View Full Version : Rental sentiment
Hi,
My current tenant wanted renew the lease with rental 20% lower.
Is the rental sentiment really that bad?
Regards,
nb
Hi,
My current tenant wanted renew the lease with rental 20% lower.
Is the rental sentiment really that bad?
Regards,
nb
My suggestion is meet halfway at 10%.
Hi,
My current tenant wanted renew the lease with rental 20% lower.
Is the rental sentiment really that bad?
Regards,
nb
Check URA rental for the updated info. Gut feel is that the decrease is too much, unless your unit had fetched super high rental to start with.
http://www.ibilik.sg/short_term_rentals/141106/reviews
http://www.easyroommate.com.sg/single-room-to-rent?gclid=CjwKEAjw5ZKiBRDhqa-Yjcml9kYSJABia-RnKOIqdYS0OA-tPctqyxjt1nPijfpCapdz0nQA4x2vKRoCGT7w_wcB
Thanks for your input!
Yup. I checked URA rental recently. It really dropped 20% compared to 12 months ago. Quite surprised with that big drop.
Tenant said other units in the same project offer 20% rental lower. Likely have to grab it.
smellyfish
21-10-14, 14:45
everyone reads the news and everyone knows that lots of apartments have hit the market and every tenant will try. They would be stupid if they dont. But it's a real hassle to move and there is cost and time involved, so that's a big advantage to the landlord. Happy negotiating.
secure it if the tenant is good, save the trouble and worry
Need more context..Condition of unit, location etc..
Hving said tt, if ur tenant is those v troublesome type, then leave it..
else if he/she haven't given u much trouble in the last lease, try to meet someone in between..
u get to retain a source of income, he doesnt need to move his stuff around looking for a new place..
Tenant is good, but rental yield is not good!
https://www.roomorama.com/short-term-rentals/singapore
The unit is at RCR, just TOP 24 months ago, still very new & good condition.
A drop of 20% is really drastic. I have just renewed mine with no drop in rent recently. It is in the city fringe and 5 min from mrt stn.
5 minutes walk from mrt.
smellyfish
21-10-14, 16:22
i renewed at 5% drop. downtown core.
From these criterion you mentioned, 20% does seem a tad too much..Unless the original lease really was too high (like what a member mentioned earlier)..
Since the tenant is okie (not the troublesome type), why not just sit and and find out why he thinks that a 20% drop is justifiable?
The original lease was not that high, just at market rate at that time. I guess hard find tenants these months, other owners had lower down their rental, tenants have more choices now, and bargain till jialat jialat..
From these criterion you mentioned, 20% does seem a tad too much..Unless the original lease really was too high (like what a member mentioned earlier)..
Since the tenant is okie (not the troublesome type), why not just sit and and find out why he thinks that a 20% drop is justifiable?
new forum account?
The original lease was not that high, just at market rate at that time. I guess hard find tenants these months, other owners had lower down their rental, tenants have more choices now, and bargain till jialat jialat..
Dont need to waste too much time. 20% might seem alot, but when you hit with vacancy period + repainting + agent commission, I think it reducing rent is still more worth it.
If I am in your position, I will make a counter offer and seal the deal asap.
Thanks for your advise! I would do so.
Since is a new condo and near mrt, if tenant ask for too much below market rate, need not really have to give in, unless u are ok with it....... new condo near mrt still got people want to rent
My OCR rental up by 11% last July. 7 mins to MRT.
Last July is very different from now. Had renewed rental of a CCR unit less than 100m away from mrt just last Nov with an increase of rent of 15%.
My OCR rental up by 11% last July. 7 mins to MRT.
Surprised that potong pasir quite good location. But lease demand is now yet there...
Renew the lease thru agent still. Means this agent did not do good job?
depends on your rapport with agent etc... with 20% rental cut, ask agent to nego for 10% etc and if target not achieved, tell / forewarn agent to accept lower comm or to exclude gst or to remove renewal comm clause or all of the above.
of course you got to be prepared to support your supportive agent in other ways like referrals, other deals etc.
established agents will know where you are coming from.
Renew the lease thru agent still. Means this agent did not do good job?
Increase of 20% for me. D10 and 2mins from future MRT which means very noisy. Rental is still going strong!
which condo in potong pasir? Affected by all the construction?
How long more to the end of your existing rental contract?Agent may just want to close the deal quickly with your existing tenants rather than the deal going to another agent. Engage 1-2 agents to market your unit asap.Exclusivity does not work in a lukewarm market. I know there will be one new development around potong pasir has applied for TOP but still pending. It may not get TOP soon if due to critical non-compliance. Sometimes people start dropping rental rate because of desperate owners.
Renew the lease thru agent still. Means this agent did not do good job?
A drop of 20% is really drastic. I have just renewed mine with no drop in rent recently. It is in the city fringe and 5 min from mrt stn.
You mean your Emerald Garden has got not rent increase even with the opening of DTL station??
Bro, you do not even know where is EG and you want to comment. EG is in D1. You only know JL Dream. Have more than EG. Remember properties are bought to be kept with 999LH and FH next to mrt stn.
You mean your Emerald Garden has got not rent increase even with the opening of DTL station??
Bro, you do not even know where is EG and you want to comment. EG is in D1. You only know JL Dream. Have more than EG. Remember properties are bought to be kept with 999LH and FH next to mrt stn.
How is that possible when I have already posted so many comment on emarald garden thread.
Perhaps the micro and macro enviroment issue in that area? LOL
Bro, I said my city fringe unit has just renewed recently with no rental drop and you said it is EG. Now you are trying to change subject and said about macro and micro environment. BTW, my EG was renewed late last year with an increase of rental of 15%. Micro environment is great at EG with the opening of the Telok Ayer mrt stn. The demolition of the mechanized carpark near EG has increased demand of carpark. This is all good news for EG.
How is that possible when I have already posted so many comment on emarald garden thread.
Perhaps the micro and macro enviroment issue in that area? LOL
Hi, by the way, u have how many units on rental? And the units fully paid up?
Cannot say the number here otherwise someone will say I am bragging again. I can only respond to your 2nd question: Several of them have been fully paid up.
Hi, by the way, u have how many units on rental? And the units fully paid up?
Bro, I said my city fringe unit has just renewed recently with no rental drop and you said it is EG. Now you are trying to change subject and said about macro and micro environment. BTW, my EG was renewed late last year with an increase of rental of 15%. Micro environment is great at EG with the opening of the Telok Ayer mrt stn. The demolition of the mechanized carpark near EG has increased demand of carpark. This is all good news for EG.
This is classic
Opening of Mrt station demolish car park is good?
Jld got new mrt line new hospital new office tower new hotel and even hsr leh.
老王卖瓜，自卖自夸 lol
Good for us with increase demand can raise parking rate to fund Maintenance fund. It so win-win here.
This is classic
Opening of Mrt station demolish car park is good?
Jld got new mrt line new hospital new office tower new hotel and even hsr leh.
老王卖瓜，自卖自夸 lol
Last July is very different from now. Had renewed rental of a CCR unit less than 100m away from mrt just last Nov with an increase of rent of 15%.
paiseh...my previous rental is higher than market rate so if calculate by market rate vs current rental then itis more than 15% liao...:apple::apple:!
Good for us with increase demand can raise parking rate to fund Maintenance fund. It so win-win here.
So this is micro and macro environment?? LOL
Bro DC, your property status is like an ideal state to me. Care to share some philosophy which brings you to this state. Personally managed to start with one back in 2010 but already finding duo mortgages a tough balance even with a slight positive cashflow and rental yield of 5-6 %. I have only 20 years of economically active work left. Any advice welcome.
Cannot say the number here otherwise someone will say I am bragging again. I can only respond to your 2nd question: Several of them have been fully paid up.
Bro DC, your property status is like an ideal state to me. Care to share some philosophy which brings you to this state. Personally managed to start with one back in 2010 but already finding duo mortgages a tough balance even with a slight positive cashflow and rental yield of 5-6 %. I have only 20 years of economically active work left. Any advice welcome.
when you can freeload at your parents house you have zero consumption cost.
when you can freeload at your parents house you have zero consumption cost.
I should have done this but I never did even though my previous room at my folks' is still vacant. I value my own space over convenience (no need to do housework, cook, fetch my gal up and down when she was younger etc etc) and $$. But agree if I have done this fwah I think I could have achieved a lot more.
It is good that you have started in 2010 where there is a good correction after lethman crisis. It is easier when I first started in the 90s when private properties are more affordable, ie. compared to my income. Got married and more buying power with two incomes. However, kids arrived and have to be more cautious. I have gone through a few crisis since then but managed to clitch some good deals along the way during the dips until the last crisis. Rental was less competitive then but they have been helping me to pay for the home mortgage. That is how I got several properties fully paid up. I may have started earlier but it is never too late to invest. My investment strategies is to buy only 2 bedder and focus on locations in city fringe and CBD. It is easier to find tenants. I suppose that you are a fewer years younger than me. Remember properties are bought to be kept and not for sale especially FH, near mrt, in city fringe and CBD. FH landed is for own stay and should never be sold but to pass on to next generation.
Bro DC, your property status is like an ideal state to me. Care to share some philosophy which brings you to this state. Personally managed to start with one back in 2010 but already finding duo mortgages a tough balance even with a slight positive cash-flow and rental yield of 5-6 %. I have only 20 years of economically active work left. Any advice welcome.
2 more months to end the current lease. See many units looking for tenant in the area and some units already lower their asking to that price in propertyguru, in ura web site got 2-3 units accepted that price last month.
How long more to the end of your existing rental contract?Agent may just want to close the deal quickly with your existing tenants rather than the deal going to another agent. Engage 1-2 agents to market your unit asap.Exclusivity does not work in a lukewarm market. I know there will be one new development around potong pasir has applied for TOP but still pending. It may not get TOP soon if due to critical non-compliance. Sometimes people start dropping rental rate because of desperate owners.
I just negotiated my rent down 11% in Aug this year. Bukit Timah area
It is still not too late to engage a few agents to source for tenants. You may want to try prompting your existing tenants earlier (3 months before) than 2 months prior to end of tenancy agreement for future leases if you encounter a quite market again. You will have more time to find another tenant. Can negotiate with your existing tenants. Meet halfway (10%) off as they will have to incur cost to move house if they have been nice tenants.
2 more months to end the current lease. See many units looking for tenant in the area and some units already lower their asking to that price in propertyguru, in ura web site got 2-3 units accepted that price last month.
Thanks DC for the advise! Nice day ahead!
Cannot say the number here otherwise someone will say I am bragging again. I can only respond to your 2nd question: Several of them have been fully paid up.
Actually bro i am interested to know how many units you have for rental and how big are they ... if you mind posting them on public forum - please PM me ... i want to get inspired and pick up some tips :)
All investment properties are 2/2+1 bedders with size between 950 and 1100sqft. I suppose this info is sufficient. This is part of my retirement planning with my spouse. Any mortgage loan should be covered. Have recently investment in a tool that have 3-4 times multpiler effect to pay for the outstanding loan if my spouse and I kick the bucket. We can at least sleep in peace and my children will be well taken care of.
Actually bro i am interested to know how many units you have for rental and how big are they ... if you mind posting them on public forum - please PM me ... i want to get inspired and pick up some tips :)
All investment properties are 2/2+1 bedders with size between 950 and 1100sqft. I suppose this info is sufficient. This is part of my retirement planning with my spouse.
You have kids?
Yup. One boy and one girl.
You have kids?
Thanks DC for the advise! Nice day ahead!
Dont waste your time engaging more property agents because in a bear market where rent is falling, no amount of agent effort is going to reverse the trend.
On the other hand, if you waste too much time trying to play cats and mouse with your existing tenant, you will risk the possibility of your tenant start hunting around.
And trust me, every week that goes by, there will be more desperate landlord willing to reduce their rent and in the end, and as much as you believe you property is the best,
there are many apartment in the market will be better and cheaper. Its only a matter of looking harder.
So at the end of the day, you might end up
a) Losing your existing tenant which is willing to accept say 10% lower rent.
b) Stuck with a property without tenant for several months.
c) Have to spend thousand of dollars to repaint, service aircon, dry clean curtain, or even provide furniture.
d) You might get desperate during vacancy period, which will force your to make a big cut in rent to secure tenant (which could be a lousy tenant)
e) And you have to pay agent commission
Just ask yourself, is it worth it as compare to say counter your tenant with 10% reduction in rent.
All investment properties are 2/2+1 bedders with size between 950 and 1100sqft. I suppose this info is sufficient. This is part of my retirement planning with my spouse. Any mortgage loan should be covered. Have recently investment in a tool that have 3-4 times multpiler effect to pay for the outstanding loan if my spouse and I kick the bucket. We can at least sleep in peace and my children will be well taken care of.
Thanks for the info bro DC. I guess the tool which you mentioned here is the Mortgage Insurance or?
I have 2 kids as well and they are pretty young 8 and 6 ... I am mid 30...
MortgageGuru
23-10-14, 10:46
This is a really good insights from most bros here especially DC bro.Been a great read up. Thumbs up for you bro!
I have stopped the mortgage insurance and replaced them with this one as mortgage insurance are decreasing term and not worth it. This has both multiplying and leveraging effects. You are much younger and will have time to work on your early retirement plan. I am like you with two kids 2 years apart. My spouse and I have more free time now as they are independent now and do not want to go out with us anymore.
Thanks for the info bro DC. I guess the tool which you mentioned here is the Mortgage Insurance or?
I have 2 kids as well and they are pretty young 8 and 6 ... I am mid 30...
Thanks for the info bro DC. I guess the tool which you mentioned here is the Mortgage Insurance or?
I have 2 kids as well and they are pretty young 8 and 6 ... I am mid 30...
You will need at least 3 mortgaged properties to generation positive cash flow. ie. 2 to rent and 1 to live.
However things might actually change if interest rate rises.
Rental market play is about supply and demand and its different from region to region. Within city area, one to 2 bedder is popular, in suburban area near international schools, 3 bedders is more popular. And you must avoid investing in luxury condo or big unit if you want to generate cash flow because going forward you will see lesser expat with housing allowance.
Remember properties are bought to be kept and not for sale especially FH, near mrt, in city fringe and CBD. FH landed is for own stay and should never be sold but to pass on to next generation.
Remember property cannot be kept forever even if its FH. When the property becomes old, it will eventually have to go.
And thats the reason why Emerald Garden needs to sell parking space help fund its maintenance cost.
http://www.straitstimes.com/news/business/property/story/fragrance-court-collective-sale-public-tender-20141022
http://www.straitstimes.com/news/business/more-business-stories/story/en-blocked-20141023
Bro, it depends who is more desperate. Tenants are also testing the market. It has to be a sincere offer.
Dont waste your time engaging more property agents because in a bear market where rent is falling, no amount of agent effort is going to reverse the trend.
On the other hand, if you waste too much time trying to play cats and mouse with your existing tenant, you will risk the possibility of your tenant start hunting around.
And trust me, every week that goes by, there will be more desperate landlord willing to reduce their rent and in the end, and as much as you believe you property is the best,
there are many apartment in the market will be better and cheaper. Its only a matter of looking harder.
So at the end of the day, you might end up
a) Losing your existing tenant which is willing to accept say 10% lower rent.
b) Stuck with a property without tenant for several months.
c) Have to spend thousand of dollars to repaint, service aircon, dry clean curtain, or even provide furniture.
d) You might get desperate during vacancy period, which will force your to make a big cut in rent to secure tenant (which could be a lousy tenant)
e) And you have to pay agent commission
Just ask yourself, is it worth it as compare to say counter your tenant with 10% reduction in rent.
Bro, I have land to rebuilt my place if I do not like it anymore. People are happy at EG to lease carparks lots for a tidy sum of return every month without compromising on security. URA has decided to cut down on the no. of carpark lots in Shenton Way area. EG will be more valuable. Anyway, it is far from the expiry of the 999 years lease.
Remember property cannot be kept forever even if its FH. When the property becomes old, it will eventually have to go.
And thats the reason why Emerald Garden needs to sell parking space help fund its maintenance cost.
http://www.straitstimes.com/news/business/property/story/fragrance-court-collective-sale-public-tender-20141022
http://www.straitstimes.com/news/business/more-business-stories/story/en-blocked-20141023
Bro, it depends who is more desperate. Tenants are also testing the market. It has to be a sincere offer.
Tenants are not desperate, its the landlord that are desperate now because every week, prices are coming down, and it will only get worst as more projects gets TOP.
Plus URA transaction and propertyguru is clear for everyone to see, there is no need for 2nd guessing.
The only reason why a tenant choose to stay is because of the trouble of shifting however if you force them to look around, you will risk them discovering a new lifestyle in an new and better environment at a cheaper price And do remember, property near MRT stations are everywhere its no longer as exclusive as before.
Bro, I have land to rebuilt my place if I do not like it anymore. People are happy at EG to lease carparks lots for a tidy sum of return every month without compromising on security. URA has decided to cut down on the no. of carpark lots in Shenton Way area. EG will be more valuable. Anyway, it is far from the expiry of the 999 years lease.
Yes, you have land to rebuild by the time when you and your wife are in your retirement age, which is not too far from now if you say you start your investment 20 years ago, you will have think of retirement, healthcare cost, kids university cost, etc. By then spending 1m dollar of your hard cash (if you have) to rebuilt is no longer an option.
And chances are, you will have to make do with living in old landed property and eventually sell and downgrade to HDB to fund your retirement and to give your children money to start a family.
As for EG, there is no chance for the estate for survive beyond 50 years, it wil be torn down eventually to rebuilt because the cost of repair will be too big to bear. And even if you are willing, that doesnt mean other owners will agree because no one will want to throw good money on an aging and declining asset.
Very strange indeed! You make those statements without considering your purchase/marketing of JGateway at $1700+ psf vs many other condos nearby at $900+ psf only???
Looks like it is wrong to buy JGateway at $1700+ psf!!!!
Dont waste your time engaging more property agents because in a bear market where rent is falling, no amount of agent effort is going to reverse the trend.
On the other hand, if you waste too much time trying to play cats and mouse with your existing tenant, you will risk the possibility of your tenant start hunting around.
And trust me, every week that goes by, there will be more desperate landlord willing to reduce their rent and in the end, and as much as you believe you property is the best,
there are many apartment in the market will be better and cheaper. Its only a matter of looking harder.
So at the end of the day, you might end up
a) Losing your existing tenant which is willing to accept say 10% lower rent.
b) Stuck with a property without tenant for several months.
c) Have to spend thousand of dollars to repaint, service aircon, dry clean curtain, or even provide furniture.
d) You might get desperate during vacancy period, which will force your to make a big cut in rent to secure tenant (which could be a lousy tenant)
e) And you have to pay agent commission
Just ask yourself, is it worth it as compare to say counter your tenant with 10% reduction in rent.
In OCR, 3 bedders is more popular for investment?
Then why are you marketing JGatweay MM unit so strongly for investment?
Contradictory indeed!
"less expat with housing allowance"? Indeed this is true! So what should we do???
It means that for rental we should choose to invest in prime properties in up-class areas in CCR with less supply because only those places can attract very high-income expats with lots of housing allowance to rent!
Avoid buying OCR private condos for rental because those expats who used to rent OCR condos will be renting HDB flats now to save on rental costs since their housing allowance have been cut and they have to downgrade their housing costs!
You will need at least 3 mortgaged properties to generation positive cash flow. ie. 2 to rent and 1 to live.
However things might actually change if interest rate rises.
Rental market play is about supply and demand and its different from region to region. Within city area, one to 2 bedder is popular, in suburban area near international schools, 3 bedders is more popular. And you must avoid investing in luxury condo or big unit if you want to generate cash flow because going forward you will see lesser expat with housing allowance.
Very strange indeed! You make those statements without considering your purchase/marketing of JGateway at $1700+ psf vs many other condos nearby at $900+ psf only???
Looks like it is wrong to buy JGateway at $1700+ psf!!!!
As I have said before supply and demand situation varies from region to region and thats why property located in the wrong side of CCR are suffering the worst despite of them being FH (which some claims and last forever).
Looks like it doesnt pay to cling on to old FH property located in the wrong side of CCR
In OCR, 3 bedders is more popular for investment?
Then why are you marketing JGatweay MM unit so strongly for investment?
Contradictory indeed!
I am sorry, perhaps you didnt read that part where I say near International School.
Perhaps drinking too much sour grape juice is affecting your vision.
You will need at least 3 mortgaged properties to generation positive cash flow. ie. 2 to rent and 1 to live.
However things might actually change if interest rate rises.
Rental market play is about supply and demand and its different from region to region. Within city area, one to 2 bedder is popular, in suburban area near international schools, 3 bedders is more popular. And you must avoid investing in luxury condo or big unit if you want to generate cash flow because going forward you will see lesser expat with housing allowance.
I did a calculation before 2 rental condos probably going to generate about 8-10K SGD a month and unfortunately that is not going to be enough. My ideal plan is to own 10 income properties with 5 fully paid up when I am retire.
Why you like to sneakily extract 1 small part of my post to attack and cannot reply to all my comments?
Just because you have nothing better to say for the rest which is factual?
In OCR, 3 bedders is more popular for investment?
Then why are you marketing JGatweay MM unit so strongly for investment?
Contradictory indeed!
"less expat with housing allowance"? Indeed this is true! So what should we do???
It means that for rental we should choose to invest in prime properties in up-class areas in CCR with less supply because only those places can attract very high-income expats with lots of housing allowance to rent!
Avoid buying OCR private condos for rental because those expats who used to rent OCR condos will be renting HDB flats now to save on rental costs since their housing allowance have been cut and they have to downgrade their housing costs!
I am sorry, perhaps you didnt read that part where I say near International School.
Perhaps drinking too much sour grape juice is affecting your vision.
In OCR, 3 bedders is more popular for investment?
Then why are you marketing JGatweay MM unit so strongly for investment?
Contradictory indeed!
I did a calculation before 2 rental condos probably going to generate about 8-10K SGD a month and unfortunately that is not going to be enough. My ideal plan is to own 10 income properties with 5 fully paid up when I am retire.
That really depends on how many years of working life do you have left to leverage with the bank. 10 properties? You will surely need to hire professional to manage them for you and by the time you are in your 60s, you might not want to deal so tenants anymore. perhaps sell some and enjoy your golden years. Then again, I doubt the government will make it easy for investors to multiply your property that easily. ABSD?? TDSR?? LVR
Beg to differ with your opinion. It is the potential value of the property for capital gain and the class of tenants that you are targetting. People will buy or rent if the development has certain uniqueness. In fact, it is the luxury market that is being hit now and therefore more upside there. Not new and resale OCR which is already overpriced. You should be looking at the resale in the tanglin, river valley, emily etc, if money is not a constraint. Just my opinion.
You will need at least 3 mortgaged properties to generation positive cash flow. ie. 2 to rent and 1 to live.
However things might actually change if interest rate rises.
Rental market play is about supply and demand and its different from region to region. Within city area, one to 2 bedder is popular, in suburban area near international schools, 3 bedders is more popular. And you must avoid investing in luxury condo or big unit if you want to generate cash flow because going forward you will see lesser expat with housing allowance.
Beg to differ with your opinion. It is the potential value of the property for capital gain and the class of tenants that you are targetting. People will buy or rent if the development has certain uniqueness. In fact, it is the luxury market that is being hit now and therefore more upside there. Not new and resale OCR which is already overpriced. You should be looking at the resale in the tanglin, river valley, emily etc, if money is not a constraint. Just my opinion.
a) When it come in investment property, its all using your money to work for you not the other way around. hence it always about cash flow first, capital gain later. If you dont have cash flow to service your mortgage how are you going to hold and wait for capital gain?
Isnt this the reason why landed and luxury property is in a slump because it has got lousy yield and huge cash up front?
b) The type of tenant you get depend on the type of property you buy, the type of property you buy depends on the type of money you have.
c) Buying for living is different from buying to generate yield. A person will family of 5 could be buying MM apartment purely to generate income. Uniqueness doesnt make money, Reflection is one of them.
d) As for luxury apartment, we all know its dead and we know why its dead, so please stop trying to act smart by saying there is potential upside unless you have insider information that government will not welcome foreigners to buy property without ABSD.
d) OCR is over priced? OCR is very big area so which particular district are you referring? Tanglin and RV very big area too, new or resale? big small?
Those who bought before all these measures are laughing and furthermore will low spread for floating rates. LOL.
That really depends on how many years of working life do you have left to leverage with the bank. 10 properties? You will surely need to hire professional to manage them for you and by the time you are in your 60s, you might not want to deal so tenants anymore. perhaps sell some and enjoy your golden years. Then again, I doubt the government will make it easy for investors to multiply your property that easily. ABSD?? TDSR?? LVR
Those who bought before all these measures are laughing and furthermore will low spread for floating rates. LOL.
No exactly actually those who bought CCR at the peak are still stucked, and not laughing. You can ask bargain hunter
I use OPM [Other People's Money] approach when it comes to investment with reasonabel leveraging. Cash flow for mortgage is first leverage by using OPM (rental from tenants) then follow by personal injection of funds. Days of quick turnaround is over with all these measures and final nail to the coffin is TDSR.
a) When it come in investment property, its all using your money to work for you not the other way around. hence it always about cash flow first, capital gain later. If you dont have cash flow to service your mortgage how are you going to hold and wait for capital gain?
Isnt this the reason why landed and luxury property is in a slump because it has got lousy yield and huge cash up front? [I have bought any for the last 3 years. Opportunities are coming,. Buy on dip.]
b) The type of tenant you get depend on the type of property you buy, the type of property you buy depends on the type of money you have. [That is why my focus is in cityfringe and CCR].
c) Buying for living is different from buying to generate yield. A person will family of 5 could be buying MM apartment purely to generate income. Uniqueness doesnt make money, Reflection is one of them. [Bro, Uniqueness is not about iconic building design by renowned architect. I am referring to other attributes.]
d) As for luxury apartment, we all know its dead and we know why its dead, so please stop trying to act smart by saying there is potential upside unless you have insider information that government will not welcome foreigners to buy property without ABSD. [Investors are just waiting to pounce. Look at even hdb resale volume. It is going up again. Good things take time to brew.]
d) OCR is over priced? OCR is very big area so which particular district are you referring? Tanglin and RV very big area too, new or resale? big small? [You can just go to see the caveat lodge in URA based on District. The steepest climb in the last 3 years can be the most vulnerable ones. Still prefers 2 bedders in those areas. Which area? For you to find out. Have been sharing too much?]
Bro, I am referring to the dip just after lethman bros.
No exactly actually those who bought CCR at the peak are still stucked, and not laughing. You can ask bargain hunter
I use OPM [Other People's Money] approach when it comes to investment with reasonabel leveraging. Cash flow for mortgage is first leverage by using OPM (rental from tenants) then follow by personal injection of funds. Days of quick turnaround is over with all these measures and final nail to the coffin is TDSR. [You can just go to see the caveat lodge in URA based on District. The steepest climb in the last 3 years can be the most vulnerable ones. Still prefers 2 bedders in those areas. Which area? For you to find out. Have been sharing too much?]
There is not need to keep trumpeting your "success" in property because anybody who bought during the same period will all be sitting comfortably with profit, and many people buy at the right time is because they happen to have excess cash to hoot one during that time.
One thing you need to remember that OCR landscape has transformed a lot over the last 10 years, new commercial centers, new malls, new international school etc. Vulnerable or not only time will tell. But one thing is for sure, rental yield in OCR is still healthy, particularly area near employment hub and schools.
1. Bring in lot of people.
2. Allow HDB to rent out after 5 years.
3. Start to introduce CM slowly so that MTB can get onborad.
4. Build lot of HDB when the supply is low and lot of GLS for private.
5. Final nail to the coffin TDSR, only those who earn enough can buy, sorry MTB have to wait for the next sampan.
Green horn teaching ecperienced investor how to invest? Wow!
They sure will die pain pain in 6 years time! For SURE because OCR private condos crashing!
There is not need to keep trumpeting your "success" in property because anybody who bought during the same period will all be sitting comfortably with profit, and many people buy at the right time is because they happen to have excess cash to hoot one during that time.
One thing you need to remember that OCR landscape has transformed a lot over the last 10 years, new commercial centers, new malls, new international school etc. Vulnerable or not only time will tell. But one thing is for sure, rental yield in OCR is still healthy, particularly area near employment hub and schools.
https://www.dropbox.com/s/ggv7e5gusan8es0/3%20plus%201%20plan.pdf?dl=0
Green horn teaching ecperienced investor how to invest? Wow!
They sure will die pain pain in 6 years time! For SURE because OCR private condos crashing!
Teddybear, something is not right here, 1 WEEK ago you said that 2 to 3 years the price will drop by 20-30%,
now you are saying 6 years. Why so ? Because lack of confident in your prediction so need to buy a bit of time? LOL!!
As we all know, OCR private condos are seriously OVER-PRICED!
should see JGateway drop another 20-30% below $1400 psf in next 2-3 years!
http://forums.condosingapore.com/showthread.php/18201-Owners-in-the-West-beware!!/page1045?p=492623#post492623
I have stopped the mortgage insurance and replaced them with this one as mortgage insurance are decreasing term and not worth it. This has both multiplying and leveraging effects. You are much younger and will have time to work on your early retirement plan. I am like you with two kids 2 years apart. My spouse and I have more free time now as they are independent now and do not want to go out with us anymore.
What tool is this in place of the mortgage insurance?
What tool is this in place of the mortgage insurance?
I believe DC is referring to universal life insurance.
http://universallife.com.sg/universal-life/features
Think you are inexperience, that is why you say like that.
When people share their experience, you say they trumpet.
You have any successful experience to share about investing in OCR?
More useful to be constructive than derogatory.
There is not need to keep trumpeting your "success" in property because anybody who bought during the same period will all be sitting comfortably with profit, and many people buy at the right time is because they happen to have excess cash to hoot one during that time.
One thing you need to remember that OCR landscape has transformed a lot over the last 10 years, new commercial centers, new malls, new international school etc. Vulnerable or not only time will tell. But one thing is for sure, rental yield in OCR is still healthy, particularly area near employment hub and schools.
Need to wait 6 years? I thought writing already on the wall? 3 years probably enough
Green horn teaching ecperienced investor how to invest? Wow!
They sure will die pain pain in 6 years time! For SURE because OCR private condos crashing!
Correct. Good legacy planning with lower US$ exchange rate now as compared to 7 years ago when i was first introduced to it. Better than investing in property for capital gain for next generation.
I believe DC is referring to universal life insurance.
http://universallife.com.sg/universal-life/features
Correct. Good legacy planning with lower US$ exchange rate now as compared to 7 years ago when i was first introduced to it. Better than investing in property for capital gain for next generation.
Did mine last year with 100% loan. Bot us $ bonds to pay interest with excess in pocket as well (from coupon payout) - also with 100% loan.
No offense but this.universal life sounded like a scam to me.
Guaranteed 4%? How many % must the company make to give you gurranteed 4%? 8%?
What kind of investment out there can guarantee you such high return with no risk?
Bank is quite kind with Interest extremely low, waive off exhange rate charges and even offer FD at 8.5 plus % for 6mths.
Did mine last year with 100% loan. Bot us $ bonds to pay interest with excess in pocket as well (from coupon payout) - also with 100% loan.
Bank is quite kind with Interest extremely low, waive off exhange rate charges and even offer FD at 8.5 plus % for 6mths.
Bro, the more transactions with them, the sweeter the deals. Hahahahaha
Banker got quota which is nice
Agent found PRC tenants for my OCR after half month wait. Seems like market slow a bit. Last contract rented out within a day.Anyone here got experience with PRC tenants? Are they ok, can share?
Bro, the more transactions with them, the sweeter the deals. Hahahahaha
Banker got quota which is nice
Bro
any minimum sum ?
and who can I contact
I am definitely interested :wink-new:
Bro
any minimum sum ?
and who can I contact
I am definitely interested :wink-new:
Look at
http://www.dbs.com.sg/sites/treasures-private-client/promotions/cash-rewards.page?cid=-SG-EN-CBG-WEALTH-TPC-SEM-Brand(Exact)-dbs%20private%20client-Google-TextAd-Wealth-TPC-2014-Brand-
http://www.citibank.com.sg/cpc/sgp_aboutus.htm?lid=SGENCGGCGMITLAboutCitigoldPrivateClient
http://www.bankofsingapore.com/en-us/building-on-your-values
or any private bank.
If u buy universal life from insurance company, they cannot offer full loan.
Shop around.
Cheers
Is this the same universal life?
http://www.discusseconomics.com/insurance/universal-life-insurance-scams-and-complications/
I have done some homework before committing to one. Relationship with the bank makes a difference as they can do more and package more attractive.
Look at
http://www.dbs.com.sg/sites/treasures-private-client/promotions/cash-rewards.page?cid=-SG-EN-CBG-WEALTH-TPC-SEM-Brand(Exact)-dbs%20private%20client-Google-TextAd-Wealth-TPC-2014-Brand-
http://www.citibank.com.sg/cpc/sgp_aboutus.htm?lid=SGENCGGCGMITLAboutCitigoldPrivateClient
http://www.bankofsingapore.com/en-us/building-on-your-values
or any private bank.
If u buy universal life from insurance company, they cannot offer full loan.
Shop around.
Cheers
Don't understand. Care to share.
Look at
http://www.dbs.com.sg/sites/treasures-private-client/promotions/cash-rewards.page?cid=-SG-EN-CBG-WEALTH-TPC-SEM-Brand(Exact)-dbs%20private%20client-Google-TextAd-Wealth-TPC-2014-Brand-
http://www.citibank.com.sg/cpc/sgp_aboutus.htm?lid=SGENCGGCGMITLAboutCitigoldPrivateClient
http://www.bankofsingapore.com/en-us/building-on-your-values
or any private bank.
If u buy universal life from insurance company, they cannot offer full loan.
Shop around.
Cheers
Bro
min sum S$1.5m
do not have so much cash
can use title deeds ? ;);)
Don't feel easy giving people money to manage.
Look at
http://www.dbs.com.sg/sites/treasures-private-client/promotions/cash-rewards.page?cid=-SG-EN-CBG-WEALTH-TPC-SEM-Brand(Exact)-dbs%20private%20client-Google-TextAd-Wealth-TPC-2014-Brand-
http://www.citibank.com.sg/cpc/sgp_aboutus.htm?lid=SGENCGGCGMITLAboutCitigoldPrivateClient
http://www.bankofsingapore.com/en-us/building-on-your-values
or any private bank.
If u buy universal life from insurance company, they cannot offer full loan.
Shop around.
Cheers
You are really kind to share despite some ignorant keyboard warriors pretend smart. Hats off to you, you will be blessed. I'm also a believer of thus product but it's not for the man on the street due to the high single premium sum, although some companies have started to spread out the premium to multi years. If one gave access funds, makes sense to pay single premium.
Correct. Good legacy planning with lower US$ exchange rate now as compared to 7 years ago when i was first introduced to it. Better than investing in property for capital gain for next generation.
Thanks DC and chestnut. Good to have more options to evaluate. Will look into this too.
Is this the same universal life?
http://www.discusseconomics.com/insurance/universal-life-insurance-scams-and-complications/
why make things so complicated. just keep them separated.
Buy a term life which is cheap cheap.
Then invest in a Equity saving plan that OCBC have or Poems.
simple and easy. all the complicated bundles u donno what are the overheads and have to look at the if then else caveats.
Bro
min sum S$1.5m
do not have so much cash
can use title deeds ? ;);)
$300K cash get in into the basic priority banking.
You are really kind to share despite some ignorant keyboard warriors pretend smart. Hats off to you, you will be blessed. I'm also a believer of thus product but it's not for the man on the street due to the high single premium sum, although some companies have started to spread out the premium to multi years. If one gave access funds, makes sense to pay single premium.
keep it simple is my take. DIY for man in the street with small sums want to invest. can take the poems n ocbc equity saving plan. from $100. but the sweet spot is under 1K. and its dollar cost avg which for long horizon are good. just make sure pick a high divined paying n blue chip counter. then let the market do the rest of the work.
There is another model but not for everyone who cannot accept some risk. That is reverse mortgage .Given the current low interest rate if you reverse mortgage your Apt. say get $400K out of it. and you can secure a mortgage loan of 1.5%. for 3yrs . Park the $400K into a bond say hyflux paying say 5-6% you have a 4.5% interest nett cost . Plus you are still staying in your apt without renting it out. If want more Cash just rent out one or 2 rooms.
So from a cash flow perspective
4.5% on 400K = 18K a yr. ( abt 1500pm)
Rent out 2 room. say $500 each.. thats $1K pm.
total $2500 pm from this exercise. while still living in the apt.
And this is pretty low risk
Teddybear, something is not right here, 1 WEEK ago you said that 2 to 3 years the price will drop by 20-30%,
now you are saying 6 years. Why so ? Because lack of confident in your prediction so need to buy a bit of time? LOL!!
http://forums.condosingapore.com/showthread.php/18201-Owners-in-the-West-beware!!/page1045?p=492623#post492623
Teddy is actually a EEL. Slippery and like to twist n turn.
$300K cash get in into the basic priority banking.
recently bank in RM400K into CIMB JB with a 3.7% interest rate
Priority banking with a Preferred Credit card
recently bank in RM400K into CIMB JB with a 3.7% interest rate
Priority banking with a Preferred Credit card
n with the exchange rate delta and potential that Ringgit depreciate more. is it worth the risk? for 3.7% I will park it in singapore blue chip Rights. like a CAP pan rights pay 3.75% in sgp or GEnting perp 5.75%( understand the caveats of Perp) or DBS Rights paying 4.5%.
I won't move my $$$ to JB. later another policy change say cannot move $ out. LAN LAN like last time clob like that.
There is another model but not for everyone who cannot accept some risk. That is reverse mortgage .Given the current low interest rate if you reverse mortgage your Apt. say get $400K out of it. and you can secure a mortgage loan of 1.5%. for 3yrs . Park the $400K into a bond say hyflux paying say 5-6% you have a 4.5% interest nett cost . Plus you are still staying in your apt without renting it out. If want more Cash just rent out one or 2 rooms.
So from a cash flow perspective
4.5% on 400K = 18K a yr. ( abt 1500pm)
Rent out 2 room. say $500 each.. thats $1K pm.
total $2500 pm from this exercise. while still living in the apt.
And this is pretty low risk
monthly instalment on 400k for 3 years just on principal alone is slightly more than 11k pm
n with the exchange rate delta and potential that Ringgit depreciate more. is it worth the risk? for 3.7% I will park it in singapore blue chip Rights. like a CAP pan rights pay 3.75% in sgp or GEnting perp 5.75%( understand the caveats of Perp) or DBS Rights paying 4.5%.
I won't move my $$$ to JB. later another policy change say cannot move $ out. LAN LAN like last time clob like that.
you are right
taking a calculated risk here that RM will not depreciate to above 2.6
Money was from proceeds of a JB property sales
why make things so complicated. just keep them separated.
Buy a term life which is cheap cheap.
Then invest in a Equity saving plan that OCBC have or Poems.
simple and easy. all the complicated bundles u donno what are the overheads and have to look at the if then else caveats.
I am a firm believer that there is no such thing as a free lunch in this world hence there is no such thing as high returns and no risk.
AssetRichMoneyPoor
25-10-14, 15:14
I am a firm believer that there is no such thing as a free lunch in this world hence there is no such thing as high returns and no risk.
I'm a firm believer you should be ousted from this forum if members can take a vote.
Too bad you create enough traffic admin wants to keep you.
I'm a firm believer you should be ousted from this forum if members can take a vote.
Too bad you create enough traffic admin wants to keep you.
I actually think admin should banned those who keep setting up new account to troll.
This is a good example.
You have been caught (see below link) Just quit the forum and bring all your SPERM talk with you.
And as you have seen the poll, majority of those who poll is in favor of you being banned from this forum. (see link)
Which mean, your vulgarity and hostility contribution to this forum is NOT WELCOME.
So please do me a favor, STOP posting in this thread.
http://forums.condosingapore.com/showthread.php/18201-Owners-in-the-West-beware!!/page1027?p=491933#post491933
http://forums.condosingapore.com/showthread.php/22611-Should-Patrickstar-be-ban-from-this-forum
https://imagizer.imageshack.us/v2/976x167q90/r/661/w7LzAJ.jpg
Bro, I have land to rebuilt my place if I do not like it anymore. People are happy at EG to lease carparks lots for a tidy sum of return every month without compromising on security. URA has decided to cut down on the no. of carpark lots in Shenton Way area. EG will be more valuable. Anyway, it is far from the expiry of the 999 years lease.
Hi Bro DC, this EG has been on radar for many and for sometime, esp those who value FH/999LH properties. Other than rental potential, do you see redevelopment potential based on it's location in D1 but midst of conservation building surrounding it. It should be about 15yrs old now.
Land will only get more expensive in a land scarce country in Singapore. Fh/999lh will outweight 99lh in cbd. It will reach a stage when such land becomes more limited and more economical to redeveloped EG. Look at the price of robinson suite. For now, most of people at EG based on latest AGM are happy holding it as they are not cash tight given that there are quite a bit of influential people. Rental yield is quite reasonable and can compete with the newer development given their $psf is more than $2000psf even for 99lh. Some of them owners have to pay to use the carpark. EG has so many empty carparks. Developer will act if plot ratio revises upward in this area.
Hi Bro DC, this EG has been on radar for many and for sometime, esp those who value FH/999LH properties. Other than rental potential, do you see redevelopment potential based on it's location in D1 but midst of conservation building surrounding it. It should be about 15yrs old now.
Land will only get more expensive in a land scarce country in Singapore. Fh/999lh will outweight 99lh in cbd. It will reach a stage when such land becomes more limited and more economical to redeveloped EG. Look at the price of robinson suite. For now, most of people at EG based on latest AGM are happy holding it as they are not cash tight given that there are quite a bit of influential people. Rental yield is quite reasonable and can compete with the newer development given their $psf is more than $2000psf even for 99lh. Some of them owners have to pay to use the carpark. EG has so many empty carparks. Developer will act if plot ratio revises upward in this area.
a) EG is surrounded by conservation housing which mean there is very little or no chance for upward plot ratio revision due to infrastructure constrain.
b) Tenant doesnt care if its FH or LH, when a development become old, cost of maintenance will rise while rent will stagnate or decline.
c) There is massive supply of residential property coming up in the new CBD financial district there will be no shortage of land for developers.
If developers are struggling to sell LH project at LH price, its unlikely developers would want to en bloc EG to sell at 20% above LH development unless they can get it cheap. Which mean EG owners will have to be realistic about their asking price.
d) Robinson Suite, despite its freehold status, price has been on the decline. Recently one 506sqft unit was sold at a loss of $340K.
Like I said before, owning a FH or 999LH condo doesnt mean you own the land forever, you are just a caretaker because the development will eventually have to be en bloc.
Bro, I paid my EG less than your Jgateway at less than $1300psf. BTW, i do wish for enbloc. I buy property to keep and pass on, especially good ones. That is why so many influential people like CEO, son of former president Ong, jenny chua, former police commissioner and many more are having units here.
a) EG is surrounded by conservation housing which mean there is very little or no chance for upward plot ratio revision due to infrastructure constrain.
b) Tenant doesnt care if its FH or LH, when a development become old, cost of maintenance will rise while rent will stagnate or decline.
c) There is massive supply of residential property coming up in the new CBD financial district there will be no shortage of land for developers.
If developers are struggling to sell LH project at LH price, its unlikely developers would want to en bloc EG to sell at 20% above LH development unless they can get it cheap. Which mean EG owners will have to be realistic about their asking price.
d) Robinson Suite, despite its freehold status, price has been on the decline. Recently one 506sqft unit was sold at a loss of $340K.
Like I said before, owning a FH or 999LH condo doesnt mean you own the land forever, you are just a caretaker because the development will eventually have to be en bloc.
Below is the BIGGEST JOKE I ever heard:
Like I said before, owning a FH or 999LH condo doesnt mean you own the land forever, you are just a caretaker because the development will eventually have to be en bloc.
Why don't you just admit that 99-YEARS LEASEHOLD property OWNERS like you ARE JUST 99-YEARS TENANTS to the Freehold land owners, THAT IS ALL!
The only thing 99-years leasehold property owners can look forward to is to quickly enbloc before the lease left 70 years because after that, there are very few buyers, and their property value will just RUN DOWN very quickly, and they are destined to get a bad value even for enbloc! They are very DESPERATE for ENBLOC and they just can't wait to get ENBLOC because they know that their property value is $ZERO at the end of 99-years!!!
So, lesson learnt: NEVER EVER BUY 99-YEARS LEASEHOLD PROPERTIES THAT IS >10 YEARS OLD!!!!!!
The other desperate owners will force you to accept lousy ENBLOC deal !!!!!!!!!!!!!!
(with freehold properties you don't have such problem so no desperate owners wanting to quickly enbloc when the deal is lousy !!!)
a) EG is surrounded by conservation housing which mean there is very little or no chance for upward plot ratio revision due to infrastructure constrain.
b) Tenant doesnt care if its FH or LH, when a development become old, cost of maintenance will rise while rent will stagnate or decline.
c) There is massive supply of residential property coming up in the new CBD financial district there will be no shortage of land for developers.
If developers are struggling to sell LH project at LH price, its unlikely developers would want to en bloc EG to sell at 20% above LH development unless they can get it cheap. Which mean EG owners will have to be realistic about their asking price.
d) Robinson Suite, despite its freehold status, price has been on the decline. Recently one 506sqft unit was sold at a loss of $340K.
Like I said before, owning a FH or 999LH condo doesnt mean you own the land forever, you are just a caretaker because the development will eventually have to be en bloc.
Allthepies
26-10-14, 12:37
Freehold, leasehold... only when our life spans become freehold, what is the diff anyway : )
U can say can pass to your next generation but who can say they will not squander them away.
When u dont earn the assets yourself, it is difficult to value and keep them.
Jgateway already started counting down. 3 years shorter when JL park first phase is ready. How can old dame compete with newer development even when HSR is ready or the entire jld is ready. Jgateway will be shut by then.
Below is the BIGGEST JOKE I ever heard:
Why don't you just admit that 99-YEARS LEASEHOLD property OWNERS like you ARE JUST 99-YEARS TENANTS to the Freehold land owners, THAT IS ALL!
The only thing 99-years leasehold property owners can look forward to is to quickly enbloc before the lease left 70 years because after that, there are very few buyers, and their property value will just RUN DOWN very quickly, and they are destined to get a bad value even for enbloc! They are very DESPERATE for ENBLOC and they just can't wait to get ENBLOC because they know that their property value is $ZERO at the end of 99-years!!!
So, lesson learnt: NEVER EVER BUY 99-YEARS LEASEHOLD PROPERTIES THAT IS >10 YEARS OLD!!!!!!
The other desperate owners will force you to accept lousy ENBLOC deal !!!!!!!!!!!!!!
(with freehold properties you don't have such problem so no desperate owners wanting to quickly enbloc when the deal is lousy !!!)
Allthepies
26-10-14, 13:00
Empires rise and collapse, Dynasties rise and collapse, Countries rise and collapse, Corporation rise and collapse, the only thing permanent is changes : )
Some say J-Gateway is a marketing hype, actually freehold-leasehold is a marketing hype too. At the time when EG selling at 1300psf, there should be many leaseholds selling at 1000psf.
Once upon a time 40 years ago...
1) An 5-room HDB flat (about 1300 sqft) costs $10,000....
2) A same size leasehold private condo cost $30,000.....
3) A nearby same size condo private freehold cost $40,000......
4) It costs $100 to rent a condo.............
Some people said, why buy freehold condo when you can get leasehold for $10k less or 25% less... ($10k is a lot of money at that time.....)
Some people said, why buy condo when you can buy HDB flat for $20k less......
Some people even "better", why buy when you can rent from govt at $50 per month???.......
Fast forward to now..............
1) The 5-room HDB flat now worth $500,000..............
2) The same size freehold private condo now worth $2.6 MILLIONs ($2000 psf because their plot ratio has been double! ($1000 psf if plot ratio not doubled)...)......
3) The same size leasehold private now condo worth <<$975,000 ($750 psf if plot ratio not doubled, $1500 psf since plot ratio doubled, but now left <60 years lease so according to lease run-down table is valued at about 50% of new 99-years LH or $750 psf even after plot ratio doubled!!! Transacted price even worst than $750 psf because 99-years lease running down, ENBLOC not successful, many owners wanting to cash out before their 99-years lease run-out and their PROPERTY become $ZERO value!!!!!!!!!!!!!!!!).....
4) It now costs $2,800 per month to rent the condo...............
Lesson learnt:
A) At the start both 99-years leasehold and freehold condos, 99-years leasehold condo may costs 25% less than freehold.
B) After 40 years later, the 99-years leasehold condo is only WORTH 37.5% that of the freehold condo!
Empires rise and collapse, Dynasties rise and collapse, Countries rise and collapse, Corporation rise and collapse, the only thing permanent is changes : )
Some say J-Gateway is a marketing hype, actually freehold-leasehold is a marketing hype too. At the time when EG selling at 1300psf, there should be many leaseholds selling at 1000psf.
Think you better squander your money away first and don't pass to next generation since you never know whether they will squander away or not, why pass?
And you should tell that to all the rich men and women too, especially those influential ones in Singapore!
And what has whether your next generation squandering your money GOT to do with "Investment assessment of whether FH or 99-years LH is a better investment?" :doh:
Freehold, leasehold... only when our life spans become freehold, what is the diff anyway : )
U can say can pass to your next generation but who can say they will not squander them away.
When u dont earn the assets yourself, it is difficult to value and keep them.
recently bank in RM400K into CIMB JB with a 3.7% interest rate
Priority banking with a Preferred Credit card
Bro Simi, was also tempted to do the same...UOB offered 4% for 4 yrs and 4.2% pa for 5th yr for 5 yrs fixed deposit but worried about currency depreciation...
Bro, I paid my EG less than your Jgateway at less than $1300psf. BTW, i do wish for enbloc. I buy property to keep and pass on, especially good ones. That is why so many influential people like CEO, son of former president Ong, jenny chua, former police commissioner and many more are having units here.
There are many influential people who bought CCR and Sentosa Cove properties and they are losing money in their investment.
So your point is?
Understand RHB offers FD with effective rate of 4.1%p.a. for 15 months with sum of RM50k two months ago.
Bro Simi, was also tempted to do the same...UOB offered 4% for 4 yrs and 4.2% pa for 5th yr for 5 yrs fixed deposit but worried about currency depreciation...
To response to your question: It boils down to the individual investor. I am saying that most people in EG, particularly those influential people buy to keep and pass on.
There are many influential people who bought CCR and Sentosa Cove properties and they are losing money in their investment.
So your point is?
To response to your question: It boils down to the individual investor. I am saying that most people in EG, particularly those influential people buy to keep and pass on.
Influential or not, that is beside the point because when a condo become old, cost of maintenance will rise while rent will become stagnated or even fall.
And it will eventually reach a point where owners will decide to go en bloc.
EG TOP in 1998, still early days. In about 5 to 10 years, you will start to see things falling apart.
Don't talk cock lah. Give you real life situation of what will happen to old old 99-years leasehold condos where owners are DESPERATE to sell before they become $ZERO value....
Take a look at the poor Pearl Bank 99-years leasehold with only 55-years lease left.... drop to S$740 psf...
Then look at nearby Emerald Garden, 999-years lease with 812 years lease left (not even freehold) but retain value at S$1890 psf...
So 99-years leasehold how to compare to Freehold ?!!!!!!!!!!!!!
Only a stupid idiot will say that Freehold is no different from leasehold...
Worst still when he said Freehold less valueable to invest than leasehold.......... :hopelessness:
PEARL BANK APARTMENT PEARL BANK Apartment 03 RCR 99 yrs lease commencing from 1970 1 980,000 1,324 Strata 06 to 10 S$740 Aug-14
EMERALD GARDEN CLUB STREET Condominium 01 RCR 999 yrs lease commencing from 1827 1 1,750,000 926 Strata 06 to 10 S$1,890 Mar-14
Influential or not, that is beside the point because when a condo become old, cost of maintenance will rise while rent will become stagnated or even fall.
And it will eventually reach a point where owners will decide to go en bloc.
EG TOP in 1998, still early days. In about 5 to 10 years, you will start to see things falling apart.
Land cost will go up too as it ages, just like price of old wine, especially in D1 with limited FH/999LH. EG and a few other development like Robinson suite, etc, are like a few roses amongst lots of thorns.
Influential or not, that is beside the point because when a condo become old, cost of maintenance will rise while rent will become stagnated or even fall.
And it will eventually reach a point where owners will decide to go en bloc.
EG TOP in 1998, still early days. In about 5 to 10 years, you will start to see things falling apart.
Another example of 99-years leasehold condo with value dropping closer to $ZERO...
For those who always think their 99-years leasehold properties can be ENBLOC, and their 99-years leasehold can be top up again to 99-years, DREAM ON............................
===================================
Fighting for Arcadia
Apr 12, 2011 - By: Sheena Chua
If residents of Arcadia – an early-generation condominium – had their way, the lease for their ageing estate would be extended back to 99 years, a feat yet to happen in Singapore.
(Green is good, but Arcadia won't be seeing its 99-year leasehold extended. Image courtesy of Singapore Tourism Board.)
One of Singapore’s oldest condominiums, Arcadia has already been setting records since 1983. Inspired by the Hanging Gardens of Babylon, it was the first building in Singapore to feature vertical landscaping. Despite its age, it prides itself in being green, with large garden terraces on every level. Arcadia Road itself is a heritage road; trees are preserved and no development is allowed within 10 metres. It was included in a 2008 Urban Redevelopment Authority (URA) exhibition as “one of the most dramatic green developments in Singapore”.
Council treasurer and former nominated MP Edwin Khew feels Arcadia epitomises a green lifestyle the Government encourages, and should be conserved instead of left to an en bloc sale, its resulting demolition, and wastage of resources. In fact, one reason highlighted in its application to extend the lease was to protect its buildings for heritage, architectural and environmental value.
Which is why residents were surprised when it was rejected, even with the required 100 per cent resident consent. The condominium has 66 years left on its lease; the value of private properties with less than 60 years usually depreciates quicker due to buyer shortage. Central Provident Fund (CPF) Board rules disallow Singaporeans and permanent residents to use their CPF savings to buy private homes with less than 60 years. Similarly, banks are reluctant to finance loans for them.
Recently, the Singapore Land Authority (SLA) informed residents of the rejection, citing conditions for lease extension, including land use intensification and urban rejuvenation. When contacted by The Straits Times, SLA declined to elaborate, stating “the specific circumstances of each development determine if a lease extension should be granted and, if so, the length of the extension”. It said, “for residential uses, the Government may allow lease extension if it results, for example, in land use intensification and mitigation of property decay”.
Meanwhile, if Arcadia is not granted the lease top-up, it could attract attention from collective sale investors. At 3,800 sq ft to 7,000 sq ft per unit, it could be redeveloped into smaller, more profitable ones.
Residents are undeterred, intending to make an appeal and set an example for other private housing residents.
Don't talk cock lah. Give you real life situation of what will happen to old old 99-years leasehold condos where owners are DESPERATE to sell before they become $ZERO value....
Take a look at the poor Pearl Bank 99-years leasehold with only 55-years lease left.... drop to S$740 psf...
Then look at nearby Emerald Garden, 999-years lease with 812 years lease left (not even freehold) but retain value at S$1890 psf...
So 99-years leasehold how to compare to Freehold ?!!!!!!!!!!!!!
Only a stupid idiot will say that Freehold is no different from leasehold...
Worst still when he said Freehold less valueable to invest than leasehold.......... :hopelessness:
PEARL BANK APARTMENT PEARL BANK Apartment 03 RCR 99 yrs lease commencing from 1970 1 980,000 1,324 Strata 06 to 10 S$740 Aug-14
EMERALD GARDEN CLUB STREET Condominium 01 RCR 999 yrs lease commencing from 1827 1 1,750,000 926 Strata 06 to 10 S$1,890 Mar-14
Arcadia condo building have stood test of time, but 99-yrs land lease CANNOT !!!!!!!
Who cares whether your building can stood test of time?
Who cares whether your building get the 100 per cent consent from residents, required by the authorities to top up land lease?
Who cares Arcadia’s building can last >200 years and its management committee said intent to conserve the estate for its architectural value if Singapore government can grant them land lease top-up for another 99 years?
Who cares if Arcadia condo was the first building in Singapore to feature vertical landscaping, which was inspired by the Hanging Gardens of Babylon, one of the original seven wonders of the ancient world.
Who cares if Arcadia sits on Arcadia Road, a heritage road where trees are preserved and no development is allowed within a 10m-wide buffer.
Who cares if Arcadia epitomises the green lifestyle that the Government is encouraging and we feel that this estate deserves to be conserved, rather than let it become vulnerable to en bloc sale, which leads to demolition and further wastage of resources,’ said the condo council’s treasurer Edwin Khew, 62, a former nominated MP.
Who cares if Arcadia was a pioneer in such vertical landscaping and was ahead of its time.
Who cares if Arcadia condo was featured – as ‘one of the most dramatic green developments in Singapore’ – in an exhibition ‘Singapore 1:1 – Island, A Gallery of Architecture & Urban Design’ by the Urban Redevelopment Authority (URA) in 2008.
Who cares if Arcadia condo's buildings have stood the test of time, it has a diverse mix of people here who have gained many memories in this estate, and they take pride in maintaining this as our home, and we want to keep it that way.....
PEOPLE ONLY CARE IF YOUR PROPERTY STILL HAS >90 YEARS OF LAND LEASE LEFT..................
Please REMEMBER that In Singapore, private properties that fall below this level (less than 60 years land lease) typically depreciate quicker in value as there is a smaller pool of interested buyers.
*** Central Provident Fund (CPF) Board rules dictate that Singaporean and permanent resident (PR) CPF members cannot use their CPF savings to buy private homes with less than 60 years on the lease. Similarly, banks are reluctant to finance loans for buyers of such properties.
=======================================
‘No en bloc, but please top up condo lease’
Arcadia residents plan appeal after SLA rejects bid to extend lease of 33-year-old condominium
Residents (from left) Edwin Khew, Uttam Kripalani, Anand Danani and Stewart Yen of Arcadia condo, which was the first estate here to feature vertical landscaping. — ST PHOTO: NURIA LING
No en bloc, please, even if we’re residents of one of Singapore’s oldest condominiums.
But we’d like a lease top-up.
Residents at Arcadia, an early-generation condominium completed in 1983, feel so strongly about this that all have agreed to pay the cost of topping up the lease if the nod is given.
Mr Anand Danani, 58, who has lived for more than 20 years at Arcadia, said residents are seeking a top-up to conserve the estate – which has 66 years left on its lease – and to preserve its value.
Mr Danani, a private banker, said his family, like many others in the estate, has built precious memories and solid relationships with neighbours in this spacious estate nestled amid lush greenery in Arcadia Road. His daughter and son spent their formative years there.
Ask him if he would want a collective sale – the choice of many residents of other leasehold condos here that have reached this age – and he would tell you without missing a beat: No way.
The residents of the condo are seeking an extension of lease for their ageing estate, not for the sake of a collective sale but to conserve its three buildings on environmental and heritage grounds.
If they succeed, Arcadia will set a precedent in Singapore’s history.
The condo’s management committee told The Sunday Times it applied to the Singapore Land Authority (SLA) last year to top up the lease back to 99 years.
This was after they worked hard to get the 100 per cent consent from residents, required by the authorities. But the application was recently rejected.
The owners are all too aware that the condo is approaching the 60-year milestone left on its lease.
In Singapore, private properties that fall below this level typically depreciate quicker in value as there is a smaller pool of interested buyers. Central Provident Fund (CPF) Board rules dictate that Singaporean and permanent resident (PR) CPF members cannot use their CPF savings to buy private homes with less than 60 years on the lease. Similarly, banks are reluctant to finance loans for buyers of such properties.
Arcadia’s management committee said that in its application to SLA, it stressed its intention to conserve the estate for its architectural value.
The condo was the first building in Singapore to feature vertical landscaping, which was inspired by the Hanging Gardens of Babylon, one of the original seven wonders of the ancient world. It was built with generous garden terraces on every level and features unusual pyramid-shaped buildings that narrow towards the top.
It was designed by local architect Chua Ka Seng of Chua Ka Seng & Partners Chartered Architects, who built in planter boxes of almost 12km in length throughout the buildings. The road it sits on, Arcadia Road, is a heritage road where trees are preserved and no development is allowed within a 10m-wide buffer.
‘Arcadia epitomises the green lifestyle that the Government is encouraging and we feel that this estate deserves to be conserved, rather than let it become vulnerable to en bloc sale, which leads to demolition and further wastage of resources,’ said the condo council’s treasurer Edwin Khew, 62, a former nominated MP.
The Government has, in recent years, made efforts to ‘green’ buildings by providing incentives for owners to integrate greenery on their rooftops or walls.
Arcadia was a pioneer in such vertical landscaping and was ahead of its time, say its residents.
It was even featured – as ‘one of the most dramatic green developments in Singapore’ – in an exhibition ‘Singapore 1:1 – Island, A Gallery of Architecture & Urban Design’ by the Urban Redevelopment Authority (URA) in 2008.
SLA had told the residents in a letter that ‘we are unable to accede to your request at this point in time. The conditions for lease extension include land use intensification and urban rejuvenation’.
When asked by The Sunday Times about its decision, a spokesman said: ‘SLA declines to elaborate further because answering the questions asked would be a breach of confidentiality obligations.’
SLA added that it ‘evaluates each application on its merits and in consultation with the other government agencies’.
‘The specific circumstances of each development determine if a lease extension should be granted and, if so, the length of the extension.
‘For residential uses, the Government may allow lease extension if it results, for example, in land use intensification and mitigation of property decay,’ it said.
Arcadia residents are not giving up and intend to appeal against the decision. Mr Khew and Mr Danani are hoping Arcadia can set an example of how residents who look after their estate ‘do not have to go through the wasteful process of en bloc sales’.
Property experts such as Credo Real Estate managing director Karamjit Singh said it was rare for SLA to grant a lease top-up if it was not for redevelopment or for extensive refurbishment.
Chesterton Suntec International research and consultancy director Colin Tan said: ‘Topping up a lease on conservation and environmental grounds is untested… Planners generally like to keep their flexibility so they can rezone the land for other uses in the future if there’s a need.’
If the residents are all willing to pay the development charge to top up the lease, and show that the buildings will be kept in line with urban renewal, then there could be a case, added Mr Tan.
If Arcadia does not get a lease top-up, it might then attract collective sale investors. It features large units, from 3,800 sq ft to 7,000 sq ft in size, that could potentially be redeveloped into smaller units.
Resident Stewart Yen, who is in his early 60s and CEO of a security business, dreads such an outcome.
‘The buildings here have stood the test of time. We also have a diverse mix of people here who have gained many memories in this estate. We take pride in maintaining this as our home, and we want to keep it that way.’
Source: Straits Times, 10th April 2011
Another example of 99-years leasehold condo with value dropping closer to $ZERO...
For those who always think their 99-years leasehold properties can be ENBLOC, and their 99-years leasehold can be top up again to 99-years, DREAM ON............................
===================================
Fighting for Arcadia
Apr 12, 2011 - By: Sheena Chua
If residents of Arcadia – an early-generation condominium – had their way, the lease for their ageing estate would be extended back to 99 years, a feat yet to happen in Singapore.
(Green is good, but Arcadia won't be seeing its 99-year leasehold extended. Image courtesy of Singapore Tourism Board.)
One of Singapore’s oldest condominiums, Arcadia has already been setting records since 1983. Inspired by the Hanging Gardens of Babylon, it was the first building in Singapore to feature vertical landscaping. Despite its age, it prides itself in being green, with large garden terraces on every level. Arcadia Road itself is a heritage road; trees are preserved and no development is allowed within 10 metres. It was included in a 2008 Urban Redevelopment Authority (URA) exhibition as “one of the most dramatic green developments in Singapore”.
Council treasurer and former nominated MP Edwin Khew feels Arcadia epitomises a green lifestyle the Government encourages, and should be conserved instead of left to an en bloc sale, its resulting demolition, and wastage of resources. In fact, one reason highlighted in its application to extend the lease was to protect its buildings for heritage, architectural and environmental value.
Which is why residents were surprised when it was rejected, even with the required 100 per cent resident consent. The condominium has 66 years left on its lease; the value of private properties with less than 60 years usually depreciates quicker due to buyer shortage. Central Provident Fund (CPF) Board rules disallow Singaporeans and permanent residents to use their CPF savings to buy private homes with less than 60 years. Similarly, banks are reluctant to finance loans for them.
Recently, the Singapore Land Authority (SLA) informed residents of the rejection, citing conditions for lease extension, including land use intensification and urban rejuvenation. When contacted by The Straits Times, SLA declined to elaborate, stating “the specific circumstances of each development determine if a lease extension should be granted and, if so, the length of the extension”. It said, “for residential uses, the Government may allow lease extension if it results, for example, in land use intensification and mitigation of property decay”.
Meanwhile, if Arcadia is not granted the lease top-up, it could attract attention from collective sale investors. At 3,800 sq ft to 7,000 sq ft per unit, it could be redeveloped into smaller, more profitable ones.
Residents are undeterred, intending to make an appeal and set an example for other private housing residents.
Land cost will go up too as it ages, just like price of old wine, especially in D1 with limited FH/999LH. EG and a few other development like Robinson suite, etc, are like a few roses amongst lots of thorns.
There are plenty of historical en bloc transactions to prove that condo are not meant to be kept forever.
When it becomes old, it will have to go.
https://www.squarefoot.com.sg/market-watch/enbloc-market?t=2005
Don't be stupid lah or otherwise you are just trying to twist and turn?
As you already pointed out, Freehold property is much more difficult to enbloc because owners can hold forever if they don't get a good price!
However, all 99-years leasehold properties will definitely ENBLOC, except at what price and what time....
When 99-years leasehold properties reach 99-years land lease, all of them will get ENBLOC! The most crucial point to note is that 99-years leasehold property owners get $ZERO when they enbloc their property at end of 99-years lease! They just get NOTHING because they are just TENANTS for 99 years anyway!!!!!!!!!!!!!!!!!!
There are plenty of historical en bloc transactions to prove that condo are not meant to be kept forever.
When it becomes old, it will have to go.
https://www.squarefoot.com.sg/market-watch/enbloc-market?t=2005
Don't be stupid lah or otherwise you are just trying to twist and turn?
As you already pointed out, Freehold property is much more difficult to enbloc because owners can hold forever if they don't get a good price!
However, all 99-years leasehold properties will definitely ENBLOC, except at what price and what time....
When 99-years leasehold properties reach 99-years land lease, all of them will get ENBLOC! The most crucial point to note is that 99-years leasehold property owners get $ZERO when they enbloc their property at end of 99-years lease! They just get NOTHING because they are just TENANTS for 99 years anyway!!!!!!!!!!!!!!!!!!
Dont kid yourself, plenty of FH properties has been redeveloped, so please stop fantasizing about holding it forever.
When an estate become old, it will have to go
8 DEC 2005 10 BUKIT TIMAH MANSIONS 1984 10 FREEHOLD 15,400,000
19 DEC 2005 15 PUMPKIN GARDEN 1987 14 FREEHOLD 8,343,000
16 DEC 2005 9 EMERALD LODGE UNKNOWN 31 FREEHOLD 45,200,000
9 DEC 2005 10 FORD MANSION UNKNOWN 18 FREEHOLD 21,000,000
2 DEC 2005 5 BALMEG COURT UNKNOWN 65 FREEHOLD 79,200,000
29 NOV 2005 15 THE GLENWOOD 1990 11 FREEHOLD 10,799,998
18 NOV 2005 11 N.A. UNKNOWN 10 FREEHOLD 19,000,000
4 NOV 2005 9 ST THOMAS MANSIONS 1986 16 FREEHOLD 19,420,052
31 OCT 2005 11 EU HOCK APARTMENTS 1997 7 FREEHOLD 7,956,564
31 OCT 2005 11 GOLDEN TOWERS UNKNOWN 40 FREEHOLD 30,138,840
31 OCT 2005 11 N.A. UNKNOWN 5 FREEHOLD 22,230,890
27 OCT 2005 10 DRAGON VIEW PARK UNKNOWN 88 FREEHOLD 128,000,000
24 OCT 2005 15 MARINE PARADE GARDENS UNKNOWN 48 FREEHOLD 40,500,000
17 OCT 2005 15 GRACIOUS MANSIONS UNKNOWN 16 FREEHOLD 17,160,000
10 OCT 2005 19 PARRY GARDENS 1985 45 999 YRS FROM 22/08/1883 36,000,000
7 OCT 2005 9 BELLE VUE UNKNOWN 96 FREEHOLD 227,283,000
5 OCT 2005 16 FAIRVIEW COURT 1982 5 FREEHOLD 11,000,000
9 SEP 2005 10 THE HABITAT II 1985 29 FREEHOLD 103,880,000
8 SEP 2005 15 EASTERN MANSION UNKNOWN 168 FREEHOLD 152,868,000
16 AUG 2005 10 N.A. 1983 16 FREEHOLD 19,464,000
8 AUG 2005 13 SOMMERVILLE COURT 1986 18 FREEHOLD 15,300,000
4 AUG 2005 9 RIVERIA VIEW 1987 13 FREEHOLD 14,690,000
1 AUG 2005 9 N.A. UNKNOWN 2 FREEHOLD 210,000,000
28 JUL 2005 10 FERNHILL GROVE 1978 36 FREEHOLD 66,300,000
28 JUL 2005 9 N.A. UNKNOWN 32 FREEHOLD 117,210,798
4 JUL 2005 13 WOODLEIGH GROVE UNKNOWN 31 FREEHOLD 29,800,000
28 JUN 2005 9 PHOENIX MANSIONS UNKNOWN 45 FREEHOLD 57,886,000
10 JUN 2005 9 N.A. 1976 7 FREEHOLD 11,500,000
2 JUN 2005 3 BO BO TAN GARDENS UNKNOWN 120 FREEHOLD 59,549,999
30 MAR 2005 15 MARYLAND PARK UNKNOWN 218 FREEHOLD 236,520,999
18 FEB 2005 11 NEWTON HEIGHTS 1980 30 FREEHOLD 43,620,000
26 JAN 2005 15 MARYLAND POINT UNKNOWN 144 FREEHOLD 167,000,000
26 JAN 2005 15 MARYLAND POINT 1981 17 FREEHOLD 19,715,274
25 JAN 2005 12 ST MICHAEL'S COURT UNKNOWN 30 FREEHOLD 21,620,000
7 JAN 2005 7 ENG CHEONG TOWER 1975 49 99 YRS FROM 01/06/1970 28,861,000
7 JAN 2005 10 ONE TREE LODGE 1991 30 FREEHOLD 38,200,000
28 DEC 2006 16 EAST COAST VILLE UNKNOWN 60 FREEHOLD 54,500,000
28 DEC 2006 9 MOUNT EMILY TOWER UNKNOWN 11 FREEHOLD 20,800,000
20 DEC 2006 10 N.A. UNKNOWN 40 900 YRS FROM 01/10/1964 28,500,000
15 DEC 2006 10 LES JARDINS 1992 11 FREEHOLD 8,499,993
13 DEC 2006 15 TELOK KURAU COURT 1978 17 FREEHOLD 18,474,622
12 DEC 2006 9 MAYER MANSION 1979 10 FREEHOLD 30,500,000
8 DEC 2006 9 SOPHIA COURT 1985 188 FREEHOLD 230,000,000
8 DEC 2006 11 SUFFOLK APARTMENT UNKNOWN 24 FREEHOLD 26,500,000
8 DEC 2006 12 TAI GIN APARTMENTS 1985 18 FREEHOLD 13,237,998
7 DEC 2006 10 BELLERIVE UNKNOWN 31 FREEHOLD 37,200,000
28 NOV 2006 10 HOLLAND HILL MANSION UNKNOWN 117 FREEHOLD 292,000,000
24 NOV 2006 11 DERBYSHIRE MANSIONS UNKNOWN 33 FREEHOLD 49,200,000
16 NOV 2006 15 HONG YUN COURT UNKNOWN 12 FREEHOLD 8,600,000
9 NOV 2006 9 ENG TAI MANSION UNKNOWN 50 FREEHOLD 76,500,000
8 NOV 2006 15 AMBER LODGE 1990 24 FREEHOLD 29,000,000
8 NOV 2006 15 JIN FU APARTMENTS 1984 18 FREEHOLD 2,650,000
7 NOV 2006 15 BOUGAINVILLE MAISONETTE APARTMENTS UNKNOWN 8 FREEHOLD 8,800,000
3 NOV 2006 12 FORTUNA COURT 1977 10 FREEHOLD 7,000,000
2 NOV 2006 10 TANGLIN HOUSE UNKNOWN 12 FREEHOLD 19,999,992
27 OCT 2006 9 PHOENIX COURT 1974 47 FREEHOLD 88,100,000
23 OCT 2006 9 FUTURA UNKNOWN 72 FREEHOLD 287,300,000
20 OCT 2006 9 HORIZON VIEW UNKNOWN 36 FREEHOLD 113,000,000
18 OCT 2006 9 EMERALD MANSIONS UNKNOWN 46 FREEHOLD 73,000,888
11 OCT 2006 10 ARDMORE POINT UNKNOWN 47 FREEHOLD 201,000,000
1 OCT 2006 15 N.A. UNKNOWN 7 FREEHOLD 7,168,000
28 SEP 2006 9 SILVER TOWER 1986 38 FREEHOLD 161,000,000
28 SEP 2006 15 WEN YUAN COURT 1985 12 FREEHOLD 8,820,000
22 SEP 2006 11 OLIVIO 2002 33 FREEHOLD 28,999,999
22 SEP 2006 10 THE ORANGE GROVE UNKNOWN 31 FREEHOLD 142,000,000
21 SEP 2006 10 PIN TJOE COURT 1985 34 FREEHOLD 201,000,000
18 SEP 2006 8 CHUAN SENG BUILDING UNKNOWN 12 FREEHOLD 6,000,001
15 SEP 2006 10 CENTURY VILLE UNKNOWN 13 FREEHOLD 35,959,090
15 SEP 2006 10 LE MARQUE UNKNOWN 40 FREEHOLD 66,675,770
15 SEP 2006 10 VILLA MARGAUX UNKNOWN 31 FREEHOLD 42,883,105
12 SEP 2006 10 SHANGHAI LODGE 1994 7 FREEHOLD 6,000,000
11 SEP 2006 15 HAIG GARDENS 1989 54 FREEHOLD 43,999,974
6 SEP 2006 9 GRANGE TOWER UNKNOWN 80 FREEHOLD 180,000,000
30 AUG 2006 9 LE CHATEAU UNKNOWN 35 FREEHOLD 46,800,000
30 AUG 2006 10 NASSIM PARK UNKNOWN 104 FREEHOLD 380,000,000
28 AUG 2006 9 RIVERIA LODGE 1992 26 FREEHOLD 27,000,000
23 AUG 2006 19 N.A. UNKNOWN 6 FREEHOLD 2,700,000
23 AUG 2006 15 SEA BREEZE APARTMENTS UNKNOWN 56 FREEHOLD 53,760,000
23 AUG 2006 10 ST MARTIN'S LODGE UNKNOWN 12 FREEHOLD 29,250,000
17 AUG 2006 15 ROSE GARDEN UNKNOWN 188 FREEHOLD 169,800,000
14 AUG 2006 21 HJ HEIGHTS UNKNOWN 76 FREEHOLD 82,250,000
3 AUG 2006 9 SOPHIA APARTMENTS 1984 12 FREEHOLD 12,099,996
27 JUL 2006 14 N.A. 1994 14 FREEHOLD 3,810,000
17 JUL 2006 9 FURAMA TOWER 1981 33 FREEHOLD 76,000,000
14 JUL 2006 10 HABITAT ONE UNKNOWN 32 FREEHOLD 180,000,000
12 JUL 2006 12 N.A. UNKNOWN 19 FREEHOLD 16,760,000
7 JUL 2006 10 BALMORAL VIEW UNKNOWN 22 FREEHOLD 52,000,000
4 JUL 2006 9 FAR EAST MANSION UNKNOWN 218 FREEHOLD 255,999,808
3 JUL 2006 9 N.A. UNKNOWN 13 FREEHOLD 10,870,000
30 MAY 2006 9 N.A. UNKNOWN 16 FREEHOLD 88,000,000
29 MAY 2006 10 ALOCASSIA APARTMENTS 1996 45 FREEHOLD 24,100,000
29 MAY 2006 10 LUCKY TOWER UNKNOWN 91 FREEHOLD 383,000,000
23 MAY 2006 16 WATERFRONT VIEW UNKNOWN 583 99 YRS FROM 01/01/1985 385,000,000
4 MAY 2006 11 NEWTON MEADOWS 1983 28 FREEHOLD 73,000,000
3 MAY 2006 10 DUCHESS COURT 1983 27 999 YRS FROM 27/12/1875 74,485,491
27 APR 2006 5 WESTPEAK 1987 1 FREEHOLD 1,938,140
27 APR 2006 5 WESTPEAK 1986 146 FREEHOLD 194,459,998
26 APR 2006 9 HILTON TOWERS UNKNOWN 52 999 YRS FROM 01/07/1967 79,200,000
25 APR 2006 10 BEVERLY MAI 1974 52 FREEHOLD 238,000,000
25 APR 2006 12 BOON TECK HEIGHTS 1987 32 FREEHOLD 22,877,730
19 APR 2006 9 HILLTOP APARTMENTS UNKNOWN 102 FREEHOLD 294,000,000
19 APR 2006 12 PROSPERITY MANSION 1980 22 FREEHOLD 15,999,984
11 APR 2006 9 CAIRNHILL GARDENS 1978 44 FREEHOLD 52,380,000
10 APR 2006 9 VENUS MANSION UNKNOWN 41 FREEHOLD 123,000,000
5 APR 2006 10 CASA ROSITA 1986 114 FREEHOLD 278,665,425
30 MAR 2006 12 LOCK CHO APARTMENT UNKNOWN 165 FREEHOLD 156,300,000
20 MAR 2006 10 AVENUE PARK UNKNOWN 48 FREEHOLD 112,000,000
17 MAR 2006 9 PATERSON TOWER 1977 72 FREEHOLD 266,000,000
6 MAR 2006 9 VERMONT I UNKNOWN 30 FREEHOLD 75,000,000
3 MAR 2006 9 CHEZ BRIGHT APARTMENT 1976 22 FREEHOLD 54,000,000
2 MAR 2006 10 ENG LOK MANSION UNKNOWN 63 FREEHOLD 135,843,750
1 MAR 2006 9 N.A. UNKNOWN 144 99 YRS FROM 11/06/1983 154,650,000
1 MAR 2006 6 N.A. 1984 186 97 YRS FROM 02/04/1980 127,500,000
27 FEB 2006 5 N.A. UNKNOWN 10 FREEHOLD 14,000,000
27 FEB 2006 5 N.A. UNKNOWN 32 999999 YRS FROM 01/01/1963 27,200,000
17 FEB 2006 9 N.A. UNKNOWN 40 877 YRS FROM 01/01/1963 63,200,000
10 FEB 2006 12 ELEGANCE VIEW 1984 8 FREEHOLD 7,280,000
10 FEB 2006 9 THE ESQUIRE 1989 30 FREEHOLD 31,999,980
27 JAN 2006 11 N.A. UNKNOWN 24 FREEHOLD 20,883,864
25 JAN 2006 10 WATERFALL GARDENS UNKNOWN 44 FREEHOLD 131,750,000
17 JAN 2006 15 AMBERVILLE UNKNOWN 168 99 YRS FROM 01/07/1978 183,000,000
21 DEC 2007 8 HERTFORD APARTMENTS UNKNOWN 12 FREEHOLD 12,034,169
14 DEC 2007 9 WELKIN MANSION UNKNOWN 38 FREEHOLD 120,315,260
4 DEC 2007 15 JOO CHIAT LODGE 1986 8 FREEHOLD 10,300,000
29 NOV 2007 5 REGENT GARDEN 1983 31 FREEHOLD 33,999,980
27 NOV 2007 19 KOVAN COURT 1981 16 FREEHOLD 18,290,000
22 NOV 2007 10 WESTWOOD APARTMENTS 1975 48 FREEHOLD 435,000,000
21 NOV 2007 11 HILL PARK UNKNOWN 26 FREEHOLD 90,000,000
20 NOV 2007 8 MERGUI COURT UNKNOWN 23 FREEHOLD 29,896,205
20 NOV 2007 8 MERGUI LODGE UNKNOWN 9 FREEHOLD 16,237,062
20 NOV 2007 8 NORFOLK COURT UNKNOWN 20 FREEHOLD 26,840,573
20 NOV 2007 8 NORTHERN MANSIONS UNKNOWN 18 FREEHOLD 24,309,558
20 NOV 2007 8 THE MERGUI UNKNOWN 18 FREEHOLD 22,716,599
19 NOV 2007 14 BOON THONG BUILDING UNKNOWN 13 FREEHOLD 20,500,000
16 NOV 2007 12 VIEW POINT MANSION 1977 12 FREEHOLD 16,500,000
5 NOV 2007 9 EMERALD MANSIONS UNKNOWN 46 FREEHOLD 148,384,000
29 OCT 2007 8 N.A. UNKNOWN 14 FREEHOLD 14,300,000
25 OCT 2007 12 N.A. UNKNOWN 15 FREEHOLD 61,000,000
20 OCT 2007 10 THE ASPINE UNKNOWN 35 FREEHOLD 138,000,000
16 OCT 2007 10 N.A. 1995 6 FREEHOLD 15,000,000
12 OCT 2007 10 BAN GUAN PARK UNKNOWN 5 FREEHOLD 10,000,000
3 OCT 2007 10 PROMISES GARDENS UNKNOWN 48 FREEHOLD 71,200,000
28 SEP 2007 14 N.A. 1985 10 FREEHOLD 7,150,000
28 SEP 2007 14 WINFIELD MANSION 1982 3 FREEHOLD 2,250,000
24 SEP 2007 15 JOYFUL MANSIONS 1992 6 FREEHOLD 5,827,931
14 SEP 2007 15 N.A. 1979 7 FREEHOLD 18,807,617
10 SEP 2007 3 TARNG CHERN BUILDING UNKNOWN 4 FREEHOLD 9,562,000
4 SEP 2007 12 HANG TAT GARDEN UNKNOWN 27 FREEHOLD 28,800,000
1 SEP 2007 10 N.A. UNKNOWN 11 FREEHOLD 94,183,480
29 AUG 2007 15 MARGATE MANSIONS UNKNOWN 45 FREEHOLD 58,000,000
29 AUG 2007 11 N.A. UNKNOWN 1 FREEHOLD 30,000,000
20 AUG 2007 15 N.A. 1988 8 FREEHOLD 17,587,997
20 AUG 2007 14 N.A. UNKNOWN 4 FREEHOLD 4,550,000
20 AUG 2007 12 N.A. UNKNOWN 12 FREEHOLD 13,650,000
14 AUG 2007 19 CHUAN HOE MANSION UNKNOWN 8 999 YRS FROM 01/01/1886 5,900,000
10 AUG 2007 10 N.A. 1983 4 FREEHOLD 12,000,000
10 AUG 2007 10 SHAMROCK VILLAS 1983 1 FREEHOLD 3,000,000
3 AUG 2007 9 GRANGEFORD APARTMENT UNKNOWN 192 99 YRS FROM 01/12/1974 625,000,000
31 JUL 2007 19 CARDIFF COURT UNKNOWN 21 99 YRS FROM 25/08/1983 13,500,000
30 JUL 2007 17 N.A. UNKNOWN 10 946 YRS FROM 01/01/1938 12,550,000
30 JUL 2007 15 THE CHERRYWOOD 1986 5 FREEHOLD 4,799,998
27 JUL 2007 16 CASA NASSAU UNKNOWN 28 FREEHOLD 27,462,503
27 JUL 2007 11 CHANCERY VILLE UNKNOWN 10 FREEHOLD 27,330,000
27 JUL 2007 10 DYNASTY GARDEN(COURT 1) UNKNOWN 18 FREEHOLD 80,000,000
26 JUL 2007 15 N.A. UNKNOWN 7 FREEHOLD 8,400,000
26 JUL 2007 15 YI LI APARTMENT 1982 12 FREEHOLD 13,180,000
19 JUL 2007 8 N.A. 1987 4 FREEHOLD 2,500,000
18 JUL 2007 14 KEMBANGAN SUITES 1984 7 FREEHOLD 12,199,995
16 JUL 2007 15 ST PATRICK'S VIEW UNKNOWN 52 FREEHOLD 79,000,000
12 JUL 2007 15 MERLIN MANSION UNKNOWN 32 FREEHOLD 25,500,000
11 JUL 2007 15 N.A. UNKNOWN 17 FREEHOLD 50,674,971
10 JUL 2007 10 GRANGE COURT UNKNOWN 8 FREEHOLD 72,800,000
3 JUL 2007 4 PENDER COURT UNKNOWN 48 FREEHOLD 80,000,000
2 JUL 2007 10 N.A. UNKNOWN 7 FREEHOLD 7,922,222
2 JUL 2007 15 N.A. UNKNOWN 19 FREEHOLD 48,764,156
29 JUN 2007 15 N.A. UNKNOWN 8 FREEHOLD 11,088,000
28 JUN 2007 10 FARRER COURT UNKNOWN 618 99 YRS FROM 01/09/1977 1,338,800,000
28 JUN 2007 15 N.A. 1974 7 FREEHOLD 6,950,000
28 JUN 2007 10 SARKIES COURT UNKNOWN 6 FREEHOLD 34,000,000
27 JUN 2007 15 N.A. 1985 12 FREEHOLD 11,962,010
27 JUN 2007 15 PEILY COURT 1985 1 FREEHOLD 777,870
26 JUN 2007 10 N.A. UNKNOWN 11 FREEHOLD 49,000,000
26 JUN 2007 15 N.A. UNKNOWN 33 FREEHOLD 21,200,000
21 JUN 2007 15 ROSE MANSIONS 1977 5 FREEHOLD 6,509,790
21 JUN 2007 15 STILLINGIA COURT 1984 9 FREEHOLD 9,436,243
20 JUN 2007 10 AURA PARK UNKNOWN 28 FREEHOLD 55,500,000
20 JUN 2007 11 LINCOLN LODGE UNKNOWN 98 FREEHOLD 243,000,000
20 JUN 2007 10 THE ARDMORE UNKNOWN 24 FREEHOLD 262,000,000
19 JUN 2007 15 N.A. UNKNOWN 12 FREEHOLD 11,180,000
14 JUN 2007 21 GOODLUCK VIEW UNKNOWN 48 FREEHOLD 73,300,000
14 JUN 2007 19 N.A. 1984 18 FREEHOLD 21,580,000
13 JUN 2007 12 ELEGANCE VIEW 1984 16 FREEHOLD 18,418,000
13 JUN 2007 15 N.A. 1982 6 FREEHOLD 6,500,000
12 JUN 2007 15 SIGLAP COURT 1984 11 FREEHOLD 11,725,019
12 JUN 2007 9 SUMMER APARTMENTS UNKNOWN 14 FREEHOLD 23,900,000
11 JUN 2007 15 KOON SENG COURT 1986 1 FREEHOLD 800,000
11 JUN 2007 15 N.A. 1986 5 FREEHOLD 4,000,000
8 JUN 2007 12 HUP CHEONG MANSION UNKNOWN 30 999 YRS FROM 02/06/1882 24,000,000
8 JUN 2007 9 TONG WATT MANSION UNKNOWN 14 999 YRS FROM 01/07/1841 33,879,384
7 JUN 2007 14 MARZUKI LODGE UNKNOWN 12 FREEHOLD 10,900,000
6 JUN 2007 9 MAYER MANSION 1979 10 FREEHOLD 42,000,000
6 JUN 2007 11 N.A. UNKNOWN 11 FREEHOLD 11,500,000
6 JUN 2007 2 OAKSWOOD HEIGHTS UNKNOWN 84 FREEHOLD 132,000,000
6 JUN 2007 19 SIMONVILLE 1984 9 999 YRS FROM 14/07/1884 12,899,996
5 JUN 2007 19 N.A. 1986 6 FREEHOLD 4,800,000
5 JUN 2007 19 SIMON COURT 1987 6 999 YRS FROM 14/07/1884 6,660,000
1 JUN 2007 11 JUBILATION APARTMENT UNKNOWN 26 FREEHOLD 34,800,000
30 MAY 2007 12 DE ANGELO UNKNOWN 50 FREEHOLD 51,000,000
29 MAY 2007 12 MUTUAL COURT UNKNOWN 68 999 YRS FROM 02/06/1882 51,000,000
26 MAY 2007 28 NIM PARK UNKNOWN 56 FREEHOLD 84,000,000
23 MAY 2007 15 EAST COAST MANSIONS 1991 8 FREEHOLD 5,821,819
23 MAY 2007 11 XIU LAN COURT UNKNOWN 8 FREEHOLD 11,500,000
22 MAY 2007 11 SHELFORD COURT UNKNOWN 18 FREEHOLD 27,200,000
21 MAY 2007 4 CITIPORT CENTRE UNKNOWN 43 FREEHOLD 48,000,000
17 MAY 2007 15 CHAPEL MANSION UNKNOWN 6 FREEHOLD 6,000,000
17 MAY 2007 11 GILSTEAD VIEW UNKNOWN 64 FREEHOLD 96,500,000
17 MAY 2007 19 N.A. UNKNOWN 7 FREEHOLD 9,405,000
17 MAY 2007 19 N.A. UNKNOWN 6 FREEHOLD 8,095,000
16 MAY 2007 4 FAIRWAYS UNKNOWN 108 FREEHOLD 244,300,000
16 MAY 2007 14 N.A. 1976 8 FREEHOLD 3,590,000
15 MAY 2007 11 STAR MANSIONS 1989 8 FREEHOLD 16,168,888
13 MAY 2007 17 LOYANG LODGE UNKNOWN 14 999 YRS FROM 01/01/1885 14,800,000
9 MAY 2007 19 EASTERN WAY MANSIONS 1983 11 FREEHOLD 7,920,000
8 MAY 2007 19 CHUAN HOE MANSION UNKNOWN 8 999 YRS FROM 01/01/1886 5,430,000
2 MAY 2007 10 HIMIKO COURT UNKNOWN 176 FREEHOLD 336,000,000
30 APR 2007 12 KAI SHENG COURT UNKNOWN 12 999 YRS FROM 02/06/1882 8,454,710
30 APR 2007 15 RAMBUTAN MANSIONS 1989 6 FREEHOLD 4,358,700
30 APR 2007 12 THE SAPPHIRE UNKNOWN 24 FREEHOLD 19,000,000
28 APR 2007 5 WESTERN GROVE 1983 18 FREEHOLD 21,640,000
27 APR 2007 10 LEEDON HEIGHTS UNKNOWN 314 FREEHOLD 835,000,000
24 APR 2007 12 RAJAH MAISONETTE 1984 10 FREEHOLD 8,619,992
19 APR 2007 10 N.A. UNKNOWN 32 999 YRS FROM 01/01/1962 32,200,000
19 APR 2007 11 THOMSON MANSION UNKNOWN 18 FREEHOLD 30,000,000
17 APR 2007 9 DEVONSHIRE LODGE UNKNOWN 54 FREEHOLD 72,880,000
17 APR 2007 19 LAUREL PARK UNKNOWN 32 FREEHOLD 36,100,000
16 APR 2007 14 CASTLE COURT UNKNOWN 30 FREEHOLD 17,500,000
13 APR 2007 10 LA VENTURA UNKNOWN 25 FREEHOLD 134,000,000
12 APR 2007 11 ESSEN APARTMENTS UNKNOWN 12 FREEHOLD 12,010,000
9 APR 2007 15 N.A. UNKNOWN 1 FREEHOLD 201,339,353
5 APR 2007 10 EDEN SPRING 1984 14 FREEHOLD 51,000,000
5 APR 2007 11 SHELFORD VALE 1977 10 FREEHOLD 27,200,000
4 APR 2007 9 CLEMENCEAU COURT UNKNOWN 60 FREEHOLD 72,000,000
3 APR 2007 12 REGENT COURT 1984 49 FREEHOLD 34,000,000
3 APR 2007 2 SPOTTISWOODE APARTMENT UNKNOWN 92 FREEHOLD 79,500,000
30 MAR 2007 9 AIRVIEW TOWERS UNKNOWN 100 FREEHOLD 202,168,000
27 MAR 2007 15 PINE VIEW 1982 12 FREEHOLD 9,329,998
26 MAR 2007 9 ADIS VILLAS UNKNOWN 24 FREEHOLD 28,500,000
24 MAR 2007 15 PALM BEACH GARDEN UNKNOWN 34 FREEHOLD 75,000,000
23 MAR 2007 12 BRIGHT BUILDING UNKNOWN 18 FREEHOLD 16,500,000
22 MAR 2007 9 HILL COURT UNKNOWN 102 FREEHOLD 361,000,000
22 MAR 2007 10 ONE BALMORAL UNKNOWN 43 FREEHOLD 125,000,000
21 MAR 2007 19 CHARLTON GARDEN UNKNOWN 18 FREEHOLD 19,800,000
15 MAR 2007 10 HOLLAND CREST 1990 41 FREEHOLD 70,599,982
15 MAR 2007 12 N.A. UNKNOWN 9 FREEHOLD 7,200,000
14 MAR 2007 16 N.A. 1978 5 FREEHOLD 10,234,000
13 MAR 2007 15 N.A. 1984 6 FREEHOLD 6,450,000
12 MAR 2007 26 GREEN MEADOWS UNKNOWN 200 FREEHOLD 255,000,000
7 MAR 2007 9 N.A. UNKNOWN 7 FREEHOLD 29,000,000
5 MAR 2007 15 N.A. 1988 6 FREEHOLD 3,900,000
3 MAR 2007 10 ANDERSON 18 UNKNOWN 71 FREEHOLD 477,700,000
3 MAR 2007 5 WEST COAST GARDENS UNKNOWN 180 956 YRS FROM 27/05/1928 131,500,000
2 MAR 2007 12 BALESTIER COURT UNKNOWN 16 FREEHOLD 13,800,000
2 MAR 2007 10 NATHAN VILLE UNKNOWN 40 FREEHOLD 79,300,000
2 MAR 2007 15 SHERIDAN COURT UNKNOWN 14 FREEHOLD 11,200,000
1 MAR 2007 19 PELIKAT COURT UNKNOWN 16 FREEHOLD 10,800,000
15 FEB 2007 11 CONCORDE RESIDENCES UNKNOWN 38 FREEHOLD 51,000,000
15 FEB 2007 15 LEYUKE APARTMENTS UNKNOWN 12 FREEHOLD 10,100,000
15 FEB 2007 15 N.A. UNKNOWN 12 FREEHOLD 11,000,000
14 FEB 2007 10 LEWIS COURT UNKNOWN 12 FREEHOLD 24,000,000
13 FEB 2007 9 MOUNT SOPHIA APARTMENTS UNKNOWN 13 FREEHOLD 15,180,000
12 FEB 2007 9 CURZON LODGE UNKNOWN 20 FREEHOLD 36,260,000
9 FEB 2007 15 AMBER APARTMENTS UNKNOWN 8 FREEHOLD 8,500,000
6 FEB 2007 11 THE ALBANY UNKNOWN 47 FREEHOLD 65,000,000
5 FEB 2007 4 GILLMAN HEIGHTS UNKNOWN 607 99 YRS FROM 01/07/1985 548,000,000
1 FEB 2007 15 FLAMINGO VALLEY UNKNOWN 185 FREEHOLD 194,000,000
24 JAN 2007 19 CALISAY 1985 6 FREEHOLD 4,262,400
23 JAN 2007 9 CURZON LODGE UNKNOWN 20 FREEHOLD 30,000,000
19 JAN 2007 9 PARISIAN UNKNOWN 27 FREEHOLD 228,100,000
12 JAN 2007 16 ALDEA BLANCA 1985 16 FREEHOLD 12,680,000
11 JAN 2007 14 PEBBLE GARDENS 1987 10 FREEHOLD 7,224,348
11 JAN 2007 11 SURREY TOWER UNKNOWN 20 FREEHOLD 44,100,000
8 JAN 2007 15 KENG YEE GARDEN UNKNOWN 22 FREEHOLD 10,880,000
8 JAN 2007 15 N.A. UNKNOWN 24 999 YRS FROM 01/04/1963 28,100,000
5 JAN 2007 12 DATOH COURT UNKNOWN 14 FREEHOLD 16,500,000
5 JAN 2007 12 PRINCE APARTMENT UNKNOWN 19 FREEHOLD 19,695,000
Correct your statement:
When 99-years leasehold properties reach end of 99-years lease, it definitely must go (as you said)!
BUT MOST IMPORTANT IS THAT: 99-YEARS LEASEHOLD PROPERTY OWNERS GET $ZERO compensation !!!!!!!!!!!!!!!
Well, as you said before, Freehold properties more difficult to enbloc, BUT this ENSURE THAT FREEHOLD PROPERTY OWNERS GET A VERY VERY GOOD COMPENSATION, THEY WON'T BE SHORT-CHANGED in contrast to 99-YEARS LEASEHOLD PROPERTY OWNERS !!!!!!!!!!!!!!!!!!!!
Dont kid yourself, plenty of FH properties has been redeveloped, so please stop fantasizing about holding it forever.
When an estate become old, it will have to go
8 DEC 2005 10 BUKIT TIMAH MANSIONS 1984 10 FREEHOLD 15,400,000
19 DEC 2005 15 PUMPKIN GARDEN 1987 14 FREEHOLD 8,343,000
16 DEC 2005 9 EMERALD LODGE UNKNOWN 31 FREEHOLD 45,200,000
9 DEC 2005 10 FORD MANSION UNKNOWN 18 FREEHOLD 21,000,000
2 DEC 2005 5 BALMEG COURT UNKNOWN 65 FREEHOLD 79,200,000
29 NOV 2005 15 THE GLENWOOD 1990 11 FREEHOLD 10,799,998
18 NOV 2005 11 N.A. UNKNOWN 10 FREEHOLD 19,000,000
4 NOV 2005 9 ST THOMAS MANSIONS 1986 16 FREEHOLD 19,420,052
31 OCT 2005 11 EU HOCK APARTMENTS 1997 7 FREEHOLD 7,956,564
31 OCT 2005 11 GOLDEN TOWERS UNKNOWN 40 FREEHOLD 30,138,840
31 OCT 2005 11 N.A. UNKNOWN 5 FREEHOLD 22,230,890
27 OCT 2005 10 DRAGON VIEW PARK UNKNOWN 88 FREEHOLD 128,000,000
24 OCT 2005 15 MARINE PARADE GARDENS UNKNOWN 48 FREEHOLD 40,500,000
17 OCT 2005 15 GRACIOUS MANSIONS UNKNOWN 16 FREEHOLD 17,160,000
10 OCT 2005 19 PARRY GARDENS 1985 45 999 YRS FROM 22/08/1883 36,000,000
7 OCT 2005 9 BELLE VUE UNKNOWN 96 FREEHOLD 227,283,000
5 OCT 2005 16 FAIRVIEW COURT 1982 5 FREEHOLD 11,000,000
9 SEP 2005 10 THE HABITAT II 1985 29 FREEHOLD 103,880,000
8 SEP 2005 15 EASTERN MANSION UNKNOWN 168 FREEHOLD 152,868,000
16 AUG 2005 10 N.A. 1983 16 FREEHOLD 19,464,000
8 AUG 2005 13 SOMMERVILLE COURT 1986 18 FREEHOLD 15,300,000
4 AUG 2005 9 RIVERIA VIEW 1987 13 FREEHOLD 14,690,000
1 AUG 2005 9 N.A. UNKNOWN 2 FREEHOLD 210,000,000
28 JUL 2005 10 FERNHILL GROVE 1978 36 FREEHOLD 66,300,000
28 JUL 2005 9 N.A. UNKNOWN 32 FREEHOLD 117,210,798
4 JUL 2005 13 WOODLEIGH GROVE UNKNOWN 31 FREEHOLD 29,800,000
28 JUN 2005 9 PHOENIX MANSIONS UNKNOWN 45 FREEHOLD 57,886,000
10 JUN 2005 9 N.A. 1976 7 FREEHOLD 11,500,000
2 JUN 2005 3 BO BO TAN GARDENS UNKNOWN 120 FREEHOLD 59,549,999
30 MAR 2005 15 MARYLAND PARK UNKNOWN 218 FREEHOLD 236,520,999
18 FEB 2005 11 NEWTON HEIGHTS 1980 30 FREEHOLD 43,620,000
26 JAN 2005 15 MARYLAND POINT UNKNOWN 144 FREEHOLD 167,000,000
26 JAN 2005 15 MARYLAND POINT 1981 17 FREEHOLD 19,715,274
25 JAN 2005 12 ST MICHAEL'S COURT UNKNOWN 30 FREEHOLD 21,620,000
7 JAN 2005 7 ENG CHEONG TOWER 1975 49 99 YRS FROM 01/06/1970 28,861,000
7 JAN 2005 10 ONE TREE LODGE 1991 30 FREEHOLD 38,200,000
28 DEC 2006 16 EAST COAST VILLE UNKNOWN 60 FREEHOLD 54,500,000
28 DEC 2006 9 MOUNT EMILY TOWER UNKNOWN 11 FREEHOLD 20,800,000
20 DEC 2006 10 N.A. UNKNOWN 40 900 YRS FROM 01/10/1964 28,500,000
15 DEC 2006 10 LES JARDINS 1992 11 FREEHOLD 8,499,993
13 DEC 2006 15 TELOK KURAU COURT 1978 17 FREEHOLD 18,474,622
12 DEC 2006 9 MAYER MANSION 1979 10 FREEHOLD 30,500,000
8 DEC 2006 9 SOPHIA COURT 1985 188 FREEHOLD 230,000,000
8 DEC 2006 11 SUFFOLK APARTMENT UNKNOWN 24 FREEHOLD 26,500,000
8 DEC 2006 12 TAI GIN APARTMENTS 1985 18 FREEHOLD 13,237,998
7 DEC 2006 10 BELLERIVE UNKNOWN 31 FREEHOLD 37,200,000
28 NOV 2006 10 HOLLAND HILL MANSION UNKNOWN 117 FREEHOLD 292,000,000
24 NOV 2006 11 DERBYSHIRE MANSIONS UNKNOWN 33 FREEHOLD 49,200,000
16 NOV 2006 15 HONG YUN COURT UNKNOWN 12 FREEHOLD 8,600,000
9 NOV 2006 9 ENG TAI MANSION UNKNOWN 50 FREEHOLD 76,500,000
8 NOV 2006 15 AMBER LODGE 1990 24 FREEHOLD 29,000,000
8 NOV 2006 15 JIN FU APARTMENTS 1984 18 FREEHOLD 2,650,000
7 NOV 2006 15 BOUGAINVILLE MAISONETTE APARTMENTS UNKNOWN 8 FREEHOLD 8,800,000
3 NOV 2006 12 FORTUNA COURT 1977 10 FREEHOLD 7,000,000
2 NOV 2006 10 TANGLIN HOUSE UNKNOWN 12 FREEHOLD 19,999,992
27 OCT 2006 9 PHOENIX COURT 1974 47 FREEHOLD 88,100,000
23 OCT 2006 9 FUTURA UNKNOWN 72 FREEHOLD 287,300,000
20 OCT 2006 9 HORIZON VIEW UNKNOWN 36 FREEHOLD 113,000,000
18 OCT 2006 9 EMERALD MANSIONS UNKNOWN 46 FREEHOLD 73,000,888
11 OCT 2006 10 ARDMORE POINT UNKNOWN 47 FREEHOLD 201,000,000
1 OCT 2006 15 N.A. UNKNOWN 7 FREEHOLD 7,168,000
28 SEP 2006 9 SILVER TOWER 1986 38 FREEHOLD 161,000,000
28 SEP 2006 15 WEN YUAN COURT 1985 12 FREEHOLD 8,820,000
22 SEP 2006 11 OLIVIO 2002 33 FREEHOLD 28,999,999
22 SEP 2006 10 THE ORANGE GROVE UNKNOWN 31 FREEHOLD 142,000,000
21 SEP 2006 10 PIN TJOE COURT 1985 34 FREEHOLD 201,000,000
18 SEP 2006 8 CHUAN SENG BUILDING UNKNOWN 12 FREEHOLD 6,000,001
15 SEP 2006 10 CENTURY VILLE UNKNOWN 13 FREEHOLD 35,959,090
15 SEP 2006 10 LE MARQUE UNKNOWN 40 FREEHOLD 66,675,770
15 SEP 2006 10 VILLA MARGAUX UNKNOWN 31 FREEHOLD 42,883,105
12 SEP 2006 10 SHANGHAI LODGE 1994 7 FREEHOLD 6,000,000
11 SEP 2006 15 HAIG GARDENS 1989 54 FREEHOLD 43,999,974
6 SEP 2006 9 GRANGE TOWER UNKNOWN 80 FREEHOLD 180,000,000
30 AUG 2006 9 LE CHATEAU UNKNOWN 35 FREEHOLD 46,800,000
30 AUG 2006 10 NASSIM PARK UNKNOWN 104 FREEHOLD 380,000,000
28 AUG 2006 9 RIVERIA LODGE 1992 26 FREEHOLD 27,000,000
23 AUG 2006 19 N.A. UNKNOWN 6 FREEHOLD 2,700,000
23 AUG 2006 15 SEA BREEZE APARTMENTS UNKNOWN 56 FREEHOLD 53,760,000
23 AUG 2006 10 ST MARTIN'S LODGE UNKNOWN 12 FREEHOLD 29,250,000
17 AUG 2006 15 ROSE GARDEN UNKNOWN 188 FREEHOLD 169,800,000
14 AUG 2006 21 HJ HEIGHTS UNKNOWN 76 FREEHOLD 82,250,000
3 AUG 2006 9 SOPHIA APARTMENTS 1984 12 FREEHOLD 12,099,996
27 JUL 2006 14 N.A. 1994 14 FREEHOLD 3,810,000
17 JUL 2006 9 FURAMA TOWER 1981 33 FREEHOLD 76,000,000
14 JUL 2006 10 HABITAT ONE UNKNOWN 32 FREEHOLD 180,000,000
12 JUL 2006 12 N.A. UNKNOWN 19 FREEHOLD 16,760,000
7 JUL 2006 10 BALMORAL VIEW UNKNOWN 22 FREEHOLD 52,000,000
4 JUL 2006 9 FAR EAST MANSION UNKNOWN 218 FREEHOLD 255,999,808
3 JUL 2006 9 N.A. UNKNOWN 13 FREEHOLD 10,870,000
30 MAY 2006 9 N.A. UNKNOWN 16 FREEHOLD 88,000,000
29 MAY 2006 10 ALOCASSIA APARTMENTS 1996 45 FREEHOLD 24,100,000
29 MAY 2006 10 LUCKY TOWER UNKNOWN 91 FREEHOLD 383,000,000
23 MAY 2006 16 WATERFRONT VIEW UNKNOWN 583 99 YRS FROM 01/01/1985 385,000,000
4 MAY 2006 11 NEWTON MEADOWS 1983 28 FREEHOLD 73,000,000
3 MAY 2006 10 DUCHESS COURT 1983 27 999 YRS FROM 27/12/1875 74,485,491
27 APR 2006 5 WESTPEAK 1987 1 FREEHOLD 1,938,140
27 APR 2006 5 WESTPEAK 1986 146 FREEHOLD 194,459,998
26 APR 2006 9 HILTON TOWERS UNKNOWN 52 999 YRS FROM 01/07/1967 79,200,000
25 APR 2006 10 BEVERLY MAI 1974 52 FREEHOLD 238,000,000
25 APR 2006 12 BOON TECK HEIGHTS 1987 32 FREEHOLD 22,877,730
19 APR 2006 9 HILLTOP APARTMENTS UNKNOWN 102 FREEHOLD 294,000,000
19 APR 2006 12 PROSPERITY MANSION 1980 22 FREEHOLD 15,999,984
11 APR 2006 9 CAIRNHILL GARDENS 1978 44 FREEHOLD 52,380,000
10 APR 2006 9 VENUS MANSION UNKNOWN 41 FREEHOLD 123,000,000
5 APR 2006 10 CASA ROSITA 1986 114 FREEHOLD 278,665,425
30 MAR 2006 12 LOCK CHO APARTMENT UNKNOWN 165 FREEHOLD 156,300,000
20 MAR 2006 10 AVENUE PARK UNKNOWN 48 FREEHOLD 112,000,000
17 MAR 2006 9 PATERSON TOWER 1977 72 FREEHOLD 266,000,000
6 MAR 2006 9 VERMONT I UNKNOWN 30 FREEHOLD 75,000,000
3 MAR 2006 9 CHEZ BRIGHT APARTMENT 1976 22 FREEHOLD 54,000,000
2 MAR 2006 10 ENG LOK MANSION UNKNOWN 63 FREEHOLD 135,843,750
1 MAR 2006 9 N.A. UNKNOWN 144 99 YRS FROM 11/06/1983 154,650,000
1 MAR 2006 6 N.A. 1984 186 97 YRS FROM 02/04/1980 127,500,000
27 FEB 2006 5 N.A. UNKNOWN 10 FREEHOLD 14,000,000
27 FEB 2006 5 N.A. UNKNOWN 32 999999 YRS FROM 01/01/1963 27,200,000
17 FEB 2006 9 N.A. UNKNOWN 40 877 YRS FROM 01/01/1963 63,200,000
10 FEB 2006 12 ELEGANCE VIEW 1984 8 FREEHOLD 7,280,000
10 FEB 2006 9 THE ESQUIRE 1989 30 FREEHOLD 31,999,980
27 JAN 2006 11 N.A. UNKNOWN 24 FREEHOLD 20,883,864
25 JAN 2006 10 WATERFALL GARDENS UNKNOWN 44 FREEHOLD 131,750,000
17 JAN 2006 15 AMBERVILLE UNKNOWN 168 99 YRS FROM 01/07/1978 183,000,000
21 DEC 2007 8 HERTFORD APARTMENTS UNKNOWN 12 FREEHOLD 12,034,169
14 DEC 2007 9 WELKIN MANSION UNKNOWN 38 FREEHOLD 120,315,260
4 DEC 2007 15 JOO CHIAT LODGE 1986 8 FREEHOLD 10,300,000
29 NOV 2007 5 REGENT GARDEN 1983 31 FREEHOLD 33,999,980
27 NOV 2007 19 KOVAN COURT 1981 16 FREEHOLD 18,290,000
22 NOV 2007 10 WESTWOOD APARTMENTS 1975 48 FREEHOLD 435,000,000
21 NOV 2007 11 HILL PARK UNKNOWN 26 FREEHOLD 90,000,000
20 NOV 2007 8 MERGUI COURT UNKNOWN 23 FREEHOLD 29,896,205
20 NOV 2007 8 MERGUI LODGE UNKNOWN 9 FREEHOLD 16,237,062
20 NOV 2007 8 NORFOLK COURT UNKNOWN 20 FREEHOLD 26,840,573
20 NOV 2007 8 NORTHERN MANSIONS UNKNOWN 18 FREEHOLD 24,309,558
20 NOV 2007 8 THE MERGUI UNKNOWN 18 FREEHOLD 22,716,599
19 NOV 2007 14 BOON THONG BUILDING UNKNOWN 13 FREEHOLD 20,500,000
16 NOV 2007 12 VIEW POINT MANSION 1977 12 FREEHOLD 16,500,000
5 NOV 2007 9 EMERALD MANSIONS UNKNOWN 46 FREEHOLD 148,384,000
29 OCT 2007 8 N.A. UNKNOWN 14 FREEHOLD 14,300,000
25 OCT 2007 12 N.A. UNKNOWN 15 FREEHOLD 61,000,000
20 OCT 2007 10 THE ASPINE UNKNOWN 35 FREEHOLD 138,000,000
16 OCT 2007 10 N.A. 1995 6 FREEHOLD 15,000,000
12 OCT 2007 10 BAN GUAN PARK UNKNOWN 5 FREEHOLD 10,000,000
3 OCT 2007 10 PROMISES GARDENS UNKNOWN 48 FREEHOLD 71,200,000
28 SEP 2007 14 N.A. 1985 10 FREEHOLD 7,150,000
28 SEP 2007 14 WINFIELD MANSION 1982 3 FREEHOLD 2,250,000
24 SEP 2007 15 JOYFUL MANSIONS 1992 6 FREEHOLD 5,827,931
14 SEP 2007 15 N.A. 1979 7 FREEHOLD 18,807,617
10 SEP 2007 3 TARNG CHERN BUILDING UNKNOWN 4 FREEHOLD 9,562,000
4 SEP 2007 12 HANG TAT GARDEN UNKNOWN 27 FREEHOLD 28,800,000
1 SEP 2007 10 N.A. UNKNOWN 11 FREEHOLD 94,183,480
29 AUG 2007 15 MARGATE MANSIONS UNKNOWN 45 FREEHOLD 58,000,000
29 AUG 2007 11 N.A. UNKNOWN 1 FREEHOLD 30,000,000
20 AUG 2007 15 N.A. 1988 8 FREEHOLD 17,587,997
20 AUG 2007 14 N.A. UNKNOWN 4 FREEHOLD 4,550,000
20 AUG 2007 12 N.A. UNKNOWN 12 FREEHOLD 13,650,000
14 AUG 2007 19 CHUAN HOE MANSION UNKNOWN 8 999 YRS FROM 01/01/1886 5,900,000
10 AUG 2007 10 N.A. 1983 4 FREEHOLD 12,000,000
10 AUG 2007 10 SHAMROCK VILLAS 1983 1 FREEHOLD 3,000,000
3 AUG 2007 9 GRANGEFORD APARTMENT UNKNOWN 192 99 YRS FROM 01/12/1974 625,000,000
31 JUL 2007 19 CARDIFF COURT UNKNOWN 21 99 YRS FROM 25/08/1983 13,500,000
30 JUL 2007 17 N.A. UNKNOWN 10 946 YRS FROM 01/01/1938 12,550,000
30 JUL 2007 15 THE CHERRYWOOD 1986 5 FREEHOLD 4,799,998
27 JUL 2007 16 CASA NASSAU UNKNOWN 28 FREEHOLD 27,462,503
27 JUL 2007 11 CHANCERY VILLE UNKNOWN 10 FREEHOLD 27,330,000
27 JUL 2007 10 DYNASTY GARDEN(COURT 1) UNKNOWN 18 FREEHOLD 80,000,000
26 JUL 2007 15 N.A. UNKNOWN 7 FREEHOLD 8,400,000
26 JUL 2007 15 YI LI APARTMENT 1982 12 FREEHOLD 13,180,000
19 JUL 2007 8 N.A. 1987 4 FREEHOLD 2,500,000
18 JUL 2007 14 KEMBANGAN SUITES 1984 7 FREEHOLD 12,199,995
16 JUL 2007 15 ST PATRICK'S VIEW UNKNOWN 52 FREEHOLD 79,000,000
12 JUL 2007 15 MERLIN MANSION UNKNOWN 32 FREEHOLD 25,500,000
11 JUL 2007 15 N.A. UNKNOWN 17 FREEHOLD 50,674,971
10 JUL 2007 10 GRANGE COURT UNKNOWN 8 FREEHOLD 72,800,000
3 JUL 2007 4 PENDER COURT UNKNOWN 48 FREEHOLD 80,000,000
2 JUL 2007 10 N.A. UNKNOWN 7 FREEHOLD 7,922,222
2 JUL 2007 15 N.A. UNKNOWN 19 FREEHOLD 48,764,156
29 JUN 2007 15 N.A. UNKNOWN 8 FREEHOLD 11,088,000
28 JUN 2007 10 FARRER COURT UNKNOWN 618 99 YRS FROM 01/09/1977 1,338,800,000
28 JUN 2007 15 N.A. 1974 7 FREEHOLD 6,950,000
28 JUN 2007 10 SARKIES COURT UNKNOWN 6 FREEHOLD 34,000,000
27 JUN 2007 15 N.A. 1985 12 FREEHOLD 11,962,010
27 JUN 2007 15 PEILY COURT 1985 1 FREEHOLD 777,870
26 JUN 2007 10 N.A. UNKNOWN 11 FREEHOLD 49,000,000
26 JUN 2007 15 N.A. UNKNOWN 33 FREEHOLD 21,200,000
21 JUN 2007 15 ROSE MANSIONS 1977 5 FREEHOLD 6,509,790
21 JUN 2007 15 STILLINGIA COURT 1984 9 FREEHOLD 9,436,243
20 JUN 2007 10 AURA PARK UNKNOWN 28 FREEHOLD 55,500,000
20 JUN 2007 11 LINCOLN LODGE UNKNOWN 98 FREEHOLD 243,000,000
20 JUN 2007 10 THE ARDMORE UNKNOWN 24 FREEHOLD 262,000,000
19 JUN 2007 15 N.A. UNKNOWN 12 FREEHOLD 11,180,000
14 JUN 2007 21 GOODLUCK VIEW UNKNOWN 48 FREEHOLD 73,300,000
14 JUN 2007 19 N.A. 1984 18 FREEHOLD 21,580,000
13 JUN 2007 12 ELEGANCE VIEW 1984 16 FREEHOLD 18,418,000
13 JUN 2007 15 N.A. 1982 6 FREEHOLD 6,500,000
12 JUN 2007 15 SIGLAP COURT 1984 11 FREEHOLD 11,725,019
12 JUN 2007 9 SUMMER APARTMENTS UNKNOWN 14 FREEHOLD 23,900,000
11 JUN 2007 15 KOON SENG COURT 1986 1 FREEHOLD 800,000
11 JUN 2007 15 N.A. 1986 5 FREEHOLD 4,000,000
8 JUN 2007 12 HUP CHEONG MANSION UNKNOWN 30 999 YRS FROM 02/06/1882 24,000,000
8 JUN 2007 9 TONG WATT MANSION UNKNOWN 14 999 YRS FROM 01/07/1841 33,879,384
7 JUN 2007 14 MARZUKI LODGE UNKNOWN 12 FREEHOLD 10,900,000
6 JUN 2007 9 MAYER MANSION 1979 10 FREEHOLD 42,000,000
6 JUN 2007 11 N.A. UNKNOWN 11 FREEHOLD 11,500,000
6 JUN 2007 2 OAKSWOOD HEIGHTS UNKNOWN 84 FREEHOLD 132,000,000
6 JUN 2007 19 SIMONVILLE 1984 9 999 YRS FROM 14/07/1884 12,899,996
5 JUN 2007 19 N.A. 1986 6 FREEHOLD 4,800,000
5 JUN 2007 19 SIMON COURT 1987 6 999 YRS FROM 14/07/1884 6,660,000
1 JUN 2007 11 JUBILATION APARTMENT UNKNOWN 26 FREEHOLD 34,800,000
30 MAY 2007 12 DE ANGELO UNKNOWN 50 FREEHOLD 51,000,000
29 MAY 2007 12 MUTUAL COURT UNKNOWN 68 999 YRS FROM 02/06/1882 51,000,000
26 MAY 2007 28 NIM PARK UNKNOWN 56 FREEHOLD 84,000,000
23 MAY 2007 15 EAST COAST MANSIONS 1991 8 FREEHOLD 5,821,819
23 MAY 2007 11 XIU LAN COURT UNKNOWN 8 FREEHOLD 11,500,000
22 MAY 2007 11 SHELFORD COURT UNKNOWN 18 FREEHOLD 27,200,000
21 MAY 2007 4 CITIPORT CENTRE UNKNOWN 43 FREEHOLD 48,000,000
17 MAY 2007 15 CHAPEL MANSION UNKNOWN 6 FREEHOLD 6,000,000
17 MAY 2007 11 GILSTEAD VIEW UNKNOWN 64 FREEHOLD 96,500,000
17 MAY 2007 19 N.A. UNKNOWN 7 FREEHOLD 9,405,000
17 MAY 2007 19 N.A. UNKNOWN 6 FREEHOLD 8,095,000
16 MAY 2007 4 FAIRWAYS UNKNOWN 108 FREEHOLD 244,300,000
16 MAY 2007 14 N.A. 1976 8 FREEHOLD 3,590,000
15 MAY 2007 11 STAR MANSIONS 1989 8 FREEHOLD 16,168,888
13 MAY 2007 17 LOYANG LODGE UNKNOWN 14 999 YRS FROM 01/01/1885 14,800,000
9 MAY 2007 19 EASTERN WAY MANSIONS 1983 11 FREEHOLD 7,920,000
8 MAY 2007 19 CHUAN HOE MANSION UNKNOWN 8 999 YRS FROM 01/01/1886 5,430,000
2 MAY 2007 10 HIMIKO COURT UNKNOWN 176 FREEHOLD 336,000,000
30 APR 2007 12 KAI SHENG COURT UNKNOWN 12 999 YRS FROM 02/06/1882 8,454,710
30 APR 2007 15 RAMBUTAN MANSIONS 1989 6 FREEHOLD 4,358,700
30 APR 2007 12 THE SAPPHIRE UNKNOWN 24 FREEHOLD 19,000,000
28 APR 2007 5 WESTERN GROVE 1983 18 FREEHOLD 21,640,000
27 APR 2007 10 LEEDON HEIGHTS UNKNOWN 314 FREEHOLD 835,000,000
24 APR 2007 12 RAJAH MAISONETTE 1984 10 FREEHOLD 8,619,992
19 APR 2007 10 N.A. UNKNOWN 32 999 YRS FROM 01/01/1962 32,200,000
19 APR 2007 11 THOMSON MANSION UNKNOWN 18 FREEHOLD 30,000,000
17 APR 2007 9 DEVONSHIRE LODGE UNKNOWN 54 FREEHOLD 72,880,000
17 APR 2007 19 LAUREL PARK UNKNOWN 32 FREEHOLD 36,100,000
16 APR 2007 14 CASTLE COURT UNKNOWN 30 FREEHOLD 17,500,000
13 APR 2007 10 LA VENTURA UNKNOWN 25 FREEHOLD 134,000,000
12 APR 2007 11 ESSEN APARTMENTS UNKNOWN 12 FREEHOLD 12,010,000
9 APR 2007 15 N.A. UNKNOWN 1 FREEHOLD 201,339,353
5 APR 2007 10 EDEN SPRING 1984 14 FREEHOLD 51,000,000
5 APR 2007 11 SHELFORD VALE 1977 10 FREEHOLD 27,200,000
4 APR 2007 9 CLEMENCEAU COURT UNKNOWN 60 FREEHOLD 72,000,000
3 APR 2007 12 REGENT COURT 1984 49 FREEHOLD 34,000,000
3 APR 2007 2 SPOTTISWOODE APARTMENT UNKNOWN 92 FREEHOLD 79,500,000
30 MAR 2007 9 AIRVIEW TOWERS UNKNOWN 100 FREEHOLD 202,168,000
27 MAR 2007 15 PINE VIEW 1982 12 FREEHOLD 9,329,998
26 MAR 2007 9 ADIS VILLAS UNKNOWN 24 FREEHOLD 28,500,000
24 MAR 2007 15 PALM BEACH GARDEN UNKNOWN 34 FREEHOLD 75,000,000
23 MAR 2007 12 BRIGHT BUILDING UNKNOWN 18 FREEHOLD 16,500,000
22 MAR 2007 9 HILL COURT UNKNOWN 102 FREEHOLD 361,000,000
22 MAR 2007 10 ONE BALMORAL UNKNOWN 43 FREEHOLD 125,000,000
21 MAR 2007 19 CHARLTON GARDEN UNKNOWN 18 FREEHOLD 19,800,000
15 MAR 2007 10 HOLLAND CREST 1990 41 FREEHOLD 70,599,982
15 MAR 2007 12 N.A. UNKNOWN 9 FREEHOLD 7,200,000
14 MAR 2007 16 N.A. 1978 5 FREEHOLD 10,234,000
13 MAR 2007 15 N.A. 1984 6 FREEHOLD 6,450,000
12 MAR 2007 26 GREEN MEADOWS UNKNOWN 200 FREEHOLD 255,000,000
7 MAR 2007 9 N.A. UNKNOWN 7 FREEHOLD 29,000,000
5 MAR 2007 15 N.A. 1988 6 FREEHOLD 3,900,000
3 MAR 2007 10 ANDERSON 18 UNKNOWN 71 FREEHOLD 477,700,000
3 MAR 2007 5 WEST COAST GARDENS UNKNOWN 180 956 YRS FROM 27/05/1928 131,500,000
2 MAR 2007 12 BALESTIER COURT UNKNOWN 16 FREEHOLD 13,800,000
2 MAR 2007 10 NATHAN VILLE UNKNOWN 40 FREEHOLD 79,300,000
2 MAR 2007 15 SHERIDAN COURT UNKNOWN 14 FREEHOLD 11,200,000
1 MAR 2007 19 PELIKAT COURT UNKNOWN 16 FREEHOLD 10,800,000
15 FEB 2007 11 CONCORDE RESIDENCES UNKNOWN 38 FREEHOLD 51,000,000
15 FEB 2007 15 LEYUKE APARTMENTS UNKNOWN 12 FREEHOLD 10,100,000
15 FEB 2007 15 N.A. UNKNOWN 12 FREEHOLD 11,000,000
14 FEB 2007 10 LEWIS COURT UNKNOWN 12 FREEHOLD 24,000,000
13 FEB 2007 9 MOUNT SOPHIA APARTMENTS UNKNOWN 13 FREEHOLD 15,180,000
12 FEB 2007 9 CURZON LODGE UNKNOWN 20 FREEHOLD 36,260,000
9 FEB 2007 15 AMBER APARTMENTS UNKNOWN 8 FREEHOLD 8,500,000
6 FEB 2007 11 THE ALBANY UNKNOWN 47 FREEHOLD 65,000,000
5 FEB 2007 4 GILLMAN HEIGHTS UNKNOWN 607 99 YRS FROM 01/07/1985 548,000,000
1 FEB 2007 15 FLAMINGO VALLEY UNKNOWN 185 FREEHOLD 194,000,000
24 JAN 2007 19 CALISAY 1985 6 FREEHOLD 4,262,400
23 JAN 2007 9 CURZON LODGE UNKNOWN 20 FREEHOLD 30,000,000
19 JAN 2007 9 PARISIAN UNKNOWN 27 FREEHOLD 228,100,000
12 JAN 2007 16 ALDEA BLANCA 1985 16 FREEHOLD 12,680,000
11 JAN 2007 14 PEBBLE GARDENS 1987 10 FREEHOLD 7,224,348
11 JAN 2007 11 SURREY TOWER UNKNOWN 20 FREEHOLD 44,100,000
8 JAN 2007 15 KENG YEE GARDEN UNKNOWN 22 FREEHOLD 10,880,000
8 JAN 2007 15 N.A. UNKNOWN 24 999 YRS FROM 01/04/1963 28,100,000
5 JAN 2007 12 DATOH COURT UNKNOWN 14 FREEHOLD 16,500,000
5 JAN 2007 12 PRINCE APARTMENT UNKNOWN 19 FREEHOLD 19,695,000
When a LH property is fully paid up, it will become a cash cow that will continue to produce milk till the end of the lease.
Assuming at $4000 per month, a LH property will be able to generate over $4.3m of rental income over 90 years, thats is around 4.8% is the property cost today is around 1m.
When a FH property is fully paid up, and it costs only 20% more than the LH, it will become an ETERNAL FOREVER CASH COW that will continue to generate RENTAL FOREVER!
You go count, you rent out your FH property forever, at today's $4000 per month, how much will you get??? CANNOT FINISH COUNTING INCOME BECAUSE NO END DATE!
Never mind, we just take 999 years, that means your Freehold property will generate rental income of MUCH MORE THAN $47.95 MILLIONS after 999 years, and that MUCH LESS THAN 0.48% of the property cost today at around S$1M !!!!!!!!!!!!!!!!!!!!!!!
When a LH property is fully paid up, it will become a cash cow that will continue to produce milk till the end of the lease.
Assuming at $4000 per month, a LH property will be able to generate over $4.3m of rental income over 90 years, thats is around 4.8% is the property cost today is around 1m.
When a FH property is fully paid up, and it costs only 20% more than the LH, it will become an ETERNAL FOREVER CASH COW that will continue to generate RENTAL FOREVER!
You go count, you rent out your FH property forever, at today's $4000 per month, how much will you get??? CANNOT FINISH COUNTING INCOME BECAUSE NO END DATE!
Never mind, we just take 999 years, that means your Freehold property will generate rental income of MUCH MORE THAN $47.95 MILLIONS after 999 years, and
that MUCH LESS THAN 0.48% of the property cost today at around S$1M !!!!!!!!!!!!!!!!!!!!!!!
Right to the point
When a FH property is fully paid up, and it costs only 20% more than the LH, it will become an ETERNAL FOREVER CASH COW that will continue to generate RENTAL FOREVER!
You go count, you rent out your FH property forever, at today's $4000 per month, how much will you get??? CANNOT FINISH COUNTING INCOME BECAUSE NO END DATE!
Never mind, we just take 999 years, that means your Freehold property will generate rental income of MUCH MORE THAN $47.95 MILLIONS after 999 years, and that MUCH LESS THAN 0.48% of the property cost today at around S$1M !!!!!!!!!!!!!!!!!!!!!!!
Right to the pointhttp://forums.condosingapore.com/images/icons/icon14.png
When a FH property is fully paid up, and it costs only 20% more than the LH, it will become an ETERNAL FOREVER CASH COW that will continue to generate RENTAL FOREVER!
You go count, you rent out your FH property forever, at today's $4000 per month, how much will you get??? CANNOT FINISH COUNTING INCOME BECAUSE NO END DATE!
Never mind, we just take 999 years, that means your Freehold property will generate rental income of MUCH MORE THAN $47.95 MILLIONS after 999 years, and that MUCH LESS THAN 0.48% of the property cost today at around S$1M !!!!!!!!!!!!!!!!!!!!!!!
I believe you have seen the long list of FH condo that have gone en bloc and also the recent news about several FH apartment looking for en bloc sales too right?
Isnt that sufficient to show you that you are just a caretaker of the FH land, and when your condo is old, it will be sold to developer for rebuilding.
Freehold vs leasehold.... Much will depend on demand forces? If a place/country goes downhill, leasehold or freehold won't really matter anymore?? I would like to think the equation is not as straight forward as some make it out to be....
That is why Singapore is so popular: stable country with a strong dollar and limited land area. Most important is the potential to grow further. Just hope it will continue with that.
Freehold vs leasehold.... Much will depend on demand forces? If a place/country goes downhill, leasehold or freehold won't really matter anymore?? I would like to think the equation is not as straight forward as some make it out to be....
I would think that if the place or country go downhill, even more important to own freehold because no enbloc potential means leasehold properties owners all will see their properties values go to 0 without enbloc and no way to cash out.
Freehold vs leasehold.... Much will depend on demand forces? If a place/country goes downhill, leasehold or freehold won't really matter anymore?? I would like to think the equation is not as straight forward as some make it out to be....
I have something to share here on rental which I have encountered recently. I have been asking my tenants usually 3 months ahead of the lapse of their lease to guage their interest to continue leasing. Tenant is very happy to extend the corporate lease for another year 1 month before it lapses without the diplomatic clause. Just 3 weeks into the new agreement, the company needs him back in US. I have asked them to ffind a replacement at least the same rent and must be agreeable by me. Otherwise, they will continue to pay the rent. They counter offer me with 3 months rental plus agent's commisson. What will you do if you are in my shoe?
I have something to share here on rental which I have encountered recently. I have been asking my tenants usually 3 months ahead of the lapse of their lease to guage their interest to continue leasing. Tenant is very happy to extend the corporate lease for another year 1 month before it lapses without the diplomatic clause. Just 3 weeks into the new agreement, the company needs him back in US. I have asked them to ffind a replacement at least the same rent and must be agreeable by me. Otherwise, they will continue to pay the rent. They counter offer me with 3 months rental plus agent's commisson. What will you do if you are in my shoe?
Bro, this happened to me 15 years ago. Signed 2 year contract. After 1 month, tenants wanted out because next door doing renovation in afternoon and they do graveyard shift. Nego and got 4 month for termination.
work out the sums... If you get 3 month, u can still afford rental to be lower by 10% and still come up on top. Nego for 6 month first... And work out a deal both are comfortable.... The corporate has more to lose as they are bounded by contract... Consider this a blessing
MortgageGuru
31-10-14, 21:01
Counter offer 6 month.
If there's any agreement signed, you're having the upper hand.
But don't get too demanding, try to negotiate with leeways.
I believe getting a tenant within 3 months is not too hard even if there's a slight drop in rent.
Agent comm's to be paid by tenant is a must.
Have asked for 4 months as it is only a one year lease plus agent's commission and they agreed.
Bro, this happened to me 15 years ago. Signed 2 year contract. After 1 month, tenants wanted out because next door doing renovation in afternoon and they do graveyard shift. Nego and got 4 month for termination.
work out the sums... If you get 3 month, u can still afford rental to be lower by 10% and still come up on top. Nego for 6 month first... And work out a deal both are comfortable.... The corporate has more to lose as they are bounded by contract... Consider this a blessing
Can enjoy the facility till March 2015. Will be a bonus if I can find anyone earlier. Do I need to declare as income if I can find a new tenant earlier?
Counter offer 6 month.
If there's any agreement signed, you're having the upper hand.
But don't get too demanding, try to negotiate with leeways.
I believe getting a tenant within 3 months is not too hard even if there's a slight drop in rent.
Agent comm's to be paid by tenant is a must.
I will accept the compensation and quickly move on in looking for a new tenant. I see these as the occasional "perks" enjoyed by the landlords with the "double income", notwithstanding the fact that it may also act as a form of compensation or consolidation for the empty periods in between tenancies..
MortgageGuru
01-11-14, 10:44
Can enjoy the facility till March 2015. Will be a bonus if I can find anyone earlier. Do I need to declare as income if I can find a new tenant earlier?
Depending on yourself actually.
If you think declaring as income helps you, just go ahead.
But if there's no benefit to declare,why bother since it'll be taxed?
Unless you're in need to refinance your property loan.
Have asked marketing for new tenants. This has also happened 2.5years ago when the previous tenant after signing the extended contract of I year has to return to UK due to relocation. It was a not corporate lease and my tenant has to continue to pay rent only after getting a replacement at the same rent. He was lucky as as a replacement was found in less than a month.
I will accept the compensation and quickly move on in looking for a new tenant. I see these as the occasional "perks" enjoyed by the landlords with the "double income", notwithstanding the fact that it may also act as a form of compensation or consolidation for the empty periods in between tenancies..
Why get tax more if there is a choice.
Depending on yourself actually.
If you think declaring as income helps you, just go ahead.
But if there's no benefit to declare,why bother since it'll be taxed?
Unless you're in need to refinance your property loan.
MortgageGuru
01-11-14, 11:57
Yes that's what I'm sharing with you, don't let yourself be paying unnecessary ;)
walkthetiger
02-11-14, 14:42
Why get tax more if there is a choice.
There are differences between tax avoidance and tax evasion... do consider to check with the IRAS.
Thanks for reminding. Will check with my CPA friends. Too risky to check with IRAS.
There are differences between tax avoidance and tax evasion... do consider to check with the IRAS.
in the last six months, I have four tenants broke their leases. Rental market is definitely not encouraging.
I sold one of the units, took back some money to better my life.
Two tenants found their own replacements at lower rent.
it's definitely far fewer viewers.
my unit has been emptied for past six months, no sounds no news
Cyberknight
04-11-14, 08:50
my unit has been emptied for past six months, no sounds no news
Convenient to say which district area?
Convenient to say which district area?
district 23
district 23
Did you market your unit for rental or your agent market for you? What are your future plans?
district 23
Did not work by cutting rents?
both!! wait for the durian to drop
already cut, not much viewers
both!! wait for the durian to drop
already cut, not much viewers
Care to share is it 2-room or 3-room? Is it a new project?
Here are where the Expat living magazine readers list down their preferred areas for rental....
http://www.expatliving.sg/living_in_sg/moving_to_sg/The-expats-guide-to-where-to-live-in-Singapore-6693.ece
Here are where the Expat living magazine readers list down their preferred areas for rental....
http://www.expatliving.sg/living_in_sg/moving_to_sg/The-expats-guide-to-where-to-live-in-Singapore-6693.ece
They are also the place with the most vacant properties desperately looking for tenants.
If this is true, JGateway will be almost empty with NO tenants................. :rolleyes:
They are also the place with the most vacant properties desperately looking for tenants.
in the last six months, I have four tenants broke their leases. Rental market is definitely not encouraging.
I sold one of the units, took back some money to better my life.
Two tenants found their own replacements at lower rent.
it's definitely far fewer viewers.
Is this a common tactic nowadays? break lease to get lower rents? then why the need to sign a contract?
starrynight
05-11-14, 03:20
Laguna,
Are you able to say the reason they gave for terminating? They exercised the diplomatic clause or did the tenancy expire?
Thanks
in the last six months, I have four tenants broke their leases. Rental market is definitely not encouraging.
I sold one of the units, took back some money to better my life.
Two tenants found their own replacements at lower rent.
it's definitely far fewer viewers.
yes I agree the rental market is bad. Over the past 3 months I also have 2 leases expiring. While one took me about 1 week plus to get it rented out, the other one took me almost 2 months. In the past they were taken up very fast within days or at most a couple of weeks. They were both transacted at more than 10% lower than previous rentals.
Mine were RCR units, and I realise I was losing out my tenants and potential tenants not to the neighbouring projects but to those in town. Units in town are asking lower, so with the same amount of rental (which they have been paying me or what I am asking) they rather move to town. Talk about the ripple effects ....
If this is true, JGateway will be almost empty with NO tenants................. :rolleyes:
If you still dont know where are the concentration of new property supply in Singapore, then you should seriously quit property forum.
Brand new OCR MM going for 1.6k a month
www.propertyguru.com.sg/listing/18163777/for-rent-parc-rosewood
OCR 3-bedroom rental inching towards neighbouring HDB 5-room rental if maintainance/sinking funds are considered. So some OCR HDB renters moving to 3-bedroom condo, but not OCR MM due to family size
OCR tenants (young couples) working in CBD are now moving to RCR
Brand new OCR MM going for 1.6k a month
www.propertyguru.com.sg/listing/18163777/for-rent-parc-rosewood
OCR 3-bedroom rental inching towards neighbouring HDB 5-room rental if maintainance/sinking funds are considered. So some OCR HDB renters moving to 3-bedroom condo, but not OCR MM due to family size
OCR tenants (young couples) working in CBD are now moving to RCR
First and foremost that is woodland and its a known fact that woodland property prices has always been lagging behind all other district, perhaps due to its proximity to JB.
And of course the ad is posted as GUIDED PRICE, which mean $1.6k would just a market gimmick to generate inquiries.
Even at $1.6k, if the entry price is low, yield is still healthy.
Are you too amateur to know that?
thomastansb
05-11-14, 10:03
No MRT, the worst possible location, what you expect? But at 1.5 to 1.6k they are getting 4 to 4.5% yield. Pretty decent actually.
Brand new OCR MM going for 1.6k a month
www.propertyguru.com.sg/listing/18163777/for-rent-parc-rosewood
OCR 3-bedroom rental inching towards neighbouring HDB 5-room rental if maintainance/sinking funds are considered. So some OCR HDB renters moving to 3-bedroom condo, but not OCR MM due to family size
OCR tenants (young couples) working in CBD are now moving to RCR
thomastansb
05-11-14, 10:04
As long as got MRT, I don't think it is a problem renting out. Rental has dropped by a bit. Maybe 5 to 10% but still, if you buy before 2011, your yield should be >5%.
URA rental query already shows transacted rental at 1.58k/mth for MM
PARC ROSEWOOD ROSEWOOD DRIVE 25 Non-landed Properties na* 1,580 400 to 500 Sep-14
For other OCR MMs bought at 17xx psf, be prepared for low yields!
Expat tenants in OCR are now migrating back to RCR and CCR.
Consolation is that OCR hdb tenants moving to OCR condos
First and foremost that is woodland and its a known fact that woodland property prices has always been lagging behind all other district, perhaps due to its proximity to JB.
And of course the ad is posted as GUIDED PRICE, which mean $1.6k would just a market gimmick to generate inquiries.
Even at $1.6k, if the entry price is low, yield is still healthy.
Are you too amateur to know that?
URA rental query already shows transacted rental at 1.58k/mth for MM
PARC ROSEWOOD ROSEWOOD DRIVE 25 Non-landed Properties na* 1,580 400 to 500 Sep-14
For other OCR MMs bought at 17xx psf, be prepared for low yields!
Expat tenants in OCR are now migrating back to RCR and CCR.
Consolation is that OCR hdb tenants moving to OCR condos
Only a fools will believe they are smarter than the market force.
Yes, according to wikipedia, the greater fool theory states that the price of an object is determined not by its intrinsic value, but rather by irrational beliefs and expectations of market participants. A price can be justified by a rational buyer under the belief that another party is willing to pay an even higher price.
With falling rental demand market force, dont be a greater fool paying for 17xx psf for a OCR MM like Jgateway
Only a fools will believe they are smarter than the market force.
I know CONCENTRATION OF SO2 in Singapore 96% is concentrated in the West and Jurong area, and this is a FACT! Why you don't know?
If you still dont know where are the concentration of new property supply in Singapore, then you should seriously quit property forum.
Only a fool will believe that paying highest price of $1700+ psf for a property among surrounding properties that transacts at $900+ psf means buying a property on the "right side of OCR"....
Yes, according to wikipedia, the greater fool theory states that the price of an object is determined not by its intrinsic value, but rather by irrational beliefs and expectations of market participants. A price can be justified by a rational buyer under the belief that another party is willing to pay an even higher price.
With falling rental demand market force, dont be a greater fool paying for 17xx psf for a OCR MM like Jgateway
Only a fools will believe they are smarter than the market force.
walkthetiger
05-11-14, 11:40
As long as got MRT, I don't think it is a problem renting out. Rental has dropped by a bit. Maybe 5 to 10% but still, if you buy before 2011, your yield should be >5%.
The seller should has bought it before 2011, hoping to cash out now, but like the common problem of many owners, there are no buyer like everywhere .. only 5% interested... typical 有价没市。
So true, and is true of most OCR properties!
For CCR, just drop prices only and even the big boys will bite!
For OCR, big boys will never buy, drop prices also difficult to find buyers now!
The seller should has bought it before 2011, hoping to cash out now, but like the common problem of many owners, there are no buyer like everywhere .. only 5% interested... typical 有价没市。
Laguna,
Are you able to say the reason they gave for terminating? They exercised the diplomatic clause or did the tenancy expire?
Thanks
Didn't see your faces lately in Facebook .
One with diplomatic clause exercised as company ceased operation here.
The rest were contracts terminated, a reflection of economy here.
I have a friend, never check payment, the tenant disappear for eight months then realized.
Two cases from my friends, just dropped keys in envelop and disappeared.
Wow! So bad. I am quite lucky for my tenant's company to pay me 4 months rental for termination of one year lease. Anyway, my tenant's company has been rather kind as they pay on time, and for the last two years, my tenant spend only 50% of in my unit. The unit is still in good condition and does not need to do anything before renting out. There were several enquiries and viewings within a week of marketing by my agent at the same rent.
Didn't see your faces lately in Facebook .
One with diplomatic clause exercised as company ceased operation here.
The rest were contracts terminated, a reflection of economy here.
I have a friend, never check payment, the tenant disappear for eight months then realized.
Two cases from my friends, just dropped keys in envelop and disappeared.
Could you have asked your tenants to find a replacement of at least the same rent? I had similar situation two years ago but tenant had to find a replacement at the same rent otherwise he will continue to pay rent till the end of contract. The commission paid for agent will be prorated if tenant able to find before end of contract. I actually trusted him as he continues to pay for about 1.5 months although he is back home and I am holding on to his deposit.
in the last six months, I have four tenants broke their leases. Rental market is definitely not encouraging.
I sold one of the units, took back some money to better my life.
Two tenants found their own replacements at lower rent.
it's definitely far fewer viewers.
Allthepies
05-11-14, 17:56
Are 2/3 bedders or 1 bedders more affected by the current decline in rental demand? Anyone care to share their experiences?
My new 1bedder unit opposite mrt has had many enquiries since last friday and some offers. But as I am a new landlord, not sure of the market rate, hubby found the offer low but learnt today another unit rented it out at that rate so may accept. My sister also just rented out her 3 bedder tho not near mrt but at a lower rate than before.
Like I said before. It depends who is more desperate will let go at lower rent. Not good to have too many of such people in your development.
My new 1bedder unit opposite mrt has had many enquiries since last friday and some offers. But as I am a new landlord, not sure of the market rate, hubby found the offer low but learnt today another unit rented it out at that rate so may accept. My sister also just rented out her 3 bedder tho not near mrt but at a lower rate than before.
starrynight
05-11-14, 23:47
Hope you find new tenants soon! Thanks for sharing - good "takeaways" for the rest of us to learn from, i.e. check / chase for rent cheques diligently, etc.
I'm on FB leh :)
Could you have asked your tenants to find a replacement of at least the same rent? I had similar situation two years ago but tenant had to find a replacement at the same rent otherwise he will continue to pay rent till the end of contract. The commission paid for agent will be prorated if tenant able to find before end of contract. I actually trusted him as he continues to pay for about 1.5 months although he is back home and I am holding on to his deposit.
The tenant finding a replacement is to save the forfeiture of security deposit or his agent find one to avoid the crawl in back of commission .
My agent has not practiced crawl back of commission for early termination case. It is a penalty which the tenant has to absorb with termination. It is true for security deposit but I will prefer to u we it to offset any cost incurs for repair work. To date, this model works quite well for me on two cases which happens after finishing the first contract and at the start of second one-year contract.
The tenant finding a replacement is to save the forfeiture of security deposit or his agent find one to avoid the crawl in back of commission .
Didn't see your faces lately in Facebook .
One with diplomatic clause exercised as company ceased operation here.
The rest were contracts terminated, a reflection of economy here.
I have a friend, never check payment, the tenant disappear for eight months then realized.
Two cases from my friends, just dropped keys in envelop and disappeared.
Your friend very lucky, my colleague working in France for 4 years, rent out his HDB and pass his ATM, passbook, password to his daughter.
4 years later when he return to Singapore found his son-in-law having a good time withdrawing his rental income every month.
Your friend very lucky, my colleague working in France for 4 years, rent out his HDB and pass his ATM, passbook, password to his daughter.
4 years later when he return to Singapore found his son-in-law having a good time withdrawing his rental income every month.
This is what we call - 日防夜防家贼难防, literally
My retirement plan is to earn passive income tax. Did stocks now lately shift to overseas property investment
princess_morbucks
07-11-14, 09:12
Could you have asked your tenants to find a replacement of at least the same rent? I had similar situation two years ago but tenant had to find a replacement at the same rent otherwise he will continue to pay rent till the end of contract. The commission paid for agent will be prorated if tenant able to find before end of contract. I actually trusted him as he continues to pay for about 1.5 months although he is back home and I am holding on to his deposit.
Have a few questions :
If the tenant is able to find a replacement, who does the paper work?
The agent?
I would assume that the agent has to be paid to do the paper work?
Who pays the agent?
The landlord?
The original tenant has to pay the landlord the prorated agent fees paid to the agent?
Prepare to accept roughly 10% drop from market rate.
Is a 3 year lease at a sl lower rent better than a 1 year lease in today's environment of oversupply and falling rental? Have an offer of $2200 for 3 yrs and $2300 for 1 year. Already received the cheque and signed letter of intent for former but can still change our mind...They are awaiting TOP of their condo in 2017 that is why long corporate lease, thought it was a good deal as no diplomatic clause too as PR and own company...
My response within brackets.
Have a few questions :
If the tenant is able to find a replacement, who does the paper work?(When there is a termination of a one year contract, usually the existing landlord and tenant agents will proceed to look for new tenant as both have already received commission for the 1-yr contract.)
The agent? (If tenant finds the replacement himself/herself, it should be tenant's agent since he has already taken the commission for the extended 1-year lease that is being terminated. If tenant's agent find the new tenant, it is naturally his/her agent.)
I would assume that the agent has to be paid to do the paper work?(Not really as he/she has already paid.
Who pays the agent? (New tenant will pay for stamp fee and if the new tenant is going for a two year instead of the 1 year lease, the landlord will have to be the agent's commission for the additional 1 year lease.)
The landlord?
The original tenant has to pay the landlord the prorated agent fees paid to the agent?
Signing of the letter of intent and receipt of the cheque is already legally binding. Do onto to think one can back out. Good to have diplomatic clause. Have encountered one tenant who was on corporate lease as it was his own partnership company. Company did not well and break in partnership and became personal lease. Had a problem chasing after the rental after a while. Should still insist on diplomatic if you still can do it.
Is a 3 year lease at a sl lower rent better than a 1 year lease in today's environment of oversupply and falling rental? Have an offer of $2200 for 3 yrs and $2300 for 1 year. Already received the cheque and signed letter of intent for former but can still change our mind...They are awaiting TOP of their condo in 2017 that is why long corporate lease, thought it was a good deal as no diplomatic clause too as PR and own company...
Why is a diplomatic clause important? Thought it is meant to protect tenant more than landlord?
Sorry. You are right. Good for landlord not to have it.
Why is a diplomatic clause important? Thought it is meant to protect tenant more than landlord?
Sorry. You are right. Good for landlord not to have it.
Thx for clarifying...they would have to forfeit their 3 months security deposit if terminate early without a diplomatic clause...:)
City fringe development seems still quite good for rental. Just took over my unit this evening when my tenant terminate the lease early with 4 months of rental as penalty from tenant. Had several viewings since started marketing last week. There were mainly French, American, German, and Taiwanese for the last few days. Mainly professionals from hotel, finance, Technology, and google. Busy day tomorrow with 3 viewings from Europe, Nordic, and Hong Kong. They are from oil and gas, lawyer, etc..
Is a 3 year lease at a sl lower rent better than a 1 year lease in today's environment of oversupply and falling rental? Have an offer of $2200 for 3 yrs and $2300 for 1 year. Already received the cheque and signed letter of intent for former but can still change our mind...They are awaiting TOP of their condo in 2017 that is why long corporate lease, thought it was a good deal as no diplomatic clause too as PR and own company...
It has happened to me. You can ask for replacement or continue to pay until they find a new tenant at the same rent. I proposed the penalty of 4 months as company wants a clean closure ASAP.
Thx for clarifying...they would have to forfeit their 3 months security deposit if terminate early without a diplomatic clause...:)
City fringe development seems still quite good for rental. Just took over my unit this evening when my tenant terminate the lease early with 4 months of rental as penalty from tenant. Had several viewings since started marketing last week. There were mainly French, American, German, and Taiwanese for the last few days. Mainly professionals from hotel, finance, Technology, and google. Busy day tomorrow with 3 viewings from Europe, Nordic, and Hong Kong. They are from oil and gas, lawyer, etc..
Congrats...where is yr city fringe condo? How many bedder? Seems like a United Nations gathering of tenants...I was quite amused by the multiple nationalities too who saw my unit too, French, Indian, Japanese, Vietnamese...still wondering if I should have accepted the ABC doctor from UK sl higher offer of 1+1yr lease but 3 yr lease seems too good a deal in a tough market...
D7. Getting a right tenant is like striking a lottery.
Congrats...where is yr city fringe condo? How many bedder? Seems like a United Nations gathering of tenants...I was quite amused by the multiple nationalities too who saw my unit too, French, Indian, Japanese, Vietnamese...still wondering if I should have accepted the ABC doctor from UK sl higher offer of 1+1yr lease but 3 yr lease seems too good a deal in a tough market...
D7. Getting a right tenant is like striking a lottery.
Yeah, I agree...
Yeah, I agree...
So ur unit is a 2 room? renting 2.2k for 3 years? Tat is quite low for 2 room
Actually it is a 1 + small study but with a tiny living room so we did away with the glass wall that separates the study and living room to make a bigger living room or bedroom but tenants who viewed either want to sublet or dislike the fact that there is no living room if used as 2 bedder so we r trying to keep it as a 1 bedder now with big living room rather than a 2 bedder with no living room. Problemis 2nd cupboard already fabricated and ready for installation but awaiting tenant's decision about whether they want a cupboard in the living rm or not...hopefully we can make alternate arrangement for the cupboard to be installed in our existing house that we live in instead as the project manager keeps saying need to instal since fabricated...
It is only 452sq ft so more suitable as a 1 bedder...
Actually it is a 1 + small study but with a tiny living room so we did away with the glass wall that separates the study and living room to make a bigger living room or bedroom but tenants who viewed either want to sublet or dislike the fact that there is no living room if used as 2 bedder so we r trying to keep it as a 1 bedder now with big living room rather than a 2 bedder with no living room. Problemis 2nd cupboard already fabricated and ready for installation but awaiting tenant's decision about whether they want a cupboard in the living rm or not...hopefully we can make alternate arrangement for the cupboard to be installed in our existing house that we live in instead as the project manager keeps saying need to instal since fabricated...
It is only 452sq ft so more suitable as a 1 bedder...
I c, thanks for sharing....I understand your problems, tenants are always difficult to satisfy....may I ask for e.g. 2.3k rental , wat will be your rental yield, simple calculation, use net rental divide by purchase price x 100% ?
4.33% rental yield at $2300 as I bought quite ex at around $1400psf.
smellyfish
09-11-14, 17:33
At 452sf and they are still looking to sublet?! Are these humans or hobbits or dwarfs? But the investment decision of mummy seems decent
At 452sf and they are still looking to sublet?! Are these humans or hobbits or dwarfs? But the investment decision of mummy seems decent
Thanks....quite against subletting too...hubby asked for $3200 if they want to sublet...ha ha...
THE private residential leasing market has grown steadily weaker from the previous year in most districts of Singapore, with unpopular suburban locations the hardest hit.
And no reprieve is in sight as latest Q3 figures show non-landed private home rentals sliding another 1.1 per cent from Q2, led by the core central region.
From Q2 last year - when loan restrictions had not come into force - to Q2 this year, rents fell across all but seven of the 28 districts, with District 20 (Bishan, Ang Mo Kio) bucking the trend in a big way.
Condos and apartments in District 27 (Yishun and Sembawang) suffered the steepest rent decline of 10.6 per cent. Rents stayed flat in prime District 11 (Watten Estate, Novena, Thomson), as well as District 7 (Middle Road, Golden Mile) and District 12 (Balestier, Toa Payoh, Serangoon). Three others saw single-digit increases. Only District 20 (Bishan, Ang Mo Kio) deviated with a whopping 15.9 per cent jump in rental prices.
SLP International executive director Nicholas Mak noted that the number of rental transactions also shot up in Bishan and Ang Mo Kio by 138 per cent from 88 in Q2 last year, to 209 in Q2 this year.
DTZ South-east Asia regional head of research Lee Lay Keng said: "All things being equal, projects in mature housing estates could command higher rents, given their accessibility to public transport and other amenities, compared to newer and still-developing housing estates.
"This could explain why rents in the mature housing estates of Bishan and Ang Mo Kio saw double-digit growth, compared to rents in other housing estates such as Yishun and Sembawang."
But other reasons could also affect the numbers, such as the rejuvenation of Bishan Park, or the completion of the superbly located Centro Residences in Q1.
The many small and therefore investor-friendly units at Centro Residences with higher psf prices may also have skewed the estate's median rents. The condo recorded 107 lease transactions in Q1 and Q2 alone.
But new rental stock can cut both ways. When there is a supply glut with too many projects being completed around the same time, it could intensify competition for tenants.
This was the case in Yishun and Sembawang, where more than 1,000 units were completed between 2013 and H1 2014, explained Ms Lee. In contrast, no other major residential project was completed in District 20 between Q2 2013 and Q2 2014 besides the 329-unit Centro Residences.
For the next six to 12 months, the slowing inflow of foreigners into Singapore and consequent shrinking tenant pool, contrasted against a growing supply of completed condo units, is expected to continue to depress rents, especially in the suburbs.
"Between H2 and 2015 alone, close to 30,000 units are expected to be completed, substantially greater than the past two years' supply of 23,000 units. Of this, about 56 per cent will be in the suburban areas, and is thus likely to exert a further strain on rents as potential tenants will have greater bargaining power," said Ms Lee.
"The imminent supply glut could lead to a flight to quality, as some tenants will be able to move closer to the CBD for the same rental budget. The result is that the OCR (outside central region) residential landlords may get the short end of the stick," added Mr Mak.
The reverse was true before the global financial crisis - demand for rental homes was high amid a tight supply.
This was when corporations still defrayed much of expats' housing and other allowances. Part of their generosity had to do with wanting to incentivise their employees to relocate to Asia.
But such incentives became less relevant after the crisis, as "economic refugees" fled their recession-ravaged countries to Asian financial centres such as Singapore and Hong Kong that have weathered the crisis better.
As banks and corporations kept a tighter rein on purse strings post-crisis, they also began to realise that expat packages were no longer required to draw foreigners here. So these packages slowly went away, save for a small minority in C-suite roles, said Wesley Hui, director at headhunter firm WiseNet Asia.
Now, most expats are employed on local terms and simply given a lump-sum allowance to take care of their housing, transport, and children's education, he added.
Meanwhile, Singapore's continued tightening of foreign hiring is expected to further cut the number of tenants looking for a temporary home here.
It is true. I already had prospective tenants yesterday who currently staying in Waterina and dhoby ghaut viewing my place. One would like to live nearer city and yet have mrt within walking while the other wants a larger unit as his unit is too congested amongst concrete jungle.
Sounds true for me too. My prev tenant moved out from my D15 unit to a D10 unit (claiming he is paying similar rental), while my new tenant comes from D16. He works in CBP but prefers to stay nearer to town.
Some of the CCR MM units going for 2k plus now. How low can OCR MM units go to if there is indeed an oversupply?
OCR MM should be about 1/3 to 1/2 price of CCR MM...
Historically OCR price is about 1/3 price of CCR...
That is to say, if JGateway MM can transact at $1700 psf, then CCR MM should be worth $3400-$5100 psf..................
Some of the CCR MM units going for 2k plus now. How low can OCR MM units go to if there is indeed an oversupply?
Some of the CCR MM units going for 2k plus now. How low can OCR MM units go to if there is indeed an oversupply?
Wow, that is low...my agent says my unit if in CCR should rent for about $4000...but depends on their buying price and holding power, if really oversupply, maybe some will be content to just cover loan and outgoing expenses like property tax and maintenance...
OCR MM should be about 1/3 to 1/2 price of CCR MM...
Historically OCR price is about 1/3 price of CCR...
That is to say, if JGateway MM can transact at $1700 psf, then CCR MM should be worth $3400-$5100 psf..................
That will likely change with decentralisation of CBD as jobs are created outside of CCR like in JLD, Payar Lebar and Woodlands...many people who rent just want a short commute to their workplace...
Sounds true for me too. My prev tenant moved out from my D15 unit to a D10 unit (claiming he is paying similar rental), while my new tenant comes from D16. He works in CBP but prefers to stay nearer to town.
So, it looks like CCR rental is setting the price benchmark. RCR and OCR will be priced at a discount to CCR, like they should. So, if CCR rental falls, then rental of RCR and OCR will by definition fall. End of the day, all things being equal, expats will prefer to live in CCR because there is where most expats live anyway and the expat ecosystem is most developed in CCR, especially in D9 and D10.
You have to ask yourself: What kind of jobs are being created in JLD, PL, and Woodlands. How much can people who take up these jobs afford? MOST would be unable to afford a rental of >$3,000 pm right? (unless you are talking about subletting rooms - in which case your unit will be worn off beyond recognition in no time!)
That will likely change with decentralisation of CBD as jobs are created outside of CCR like in JLD, Payar Lebar and Woodlands...many people who rent just want a short commute to their workplace...
You have to ask yourself: What kind of jobs are being created in JLD, PL, and Woodlands. How much can people who take up these jobs afford? MOST would be unable to afford a rental of >$3,000 pm right? (unless you are talking about subletting rooms - in which case your unit will be worn off beyond recognition in no time!)
Actually depends on the how many people living in how big a space, if at a comfortable level like have spare rooms in my JB house, can sublet rather than have empty rooms...
This can be seen in the several recent viewings. Junior - Less senior expat will not be able to pay more than $4000/mth of rental or they have several dependents with them. Hence, they will stay put further away from CCR/Cityfringe. These are professionals in finance, legal, oil & gas, etc. Professions of lower paid professional in IT, manufacturing, etc and non-professional may have to make stay in OCR/hdb flats.
You have to ask yourself: What kind of jobs are being created in JLD, PL, and Woodlands. How much can people who take up these jobs afford? MOST would be unable to afford a rental of >$3,000 pm right? (unless you are talking about subletting rooms - in which case your unit will be worn off beyond recognition in no time!)
Subletting is not favourable to the landlord. Who pays when it comes to breakage? Who is responsible? It is better to deal with one person than multiple people. The other thing is the legality of the person staying in singapore.
Actually depends on the how many people living in how big a space, if at a comfortable level like have spare rooms in my JB house, can sublet rather than have empty rooms...
A friend of mine just rented Urbana for 6k a month.
A friend of mine just rented Urbana for 6k a month.
Your friend is the tenant or landlord? If the latter, do you know his rental yield?
Almost 1400sqft for $6000 is on the low side in river valley area. Your 452 sqft already fetching $2200. Your ROI should be better.
Your friend is the tenant or landlord? If the latter, do you know his rental yield?
Almost 1400sqft for $6000 is on the low side in river valley area. Your 452 sqft already fetching $2200. Your ROI should be better.
No wonder there was a MM craze and the government had to introduce measures to cool it...can rent out and also keep as a future retirement home...
princess_morbucks
12-11-14, 10:45
http://www.businesstimes.com.sg/real-estate/private-rental-prices-dip-09-month-on-month-in-oct-for-ninth-consecutive-decline
PRIVATE rental prices continued to fall in October, marking the ninth consecutive monthly decline in rental prices as rents dipped 0.9 per cent month on month, according to SRX Property.
Prices have decreased 5.1 per cent since January, SRX said in its flash report on the Non-landed Private Residential Price Index for Rentals. Meanwhile, rents were down 5.3 per cent year on year in October.
Non-landed private residential units in all three sectors (Core Central Region, Rest of Central Region and Outside Central Region) experienced declines in rent of 0.7 per cent, 1.1 per cent and 1.5 per cent respectively.
"The continued drop in rents is expected; as it is currently a tenants' market. Tenants have strong bargaining power as the current supply glut and declining expat demand are pushing down rents," said ERA Real Estate.
The report also showed that rental volumes had dropped slightly as some 3,208 non-landed private residential units were rented in October. This is down 1.3 per cent from September.
However, rental volumes in October were 11.8 per cent higher year on year.
"The downtrend for private property rents has also affected the HDB rental market; in particular the demand and rents for the larger flat types," noted ERA. "The competition for tenants from suburban private property owners that are lowering their rents for family-sized units to S$2,500 to S$3,500 a month are drawing tenants away from the HDB rental market."
ERA expects this trend to continue since some 60 per cent of newly completed private residential units are in suburban areas. However, the HDB rental market will continue to experience demand from tenants with monthly rental budgets of S$2,500 or lower.
princess_morbucks
12-11-14, 10:49
However, rental volumes in October were 11.8 per cent higher year on year.
Does it mean that instead of buying, more are renting to wait for prices to drop further?
If you think money in the Bank can grow than wait, otherwise better to buy (leverage).
These are trying times for landlords.
May the fittest survive till the next boom.
These are trying times for landlords.
May the fittest survive till the next boom.
Indeed. Just renewed with a new tenant but with 10% drop. Agreed to it because of the current market, and the new tenant starts the lease immediately after the old one.
Indeed. Just renewed with a new tenant but with 10% drop. Agreed to it because of the current market, and the new tenant starts the lease immediately after the old one.
In July, taking into account the mkt sentiment, I offered my tenant (who has been relatively trouble-free) a renewal at the same rent , and thankfully they bit. Saved me the hassle of looking for a new tenant .
In Sep, for my MM unit, I thought I'd just take a gamble (this is a whineier tenant) and raised the rent by a modest 5%. Again, luckily she said OK.
The frustrating part is, for myself, my landlord asked for a 40% increase in June! I bargained , but only managed to bring it down to a 25% increase.
In July, taking into account the mkt sentiment, I offered my tenant (who has been relatively trouble-free) a renewal at the same rent , and thankfully they bit. Saved me the hassle of looking for a new tenant .
In Sep, for my MM unit, I thought I'd just take a gamble (this is a whineier tenant) and raised the rent by a modest 5%. Again, luckily she said OK.
The frustrating part is, for myself, my landlord asked for a 40% increase in June! I bargained , but only managed to bring it down to a 25% increase.
Why did you not look for a new place?
My tenant just offered to renew mine, a 3 bedder in D10 at the same rental for another 2 years. Tenant has been renting from me for the last 2 years, hoping prices will drop then buy back. A good tenant and I'm a good land lord lol. Probably will accept his offer.
Your tenant so nice & good. My ang moh tenant bargain untill cannot shake my head any further..lol
I think if all prices come down, ccr should look attractive if tenant don't mind top up to have better location, amenities and nicer project.
My cityfringe 2 bedder condo apt just leased out after more than 15 viewings in the past 12 days. Besides those highlighted in my last email, they are Norwegian, Swedish, south Korean, Japanese, British, Hong Konger, Malaysian, Indian from UK, Russian, Italian, etc. Finally rented out to a lawyer from Europe today. I am expecting a much longer time to find the right tenant but manage to find a replacement within 3 weeks since the last tenant left. Will have 3months plus 1 week bonus from the last tenant given early termination of tenancy agreement. Have received several offers but they are only offering $4000 and some even one fully furnished. The rental market is not so bad yet in city fringe.
City fringe development seems still quite good for rental. Just took over my unit this evening when my tenant terminate the lease early with 4 months of rental as penalty from tenant. Had several viewings since started marketing last week. There were mainly French, American, German, and Taiwanese for the last few days. Mainly professionals from hotel, finance, Technology, and google. Busy day tomorrow with 3 viewings from Europe, Nordic, and Hong Kong. They are from oil and gas, lawyer, etc..
Good to know the rental is still holding, look like you are renting out without agent.
Cannot rent out on my own without an agent when one is having a full-time job. Maybe can do it when one retires. SB Owners should collectively accept higher rent and do not be desperate as there are lots of interested prospective tenants. $4000 is just too low for a 2-bedder partial furnished in city fringe area.
Good to know the rental is still holding, look like you are renting out without agent.
Cannot rent out on my own without an agent when one is having a full-time job. Maybe can do it when one retires. SB Owners should collectively accept higher rent and do not be desperate as there are lots of interested prospective tenants. $4000 is just too low for a 2-bedder partial furnished in city fringe area.
Hi, is your unit within walking distance to the mrt? Is a one year lease or 2 years? The rental market is still ok, tats good..
It is a 2-year lease. Just 5 min walk to mrt station.
Hi, is your unit within walking distance to the mrt? Is a one year lease or 2 years? The rental market is still ok, tats good..
It's still good deal. Saw many 2 bedders in city fringe area rented out in range of ~3.2-3.5k.
Cannot rent out on my own without an agent when one is having a full-time job. Maybe can do it when one retires. SB Owners should collectively accept higher rent and do not be desperate as there are lots of interested prospective tenants. $4000 is just too low for a 2-bedder partial furnished in city fringe area.
It is really blessing in disguise that my last tenant terminated the one year extended contract earlier. Now with a new tenant, it will tie through the challenging year of 2015 & 2016. Otherwise, the last tenant will complete the tenancy agreement in nov 2015.
My cityfringe 2 bedder condo apt just leased out after more than 15 viewings in the past 12 days. Besides those highlighted in my last email, they are Norwegian, Swedish, south Korean, Japanese, British, Hong Konger, Malaysian, Indian from UK, Russian, Italian, etc. Finally rented out to a lawyer from Europe today. I am expecting a much longer time to find the right tenant but manage to find a replacement within 3 weeks since the last tenant left. Will have 3months plus 1 week bonus from the last tenant given early termination of tenancy agreement. Have received several offers but they are only offering $4000 and some even one fully furnished. The rental market is not so bad yet in city fringe.
City Fringe is quite large. Where are you referring to? My development is in D7. Rental should be on the high $4000.
It's still good deal. Saw many 2 bedders in city fringe area rented out in range of ~3.2-3.5k.
The best way now is to secure a 2-years lease of tenant, after that the market should be better
City Fringe is quite large. Where are you referring to? My development is in D7. Rental should be on the high $4000.
Yeps, also depends on the sizes of the 2-bedders. There are relatively larger 2-bdrs in D15 (>1000sf) transacting at around 5k rental, while the much smaller ones transacting at 3.5K+ thereabouts.
City Fringe is quite large. Where are you referring to? My development is in D7. Rental should be on the high $4000.
2 room high 4$k at D7 should be considered very good.
Recently viewed numerous rental units. Quite surprised by some of the asking.
D7 city square residence, super convenient, just next to Csq mall, MRT and cinema, numerous 2room units asking below 4k with furnishing. many actual transacted prices 3.6-3.8k
D11, Lincoln suites just TOP, next to USq, super convenient, so many of the MM units asking 3k, some even offered full furnishings
D11, Glyndebourne, just TOP, super size 2 roomers >1000sq, they are asking<4k
same as for some of the newer D10 condos
do the visits to get the real sentiments
I have a new lease starting. My first time being a landlord.
Should I be present during the handover or remain anonymous?
Allthepies
24-11-14, 11:41
Altez like doing super well, studio/1bedder $3800 and above
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