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Property
Are 60-year leasehold residences here to stay?
By Ku Swee Yong
Published: 17 January, 4:03 AM
We are reminded regularly that one in five Singaporeans will be over the age of 65 come 2030. Immigration policies and the mix of new Singaporeans can alter our demographics, but the total number of senior citizens will certainly increase.
In public housing, the Housing and Development Board (HDB) already has several schemes catering for the elderly. But a pilot project was introduced in 2012 on the private housing front: Sixty-year leasehold residences targeted at retirees.
To test the interest of developers, the Urban Redevelopment Authority (URA) was generous in its incentives for this project provided conditions around Retirement Housing were met: An additional 10 per cent gross floor area and no limits on the maximum number of Dwelling Units (which means it can be filled with shoebox or pigeonhole units).
Developers took the bait: There were 23 bids submitted on Nov 15, 2012.
Fast forward to now. The Hillford in Bukit Timah is set to launch this weekend with 281 units, 186 of which are one-bedroom units with average sizes of around 410 sq ft. Buyer interest seems high, fuelled by the relatively low outlay with prices from around S$400,000. Thousands of visitors have visited the showflat.
But how attractive is the development from an investor’s perspective? And will this be a one-off experiment or the first of such properties?
ATTRACTIVE RETURNS?
Investors are probably attracted by the potential rental income. One possible buyer offered the following scenario: Rentals for the one-bedroom units may fetch S$2,200 per month. This means that over the 57-year lease period that would remain post-construction, the total rental income could potentially be S$1.5 million. Subtracting the purchase price of about S$400,000, that implies a profit of about S$1.1 million.
Ignoring stamp duties and other costs, as well as the vacancy period between tenants, one flaw in this proposition lies in the monthly rental expectation of S$2,200 for a 398 sq ft apartment that includes a bomb shelter and an air-con ledge.
In comparison, monthly rentals for two-bedroom units in Signature Park (1,055 sq ft) across the road are currently around S$2,500. A little further off, Springdale (970 sq ft) rents are approximately S$2,750. Both are condominium projects with much bigger grounds and facilities including tennis courts. A four-room HDB flat (about 1,000 sq ft) in nearby Bukit Batok may be rented at S$2,200 per month. The record high supply of private residences (about 19,000 units this year and next, and 23,000 units in 2016) will also put a cap on rentals.
Investors might also overlook the fact that if they wanted to sell this property, say 10 years from now in 2024 when the lease is left with 48 years, the next buyer may only get a maximum loan term of 18 years, which would limit the pool of potential buyers.
VALUATIONS
The estimated launch prices range from S$1,000 to S$1,100 per sq ft for this 60-year leasehold property. Using a straight line depreciation to zero value over 60 years, the equivalent price based on a 99-year lease is as high as S$1,815 psf.
If we adopt industry valuation methods and reference the Leasehold-Freehold tables from the Singapore Land Authority (SLA), a price of S$1,100 psf for a 60-year lease translates to an equivalent of S$1,320 psf for a 99-year lease.
However, at the other extreme, considering that banks do not lend for residential properties with a remaining lease of 30 years or less (and Central Provident Fund monies cannot be used to service the instalments), the depreciation is even steeper and, therefore, the equivalent price in 99-year terms might well be in excess of S$2,500 psf depending on the residual value of the final 30 years of lease.
Optimistic and eager investors often look beyond these issues and hope for a brighter future.
SCORECARD FOR SUCCESS
Apart from the development’s investment potential, a few milestones will need to be cleared before we can determine the final scorecard of this pilot project in assessing whether it is delivering on its aims.
Firstly, after the project is fully sold, we need to understand the profile of all the buyers. If the buyers are owner-occupiers, how many are senior citizens and retirees?
Secondly, after the construction is completed in two years, we need to tote up the profile of the tenants in this “retirement resort” — what proportion are senior citizens or retirees?
And most importantly — say three years after completion — we should take another look at the profile of the tenants in the apartments and the services provided in the commercial units below. Are the tenants elderly citizens and are the commercial outlets providing services relevant for retirees and eldercare?
The scorecard should be objectively assessed against the list of incentives given to developers for building retirement housing. And if these three final checks returned satisfactory results, i.e. the completed property is largely serving the needs of retirees, then the authorities might consider selling more residential land parcels on 60-year leases with similar incentives.
ABOUT THE AUTHOR: Ku Swee Yong is a property agent and CEO of real estate sales organisation Century 21 Singapore. He is the author of two bestsellers: Building Your Real Estate Riches and Real Estate Riches.
I will nver touch 60 years residential....no $ then don't buy!
darkseed73
05-02-14, 21:39
"Investors might also overlook the fact that if they wanted to sell this property, say 10 years from now in 2024 when the lease is left with 48 years, the next buyer may only get a maximum loan term of 18 years, which would limit the pool of potential buyers."
Worst is after u die, you can't pass the house to your kids as the lease would be over soon.......Anybody knows what happen if the lease ends? Govt takes back? or re-lease?
60 years lease property? Only ignorant people will buy? :beats-me-man:
"Investors might also overlook the fact that if they wanted to sell this property, say 10 years from now in 2024 when the lease is left with 48 years, the next buyer may only get a maximum loan term of 18 years, which would limit the pool of potential buyers."
Worst is after u die, you can't pass the house to your kids as the lease would be over soon.......Anybody knows what happen if the lease ends? Govt takes back? or re-lease?
proud owner
05-02-14, 22:21
60 years lease property? Only ignorant people will buy? :beats-me-man:
for about the same price ,,, you can get a 35 year old 4 rm HDB in Bedok ...
still have 65 yr to go ....
thomastansb
05-02-14, 22:31
By the time it TOP, you are left with 55 years of lease. Forget it. 60 years lease is 39 years lesser than a normal condo. It is a stupid purchase IMO. And it is not even cheap. 400k+. Ridiculous.
Patrickstar
05-02-14, 23:08
I reckon this type of property are truly for those in their thirties or forties onwards to buy for own stay so that they can maximise on returns by renting out their other properties. 60 yr properties are to be bought n never be sold.
It will create another tier for FH, 999, 99.
Just as between HDB and condo there are DBSS n EC.
By doing this, it create more segments resulted in price increase.
SOLD OUT
Most bros are negative abt it.
Obviously they are missing out on sumthin...
SOLD OUT
Most bros are negative abt it.
Obviously they are missing out on sumthin...
I tried but never get leh.... Disappointed....
Was eyeing either 1 or 2 bedder....
I tried but never get leh.... Disappointed....
Was eyeing either 1 or 2 bedder....
Ah.... i thought i was the only one who saw diamonds instead of charcoal.
SOLD OUT
Most bros are negative abt it.
Obviously they are missing out on sumthin...
This is a products which is perfect for investors who wishes to invest in property but doesnt want to take bank loan. E.g. people in the 50s and 60s who have half a mill of spare cash and wishes to invest in something they are familiar. ie. property. Or, those who have difficulties getting big load due to TDSR.
I think those who have bought a unit at Hillford should consider themselves lucky because I expect MND to come out with restriction for similar development in the future.
thomastansb
06-02-14, 23:21
We won't know for sure whether they are lucky or unlucky. The one who bought reflection at 2k psf thought she got the best deal.
This is a products which is perfect for investors who wishes to invest in property but doesnt want to take bank loan. E.g. people in the 50s and 60s who have half a mill of spare cash and wishes to invest in something they are familiar. ie. property. Or, those who have difficulties getting big load due to TDSR.
I think those who have bought a unit at Hillford should consider themselves lucky because I expect MND to come out with restriction for similar development in the future.
We won't know for sure whether they are lucky or unlucky. The one who bought reflection at 2k psf thought she got the best deal.
Could you explain to us why of all project in Singapore, you wish to compare Reflection to Hillford? What exactly do they have in common?
Property investment like Hillford is a question of numbers as investors are buying primarily for rental yield not capital gain. If investors can recover the investment is say 15 to 20 years, whatever that is left of the lease will be bonus.
Easily lah!
Reflections 99 years LH, $2000 psf.
Hillford 60 years LH, $1300 psf, pro-rate to 99 years LH => almost $19xx psf.
Look at the location, the quality and design of buildings etc and common sense already tells us which is more worth it right?! :rolleyes:
Could you explain to us why of all project in Singapore, you wish to compare Reflection to Hillford? What exactly do they have in common?
Property investment like Hillford is a question of numbers as investors are buying primarily for rental yield not capital gain. If investors can recover the investment is say 15 to 20 years, whatever that is left of the lease will be bonus.
Easily lah!
Reflections 99 years LH, $2000 psf.
Hillford 60 years LH, $1300 psf, pro-rate to 99 years LH => almost $19xx psf.
Look at the location, the quality and design of buildings etc and common sense already tells us which is more worth it right?! :rolleyes:
Can you tell us, what is the average quantum of reflection vs. hillford?
Its not easy, its just very amateur :)
Easily lah!
Reflections 99 years LH, $2000 psf.
Hillford 60 years LH, $1300 psf, pro-rate to 99 years LH => almost $19xx psf.
Look at the location, the quality and design of buildings etc and common sense already tells us which is more worth it right?! :rolleyes:
Some of the Reflections transactions : quantum and psf
extracted from URA site :
REFLECTIONS 1,300,000 840 * 1,548
REFLECTIONS 1,330,000 775 1,716
REFLECTIONS 1,350,000 786 1,718
REFLECTIONS 1,352,901 893 1,514
REFLECTIONS 1,415,400 1,012 1,399
REFLECTIONS 1,420,000 904 1,570
REFLECTIONS 1,438,000 840 1,713
REFLECTIONS 1,450,000 850 1,705
REFLECTIONS 1,451,471 936 1,550
I tried but never get leh.... Disappointed....
Was eyeing either 1 or 2 bedder....
bought some aspial shares then it ran up a bit because of this launch.
bought some aspial shares then it ran up a bit because of this launch.
Oh, thats nice... me bot aspial bonds...:)
Reflections cheaper than Hillford when it is pro-rated to 99 years LH!!!
Also cheaper than J Gateway! :doh:
Some of the Reflections transactions : quantum and psf
extracted from URA site :
REFLECTIONS 1,300,000 840 * 1,548
REFLECTIONS 1,330,000 775 1,716
REFLECTIONS 1,350,000 786 1,718
REFLECTIONS 1,352,901 893 1,514
REFLECTIONS 1,415,400 1,012 1,399
REFLECTIONS 1,420,000 904 1,570
REFLECTIONS 1,438,000 840 1,713
REFLECTIONS 1,450,000 850 1,705
REFLECTIONS 1,451,471 936 1,550
Oh, thats nice... me bot aspial bonds...:)
which is safer ? bond or shares ?
how do you buy and sell the bonds ?
aspial shares have been giving me bonus shares and dividends
Reflections cheaper than Hillford when it is pro-rated to 99 years LH!!!
Also cheaper than J Gateway! :doh:
for someone who can only afford SGD 480,000. Hillford is cheap.
Reflections cheaper than Hillford when it is pro-rated to 99 years LH!!!
Also cheaper than J Gateway! :doh:
I though I was asking you, what is the average quantum of reflection by the bay vs Hillford? If you dont even understand the importance of quantum effect, then I suggest you go find something else to invest because property is really not suited for you.
And btw why cherry pick $2000psf reflection when we know there are transaction above $3000psf.
which is safer ? bond or shares ?
how do you buy and sell the bonds ?
aspial shares have been giving me bonus shares and dividends
aspial bonds paying 5% coupon. maturing in July 2016.
sum to buy $250k based on nav 100. currently trading at 101.75.
buy and sell thru bank...:)
I dabble abit here and there... cheers
proud owner
07-02-14, 16:59
Reflections cheaper than Hillford when it is pro-rated to 99 years LH!!!
Also cheaper than J Gateway! :doh:
my friend almost bought the PH unit in the blk furthest out to the sea ..
on the day that they went to sign and put deposits after viewing 2 times ..
heng heng it rained very heavy that day ..
guess what .. rain water seeped thru almost all the windows...
they walked off ...
never regretted ..
Patrickstar
07-02-14, 18:05
Why didn't they shrink a one bedroom at JG to 300sqft n sell it to you at sgd650k? I think you will probably still buy based on the quantum effect :D
I though I was asking you, what is the average quantum of reflection by the bay vs Hillford? If you dont even understand the importance of quantum effect, then I suggest you go find something else to invest because property is really not suited for you.
And btw why cherry pick $2000psf reflection when we know there are transaction above $3000psf.
proud owner
07-02-14, 18:14
Why didn't they shrink a one bedroom at JG to 300sqft n sell it to you at sgd650k? I think you will probably still buy based on the quantum effect :D
on that note ...
i have a 35 yr old FH condo ... nicely renovated .. bgt at 400 psf in 2005 ..
can i sell it as a 60 yr lease at say 1000 psf ?
at the end of 60 yrs .. i take possession of the unit ...
can right ?
if FEO can sell 103 yr LH on a FH land ... i can also sell 60 yr out of my FH condo ...
Patrickstar
07-02-14, 18:19
You can do that only if you own the entire freehold title to the land.
on that note ...
i have a 35 yr old FH condo ... nicely renovated .. bgt at 400 psf in 2005 ..
can i sell it as a 60 yr lease at say 1000 psf ?
at the end of 60 yrs .. i take possession of the unit ...
can right ?
if FEO can sell 103 yr LH on a FH land ... i can also sell 60 yr out of my FH condo ...
proud owner
07-02-14, 18:24
You can do that only if you own the entire freehold title to the land.
so i can do that for my landed house then
Patrickstar
07-02-14, 18:26
Yes but you need to apply for licence to develop n to convert to strata.
so i can do that for my landed house then
Why didn't they shrink a one bedroom at JG to 300sqft n sell it to you at sgd650k? I think you will probably still buy based on the quantum effect :D
You are asking a very nonsensical and childish question, what kind of reply are you hoping to get?
Perhaps you should just read my signature instead of trying to pretend you are getting smarter with a new forum account.
Patrickstar
07-02-14, 18:42
Why is that nonsensical? If JG developer had done more research on the carrothead syndrome n not just the quantum effect, they could potentially be making tens of millions more. :D
You are asking a very nonsensical and childish question, what kind of reply are you hoping to get?
Perhaps you should just read my signature instead of trying to pretend you are getting smarter with a new forum account.
Why is that nonsensical? If JG developer had done more research on the carrothead syndrome n not just the quantum effect, they could potentially be making tens of millions more. :D
If MCL Land can sell out all JG 1 2 3 4 penthouses unit in ONE DAY, why would they need to go down the route of selling more smaller units?
Are you not aware the the cost of constructing 2 x 300 sqft unit is much more than 1 x 600sqft because if you have 2 units, you need to create double for almost everything, front doors, toilet, kitchen appliance, electric meter, WC etc etc.
So please dont waste our time asking so many nonsensical and childish questions. If you want find entertainment, go look for playground instead of creating multiple forum account for trolling.
Patrickstar
07-02-14, 19:39
I wasnt comparing a 600sqft unit n two 300sqft units. If you can't even calculate the difference in profitability between selling a 300sqft unit at $650k n a 474sqft unit selling at $720k, think you should find your maths teacher in school to help you. :doh:
If MCL Land can sell out all JG 1 2 3 4 penthouses unit in ONE DAY, why would they need to go down the route of selling more smaller units?
Are you not aware the the cost of constructing 2 x 300 sqft unit is much more than 1 x 600sqft because if you have 2 units, you need to create double for almost everything, front doors, toilet, kitchen appliance, electric meter, WC etc etc.
So please dont waste our time asking so many nonsensical and childish questions. If you want find entertainment, go look for playground instead of creating multiple forum account for trolling.
I wasnt comparing a 600sqft unit n two 300sqft units. If you can't even calculate the difference in profitability between selling a 300sqft unit at $650k n a 474sqft unit selling at $720k, think you should find your maths teacher in school to help you. :doh:
I am sorry, there is really no math in what you posted here, you are just plucking numbers out of thin air to suits your nonsensical assumptions.
You want maths?
a) What is the construction cost for 300sqft apartment vs 474sqft apartment?
b) What makes you think there is a demand for 300sqft apartment at $650,000 in Jurong area?
As the saying goes, leopard never change its spots, so I am not expecting anything intelligent coming out of you even if you sign up another new account to call yourself Einstein.
Patrickstar
07-02-14, 20:48
To answer the part on construction cost, I am very surprised you don't know contruction cost has been factored into the per sqft pricing. So going back to a 300sqft unit and 474sqft unit, if one is priced $400+psf higher, doesn't that translate to more profit per sqft sold by the developer? You need a calculator?
As for whether there is a demand, with carrotheads like you around who only look at quantum, why not?
I am sorry, there is really no math in what you posted here, you are just plucking numbers out of thin air to suits your nonsensical assumptions.
You want maths?
a) What is the construction cost for 300sqft apartment vs 474sqft apartment?
b) What makes you think there is a demand for 300sqft apartment at $650,000 in Jurong area?
As the saying goes, leopard never change its spots, so I am not expecting anything intelligent coming out of you even if you sign up another new account to call yourself Einstein.
To answer the part on construction cost, I am very surprised you don't know contruction cost has been factored into the per sqft pricing. So going back to a 300sqft unit and 474sqft unit, if one is priced $400+psf higher, doesn't that translate to more profit per sqft sold by the developer? You need a calculator?
As for whether there is a demand, with carrotheads like you around who only look at quantum, why not?
Dont need to talk so much jiao wei to avoid answering my questions.
if you dont have the answer to those question then whats the point of talking about profit or math in the first place.
Again, please dont waste time lah. trolls will always be troll regardless how many forum accounts you have.
a) What is the construction cost for 300sqft apartment vs 474sqft apartment?
b) What makes you think there is a demand for 300sqft apartment at $650,000 in Jurong area?
Patrickstar
07-02-14, 21:05
With both units having similar fixtures and the only variable is extra floor space, then on a per square foot basis, construction cost is the same. So with the smaller unit sold at $400psf higher, it is more profit for the developer for every square foot sold.
As for demand, with carrotheads like you, demand is there. Need me to repeat again?
Dont need to talk so much jiao wei to avoid answering my questions.
if you dont have the answer to those question then whats the point of talking about profit or math in the first place.
Again, please dont waste time lah. trolls will always be troll regardless how many forum accounts you have.
a) What is the construction cost for 300sqft apartment vs 474sqft apartment?
b) What makes you think there is a demand for 300sqft apartment at $650,000 in Jurong area?
With both units having similar fixtures and the only variable is extra floor space, then on a per square foot basis, construction cost is the same.
I am not sure what jiao wei you are talking about here, because its pretty obvious to me that you are clueless about what you are saying and have zero understanding of basic costing.
I was asking you.
a) What is the construction cost for 300sqft apartment vs 474sqft apartment?
You are telling us that fixtures are the same only difference is the size?
Dont we already know that the size are different and the fixtures are pretty much the same? But are you actually answering my question???? If you cant give an exactly number dont you think at least you should give us an %?
And if you have already have the answers to this question, then how on earth can you say that MCL Land will make more profit by more smaller units? Perhaps make JG into a 1000 unit project instead of 738?
b) What makes you think there is a demand for 300sqft apartment at $650,000 in Jurong area?
Again, what makes you think that if MCL Land build 300sqft unit they will be able to sell at $650,000? or $2167psf? :scared-5:
Anyway, I think you should stop trying too hard and also stop trying to use multiple forum accounts trolling because no matter what you want to call yourself, its not going to change a thing. Troll will always be trolls.
Patrickstar
07-02-14, 21:56
I suggest you read my previous post again. Tiring to repeat things to you. I think when forumers spend too long talking to you, they become like parrots after a while. I can sympathise with EDB n the other learned forumers who had exchanges with you.
I am not sure what jiao wei you are talking about here, because its pretty obvious to me that you are clueless about what you are saying and have zero understanding of basic costing.
I was asking you.
a) What is the construction cost for 300sqft apartment vs 474sqft apartment?
You are telling us that fixtures are the same only difference is the size?
Dont we already know that the size are different and the fixtures are pretty much the same? But are you actually answering my question???? If you cant give an exactly number dont you think at least you should give us an %?
And if you have already have the answers to this question, then how on earth can you say that MCL Land will make more profit by more smaller units? Perhaps make JG into a 1000 unit project instead of 738?
b) What makes you think there is a demand for 300sqft apartment at $650,000 in Jurong area?
Again, what makes you think that if MCL Land build 300sqft unit they will be able to sell at $650,000? or $2167psf? :scared-5:
Anyway, I think you should stop trying too hard and also stop trying to use multiple forum accounts trolling because no matter what you want to call yourself, its not going to change a thing. Troll will always be trolls.
Lol, everywhere battle fields.
It's always R33 vs others.
shauntanzs
07-02-14, 22:20
Lol, everywhere battle fields.
It's always R33 vs others.
So it's either he is right or all others.
shauntanzs
07-02-14, 22:28
Let Make Love Not War.
Agree. This forum is all about sharing.
Cheers buddy.
I suggest you read my previous post again. Tiring to repeat things to you. I think when forumers spend too long talking to you, they become like parrots after a while. I can sympathise with EDB n the other learned forumers who had exchanges with you.
As usual, once kenna confronted by facts and number you start to talk about other nonsensical stuffs. EBD your lao peh ah? :)
a) Are you the one who claim that MCL Land would have made more money if they shrink JG unit size to 300sqft?
b) Are you the one who claim that 300sqft JG could be sold for $650,000 each or $2150psf??
Now that you have trip over what you said, I guess all you could do now is to find a little hole to hide, or perhaps activate your other forum accounts to "rally" behind you???
Instead of sneaking in and out like a monkey why not just be a man for awhile and tell us honestly how many forum accounts are you operating here??
So it's either he is right or all others.
Disappear from this forum for 4 months and then suddenly return on a friday evening to make this post?
Aiyo, can you be more real than that?? You think we are kids of what?
This is pathetic :doh:
Patrickstar
08-02-14, 08:17
Go read your own signature about yourself. :doh:
As usual, once kenna confronted by facts and number you start to talk about other nonsensical stuffs. EBD your lao peh ah? :)
a) Are you the one who claim that MCL Land would have made more money if they shrink JG unit size to 300sqft?
b) Are you the one who claim that 300sqft JG could be sold for $650,000 each or $2150psf??
Now that you have trip over what you said, I guess all you could do now is to find a little hole to hide, or perhaps activate your other forum accounts to "rally" behind you???
Instead of sneaking in and out like a monkey why not just be a man for awhile and tell us honestly how many forum accounts are you operating here??
shauntanzs
08-02-14, 08:40
Disappear from this forum for 4 months and then suddenly return on a friday evening to make this post?
Aiyo, can you be more real than that?? You think we are kids of what?
This is pathetic :doh:
You really picking a debate and creating a war with everyone.
Hahaha.
Go read your own signature about yourself. :doh:
He doesn't understand it, or doesn't believe who he is arguing with are idiots..... Which is odd as he then asks people to read "his" unoriginal copied signature.... Which is even odder because when you do that you realise he is asking you not to argue with an idiot & he is effectively naming himself as the idiot in question.
You want to have an intellectual exchange with a character like this.. Good luck.
It's like a battle of wits against an unarmed opponent.
Go read your own signature about yourself. :doh:
J gateway at 2150psf? Hehe. West residence should say kam sia to you Loh :)
You really picking a debate and creating a war with everyone.
Hahaha.
Is this your back up forum account that you only use during emergency.?
You really picking a debate and creating a war with everyone.
Hahaha.
Is this your back up forum account that you only use during emergency.?
shauntanzs
08-02-14, 12:24
Is this your back up forum account that you only use during emergency.?
You really think too much.
You really think everyone is ignorant and you are saint.
Everyone is against you and you still think you are right?
Get a life.
I only see a pity lonely soul in you.
Dun bother to reply. It only reflect even worse of yourself.
You really think too much.
You really think everyone is ignorant and you are saint.
Everyone is against you and you still think you are right?
Get a life.
I only see a pity lonely soul in you.
Dun bother to reply. It only reflect even worse of yourself.
He is hopeless.
You really think too much.
You really think everyone is ignorant and you are saint.
Everyone is against you and you still think you are right?
Get a life.
I only see a pity lonely soul in you.
Dun bother to reply. It only reflect even worse of yourself.
Dont let the trolls fool you into believe there are many of his kind in this forum. Actually there are only a few who are operating with many phantom forum accounts.
If operating one forum account is consider as lonely then should I say that this troll must be very popular.
He is hopeless.
wah lao, the so called big time contractor in this forum has now disintegrated into childish small talking among trolls..
BEWARE, in this forum on body can grow many heads.
http://1.bp.blogspot.com/-nxHaMkW8PhY/Top_YwBUoRI/AAAAAAAAAIo/Ix2q4h8NgnI/s640/ATT00003..jpg
Patrickstar
08-02-14, 14:03
When I first joined the forum, found that joker quite entertaining. After a while, his inability to understand simple exchanges becomes excruciatingly annoying. As you rightly pointed out, his signature is forewarning others about himself.
He doesn't understand it, or doesn't believe who he is arguing with are idiots..... Which is odd as he then asks people to read "his" unoriginal copied signature.... Which is even odder because when you do that you realise he is asking you not to argue with an idiot & he is effectively naming himself as the idiot in question.
You want to have an intellectual exchange with a character like this.. Good luck.
It's like a battle of wits against an unarmed opponent.
wah lao, the so called big time contractor in this forum has now disintegrated into childish small talking among trolls..
BEWARE, in this forum on body can grow many heads.
http://1.bp.blogspot.com/-nxHaMkW8PhY/Top_YwBUoRI/AAAAAAAAAIo/Ix2q4h8NgnI/s640/ATT00003..jpg
Still as hopeless.. Period
That is a hopeless "joker"! He will go around saying you and me and many others are the same person and not many forumers here disagreed with him! :doh:
As I say, wait till 2020 J Gateway will be worth <$1500 psf!
Painful to hold so many years and still below water! :banghead:
When I first joined the forum, found that joker quite entertaining. After a while, his inability to understand simple exchanges becomes excruciatingly annoying. As you rightly pointed out, his signature is forewarning others about himself.
That is a hopeless "joker"! He will go around saying you and me and many others are the same person and not many forumers here disagreed with him! :doh:
As I say, wait till 2020 J Gateway will be worth <$1500 psf!
Painful to hold so many years and still below water! :banghead:
Aiyo, want to rub shoulder also must check who you rubbing mah, if not later you kenna disease how?
Didnt Patrickstar claim that 300sqft J Gateway can be sold for $650,000 or $2167psf...dont play play.
two blind cats trying to teach each other how to catch mouse??
Patrickstar
08-02-14, 20:59
When I mentioned developer should sell 300sqft at $650k in jurong, it was out of sarcasm. You don't know that? Lol...
Aiyo, want to rub shoulder also must check who you rubbing mah, if not later you kenna disease how?
Didnt Patrickstar claim that 300sqft J Gateway can be sold for $650,000 or $2167psf...dont play play.
two blind cats trying to teach each other how to catch mouse??
When I mentioned developer should sell 300sqft at $650k in jurong, it was out of sarcasm. You don't know that? Lol...
Very typical of someone trying to peng satay.
Why didn't they shrink a one bedroom at JG to 300sqft n sell it to you at sgd650k? I think you will probably still buy based on the quantum effect :D
Didnt I say that this is a childish and nonsensical question??
Why is that nonsensical? If JG developer had done more research on the carrothead syndrome n not just the quantum effect, they could potentially be making tens of millions more. :D
And here come the $2150 psf for J Gateway.
I wasnt comparing a 600sqft unit n two 300sqft units. If you can't even calculate the difference in profitability between selling a 300sqft unit at $650k n a 474sqft unit selling at $720k, think you should find your maths teacher in school to help you. :doh:
As the saying goes, leopard will never change its sport, neither should we expect a kid to grow up over night.
Btw, how many forum accounts do you have at the moment kid?
60yrs leasehold for residential is really another way to price it "affordable" but really to earn huge profits by marketing gimmicks from the developer. Residential is unlike industrial.
for everyone to be mindful, if 60yrs leasehold = $1100psf, then....how about 99yrs leasehold =? it is over $1800 psf! crazy.....but unfortunate to those who thought it is that "affordable" without knowing how small how short it is.
Patrickstar
08-02-14, 21:19
It shows you still don't understand the meaning of sarcasm. Think you need more than a maths teacher now, you also need to find your English teacher :doh:
Very typical of someone trying to peng satay.
Didnt I say that this is a childish and nonsensical question??
And here come the $2150 psf for J Gateway.
As the saying goes, leopard will never change its sport, neither should we expect a kid to grow up over night.
Btw, how many forum accounts do you have at the moment kid?
60yrs leasehold for residential is really another way to price it "affordable" but really to earn huge profits by marketing gimmicks from the developer. Residential is unlike industrial.
for everyone to be mindful, if 60yrs leasehold = $1100psf, then....how about 99yrs leasehold =? it is over $1800 psf! crazy.....but unfortunate to those who thought it is that "affordable" without knowing how small how short it is.
An apartment, regardless of 60LH 99LH 999LH or FH, is only marketable for the first 30 years or so. Once you past that age, maintenance cost will rise and rental potential will drop. Even if you buy an apartment at 99LH, its unlikely that you will ever see it or use it past 50 years.
So for investors, if they can recover their investment within say 15 to 20 years, whatever that is made after that will be profit.
Anyway for MM apartment, there is really not much of capital gain to talk about, most people invest in them for their monthly rental income.
Freehold is priceless based on the logic.
Freehold is priceless based on the logic.
60LH = $1100psf
99LH = $1815psf
999LH = $18,325psf
FH = to infinity and beyond
It shows you still don't understand the meaning of sarcasm. Think you need more than a maths teacher now, you also need to find your English teacher :doh:
There is nothing scarcity about it. Its just a bunch of childish and nonsensical questions which I have already highlighted in my first post to you.
And I am glad that you dumb enough fall into my trap of trying to defend your obviously dumb questions and that lead to give us more nonsensical comments, from challenging MCL Land marketing strategy, to $2150psf J Gateway apartment, to nonsensical comment construction cost for MM apartment.
Honestly, how many time must you be trashed by R33 in this forum before you can learn to keep quiet when adults are talking?
And by signing up multiple forum accounts to troll is really a waste of time, kids will always be kids and they dont grow up over night.
60LH = $1100psf
99LH = $1815psf
999LH = $18,325psf
FH = to infinity and beyond
Or
999LH = $2000psf
99LH = $198psf
60LH = $120psf
Patrickstar
08-02-14, 21:55
Thanks for your signature coz I won't argue with an idiot to be dragged down to your level. :D
There is nothing scarcity about it. Its just a bunch of childish and nonsensical questions which I have already highlighted in my first post to you.
And I am glad that you dumb enough fall into my trap of trying to defend your obviously dumb questions and that lead to give us more nonsensical comments, from challenging MCL Land marketing strategy, to $2150psf J Gateway apartment, to nonsensical comment construction cost for MM apartment.
Honestly, how many time must you be trashed by R33 in this forum before you can learn to keep quiet when adults are talking?
And by signing up multiple forum accounts to troll is really a waste of time, kids will always be kids and they dont grow up over night.
60yrs leasehold for residential is really another way to price it "affordable" but really to earn huge profits by marketing gimmicks from the developer. Residential is unlike industrial.
for everyone to be mindful, if 60yrs leasehold = $1100psf, then....how about 99yrs leasehold =? it is over $1800 psf! crazy.....but unfortunate to those who thought it is that "affordable" without knowing how small how short it is.
Extrapolate based on the land psf component should be more accurate as the building itself should remain constant.
So 60lh-1100psf would probably means 99lh-1400psf(estimate)
Thanks for your signature coz I won't argue with an idiot to be dragged down to your level. :D
perhaps its about time to activate your other forum account to rally behind you.
Buying 60 years LH property is no different from buying "Mickey Mouse" (MM) property, the similarity is that both give people the impression that they are absolutely "affordable" in terms of total quantum (never mind that MM is so small that it is build for MM anyway and not for normal size humans!). :doh:
60yrs leasehold for residential is really another way to price it "affordable" but really to earn huge profits by marketing gimmicks from the developer. Residential is unlike industrial.
for everyone to be mindful, if 60yrs leasehold = $1100psf, then....how about 99yrs leasehold =? it is over $1800 psf! crazy.....but unfortunate to those who thought it is that "affordable" without knowing how small how short it is.
Patrickstar
09-02-14, 00:32
Those that bought hillford MM are smaller carrotheads compared to those who bought JG mm.
Buying 60 years LH property is no different from buying "Mickey Mouse" (MM) property, the similarity is that both give people the impression that they are absolutely "affordable" in terms of total quantum (never mind that MM is so small that it is build for MM anyway and not for normal size humans!). :doh:
Buying 60 years LH property is no different from buying "Mickey Mouse" (MM) property, the similarity is that both give people the impression that they are absolutely "affordable" in terms of total quantum (never mind that MM is so small that it is build for MM anyway and not for normal size humans!). :doh:
MM has been around for awhile, perhaps you should show us some hard facts and numbers to back up what you said instead of trying to pretend you are potent by firing blanks.
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