Jun 2024 BTO

[y2c_whtdouwant]

Singles need wait next exercise then can ballot at mature area?

That means left Teban & jin ulu next to yishun can choose liao

 

[HomeMommy]

yah - just.. river view... ok la if you couple couple no kids, everyday sit at the balcony see water lor!

this u r wrong le. If high floor u have kinda gd unblocked views cos in front ish stadium all these not so high. But a bit far from mrt lor.

moreover stadium not likely to move de so chances are u have unblocked view for long long time.

 

[coolhead]

Very cheap, can sell for 1.5m after MOP

Based on 10% annual appreciation of 700k bto price over a 14 year period, we are looking at $2.6M

 

[1982-1994]

Got balcony?

Yes

Singles need wait next exercise then can ballot at mature area?

Ya
I think singles above 55 can apply too

 

[coolhead]

Imo, applying for PLH flats is as good as applying for a condo in terms of price appreciation. The PLH restrictions do not mean that there is lack of demand of such flats when it goes into resale market.
It's captain obvious but not a good choice for those who have a bad marriage.

 

[cosmos001]

Imo, applying for PLH flats is as good as applying for a condo in terms of price appreciation. The PLH restrictions do not mean that there is lack of demand of such flats when it goes into resale market.
It's captain obvious but not a good choice for those who have a bad marriage.

It is artificially suppressing the demand though. Once you restrict the targeted audience, there will be a mismatch in demand and supply. Once that happens, it will be a buyer's market.

 

[coolhead]

It is artificially suppressing the demand though. Once you restrict the targeted audience, there will be a mismatch in demand and supply. Once that happens, it will be a buyer's market.

In your statement, the contention will be whether the restrictions resulting in the change in target audience will be sufficient to turn it into buyers market.

Properties will always be about location and it'll be hard to gauge the impact of today's PLH policies 14 years ahead.

 

[Suporter]

That means left Teban & jin ulu next to yishun can choose liao

Still got Marsiling Peak...

 

[cosmos001]

In your statement, the contention will be whether the restrictions resulting in the change in target audience will be sufficient to turn it into buyers market.

Properties will always be about location and it'll be hard to gauge the impact of today's PLH policies 14 years ahead.

Nope. If properties are only about location, ECs won't be oversubscribed. Affordability and profitability also play a huge part. In the case of PLH resales, profitability is almost non-existent, so it needs to at least be affordable for the target audience. There might be some anomalies with 47th floor units, unblocked MBS view, but the large majority of these units will be priced within reach for the average Singaporean (for sure not condo prices), as evidenced further by the presence of income ceiling.

 

[daylight]

Which bto will hit magical 800k for 4rm

 

[eboy]

PLH sell after 10 years subjected to BTO income ceiling for buyers if I'm not wrong

 

[coolhead]

Nope. If properties are only about location, ECs won't be oversubscribed. Affordability and profitability also play a huge part. In the case of PLH resales, profitability is almost non-existent, so it needs to at least be affordable for the target audience. There might be some anomalies with 47th floor units, unblocked MBS view, but the large majority of these units will be priced within reach for the average Singaporean (for sure not condo prices), as evidenced further by the presence of income ceiling.

Why is profitability almost non-existent for PLH resales? Who is the target audience for PLH resales?

Is current resale market in good HDB locations priced within reach for 35year old singles? What criteria will ensure the majority of these resale PLH units will be priced within reach for average Singaporean?

Does income ceiling apply for PLH resales? Edit: income ceiling does apply.

 

[Encouragesome1]

https://homes.hdb.gov.sg/home/landing


4-room flats in Tanjong Rhu Riverfront I & II
$568,000 - $779,000

Est. waiting time
48 months (Tanjong Rhu Riverfront I)/ 55 months (Tanjong Rhu Riverfront II)


4-room flats in Holland Vista
$582,000 - $762,000

Est. waiting time
57 months

Is anyone applying for this launch?

Both sounds nice but the price I can’t so no wayyyy

 

[Encouragesome1]

Is current resale market in good HDB locations priced within reach for 35year old singles? What criteria will ensure the majority of these resale PLH units will be priced within reach for average Singaporean?

G don care
Gdp they care
G will say this demand supply mybfd
They ll say can’t afford pls go non town non central locations go stay in ulu er places that lesser ppl want then cheaper
yay qed

 

[cosmos001]

Why is profitability almost non-existent for PLH resales? Who is the target audience for PLH resales?

Longer MOP = lease decays much faster along with its value. PLH resales would have <79 years remaining lease by the time the second buyer decides to sell. Longer MOP also means reduced annualized gains. Judging from the restrictions, the buyers of million dollar resales these days are foreigners, downgraders, rich couples who exceed the income ceiling. Since these group of buyers are ineligible for PLH resales, it will be hard to sell at a high price like today.

 

[Evil_Boss]

Singles above 55 can apply for mature areas? Under which scheme?

Lao ah pek scheme

 

[maxieb]

Holland Vista, auto millionaire once MOP

You must consider the cost price and accured interest, so if can sell at least 1.5m then consider good deal

 

[saikangwarrior]

Why is profitability almost non-existent for PLH resales? Who is the target audience for PLH resales?

Is current resale market in good HDB locations priced within reach for 35year old singles? What criteria will ensure the majority of these resale PLH units will be priced within reach for average Singaporean?

Does income ceiling apply for PLH resales? Edit: income ceiling does apply.

Don’t understand leh. If condo remains at current price.

Come 2035, if sellers sell at 1.5mil, you just need a cash rich retiree downgrading from condo to buy your house, then give back 150k to govt, left 1.35mil to song song gao jurong

compounding to this is that since a lot of PLH owners buy to keep, the supply will be low, making 1.6-.1,7 mil highly possible

 

[coolhead]

Longer MOP = lease decays much faster along with its value. PLH resales would have <79 years remaining lease by the time the second buyer decides to sell. Longer MOP also means reduced annualized gains. Judging from the restrictions, the buyers of million dollar resales these days are foreigners, downgraders, rich couples who exceed the income ceiling. Since these group of buyers are ineligible for PLH resales, it will be hard to sell at a high price like today.

There is lease decay I won't deny. However it's hard to say it's much faster than normal HDB lease decay.

How do you come to conclusion than longer mop means reduced annualised gains? However, if factoring lease decay into annualised gains that can make sense but does it take into account the gains in the initial years before the lease decay starts? E.g the actual value of the flat based on the location.

Downgraders, rich SPRs, children with rich parents are possible buyers of these flats.

If I were to use an example of Woodleigh residences currently priced at 2.4k PSF, the nearby HDB is priced about 1.2k PSF or slightly lower which is 50% of condo sqft price, those darn sellers are crazy. Lease is similar for both.

Looking at tanjong rhu, this condo unit has 80 years lease left going for 1.9k PSF. HDB bto currently priced at $695 PSF using midpoint of $673k at 970sqft. I won't even look into the recently transacted price for HDB . Going by 50% discount of 1.9k PSF and I'm deliberately comparing it with condo 80 year lease to be conservative (with <79 year lease right), the HDB in resale will be estimated $945K. For a HDB resale at 90 year lease, it will definitely be higher, not even taking into account price inflation down the road.

https://www.propertyguru.com.sg/listing/for-sale-water-place-25183136

 

[coolhead]

Don’t understand leh. If condo remains at current price.

Come 2035, if sellers sell at 1.5mil, you just need a cash rich retiree downgrading from condo to buy your house, then give back 150k to govt, left 1.35mil to song song gao jurong

compounding to this is that since a lot of PLH owners buy to keep, the supply will be low, making 1.6-.1,7 mil highly possible

1.6-1.7 mil is too low imo, I'm thinking more like 2 mil based on 8% annual appreciation for 14 years.