Land and construction cost for plot near mrt

[phantom_opera]

Avg construction cost is now 250 Psf, those better fittings from FEO could be 280psf

Land cost at tanah merah used ti be 300psf then 530psf by far east then recently 676psf

Waterbank Dakota land cost was 508psf but now jld costs 700psf

land cost at ocr near mrt is the ultimate bubble

[lajia]

Avg construction cost is now 250 Psf, those better fittings from FEO could be 280psf

Land cost at tanah merah used ti be 300psf then 530psf by far east then recently 676psf

Waterbank Dakota land cost was 508psf but now jld costs 700psf

land cost at ocr near mrt is the ultimate bubble

then that SOMEBODY got to look at the land cost as it is becoming the next "COE"....:doh:

[carbuncle]

By Esther Teo, May 7, 2010

RESIDENTIAL development sites continue to be snapped up aggressively with the tender of a site zoned for landed or apartment housing on Tampines Road receiving a total of 16 bids.

Fragrance Properties topped the tender, which closed yesterday, with a bid of $16.25 million - or $405 per sq ft per plot ratio (psf ppr)- just beating Whye Wah Group, with $15.5 million.

[carbuncle]

I wonder why there is no MND/SLA INDEX LPI (Land Price Index)

[timmy]

I wonder why there is no MND/SLA INDEX LPI (Land Price Index)

That's an excellent question. I think the nearest to that is the dc rate for various property type by location, since that is determined by chief valuer and takes into acct surrounding land prices.

[phantom_opera]

then that SOMEBODY got to look at the land cost as it is becoming the next "COE"....:doh:
We must protect our reserve, die die must sell high

Also garmen must take care of developers ti make sure can still survive

Why no ECs for so many months hah?

[carbuncle]

Residential Sites
Bright Hill Drive Condominium or Flats 1.30 2.8 Open for tender

Punggol Way / Punggol Walk Executive Condominium 1.87 3.0


Woodlands Avenue 6 / Woodlands Drive 16 (PDF 93KB) Executive Condominium 1.66 2.8 Aug 2012 *

Sengkang West Way / Fernvale Link (PDF 74KB) Executive Condominium 1.40 3.0 Sept 2012 *

Pasir Ris Drive 3 / Pasir Ris Rise (PDF 83KB) Executive Condominium 2.80 2.1 Sept 2012 *

Bishan Street 14 (PDF 104KB) Condominium or Flats 1.12 4.9 Oct 2012 *

Sembawang Crescent / Sembawang Drive (PDF 86KB) Executive Condominium 2.32 2.8 Oct 2012 *

Punggol Field Walk / Punggol East (PDF 84KB) Executive Condominium 1.45 3.0 Oct 2012 *

Commonwealth Avenue (PDF 87KB) Condominium or Flats 1.21 4.9 Dec 2012 *

[phantom_opera]

Residential Sites
Bright Hill Drive Condominium or Flats 1.30 2.8 Open for tender

Punggol Way / Punggol Walk Executive Condominium 1.87 3.0


Woodlands Avenue 6 / Woodlands Drive 16 (PDF 93KB) Executive Condominium 1.66 2.8 Aug 2012 *

Sengkang West Way / Fernvale Link (PDF 74KB) Executive Condominium 1.40 3.0 Sept 2012 *

Pasir Ris Drive 3 / Pasir Ris Rise (PDF 83KB) Executive Condominium 2.80 2.1 Sept 2012 *

Bishan Street 14 (PDF 104KB) Condominium or Flats 1.12 4.9 Oct 2012 *

Sembawang Crescent / Sembawang Drive (PDF 86KB) Executive Condominium 2.32 2.8 Oct 2012 *

Punggol Field Walk / Punggol East (PDF 84KB) Executive Condominium 1.45 3.0 Oct 2012 *

Commonwealth Avenue (PDF 87KB) Condominium or Flats 1.21 4.9 Dec 2012 *


kekeke ... all ECs far from MRT and and at far north, far east, far west :D

[carbuncle]

http://a4.sphotos.ak.fbcdn.net/hphotos-ak-ash4/463931_10151976148765244_1629187665_o.jpghttp://a5.sphotos.ak.fbcdn.net/hphotos-ak-prn1/616528_10151976151970244_1901920050_o.jpg

[lajia]

kekeke ... all ECs far from MRT and and at far north, far east, far west :D
where is the far west?? have been waiting for EC in the west until hair also white liao...give up liao! No more EC...

[carbuncle]

where is the far west?? have been waiting for EC in the west until hair also white liao...give up liao! No more EC...

Got....

Sengkang West Way / Fernvale Link (PDF 74KB) Executive Condominium 1.40 3.0 Sept 2012 *

Sengkang is FAR from city. And this is Sengkang WEST. So FAR WEST. :D

[lajia]

can provide the link for this? This is very informative...:o


http://a4.sphotos.ak.fbcdn.net/hphotos-ak-ash4/463931_10151976148765244_1629187665_o.jpghttp://a5.sphotos.ak.fbcdn.net/hphotos-ak-prn1/616528_10151976151970244_1901920050_o.jpg

[Allthepies]

where is the far west?? have been waiting for EC in the west until hair also white liao...give up liao! No more EC...
ulikely to see any.all private condo,u dont see ec in orchard or cbd.

[carbuncle]

can provide the link for this? This is very informative...:o

Didn"t bookmark it> from hdb LAND SALES

[ikan bilis]

where is the far west?? have been waiting for EC in the west until hair also white liao...give up liao! No more EC...

about 2-3yr back, there were a GLS EC at jurong west.... but completely no bidder... :D

http://news.asiaone.com/News/The%2BBusiness%2BTimes/Story/A1Story20100813-231991.html

[Congress]

kekeke ... all ECs far from MRT and and at far north, far east, far west :D

The one at Sembawang is close to mrt

[kane]

Wasn't there one EC next to Mi Casa?

[lajia]

Wasn't there one EC next to Mi Casa?
That one in CCK is it?? Yio Chu kang and punggol same or not ? :D

[lajia]

about 2-3yr back, there were a GLS EC at jurong west.... but completely no bidder... :D

http://news.asiaone.com/News/The%2BBusiness%2BTimes/Story/A1Story20100813-231991.html

Try launching it again and see what will happen...:p

[hopeful]

carbuncle, where did you get the data from?

[bakasa2002]

Construction cost is it normally released by developer? Or 250-280psf is a good gauge? This doesn't include marketing budget etc, right?

[zzz1]

Avg construction cost is now 250 Psf, those better fittings from FEO could be 280psf

Land cost at tanah merah used ti be 300psf then 530psf by far east then recently 676psf

Waterbank Dakota land cost was 508psf but now jld costs 700psf

land cost at ocr near mrt is the ultimate bubble
construction cost breakdown in to regulatory compliance fee, professional QPs, engineering design, materials cost, supervision cost and constructional labour cost.

now the material and the labour cost had increase substantially PLUS the Land cost is no way coming down.

Any project launches, while $$ is softening, but unlikely to see great reduction in pricing..

[Wild Falcon]

Where u consider far west? Jurong west? Jurong East is not that far west. But I think Jurong East side will launch PC and not EC.


where is the far west?? have been waiting for EC in the west until hair also white liao...give up liao! No more EC...

[Kanarazu]

Avg construction cost is now 250 Psf, those better fittings from FEO could be 280psf

Land cost at tanah merah used ti be 300psf then 530psf by far east then recently 676psf

Waterbank Dakota land cost was 508psf but now jld costs 700psf

land cost at ocr near mrt is the ultimate bubble

I always come across break even cost that is $400-450 higher than land psf. It's quite consistent from news articles on new developments. Just curious... How does that square with your estimate of $250-280?

[carbuncle]

@hopeful, as I replied to lajia. from hdb site under land sales

[ikan bilis]

I always come across break even cost that is $400-450 higher than land psf. It's quite consistent from news articles on new developments. Just curious... How does that square with your estimate of $250-280?

think should have others like agencies fees, architect firm fees, legal fees, showroom & financing cost... cannot just rely on squarefoot.com figure... at HK side, developers are complaining cost hits HK$3000/S$500psf (their building taller) for low end apartments... but no matter how, developers should had blown the figure to bigger...

http://hk.news.yahoo.com/%E6%9D%8E%E5%85%86%E5%9F%BA-%E4%B8%8D%E6%9C%83%E6%9C%89-%E5%9C%B0%E7%94%A2%E9%9C%B8%E6%AC%8A-220826762.html

李兆基：不會有「地產霸權」

(綜合報道)(星島日報報道)人稱「四叔」的恒基地產（012）主席李兆基昨日表示，現時地產商「好難做」，將來不會有「地產霸權」，反而是「無權」！四叔又指，建築費於近年大升才令樓價高企，更揚言未來樓價「只升不跌」，惟政府加推土地及增加房屋供應均使地產商「無咩錢賺」，坦言樓市「好極有限」，各發展商對投地意欲減低，出價偏向保守。

　　四叔昨日出席培華基金午宴前表示，將來不會有「地產霸權」，因為現時地產商「好難做」，賺錢不多，將會變「無權」。他指出，政府增加土地供應，又加推公屋及居屋，重申「貨多市唔爽」。

　　至於樓價近年急升，四叔認為是建築費持續上漲驅使。他指出，十年前恒地於屯門的豫豐花園項目，每呎建築費僅六百多元，同區之建築費已飆升五倍至每呎逾三千元，又提及長實（001）近日開售的將軍澳項目，呎價僅五千多元，建築成本卻高達四千元，相信利潤很少，笑言「唔計地價都唔掂」，並強調發展商「邊有錢賺」。

　　未來樓價「只升不跌」

　　他解釋，建築成本上升主要是本地工人供應少，加上港澳近年愈來愈多大型基建項目上馬所致。他指出，建築工人要日曬雨淋，很多人不願入行，相信供應會持續短缺，日後建築費回落的可能性很低，揚言未來樓價「只升不會跌」。

　　對於特首梁振英曾提出「港人港地」的構想，四叔表示若政府在小部分土地實施，並於招標時說明條款，只屬「好閒」，但政策若套用於全部土地，則會「嚇窒市場」，又指目前已有居屋及公屋等港人獨享的措施。

　　「普通樓」供應會增加

　　近期荃灣及大圍站上蓋項目均告流標，前北角邨地皮又僅以低價被勾出，四叔坦言各發展商對投地意欲較低，又指樓市未來「好極有限」，「個個都穩穩陣陣」兼出價保守。他又指恒地有充足的土地儲備，例如數十個舊樓重建的項目，但若遇上合適地皮及價格，亦會參與投地，惟態度將不如以往積極，出價亦較低，希望「用八蚊投到值十元嘅地」。

　　四叔指出，未來中小型住宅的「普通樓」供應會顯著增加，相信一千萬元以上的豪宅則不受影響。他又強調，樓市「唔多爽」，再次發表「買股好過買樓」的言論，認為借孖展買股風險雖較高，仍然值博。被問及入市良機，他說很難斷言何謂最佳時機，認為歐債局面不會有太大變動，投資者只要「睇通」，即可入市「博一博」，並重申「買地產股好過買樓」。

[phantom_opera]

I always come across break even cost that is $400-450 higher than land psf. It's quite consistent from news articles on new developments. Just curious... How does that square with your estimate of $250-280?

250-280 is construction cost only for mass market condos, you have to factor in tax, marketing, show flat, DC charges, financing and legal cost obviously so your $400psf is about right

That also mean JLD/TM plot land cost 676-700psf, other cost 400-450psf ... already 1100-1150psf ... have to sell >1300psf liao

[ikan bilis]

should not have DC charges for GLS....

[Clim1688]

Also not forgetting developer margin. 15%? Otherwise why bother go bid the land, take the risk and going through so much work

[phantom_opera]

Square Foot Research looked at six EC projects and found the average construction cost was $209 per sq ft (psf) per plot ratio (ppr) – well under the average of $256 psf ppr for nine recently launched mass market private developments that it also studied.

The construction cost – derived from disclosures from listed contractors – does not include costs from piling work and typically reflects a project’s features and furnishings.

=> EC construction cost is slightly lower due to less features and poorer finishing