View Full Version : How to value your HDB.
1. If you have a HDB unit of 126 sqm, Remaining Lease of 80 years, what should your selling price?
2. Which unit is cheaper per sqm?
3. Which unit is cheaper per sqm per year?
4. What is the value of HDB when the lease remaining is zero?
5. Which unit will you chose?
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105 Aljunied Cres 06 to 10 121 Improved 1979 $630,000 Mar 2014
Blk 105 Aljunied Cres S(380105)
Lease Start Date : 01 Jan 1979
Lease Duration : 99 years
Remaining Lease : 63 years (as at date of enquiry)
To calculate per square metre per year.
(Sale Price / Floor Area)/Remaining Lease = XX per sqm per year.
(630,000/121)= 5206.61 per sqm
5206.61/63 = 82.64 per sqm per year.
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123 Geylang East Ctrl 01 to 05 120 Improved 1982 $650,000 Mar 2014
Blk 123 Geylang East Ctrl S(380123)
Lease Start Date : 01 May 1982
Lease Duration : 99 years
Remaining Lease : 67 years (as at date of enquiry)
To calculate per square metre per year.
(Sale Price / Floor Area)/Remaining Lease = XX per sqm per year.
(650,000/120)= 5416.66 per sqm
5416.66/67 = 80.85 per sqm per year.
no brainer just keep and rent FOREVER:sleep:
no brainer just keep and rent FOREVER:sleep:
Rent till it en-block..:D :D :D!
your brudderrrrr lost it liao. :D
Rent till it en-block..:D :D :D!
just pray kbw got no new policy otherwise ROAD block...:eek::eek::eek::D
1. If you have a HDB unit of 126 sqm, Remaining Lease of 82 years, what should your selling price?
5 room HDB valuation SGD 640,000 for 126 sqm on 28 Feb 2014, asking SGD 690,000
Lease Start Date : 01 Jul 1997
Lease Duration : 99 years
Remaining Lease : 82 years (as at date of enquiry)
Geylang 33 11 to 15 137.00 Model A 1996 $680,000.00 Dec 2013
Geylang 33 01 to 05 137.00 Model A 1996 $657,000.00 May 2013
Blk 33 Balam Rd S(370033)
Lease Start Date : 01 Jun 1996
Lease Duration : 99 years
Remaining Lease : 81 years (as at date of enquiry)
After 10 Mar 2014.
same 5 room HDB asking for SGD 760,000 compare to BLK 123
SGD 835,342 - 760,000 = SGD 75,342.2 discount.
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123 Geylang East Ctrl 01 to 05 120 Improved 1982 $650,000 Mar 2014
Blk 123 Geylang East Ctrl S(380123)
Lease Start Date : 01 May 1982
Lease Duration : 99 years
Remaining Lease : 67 years (as at date of enquiry)
To calculate per square metre per year.
(Sale Price / Floor Area)/Remaining Lease = XX per sqm per year.
(650,000/120)= 5416.66 per sqm
5416.66/67 = 80.85 per sqm per year.
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2. Which unit is cheaper per sqm?
To calculate per square metre per year.
(Sale Price / Floor Area)/Remaining Lease = XX per sqm per year.
(760,000/126)= 6031.74 per sqm
6031.74/82 = 73.55 per sqm per year.
---------------------------------------------------------------------------------------
3. Which unit is cheaper per sqm per year?
To calculate per square metre per year.
(Sale Price / Floor Area)/Remaining Lease = XX per sqm per year.
(760,000/126)= 6031.74 per sqm
6031.74/81 = 74.46 per sqm per year.
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4. What is the value of HDB when the lease remaining is zero?
ZERO
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5. Which unit will you chose?
http://www.todayonline.com/voices/hdb-resale-rule-might-shore-prices
FROM
BEN ONG
PUBLISHED: MARCH 15, 4:12 AM
The announcement that a valuation for a resale flat will now be granted after the option-to-purchase (OTP) has been signed is baffling. (“HDB resale: Parties must agree on price before valuation”; March 11)
While the intent is to steer away from cash-over-valuation (COV) and shift power to buyers, the reality may be different. In a (still) hot property market, many remain unwilling to sell for less. A look at the transaction prices on the pamphlets stuffed into letter boxes by estate agents would show this. Negotiations would end up being based on these inflated prices.
The cycle would continue with COVs built in, whether we call them COVs overtly or not.
The new rule would have two outcomes. First, prices would be shored up, preventing any potential crash, as subsequent sales would be based on current transaction prices.
Second, buyers would ask for indicative valuations, increasing demand for valuation agents’ services. This could be undesirable, as valuation criteria are opaque to the untrained seller and buyer.
Perhaps the Housing and Development Board, as landlord, developer and authority, could set a price for each flat based on a basket of criteria such as construction cost, age, inflation rate or Central Provident Fund Ordinary Account interest rate.
This computation would be made public and reviewed annually; valuations would thus be unnecessary. Prices would be prevented from falling or climbing drastically, COV dealings would be kept to a minimum and our flats could still appreciate in value, but modestly.
Buyers are making less offer nowadays.. New record low price are being set for each transaction.:banghead:
105 Aljunied Cres 06 to 10 121.00 Improved 1979 $630,000.00 Mar 2014
28 Cassia Cres 16 to 20 120.00 Improved 1998 $785,000.00 Mar 2014
30 Cassia Cres 01 to 05 120.00 Improved 1998 $795,000.00 Mar 2014
411 Eunos Rd 5 01 to 05 142.00 Model A-Maisonette 1984 $710,000.00 Mar 2014
123 Geylang East Ctrl 01 to 05 120.00 Improved 1982 $650,000.00 Mar 2014
330 Ubi Ave 1 06 to 10 122.00 Improved 1985 $490,000.00 Mar 2014
Look like record price in HDB started.
COV down valuation up, selling price up.
Gross government debt (sortable; in percent of GDP)
Country 2013
Japan 243.544
Greece 175.735
Lebanon 143.147
Jamaica 142.725
Italy 132.266
Eritrea 126.218
Portugal 123.560
Ireland 123.341
Grenada 115.758
Cyprus 114.127
Singapore 107.761
United States 105.975
http://therichkidwannabe.blogspot.fr/2011/01/ever-wondered-how-money-supply-grows-in.html
512796.80
https://fbcdn-sphotos-e-a.akamaihd.net/hphotos-ak-prn2/t1.0-9/1959829_10202328927717487_1239206489_n.jpg
https://fbcdn-sphotos-c-a.akamaihd.net/hphotos-ak-ash3/t1.0-9/10152042_10202328932637610_550403372_n.jpg
1988 4 room HDB SGD 83,000 105 sqm BTO
1995 5 room HDB SGD 225,600 126 sqm BTO
2000 4 room HDB SGD 522,000 86 sqm BTO Nov 2013
Blk 3 #13-151 Pine CL
It got nothing to do with how much you trade your life for the money, it all about how fast you can get the money when they print.
1988 4 room HDB SGD 83,000
1995 Get SGD 180,000
1995 5 room HDB SGD 250,000
Valuated SGD 640,000 selling SGD 760,000
2010 Get SGD 1,000,000.
2011 Get SGD 750,000.
http://www.skyscrapercity.com/showthread.php?t=230264&page=16
Money is created from typing the number you want into the Bank account call Loan(Debt)
How much Debt is too high for a person with yearly income of SGD 44,000.
How much Debt is too high for a person with yearly income of SGD 44,000.
There are those who borrow to buy and there are those who save to buy.
Guess who can save faster than they can print.
My father say, "Don't go into Debt" and I ask why? He got no answer.
Sometime I ask myself, why are they building this for me.
https://fbcdn-sphotos-d-a.akamaihd.net/hphotos-ak-prn2/t1.0-9/1922249_1481637745391803_1563211690_n.jpg
DuaNehNehChioBu
23-03-14, 16:18
Look like record price in HDB started.
COV down valuation up, selling price up.
Partially disagree with you.
It depends what location.
Example Sengkang/Punggol Prices DROP ALOT. :doh::doh:
longranger
23-03-14, 16:25
Partially disagree with you.
It depends what location.
Example Sengkang/Punggol Prices DROP ALOT. :doh::doh:
KNN YOU BLOODY BOH CHEE LAN JIAO KIA....DROP YOU DUA NEH NEH...
According to TDSR, max debt for a person with annual income of $44,000
= $44,000 * 0.6 * 30 = $792,000 (assuming the person is no more than 35 years old now else the 30 will need to reduce proportionally with age above 35).
How much Debt is too high for a person with yearly income of SGD 44,000.
Partially disagree with you.
It depends what location.
Example Sengkang/Punggol Prices DROP ALOT. :doh::doh:
Sengkang Punggol deserve to drop with so many HDBs and prices actually run up for the past few years.
It's not even a matured estate and shouldn't have run up so much.
Market is reallocating and readjusting itself......
According to TDSR, max debt for a person with annual income of $44,000
= $44,000 * 0.6 * 30 = $792,000 (assuming the person is no more than 35 years old now else the 30 will need to reduce proportionally with age above 35).
I think the following formula will be more appropriate, I.e. conservative
$44,000 * 0.3 installments *30 years = $396,000
If the income is not fixed pay, the loan amount is only:
S$485,546 * 0.7 = S$339,882
apply a haircut of at least 30% to all variable income (e.g. bonuses) and rental income;
http://www.mas.gov.sg/news-and-publications/press-releases/2013/mas-introduces-debt-servicing-framework-for-property-loans.aspx
DuaNehNehChioBu
23-03-14, 20:25
KNN YOU BLOODY BOH CHEE LAN JIAO KIA....DROP YOU DUA NEH NEH...
Where is the moderator/admin ? :beats-me-man:
If the income is not fixed pay, the loan amount is only:
S$485,546 * 0.7 = S$339,882
apply a haircut of at least 30% to all variable income (e.g. bonuses) and rental income;
http://www.mas.gov.sg/news-and-publications/press-releases/2013/mas-introduces-debt-servicing-framework-for-property-loans.aspx
The interest rate used for TDSR is 3.5%
I = 3.5
N = 30
Amount = 44,000 *0.6
FV = 0
Cal PV = 485, 546
Interesting, look like I need to seriously look into how to unload.
No wonder got this feeling of overloaded.
All this years so happy loading myself and keep wondering why they never stop me.:scared-1:
Don't unload yet, you will miss the party at least for the next 4-5 years!
Once US economy recovers strongly, there are lots of money finding places to invest otherwise they just loose value even faster!
You re lucky nobody stopped you!
Pity those who were stopped from making a bundle of money by taking a little bit more risk and getting high return because of all those "arbitrary" rules......................... :o
Interesting, look like I need to seriously look into how to unload.
No wonder got this feeling of overloaded.
All this years so happy loading myself and keep wondering why they never stop me.:scared-1:
Don't unload yet, you will miss the party at least for the next 4-5 years!
Once US economy recovers strongly, there are lots of money finding places to invest otherwise they just loose value even faster!
You re lucky nobody stopped you!
Pity those who were stopped from making a bundle of money by taking a little bit more risk and getting high return because of all those "arbitrary" rules......................... :o
once US recover strongly, all funds and money will go back US and Europe where the investors make by
* market surge up and
* currency exchange rate too. from 1.26usd to 1.5usd
Once US recover strongly, tons of money stuck in bonds will be looking for alternative homes! :cheers1:
once US recover strongly, all funds and money will go back US and Europe where the investors make by
* market surge up and
* currency exchange rate too. from 1.26usd to 1.5usd
Thank you, I also got this feeling but still new to the game of money.
In 2006 my brother got a HDB unit in Geylang Serai via BTO. He want to give up the unit (4 room)because the price of resale (3 Room NG) is less than his new unit. I told him to hold because of the MRT which cost Billion, the property can't be so cheap, lucky him after he collect his key his resale unit is much more than his new BTO.
Once US recover strongly, tons of money stuck in bonds will be looking for alternative homes! :cheers1:
assets appreciate slowly along with time
market recovery, investors will go into stocks which moved up or down tremendously.
assets will be last, after the stock market is no fun.
Stocks is not for everybody.
Just look at the amount of $ Cash still in bank deposits and in Bonds - huge figure!
When US shows definite recovery, many will bail out of bonds because the longer they hold, the more their bonds lost in value! :eek:
assets appreciate slowly along with time
market recovery, investors will go into stocks which moved up or down tremendously.
assets will be last, after the stock market is no fun.
http://business.asiaone.com/news/two-room-flat-10000
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Tessa Wong
MyPaper
Thursday, Mar 27, 2014
SINGAPORE - Up for grabs: A two-room flat in Sembawang that costs just $10,000, with housing grants.
With the Housing Board's latest Build-To-Order flat launch, experts say this has set the lowest price for a flat in recent memory.
The HDB yesterday launched 3,497 new flats in the non-mature towns of Sembawang, Sengkang and Yishun.
The price of two-room flats at the EastLace@Canberra and EastCrown@Canberra projects starts from $10,000 with housing grants, and $70,000 without grants.
Only one flat boasts of this price, but others can be had for a few hundred dollars more.
The HDB said yesterday that that one flat is the lowest priced two-roomer offered since 2011, when the Special CPF Housing Grant (SHG) of $20,000 was introduced.
Experts told MyPaper that this is one of the lowest prices set for a BTO flat in many years.
"It is really unprecedented," said PropNex chief executive Mohamed Ismail Gafoor.
The HDB appears to have been offering smaller flats at lower prices in recent years. In the previous BTO launch in January, a two-room flat in Woodlands Glen was going for $13,000 with grants and $73,000 without grants.
The two-room EastLace and EastCrown flats are not the cheapest in terms of overall price - in June 2010, a two-room flat at Rivervale Arc went for $68,000. But overall housing grants were also lower at that time, as the SHG did not exist then.
First-timer households can now enjoy up to $60,000 in housing grants, comprising of the SHG and the Additional CPF Housing Grant of $40,000.
ERA's key executive officer, Mr Eugene Lim, pointed out that one reason for the low price of these flats is their smaller size.
In terms of internal floor area, the flats come in two sizes - 36 sq m and 45 sq m. Two-room flats are usually bigger than 40 sq m, said Mr Lim.
Nevertheless, the overall price is lower and this shows the Government is "trying to keep the quantum affordable, especially for low-income families," he said.
Several noted that the downward trend for small-flat prices comes as construction and labour costs have gone up in recent years.
"The smaller the flat is, the greater the subsidy the Government seems to give in the pricing," said Mr Ismail, who added that the delinking of new flat pricing from resale flat prices in 2011 has also played a part.
All this is part of the recent push by the Government to provide more for the poor.
"It's all part of the increased social welfare that the Government is giving to Singaporeans, even though welfare remains a dirty word," said SLP International research head Nicholas Mak.
[email protected]
- See more at: http://business.asiaone.com/news/two-room-flat-10000#sthash.obkombqw.dpuf
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http://business.asiaone.com/news/two-room-flat-10000
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Tessa Wong
MyPaper
Thursday, Mar 27, 2014
SINGAPORE - Up for grabs: A two-room flat in Sembawang that costs just $10,000, with housing grants.
With the Housing Board's latest Build-To-Order flat launch, experts say this has set the lowest price for a flat in recent memory.
The HDB yesterday launched 3,497 new flats in the non-mature towns of Sembawang, Sengkang and Yishun.
The price of two-room flats at the EastLace@Canberra and EastCrown@Canberra projects starts from $10,000 with housing grants, and $70,000 without grants.
Only one flat boasts of this price, but others can be had for a few hundred dollars more.
The HDB said yesterday that that one flat is the lowest priced two-roomer offered since 2011, when the Special CPF Housing Grant (SHG) of $20,000 was introduced.
Experts told MyPaper that this is one of the lowest prices set for a BTO flat in many years.
"It is really unprecedented," said PropNex chief executive Mohamed Ismail Gafoor.
The HDB appears to have been offering smaller flats at lower prices in recent years. In the previous BTO launch in January, a two-room flat in Woodlands Glen was going for $13,000 with grants and $73,000 without grants.
The two-room EastLace and EastCrown flats are not the cheapest in terms of overall price - in June 2010, a two-room flat at Rivervale Arc went for $68,000. But overall housing grants were also lower at that time, as the SHG did not exist then.
First-timer households can now enjoy up to $60,000 in housing grants, comprising of the SHG and the Additional CPF Housing Grant of $40,000.
ERA's key executive officer, Mr Eugene Lim, pointed out that one reason for the low price of these flats is their smaller size.
In terms of internal floor area, the flats come in two sizes - 36 sq m and 45 sq m. Two-room flats are usually bigger than 40 sq m, said Mr Lim.
Nevertheless, the overall price is lower and this shows the Government is "trying to keep the quantum affordable, especially for low-income families," he said.
Several noted that the downward trend for small-flat prices comes as construction and labour costs have gone up in recent years.
"The smaller the flat is, the greater the subsidy the Government seems to give in the pricing," said Mr Ismail, who added that the delinking of new flat pricing from resale flat prices in 2011 has also played a part.
All this is part of the recent push by the Government to provide more for the poor.
"It's all part of the increased social welfare that the Government is giving to Singaporeans, even though welfare remains a dirty word," said SLP International research head Nicholas Mak.
[email protected]
- See more at: http://business.asiaone.com/news/two-room-flat-10000#sthash.obkombqw.dpuf
Any idea why only $10,000? It shd be $25k right with all the grants. Anyway, anyone know how does the grant works? I hv one close relative, single now about 60 years not working, is she eligible if she doesn't take loan to buy?
http://www.hdb.gov.sg/fi10/fi10321p.nsf/w/BuyingNewFlatEligibilitytobuynewHDBflat?OpenDocument
First-timer Applicants
You and the essential family members listed in the application for purchase of the flat must not:
Be the owners of a flat bought direct from HDB, a DBSS flat or an Executive Condominium bought from the developer
Have sold a flat bought direct from HDB, a DBSS flat or an Executive Condominium bought from the developer
Have received the CPF Housing Grant for the purchase of an HDB resale flat
Have taken other forms of housing subsidy (for example, benefitted under the Selective En bloc Redevelopment Scheme, privatisation of HUDC estate etc)
Read more on the privileges for first-timer applicant (family).
Back to top
Second-timer Applicants
You or the essential family members listed in your application have owned/sold or are currently owners of
Any HDB flat that was bought from HDB
Any resale flat that was bought under the CPF Housing Grant Scheme
Any apartment under Design, Build and Sell Scheme or Executive Condominium from the developer
Have taken other forms of housing subsidy (for example, benefitted under the Selective En bloc Redevelopment Scheme, privatisation of HUDC estate etc.)
Any idea why only $10,000? It shd be $25k right with all the grants. Anyway, anyone know how does the grant works? I hv one close relative, single now about 60 years not working, is she eligible if she doesn't take loan to buy?
Single Singapore Citizen# You, the applicant, must be a First-timer and is:
- unmarried , divorced or widowed
Any idea why only $10,000?
http://esales.hdb.gov.sg/hdbvsf/eampu03p.nsf/0/14MARBTOSB_page_7523/$file/about1.htm
Price range: $70,000 - $93,000
So the lowest is S$70k
-S$35k -S$20K
= S$15k
So just say S$10k +++
Hi Richwang and Arcachon
Thanks for your input. Much appreciated.
Good night.
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