Pasir Ris 8 unofficial "guide price"

[NiShiZhu]

Floridian got so hot meh? Quite a few unprofitable transaction

 

[arctician]

Maybe cos Bukit Timah. Also noticed Floridian prices keep trending higher than previous transaction. Didn’t track Sixth Avenue Residences though.

sixth avenue uptrend is even faster than floridan, there is a lack of transaction because no owner there want to sell, on ppty guru normal 3 bedroom usually have 1 listing at $2M+ only if lucky. There will be a caveat with $19xx PSF soon which was a 15% increase over last transacted. Floridian also hit 2k psf now when 2 bedder historical was 1.9k psf

one thing i dont like about old condo is they have large bay window in every bedroom and bathroom, the bay windows in 2B2B already can form a study...but advantage is density is very low and land area is very big

after a few site visit i concluded its best to avoid buying 1 bedder or studio, and avoid boutique at all costs...then next time easier to exit. for 1 bedder it only appeal to investor, and they will lowball you because of the fact they are investor (only pay below fair value), while home stayer (pay >fair value)

i got a 1 bedder and always get low ball till no tom man.

 

[arctician]

Floridian got so hot meh? Quite a few unprofitable transaction

i am guessing its the quantum, not many can afford $3-4M quantum, i only look for 2B2B which is around 1.5-1.7M, anything above $3M i wont waste time coz cant afford lol

there are also CM in 2013 and 2018, if these buyers held till now i think they huat already. PR8 PSF already higher than bt timah FH.

 

[Passerboy]

Floridian got so hot meh? Quite a few unprofitable transaction

oohhh.. I see psf seems uptrend. Checked squarefoot 9 profitable and 2 unprofitable in the past six months, $1.2m is the highest profit made and $620k is the highest loss. Quite a big disparity.

 

[arctician]

for me i look less at the no of profitable or unprofitable txn, because in every project there are bound to be a mix of profitable and less profitable ones..i feel psf trendline on edgeprop more impt.

for floridian during TOP in 2011 and 2012 alot entered above $2k psf..then after CM in 2013 it dropped to 1500-1750 for next 6 years and only started breaking 2k psf again in early 2021.

Classic case of entering too high right before CM announced.

 

[Passerboy]

for me i look less at the no of profitable or unprofitable txn, because in every project there are bound to be a mix of profitable and less profitable ones..i feel psf trendline on edgeprop more impt.

This is not true, many projects have entirely all profitable transactions, think High Park, Panorama, Seaside Res, and Clement Canopy are some recent ones I can think of.

Sims Urban Oasis also good example but think got one unprofitable alr.

 

[arctician]

This is not true, many projects have entirely all profitable transactions, think High Park, Panorama, Seaside Res, and Clement Canopy are some recent ones I can think of.

Sims Urban Oasis also good example but think got one unprofitable alr.

yea but unprofitable transaction doesnt mean they are not good and not worth buying, it may be because they entered too high or right before CM. Like PR8 it doesnt mean project is not good when the 30% of the 1.8-2.1k psf seller exit at loss, it simply means they overpay on day 1, but still a good project.

reflections and sentosa cove most of transactions are unprofitable, but i will consider once it touch 1.2K psf for retirement next time

 

[bolster]

http://ytreporp.com/propertyinvestment.php
past 2 months, 80% all huat leh.

 

[arctician]

http://ytreporp.com/propertyinvestment.php
past 2 months, 80% all huat leh.

except...reflections again....

 

[NiShiZhu]

http://ytreporp.com/propertyinvestment.php
past 2 months, 80% all huat leh.

Hehe how to not huat in a seller’s market?
thank u PR8, amk and Lentor

 

[ThinkCarefully]

except...reflections again....

###

Reflections...classic loss making label...

Don’t make friends with losers

That being said, after all the red ink has cleared... 1 k psf can consider

###

 

[1993newbie]

for me i look less at the no of profitable or unprofitable txn, because in every project there are bound to be a mix of profitable and less profitable ones..i feel psf trendline on edgeprop more impt.

for floridian during TOP in 2011 and 2012 alot entered above $2k psf..then after CM in 2013 it dropped to 1500-1750 for next 6 years and only started breaking 2k psf again in early 2021.

Classic case of entering too high right before CM announced.

JARDIN, despite being close to BW and Freehold. 5 profitable & 30 unprofitable..... Went through opening of DTL, next construction of CRL..

 

[dareaper]

JARDIN, despite being close to BW and Freehold. 5 profitable & 30 unprofitable..... Went through opening of DTL, next construction of CRL..

why is Jardin performing so badly? Is it because it's all loft units and at the corner of 2 busy roads / flyover?

 

[arctician]

JARDIN, despite being close to BW and Freehold. 5 profitable & 30 unprofitable..... Went through opening of DTL, next construction of CRL..

why is Jardin performing so badly? Is it because it's all loft units and at the corner of 2 busy roads / flyover?

i am surprised there are even 5 profitable txn, i scanned the listing and there is no way i will touch this even at 1.5k psf, the units have a loft and you are paying for strata airspace, means effectively the average 1.5K PSF is lower on paper and higher when you remove the airspace.. i have 3 principles when come to buying resale, never buy loft, never buy boutique with less than 100k sf land area, never buy low floors...jardin unfortunately fit into 2 of them.

generally ppty can make money but there are always exception, some projects will just never trend up due to lack of desirable attributes. Loft is one of them. This project buy at 1.5k psf, also hard to exit with profit..

though projects like seaside residences are 100% profitable, early buyer all entered at $1.4-1.6k psf, so those who bought from them now at 2.2k+ psf are likely to exit with losses when lease decay overtime, like silversea...so project with profitable txn doesnt mean its good, and one with unprofitable txn doesnt mean its not good...have to consider timing, price and unit attributes

 

[wetdreamx]

Floridian got so hot meh? Quite a few unprofitable transaction

Shiok pain man

 

[abcde83]

Shiok pain man

back in those days, the price bought may not be nett... may have developer discounts n furnitures vouchers right?

so number not accurate?

 

[arctician]

discount or no discount, we are talking about $3M+ here...its funny how we can press keyboard dishing critique on their investment when we not even their league

 

[bolster]

JARDIN, despite being close to BW and Freehold. 5 profitable & 30 unprofitable..... Went through opening of DTL, next construction of CRL..

Maybe is developer vision? FEO always launch at ridiculous price, maybe they can see something in 40yrs?

 

[Zze121]

quantum reaches a certain level, buyer pool of different league and in small size
50% floridian r ft + pr, thats says it all

 

[extraordinaryboynextdoor]

i am surprised there are even 5 profitable txn, i scanned the listing and there is no way i will touch this even at 1.5k psf, the units have a loft and you are paying for strata airspace, means effectively the average 1.5K PSF is lower on paper and higher when you remove the airspace.. i have 3 principles when come to buying resale, never buy loft, never buy boutique with less than 100k sf land area, never buy low floors...jardin unfortunately fit into 2 of them.

generally ppty can make money but there are always exception, some projects will just never trend up due to lack of desirable attributes. Loft is one of them. This project buy at 1.5k psf, also hard to exit with profit..

though projects like seaside residences are 100% profitable, early buyer all entered at $1.4-1.6k psf, so those who bought from them now at 2.2k+ psf are likely to exit with losses when lease decay overtime, like silversea...so project with profitable txn doesnt mean its good, and one with unprofitable txn doesnt mean its not good...have to consider timing, price and unit attributes

My principle in buying property is that there should be no principle haha. I will buy whatever makes me money. I generally agree lofts appeal to a niche market, so they are hard to sell. As for boutique developments, they don't generate enough transactions to create price momentum, but they can be appealing for a number of reasons. As for low floors, that's been my experience when buying recently - for some reason, Singaporeans really do not like units on lower floors (unless it's a low rise area).