Properties info

[ccc888]

On 5/13/2024 at 10:16 PM, 13177 said:

 

Comm for sellers selling their flat is higher. Buyers buying flat is lower. Selling is 2%, buying is 1%.

Property agent only charge their own client. They cannot get comm from both side.

Outdated liao….propseller for eg charge 1% for selling HDB.

[ccc888]

On 5/13/2024 at 10:23 PM, 13177 said:

If the person is blur/confused and bo chap, they would engage an agent to help them, than do the paperwork themselves. But some agent from the other party if good, might also advise the person on paperwork process who does not have an agent. Cause the agent also don't want the selling/buying process got cock up.

I believe DIY HDB seller prolly goto guide and monitor direct buyers…..simi apply hdb valuation….submission timeline etc.

i js read up abit the resale process and can see potential delays here and there especially if the seller already bought another flat soon after they sold their current one.

if kena bochup DIY buyers ….then good luck.

Best is to DIY sell to buyer with agent……but duno whether agent can contact u?

[lukeber]

Paperwork is simple, only the people aspects. Buyer sure want a higher price and Seller maybe low ball offer 😅

[ccc888]

On 5/13/2024 at 10:37 PM, Volvobrick said:

I don't understand leh. What paper works other than a 2 page OTP (private)? Loan documents banks give you to sign. S and P, CPF, completion Cashier orders lawyers do (for a few thousands only). 

Pte paperwork super easy….no standard otp form and timeline….everything can be negotiated.

HDB harder especially if u kena old uncle auntie direct buyer that wana save comm and duno anything type

As a DIY hdb seller, u goto guide those blur sotong direct buyers. Whahahaha

 

Likewise can be said for buyers…..maybe can lowball blur auntie uncle sellers but guide them the paperwork in return whahahahaha

Edited May 14, 2024 by ccc888

[Volvobrick]

On 5/14/2024 at 11:41 AM, lukeber said:

Paperwork is simple, only the people aspects. Buyer sure want a higher price and Seller maybe low ball offer 😅

Of course each party will maximise his benefits. In the end it will be a fair price both can accept or ending up no one buys or buyer loses the bid to another one. 

[ccc888]

On 5/14/2024 at 11:41 AM, lukeber said:

Paperwork is simple, only the people aspects. Buyer sure want a higher price and Seller maybe low ball offer 😅

Also let say got funny request like extension of stay…..wana do reno before completion etc….

and also simi contra….i tried read up and find it quite complicated…..the timeline must be zhun zhun

[Volvobrick]

On 5/14/2024 at 11:49 AM, ccc888 said:

Also let say got funny request like extension of stay…..wana do reno before completion etc….

and also simi contra….i tried read up and find it quite complicated…..the timeline must be zhun zhun

Like selling car some want to have second test drive, ask own mechanic come test drive.... I would just sell to the one with no funny demands. 

[ccc888]

On 5/14/2024 at 3:40 PM, metalstream said:

These fall under the National Development and Transport Ministries respectively. 😁

The worst is PLANTER BOX!

Last time some creative developers put planter box outside baywindows or planter box wrap around balcony!

[13177]

On 5/14/2024 at 11:40 AM, ccc888 said:

I believe DIY HDB seller prolly goto guide and monitor direct buyers…..simi apply hdb valuation….submission timeline etc.

i js read up abit the resale process and can see potential delays here and there especially if the seller already bought another flat soon after they sold their current one.

if kena bochup DIY buyers ….then good luck.

Best is to DIY sell to buyer with agent……but duno whether agent can contact u?

If buyer has agent, seller just contact the buyer agent lo.

[ccc888]

On 5/14/2024 at 6:35 PM, 13177 said:

If buyer has agent, seller just contact the buyer agent lo.

What i mean was can agent contact u when u list on hdb portal.

from what i read, only buyers with hfe able to contact seller for viewing.

[13177]

On 5/14/2024 at 6:40 PM, ccc888 said:

What i mean was can agent contact u when u list on hdb portal.

from what i read, only buyers with hfe able to contact seller for viewing.

Only buyers with valid HFE is able to see the seller details and contact seller for viewing, but if the buyer has agent, maybe buyer can ask the agent to contact the seller?

[lukeber]

Singapore Sun Exposure Chart

From June to Dec, west facing units is the hottest period.

[lukeber]

Falling Concrete from Marine Crescent Block 47

Last facade inspection is done 5 years ago

[lukeber]

[inlinesix]

Huat ah!

[lukeber]

https://www.businesstimes.com.sg/property/ura-releases-state-land-sale-sites-dairy-farm-walk-tengah-garden-avenue-bayshore-road

URA releases state land sale sites at Dairy Farm Walk, Tengah Garden Avenue, Bayshore Road 

All three land parcels are on a 99-year-lease and can yield a total supply of 1,915 residential units.

THE Urban Redevelopment Authority (URA) on Thursday (Jun 13) released three residential sites for tender under the first half of the 2024 government land sales (GLS) programme.

The three sites are located at Dairy Farm Walk, Tengah Garden Avenue and Bayshore Road.

All three land parcels are on a 99-year-lease and can yield a total supply of 1,915 residential units.

The land plots at Dairy Farm Walk and Tengah Garden Avenue are on the confirmed list and are zoned for residential use. The site at Bayshore Road is on the reserve list and is zoned residential with commercial zoning for the first storey.

Confirmed list sites are launched according to schedule regardless of demand; sites on the reserve list, on the other hand, are put up for tender only when a developer makes an offer acceptable to the government.

Huttons Asia’s senior director of data analytics, Lee Sze Teck, believes that land bids will be lower than previously-sold sites in the vicinity.

This comes as the government increases land supply and developers face “challenging” conditions, including high construction costs, interest rates and the harmonisation of gross floor area (GFA), he said. 

Under the new standardised definition of harmonised GFA, all strata areas will have to be included as GFA, which is controlled by a site’s Master Plan plot ratio.

The 21,881.8 square metre (sq m) plot at Dairy Farm Walk could yield 540 units. It has a maximum gross floor area (GFA) of 45,952 sq m. The maximum building height is four to six storeys in the low-rise zone and 75 to 85 m in the high-rise zone.

Market watchers also noted that the Dairy Farm Walk site is developing into a private residential enclave, with recent new condominiums such as The Botany at Dairy Farm and Dairy Farm Residences launching in the area. 

ERA Singapore chief executive Marcus Chu said the site is “well-positioned to draw significant interest from a ready pool” of Housing Development Board (HDB) residents in the Bukit Panjang and Choa Chu Kang estates who wish to upgrade their homes. 

“The only project within the same area is The Botany at Dairy Farm, which already had 92.5 per cent of its total units sold as of June 2024,” Chu said. 

He added: “This presents a favourable opportunity for developers, since potential buyers who missed out on the earlier projects might turn their attention to the new GLS development.” 

Chu however, does not expect to see as many bids for this round due to developers turning more conservative and attractive sites on tender currently. 

On the other hand, Hutton’s Lee said he expects the Dairy Farm Walk site to potentially receive around three bids, with a top bid at between S$800 and S$850 per square foot per plot ratio (psf ppr).

The project completion period for the Dairy Farm Walk site stands at 60 months.

The land parcel at Tengah Garden Avenue spans 25,456 sq m and has a maximum GFA of 76,368 sq m. This plot is estimated by URA to potentially yield 860 residential units, and it has a maximum building height of 60 m.

While Lee noted that demand for integrated mixed-use sites such as Tengah Garden Avenue is usually good, he estimates that the site will not draw more than three bidders, and the top bid may range between S$800 and S$850 psf ppr. 

For ERA’s Chu, the site provides an “unmatched advantage” given rising property values in the region amid an improved transportation network, which could appeal to homeowners and investors.

But he cautioned that despite the “alluring prospects”, the Tengah area remains a relatively unfamiliar locale for homebuyers. 

“Developers would need to balance demand drivers and supply influx from the surrounding new developments against gaining a first-mover advantage,” he added.

The site’s project completion period stands at 66 months, subject to the first submission for regulatory approval on or before Dec 31, 2025.

The 10,493.9 sq m site at Bayshore Road can potentially yield 515 units. It has a GFA of 44,075 sq m and a maximum building height of 101 to 105 m. Its project completion period also stands at 60 months.

Chu noted that the Bayshore Road site will be the first private development in the new estate, in line with the first two build-to-order projects to be launched in October. 

Furthermore, the site is in close proximity to the Bayshore MRT station and directly accessible to Marina Bay, Central Business District and Orchard Road. 

“It will draw buyers living in the east, including HDB upgraders, or those living in nearby landed homes, rightsizing to a condominium unit without relocating too far away,” he said. 

Chu expects developers to trigger this site for sale due to the high demand for homes in the area. 

He noted that the last GLS site awarded in the area was in January 2016 and was hotly contested by eight bidders. It was eventually awarded at S$858 psf ppr. 

Similarly, Hutton’s Lee also noted that the site could see a top bid of between S$900 and S$950 psf ppr.

URA noted that the latest tender launch is the “highest supply” on the confirmed list in a single GLS programme since the H2 2013 GLS programme.

To cater to demand, the government has increased the confirmed list supply of private housing in the GLS programme to 5,450 units in H1 2024, from 4,090 units in H1 2023 and 5,160 units in H2 2023.

The tenders for the Dairy Farm Walk and Tengah Garden Avenue sites will close at 12 pm on Jan 14, 2025.

[lukeber]

[inlinesix]