Limited Supplies of 1 Bedroom ( New Launches) in CCR

There aren't many 1 bedrooms launched in recent years for those new condominiums in CCR. Among those that launched within the past 2 years, only 5 have 1 bedrooms and they are8 St Thomas, Loydl 65, 8 Hullet, Marina One and Wallich Residences.

8 St Thomas is the cheapest at $1.46mil, but the location is quite a distance from the MRT.

The 2nd cheapest is MarinaOne, selling at $1.7mil, but this project is a 99yrs leasehold.

The next is 8 Hullet at $1.77mil.

And both Lyold65 and Wallich Residences are all above $2mil.

That makes 3 Cuscaden price for 1 Bedroom very attractive, in terms of entry prices and location of the condominium.

With the limited supplies for 1 bedroom, and demand for these sizes are usually very strong, do not miss the opportunity to own one of the luxurious yet affordable unit in CCR.

Is $4000psf at CCR going to come in the future?

Currently the new launch at 3 Cuscaden is going at $3500 psf, as supply is usually limited in CCR and demand is quite stable, will we see the price touch $4000psf?

120 Grange saw many units transacted at above $3000psf, 

Former Park House was purchased by Hong Kong listed company at $2900psf, they will need to sell between $3700 to $3900 psf to break even..

So will the future development in CCR sells at above $4000psf as the new acceptable entry price?

URA changes floor size outside of CCR

The recent announcement from URA in regarding smaller shoebox units, namely the 1Br and 2br, is worth to ponder upon.

Why does URA suddenly came up wirh a regulation to have the developers increase the floor sizes from 70sqm to 85sqm and 100 sqm? That is an increase of around 21% and 42% respectively 

Let us take a step back and look at the whole picture. 2 points to highlight,

1. Singapore family sizes are shrinking, parents do not want to have  more children now 

2. We are fast becoming a aged society 

How do we interpret this? It means the demand for smaller units will remain stronger than before, and with limited supplies what will happen? Prices will go up..

But will increase in floor sizes lower the psf?

Put it this way, if demand for smaller sizes increase will developees drop the price? 

Another Important impact to this new regulation is the quantum of the small size units.

This will means the quantum for this type of units will increase, and you will find you need to fork out more out front to buy such units.

Will there be more cooling measures in the coming months?

Prices for private new launches is also going up. Tre ver will increase their prices after 15 Oct.

It will take a few more cooling measures before the prices dip. 

https://www.todayonline.com/singapore/spore-home-prices-rise-despite-cooling-measures-says-morgan-stanley

Interesting article for those who wants to know more about CPF 

https://news.nestia.com/detail_share/336942?media_type=1&nestiaShareChannel=whatsapp#

Why should you buy new launches?

I have come across a lot of young couples asking me to help them look for resale HDB, I often asked them why resale HDB? Their most common answers are usually,

1) cos is big and cheap 

2) they can't afford private condominium 

3) they wan to stay near parents

But are those reasons important factors or crtierias when buying a houee? 

The questions I like to ask is ' how much do you think your house can sell in 5 years times?
or ' Can you make a profit in 5 years time?'

Usually when I calculate for them they can afford either a 1 bedroom or a 2 bedroom new launch condominium, why do i suggest them to consider new launches?
The units are smaller in size, but if i tell you you can potentially earn S$200k in 5 years time, will you be interested?

I am not plucking numbers from the air, because it was happening now. statistically it was proven that within 5 years after TOP, a brand new unit can earn the buyers the most profit. 

Can a resale HDB sell with  such good profit with all the uncertainty about hdb reaching 99 years old? Think about that...

Call me to find out more before you consider buying a resale HDB 

Caleb seeto 

90074191 

PARC ESTA REVIEW

PARC ESTA

UBS GLOBAL BUBBLE INDEX

For those who says Singapore property is facing a bubble, read this article first..Singapore has a fair value of 0.44, which means we are not facing a burst anytime soon..comparing this with Hong Kong, which is having an index of 2.33..

CLICK ME:

UBS GLOBAL BUBBLE INDEX

3 ORCHARD BY THE PARK

QUICK FACT ON THIS CONDOMINIUM 

Project Name	3 Orchard By-The-Park
Address	3 Orchard Boulevard, Singapore 248653
Developer	YTL Westwood Properties Pte Ltd
Tenure	Freehold
T.O.P. Date	TOP Obtained
District	10
Total Units	77 Units

Let's look at condominiums in and around Orchard area: PROJECT NAME TENURE No. Of Units COMPLETION AVERAGE PSF($) Orchard Bel-Air 99-Year 71 1984 1,208 The Tomlinson Freehold 29 2002 2,133 St Regis Residences 999-Year 173 2008 2,292 Cuscaden Residences Freehold 150 2002 2,002 The Grange Freehold 95 2008 2,257 Hana Condo 99-Year 26 2014 - As you can see,  other than Hana condo (which is only for lease), there hasn’t been any new condos being released for sale in the area for the last decade and the developer could possibly leverage on the demand for brand new condo units within the precinct.  To put it simply, having a freehold property in prime District 9 which is sitting just next to an MRT station is simply rare, however, we believe that this is not the only consideration factor for the high net-worth individuals. At S$3600 psf is 3 Orchard By the park a good buy? Heated bids may fuel Orchard home prices to $4,000 psf Breakeven levels for Park House is estimated at $3,300 psf. Aggressive bids for prime sites in Orchard Road may push home prices to go beyond the $4,000 psf  according to a flash note by DBS Group Research. This comes as Hong Kong-listed Shun Tak snapped two prime residential sites in Orchard Road, 21 Orchard Boulevard (Park House) and 14 & 14A Nassim Road, for a combined $593.5m in a move that significantly widened its real estate exposure as the company has selectively invested in commercial and hospitality projects in the lion city. “These are bold bids placed by Shun Tak as the bid prices imply that selling prices will test new highs in the Orchard vicinity,” said DBS analyst Derek Tan. After assuming a 10% balcony bonus, break-even levels for Park House and 14 & 14A Nassim Road clock in at $3,300 psf and $3,100 psf respectively, according to DBS estimates, suggesting that projects in the pipeline could hit or even breach the $4,000 psf mark. “We note with over 20 sites sold within the core central region year to date, supply in the CCR for new developments is building up in the near term and competition for buyers’ attention is also heating up,” he added. With nearly the entire stretch of Cuscaden Road up for sale including YTL’s 77-unit 3 Orchard by the Park and a GLS site scored by SC Global, Far East Consortium and New World Development, it would come as no surprise if property prices would breach benchmarks and set new records in the coming months. source: RESIDENTIAL PROPERTY | STAFF REPORTER, SINGAPORE PUBLISHED: 14 JUN 18

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HDB resale prices drop slightly

HDB resale prices drop slightly last quarter, while private houses prices increases, what does this information tells us? 

Are property owners moving away from public housing, especially the older ones?

https://www.channelnewsasia.com/news/singapore/hdb-resale-prices-q3-2018-bto-flats-november-10774706