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

[Mecisteus]

1. Yeah I mean when TOP loan is disbursed up to 85% of purchase price. So interest payable by the buyer is up to that amount, not for full loan.

2. Condo where got MOP. There is SSD liability, previously 3 years, now 4 years. Say I bought Lentor Modern new launch in Sep 2022. If I had sold within 3 years, I had to pay SSD. By now Nov 2025, selling the unit no longer incurs SSD. Lentor Modern not yet TOP. I sell for profit without even collecting keys.

That's why in various threads in this forum, some people (including me) suggest to start SSD liability from TOP, not from time of purchase. This will kill flipping and hold prices steady for genuine buyers.

2) lol ok I got mixed up with the other EC thread.

 

[runforyourlife]

Can't help it. Look a lot like prison complex.

Spoken like someone whom cannot afford it lol

 

[Iridiumguy]

So onemap updated the school query. Seems like Tembusu grand is not within 1km to Kong Hwa. Can search using the "schools near buildings" function

 

[durain]

Spoken like someone whom cannot afford it lol

More like cannot afford his meds. People see condo he see prison. Usually what you see outside, is a reflection of what's going on inside. Quite ke lian. Can confirm this once he come back say he stay landed.

 

[Mecisteus]

More like cannot afford his meds. People see condo he see prison. Usually what you see outside, is a reflection of what's going on inside. Quite ke lian. Can confirm this once he come back say he stay landed.

To be fair, some completed condos really look like a barrack, prison or school.

But these are not completed yet. So cannot really judge.

 

[durain]

To be fair, some completed condos really look like a barrack, prison or school.

But these are not completed yet. So cannot really judge.

Square layout, point blocks, ventilated kitchen and toilet. Have to look like that lor. If not then devs can choose a better color scheme

For Nice design usually a lot of wasted space, round corners, weird balcony space, sky habitat is one example.

 

[Discarded]

More like cannot afford his meds. People see condo he see prison. Usually what you see outside, is a reflection of what's going on inside. Quite ke lian. Can confirm this once he come back say he stay landed.

Haha you can say anything, I don't mind one. It is a prison looking complex what, say the truth you butt hurt what can I do.

Take some time to visit a real condo and open your horizon. Don't suaku, see a mass market product impressed like no tomorrow. Suggest a 3 bedder at Leedon Residence.

Everyone squeeze in to such a small space nice meh. Got one Tembusu is the worst, go build a multi-story carpark. Laugh die me.

 

[jeffong]

So onemap updated the school query. Seems like Tembusu grand is not within 1km to Kong Hwa. Can search using the "schools near buildings" function

That has been confirmed back in 2023 itself.. There were owners who even wanted to sue CDL back then.

 

[Rxgn]

Haha you can say anything, I don't mind one. It is a prison looking complex what, say the truth you butt hurt what can I do.

Take some time to visit a real condo and open your horizon. Don't suaku, see a mass market product impressed like no tomorrow. Suggest a 3 bedder at Leedon Residence.

Everyone squeeze in to such a small space nice meh. Got one Tembusu is the worst, go build a multi-story carpark. Laugh die me.

you reminded me of someone.

 

[kiatme]

Good meh. On average, the 3 bedder made $300k profit after three years. If the purchase price is $2m, over three years:

BSD: $70k
Interest Payable: $90k
Seller Agent Commission (2%): $50k

You profit $90k in three years. Each year $30k.

You put in 25% downpayment ($500k) leh. Go one big hoo haa make $30k per year. And you go see Lentor Hills, on paper is $200k profit, if you minus off all the cost, I think he made a loss.

A bit off topic but i take one transaction in October for example instead of just guessing (some of hte numbers will be a bit off but i don't think its by too much)

Bought for 1.865M

• 5% + 20% = $466,250
• Buyer Stamp = $62,850
• Lawyer Fee = $2500
• Total put in so far : $531,600

Progressive mile payment, assuming interest at 4% - bought on 17th Sept 2022, sold on 23rd Oct ~ 38 months + buffer 4 months of interest waiting for completion etc

• Interests ~ $57,166
• Payment (money put in) ~ $94,265

Sold for 2.23M, Other costs

• Agent fees 2% + GST : 48,614
• Lawyer Fee = $3000

Total money put in so far (including buying lawyer fee, down payment, ongoing payments) : $625,865
Losses from misc costs (Lawyer fee buy/sell, interest fee, buyer stamp, agent fee) : $174,130
Gross Profit from selling (Selling price minus bought price) : $365,000
Nett Profit (365k minus 174k) = $190,690

Holding period ~ 42 months, 3.5 years
Total money put in : 625,865
Money Gained : 190,690

Is it a good gain?
*the numbers are not 100% accurate because i don't have the exact payment schedule for lentor modern, and the interest is abit off here and there but its a rough estimation ~ i also didn't proof check as this is done like within 15mins

 

[Discarded]

A bit off topic but i take one transaction in October for example instead of just guessing (some of hte numbers will be a bit off but i don't think its by too much)

Bought for 1.865M

• 5% + 20% = $466,250
• Buyer Stamp = $62,850
• Lawyer Fee = $2500
• Total put in so far : $531,600

Progressive mile payment, assuming interest at 4% - bought on 17th Sept 2022, sold on 23rd Oct ~ 38 months + buffer 4 months of interest waiting for completion etc

• Interests ~ $57,166
• Payment (money put in) ~ $94,265

Sold for 2.23M, Other costs

• Agent fees 2% + GST : 48,614
• Lawyer Fee = $3000

Total money put in so far (including buying lawyer fee, down payment, ongoing payments) : $625,865
Losses from misc costs (Lawyer fee buy/sell, interest fee, buyer stamp, agent fee) : $174,130
Gross Profit from selling (Selling price minus bought price) : $365,000
Nett Profit (365k minus 174k) = $190,690

Holding period ~ 42 months, 3.5 years
Total money put in : 625,865
Money Gained : 190,690

Is it a good gain?
*the numbers are not 100% accurate because i don't have the exact payment schedule for lentor modern, and the interest is abit off here and there but its a rough estimation ~ i also didn't proof check as this is done like within 15mins

I give you thumbs up for the effort but you think it's fair to just take the guy who made the most profit to argue that the project makes good money?

The profit is $290k for most of the people and if I use your values as a rough estimation, they went off with a profit of $120k for a whole 3.5 years. If I go by months, it's $2.8k per month.

Worth the effort to take the risk, ding dong here and there, to make $120k after 3.5 years? You might as use the money buy a resale EC, partition and rent out all the rooms. I think you would have made much more.

Nonetheless, still better than Grand Dunman and Tembusu. Asking for $2.8 PSF resale? They think they Bukit Timah ah? Not even true D15 lor. It's Dakota, closer to Geylang than Katong. Tembusu Grand is like upgraded version of HDB with MSCP. Grand Duman is stacked like prison. Only Emerald of Katong better and cheaper, worth it.

I didn't buy EOK anyway. So don't say I side it. I can't be bothered with all these mickey mouse units.

 

[kiatme]

I give you thumbs up for the effort but you think it's fair to just take the guy who made the most profit to argue that the project makes good money?

I didn't cherry pick on numbers, I think there are a few who made a bigger profit, and there are some who made lesser, but the thing is these people mostly sold before even TOP, or just on TOP. If they wanted to make more they could have just waited for awhile more for better profits, probably sold for because they need to sell for whatever reasons, but the thing is I don't think anyone of them made a loss after the deductibles. Willing seller willing buyer.

Worth the effort to take the risk, ding dong here and there, to make $120k after 3.5 years? You might as use the money buy a resale EC, partition and rent out all the rooms. I think you would have made much more.

If you buy a resale and rent out - you pay for

• Interest fees
• Maintenance fees
• Property tax
• Agent fees for rental
• Possible repairs, usually 2 years rental up you will definitely need to spend a few hundreds at least to repair, by 4-5 years likely a big ticket item will spoil
• Income tax on yields
• End up month on month you only earn a few hundred dollars on yield, this is highly dependent on the interest rates, if its based on this period it is good to buy to rent out, but imagine when sora was like 3.5%+, you will be bleeding money just by holding on to the property unless the loan you take is very little
• If you want to partition and rent out, how are you going to get the tenants for every single room. It is not easy, plus you need to handle a lot of loose ends, if you rent out to co-living, it will be very hard to sell in the future

The profit is $290k for most of the people and if I use your values as a rough estimation, they went off with a profit of $120k for a whole 3.5 years. If I go by months, it's $2.8k per month.

I don't know where you get the 290k for most people from, again these people sold just before TOP or on TOP, it is not like they held the product for 5 years and is unable to sell, they exited almost right when their SSD is up, this hows how strong the buyer market demand is. These people, if they felt the price isn't they, they could have held on for more money.

2.8k yields per month isn't it very good based on the amount of money put in? Which investment product gives you this amount of yield. perhaps a moneymind guru can come out and explain for the amount put in is the yields good or not. I am not sure how people calculate the yields for selling property, using the example that i listed, i googled how to calculate annualize yields and use this formula : [(Ending Value / Beginning Value)^(1 / Number of Years)] - 1, i also verified against chatgpt, the annualized yield for that property is ~7.9%. You can go moneymind or whereever and ask, 7.9% is much higher than most of the investment products out there.

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There is no right or wrong, you are free to invest in what you want

 

[Discarded]

I didn't cherry pick on numbers, I think there are a few who made a bigger profit, and there are some who made lesser, but the thing is these people mostly sold before even TOP, or just on TOP. If they wanted to make more they could have just waited for awhile more for better profits, probably sold for because they need to sell for whatever reasons, but the thing is I don't think anyone of them made a loss after the deductibles. Willing seller willing buyer.



If you buy a resale and rent out - you pay for

• Interest fees
• Maintenance fees
• Property tax
• Agent fees for rental
• Possible repairs, usually 2 years rental up you will definitely need to spend a few hundreds at least to repair, by 4-5 years likely a big ticket item will spoil
• Income tax on yields
• End up month on month you only earn a few hundred dollars on yield, this is highly dependent on the interest rates, if its based on this period it is good to buy to rent out, but imagine when sora was like 3.5%+, you will be bleeding money just by holding on to the property unless the loan you take is very little
• If you want to partition and rent out, how are you going to get the tenants for every single room. It is not easy, plus you need to handle a lot of loose ends, if you rent out to co-living, it will be very hard to sell in the future

I don't know where you get the 290k for most people from, again these people sold just before TOP or on TOP, it is not like they held the product for 5 years and is unable to sell, they exited almost right when their SSD is up, this hows how strong the buyer market demand is. These people, if they felt the price isn't they, they could have held on for more money.

2.8k yields per month isn't it very good based on the amount of money put in? Which investment product gives you this amount of yield. perhaps a moneymind guru can come out and explain for the amount put in is the yields good or not. I am not sure how people calculate the yields for selling property, using the example that i listed, i googled how to calculate annualize yields and use this formula : [(Ending Value / Beginning Value)^(1 / Number of Years)] - 1, i also verified against chatgpt, the annualized yield for that property is ~7.9%. You can go moneymind or whereever and ask, 7.9% is much higher than most of the investment products out there.

-----
There is no right or wrong, you are free to invest in what you want

Maybe you are right, just that we see that $650k differently.
$2.8k is perhaps good for most people.