Singapore Private Property prices still up or down? Part III

[Alfc]

As long as still can cover instalments, no one will let go at lower price. The so-called recession has not even started. Current retrenchment level is really nothing. Those that let go at loss now must be the weakest ones to fall down.

 

Similarly buyers looking for bargain are far too many because all thinking they got amber ammunition.

[Icedbs]

these sellers are testing market for sure.  no buyer in their right mind will make such a quantum leap from valuation/last done to pay such a huge premium.....simply because they also have a huge premium portion which bank loans don't cover above valuation.

 

many not so serious sellers out there. 

 

When I do searching for my serious buyers, none of these units will be on my list. I don't want to waste my buyers and my time.

 

Good or fair valuation units can be found, but most consumers do not have the right tools to do the job. Most of the tools available to public can get you around the ballpark, but very tedious work.

Edited July 22, 2019 by Icedbs

[Mercs]

Agree. The more "freebies" that come with this concept the better.

 

Maybe "cheaper" for buyer if one not concerned about brand of appliances, country of origin of stuff etc as developer bought on economics of scale, thus enjoy project prices vs buyer getting these on his own in small quantity.

 

Good morning. Thanks again for yada-ing.

 

Safe ride

Cheers

Agree. Of course with the high psf, the more "freebies" can get the better

 

Good evening

[Mercs]

The owner is a contractor/ID right...

Haha maybe? but even if owner do at 'cost' ... still very cheap not sure if possible

[Mercs]

https://sbr.com.sg/residential-property/news/chart-day-new-condo-sales-volume-could-jump-33-in-q2

 

new condo sales volume may climb 33% YoY to 2,300 units in Q2, as compared to 1,739 units in Q1.

 

It was led by new sales in the Rest of Central Region (RCR) area, rocketing 80% to more than 1,100 units. The report said that this was in line with the launch of five new projects in the region which accounted for more than 60% of the total new unit launches in Q2.

 

Last quarter, new condo sales volume edged up 2.3% as Core Central Region (CCR) recorded an 82% increase in volume. This is followed by the Outside Central Region (OCR) at 52.4% QoQ, whilst new sales volume in the Rest of Central Region (RCR) crashed 37.3% QoQ.

[therock]

The end of lease issue is interesting..

For HDB the government has been trying to give some rather vague and weak assurances

For those with LH properties in prime locations there may still be a chance for en bloc sales

Now there’s a special bunch where the land is actually FH but the developer has chosen to sell it as a LH - the buyers will have no right to en bloc .. see The Shore in the Amber area for example..

[Showster]

The end of lease issue is interesting..

For HDB the government has been trying to give some rather vague and weak assurances

For those with LH properties in prime locations there may still be a chance for en bloc sales

Now thereâs a special bunch where the land is actually FH but the developer has chosen to sell it as a LH - the buyers will have no right to en bloc .. see The Shore in the Amber area for example..

It’s not just assurance.

 

As HDB being highly subsidised is way underpriced to begin with, Govt is just working on recognising the actual value of older HDBs to shunt the fall.

 

Don’t forget that VERS will still be an eventual option 20 years down the road. There is further ground for value recognition.

[RogerNg_185295]

It not entirely correct to say the flats are highly subsidised. Maybe only those BTO ones. Resale ones are very expensive. Those who bought in the last 5 years will suffer a loss if they sell it.

It’s not just assurance.

As HDB being highly subsidised is way underpriced to begin with, Govt is just working on recognising the actual value of older HDBs to shunt the fall.

Don’t forget that VERS will still be an eventual option 20 years down the road. There is further ground for value recognition.

 

[Showster]

It not entirely correct to say the flats are highly subsidised. Maybe only those BTO ones. Resale ones are very expensive. Those who bought in the last 5 years will suffer a loss if they sell it.

Flats are highly subsidised because if allowed to be deployed for rental, the yield for any flat, any location bought as BTO is close to 10%.

 

This informs that the underlying value is way higher than what one has paid for. Any good in a free market should not exceed 5% yield technically, and 5% is already considered a good performer in today’s market.

 

Even if one gets an old resale, the yield is also about 5%, closing in on actual market value. This gives a bit of leeway for Govt to play with.

 

If you rented for 30 years, you would have paid much more in rent than if you had bought.

Edited July 23, 2019 by Showster

[Acemundo]

It not entirely correct to say the flats are highly subsidised. Maybe only those BTO ones. Resale ones are very expensive. Those who bought in the last 5 years will suffer a loss if they sell it.

 

yes, last time i wrote in to hdb for appeal before.  they also mention the same crap that resale hdb flats are highly subsidised.

[Showster]

Based on the principles of free market, it is highly subsidised.

 

Any similar offering in a comparable market that is close to free market condition, the price should actually be double of what it is now.

 

Any ceiling leak after several decades, HDB still forks half the cost of repair price.

 

Public housing, public transport, public food (hawker), public medical and public education. These essentials are subsidised in many ways.

 

 

yes, last time i wrote in to hdb for appeal before.  they also mention the same crap that resale hdb flats are highly subsidised.

 

Edited July 23, 2019 by Showster

[Acemundo]

Based on the principles of free market, it is highly subsidised.

 

Any similar offering in a comparable market that is close to free market condition, the price should actually be double of what it is now.

 

Any ceiling leak after several decades, HDB still forks half the cost of repair price.

 

Public housing, public transport, public food (hawker), public medical and public education. These essentials are subsidised in many ways.

 

i understand your drift about it being computed based on rental income......the thing is, if we don't put it out to rent, using this basis to term the hdb flat highly subsidised is somewhat a shove down the throat of the receiving party..........not comparable to private condo.  if anything, hdb resale doesn't strictly qualify to the word of "subsidised housing" since subsidy in plain english, means there is some sort of outright payment to reduce the cost of the item.

 

if they insist to use such line of comparison, where do we stop?  there are so many types of property in the market with differing rental yield.  we can't be branding those with high yield as all being subsidised.

Edited July 23, 2019 by Acemundo

[Wt_know]

hdb deficit $2B leh

every unit built is lose money

the more hdb build the more hdb lose

all hdb must sell at market rate ...

no $1M no talk for 1000sqft

else hdb is heavily subsidized ... right?

please enlighten a prembory 6 student here ...

Edited July 23, 2019 by Wt_know

[Tiger1]

hdb deficit $2B leh

every unit built is lose money

the more hdb build the more hdb lose

all hdb must sell at market rate ...

no $1M no talk for 1001sqft

else hdb is heavily subsidized ... right?

please enlighten a prembory 6 student here ...

You kidding ah bro.

 

Until now, hdb nvr actually reveal the actual cost of building at all. They can also say they selling us at 300k loss per unit we also got to LL accept.

[Acemundo]

hdb deficit $2B leh

every unit built is lose money

the more hdb build the more hdb lose

all hdb must sell at market rate ...

no $1M no talk for 1000sqft

else hdb is heavily subsidized ... right?

please enlighten a prembory 6 student here ...

 

 

haha that time someone actually estimated the cost of construction and questioned why the selling price is so much more than costs....

 

then MND or HDB have to explain that they are losing money after factoring in land cost.

[Showster]

The fact remains that there are those who can make use of the market rent. Also, market forces are way too strong to be overcome.

 

For example, if Duxton 4rm BTO flat is priced at 500K, the supply will run out in seconds, if not minutes. Where to build the supply required? 

 

Similarly, if an outskirt HDB is sold at cost (not including land price) at say 100K, the one who bought will receive future rental yields well in excess of 20% per annum, live with in-laws for example. No need to work loh for these people, and that's a huge future problem. We would also be inadvertently inviting more PRs worldwide to buy up such a cheap commodity.

 

This balancing game is really not easy. Every part affects another part (s).

[therock]

Now these cooling measure are probably the most welcome 

https://www.straitstimes.com/singapore/hdb-residents-could-see-cooler-smarter-flats-built-with-3d-printing-under-new-research-tie

 

Cooler, smarter HDB flats possible in future under new research tie-ups

[Mercs]

https://www.propertyguru.com.sg/property-management-news/2019/7/181952/why-did-these-young-homeowners-buy-an-older-flat

Why Did These Young Homeowners Buy An Older Flat?