Smaller flat supply for year's first BTO

Smaller flat supply for year's first BTO - ST by Janice Heng
(extract)

3,139 vs 4,190 average 2013 launch
BB, Jurong West, Punggol, WL and Serangoon.

Price:
$73,000 - 2 rm in WL
$433,000 - 4 rm in Punggol

Application close on 28 Jan 2014

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The best thing to do for existing HDB flats owners is to see if can tikam for good locations flats as 2nd timer.
If can get, then sell resale now, rent until HDB flat TOP then move in. Can capture the BTO-resale spread, net of resale levy.
This is better risk/reward than selling and wait for prices to drop. Confirm got house to stay.

Suggested to friend to do this last year. He really go execute. Got new flat, sold old via resale and now stay at parents place. New flat fully paid.
(they got their 1st flat cheap 5-8 years ago).

Suggested to another friend to switch from Punggol to Tampines last year. Also she also go execute. Punggol 4rm elongated chicken coop to bigger Tampines 4rm squarish resale. No resale levy. Got extra $20k cash COV for renovation some more. less than 1km to top primary school. Can walk to MRT.

BTO-resale spread narrowing with BTO supply coming in. I think still got window to capture the spread. I think 'resale leg' easier to execute with falling asking prices and no COV.

(23-01-2014, 09:07 AM)opmi Wrote: .....Suggested to another friend to switch from Punggol to Tampines last year. ..... Got extra $20k cash COV .....

Let say your friend sold her BTO flat at Punggol after staying for 5 years and bought a 20 years old Tampines resale flat. The extra $20k cash can be considered as return of capital for the 15 years of housing lease differential. There may be nominal profit but I am not so sure about real profit.

(23-01-2014, 10:18 AM)wsreader Wrote:

(23-01-2014, 09:07 AM)opmi Wrote: .....Suggested to another friend to switch from Punggol to Tampines last year. ..... Got extra $20k cash COV .....

Let say your friend sold her BTO flat at Punggol after staying for 5 years and bought a 20 years old Tampines resale flat. The extra $20k cash can be considered as return of capital for the 15 years of housing lease differential. There may be nominal profit but I am not so sure about real profit.

Yes. Can also be seen that way, in terms of P&L.

Just to add on, old flats in mature estates have an embedded SERS option, which is under-appreciated. Tampines flats has a higher chance of
SERS than Punggol in next 20 years.

In this specific case, the amenities around Tampines flat are much better than the Punggol one. The <1km to St Hilda Pri is big plus for parents.

interesting to view old flats with an embedded sers option. learnt something today