筍盤來了！！！Canninghill Piers

[sellipad2]

Rental yield on Marina View will depend very much on how small IOI will build the units. The increased TDSR will likely influence them to build smaller compared to Marina One, where the smallest one bedder is 657 sqft.

If Marina One sustain the average 2.4K psf in 2022 post CM, it's hard to see IOI pricing Marina View below average 2.6K - 2.7K psf since the lease is 10 years newer than Marina One. Might be challenging to get 3% rental yield at this pricing unless rental further increase.

Someone also mentioned white sites have 7 years to complete development after successful bidding (not sure how accurate this is), but if this is the case, then can almost do 2 x 3 years SSD flipping before Marina View can be rented out

usually for new project the rent will build in a small premium for escalation, if one can enter 2-2.2k psf for marina view the rental yield can hit 3%+ similar to V on shenton.

Generally CBD projects the spread between the lower and upper band is very wide, like marina one range is from $2k-3.2k psf, so marina view will have opportunities and yield depends on the entry price and unit you pick

 

[Gibbfa]

Just need to add a premium to Sky Everton's launch price

Since it has the additional "mixed" element and located within CBD

The plan is to exit CHP at 3.5kpsf and enter Fuji xerox at resale at 3kpsf

 

[Verghez]

Looks like not so easy to find a chp replacement

 

[Gibbfa]

usually for new project the rent will build in a small premium for escalation, if one can enter 2-2.2k psf for marina view the rental yield can hit 3%+ similar to V on shenton.

Generally CBD projects the spread between the lower and upper band is very wide, like marina one range is from $2k-3.2k psf, so marina view will have opportunities and yield depends on the entry price and unit you pick

2.2k is dreaming if amk And Pasir Ris is 2kpsf

 

[dareaper]

usually for new project the rent will build in a small premium for escalation, if one can enter 2-2.2k psf for marina view the rental yield can hit 3%+ similar to V on shenton.

Generally CBD projects the spread between the lower and upper band is very wide, like marina one range is from $2k-3.2k psf, so marina view will have opportunities and yield depends on the entry price and unit you pick

Some of the unit's psf during launch and in 2019-2021 are still pretty similar. I think this developer dont have to pay ABSD if the units are not sold within 5 years since the land was given in exchange in 2010/2011, so no fire sales... Maybe no need to buy at launch for Marina View...

2.2k is dreaming if amk And Pasir Ris is 2kpsf

even now still have 2.2K psf units transacted in Dec 2021 for Marina One, but lease starts 2011 and TOP since 2017, and these are for 700+ sqft one bedder. May not be the preferred sizing for investors, but decent for own stay...

 

[Gibbfa]

Some of the unit's psf during launch and in 2019-2021 are still pretty similar. I think this developer dont have to pay ABSD if the units are not sold within 5 years since the land was given in exchange in 2010/2011, so no fire sales... Maybe no need to buy at launch for Marina View...


even now still have 2.2K psf units transacted in Dec 2021 for Marina One, but lease starts 2011 and TOP since 2017, and these are for 700+ sqft one bedder. May not be the preferred sizing for investors, but decent for own stay...

Heard a media corpse star got a unit there

 

[bujingyun82]

Heard a media corpse star got a unit there

yeah. We all heard. Are you his 娘炮？

 

[sellipad2]

Some of the unit's psf during launch and in 2019-2021 are still pretty similar. I think this developer dont have to pay ABSD if the units are not sold within 5 years since the land was given in exchange in 2010/2011, so no fire sales... Maybe no need to buy at launch for Marina View...

ya not a fan of buying at launch unless one is confident of risk reward ratio, like jervois mansion, generally CBD projects >2.5k psf dont do well over long term and has very little capital upside in terms of growth, plus take longer to exit too.

Depending on price at launch i prefer to go into RCR or OCR where its easier to exit to upgraders, marina view can buy but cannot overpay

 

[LordEquniox]

The plan is to exit CHP at 3.5kpsf and enter Fuji xerox at resale at 3kpsf

now still got under 3.5k psf

 

[Gibbfa]

ya not a fan of buying at launch unless one is confident of risk reward ratio, like jervois mansion, generally CBD projects >2.5k psf dont do well over long term and has very little capital upside in terms of growth, plus take longer to exit too.

Depending on price at launch i prefer to go into RCR or OCR where its easier to exit to upgraders, marina view can buy but cannot overpay

How about CCR but not CBD? CHP below 3k psf is a good buy

 

[sellipad2]

How about CCR but not CBD? CHP below 3k psf is a good buy

CHP is RCR though, i will say 2.5k-2.6k psf is a good buy, 3k no. To me a good buy means entering a new launch at resale price in the vicinity. Since martin modern, and rivergate are near to 2.6k now, any CHP near to that is good.

 

[Verghez]

CHP is RCR though, i will say 2.5k-2.6k psf is a good buy, 3k no. To me a good buy means entering a new launch at resale price in the vicinity. Since martin modern, and rivergate are near to 2.6k now, any CHP near to that is good.

Martin modern and rivergate were 2.7-2.8 alr (might be before cooling measure though), that’s why chp at 2.8 was a no brainer. Newer, integrated, more iconic but at the same price.

the layout and view also more swee.

 

[sellipad2]

Martin modern and rivergate were 2.7-2.8 alr (might be before cooling measure though), that’s why chp at 2.8 was a no brainer. Newer, integrated, more iconic but at the same price.

the layout and view also more swee.

some of the 3 bedders were going at 2.5k psf at launch, but not sure who will want to stay there. Not sure why singaporeans dont like to stay in downtown core, maybe heartland has more amenities, green space and overall lower cost of living.

 

[earthred]

some of the 3 bedders were going at 2.5k psf at launch, but not sure who will want to stay there. Not sure why singaporeans dont like to stay in downtown core, maybe heartland has more amenities, green space and overall lower cost of living.

Imagine you have to pay ERP every time you go home at peak hours.

 

[Gibbfa]

Wonder what the rental wil be like for 1 bedder and 1plus study CHP.
Can it hit 4K?

 

[sellipad2]

Imagine you have to pay ERP every time you go home at peak hours.

true there is an upside too, imagine if one work in raffles place can just give up car ownership if its for own stay, even if one rent it out for investment owner can still make use of parking lot and save $400 monthly season parking in CBD

 

[dareaper]

true there is an upside too, imagine if one work in raffles place can just give up car ownership if its for own stay, even if one rent it out for investment owner can still make use of parking lot and save $400 monthly season parking in CBD

Parking lot not included in maintenance fees.

 

[lovemyself123]

2 bedder at CHP how much?

 

[sellipad2]

Parking lot not included in maintenance fees.

oh thats too bad, i didnt ask them about the parking. i know V on shenton exclude parking but didnt know CHP is same too, then CHP maintenance bo hua liao, buy a D9 in cairnhill at least have free parking when go orchard.

 

[Verghez]

some of the 3 bedders were going at 2.5k psf at launch, but not sure who will want to stay there. Not sure why singaporeans dont like to stay in downtown core, maybe heartland has more amenities, green space and overall lower cost of living.

Yeah, i meant the good views one mostly 2.8 and up during launch.

Parking lot not included in maintenance fees.

Did you hear how much? I heard the sales staff tell me 50-100 per month for residents, which is quite ok to me.

Imagine you have to pay ERP every time you go home at peak hours.

I don’t think this would be a major concern when you have the privilege of living within the ERP zone, haha.