Pasir Ris 8 unofficial "guide price"

[halfnode]

in public i will say yes, because govt have came out and announced only 4-5% of HDB will undergo SERS. For private LH i am less concerned because till date there is no LH that haslasted >40 years without going through enbloc, once there is increase in plot ratio or prices have declined with lease decay to stage where new vs old > 50% premium, developers will be keen to explore enbloc and top up lease..esp if GLS are gg to get more and more expensive, so pte LH owners at least have option to exit.

exceptions are LH projects sitting on FH land like reflections, or integrated developments with 99Y,these are harder to enbloc and i wont consider if aim is to go for wealth preservation

if i buy LH it has to cheaper by 20% vs FH in vicinity, and exit at 80y mark. if buy FH i have to ensure premium is <15% vs nearby LH. Historically data has also shown LH condo deliver higher rate of annual return vs FH due to the more affordable quantum

is it correct to assume your 20per cent cheaper the Fh to be for resale vs resale and not new launch vs resale?

 

[arctician]

Think if it drop to 1k plus, it will be en blocked. The future of psf based on NPV will much higher.
1k plus to be en blocked could be dam cheap. I don't mind staying at such undervalued property too! LOL

yea but enbloc usually need to fulfill 3 other criteria, increase in gross plot ratio, aged development > 30-40 years, and size of development, smaller e size lower the quantum and risk

i think in 15 years Silversea may not be prime for enbloc yet. the development is pretty large..so still got chance lol

 

[arctician]

is it correct to assume your 20per cent cheaper the Fh to be for resale vs resale and not new launch vs resale?

must be apple to apple, new vs new or resale vs resale

actually 20% is just an arbitrary number, for new launch if gap is < 15% for FH vs LH i will take former, if >25% i will take LH. if just nice 20% then you have to decide

Anecdotally data has shown LH give higher annual return due to lower quantum, so the growth comes from better affordability and lower base effect, however one need to watch out for bala curve and have to exit within 10-15 years, so only work if one dont plan to stay long term.

FH deliver lower annualized returns but no need to watch out for lease decay so save the hassle of moving in and out every few years..can stay long term.

depend on one's objective

 

[scanner007]

yea but enbloc usually need to fulfill 3 other criteria, increase in gross plot ratio, aged development > 30-40 years, and size of development, smaller e size lower the quantum and risk

i think in 15 years Silversea may not be prime for enbloc yet. the development is pretty large..so still got chance lol

Let see how the future pan out. Plot ratio could change, URA planning could change too.
Anyway, it still early to see. Many years to go...

 

[arctician]

Let see how the future pan out. Plot ratio could change, URA planning could change too.
Anyway, it still early to see. Many years to go...

yea if keen can use edgeprop enbloc calculator, pretty zhun. i have seen a few projects gg enbloc near Devonshire and it show up as 80% chance on edgeprop.

Silver sea plot ratio hard to go up further, if really want to speculate on the increase in plot ratio some low rise projects will be better, like those old 5 storey condo in bt timah, ura likely to increase intensity of land use if population goes up, so plot ratio got to go up to maintain same density

those which are already super high with plot ratio of 5-7, i think low chance.. go for 1.2

 

[arctician]

anyone saw the announcement on price increase with immediate effect? the Ki residences raised by 4% immediate as of today, parc clementis, verdale all raising prices!

 

[iceblendedchoc]

anyone saw the announcement on price increase with immediate effect? the Ki residences raised by 4% immediate as of today, parc clementis, verdale all raising prices!

quite funny as they are not integrated development.

Expect property to be more expensive from all the bid price. Even EC going to be 1300 psf for tampines. Waiting for 2nd half katong GLS.

 

[halfnode]

wonder with this wave tip the market into overheated zone.

 

[NiShiZhu]

wonder with this wave tip the market into overheated zone.

It’s like de Ja vu, especially those bought In 2013. Many projects sold out within days/weeks….but how many of them who bought in 2013 really huat in resale?
Now is just another re-enactment of 2013

 

[bujingyun82]

in public i will say yes, because govt have came out and announced only 4-5% of HDB will undergo SERS. For private LH i am less concerned because till date there is no LH that haslasted >40 years without going through enbloc, once there is increase in plot ratio or prices have declined with lease decay to stage where new vs old > 50% premium, developers will be keen to explore enbloc and top up lease..esp if GLS are gg to get more and more expensive, so pte LH owners at least have option to exit.

exceptions are LH projects sitting on FH land like reflections, or integrated developments with 99Y,these are harder to enbloc and i wont consider if aim is to go for wealth preservation

if i buy LH it has to cheaper by 20% vs FH in vicinity, and exit at 80y mark. if buy FH i have to ensure premium is <15% vs nearby LH. Historically data has also shown LH condo deliver higher rate of annual return vs FH due to the more affordable quantum

actually there is.. right in BW itself.. Bukit view condo, above beautyworld is in 42nd year of lease.. built in 1979..

 

[arctician]

actually there is.. right in BW itself.. Bukit view condo, above beautyworld is in 42nd year of lease.. built in 1979..

i am surprised, i read the 40 year mark benchmark from stacked, usually no LH condo will go beyond 40 years due to wear and tear..i google enbloc calculator in edgeprop it couldnt even find this project. i think this project hard to enbloc because it seem like a mixed development above BW, or kind of sit on same land site.

Thats why though there is a hype for integrated dev now..personally i am careful because i am unsure on long term implication for exit..unless price is very good

 

[hirokassy]

anyone saw the announcement on price increase with immediate effect? the Ki residences raised by 4% immediate as of today, parc clementis, verdale all raising prices!

This will be known as the 'Pasir Ris 8 Effect'.

 

[zaclee]

This will be known as the 'Pasir Ris 8 Effect'.

The Pasar Rise Syndrome

 

[ThinkCarefully]

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Just watched a video, The aMK ulu side was purchased at the same price as TWR, meaning they can launch at 19xx or exuberent 2,3xx psf, if you follow TWR

As for the Lentor site, it’s bid price was even higher, so just Guess what price that will be launched..


Also likely gls in 2h2021 will end up with launch prices 2xxx and up...in other words, no new launch even in ocr in 2022 less than 2xxx psf... good luck to those waiting to buy new launch in 2022


This is probably the reason PR8 started to play with 2xxx psf pricing.


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[wetdreamx]

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Just watched a video, The aMK ulu side was purchased at the same price as TWR, meaning they can launch at 19xx or exuberent 2,3xx psf, if you follow TWR

As for the Lentor site, it’s bid price was even higher, so just Guess what price that will be launched..


Also likely gls in 2h2021 will end up with launch prices 2xxx and up...in other words, no new launch even in ocr in 2022 less than 2xxx psf... good luck to those waiting to buy new launch in 2022


This is probably the reason PR8 started to play with 2xxx psf pricing.


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Game
Over

the Gen Z of Singapore, just wait for windfall from inheritance

 

[oceanicmanta]

same here i have plans to move in 10-15 years to either silver sea or a LH in Sentosa for retirement, by then i think the lease decay would have caused the prices to depre till low 1k+ PSF

dont like that, next time we gg be neighbours..not in same project but nearby

welcome to the hood !!

is it the LINQ ?

2k psf at Pasir Ris ... not Paris .. who would have thot ! Developer huat big (dont know land cost though)

 

[sgpropertyblog]

anyone saw the announcement on price increase with immediate effect? the Ki residences raised by 4% immediate as of today, parc clementis, verdale all raising prices!

not oni this.. many other projects increased their prices too !! even EC oso increase price.. thanks to PR8 and the recent land bid..

 

[scanner007]

not oni this.. many other projects increased their prices too !! even EC oso increase price.. thanks to PR8 and the recent land bid..

Do you have the list of price increase in term of percentage for the projects?
Just curious how much increase per projects.

 

[Passerboy]

Do you have the list of price increase in term of percentage for the projects?
Just curious how much increase per projects.

Mostly from what I see is 1-2% only pretty minimal, KI residence is most significant 4% (correct me if I’m wrong).

 

[arctician]

welcome to the hood !!

is it the LINQ ?

2k psf at Pasir Ris ... not Paris .. who would have thot ! Developer huat big (dont know land cost though)

no la no money to buy linq lol..its one of the projects along toh tuck. Grew up in the west so got one nearby.

Allgreen did huat big for PR8, their land cost is very low at $684 PSF, after factoring in construction costs and SG&A, estimated 15-20% profit margin is at $1.5k psf, at $2.1k psf their profit margin is ~40-50%

Mostly from what I see is 1-2% only pretty minimal, KI residence is most significant 4% (correct me if I’m wrong).

for a $2m ppty thats $20-40k already very painful, minimal to you but not to me lol.

i also saw ki with 4% increase, there are other projects like verdale, parc clementis thats increasing price at end july, but no % being announced.

if anyone has the full list that will be great, so far what i recv from agent was
- Ki 4%
- coastline 2-3%
- Normanton park 2%
- Penrose 2%
- MIdwood / Antares/ Verdale / Avenue South / SKG / Parc Clementis % unknown but will increase