Yes Sir, Mr Guardian of landed properties.
Originally Posted by jlrx
I know teddybear will appear to warn about the poorer cousins within D9 and 10 when I read the earlier posts!
teddybear is the guardian of the elite part of D9 and 10.
Global recession is coming....
Yes Sir, Mr Guardian of landed properties.
I know teddybear will appear to warn about the poorer cousins within D9 and 10 when I read the earlier posts!
teddybear is the guardian of the elite part of D9 and 10.
Junior
Some people believe in investing in the best and most expensive unit along the same street. Some people prefer to invest in the WORST and cheapest unit along the same street (greater room to improve). I think the threadstarter now has different "advice"He just have to make his own decision based on his "gut feel".
Junior
Did you not read about the 15 landed properties acquired by our government to build "high density developments" near the DTL3? Those are FH landed properties. In short, FH landed not very "safe"I was quite shocked - if the land is acquired for MRT construction, then it is in some ways justified. How can government take away the land for "high density development"? And make all the money while leaving the owners high and dry?
Yes Sir, Mr Guardian of landed properties.
Senior
It is really unfortunate. Need to study the surrounding carefully before buying property. This site is rather "isolated" and right in front of a "narrow busy road". Watch out for these two signs in inverted commas.
Global recession is coming....
That is the problem with places with no existing MRT stations. To build new MRT stations, the existing buildings (in this case the landed properties) have to make way else how to build? After building the MRT stations, the land around MRT stations is suitable for high-rise building right? The land acquisition I believe is for "national development"? Getting market compensation already should be laughing! Ask those whose land get acquired >=15 years ago and how much they get vs market rate?
Did you not read about the 15 landed properties acquired by our government to build "high density developments" near the DTL3? Those are FH landed properties. In short, FH landed not very "safe"
Senior
But these landed properties are about 1.1 km from the station.
Global recession is coming....
Ops, like that ah.
Can these owners have the choice not to sell? Die die also don't sell?
Senior
There is a clause on land acquisition in the local property law which works against land owners. In the past, I saw some land semi-Ds along braddell road which got their driveway sold off to make way for slip-road into expressway. Just hard luck. Just hope it is not like the $1 carpark.
Senior
PRECISELY! i drive past those 15 properties every week so i am REALLY shocked! unlike the little driveway or drain that the govt takes back, this time, they buy in whole! 1 of them is a bunglow somemore. there is already a piece of state land behind this row of houses for the "high density housing" so the reason why those are cleared out is so that when the 3 old hdb blocks are en-bloc, they really have a large piece of land for high density.
Did you not read about the 15 landed properties acquired by our government to build "high density developments" near the DTL3? Those are FH landed properties. In short, FH landed not very "safe"
Junior
Must really go and read the land acqusition act oredi.
If the government is taking your landed property for public goods, e.g. build roads, MRT or drains - it is in some ways justified. At least you can tell yourself you're contributing to the welfare of the wider society. But to take away your land to "flip" to other developers for high density developments - i.e. purely profiteering - how can that be justified? I'm feeling really indignant for the 15 households - esp the old auntie who looked so helpless on TV. The government can increase the plot ratio, and let the landed owners benefit from it by enbloc to private developers. The "market price" today would NOT have factored in the increase in plot ratio or the MRT station. In short, the government laughs all the way to the bank from this simple flip.
For those who own landed property near future or upcoming unannounced MRT stations (ERL or Thomson), better be mentally prepared. Anytime can anyhow acquire your land for "high density development" one. Don't even need to justify using the "public good" reason.
Senior
thats why when buying landed ... make sure you are buying .. "designated landed ' ... and not ' non-designated landed "
non designated landed houses sit on land that can be used for both landed and condo ..
example .. the entire terok kurau is NON designated landed .. hence so many 4-5 storey condos spring up everywhere ...
another example is Sixth Ave, hence the old Dynasty, the current Sixth ave residences .. in fact even Coronation , Watten, ..
also , almost the entire pasir panjang ..except Springwood .. hence you can find Flynn park, Island view, Treasure place, Bayvile, Sarhad vile , and all the condos along pasir panjang and pasir panjang hill ..
Newbie
Totally agreed with your two messages. In fact, that was what i wanted to tell.
Just realized how differently people read, analyze and perceive from same figures and index!
Junior
erhhm, teddy this time I need to disagree with u on this one
Bukit Timah / Watten / Duchess / Coronation area are really close to Singapore's "best" primary schools (Nanyang, Raffles Girls, Pei Hua, Henry Park)
SCGS .. hmmm... tai tai quality leh....
(ok they are all in district 10..)
Senior
erhhm, teddy this time I need to disagree with u on this one
Bukit Timah / Watten / Duchess / Coronation area are really close to Singapore's "best" primary schools (Nanyang, Raffles Girls, Pei Hua, Henry Park)
SCGS .. hmmm... tai tai quality leh....
(ok they are all in district 10..)
but bkt timah, coronation duchess area NO real MRT ..even if has its Circle line ..right ?
and flood prone
Junior
I was only referring to his point abt "best primary school" lah !
in any case, Bt Timah now got Downtown Line already. Come 2015 every one will claim "near to MRT".In fact it's a "better" MRT some more, not like circle line round-abt going no where.
Junior
ok for argument sake, say come 2013 master plan, government so decides to raise my FH pty's plot ratio from 1.4 to 2.8, am I supposed to repay the government for "increasing" my pty's value ?
... it's not so simple when it comes to land "value".... I'm not convinced the gov is doing this for money. I really think gov decides it's a better use of land.
as to "designated" landed, pointless lah. even law can be changed one u know ?
Exalted
dtl2 will be under utilised? looks like it is build for bukit panjang/cashew residents
Senior
if i am not wrong the land acquisition law said govt has the right to buy back part of land ( never said WHOLE) for use like road widening ..etc ..ok for argument sake, say come 2013 master plan, government so decides to raise my FH pty's plot ratio from 1.4 to 2.8, am I supposed to repay the government for "increasing" my pty's value ?
... it's not so simple when it comes to land "value".... I'm not convinced the gov is doing this for money. I really think gov decides it's a better use of land.
as to "designated" landed, pointless lah. even law can be changed one u know ?
never to buy whole land and sell to developer to build 99 LH condo leh ..
like someone mentioned earlier .. if can ..then the owners themselves can sell to developers waht >? why must go thru govt to let them make the money ?
if thats the case then PROPERTISM doesnt work anymore
Junior
because gov can force buy, pte developers cannot.
Newbie
you all want to discuss prime districts, at least know what you are discussing.erhhm, teddy this time I need to disagree with u on this one
Bukit Timah / Watten / Duchess / Coronation area are really close to Singapore's "best" primary schools (Nanyang, Raffles Girls, Pei Hua, Henry Park)
SCGS .. hmmm... tai tai quality leh....
(ok they are all in district 10..)
D11 is not just newton novena. 3/4 of the dunearn rd stretch is also D11, in fact that area is many times larger than the newton novena pocket.
nyps, hwa chong and henry park are D10
acs barker, scgs, rgps and nygh are D11
mgs and peihwa are D21
as any born and bred bukit timah resident would know.
bukit timah rd is D10, dunearn rd is D11.
Global recession is coming....
But those 4 you said are not within 2km boundaries lei. Cannot satisfy MOE criteria of 2km distance compared to the 4 I mentioned.
erhhm, teddy this time I need to disagree with u on this one
Bukit Timah / Watten / Duchess / Coronation area are really close to Singapore's "best" primary schools (Nanyang, Raffles Girls, Pei Hua, Henry Park)
SCGS .. hmmm... tai tai quality leh....
(ok they are all in district 10..)
Junior
So in short, government can take your land based on whatever reason they deem fit
ok for argument sake, say come 2013 master plan, government so decides to raise my FH pty's plot ratio from 1.4 to 2.8, am I supposed to repay the government for "increasing" my pty's value ?
... it's not so simple when it comes to land "value".... I'm not convinced the gov is doing this for money. I really think gov decides it's a better use of land.
as to "designated" landed, pointless lah. even law can be changed one u know ?
Junior
Won't be underutlisied. A lot of students and non-driving expats. Look at the Maplewood free shuttle bus that always hog the right lane. Next time those Maplewood residents who take the shuttle to Newton can take MRT already
In fact, the bus stops at Cashew is usually empty!
But I think both the CCL and DTL3 will be under-used. Because both are not radial lines - which means got to travel in an inefficient and roundabout manner to get to town which means most will give up. ERL should be another radial line that will be well used - look at those Bus 16 that goes Marine Parade - always crowded like siao.
dtl2 will be under utilised? looks like it is build for bukit panjang/cashew residents
Junior
It all depends on the base year you're looking at
CCR index = 195 (Q4'98 = 100)
Mass index = 171
It means prime has increased 95% (CAGR 7.9%) relative to 1998 while mass/mid has only increase 71% relative to 1998 (CAGR 5.9%). So CCR has actually appreciated more if we use 1998 as the base year.
And please note this is an index relative to the original base price. I have never said prime and mid will become the SAME PRICE. I'm not sure how people read that way. I'm just saying considering CCR has increased at a faster rate - CAGR of 7.9% from 1998, it is about time the rate of increase come down - while the rest start to catch up. This theory has been proven to be correct in the past 2 years. And I always like to use the developed country vs the developing country analogy. I'm not saying a developing country will become developed overnight. I'm just saying the opportunity to grow and rate of growth should be higher. That's why countries in Europe stuggle to grow at 3% per annum while China or Vietnam or Philippines has no problem growing at more than 7%. So if you have money to invest, where do you place your bets?
No right or wrong answer. Just different investment strategies.
Exalted
dtl2 serves many industrial areas...whr got under utilised???? many stns located at HDB too....HDB dwellers rely heavily on public tpt...unlike dtl2Won't be underutlisied. A lot of students and non-driving expats. Look at the Maplewood free shuttle bus that always hog the right lane. Next time those Maplewood residents who take the shuttle to Newton can take MRT already
In fact, the bus stops at Cashew is usually empty!
But I think both the CCL and DTL3 will be under-used. Because both are not radial lines - which means got to travel in an inefficient and roundabout manner to get to town which means most will give up. ERL should be another radial line that will be well used - look at those Bus 16 that goes Marine Parade - always crowded like siao.
Exalted
so u bot prime ppty during 2005 and sell in 2007 and bot mass market last yr lows?
Junior
huh teddy I knew u will say this.
yes they are all within 2k for these good schools. I'm just saying these schools are not "the best primary schools".
orange, wah u take it so seriously. yes yes thank you. poor lowly amk not born and bred true blue blood Bt Timah'ers ok, happy ?
Junior
that's true.
so who will outperform the now ? there seems to have more empty/upcoming CCRs than OCRs.
Global recession is coming....
Actually it is difficult to say which is the best in terms of ranking because different top schools have different emphasis. E.g. SJI Junior produces good sportsmen. SCGS you said produce good tai tai?
huh teddy I knew u will say this.
yes they are all within 2k for these good schools. I'm just saying these schools are not "the best primary schools".
orange, wah u take it so seriously. yes yes thank you. poor lowly amk not born and bred true blue blood Bt Timah'ers ok, happy ?
Exalted
y enrol ur kids into top schools? top schools produce nerds...
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