New developments to share

[OracleMasia]

In Straits Time Newspaper

Citadines Apartment Hotel@D'Pulze Cyberjaya selling in Singapore by NS Global.
RM$890 avg psf , 10 years rental gurantee 6% (with upside potential). Managed by Ascott.

Any opinions?

 

[shctaw]

Today I read Straits Times Money section on "rent for keppel bay condo take a hit".

We are talking about Singapore condo near a Casino and Universal Studio.

Reflection 1129 units.
Caribbean 969 units.

A total of 2000+ units already hit the rental return....

Please people; when you buy a condo please consider the number of condos in the "same area" competing with you.
I think so far Zone B have launch 3000-4000 units of condo in total. And I bet a total of at least 10,000 by the end of 2020.

I am looking for a landed in Zone A and Zone B mainly for own stay. But for investment wise; it is not a wise investment.

 

[shctaw]

I prefer capital gain play rather then buying for rental return.

My method which work for me till date has not disappoint me so far. Buy during stage 1 (or phrase 1) and sell after TOP. So far this trick has perform very well for me, has yet to find out how it is in Malaysia.

Example of such project which I use this method...
1. The Sail @ Marina Bay (100%-130% price appreciation)
2. Martin Edge (120%)
3. Sky 88 (50% Not TOP)

This method work well when market is flat or bullish.

Advantage is
1. you always have liquidity to look around for more properties.
2. use the profit to buy more properties.
3. do not need to look for tenant.
4. no need to furnish and do up the lighting.

Disadvantage
1. lose of rental income if sell out too slowly.

In Straits Time Newspaper

Citadines Apartment Hotel@D'Pulze Cyberjaya selling in Singapore by NS Global.
RM$890 avg psf , 10 years rental gurantee 6% (with upside potential). Managed by Ascott.

Any opinions?

 

[cybermad]

Malaysian petrol price up tonight

Today I read Straits Times Money section on "rent for keppel bay condo take a hit".

We are talking about Singapore condo near a Casino and Universal Studio.

Reflection 1129 units.
Caribbean 969 units.

A total of 2000+ units already hit the rental return....

Please people; when you buy a condo please consider the number of condos in the "same area" competing with you.
I think so far Zone B have launch 3000-4000 units of condo in total. And I bet a total of at least 10,000 by the end of 2020.

I am looking for a landed in Zone A and Zone B mainly for own stay. But for investment wise; it is not a wise investment.

Hi , can share why u think landed in zone A n B is not wise investment ? If so, then what is god investmt in JB ?

 

[jamestan88]

Bro, I like your to-the-point investment acumen.

I got a 4br there due to these factors. FH + commercial...

The tunnel is interesting as it effectively cuts out a space in JB sentral to be an "extension" of SG. Let's see how this turns out in the next few yrs!

1. It is suppose to be LH; but somehow a genius covert it to FH and
2. from residential to commercial.
3. The road authority even approve a tunnel to be build between CIQ and Astaka.

 

[jamestan88]

Bro, I like your to-the-point investment acumen, got a 4br there due to these factors. FH + commercial...

The tunnel is interesting as it effectively cuts out a space in JB sentral to be an "extension" of SG. Let's see how this turns out in the next few yrs!

1. It is suppose to be LH; but somehow a genius covert it to FH and
2. from residential to commercial.
3. The road authority even approve a tunnel to be build between CIQ and Astaka.

 

[shctaw]

As the price escalate to new level; it start to look unattractive across all zones.

Hi , can share why u think landed in zone A n B is not wise investment ? If so, then what is god investmt in JB ?

 

[1nottiboy]

IMO, it is still affordable, depending on which angle you are looking from.

straight up psf vs psf, Astaka is definitely much cheaper. as to exactly how much cheaper depends on which part of SG you wanna compare with. Compared to Shenton Way or Orchard Road, Astaka is dirt cheap. Compared to Woodlands, probably not as much.

Personally, I am not keen on Astaka. It is too big for me cos I am not going to be living in JB. A 2,000sqft holiday home is way too big. But for a 3 generation family from SG, Astaka is a perfect fit.

Also, I am keeping my eyes on Medini. I won't buy into that area cos, like I said, I wont live in JB. But for an average HDB family, Medini is a STEAL! After conversion it is SGD250+psf only. The average family can sell their HDB, buy a Medini condo, and have funds leftover. It is the PERFECT SETUP. Malls below and nearby. Wellness (actually means doctors) just across the street linked by a bridge. Singapore 10 mins away if they need to come home. Swimming pool, gym room and tennis court readily available. I think Medini will take off.

My view on price: I was very price sensitive when I was shopping around in JB, and after putting down my deposit, I was still thinking if I have overpaid. And of cos, I did overpay because I started shopping late - only after the cooling measures. Missed out on all the early bird discounts, etc. But recently, after going to a few launches, I realised that a higher psf may not be all that bad. it helps to weed out the "not so classy" neighbours. If I wanted to stay next to neighnours who hang clothes over the railings, have potted plants outside the corridor, leave stacks of old newspaper outside their door, etc, then a cheaper neighbourhood would be just fine. Know what I mean? but having said that, bad mannered, inconsiderate neighbours can also be found in exclusive neighbourhoods, but the odds are a little better.

Anyway like I have written in my previous posts, Iskandar is still very unproven. All speculators and specuvestors must tread carefully.

Retire? Cheaper?

I think JB will not be so affordable anymore.

I visit Astaka condo showflat.

Cheapest RM2,000,000. Most Expensive RM7,500,000.

It start to make Singapore properties look very reasonable in pricing.

 

[1nottiboy]

Thanks for the info. Good thing to know

200+ sold out of 423. No exact figure.

They started raising their price today.

I just found out that the Developer is Reka Cipta SDN BHD
Belong to Singapore Noble Group.

 

[1nottiboy]

Have never been to Cyberjaya but from the stories I have heard, it doesnt seem like a hot area.

The rental gurantee is only as good as long as the other party is still "alive" (i.e. company still opened for business).

Wont buy cos too far from SG and worried abt the quality and quantity of chicks.

In Straits Time Newspaper

Citadines Apartment Hotel@D'Pulze Cyberjaya selling in Singapore by NS Global.
RM$890 avg psf , 10 years rental gurantee 6% (with upside potential). Managed by Ascott.

Any opinions?

 

[1nottiboy]

Dont forget to set aside money for renovation and furniture. Even if you dont need to renovate, the lights and curtains alone will cost you a few k.

i think you will also need to set aside money for loan legal fees, and loan stamp duties.

paiseh need some help to calculate some costs before i plunge in. Say the house is RM1 mil

How much cash do i need to prepare? given that:
1. 10% cash rebate
2. Free legal fee on SPA
3. Free levy fee (foreigner)
4. Free security fee till 10/09/2014

payment of bank loan starts once TOP or?

thanks!

 

[Steventlk]

As the price escalate to new level; it start to look unattractive across all zones.

Agree totally.. Am looking for a landed retirement home. Am currently age 35, and the price escalation is quite scary. Worried that I may be priced out and cannot afford a landed house with gd location. Any advice?

 

[FHBH12]

As the price escalate to new level; it start to look unattractive across all zones.

Look just outside zone A (Desa Tebrau, Taman Gaya, Setia Indah etc) for better landed deals, or just get subsales from zone B. I think by early next year the landed there will close the gap with zone B landed prices.

 

[FHBH12]

IMO, it is still affordable, depending on which angle you are looking from.

straight up psf vs psf, Astaka is definitely much cheaper. as to exactly how much cheaper depends on which part of SG you wanna compare with. Compared to Shenton Way or Orchard Road, Astaka is dirt cheap. Compared to Woodlands, probably not as much.

Personally, I am not keen on Astaka. It is too big for me cos I am not going to be living in JB. A 2,000sqft holiday home is way too big. But for a 3 generation family from SG, Astaka is a perfect fit.

Also, I am keeping my eyes on Medini. I won't buy into that area cos, like I said, I wont live in JB. But for an average HDB family, Medini is a STEAL! After conversion it is SGD250+psf only. The average family can sell their HDB, buy a Medini condo, and have funds leftover. It is the PERFECT SETUP. Malls below and nearby. Wellness (actually means doctors) just across the street linked by a bridge. Singapore 10 mins away if they need to come home. Swimming pool, gym room and tennis court readily available. I think Medini will take off.

My view on price: I was very price sensitive when I was shopping around in JB, and after putting down my deposit, I was still thinking if I have overpaid. And of cos, I did overpay because I started shopping late - only after the cooling measures. Missed out on all the early bird discounts, etc. But recently, after going to a few launches, I realised that a higher psf may not be all that bad. it helps to weed out the "not so classy" neighbours. If I wanted to stay next to neighnours who hang clothes over the railings, have potted plants outside the corridor, leave stacks of old newspaper outside their door, etc, then a cheaper neighbourhood would be just fine. Know what I mean? but having said that, bad mannered, inconsiderate neighbours can also be found in exclusive neighbourhoods, but the odds are a little better.

Anyway like I have written in my previous posts, Iskandar is still very unproven. All speculators and specuvestors must tread carefully.

Iskandar is purely marketing. Traditional places like Bukit Indah and Tebrau City are already booming areas, which is why I bought into them. Whether Iskandar fail or not doesn't matter. These places are already well-supported by locals and Singaporeans. Only the new areas like Medini needs the Iskandar hype to justify their high psf.

 

[OracleMasia]

As the price escalate to new level; it start to look unattractive across all zones.

I agree with this. Condo launch at current price >RM$1000 psf no longer attractive. Landed new launch also very expensive. Subsale landed may be a option.

 

[alnine]

IMO, it is still affordable, depending on which angle you are looking from.

straight up psf vs psf, Astaka is definitely much cheaper. as to exactly how much cheaper depends on which part of SG you wanna compare with. Compared to Shenton Way or Orchard Road, Astaka is dirt cheap. Compared to Woodlands, probably not as much.

Personally, I am not keen on Astaka. It is too big for me cos I am not going to be living in JB. A 2,000sqft holiday home is way too big. But for a 3 generation family from SG, Astaka is a perfect fit.

Also, I am keeping my eyes on Medini. I won't buy into that area cos, like I said, I wont live in JB. But for an average HDB family, Medini is a STEAL! After conversion it is SGD250+psf only. The average family can sell their HDB, buy a Medini condo, and have funds leftover. It is the PERFECT SETUP. Malls below and nearby. Wellness (actually means doctors) just across the street linked by a bridge. Singapore 10 mins away if they need to come home. Swimming pool, gym room and tennis court readily available. I think Medini will take off.

My view on price: I was very price sensitive when I was shopping around in JB, and after putting down my deposit, I was still thinking if I have overpaid. And of cos, I did overpay because I started shopping late - only after the cooling measures. Missed out on all the early bird discounts, etc. But recently, after going to a few launches, I realised that a higher psf may not be all that bad. it helps to weed out the "not so classy" neighbours. If I wanted to stay next to neighnours who hang clothes over the railings, have potted plants outside the corridor, leave stacks of old newspaper outside their door, etc, then a cheaper neighbourhood would be just fine. Know what I mean? but having said that, bad mannered, inconsiderate neighbours can also be found in exclusive neighbourhoods, but the odds are a little better.

Anyway like I have written in my previous posts, Iskandar is still very unproven. All speculators and specuvestors must tread carefully.

I think the comparison with HDB prices is only valid if you think that the bulk of buyers are HDB owners wanting to shift over. Not proven but I am sure you have hard of such moves, a more realistic assumption is the latter part of your opinion that the price can be better supported if the locals are willing to pay and can afford it. I spoke to a few locals and most did not think much of Senibong Cove while on the side, Singaporeans think it was great to have something like Sentosa Cove at such prices.

Unless the properties can generate returns, the prices cannot be supported.

 

[shctaw]

I am a bit worry about landed in JB; because 80%+ of all local stay in landed home.
Just like 80% of Singaporeans stay in HDB.

I have my reserve in JB landed; hence I am going to just buy one for own use and will leave it that way without the investment component been considered.

Landed is expensive in Singapore; that go without saying. However in JB itself; there are landed terrace at RM120,000 currently. The only thing it did not go up is because foreigner cannot buy. But it does not mean in the future; people will not take it into consideration that most landed in JB is super cheap and cause a capped on Guarded and Gated property prices from going much higher.

I think the comparison with HDB prices is only valid if you think that the bulk of buyers are HDB owners wanting to shift over. Not proven but I am sure you have hard of such moves, a more realistic assumption is the latter part of your opinion that the price can be better supported if the locals are willing to pay and can afford it. I spoke to a few locals and most did not think much of Senibong Cove while on the side, Singaporeans think it was great to have something like Sentosa Cove at such prices.

Unless the properties can generate returns, the prices cannot be supported.

 

[shctaw]

Take Penang for example.

Locals mostly stay in landed while foreigners stay in condos. The super rich stay in super condos along Gurney Drive.

If that is the case the gameplay in Iskandar is to identify the possible location of the "Gurney Drive" of Iskandar.

This place should be filled with condos with a price tag of at least RM2m and above. And the only one came to my mind is Lido Blvd.

A season investor told me not to consider landed in JB at all. He tell me to just hit on condos with either good location or condo that elites will stay.

 

[DCputeri]

IMO, property investment in iskandar is not for rental yield. It is just to add to diversify one's portfolio and wait for long term gain, if it happens.

Today I read Straits Times Money section on "rent for keppel bay condo take a hit".

We are talking about Singapore condo near a Casino and Universal Studio.

Reflection 1129 units.
Caribbean 969 units.

A total of 2000+ units already hit the rental return....

Please people; when you buy a condo please consider the number of condos in the "same area" competing with you.
I think so far Zone B have launch 3000-4000 units of condo in total. And I bet a total of at least 10,000 by the end of 2020.

I am looking for a landed in Zone A and Zone B mainly for own stay. But for investment wise; it is not a wise investment.

 

[DCputeri]

Property investment in Singapore is for both capital appreciation and rental yield. They are bought to be kept. Looking the last 5 years, appreciation is easily more than 50% and rental yield is at least 5-6% for property bought during lethman period and capital gain of at least 70%.

I prefer capital gain play rather then buying for rental return.

My method which work for me till date has not disappoint me so far. Buy during stage 1 (or phrase 1) and sell after TOP. So far this trick has perform very well for me, has yet to find out how it is in Malaysia.

Example of such project which I use this method...
1. The Sail @ Marina Bay (100%-130% price appreciation)
2. Martin Edge (120%)
3. Sky 88 (50% Not TOP)

This method work well when market is flat or bullish.

Advantage is
1. you always have liquidity to look around for more properties.
2. use the profit to buy more properties.
3. do not need to look for tenant.
4. no need to furnish and do up the lighting.

Disadvantage
1. lose of rental income if sell out too slowly.