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Thread: Textile Centre

  1. #1

    Default Textile Centre

    Cheap and undervalued. Transformation within 5 years in this area.

  2. #2

  3. #3

    Default

    Your unit?

  4. #4

    Default

    Nope, use to go there for midnight show.

  5. #5

    Default

    Think the plaza apartment got more potential. . Textile cte a bit complex.. to many karoke ok gals there... ;-)

  6. #6

    Default

    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 ...

  7. #7

    Default

    Quote Originally Posted by smallant View Post
    Think the plaza apartment got more potential. . Textile cte a bit complex.. to many karoke ok gals there... ;-)
    Plaza has apartments?

  8. #8

    Default

    Quote Originally Posted by johnlee View Post
    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 ...
    Yes, and right smack in the middle of DUO and Kallang Riverside... I am placing my bet on this area.

  9. #9

    Default

    Quote Originally Posted by Wolverine23 View Post
    Plaza has apartments?
    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:

  10. #10

    Default

    Quote Originally Posted by Wolverine23 View Post
    Yes, and right smack in the middle of DUO and Kallang Riverside... I am placing my bet on this area.
    Better to place your bet on the longer lease, after 99 years the value is zero, the COW say one.

  11. #11

    Default

    Quote Originally Posted by Arcachon View Post
    Better to place your bet on the longer lease, after 99 years the value is zero, the COW say one.
    This area can play leasehold.

    only value-for-money around here is Textile Centre... the rest all asking much higher prices...

  12. #12

    Default

    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?

  13. #13

    Default

    Quote Originally Posted by Wolverine23 View Post
    This area can play leasehold.

    only value-for-money around here is Textile Centre... the rest all asking much higher prices...
    So what is the going rate at textile centre?

  14. #14

    Default

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

  15. #15

    Default

    Quote Originally Posted by timmy View Post
    So what is the going rate at textile centre?
    from 900 to 1400psf

  16. #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).

  17. #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).

  18. #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)

  19. #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?

  20. #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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