Angeline Ong Real Estate Strategist

08/05/2022

After 9th May, properties bought under living trust will also be subjected to absd of 35%.

https://www.channelnewsasia.com/singapore/absd-trust-residential-property-additional-buyers-stamp-duty-2671836?cid=FBcna

06/04/2022

To many agents, an exclusive agreement to sell could just be an oppportunity to market a home and close the deal as fast as possible.

Personally, I take it as my duty to provide the best services and bring home the best deal for my sellers.

I am so glad to close THE deal today which achieved a $200k COV for my client’s beautiful house! A similar unit was sold in Dec 2021 for $1,426 psf but this will set a whole new record psf of $1,647 - $221psf more than the last transacted price.

I have to thank the client for their trust in me and believing that I can help them achieve their target price and set a whole new record for the estate.

Cheers to serving more happy clients! 🤗

04/03/2022

Analysts expect rents to rise 8%-12% this year, as Singapore loosens border restrictions, allowing more foreigners into the country.

Home rents have risen to a seven-year high in Singapore, already one of the world's most expensive cities, even though the city-state's population has dipped in the past two years. The rental price index of private residential properties increased to 114.2 in the fourth quarter of 2021, up 9.9% from...

02/03/2022

Today's question from a client:
"Pinnacle at $1.2mil is too expensive. Does it still make sense to purchase Pinnacle?"

Let's start with looking at the effects of PLH and is there still value for Pinnacle the icon of public housing?

PLH Model and its effects
1) Minimum Occupation Period - 10 years. You will have to stay in the apartment for 10years and you cannot sell/rent out for 10years.The value of the house will not increase till 10 years later and within these 10years your income and family dynamics will have changed ie. salary increased or have 3kids and will need a bigger house.

2) Only 3 rooms and 4 rooms available - cannot accommodate big households.

3) Rental condition - cannot rent out whole flat - only possible to rent out bedrooms. Lower rental yield

4) Subsidy recovery by govt upon sale - % of resale price ie. King George's Heights at 6%of resale price. At time of writing, Transacted prices of resale flats $630,000 - $770,000 which translates to clawback of 43.7k - 46.2k

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Where then does pinnacle stand in the midst of all these changes?

Personally, I believe that pinnacle will hold its value due to various factors:

1) PLH model
- the supply of central HDB flats is low and the new PLH HDB will only come into the resale market at least 10years later (taking into consideration the amount of time required for construction of the flats and MOP period) Vs Pinnacle’s MOP of 5years.

- There no 5rm flats available in new PLH Vs Pinnacle with 5rms at 107sqm.

- Only rooms can be rented out under PLH Vs whole units available for rental if you decide to purchase another residential unit for ownstay

2) Location
- convenience to tanjong pagar meant its walking distance to office and back. Save time & money required for transport.
- mins from greater southern waterfront transformation to enjoy the future Pasir Panjang Linear Park, New Funicular etc

3) Comparatively to older public estates nearby, it is newer and built as an icon of public housing. Prices of these older public estates are also inching upwards as we speak ie. as of time of research a 5room HDB at 20yo cantonment close was sold at $980k while 5room at 13yo pinnacle was sold at $1.2mil

4) A similarly sized 1000 sq ft 3room private apartment in the vicinity cost alot higher ie. Spottiswoode Suites last transacted @ $2.19m and Wallich Residence last trasacted @ $4.22 mil

"Do i believe that Pinnacle is undervalued? that is for sure. With the increasing prices of private property, the sandwiched class are priced out of the private market. To obtain the same convenience and accessibility while balancing the budget, pinnacle is definitely the choice."

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Thats all for today. Please reach out to me if you have any questions and will like to know more @ 98378656.

30/10/2021

I think of real estate in Singapore as an asset due to the following factors:
1) Land scarcity
2) Stability in political system
3) Constant re-evaluation/evolution of core markets by the govt
4) Investments in education
5) Influx of foreign investments

These conditions make property investments a worthwhile decision.

However, I will like to point out that although property investments are beneficial for an investment portfolio but other important factors to consider are:
1) purchasing the right property in a timely fashion
2) understanding your financials and not overstretch your budget
3) monitoring the charts and understanding where the market is heading at every point in time
4) indicators that sends useful signals to buyers and sellers

I’ve been in the property market as a buyer/seller/landlord/tenant since 2012.

Properties I have experiences with are in Singapore and the West Coast of USA.

I am happy to share my experiences, reach me at 98378656.

30/10/2021

Affinity @ Serangoon

Sub- Sale Near Future MRT [TOP 2024]

2 bed + Study, 2 Bath

732 sq ft @ $1.4Mil

Premium stack, unblocked view of the landed. The best stack in the development for 2 plus study!

Trusted Developers:
Oxley Holdings Ltd, SLB Development Ltd, Unique Invesco Pte Ltd, Apricot Capital Pte Ltd

Award-Winning Architects: DP Architects

Click here for more details:

Subsale by Private Owner! Not Developer Sale! 2 bedroom plus study, open concept kitchen, balcony and living room. Premium stack, unblocked view of the landed. The best stack in the development for 2 plus study! Each room is able to fit a queen sized bed A designated dining area with spacious living...

29/10/2021

A stunning new project: “Canninghill Piers” developed by Capital Land & City Developments Ltd will be taking over the spot where former Liang Court stands.

Super Penthouse on level #48 going at estimated price of $50mil !!!

Where are the property prices heading in Singapore?

Is it a good time to enter or exit the market?

WHEN is the right time for YOU?

Ping Me Now!