PARC ESTA - THREAD

[1993newbie]

PPR 1 bedder first subsale transacted $925k.
How will this affect PE studios in subsale/resale market? Hmmmmm

 

[sinequa88]

only about 8% gross profit. lousy man. after BSD and agent comm. maybe negative

 

[daheigou999]

only about 8% gross profit. lousy man. after BSD and agent comm. maybe negative

Purchase price = 865k
BSD = 20k
Seller agent fee = 20k
Legal/admin = 3k
3 year progressive interest cost = 10k
Breakeven = 918k

Selling price = 924k

Profit = 6k after putting 215k for 3 years...

Where’s the meat? And we’re talking about PPR which is one of the better new launches...

 

[1993newbie]

And First batch of PE buyers will ends Q4 2021.
Interesting subsale in the coming years for D14.

Definitely resale buyers will compare it with PPR.

Purchase price = 865k
BSD = 20k
Seller agent fee = 20k
Legal/admin = 3k
3 year progressive interest cost = 10k
Breakeven = 918k

Selling price = 924k

Profit = 6k after putting 215k for 3 years...

Where’s the meat? And we’re talking about PPR which is one of the better new launches...

 

[Taniban]

Purchase price = 865k
BSD = 20k
Seller agent fee = 20k
Legal/admin = 3k
3 year progressive interest cost = 10k
Breakeven = 918k

Selling price = 924k

Profit = 6k after putting 215k for 3 years...

Where’s the meat? And we’re talking about PPR which is one of the better new launches...

Agent fees are killers... gotta market yourself if you are trying to flip otherwise it doesn't make sense to do this.

 

[daheigou999]

Agent fees are killers... gotta market yourself if you are trying to flip otherwise it doesn't make sense to do this.

Hence, a lot of buyers are asking for kickback from new launch purchase

“New launch sure make money?” Yeah, for agents.

 

[NiShiZhu]

And First batch of PE buyers will ends Q4 2021.
Interesting subsale in the coming years for D14.

Definitely resale buyers will compare it with PPR.

The more interesting subsale will be those D21 condo
Imagine those buying at 22xxpsf... hehe

 

[daheigou999]

The more interesting subsale will be those D21 condo
Imagine those buying at 22xxpsf... hehe

Pray that they make money.

All huat together

 

[Passerboy]

Purchase price = 865k
BSD = 20k
Seller agent fee = 20k
Legal/admin = 3k
3 year progressive interest cost = 10k
Breakeven = 918k

Selling price = 924k

Profit = 6k after putting 215k for 3 years...

Where’s the meat? And we’re talking about PPR which is one of the better new launches...

Was just thinking if Park Place Residences (with dual MRT line, three shopping malls and Grade A offices) cannot sell above $2000psf easily, what is the rationale for buyers buying into Park colonial and Woodleigh Residences (one shopping mall/MRT line and bus interchange) at above $2000psf.

Park Colonial and the Woodleigh Residences recent transactions are crossing $2100psf; perhaps when these two TOP, Park Place Residences would have another move upwards?

 

[holasingapura]

Was just thinking if Park Place Residences (with dual MRT line, three shopping malls and Grade A offices) cannot sell above $2000psf easily, what is the rationale for buyers buying into Park colonial and Woodleigh Residences (one shopping mall/MRT line and bus interchange) at above $2000psf.

Park Colonial and the Woodleigh Residences recent transactions are crossing $2100psf; perhaps when these two TOP, Park Place Residences would have another move upwards?

Now then you know. I predict 50% of the recent new launch units will be resold in the RED.

 

[NiShiZhu]

Was just thinking if Park Place Residences (with dual MRT line, three shopping malls and Grade A offices) cannot sell above $2000psf easily, what is the rationale for buyers buying into Park colonial and Woodleigh Residences (one shopping mall/MRT line and bus interchange) at above $2000psf.

Park Colonial and the Woodleigh Residences recent transactions are crossing $2100psf; perhaps when these two TOP, Park Place Residences would have another move upwards?

Every newly TOP projects should have some desperate sellers for whatever reason.
So it’s a matter of how long one can hold and exit at right time/price. The PPR one bedder seller only bought at 17xxpsf in 2017 and only translate to little profit if sell after 3 years. Imagine those who pay much higher and at a much inferior location.... I think even they want 6k profit also no chance. Hehe
It also signal that buyers should no longer be looking for short term high cap gain anymore.

 

[daheigou999]

Now then you know. I predict 50% of the recent new launch units will be resold in the RED.

And that’s why it’d have been better to invest in Propnex shares instead.

Riding through the property cycle without a single cent at risk

 

[Passerboy]

Every newly TOP projects should have some desperate sellers for whatever reason.

It also signal that buyers should no longer be looking for short term high cap gain anymore.

This should had been a given with the introduction of so many cooling measures, but I still think PPR would have a better upside than The Woodleigh Residences/Park Colonial. Let’s see in 3 years time when the other two TOP.

 

[1993newbie]

PE studios already hit beyond $20xxpsf

 

[Passerboy]

Now then you know. I predict 50% of the recent new launch units will be resold in the RED.

LOL, all along I know, and u said 50% in Red means 50% are still green. Mind you, given example Stirling Residences (near Queenstown MRT) was as low as $15xxpsf in 2018, fast forward two years, Clavon (far away from Clementi MRT 3 stops down) starts about the same price.

So I believe there were still good picks back then and Parc Esta could still be one of them if one enterer in the first phase of $15xxpsf.

 

[NiShiZhu]

This should had been a given with the introduction of so many cooling measures, but I still think PPR would have a better upside than The Woodleigh Residences/Park Colonial. Let’s see in 3 years time when the other two TOP.

Probably most property need a longer runway to see profit nowadays.
I bought a resale property in 2007 for self stay and it took me about 10 years to see 350k-400k profit.
Let alone now the high entry price for most new launch.

Anyway don’t worry too much, if the linq at 22xxpsf-24xxpsf still got takers and can sell out within one day, I think most condo won’t loss money if exit at right time.

 

[Passerboy]

PE studios already hit beyond $20xxpsf

Haha park colonial has $21xxpsf and The Woodleigh Residences has $24xxpsf transacted recently and these were for two bedder. They must really love Woodleigh. So in comparison won’t be surprised w Parc Esta $20xxpsf given the very small unit size (though not saying it’s good).

 

[Falafell]

This should had been a given with the introduction of so many cooling measures, but I still think PPR would have a better upside than The Woodleigh Residences/Park Colonial. Let’s see in 3 years time when the other two TOP.

Definitely agree with you that PPR edges over TWR at the same price point. I do think that this transaction is an outlier case. The seller must have been urgent in wanting to sell it off. A good deal for the buyer

 

[momoksan]

Definitely agree with you that PPR edges over TWR at the same price point. I do think that this transaction is an outlier case. The seller must have been urgent in wanting to sell it off. A good deal for the buyer

It is a good deal for agents; not the new buyer.

 

[Passerboy]

It is a good deal for agents; not the new buyer.

Beg to differ, the new buyer of the Park Place Residences units at 19-20xxpsf would be better off than those who had purchased Park Colonial and Woodleigh Residences above $21xxpsf. Better locale and more potential upside. Still boils down to entry price.