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Thread: Northwood

  1. #21

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    NORTHWOOD JALAN MATA AYERCondominium1810,0001,313Strata617Jul-09
    NORTHWOOD JALAN MATA AYERCondominium1770,0001,346Strata572Jun-09

    The unit sold in Jun was sold at a loss??

    Nearing TOP so I guess those who bought for investment is finding it hard to sell off....Northwood is not exactly a good location to buy for investment....

  2. #22

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    Quote Originally Posted by kurby
    NORTHWOOD JALAN MATA AYERCondominium1810,0001,313Strata617Jul-09
    NORTHWOOD JALAN MATA AYERCondominium1770,0001,346Strata572Jun-09

    The unit sold in Jun was sold at a loss??

    Nearing TOP so I guess those who bought for investment is finding it hard to sell off....Northwood is not exactly a good location to buy for investment....
    Where u get this info? I am seriously looking for an unit for own stay, preferably in Blk 60. Willing to pay owner at a mild profit.

  3. #23

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    Found this in the web

    810,000 1,313 617 Jul-09
    810,900 1,604 506 Jul-09
    770,000 1,346 572 Jun-09

    It's seem that the offer at 685psf is on the high side.
    Attached Images Attached Images

  4. #24

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    Quote Originally Posted by Lao Hu
    Where u get this info? I am seriously looking for an unit for own stay, preferably in Blk 60. Willing to pay owner at a mild profit.
    Got the info off URA web as below:

    http://www.ura.gov.sg/realEstateWeb/...Controller.jpf

    I think you can get a much better price than 685psf. Newspaper ads starts at 650psf.

    I was doing some estimate of the fair price for Northwood. Before the property peak in 2007, Euphony Gardens was selling at about 380psf. So I add 20% on that as premium for freehold, and then add another 8% for land appreciation. That will give me a price of about 500psf.

    So my guess is that after this round of property price peak subside and stabilise, Northwood will be valued at 550psf or there about...so i guess the 572 psf sales was quite a decent purchase....

    All this is just my guess....can be wrong though....

  5. #25

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    Quote Originally Posted by kurby
    Got the info off URA web as below:

    http://www.ura.gov.sg/realEstateWeb/...Controller.jpf

    I think you can get a much better price than 685psf. Newspaper ads starts at 650psf.

    I was doing some estimate of the fair price for Northwood. Before the property peak in 2007, Euphony Gardens was selling at about 380psf. So I add 20% on that as premium for freehold, and then add another 8% for land appreciation. That will give me a price of about 500psf.

    So my guess is that after this round of property price peak subside and stabilise, Northwood will be valued at 550psf or there about...so i guess the 572 psf sales was quite a decent purchase....

    All this is just my guess....can be wrong though....
    Another way is to take the price from owner (direct pricing from developer) and add in land appreciation (x%) and give him a decent margin (y%) if you are kind. But there are owners who bought for investment and are on DPS... I am just guessing that some of them need to off load it soon. If you buy this project... you must really like the location as it is quite ulu.... don't fall for FH trap when location matters more than anything...

    FH is something you cannot see and touch and feel... get it? A house should feel right for staying.

  6. #26

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    Many ways to decide what is a fair price....

    The best way is - if you are comfortable with the price then that's the fairest price of all!

    Whatever happen to the price after your purchase is anybody's guess...as long as you can afford it, and it feels right, then go ahead...

  7. #27

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    Quote Originally Posted by kurby
    Got the info off URA web as below:

    http://www.ura.gov.sg/realEstateWeb/...Controller.jpf

    I think you can get a much better price than 685psf. Newspaper ads starts at 650psf.

    I was doing some estimate of the fair price for Northwood. Before the property peak in 2007, Euphony Gardens was selling at about 380psf. So I add 20% on that as premium for freehold, and then add another 8% for land appreciation. That will give me a price of about 500psf.

    So my guess is that after this round of property price peak subside and stabilise, Northwood will be valued at 550psf or there about...so i guess the 572 psf sales was quite a decent purchase....

    All this is just my guess....can be wrong though....
    Actually, I had checked on Euphony Garden (EG). It was launched on 2000 and first hand owner paid more than $500psf to $585psf for unit between 1100sqft to 1800sqft. When EG TOP on 2002, most transacted at S$400-480psf. Currently, rental yield is about $1.96/sqft.

  8. #28

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    As for Seletaris, first hand owner paid more than $530psf to $620psf for unit between 1100sqft to 1600sqft. When it TOP on 2002, most transacted at S$480-590psf. It hit 39Xpsf in 2004. Currently, rental yield is about $1.79/sqft.

    Yishun Sapphire rental yield is only $1.02/sqft

  9. #29

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    Quote Originally Posted by Condorich
    Another way is to take the price from owner (direct pricing from developer) and add in land appreciation (x%) and give him a decent margin (y%) if you are kind. But there are owners who bought for investment and are on DPS... I am just guessing that some of them need to off load it soon. If you buy this project... you must really like the location as it is quite ulu.... don't fall for FH trap when location matters more than anything...

    FH is something you cannot see and touch and feel... get it? A house should feel right for staying.
    Thanks for your advice. Using 650psf (Highest price bought from developer), break-even price for 1335sqft is around $900k (18k agent fee and 22k stamp duty). Agreed with your point on the Ulu location, my boy just happened to study in a childcare at Jalan Mata Ayer.

    Frankly, was amused by some ad quoting 880psf.

  10. #30

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    Quote Originally Posted by Lao Hu
    Actually, I had checked on Euphony Garden (EG). It was launched on 2000 and first hand owner paid more than $500psf to $585psf for unit between 1100sqft to 1800sqft. When EG TOP on 2002, most transacted at S$400-480psf. Currently, rental yield is about $1.96/sqft.
    Oh so the 380psf is not the average. Good. So then using the method, the estimated value would be about 520 - 620psf.

    Your data above clearly show us that the valuation of a property has nothing to do with the cost that first buyer (or even the developer) paid for the property. Otherwise property prices will never dip below launch price.

    For Northwood, I stil think good price to get is about 550psf. And I think is achievable. Be patient........

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