JURONG GATEWAY CONDO LAUNCHING!!

[Xan]

Why do many of you keep saying future price ah? You are sure the future price in 4 years will still be $1600psf on average? You are absolutely sure?

No one is sure.
I never say that buying J is sure lose.
But no need to say until buying J is a no brainer purchase either as the price is not cheap either.
To be honest with you, if I am all out to discriminate staying in jurong from the start and have doubts in its potential, I would not have reccee jurong area for so many times recently.

[Ringo33]

Because you talked like the whole singapore will flock to JLD every weekend.
Ya lor, all other shopping centers, businesses in prime areas/other areas can close down already.
Who is making nonsensical comparison here?
JLD dare to launch at this kinda price, you cannot stop others like regulator to compare Waterford (prime areas) with J. Frankly speaking, very seldom u heard many people saying staying in jurong is conducive.
And btw, I had no doubts about J's potential and rental opportunities, the question is how much meat is left after 1800psf including stamp duty. If u think still got a lot of meat, please go ahead and buy lah. I also believe there will be many faithful supporters like you and the project will be a sellout.

That is a fact because as of now many people from Singapore are already going to IMM for weekend grocery shopping. But that does mean JLD is trying to duplicate orchard.


Waterford? 2.3% capital gain per year since 2007. Is that even worth discussing?

[ecimbew]

Actually the hospital design looks gd.

[Allthepies]

I find it strange people keep saying future pricing.

To be frank, any intelligent developer will launch all new launch at `future` pricing if it can sell.

no developer will sell at historical pricing lah unless with no choice

[Xan]

That is a fact because as of now many people from Singapore are already going to IMM for weekend grocery shopping. But that does mean JLD is trying to duplicate orchard.


Waterford? 2.3% capital gain per year since 2007. Is that even worth discussing?

Different areas/project will draw different crowds. Some might go for Waterford for self stay over J.

Have u submitted your cheque? For what I know about MCL, they might surprise you with their launch price, might have chance some low floor units to be slightly lower than 1600psf for 1/2 bedder?

[DaytonaSS]

Why do many of you keep saying future price ah? You are sure the future price in 4 years will still be $1600psf on average? You are absolutely sure?

let uncle share with u, cos uncle also stupid stupid put few hundred k on a project which start building few years ago. If i bought a resale, and start collecting rent, would have collected between 144k-$216k already over 3 years .

Assuming price remain stagnant also make avg $180k already. So can i conclude buy new development at $1600(record) in Jurong East is future pricing. Pay installment now, hope to collect rental in future, THAT IS CALL FUTURE PRICE IMHO!! CANNOT SELL CANNOT FLIP CANNOT RENT! TRULY is call future pricing

[lajia]

Quality sharing....from investment point of view, this is really true!

let uncle share with u, cos uncle also stupid stupid put few hundred k on a project which start building few years ago. If i bought a resale, and start collecting rent, would have collected between 144k-$216k already over 3 years .

[Allthepies]

If there is capital appreciation, new launch will be much higher than resale if bought at the same time.

If no capital appreciation to talk about, stock investment is the way to go, no taxation, more liquid...

[ecimbew]

FOR the past 24 years, Madam Loo Koon Keaw has had to live with a rumbling sound every few minutes because her flat in Jurong East faces an MRT track.

'I've become used to it, but it's very noisy when the trains pass by between 11 and midnight when the neighbourhood is quieter,' said the 60-year-old retiree.

In May, a new rail viaduct built as part of the Jurong East Modification Project brought the trains even closer to her block. To dampen the noise from the trains and keep noise levels to the same levels as before, the Land Transport Authority (LTA) erected a 400m-long, 1.7m-high noise barrier at the new viaduct.

Madam Loo, who lives on the eighth floor, said the barriers have helped a little to cut down the noise. But this could also be because the tracks are new, she added with a resigned shrug. Once they age, the noise will probably get more intolerable.

In recent years, the 67-decibel limit has also been applied to new roads and expressways. But when widening an older expressway, engineers need only ensure that the expanded roads do not cause an increase in the existing noise level, which could exceed 67 decibels.

Research has found that a constant noise level of more than 80 decibels has been associated with increased risk of permanent hearing loss, and sleep can be significantly disrupted when background noise is 55 decibels or more.

Residents have taken issue with the 67-decibel rule. They argue that while a neighbourhood can be generally quiet, the momentary surges in noise from passing trains is enough to cause disturbance, particularly at night, even if average noise limits are met over an hour-long period.

http://www.stcars.sg/guides-articles...-noise/a/16442

[ecimbew]

The new Singapore Science Centre!
It will be next to Chinese Garden MRT station. Another cheer for Caspian folks.

[Komo]

let uncle share with u, cos uncle also stupid stupid put few hundred k on a project which start building few years ago. If i bought a resale, and start collecting rent, would have collected between 144k-$216k already over 3 years .

Assuming price remain stagnant also make avg $180k already. So can i conclude buy new development at $1600(record) in Jurong East is future pricing. Pay installment now, hope to collect rental in future, THAT IS CALL FUTURE PRICE IMHO!! CANNOT SELL CANNOT FLIP CANNOT RENT! TRULY is call future pricing

if you sell your new unit you may have made >300k. rent out may fetch >1k more

[Ringo33]

Huat ah

[riverfish]

Nowadays, freehold properties in D9, D10, D11, D15 - rental yield mostly btw 2- 3%, if you include stamp duty. So if you look purely at the rental yield, it doesn't make investment sense. You are only banging on future capital appreciation, which is a bit like gambling.

Hunting for a good freehold property with a rental yield of 4-5% is like searching for a needle in a haystack, not impossible, but increasingly difficult to find these days. Back in the late 90s and early 2000s, it was still not difficult to find. I got 2 good D9 freehold properties back then with a rental yield of at least 5%.

If you are a follower of old fashion investment principle, you would based your investment on sound rental returns calculation (as opposed to hope for future capital appreciation), whilst capital appreciation like is a bonus, the extra icing on the cake.

[mygeemeel]

Buyers invest into this place for convenience. I am sure they have done their sums and have the buying power.

Off topic: With this kind of price, how possible to find mt senile at same or below JEM price? Yet you find at least one tiong bahru resident who insist he can do so... with only s$50k.

[Coolstuff]

Nowadays, freehold properties in D9, D10, D11, D15 - rental yield mostly btw 2- 3%, if you include stamp duty. So if you look purely at the rental yield, it doesn't make investment sense. You are only banging on future capital appreciation, which is a bit like gambling.

Hunting for a good freehold property with a rental yield of 4-5% is like searching for a needle in a haystack, not impossible, but increasingly difficult to find these days. Back in the late 90s and early 2000s, it was still not difficult to find. I got 2 good D9 freehold properties back then with a rental yield of at least 5%.

If you are a follower of old fashion investment principle, you would based your investment on sound rental returns calculation (as opposed to hope for future capital appreciation), whilst capital appreciation like is a bonus, the extra icing on the cake.

Agree. But whats your take on where to put the spare cash now?... since property has low yield currently. Thanks.

[DaytonaSS]

Nowadays, freehold properties in D9, D10, D11, D15 - rental yield mostly btw 2- 3%, if you include stamp duty. So if you look purely at the rental yield, it doesn't make investment sense. You are only banging on future capital appreciation, which is a bit like gambling.

Hunting for a good freehold property with a rental yield of 4-5% is like searching for a needle in a haystack, not impossible, but increasingly difficult to find these days. Back in the late 90s and early 2000s, it was still not difficult to find. I got 2 good D9 freehold properties back then with a rental yield of at least 5%.

If you are a follower of old fashion investment principle, you would based your investment on sound rental returns calculation (as opposed to hope for future capital appreciation), whilst capital appreciation like is a bonus, the extra icing on the cake.

Cash flow is king. No capital appreciation in the near future. KBW said so

[dare2]

Cash flow is king. No capital appreciation in the near future. KBW said so

..so KBW can guarantee no more inflation? Otherwise that would mean there will be capital depreciation....

[amk]

If you are a follower of old fashion investment principle, you would based your investment on sound rental returns calculation (as opposed to hope for future capital appreciation), whilst capital appreciation like is a bonus, the extra icing on the cake.

... Err I'm the old fashioned type, but I thought old fashion is invest for capital gain not for yield ? The idea had always been, buy a pty, 5-10yrs later sell for big capital gain, in the mean time yield is nice extra to cover mortgage ? For real yield play I do REAL yield instruments, not through rental which is not a true "yield", as it includes so many cost, (e.g one month vacant period, agent fee, repair cost, maintenance , etc will reduce your yield by hefty 10, 20%, and it's not even tax free)

That's why old fashion pty investment is all on a proper house, not mm or tiny apt, because you want to be sure the next buyer will want to live in it. And FH is so important because you want to be sure 10yrs later, the next buyer will still be willing to pay for it because he will still have some upside for him.

It is only today, that a new generation of pty investment "principle", where pty investment is mainly for yield, has emerged. Never mind the livability and tenure, as long as the yield is x%. Also never mind the LH, just be sure x yrs later I get rid of it before it loses it's shine.

This jurong project is so obviously built for the new generation pty investors. I would bet majority are buying for rent.

[DaytonaSS]

..so KBW can guarantee no more inflation? Otherwise that would mean there will be capital depreciation....

Go ahead n put $$$ where your belief this. U think got many upside then buy more. Demand and supply determines price not inflation. KBW controls demand and determine supply. Inflation is determined by his colleague

[riverfish]

Agree. But whats your take on where to put the spare cash now?... since property has low yield currently. Thanks.

The era of easy money is gone. Back in the 70s, 80s, 90s - even idiots can make money, you can make money with eyes closed. Nowadays, you need to have specialised knowledge in one area (be it stocking picking, property investment etc) to make money - i.e. research, research and more research. That is why, increasingly the average Joe is being squeezed out by the lean and mean with specialised knowledge in one area. Unfortunately, I am one of the average Joes.

I don't know where's the best place to park one's money, but I sure won't chase after rocketing prices when the fundamentals (ie. rental yields) just do not support/justify that kind of price. The same principle applies in stock-picking. Like when Apple stock shoots to the sky, you get many suckers scrambling after the Apple stock, without calculating the fundamentals first.

[riverfish]

... Err I'm the old fashioned type, but I thought old fashion is invest for capital gain not for yield ? The idea had always been, buy a pty, 5-10yrs later sell for big capital gain, in the mean time yield is nice extra to cover mortgage ? For real yield play I do REAL yield instruments, not through rental which is not a true "yield", as it includes so many cost, (e.g one month vacant period, agent fee, repair cost, maintenance , etc will reduce your yield by hefty 10, 20%, and it's not even tax free)

That's why old fashion pty investment is all on a proper house, not mm or tiny apt, because you want to be sure the next buyer will want to live in it. And FH is so important because you want to be sure 10yrs later, the next buyer will still be willing to pay for it because he will still have some upside for him.

It is only today, that a new generation of pty investment "principle", where pty investment is mainly for yield, has emerged. Never mind the livability and tenure, as long as the yield is x%. Also never mind the LH, just be sure x yrs later I get rid of it before it loses it's shine.

This jurong project is so obviously built for the new generation pty investors. I would bet majority are buying for rent.

If your theory is true, most HDB flats in Singapore would be depreciating in prices, instead of appreciating. But you see many HDB flats actually appreciating in prices.

FH is important, in the past, I used to insist on buying only FH. But when you see that many pple buying FH end up with liabilities (i.e. rent cannot cover mortgage payments and bank interest) , pple chasing after skyrocketing FH ppties without regard for the actual returns the ppties can generate - it defies investment sense.

[ulrich76]

HDB 5 room 1300sqft next to jurong gateway selling only for 700k or 500+psf. I would rather buy one, spend 100k on Reno, and then buy a membership at Jurong Country Club. Still got plenty of money left

[Regulators]

... than pay $1 million for a 6xxsqft in the same town...agreed.

HDB 5 room 1300sqft next to jurong gateway selling only for 700k or 500+psf. I would rather buy one, spend 100k on Reno, and then buy a membership at Jurong Country Club. Still got plenty of money left

[Ringo33]

HDB 5 room 1300sqft next to jurong gateway selling only for 700k or 500+psf. I would rather buy one, spend 100k on Reno, and then buy a membership at Jurong Country Club. Still got plenty of money left

If HDB has got no restriction, I sure will buy 5 units at Jurong East waiting to rent out to filipino and PRC nurse.

So for 5 room HDB at Jurong East, how much rental can you get?

[riverfish]

HDB 5 room 1300sqft next to jurong gateway selling only for 700k or 500+psf. I would rather buy one, spend 100k on Reno, and then buy a membership at Jurong Country Club. Still got plenty of money left

Yeah, if not for the damn government restriction, I would have eagerly grabbed a HDB flat - very good investment I must say.

[Ringo33]

if you have plenty of money and want to enjoy life, why bother with HDB or spending 100K to make your HDB look like condo

[westman]

I also blur. Suddenly Bukit Batok came out...

Is bukit batok consider part of JLD? Regent Height to be specific. ..
This joker talkk down JLD since day one...

[westman]

... than pay $1 million for a 6xxsqft in the same town...agreed.

When are you going to post the MRT track noise link?

[Ringo33]

Is bukit batok consider part of JLD? Regent Height to be specific. ..
This joker talkk down JLD since day one...

I know, and now he say that he is vested in JLD also, "through RH in Bukit Batok"

I always though that BB owners would prefer to associate themselves with Hillview and upper bukit timah. Now JLD?

[amk]

If your theory is true, most HDB flats in Singapore would be depreciating in prices, instead of appreciating. But you see many HDB flats actually appreciating in prices.

FH is important, in the past, I used to insist on buying only FH. But when you see that many pple buying FH end up with liabilities (i.e. rent cannot cover mortgage payments and bank interest) , pple chasing after skyrocketing FH ppties without regard for the actual returns the ppties can generate - it defies investment sense.

It's not a theory. Investing just on yield is myopic. The value of a pty is not the cumulative sum of its rents. Without capital gain, what you get is just an asset that eventually has poor total return. I dun mean LH must be poor investment. I just gave example why old fashioned investors value FH, because this group value capital gains. LH can have gd capital gain only when you have good entry point and exit point. New group of investors place yield at disproportionally high priority, often overlooking the fundamentals.

I dun want to divert this debate into LH vs FH. it should be on capital gain vs yield. HDB is such a special asset, its value is totally gov controlled. Dun mix this with normal condo investment. (Btw once upon a time, no one wanted to buy HDB in jurong. MBT had to give free ID and did show flat of HDB to sell. The appreciation of HDB has almost nothing to do with LH or FH. You can even say HDB is FH because gov will always enbloc you. )

For investors of this condo, getting 3-4k rental should not be a problem. The question is , is this enough ? If you have no prospect of selling at 20% more in 5ys time, do you mind ? But if you have faith in this JLD story, you believe 20% in 5y is possible, by all means.