This is a research done by UBS. Is a bubble forming in Singapore property? How is Singapore property prices as compared with other countries.
global-real-estate-bubble-index-2018
Friday, September 28, 2018
Is Singapore property affordable compare with Yr 2008
This is a interesting research done by UBS, comparing Singapore in Yr 2018 with Yr 2008.
See the chart below:
See the chart below:
Thursday, September 27, 2018
Will Singapore property crash in the near future?
I was talking to my neighbour yesterday and was surprised that he rented a unit in my block, his reason was simple, he doesnt want to own any property now, he wants to keep his cash for now and wait for the right time to buy when the propery crash.
His observation was that the property market now has gone crazy and out of sync with the current economy.
So the million dollar question is ' Will the property market crash'?
I am not a economist so i cant answer this question. But i learnt a few valuable information from Propnex, and extract some information from the website and let readers decide.
1) Year 2018 saw the 1st cooling measure from the government. This was the first cooling measure after 5 years, the last was the TDSR in Yr 2013. Will this one cooling measure going to stop the property market from moving up?
2) Due to the limited land bids from the government, developers have been buying old properties for the past 3 years starting from Yr 2016. The aggressive enbloc saw a lot of enbloc owners flooding into the market to searching for new houses.
3) Propery market is a cycle. After several years of downturn, in Yr 2006, it began 2 years of up swing of 102%, before the down cycle kicks in. In year 2008, there was a drop of 34% until Yr 2009.
In Yr 2009 onwards, it started a 5 years long cycle of uptrend which saw property market move up a staggering 91%. And this was the start of the 7 cooling measures from the government in an attempt to slow the market from continuing to move up further. Their program works after they introduce TDSR, and market drop by 18% from 2015 to 2016.
We are now in the 4Q of 2018, and we only witness the start of the uptrend. So how many more years will this market moves up before it drops again?
Conclusion
What i am trying to bring across is that this government had learned from the 1997 Asia crisis and the cooling measures is an attempt to minimise the damage as little as possible. They are discouraging buyers to over commit themselves financially, and only to buy within their means.
Even if property buyers are caught in property crash, they can still hold on to their property until the next upturn.
https://stackedhomes.com/blog/singapore-property-market-crash/
His observation was that the property market now has gone crazy and out of sync with the current economy.
So the million dollar question is ' Will the property market crash'?
I am not a economist so i cant answer this question. But i learnt a few valuable information from Propnex, and extract some information from the website and let readers decide.
1) Year 2018 saw the 1st cooling measure from the government. This was the first cooling measure after 5 years, the last was the TDSR in Yr 2013. Will this one cooling measure going to stop the property market from moving up?
2) Due to the limited land bids from the government, developers have been buying old properties for the past 3 years starting from Yr 2016. The aggressive enbloc saw a lot of enbloc owners flooding into the market to searching for new houses.
3) Propery market is a cycle. After several years of downturn, in Yr 2006, it began 2 years of up swing of 102%, before the down cycle kicks in. In year 2008, there was a drop of 34% until Yr 2009.
In Yr 2009 onwards, it started a 5 years long cycle of uptrend which saw property market move up a staggering 91%. And this was the start of the 7 cooling measures from the government in an attempt to slow the market from continuing to move up further. Their program works after they introduce TDSR, and market drop by 18% from 2015 to 2016.
We are now in the 4Q of 2018, and we only witness the start of the uptrend. So how many more years will this market moves up before it drops again?
Conclusion
What i am trying to bring across is that this government had learned from the 1997 Asia crisis and the cooling measures is an attempt to minimise the damage as little as possible. They are discouraging buyers to over commit themselves financially, and only to buy within their means.
Even if property buyers are caught in property crash, they can still hold on to their property until the next upturn.
https://stackedhomes.com/blog/singapore-property-market-crash/
Monday, September 24, 2018
Hong Kong property market 2018
If you say Singapore property are too expensive, think about it..
In HK, the median price of homes has been rising for 26 consecutive months, with no sign of slowing down.
A 27-year-old, 147 sq ft unit at Fung Tak Estate in Wong Tai Sin changed hands for HK$2.78 million.
What does that mean, in Singapore with limited land space, a good and stable political environment, and cooling measures to prevent sudden surge in prices, I believe Singapore property will continue to appreciate at a slow and gradual pace..
Thursday, September 20, 2018
Wednesday, September 19, 2018
Gross Plot Ratio
So what about Gross Plot Ratio (GPR)?
So the maximum level of residential development is bounded by the GPR control specified in the Master Plan. There are times when the full potential of the GPR may not be achieveable due to limitations imposed by the site configuration and other factors that affect the site.
As a general guide:
| Density | GPR |
|---|---|
| Very High Density | >2.8 |
| High Density | up to 2.8 |
| Medium High Density | up to 2.1 |
| Medium Density | up to 1.6 |
| Low Density | up to 1.4 |
GPR will also determine the height of the building, this can be show in the table below.
| GPR | Storey |
|---|---|
| 1.4 | 5 |
| 1.6 | 12 |
| 2.1 | 24 |
| 2.8 | 36 |
| >2.8 | >36 |
What is Gross Floor Area (GFA) and how does it relate to GPR?
For example, if a developer is determining the potential value of a piece of land with a GPR of 2.8 and a land size of 100,000 square feet. The GFA is simply 2.8 * 100,000 = 280,000 gross floor area. So the higher the number, the more units that can be built on that piece of land.
Monday, September 17, 2018
Private home sales down 64% in August 2018
Latest data shows that in the month of August developers only sold 616 units, compare to 1724 units sold in July.
The low sales is likely to be attributed by the new property cooling measures, and likely due to the Hungry Ghost festival.
Will these trend continues? Call me to find out more
Caleb SEETO
Watsapp : 90074191
Wechat : SMS_72
The low sales is likely to be attributed by the new property cooling measures, and likely due to the Hungry Ghost festival.
Will these trend continues? Call me to find out more
Caleb SEETO
Watsapp : 90074191
Wechat : SMS_72
Sunday, September 16, 2018
MAYFAIR GARDEN
Mayfair Garden is a new high-end private condominium launched in 2018 along Bukit Timah road.
Do note that there isn't any new condominium launched for the past few years.
From the chart below, you can see that base on condominiums that are leasehold, all are TOP before 2010. And prices for these condominiums have all went up.
https://drive.google.com/open?id=17sVdmq8SAG-xNeK2A9GGgmlrYjj1jXlz
At S$1805 psf, it is a good buy for a new condominium that is located at D21.
With 215 units the development takes its inspiration from the posh Mayfair district in the city of Westminster, London.
The site sits among low landed property, according unobstructed views of the nearby natural asset, Bukit Timah Reserve. It’s also next to the Rail Corridor, a unique green feature preserved for its extraordinary habitat, slated for more projects to bring heritage, culture and recreation into its stretch.
The land price was purchased at $1244 psf, with a breakeven estimate of $1762 psf, with the launched price of $1808 psf, it is a great deal for home buyers and investors. The risk of buying into this project is much lower.
Do note that there isn't any new condominium launched for the past few years.
From the chart below, you can see that base on condominiums that are leasehold, all are TOP before 2010. And prices for these condominiums have all went up.
https://drive.google.com/open?id=17sVdmq8SAG-xNeK2A9GGgmlrYjj1jXlz
At S$1805 psf, it is a good buy for a new condominium that is located at D21.
The site sits among low landed property, according unobstructed views of the nearby natural asset, Bukit Timah Reserve. It’s also next to the Rail Corridor, a unique green feature preserved for its extraordinary habitat, slated for more projects to bring heritage, culture and recreation into its stretch.
The land price was purchased at $1244 psf, with a breakeven estimate of $1762 psf, with the launched price of $1808 psf, it is a great deal for home buyers and investors. The risk of buying into this project is much lower.
To have a better picture, take the 99-year leasehold site in Fourth Avenue as an example. It was purchased for $1,540 psf in December 2017. Their estimate breakeven is likely to be above $2000psf.
Similarly, the freehold en bloc sites of Crystal Tower and City Tower were acquired for $1,840 psf ppr and $1,847 psf ppr respectively. The freehold Dunearn Garden and Royalville also changed hands for $1,914 psf ppr and $1,960 psf ppr respectively.
Location
Situated at a mere 5 minutes walk to King Albert Park Mrt station, Mayfair Gardens is also next to some cosy surroundings, along with a number of of grocery and shopping centers nearby. The prestigious Bukit Timah precinct draws artisanal eateries along its many smaller roads, but also includes delicious local eats opposite Beauty World Centre.
Notable education institutions in the vicinity include Hwa Chong Institution, Nanyang Girls’ High School and Ngee Ann Polytechnic. What’s more, Pei Hwa Presbyterian Primary School and Methodist Girls’ School are within 1km to Mayfair Gardens.
Mayfair Gardens is expected to be completed by end-2024. It is one of two projects to be built on the former Mayfair Gardens en bloc site. The other is the 171-unit Mayfair Modern.
Dont miss this opportunity to buy a property with potential upside.
Caleb Seeto
email: sanpptyhunter@gmail.com
watsapp: 90074191
wechat: SMS_72
Saturday, September 15, 2018
Land Prices in year 2018
Land Prices are going up, so for those hunting for houses don't expect the prices to go down unless there is a major economic crisis.
Read more at https://www.channelnewsasia.com/news/singapore/ec-site-at-anchorvale-crescent-gets-7-bids-with-the-highest-at-s-10722140
Take for example the new site tender at Anchorvale for EC, developer now has to pay $576 psf,, this is a 20% increase for the previous tender price for Canberra site for $558 psf.
Based on the top bid, Colliers International estimates that the EC will have a break-even price of S$900-950 psf ppr and an average selling price of S$1,100 psf.
If an EC at OCR has to sell at $1100psf, what will be rhe prices for RCR and CCR?
For more information on property related matters please mall me
Caleb seeto
Propnex
Email : sanpptyhunter@gmail.com
Watsapp : 90074191
Wechat : SMS_72
Read more at https://www.channelnewsasia.com/news/singapore/ec-site-at-anchorvale-crescent-gets-7-bids-with-the-highest-at-s-10722140
Friday, September 14, 2018
Real Estate Agent
I joined real estate in late 2016 with Edmund Tie and achieved best rookie award on the first year into this industry.
In Feb of 2018, I make a bold move to join Propnex to further my knowledge and to sharpen my skills.
This was one of the wisest decision I made to date. In Propnex I learn some of the most basic yet efficient skills. Now I am more confident now when doing presentations to my clients
There are some useful information about current Singapore properties in my blog, from market trends, latest government policies, new launches etc,,,
Of course, the best is still talk to a property agent, although you may find it unnecessary, but trust me, property agents are there to help ( of course I am referring to those ethical ones) and they have insight information that buyers do not have. They are able to guide you to look at the property market from a different angle and help you to make the more accurate decision.
As a buyer, if you depend on analysts or newspapers you may not have a wholesome information to assist you in make the right choice, and worst you may miss the opportunity to buy into assets that are still below market price.
email: sanpptyhunter@gmail.com
watsapp: 90074191
wechat: SMS_72
In Feb of 2018, I make a bold move to join Propnex to further my knowledge and to sharpen my skills.
This was one of the wisest decision I made to date. In Propnex I learn some of the most basic yet efficient skills. Now I am more confident now when doing presentations to my clients
Of course, the best is still talk to a property agent, although you may find it unnecessary, but trust me, property agents are there to help ( of course I am referring to those ethical ones) and they have insight information that buyers do not have. They are able to guide you to look at the property market from a different angle and help you to make the more accurate decision.
As a buyer, if you depend on analysts or newspapers you may not have a wholesome information to assist you in make the right choice, and worst you may miss the opportunity to buy into assets that are still below market price.
email: sanpptyhunter@gmail.com
watsapp: 90074191
wechat: SMS_72
Thursday, September 13, 2018
ABOUT MYSELF
Hello Everyone, thanks for visiting my blog.
My name is Caleb Seeto from Propnex Singapore, currently the biggest estate agency in Singapore and was recently listed in SGX.
There is nothing special about me, I am just another ordinary guy doing my part to contribute to the economy of Singapore.
I am married to my lovely wife and have 3 beautiful kids.
You can contact me at the following:
email: sanpptyhunter@gmail.com
watsapp: 90074191
wechat: SMS_72
My name is Caleb Seeto from Propnex Singapore, currently the biggest estate agency in Singapore and was recently listed in SGX.
There is nothing special about me, I am just another ordinary guy doing my part to contribute to the economy of Singapore.
I am married to my lovely wife and have 3 beautiful kids.
You can contact me at the following:
email: sanpptyhunter@gmail.com
watsapp: 90074191
wechat: SMS_72