D15 New Launch Discussion - LIV@MB, Tembusu Grand, Continuum, Grand Dunman

[Iridiumguy]

Guesstimate 2150 breakeven, 2500 launch price.

hard to count cos of harmonisation rules

With the harmonization rule, I dunno how to calculate the breakeven. According to my understanding, need to markup the land price by 5%

So base land price 1069 psf.
Markup liao 1122psf.

Still much lower than TG, GD and TC

*Subject to construction of park and demolition of existing structures which are negligible

 

[Ismo__]

Wah can launch at average 2200psf 1 yr later
nvm, get cheap land doesnt mean will sell cheap right

Hopefully by the time they launch, all 3 projects still got plenty of leftover stock so that Sim Lian can undercut all 3

Depends on the market situation. As long as not CDL, will have chance to undercut.

 

[Carrot_DeNiro]

Guesstimate 2150 breakeven, 2500 launch price. Land price 1260 psf ppr

hard to count cos of harmonisation rules

Land price 1260psf ppr u included 5% mark up Liao?

 

[DevilPlate]

Surprised Sim Lian chap zi kar in D15

Ok their latest Botany land cost 980psf and launch at average 2070 psf.

 

[ludicolo]

As long your nett rental yield + annualised capital appreciation > mortgage interest rate = HUAT
Else CUI

Generally speaking it would be gross without expenses. You would of course have to deduct expenses such as interest, professional fees (legal and real estate agent), taxes to obtain the overall net profit which gets a bit complicated making the former, gross calculation a more convenient off-the-cuff reference for discussion.

Thanks both If that's the case, it seems in many cases, there will be hardly any net profit for those who take on a loan because the interest over a few years will eat up most of the profit

 

[kenshi87]

lost by 800k

 

[Bayplay]

Quick way to calculate the difference due to gfa harmonisation is check the % of ac ledge against your total size that they sell you. Now they can’t profit from this kind of inaccessible space. About 5% average if we include top floor void area. So 1239 psf ppr is about there compared to 1305 psf ppr TG. My 2c

 

[DevilPlate]

Quick way to calculate the difference due to gfa harmonisation is check the % of ac ledge against your total size that they sell you. Now they can’t profit from this kind of inaccessible space. About 5% average if we include top floor void area. So 1239 psf ppr is about there compared to 1305 psf ppr TG. My 2c

It is 1070psf ppr…..5% become 1123psf

construction cost will balloon up again so breakeven cost will be 2200psf and sales launch 2500psf tio bor

 

[runforyourlife]

TG owners gua gua gua.

 

[runforyourlife]

Surprised Sim Lian chap zi kar in D15

Ok their latest Botany land cost 980psf and launch at average 2070 psf.

I like sim Lian.

they have this super big yard can link from living to mbr

 

[Bayplay]

It is 1070psf ppr…..5% become 1123psf

construction cost will balloon up again so breakeven cost will be 2200psf and sales launch 2500psf tio bor

Oh yea my bad 1070 haha. 1123 is like 14% off 1305 TG.
Maybe my 5% too conservative on the harmonisation. But going fwd we may see smaller size house, same liveable space but higher psf assume developers don’t compromise on facilities and their margins.

 

[jeffong]

It is 1070psf ppr…..5% become 1123psf

construction cost will balloon up again so breakeven cost will be 2200psf and sales launch 2500psf tio bor

Could be offset by lower interest costs. I’m glad it’s not CDL as well due to the crap quality in one of my previous units.

 

[DevilPlate]

I like sim Lian.

they have this super big yard can link from living to mbr

U mean last time their WaterView layout?

 

[marshmallow96]

Woah very close

 

[DevilPlate]

Woah very close

I can imagine somebody in CDL kena jialat

 

[TapInTapOut]

Oh yea my bad 1070 haha. 1123 is like 14% off 1305 TG.
Maybe my 5% too conservative on the harmonisation. But going fwd we may see smaller size house, same liveable space but higher psf assume developers don’t compromise on facilities and their margins.

wah can explain to layman means what ah?

sim lian bought this land 14% cheaper (almost 200psf) than CDL? and this land slightly closer to MRT somemore??

 

[marshmallow96]

It is 1070psf ppr…..5% become 1123psf

construction cost will balloon up again so breakeven cost will be 2200psf and sales launch 2500psf tio bor

Always got excuses to price higher

 

[marshmallow96]

wah can explain to layman means what ah?

sim lian bought this land 14% cheaper (almost 200psf) than CDL? and this land slightly closer to MRT somemore??

Actually CDL already bidded the Grand Dunman land at 11xx psf rite, so they already felt this should be the fair price since then

 

[Bayplay]

wah can explain to layman means what ah?

sim lian bought this land 14% cheaper (almost 200psf) than CDL? and this land slightly closer to MRT somemore??

New harmonisation rule requires developer to standardize the measurement of sqft within the house from the walls (I can’t rmb which point) and also they can’t sell airspace and ac ledge into your built up sqft.

Actually CDL already bidded the Grand Dunman land at 11xx psf rite, so they already felt this should be the fair price since then

but they bid TG 1305

 

[MrGDebonair]

Actually CDL already bidded the Grand Dunman land at 11xx psf rite, so they already felt this should be the fair price since then

New harmonisation rule requires developer to standardize the measurement of sqft within the house from the walls (I can’t rmb which point) and also they can’t sell airspace and ac ledge into your built up sqft.

but they bid TG 1305

Whoa but they both bid very precisely (less than 0.1% difference ), which means they both think this is the value of the land, will be interesting to see why.