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Temporary Occupation Permit (TOP) Dates of Singapore Condominums - Part 3 (T to Z Except THE)
For " The ..... A to Z " Condomiums, please refer to Part 4 ( " The ...)
Flying Star Feng Shui:
Period 6 = 1964 to 1983
Period 7 = 1984 to 2003
Period 8 = 2004 to 2023
========== T ===========
The Rivershire 1991
Taipan Grand 2005
Tanamera Crest 2004
Tanglin Hill1982
Tanglin Hill Meadows 1997
Tanglin Park 1988
Tanglin Regency 1998
Tanglin Residences 2005
Tanglin View 2002
Tanjong Ria 1997
Teresa Ville 1986
Thomson 800 2000
Thomson Euro-Asia 2002
Thomson Vale 2002
Thomson View Condominium 1987
Three Three Robin 2006
Tiara 1995
TorieView Mansions 1995
Treasure Place 2007
Trellis Towers 2000
Trevose Park 1991
Tropical Spring 2003
Tulip Garden 1985
Twin Heights 2000
Twin Regency 2007
========== U ===========
UE Square 1997
Urbana 2007
UrbanEdge @ Holland 2007
========== V ===========
Valley Mansions 1970
Valley Park 1997
Varsity Park 2007
Venus Mansion 1978
Victory Heights 1997
Villa Azura 1999
Villa Chancerita 1992
Villa D'Este 1985
Villa De West 1995
Villa Margaux 1995
Villa Marina 1999
Village Tower ( )
Villas Laguna 1993
Visin Apartments
Visioncrest Residence 2007
Vista Park 1985
Vistaya View 2003
Viz @ Holland 2008
========== W ===========
Warner Court
Watten Estate 1983
Water Place 2004
Waterfront View
Welkin Mansion
West Bay 1994
Westcove 2000
Westwood Apartments 1972
White Water 2007
Whitley Height 1987
Wilkie 1998
Wilkie Regency 2002
Wilmer House
Wilmer Park
Wilkie Vale
Wing On Life Garden1982
Woodgrove Condo 1999
Woollerton Park ( )
========== X ===========
-- Nil --
========== Y ===========
Yew Mei Green 2000
Yishun Emerald 2002
Yong An Park 1986
Yu Li Yuan 1985
Yunnan Gardens (PI, II, III) 1991, 1994, 1997
========== Z ===========
Zephyr Park 1993
]]>Temporary Occupation Permit (TOP) Dates of Singapore Condominums - Part 2 (H to S)
For " The ..... A to Z " Condomiums, please refer to Part 4 ( " The ...)
Flying Star Feng Shui:
Period 6 = 1964 to 1983
Period 7 = 1984 to 2003
Period 8 = 2004 to 2023
========== H ===========
Habitat 1986
Haig Court 2004
Harbourlights 1998
Harbour View Towers 1994
Harvest Mansions 1999
Hawaii Towers 1984
Hazel Park 2001
Heritage Apartments ( )
Heritage View 2000
High Oak 2000
High Point 1973
Highgate 1995
Hillcrest Arcadia 1980
Hillbrooks 1999
Hillington Green 2003
Hillside Mansion 1993
Hilltop Grove 2002
Hilltops ( )
Hillview 2002
Hillview Heights 1996
Hillview Regency 2005
Himiko Court 1983
Holland Crest 1990
Holland Gems
Holland Hill Mansion 1985
Holland Mansion ( )
Holland Mews 2004
Holland Peak 1994
Hollandswood Court ( )
Holt Residences 2001
Honolulu Tower 1985
Horizon Towers 1984
Horizon View 1984
Hume Park 1996
========== I ===========
Icon 2007
========== J ===========
Jade Mansion
Jaya Tower
Jervois Jade 2000
Jervois Lodge 1997
Jervois Regency 2003
Jewel of Balmoral 2000
Juniper At Ardmore 2000
========== K ===========
Keliville 2006
Kellock Lodge 1997
Kensington Park 1990
Kerrisdale 2006
Kim Keat Lodge 2005
Kim Yam Heights 2000
Kimsia Court
Kingsgrove Condominium 1992
Knox View 2004
Kovan Melody 2006
Kurau Court
========== L ===========
La Crystal 1996
La Maison 2000
La Suisse 1994
La Ville 1987
Laguna Green 1999
Lakepoint Condo 1983
Lakeshore 2007
La Meyer 1994
Landbay Condominium 1999
Landmark Tower 1985
Landridge Condo 1993
Le Chateau 1987
Le Crescendo 2006
Leith Grove 2007
Le Wood 2000
Leedon 1997
Leedon Heights 1986
Leonie Condotel 1997
Leonie Gardens 1993
Leonie Hill Residences 2005
Leonie Studio 2006
Leonie Towers 1975
Lermit Lodge
Lewis Lodge
Limau Park 1991
Lincoln Lodge 1989
Lilydale 2003
Loyang Valley 1985
Lucky Tower 1981
========== M ===========
Mackenzie 138 2006
Malvern Springs 2004
Mandale Heights 2004
Mandarin Gardens 1986
Maplewoods 1997
Margate Mansion 1994
Marina Bay Residences ( )
Maya 2007
Mayfair Gardens (Yu Li Yuan) 1985
Maysprings 1999
Medge 2007
Melrose Park 2000
Melville Park 1996
Meralodge 1997
Meraprime 2006
Merawoods 1999
Mill Point 2004
Minbu Court
Minbu Villa
Minton Rise Condo
Mirage Tower 1997
Modena 2002
Monterey Park 2006
Montview 2008
Morimasa Gardens 1993
Moonstone Residences 2005
Moonstone View 2000
Moulmein Green
Mount Faber Lodge 1983
Mutiara Crest 2000
Mutiara View 2000
========== N ===========
Nassim Jade 1999
Nassim Mansion 1977
Nassim Park 1992
Nassim Regency 1978
Nassim Ville
Nassim Woods 1998
Nathanville 1989
Neptune Court
Newton 2004
Newton Euro-Asia 2002
Newton Gems 2004
Newton Meadows 1983
Newton Suites 2007
Normanton Park 1977
Northoaks 2001
Northvale Condo 1999
Novena Lodge 1998
Novena Suites 2004
Novena Ville
Nuovo 2004
Temporary Occupation Permit (TOP) Dates of Singapore Condominums - Part 4 ( " The ... ")
========== THE ===========
The Aberdeen 1998
The Albany 1992
The Amston 1998
The Abode At Devonshire 2002 S
The Alcove 2004
The Anchorage 1997
The Ansley 2004
The Ardmore 1978
The Armadale 2000
The Arris 2003
The Aspine 1992
The Aston 2002
The Atria 1996
The Balmoral 1986
The Balmoral Spring 2001
The Baycourt 1994
The Bayron 1998
The Bayshore 1999
The Beaumont 1985
The Belmont
The Belvedere 2008
The Bencoolen 1998
The Berth By The Cove 2006
The Blossomvale 1999
The Botanic on Lloyd New! 2006
The Boulevard Residencesc 2005
The Capri 1998
The Cairnhill 1984 Newton
The Callista 2006
The Calrose 2007
The Calypso 2005
The Capri 1998
The Cathay Residences 2007
The Chuan
The Claremont 2001
The Claymore 1985
The Clayton 1998
The Clearwater 2002
The Clementvale 2002
The Colonnade 1988
The Cornwall 2005
The Country Esquire 1992
The Countryside 1997
The Courtyard 1995
The Daffodil 1999
The Dew 2004
The Eden At Tampines 2001
The Edge On Cairnhill 2002
The Equatorial 2002
The Esquire 1989
The Estoril 1984
The Floravale 2002
The Florida 2001
The Fortune View 1999
The Gardens at Bishan 2005
The Glencaird Residences 2000
The Glenwood Regency 1985
The Greenwood 1999
The Grange 2008
The Hacienda 1985
The Heliconia 2004
The Hermitage 1999
The Hillside 2001
The Horizon 2003
The Huntington 2000
The Imperial 2006
The Jade 23 2004
The Ladyhill 2003
The Legacy 2000
The Legend 1996
The Levelz 2004
The Light @ Cairnhill 2004
The Lighthouse 2004
The Linc 2006
The Linear 2006
The Lincoln Modern 2003
The Loft 2002
The Madeira 2002
The Makena 1999
The Marbella 2005
The Mayfair 2000
The Merasaga 1995
The Metz 2009
The Meyer Place
The Montana 2002
The Morningside 1992
The Nexus 2007
The Oceanfront @
The Oxley 1997
The Park Vale 1997
The Paterson 2004
The Paterson Edge 1999
The Peak 1988
The Pearl @ Mount Faber
The Petals 2002
The Pier at Robertson 2006
The Plaza
The Princeton 1999
The Quayside 1999
The Quintet 2006
The Raintree 2008
The Regalia 1993
The Riverside Piazza 1996
The Sail @ Marina Bay 2009
The Seaview 2008
The Sentinel
The Serenade @ Holland 2004
The Shelford 2005
The Sierra 1998
The Sovereign 993
The Spectrum 2006
The Spinnaker 2000
The Springbloom 1999
The Springs 2003
The Sterling 2000
The Summit 1994
The Sunshine 2003
The Taipan 2003
The Tanamera 1994
The Tessarina 2003
The Tomlinson 2003
The Trevose 2001
The Tropica 2001
The Twins 2002
The Ventana 2005
The Verve 2011
The Warren 2004
The Waterina 005
The Waterside 1993
The Wilshire 1984
The Windmill
The Woodsvale 2001
The Yardley 2005
]]>
Temporary Occupation Permit (TOP) Dates of Singapore Condominums - Part 1 (A to G)
======= NUMBERS ========
1 King Albert Park 1997
7 Draycott Drive 2000
8 Eden Grove 2000
9 Holland Hill 1997
18 Anderson Road 1992
28 Shelford 1994
90 Holland Road 1995
========== A ===========
Allsworth Park 1985
Alwyn Park 1992
Amber Glades 1990
Amber Park 1986
Amber Point 1990
Ampas Apartments 1990
Angullia View 1987
Aquarius By The Park 2002
Arcadia Garden 1983
Ardisia Gardens 1997
Ardmore Park 2001
Ardmore Point 1985
Arthur Mansions 1993
Ashley Green 1996
Asia Gardens 1985
Asimont Garden 1986
Aspen Heights 1999
Aston Mansions 1999
Astor Green 1995
Astoria Park 1998
Astrid Meadows 1990
Astridville 1985
Aura Park 1987
Ava Towers 1993
Avalon 2000
Avenue Villas 1997
Avila Gardens 1995
Avila Terrace 1996
Avon Park 1991
Azalea Park 1996
========== B ===========
Bgnall Court 1991
Balestier Plaza 1985
Balestier Point 1988
Balestier Regency 1990
Balestier Towers 1991
Ballota Park 2000
Balmeg Court 1983
Balmoral 1992
Balmoral Gardens 1981
Balmoral Gate 1994
Balmoral Green 1986
Balmoral Plaza 1994
Balmoral Tower 1980
Balmy Court 1998
Banyan Deluxe Resort 1995
Banayn Park 1998
Banyan Villas 2005
Bartley Terrace 1990
Bartley Villas 1996
Bassein Court 1993
Bayshore Park 1986
Bayville 1996
Beaverton Court 1984
Bedok Court 1985
Bedok Ria 1993
Beechwood Terrace 1998
Belgravia Park 1995
Belle Vue 1986
Beverly Hills 1983
Beverly Mai 1974
Binjai Crest 2004
Birchwood Mansions 1991
Birmingham Mansions 1998
Bishan 8 2000
Bishan Park 1994
Blossom Mansions 1995
Blossom View 1998
Boon Teck Aparments 1991
Boon Teck Tower 1984
Bougainvilla Apartments 1998
Bournemouth Eight 1997
Braddell Park 1984
Braddell View 1981
Brookvale Park 1983
Bukit Regency 1995
Bukit Timah Mansions 1992
Bullion Park 1993
Buona Lodge 1992
Buona Vista Garden 1989
Burgundy Hill 1999
Butterworth View 1999
========== C ===========
Cairnhill Plaza 1978
calrose Gardens 1985
Camellia Park 1984
Cameilia Lodge 1998
Camelot 2001
Camwood Park 1989
Canary Park 1992
cannaville 1993
Caribbean at Keppel Bay 2003
Carissa Park 2003
Casa Cairnhill 1991
Casa Espania 1992
Casa Esperanza 1992
Casa Fidelio 1991
Casa Flora 1987
Casa Irrawaddy 1995
Casa Jervois 1990
Casa Meyfort 1992
Casa Nassau 1992
Casa Novacrest 1999
Casa Pasir Ris 1997
Casa Riviera 1999
Casa Rosa 2001
Casa Rosita 1986
Casa Sarina 1998
Casabella 1982
Casafina 2000
Cascadale 1994
Cashew Heights 1992
Cashew Park 1983
Castle Green 1997
Casuarina 1996
Cavendish Park 1996
Celadon View 1999
Central Green 1995
Central Grove 2002
Central VIew 2005
Chancery Court 1980
Chancery Esquire 1996
Chancery Grove 1996
Chancery Park 1991
Changi Court 1997
Changi Garden 1980
Changi Green 2001
Changi Grove ( )
Changi Heights (P1) 2002
Chapel Court 1997
Chapel Lodge 1994
Char Yong Garden 1991
Charleston 2002
Charles Ville 1989
Charlton Gardens 1988
Charming Gardens 1984
Chateau Eliza 1992
Chateau Le Fame 1997
Chatelect 1993
Chatsworth Court 1976
Chelsea Gardens 2000
Chelsea Lodge 2000
Chelsea Village 1991
Cherryhill 1994
Chester Park 1991
Chestnut Gardens 1993
Chestnut Green 1994
Chestnut Ville 1984
Chiltern Park 1995
Chuan Park 1985
Chuan Terrace 1989
Chuan Villas 2001
Chuan Vista 2000
Claremont 2000
Classical Terrace 1995
Clementi Park 1985
Clydesview 1881
Clydeswood 1993
Compass Heights 2002
Concorde 1998
Corona Court 1984
Corona Ville 1982
Coronation Grove 1985
Coronation Village 1990
Costa del Sol 2003
Costa Rhu 1998
Cosy 23 1999
Country Grandeur 1996
Craig Place 2003
Crescendo Park 1996
Crystal Court 1988
Crystal Rhu 2000
Curzon Lode 1983
Cuscaden Residence 2002
========== D ===========
D'Grove Villas 1992
Dahlia Park 2004
Diary Farm Estate 1989
Dasiy Lodge 1986
Daisy Terrace 1991
Dalvey Court 1975
Dawn Ville 1998
De Angelo 1989
Dedap Gardens 1991
Derby Court 1978
Devonshire Lodge 1996
Dormer Park 1993
Dover Parkview 1997
Draycott Towers 1980
Duches Crest 1999
Dunearn Gardens 1992
Duearn Lodge 1999
Dunman Grove 1992
Dunman Place 2002
Dunman View 2005
Dynasty Garden 1982
========== E ===========
East Coast Hill 1977
East Coast Ville 1984
East Meadows 2005
East View 1999
Eastern Lagoon I & II 1985
Eastpoint Green 1999
Eastwood Centre 1998
Eastwood Green 1998
Eastwood Park 1997
Eastwood Place 1999
Eastwood Vale 1997
Ebony Mansions 1995
Eden Spring 1987
Elegance View 1986
Elias Green 1994
Elias Terace 1994
Elizabeth Heights 1985
Elizabeth Towers 1980
Elmira Heights 1990
Emerald Garden 1998
Emerald Lodge 1989
Emerald Park 1993
Equatorial Apartment 1977
Escada View 1997
Estella Gardens 1999
Eunos Green 1998
Eunos Mansion 1982
Eunos Park 1995
Euphony Gardens 2002
Euro-Asia Apartments 1990
Euro-Asia Court 1994
Euro-Asia Lodge 1998
Euro-Asia Park 1996
Evelyn Mansions 1998
Evergreen Park 1999
Evian 1985
Ewe Boon Regent 2002
Excelsior Gardens 1991
========= F ===========
Faber Crest 2002
Faber Garden 1981 to 1984
Faber Hills 1978
Fairlodge 1000
Fairmount 2000
Fairways 1984
Fairwood Park 1993
Falcon Crest 1988
Far Horizon Garden 1987
Fernhill Court 1981
Fernhill Grove 1979
Fernwood Terraces 1992
Fernwood TOwers 1994
Fifth Avenue 1998
Finland Gardens 1989
Flame Tree Park 1989
Flamingo Valley 1986
Flora East 1993
Florida Park (Phase I & II) 1992 - 1993
Florissa Park 1988
Flynn Park 1986
Fontana Heights 1985
Forest Hill 2004
Fortune Jade 2004
Fortune Park 1996
Four Seasons Park 1994
Fragant Gardens 1993
Freesia Woods 2004
Fudu Park 1988
Furama Tower 1981
Futura 1976
========= G ===========
Gabriel Villas 1995
Gallop Gables 1997
Gallop Ridge 1994
Gambier Court 1999
Gao Ming Hua Yuan 1990
Gardenia Court 1977
Gardenville 2000
Garlick Ville 1996
Gentle VIllas 1996
Gerald Park 1993
Gilstead 38 2001
Gilstead Court 1978
Gilstead Mansions 1991
Gilstead View 1991
Glendale Park 2000
Gloucester Mansions 2000
Gold Coast 1994
Gold Leaf Gardens 1992
Gold Leaf Mansions 1993
Goldenhill Park 2005
Goodluck Garden 1984
Goodrich Park 1982
Grand Chateau 1997
Grand Neo Mansion 1996
Grand Regency 2000
Grande Vista 1993
Grandlink Square 1998
Grange Heights 1976
Grange Tower 1983
Grangeford 1981
Green Meadows 1977, 1980 - 1982
Greenridge 1987
Grenville 1982
Gryphon Terrace 1996
Guan Soon Terrace 1991
Guilin View 2000
Guillemard View 1994
Dear Singaporeans,
1. Quite sometime back, I cautioned that majority of Singapore is a city mostly of "salaried workers".
2. As we all know, salaried workers have a limited "shelf-life":
2.1 Currently, many people will eventually be forced to retire at 60 or 65. Or around this age. But many of us, with modern conditions and health care can expect to live thru to 80 year old or more.
2.2 In the past, many "salaried" jobs such as those in the civil service and even in some banks like UOB etc.. can be considered somewhat as "iron rice bowls". Not anymore.
2.3 Expecting to get large salary increments till old age?
In the past, we often get almost standard increments. So that when we say start out at work; for example some earn $1,500/- but when we reach 40 year or more, some get increments and gross pay of $4,000/- or more. (this is just an example and not based on type of industry etc..)
2.4 Nowadays, with NWC guidelines and pay increments based entirely on merits and performance; some people may lose out when they get older --- and gross pay may not reach that high as $4,000/-.
2.5 As many Singaporeans know, if today, one has reached his 40s and above; these people are the ones that have to start to worry, since; most likely these people may be considered a liability to their company as: OVER paid, UNDER worked.
3. In the future, as a recent newspaper article suggests; many people from what I envisage will happen in 10 to 20 years time is a flood to downgrading their condos to smaller and cheaper apartments.
4. In fact, this has already happened to some middle income people especially those that had started out to work for a few years and also people who have started to retire. This is shown by the contant increase in the `value' or above market value of 3 room HDB flats.
5. In addition, there is a constant glut of; or we can nearly say a `flood' of new condo release. (In addition to the existing ones.)
6. In fact, many of the NEW condos, have advantages:
6.1 They are new and more appealing than buying existing ones. In my opinion, young people: (usually have earning power) have preference for new rather than old unless they buy the old unit because they had got used to the place and want to stay nearby with their parents.)
6.2 This is because, p.s.f is often at very reasonable levels for new developments. And further bank loan evaluation is relatively straight forward. It would be a nightmare now in Singapore to get a bank loan for a house that has less than 60 years lease.
7. If you have read up to here; and own a condo, and is worried, do really try to see how best one can save money for the future.
8. If you are new and interested in buying a condo:
8.1 Please do your SUMs first. Don't be too greedy to factor in too high your expectations of higher income or joint higher income. It may not be realised!
8.2 If you are an `upgrader' and can afford a condo now; both Para 8.1 and Para 8.2 need to share the same objectives:
"LOCATION, LOCATION AND LOCATION"
9.1 If one can really afford, then go for: freehold or at least 999 years.
9.2 If one purchase a 99 year lease even more so: Location, location and location.
9.3 Don't end up buying "JUST ANOTHER CONDO".
10. Else, one will end up "stuck" or become "entrapped" in one's tomb/prison....oops! Home!
11. As mentioned, besides, looking at homes based on Ba Chai (Eight House) or some other Feng Shui directions that favour us (for now); equally important are considerations like: heat e.g. East-West facing home etc...
Cheers and all the best in your house search!
Warmest Regards,
Cecil]]>
Dear All,
I envisage that more users may be posting such subject matter.
As such, I like to lay some guidelines on this subject.
Currently, I have thought of a few important guidelines on this. In the future, I will be adding more.
Here are the guidelines:-
1. First, go thru this Can or cannot buy resource:-
http://www.geomancy.net/products/po-hunting/po-hunting-faq.htm
2. Geomancy.net's house hunting service
http://www.geomancy.net/products/po-hunting/po-hunting.htm
3. CAN OR CANNOT BUY: Is this block good? Free Advise
3.1 Cavet Emptor - Let the buyer beware: Please note that pointing to a url e.g. http://www.streetdirectory.com only provides a "Top-view" of the location.
3.2 Therefore, any review based on this should only be considered as very PRELIMINARY. As it does not take into account factors like compass direction; sunlight (east-west facing or north-south facing) etc...
3.3 The site, block and immediate surrouding are not analysed using this top-view method.
4. FREE ADVICE -- "NO THREATS"
4.1 Do'nt give me messages or e-mails like: Very Urgent -- need your advice urgently!
4.2 For Free Advise, most of the time many people will give me `threats' like "the agent tells me that if I do not commit ... by such and such a date..which is often tommorrow or "yesterday", the deal's off!
5. For each individual : Do not post more than TWO free analysis.
6. Even if it is for one or two blocks for review, it depends on whether I accept or can reject the review without giving any reasons there-of.
7. If you want the layout analysed, then, go use Geomancy.net's priority service at:-
http://www.geomancy.net/products/po-hunting/po-hunting.htm
8. Contrary to popular believe, I personally believe that it is more important to invest in a "Can or Cannot buy" assessment rather than the last resort of having a home Feng Shuied after a purchase.
9. The above are the preliminary guidelines.
10. If you are in Singapore, please post free advise of this nature to " Singapore Property Review " conference.
Happy House Hunting!
Warmest Regards,
Cecil
PS. At the end of the day, it `boils' down to your personal BUDGET. Needless to say, with or without Feng Shui; expect to pay more for a `choice' site. The seller or developer is no fool in this matter! Keep within you and your partner's MEANS. An average home is better than no home!]]>
Source and credit of attached map: Streetdirectory.com
Esparina Residences, Jewel @ Buangkok & The Quartz
These are three different developments with totally different block layout designs.
1. The Quartz condo: GOES WITH THE FLOW : BOLD, WELL THOUGHT OUT & UNIQUE DESIGN
1.1 If one examines the layout of the blocks within The Quartz, it has THREE POCKETS of Clear space as highlighted in YELLOW. ( A very clever and go with the flow design = Good Shapes and Forms)
1.2 The architect really knows how to go with the flow, here. And this unconventional layout (design) is advantages for flow of qi. With a vast majority of stacks enjoying large expense of clear space viewed from their balcony.
2. Esparina Residences EC: CONSERVATIVE, "RIGHT BRAIN" DESIGN
2.1 Perhaps, cannot blame the architect. As this plot of land is compact.
2.2 But the arrangement of the blocks are pure text-book layout. Most likely the architect uses more of his RIGHT BRAIN: Systematic, conservative and orderly approach in designing the entire development blocks/stacks. Pretty common layout type. Some even say, may not go wrong. But truly boring layout.
2.3 Kind of a copycat design mimicking The Luxurie @ Sengkang, La Fiesta etc...
3. Jewel @ Buangkok by City Developments Ltd: FIRST LOOKS: ARCHITECT IN A HURRY TO FETCH DAUGHTER!
3.1 A plus point is that the Point blocks are spaced out.
3.2 Do you fancy a dual level water scape? Erh what is that?
3.3 Otherwise, most likely the architect was in a hurry to fetch his daughter from school. And was late a day before and warned of a penalty. In a real hurry, the architect, came up with the jumbled layout!
3.4 Good if the correct stack/unit is chosen. So, so if left to the elements!
Source and credit of attached map: Streetdirectory.com
These are some considerations:
1. Will not cover by rankings favourable stacks as a few clients have yet to go to select their flats. Selection is around 1 to 2 months time.
2. This small neighbourhood development called Skypeak @ Bukit batok has an entrance to the MSCP car park along either Bukit Batok Street 21 as well as another another entrance /exit at Bukit Batok East Ave 6.
3. This development is next to the EC The Dew.
4. The entrance/exit is opposite HDB Blk 217 which has a coffee shop below / facing the Bukit Batok Street 21.
5. Amongst all the various rankings, I found this development to be "tricky". Given that client wanted a HDB 5 Bedroom.
5.1. And if there are soap opera plots; this development has a-plenty of it!
5.2. For example: some stacks has to be extra careful of school's roofing;
5.3. Other stacks has to avoid low floors so as not to look at the pavilion where often; wakes / funerals are conducted at these location.
5.4. There are also low floors facing the multi storey (MSCP) car park.
5.5. There are also low floors that may face the poison arrow from the drop-off roofing.
6. Then some of the better (HDB 5 Bedrooms) have the kitchen at NW. Which given so many other factors; may sometimes be lesser of an issue. As some of the flats also are affected by the afternoon sun - especially soaking into the walls and oozing out at 8 or even 9pm.
7. Thus, it is a challenge especially if one's queue number is right at the back and have to content with lower floors - storeys.. I don't want to be in their shoes when "forced" to choose your "dream unit".
Good Luck! Will only post the completed rankings many months after the selection exercise has been completed and over and out!]]>
1. The best way to look at an entire area is to look at a large map of the surrounding areas of a development.
2. Within Adora Green DBSS, there are a total of 6 other uncompleted HDB developments:-
1. Acacia Breeze
2. Flora Spring
3. Vista Spring
4. Yishun Riverwalk
5. Yishun Natura
6. Yishun Jade Spring
3. I would say in GENERAL, because of the site location Adora Green would stand out quite well. Of course some of above developments do have their good points;
4. But generally, Adora Green has good External environment as to the East of this development are low rise schools: Two of them: North View Sec School and Huamin Primary School.
5. To it's south and south-west across Yishun Avenue 11; is the Yishun Park.
6. To it's West is the Yishun Pond.
7. To it's NW is the Yishun Pond Park.
8. And to it's North and North East is the Canal Park connector.
9. Thus little wonder why I consider it one of the BETTER plots of land / site under construction.
Tree House Condo is developed by CDL, a subsidiary of Hong Leong Group.
Tenure: 99-year Leasehold
Expected Completion: 2014
# of Floors: 24
# of Units: 429
Tree House is a 99-years leasehold condominium development located at 60 Chestnut Avenue, Singapore 679493 in District 23. Expected completion is in one or two months time.
From a Shapes and Forms Feng Shui point of view; it comprises a total of 4 towers. The towers are in a "point block" form. Which is considered good for overall qi circulation.
Majority of the stacks face True North and True South (0 degrees and 180 degrees). A few stacks face either NE or SE facing.
One of the best stacks is stack 13. Although stack 13's kitchen is at NW; sometimes, a good Shapes and Forms can help to reduce this incidence (Fire at Heaven's gate).
Nowadays, it is harder to find developments that have their towers spaciously apart from one another. And this bodes well for good Shapes and Forms Feng Shui.
My only gripe with this developer: Check out The Livia and it's plaster or dry walls!
Project Name:
The Whitley Residences
Development Type:
Strata Landed (Semi-Detached Houses and Terraces)
Developer:
Hoi Hup Sunway Property Pte Ltd
District:
11
Address:
Whitley Road ( Former Whitley Heights )
Tenure:
Freehold (Estate in Fee Simple)
Unit Mix:
Unit Type
Size range
Number of Units
Strata Terraces (Corner + Intermediate)
4800 - 6620 sqft
2 + 1
Strata Semi Detached
5199 - 7104 sqft
58
Total No. of Units:
61 units
Expected TOP:
Jan 2017
A small development. Frontage = full glass (view) = privacy issues...]]>
This is a past (completed) ranking exercise, dOne prior to the launch of Citylife EC.
On 5/3/2013 3:12:04 PM, Anon wrote: >Hi Master,I can't seems to >find any review on Citylife EC >Feng Shui. Do you mind helping >to do a review.Thanks,Sandpapa]]>
In the past, all developers would release all stacks/units during their VVIP Preview launch.
Not today.
Developers are playing it smart. Often, on their VVIP Preview launch sale; they would only release specific stacks. And learning their past mistakes, the developers would hold back some CHOICE stacks.
And very often, in today's highly regulated sales curbs; often, one could obtain bargains right to the last minute especially for less than popular developments like d'Leedon.]]>
Waterway Terraces @Punggol / Punggol Walk (premium flats) is a unique HDB estate that uses the "six" sided Hexagon profile:
5 of the sides is forms the outline while the "missing" six side opens towards "My waterway @Punggol".
To be exact, this estate has TWO near complete Hexagons with the inner stacks facing the open space/children's playground, adult fitness area.
Such designs were last seen in the past around the 1970's to 1980's.
One advantage is that within just this estate, nearly all the flying star facing directions.
Expect residents to have varying qi flow and thus varying luck to bad luck - depending on where your stack is located
Such a design had been experimented in ancient China. Where an entire clan had housed it's members in such type of courtyard.]]>
Soon to be launched NeWest mixed development.
NeWest is built on the former Hong Leong Garden Shopping Centre with an highly unusual 956 Years Tenure.
Consisting of 141 Shops and 136 Residential Units.
Commercial: Supermarket: 1 unit
Restaurants: 44 units
Kiosk: 31 units
Retail: 65 units
Residential: Triplex 3-Storey Villa: 77 units
Apartments: 51 units
Penthouse: 8 units
This two bedroom layout shows the air-con ledge (BRIGHT YELLOW) at the frontage of the unit. In fact, the air-con compressors are just outside of Bedroom 1: what a waste of the FRONTAGE.]]>
The Estuary is near TOP.
Blocks 93 and 95 are either N1 or S1 facing.
Blocks 97 and 99 are either NW3 or SE3 facing.]]>
Twin Fountains is a new executive condominium ( EC ) sited along Woodlands Drive 16 and Woodlands Avenue 6. It is jointly developed by Frasers Centrepoint Ltd and Lum Chang Holding.
Twin Fountains EC consists of 2 Bedrooms, 3 Bedroom Vista, Verandah, Vantage Homes, 3 Bedroom TRIO (Dual Key), 4 Bedroom Vista, Verandah, Vantage Homes, 4 Bedroom TRIO (Dual Key) and 5 Bedroom Penthouse.
Twin Fountains EC Fact Sheet Key Summary
Treasure Trove at Punggol Central/Punggol plus point is that majority of the interior layout plans are Feng Shui friendly.
The developer Sim Lian which started off as contractors : main or sub-con has for many years now; become developers themselves.
In this example, you will notice that Bath 2's WC shares the wall with the study instead of the kitchen.
If the WC did share the same wall; then most likely the WC pipes or WC may be directly on the opposite wall as the stove. Which was not taken into consideration in many of the recent launches by other developers.
Here, since the WC shares the same wall as the study, it is highly unlikely that a bed be placed as shown in the illustration. And if so, can easily be corrected by mirroring the bed / add a partition on the opposite site etc...]]>
These are some considerations:
1. Where possible, the stove should not (be directly opposite) share the same wall as the toilet bowl.]]>
Seastrand condominium is developed by Precious Sand Pte. Ltd. (Far East Properties).
It is a a 99-year leasehold development located in district 18: at 479 Pasir Ris Drive 4, Singapore 510479, in district 18.
The expected completion date is next year (2014) and it comprises a total of 472 residential units.
Majority of the layout plans in this development has the WC (toilet bowl sewerage pipe - area) sharing one of the walls of the kitchen cabinet.
However, all the layout plans is silent about the exact location of the stove. Let's hope that the stove (are) not at the location(s) circled in a RED DOT in the various attachments.
1. The Nautical condo is developed by a China developer: Developer: Hao Yuan Investment Pte Ltd.
2. The Nautical is a 99-year Leasehold condominium located in District 27 at 93 Jalan Sendudok.
3. Total units = 435 units. Expected TOP is in 2016.
4. This development has a lot of stacks/units that has the stove (area) sharing the same wall as the toilet.
4.1 I have provided some examples of what are considered inauspicious and what are considered; not the best but are acceptable:
4.1.1 What is not acceptable is where the stove is directly on the opposite wall with the sink.
4.1.2 What is acceptable is that although the stove share the same wall as the toilet; it is not directly opposite to a water pipe (sink).
(Sorry, some of the photos were taken by me directly from my copy of the sales brochure.]]>
These are some consideration:
1. Looks like the edge of Tower 22, Stack 45 is aimed towards Tower 10, Stack 18. Hopefully, it is not aimed towards the balcony / living room windows.
1.1 Unlike a bedroom window, which often can be easily neutralised by e.g. day curtain(s) or blinds; a living room area is often usually an open area.
2. Pot Luck and Tower 10, Stack 18. As it may be affected by both the poison arrow (sharp corner of Tower 22, Stack 45.
STACK 18
========
2.1. In addition @ the East coast or around the South side of Singapore which is near to the sea; often one can feel strong winds blowing from the land towards the sea (South.)
2.2. Tower 10, Stack 18 directly faces the "opening" as shown in Yellow marking "A". During distinct high and low pressure zone periods and
2.3. At different times of day: if the wind coming from the land (North) blowing to the South is too strong; this creates Sha qi (too strong = inauspicious) towards exposed Stack 18.
2.4. This is a double-edged sword as if too exposed and too windy... fortunes will wane. If winds are moderate; one can see good gains.
3. Stack 17 is (a safer bet) if one is deciding between the two stacks (subject to type and size of layout).
4. Stack 18 also has an edge that may create a poison arrow most likely towards Tower 2, Stack 1.
5. Tower 16, Stack 34 also seems to have poison arrow(s) aimed towards Tower 20, Stack 40.
6. This is not Feng Shui. But most likely, some may not like Tower 22, Stack "44" as in Cantonese it implies "die, die or die x 2". And often this would affect somewhat the resale value or more difficult to rent or sell, later on...]]>
Urban Vista Condominium is mid-sized @ Tanah Merah Kechil Road, Singapore 465504
Developer: Bayfront Realty Pte Ltd (Frangance Group and World Class Land)
Tenure of Land: 99 Years Residential (Condominium)
Total nett site area: 13,998.5 sqm / 150,680 sq ft
Site Area: 13,998.5 sqm or 150,679.85 sqft
Total units available: 582 (11 blocks of 15th Storey)
Bedroom Size: 1/ 2/ 3/ 4 /2, 3 ,4 Bed Dual Key /Penthouse
Jade Residences is a small low-rise residential condo development of 170 units.
Location : 2 & 4 Liew Lian Vale, Singapore 537013
Developer : Roxy Pacific Holding Limited
Tenure : Freehold
District : D 19
Jade Residences comprises of two blocks: 2 and 4.
Majority of the stacks/units face either pure NW2 or SE2.
For stacks/units facing NW2; it has the current prosperity water wealth at the frontage and the current networking and relationship (mountain) luck at it's back. Which is considered favourable. However, other sectors don't really have good star numbers. May need to be disarmed.
One bad news is that if one intend for stay and will actually be staying put in this apartment. Then between 2021 to 2024; when the wealth stars change to #9; many of the residents would suffer "poor luck" as at that time, the dominant water wealth star is trapped in the centrepoint of the apartment.
Here, this is known as "small or little" luck.
Historically, I could remember clearly, it was the year 2002 (a few years) before the change of qi to Period 8; suddenly during 2002 and 2003; I would receive more than the fair share of requests for a Feng Shui audit.
Automatically, I would ask: Is your home facing NW or North? And when I go into details; many of such homes at that time that had a water star #8 (current prosperity) trapped in the centrepoint of the home; the owners particularly the male would say that suddenly they met with lots of obstacles and problems...
On the first page of all HDB valuation report(s) would list down the date the lease started on a specific flat.
Under Para 4) Details of Property:
Tenure: 99 years wef from 1 Jun 2000. (This example)]]>
These are some comments:
1. Majority of the stacks either face Flying Star Period 8: N3 @ 20 degrees or S3 @ 200 degrees.
2. N3 falls within 7.5 to 22.4 degrees. While S3 falls within 187.5 to 202.4 degrees.
2.1. Herein lies the danger that if somehow, all the blocks and stacks are wrong or different from the siteplan; and if the variance is just 2.4 degrees;
2.2. All the blocks and stacks may inadvertently fall within the "No man's land". As it may either be neither N3 or NE1 and/or S3 or SW1. If so, good luck to those staying within the development.
3. Under Shapes and Forms Feng Shui, such "jagged" stacks would often result in the "porcupine" effect where the corners of various stacks may become sharp corners and become sha qi or poison arrow(s) towards each other. Please see one of the attachments.
4. Stack #44. This is not Feng Shui. But many Cantonese don't like "4" = die. Here stack #44 means "die-die". This often affects it's future resale value. (Not so much of Feng Shui.)
5. Personally, I don't really like the location: Mount Vernon Road. Perhaps, I am bias; but the memories of cremation (or human cremation that was in the not so distant past) still fresh in my mind. Whenever the words "Mount Vernon" is mentioned or surfaces in the site plan. Please note that this is a personal bias (only). ]]>
In general, based on Shapes and Forms Feng Shui; ideally a plot of land especially for a home should not be surrounded by roads.
For this site: Sennett Residence; this plot is surrounded by three sides (roads):
Upper Serangoon Road
Pheng Geck Avenue
and Wan Tho Avenue
The above is a minus not a plus point for this development. And does not bode well for good overall Feng Shui.
For those who are interested in buying a unit there should exercise greater caution.
More:
Q BAY RESIDENCES
Q Bay residences consists of a total of 8 blocks.
Blocks 1, 2, 4, 5 & 8 are either Period 8: N1 or S1 facing directions.
While the rest of the three blocks: 3, 6 and 7 are Period 8: Either NE1 or SW1 facing directions.
MORE:
Project Theme : A Bayfront Lifestyle
Developer : Quarry Bay Pte Ltd
Location : Junction of Tampines Avenue 1 and 10
Tenure : Leasehold 99 years w.e.f. 21 August 2012
Expected T.O.P. : 20 May 2017
Expected Legal Completion : 20 May 2020
No. of Blocks/ Storeys : 8 blocks of 16 storeys
Total No. of Units : 630 units, plus 2 shop
Site Area : Approximately 20,071 sq m or 216,044 sq ft
The eCO Condominium
Developed jointly by: Far East Organization, Frasers Centrepoint and Sekisui House Ltd
Tenure: 99-year Leasehold
# of Units: 748
Period 8 Flying Stars of the 8 towers: A to H:
Towers A and B : NW3 or SE3
Towers C and D : N3 or S3
Towers E, F, G and H : N1 or S1
eCO is located at Bedok South Avenue 3 and in District 16.
eCO is walking distance to the Tanah Merah MRT Station. Expected date of TOP is 2017.
Schools close to eCO include, Bedok View Secondary School, Temasek Primary School and Bedok Green Primary School
Available Types of Unit:
2-Bedrooms (874 - 1,385 sqft)
3-Bedrooms (1,053 - 1,385 sqft)
3-Bedrooms (1,395 - 1,534 sqft)
4-Bedrooms (1,777 - 2,108 sqft)
This development consists of four major flying star directions:
Flying Star Period 8: N2 or S2 or SE3 or NW3. Please refer to attachment.
More:
It is located in the Tanjong Pagar Central Business District (CBD). A 36-storey high rise development, with mostly unblocked panoramic view of the sea and/or city.
It is located next to Spottiswoode Park and the former Tanjong Pagar Railway Station.
Spottiswoode Suites:
FREEHOLD
36 STOREY ICONIC TOWER
183 UNITS
ARRAY OF FACILITIES
BREATH-TAKING VIEWS OF BOTH CITY & SEA
DESIGNED FOR SOHO-STYLE LIVING WITH BUILT-IN FURNITURE DECK AND CLEVER STORAGE SPACE
SPACIOUS LIVING WITH GENEROUS 3.6M CEILING HEIGHT
NO BAY WINDOWS AND NO PLANTER BOXES
WIDE CHOICE OF UNITS TYPES 1, 1+S, 2 AND 3 BEDROOM TYPES, DUPLEX AND PENTHOUSES
Spottiswoode Suites Specifications :
Developer : Spottiswoode Development P/L (Jointly developed by Lian Beng & Centurion) Est. TOP : 21Jun2017
District : 02 Est. Quantum Price : FROM S$950,000
Location : 16 Spottiswoode Park Road No. Of Towers : 1
Tenure : Freehold No. Of Storey : 36 Storeys
Site Area : 3740.20sqm (40,170sft) No. Of Units : 183
Main Orientation : North South Units Composition 1/1+S/2/3 Bdrm, 2/3 Bdrm Duplex and 2/3 Penthouse
Spottiswoode Suites Unit Types and Sizes :
Rooms : Type : No. of Units : Size (Sqft) :
1 Bedroom A1,A1a 19 452/463
1+Study Bedrooms A2,A2a,A3,A3a,A4,A4a,A5 58 441/452/484
2 Bedrooms B1,B1a,B2,B2a,B3,B4 45 FULLY SOLD! 495/538/560/581/667
2 Bedrooms Duplex D1,D2,D3,D4 12 840/872
3 Bedrooms C1,C1a,C2,C2a,C3,C3a,C4,C4a 28 743/753/786/797
3 Bedrooms Duplex E1,E2,E3,E4 12 1012/1033/1109/1119
2 Duplex + PES F1,F2,F3 03 1066/1076/1087 PH 2 / 3 Bedrooms P1,P2,P3,P4,P5,P6 04/02 1109/1238/1259/1378/1410
Total Units : 183
The Trilinq is a newly launched condominium offering a total of 755 units with a mix of 1-bedroom, 2-bedroom (Compact, Deluxe & Premium), 3-bedroom (Compact, Deluxe & Premium) & 4-bedroom (Deluxe & Premium) units of various configurations and penthouses to choose from.
The Trilinq comes with 2 basement carparks, swimming pool, tennis court and other communal facilities on landscape deck.
The Triling comprises two 36-storey towers & one 33-storey tower-total 755 units.
It is situated at Jalan Lempeng and nestled in the vicinity of premier Faber Hills private landed estate located beside a popular school: Nan Hua Primary & surrounded by greenery.
Besides Nan Hua, also close proximity to major educational institutions such as National University of S'pore, Ngee Ann Polytechnic, Singapore Polytechnic Pei Tong Primary & Nan Hwa High School.
Wow! A high end completed TOP development that is fully unsold! Treasure at Balmoral]]>
In my opinion, I strongly believe, in 2017, majority of the plans in the white paper may evaporate.]]>
Past By Ranking Exercise: Hedges Park Condo]]>
Past work. During the early days of selection of good stacks (by ranking)...]]>
Impact of cooling measures introduced on 11 Jan 2011
18th January 2013
Summary For those smart people who do not want to waste their time reading all the details:
The Singapore Property Market has become one with very low upside potential in the medium term (3 5 years), but with quite significant downside risks. Low upside because: The govt is committed to not letting the prices to go up significantly. High Downside because: Huge supply (200 k units), and lower demand (reduction of foreign labour).
Possible course of action if you agree with the above analysis : If you do not have any sentimental or intangible value for your apartment, it is perhaps a good time to sell and take profit. Rent for a year or two and get into private property after 2014. For those who have nothing better to do than derive some pleasure from reading the below:
This is one of the most Comprehensive set of measures covering
1. ABSD: Increasing upfront cost in the form of higher stamp duties even on Singaporeans who are potential HDB upgraders.
2. LIQUIDITY: Reducing significantly the quantum of financing available to 50% for those who already have one loan and more significantly, increasing the quantum of upfront cash to 25% from 10%
3. PR HDB: Virtually squeezing the PRs out of the HDB market by not allowing subletting and 5% stamp duties on purchases.
These measures have been taunted as anti cyclical measures to calm the market until the long term structural measures such as increasing the supply get the required time to play out its impact.
Let us look at the impact of these measures Mid and High end (above 1.7 million) :
ABSD: this market has already been impacted since Dec 2011 and with the further increase to 15% for foreigners , 5 to 10% for PRs and 7 to 10% for Singaporeans, all the buyer segments are significantly affected. I do not see many Singaporeans who do not own any property to be potential buyers of this segment (the only exception being investors who have cashed out in anticipation of measures and market crash)
LIQUIDITY: Buyers in this segment need to come out with 50% cash, which in absolute quantum is around 1 million out of which 500 k could be cpf.
Overall the investors in this segment are likely to be savvy and would stay away from the market which is what they have been doing. The property price in this segment has been virtually flat for the past 2 years and the rentals are under pressure.
The existing landlords will have the resources to hold on even if the rentals fall by 20%. No major distress selling except by those speculators who bought in 2010 and later and would desperately need a tenant to make the emi payments.
Mass market (800 k to 1.7million)
ABSD:
The key buyer group in this segment are the HDB Upgraders, high income first timers, and middle income investors who are looking at rental income.
There is no impact on the high income first timers. They will have a lot to choose from.
HDB UPgraders who earlier had the option to move into a condo and rent out their HDB Flats at a good rental yield of 8 to 10 %, now face a ABSD of 7%. On a 1.2 million property, that amounts to 84k upfront cost. They can choose to sell the HDB to avoid the ABSD, but that is exactly what the GOVT wants to increase the supply of resale HDB flats and bring down the resale prices.
The psychology of this group of people would be rather to hold on to their HDB flats. This would result in lesser demand and developers would be forced to lower prices or offer big discounts. (check out this has already started to happen)
The middle income investors are likely to be already having one or two properties and will be subjected to high ABSD OF 7 to 10%. The savvy ones were already in the sidelines. The gullible ones in this group will have lesser opportunity to be gullible as they will not be able afford the ABSD and higher cash requirements.
On top of this, the PRs who are currently renting a place and looking for resale apartments in the mass market, would also be better off renting because of the higher ABSD and lower financing. A PR buying a 1.2 million property, will have to come out with 60k in ABSD , 30 k in BSD, 240k in cash or CPF Upfront, and around 4.5 k a month in EMI.
Most potential buyers in this segment will be squeezed resulting in significant reduction in demand and consequently lower prices from developers.
The current landlords are unlikely to sell in panic. They are enjoying a nice rental yield and they will continue to hold even if the rental yields drop a little. If they sell, getting into the market would be very costly under the current regulations.
One unintended consequence of this policy is that the supply of resale private apartments will be lowered significantly.
HDB resale apartments
The governments key objective is to arrest the price inflation of HDB resale flats. They have so far not been successful because very few owners are willing to sell. This round of measure aims to correct the supply imbalance partially. PRs will be forced to sell because they cannot sublet. Some HDB UPgraders will sell to get a refund of the 7% ABSD. And some of the savvy ones may sell because they can the see the deluge of pubic and private housing that is being built, and expect prices and rentals to head south.
On the demand side, ABSD on the PRs will dampen demand from this segment. HIGH income PRs are generally not in this segment as they are likely to have some private property in their home country and so are not eligible. For the low to mid income PRs, the 5% ABSD is quite steep. On a 500k, HDB flat, it amounts to an extra 25k. And they cannot sublet it in the long run and so it loses its attraction as an investment opportunity.
Demand from the HDB second timers will also decrease because of the more than 23K BTO flats that will be on offer this year. The above will certainly put downward pressure on the HDB resale prices.
Possible course of action if you agree with the above analysis:
SINGAPOREAN
First timers : no hurry to buy. You will have plenty of options. Bid lower aggressively and ask developers for steep discounts(20%). Their margins are one of the highest in the world, and can afford to bring down the pricing.
Current HDB owners and Upgraders: if you do not have any sentimental or intangible value for your apartment, it is perhaps a good time to sell and take profit. Rent for a year or two and get into private property after 2014. Point to note: Once you sell your HDB, it is quite difficult to get back into public housing.
Private property owners:
If you do not have any sentimental or intangible value for your apartment, it is perhaps a good time to sell and take profit. Rent for a year or two and get into private property after 2014.
Private property investors (assuming you already own one property):
Currently you are subjected to the ABSD, which is a cyclical measure and is likely to be reversed when the market comes down. So just wait for that to happen. No need to rush. If you cant sit on your butt quietly, the go and bid lower aggressively.
PRs
HDB owners: owner occupiers can continue to stay at low cost housing. For those who live in private property and are renting out their HDB, will have to decide between selling the HDB or moving into it because they cannot rent it out legally.
Private property owners: for those with long term plans, owner occupiers are better off staying put. If you sell, you need to pay 5% ABSD to get back into the market increasing the overall transaction cost to 10% (ABSD, BSD, brokerage, small renovation)
Private property investors with one property and getting a good rental yield has the most difficult decision to make..if you sell, you lose the rental yield, and buying back will make sense only if there is a significant downturn (more than 15%), as the overall transaction cost around 10% quite high (5%ABSD, 3% BSD, 2% brokerage, small renovation). If you dont sell, you will be subjected to 10% ABSD when you want to buy another property in the event of a downturn.
Private property investors who own more than one property are better off not selling, as they will be subject to 10% ABSD to buy back which makes the overall transaction cost (ABSD, BSD, brokerage, small renovation) around 15%.
PR First Timers: no hurry to buy. You will have plenty of options. Bid lower aggressively and ask developers for steep discounts(20%). Their margins are one of the highest in the world, and can afford to bring down the pricing.
Foreigners:
Private property owners: for those with long term plans, owner occupiers are better off staying put. If you sell, you need to pay 15% ABSD to get back into the market making overall transaction cost 20%.
Private property Investors:
Private property investors are better off not selling, as they will be subject to 15% ABSD to buy back which makes the overall transaction cost (ABSD, BSD, brokerage, renovation) around 20%.
Foreign First Timers: Run away unless you have so much money that you need to park it somewhere safe for the long term and do not mind paying 20% transaction cost.
Every one knows that these are temporary measures which will be reversed when the market hits a low and when the supply comes in. It makes absolute sense to wait and not incur these heavy upfront costs.
Property Hobbyist
]]>An interesting article on Singapore's public housing: 99 year lease apartments...
Property cooling or Political heating measures?
Property cooling or Political heating measures?
13th January 2013
I refer to the article Govt announces new property cooling measures (Todayonline, Jan 11).
The link to the joint press release by the three Ministries Additional Measures to Ensure a Stable and Sustainable Property Market is HERE.
HDB less than 60 years left need cooling?
What is the rationale for tightening the terms for granting HDB loans and the use of CPF funds for the purchase of HDB flats with remaining leases of less than 60 years (details of this measure are in Annex IV)?
Played out by asset emhancement?
As more HDB flats age from the time that they were built, those who have subscribed to the asset enhancement policy which arguably lead to huge increases in HDB prices, may find it harder now to monetise their flats to retire.
Lower-income hardest hit?
This may especially affect lower-income Singaporeans who purchased 2 and 3-room flats and may lack the financial ability and savvy to change to a second new Build-to-order (BTO) flat or resale flat with a new or longer lease balance, in order to avoid the problems that may arise from this new cooling measure.
Enhanced HDB upgrading threat?
In the past, voters may have been afraid to vote for the opposition because of the upgrading issue.
Now, with this new cooling measure, voters may arguably be even more afraid to vote for the opposition, because if their flats are not selected for the Selective En-bloc Re-development Scheme (SERS), it may become much harder to sell them as they age beyond 34 years.
With the Minimum Occupation Period (MOP) of five years, very few people may want to buy flats with a lease balance of 65 years (more than 34 years old).
Less CPF can be used?
To illustrate this problem, for example, if a 30 year-old couple buys a flat with a lease balance of 59 years, their prorated Valuation Limit (for the use of CPF), will be only 58 instead of 100 per cent of the valuation at the time of purchase.
The 58 per cent is calculated (34 divided by 59 years) based on the ratio of the remaining lease when the youngest buyer who can use CPF turns 55 years old, to the lease at point of purchase
This means that they will no longer be able to use their CPF to pay once the use of CPF hits 58 per cent of the valuation. From this point onwards, only cash can be used to pay for the mortgage.
Cant use CPF?
For flats with a lease balance of less than 30 years, use of CPF is not allowed at all.
HDB loan restrictions?
There are also restrictions on getting a HDB loan Lease balance of 30 59 years Allowed, if remaining lease can cover the buyer* to the age of at least 80. Loan tenure will be the shortest of: 30 years; 65 years minus average age of buyers; and balance lease at the point of purchase minus 20 years.
Lease balance of 20 29 years Allowed, if remaining lease can cover the buyer* up to the age of at least 80.
Loan tenure will be the shortest of: 30 years; 65 minus average age of buyers; and balance lease at the point of purchase minus 20 years.
Lease balance of less than 20 years No HDB housing loan.
Why need to cool over 40 years old flats?
S0, in view of the serious economic and arguably political implications of this cooling measure, this policy change should be debated and reviewed, as it may make no sense to cool the property market for this segment of very old HDB flats, which as I understand it may form a very small proportion of the total number of HDB flats now.
How many such transactions?
By the way, how many over 40 years old flats transactions are there in a year?
Still higher MSR for HDB loans?
If we really want to cool the public housing market, we should also reduce the Mortgage Servicing Ratio (MSR) for HDB loans from 35 to 30 per cent, to be the same as private property and HDB bank loans.
Because HDB flats not so affordable?
Unless, HDB prices are so unaffordable in terms of the price to income ratio, that we have to use a higher MSR of 35 per cent?
Leong Sze Hian
Leong Sze Hian is the Past President of the Society of Financial Service Professionals, an alumnus of Harvard University, Wharton Fellow, SEACeM Fellow and an author of 4 books. He is frequently quoted in the media. He has also been invited to speak more than 100 times in 25 countries on 5 continents. He has served as Honorary Consul of Jamaica, Chairman of the Institute of Administrative Management, and founding advisor to the Financial Planning Associations of Brunei and Indonesia. He has 3 Masters, 2 Bachelors degrees and 13 professional qualifications. He blogs at http://www.leongszehian.com.
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]]>This condo unit has a high percentage of 3 bedrooms (variants) and 2 bedrooms stack.
Majority of the bigger units face the afternoon West sun.]]>
Many new condo developments today have interior walls that come with dry walls.
For example: The Sail, Livia and recently TOP Caspian and also 8@Woodleigh.
All other developers should take a page or example from the Sales Brochure of Naung Residence.
Where under 3.0 WALLS
Internal Wall : concret wall and/or brickwall and/or precast wall
While many other brochures are not clearly written. Please see attachments.
This is because given that many new condo units nowadays come with internal walls that are dry-walls.
Where often it can be a disappointment when someone wanted to mount a TV onto a wall but could not as dry-walls don't provde such a solid support.
For example: CDL Properties: Livia condo first came with such dry walls. What a disappointment.
As several years back I was also surprised that their (Livia) toilet walls are also dry walls. You pay so much and yet.. get such dry walls.
1. Please note that the photos you are about to see are just mock-up models of what the newly launched Kovan Regency's frontage looks like.
2. Based on Shapes and Forms Feng Shui; let's hope that the actual yet to be built development does protect especially the pillar circled in RED that is holding up the gym (above).
3. If a vehicle or lorry were accidentally crash into this pillar.... let's hope it is not fatal.
4. Alternatively, when this development is completed; let's hope the two "sticks" or pillars holding it : circled in red and yellow are adequately protected by e.g. flower bays or ballards or buoys.
5. Furthermore, if we take this mock-up seriously, at the vehicle drop of point, just after the pillar (column) it is unsheltered. I dread for a family member or loved-ones to be drop-off during heavy rain. Look Ma! No shelter!
6. Let's hope they correct this design. As architects like geomancers must think and share this concept even if they don't stay there: " You stay there, WE DON"T".
]]>
When do you know that Sales of new property are at the dumps?
Well, for one... can you count how many types of UNIQUE discounts given.
For example in this recent e-mail on the new launch @Bishan `Sky Habitat':-
1. Special Discount = 2%
2. Neighbourhood Discount = 1%
3. Move Closer to Workplace Discount = 1% (New creative type of discount!)
(Bartley Residences gave a "Move closer to Home Discount)
4. Extended Neighbourhood Discount (Not stated... but should at least be 1%)
5. Education Discount = 1%
6. HDB Upgrader Discount = 2%
7. Loyalty Discount = 1%
8. Multi-Purchase/Family Discount = 1%
Note: ...but the total discounts granted would be subject to a maximum cap of 6%.
-------- Original Message --------
Subject:
New Launch @Bishan 'SKY HABITAT' - REVISED DISCOUNT SCHEMES
Date:
Sat, 13 Oct 2012 00:45:13 +0800
From:
Removed for privacy issues
To:
undisclosed-recipients:;
SKY HABITAT
Designed by star Architect, Moshe Safdie, experience the feeling of living in a house, while elevated 38 storeys high! It features both vertical and hanging gardens in the sky bridges, with terraces and balconies that changes the landscape of Bishan by 2015! The structure is highly rationalized, affording cross-ventilation and multiple exposures to every unit. It is well adapted to maximizing air movement in Singapores tropical climate. Ref: L4Dear Sir/Mdm (Buyers,Investors),
I am pleased to announce the revised discount schemes of our newly launched condo at Bishan "SKY HABITAT".
Please do not miss this great opportunity of buying a luxurious condo with very good discounts OPEN NOW for limited period ONLY!
Do not miss the opportunity at Sky Habitat, why?
- Sky Habitat is value for money and such a luxurious condo built by world renowned architect Moshe Safdie
- compare with Kovan Regency recently launched with $S14xxpsf and almost sold out.
- announcement of QE3 leading to huge fund entering Singapore
- Strong Singapore currency forecast encourages foreigners to buy/invest in Singapore.
Please find attached below the details for your perusal.
Sky Habitat Revised Discount Schemes
Effective date : 13 October 2012 (Saturday)
Discount Schemes : For limited time only. Terms & conditions apply.
1) Special Discount
A special discount of 2% will be offered for units purchased.
2) Neighbourhood Discount
A discount of 1% will be offered to purchasers whose current address in their identity card has a 6-digit postal code which begins with any of the first 2-digits below:
Selected Postal Sectors
31, 32, 33, 35, 56, 57 & 77
Extended Neighbourhood Discount (applicable for selected postal sectors for limited period only)
Selected Postal Sectors
28, 29, 30, 34, 36, 37, 53, 54, 55, 78 & 80
3) Move Closer to Workplace Discount
A discount of 1% will be offered to purchasers whose current workplace address has a 6-digit postal code which begins with any of the first 2-digits below:
Selected Postal Sectors
31, 32, 33, 35, 56, 57 & 77
Extended Neighbourhood Discount (applicable for selected postal sectors for limited period only)
Selected Postal Sectors
28, 29, 30, 34, 36, 37, 53, 54, 55, 78 & 80
4) Education Discount
A discount of 1% will be offered to purchasers who are working staff/student or whose children are students at the educational institutions listed in Annex 1.
5) HDB Upgrader Discount
A discount of 2% will be offered to purchasers whose current address in their identity card shows a HDB address and is aspiring to upgrade to a private residence.
6) Loyalty Discount
A discount of 1% will be offered to purchasers who currently own any residential properties in Singapore which are developed by CapitaLand Residential Singapore (inclusive of properties developed by Pidemco Land & DBS Land and any Joint-Venture projects).
7) Multi-Purchase/Family Discount
A discount of 1% will be offered for the purchase of 2 units or more by the same purchaser or with their immediate family members (i.e. spouse, parents or siblings at the same time).
*Terms & Conditions Apply:
IMPORTANT NOTES (PLEASE READ CAREFULLY):
1) All the discount schemes above may be applicable as long as the qualification criteria are met but the total discounts granted would be subject to a maximum cap of 6%.
2) The above discounts schemes are for a limited time period only. Terms & Conditions apply.
3) Purchaser(s) must produce all necessary documentary proof to qualify for the discounts schemes at the point of purchase (e.g. NRIC, birth certificates, property titles/property tax invoice, staff pass, etc).
4) Discounts will not be offered after the Option to Purchase is issued.
5) All discounts will be deducted from the List Price and the price after discount will berounded down to the nearest $10.
** Qualification criteria for the all discounts are at the absolute sole discretion of the developer.
Yours sincerely,
A picture tells a thousand words....]]>
1. In my opinion, this small condo development with two stacks #01 and #02 get "top marks" for poor Shapes and Forms.
2. Pedestrian crossing
Although the developer had cleverly avoided units directly towards any units;
3. SPC petrol station
The main concern is the SPC petrol stations + fumes. Highly unlikely that it will blow-up...
4. When I was at this development, there are still units available beside this SPC petrol station. (Maybe cancerous should one be exposed to prolonged fumes....)]]>
Flo Residence @ Punggol Field Walk:
1. Frankly, although the stacks / units are reasonably priced;
2. I feel that this development equally has not so good Shapes And Forms Feng Shui.
3. The worst stack is #19 of Block 9. As it is in close proximity with it's neighbouring HDB Block 169A of Punggol Nautilus (169A Punggol Field). Please see illustration.
4. Furthermore, this development has a rectangular missing corner that is ear-marked for a proposed church.
4.1. In the near future, especially Block 3 and Block 5 pool facing stacks would daily be reminded of "going to church" as most certainly the church's spine in the form of a cross would be obvious on it's roof. However as the church is not built yer, hopefully, this is not aimed at a unit in this development.
5. It's surroundings also not that fantastic as it is surrounded or close to Sheng Jia Temple; the Bright Hill Evergreen Home (uncompleted).
6. I understand that in the future, this area is ear-marked to have a mosque etc... in the near vicinity.]]>
Excluding prices of Riversails (Just launched)....]]>
1. I am glad that one of the largest stacks remain unsold for this development is stack 09.
2. the three bedroom Stack 09 has poor Shapes and Forms Feng Shui:-
2.1. The Interior layout is not rectangular
2.2. Most importantly, although it is one of the few stacks that have both frontage views as well as views towards the back i.e. Heron Bay Executive Condo;
2.3. Although it's frontage has an unblocked view towards the opening; but this stack would normally "suffer" or the residents would most likely suffer from Money In and Money Out due to the funny thing called "forced thru" or more aggressive flow of "wind" or qi due to the totally unblocked frontage leading to the back.
2.4. Think of it as a weak link or weak chain that is about to break that glues or holds Block 25 to Block 27.
2.5. Thus if one looks at the attachment: the opening at purple marking "A" is more a liability than an asset to stack 09. It would be better if the architect has added a proper stack on it's opposite site.
3. This development has one of the very unusual layout of various stacks. And for this development; there are stacks that range from good to reasonable to poor. Other stacks to "watch" out are stacks 11 and 19 in this development.]]>