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Tuesday, October 13, 2009

Real Estate Investment in the East - Suites @ Guillemard

Totalling 72 Freehold residential units mainly made up of 1 bedroom, 1+Study & 2 bedroom Penthouses. Less than 5 mins stroll to Paya Lebar MRT. Excellent Interior finishings and exterior facade. We call it “Suites@Guillemard”. Prices starts from manageable quantum of S$ 3XXK to S$ 5XXK.

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Friday, October 9, 2009

CYAN @ Keng Chin - new residential project by Far East

Cyan at Keng Chin Road. Freehold projects with a site area of more than 160,000 sqft
Surrounded by panoramic Views of Botanic Gardens, MacRitchie Reservoir and Orchard Road. Full condo facilities with lush surroundings.

Location: 6 & 8 Keng Chin Road (District 10)
Tenure: Freehold
Site Area: approx. 163,000sqft
Carpark Lots: 320
Facilities: Full condo
Total Units: 278 (2 towers, 24 storeys)
Unit Types:
1 Bedroom 679 - 710 sq ft : 41 units
2 Bedroom 1016 - 1165 sq ft : 106 units
3 Bedroom 1480 - 1573 sq ft : 70 units
4 Bedroom 1722 - 2003 sq ft : 28 units
2 Bedroom Loft 1016 - 1165 sqft : 106 units
3 Bedroom Loft 2159 sq ft : 2 units
4 Bedroom Penthouse 2453 - 2691 sq ft : 8 units

Click here to register for a preview right now. Tel: (65) 6534 8000.

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Tuesday, September 15, 2009

Singapore Government Property Measures – negative in the near term, positive over mid- to long-term

The Singapore government announced the following measures to ensure a stable and sustainable property market:

a) Reinstatement of the confirmed list sites and replenishment of the reserve list sites for the 1H10 government land sales programme (GLS).

b) Removal of the Interest Absorption Scheme (IAS) and Interest-Only Housing Loans (IOL) with effect from 14 Sep 09, except for projects where the units have already been offered for sale under IAS prior to 14 Sep 09.

c) Non-extension of the Jan 09 Budget assistance measures for the property market upon expiration.

Pre-emptive demand side measure to support stable and sustainable recovery. While the supply side initiatives as part of the GLS programme and the withdrawal of the budget assistance measures were largely anticipated, the demand side measure on the removal of IAS has been introduced sooner than anticipated. Even though the level of speculation as measured by the subsales as a percentage of total sales at 10.9% is not excessive, we believe that the government has decided to preemptively introduce the demand side measure earlier taking cues from the previous property boom when the supply side initiatives had been less effective in curbing speculation compared to the demand side measure on the removal of the deferred payment scheme (DPS).

We believe that the intention of the government’s latest measures is to support a stable and sustainable recovery in the property market and the authorities would refrain from draconian measures that would destabilise the sector. The strong rebound in the property sector ahead of the recovery in the economy has led the government to undertake preemptive measures to stabilize the sector and curb speculative bubbles from building up.

Channel checks indicate low direct impact from removal of IAS scheme but expect property market sentiments to dampen in the near term. The IAS scheme is much less susceptible to speculation compared with the DPS scheme (scrapped in Oct 07) as the banks are involved right from the beginning in the sales process, ensuring that the loans are extended only to creditworthy buyers.

Based on our discussions with the developers, the units sold under the IAS scheme account for 20-30% of the total units sold with the lower end of the range in the mass market segment. Our channel checks also indicated that the proportion of the units sold under the IAS has been declining as developers charge a higher premium for such sales. This is indicative of a rise in genuine demand. However, it is the anticipation of other potential demand side measures that is expected to dampen the property market sentiment. These could include measures such as higher cash downpayment requirements and lower loan-to-value for second property purchases.

Underlying demand-supply dynamics remain favourable. The supply of the Housing and Development Board (HDB) flats has fallen to below 10,000 units p.a. since 2003, a far cry from the supply of 36,000 new HDB homes in 1998. The tight supply in the public housing segment, which accounts for 78% of the total housing stock and the segment's narrow price differential with the private mass market segment support the overall private residential market. Also, we forecast that the average demand of around 6,500 units in the mass-market and mid-tier segments over the next three years is expected to outpace the supply. The private mass market and mid-tier segments constitute nearly 80% of the private housing market.

While the risk of other potential demand side measures by the government will have a negative near-term impact, dampening the pace of recovery, we remain positive over the mid- to long-term prospects as the current recovery in the property market has been supported by the strong underlying demandsupply dynamics, low interest rate environment and high liquidity flows that are expected to remain favourable.

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