Forett

[bolster]

Just look at KAP residences, many buy laio cannot resell, stuck and some sold for loss

Can resell lah. Sell at a loss Loh.

But The worse is the commercial units. Vacant for so many years.

The cascadia in prime d21 1br freehold 900k is another example. That area Forett, not prime D21 leh, really got demand? Amazing.

 

[SunnyCo]

Targetting 8th August open for sales..

Will the developer take the chance to launch just before hungry ghost festival? A poor opening is the last thing they hope for.

 

[1993newbie]

Most recent Transactions for KAP:
> 2 bedder PH (1012sqft) sold for $1.575mil on Dec 2019. Owner purchased it for $1.539mil in 2013.

> 1+S (495sqft) sold for $823k in Oct 2019. Owner purchased it for $923 500 in 2013.

> 3+S (936sqft) sold for $1.71mil in Sept 2019. Owner purchased it for $1.679mil in 2013.

Just look at KAP residences, many buy laio cannot resell, stuck and some sold for loss

 

[1993newbie]

Starting launch price for KAP back in 2013 was $888 100 for a 1+S unit type.

A resale unit has transacted lower than launch price, #06-02 transacted for $823k.

Despite being FH and integrated with commercial mall, a resale can transact below launch price.

Most recent Transactions for KAP:

> 1+S (495sqft) sold for $823k in Oct 2019. Owner purchased it for $923 500 in 2013.
.

 

[1993newbie]

D21 FH King Albert as an example.

Quick search on Prop Guru, 1+Study listing asking price starts from $888 888 which is similar to 2013 launch price of $888 100.

What happen here? A FH D21 didn’t appreciate over 7 years? Hmmmm

Yeah agree with u. Own stay ok but investment-wise, Rental yield not super attractive when looking at neighbouring projects. But could also be becos of all the construction for new projects going on (think may be better few yrs down when Daintree/kismis fully constructed?) but post-that will commence the transport hub construction...think maybe capital appreciation for these D21 projects will only come 5-10yrs down the road?

 

[NiShiZhu]

D21 FH King Albert as an example.

Quick search on Prop Guru, 1+Study listing asking price starts from $888 888 which is similar to 2013 launch price of $888 100.

What happen here? A FH D21 didn’t appreciate over 7 years? Hmmmm

Hehe, I hope this unit has been tenanted out since 2013 till now.
At least the rental receive can cover losses incurred from agent fee, stamp duty and other misc costs.

 

[1993newbie]

And KAP underwent the Construction of Downtown line > Opening of Downtown line > Till today.

D21 FH King Albert as an example.

Quick search on Prop Guru, 1+Study listing asking price starts from $888 888 which is similar to 2013 launch price of $888 100.

What happen here? A FH D21 didn’t appreciate over 7 years? Hmmmm

 

[1993newbie]

Went to kaypo rental transaction for KAP (400-500sqft)
Past 6 months transaction > $2000-2200.
Seems like rental yield is below 3%.

Hehe, I hope this unit has been tenanted out since 2013 till now.
At least the rental receive can cover losses incurred from agent fee, stamp duty and other misc costs.

 

[NiShiZhu]

Went to kaypo rental transaction for KAP (400-500sqft)
Past 6 months transaction > $2000-2200.
Seems like rental yield is below 3%.

Hehe, assuming tenanted out for 4 years (in betw 2013 to 2020), total rental received around 100k.
Sell at breakeven now still can possibly cover costs from agent fee, stamp duty and other misc costs I hope.

 

[1993newbie]

It TOPed in late 2016. First rental month starts from Jan 2017. So probably less than $100k.

$2100 x 3.5 years = $88 200. (Jan 2017-June2020)

Hehe, assuming tenanted out for 4 years (in betw 2013 to 2020), total rental received around 100k.
Sell at breakeven now still can possibly cover costs from agent fee, stamp duty and other misc costs I hope.

 

[NiShiZhu]

It TOPed in late 2016. First rental month starts from Jan 2017. So probably less than $100k.

$2100 x 3.5 years = $88 200. (Jan 2017-June2020)

Total cost for stamp + agent fee = 39k.
If rented out 3 years and vacant 6 months still got earn 40k.
Still better than putting in FD.

 

[1993newbie]

Those considering Forett or any of Toh tuck launch for rental.
Kaypo me went to check rental trans for neighbouring projects (past 6 months)

Nottinghill suites:
1 bedder > $1550-2000
2 bedder > $2000-2300

The Creek:
1 bedder > $1800-1950
2 bedder > $2250-3800
3 bedder > $3000-$3750
4 bedder > $3800-4000

Terrene:
1 bedder > $1900-2200
2 bedder > $2400-3300
3 bedder > $3200-3500

 

[The_Davis]

1993newbie, you should consider start youtube channel haha. Can counter pessimistic lady from hk

 

[sinequa88]

Total cost for stamp + agent fee = 39k.
If rented out 3 years and vacant 6 months still got earn 40k.
Still better than putting in FD.

count the bank interest for mortgage liao ma?

 

[NiShiZhu]

count the bank interest for mortgage liao ma?

Hehe, Must also count the number of times air con spoil, need maintenance, toilet bowl clog, pipe leaking..... every cents Counts.

 

[Forever84]

D21 FH King Albert as an example.

Quick search on Prop Guru, 1+Study listing asking price starts from $888 888 which is similar to 2013 launch price of $888 100.

What happen here? A FH D21 didn’t appreciate over 7 years? Hmmmm

Proof again that FH/LH is secondary factor in early life of development.

Anyway, in my opinion, the problem is with unit mix, I don't know where the tenants would come from at that area.

I think the value in that development will continue to dip or remain stagnant as the first few sellers already set the tone.

 

[NiShiZhu]

Proof again that FH/LH is secondary factor in early life of development.

Anyway, in my opinion, the problem is with unit mix, I don't know where the tenants would come from at that area.

I think the value in that development will continue to dip or remain stagnant as the first few sellers already set the tone.

For tenant pool, the district needs to have future growth, job creation (offices), good schools. Though beauty world may undergo revamp, but agree with u that I also dunno where the tenant pool will come from.

 

[drkcynic]

For tenant pool, the district needs to have future growth, job creation (offices), good schools. Though beauty world may undergo revamp, but agree with u that I also dunno where the tenant pool will come from.

Some agents will say near pei hwa. But 1 primary sch how to tank so many condos. Pei Hwa by 2C1 also left 20-30 space each year.

I am actually more interested in that plot opposite bukit timah market, along Jalan Jurong Kechil.

 

[Passerboy]

For tenant pool, the district needs to have future growth, job creation (offices), good schools. Though beauty world may undergo revamp, but agree with u that I also dunno where the tenant pool will come from.

Surprisingly the attraction seems to be Pei Hwa Presbyterian Pri, the “Bukit Timah” pull (though I don’t think it’s BT exactly), the FH status that attracts buyer to KAP Residences, a colleague of mine went to view a unit there and seems intent to purchase it. She is also looking at Forret, as she only particularly picks the FH ones.

 

[xirodspace]

Surprisingly the attraction seems to be Pei Hwa Presbyterian Pri, the “Bukit Timah” pull (though I don’t think it’s BT exactly), the FH status that attracts buyer to KAP Residenc
es, a colleague of mine went to view a unit there and seems intent to purchase it. She is also looking at Forret, as she only particularly picks the FH ones.

Not only Pei Hwa la. Think many D21 buyers especially those working in CBD/Downtown (or want access to town) just want to be near DTL. That’s why launches like Fine wine Kopar and The M @ Bugis have seen gd interest. Anything from Sixth Avenue down becomes incrementally pricier so Beauty World is next most affordable option?