[vc_row][vc_column][vc_single_image image=”13097″ img_size=”full” alignment=”center”][vc_empty_space][vc_column_text]Sunset Way has not changed much – and that’s why many like it
Change, does not come often in this neighbourhood on the west side of Singapore named after the fading rays of the sun, likely named in 1968 because the area commands a panoramic view of the setting sun[/vc_column_text][vc_column_text]
Sunset Way, the only road into the residential neighbourhood of housing blocks and landed homes, is located off Clementi Road, a threelane road with seven bus services, although none go into Sunset Way.
[/vc_column_text][vc_column_text]
You may like : Parc Clematis , Only Clementi Condo for Sale in 2019
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]Ki Residences is located within the Sunset Way enclave designated for two-storey bungalows and private residential developments.[/vc_column_text][vc_column_text]
Know More : View @ Kismis , a Quaint and Quiet Condo at Upper Bukit Timah
You may also like : Whistler Grand, next to upcoming CBD
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]Said one of the resident of the area: “It’s a family type of place and people are friendly and we like it because it is very green and quiet and the air is quite clean.”[/vc_column_text][vc_column_text]
Watch out for this Launch – The Linq Condo @ Beauty World
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]The area sees minimal road traffic as there is no reason for outsiders to flock to the area, apart from visiting friends.[/vc_column_text][vc_column_text]
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]Another Resident, sums up the neighbourhood where he has lived for three years: “It is not that glamorous that anyone would come here from other parts of Singapore. It’s pretty uncommercialised and that’s what we like about it.”[/vc_column_text][vc_column_text]
Coming Soon : New Project in Clementi – Clavon Condo
[vc_row][vc_column][vc_single_image image=”13047″ img_size=”full” alignment=”center”][vc_empty_space][vc_column_text]SINGAPORE 22th Feb 2020 – The M Condo at Middle Road open for Sales[/vc_column_text][vc_column_text]
Wing Tai Asia sold 70 per cent, or over 360 units over the weekend, even amid the ongoing coronavirus outbreak.
[/vc_column_text][vc_column_text]
You may like : Parc Clematis , Only Clementi Condo for Sale in 2019
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]Units were sold at an average price of $2,450 per square foot.
The M is the first major private residential development opened for public preview since the outbreak started in earnest in Singapore.[/vc_column_text][vc_column_text]
Know More : View @ Kismis , a Quaint and Quiet Condo at Upper Bukit Timah
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]The M @ Middle Road condo will be comprised of three 20-storey residential towers and a block of low-rise apartments, all found above a commercial space that stretches over 16,000 square feet.[/vc_column_text][vc_column_text]
You may also like : Whistler Grand, next to upcoming CBD
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]Ms Stacey Ow Yeong, head of marketing at Wing Tai Property Management, said the majority of buyers are Singaporeans in their 30s and 40s, comprising both owner-occupiers and investors.[/vc_column_text][vc_column_text]
Watch out for this Launch – The Linq Condo @ Beauty World
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]“Many of them were drawn to The M’s prime location in the Ophir-Rochor Corridor, which is rapidly transforming into a vibrant, mixed-use and eventually car-lite district, our unique work-life design concept and our reasonable pricing,” she said.[/vc_column_text][vc_column_text]
[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]The condominium is expected to be completed by the first quarter of 2024.[/vc_column_text][vc_column_text]Read more of The M Condo @ Middle Road Bugis By Wing Tai[/vc_column_text][vc_video link=”https://youtu.be/vuqefms8Pg0″][vc_column_text]
Coming Soon : New Project in Clementi – Clavon Condo
RESALE TRANSACTION IN THE WEST (Data from 99.co from 1st Feb– 29th Feb on 4/3/2020)
District 5 - Buona Vista / West Coast / Clementi (10 Sales) District 21 - Clementi Park / Upper Bukit Timah (6 Sales) District 22 - Boon Lay / Jurong / Tuas (6 Sales) District 23 - Bukit Batok / Bukit Panjang / Choa Chu Kang (18 Sales)
District 5 - Average Price $1198 PSF District 21 - Average Price $1,203 PSF District 22 - Average Price $1037 PSF District 23 - Average Price $927 PSF
Hazel Park Condo which has sold 2 unit. It was TOP in 2000 by Hong Leong Holdings and has 2 Bedrooms to 4 Bedrooms units with various sizes. The Facilities includes basic ones like Pool, Tennis Court, Clubhouse, Gym and BBQ pit with a unique facilities Squash Court. It is situated in Upper Bukit Timah Area. Its is also convenience located within 0.5 km to Cashew MRT Downtown Line and Within 1km to Multiples Primary School like Bukit Panjang or ZhengHua.
(Data from SRX on 4/3/2020)
The two transaction at Hazel Park Condo with 3 bedroom @ 1.58M and 4 Bedroom @ 1.8M
(Data from 99.co from 1st Feb– 29th Feb on 4/3/2020)
For 1 Bedroom entry Price Whistler Grand S$702000 Parc Clematis S$835000 Kent ridge Hill S$833000 Midwood S$746000 Mayfair S$999000
For 2 Bedroom Entry Price Whistler Grand S$909000 View @ Kismis S$950000 Dairy Farm Residences S$980000 Midwood S$975000 Bukit 828 S$1035000 Parc Clematis S$1056000 Mont Botanik S$1127000 Kent ridge Hill S$1214000 Mayfair S$1417000
For 3 Bedroom Entry Price Le Quest S$1276000 Whistler Grand S$1385000 Parc Clematis S$1331000 View @ Kismis S$1439000 Dairy Farm Residences S$1405000 Midwood S$1396000 Mont Botanik S$1592000 Kent ridge Hill S$1567000 Mayfair S$1953000
For 4 Bedroom Entry Price Le Quest S$1808000 Whistler Grand S$1722000 Parc Clematis S$1978000 Dairy Farm Residences S$1908000 Bukit 828 S$1982000 Midwood S$1936000 Kent ridge Hill S$2611000 Mayfair S$2539000
For 5 Bedroom Entry Price Whistler Grand S$1856000 Parc Clematis S$2618000 View@Kismis S$1978000 Kent ridge Hill S$2842000
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND SINGAPORE PROPERTY ADVISORS IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
While it’s isn’t good for herd mentality, this is one move that’s always useful for beginners looking for an investment unit.
Look around for a veteran investor, whom you consider fairly successful – they don’t even need to be at the top of the property game, just more experienced and with a better track record than you.
Look in the same general areas that they do, and try to find out which properties they’re interested. Chances are, they know something that you don’t.
For New Launch, we sometimes see project that sell very well and some that don’t do well.
J Gateway launch in 2013 and all 738 units were snapped up at the development's preview launch and there must be reason why so many buyers came together to buy on the day itself.
2 , Check the vacancy rates
A lot of investors check rental yields in an area. That’s useful, but seasoned landlords are also careful to check vacancy rates when scouting for an investment property.
This is a more immediate indicator.
For example, if there are high vacancy rate in one area. It can be a good clue that things might not be as good, despite the usually high rental incomes associated with the area
For new launch which has no past track records, we usually base on nearby existing project as a gauge to its future potential rental
3 , look for schools in the vicinity and not just “elite” schools
You probably know that if you live near a particular primary school, your children are more likely to get in under the distance from home to school priority balloting
As such, there’s always good demand for homes near “elite” schools. But even if a school is not as famous, it still benefits the landlord.
The reason is that, if the family’s children attend the nearby school, they’re less likely to want to move. That results in longer leases.
4 , Look for the “ripple effect”
When one particular neighborhood upgrades, and the prices rise, there’s often a ripple effect in surrounding areas. If you can move early, and buy before the ripple hits, you could see some nice gains.
A simple way to do this is to compare transaction prices in one area, to those of surrounding estates. A common precursor to the ripple effect is when you spot a price disparity of five per cent or more, between one area and the neighborhood next to it.
For new launch, we take references from land purchase price. If your interested project land was sold cheaper than the next door land, that’s could potentially mean your properties purchase price will have a disparity in prices (Taken into account that developer profit margin remain the same)
5 Visit property auctions to snag a bargain price investment property
Do drop by during mortgagee sales. While there’s no guarantee you’ll always get a good price, you might find the occasional fire sale – this is when a property has become too costly for its owner, and they’re eager to sell it quickly.
If the reserve price is not met during the auction, remember to approach the sellers directly if you can. They may accede to a private deal with you.
6 Look for aging properties, in neighborhoods with slated upgrades
No, this is not about hoping for an en-bloc sale (although that possibility exists). It’s about rental yield. Remember, tenants don’t really care about how many years are left on the lease – all they care about is convenience and comfort.
This means that an older property – if it’s in the right location – could generate the same rental income as comparably newer properties.
Given that its price is lower due to age, you would effectively have a higher rental yield.
But you need to ensure that the price of maintenance or restoration isn’t too high. Also, you must be sure of its rentability, as it’s not easy to sell a property with an expiring lease.
7, Look for major infrastructure development
Prominent examples of this include the High Speed Rail (HSR) in Jurong, the Johor Baru-Singapore rapid transit system in Woodlands; lesser examples are the emergence of new MRT stations or roads. In general, property prices in Singapore are closely tied to the government’s infrastructure initiatives.
If you have intentions to enter the property market, you are welcome to contact Singapore Property Advisors to arrange for a detailed financial assessment and to discuss what options are possible for you.
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
The key is the word “Your” which refers to your family as a whole which I will be discussing on maximizing each individual in your family to own a maximum 1 property without ABSD
There are generally 3 ways such that we can reduce or pay no ABSD on subsequent residential property purchases as a couple or family.
Number 1 , Decoupling
As a couple, if you own one property under both name, you can consider to remove one of your names from the existing properties such that the other person can buy another property as his or her first property.
There are some potential costs to be taken into consideration in decoupling:-
* the Transferor may be subject to Seller’s Stamp Duty on the share transferred if the Transferor purchased the property less than 3 years ago;
* ABSD is payable on the value of the share transferred if the Transferee has more than one property;
* if the decoupling transaction is done within the lock-in period for the bank loan, then the bank may charge a penalty;
* if the Transferor had initially used CPF funds in purchasing the property, the CPF funds and accrued interest have to be refunded into his CPF account. Usually, the Transferee would obtain a fresh loan to pay for the purchase of the share transferred in his favour. From the proceeds of the sale, the Transferor would refund his CPF monies, pay for his share of the outstanding bank loan and retain the balance. The fresh loan obtained by the Transferee should be in a quantum that is also sufficient to refinance the Transferee’s own share of outstanding bank loan; and
* the total legal costs will be about $5000 to $6000.
Number 2 ; Purchase Under Trust
Another way of not paying ABSD as a family, is to purchase the next property on trust for a beneficiary (Usually your children) with zero property count. If the beneficiary has zero property count, no ABSD is payable.
Buying under trust means one of the parents would appoint themselves as trustees who have legal ownership and control of the property.
As trustees, they have duties to manage and administer the property for the benefits of the beneficiary.
There are benefits to this arrangement. * The property held on trust is shielded from division upon the divorce of the trustor. i.e. the person who establishes the trust. This means the property set aside in the trust for the child will never be subject to division on the trustor’s divorce. This protection cannot be secured by a will, which can be revoked any time.
* It is also shielded from division upon the divorce of the beneficiary. This is useful for those who wish to give their assets to a child with assurance that the gift will not be distributed to unintended third parties if the child eventually marries and divorces.
* The beneficiary may be a minor i.e. below 21 years of age. There is no restriction on the minimum age of the beneficiary.
* The trust need not to be registered and hence confidentiality may be maintained.
* This arrangement is inexpensive.
Legal costs is about $2,500 onwards depending on the terms of the trust.
Number 3, Plan ahead, buy in the right name and shareholding
Whenever it is financially viable, properties may be bought in sole names.
If this is not possible (for example, the banks require justification of higher income or the CPF monies of a co-purchaser is required for down payment or monthly instalment payment), then consider purchasing your property as tenants in common in the proportion of 99% to 1%.
In future, if the 1% owner wishes to buy a second/subsequent property, the decoupling cost for the 1% would be insignificant.
Meanwhile, being the 1% owner does not restrict the amount of the 1% owner’s CPF funds that can be used for the purchase. This means that the 1% owner can use his CPF funds in a sum exceeding his 1% share in the property.
If you have intentions to enter the property market, you are welcome to contact me to arrange for a detailed financial assessment and to discuss what options are possible for your family
DISCLAIMER:
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
[vc_row][vc_column][vc_single_image image=”12844″ img_size=”full” alignment=”center”][vc_empty_space][vc_column_text]SINGAPORE – Developer Guocoland has started its freehold Meyer Mansion condominium Sales on Sept 13.[/vc_column_text][vc_column_text]You may like : Only Clementi Condo for Sale in 2019 – Parc Clematis[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]
GuocoLand bought the former Casa Meyfort residential site in a collective sale for $319.88 million last year. That works out to about $1,580 psf per plot ratio, including an estimated development charge of $57.2 million.
[/vc_column_text][vc_column_text]You may also like : Whistler Grand next to upcoming CBD[/vc_column_text][vc_empty_space height=”8px”][vc_column_text]The project is about 450m via an underpass from East Coast Park, with Changi Airport a 10-minute drive away. Katong Park MRT station on the Thomson-East Coast MRT Line, set to open in 2023, will be a six-minute walk away.[/vc_column_text][vc_column_text]Read more of Meyer Mansion by Guocoland at Meyer Road[/vc_column_text][vc_video link=”https://youtu.be/0aCx-oJfr80″][vc_column_text]Read Also : Latest Updated New Launch in the WEST [/vc_column_text][/vc_column][/vc_row]
RESALE TRANSACTION IN THE WEST (Data from 99.co from 15th Nov – 14th Dec)
District 5 - Buona Vista / West Coast / Clementi (14 Sales) District 21 - Clementi Park / Upper Bukit Timah (30 Sales) District 22 - Boon Lay / Jurong / Tuas (9 Sales) District 23 - Bukit Batok / Bukit Panjang / Choa Chu Kang (38 Sales)
District 5 - Average Price $1,195 PSF District 21 - Average Price $1,304 PSF District 22 - Average Price $1,078 PSF District 23 - Average Price $927 PSF
The Cascadia (Freehold Development) at 921 Bukit Timah Road Singapore(589624) contribute 5 Sales in District 21 with average $1592 PSF. It was TOP around 2010 and is 0.48km away from King Albert Park Station.
1 Bedroom sold around S$900k 4 Bedroom sold around S$4.68M
For 1 Bedroom entry Price Whistler Grand S$698640 Parc Clematis S$810000 Kent ridge Hill S$877000 Midwood S$746000 Mayfair S$999000
For 2 Bedroom Entry Price Whistler Grand S$868180 View @ Kismis S$976000 Dairy Farm Residences S$969309 Midwood S$985000 Parc Clematis S$1045000 Mont Botanik S$1157600 Kent ridge Hill S$1320000 Mayfair S$1417000
For 3 Bedroom Entry Price Le Quest S$1276000 Whistler Grand S$1384160 Parc Clematis S$1317000 View @ Kismis S$1339000 Dairy Farm Residences S$1390653 Midwood S$1396000 Mont Botanik S$1635400 Kent ridge Hill S$1567000 Mayfair S$1953000
For 4 Bedroom Entry Price Le Quest S$1727000 Whistler Grand S$1658340 Parc Clematis S$1968000 Dairy Farm Residences S$1889811 Midwood S$1936000 Kent ridge Hill S$2611000 Mayfair S$2539000
For 5 Bedroom Entry Price Whistler Grand S$1855050 Parc Clematis S$2608000 View@Kismis S$1978000 Kent ridge Hill S$2889000
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DISCLAIMER:
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
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