A few CCR transactions sold at a loss (reported in The Edge)

[bargain hunter]

oceanfront

Sold 2 MAR 2016 295 OCEAN DRIVE #XX-XX 1,647sq ft 1,150psf
Bought 9 SEP 2008 1,270psf

[bargain hunter]

Foresta

Sold 12 FEB 2016 108 WISHART ROAD #XX-XX 431sq ft 2,067psf
Bought 9 JUN 2011 2,067psf

1 bedroom sold back at $100 gross loss

[bargain hunter]

I think at the end of this year or next year, we can have a thread "A few OCR transactions sold at a loss"

there already are OCR losses. just that the quantity to scan through is too much for me to suss out the losses which so far are still few and far in between vs the total number of caveats. gotta leave that to the experts and computers. besides, as bargain hunter, i still think the bargains are in CCR and not OCR.

[bargain hunter]

Belle Vue

Sold 10 MAR 2016 23 OXLEY WALK #XX-XX 1,938sq ft 1,755psf
Bought 10 JUL 2009 1,758psf

small loss

[bargain hunter]

The Paterson

Sold 8 MAR 2016 63 PATERSON ROAD #XX-XX 1,421sq ft 1,844psf
Bought 11 MAY 2011 2,041psf

Sold 5 FEB 2016 63 PATERSON ROAD #XX-XX 1,464sq ft 1,899psf
Bought 5 NOV 2007 2,295psf

[bargain hunter]

Martin Place

Sold 24 FEB 2016 6 MARTIN PLACE #XX-XX 1,894sq ft 1,768psf
Bought 18 NOV 2011 1,950psf

[bargain hunter]

Belmond Green

Sold 7 MAR 2016 15 BALMORAL ROAD #XX-XX 2,411sq ft 1,319psf
Bought 13 NOV 2009 1,327psf

advertised for sale for ages at $4m from still can sell above 1400psf easily until now sell at small loss.

[Werther]

got some info from pptycarrots

Bought at 1920psf at 2007 peak. sold at 1270psf. lost $3m+!

Sell so low price.... Could be decoupling?

[bargain hunter]

Sell so low price.... Could be decoupling?

http://www.propertyguru.com.sg/listi...ess-residences

had seen this advert for quite awhile. the agent last updated on feb 23rd, so its probably sold. 4.1m ask, offer 3.5m is possible. if seller desperate enough, will jump one. residences @ evelyn one i can't remember whether its ask 3.9m or 4m or 4.1m. offer came in at 3.6m also sold. similar scenario of bought in 2007 at at least > 20% above sold price, tenant had just left. for duchess residences, i can imagine that it is even harder to find tenants (if tenant leaves)! even harder to justify covering the loan on a 5.3m purchase price. monthly cash outflow is even larger.

PS: the pictures in the above agent's links does look like its from #05-02 so very high chance that this is the unit and its sold at 3.5m.

[teddybear]

Must have been few and far in between (and could be "decoupling" as well), otherwise we will definitely see many of those property cooling measures being removed...............

there already are OCR losses. just that the quantity to scan through is too much for me to suss out the losses which so far are still few and far in between vs the total number of caveats. gotta leave that to the experts and computers. besides, as bargain hunter, i still think the bargains are in CCR and not OCR.

[teddybear]

Duchess Residence that place very inconvenient........
Residence@Evelyn not exactly convenient too but better than Duchess.......

http://www.propertyguru.com.sg/listi...ess-residences

had seen this advert for quite awhile. the agent last updated on feb 23rd, so its probably sold. 4.1m ask, offer 3.5m is possible. if seller desperate enough, will jump one. residences @ evelyn one i can't remember whether its ask 3.9m or 4m or 4.1m. offer came in at 3.6m also sold. similar scenario of bought in 2007 at at least > 20% above sold price, tenant had just left. for duchess residences, i can imagine that it is even harder to find tenants (if tenant leaves)! even harder to justify covering the loan on a 5.3m purchase price. monthly cash outflow is even larger.

PS: the pictures in the above agent's links does look like its from #05-02 so very high chance that this is the unit and its sold at 3.5m.

[Werther]

oceanfront

Sold 2 MAR 2016 295 OCEAN DRIVE #XX-XX 1,647sq ft 1,150psf
Bought 9 SEP 2008 1,270psf

Unbelievable.. Why so cheap.. I check ura.. No such low transaction at $1150psf.. Decoupling again?

[onglai]

Unbelievable.. Why so cheap.. I check ura.. No such low transaction at $1150psf.. Decoupling again?

ura have. mar 2016.

[bargain hunter]

Unbelievable.. Why so cheap.. I check ura.. No such low transaction at $1150psf.. Decoupling again?

ground floor unit.

[onglai]

Unbelievable.. Why so cheap.. I check ura.. No such low transaction at $1150psf.. Decoupling again?

http://www.propertyguru.com.sg/listi...t-sentosa-cove

[Werther]

Thanks bros, you all here are so helpful, as usual.

[HP65]

http://www.propertyguru.com.sg/listi...ess-residences

had seen this advert for quite awhile. the agent last updated on feb 23rd, so its probably sold. 4.1m ask, offer 3.5m is possible. if seller desperate enough, will jump one. residences @ evelyn one i can't remember whether its ask 3.9m or 4m or 4.1m. offer came in at 3.6m also sold. similar scenario of bought in 2007 at at least > 20% above sold price, tenant had just left. for duchess residences, i can imagine that it is even harder to find tenants (if tenant leaves)! even harder to justify covering the loan on a 5.3m purchase price. monthly cash outflow is even larger.

PS: the pictures in the above agent's links does look like its from #05-02 so very high chance that this is the unit and its sold at 3.5m.

It is 05-02. I went to view it. It's higher that the opposite block within the development but the lower floor looked at the roof top of the opposite block. The 2 rooms faces HCI Boarding School. I didn't really like it coz the actual live in space is rather small. It just doesn't feel like 2,700 sqf. It feels more like 1600sqf. Too much outdoor terrace, greedy UOL. If you research, it's design, it is almost the same as Glentrees. The developer basically used the same template for the units....super lazy.

Landscaping is nice but quite hilly with not much space to run around. Gym is also ultra small.

imo, $3.5m is no big deal. The best units in this development are the 4-bedders to get.

[bargain hunter]

It is 05-02. I went to view it. It's higher that the opposite block within the development but the lower floor looked at the roof top of the opposite block. The 2 rooms faces HCI Boarding School. I didn't really like it coz the actual live in space is rather small. It just doesn't feel like 2,700 sqf. It feels more like 1600sqf. Too much outdoor terrace, greedy UOL. If you research, it's design, it is almost the same as Glentrees. The developer basically used the same template for the units....super lazy.

Landscaping is nice but quite hilly with not much space to run around. Gym is also ultra small.

imo, $3.5m is no big deal. The best units in this development are the 4-bedders to get.

agree with u, esp. on GREEDY AND LAZY! hahahahaha. they are really too much. PLUS capitalising on the 2007 peak. i have to re-emphasise again: wee and cronies 15xx to 17xxpsf. next day sell to so called VVVVVVVIP at 18xx to 2300psf.

[bargain hunter]

Duchess Residences: A lesson to remember:

106 Duchess Avenue #01-09 276sq m $4553080 1533psf 26-JUL-2007
106 Duchess Avenue #01-08 277sq m $4581500 1537psf 30-JUL-2007
102 Duchess Avenue #01-06 276sq m $4592280 1546psf 02-AUG-2007
106 Duchess Avenue #01-07 276sq m $4592300 1546psf 30-JUL-2007

vs

102 Duchess Avenue #01-04 278sq m $6134000 2050psf 06-AUG-2007
102 Duchess Avenue #01-03 278sq m $6134000 2050psf 31-JUL-2007

note that caveat dates are very close, this is not what u call price appreciation. it is what they declared as 2% discount. what i see is a 25% discount. so now they orbi good. these pple they ripped off jumping liao, they also paper loss underwater even at their kelong prices.

[Werther]

Duchess Residences: A lesson to remember:

106 Duchess Avenue #01-09 276sq m $4553080 1533psf 26-JUL-2007
106 Duchess Avenue #01-08 277sq m $4581500 1537psf 30-JUL-2007
102 Duchess Avenue #01-06 276sq m $4592280 1546psf 02-AUG-2007
106 Duchess Avenue #01-07 276sq m $4592300 1546psf 30-JUL-2007

vs

102 Duchess Avenue #01-04 278sq m $6134000 2050psf 06-AUG-2007
102 Duchess Avenue #01-03 278sq m $6134000 2050psf 31-JUL-2007

note that caveat dates are very close, this is not what u call price appreciation. it is what they declared as 2% discount. what i see is a 25% discount. so now they orbi good. these pple they ripped off jumping liao, they also paper loss underwater even at their kelong prices.

Bro Bargain

I quite blurred one. you mean last time when launched at $15xxpsf, buyers sub-sale at $2xxxpsf during 2007?

[hopeful]

Bro Bargain

I quite blurred one. you mean last time when launched at $15xxpsf, buyers sub-sale at $2xxxpsf during 2007?

see the dates. eg
102 Duchess Avenue #01-06 276sq m $4592280 1546psf 02-AUG-2007 (wee and cronies)
102 Duchess Avenue #01-03 278sq m $6134000 2050psf 31-JUL-2007 (non-crony VVVVIP)

so:
wee and cronies buy at 15xx psf
non-crony VVVVIP buy a 20xx psf

what BH means is wee and cronies have the cheek to say that it is a 2% discount, when in actual fact is like 25%, from 20xx to 15xx.
and the recent transaction means that wee and cronies are sitting at a paper loss even with their low purchase price

[Werther]

see the dates. eg
102 Duchess Avenue #01-06 276sq m $4592280 1546psf 02-AUG-2007 (wee and cronies)
102 Duchess Avenue #01-03 278sq m $6134000 2050psf 31-JUL-2007 (non-crony VVVVIP)

so:
wee and cronies buy at 15xx psf
non-crony VVVVIP buy a 20xx psf

what BH means is wee and cronies have the cheek to say that it is a 2% discount, when in actual fact is like 25%, from 20xx to 15xx.
and the recent transaction means that wee and cronies are sitting at a paper loss even with their low purchase price

Ok.. Got it, Bro Hopeful. Thanks for the clarification.

However, as mentioned, that unit #05-02 is probably one and only that was sold at low price... maybe the others are transacted at higher price... so the wee and cronies are not so affected la... Let me check first then comment again....

[bargain hunter]

Ok.. Got it, Bro Hopeful. Thanks for the clarification.

However, as mentioned, that unit #05-02 is probably one and only that was sold at low price... maybe the others are transacted at higher price... so the wee and cronies are not so affected la... Let me check first then comment again....

before this new low, the previous low was also set by a penthouse in 2009. bought at 1811, sold at 1399psf. the buyer of the 1399psf unit managed to flip out at 1600+psf i think in 2013 just before the measures crashed things down.

ok lah, in general the kelong pple r not underwater but trust me. those that bought at 1800psf and above r probably struggling, suffering, cursing and swearing.

[proud owner]

I remember i was in office when i heard news of house wives lining up around lunch hours to buy Duchess Residences ...Th

Orby good hahahhhha

Buy blindly ...

A friend of mine, whose family is friend of the developer of Residences@ Evelyn.

He wanted to buy property at that time. i told him to just go ahead and buy.

But his developer family friend told him to wait for the launch.

Waited and Waited, prices elsewhere kept going up.

Finally launched, they bought 7 units from this developer family friend...

Since then, R@E didnt move as much as others.

If he didn't wait, he would have bought other projects at a much lower price, and would have made a large profit.

worst still , now they constantly complain cannot find tenants.

they rental return is really bad ...

Friends or Foes ?

[bargain hunter]

I remember i was in office when i heard news of house wives lining up around lunch hours to buy Duchess Residences ...Th

Orby good hahahhhha

Buy blindly ...

A friend of mine, whose family is friend of the developer of Residences@ Evelyn.

He wanted to buy property at that time. i told him to just go ahead and buy.

But his developer family friend told him to wait for the launch.

Waited and Waited, prices elsewhere kept going up.

Finally launched, they bought 7 units from this developer family friend...

Since then, R@E didnt move as much as others.

If he didn't wait, he would have bought other projects at a much lower price, and would have made a large profit.

worst still , now they constantly complain cannot find tenants.

they rental return is really bad ...

Friends or Foes ?

no leh, R@E developed by citydev wor. and psf at launch was still damn low, unless he ended up with 7 high floor units which citydev used to mark up the price hahahaha. think about how the VVVIP buyers of duchess residences felt at 1,800 to 2300psf instead. negative equity from day one. housewives got so much money to place deposit, exercise and complete the purchase? cheapest unit was probably from 2.7m all the way till 6 to 7m leh.

[proud owner]

For R@E... it was the opportunity loss ...

while waiting for the launch which took damn long, he could have bought anything lower in psf ...and made alot more...

Their trust in the Friends made them waited for a good 12 mths ... during that period, where else was even lower and moved up a lot in that same 12 mths..

[amk]

ok lah, in general the kelong pple r not underwater but trust me. those that bought at 1800psf and above r probably struggling, suffering, cursing and swearing.

I m positively sure towkay Wee's unit had been sold at close to 2k psf after TOP .
There is a MRT now, I think 1800psf today for a normal unit is a fair price. Not those 2 story or basement type.

[proud owner]

almost 1 km to to the MRT station...

i would rather pay for Maplewoods or Casa esperanza ....

[bargain hunter]

I m positively sure towkay Wee's unit had been sold at close to 2k psf after TOP .
There is a MRT now, I think 1800psf today for a normal unit is a fair price. Not those 2 story or basement type.

1800psf is way overvalued right? better locations are at 1800psf or below. i can't see the charm of rooms facing hwa chong hostel. and as bro proud owner has said, too deep in to walk from the mrt.

[bargain hunter]

http://www.propertyguru.com.sg/listi...ess-residences another seller willing to sell at a loss at 1700psf. i think 16xxpsf can be done, why need to pay at 1800psf?

http://www.propertyguru.com.sg/listi...ale-the-tresor maybe less luxurious but more practical be it the unit's layout or proximity to mrt/shops?