Oct 29, 2010
Dispute over utility charges of $86,000
Faulty transformer recorded lower power usage: SP
By Judith Tan
According to SP, Mr Phua paid a much lower bill for 3-1/2 years because the faulty transformer was sending irregular data. The terminals of the transformer - which is encased in a metal box - were corroded. -- ST PHOTO: CHEW SENG KIM
A BUSINESSMAN is disputing the utility charges he allegedly incurred, after the device meant for recording his consumption accurately failed.
Orchid farm owner Joseph Phua, who runs Orchidville, was shocked when Singapore Power (SP) Services sent him a bill in March for over $86,000 in back charges - for electricity used and not paid for in the last 3-1/2 years.
The reason: The terminals of the transformer, a device that transfers electrical energy from one circuit to another, were corroded, leading to irregular data.
Mr Phua said the hefty bill was a surprise as he had been paying about $10,000 a month for utilities since 2000 and had not defaulted once in his payments.
But according to SP, the transformer fault - discovered in November last year - resulted in Mr Phua, 56, paying a much lower bill for electricity used between April 2006 and November last year.
Mr Phua, however, countered that while he did pay, on average, between $1,500 and $2,600 less during the 3-1/2 years, he attributed the lower bill to cost-cutting measures he took during the economic downturn in 2006/2007.
He has appealed against the hefty bill, but is still being made to pay a monthly instalment of more than $9,000 while the appeal is being reviewed.
Mr Phua said: 'I was told to pay up despite my ongoing appeal otherwise (SP) would shut off my electricity. I am running a business here and I could not afford it doing so.'
The dispute, said lawyers The Straits Times spoke to, could be an interesting test case as it throws up the question of who should be liable for the upkeep of the sealed transformer - the service provider, which relies on it to assess usage, or the property owner.
Lawyer Chia Boon Teck said that on the face of it, the customer should not be liable since he has no access to the terminal point and no duty to maintain it.
He added: 'Even if the customer is contractually bound to maintain the transformer, he should seek legal advice.'
SP Services, however, is maintaining that the onus of ensuring that it is in good working condition lies with Mr Phua.
In an e-mail reply to The Straits Times, its spokesman said that under the Supply Handbook of Metering Requirement, customers are responsible for the maintenance of their transformers, which they own.
Yet, transformers are encased inside a steel box and secured with several seals, ensuring no tampering.
Under the law, anyone guilty of altering or tampering with any meter supplied by an electricity licensee can be fined up to $50,000 or jailed up to three years, or both.
An SP spokesman said while current transformers are sealed in a chamber, the customer can still look through the transparent plastic cover of the chamber and check visually for any oxidation.
Mr Phua also feels that SP's calculation of the back charges is unfair.
SP officials, in an e-mail message, told him that his average monthly electricity consumption before and during the irregularity was 21,000kwh. It was 32,000kwh after it was fixed.
Mr Phua said when SP calculated the difference in back charges, it did not consider two factors - the economic downturn of 2006/2007, and the fact that he had since expanded his business to include a restaurant in 2007 within the 43ha Mandai farm.
In the meantime, Mr Phua has little choice but to continue paying the back charges by instalments until the dispute over the electricity charges can be settled.
Thursday, November 4, 2010
ST : Property firms less upbeat with market set to cool
Oct 29, 2010
Property firms less upbeat with market set to cool
Sentiment index for the next six months drops slightly following Govt's recent curbs
By Harsha Jethnani
PROPERTY companies are less optimistic about market conditions in the next six months, following the Government's introduction of cooling measures in August.
According to the third-quarter Real Estate Sentiment Index (Resi), the future sentiment index - which gauges sentiment about the next six months - dropped to 4.8 from 5.9 in the second quarter of the year.
Released yesterday, the quarterly questionnaire survey developed by the Real Estate Developers' Association of Singapore (Redas) and the National University of Singapore's Department of Real Estate (NUS DRE) polled 71 Redas members, of which 61 per cent were developers.
Although slightly less upbeat, developers did not expect the market to weaken significantly over the next six months, the survey found.
But fewer of them expected more new residential units to be launched in the next six months - 44 per cent as compared to 68 per cent in the second quarter of this year.
On prices, those questioned suggest levels will moderate over the coming months.
More than half - 54 per cent - anticipated residential prices remaining unchanged over the next two quarters, and 34 per cent saw them becoming moderately lower. Just 12 per cent thought they would rise, compared to 51 per cent when the survey was last conducted in June.
In a statement released yesterday, Associate Professor Sing Tien Foo of the NUS Department of Real Estate said 'the strong historical price growth is not likely to be sustained moving forward'.
Resi's composite sentiment index - an indicator of overall market sentiment - also dropped to 4.8 from 5.9, indicating that respondents were less upbeat and expected more uncertain market conditions over the near term.
The survey found that respondents were negative about prospects for the suburban residential market, expecting it to perform less well over the next six months.
The sector had a 'net balance percentage' of minus 43 per cent.
This figure indicates the overall direction of change in sentiment according to the Resi report.
Some 76 per cent of respondents anticipated that recent government measures would have a significant impact on the HDB resale market over the next half-year, and 65 per cent thought they would hit mass-market private housing. About 45 per cent of developers did not expect to see a change in the level of interest in government land sale (GLS) sites and collective sales, but 47 per cent thought interest for government land sale sites would reduce over the next six months, compared to 24 per cent in the last quarter.
About 33 per cent of developers anticipate less interest in collective sales, compared to 15 per cent in the previous quarter.
Redas chief executive Steven Choo said the divergent views reflected short-term uncertainty about market movements, 'but by and large, the development industry is expected to stay on course to meet demand in the housing market'.
harshamj@sph.com.sg
Property firms less upbeat with market set to cool
Sentiment index for the next six months drops slightly following Govt's recent curbs
By Harsha Jethnani
PROPERTY companies are less optimistic about market conditions in the next six months, following the Government's introduction of cooling measures in August.
According to the third-quarter Real Estate Sentiment Index (Resi), the future sentiment index - which gauges sentiment about the next six months - dropped to 4.8 from 5.9 in the second quarter of the year.
Released yesterday, the quarterly questionnaire survey developed by the Real Estate Developers' Association of Singapore (Redas) and the National University of Singapore's Department of Real Estate (NUS DRE) polled 71 Redas members, of which 61 per cent were developers.
Although slightly less upbeat, developers did not expect the market to weaken significantly over the next six months, the survey found.
But fewer of them expected more new residential units to be launched in the next six months - 44 per cent as compared to 68 per cent in the second quarter of this year.
On prices, those questioned suggest levels will moderate over the coming months.
More than half - 54 per cent - anticipated residential prices remaining unchanged over the next two quarters, and 34 per cent saw them becoming moderately lower. Just 12 per cent thought they would rise, compared to 51 per cent when the survey was last conducted in June.
In a statement released yesterday, Associate Professor Sing Tien Foo of the NUS Department of Real Estate said 'the strong historical price growth is not likely to be sustained moving forward'.
Resi's composite sentiment index - an indicator of overall market sentiment - also dropped to 4.8 from 5.9, indicating that respondents were less upbeat and expected more uncertain market conditions over the near term.
The survey found that respondents were negative about prospects for the suburban residential market, expecting it to perform less well over the next six months.
The sector had a 'net balance percentage' of minus 43 per cent.
This figure indicates the overall direction of change in sentiment according to the Resi report.
Some 76 per cent of respondents anticipated that recent government measures would have a significant impact on the HDB resale market over the next half-year, and 65 per cent thought they would hit mass-market private housing. About 45 per cent of developers did not expect to see a change in the level of interest in government land sale (GLS) sites and collective sales, but 47 per cent thought interest for government land sale sites would reduce over the next six months, compared to 24 per cent in the last quarter.
About 33 per cent of developers anticipate less interest in collective sales, compared to 15 per cent in the previous quarter.
Redas chief executive Steven Choo said the divergent views reflected short-term uncertainty about market movements, 'but by and large, the development industry is expected to stay on course to meet demand in the housing market'.
harshamj@sph.com.sg
ST : Rules will benefit all in longer term
Oct 28, 2010
NEW HOUSING MEASURES
Rules will benefit all in longer term
WE REFER to Sunday's article ('HDB flat sellers left in tight spot by new rules').
The new measures announced on Aug 30 are designed to stabilise the property market and help more first-time home buyers. They seek to dampen demand from potential buyers not in urgent need of housing.
Specifically, the lower loan-to-valuation (LTV) limit of 70 per cent for those with outstanding loans encourages them to exercise greater financial prudence in their next housing purchase.
Resale flat buyers eligible for HDB concessionary loans are not affected by the measures, as they can get up to 90 per cent LTV, subject to credit assessment. Those who do not have an existing mortgage loan are also not affected by the new rules.
The article reported that sellers in more than half of resale transactions today are illegally overstaying in their flats after sale, due to the lower LTV requirement. This cannot be true. While more than half of resale transactions involve bank loans, the new rule applies only to buyers who take bank loans while they still have an existing loan for their current property. This group comprises less than 15 per cent of HDB resale transactions today. This was so even before Aug 30.
Moreover, among them, some buyers are eligible for HDB concessionary loans, but choose to take bank loans instead. While some flat sellers may also buy a private property, this is not a large number. Lastly, not all who are affected have interim housing problems.
The new rules are meant to encourage financial prudence. Buyers who do not have sufficient cash down payment due to the lower loan eligibility should reconsider buying another flat now, in order to avoid overstretching themselves. Sellers should carry out proper financial planning and ensure they have made subsequent housing arrangements before selling their flats.
To date, HDB has not received any appeal for special approval for the flat seller to continue staying in the flat temporarily after completion of sale.
We wish to highlight that while flat owners cannot sublet the entire flat within the minimum occupation period, they may sublet room(s). Those in doubt should check with HDB or seek advice from their agents. Agents should give correct and proper advice to their clients and not be involved in unauthorised subletting arrangements.
We wish to reiterate that the recent property measures will help to promote a more stable and sustainable property market over the longer term. This will benefit all parties, including those who may be temporarily inconvenienced.
Loh Swee Heng
Deputy Director (Resale)
Housing & Development Board
NEW HOUSING MEASURES
Rules will benefit all in longer term
WE REFER to Sunday's article ('HDB flat sellers left in tight spot by new rules').
The new measures announced on Aug 30 are designed to stabilise the property market and help more first-time home buyers. They seek to dampen demand from potential buyers not in urgent need of housing.
Specifically, the lower loan-to-valuation (LTV) limit of 70 per cent for those with outstanding loans encourages them to exercise greater financial prudence in their next housing purchase.
Resale flat buyers eligible for HDB concessionary loans are not affected by the measures, as they can get up to 90 per cent LTV, subject to credit assessment. Those who do not have an existing mortgage loan are also not affected by the new rules.
The article reported that sellers in more than half of resale transactions today are illegally overstaying in their flats after sale, due to the lower LTV requirement. This cannot be true. While more than half of resale transactions involve bank loans, the new rule applies only to buyers who take bank loans while they still have an existing loan for their current property. This group comprises less than 15 per cent of HDB resale transactions today. This was so even before Aug 30.
Moreover, among them, some buyers are eligible for HDB concessionary loans, but choose to take bank loans instead. While some flat sellers may also buy a private property, this is not a large number. Lastly, not all who are affected have interim housing problems.
The new rules are meant to encourage financial prudence. Buyers who do not have sufficient cash down payment due to the lower loan eligibility should reconsider buying another flat now, in order to avoid overstretching themselves. Sellers should carry out proper financial planning and ensure they have made subsequent housing arrangements before selling their flats.
To date, HDB has not received any appeal for special approval for the flat seller to continue staying in the flat temporarily after completion of sale.
We wish to highlight that while flat owners cannot sublet the entire flat within the minimum occupation period, they may sublet room(s). Those in doubt should check with HDB or seek advice from their agents. Agents should give correct and proper advice to their clients and not be involved in unauthorised subletting arrangements.
We wish to reiterate that the recent property measures will help to promote a more stable and sustainable property market over the longer term. This will benefit all parties, including those who may be temporarily inconvenienced.
Loh Swee Heng
Deputy Director (Resale)
Housing & Development Board
AsiaOne : Is buying or renting better?
Business @ AsiaOne
Is buying or renting better?
Explore the advantages and disadvantages of both renting and buying a property.
Fri, Oct 01, 2010
The Star/Asia News Network
By Chan Ai Cheng
In this article, we will explore the advantages and disadvantages of both renting and buying a property and in the process, help you decide which option will suit you best.
Why renting is better?
Time-efficient
Renting is the most logical choice when you need a place to move in immediately.
The property is already there for your choosing. True, you may have to spend some time looking at several houses before you decide on one that suits your fancy, but it is considerably faster than having to search, buy and renovate the property before you can move in.
With a rented property, all you have to do once you decide is to sign a tenancy agreement with your Landlord and you can move in when you are ready. Unlike the long process of purchasing a property, rental transactions can be completed within a day or two.
Furthermore, renting allows you the option of choosing a length of stay that you are most comfortable with. You can choose to rent on a monthly basis or opt for a longer period such as a year. With a payment of a small premium, you can even opt for a fully-furnished property, where you can just pack your bags and move in!
Flexible
For those who have not decided where to settle down, renting provides great flexibility as you may move out whenever you please. This is especially so for those who may need to move out on short notice.
For example, you receive a job offer in another location and wish to be closer to work. In this case, all you have to do is inform your Landlord to end your tenancy agreement. There may be a small fee as a penalty for early termination of the tenancy agreement but other than that, there won't be much stopping you from moving.
This would not be the case if you owned the property as you will have to go through the hassle of putting it up for sale, finding a suitable buyer and negotiating the price before you can move house with your mind at peace.
Responsibility of Repairs Falls on Others
You don't have to fret if a pipe bursts or the light goes off on you because you are not responsible for it.
Your Landlord is, and it is up to him or her to find a contractor to repair the problems.
Keeping in mind that repair costs can be quite high, it is a relief to know that your Landlord is also the one who pays for the repairs.
Your only responsibility is to pick up the phone and notify your Landlord of any problems with the property. The repair works are usually completed within 14 to 21 days of notification.
Less Upfront Cost Compared to Buying
The Landlord usually requires some upfront payments that are in accordance with the tenancy agreement. This common practice usually entails the following:
Security Deposit: 2-3 months' rent (refundable upon end of tenancy)
Advance Rental: 1 month's rent
Utility Deposit: 1 month's rent
Assuming that the rent is RM 2 500 ($1,066) per month, you will have to pay between RM 10 000 to RM 12 500 to your Landlord upon execution of the tenancy agreement.
Other expenses such as the water and electricity bills, cable and internet service are payments that you have to foot yourself, depending on your usage.
Occasionally, the property's maintenance fees are included in the rent, in accordance with the contents of the tenancy agreement. Of course, you are free to negotiate with your Landlord on what payments to include or exclude from the rent.
On the other hand, being a tenant, you are on the losing end if your Landlord decides to increase the rent or choose not to renew your tenancy upon the expiration of the tenancy agreement.
You will have to either put up with paying more or find a new place to move to in a hurry. Either way, you have no say in the matter as you have no ownership of the property, which also means that you will enjoy neither capital appreciation nor the chance to convert your property to investment property to generate more cash flows in the future.
Why buy?
Pride of ownership and security
When you buy a property, it is yours to decide whatever you want to do with it. You can demolish, re built, refurbish or redecorate any part you wish.
There is no need to worry about seeking the Landlord's permission or restoring the place to its original glory when your tenancy expires. Also, it will definitely give you peace of mind to know that your tenancy will never expire!
Pay towards Owning Your Own Home
It's a given that no matter you rent or buy property, you have to fork out cash.
The difference is rental payments go towards occupancy for a specific period of time, where ownership will never be in reach.
Loan repayments, meanwhile, lead towards total ownership of the property. If the figures are only slightly different, it is advisable to consider buying than renting as ownership of property is almost always preferred.
If you are not sure of how to pay for a property, seek advice from your local bank. You can also research on different bank mortgage plans and utilise the loan calculators available on most banks' websites to help figure out which loan repayment scheme most suits you.
Capital appreciation and conversion into investment property
When the value of a property increases, who else will gain most from it but you, the property's owner?
This is a great upside to buying compared to renting, where tenants will have to pay more for the increased value of the property.
If you must move to a new property but is unwilling to sell your old property, convert it into an investment property! This will help you to generate cash flows while at the same time, maintain your ownership over the place.
Hedge against inflation
One major attraction of owning property is that it has proven to be an effective hedge against inflation.
Research has shown that property values can be trusted to increase at a rate greater than inflation. This comes as good news as everyone wants to maintain, if not increase, their purchasing power against rising prices of goods and services.
A great disadvantage of buying property is the hefty upfront costs.
If you purchase a home in the secondary market, you have to bear a minimum of 10% of the cost of the property before the Sale and Purchase Agreement can be executed. The 90% balance must be settled within 90 days, of which is usually done by way of mortgage.
This will lead to monthly commitments of payments to the bank or financial institution for repayment of the mortgage. Then, there are the legal fees for the Sale and Purchase Agreement and Loan Agreement, Stamp Duties, Insurance, and monthly maintenance fees and sinking funds.
You must also take into account the cost to renovate and redecorate the place. You are the Landlord.
Therefore, if any appliance in your home is broken, you will have to fork out the money to repair it. If it cannot be repaired, you will have to pay a bigger amount to replace it entirely.
It would be a wise move to check on the sales price trends of the area in which your property is located. If prices spot a declining trend, then perhaps it is not worth your time and money to invest in that property after all.
Rent with the option to buy
This option is growing in popularity as it provides assurance of the mind, as the tenant is secure in having a place to stay. Some Landlords are willing to accept portions of the rent as downpayment towards the home, meaning that the ownership of the property will one day go to you.
In other instances, tenants are given the first right to refuse to purchase the property should the Landlord decide to sell the property while the tenancy is still in effect.
All these depend on the agreement achieved between the tenant and the Landlord. Although tenants usually are left in a lurch to look for a new place when new owners take over the property, some new Landlords do honour ongoing tenancies so existing tenants do not have to worry about moving out.
Conclusion
As appealing as being a property owner might sound, not everyone should rush out and purchase a property now.
There are other factors to be considered first, such as your financial situation, job, and etc.
Both renting and buying have their perks, but buying is almost always preferred as it can benefit you in the long run.
However, depending on what suits your needs, sometimes it is more worthwhile for you to rent first. When you are sure that you will be able to afford to purchase a property, it won't be too late for you to start doing so.
Is buying or renting better?
Explore the advantages and disadvantages of both renting and buying a property.
Fri, Oct 01, 2010
The Star/Asia News Network
By Chan Ai Cheng
In this article, we will explore the advantages and disadvantages of both renting and buying a property and in the process, help you decide which option will suit you best.
Why renting is better?
Time-efficient
Renting is the most logical choice when you need a place to move in immediately.
The property is already there for your choosing. True, you may have to spend some time looking at several houses before you decide on one that suits your fancy, but it is considerably faster than having to search, buy and renovate the property before you can move in.
With a rented property, all you have to do once you decide is to sign a tenancy agreement with your Landlord and you can move in when you are ready. Unlike the long process of purchasing a property, rental transactions can be completed within a day or two.
Furthermore, renting allows you the option of choosing a length of stay that you are most comfortable with. You can choose to rent on a monthly basis or opt for a longer period such as a year. With a payment of a small premium, you can even opt for a fully-furnished property, where you can just pack your bags and move in!
Flexible
For those who have not decided where to settle down, renting provides great flexibility as you may move out whenever you please. This is especially so for those who may need to move out on short notice.
For example, you receive a job offer in another location and wish to be closer to work. In this case, all you have to do is inform your Landlord to end your tenancy agreement. There may be a small fee as a penalty for early termination of the tenancy agreement but other than that, there won't be much stopping you from moving.
This would not be the case if you owned the property as you will have to go through the hassle of putting it up for sale, finding a suitable buyer and negotiating the price before you can move house with your mind at peace.
Responsibility of Repairs Falls on Others
You don't have to fret if a pipe bursts or the light goes off on you because you are not responsible for it.
Your Landlord is, and it is up to him or her to find a contractor to repair the problems.
Keeping in mind that repair costs can be quite high, it is a relief to know that your Landlord is also the one who pays for the repairs.
Your only responsibility is to pick up the phone and notify your Landlord of any problems with the property. The repair works are usually completed within 14 to 21 days of notification.
Less Upfront Cost Compared to Buying
The Landlord usually requires some upfront payments that are in accordance with the tenancy agreement. This common practice usually entails the following:
Security Deposit: 2-3 months' rent (refundable upon end of tenancy)
Advance Rental: 1 month's rent
Utility Deposit: 1 month's rent
Assuming that the rent is RM 2 500 ($1,066) per month, you will have to pay between RM 10 000 to RM 12 500 to your Landlord upon execution of the tenancy agreement.
Other expenses such as the water and electricity bills, cable and internet service are payments that you have to foot yourself, depending on your usage.
Occasionally, the property's maintenance fees are included in the rent, in accordance with the contents of the tenancy agreement. Of course, you are free to negotiate with your Landlord on what payments to include or exclude from the rent.
On the other hand, being a tenant, you are on the losing end if your Landlord decides to increase the rent or choose not to renew your tenancy upon the expiration of the tenancy agreement.
You will have to either put up with paying more or find a new place to move to in a hurry. Either way, you have no say in the matter as you have no ownership of the property, which also means that you will enjoy neither capital appreciation nor the chance to convert your property to investment property to generate more cash flows in the future.
Why buy?
Pride of ownership and security
When you buy a property, it is yours to decide whatever you want to do with it. You can demolish, re built, refurbish or redecorate any part you wish.
There is no need to worry about seeking the Landlord's permission or restoring the place to its original glory when your tenancy expires. Also, it will definitely give you peace of mind to know that your tenancy will never expire!
Pay towards Owning Your Own Home
It's a given that no matter you rent or buy property, you have to fork out cash.
The difference is rental payments go towards occupancy for a specific period of time, where ownership will never be in reach.
Loan repayments, meanwhile, lead towards total ownership of the property. If the figures are only slightly different, it is advisable to consider buying than renting as ownership of property is almost always preferred.
If you are not sure of how to pay for a property, seek advice from your local bank. You can also research on different bank mortgage plans and utilise the loan calculators available on most banks' websites to help figure out which loan repayment scheme most suits you.
Capital appreciation and conversion into investment property
When the value of a property increases, who else will gain most from it but you, the property's owner?
This is a great upside to buying compared to renting, where tenants will have to pay more for the increased value of the property.
If you must move to a new property but is unwilling to sell your old property, convert it into an investment property! This will help you to generate cash flows while at the same time, maintain your ownership over the place.
Hedge against inflation
One major attraction of owning property is that it has proven to be an effective hedge against inflation.
Research has shown that property values can be trusted to increase at a rate greater than inflation. This comes as good news as everyone wants to maintain, if not increase, their purchasing power against rising prices of goods and services.
A great disadvantage of buying property is the hefty upfront costs.
If you purchase a home in the secondary market, you have to bear a minimum of 10% of the cost of the property before the Sale and Purchase Agreement can be executed. The 90% balance must be settled within 90 days, of which is usually done by way of mortgage.
This will lead to monthly commitments of payments to the bank or financial institution for repayment of the mortgage. Then, there are the legal fees for the Sale and Purchase Agreement and Loan Agreement, Stamp Duties, Insurance, and monthly maintenance fees and sinking funds.
You must also take into account the cost to renovate and redecorate the place. You are the Landlord.
Therefore, if any appliance in your home is broken, you will have to fork out the money to repair it. If it cannot be repaired, you will have to pay a bigger amount to replace it entirely.
It would be a wise move to check on the sales price trends of the area in which your property is located. If prices spot a declining trend, then perhaps it is not worth your time and money to invest in that property after all.
Rent with the option to buy
This option is growing in popularity as it provides assurance of the mind, as the tenant is secure in having a place to stay. Some Landlords are willing to accept portions of the rent as downpayment towards the home, meaning that the ownership of the property will one day go to you.
In other instances, tenants are given the first right to refuse to purchase the property should the Landlord decide to sell the property while the tenancy is still in effect.
All these depend on the agreement achieved between the tenant and the Landlord. Although tenants usually are left in a lurch to look for a new place when new owners take over the property, some new Landlords do honour ongoing tenancies so existing tenants do not have to worry about moving out.
Conclusion
As appealing as being a property owner might sound, not everyone should rush out and purchase a property now.
There are other factors to be considered first, such as your financial situation, job, and etc.
Both renting and buying have their perks, but buying is almost always preferred as it can benefit you in the long run.
However, depending on what suits your needs, sometimes it is more worthwhile for you to rent first. When you are sure that you will be able to afford to purchase a property, it won't be too late for you to start doing so.
AsiaOne : How to buy choice property
Business @ AsiaOne
How to buy choice property
The glossy brochures selling a dream are lovely to collect, but it is difficult to turn the dream into reality without hard work. -myp
Tue, Oct 26, 2010
my paper
By Rachel Chan
AS CHEQUES fly at sell-out roadshows for overseas property, Mr Png Poh Soon, senior manager of consultancy & research at Knight Frank, gets a little worried.
The glossy brochures selling a dream are lovely to collect, but it is difficult to turn the dream into reality without hard work and thorough research, he said.
"Two in 10 people haven't visited the place in which they are buying property," the 33-year-old observed. "If you're putting money on a piece of swamp or a desert, that's it."
Many Singaporeans make the big mistake of assuming that Singapore's institutional framework applies similarly to foreign investments, he said.
He warned buyers not to be bowled over by promises of high rental yields or beautiful surroundings, and advised them to ask their agents some hard questions instead.
For example, is the "promised" rental yield of 7 per cent gross or net yield? Does the jurisdiction there charge capital-gains tax? How much would the agent charge for his fees? What will be the difference in price if there is no "rental guarantee"?
With bank interest rates being outstripped by rising inflation, many investors feel that it is more lucrative to invest in property offering guaranteed 7 per cent rental yields. Be that as it may, Mr Png urged prudence.
He pointed out that some countries, such as Vietnam, have inflation rates exceeding 10 per cent, making property investments there relatively less attractive.
Other pitfalls await the investor who is too eager to part with his hard-earned money, he said. For example, buyers often do not get a complete picture of a property by just visiting its roadshow.
"Sure, the sales agents know how large the rooms are and what amenities are available in the area, but you need to go beyond the product," said Mr Png.
Some due diligence is in order: Buyers should investigate the developer's track record and check if they are new to the market.
They should also find out who owns the land, and learn how they could be affected if the developer goes bankrupt.
Mr Png recalled that, during the early 1990s, some fly-by-night companies set up roadshows for properties that never materialised.
So, to prevent history from repeating itself, buyers need to do their homework before committing cash.
As for Mr Png, he lives in a five-room Housing Board flat in Ang Mo Kio, and he is still biding his time, waiting for the perfect opportunity to buy his second property.
He noted that the recent cooling measures introduced by the Government seem to be taking effect, with private home sales and HDB resale transactions dipping in the third quarter, according to the latest statistics released by the Urban Redevelopment Authority last Friday.
Buyers are expecting prices to decrease as the market corrects itself, but developers are holding onto their prices, he said.
"Prices should either stabilise or drop by 10 to 15 per cent," he said. "As for when that will happen, it depends on who blinks first.
Developers are waiting for buyers to come in but buyers are being cautious at the moment."
In the meantime, investors could consider commercial assets instead, he said. Stratatitle offices - shophouses, basically - have rental yields of 4 to 5 per cent.
Investing is not the same as speculating, Mr Png emphasised, and the key to choosing a good investment is to do it early and at the right time.
"I believe in property cycles," he said.
"Many buyers want to make investments quickly as they fear the property will be sold out during its launch.
"But if you like it so much, you can enter at an opportune time and buy it off the resale market a few years down the road."
Beware different rules for overseas homes
IF YOU are thinking of investing in overseas property, here are some points you should consider before signing that cheque:
Do not assume that Singapore's institutional framework applies overseas. You might want to consider engaging an independent professional for advice. Also, check what legal recourse is available should you run into trouble with the developer.
Find out if there are any hidden costs. Some jurisdictions impose a capital-gains tax, and some banks charge a penalty for absentee landlords. Beware of foreign-exchange risks.
Investigate the developer. Find out if the company is listed, study its track record, and check whether you are paying it directly or through a third party.
Do not buy any property without first visiting the development site and its location. Try to gauge if there is local demand for the property you are interested in.
Do not be deceived by guarantees of high rental yields. You are probably paying a higher figure up front for a "guaranteed" rental yield, so try to bargain down the agent's asking price, as yields will go back to normal after the guarantee period expires. Also, calculate how much net yield you will get after deducting utilities, maintenance costs and other fees.
Know what you are buying. Are there restrictions on ownership rights? Do you get the title deed or a strata title to your property? If joining a land-banking scheme, be wary of hidden risks like urban zoning. Your lot might well fall into a green belt where development is restricted.
How to buy choice property
The glossy brochures selling a dream are lovely to collect, but it is difficult to turn the dream into reality without hard work. -myp
Tue, Oct 26, 2010
my paper
By Rachel Chan
AS CHEQUES fly at sell-out roadshows for overseas property, Mr Png Poh Soon, senior manager of consultancy & research at Knight Frank, gets a little worried.
The glossy brochures selling a dream are lovely to collect, but it is difficult to turn the dream into reality without hard work and thorough research, he said.
"Two in 10 people haven't visited the place in which they are buying property," the 33-year-old observed. "If you're putting money on a piece of swamp or a desert, that's it."
Many Singaporeans make the big mistake of assuming that Singapore's institutional framework applies similarly to foreign investments, he said.
He warned buyers not to be bowled over by promises of high rental yields or beautiful surroundings, and advised them to ask their agents some hard questions instead.
For example, is the "promised" rental yield of 7 per cent gross or net yield? Does the jurisdiction there charge capital-gains tax? How much would the agent charge for his fees? What will be the difference in price if there is no "rental guarantee"?
With bank interest rates being outstripped by rising inflation, many investors feel that it is more lucrative to invest in property offering guaranteed 7 per cent rental yields. Be that as it may, Mr Png urged prudence.
He pointed out that some countries, such as Vietnam, have inflation rates exceeding 10 per cent, making property investments there relatively less attractive.
Other pitfalls await the investor who is too eager to part with his hard-earned money, he said. For example, buyers often do not get a complete picture of a property by just visiting its roadshow.
"Sure, the sales agents know how large the rooms are and what amenities are available in the area, but you need to go beyond the product," said Mr Png.
Some due diligence is in order: Buyers should investigate the developer's track record and check if they are new to the market.
They should also find out who owns the land, and learn how they could be affected if the developer goes bankrupt.
Mr Png recalled that, during the early 1990s, some fly-by-night companies set up roadshows for properties that never materialised.
So, to prevent history from repeating itself, buyers need to do their homework before committing cash.
As for Mr Png, he lives in a five-room Housing Board flat in Ang Mo Kio, and he is still biding his time, waiting for the perfect opportunity to buy his second property.
He noted that the recent cooling measures introduced by the Government seem to be taking effect, with private home sales and HDB resale transactions dipping in the third quarter, according to the latest statistics released by the Urban Redevelopment Authority last Friday.
Buyers are expecting prices to decrease as the market corrects itself, but developers are holding onto their prices, he said.
"Prices should either stabilise or drop by 10 to 15 per cent," he said. "As for when that will happen, it depends on who blinks first.
Developers are waiting for buyers to come in but buyers are being cautious at the moment."
In the meantime, investors could consider commercial assets instead, he said. Stratatitle offices - shophouses, basically - have rental yields of 4 to 5 per cent.
Investing is not the same as speculating, Mr Png emphasised, and the key to choosing a good investment is to do it early and at the right time.
"I believe in property cycles," he said.
"Many buyers want to make investments quickly as they fear the property will be sold out during its launch.
"But if you like it so much, you can enter at an opportune time and buy it off the resale market a few years down the road."
Beware different rules for overseas homes
IF YOU are thinking of investing in overseas property, here are some points you should consider before signing that cheque:
Do not assume that Singapore's institutional framework applies overseas. You might want to consider engaging an independent professional for advice. Also, check what legal recourse is available should you run into trouble with the developer.
Find out if there are any hidden costs. Some jurisdictions impose a capital-gains tax, and some banks charge a penalty for absentee landlords. Beware of foreign-exchange risks.
Investigate the developer. Find out if the company is listed, study its track record, and check whether you are paying it directly or through a third party.
Do not buy any property without first visiting the development site and its location. Try to gauge if there is local demand for the property you are interested in.
Do not be deceived by guarantees of high rental yields. You are probably paying a higher figure up front for a "guaranteed" rental yield, so try to bargain down the agent's asking price, as yields will go back to normal after the guarantee period expires. Also, calculate how much net yield you will get after deducting utilities, maintenance costs and other fees.
Know what you are buying. Are there restrictions on ownership rights? Do you get the title deed or a strata title to your property? If joining a land-banking scheme, be wary of hidden risks like urban zoning. Your lot might well fall into a green belt where development is restricted.
Thursday, October 28, 2010
ST : Punggol, Seletar sites up for sale
Oct 27, 2010
Punggol, Seletar sites up for sale
By Esther Teo
TWO residential sites in the north-east region were launched by the Government yesterday, potentially yielding another 1,080 homes.
The first is a 2.7ha plot at the junction of Punggol Central and Punggol Walk, while the second comprises a 1.7ha site in Seletar Road, the Urban Redevelopment Authority (URA) announced.
The Seletar site - located next to Far East's The Greenwich project and within the Seletar Hills residential estate - has a maximum permissible gross floor area (GFA) of about 263,059 sq ft and is estimated to yield 270 housing units.
The Punggol land parcel, near Punggol MRT Station and with a maximum permissible GFA of 888,904 sq ft, can potentially host about 810 units.
And it includes the historically and architecturally significant Matilda House, which is to be conserved and restored as part of the residential development.
Built in 1902, the house has an additional GFA of about 4,500 sq ft and is an example of an early-style tropical bungalow. Its distinctive features include entrances on both sides of the main building, raised floors, timber lattice and louvred windows, URA said.
The only remaining historic bungalow in Punggol Town, it can be restored as a clubhouse or for private residential use within the development.
Most experts anticipate robust interest for both plots, with small- to mid-sized developers being particularly keen on the smaller Seletar site, given its 'not-excessive' land cost.
OrangeTee head of research and consultancy Tan Kok Keong expects up to six bids for both sites each. And, while Punggol is likely to attract upgraders from the Sengkang and Punggol, Seletar may well draw in investors banking on the upcoming Seletar Aerospace Park.
'Bearing in mind that the Government will be releasing new land sites for the first half of next year soon, developers will consider that before placing their bids,' he added.
Mr Nicholas Mak, executive director of SLP International Property Consultants, predicts up to nine bids for the Punggol site of between $380 and $420 per sq ft per plot ratio (psf ppr), while Seletar might fetch between $320 and $360 psf ppr from up to seven interested parties.
Cushman and Wakefield's senior manager of Asia-Pacific research, Mr Ong Kah Seng, however, expects 'modest interest' of about three bids for the Punggol site.
'There may be increased competition from another site in Punggol Walk/Punggol Central which will be launched in November and is estimated to provide about 685 units,' he said.
Both Punggol and Seletar sites - whose tenders close on Dec 7 and Dec 14 respectively - form part of the government land sales programme's confirmed list for the second half of the year.
Punggol, Seletar sites up for sale
By Esther Teo
TWO residential sites in the north-east region were launched by the Government yesterday, potentially yielding another 1,080 homes.
The first is a 2.7ha plot at the junction of Punggol Central and Punggol Walk, while the second comprises a 1.7ha site in Seletar Road, the Urban Redevelopment Authority (URA) announced.
The Seletar site - located next to Far East's The Greenwich project and within the Seletar Hills residential estate - has a maximum permissible gross floor area (GFA) of about 263,059 sq ft and is estimated to yield 270 housing units.
The Punggol land parcel, near Punggol MRT Station and with a maximum permissible GFA of 888,904 sq ft, can potentially host about 810 units.
And it includes the historically and architecturally significant Matilda House, which is to be conserved and restored as part of the residential development.
Built in 1902, the house has an additional GFA of about 4,500 sq ft and is an example of an early-style tropical bungalow. Its distinctive features include entrances on both sides of the main building, raised floors, timber lattice and louvred windows, URA said.
The only remaining historic bungalow in Punggol Town, it can be restored as a clubhouse or for private residential use within the development.
Most experts anticipate robust interest for both plots, with small- to mid-sized developers being particularly keen on the smaller Seletar site, given its 'not-excessive' land cost.
OrangeTee head of research and consultancy Tan Kok Keong expects up to six bids for both sites each. And, while Punggol is likely to attract upgraders from the Sengkang and Punggol, Seletar may well draw in investors banking on the upcoming Seletar Aerospace Park.
'Bearing in mind that the Government will be releasing new land sites for the first half of next year soon, developers will consider that before placing their bids,' he added.
Mr Nicholas Mak, executive director of SLP International Property Consultants, predicts up to nine bids for the Punggol site of between $380 and $420 per sq ft per plot ratio (psf ppr), while Seletar might fetch between $320 and $360 psf ppr from up to seven interested parties.
Cushman and Wakefield's senior manager of Asia-Pacific research, Mr Ong Kah Seng, however, expects 'modest interest' of about three bids for the Punggol site.
'There may be increased competition from another site in Punggol Walk/Punggol Central which will be launched in November and is estimated to provide about 685 units,' he said.
Both Punggol and Seletar sites - whose tenders close on Dec 7 and Dec 14 respectively - form part of the government land sales programme's confirmed list for the second half of the year.
ST : 1,322 flats in Sengkang, Bukit Panjang for sale
Oct 27, 2010
1,322 flats in Sengkang, Bukit Panjang for sale
By Daryl Chin
MORE than 1,300 new flats were launched for sale yesterday as the Housing Board stepped up measures to help first-time buyers.
Senja Parc View in Bukit Panjang will offer 577 units under standard contracts, while 745 units at Anchorvale Horizon in Sengkang will be sold under premium contracts. Although the 1,322 build-to-order (BTO) flats will not be ready for at least a few years, the increase in supply should ease pressure on first-time buyers as the property market soars.
Senja Parc View flats cost $86,000 to $119,000 for a two-room unit, and $242,000 to $312,000 for a four-room unit. Premium units at Anchorvale Horizon cost from $75,000 to $104,000 for a studio apartment, and $344,000 to $426,000 for a five-room flat.
Both projects feature the Optional Component Scheme where buyers can pay extra for finishes such as internal doors or flooring. Apart from the studio apartments, the other 95 per cent of units will be set aside for first-time buyers.
HDB said such buyers use an estimated 17 per cent to 27 per cent of their monthly household income to meet their monthly loan repayments. It advised prudence when purchasing homes. The income ceiling is $2,000 a month for a two-room unit, $3,000 for a three-room unit, and $8,000 for studio apartments, four-room and five-room units.
ERA Asia-Pacific associate director Eugene Lim said the Sengkang project looks set to buck the trend of dipping oversubscription rates.
The two most recent BTO exercises, in Yishun and Woodlands, saw rates of 2.4 and 2.2 respectively. These are much lower than that for a BTO project launched in Punggol in April, which saw application numbers reach up to six times the 1,429 units on offer. The drop may be due in part to the projects' locations.
Mr Lim said: 'Anchorvale looks more attractive because it's within walking distance of a number of amenities such as an LRT station.'
Mr Adam Tan, corporate communications manager for PropNex, said he foresees an oversubscription rate of at least four times for the four- and five-room flats in Sengkang.
'First-timers looking to start a family will like Anchorvale Horizon because it's a fairly developed estate. In addition, cash-over-valuation (COV) figures haven't come down enough for first-timers to jump over to the resale market, because they do not have that amount of disposable cash.'
He added that median COV prices for resale flats in Sengkang are about $32,000 for a four-room unit and $35,000 for a five-room unit.
Applications for the new flats will close on Nov 8. They bring the number of new flats for sale under the BTO scheme and Sale of Balance Flats exercise to 15,527 since the start of this year.
HDB will launch 2,200 new flats in Yishun and Punggol next month and in December respectively. It also announced plans to sell about 5,000 flats in Bukit Panjang, Jurong West, Sengkang and Yishun in the first quarter of next year.
1,322 flats in Sengkang, Bukit Panjang for sale
By Daryl Chin
MORE than 1,300 new flats were launched for sale yesterday as the Housing Board stepped up measures to help first-time buyers.
Senja Parc View in Bukit Panjang will offer 577 units under standard contracts, while 745 units at Anchorvale Horizon in Sengkang will be sold under premium contracts. Although the 1,322 build-to-order (BTO) flats will not be ready for at least a few years, the increase in supply should ease pressure on first-time buyers as the property market soars.
Senja Parc View flats cost $86,000 to $119,000 for a two-room unit, and $242,000 to $312,000 for a four-room unit. Premium units at Anchorvale Horizon cost from $75,000 to $104,000 for a studio apartment, and $344,000 to $426,000 for a five-room flat.
Both projects feature the Optional Component Scheme where buyers can pay extra for finishes such as internal doors or flooring. Apart from the studio apartments, the other 95 per cent of units will be set aside for first-time buyers.
HDB said such buyers use an estimated 17 per cent to 27 per cent of their monthly household income to meet their monthly loan repayments. It advised prudence when purchasing homes. The income ceiling is $2,000 a month for a two-room unit, $3,000 for a three-room unit, and $8,000 for studio apartments, four-room and five-room units.
ERA Asia-Pacific associate director Eugene Lim said the Sengkang project looks set to buck the trend of dipping oversubscription rates.
The two most recent BTO exercises, in Yishun and Woodlands, saw rates of 2.4 and 2.2 respectively. These are much lower than that for a BTO project launched in Punggol in April, which saw application numbers reach up to six times the 1,429 units on offer. The drop may be due in part to the projects' locations.
Mr Lim said: 'Anchorvale looks more attractive because it's within walking distance of a number of amenities such as an LRT station.'
Mr Adam Tan, corporate communications manager for PropNex, said he foresees an oversubscription rate of at least four times for the four- and five-room flats in Sengkang.
'First-timers looking to start a family will like Anchorvale Horizon because it's a fairly developed estate. In addition, cash-over-valuation (COV) figures haven't come down enough for first-timers to jump over to the resale market, because they do not have that amount of disposable cash.'
He added that median COV prices for resale flats in Sengkang are about $32,000 for a four-room unit and $35,000 for a five-room unit.
Applications for the new flats will close on Nov 8. They bring the number of new flats for sale under the BTO scheme and Sale of Balance Flats exercise to 15,527 since the start of this year.
HDB will launch 2,200 new flats in Yishun and Punggol next month and in December respectively. It also announced plans to sell about 5,000 flats in Bukit Panjang, Jurong West, Sengkang and Yishun in the first quarter of next year.
ST : What's gone Up won't come Down
Oct 26, 2010
EAST ASIA'S PROPERTY BOOM
What's gone Up won't come Down
Housing prices in China, Hong Kong and Taiwan are on a seemingly relentless climb despite government efforts to step on the brakes. Here's a look at what's fuelling this rise and the outlook ahead.
Report by Grace Ng in Beijing, Diego Laje in Hong Kong & Lee Seok Hwai in Taipei
In many Chinese cities such as Shanghai (above) as well as in Hong Kong and Taipei, home prices have been rising on the back of urbanisation, rising incomes and funds deserting slower-growing Western economies. -- PHOTO: AGENCE FRANCE-PRESSE
MR ZHANG, a heavyset man in his 40s, has just taken his Beijing apartment off the rental market and is looking for a buyer.
The factory owner has four apartments in southern China, and is considering selling two of them before a widely expected property tax is introduced by the authorities to cool the red-hot property market.
'I want to retire early and maybe go settle in Macau,' he laughs, declining to give his full name. With an expensive gold Swiss watch flashing on his wrist with every gesture he makes, he adds: 'I do not want to pay millions in tax.'
In Hong Kong, where a steady stream of mainlanders is pushing up the housing market, Mr John Harper, a Canadian who has lived on the island for 13 years, faces a different problem while house-hunting in Wanchai. Does he buy now, or wait for the next crash, he wonders.
But the next crash does not seem to be around the corner, despite recent measures to put a brake on prices. In the first eight months this year, property prices rose by 10 per cent, according to official figures. From 2008 to last year, prices rose 12 per cent.
And the longer Mr Harper delays, the more likely the downpayment will grow. 'It's hard enough to come up with 30 per cent of a property for HK$6 million (S$1 million),' he said. 'But the more I delay my purchase, the more will be the downpayment required because any mortgage over HK$12 million requires 40 per cent up front.'
Welcome to East Asia's property boom. Fuelled by urbanisation, rising incomes and funds deserting slower-growing Western economies, home prices have been rising dramatically in Beijing and numerous other Chinese cities, Hong Kong and Taipei.
Beijing real estate prices had their biggest jump on record in April.
Governments are beginning to worry.
Two years ago, China pumped in four trillion yuan (S$780 billion) to pump up its economy during the global downturn and, last year, it loosened credit and home purchase rules. Now, it considers skyrocketing property prices the biggest headache of the people. Since April, policymakers have tightened downpayment requirements, suspended loans for third-home purchases and are laying plans for a nationwide property tax. Last week, the government raised bank lending and deposit rates by 25 basis points.
Hong Kong, meanwhile, is moving to cut speculation and expand supply.
And Taiwan plans to start building apartments for young adults and students from next year. Social housing currently accounts for a mere 0.08 per cent of dwellings in Taiwan, compared with 30 per cent in Hong Kong.
But it appears that every move by governments to rein things in is blunted by the ingenuity of peoples crazed by the market and unshaken in their belief that 'you cannot go wrong with property'.
In China, for instance, some people have resorted to dubious divorces and 'house-sitters' with fake ownership certificates to work around the 'one-home-per-family' policy. Under this rule - implemented in 12 cities including Beijing, Shanghai and Guangzhou - after their first property each married couple would have to fork out at least a 50 per cent downpayment and face tougher conditions for bank loans for additional house purchases.
Or take the case of Madam Chang, a 54-year-old Taipei resident, who pooled NT$10 million (S$424,000) with her friends a few years ago to speculate in the market. According to Liberty Times, the bunch of friends quickly resold their first apartment for a profit. Since then, Madam Chang has made NT$20 million and is sitting on 27 apartments.
The only thing curbing her appetite is that fresh credit is increasingly difficult to get.
Professor Chang Chin-oh, an expert on land economics at Taipei's National Cheng Chi University, attributes the property fever to the loose monetary policy of low interest rates and higher currency circulation that Taiwan adopted during the recession.
The easing of political tension and closer economic engagement with the mainland over the past two years also boosted investors' confidence.
As a result, he said, more people are buying property for investment and selling it off quickly. 'Very few people are buying for their own use,' he said.
Likewise, Hong Kong's property boom is in some part the result of the local dollar's peg to the greenback. Cheap credit in the US is reflected locally as well, fuelling demand for property.
Will property prices cool? The signs are not good.
Beijing's moves to curb the hike in home prices had some effect between May and July but, by last month, the speculators had returned with a vengeance. And with real estate accounting for nearly 10 per cent of gross domestic product (GDP), which planner wants to shut down a growth engine?
Likewise, the Hong Kong Monetary Authority has been trying to prevent a local version of the sub-prime mortgage crisis by tightening lending conditions for banks, according to Mr Ricky Poon, an executive director at Colliers International.
Among the moves, as Mr Harper noted, is that any mortgage above S$2 million requires a 40 per cent downpayment. But even that is like spitting into a stiff wind.
There is no evidence that the demand from the mainland for Hong Kong homes will ease. Besides, it is tough to control property prices when the broader economies themselves are so buoyant.
Earlier this month, the International Monetary Fund forecast that China's GDP would expand 10.5 per cent this year. A high savings rate and that too few investment channels are available to investors are also contributing to Chinese parking their money in real estate. In the five years to 2007, China's savings rate jumped nearly 10 percentage points to 38 per cent of GDP.
What is more, over a 20-, or even 10-year horizon, it is difficult to find a major city in much of developing Asia - from Beijing to Bangalore - where property prices have slid.
Such is the appetite for a private shelter, never mind if it is only the size of a shoe box.
And even if you provided government-subsidised rental apartments, as Taipei is planning to do, the young would still be loath to trade that for a life away from the pulsing downtown.
Ms Emily Wu, a Taiwanese video technician in her 20s, pays NT$9,000 a month for a room just one metro rail stop away from the Xinyi business and shopping district. She says she would rather live there than in a spacious apartment in the suburbs. 'I want to be near where all the action is,' says Ms Wu.
Difficult as it is, governments need to watch property prices - and intervene where necessary - for a variety of reasons. For one thing, a healthy property market undergirds the broader economy by boosting the values of stocks and commodities. Also, most people in Asia tend to keep a good part of their nest eggs in property.
While a steady increase in real estate prices is welcome, bubbles are feared because a housing market collapse will destroy consumer confidence and shake every industry from salt to software.
Excessive run-ups in prices that put home ownership out of reach also tend to fuel frustration and even social unrest.
Earlier this month, as Hong Kong Chief Executive Donald Tsang outlined measures to cool the property market, an angry crowd of some 200 people protested outside the Legislative Council building, demanding that the government do more to put affordable housing within their reach.
'With property prices soaring to new heights, the poorer sections of society have no hope of buying their own apartments,' said Ms Penny Keung, one of the protesters.
Mr Jack Liu, 28, has a similar complaint. He earns 10,000 yuan a month in Beijing's flourishing information technology sector but fears he will not get to buy his dream house: 'I'm working so hard... but the prices are rising so much faster than my income.'
graceng@sph.com.sg
contact@diegolaje.com
seokhwai@sph.com.sg
Additional reporting by Lina Miao
--------------------------------------------------------------------------------
OUT OF REACH
'With property prices soaring to new heights, the poorer sections of society have no hope of buying their own apartments.'
Hong Kong resident Penny Keung
EAST ASIA'S PROPERTY BOOM
What's gone Up won't come Down
Housing prices in China, Hong Kong and Taiwan are on a seemingly relentless climb despite government efforts to step on the brakes. Here's a look at what's fuelling this rise and the outlook ahead.
Report by Grace Ng in Beijing, Diego Laje in Hong Kong & Lee Seok Hwai in Taipei
In many Chinese cities such as Shanghai (above) as well as in Hong Kong and Taipei, home prices have been rising on the back of urbanisation, rising incomes and funds deserting slower-growing Western economies. -- PHOTO: AGENCE FRANCE-PRESSE
MR ZHANG, a heavyset man in his 40s, has just taken his Beijing apartment off the rental market and is looking for a buyer.
The factory owner has four apartments in southern China, and is considering selling two of them before a widely expected property tax is introduced by the authorities to cool the red-hot property market.
'I want to retire early and maybe go settle in Macau,' he laughs, declining to give his full name. With an expensive gold Swiss watch flashing on his wrist with every gesture he makes, he adds: 'I do not want to pay millions in tax.'
In Hong Kong, where a steady stream of mainlanders is pushing up the housing market, Mr John Harper, a Canadian who has lived on the island for 13 years, faces a different problem while house-hunting in Wanchai. Does he buy now, or wait for the next crash, he wonders.
But the next crash does not seem to be around the corner, despite recent measures to put a brake on prices. In the first eight months this year, property prices rose by 10 per cent, according to official figures. From 2008 to last year, prices rose 12 per cent.
And the longer Mr Harper delays, the more likely the downpayment will grow. 'It's hard enough to come up with 30 per cent of a property for HK$6 million (S$1 million),' he said. 'But the more I delay my purchase, the more will be the downpayment required because any mortgage over HK$12 million requires 40 per cent up front.'
Welcome to East Asia's property boom. Fuelled by urbanisation, rising incomes and funds deserting slower-growing Western economies, home prices have been rising dramatically in Beijing and numerous other Chinese cities, Hong Kong and Taipei.
Beijing real estate prices had their biggest jump on record in April.
Governments are beginning to worry.
Two years ago, China pumped in four trillion yuan (S$780 billion) to pump up its economy during the global downturn and, last year, it loosened credit and home purchase rules. Now, it considers skyrocketing property prices the biggest headache of the people. Since April, policymakers have tightened downpayment requirements, suspended loans for third-home purchases and are laying plans for a nationwide property tax. Last week, the government raised bank lending and deposit rates by 25 basis points.
Hong Kong, meanwhile, is moving to cut speculation and expand supply.
And Taiwan plans to start building apartments for young adults and students from next year. Social housing currently accounts for a mere 0.08 per cent of dwellings in Taiwan, compared with 30 per cent in Hong Kong.
But it appears that every move by governments to rein things in is blunted by the ingenuity of peoples crazed by the market and unshaken in their belief that 'you cannot go wrong with property'.
In China, for instance, some people have resorted to dubious divorces and 'house-sitters' with fake ownership certificates to work around the 'one-home-per-family' policy. Under this rule - implemented in 12 cities including Beijing, Shanghai and Guangzhou - after their first property each married couple would have to fork out at least a 50 per cent downpayment and face tougher conditions for bank loans for additional house purchases.
Or take the case of Madam Chang, a 54-year-old Taipei resident, who pooled NT$10 million (S$424,000) with her friends a few years ago to speculate in the market. According to Liberty Times, the bunch of friends quickly resold their first apartment for a profit. Since then, Madam Chang has made NT$20 million and is sitting on 27 apartments.
The only thing curbing her appetite is that fresh credit is increasingly difficult to get.
Professor Chang Chin-oh, an expert on land economics at Taipei's National Cheng Chi University, attributes the property fever to the loose monetary policy of low interest rates and higher currency circulation that Taiwan adopted during the recession.
The easing of political tension and closer economic engagement with the mainland over the past two years also boosted investors' confidence.
As a result, he said, more people are buying property for investment and selling it off quickly. 'Very few people are buying for their own use,' he said.
Likewise, Hong Kong's property boom is in some part the result of the local dollar's peg to the greenback. Cheap credit in the US is reflected locally as well, fuelling demand for property.
Will property prices cool? The signs are not good.
Beijing's moves to curb the hike in home prices had some effect between May and July but, by last month, the speculators had returned with a vengeance. And with real estate accounting for nearly 10 per cent of gross domestic product (GDP), which planner wants to shut down a growth engine?
Likewise, the Hong Kong Monetary Authority has been trying to prevent a local version of the sub-prime mortgage crisis by tightening lending conditions for banks, according to Mr Ricky Poon, an executive director at Colliers International.
Among the moves, as Mr Harper noted, is that any mortgage above S$2 million requires a 40 per cent downpayment. But even that is like spitting into a stiff wind.
There is no evidence that the demand from the mainland for Hong Kong homes will ease. Besides, it is tough to control property prices when the broader economies themselves are so buoyant.
Earlier this month, the International Monetary Fund forecast that China's GDP would expand 10.5 per cent this year. A high savings rate and that too few investment channels are available to investors are also contributing to Chinese parking their money in real estate. In the five years to 2007, China's savings rate jumped nearly 10 percentage points to 38 per cent of GDP.
What is more, over a 20-, or even 10-year horizon, it is difficult to find a major city in much of developing Asia - from Beijing to Bangalore - where property prices have slid.
Such is the appetite for a private shelter, never mind if it is only the size of a shoe box.
And even if you provided government-subsidised rental apartments, as Taipei is planning to do, the young would still be loath to trade that for a life away from the pulsing downtown.
Ms Emily Wu, a Taiwanese video technician in her 20s, pays NT$9,000 a month for a room just one metro rail stop away from the Xinyi business and shopping district. She says she would rather live there than in a spacious apartment in the suburbs. 'I want to be near where all the action is,' says Ms Wu.
Difficult as it is, governments need to watch property prices - and intervene where necessary - for a variety of reasons. For one thing, a healthy property market undergirds the broader economy by boosting the values of stocks and commodities. Also, most people in Asia tend to keep a good part of their nest eggs in property.
While a steady increase in real estate prices is welcome, bubbles are feared because a housing market collapse will destroy consumer confidence and shake every industry from salt to software.
Excessive run-ups in prices that put home ownership out of reach also tend to fuel frustration and even social unrest.
Earlier this month, as Hong Kong Chief Executive Donald Tsang outlined measures to cool the property market, an angry crowd of some 200 people protested outside the Legislative Council building, demanding that the government do more to put affordable housing within their reach.
'With property prices soaring to new heights, the poorer sections of society have no hope of buying their own apartments,' said Ms Penny Keung, one of the protesters.
Mr Jack Liu, 28, has a similar complaint. He earns 10,000 yuan a month in Beijing's flourishing information technology sector but fears he will not get to buy his dream house: 'I'm working so hard... but the prices are rising so much faster than my income.'
graceng@sph.com.sg
contact@diegolaje.com
seokhwai@sph.com.sg
Additional reporting by Lina Miao
--------------------------------------------------------------------------------
OUT OF REACH
'With property prices soaring to new heights, the poorer sections of society have no hope of buying their own apartments.'
Hong Kong resident Penny Keung
ST : Two developments up for collective sale
Oct 26, 2010
Two developments up for collective sale
By Esther Teo
CARDIFF Court, off Lorong Chuan, is being launched for collective sale today with a $25 million price tag.
The 21-unit project, on a 43,491 sq ft residential leasehold site, can be redeveloped into a project of up to five storeys.
The lease has 72 years left. The potential gross floor area (GFA) of a new project there is about 60,887 sq ft.
Marketing agent Teakhwa Real Estate said the District 19 property is expected to fetch about $25 million.
That works out to $519.50 per sq ft per plot ratio (psf ppr) - including estimated development charges of $6.63 million to top up the lease to 99 years.
At that price, the break-even price for a developer is estimated to be about $860 psf to $900 psf.
That means prices in excess of $1,100 psf can be expected at launch, Teakhwa said. About 96 apartments of about 600 sq ft each can be built, it added.
Units at nearby 99-year leasehold project Hong Leong's The Scala were recently sold for between $1,100 psf and $1,500 psf while another project in the area, Kovan Residences, has also sold above the $1,000 psf mark.
'The new condo project should appeal to both home buyers and investors alike - specifically to the upper middle class Singaporeans living in the Serangoon area and foreigners looking at well-located residential projects,' Teakhwa said.
Another development, Marine Point, a freehold 18-storey residential block at 95 Marine Parade Road, was launched for collective sale last Wednesday at an indicative price of about $110 million. Marine Point consists of 30 apartments and two penthouses on a 51,185 sq ft site. Its potential GFA is 107,489 sq ft.
This works out to about $1,116 psf ppr, including an estimated development charge of $10 million.
It can be redeveloped to accommodate about 90 to 100 apartments averaging 1,000 sq ft each, said marketing agent ERA Asia-Pacific associate director Eugene Lim.
In both cases, the requisite more than 80 per cent of owners by share value and strata floor area have signed the collective agreement.
Both tenders will close on Nov 18.
Two developments up for collective sale
By Esther Teo
CARDIFF Court, off Lorong Chuan, is being launched for collective sale today with a $25 million price tag.
The 21-unit project, on a 43,491 sq ft residential leasehold site, can be redeveloped into a project of up to five storeys.
The lease has 72 years left. The potential gross floor area (GFA) of a new project there is about 60,887 sq ft.
Marketing agent Teakhwa Real Estate said the District 19 property is expected to fetch about $25 million.
That works out to $519.50 per sq ft per plot ratio (psf ppr) - including estimated development charges of $6.63 million to top up the lease to 99 years.
At that price, the break-even price for a developer is estimated to be about $860 psf to $900 psf.
That means prices in excess of $1,100 psf can be expected at launch, Teakhwa said. About 96 apartments of about 600 sq ft each can be built, it added.
Units at nearby 99-year leasehold project Hong Leong's The Scala were recently sold for between $1,100 psf and $1,500 psf while another project in the area, Kovan Residences, has also sold above the $1,000 psf mark.
'The new condo project should appeal to both home buyers and investors alike - specifically to the upper middle class Singaporeans living in the Serangoon area and foreigners looking at well-located residential projects,' Teakhwa said.
Another development, Marine Point, a freehold 18-storey residential block at 95 Marine Parade Road, was launched for collective sale last Wednesday at an indicative price of about $110 million. Marine Point consists of 30 apartments and two penthouses on a 51,185 sq ft site. Its potential GFA is 107,489 sq ft.
This works out to about $1,116 psf ppr, including an estimated development charge of $10 million.
It can be redeveloped to accommodate about 90 to 100 apartments averaging 1,000 sq ft each, said marketing agent ERA Asia-Pacific associate director Eugene Lim.
In both cases, the requisite more than 80 per cent of owners by share value and strata floor area have signed the collective agreement.
Both tenders will close on Nov 18.
ST : Farrer Road straightens out as MRT work ends
Oct 25, 2010
Farrer Road straightens out as MRT work ends
By Christopher Tan, motor mouth
Farrer Road before is now straight and has been widened (above). -- ST PHOTOS: ALPHONSUS CHERN, CAROLINE CHIA
FARRER Road is back to its original alignment after six years of twisty diversions necessary for construction of the Circle Line.
The busy thoroughfare has not only been straightened, but has also been widened. It now has four lanes each way, up from three.
With that, the traffic bottleneck which has been the bugbear of motorists since the construction started in 2004 has been removed.
'There should be significant improvement to traffic flow,' said retired traffic planner Joseph Yee, 65.
Farrer Road is part of the $400 million Outer Ring Road System, which currently allows motorists to travel over 20km from Tampines to Queensway with only two traffic lights along Lornie Road.
Motorist Adrian Wang, 50, is glad Farrer Road is straight again. 'I've been avoiding travelling that way for years because of the peak-hour jams at Farrer,' said the warehouse manager. 'I will go back to using it when the occasion arises.'
Workers were seen putting the finishing touches to the Farrer Road MRT station exterior last week.
The station is part of the remaining two stages of the Circle Line which will open by the middle of next year. The stages link Marymount to HarbourFront, passing places like the Botanic Gardens and Holland Village along the way.
A Land Transport Authority (LTA) spokesman said all 12 of the completed stations along this stretch are expected to achieve temporary occupation permits by the end of this year.
'The stations will then be architecturally fitted with electrical and mechanical works,' she added.
The Farrer Road station has one unique feature: a pedestrian overhead bridge with lifts at both ends.
This is to allow pedestrians to cross the road after train service hours, when the underground station - which forms an underpass across Farrer Road - is closed.
The LTA, however, said the bridge is not part of a plan currently under study to erect overhead bridges with lifts at selected MRT stations. It said that study had not been completed.
Ms Lee Bee Wah, an MP for Ang Mo Kio GRC, who has been lobbying for such facilities for three years now, hopes they will be built.
'I really hope they'll do it, especially if we want to encourage our senior citizens to be active and take public transport,' she said.
Two other roads diverted by Circle Line works - Holland and North Buona Vista - are expected to return to their original alignment in the next few weeks.
Farrer Road straightens out as MRT work ends
By Christopher Tan, motor mouth
Farrer Road before is now straight and has been widened (above). -- ST PHOTOS: ALPHONSUS CHERN, CAROLINE CHIA
FARRER Road is back to its original alignment after six years of twisty diversions necessary for construction of the Circle Line.
The busy thoroughfare has not only been straightened, but has also been widened. It now has four lanes each way, up from three.
With that, the traffic bottleneck which has been the bugbear of motorists since the construction started in 2004 has been removed.
'There should be significant improvement to traffic flow,' said retired traffic planner Joseph Yee, 65.
Farrer Road is part of the $400 million Outer Ring Road System, which currently allows motorists to travel over 20km from Tampines to Queensway with only two traffic lights along Lornie Road.
Motorist Adrian Wang, 50, is glad Farrer Road is straight again. 'I've been avoiding travelling that way for years because of the peak-hour jams at Farrer,' said the warehouse manager. 'I will go back to using it when the occasion arises.'
Workers were seen putting the finishing touches to the Farrer Road MRT station exterior last week.
The station is part of the remaining two stages of the Circle Line which will open by the middle of next year. The stages link Marymount to HarbourFront, passing places like the Botanic Gardens and Holland Village along the way.
A Land Transport Authority (LTA) spokesman said all 12 of the completed stations along this stretch are expected to achieve temporary occupation permits by the end of this year.
'The stations will then be architecturally fitted with electrical and mechanical works,' she added.
The Farrer Road station has one unique feature: a pedestrian overhead bridge with lifts at both ends.
This is to allow pedestrians to cross the road after train service hours, when the underground station - which forms an underpass across Farrer Road - is closed.
The LTA, however, said the bridge is not part of a plan currently under study to erect overhead bridges with lifts at selected MRT stations. It said that study had not been completed.
Ms Lee Bee Wah, an MP for Ang Mo Kio GRC, who has been lobbying for such facilities for three years now, hopes they will be built.
'I really hope they'll do it, especially if we want to encourage our senior citizens to be active and take public transport,' she said.
Two other roads diverted by Circle Line works - Holland and North Buona Vista - are expected to return to their original alignment in the next few weeks.
ST : HDB flat sellers left in tight spot by new rules
Oct 24, 2010
HDB flat sellers left in tight spot by new rules
They are making unofficial deals with buyers to stay on past the date to vacate flat
By Jessica Cheam, Housing Correspondent
Some owners of HDB resale flats are resorting to illegal pacts when inking a sale, saying the recent cooling measures for the property market have left them in a quandary.
The agreements - either verbal or written contracts - are for an HDB flat seller to overstay in the sold flat, past the legal date that he or she has to vacate it.
Property agents told The Sunday Times the trend emerged shortly after the Government tightened financing rules for new property purchases on Aug 30. They claim it is affecting more than half of resale transactions today.
Under the new rules, any buyer who takes a home loan from a bank for a second home can be granted only 70 per cent financing for that new property, down from 80 per cent. So his downpayment will be 30 per cent - up from 20 per cent previously.
The rule also applies to HDB flat owners. If they hope to get the higher 80 per cent loan for a new flat they are upgrading or moving to, they have to prove they have sold their previous flat. Otherwise, they qualify for only 70 per cent financing and have to stump up 10 per cent more in downpayment.
The Monetary Authority of Singapore stipulates the proof of sale is the official letter from the HDB to the seller approving the deal.
The trouble is that this letter is typically issued only about six weeks before the legal completion of the sale (see box).
Only with this letter can the seller exercise an option to buy his next flat. The six weeks left is too short a timeframe for the seller to find another home, renovate it and move in. Thus, such sellers are requesting extended stays of at least a month or two beyond the completion date as a condition of sale.
Such deals are informal 'gentlemen's agreements' that are either verbal or written. They are illegal under HDB rules and do not accord any legal protection to flat sellers.
Agents told The Sunday Times that flat sellers are still inking them because they have no choice.
If it were a private property transaction, a seller could still rent the unit from the buyer for a couple of months until he is ready to move into his new home.
But HDB rules require that the buyer live in his flat for a minimum period of five years, during which he may not lease it out. So the rental option is out of the question.
Agents say the group of HDB flat owners most affected are upgraders who are not cash-rich and cannot afford to pay 10 per cent more in downpayment.
PropNex agent G. Rajan, 50, an HDB specialist for the past 10 years, said the rules have proved disruptive to these sellers. 'These sellers are caught by the new policy, they either illegally make a deal with the buyer to overstay for a few months, or look for short-term rental and have to move twice.'
Even if sellers decide to move twice, they face problems securing rentals for short periods of one to three months. Rental contracts are usually for at least six months.
C&H Realty senior associate director Lee Han Sing, 36, said: 'Agents now need a second stage of negotiations even after the price is agreed, because buyers and sellers cannot agree on the overstay.'
One seller in this situation, who declined to be named, said the entire process was 'very troublesome' as he had to negotiate an unofficial agreement with his buyer to overstay in the flat for four months.
The seller, in his 30s, is moving from a four-room flat to a five- roomer in Jurong West, and had to pay a monthly rental of $2,000 to the buyer - which is technically illegal - before he agreed.
Mr Lee said there are worse situations. He knows of a buyer and seller who had already submitted the sale papers to HDB, but now cannot agree on the length of overstay.
The HDB could not respond by press time to queries that The Sunday Times posed during the week.
PropNex chief executive Mohamed Ismail said one solution would be for the Government to allow 80 per cent bank financing for all HDB home buyers, on condition that they sell their existing HDB homes within three to six months.
'No household is allowed to own more than one HDB flat anyway, so I don't understand why these new rules have to apply to HDB owners,' he said.
West Coast GRC MP Cedric Foo, chairman of the Government Parliamentary Committee for National Development and Environment, agreed it was logical to say that HDB owners who move to other HDB flats are not likely to be property speculators.
'It's worth raising (the issue) to HDB to see if there are some alternatives,' he said.
jcheam@sph.com.sg
--------------------------------------------------------------------------------
The tricky situation
The typical legal completion period for an HDB resale transaction is about 14 weeks from the time the seller registers a resale application to the HDB, or 18 weeks from the time the seller grants the buyer an option to purchase (OTP).
The buyer then has two weeks to exercise the OTP. After the OTP is signed, the seller's agent submits the necessary paperwork to the HDB within the next two weeks.
The HDB processes the resale transaction, and calls both the buyer and the seller to attend 'the first appointment' - which takes place six to eight weeks from when the resale application is lodged.
At this appointment, both parties finalise and sign off on the sale.
It then takes two more weeks for the HDB to issue the seller an official letter approving the sale. The seller must produce this letter in order to qualify for 80 per cent financing from a bank for his next home loan, under new rules introduced on Aug 30. Without this letter, he qualifies for only 70 per cent financing.
The trouble is that, by the time he receives this letter, there are only six weeks left to the legal completion of the sale, after which he has to move out of the flat.
HDB flat sellers left in tight spot by new rules
They are making unofficial deals with buyers to stay on past the date to vacate flat
By Jessica Cheam, Housing Correspondent
Some owners of HDB resale flats are resorting to illegal pacts when inking a sale, saying the recent cooling measures for the property market have left them in a quandary.
The agreements - either verbal or written contracts - are for an HDB flat seller to overstay in the sold flat, past the legal date that he or she has to vacate it.
Property agents told The Sunday Times the trend emerged shortly after the Government tightened financing rules for new property purchases on Aug 30. They claim it is affecting more than half of resale transactions today.
Under the new rules, any buyer who takes a home loan from a bank for a second home can be granted only 70 per cent financing for that new property, down from 80 per cent. So his downpayment will be 30 per cent - up from 20 per cent previously.
The rule also applies to HDB flat owners. If they hope to get the higher 80 per cent loan for a new flat they are upgrading or moving to, they have to prove they have sold their previous flat. Otherwise, they qualify for only 70 per cent financing and have to stump up 10 per cent more in downpayment.
The Monetary Authority of Singapore stipulates the proof of sale is the official letter from the HDB to the seller approving the deal.
The trouble is that this letter is typically issued only about six weeks before the legal completion of the sale (see box).
Only with this letter can the seller exercise an option to buy his next flat. The six weeks left is too short a timeframe for the seller to find another home, renovate it and move in. Thus, such sellers are requesting extended stays of at least a month or two beyond the completion date as a condition of sale.
Such deals are informal 'gentlemen's agreements' that are either verbal or written. They are illegal under HDB rules and do not accord any legal protection to flat sellers.
Agents told The Sunday Times that flat sellers are still inking them because they have no choice.
If it were a private property transaction, a seller could still rent the unit from the buyer for a couple of months until he is ready to move into his new home.
But HDB rules require that the buyer live in his flat for a minimum period of five years, during which he may not lease it out. So the rental option is out of the question.
Agents say the group of HDB flat owners most affected are upgraders who are not cash-rich and cannot afford to pay 10 per cent more in downpayment.
PropNex agent G. Rajan, 50, an HDB specialist for the past 10 years, said the rules have proved disruptive to these sellers. 'These sellers are caught by the new policy, they either illegally make a deal with the buyer to overstay for a few months, or look for short-term rental and have to move twice.'
Even if sellers decide to move twice, they face problems securing rentals for short periods of one to three months. Rental contracts are usually for at least six months.
C&H Realty senior associate director Lee Han Sing, 36, said: 'Agents now need a second stage of negotiations even after the price is agreed, because buyers and sellers cannot agree on the overstay.'
One seller in this situation, who declined to be named, said the entire process was 'very troublesome' as he had to negotiate an unofficial agreement with his buyer to overstay in the flat for four months.
The seller, in his 30s, is moving from a four-room flat to a five- roomer in Jurong West, and had to pay a monthly rental of $2,000 to the buyer - which is technically illegal - before he agreed.
Mr Lee said there are worse situations. He knows of a buyer and seller who had already submitted the sale papers to HDB, but now cannot agree on the length of overstay.
The HDB could not respond by press time to queries that The Sunday Times posed during the week.
PropNex chief executive Mohamed Ismail said one solution would be for the Government to allow 80 per cent bank financing for all HDB home buyers, on condition that they sell their existing HDB homes within three to six months.
'No household is allowed to own more than one HDB flat anyway, so I don't understand why these new rules have to apply to HDB owners,' he said.
West Coast GRC MP Cedric Foo, chairman of the Government Parliamentary Committee for National Development and Environment, agreed it was logical to say that HDB owners who move to other HDB flats are not likely to be property speculators.
'It's worth raising (the issue) to HDB to see if there are some alternatives,' he said.
jcheam@sph.com.sg
--------------------------------------------------------------------------------
The tricky situation
The typical legal completion period for an HDB resale transaction is about 14 weeks from the time the seller registers a resale application to the HDB, or 18 weeks from the time the seller grants the buyer an option to purchase (OTP).
The buyer then has two weeks to exercise the OTP. After the OTP is signed, the seller's agent submits the necessary paperwork to the HDB within the next two weeks.
The HDB processes the resale transaction, and calls both the buyer and the seller to attend 'the first appointment' - which takes place six to eight weeks from when the resale application is lodged.
At this appointment, both parties finalise and sign off on the sale.
It then takes two more weeks for the HDB to issue the seller an official letter approving the sale. The seller must produce this letter in order to qualify for 80 per cent financing from a bank for his next home loan, under new rules introduced on Aug 30. Without this letter, he qualifies for only 70 per cent financing.
The trouble is that, by the time he receives this letter, there are only six weeks left to the legal completion of the sale, after which he has to move out of the flat.
ST : Marine Cove tenants get temporary reprieve
Oct 24, 2010
Marine Cove tenants get temporary reprieve
By Jessica Lim
It looks like the clutch of pubs and restaurants surrounding the McDonald's outlet in East Coast Park will stay - at least for six months longer than planned.
Last Friday, the 32 tenants of Marine Cove, as the place is called, were given an option to extend their leases by another six months.
Their leases there originally expire on March 16 next year, and the current master tenant, Rock Productions - the business arm of New Creation Church - had asked them to move out by that date.
The land, managed by the Singapore Land Authority (SLA), will be handed to the National Parks Board (NParks) thereafter.
NParks has said that it plans to 'free up park space for the public, as well as enhance access to the beach' which may see some buildings torn down. The area will then be opened up for public tender.
All these changes, tenants have said, led to their not knowing if they would be in business in the coming months.
'To facilitate a smooth transition for the businesses at the Marine Cove area, we are offering the tenants a six-month extension,' said Mr Bernard Lim, NParks' assistant director of coastal parks.
The agency will cater to park visitors' dining and recreational needs, he added.
One tenant, Mr Foo Chit Seng, bar-restaurant The Beach Hut's owner, said he received a letter from NParks last Friday.
'We are grateful for the extension. But we still don't know if we can stay beyond that,' he said, adding that tenants have been told the entire area would be closed for renovations after that.
'The spots here will be up for bidding, and I don't think we will be given priority,' he said.
It is the same for the owner of Taroda Racing, Mr Dexter Low, 42. He said he was 'still waiting for a concrete plan to decide what to do next'. His company rents out remote-controlled cars.
McDonald's Restaurants communications director Linda Ming said: 'I think generally, we are pleased with the extension, but what would make us even happier is if we were given a chance to be part of the new Marine Cove, especially since we have been there for the past 28 years.'
Marine Cove tenants get temporary reprieve
By Jessica Lim
It looks like the clutch of pubs and restaurants surrounding the McDonald's outlet in East Coast Park will stay - at least for six months longer than planned.
Last Friday, the 32 tenants of Marine Cove, as the place is called, were given an option to extend their leases by another six months.
Their leases there originally expire on March 16 next year, and the current master tenant, Rock Productions - the business arm of New Creation Church - had asked them to move out by that date.
The land, managed by the Singapore Land Authority (SLA), will be handed to the National Parks Board (NParks) thereafter.
NParks has said that it plans to 'free up park space for the public, as well as enhance access to the beach' which may see some buildings torn down. The area will then be opened up for public tender.
All these changes, tenants have said, led to their not knowing if they would be in business in the coming months.
'To facilitate a smooth transition for the businesses at the Marine Cove area, we are offering the tenants a six-month extension,' said Mr Bernard Lim, NParks' assistant director of coastal parks.
The agency will cater to park visitors' dining and recreational needs, he added.
One tenant, Mr Foo Chit Seng, bar-restaurant The Beach Hut's owner, said he received a letter from NParks last Friday.
'We are grateful for the extension. But we still don't know if we can stay beyond that,' he said, adding that tenants have been told the entire area would be closed for renovations after that.
'The spots here will be up for bidding, and I don't think we will be given priority,' he said.
It is the same for the owner of Taroda Racing, Mr Dexter Low, 42. He said he was 'still waiting for a concrete plan to decide what to do next'. His company rents out remote-controlled cars.
McDonald's Restaurants communications director Linda Ming said: 'I think generally, we are pleased with the extension, but what would make us even happier is if we were given a chance to be part of the new Marine Cove, especially since we have been there for the past 28 years.'
ST : HDB flat sellers left in tight spot by new rules
Oct 24, 2010
HDB flat sellers left in tight spot by new rules
They are making unofficial deals with buyers to stay on past the date to vacate flat
By Jessica Cheam, Housing Correspondent
Some owners of HDB resale flats are resorting to illegal pacts when inking a sale, saying the recent cooling measures for the property market have left them in a quandary.
The agreements - either verbal or written contracts - are for an HDB flat seller to overstay in the sold flat, past the legal date that he or she has to vacate it.
Property agents told The Sunday Times the trend emerged shortly after the Government tightened financing rules for new property purchases on Aug 30. They claim it is affecting more than half of resale transactions today.
Under the new rules, any buyer who takes a home loan from a bank for a second home can be granted only 70 per cent financing for that new property, down from 80 per cent. So his downpayment will be 30 per cent - up from 20 per cent previously.
The rule also applies to HDB flat owners. If they hope to get the higher 80 per cent loan for a new flat they are upgrading or moving to, they have to prove they have sold their previous flat. Otherwise, they qualify for only 70 per cent financing and have to stump up 10 per cent more in downpayment.
The Monetary Authority of Singapore stipulates the proof of sale is the official letter from the HDB to the seller approving the deal.
The trouble is that this letter is typically issued only about six weeks before the legal completion of the sale (see box).
Only with this letter can the seller exercise an option to buy his next flat. The six weeks left is too short a timeframe for the seller to find another home, renovate it and move in. Thus, such sellers are requesting extended stays of at least a month or two beyond the completion date as a condition of sale.
Such deals are informal 'gentlemen's agreements' that are either verbal or written. They are illegal under HDB rules and do not accord any legal protection to flat sellers.
Agents told The Sunday Times that flat sellers are still inking them because they have no choice.
If it were a private property transaction, a seller could still rent the unit from the buyer for a couple of months until he is ready to move into his new home.
But HDB rules require that the buyer live in his flat for a minimum period of five years, during which he may not lease it out. So the rental option is out of the question.
Agents say the group of HDB flat owners most affected are upgraders who are not cash-rich and cannot afford to pay 10 per cent more in downpayment.
PropNex agent G. Rajan, 50, an HDB specialist for the past 10 years, said the rules have proved disruptive to these sellers. 'These sellers are caught by the new policy, they either illegally make a deal with the buyer to overstay for a few months, or look for short-term rental and have to move twice.'
Even if sellers decide to move twice, they face problems securing rentals for short periods of one to three months. Rental contracts are usually for at least six months.
C&H Realty senior associate director Lee Han Sing, 36, said: 'Agents now need a second stage of negotiations even after the price is agreed, because buyers and sellers cannot agree on the overstay.'
One seller in this situation, who declined to be named, said the entire process was 'very troublesome' as he had to negotiate an unofficial agreement with his buyer to overstay in the flat for four months.
The seller, in his 30s, is moving from a four-room flat to a five- roomer in Jurong West, and had to pay a monthly rental of $2,000 to the buyer - which is technically illegal - before he agreed.
Mr Lee said there are worse situations. He knows of a buyer and seller who had already submitted the sale papers to HDB, but now cannot agree on the length of overstay.
The HDB could not respond by press time to queries that The Sunday Times posed during the week.
PropNex chief executive Mohamed Ismail said one solution would be for the Government to allow 80 per cent bank financing for all HDB home buyers, on condition that they sell their existing HDB homes within three to six months.
'No household is allowed to own more than one HDB flat anyway, so I don't understand why these new rules have to apply to HDB owners,' he said.
West Coast GRC MP Cedric Foo, chairman of the Government Parliamentary Committee for National Development and Environment, agreed it was logical to say that HDB owners who move to other HDB flats are not likely to be property speculators.
'It's worth raising (the issue) to HDB to see if there are some alternatives,' he said.
jcheam@sph.com.sg
HDB flat sellers left in tight spot by new rules
They are making unofficial deals with buyers to stay on past the date to vacate flat
By Jessica Cheam, Housing Correspondent
Some owners of HDB resale flats are resorting to illegal pacts when inking a sale, saying the recent cooling measures for the property market have left them in a quandary.
The agreements - either verbal or written contracts - are for an HDB flat seller to overstay in the sold flat, past the legal date that he or she has to vacate it.
Property agents told The Sunday Times the trend emerged shortly after the Government tightened financing rules for new property purchases on Aug 30. They claim it is affecting more than half of resale transactions today.
Under the new rules, any buyer who takes a home loan from a bank for a second home can be granted only 70 per cent financing for that new property, down from 80 per cent. So his downpayment will be 30 per cent - up from 20 per cent previously.
The rule also applies to HDB flat owners. If they hope to get the higher 80 per cent loan for a new flat they are upgrading or moving to, they have to prove they have sold their previous flat. Otherwise, they qualify for only 70 per cent financing and have to stump up 10 per cent more in downpayment.
The Monetary Authority of Singapore stipulates the proof of sale is the official letter from the HDB to the seller approving the deal.
The trouble is that this letter is typically issued only about six weeks before the legal completion of the sale (see box).
Only with this letter can the seller exercise an option to buy his next flat. The six weeks left is too short a timeframe for the seller to find another home, renovate it and move in. Thus, such sellers are requesting extended stays of at least a month or two beyond the completion date as a condition of sale.
Such deals are informal 'gentlemen's agreements' that are either verbal or written. They are illegal under HDB rules and do not accord any legal protection to flat sellers.
Agents told The Sunday Times that flat sellers are still inking them because they have no choice.
If it were a private property transaction, a seller could still rent the unit from the buyer for a couple of months until he is ready to move into his new home.
But HDB rules require that the buyer live in his flat for a minimum period of five years, during which he may not lease it out. So the rental option is out of the question.
Agents say the group of HDB flat owners most affected are upgraders who are not cash-rich and cannot afford to pay 10 per cent more in downpayment.
PropNex agent G. Rajan, 50, an HDB specialist for the past 10 years, said the rules have proved disruptive to these sellers. 'These sellers are caught by the new policy, they either illegally make a deal with the buyer to overstay for a few months, or look for short-term rental and have to move twice.'
Even if sellers decide to move twice, they face problems securing rentals for short periods of one to three months. Rental contracts are usually for at least six months.
C&H Realty senior associate director Lee Han Sing, 36, said: 'Agents now need a second stage of negotiations even after the price is agreed, because buyers and sellers cannot agree on the overstay.'
One seller in this situation, who declined to be named, said the entire process was 'very troublesome' as he had to negotiate an unofficial agreement with his buyer to overstay in the flat for four months.
The seller, in his 30s, is moving from a four-room flat to a five- roomer in Jurong West, and had to pay a monthly rental of $2,000 to the buyer - which is technically illegal - before he agreed.
Mr Lee said there are worse situations. He knows of a buyer and seller who had already submitted the sale papers to HDB, but now cannot agree on the length of overstay.
The HDB could not respond by press time to queries that The Sunday Times posed during the week.
PropNex chief executive Mohamed Ismail said one solution would be for the Government to allow 80 per cent bank financing for all HDB home buyers, on condition that they sell their existing HDB homes within three to six months.
'No household is allowed to own more than one HDB flat anyway, so I don't understand why these new rules have to apply to HDB owners,' he said.
West Coast GRC MP Cedric Foo, chairman of the Government Parliamentary Committee for National Development and Environment, agreed it was logical to say that HDB owners who move to other HDB flats are not likely to be property speculators.
'It's worth raising (the issue) to HDB to see if there are some alternatives,' he said.
jcheam@sph.com.sg
ST : Cheque mix-up scuttles property deal
Oct 23, 2010
Cheque mix-up scuttles property deal
Man wrote cheque for option fee to seller's law firm, instead of to seller as earlier agreed
By K.C. Vijayan LAW CORRESPONDENT
AN INVESTMENT banker lost his chance to buy an $18.5 million bungalow in Ewart Park when his cheque for the option fee was made out to the seller's law firm instead of to the seller.
He then sought High Court action to enforce the sale and stop the owner from reselling to anyone else, but his claim was dismissed by Justice Belinda Ang on Tuesday. Her judgment grounds were released yesterday.
The judge said that the seller, Ms Soon Chia Chuen, 38, was entitled to the $184,000 option fee the buyer, Mr Zain Asif Fancy, 36, had paid. This was 1 per cent of the selling price.
He had, through his lawyers, made out a cheque for the remaining 4 per cent, or $738,400, to the law firm representing Ms Soon.
Mr Zain had believed it was sufficient to comply with the clause specified in the sale contract.
His lawyers from Tan Peng Chin LLC, who handled the deal, hand-delivered the cheque and the accompanying sales acceptance documents to Ms Soon's lawyers from Derrick Wong & Lim on the day of the deadline in August.
But when she found out the cheque had been made out to her lawyers, she refused to continue with the sale.
She pointed out the deal was clinched after several rounds of talks, on the understanding that the cheque was to be made payable to her.
She had argued in court documents that she wanted the cheque to be in her name as she needed the money quickly to book a house in Trevose Crescent that she wanted to buy as a replacement.
The longer the delay on that deal, the higher the prices went as the seller was getting better offers from others, she said.
The property market was booming then, and Ms Soon had, among other things, 'reluctantly' agreed to a five-week period for Mr Zain to exercise the option instead of the usual two weeks.
She was concerned that prices would rise further and she would lose out if he opted not to buy after a five-week wait.
He had already paid the 1 per cent option fee in June and the remaining 4 per cent that he paid to exercise the option to buy became the subject of the court dispute.
Lawyers say that in a property deal, the money is normally paid to the law firm acting for the seller, which will keep it as a stakeholder in the sale.
This is to safeguard the money in case the deal derails for various reasons - such as if the seller subsequently dies, or is a bankrupt or cannot go through with the sale for some reason.
Mr Zain said in court documents that the property was 'of particular significance' to him as it 'sits on a large and uniquely sited plot of land in one of Singapore's most exclusive and prestigious 'Good Class Bungalows' enclaves and is a rare find in land-scarce Singapore'.
His lawyer, Senior Counsel Alvin Yeo from WongPartnership, whom he hired separately to fight the High Court case, argued that the $738,400 cheque to be issued in Ms Soon's name was not something that had to be strictly complied with.
But lawyer Prabhakaran Nair for Ms Soon countered that acceptance must match the offer in the way it was agreed upon.
Justice Ang said that sending the cheque to Ms Soon's lawyers 'was contrary to what was already agreed...which was for the cheque in (Ms Soon's) favour to be forthwith released to her'.
vijayan@sph.com.sg
Cheque mix-up scuttles property deal
Man wrote cheque for option fee to seller's law firm, instead of to seller as earlier agreed
By K.C. Vijayan LAW CORRESPONDENT
AN INVESTMENT banker lost his chance to buy an $18.5 million bungalow in Ewart Park when his cheque for the option fee was made out to the seller's law firm instead of to the seller.
He then sought High Court action to enforce the sale and stop the owner from reselling to anyone else, but his claim was dismissed by Justice Belinda Ang on Tuesday. Her judgment grounds were released yesterday.
The judge said that the seller, Ms Soon Chia Chuen, 38, was entitled to the $184,000 option fee the buyer, Mr Zain Asif Fancy, 36, had paid. This was 1 per cent of the selling price.
He had, through his lawyers, made out a cheque for the remaining 4 per cent, or $738,400, to the law firm representing Ms Soon.
Mr Zain had believed it was sufficient to comply with the clause specified in the sale contract.
His lawyers from Tan Peng Chin LLC, who handled the deal, hand-delivered the cheque and the accompanying sales acceptance documents to Ms Soon's lawyers from Derrick Wong & Lim on the day of the deadline in August.
But when she found out the cheque had been made out to her lawyers, she refused to continue with the sale.
She pointed out the deal was clinched after several rounds of talks, on the understanding that the cheque was to be made payable to her.
She had argued in court documents that she wanted the cheque to be in her name as she needed the money quickly to book a house in Trevose Crescent that she wanted to buy as a replacement.
The longer the delay on that deal, the higher the prices went as the seller was getting better offers from others, she said.
The property market was booming then, and Ms Soon had, among other things, 'reluctantly' agreed to a five-week period for Mr Zain to exercise the option instead of the usual two weeks.
She was concerned that prices would rise further and she would lose out if he opted not to buy after a five-week wait.
He had already paid the 1 per cent option fee in June and the remaining 4 per cent that he paid to exercise the option to buy became the subject of the court dispute.
Lawyers say that in a property deal, the money is normally paid to the law firm acting for the seller, which will keep it as a stakeholder in the sale.
This is to safeguard the money in case the deal derails for various reasons - such as if the seller subsequently dies, or is a bankrupt or cannot go through with the sale for some reason.
Mr Zain said in court documents that the property was 'of particular significance' to him as it 'sits on a large and uniquely sited plot of land in one of Singapore's most exclusive and prestigious 'Good Class Bungalows' enclaves and is a rare find in land-scarce Singapore'.
His lawyer, Senior Counsel Alvin Yeo from WongPartnership, whom he hired separately to fight the High Court case, argued that the $738,400 cheque to be issued in Ms Soon's name was not something that had to be strictly complied with.
But lawyer Prabhakaran Nair for Ms Soon countered that acceptance must match the offer in the way it was agreed upon.
Justice Ang said that sending the cheque to Ms Soon's lawyers 'was contrary to what was already agreed...which was for the cheque in (Ms Soon's) favour to be forthwith released to her'.
vijayan@sph.com.sg
ST : Fewer HDB resale flats change hands
Oct 23, 2010
Fewer HDB resale flats change hands
But prices rise 4 per cent in third quarter to hit yet another record
By Jessica Cheam, Housing Correspondent
New measures introduced on Aug 30 to cool the property market by tightening home financing and restricting ownership of public housing are not yet officially translating to lower resale flat prices. -- ST FILE PHOTO
THE recent measures to cool the HDB resale market have led to fewer flats being bought and sold, but they have yet to make a discernible impact on prices.
According to official figures released by the Housing Board (HDB) yesterday, resale flat prices rose 4 per cent in the third quarter of this year to hit yet another record.
This is the ninth straight quarter of rising prices. Prices had risen 4.1 per cent in the second quarter compared to the first.
The median cash-over-valuation (COV), which is the cash premium buyers pay above the flat's valuation, was also unchanged at $30,000.
In fact, median COVs for four-room, five-room and executive flats actually rose, to $32,000, $35,000 and $40,000 in the third quarter from $30,000, $33,000 and $36,300 in the previous quarter respectively.
COVs are one measure of how hot the demand is for resale HDB flats.
Yesterday's data therefore shows that the new measures introduced on Aug 30 to tighten home financing and restrict ownership of public housing are not yet officially translating to lower resale flat prices.
The measures have, however, curbed flat sales. Resale HDB transactions fell by 10 per cent to 8,205 deals in the third quarter from 9,114 in the second quarter, largely due to a 25 per cent dip in deals last month compared to August.
Commenting on the numbers, the HDB said the full impact of the cooling measures will be captured only in the fourth quarter data as the majority of the deals done in the third quarter were submitted to HDB before the new rules.
Some property analysts had other explanations for the lag in effect. They said that prices are not falling yet because many sellers have simply taken their flats off the market in response to souring sentiment, instead of accepting lower prices.
Mr Colin Tan, head of research and consultancy at property firm Chesterton Suntec International, noted that while demand-side measures seem to have had an impact, prices could be sticky downwards as supply is limited.
'Some owners are holding on to their HDB flats, and the fresh supply of flats coming onto the market at the end of the five-year minimum occupation period is not enough,' he said.
Still, C&H Properties division director Nelson Tan, an HDB specialist, said prices will not hold for long.
'The reason is prices now are still supported by higher flat valuations, which are based on the recent housing boom, but this will eventually come down as prices soften,' he said.
Indeed, property agencies such as PropNex and ERA Asia Pacific which have captured more up-to-date transactions said prices are starting to show a dip of 3 per cent to 5 per cent.
PropNex chief executive Mohamed Ismail said that the firm's data for this month showed median COV levels slipping to about $25,000, $30,000 and $35,000 for four-room, five-room and executive flats respectively.
Both PropNex and ERA data show that the median COV has dropped from $30,000 to $25,000.
Mr Ismail expects resale deals to dip a further 20 per cent in the fourth quarter, with COV levels stabilising at $22,000.
Associate director Eugene Lim said that ERA's resale volume has dipped about 25 per cent to 30 per cent since the measures were introduced and sees resale prices adjusting downwards by 5 per cent to 8 per cent over the next six months.
One home buyer, Ms Angelyn Ho, 26, said that she and her fiance were waiting on the sidelines for prices to stabilise further. 'We are hoping resale flat prices will come down by about 10 per cent before we buy a flat near our parents in Bukit Panjang,' she said.
Turning to the supply of new flats, HDB said yesterday it will be launching 1,320 flats under its build-to-order scheme in Bukit Panjang and Sengkang on Tuesday.
A further 2,200 new flats will be launched in Yishun and Punggol next month and in December.
jcheam@sph.com.sg
Fewer HDB resale flats change hands
But prices rise 4 per cent in third quarter to hit yet another record
By Jessica Cheam, Housing Correspondent
New measures introduced on Aug 30 to cool the property market by tightening home financing and restricting ownership of public housing are not yet officially translating to lower resale flat prices. -- ST FILE PHOTO
THE recent measures to cool the HDB resale market have led to fewer flats being bought and sold, but they have yet to make a discernible impact on prices.
According to official figures released by the Housing Board (HDB) yesterday, resale flat prices rose 4 per cent in the third quarter of this year to hit yet another record.
This is the ninth straight quarter of rising prices. Prices had risen 4.1 per cent in the second quarter compared to the first.
The median cash-over-valuation (COV), which is the cash premium buyers pay above the flat's valuation, was also unchanged at $30,000.
In fact, median COVs for four-room, five-room and executive flats actually rose, to $32,000, $35,000 and $40,000 in the third quarter from $30,000, $33,000 and $36,300 in the previous quarter respectively.
COVs are one measure of how hot the demand is for resale HDB flats.
Yesterday's data therefore shows that the new measures introduced on Aug 30 to tighten home financing and restrict ownership of public housing are not yet officially translating to lower resale flat prices.
The measures have, however, curbed flat sales. Resale HDB transactions fell by 10 per cent to 8,205 deals in the third quarter from 9,114 in the second quarter, largely due to a 25 per cent dip in deals last month compared to August.
Commenting on the numbers, the HDB said the full impact of the cooling measures will be captured only in the fourth quarter data as the majority of the deals done in the third quarter were submitted to HDB before the new rules.
Some property analysts had other explanations for the lag in effect. They said that prices are not falling yet because many sellers have simply taken their flats off the market in response to souring sentiment, instead of accepting lower prices.
Mr Colin Tan, head of research and consultancy at property firm Chesterton Suntec International, noted that while demand-side measures seem to have had an impact, prices could be sticky downwards as supply is limited.
'Some owners are holding on to their HDB flats, and the fresh supply of flats coming onto the market at the end of the five-year minimum occupation period is not enough,' he said.
Still, C&H Properties division director Nelson Tan, an HDB specialist, said prices will not hold for long.
'The reason is prices now are still supported by higher flat valuations, which are based on the recent housing boom, but this will eventually come down as prices soften,' he said.
Indeed, property agencies such as PropNex and ERA Asia Pacific which have captured more up-to-date transactions said prices are starting to show a dip of 3 per cent to 5 per cent.
PropNex chief executive Mohamed Ismail said that the firm's data for this month showed median COV levels slipping to about $25,000, $30,000 and $35,000 for four-room, five-room and executive flats respectively.
Both PropNex and ERA data show that the median COV has dropped from $30,000 to $25,000.
Mr Ismail expects resale deals to dip a further 20 per cent in the fourth quarter, with COV levels stabilising at $22,000.
Associate director Eugene Lim said that ERA's resale volume has dipped about 25 per cent to 30 per cent since the measures were introduced and sees resale prices adjusting downwards by 5 per cent to 8 per cent over the next six months.
One home buyer, Ms Angelyn Ho, 26, said that she and her fiance were waiting on the sidelines for prices to stabilise further. 'We are hoping resale flat prices will come down by about 10 per cent before we buy a flat near our parents in Bukit Panjang,' she said.
Turning to the supply of new flats, HDB said yesterday it will be launching 1,320 flats under its build-to-order scheme in Bukit Panjang and Sengkang on Tuesday.
A further 2,200 new flats will be launched in Yishun and Punggol next month and in December.
jcheam@sph.com.sg
ST : Private home prices to stay fairly flat
Oct 23, 2010
Private home prices to stay fairly flat
TWO months after the introduction of property market cooling measures, consultants are sure of one thing - Singapore private home prices are likely to be fairly flat until the end of the year.
The chief executive of consultancy PropNex, Mr Mohamed Ismail, expects the Urban Redevelopment Authority's price index to reach a plateau in the current fourth quarter, with another 2 per cent growth at most.
'(This is) simply because buyers are not coming in big numbers,' Mr Ismail told The Straits Times.
He said August's market cooling measures had weakened demand for mass market homes.
Buyers were becoming more price-sensitive, partially owing to tighter lending rules, he added.
Buyers are also carefully considering purchases given the restrictions on dual ownership, said director of research and advisory at Colliers International, Ms Tay Huey Ying.
'Buyers are really standing on the sidelines and watching,' Ms Tay said.
Another consultancy, Colliers, also expects the price index to increase by 2 per cent, at most, in the current quarter.
Consultants have differing views on the outlook for the popular mass market segment.
Mr Ismail expects prices of these homes to fall 5 per cent to 10 per cent in the first half of next year as developers respond to price-sensitive buyers.
However, Mr Ong Kah Seng, senior manager for Asia-Pacific research at Cushman & Wakefield, believes that prices are likely to remain flat.
'Buying interest will improve,' said Mr Ong, as buyers adjust to the measures by next year. However, better sentiment laced with some caution is likely to keep prices muted, he said.
Experts agree though that prices of high-end condominiums and landed properties will continue to rise, albeit at a slower pace.
High-end residential prices will rise 2 per cent to 3 per cent per quarter in the first half of next year, they believe.
HARSHA JETHNANI
Private home prices to stay fairly flat
TWO months after the introduction of property market cooling measures, consultants are sure of one thing - Singapore private home prices are likely to be fairly flat until the end of the year.
The chief executive of consultancy PropNex, Mr Mohamed Ismail, expects the Urban Redevelopment Authority's price index to reach a plateau in the current fourth quarter, with another 2 per cent growth at most.
'(This is) simply because buyers are not coming in big numbers,' Mr Ismail told The Straits Times.
He said August's market cooling measures had weakened demand for mass market homes.
Buyers were becoming more price-sensitive, partially owing to tighter lending rules, he added.
Buyers are also carefully considering purchases given the restrictions on dual ownership, said director of research and advisory at Colliers International, Ms Tay Huey Ying.
'Buyers are really standing on the sidelines and watching,' Ms Tay said.
Another consultancy, Colliers, also expects the price index to increase by 2 per cent, at most, in the current quarter.
Consultants have differing views on the outlook for the popular mass market segment.
Mr Ismail expects prices of these homes to fall 5 per cent to 10 per cent in the first half of next year as developers respond to price-sensitive buyers.
However, Mr Ong Kah Seng, senior manager for Asia-Pacific research at Cushman & Wakefield, believes that prices are likely to remain flat.
'Buying interest will improve,' said Mr Ong, as buyers adjust to the measures by next year. However, better sentiment laced with some caution is likely to keep prices muted, he said.
Experts agree though that prices of high-end condominiums and landed properties will continue to rise, albeit at a slower pace.
High-end residential prices will rise 2 per cent to 3 per cent per quarter in the first half of next year, they believe.
HARSHA JETHNANI
ST : Prices rising faster than for condos
Oct 23, 2010
LANDED HOMES
Prices rising faster than for condos
By Esther Teo
Landed home prices surged 7.7 per cent in the third quarter, compared to prices of non-landed homes, which inched up only 1.6 per cent as the market slowed after the cooling measures on Aug 30. Limited supply and robust economic growth have helped fuel sales. -- ST PHOTO: SAMUEL HE
RECENT price gains of relatively scarce landed homes have far outstripped rises for non-landed homes such as condominiums, leading to talk of an increasingly segmented market.
Overall, private home prices rose 2.9 per cent in the three months to Sept 30 - below the preliminary estimate of 3.1 per cent, according to the Urban Redevelopment Authority's third quarter price index released yesterday.
But the market was buoyed by landed home prices, which surged 7.7 per cent in the third quarter - up from 6.2 per cent in the previous quarter.
Prices of non-landed homes, in contrast, inched up only 1.6 per cent as the market slowed, owing to the impact of the Government's property cooling measures introduced on Aug 30.
Detached homes, in particular, have led the pack with a strong 8.4 per cent price jump. They are now up 27 per cent in the first nine months of the year.
Prices of terrace and semi-detached homes also rose 7.2 per cent and 7.5 per cent respectively from the previous quarter, surging 22 per cent and 23 per cent since the start of the year. This compares with a 12 per cent price gain in the same period for non-landed homes.
Experts say that landed homes have performed strongly owing to their limited supply and the robust economic growth that has led to rising income levels.
The segment is also relatively insulated from the new property rules which target speculators. Landed homes tend to attract less speculation given the higher prices of such homes, analysts say.
Mr Colin Tan, head of research and consultancy at property firm Chesterton Suntec International, said that home buyers are now looking towards landed property as they are less risky and are more likely to rise in value.
'The market is so much smaller for landed homes, unlike for condos where there is a lot of supply,' he added.
Mr Steven Tan, executive director of residential at the OrangeTee agency, said that unlike condos, where the Government can release more land to cater to growing demand, the supply of landed homes is relatively limited.
'The new rules might affect buying sentiment but if the economy grows, more businesses make profits and incomes will rise, resulting in an increasing demand for such homes.'
However, he expects a slight moderation in landed home price rises to about 2 per cent in the fourth quarter.
Cushman & Wakefield's senior manager of Asia-Pacific research Ong Kah Seng predicts an average 3 per cent gain till the second quarter of next year.
Mr Ong said: 'In addition to locals, foreigners - mainly PRs who are granted permission to buy landed homes - are also looking at landed homes where possible.'
DBS economist Irvin Seah said that the landed homes segment was more stable as it is usually made up of wealthier buyers who are less affected by the new rules such as tighter financing measures.
Fewer private homes were sold in the third quarter - 8,513 units, from 9,873 the quarter before - a 14 per cent slide.
Propnex chief executive Mohamed Ismail said: 'The reason is that buyers of private properties are now being more price-conscious across all markets.'
He added that private property sales last month saw only 39 transactions above the $2,000 per sq ft median price mark, the lowest for the year so far.
LANDED HOMES
Prices rising faster than for condos
By Esther Teo
Landed home prices surged 7.7 per cent in the third quarter, compared to prices of non-landed homes, which inched up only 1.6 per cent as the market slowed after the cooling measures on Aug 30. Limited supply and robust economic growth have helped fuel sales. -- ST PHOTO: SAMUEL HE
RECENT price gains of relatively scarce landed homes have far outstripped rises for non-landed homes such as condominiums, leading to talk of an increasingly segmented market.
Overall, private home prices rose 2.9 per cent in the three months to Sept 30 - below the preliminary estimate of 3.1 per cent, according to the Urban Redevelopment Authority's third quarter price index released yesterday.
But the market was buoyed by landed home prices, which surged 7.7 per cent in the third quarter - up from 6.2 per cent in the previous quarter.
Prices of non-landed homes, in contrast, inched up only 1.6 per cent as the market slowed, owing to the impact of the Government's property cooling measures introduced on Aug 30.
Detached homes, in particular, have led the pack with a strong 8.4 per cent price jump. They are now up 27 per cent in the first nine months of the year.
Prices of terrace and semi-detached homes also rose 7.2 per cent and 7.5 per cent respectively from the previous quarter, surging 22 per cent and 23 per cent since the start of the year. This compares with a 12 per cent price gain in the same period for non-landed homes.
Experts say that landed homes have performed strongly owing to their limited supply and the robust economic growth that has led to rising income levels.
The segment is also relatively insulated from the new property rules which target speculators. Landed homes tend to attract less speculation given the higher prices of such homes, analysts say.
Mr Colin Tan, head of research and consultancy at property firm Chesterton Suntec International, said that home buyers are now looking towards landed property as they are less risky and are more likely to rise in value.
'The market is so much smaller for landed homes, unlike for condos where there is a lot of supply,' he added.
Mr Steven Tan, executive director of residential at the OrangeTee agency, said that unlike condos, where the Government can release more land to cater to growing demand, the supply of landed homes is relatively limited.
'The new rules might affect buying sentiment but if the economy grows, more businesses make profits and incomes will rise, resulting in an increasing demand for such homes.'
However, he expects a slight moderation in landed home price rises to about 2 per cent in the fourth quarter.
Cushman & Wakefield's senior manager of Asia-Pacific research Ong Kah Seng predicts an average 3 per cent gain till the second quarter of next year.
Mr Ong said: 'In addition to locals, foreigners - mainly PRs who are granted permission to buy landed homes - are also looking at landed homes where possible.'
DBS economist Irvin Seah said that the landed homes segment was more stable as it is usually made up of wealthier buyers who are less affected by the new rules such as tighter financing measures.
Fewer private homes were sold in the third quarter - 8,513 units, from 9,873 the quarter before - a 14 per cent slide.
Propnex chief executive Mohamed Ismail said: 'The reason is that buyers of private properties are now being more price-conscious across all markets.'
He added that private property sales last month saw only 39 transactions above the $2,000 per sq ft median price mark, the lowest for the year so far.
ST : Estate agency watchdog starts work
Oct 22, 2010
Estate agency watchdog starts work
By Dhevarajan Devadas
THE Government has appointed key personnel to a new statutory board set up to regulate the real estate agency industry, which starts operating today.
The Council for Estate Agencies (CEA) was set up in response to growing public complaints about errant agents. Mr Greg Seow, chairman of AMP Capital Investors (Singapore), has been appointed as president. Its executive director is Mr Chionh Chye Khye, a senior civil servant.
From Jan 1 next year, all property agents will have to be registered with the CEA and have to meet certain standards.
A statement issued by the Ministry of National Development said that key elements of this framework include enhanced licensing conditions for estate agents, registration of salespersons, regulation on the conduct of estate agency work, mechanisms for discipline and dispute resolution, and public education. It also bars property agencies and agents from simultaneously acting as moneylenders by featuring a new code on ethics and conduct, which bans agents from making referrals to moneylenders, among other practices.
The CEA is empowered to investigate complaints and impose penalties, such as fines, suspension and revocation, against errant estate agents and salespersons. Serious offenders may be prosecuted in court.
New and existing real estate agents can apply to the CEA for the licence from Nov1. The public can find out more details by calling the CEA on 1800-643-2555 or visiting www.cea.gov.sg
Estate agency watchdog starts work
By Dhevarajan Devadas
THE Government has appointed key personnel to a new statutory board set up to regulate the real estate agency industry, which starts operating today.
The Council for Estate Agencies (CEA) was set up in response to growing public complaints about errant agents. Mr Greg Seow, chairman of AMP Capital Investors (Singapore), has been appointed as president. Its executive director is Mr Chionh Chye Khye, a senior civil servant.
From Jan 1 next year, all property agents will have to be registered with the CEA and have to meet certain standards.
A statement issued by the Ministry of National Development said that key elements of this framework include enhanced licensing conditions for estate agents, registration of salespersons, regulation on the conduct of estate agency work, mechanisms for discipline and dispute resolution, and public education. It also bars property agencies and agents from simultaneously acting as moneylenders by featuring a new code on ethics and conduct, which bans agents from making referrals to moneylenders, among other practices.
The CEA is empowered to investigate complaints and impose penalties, such as fines, suspension and revocation, against errant estate agents and salespersons. Serious offenders may be prosecuted in court.
New and existing real estate agents can apply to the CEA for the licence from Nov1. The public can find out more details by calling the CEA on 1800-643-2555 or visiting www.cea.gov.sg
ST : Six bids for Pasir Ris executive condo site
Oct 22, 2010
Six bids for Pasir Ris executive condo site
By Harsha Jethnani
AN EXECUTIVE condominium (EC) site in Pasir Ris has drawn healthy interest, with six bids put in by developers by the time the tender closed yesterday.
The 15,142 sq m site, at the junction of Pasir Ris Drive 1 and Elias Road, is expected to yield about 320 housing units.
The top bidder was ChoiceHomes Investment and CEL Developments at $89.88 million or $263 per sq ft (psf).
Buying interest was strong when the first new EC to go on sale in five years, Esparina Residences near Buangkok MRT station, was launched earlier this month.
ECs are the grandest form of public housing and include some condo facilities. Like other HDB flats, they are subject to a minimum five-year occupation period. Then they can be sold only to Singaporeans and permanent residents. They become private property after 10 years, and can then be sold to foreigners.
The second highest bid for the Pasir Ris site, just a notch lower, was EL Development's $89.33 million or $261 psf.
The two lowest were below $80 million. Ecco Development's $61 million or $178 psf offer was the lowest.
Hoi Hup Realty, Sunway Developments and S.C. Wong Holdings jointly bid for the land at $78.87 million or $231 psf.
The bids show developers are fairly confident about the site, said executive director of CBRE Research Joseph Tan.
He added that the site is about 15 minutes' walk from White Sands mall and Pasir Ris MRT station and bus interchange.
Knight Frank senior manager of consultancy and research Png Poh Soon told The Straits Times that demand for ECs was still good, 'in particular for this site', given the favourable reception of nearby private condo NV Residences.
Mr Tan added: 'Given that NV Residences - a private condominium - has sold 400 units at the median price of $869 psf since September, there will be a market for this new EC project if it is priced at a differential of 20 to 25 per cent lower.' He expects the break-even cost for development to be $560 psf to $600 psf.
Consultants also say the bidding for the Pasir Ris site reflects growing caution in the property market.
Head of research at Jones Lang LaSalle in Singapore, Dr Chua Yang Liang, said developers have become more realistic given moderating market sentiment.
'When the market is bullish, the variation between the top and second bidders can be quite large,' said Dr Chua.
The relatively restrained bids may in part be because the site was released on Sept 8, soon after the Government's cooling measures, senior manager for Asia-Pacific research at Cushman & Wakefield Ong Kah Seng told The Straits Times.
'Home buyers are on the sidelines and developers are increasingly cautious in this period, which is less than two months from the announced measures,' he said.
He added that in the first half of this year, land prices for ECs reached record highs to average more than $300 psf.
The HDB said it will announce the successful bidder within two weeks.
Six bids for Pasir Ris executive condo site
By Harsha Jethnani
AN EXECUTIVE condominium (EC) site in Pasir Ris has drawn healthy interest, with six bids put in by developers by the time the tender closed yesterday.
The 15,142 sq m site, at the junction of Pasir Ris Drive 1 and Elias Road, is expected to yield about 320 housing units.
The top bidder was ChoiceHomes Investment and CEL Developments at $89.88 million or $263 per sq ft (psf).
Buying interest was strong when the first new EC to go on sale in five years, Esparina Residences near Buangkok MRT station, was launched earlier this month.
ECs are the grandest form of public housing and include some condo facilities. Like other HDB flats, they are subject to a minimum five-year occupation period. Then they can be sold only to Singaporeans and permanent residents. They become private property after 10 years, and can then be sold to foreigners.
The second highest bid for the Pasir Ris site, just a notch lower, was EL Development's $89.33 million or $261 psf.
The two lowest were below $80 million. Ecco Development's $61 million or $178 psf offer was the lowest.
Hoi Hup Realty, Sunway Developments and S.C. Wong Holdings jointly bid for the land at $78.87 million or $231 psf.
The bids show developers are fairly confident about the site, said executive director of CBRE Research Joseph Tan.
He added that the site is about 15 minutes' walk from White Sands mall and Pasir Ris MRT station and bus interchange.
Knight Frank senior manager of consultancy and research Png Poh Soon told The Straits Times that demand for ECs was still good, 'in particular for this site', given the favourable reception of nearby private condo NV Residences.
Mr Tan added: 'Given that NV Residences - a private condominium - has sold 400 units at the median price of $869 psf since September, there will be a market for this new EC project if it is priced at a differential of 20 to 25 per cent lower.' He expects the break-even cost for development to be $560 psf to $600 psf.
Consultants also say the bidding for the Pasir Ris site reflects growing caution in the property market.
Head of research at Jones Lang LaSalle in Singapore, Dr Chua Yang Liang, said developers have become more realistic given moderating market sentiment.
'When the market is bullish, the variation between the top and second bidders can be quite large,' said Dr Chua.
The relatively restrained bids may in part be because the site was released on Sept 8, soon after the Government's cooling measures, senior manager for Asia-Pacific research at Cushman & Wakefield Ong Kah Seng told The Straits Times.
'Home buyers are on the sidelines and developers are increasingly cautious in this period, which is less than two months from the announced measures,' he said.
He added that in the first half of this year, land prices for ECs reached record highs to average more than $300 psf.
The HDB said it will announce the successful bidder within two weeks.
ST : 9 residential projects from boutique firm
Oct 22, 2010
9 residential projects from boutique firm
About half of Oxley's planned units will be shoebox apartments
By Esther Teo
Units will range from studios of about 300 sq ft to penthouses of between 700 sq ft and 1,000 sq ft. Oxley CEO Ching Chiat Kwong (above) said there is demand from young professionals and immigrants. -- ST PHOTO: KEVIN LIM
BOUTIQUE developer Oxley Holdings expects to launch up to nine new residential projects within the next six months, said chief executive Ching Chiat Kwong yesterday.
They will be mid-tier to high-end developments, either incorporating a retail element or supported by existing commercial centres nearby, with most having fewer than 50 flats each.
The projects will offer about 552 shop and residential units in all, with some to be built in areas that touch Stevens, Kovan, Holland and Braddell roads.
Units will range from studios of about 300 sq ft to penthouses of between 700 sq ft and 1,000 sq ft.
About half of the residential units will be so-called shoebox apartments of less than 500 sq ft, said Mr Ching, who was speaking to The Straits Times the day the firm launched its initial public offering (IPO) on the Singapore Exchange's Catalist board.
It will sell 224 million new shares at 38 cents each, but there will be no public tranche.
'We are providing a lifestyle niche concept preferably with commercial elements at the first storey to cater to the singles' lifestyle.
'Even if it doesn't have shops, the surrounding neighbourhood will have amenities,' he added.
Mr Ching is confident that the small-format units - Oxley is a prominent developer of this type of flat - will be well received as quantum prices will be affordable.
'Singapore will also be the next big financial city. There will be a lot of talent coming in and they will seek to buy or rent such units, so it can be sustainable even for an investor... to see through retirement,' he added.
Mr Ching said that Oxley Holdings expects 'very stable results' despite the recent market cooling measures, which he said were good as they prevented speculators from driving up prices.
'It's also good for developers as sellers have lower expectations of their selling price for land; or if they decide to go en bloc, it is likely to be more successful.'
Mr Ching said that while buying sentiment will be dampened, there was genuine demand from the growing ranks of young professionals and immigrants to sustain the market.
'For units that I price reasonably with an affordable quantum, provided together with a lifestyle element, the chances for success, for a good take-up of the project. are good,' he said.
Meanwhile, the IPO will raise about $81.2 million in net proceeds.
The cash will be used to partially finance the acquisition of five land sites already on its books, acquire new developmental sites and for working capital, Oxley said in a statement yesterday.
Oxley said also that it will look to expanding into industrial and commercial property or into overseas markets and to maintain a land bank big enough to support a three- to five-year development pipeline.
Oxley's fully sold Suites@Katong, Parc Somme and Loft@Rangoon have achieved total sales of $77 million.
Its Viva Vista project is 99 per cent sold while RV Point is 84 per cent sold, with the value of both projects priced at a total of $193 million, the firm said.
Oxley's shares will begin trading next Wednesday.
esthert@sph.com.sg
9 residential projects from boutique firm
About half of Oxley's planned units will be shoebox apartments
By Esther Teo
Units will range from studios of about 300 sq ft to penthouses of between 700 sq ft and 1,000 sq ft. Oxley CEO Ching Chiat Kwong (above) said there is demand from young professionals and immigrants. -- ST PHOTO: KEVIN LIM
BOUTIQUE developer Oxley Holdings expects to launch up to nine new residential projects within the next six months, said chief executive Ching Chiat Kwong yesterday.
They will be mid-tier to high-end developments, either incorporating a retail element or supported by existing commercial centres nearby, with most having fewer than 50 flats each.
The projects will offer about 552 shop and residential units in all, with some to be built in areas that touch Stevens, Kovan, Holland and Braddell roads.
Units will range from studios of about 300 sq ft to penthouses of between 700 sq ft and 1,000 sq ft.
About half of the residential units will be so-called shoebox apartments of less than 500 sq ft, said Mr Ching, who was speaking to The Straits Times the day the firm launched its initial public offering (IPO) on the Singapore Exchange's Catalist board.
It will sell 224 million new shares at 38 cents each, but there will be no public tranche.
'We are providing a lifestyle niche concept preferably with commercial elements at the first storey to cater to the singles' lifestyle.
'Even if it doesn't have shops, the surrounding neighbourhood will have amenities,' he added.
Mr Ching is confident that the small-format units - Oxley is a prominent developer of this type of flat - will be well received as quantum prices will be affordable.
'Singapore will also be the next big financial city. There will be a lot of talent coming in and they will seek to buy or rent such units, so it can be sustainable even for an investor... to see through retirement,' he added.
Mr Ching said that Oxley Holdings expects 'very stable results' despite the recent market cooling measures, which he said were good as they prevented speculators from driving up prices.
'It's also good for developers as sellers have lower expectations of their selling price for land; or if they decide to go en bloc, it is likely to be more successful.'
Mr Ching said that while buying sentiment will be dampened, there was genuine demand from the growing ranks of young professionals and immigrants to sustain the market.
'For units that I price reasonably with an affordable quantum, provided together with a lifestyle element, the chances for success, for a good take-up of the project. are good,' he said.
Meanwhile, the IPO will raise about $81.2 million in net proceeds.
The cash will be used to partially finance the acquisition of five land sites already on its books, acquire new developmental sites and for working capital, Oxley said in a statement yesterday.
Oxley said also that it will look to expanding into industrial and commercial property or into overseas markets and to maintain a land bank big enough to support a three- to five-year development pipeline.
Oxley's fully sold Suites@Katong, Parc Somme and Loft@Rangoon have achieved total sales of $77 million.
Its Viva Vista project is 99 per cent sold while RV Point is 84 per cent sold, with the value of both projects priced at a total of $193 million, the firm said.
Oxley's shares will begin trading next Wednesday.
esthert@sph.com.sg
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