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Thread: Property market sentiments 2010

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    Home buyers still flock to showrooms despite new property measures
    Joanne Chan and Lynda Hong
    Channel NewsAsia
    Saturday, 20 February 2010, 2005 hrs


    Visitors at Altez showroom

    New measures kicked in on Saturday to curb speculation in the property market.

    A Seller's Stamp Duty will be imposed on all residential properties bought on Saturday and sold within one year, while housing loans from financial institutions will be capped at 80% of property value.

    Are they taking the buzz out of the property market? Not yet - at least nöt for those who are büyïng for the long-term.

    It was business as usual at one property showroom on Saturday, as a steady stream of visitors checked out the units available.

    Sälës of units at the Altez condominium - located just opposite Tanjong Pagar MRT station - are mövïng fäst.

    One woman in her 30s snapped up 4 units - 2 to stay in and 2 to rent out.

    The condominium's developer said they could still sëll an ëntïrë flöör of units within än höür.

    Some home buyers said the reduction in the home loan limit did not make much of a difference.

    Home buyer Raphael Tan said: "The banks have been very strict, anyway. So I think we will still be on track for our financing."

    And those who are büyïng for the long-term are nöt wörrïëd about the new Seller's Stamp Duty.

    Doris Chia, another home buyer, said: "Although it's quite pricey now, I think this is a good location and for long-term investment."

    Analysts expect developers to launch more high-end properties in the first half of this year.

    These properties typically sell at S$2,000 psf and attract buyers and investors who are less price-sensitive.

    Donald Han, managing director of Cushman and Wakefield, said: "A lot of the hïgh-ënd investors are typically not bound by any limitation. They don't go for maximum loan-to-value ratio. In some cases, they just go for 40% to 50% of loan-to-value ratio. In some cases, they even buy on a cäsh basis."

    Analysts said the mood to buy wön't change much as the measures are meant to flüsh öüt spëcülätörs, who make up a small percentage of the market.

    Meanwhile, Senior Minister of State for National Development Grace Fu said that now is the time to introduce measures to control the private property market.

    She said the authorities have been studying the property market closely and that it is best to introduce the measures before the property bubble forms.

    "We would think that it may deter speculative buying and we want our investors to basically be on the more solid ground when they invest in properties. It should not deter genuine buyers who have the financial resources to hold the property."

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    降温措施刚推出 新公寓仍出现人潮
    吴慧敏 + 蔡慧玲
    早报星期天

    星期天, 21-2-2010


    Altez的示范单位昨天吸引了700多人前往参观,据说一天内卖出了大约10个单位,反应比前天预售时稍微好些。

    政府再为楼市降温,但是一些示范单位还是出现相当热闹的人潮。例如昨天第一天正式推出的丹戎巴葛摩天共管公寓——Altez,就吸引了700多人前往参观。

    消息透露,远东机构在昨天卖出大约10个Altez单位,反应比前天预售时稍微好些。据了解,其中5个单位(5 units)是由一名中年生意人(middle age businessman),以1000万($10 million)元扫下的(snapped up)。

    至于高文地铁站附近的D’Pavilion,记者在下午参观示范单位时,也不时有潜在买家走进来,现场大约有十多组买家。不过,一些已经推出较久、剩下单位不多的示范单位依旧门可罗雀,人潮跟上几个周末并没有明显差别。

    对于政府最新宣布的房地产降温措施,昨天受访的公众反应不一。

    陈忠财(39岁,汽车贸易业)刚刚与太太,以158万元($1.58 million)买下了一间Altez的两卧房单位(2-bedder)。他们看好丹戎巴葛一带的重新发展潜能,所以已做好心理准备,要持守五至十年(holding for 5 to 10 years)。在房贷方面,由于两人同时拥有好几个房地产,银行本来就不愿意借贷房价的超过80%,因此新条例对他们没作用

    我们也不想借这么多,这样比较安全,因为一旦经济受到震荡,借贷较少的话,比较容易应付。我们卖掉其中一间,还可以应付其他的房贷。”

    来自上海(Shanghai, China)的郑小姐,也称新措施对她没有影响。她刚刚以100余万元(around $1 million)买下一间Altez一卧房式单位(1-bedder)。她透露,在新加坡买过四间房子(bought 4),至今只卖过一间(sold 1),持守期介于五年至八年(holding period of 5 to 8 years)。她预备向银行贷款70%左右。

    参观者中也不乏只是来“探温”的人。

    45岁的梁先生(工程师)和太太说:“我们就是一直在等政府出手 ..... 我们已经看了很久的房子,但是价钱不断升高,起得太离谱了,今天看到新闻,政府果然出手了,所以就来看看。”

    据了解,发展商也没有因为前天的降温措施而仓促降价。Altez反而取消了预售时的优惠折扣(cancelled discount after government measures)。

    远东机构发言人说,Altez的成交价还是维持在每平方英尺1600元至2000元。

    这个62层楼高的摩天共管公寓,共有280个单位,至今已推出了140个单位(介于10楼至27楼),其中129个单位已经找到了买家。

    28岁的张先生(律师)昨天和友人一起到Altez参观,他们同样空手离开示范单位。“房子很漂亮,但是价格太高了,我负担不起。”

    他希望政府在星期一的预算案中,将单身人士组屋拥屋年龄限制降低至30岁,否则他还是只能买私人房屋。由于他是买房自住,所以新措施对他没有影响

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    Quote Originally Posted by Property_Owner, 20 February 2010 8.16 pm
    Yup, agree with you that market is now confirmed moving up, unless....something massive hit us...which is?

    for me dun care lah, just factor in e 3% to my selling price. There's more then 1 buyer out there.
    You don't normally sell within a year right? So the stamp duty shouldn't concern you.

    In fact, I believe the new measures are assurance to investors that weak-holding speculators will not undermine their investment. They can now confidently enter the market. Maybe that's why Altez units are being snapped up after discount being withdrawn. Investors feel safer to buy now.

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    Sometimes the more expensive an item goes, the more people are rushing to buy.

    New regulation? Helps? Perhaps it is another "generator" to PUSH SINGAPORE PROPERTY INTO A NEW "HIGH"



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    Buy Double bay residence for investment purpose in resale market in district 18 as prices are still relatively cheap and gd. Great investment potential due to upcoming singapore 4th university and changi business park.

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    New property rules: 'Nö effect on genuine buyers'
    Government considered other factors besides prices in acting to prevent bubble, says Grace Fu
    Jamie Ee WenWei
    The Sunday Times
    Sunday, 21 February 2010

    Büyërs with the fïnäncïäl mëäns to höld a property will nöt be affected by the two new measures that came into effect yesterday, Senior Minister of State for National Development Grace Fu said.

    She emphasised that the Government had acted to prevent a speculative bubble from forming.

    In closely monitoring the property situation, it did not just look at prices, she said yesterday.

    It also took into account a comprehensive range of indicators, including the volume of sub-sales and the 'churn' - also known as 'flipping' - in the market.

    Ms Fu's comments - made at the sidelines of a community event - came a day after the new measures were announced.

    From yesterday, any property sold within a year of its purchase will attract stamp duty of around 3%. This is on top of the stamp duty the prospective seller had earlier paid on the purchase.

    Home buyers will also have to fork out more of their own money to buy property. Lending institutions will now be allowed to lend only up to 80% of the value of the property, instead of 90%.

    Ms Fu said rising property prices were not the only reason that the Government decided to step in.

    'We don't really comment on property prices. But we look at a whole host of indicators ... So it's not just about pricing,' she said.

    Asked why the new rules had come hard on the heels of last September's market-cooling measures, Ms Fu said the Government had been monitoring the market very closely and felt 'it was the right thing to do for the moment'.

    'We would like to, in a way, make sure that there's no bubble formation and can do it before the bubble is being formed. We think it's a suitable time,' she said.

    Emphasising that the aim was to deter speculative behaviour, she said: 'We want öür ïnvëstörs to be on a more sölïd ground when they ïnvëst in property.'

    'It should not deter genuine buyers who have the financial resources to hold a property. So, to an extent, we think it'll hëlp maintain a hëälthy state of the market.'

    Last September, the Government removed the interest absorption scheme and interest-only housing loans - both of which removed or reduced regular instalment payments for uncompleted properties. It had also announced the resumption of confirmed-list land sales in the first half of this year.

    Asked if any financing restrictions on Housing Board loans were in the pipeline, Ms Fu said there were already stringent credit checks to curb speculation in public housing.

    'Plus the fact that HDB buyers who come to us for first-time loans, they are likely to live in the house that they buy,' she said.

    She added that the new rules were not meant to curb the rising cash-over-valuation (COV) sums.

    'COV happens when someone is prepared to pay a price above the valuation, so as long as a person has the means, then he will be willing to pay for the flat if he thinks it's worth it.'

    Meanwhile, home buyers yesterday continued to throng showflats across the island despite the new measures that had kicked in.

    Those whom The Sunday Times spoke to said the new rules will not affect them.

    Sales manager William Shie, who is in his 40s, welcomed the new rules.

    Mr Shie, who was at the 408-unit The Shore Residences showflat in Katong, said: 'It won't affect people like me who nëëd a house. I actually welcome the new ruling. The lower the maximum possible loan, the better, because it chases away speculators.'

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    Private property resale market may still rise
    The Sunday Times
    Sunday, 21 February 2010

    Prices of private property in the resale market could still head north despite the Government's measures to curb speculation, said industry players.

    The reason: People who held back hoping that prices would fall in the recession last year, but are now keen to enter, given the rebound in the market.

    Ngee Ann Polytechnic real estate lecturer Nicholas Mak said that based on caveats for last month, the resale market is showing strong volume.

    Statistics from the Urban Redevelopment Authority showed there were 3,353 resale transactions in the 4th quarter last year, compared to 5,798 in the 3rd quarter and 4,164 in the 2nd.

    Mr Mak added: 'With the economy picking up and greater job stability, people are buying as their sentiment has turned positive and there are expectations the market could pick up.'

    Said ERA agent David Lim: 'A lot of people reckon we are still probably at the foot of the mountain, and that they should go in now.'

    His average monthly transactions for private resale properties have gone up, from 3 or 4 last October to 5 or 6 in December and January.

    Buyers now face tighter rules to curb speculation.

    Lending institutions will now be allowed to lend only up to 80% of the value of the property, not 90%.

    Anyone who sells a property within a year of buying it must now foot stamp duty of around 3%.

    Still, those with deep pockets can still speculate but they may be less active, said ERA agent Eugene Ow.

    Mr Lim forsees another peak this year in terms of prices. He said: 'A large part of the investors with real money can still go in despite these measures.'

    Even if they need loans, they might not need the full 90% in the first place anyway, he added.

    Commenting on the new measures, Knight Frank property consultant Peter Ow said mid- to long-term buyers with a horizon of more than 2 to 3 years would not be discouraged.

    Also, the high-end and landed property segments should not be badly hit as people usually buy these for occupation, not speculation.

    Mr Peter Ow added: 'The upgrader market will be the one affected; these are the people moving up from HDB flats to condominiums. They're the ones who borrow to the maximum of 90%.'

    Mr Steven Tan, executive director of property firm OrangeTee, said most banks have already been discouraging clients from taking up 90% loans.

    He said: 'After the financial crisis, most banks tightened credit policies and put a much higher interest rate on those borrowing 90%.

    'So buyers are prepared to borrow less.'

    Another reason for prices possibly going up? The fear that more curbs will kick in.

    Mr Mak noted the Government has yet to apply all the meaures at its disposal to cool the market.

    'They could put in capital gains tax, or extend stamp duty from 1 year to maybe 2 years,' he said.

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    Ardmore Park unit sold for record project price
    $3,688 psf for premium tower view; luxury home prices nowhere near 2007 however
    Jessica Cheam
    The Straits Times
    Monday, 22 February 2010


    The 2,885 sqft Ardmore Park unit with the $10.64 million price tag boasts an unblocked panoramic view. -- Photo: BT File

    Prime property prices may still be a far cry from the record levels reached during the 2007 property boom, but one Orchard Road project recently achieved a new record price.

    The Straits Times understands that a 2,885 sqft apartment at Ardmore Park was sold last week for $10.64 million, or $3,688 psf - a record for the project.

    The previous record for the 330-unit freehold project was $10.1 million, or $3,501 psf for a unit, achieved in October 2007, according to caveats lodged.

    The home with the record-breaking price is on a high floor in a premium tower with an unblocked panoramic view, said property agent Daphne Tay of Sotheby's International Realty, who part-brokered the deal.

    A foreign buyer from North Asia forked out the record sum. The sellers were an Indonesian couple who were the original owners, said Ms Tay, who has been in the industry for over 15 years. Both buyer and seller declined to be interviewed.

    Property analysts said that the record deal was not unexpected, given that the luxury property segment is hotting up.

    Mr Joseph Tan, executive director of residential services at CB Richard Ellis, said that this year will be a year dominated by high-end properties.

    'Mass market homes, which drove the property boom last year, have reached their previous peak in terms of price, whereas the luxury market is still 20% below its peak,' he said. He also noted that foreign buyers, who left in droves in the wake of the 2008 financial crisis, have been returning to the Singapore property market.

    Based on caveats lodged, the number of foreign buyers rose from 1,498 in 2008 to 2,840 last year, he said.

    Compared to rival cities such as Hong Kong, Singapore prime properties are still cheaper and represent good investment value, Mr Tan added.

    According to a recent DTZ research report, foreigners accounted for 12% of total purchases of private homes in the 4th quarter last year, up from 10% in the previous quarter.

    In the 2nd half of last year, there was an increase in buyers from Britain, Korea and Australia, said the report.

    High-end property prices have been inching up in tandem with the global economic recovery.

    Late last year, 6 units at SC Global's luxury development, Seven Palms in Sentosa Cove, were sold at record prices of $11 million each, or $3,100 to $3,400 psf.

    However, luxury property prices are still nowhere near the dizzying heights achieved in 2007 when a 53rd storey 5,048 sqft private apartment in The Orchard Residences was sold for a record $5,600 psf, or $28.27 million.

    That was topped, in absolute terms, by a freehold apartment on the 19th storey of The Marq on Paterson Hill which sold for a whopping $31 million, but at a lower psf price of $5,100 psf.

    Ngee Ann Polytechnic real estate lecturer Nicholas Mak said that even though activity in high-end properties will pick up this year, prices this year are not likely to return to their 2007 peak.

    'This year is going to be a bit turbulent for the property market, especially after the recent government measures to cool the property market. Buyers should generally be quite cautious,' he said.

    The Government announced last Friday that it will introduce a sellers' stamp duty for those who resell a property within a year. It also reduced the maximum home loan amount a bank can lend a buyer from 90% to 80% of the property value.

    The new measures aim to pre-empt a property bubble from forming and to ensure a stable and sustainable property market.

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    Hong Kong Developer Sells 900 Apartments in One Weekend
    John Duce
    Bloomberg
    Hong Kong
    22 February 2010


    Yoho Midtown

    Sun Hung Kai Properties Ltd. sold 900 homes in Hong Kong for HK$4.2 billion (US$540 million) over the weekend amid crowds of thousands, fueling speculation the city’s housing market is overheating.

    The apartments at the Yoho Midtown apartment complex in Yuen Long sold for an average HK$5,400 psf, Amy Teo, project director at the world’s biggest property developer by market value, said in an interview. That compares with an average HK$3,000 psf for new homes in the area a year ago, according to Wong Leung-sing, an associate director at Centaline Property Agency Ltd.

    Hong Kong’s home prices surged 29% in 2009 as low interest rates and an increase in buying by mainland Chinese stoked demand. Norman Chan, chief executive of the Hong Kong Monetary Authority, told lawmakers Feb. 1 that the city faces a “huge” potential risk of bubbles forming in its asset markets given high liquidity. The city was the world’s fastest-growing major housing market last year, according to a survey compiled by real-estate agents Knight Frank LLP.

    “The property market in Hong Kong is still hot, especially for new properties,” said Ng Sinwa, an estate agent at Midland Realty who joined the crowds queuing to view the show homes. “People are still keen to buy.

    Crowds Attracted

    Some 120,000 prospective buyers have flocked to the show homes since Feb. 19, Teo said, speaking at the display properties set up in a shopping center near the apartment complex in the city’s northern New Territories. Sun Hung Kai increased the number of apartments on sale to 900 from 700 because of demand, she said. The building complex has a total of 1,890 homes, according to Teo.

    “I’m excited to buy, but I think it’s a little overpriced,” said Nelson Ma, 36, a worker at an export company who had just put down a deposit on a HK$3.4 million, 650 sqft, 2-bedroom apartment. “I think there is a bit of a bubble but I’m not too worried as I will be living in the apartment rather than buying it as an investment,” he said.

    Sun Hung Kai estimates about 80% of the purchasers intend to live in the apartments, with the remainder acquiring the properties as an investment, Sun Hung Kai spokeswoman Vivian Kwok said.

    About 40 units were immediately advertised for resale at asking prices of as much as 20% more than the original costs of purchase, the South China Morning Post newspaper reported, citing property agents.

    'Go Pop'

    Not all prospective buyers were sold on the properties available. “It’s so expensive,” Ivy Sze said, looking at the show homes on display. “It’s a bubble. We just don’t know whether prices will go up more, or just go ‘pop,’” she said. “We want somewhere to live so we just have to keep looking.”

    The number of private homes completed in Hong Kong last year fell 18% to 7,200 units, the lowest since 1997, the government said in a report Jan. 22.

    The city’s government is holding its first land auction of the year today in the Tseung Kwan O area to try to ease the shortage of supply, with price estimates for the site range from HK$2.6 billion to HK$3.4 billion.

    The city’s home sales continued to rise in January, more than doubling in value from a year earlier to HK$36.2 billion, according to figures released by the government’s land registry. Sales gained 4.1% last month from December, the agency said.

    The authority, Hong Kong’s de facto central bank, raised deposit levels for luxury apartments in October to try to cool lending. The government also plans to raise stamp duty, or transaction tax, on homes selling for more than HK$20 million to 4.5% from 3.75% in a bid to rein in the property market, the Chinese-language Sing Tao Daily said Feb. 11.

    'Still Affordable'

    “Government intervention could lead to higher interest rates, but I can’t see mortgages rates much above 2.5% this year, which is unlikely to deter some buyers,” said Buggle Lau, chief property analyst at Midland Holdings Ltd.

    Some buyers’ confidence that property values will rise is underpinned by the city’s economic recovery, Centaline’s Wong said.

    “There’s talk of maybe 2% growth in GDP this year and there’s a feeling that the economy is improving,” he said. “People seem able to spend more than ever before on property.”

    Prices may rise as much as 15% in the first quarter, Wong said. Hong Kong’s Chamber of Commerce forecasts the city’s economy may grow between 3% and 4% this year.

    Higher interest rates and more speculators moving into the market are among the risks that may lead to a decline in prices, or drive them to unrealistically high levels, according to Lau at Midland Holdings.

    “This could lead to a bubble in the property market,” he said. “But if a bubble means people are now paying prices for property they can’t afford, then we’re not in one,” he said. ‘Property is still affordable. People still seem confident in the market.’’

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    Quote Originally Posted by tanumy
    Buy Double bay residence for investment purpose in resale market in district 18 as prices are still relatively cheap and gd. Great investment potential due to upcoming singapore 4th university and changi business park.
    aren't u sick of promoting double bay!!!! if it is so good why don u snap up all unsold units? by the time u realise your so call "investment potential" u will be super rich!!!

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    Quote Originally Posted by Reporter
    The apartments at the Yoho Midtown apartment complex in Yuen Long sold for an average HK$5,400 psf, Amy Teo, project director at the world’s biggest property developer by market value, said in an interview. That compares with an average HK$3,000 psf for new homes in the area a year ago, according to Wong Leung-sing, an associate director at Centaline Property Agency Ltd.

    The fact this development is in Yuen Long makes the whole story even more crazy, it is hardly prime area and clearly show HK is already in "bubble" territory.

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    Don't sell home for a quick buck
    PM Lee warns Singaporeans of dangers in risking nest egg
    Alicia Wong
    TODAY
    Monday, 22 February 2010

    It is an appreciating asset that most Singaporeans have. And last night, Prime Minister Lee Hsien Loong urged Singaporeans to "take good care of this asset" - their home - when he warned them against using it to speculate in the property market.

    Speaking at the Teck Ghee Chinese New Year dinner, Mr Lee said: "It's for you to live in, for you as an investment, for you for your old age. Don't think of selling it prëmätürëly, or making a quick buck.

    "If you sell it, and you can't find a house to stay or you don't have a nest egg for your old age, that's big trouble."

    The Prime Minister was speaking on the Government's latest measures to cool down the property market through the introduction of additional stamp duty and cutting back on bank loans.

    "One of the things we have been watching has been the property market," said Mr Lee. "The prices have risen very sharply over the last 6 months."

    While a bubble has yet to appear, "the mood had been so exuberant that we were worried that people would be carried away and they will go beyond what is wise, and we will have a bubble on our hands", he stated.

    Mr Lee explained that having prices rise too sharply would result in the bubble bursting "at some point", but falling property prices would also cause problems for Singaporeans who own their homes.

    "We cannot control the property prices exactly," said Mr Lee, but the Government can try to guide it "in a broad way".

    He assured Singaporeans that the Government will ensure homes remain affordable.

    Even as Mr Lee highlighted the importance of having a home, he also had a second message for Singaporeans.

    If one has enough savings, one can pass on the flat to his children, said Mr Lee. "This means you must have children and grandchildren to inherit this house."

    But in spite of measures to boost Singapore's total fertility rate (TFR), it was at a "record low" last year at 1.23. The TFR for the Chinese population was 1.09. Each woman should have to 2.1 children, said Mr Lee.

    He cited the "amusing but also sad" example of China, where young people end up renting a boyfriend or girlfriend over the Internet to please their parents.

    Hoping this does not happen in Singapore, Mr Lee said family encouragement and support remain crucial to young people's decision to have children.

    "This is what family is all about - warmth, mutual support and carrying on the flame into the next generation." said Mr Lee. "Have a Tiger baby, add a new member to your family, and a new member to the Singapore family".

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    Quote Originally Posted by Reporter
    You don't normally sell within a year right? So the stamp duty shouldn't concern you.

    In fact, I believe the new measures are assurance to investors that weak-holding speculators will not undermine their investment. They can now confidently enter the market. Maybe that's why Altez units are being snapped up after discount being withdrawn. Investors feel safer to buy now.
    If I bought something and wanted to sell within a year when prices are good, I dun care about the SSD, just factor it into my profit. At most e buyer pay higher . There's always more then one buyer out there. Cheers

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    Quote Originally Posted by Snail
    The fact this development is in Yuen Long makes the whole story even more crazy, it is hardly prime area and clearly show HK is already in "bubble" territory.
    No... can eat wife biscuit (low por beng) fresh everyday.... nice...

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    but hk suburb at < S$1,000psf doesn't sound very bubble to me given that they usually transact at a big premium to singapore?

    Quote Originally Posted by Snail
    The fact this development is in Yuen Long makes the whole story even more crazy, it is hardly prime area and clearly show HK is already in "bubble" territory.

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    Quote Originally Posted by bargain hunter
    but hk suburb at < S$1,000psf doesn't sound very bubble to me given that they usually transact at a big premium to singapore?

    HKD6m for a 1000sqft apartment in the "suburbs" as you call it is very excessive. It really isn't what I call a suburb, stuck way out in the New Territories and you only needed to follow to the next sentance to understand why:


    That compares with an average HK$3,000 psf for new homes in the area a year ago, according to Wong Leung-sing, an associate director at Centaline Property Agency Ltd.

    A house of cards.

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    Quote Originally Posted by bigbird72, SkyscraperCity, 23 February 2010 10.56 am
    Faber’s fables
    CLSA
    23 Febraury 2010

    At the cataclysmically bearish "Fin de Kondratieff Cycle" gathering that was CLSA's Japan Forum 12 months ago, Marc Faber was the only commentator who concluded that equities were a buy. He argued then that not only was sentiment too acutely pessimistic but that the governments of the Spent World would inevitably attempt to supplant private credit contraction with public credit expansion. He was rïght, albeit two weeks early, and he still believes equities have further üpsïdë, with even those in America outperforming emerging-market stocks over the next 3-to-6 months.

    Boom and bust. Faber indignantly portrayed America as the root cause of the great global synchronised boom and its subsequent bust - as the American consumer gorged on a diet of imported durables and comestibles that left the world awash with an ever larger US trade imbalance - an imbalance that by early 2008 was annualising at over US$800bn. For Faber, America's overconsumption was irresponsibly spawned by a Fed that didn't notice that there was a bubble because, like the BoJ in the 1980s, it was looking at the wrong definition of inflation. In America’s case: core CPI, a measure that excludes food, energy and, perhaps most importantly, asset prices in its calculation.

    The “Greenspan put”. Faber identified America's latter policy mistakes as beginning with the bailout following the Russian debt crisis and the collapse of Long Term Capital Management in 1998. From then on, markets believed that there was a "Greenspan put" and the Fed's instant interest-rate response to the first sign of trouble, be it the attack on the Twin Towers or the bursting of the IT bubble, served only to reinforce that impression. Where there was a "Greenspan Put", now there's a "Bernanke Put" and Faber believes that the American authorities will just go on prïntïng mönëy until (if ever) private credit creation picks up.

    Addicted to debt. But like a drug addict that refuses to go cold turkey and needs ever larger fixes just to exist, so America will eventually lose its ability to fund its spending habits as confidence in the dollar collapses. Not only is America's debt dependence alarming, it’s also massively understated. Private- and public-sector debt are now equivalent to US$52tn or more than 370% of US GDP, but what this figure doesn't include is the huge unfunded pension and medicare liabilities that would push that ratio to well north of 600%. This is why the Fed has no option but to keep rätës on the flöör - otherwise the interest bill on US Treasuries, which Faber already believes will absorb a third of US tax receipts in 5 years time, will become unmanageable.

    Currency erosion. Needless to say America’s problems are not unique and as the values of the dollar together with the fïät cürrëncïës of the rest of the Spent World are relentlessly ërödëd, so the quantity of those fiat currencies needed to buy assets will rise. In other words, the world will see a resurgence of ïnflätïön in its most universal form.

    Buy something! Faber was, as usual, gratifyingly prescriptive and specific arguing that one should quickly ëxchängë one’s päpër currencies for: gold, property in emerging economies, equities in Asia (including Japan!) and commodities - not least oil, the increasing shortage of which will lead to a rise in international tensions. And he wouldn’t only ävöïd fïät currencies, but the sovereign debt that will debase them, a multiyear bear market in which he argues began on 18 December 2008 (when Treasury yields touched 208bps).

    Endless opportunities. For Faber, we are living in unique and fascinating times with the world at the early dawn of a new Kondratieff supercycle that will generate endless opportunities for investors but will eventually lead to hypërïnflätïön and ... war. I wouldn’t call that fascinating, I’d call it alarming.
    Is Dr Marc Faber that good?

    http://www.bloomberg.com/avp/avp.htm...Z5G2amwaGg.asf

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    MOM releases details on foreign worker levy changes
    By S Ramesh, Channel NewsAsia | Posted: 23 February 2010 1637 hrs


    Foreign workers in Singapore


    Special Report
    • Singapore Budget 2010

    SINGAPORE: The Ministry of Manpower (MOM) has released more details on the planned increases in S Pass and Work Permit worker levy rates announced in the 2010 Budget on Monday.

    MOM stressed that the foreign worker levy changes are being implemented gradually over the next three years to give businesses time to adjust.

    For those employing S Pass holders, their levies will gradually increase from S$100 to S$150 for the basic tier between July this year and July 2012.

    For the second tier of workers employed by the company, the levy will increase from S$120 in July 2010 to S$250 in July 2012.

    For the Work Permit category in the manufacturing sector, the levy for the basic tier of workers will rise from S$160 in July this year to S$200 per worker in July 2012. Those in the second tier category will see an increase from S$180 to S$300 between July 2010 and 2012.

    Meanwhile, the construction sector will see the biggest change. The ministry will be phasing out the unskilled Work Permit holders from 1 July 2011. Existing Work Permit holders would be reclassified as "basic skilled" only if they possess a Skills Evaluation Certificate.

    MOM will also introduce a "higher skilled" tier for Work Permit holders with the relevant experience and qualifications.

    The ministry, however, stressed that there will be no changes to levy rates on foreign domestic workers. There is also no change on the dependency ratios for the various industries.

    - CNA/ir

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    Quote Originally Posted by Property_Owner

    Meanwhile, the construction sector will see the biggest change. The ministry will be phasing out the unskilled Work Permit holders from 1 July 2011. Existing Work Permit holders would be reclassified as "basic skilled" only if they possess a Skills Evaluation Certificate.



    - CNA/ir

    This sentence is interesting.

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    Quote Originally Posted by mcmlxxvi
    No... can eat wife biscuit (low por beng) fresh everyday.... nice...
    imagine yishun or sembawang going at that price.

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    Quote Originally Posted by Property_Owner
    Quote Originally Posted by Property_Owner
    Meanwhile, the construction sector will see the biggest change. The ministry will be phasing out the unskilled Work Permit holders from 1 July 2011. Existing Work Permit holders would be reclassified as "basic skilled" only if they possess a Skills Evaluation Certificate.

    - CNA/ir
    This sentence is interesting.
    It is VERY INTERESTING!!!

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    Malaysians hog Singapore’s private property market
    Lee Wei Lian
    The Malaysian Insider
    Kuala Lumpur, Malaysia
    Monday, 22 February 2010


    Malaysians overtake Indonesians as top investors in Singapore's private property market.

    Over one quarter of private property sold to foreigners in Singapore last year were to Malaysians. This makes Malaysia the top source of foreign investors for private property in the island republic, overtaking Indonesia which held the top spot between 2004 and 2007.

    According to a report by real estate services group DTZ in Singapore, Malaysia’s share of 27% of total transactions compares with about 20% for Indonesia. However, it is down sharply from about 40% from 2000 to 2002 as the number of transactions from China and India have increased rapidly.

    India and China collectively made up about 5% of total private transactions in Singapore ten years ago but now make up over 20%.

    16% of homes worth above S$1.5 million (RM3.6 million) were sold to foreigners, making this the most popular segment.

    The top 3 properties most favoured by foreigners are The Interlace, Cyan and Carribean at Keppel Bay which saw between 12% and 25% of the transactions made by non-Singaporeans.

    DTZ said that Singapore’s growing role as an Asian hub is likely to draw in more investors from overseas, therefore making greater price appreciation in the higher-end segment but added that price rises could be capped by government intervention.

    “Runaway increase in prices like in 2007 is however not likely as concerns like weak consumer demand in both the US and Europe, along with credit tightening in China and possible government intervention to cool the market remain,” said DTZ.

    Interest in foreign properties has surged among Malaysians thanks to favourable investment conditions at the destination countries, coupled with uncertainties on the domestic front.

    Apart from Singapore, Malaysians have also been investing in many high-end condominium projects in London and Australia.

    The Australian Trade Commission says Malaysians invested about A$4.9 billion (RM15.3 billion) in Australian property in 2008.

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    Perhaps "jlrx" and "Reporter" have underestimated the presence of 马来西亚炒房团. Boleh!

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    Tender for Ten Mile Junction site attracts 8 bids
    Wong Siew Ying
    Channel NewsAsia
    Tuesday, 23 February 2010, 1914 hrs



    The tender for a commercial-residential site at Ten Mile Junction in Choa Chu Kang has attracted 8 bids.

    The 1.56-hectare site is the first to be launched for tender this year under the Confirmed List of the government land sales programme.

    The top bid of nearly S$164 million came from Dollar Land Singapore, a subsidiary of Lucky Realty Company.

    This translates to a tendered sale price of some S$4,700 psm of gross floor area. And it is higher than market expectation of between S$135 million and S$150 million.

    CEL Development, a subsidiary of Chip Eng Seng Corporation, put in the second highest bid at about S$148 million, followed by Sim Lian Land at about S$139 million.

    The remaining bids for the site at the junction of Choa Chu Kang Road and Woodlands Road ranged from S$71 million to S$126 million.

    The award of the tender will be announced at a later date pending evaluation of the bids.

    In 2008, the government rejected the top bid of S$61 million for the same site as it was too low.

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    Quote Originally Posted by Reporter
    Perhaps "jlrx" and "Reporter" have underestimated the presence of 马来西亚炒房团. Boleh!
    The Malaysians 马来西亚炒房团 had been around for some time so their number and strength have already been factored into the property equation in Singapore.

    Similarly for the Indonesians, who have supported the $3,000 psf condos at Orchard Road; and the Indian NRIs who propped up the East Coast from landed houses in Goodman Road to condos in Meyer Road.

    What had not been factored fully yet into the equation here is the Chinese Property Liberation Army 中国买楼大军.

    I think they are the only Army in the world with the firepower to send prices here above $10,000 psf, like what they had done in Hong Kong.

    They have already fired a few test shots, but I feel more is yet to come.

    The largest involved a completed bungalow at Ocean Drive which changed hands in the secondary market in October. The $30 million sale price works out to $1,753 per square foot, based on a land area of 17,115 square feet.

    BT understands that the bungalow was purchased by two Chinese citizens who are also Singapore permanent residents. The seller is a locally incorporated company.
    The Straits Times understands that a 2,885 sqft apartment at Ardmore Park was sold last week for $10.64 million, or $3,688 psf - a record for the project.

    A foreign buyer from North Asia forked out the record sum. The sellers were an Indonesian couple who were the original owners, said Ms Tay, who has been in the industry for over 15 years. Both buyer and seller declined to be interviewed.

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    Quote Originally Posted by jlrx, 23 February 2010 11.37 pm
    The Malaysians 马来西亚炒房团 had been around for some time so their number and strength have already been factored into the property equation in Singapore.

    Similarly for the Indonesians, who have supported the $3,000 psf condos at Orchard Road; and the Indian NRIs who propped up the East Coast from landed houses in Goodman Road to condos in Meyer Road.

    What had not been factored fully yet into the equation here is the Chinese Property Liberation Army 中国买楼大军.

    I think they are the only Army in the world with the firepower to send prices here above $10,000 psf, like what they had done in Hong Kong.

    They have already fired a few test shots, but I feel more is yet to come.
    Perhap China's PLA (Property Liberation Army) (中国买楼大军) have indeed arrived?
    Quote Originally Posted by kamomo, Channel NewsAsia Forum, 23 February 2010 11.03 pm
    Happen to walk into the Altez showflat. Guess what? Most are PRCs viewing and they were saying they have unlimited budget and can hold and flip after one year. The Far East staff can't be bothered to "entertain" Singaporeans but the PRCs were treated like God. Looks like Singaporeans are becoming second class citizens indeed. Tanjong Pagar will become another Chinatown very soon Rich PRCs huat ah! In future, Singaporeans will be slaves to these rich PRCs who love to flaunt their wealth.
    Quote Originally Posted by Minority, SkyscraperCity-Altez, 22 February 2010 9.54 pm
    Quote Originally Posted by freelance, SkyscraperCity-Altez, 22 February 2010 8.33 pm
    I visited today. Very turned off by Far East sales talk. Can tell so many blatant lies.

    ..........
    ..........

    But I must admit I feel the energy of the China buyers. Ran into one friend who told me it is shocking how many of them are sniffing around Singapore and no budget constraint. If this is the wave of the future then I may delay selling for a bit longer.
    This is FEO. I realized the deco and materials are alot from of reused. the concealed aircon I have seen it in the shore and silbersea. The bath room materials look similar as wat I saw in the floridian... So much for exculsiveness

    Anyway abt the China buyers.. walked in saw a few at the table and counters. Seems like a they have arrived. Saw a couple asking when they can have the top floor. and questioning the FEO guy why cannot release the top floors.

    I guess the FEO agents are less interest to serve singaporean after that.. the Big fishes are swiming in.

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    Quote Originally Posted by Reporter
    Perhap China's PLA (Property Liberation Army) (中国买楼大军) have indeed arrived?
    The armoured columns and main batteships have not arrived yet.

    What you mention above is just the advance party.

    13–15 February 1942

    The main Japanese invasion force, an amphibious assault fleet under Vice-Admiral Jisaburo Ozawa of the Imperial Japanese Navy (IJN), was on its way from Cam Ranh Bay in French Indochina.

    A small advance party set out eight transports escorted by the cruiser Sendai and four destroyers.

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    Ten Mile Junction Site
    Bid 2 years ago: $61 million
    Top bid now: $164 million
    Suburban plot draws 8 bids with Far East unit submitting top offer
    Joyce Teo
    The Straits Times
    Wednesday, 24 February 2010


    Photo: URA

    In a striking sign of how the property sector has rebounded, a site that failed to sell 2 years ago when it attracted an offer of just $61 million has now received a bid of $164 million in a new tender.

    8 developers placed bids for the suburban plot that can accommodate residential and commercial development.

    The top offers for the site at the junction of Choa Chu Kang and Woodlands roads were all in a fairly tight range, with Far East Organization's Dollar Land Singapore on top with a bid that beat market expectations.

    It offered nearly $164 million, or $436.65 psf of gross floor area, about 10% more than the $148.28 million or $394.80 psf offered by 2nd-placed Chip Eng Seng's CEL Development.

    Sim Lian Land was next with $138.89 million or $369.79 psf.

    Other bidders included a joint venture between Frasers Centrepoint and NTUC FairPrice Cooperative, and Soilbuild Group Holdings, which came in last with a bid of just $71.23 million.

    CBRE Research had expected bids to range from $135 million to $150 million.

    The $164 million bid could reflect a price of $50 million to $70 million for the commercial podium, with the developer possibly selling the apartments for around $700 psf to $800 psf, consultants said.

    In April 2008, the site attracted just two bids of $61 million and $45.68 million when its sale tender closed. The bids were rejected as being too low.

    The site, to be co-located with the Ten Mile Junction LRT station on the third storey of the podium block, will be near the future Bukit Panjang MRT station, part of the future Downtown Line 2 and due for completion by 2015.

    Property consultants said the results showed that demand for land was still fairly strong, particularly coming after the Government's recent measures to pre-empt a property bubble.

    The Government has imposed a duty on sellers who offload property within a year of purchase, and lowered the maximum loan-to-value amount buyers can borrow from 90% to 80%.

    Knight Frank chairman Tan Tiong Cheng said: 'The top 3 bidders are the more experienced players familiar with the suburban market.

    'Their bids suggest they would think the recent measures would not affect prices in the longer term.'

    With fewer sources of private land, developers are chasing government sites as they need to replenish land banks, said Colliers International executive director (investment sales) Ho Eng Joo.

    He said the cooling measures will affect the sales market more than developers' demand for land.

    In the short term, some potential buyers will want to wait and see if prices will fall, experts said.

    But those who are already planning to buy will likely go ahead.

    Ms Christina Sim, Cushman and Wakefield's director of investment and capital markets, said the 1-year timeline for the seller's duty is relatively short and unlikely to affect the market much.

    Still, an analyst who declined to be named said: 'The latest announcement begs the question - what conditions would qualify as a stable market? If transactions are above 1,000 units a month, that's probably a warning sign.'
    Attached Files Attached Files

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    Be interested to see what Far East will do to the facade of Ten Mile Junction. Expect all the existing tenants to close shop and move on by end October. At the bid price, I doubt Far East will price it below $850psf.

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    i wonder wat will happen to cost of living in Singapore if Far East get all the land tenders at exorbitant prices!!!??? Very soon whole of Singapore will be above 1000psf...

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