New launches still attracting crowds but...

People are still looking to investment property, despite the regulatory risks and tough cooling measures! The case of the 39-year old teacher mentioned in this article is a good example. And they have a budget of $700,000 which looks like a whopping amount to me. Why not just take the cash they have now and invest in some solid companies trading at decent valuations?

The Straits Times
www.straitstimes.com
Published on Jan 21, 2013
New launches still attracting crowds but...

PROPERTY buyers were undeterred by rain or recent cooling measures, as they continued to throng the showflats of newly launched developments around the island.

However, most seemed to be looking instead of queueing up to sign on the dotted line.

EL Development's 810-unit La Fiesta in Sengkang sold another eight units during the weekend, bringing total sales to about 380 units since its launch.

The showflat of this project next to Sengkang Square has been bustling with people since its launch on the night of Jan 11, and the crowds have barely abated.

Qbay Residences in Tampines, which began preview sales last Friday, has already sold 315 units.

The 630-unit project, developed by a consortium of Frasers Centrepoint, Far East Organi-zation and Sekisui House, was the first to be launched after the Government announced a new set of tough property cooling measures on Jan 11. Indeed, the showflat was a hive of activity when The Straits Times paid a visit over the weekend. Some visitors said they had not yet decided whether to buy because they were unsure if prices would fall in the wake of the cooling measures.

Teacher Sherine Tan, 39, said she and her husband were looking for an investment property.

They have lowered their budget to about $700,000 as the new measures mean that they must fork out more cash because they already have an outstanding mortgage.

She said: "We are of course worried that prices might drop after the measures, so we're just shopping around and haven't committed to buying anything yet."

Less recent projects attracted fewer potential buyers. The showflats at Eight Riversuites in Whampoa East, for example, were rather quiet over the weekend.

The 862-unit development was launched in May last year.

If we have do a XIRR on HDB property, typically people averaged 7% XIRR return over 20 years after fees and taxes.
If is an rental investment property, you have another 5% margins. Total 12%. Question will be how many people who invest in stock able to achieve this performance over time ?

yup, very difficult to achieve 12% returns. most ppl i know lose $$ in stock mkt. SGP ppty mkt is in a bull run.
unless u r very gd in stk investment, else it is better off for the layman to just invest in SGP ppty.

(21-01-2013, 08:46 AM)corydorus Wrote: If we have do a XIRR on HDB property, typically people averaged 7% XIRR return over 20 years after fees and taxes.
If is an rental investment property, you have another 5% margins. Total 12%. Question will be how many people who invest in stock able to achieve this performance over time ?

Hi could I do a quick check with you on how you arrived at 7% per annum XIRR? Thanks.

The math slightly complex due to monthly payment, opportunity cost, fee and taxes.
You can add basic renovation charge as well.

You can try to use sale price and deduct the cost of flat, fees and renovation directly.
This should give u higher than 7% Xirr. Proceed with estimate interest charges and opportunity cost deduction after.

I feel that 5% annual return for rental property is also on the high side if we are talking about net basis.

(21-01-2013, 09:49 AM)egghead Wrote: I feel that 5% annual return for rental property is also on the high side if we are talking about net basis.

I know of a relative with Flat rented out for 2.5k. About 6.25%.

(21-01-2013, 08:46 AM)corydorus Wrote: If we have do a XIRR on HDB property, typically people averaged 7% XIRR return over 20 years after fees and taxes.
If is an rental investment property, you have another 5% margins. Total 12%. Question will be how many people who invest in stock able to achieve this performance over time ?

I do a rough estimation on the private unit bought 10 years ago

Total return, excludes rental is about 5% return base on XIRR (compounded)

If includes rental, net of tax, interest and fees, estimated another 3 % more, total is 8%

I am not so sure HDB can fetch 12% includes rental?

sometimes i feel that we are wasting our time doing stock analysis.
ppty investment is straightforward & safer, yet gives better return.
bcos u borrow 80%, ur returns are actually multiple by 4.

Budget of $700k, means they have 50 or 60% cash $350k to $400k.