PDA

View Full Version : Textile Centre



Wolverine23
14-04-14, 22:56
Cheap and undervalued. Transformation within 5 years in this area.

Arcachon
14-04-14, 23:15
http://www.propertyguru.com.sg/listing/17532351/for-sale-textile-centre

Wolverine23
14-04-14, 23:28
http://www.propertyguru.com.sg/listing/17532351/for-sale-textile-centre

Your unit? :)

Arcachon
15-04-14, 02:23
Nope, use to go there for midnight show.

smallant
15-04-14, 12:48
Think the plaza apartment got more potential. . Textile cte a bit complex.. to many karoke ok gals there... ;-)

johnlee
15-04-14, 14:45
Area will undergo a revival at some point. Its imminent. I think catalyst will be when Duo comes up. Thats in 3-4 years. But vibrancy of the area will pick up from Duo, through the already busy Haji and Arab street areas, and out to Jalan Sultan. So many nice Shophouses filling the area ...

Wolverine23
15-04-14, 20:45
Think the plaza apartment got more potential. . Textile cte a bit complex.. to many karoke ok gals there... ;-)

Plaza has apartments?

Wolverine23
15-04-14, 20:46
Area will undergo a revival at some point. Its imminent. I think catalyst will be when Duo comes up. Thats in 3-4 years. But vibrancy of the area will pick up from Duo, through the already busy Haji and Arab street areas, and out to Jalan Sultan. So many nice Shophouses filling the area ...

Yes, and right smack in the middle of DUO and Kallang Riverside... I am placing my bet on this area.

Arcachon
15-04-14, 21:38
Plaza has apartments?

http://www.propertyguru.com.sg/project/the-plaza-761

http://cdn-sg2.pgimgs.com/images/thumb/7/d/6/b/7d6be919240375_1_V550.jpg

http://cdn-sg2.pgimgs.com/images/thumb/d/4/1/c/d41cdb16999492_1_V550.jpg

The Plaza is located on the same site of The Park Royale Plaza Hotel. It is situated at the fringe of the Central Business District (CBD) and is only one highway away from Changi International Airport (15 to 20 mins drive). The MRT Circle Line is accessible within walking distance and accessibility to all parts of Singapore is convenient and easy. The Kallang River view from above 20th floor is superb and the night view is simply magnificent. This high apartment is recently renovated and resonates with the professional expatiates. Sell with vacant possession.
Details
Property Name: The Plaza
Property Type: Apartment
Price: S$ 1,300,000 Negotiable
Valuation Price: S$ 1,150,000
Price (psf): S$ 1,547.62 psf (built-up)
Floor Area: 840 sqft / 78.04 sqm (built-up)
Condition: Partially Furnished
Tenure: 99-year Leasehold
TOP Year: 1979
Special Features:

Arcachon
15-04-14, 21:43
Yes, and right smack in the middle of DUO and Kallang Riverside... I am placing my bet on this area.

Better to place your bet on the longer lease, after 99 years the value is zero, the COW say one.

Wolverine23
15-04-14, 22:13
Better to place your bet on the longer lease, after 99 years the value is zero, the COW say one.

This area can play leasehold.

only value-for-money around here is Textile Centre... the rest all asking much higher prices...

Arcachon
15-04-14, 23:14
I was given a choice of 99 leasehold TOP 13 years and a 99 leasehold under construction. Different area same price.

I chose the one under construction.

Which one would you chose?

timmy
15-04-14, 23:14
This area can play leasehold.

only value-for-money around here is Textile Centre... the rest all asking much higher prices...

So what is the going rate at textile centre?

Wolverine23
16-04-14, 07:37
I was given a choice of 99 leasehold TOP 13 years and a 99 leasehold under construction. Different area same price.

I chose the one under construction.

Which one would you chose?

Depends on location. Completed properties you can already collect your rental yield from day 1.

Wolverine23
16-04-14, 21:09
So what is the going rate at textile centre?

from 900 to 1400psf

Arcachon
16-04-14, 21:14
Depends on location. Completed properties you can already collect your rental yield from day 1.

 
BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,300,000 936 Strata 11 to 15 1,388 11-May
BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,200,000 936 Strata 16 to 20 1,281 11-Apr

BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,180,000 883 Strata 06 to 10 1,337 12-Oct
BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,180,000 883 Strata 16 to 20 1,337 11-Jul


The Bencoolen was completed 1998, 13 years ago TOP. selling for 1,180,000.
13 x 4000 x 12 = 624,000 rental for 13 years. (1,1800,000-624,000=556,000)

Southbank was completed 1 years ago TOP. selling for 1,330,000.
1 x 4000 x 12 = 48,000. (1,330,000-48,000 = 1,282,000).

Wolverine23
16-04-14, 21:34
emmm????? What are you trying to say? :beats-me-man:



 
BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,300,000 936 Strata 11 to 15 1,388 11-May
BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,200,000 936 Strata 16 to 20 1,281 11-Apr

BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,180,000 883 Strata 06 to 10 1,337 12-Oct
BURLINGTON SQUARE BENCOOLEN STREET Apartment 7 RCR 99 yrs lease commencing from 1996 1 1,180,000 883 Strata 16 to 20 1,337 11-Jul


The Bencoolen was completed 1998, 13 years ago TOP. selling for 1,180,000.
13 x 4000 x 12 = 624,000 rental for 13 years. (1,1800,000-624,000=556,000)

Southbank was completed 1 years ago TOP. selling for 1,330,000.
1 x 4000 x 12 = 48,000. (1,330,000-48,000 = 1,282,000).

Arcachon
16-04-14, 22:13
When you buy a shorter lease e.g one which is TOP 13 years ago, you lost the opportunity for rental income for 13 years.

Buying the property with shorter lease compare with one with longer lease at the same price, you lose the rental income for the used lease.

On paper you can collect rental income but measure according to the lease you lose on the shorter lease property.

Given a choice which one will you buy and why. (for investment, capital appreciation and rental income)

A. The Bencoolen was completed 1998, 13 years ago TOP. selling for 1,180,000. (Rental = SGD 4000)

B. Southbank was completed 1 years ago TOP. selling for 1,330,000. (Rental = SGD 4000)

Arcachon
16-04-14, 22:23
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 (80.85*126*82)
SGD 835,342 - 760,000 = SGD 75,342.2 discount.

---------------------------------------------------------------------------------------

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.

---------------------------------------------------------------------------------------

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

6031.74/82 = 73.55 per sqm per year.

---------------------------------------------------------------------------------------

4. What is the value of HDB when the lease remaining is zero?

ZERO

---------------------------------------------------------------------------------------

5. Which unit will you chose?

Arcachon
16-04-14, 22:29
Japanese officers at Kallang and Ki-45 “Nick” night fighters at Kallang, postwar

http://www.combinedfleet.com/Singapore.htm

Wolverine23
16-04-14, 22:41
When you buy a shorter lease e.g one which is TOP 13 years ago, you lost the opportunity for rental income for 13 years.

Buying the property with shorter lease compare with one with longer lease at the same price, you lose the rental income for the used lease.

On paper you can collect rental income but measure according to the lease you lose on the shorter lease property.

Given a choice which one will you buy and why. (for investment, capital appreciation and rental income)

A. The Bencoolen was completed 1998, 13 years ago TOP. selling for 1,180,000. (Rental = SGD 4000)

B. Southbank was completed 1 years ago TOP. selling for 1,330,000. (Rental = SGD 4000)

I choose Southbank for its potential future catalyst due to area redevelopment.

Very hard to compare 2 different locations. Also, rental will fluctuate depending on its size and future transformation of the surrounding area...

Each project has pros and cons. End of the day, if you have a long term (20 - 30 years) passive investment view, sure make regardless if it is 50 years or 90 years lease...

Any capital appreciation will be added bonus!

smallant
17-04-14, 10:33
I buy what I can afford. . With tdsr etc... not easy to get loan. U wait.. u miss the boat lor...

Wolverine23
17-04-14, 21:34
So? Keep buying and max out leverage now?


I buy what I can afford. . With tdsr etc... not easy to get loan. U wait.. u miss the boat lor...

Arcachon
17-04-14, 22:03
So? Keep buying and max out leverage now?

What is max out leverage?

If a 44 k guy got 1.8 million dollar property loan is he max out.

Wolverine23
17-04-14, 22:35
What is 44k guy? Annual income 44k?

In the first place, S44k per annum cannot borrow 1.8m...


Max out leverage: eg. Annual income $400+k per month = $33k.
Borrow till ppty loan instalment is $20k per month.
Then, rent the properties out at approximate $20k per month and borrow more loans and add on another $14k to monthly repayment. (as now total income increase by $20k per month. Banks will use 30% haircut...)

In the end, $36k ppty loan instalment and approximate $10.2m loan.

:)




What is max out leverage?

If a 44 k guy got 1.8 million dollar property loan is he max out.

Arcachon
17-04-14, 23:18
What is 44k guy? Annual income 44k?

In the first place, S44k per annum cannot borrow 1.8m...

:)

Now cannot, before the CM 8 can.

Wolverine23
18-04-14, 13:04
Now cannot, before the CM 8 can.

Still can...if you know the loophole. :)

Arcachon
18-04-14, 13:39
Still can...if you know the loophole. :)

Can share, or just msg me, thks.

Wolverine23
22-04-14, 22:48
Will this hit $2,000psf soon? :)

Wolverine23
13-05-14, 08:47
Sellers of the recent Orchard Towers and Marine Parade prime units are based in Textile Centre... Sing Brothers.

omega
13-05-14, 09:34
Still can...if you know the loophole. :)

How to? Can PM me? :cheers4:

Forest ang
17-12-14, 15:40
Hi hi,
Is textile centre a good buy at $800psf for a two bedder at its original condition on high floor?

jwong71
17-12-14, 15:47
Hi hi,
Is textile centre a good buy at $800psf for a two bedder at its original condition on high floor?

You can't get the max loan, and cpf usage limited.

Arghh this I check alrdy. Lease left less than 60yrs, 55-57yrs. Therefore it's a issue

Forest ang
17-12-14, 15:52
Setting loan issue aside, nearby properties are going at $1800 psf. Older ones like Golden Mile complex asking $1000.
So will u think it is a good deal?

jwong71
17-12-14, 16:01
Setting loan issue aside, nearby properties are going at $1800 psf. Older ones like Golden Mile complex asking $1000.
So will u think it is a good deal?

You see differences 1.8k and 1k psf..

Depreciating,less than 60yrs lease vs new..

Etc People park, the plaza, textile.

There's always a reason for the price gap..