Cheap and undervalued. Transformation within 5 years in this area.
Cheap and undervalued. Transformation within 5 years in this area.
Nope, use to go there for midnight show.
Think the plaza apartment got more potential. . Textile cte a bit complex.. to many karoke ok gals there... ;-)
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 ...
http://www.propertyguru.com.sg/project/the-plaza-761
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:
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?
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).
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)
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.
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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.
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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.
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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.
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4. What is the value of HDB when the lease remaining is zero?
ZERO
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5. Which unit will you chose?
Japanese officers at Kallang and Ki-45 “Nick” night fighters at Kallang, postwar
http://www.combinedfleet.com/Singapore.htm
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!
I buy what I can afford. . With tdsr etc... not easy to get loan. U wait.. u miss the boat lor...
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.
Will this hit $2,000psf soon?
Sellers of the recent Orchard Towers and Marine Parade prime units are based in Textile Centre... Sing Brothers.