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

[pruyeo]

I heard the DUNMAN GLS plot will be a condo called Grand Dunman.
Anyone knows how many units are there going to be?
Price wise comparable to Tembusu Grand?

 

[De SantaClaus]

I heard the DUNMAN GLS plot will be a condo called Grand Dunman.
Anyone knows how many units are there going to be?
Price wise comparable to Tembusu Grand?

Around 1000 units. Rare to have mega launch GLS sites these days. I think will be 150 to 200psf more than Tembusu Grand. Mainly due to being near/beside MRT.

 

[gonewiththesmart]

Around 1000 units. Rare to have mega launch GLS sites these days. I think will be 150 to 200psf more than Tembusu Grand. Mainly due to being near/beside MRT.

But 99 only.

 

[De SantaClaus]

But 99 only.

Tembusu also 99 but will sell well. There are numerous researches that show that 99 outperform freehold for the initial few years when bought at launch.

 

[sellipad2]

Those who are still trapped in FH thinking will find it very difficult to move forward because in their mind, FH is always better. Of course if there is NO price premium FH is best, but with 15-20% extra one can only enjoy the FH effect when property is held for 20-30 years. Short term most buyers will be concerned on quantum rather than lease decay because a project with 95 years left on TOP is still new. Many projects like Seaside Residences, Liv at MB, DLeedon, Daintree, Martin Modern, View at Kismis, Garden Vista, Fourth Avenue Residences managed to do well though they are LH nestled in FH enclave.

If we look at FH Amber Park, their +200 PSF return didnt really outperform +500 PSF in LH Seaside. While lease is important, other attributes like location, volume, land size, entry price matters as much, if not much more.

 

[googoogaga]

Agree. FH for strata is a facade. You actually don't own the land anyway. 80% of your neighbors decide to vote for enbloc then you got to vacate your house anyway.
15% premium you pay at launch will be returned to you only when it enblocs. It is just Buy high sell high.

 

[sellipad2]

for LH after 20-30 years prices do correct, thats where one get to see advantage of FH effect by then

 

[drkcynic]

Those who are still trapped in FH thinking will find it very difficult to move forward because in their mind, FH is always better. Of course if there is NO price premium FH is best, but with 15-20% extra one can only enjoy the FH effect when property is held for 20-30 years. Short term most buyers will be concerned on quantum rather than lease decay because a project with 95 years left on TOP is still new. Many projects like Seaside Residences, Liv at MB, DLeedon, Daintree, Martin Modern, View at Kismis, Garden Vista, Fourth Avenue Residences managed to do well though they are LH nestled in FH enclave.

If we look at FH Amber Park, their +200 PSF return didnt really outperform +500 PSF in LH Seaside. While lease is important, other attributes like location, volume, land size, entry price matters as much, if not much more.

There are plenty of FHs which makes 1+m in 10 years though, their prices continue to go up every year. Can't say the same for LH especially as they age.

There is still the question of stamp duties and agent fees etc. If you flip 2x LH in 10 years, you incur 2 sets of such fees, versus a FH which you hold for 10 years x 1 set.

 

[sellipad2]

There are plenty of FHs which makes 1+m in 10 years though, their prices continue to go up every year. Can't say the same for LH especially as they age.

There is still the question of stamp duties and agent fees etc. If you flip 2x LH in 10 years, you incur 2 sets of such fees, versus a FH which you hold for 10 years x 1 set.

Besides quantum, also have to look at annualized returns. That's why FH effect only come in when one hold for 20-30 years, else 5-10 year time-frame LH usually better.

Just need to look at 2018-2019 new launches and the profit they made in such a short period. I don't recall any FH making comparable gains over this period. Of course if psf is same go for FH!

 

[drkcynic]

Besides quantum, also have to look at annualized returns. That's why FH effect only come in when one hold for 20-30 years, else 5-10 year time-frame LH usually better.

Just need to look at 2018-2019 new launches and the profit they made in such a short period. I don't recall any FH making comparable gains over this period. Of course if psf is same go for FH!

2018-2019 is the exception, not the norm. I think the danger comes from this fact, that people who missed out on this period, are coming in for a 2nd bite today, hoping for the same returns. It remains to be seen, how the market will go, or whether the same kind of returns can be achieved.

In terms of unlimited upside and limited downside, FH is still the way to go imo. Especially when we are talking about the resale market. The good FHs, which have been steadily rising, will likely continue to rise. The good LHs, especially those which have already risen since 2018-2019, it's not clear if they will continue to rise as they age.

Anyway I think we are digressing. Let's leave this thread for the GD discussion.

 

[Iridiumguy]

PROPOSED RESIDENTIAL FLAT DEVELOPMENT COMPRISING 7 BLOCKS OF 18-STOREY APARTMENTS (TOTAL: 1,008 UNITS) WITH SHOPS (TOTAL: 5 SHOP UNITS) AT 1ST STOREY, 3 LEVELS OF BASEMENT CARPARKS, SWIMMING POOL AND COMMUNAL FACILITIES ON LOT 07677W MK 25 AT DUNMAN ROAD (MARINE PARADE PLANNING AREA)
DECISION NO: P070722-01E2-Z000
MK/TS LOT NO: MK25 07677W
ADDRESS: DUNMAN ROAD

 

[Iridiumguy]

The gross floor area of the proposed building is as stated in Table 1. Table 1: Approved GFA Floor Area (m2 ) Use 88056.17 Residential (Flat/Condo) 6182.47 Bonus GFA above MP control - Balcony 585.27 Bonus GFA above MP control - Others 1766.42 Bonus GFA above MP Control – Built Environment Transformation 264.83 Shop

What is the BE transformation GFA? Seems like a new thing

 

[De SantaClaus]

Agree. FH for strata is a facade. You actually don't own the land anyway. 80% of your neighbors decide to vote for enbloc then you got to vacate your house anyway.
15% premium you pay at launch will be returned to you only when it enblocs. It is just Buy high sell high.

Agree. FH only valuable when you own the land. Otherwise in financial modelling terms, it is just the present value of future '99y lease top-up' savings by developers in future en-bloc.

 

[Spring.Bubbles]

Starting a new discussion on the recent and upcoming new launches in District 15, as the previous one got locked.

Let’s keep the conversation constructive and refrain from throwing personal insults

 

[CarrotDeNiro]

Starting a new discussion on the recent and upcoming new launches in District 15, as the previous one got locked.

Let’s keep the conversation constructive and refrain from throwing personal insults

Thanks for creating this thread.

 

[CarrotDeNiro]

Today Mother’s Day, the ladies here no go out celebrate?

 

[drkcynic]

This thread opened by meimei, give her some face.

Let's play nice ya.

 

[Kunkka]

so many clones.

 

[theonenonly]

I’m always nice

 

[ThinkCarefully]

Brothers and sisters, let’s continue our discussion on D15 new launches and other new launches in 2023