertainment, nothing to be desperate, think you should be more desperate. :D
Nothing beats this one.
Looks who talking about being desperate...
Pretty much sum up the type of person you are...give yourself a hug and say good job!!
OMG did Regulators just voted for himself? :doh:
Perhaps the same way he is giving all the 5 stars rating for Regent Heights, while giving 1 star rating for J Gateway.
http://img6.imageshack.us/img6/7177/z6wt.png
Regulators
04-07-13, 15:51
LOL...already tell you purchase price $850k and projected selling price $1.1 million in four years and rental at $3k for 4 years, you factor in mortgage interest, maintenance, stamp duty and legal fees etc for 4 years you tell me whether got more than $300k or not lor. simple maths also don't know, keep asking people to show you spreadsheet :sleep: :sleep: :sleep:
You can claim whatever numbers you want, as long as you cant produce a simple spreadsheet explaining how you derive those numbers, no one is going to believe you.
Regulators
04-07-13, 16:00
LOL i make money from my properties and give good investment advices in the forum of course i give myself a pat on the back. I put my money where my mouth is and prove with actions, what have you made so far? Apart from screaming JLD every other day, maybe you can project what your dog box will sell for in 4 years time. :D
Here is the link for your projection: http://forums.condosingapore.com/showthread.php?t=18175
Nothing beats this one.
Looks who talking about being desperate...
Pretty much sum up the type of person you are...give yourself a hug and say good job!!
LOL...already tell you purchase price $850k and projected selling price $1.1 million in four years and rental at $3k for 4 years, you factor in mortgage interest, maintenance, stamp duty and legal fees etc for 4 years you tell me whether got more than $300k or not lor. simple maths also don't know, keep asking people to show you spreadsheet :sleep: :sleep: :sleep:
We shall see what the transaction PSF will be next year.
2013 - $1700psf
2014 - $1825psf
2015 - $1950psf
2016 - $2075psf
2017 - $2200psf
LOL i make money from my properties and give good investment advices in the forum of course i give myself a pat on the back. I put my money where my mouth is and prove with actions, what have you made so far? Apart from screaming JLD every other day, maybe you can project what your dog box will sell for in 4 years time. :D
Here is the link for your projection: http://forums.condosingapore.com/showthread.php?t=18175
forum is not exactly a place for you to brag about how smart you are or what much money you made.
For someone who give his on rating, someone who doesnt even know what is progressive payment for buying new launch and someone who could not explain logically about how he could suddenly double the rate of capital appreciation for MK88 logically is as good as fortune teller along little india.
Dont believe? go ask the a parrot what property to buy loh.
Regulators
06-07-13, 08:18
It is pointless debating with someone who has never made a cent from pte pty, lives in an hdb flat n knows nothing more than blaring the horn at JLD day in day out. Just continue dreaming n wait for your tiny dog box to increase in value 100% like ur Caspian.
forum is not exactly a place for you to brag about how smart you are or what much money you made.
For someone who give his on rating, someone who doesnt even know what is progressive payment for buying new launch and someone who could not explain logically about how he could suddenly double the rate of capital appreciation for MK88 logically is as good as fortune teller along little india.
Dont believe? go ask the a parrot what property to buy loh.
It is pointless debating with someone who has never made a cent from pte pty, lives in an hdb flat n knows nothing more than blaring the horn at JLD day in day out. Just continue dreaming n wait for your tiny dog box to increase in value 100% like ur Caspian.
You are so gullible. I guess I should say I am a Man of Steel, so that you can joke about my underwear. :)
I find it strange for you all to argue about 2 very different properties in 2 different areas about the rate of price increase ...
The simple answer is ... No Answer!!
These 2 cannot be compared apple to apple ...
I hope both of you can accept this fact ...
DKSG
I find it strange for you all to argue about 2 very different properties in 2 different areas about the rate of price increase ...
The simple answer is ... No Answer!!
These 2 cannot be compared apple to apple ...
I hope both of you can accept this fact ...
DKSG
This thread was started to prevent J Gateway thread from becoming a pointless and nonsensical discussion about J Gateway vs MK88 because Regulators is giving "INVESTMENT ADVISE" that MK88 is better investment cmpared to J Gateway. And we are asking him to tell us why.
As for why MK88, you need to ask property investment guru Regulators.
since u want to compare j gateway and m88, i am comparing it for you to see whether buying j gateway now or m88 is smarter. As illustrated, if the m88 investor puts 20% down on his property now and rents it out immediately, he would be earning $294k in profit conservatively 4 years later when j gateway TOPs. As you have also put 20% down on your j gateway dog box at the same time that yields no income, u will be banking on ur 400sqft dog box moving up in price from $800k to $1.09 million just to earn that $294k profit. Do you even think you can achieve that price? I can tell you based on the current rental statistics in jurong, only an idiot would pay $1.09 million for your unit when rental is less than $3k. If you expect rental for your tiny unit to shoot up in rental to $4k to justify ur selling price of more than $1 million, I think you can seriously dream on.
I think within 10 years, J Gateway buyers will be crying.........
This thread was started to prevent J Gateway thread from becoming a pointless and nonsensical discussion about J Gateway vs MK88 because Regulators is giving "INVESTMENT ADVISE" that MK88 is better investment cmpared to J Gateway. And we are asking him to tell us why.
As for why MK88, you need to ask property investment guru Regulators.
I think within 10 years, J Gateway buyers will be crying.........
You mean like those who bought Bishan 8 18 years ago?
They have been crying for years after years ... Until recently smile again ...
In Sg property market, the local saying goes : wait long will get ...
DKSG
I think within 10 years, J Gateway buyers will be crying.........
By then J Gateway residences will be over looking Jurong lake district with a new theme parks and fireworks will tears of joy flowing down their cheeks.
By then J Gateway residences will be over looking Jurong lake district with a new theme parks and fireworks will tears of joy flowing down their cheeks.
My projection for J Gateway is that prices will remain flat in the next 5 years as other areas play catch up. This catch up will be all the way from Jurong to Pasir Ris ...
Jurong at $1,600-$1,800 has a lot of implications for PCs in Clementi, BV, Queenstown, Ang Shua, Lower Delta, River Valley.
Until you see Cosmopolitan selling at $3,500, I think upside in J Gateway is limited to 5-10% in the next 5 years. Citeris paribus.
But that's just an Office Boy's thoughts ...
DKSG
My projection for J Gateway is that prices will remain flat in the next 5 years as other areas play catch up. This catch up will be all the way from Jurong to Pasir Ris ...
Jurong at $1,600-$1,800 has a lot of implications for PCs in Clementi, BV, Queenstown, Ang Shua, Lower Delta, River Valley.
Until you see Cosmopolitan selling at $3,500, I think upside in J Gateway is limited to 5-10% in the next 5 years. Citeris paribus.
But that's just an Office Boy's thoughts ...
DKSG
My exact sentiments.
RCR will have more upside.
My exact sentiments.
RCR will have more upside.
Just a tip for those hardworking forumers reading this ...
If u find anything that is FH selling for $1,800 or below between Jurong and River Valley ... Dont tu liao ... Just buy ... Even need to use father mother brother sister name ... Just buy ... The wave is coming ...
DKSG
felicia_sg
06-07-13, 12:06
Your statement may need to be corrected to:
"By then J Gateway residences will be over looking Jurong lake district with a new theme parks and fireworks with tears flowing down their cheeks because all those frills cannot make up for the big hole in their pockets & they have to work until they die to pay off their mortgage."
By then J Gateway residences will be over looking Jurong lake district with a new theme parks and fireworks will tears of joy flowing down their cheeks.
Your statement may need to be corrected to:
"By then J Gateway residences will be over looking Jurong lake district with a new theme parks and fireworks with tears flowing down their cheeks because all those frills cannot make up for the big hole in their pockets & they have to work until they die to pay off their mortgage."
Frills?
Those aint frills or eye candy either, these are commercially viable development that has already attracted billions investment dollar from both government and private sector into JLD. What we have seen at J Gateway today is only tip of the iceberg and J Gateway is going to be most iconic residential project within the JLD development.
In Jurong industrial, there are over 3000 MNC companies and these are all brick and mortar businesses employing thousand and thousands of PMETs who needs to commute from all parts of Singapore into Jurong.
As JLD gets more developed, more and more people will starts to think about living west. By then, you would have already missed the boat.
Regulators
06-07-13, 15:21
"Iconic project" pay iconic n out of the world pricing.
I got nothing against JLD seriously, only problem is with ppl using JLD to justify j gateway's absurd pricing, especially agents. :doh:
out of this world price is relative to what you are comparing to.
Compare to JB, everything in Singapore is out of this world.
Compare to HK, everywhere is cheap.
So Regulators, what exactly are you comparing to?
Btw, I remember you were saying J Gateway property is about $500 to 700psf more expensive than surrounding condo. May I know which condos are you referring to?
Look like Bishan8 with owners still crying after more than 10 years.
I think within 10 years, J Gateway buyers will be crying.........
Bishan 8 has no train noise but here can be a big issue given his close proximity.
You mean like those who bought Bishan 8 18 years ago?
They have been crying for years after years ... Until recently smile again ...
In Sg property market, the local saying goes : wait long will get ...
DKSG
Bishan 8 has no train noise but here can be a big issue given his close proximity.
风水轮流转。
Bishan 8 shows that Bishan is losing its shines and some other new RCR/OCR regions rose up.
Ringo will be more likely to win.
I find it strange for you all to argue about 2 very different properties in 2 different areas about the rate of price increase ...
The simple answer is ... No Answer!!
These 2 cannot be compared apple to apple ...
I hope both of you can accept this fact ...
DKSG
actually I oso dunno y the 2 of them can argue for so long over the same thing in different threads! :puke:
Surrounding developments plays a part in capital appreciation. Obviously growth area or steriod injected location will perform better than others.
Condo Kaiser
09-07-13, 19:00
At this point in time ---- Smart investors buy overseas...
At this point in time ---- Smart investors buy overseas...
Smart investors already cashing out their property overseas liao. Now you go in sure kenna slaughtered.
Regulators
09-07-13, 22:53
When you talk about overseas, it is anywhere outside Singapore territory, u mean you know what investors in more than a hundred countries are doing ? :doh:
Smart investors already cashing out their property overseas liao. Now you go in sure kenna slaughtered.
Condo Kaiser
09-07-13, 23:12
When you talk about overseas, it is anywhere outside Singapore territory, u mean you know what investors in more than a hundred countries are doing ? :doh:
Haha I don't want to name countries to look at la... So many possibilities I got no time to think abt Singapore properties... Just stay put and collect rent here...
Once cross borders... the sky's the limit... so many ways for creative financing to maximize your money... while people here still thinking of ABSD BSD SSD all these waste time problems...
When you talk about overseas, it is anywhere outside Singapore territory, u mean you know what investors in more than a hundred countries are doing ? :doh:
If you cant even get your facts right on Singapore property, please try to avoid commenting on overseas property lah.
Dont need to overstretch yourself with 100 countries, because end of the day, there are only short list of countries which are investment grade
1) SE Asia,
2) Canada
3) USA
4) Australia
5) UK
6) Spain
7) Dubai
8) China
9) India
So Mr. Regulators, perhaps I missed out some, care to share?
Regulators
10-07-13, 08:23
I did not comment on overseas investors, u were the one making this ridiculous sweeping statement. It is as if u know what millions of investors are doing around the world. I think u r the one overstretching yourself :doh:
Smart investors already cashing out their property overseas liao. Now you go in sure kenna slaughtered.
I did not comment on overseas investors, u were the one making this ridiculous sweeping statement. It is as if u know what millions of investors are doing around the world. I think u r the one overstretching yourself :doh:
in the context of overseas property investment for Singapore, there are only a short list of countries which Singaporeans usually invest. So there is no need to bring up 100 over countries because majority of these 100 countries are not investment grade for foreigners.
Regulators
10-07-13, 09:28
So smart investors are only Singaporean investors? Why do Singaporean investors need to cash out on their overseas ptys? Those Singaporean millionaire investors who bought into London's Fitzroy place should sell now even before pty built? All Singaporeans who invest overseas ptys should liquidate their investments n buy jurong ptys ?? For $800k u paid for your dog box, can buy two ptys in inner city Melbourne n collect more than 6% rental. If u r only interested in rental yield, u should be looking at countries like Australia n not Singapore so your statement is flawed :doh:
in the context of overseas property investment for Singapore, there are only a short list of countries which Singaporeans usually invest. So there is no need to bring up 100 over countries because majority of these 100 countries are not investment grade for foreigners.
In London, my accountant and estate agent are shaking their heads wondering how Asian investors can pay so much for new launches of London property. They don't think that a decent % rental yield can be achieved at the prices they are paying. Perhaps these investors don't need the rental to pay their mortgage....just parking their $$$ there :(
In London, my accountant and estate agent are shaking their heads wondering how Asian investors can pay so much for new launches of London property. They don't think that a decent % rental yield can be achieved at the prices they are paying. Perhaps these investors don't need the rental to pay their mortgage....just parking their $$$ there :(
if they pay up a huge portion for the property, the rental yield would move up. as long as the yield as better than what they can get locally or parking in a bank, it's a sound move
...
Dont need to overstretch yourself with 100 countries, because end of the day, there are only short list of countries which are investment grade
1) SE Asia,
2) Canada
3) USA
4) Australia
5) UK
6) Spain
7) Dubai
8) China
9) India
So Mr. Regulators, perhaps I missed out some, care to share?
your choices are quite conflicting, eg spain and china.
like Spain property market has been falling since like forever....
china has been increasing since like forever....
so one country rising prices, one country falling prices yet both are investment grade?
SEA is grouping of countries, cambodia, myanmar also investment grade?
so can know what is your criteria for investment grade?
if they pay up a huge portion for the property, the rental yield would move up. as long as the yield as better than what they can get locally or parking in a bank, it's a sound move
For the smaller investor, they can get better yield buying an existing property direct from the market (not BUC). No need those luxurious new launches where the service (maintenance) charges can eat majorly into your returns.
Agree that the yield can be better than what can be got locally or parking in bank. My last UK flat has gross yield 6.5%, mortgage rate 1.5%, LTV 75% (bought before Lehman - interest rates were higher then, that's why I have a good deal on the mortgage - I don't think can get 1.5% currently for UK property).
Condo Kaiser
10-07-13, 10:57
all i can say is smart investors dont look at places normal people look at...
the list Ringo give is decent but still got many other places which are interesting to look at.... safe and good returns...
and yes agree with Hopeful that his "investment grade" is inaccurate.
for example
- investment grade properties in China are not open to foreign ownership.
- spain is under valued but squating is a big issue with alot of developments
and when buying overseas. FX exposure is an equally big profit driver as capital gain or rental yield. so need to look beyond the property itself to understand the cost and benefits.
For the smaller investor, they can get better yield buying an existing property direct from the market (not BUC). No need those luxurious new launches where the service (maintenance) charges can eat majorly into your returns.
Agree that the yield can be better than what can be got locally or parking in bank. My last UK flat has gross yield 6.5%, mortgage rate 1.5%, LTV 75% (bought before Lehman - interest rates were higher then, that's why I have a good deal on the mortgage - I don't think can get 1.5% currently for UK property).
how's the capital gains factoring weakened pound
your choices are quite conflicting, eg spain and china.
like Spain property market has been falling since like forever....
china has been increasing since like forever....
so one country rising prices, one country falling prices yet both are investment grade?
SEA is grouping of countries, cambodia, myanmar also investment grade?
so can know what is your criteria for investment grade?
Spain, like southern France has always been a popular holiday home for Europeans and middle eastern. Even the PRC from China are buying them, you dont know meh?
Spain, like southern France has always been a popular holiday home for Europeans and middle eastern. Even the PRC from China are buying them, you dont know meh?
you see, i am Chicken Little. i see headlines from zerohedge like this
http://www.zerohedge.com/news/2013-04-11/spanish-home-prices-plunge-most-record
my balls shrink buying spain real estate.
then again another headline
http://www.zerohedge.com/news/2012-11-19/spanish-casa-and-residency-es-su-casa-200000
my balls inflate only a little.
for same amount, i can buy second citizenship at one of the caribbean nations. residency versus citizenship, which is more attractive??
you see, i am Chicken Little. i see headlines from zerohedge like this
http://www.zerohedge.com/news/2013-04-11/spanish-home-prices-plunge-most-record
my balls shrink buying spain real estate.
then again another headline
http://www.zerohedge.com/news/2012-11-19/spanish-casa-and-residency-es-su-casa-200000
my balls inflate only a little.
for same amount, i can buy second citizenship at one of the caribbean nations. residency versus citizenship, which is more attractive??
Those are old news. doesnt zerohedge tells you how the spanish property prices going to be 1 to 2 years down the road?
Like in any investment, there is no way to catch the bottom.
Those are old news. doesnt zerohedge tells you how the spanish property prices going to be 1 to 2 years down the road?
Like in any investment, there is no way to catch the bottom.
yes, ZH does tell me.
http://www.zerohedge.com/news/2013-01-28/spanish-housing-market-about-bottom
Actually cqn be resales or new... no straight fomular
walkthetiger
08-08-13, 08:58
Honestly, when one looks at the high psf of the new launches, his first response would be "rather go for the resale market". When he really searches the resale market for a while, he will probably change his mind in an angry mood.
1. There are very few good resale units in the market.You must have to view a lot of units before you find a good deal. So, you must have time, and you must have patience.
2. Most resale owners are even more greedy than the developers. Their funny asking price will make you mad.
3 The agents for resale units seem to be more "arrogant" than those for new launches.
..................
please focus on the real stuffs and stop all the other small talks.
Please show us me your excel spreadsheet.
$294K profit from a $780K property in the next 4 years, that will mean a yield of 9.4% annually. What stuffs are you smoking?
As for MK88, yes the capital appreciation has been pathetic and so it its rental as compared to properties in ulu jurong. And there is nothing you could do to change the history
And btw, the Waterford Residence which you highly recommended, someone just sold a unit at a loss
http://img844.imageshack.us/img844/7977/s0x6.jpg
Waterford? Cannot make it lah. Do dark inside. Pool is so small n the units are either looking at each other or looking at the temple next door. Frankly along kim yian stretch this project cannot make it. In that area I only interested in Martin place or river gate.
Regulators
21-09-13, 23:45
btw just to remind you guys, in july i recommended ringo33 to buy a 500+sqft mk88 unit at $800k+ to be mocked by this clown saying the price of mk88 is stagnant and not moving. let the caveat in that same month in july speak for itself. :D
MACKENZIE 88 MACKENZIE ROAD Apartment 09 CCR Freehold 1 948,000 538 Strata 06 to 10 1,761 Jul-13
btw just to remind you guys, in july i recommended ringo33 to buy a 500+sqft mk88 unit at $800k+ to be mocked by this clown saying the price of mk88 is stagnant and not moving. let the caveat in that same month in july speak for itself. :D
MACKENZIE 88 MACKENZIE ROAD Apartment 09 CCR Freehold 1 948,000 538 Strata 06 to 10 1,761 Jul-13
The seller of this unit didnt bought his unit this year, he bought in in 2007/8.
So isnt this a very idiotic way of compare transaction price of different units, different facing different floor or even different condition?
What happens if a similar size unit from lower floor is sold and lower price next month? Are you going to say price MK88 plunge?
:doh:
Regulators
23-09-13, 13:05
Do u even know how valuers value properties for resale if u intend to sell one? If u don't know, I think u better don't argue which makes u look more like an idiot than u already are.
The seller of this unit didnt bought his unit this year, he bought in in 2007/8.
So isnt this a very idiotic way of compare transaction price of different units, different facing different floor or even different condition?
What happens if a similar size unit from lower floor is sold and lower price next month? Are you going to say price MK88 plunge?
:doh:
Do u even know how valuers value properties for resale if u intend to sell one? If u don't know, I think u better don't argue which makes u look more like an idiot than u already are.
I believe I have mentioned this in my previous post, so please dont ask question after you have read the answer.
different units, different facing different floor or even different condition
Regulators
23-09-13, 13:47
That is why I say u r an idiot, developers do not come up with the initial valuation price of a property just by looking at level n facing of the unit. Think you better study harder before you come here to argue
I believe I have mentioned this in my previous post, so please dont ask question after you have read the answer.
That is why I say u r an idiot, developers do not come up with the initial valuation price of a property just by looking at level n facing of the unit. Think you better study harder before you come here to argue
You never fail to crack me up and obviously you have no clue about what you are arguing here.
If you simply pick 1 transaction of MK88 and say you make money the moment you purchase. Then you need to show us who did loh. As far as I know the one who sold recently bought his place in 2007/8.
So using your same idiotic methodology I can also say J Gateway 600+ sqft unit price gain by $100,000 in one month.
Regulators
23-09-13, 14:24
u never fail to make yourself look more like an idiot than you already are. :doh:
The one who bought in 2007 n sold in 2013 is not the same person as a person who bought in july 2013 at $830k n hv another unit of the same size transact at $948k within that same period. For resale, valuers base their valuation on average price movement of units of similar size so if transaction prices move up for that condo, so does future valuations for that condo as a whole. Floor level n facing are secondary considerations for comparing prices of different units when they hv first determined a figure to work on. You claimed mk88 to stagnate in price, I hv shown u that it is not stagnant n pointed a good opportunity to make paper gain back in july. The $948k transaction u telling me will not boost average transacted price of units of that size ?
What do you hv to show us apart from your nonsensical n idiotic rantings day in day out that bore everyone? I hv proven my point that there is cap gain prospects in the short term for mk88, what hv u proven for jgateway apart from the fact that u r an idiot that knows next to nothing?
You never fail to crack me up and obviously you have no clue about what you are arguing here.
If you simply pick 1 transaction of MK88 and say you make money the moment you purchase. Then you need to show us who did loh. As far as I know the one who sold recently bought his place in 2007/8.
So using your same idiotic methodology I can also say J Gateway 600+ sqft unit price gain by $100,000 in one month.
u never fail to make yourself look more like an idiot than you already are. :doh:
The one who bought in 2007 n sold in 2013 is not the same person as a person who bought in july 2013 at $830k n hv another unit of the same size transact at $948k within that same period. For resale, valuers base their valuation on average price movement of units of similar size so if transaction prices move up for that condo, so does future valuations for that condo as a whole. Floor level n facing are secondary considerations for comparing prices of different units when they hv first determined a figure to work on. You claimed mk88 to stagnate in price, I hv shown u that it is not stagnant n pointed a good opportunity to make paper gain back in july. The $948k transaction u telling me will not boost average transacted price of units of that size ?
What do you hv to show us apart from your nonsensical n idiotic rantings day in day out that bore everyone? I hv proven my point that there is cap gain prospects in the short term for mk88, what hv u proven for jgateway apart from the fact that u r an idiot that knows next to nothing?
can tell us how developers do valuation?
Regulators
23-09-13, 17:19
This post doesn't make u less an idiot. Let me explain again. Valuers value based on average transacted prices for the project n an increase in transacted price for a similar sized unit means the average px has gone up. Valuers will start working on that increased average px to decide on new valuation for a similar sized unit in future n that is a fact.
*In trying to debunk what I Said, u came up with a stupid analogy by taking developer selling px of a High floor bigger unit n compare with a super low floor smaller unit, don't you think you look so dumb by doing that? Since you are so thick in the head let me explain to you why that is stupid n dumb.
On why ur analogy is dumb, Firstly, developer selling px is not equal to resale price coz no owner has made any profit from the sale n avarage prices hv not moved coz all developer sales are to first owners. Secondly, u are using a bigger unit on high floor (above #20) n compare with a low floor smaller unit (below #05) to justify a gain (this is hilarious). Do u even know that developers price every floor higher by a few thousand dollars when they sell a project? Thirdly, mk88 is a very small project, do you expect a 3rd floor unit to be $100k cheaper than a 6th floor unit in a resale mkt? Also do u think a low floor unit can't be more expensive than a higher floor unit for a resale condo (as i hv illustrated with summerdale, centris n parc oasis)? This is the reason why Valuers rely more on the average transacted prices before looking at floor level n other aspects. Do you think valuers so free to chart the facing (which one is better ir worse) for each n every one of a 1000 unit condo before valuing a pty?
U understand why you are called an idiot now?
can tell us how developers do valuation?
This post doesn't make u less an idiot. Let me explain again. Valuers value based on average transacted prices for the project n an increase in transacted price for a similar sized unit means the average px has gone up. Valuers will start working on that increased average px to decide on new valuation for a similar sized unit in future n that is a fact.
*In trying to debunk what I Said, u came up with a stupid analogy by taking developer selling px of a High floor bigger unit n compare with a super low floor smaller unit, don't you think you look so dumb by doing that? Since you are so thick in the head let me explain to you why that is stupid n dumb.
On why ur analogy is dumb, Firstly, developer selling px is not equal to resale price coz no owner has made any profit from the sale n avarage prices hv not moved coz all developer sales are to first owners. Secondly, u are using a bigger unit on high floor (above #20) n compare with a low floor smaller unit (below #05) to justify a gain (this is hilarious). Do u even know that developers price every floor higher by a few thousand dollars when they sell a project? Thirdly, mk88 is a very small project, do you expect a 3rd floor unit to be $100k cheaper than a 6th floor unit in a resale mkt? Also do u think a low floor unit can't be more expensive than a higher floor unit for a resale condo (as i hv illustrated with summerdale, centris n parc oasis)? This is the reason why Valuers rely more on the average transacted prices before looking at floor level n other aspects. Do you think valuers so free to chart the facing (which one is better ir worse) for each n every one of a 1000 unit condo before valuing a pty?
U understand why you are called an idiot now?
If different floor, facing condition etc are not important in your comparison of MK88, then why should you bother about how I compare J Gateway pricing. Developers are also seller, they can of course choose to raise or deduce price from month to month depending on take up rate. So I could also argue that J Gateway price increase by $100,000 in 1 month?
Anyway, it is supposed to sound idiotic so I am not sure why are you wasting so much time trying to prove that yours is less idiotic than mine. :)
You can continue to write your own script about how valuation is done but please dont try to reinvent the wheel by saying floor facing condition etc doesnt affect the value of property.
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