"IN CHRONOLOGICAL ORDER 1)now,2011 end condominiums sentiment dampened by lending curbs,PROPERTY DEVELOPER STOCKS LIKE CAPITALAND -30%,KEPLAND-50% FROM 2010DEC TILL NOW ALREADY HINTED THE ROAD FORWARD FOR PROPERTY WILL BE DARK AND GLOOMY.those who bought CONDOMINIUMS,SALARY RICH,ASSET POOR,AFTER THE FOMC MAINTAINED LOW RATES WILL ALL BE "BURNT IN THE CAULDRON" when asia stockmarket gets entrenched in its own secular bear market. U THINK CAPITALAND,A BLUE CHIP FALL 30% IN 2011 FOR NO REASON??CAPITALAND-30+%,KEPLAND-50%,STI ONLY -20% HINTS TO U WHERE THE NEXT SHOE WILL DROP 2)us economy is expected to grow faster than asia as JP,MORGAN STANLEY raise USA GDP FORECASTS while asia GDP FORECASTS ARE LOWERED ALREADY GIVE U HINTS THAT THE NEXT SHOE TO DROP WILL BE FROM ASIA. 3)us economy recovers faster than expected,people now instead of flocking to asia,now flock to usa for employment.asia condominiums,NOT the mass market will be experiencing GHOST TOWN STATUS. 4)US FOMC RAISE RATES AFTER ECONOMY RECOVER,PUTTING A DOUBLE WHAMMY ON ASIA CONDOMINUIM OWNERS.hk,sgp CENTRAL BANKS follow FOMC raise rates(whats new?) 5)ASIA CONDOMINIUM OWNERS START TO FEEL THE PINCH AS INTEREST IS INCREASING WITH SOME BUYING MORE THAN 1 PROPERTY FACE THE RISK OF GHOST TOWN(NO RENTAL INCOME). 6)singapore CONDOMINIUM OWNERS START TO DOWNGRADE TO MASS MARKET HOUSING,EG IN SINGAPORE,MANY WILL START TO BUY HDB FLATS,PUSHING UP HDB PRICES,PUSHING DOWN RENTAL YIELDS(AS NOW GOOD LOCATION HDB RENTAL YIELDS ARE AS HIGH AS 6%!!!) 7)asia stockmarket hit 2007PEAK,and start CRASHING 60-70% WHEREAS USA SP500 AFTER BREAKING OUT OF 1580,WILL GO TO 1900S,BEFORE DROPPING ONLY 30% IN RESPONSE TO ASIA PLUNGE 8)3-6MONTHS LATER,ASIA ECONOMIES FACE THE REALITY OF GDP TURNING NEGATIVE,RECESSIONS LOOMING AND JOB CUTS WILL BE ON THE RISE 9)ASIA CONDOMINIUMS WILL TUMBLE LIKE DOMINOES!!BUNGALOWS AND MASS MARKET WONT BE AS AFFECTED AS CONDOMINIUMS,AS MAJORITY OF CONDOMINIUMS ARE OWNED BY SALARY RICH BUT ASSET POOR PEOPLE. THIS IS MY SCENARIO.LETS SEE WHETHER IT WILL COME TRUE."
By Romesh Navaratnarajah:
A Housing and Development Board (HDB) executive maisonette in Bishan has been sold at a whopping price of S$980,000 or S$550 psf, a new record for the costliest HDB resale flat.
Sold by a Singaporean woman, the unit was bought by a Singaporean and her China national father, reported The Straits Times. The sale price of S$980,000 is inclusive of S$200,000 in cash-over-valuation (COV), reportedly the highest.
It beats the former record set in May when an executive flat in Toa Payoh was sold for S$910,000.
According to Cheryl Clare Ng of ERA Realty who marketed the property, a total of 40 people viewed the 25-year old unit at Bishan Street 13 over two hours during an open house in June.
Even though the maisonette had simple furnishings, buyers were attracted to the spacious 1,800 sq ft living area and the unique 150 sq ft open roof terrace. Ng added that the property is close to amenities and transport links.
“It’s also on the 19th floor, has a great view and it is very airy most of the time.”
Property agent Thomas Hee from Dennis Wee Group, who represented the buyers, acknowledged that there are only 48 of such spacious maisonettes in Singapore.
In 2005, a similar unit would have changed hands for approximately S$550,000.
“When they are put up for sale, they're always snapped up,” added Hee.
Ng noted that the buyers got a good deal and “if you compare it to a similar condo unit, you are effectively paying half the price for twice the space”.
Meanwhile, a quick search on PropertyGuru revealed that there are currently over 10 active listings for resale HDB executive flats, each with an asking price ranging from S$900,000 to S$1 million. Most notably, there are 19 active listings in the same flat category asking more than S$1 million each."
LET US DO THE CALCULATIONS
HDB Apartment For Sale - 11 Holland Drive (D10)
Sep 7, 2012 - PropertyGuru.com.sg
By Romesh Navaratnarajah: A Housing and Development Board (HDB) executive maisonette in Bishan has been sold at a whopping price of S$980,000 or S$550 psf, a new record for the costliest HDB resale flat.
Sold by a Singaporean woman, the unit was bought by a Singaporean and her China national father, reported The Straits Times. The sale price of S$980,000 is inclusive of S$200,000 in cash-over-valuation (COV), reportedly the highest.
It beats the former record set in May when an executive flat in Toa Payoh was sold for S$910,000.
According to Cheryl Clare Ng of ERA Realty who marketed the property, a total of 40 people viewed the 25-year old unit at Bishan Street 13 over two hours during an open house in June.
Even though the maisonette had simple furnishings, buyers were attracted to the spacious 1,800 sq ft living area and the unique 150 sq ft open roof terrace. Ng added that the property is close to amenities and transport links.
“It’s also on the 19th floor, has a great view and it is very airy most of the time.”
Property agent Thomas Hee from Dennis Wee Group, who represented the buyers, acknowledged that there are only 48 of such spacious maisonettes in Singapore.
In 2005, a similar unit would have changed hands for approximately S$550,000.
“When they are put up for sale, they're always snapped up,” added Hee.
Ng noted that the buyers got a good deal and “if you compare it to a similar condo unit, you are effectively paying half the price for twice the space”.
Meanwhile, a quick search on PropertyGuru revealed that there are currently over 10 active listings for resale HDB executive flats, each with an asking price ranging from S$900,000 to S$1 million. Most notably, there are 19 active listings in the same flat category asking more than S$1 million each."
LET US DO THE CALCULATIONS
HDB Apartment For Sale - 11 Holland Drive (D10)
S$ 538,000 (Negotiable)
S$ 685.35 psf (built-in)
785 sqft / 73 sqm (built-in)
11 Holland Drive, 271011
HDB Apartment99-year Leasehold
2 Beds 3I (Modified) HDB
Listed on Aug 21, 2012
VERSUS RENTAL
For Rent - 11 Holland Drive (D10)
As an award-winning architectural landmark within the Buona Vista area, THE STAR VISTA is an urban retail sanctuary set within a uniquely integrated and natural environment. With over 100 stores that offer a plethora of specialty food & beverage outlets and a myriad of retail brands, lifestyle needs are fulfilled amidst luxuriant green spaces. THE STAR VISTA is a seamless one-stop dining, entertainment, retail and services venue for shoppers.
The Star Vista in Buona Vista to open in September
HDB Apartment (3I (Improved))
11 Holland Drive
Listed on Sep 6, 2012
S$
(Negotiable)
(Negotiable)
S$ 3.74 psf (built-in)
721 sqft / 66.98 sqm (built-in)
Fully Furnished
FOR A CORNER UNIT,IT SHOULD BE HIGHER THAN THE $2700 STATED AS YOU LOOK AT THE SIZE OF CORNER UNIT VERSUS NON CORNER UNIT.
SO LET US SAY THE CORNER UNIT CAN BE RENTED OUT AT AROUND 10% HIGHER THAN THE NON CORNER UNIT,$3000
(3000 X 12) / $538000 =6.7%!!!! RENTAL YIELD OF 6.7%!!!!WHAT THE FUCK!! RENTAL YIELD IS STILL TOO HIGH,SUCH A GOOD ARBITRAGE OPPORTUNITY!!
BUONA VISTA HAS A MEGA MALL OPENING ITS DOORS SOON PLUS MEDIACORP,SINGAPORE'S MEDIA AND ENTERTAINMENT ARM IS MOVING ITS HEADQUARTERS TO BUONA VISTA!!
"MediaCorp to move to Buona Vista
By Hoe Yeen Nie | Posted: 08 December 2010 1102 hrs
By Hoe Yeen Nie | Posted: 08 December 2010 1102 hrs
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 MediaCorp to move to Mediapolis@one-north Buona Vista | ||||||
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SINGAPORE: Media group MediaCorp
will be moving out of its premises at Caldecott Hill.
By 2015, it will be located at the new Mediapolis@one-north Buona Vista.
MediaCorp will be the anchor tenant at Mediapolis, and occupy 1.5 hectares of land and a built-up area of 79,500 square metres.
The 19-hectare Mediapolis is touted as Singapore's first digital media hub and is expected to be completed by 2020. Its neighbours will be Biopolis and Fusionopolis, the twin hubs of biomedical and engineering research.
Speaking at the opening of the Asia Television Forum, Information, Communications and the Arts Minister Lui Tuck Yew said the move would attract other local and overseas industry players involved across the value chain -- such as creation, production and post-production -- to Mediapolis, and to participate in collaborative projects with MediaCorp.
"With its relocation, MediaCorp could also extend its new-built facilities and services, such as studios and equipment, to other production houses for greater synergies and possible cost benefits," said Mr Liu.
He also said this would contribute further to the growth of the media landscape.
Mr Lui also said he hoped the infocomm infrastructure at Mediapolis, which includes a high-speed network and high density storage systems, would be a lure for digital content companies.
MediaCorp CEO Lucas Chow welcomes the decision.
He said the group looks forward to playing a catalytic role in attracting new and foreign media players to Mediapolis as well as generating a constant pipeline of projects to fuel the industry's growth
"I expect that we'll create a kind of buzz, if you will, and hopefully within the next 10 years or so, build a kind of culture in that particular precinct, such that if you're interested in that kind of business, you're going there," said Mr Chow.
In 2006, MediaCorp had announced its decision to relocate to a site at Bukit Batok, but the plan was shelved due to high construction costs and the onset of the economic crisis.
But it said in a statement that the move to a new campus gained traction as the economy improved and new options presented themselves.
The design of MediaCorp's new complex is yet to be decided, but the company said it would be high-rise in nature, with television studios and theatres occupying the lower floors.
Though the 1.5 hectare site at one-north is smaller in land area than the Caldecott Broadcast Centre, which takes up 7-hectares, Mr Chow said the total gross floor area at 79,500 square metres will be comparable to its current home.
"When we build the new campus, we will design the new campus to fulfil MediaCorp's vision to be the leading media company in Asia. Which means the campus will facilitate us to change some of our current process to allow us to support future technologies, whichever that technology may be, which means that the campus will be designed with certain flexibilities in mind."
Industry players said that smaller production houses will be able to ride on its expertise and facilities. They also welcomed the concept of a media cluster.
Dr Wong Kok Cheong, CEO of Sparky Animation which specialises in 3D animation, said his company is "seriously considering" moving to Mediapolis.
"Imagine if all companies are put together, doing lighting, modelling, texturing, you can just walk over and look at the quality, and if there are any changes you can just talk to the modular or the artist, and they can make immediate feedback and changes that will definitely help to improve the productivity as well as the turnover time in delivering the show."
In a note to staff, Mr Chow said that staff welfare was a key consideration.
For example, the Buona Vista site will be highly accessible, with its own MRT station and dedicated bus services.
The move to one-north will be carried out in phases from 2014, and is expected to be completed by mid-2015.
Separately, MediaCorp and the Media Development Authority are working together to support independent production houses in creating made-in-Singapore content exclusively for online viewing.
The regulator will co-invest up to half of the production budget, and the finished products will be distributed on MediaCorp's xinmsn online video platform.
Selected projects will also be promoted through MediaCorp's media network.
-CNA/wk/ac "
By 2015, it will be located at the new Mediapolis@one-north Buona Vista.
MediaCorp will be the anchor tenant at Mediapolis, and occupy 1.5 hectares of land and a built-up area of 79,500 square metres.
The 19-hectare Mediapolis is touted as Singapore's first digital media hub and is expected to be completed by 2020. Its neighbours will be Biopolis and Fusionopolis, the twin hubs of biomedical and engineering research.
Speaking at the opening of the Asia Television Forum, Information, Communications and the Arts Minister Lui Tuck Yew said the move would attract other local and overseas industry players involved across the value chain -- such as creation, production and post-production -- to Mediapolis, and to participate in collaborative projects with MediaCorp.
"With its relocation, MediaCorp could also extend its new-built facilities and services, such as studios and equipment, to other production houses for greater synergies and possible cost benefits," said Mr Liu.
He also said this would contribute further to the growth of the media landscape.
Mr Lui also said he hoped the infocomm infrastructure at Mediapolis, which includes a high-speed network and high density storage systems, would be a lure for digital content companies.
MediaCorp CEO Lucas Chow welcomes the decision.
He said the group looks forward to playing a catalytic role in attracting new and foreign media players to Mediapolis as well as generating a constant pipeline of projects to fuel the industry's growth
"I expect that we'll create a kind of buzz, if you will, and hopefully within the next 10 years or so, build a kind of culture in that particular precinct, such that if you're interested in that kind of business, you're going there," said Mr Chow.
In 2006, MediaCorp had announced its decision to relocate to a site at Bukit Batok, but the plan was shelved due to high construction costs and the onset of the economic crisis.
But it said in a statement that the move to a new campus gained traction as the economy improved and new options presented themselves.
The design of MediaCorp's new complex is yet to be decided, but the company said it would be high-rise in nature, with television studios and theatres occupying the lower floors.
Though the 1.5 hectare site at one-north is smaller in land area than the Caldecott Broadcast Centre, which takes up 7-hectares, Mr Chow said the total gross floor area at 79,500 square metres will be comparable to its current home.
"When we build the new campus, we will design the new campus to fulfil MediaCorp's vision to be the leading media company in Asia. Which means the campus will facilitate us to change some of our current process to allow us to support future technologies, whichever that technology may be, which means that the campus will be designed with certain flexibilities in mind."
Industry players said that smaller production houses will be able to ride on its expertise and facilities. They also welcomed the concept of a media cluster.
Dr Wong Kok Cheong, CEO of Sparky Animation which specialises in 3D animation, said his company is "seriously considering" moving to Mediapolis.
"Imagine if all companies are put together, doing lighting, modelling, texturing, you can just walk over and look at the quality, and if there are any changes you can just talk to the modular or the artist, and they can make immediate feedback and changes that will definitely help to improve the productivity as well as the turnover time in delivering the show."
In a note to staff, Mr Chow said that staff welfare was a key consideration.
For example, the Buona Vista site will be highly accessible, with its own MRT station and dedicated bus services.
The move to one-north will be carried out in phases from 2014, and is expected to be completed by mid-2015.
Separately, MediaCorp and the Media Development Authority are working together to support independent production houses in creating made-in-Singapore content exclusively for online viewing.
The regulator will co-invest up to half of the production budget, and the finished products will be distributed on MediaCorp's xinmsn online video platform.
Selected projects will also be promoted through MediaCorp's media network.
-CNA/wk/ac "
The Mall
THE STAR VISTA is part of a 15-storey mixed development built in Vista Exchange, one-north precinct. The integrated hub will comprise a Civic and Cultural Zone anchored by a 5,000-seat Auditorium, as well as a Retail and Entertainment Zone. Strategically located next to Buona Vista MRT Interchange, THE STAR VISTA is well connected to 2 train lines and easy access to major roads and expressways. The integrated hub will serve the needs of more than 400,000 residents, students and working population in the immediate vicinity.As an award-winning architectural landmark within the Buona Vista area, THE STAR VISTA is an urban retail sanctuary set within a uniquely integrated and natural environment. With over 100 stores that offer a plethora of specialty food & beverage outlets and a myriad of retail brands, lifestyle needs are fulfilled amidst luxuriant green spaces. THE STAR VISTA is a seamless one-stop dining, entertainment, retail and services venue for shoppers.
The Star Vista in Buona Vista to open in September
| Written by Gwyneth Yeo | |||||
| Monday, 26 March 2012 23:34 | |||||
CapitaMalls Asia is opening The Star Vista, the first major mall in Buona Vista in more than 30 years, in September. The mall has already signed key tenants and will offer extended operating hours, al fresco dining options and more than 800 car park lots. It will have a total of 110 shops from Basement 1 to Level 2, with more than 50% of its net lettable area allocated for F&B.
Some of the new dining concepts to be offered include cafés such as Jamaica Blue and Owl Café, Boston Seafood Diner, Senor Taco and Porn’s, a Thai restaurant opened by local celebrity Pornsak. Right above the mall is The Star Performing Arts Centre, owned and managed by Rock Productions, which will contain a 5,000-seat theatre and one of the largest performance venues in Singapore, fully equipped to host concerts, dance and musical performances.
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1)CALUCULATING A REASONABLE
RENTAL YIELD at 4% p.a. for HDB
ASSUMING RENTAL DOES NOT CHANGE AT CURRENT $3,000 PER MONTH(FOR CORNER UNITS)-PRICE WILL HAVE TO GO UP TO MAKE THE RENTAL YIELD GO DOWN TO A REASONABLE 4% FOR HDB(I AM NOT EVEN ASKING FOR RENTAL YIELDS OF 2% LIKE CONDOMINIUMS)
3600/0.04=$900,000!!!!!!!PRICE
2)CURRENT MONTHLY MORTGAGE
(ASSUME 30YEAR AT CURRENT 1% P.A
INTEREST WITH 80% MORTGAGE)=$1400
VERSUS
MONTHLY RENTAL OF $3,000,EVEN IF
INTEREST RATES GO UP TO 4% P.A.,THE
MONTHLY MORTGAGE WILL ONLY GO UP
TO AROUND $2.5K,HENCE IT IS STILL
BELOW THE CURRENT RENTAL,WHICH
DOES NOT MAKE ANY SENSE TO RENT.
but with new mega projects around the horizon for
buona vista area,RENTAL ALSO DOES NOT
MAKE SENSE TO PLUNGE,HENCE
ASSUMING RENTAL STAY AT $3000 FOR
SIMPLIFICATION PURPOSE,PRICE WILL
HAVE TO GO UP TO $700,000 TO MAKE THE
MONTHLY MORTGAGE PAYMENT EQUAL
TO THE RENTAL OF $3,000
($1800+EXTRA$1,200 IF INTEREST GOES UP
EXTRA 3% P.A.)
HENCE THE PEAK VALUE OF A SMALL
3room
HOLLAND DRIVE HDB WILL BE AROUND
$700K TO $900K SGD
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