Issue 279

Copyright 2011-2016 www.propwise.sg. All Rights Reserved.

CONTENTS

FROM THE

EDITOR

p2

Pearls of Wisdom for Property Investors

Welcome to the 279th edition of the

Singapore Property Weekly.

p6

Singapore Property News This Week

Hope you like it!

Mr. Propwise

p8

Resale Property Transactions

(September 10 September 16)

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SINGAPORE PROPERTY WEEKLY Issue 279

Pearls of Wisdom for Property Investors

By Gerald Tay (guest contributor)
1. The unsophisticated investor who is
realistic about his shortcomings is likely
to obtain better long-term results than the
knowledgeable professional (experts)
who is blind to even a single weakness.
2. When I'm evaluating property VALUE,
there are two value rules:
1. Don't pay too much for the earth.
Pigs overpay on the notion of limited
land,
increasing
population
and
marketing propaganda.
2. Don't pay too much for the business. If you look at the "Price-to-earnings" ratio
of your property, you can learn about its
true "intrinsic" value - a.k.a. rent.
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SINGAPORE PROPERTY WEEKLY Issue 279

3. Own,
fix
and
profit
from
old
apartments/houses, instead of new sales.
4. AVOID Mid to High-End properties
Youre not going to get rich, youre also
not going to get poor at the same time.
5. Novice Investors Get started FIRST with
mass market residential property - It's
easier to understand, purchase and
manage than other types of property. If
you're a homeowner, you've already got
experience here. Start close to home, so
you can stay on top of things.
6. If you want unconventional success, you
cant be guided by conventional wisdom.
think-grow-rich
7. Be specifically-clear about your objectives
when you invest in property. First ask
Why, not How

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8. Its far more important to survive the

downturns and have stability of capital
than it is to chase after max-out returns.
9. Time in market, not timing the market.
10. The greatest asset you can grow that will
pay the most dividends for your
investment future is your own (street)
education. The learning never stops.
11. Save for 10 years of hardship, invest for a
lifetime of prosperity.

12. Why buy a new car when you can own a

property?
13. Due to a plateauing Singapore property
market, profiting from capital gains is
harder going forward, and Cash Flow is
taking over as the reigning king of
property.

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SINGAPORE PROPERTY WEEKLY Issue 279

14. If you get your ROI RIGHT, all other
parameters, including price & location
would have fallen into place.

ROI meets objectives, Y is comparing

dollars per square foot on your criteria list
of importance.

15. ROI - Different people use different

words, and use the same word to mean
different thing. Always clarify in your mind
what
is
being
meant,
without
preconceptions.

18. Communication,
communication,
communication instead of location,
location, location I cant stress it
enough! You want to work with people
who will, through good communication
and integrity, build your trust and develop
a prosperous and long-term relationship
with you.

16. Time Value of Money Cash flows are

worth MORE today than they are
tomorrow. Thats a reason why new sales
gives poorer returns than re-sales.
17. Evaluate how the propertys yield will
meet your ROI objectives. Square footage
prices of existing new launches measure
current market. ROI measures your
investment objectives. On a level of
descending importance from A-Z, if A is

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19. We dont predict the future, but we do

know that the next five years will not look
like the last five years. That just doesnt
happen. Markets change. And our results
over the next five will not replicate the last
five. They never do. Gerald Tay

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SINGAPORE PROPERTY WEEKLY Issue 279

20. Property is the best investment on earth,
however, when the music stops playing,
which happens occasionally, don't be the
one left without a chair.
21. Being rich is having money; being wealthy
is having time - You can get more money,
but you cannot get more time. Eat, drink
and sleep on this important wealth
philosophy.

sustainable wealth which allows me to

sleep well every night. Many people worry
too much about material things and
wealth. They believe property can give
them that only to lose it eventually. I
prefer to live a meaningful, useful life than
one that is measured purely by money.

22. The new way to get WEALTHY Slowly.

Durable things rarely are created
overnight. If you're a millionaire by the
time you're 30, but blow it all by age 40,
you've gained nothing.
23. My money, I should add, is where my
mouth is: These timeless pearls of
wisdom are essentially identical to my
actions. Sustainable investments give

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SINGAPORE PROPERTY WEEKLY Issue 279

Singapore Property This Week

Residential
Zhou family from Shanghai buys 60% of
139 Cecil Street

With a balance lease of 64 years, the Zhou

family bought the 11-storey property at S$75
million for a 60 per cent stake in Ececil Pte
Ltd. Ececil Pte Ltd owns 139 Cecil Street, and
is a joint venture between Vibrant Group and
DB2 Group. The Vibrant-DB2 joint venture
continues to hold the remaining 40 per cent in
Ececil. It acquired 100 per cent of Ececil in
2014 from Cheong Sim Lam in a deal that
valued the office block at S$110 million.

MCCs Tampines Condo likely priced at

$900 to $1200 psf
Singapore-based Chinese developer MCC
Land is opening its showflat, The Alps
Residences this Saturday. The 99-year
leasehold condominium project in Tampines
will be priced in the range of S$900-1,200 per
square foot (psf). MCC Land is also
marketing the upcoming launch of Queens
Peak at Dundee Road for HY Realty.
(Source: Business Times)

(Source: Business Times)

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SINGAPORE PROPERTY WEEKLY Issue 279

GCB in Lady Hill Road sold at S$24million

Commercial

An old freehold house along Lady Hill Road in

a prime GCB location changed hands for
S$24 million. The price works out to S$1,423
psf based on the land area of 16,863 sq ft.
the price seems low for a prime GCB location.
The price may have been affected by the
property's age - it is said to be about 20 years
old and the fact that the plot slides
downwards towards the rear.

2 Bukit Pasoh shophouses sold for

S$25million

(Source: Business Times)

A pair of adjacent freehold shophouses at 11

and 13 Bukit Pasoh Road was sold for S$25
million. The buyer is understood to be the
Leong family behind the famous homegrown
Axe Brand medicated oil. The price works out
to S$2,940 per square foot on the gross floor
area (GFA) of 8,503 sq ft. The gross yield is
about 1.5 per cent based on the existing
rental income from the property.
(Source: Business Times)

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SINGAPORE PROPERTY WEEKLY Issue 279

Non-Landed Residential Resale Property Transactions for the Week of Sep 10 Sep 16
Postal
District
1
3
3
4
4
4
4
4
4
4
5
5
5
5
5
9
9
9
9
9
9
9
9
10

Area
(sqft)
TAMPINES COURT
1,668
DOMAIN 21
560
QUEENS
1,195
SKYLINE RESIDENCES
1,292
CARIBBEAN AT KEPPEL BAY
1,141
REFLECTIONS AT KEPPEL BAY
893
THE INTERLACE
2,056
THE INTERLACE
2,056
THE INTERLACE
2,056
THE INTERLACE
3,412
RIA APARTMENTS
775
CLEMENTIWOODS CONDOMINIUM 667
BOTANNIA
1,238
DOVER PARKVIEW
969
PASIR PANJANG LODGE
1,270
THE ORCHARD RESIDENCES
4,532
URBAN SUITES
1,572
HILLTOPS
1,550
THE TATE RESIDENCES
2,185
BELLE VUE RESIDENCES
1,916
RIVERGATE
2,077
MIRAGE TOWER
1,496
WILKIE STUDIO
1,367
PARKVIEW ECLAT
3,251
Project Name

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Transacted
Price ($)
845,000
865,000
1,427,000
2,210,000
1,630,000
1,200,000
2,182,000
2,176,000
2,171,000
2,872,000
1,050,000
760,000
1,360,000
1,000,000
990,000
14,700,000
4,168,000
3,750,000
5,025,500
3,660,000
3,880,000
2,380,000
1,620,000
7,800,000

Price
Tenure
($ psf)
506
101
1,545
99
1,194
99
1,711
FH
1,429
99
1,343
99
1,061
99
1,058
99
1,056
99
842
99
1,355
FH
1,139
99
1,099 956
1,032
99
779
FH
3,244
99
2,652
FH
2,419
FH
2,300
FH
1,910
FH
1,868
FH
1,591
FH
1,185
FH
2,399
FH

Postal
District
10
10
10
10
10
10
10
10
11
11
11
11
11
12
12
13
14
14
14
14
15
15
15
15

Project Name
D'LEEDON
VALLEY PARK
BOTANIC GARDENS VIEW
SOMMERVILLE PARK
VALLEY PARK
VALLEY PARK
REGENCY LODGE
THE PRINCETON
TRILIGHT
SOLEIL @ SINARAN
TREVOSE PARK
NINETEEN SHELFORD ROAD
HILLCREST ARCADIA
D'LOTUS
THE BELLEFORTE
8@WOODLEIGH
D'WEAVE
RESIDENCES 88
STARVILLE
SIMS RESIDENCES
THE SEAFRONT ON MEYER
CASA MEYFORT
SANCTUARY GREEN
RITZ REGENCY

Area
(sqft)
635
1,701
1,410
2,336
1,701
1,216
1,270
1,087
1,087
1,098
1,679
980
2,745
807
1,023
840
581
431
1,238
1,873
1,604
1,765
829
1,195

Transacted
Price ($)
1,264,000
2,550,000
2,100,000
3,380,000
2,438,000
1,650,000
1,700,000
1,440,000
2,130,000
1,880,000
2,250,000
1,270,000
2,000,000
950,000
1,160,000
1,050,000
800,000
572,000
1,070,000
1,000,000
2,230,000
2,308,000
1,060,000
1,280,000

Price
Tenure
($ psf)
1,990
99
1,499 999
1,489
FH
1,447
FH
1,434 999
1,357 999
1,338
FH
1,325
FH
1,959
FH
1,712
99
1,340
FH
1,297
FH
729
99
1,177
FH
1,134
FH
1,251
99
1,376
FH
1,329
FH
864
FH
534
99
1,390
FH
1,307
FH
1,279
99
1,071
FH

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SINGAPORE PROPERTY WEEKLY Issue 279

Postal
District
15
16
16
18
18
18
18
18
20
21
21
21
22
25
27

Project Name
THE GERANIUM
PARBURY HILL CONDOMINIUM
BAYSHORE PARK
DOUBLE BAY RESIDENCES
DOUBLE BAY RESIDENCES
CHANGI RISE CONDOMINIUM
LIVIA
MELVILLE PARK
BRADDELL VIEW
MAPLEWOODS
HILLVIEW GREEN
SHERWOOD TOWER
THE LAKEFRONT RESIDENCES
PARC ROSEWOOD
THE MILTONIA RESIDENCES

Area
(sqft)
1,001
1,776
936
936
1,324
1,259
1,604
1,399
1,582
1,787
1,507
1,518
721
431
1,001

Transacted
Price ($)
1,020,000
1,700,000
755,000
986,000
1,250,000
1,045,000
1,120,000
885,000
1,180,000
2,000,000
1,450,000
955,000
1,020,000
520,000
920,000

Price
Tenure
($ psf)
1,019 FH
957
FH
806
99
1,053
99
944
99
830
99
698
99
632
99
746
99
1,119 FH
962
999
629
99
1,414
99
1,208
99
919
99

NOTE: This data only covers non-landed residential resale property

transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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