Need yr opinion - liv on Sophia

[Werther]

I went to view the showflat with family.

Quite amazed that 500+sq ft can have 2-bedroom and separate bathroom. Ard 2400 psf.. FH.. I think rental can get ard 4k by then, hopefully we still enjoying growth and foreigners still coming and no glut.

Can buy? Absolute prices ard 1.35m....

[leesg123]

assuming can really rent out at 4k, the yield sucks, abt 3.5%

for that amount, I can get two ocr fh mm next to mrt, both mm can draw total $5k rental.

[Akira Fudou]

can you give example of OCR FH MM that are near MRT?

[sunboy77]

can you give example of OCR FH MM that are near MRT?

I feel King Albert Park is a better buy. FH near MRT, Bukit Timah address, mixed development.

But they have less than 9 units remaining I think.

[sunboy77]

assuming can really rent out at 4k, the yield sucks, abt 3.5%

for that amount, I can get two ocr fh mm next to mrt, both mm can draw total $5k rental.

Hmm... But buying 2 units means you have to pay 2 stamp duties.
What's interesting about LIV is, buy one unit, pay one stamp duties, but earn 2 rentals.

[pool100]

Note the ceiling height for Liv Sophia is only 2.7m. Add in the false ceiling and you'll have about 2.5m. I would expect more for this price point.

[puffer_fish]

try visiting there every Wednesday and Friday nite, from 12am onwards and you know why I stay far far away

[Werther]

try visiting there every Wednesday and Friday nite, from 12am onwards and you know why I stay far far away

Can your tell me more what activities r there on we'd-fri pls? Tks

[TheOnlyGayInTheVillage]

try visiting there every Wednesday and Friday nite, from 12am onwards and you know why I stay far far away

Care to enlighten further? Never got the chance to go there at those timing.

[hopeful]

try visiting there every Wednesday and Friday nite, from 12am onwards and you know why I stay far far away

a lot of karaoke girls after midnight?

[Rosy]

Saw the dual concept 2bedder layout. It is suitable for those singles/couples who intend to stay in the bigger unit and rent out the smaller unit for extra income.

Not feasible to rent out to 2 different tenants. I would rather buy a normal 2bedder.

[Rosy]

Saw the dual concept 2bedder layout. It is suitable for those singles/couples who intend to stay in the bigger unit and rent out the smaller unit for extra income.

Not feasible to rent out to 2 different tenants. I would rather buy a normal 2bedder.

And do not expect high rental on the smaller unit. It will probably be around the rental price of a condo master bedroom. (1.5-1.8k)

[leesg123]

can you give example of OCR FH MM that are near MRT?

Suites@Eunos

[leesg123]

Hmm... But buying 2 units means you have to pay 2 stamp duties.
What's interesting about LIV is, buy one unit, pay one stamp duties, but earn 2 rentals.

Wrong, buy 2 is cheaper!
1 Liv Sophia $1.35m, Stamp duty is 3% of $1.35m less $5400

2 OCR mm each $650k (total $1.3m), Stamp duty is 3% of $1.2m less $5400*2

[leesg123]

try visiting there every Wednesday and Friday nite, from 12am onwards and you know why I stay far far away

Cheongster should know what is happening around that area.

[Sleepyhead]

Wrong, buy 2 is cheaper!
1 Liv Sophia $1.35m, Stamp duty is 3% of $1.35m less $5400

2 OCR mm each $650k (total $1.3m), Stamp duty is 3% of $1.2m less $5400*2

ABSD for second property is another 7% . Have to factor that in too, no?

[Sleepyhead]

Cheongster should know what is happening around that area.

Yes, please share for those who know? The agent was really pushing this development to me... And I got slightly tempted with the dual key idea..
So what happens on Wed-Fri? I don't go there much....

[Rosy]

Wrong, buy 2 is cheaper!
1 Liv Sophia $1.35m, Stamp duty is 3% of $1.35m less $5400

2 OCR mm each $650k (total $1.3m), Stamp duty is 3% of $1.2m less $5400*2

However ocr mm are usually leasehold. TS maybe attracted to FH.

[Rosy]

Suites@Eunos

It is amazing to see 17xxpsf for such location.

[smartboy2]

Yes, please share for those who know? The agent was really pushing this development to me... And I got slightly tempted with the dual key idea..
So what happens on Wed-Fri? I don't go there much....

Clubbers will hang out around the area. or probably make alot of noise.
but i dont really see that as an issue

[DKSG]

Office Boy has not seen this. Guess will have to make a trip today.

But hopefully I can shed some light of what we are discussing about.

It is not about the unit, its about the tenant.

If you buy such a unit, what kinda of tenant you think you are going to get ?
Compared to a normal 2BR. The cost of a MM tenant is much higher than a normal 2BR tenant.

Office Boy rented small units to single tenant before, the cost is very high. At then end of the tenancy, you can expect a very high rate of wear and tear (something which is hard to argue, eg wall becomes so dirty that you have to repaint, place is not maintained, etc).

Is this the kinda of high maintenance, high rental (if), high trouble business you wanna do ? If so, then jolly well go ahead.

This is partly why Office Boy moved my portfolio tilted towards CCR, the tenant base is much much more civilised and reasonable.

That's all I can say now, hopefully later got time to visit this place!

DKSG

PS : I was suppoed to go last week, but got swayed to visit Barbarella, Lulu and Leticia instead!

[Regulators]

I remember when parc Emily in that area just top in 2007/8, the owner letting go at $610k for a 5xxsft unit which was considered high then as he bought only $3xxk. If he had kept his one bedroom unit till now, he would make close to $1 million

I went to view the showflat with family.

Quite amazed that 500+sq ft can have 2-bedroom and separate bathroom. Ard 2400 psf.. FH.. I think rental can get ard 4k by then, hopefully we still enjoying growth and foreigners still coming and no glut.

Can buy? Absolute prices ard 1.35m....

[leesg123]

I remember when parc Emily in that area just top in 2007/8, the owner letting go at $610k for a 5xxsft unit which was considered high then as he bought only $3xxk. If he had kept his one bedroom unit till now, he would make close to $1 million

Yup, the period when he bought at $3xxk were the days when HDB 5 room flat (13xxsqft) in kallang was still $3xxk. So to most it was ridiculous to pay the same amount for a tiny unit. fast forward today...

[puffer_fish]

The location is great. ...just my personal preference. ..

Different people ,different wants and needs.

For folks that are keen, u need to venture there yourself to see

Live long and make tons of monies on your properties

[ecimbew]

a lot of karaoke girls after midnight?

But then if it's renting out then no issue. Check this out.
http://forums.hardwarezone.com.sg/ea...e-4224449.html

[Ringo33]

What is this KTV compare to the four floors of whores at Orchard Tower, where they have luxury Ardmore, Claymore, Draycott residential as neighbors?

[mkmm]

But then if it's renting out then no issue. Check this out.
http://forums.hardwarezone.com.sg/ea...e-4224449.html

Yup...easy rental and yield% return high,. Thks to all those Chenna & Viet Bu!

[mkmm]

ABSD for second property is another 7% . Have to factor that in too, no?

Own 2 or more require another 10% not 7%.