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Thread: Textile Centre

  1. #16

    Default 99 years later the value is zero.

    Quote Originally Posted by Wolverine23 View Post
    Depends on location. Completed properties you can already collect your rental yield from day 1.
     
    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).



  2. #17

    Default

    emmm????? What are you trying to say?


    Quote Originally Posted by Arcachon View Post
     
    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).



  3. #18

    Default After 99 years the value is zero.

    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)



  4. #19

    Default

    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.

    ---------------------------------------------------------------------------------------

    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.

    ---------------------------------------------------------------------------------------

    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.

    ---------------------------------------------------------------------------------------

    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.

    ---------------------------------------------------------------------------------------

    4. What is the value of HDB when the lease remaining is zero?

    ZERO

    ---------------------------------------------------------------------------------------

    5. Which unit will you chose?



  5. #20

    Default This is Singapore 72 years ago.

    Japanese officers at Kallang and Ki-45 “Nick” night fighters at Kallang, postwar

    http://www.combinedfleet.com/Singapore.htm



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