[vc_row][vc_column][vc_single_image image="12937" img_size="full" alignment="center"][vc_empty_space][vc_column_text]SINGAPORE 14th September 2019 - Private previews for condominium Cuscaden Reserve in the heart of Orchard Road with exceptional Preview Price[/vc_column_text][vc_column_text]You may like : Only Clementi Condo for Sale in 2019 - Parc Clematis[/vc_column_text][vc_empty_space height="8px"][vc_column_text]
Singapore luxury property developer SC Global Developments, Hong Kong-listed developers and hotel operators New World Development and Far East Consortium won the tender for the 99-year leasehold site with a joint bid of S$410 million in April last year.
The bid set a new record for residential government land sales sites. The offer translates to $2,377 per sq ft per plot ratio (psf ppr) and trumped eight other bidders.[/vc_column_text][vc_column_text]You may also like : Whistler Grand next to upcoming CBD[/vc_column_text][vc_empty_space height="8px"][vc_column_text]The 117m-tall building at 8 Cuscaden Road in District 10 will have 192 units, which include one, two and three-bedroom variations. Most units will have private lift lobby access to the apartments.
Located beside the upcoming Orchard Boulevard MRT Station on the Thomson-East Coast Line, the condo is also a stone's throw away from high-end restaurants, hotels and lifestyle amenities.[/vc_column_text][vc_column_text]Read more of Cuscaden Reserve by SC Global located along Cuscaden Road[/vc_column_text][vc_video link="https://youtu.be/YgOuhR4ikMM"][vc_column_text]Read Also : Latest Updated New Launch in the WEST [/vc_column_text][/vc_column][/vc_row]
Phnom Penh is one of South East Asia’s most dynamic and fastest- Growing cities offering plenty of opportunities for work and play.
Here’s your practical guide to exploring the city regardless of how much free time you have in between meetings or work
If you have two hours only,
Consider taking your morning gym routine outside a leisurely jog along Sisowath Quay. Enjoy the Breeze from Tonle Sap River as you pass by landmarks like the stunning Royal Palace and the colonial-Style bar and restaurant foreign correspondents’ club. End the run with coffee and breakfast at the riverside outlet of Brown, a home grown cafe Chain.
If you are looking for something to do midday, head to the largest market in the country, central market. You can buy everything from jewellery and fresh food to sarongs and souvenirs but even if you’re not looking to shop, the architecture of this cross-shaped building and it’s central dome is a sight to behold
If you have half a day, can consider these activities
Cambodia has some of the most spectacular sunsets in the region, and the capital you”LL find numerous viewing decks from which to enjoy the nightly show. Among the more intimate is juniper Gin Bar, an Art Deco -Inspired rooftop bar with dramatic vistas of sundown over Phnom Penh’s vast urban sprawl.
If you are a big gin Fan, head over to the seekers Mekong gin distillery, Cambodia’s first premium gin company.the spirit is crafted with 11 native botanicals including Pandan,kaffir like lead and green oranges, as well as spring water sourced from the mountains of nearby kampot province. Sign up for a private masterclass where head distiller alfie amayo will give you a tour of the distillery and guide you through tastings and the making of a cocktail.
If you have a full day,
As the construction boom rolls on and modern towers reach new heights, Phnom Penh’s skyline is rapidly transforming. But iconic structures built in the ‘60s, in what’s known as the new Khmer architectural style, remain some of the city’s most defining features.
Khmer architecture tours conducted private and small group tours of the city’s gems. Led by academics or architects, you”ll be taken along a route peppered with buildings designed by vann Molyvann, Cambodia’s most revered architect who is often described as “the man who built Cambodia”. These include the Royal University of Phnom Penh, the fan -shaped chaktomuk conference hall and the national sport complex that can seat 60,000 people
End the day at bassac Lane. Once a residential neighbour of narrows streets and tight alleys, it has morphed into a hub of trendy micropups. Stop for a drink at Le Boutier - a sleek three-story bar that pays tribute to Cambodia’s golden age of rock ‘n’ Roll in the ‘60s. It might sound like a kitschy concept with drinks named after famous Khmer Singers but no mistake - the mixologists here know how to make a mean cocktail.
In case you are looking for a place to stay over, do consider the following development
The bridge Residential and SOHO unit which has completed around 2 years.
You can get a decent place yet very affordable In a prime location.
It is just Mins North to Sisowath Quay and to the West is the BKK1 where you will many nice eateries.
Prefers to dine and shop in a Shopping Mall, just right below would be the bridge lifestyles mall.
And if you are looking for one that’s is bigger, can head south to the first Aeon Mall in Cambodia.
Looking for Investment Opportunity, Do Consider The Peak which is next door to The Bridge
Whenever I meet my clients who are actively searching for a home, they will probably have a set budget and location in mind. They will do their own research, comparing sizes and psf pricing and start to make a shortlist.
While on their research, they realize that “Eh, I can actually buy this older resale property – which is far bigger, has more developed transport links and great location!
So is Resale Properties better ?
Check out the Video to have a some good insights
This interest in the private property resale market is very common because usually for the same price of a new launch development, it is possible that one can get an older private property that is bigger and even likely to be a freehold development.
However for someone like me who has seen many different transactions, there is a distinct disadvantage of considering older private resale units over new launch developments today.
Buying a property is a significant purchase – whether is it for own stay or for investment purposes. We want as much as possible to be on the positive side of the equation.
I believe we are at this juncture – where you can easily take advantage of rising prices in a new launch private residential development.
For new launch
-Prior to completion, you are on progressive payment
-No surprise liability to take on within the 12 months defects liability
-no renovation needed unless you want additional ID
-enjoyed everything brand new
-Quantum may even be significantly lower
-Efficient layout
In Conclusion
If you are considering to purchase a property – either for your own stay or investment purposes – I ask you to seriously consider new launch developments. However I must also state that some new launch developments might not be the best buys either.
No matter what your goals are – whether is it retirement planning, upgrading or investment purposes – being able to purchase the RIGHT property that can adequately hedge you against the detrimental effects of inflation can be highly beneficial.
If you have intentions to enter the property market, you are welcome to contact me to arrange for a detailed financial assessment and to discuss what options are possible for you.
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
While it’s isn’t good for herd mentality, this is one move that’s always useful for beginners looking for an investment unit.
Look around for a veteran investor, whom you consider fairly successful – they don’t even need to be at the top of the property game, just more experienced and with a better track record than you.
Look in the same general areas that they do, and try to find out which properties they’re interested. Chances are, they know something that you don’t.
For New Launch, we sometimes see project that sell very well and some that don’t do well.
J Gateway launch in 2013 and all 738 units were snapped up at the development's preview launch and there must be reason why so many buyers came together to buy on the day itself.
2 , Check the vacancy rates
A lot of investors check rental yields in an area. That’s useful, but seasoned landlords are also careful to check vacancy rates when scouting for an investment property.
This is a more immediate indicator.
For example, if there are high vacancy rate in one area. It can be a good clue that things might not be as good, despite the usually high rental incomes associated with the area
For new launch which has no past track records, we usually base on nearby existing project as a gauge to its future potential rental
3 , look for schools in the vicinity and not just “elite” schools
You probably know that if you live near a particular primary school, your children are more likely to get in under the distance from home to school priority balloting
As such, there’s always good demand for homes near “elite” schools. But even if a school is not as famous, it still benefits the landlord.
The reason is that, if the family’s children attend the nearby school, they’re less likely to want to move. That results in longer leases.
4 , Look for the “ripple effect”
When one particular neighborhood upgrades, and the prices rise, there’s often a ripple effect in surrounding areas. If you can move early, and buy before the ripple hits, you could see some nice gains.
A simple way to do this is to compare transaction prices in one area, to those of surrounding estates. A common precursor to the ripple effect is when you spot a price disparity of five per cent or more, between one area and the neighborhood next to it.
For new launch, we take references from land purchase price. If your interested project land was sold cheaper than the next door land, that’s could potentially mean your properties purchase price will have a disparity in prices (Taken into account that developer profit margin remain the same)
5 Visit property auctions to snag a bargain price investment property
Do drop by during mortgagee sales. While there’s no guarantee you’ll always get a good price, you might find the occasional fire sale – this is when a property has become too costly for its owner, and they’re eager to sell it quickly.
If the reserve price is not met during the auction, remember to approach the sellers directly if you can. They may accede to a private deal with you.
6 Look for aging properties, in neighborhoods with slated upgrades
No, this is not about hoping for an en-bloc sale (although that possibility exists). It’s about rental yield. Remember, tenants don’t really care about how many years are left on the lease – all they care about is convenience and comfort.
This means that an older property – if it’s in the right location – could generate the same rental income as comparably newer properties.
Given that its price is lower due to age, you would effectively have a higher rental yield.
But you need to ensure that the price of maintenance or restoration isn’t too high. Also, you must be sure of its rentability, as it’s not easy to sell a property with an expiring lease.
7, Look for major infrastructure development
Prominent examples of this include the High Speed Rail (HSR) in Jurong, the Johor Baru-Singapore rapid transit system in Woodlands; lesser examples are the emergence of new MRT stations or roads. In general, property prices in Singapore are closely tied to the government’s infrastructure initiatives.
If you have intentions to enter the property market, you are welcome to contact Singapore Property Advisors to arrange for a detailed financial assessment and to discuss what options are possible for you.
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
The key is the word “Your” which refers to your family as a whole which I will be discussing on maximizing each individual in your family to own a maximum 1 property without ABSD
There are generally 3 ways such that we can reduce or pay no ABSD on subsequent residential property purchases as a couple or family.
Number 1 , Decoupling
As a couple, if you own one property under both name, you can consider to remove one of your names from the existing properties such that the other person can buy another property as his or her first property.
There are some potential costs to be taken into consideration in decoupling:-
* the Transferor may be subject to Seller’s Stamp Duty on the share transferred if the Transferor purchased the property less than 3 years ago;
* ABSD is payable on the value of the share transferred if the Transferee has more than one property;
* if the decoupling transaction is done within the lock-in period for the bank loan, then the bank may charge a penalty;
* if the Transferor had initially used CPF funds in purchasing the property, the CPF funds and accrued interest have to be refunded into his CPF account. Usually, the Transferee would obtain a fresh loan to pay for the purchase of the share transferred in his favour. From the proceeds of the sale, the Transferor would refund his CPF monies, pay for his share of the outstanding bank loan and retain the balance. The fresh loan obtained by the Transferee should be in a quantum that is also sufficient to refinance the Transferee’s own share of outstanding bank loan; and
* the total legal costs will be about $5000 to $6000.
Number 2 ; Purchase Under Trust
Another way of not paying ABSD as a family, is to purchase the next property on trust for a beneficiary (Usually your children) with zero property count. If the beneficiary has zero property count, no ABSD is payable.
Buying under trust means one of the parents would appoint themselves as trustees who have legal ownership and control of the property.
As trustees, they have duties to manage and administer the property for the benefits of the beneficiary.
There are benefits to this arrangement. * The property held on trust is shielded from division upon the divorce of the trustor. i.e. the person who establishes the trust. This means the property set aside in the trust for the child will never be subject to division on the trustor’s divorce. This protection cannot be secured by a will, which can be revoked any time.
* It is also shielded from division upon the divorce of the beneficiary. This is useful for those who wish to give their assets to a child with assurance that the gift will not be distributed to unintended third parties if the child eventually marries and divorces.
* The beneficiary may be a minor i.e. below 21 years of age. There is no restriction on the minimum age of the beneficiary.
* The trust need not to be registered and hence confidentiality may be maintained.
* This arrangement is inexpensive.
Legal costs is about $2,500 onwards depending on the terms of the trust.
Number 3, Plan ahead, buy in the right name and shareholding
Whenever it is financially viable, properties may be bought in sole names.
If this is not possible (for example, the banks require justification of higher income or the CPF monies of a co-purchaser is required for down payment or monthly instalment payment), then consider purchasing your property as tenants in common in the proportion of 99% to 1%.
In future, if the 1% owner wishes to buy a second/subsequent property, the decoupling cost for the 1% would be insignificant.
Meanwhile, being the 1% owner does not restrict the amount of the 1% owner’s CPF funds that can be used for the purchase. This means that the 1% owner can use his CPF funds in a sum exceeding his 1% share in the property.
If you have intentions to enter the property market, you are welcome to contact me to arrange for a detailed financial assessment and to discuss what options are possible for your family
DISCLAIMER:
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
RESALE TRANSACTION IN THE WEST (Data from 99.co from 15th Nov – 14th Dec)
District 5 - Buona Vista / West Coast / Clementi (14 Sales) District 21 - Clementi Park / Upper Bukit Timah (30 Sales) District 22 - Boon Lay / Jurong / Tuas (9 Sales) District 23 - Bukit Batok / Bukit Panjang / Choa Chu Kang (38 Sales)
District 5 - Average Price $1,195 PSF District 21 - Average Price $1,304 PSF District 22 - Average Price $1,078 PSF District 23 - Average Price $927 PSF
The Cascadia (Freehold Development) at 921 Bukit Timah Road Singapore(589624) contribute 5 Sales in District 21 with average $1592 PSF. It was TOP around 2010 and is 0.48km away from King Albert Park Station.
1 Bedroom sold around S$900k 4 Bedroom sold around S$4.68M
For 1 Bedroom entry Price Whistler Grand S$698640 Parc Clematis S$810000 Kent ridge Hill S$877000 Midwood S$746000 Mayfair S$999000
For 2 Bedroom Entry Price Whistler Grand S$868180 View @ Kismis S$976000 Dairy Farm Residences S$969309 Midwood S$985000 Parc Clematis S$1045000 Mont Botanik S$1157600 Kent ridge Hill S$1320000 Mayfair S$1417000
For 3 Bedroom Entry Price Le Quest S$1276000 Whistler Grand S$1384160 Parc Clematis S$1317000 View @ Kismis S$1339000 Dairy Farm Residences S$1390653 Midwood S$1396000 Mont Botanik S$1635400 Kent ridge Hill S$1567000 Mayfair S$1953000
For 4 Bedroom Entry Price Le Quest S$1727000 Whistler Grand S$1658340 Parc Clematis S$1968000 Dairy Farm Residences S$1889811 Midwood S$1936000 Kent ridge Hill S$2611000 Mayfair S$2539000
For 5 Bedroom Entry Price Whistler Grand S$1855050 Parc Clematis S$2608000 View@Kismis S$1978000 Kent ridge Hill S$2889000
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DISCLAIMER:
ALL INFORMATION PRESENTED IN THE VIDEO ARE BASED ON PERSONAL OPINIONS AND ALVINTAYSINGAPOREPROPERTYADVISOR IS NOT LIABLE FOR ANY LOSS OR EXPENSES WHATSOEVER RELATING TO INVESTMENT DECISIONS MADE BY THE AUDIENCE. THE IDEAS PRESENTED HERE ARE FOR REFERENCE AND EDUCATIONAL PURPOSE ONLY. ALL COPYRIGHTS RESERVED.
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[vc_row][vc_column][vc_single_image image="12815" img_size="full" alignment="center"][vc_empty_space][vc_column_text]SINGAPORE - Piermont Grand EC by CDL the only Executive Condo that launched in 2019 - sold 375 units of a total 820 apartments at an average price of $1,080 per sq ft (psf) during their Public Launch[/vc_column_text][vc_column_text]You may like : Only Clementi Condo for Sale in 2019 - Parc Clematis[/vc_column_text][vc_empty_space height="8px"][vc_column_text]
Piermont Grand Executive Condominium comes as a rare opportunity for buyers who are looking for a EC unit in the North East area as all EC units are presently taken up. A unique and serene lifestyle awaits you at Punggol Piermont Grand. The Sumang Walk EC will be located near to JTC Business Park in Punggol as well as The 5th University – Singapore Institute of Technology. There will be also a new MRT Station called Punggol Coast MRT Station which will reduce traveling time to any part of Singapore by 15 min.
[/vc_column_text][vc_column_text]You may also like : Whistler Grand next to upcoming CBD[/vc_column_text][vc_empty_space height="8px"][vc_column_text]
Chia Ngiang Hong General Manager of CDL said: "We are very pleased with the strong take-up for Piermont Grand, which reflects its exceptional attributes. Located right next to two LRT stations and near Punggol MRT station, Piermont Grand is a new EC that is indeed hard to come by. Buyers are also attracted to the project as it is a landmark waterfront residence providing scenic views and luxurious comforts.
[/vc_column_text][vc_column_text]Read more of Piermont Grand By CDL at Sumang Walk[/vc_column_text][vc_video link="https://youtu.be/hFIA0ij_YQw"][vc_column_text]Read Also : Latest Updated New Launch in the WEST [/vc_column_text][/vc_column][/vc_row]
