Impact of the ABSD

[DC33_2008]

Price drop faster in poorer locations regardless of FH or LH.

Actually you are quite right to look from buyer's perspective when it comes to investment properties coz you'll always look to sell it to the next buyer when the opportunity strikes. As such, assessing through the buyer's perspective is reasonable...

Think i agree with the earlier assessment that LH price drop is steeper during downturn but its price appreciation is probably also steeper during upturn. But again I'm only commenting based on what I've observed and particularly referring to LH near MRT.

[dmonddd]

Apology for diverting.
I still find the compensation unfair as developers have set aside their funds and should give to all. Imagine if the whole project is being bought by foreigners

I always prefer completed projects for cash-flow reason
Now I would not even take a look at new projects
Should one day consider to be developer


At launch psf determined by demand forces. HK did away this year
More upside for developers as set baseline psf, anything above it is extra bonus

Risk flows to buyers.

[august]

Apology for diverting.
I still find the compensation unfair as developers have set aside their funds and should give to all. Imagine if the whole project is being bought by foreigners

I always prefer completed projects for cash-flow reason
Now I would not even take a look at new projects
Should one day consider to be developer


At launch psf determined by demand forces. HK did away this year
More upside for developers as set baseline psf, anything above it is extra bonus

Risk flows to buyers.

nothing wrong with whole project bought by foreigners right? isn't that the hallmark of an open economy that welcomes foreigners? i thought some people were earlier accusing the govt as having turned socialist due to cm5.

[ysyap]

Apology for diverting.
I still find the compensation unfair as developers have set aside their funds and should give to all. Imagine if the whole project is being bought by foreigners

I always prefer completed projects for cash-flow reason
Now I would not even take a look at new projects
Should one day consider to be developer


At launch psf determined by demand forces. HK did away this year
More upside for developers as set baseline psf, anything above it is extra bonus

Risk flows to buyers.

So does it mean that you'd prefer no compensation to be given by developers at all in order to ensure fairness?

[dmonddd]

it's either left or right. no subsidy or all gets subsidy.
some may be disagree with my 2 extremes decision..

August - no no no i'm not driving at foreigners buying into one project. I'm looking from developer's angle that what if all buyers are foreigners..conservatively they then need to set aside ABSD for all units. Now because some buyers are singaporeans/PRs...their cashout on subsidy is much lower.

why not developer do positive marketing and give out subsidy to singaporeans/PR as well, i.e. to all buyers..

foreigner- ABSD subsidy
singaporeans - subsidy in the form of cash/furniture vouchers...or throw in A class ID

just need one developer to set this standard...and all units 100% sold out

[dmonddd]

anyway....just in time with completion of DTL

my take - everywhere on Singapore island is connected..with new lines.
so not much advantage even if near MRT.

advantage if nearer to CBD..working place.

[dmonddd]

anyway....just in time with completion of DTL

my take - everywhere on Singapore island is connected..with new lines.
so not much advantage even if near MRT.

advantage if nearer to CBD..working place.

referring to hillier

[dmonddd]

another interesting article

http://www.shanghaidaily.com/article...&type=Business

if i m a chinese in china...with the discounts 15-20% for luxury properties in china offered by developer vs absd in singapore..where would i place my money?


just a thought...need to touch base with some buddies in china

[dmonddd]

everywhere ppl is the same...when go good deal...you jump and wait and see.

am surprised to see how fast the chinese developers react and willing to go with reality..do we see commonality in Singapore developers now?

[ysyap]

another interesting article

http://www.shanghaidaily.com/article...&type=Business

if i m a chinese in china...with the discounts 15-20% for luxury properties in china offered by developer vs absd in singapore..where would i place my money?


just a thought...need to touch base with some buddies in china

The biggest determining factor is the risk tagged to the two economies...

[dmonddd]

Looking at some forumers who strongly viewed that china chinese will be the be buying into Singapore property market

Setting aside the china and singapore economic outlook (china is growing at GDP rate very much higher than us) the discounts make it more basis for china Chinese to reinvest into their market. Like stock buying accumulate when prices drop LOL.

Question is if china is down will singapore or other economies remain flat or be also down. Lets see.

[amk]

Who strongly view china Chinese will be buying into SG pties after ABSD ?

Before CM5, china Chinese were buying into prime. It's a fact.
After CM5, no foreigner, including china Chinese, will be buying into anything.

[peterng8]

VTO at some areas....even that no one dare to offer now...buyers are sitting on the fence observing...see who blinks first...

[Regulators]

I am still thinking whether it is worth swallowing the 3% absd for the next purchase. There is no serious drop in prices so far, I think only a few developers absorbing absd, but they would have upped the px by 20% first

[dmonddd]

do you have to pay ABSB and be worst off compared to your neighbor?

dleedon - neighbor bought early june before ABSD...no 3%
now i am buying my 3rd property....need to pay 3% ABSD
same f'loor same unit size opposite each other

who has the advantage when selling?

[rattydrama]

do you have to pay ABSB and be worst off compared to your neighbor?

dleedon - neighbor bought early june before ABSD...no 3%
now i am buying my 3rd property....need to pay 3% ABSD
same f'loor same unit size opposite each other

who has the advantage when selling?

wat about project like hillier, all buyers have to pay ABSB will they sell well with a reduced pricing?

[rattydrama]

Who strongly view china Chinese will be buying into SG pties after ABSD ?

Before CM5, china Chinese were buying into prime. It's a fact.
After CM5, no foreigner, including china Chinese, will be buying into anything.

was told foreign buyer now focus on OCR property as the total outlay is lower. they are not looking at ccr now.

not sure if this is really the case.

[dmonddd]

wat about project like hillier, all buyers have to pay ABSB will they sell well with a reduced pricing?

Am comparing those who bought before and after ABSD

Hillier is different as all buyers whether foreigner or Singaporeans or PR enter same time

FEO smart to adjust prices to capture sales
But their moves already tell us something.

[dmonddd]

was told foreign buyer now focus on OCR property as the total outlay is lower. they are not looking at ccr now.

not sure if this is really the case.

Question probably can be answered by those in priority banking and those watching the influx of foreigners

2 groups the ultra rich and the working professionals

As mentioned my FT buddies who are the working professionals rather invest back home.

First group ultra rich 10% absd probably negligible to them to their total assets value but they also rationalize.

With the increasing discounts offered by developers in china for luxury properties wouldn't they buy more into china property market or into hong kong. Hong kong resale market is also having discounts sale not firesale. If firesale all will be burnt. Let's hope not for latter.

Just my 2 Viet dong inputs.

Let's see 2 months down the road.

[amk]

With the increasing discounts offered by developers in china for luxury properties wouldn't they buy more into china property market

If u mentioned this u dun know much about china Chinese buyers. They buy overseas mainly to get money out of china. They will never buy china "luxury" projects.

With ABSD china Chinese will look elsewhere , more like US, London, or Auz

[rattydrama]

Am comparing those who bought before and after ABSD

Hillier is different as all buyers whether foreigner or Singaporeans or PR enter same time

FEO smart to adjust prices to capture sales
But their moves already tell us something.

this will also mean that those launched and half sold projects might need to cut price to move sales.

on the other land, new projects to cut price and absorb ABSB. clearly the price will have to be lower than the peak price in order to clinch a sale.

i think FEO strategy is good as it breaks the psychological barrier. whichever way the market turns, they are still the winner and all buyers goes to them. LOL

the land cost is 67xpsfppr, about 1.2psf for 1 bedder with 3.6m height loft unit and 51x sq (proper siize 1bedder) and with mall and mrt...better buy then many other projects during this period. also they are not competiting the rest of the condo nearby. 1 bedder is kinda rare in this area.

[devilplate]

Singkies still buying for investment.....hmmm

Heard only 30outlets within the mall.....how come so little....lol

[dmonddd]

For resale market a foreigner has to absorb 10% ABSD plus SSD max 16%
So if a foreigner wants to buy one now he has to ensure his margins are better than 26% otherwise no meat.

so if I'm seller I have to push Up the prices and allow negotiation and later bring it down to psf I want. For eg if I want to take home 888psf I need to price it at $1200psf. Buyer will think that he got a great deal
Ura previous transactions at 1000psf. Seller would hold at $1000psf

Seller will have caught a sucker? so seller will continue to price higher than ura price and stamp on ad negotiable. seller agent would have convinced buyer that seller is absorbing the ABSD and some SSD

[devilplate]

Actually the pricing not cheap leh....

Its about tennery initial preview px wat.....1150psf average

[rattydrama]

Singkies still buying for investment.....hmmm

Heard only 30outlets within the mall.....how come so little....lol

cannot manage too many empty units, not so successful else where, thus less units.

[dmonddd]

this will also mean that those launched and half sold projects might need to cut price to move sales.

.

I will storm developer office if I bought before ABSD as I'm discriminated against new buyers buying after ABSD. Lol
That's what happening in china The Chinese developers are smarter but giving options to earlier buyers to buy at discounts in future projects. Read the article it's interesting.

Lets see but the complication creates unpleasant tastes for me

My take hold back.

[DC33_2008]

People are off loading units. These buyers are so desperate?

Actually the pricing not cheap leh....

Its about tennery initial preview px wat.....1150psf average

[dmonddd]

Rattydrama agree with you. The winner at the end is developer
What to do - we all have IFS or IBS itchy finger/butt syndrome

For guys when we have surplus $$ either buy car or get new girlfriend.
Same syndrome applies on all asset classes

[peterng8]

Resale market at out of city will not be better with this ABSD, as it has affected buying sentiments as before that it was alrready not promising, ...not as if the price will drop overnight but due to low interest rate, sellers can still hold tight tight the price for those not in need to sell..but for those serious sellers offer VTO...no buyers want to offer after viewing and sellers are not expecting alot less anyway, see who blinks first is the mentality....unless come across a buyer who does not care about price movement than possibly will bite it..if not who want to commit now as it is uncertain?

Resale transaction vol will be low going ahead and this might result in price going down next year coupled with macro environment which is not going to be better anyway...by how mcuh drop? 10 %to 20% is my prediction ...

[rattydrama]

For resale market a foreigner has to absorb 10% ABSD plus SSD max 16%
So if a foreigner wants to buy one now he has to ensure his margins are better than 26% otherwise no meat.

so if I'm seller I have to push Up the prices and allow negotiation and later bring it down to psf I want. For eg if I want to take home 888psf I need to price it at $1200psf. Buyer will think that he got a great deal
Ura previous transactions at 1000psf. Seller would hold at $1000psf

Seller will have caught a sucker? so seller will continue to price higher than ura price and stamp on ad negotiable. seller agent would have convinced buyer that seller is absorbing the ABSD and some SSD

everyone can check the URA ceveat price, buyer cannot be so stupid.
but interestingly with this 26% "taxes", is this the reason everyone is expecting the property price to drop 30%? LOL.

Actually no one is buying now unless you see things differently so maybe the food/agent is too good and u wont want to refuse.

to devil, this location is preferred in comparision with tennery.