Page 3 of 7 FirstFirst 1234567 LastLast
Results 41 to 60 of 131

Thread: Lilydale

  1. #41

    Default

    Quote Originally Posted by Sgysfj
    I have realised tis.. However how many agents r wiling to work n take on the job on the performance based tingy
    of coz tell them 2 % comm first lah...

    let say asking price 1mil...if he really fetch 1mil...den u willingly pay 2% full comm mah....if lower den tat say only 1%...fetch more share share lah

  2. #42

    Default

    Quote Originally Posted by devilplate
    of coz tell them 2 % comm first lah...

    let say asking price 1mil...if he really fetch 1mil...den u willingly pay 2% full comm mah....if lower den tat say only 1%...fetch more share share lah
    do agent accept if I offer tis way? Always tot the 2% is standard.

  3. #43

    Default

    Quote Originally Posted by Sgysfj
    do agent accept if I offer tis way? Always tot the 2% is standard.
    comm can nego one....in a way can test whether tat agt gd at negotiating anot like pressing down his comm....haha

    if a agt readily accept 1% comm...means CMI

  4. #44

    Default

    Quote Originally Posted by devilplate
    comm can nego one....in a way can test whether tat agt gd at negotiating anot like pressing down his comm....haha

    if a agt readily accept 1% comm...means CMI

    Will try tis shld we decide to engaged another agent...
    Actuali I'm quite keen to try rattydrama's way to selling n the way she handle the agent.havg said tat, I'm afraid my Missus get fed up again shld d selling falls tru again becoz of agent!!!

    Haizzz in a dilemma la..

  5. #45

    Default

    Quote Originally Posted by gohsoonk
    As far as possible, buy first and then sell your existing apartment...
    Bank loan will be an issue if you dont have the OTP for the house you wanna sell and owner will be pressured to sell.

  6. #46

    Default

    Sgysfj

    Share with you more while its still fresh in my mind for the HDB sales.

    You must do a bit of home work for your current house.

    Have you done a valuation? U need to pay $180.

    You can ask the agent what is his strategy of handling the valuer when they are here. If your unit is renovated, valuation price can be higher. It is important to get a high valuation.

    You also need to find out what is the recent transacted price of your neighbour house. You can ask your potential agent to show you a copy of the OTP contract selling price of his recent sales similar to your unit. Similar can mean same size, same level, same facing, same location.

    Also read up on classified page in the straits times how many flats of same or close as yours are on sale. You can call to find out the asking price or the last offer price. Pretend that you are the potential buyer and ask as many questions as possible such as is the unit renovated, price negotiable etc..

    property guru may not be a good gauge as the price may be inflated or too low. It does not really tell the current market price of your unit due to many reasons which I shall not elaborate here.

    So, in this way you will know the price range that your unit will be sold. It will mean that:

    X price = sure sell
    Y price = can sell but need to wait
    Z price = agent got to work super hard, not impossible.

    and finally your price A.

    Ask the agent, what is the price he is confident of selling before signing the exclusive. (very important! If he cannot sell later, suan him hard hard)

    So you price your asking price accordingly and for the rest, read my previous post on how to deal with agent.


    Get an agent that has been dealing with your estate only. Dont get agent who deals with several estates as he may not have the feel of the market price of your unit.

    This is because, agent familiar with your estate will know all the prices of his competitors and will probably have a strategy of how to close a deal, he is familiar with the estate and is able to response swiftly to potential buyer or even buyer's agent tones of questions. In this way your agent has upper hand to influence the buyer's agent and ultimately the buyer.

    During the open house, pls ask your kids to play around yr house,make it as cosy as possible, buy few BMWs toy cars to show that you are well off as this will leave an impression to your potential buyer.

    Try to engage the house viewers. Talk to them and tell them how convenient it is from your place to market etc.... Be friendly. If they ask why you sell, just say that upgrading to private in D 9,10,11 and share with them your views on ppty market. (I din say that thou)

    Keep your house in clean and tip top conditions. on all your aircons 15 minutes before viewings and switch on all lights to make the whole house as bright as possible. Best is install few down lights it will really lighten up your place.

    If your house is west facing, dont arrange house viewing in the late afternoon. Do it after 7pm or before 11am.
    Last edited by rattydrama; 22nd October 2010 at 12:21 AM.

  7. #47

    Default

    Rattydrama

    thanks alot. U have been a great help. This will sure help me plan my strategy better.

  8. #48

    Default

    I thought of performance based as well...and I think it works if I am in the shoes of the agent...

    Fixed commission
    x price or less = 1%

    Tier commission
    105% of x price = 1.5%
    110% of x price = 2%
    For every 5% increment of 110% of x price onwards, agent gets additional 1%. Sounds good?

    Set x price based on URA caveats + 5%. hee hee...

    Quote Originally Posted by Sgysfj
    I have realised tis.. However how many agents r wiling to work n take on the job on the performance based tingy

  9. #49

    Default

    Quote Originally Posted by gohsoonk
    I thought of performance based as well...and I think it works if I am in the shoes of the agent...

    Fixed commission
    x price or less = 1%

    Tier commission
    105% of x price = 1.5%
    110% of x price = 2%
    For every 5% increment of 110% of x price onwards, agent gets additional 1%. Sounds good?

    Set x price based on URA caveats + 5%. hee hee...


    Don't tink my nego power so good to get agent to agree to such offer.
    Tink I will jus nego to pay a lower commision if the price is lower than x...

  10. #50

    Default

    Have engaged a new agent.let's see how tings goes. Tis time I am armed wif beta knowledge of the process... Hope tis time noting go wrong n I can start to look for a new plc to buy


    Quote Originally Posted by rattydrama
    Sgysfj

    Share with you more while its still fresh in my mind for the HDB sales.

    You must do a bit of home work for your current house.

    Have you done a valuation? U need to pay $180.

    You can ask the agent what is his strategy of handling the valuer when they are here. If your unit is renovated, valuation price can be higher. It is important to get a high valuation.

    You also need to find out what is the recent transacted price of your neighbour house. You can ask your potential agent to show you a copy of the OTP contract selling price of his recent sales similar to your unit. Similar can mean same size, same level, same facing, same location.

    Also read up on classified page in the straits times how many flats of same or close as yours are on sale. You can call to find out the asking price or the last offer price. Pretend that you are the potential buyer and ask as many questions as possible such as is the unit renovated, price negotiable etc..

    property guru may not be a good gauge as the price may be inflated or too low. It does not really tell the current market price of your unit due to many reasons which I shall not elaborate here.

    So, in this way you will know the price range that your unit will be sold. It will mean that:

    X price = sure sell
    Y price = can sell but need to wait
    Z price = agent got to work super hard, not impossible.

    and finally your price A.

    Ask the agent, what is the price he is confident of selling before signing the exclusive. (very important! If he cannot sell later, suan him hard hard)

    So you price your asking price accordingly and for the rest, read my previous post on how to deal with agent.


    Get an agent that has been dealing with your estate only. Dont get agent who deals with several estates as he may not have the feel of the market price of your unit.

    This is because, agent familiar with your estate will know all the prices of his competitors and will probably have a strategy of how to close a deal, he is familiar with the estate and is able to response swiftly to potential buyer or even buyer's agent tones of questions. In this way your agent has upper hand to influence the buyer's agent and ultimately the buyer.

    During the open house, pls ask your kids to play around yr house,make it as cosy as possible, buy few BMWs toy cars to show that you are well off as this will leave an impression to your potential buyer.

    Try to engage the house viewers. Talk to them and tell them how convenient it is from your place to market etc.... Be friendly. If they ask why you sell, just say that upgrading to private in D 9,10,11 and share with them your views on ppty market. (I din say that thou)

    Keep your house in clean and tip top conditions. on all your aircons 15 minutes before viewings and switch on all lights to make the whole house as bright as possible. Best is install few down lights it will really lighten up your place.

    If your house is west facing, dont arrange house viewing in the late afternoon. Do it after 7pm or before 11am.

  11. #51

    Default

    wow good luck. I am sure this time round you will be able to get the right price. Now HDB price is still holding strong but I doubt it will hold up strong. So if it is lesser than what is your perceive price yet it is above/same market price, just let go. (unless ur unit veri veri special and feng shui very good and people are convinced that it is the germs within the vicinity)

    My agent last told me, it is not good to put your house in the market for too long cos competitor's agents are likely to say negative remarks on your unit and dissuade potential buyers from viewing your unit.

    So agent has to carry out intensive marketing for your unit. And you must follow up with him closely and also bark him to update you.

  12. #52

    Default

    Quote Originally Posted by rattydrama
    wow good luck. I am sure this time round you will be able to get the right price. Now HDB price is still holding strong but I doubt it will hold up strong. So if it is lesser than what is your perceive price yet it is above/same market price, just let go. (unless ur unit veri veri special and feng shui very good and people are convinced that it is the germs within the vicinity)

    My agent last told me, it is not good to put your house in the market for too long cos competitor's agents are likely to say negative remarks on your unit and dissuade potential buyers from viewing your unit.

    So agent has to carry out intensive marketing for your unit. And you must follow up with him closely and also bark him to update you.
    last time round, we got an offer of abt 6k above the highest transacted price for the 4 blocks in my area. However we rejected it coz of the shoddy agent.
    Our flat valuation is abt 20k higher than the others in the four blocks..I have
    checked tis by calling other units tat are listed for sale. I had asked the new
    agent to do another valuation.

    Will probably let go if there is an offer of x(my asking price)-15k or more. Tis
    range is oredi above the market rate for the four blocks. Jus to share the new
    agent is very confident to sell at my asking price.. Wich is abt 25k above the
    highest sold among the 4 blocks..

    Talk is cheap I guess.. Let's see how SHE performs...

  13. #53

    Default

    this is good news. so you do your homework and the agent who is talking to you will have to be extra careful, do extra homework and commit to you.... win win situation.

    My price is also the highest of that time so I think my strategy should work bah.

  14. #54

    Default

    Btw ratty technicali we have oni marketed the flat for abt 2 weeks. Tis was the previous agent and thn now the agent has taken over.

    We gave the new agent a timeline of one n half months to market afterwich we wld withdraw.. U mention abt marketing for too long is not good.. How long is considered too long?

  15. #55

    Default

    bw, speaking of MCC land, there is another plot of land which they bidded just next to sembawang shopping centre. the land psf is about the same as canopy, less then 300psf as far as I could recall.

    I tot this place is even better than canopy cos its still not far away from sembawang mrt station and sembawang mrt station will probably connect to another MRT line all the way to changi airport.

  16. #56

    Default

    Quote Originally Posted by rattydrama
    this is good news. so you do your homework and the agent who is talking to you will have to be extra careful, do extra homework and commit to you.... win win situation.

    My price is also the highest of that time so I think my strategy should work bah.
    Actuali I hv done my homework even wen
    with the previous agent. However, that agent
    stil wana pull a fast one.. Tats y din accept
    the last offer...
    Mayb our expectations r too high..or mayb
    market rili slow now.. In any case, x-15k I wi accept Liao but will tell the agent her fees will be cut.. Hopefuli she don't read tis.. Hahahaha

  17. #57

    Default

    by 3rd week should get an offer from the day they advertise and not more than 6 weeks should be fair in today's market.



    Quote Originally Posted by Sgysfj
    Btw ratty technicali we have oni marketed the flat for abt 2 weeks. Tis was the previous agent and thn now the agent has taken over.

    We gave the new agent a timeline of one n half months to market afterwich we wld withdraw.. U mention abt marketing for too long is not good.. How long is considered too long?

  18. #58

    Default

    she has already committed to you. So it is not important if she reads it. She has spent on her marketing definitely she will want to close too and do it quickly to save time and costs and move on.


    Quote Originally Posted by Sgysfj
    Actuali I hv done my homework even wen
    with the previous agent. However, that agent
    stil wana pull a fast one.. Tats y din accept
    the last offer...
    Mayb our expectations r too high..or mayb
    market rili slow now.. In any case, x-15k I wi accept Liao but will tell the agent her fees will be cut.. Hopefuli she don't read tis.. Hahahaha

  19. #59

    Default

    Quote Originally Posted by rattydrama
    by 3rd week should get an offer from the day they advertise and not more than 6 weeks should be fair in today's market.
    hmmm the last agent got an offer on the 1st viewing and another different offer frm the 2nd viewing(highest). Lets see how Tis new agent fares.. Noticed she din adv in papers today.. So I m not sure of her marketing strategy.

  20. #60

    Default

    Quote Originally Posted by Sgysfj
    hmmm the last agent got an offer on the 1st viewing and another different offer frm the 2nd viewing(highest). Lets see how Tis new agent fares.. Noticed she din adv in papers today.. So I m not sure of her marketing strategy.
    kaypo and ask her why lor, nag at her.

Page 3 of 7 FirstFirst 1234567 LastLast

Posting Permissions

  • You may not post new threads
  • You may not post replies
  • You may not post attachments
  • You may not edit your posts
  •