bepgof

Some points worth considering: - Pty transaction takes 8-10 weeks to complete. - HDB resale, from submission of resale application to 2nd appt(completion)take 12-14 weeks. - 3 months rental is too short, i think, should always consider "worst case" scenario = 6 month rental. - Discard/sell those bulk items before moving to rental. - Know actually WHEN is the completion date for pty first. - 2-3 week before completion can start the "search" for resale, learn skills of various aspects wrt home searching during such. Very interesting & rewarding, I assure you. - learn & play delay tactics if found love home while waiting $$ to come ino pocket/account. - Create spreadsheets, build formular, key in figures as to those items need CASH, prepare a few scenarios. Have Big picture first, then zoom in/out to pictures-within-pictures. - Got kids?

Use of nail of whereever size is 下下之策, 上上之策 is not to put anything above bedhead.

I "merged" the topics as one. RT is getting like "rojak", my "duty" as moderator to do "spring cleaning".

1. Need to sell pty within 6 months after completion of resale HDB. 2. Cash needed for resale: 2-1. COV(0-100K??),broker fee(1%), booking fee+OTP ($5K),valuation rpt($180), stamp duty (3%-5,400)(cash first then reimburse from cpf), reno($$$?), downpayment (5%-5K)utilities account deposits($$$?)etc 2-2 LTV(70% for 1st loan, 60% for 2nd loan) 3. Bridging loan validity usually 6 months. Abt 14% interest monthly-rest (not yearly!) 4. 50K cash can pay for COV only. May be not enough! 5. If insist to "downgrade" , ONLY sell, rent, buy is the option to you.

So cacti good for FS right? I culativated cacti are for "hobby" not for fs. Only "angmoh" books or web mentioned cacti as "cures" for arrow, blade....ancient chinese fs scripts mentioned no "cacti" but got mentioned: "shu da chow feng".= Big trees "invite" wind, same as angmoh's "honey attracts bees". Tip: To keep cacti in local climate, best maintain "neck"(portion between above & underneath soil)of cacti dry by putting some small pebble around the "neck". Use NPK solution as food. Dormant period ~ Octber to Jan (lessen watering interval)ok?

Haha, beam on top get "pressed", 2 pc beneath the back get back-ach? divorce?.....better use imgination in somewhere else.

These stars are super-best-multiple role-award winners for "any role for bad fs". It can act as: -Bad virus/bacterias/cancer within human body. - All the "rock" sailing in life, retrenchment, divorce, this one die that one mati, icu, sicu, business fail, quarrel, meet many siao ren in workplace......All the "Bad" ones. Anyway, no "bad" ones where got "good" ones?

Break or no break???. Pls make up the mind. http://sbr.com.sg/markets-investing/news/no-more-breaks-sgx

http://www.renotalk.com/forum/index.php?showtopic=39806&view=findpost&p=627921 http://www.renotalk.com/forum/index.php?showtopic=39806&view=findpost&p=628378 "What" to audit comes first. - landform, qi flow, color, wu xing setup,lighting, positioning of so many things....xuankong technique.... - Question come: posible to do all these while ex-owner/tenant are in? No reno yet.No positioning of these & that... My answer : "others".

Other races and non-taoism religion believers have been doing such. If you feel "pressures" from within or from others, of doing this in this month, then reschedule. Principle: 心安事成

Mind your words....

Can switch from hdb to bank but not bank to hdb. Q: I have just become a Singapore Citizen. Can I refinance the bank loan on my current flat and apply for an HDB loan? [ Living in HDB Flats > Servicing Your Mortgage Loan > Mortgage Loan Payments ] A: If you have taken bank loans for the purchase of your flat, you cannot refinance the bank loan with a HDB loan, whether you are a Singapore Permanent Resident or a Singapore Citizen. You can however enjoy the HDB concessionary loan when: (a) you next purchase an HDB flat, or (b) you transfer ownership of your current flat.

Citigroup hold different opinion, let see what it says: Published 28 June 2011 The Business Times By Uma Shankari It says scenario is not likely to happen in 2013/14, citing 'severe shortage' Citigroup believes that the expected surge in the supply of new HDB flats and private homes over the next few years will not lead to a housing glut in 2013 and 2014 - a view that is contrary to that held by most other analysts. The bank's property analysts also said in a new report that the current 'severe shortage' of HDB flats is likely to provide support for mass-market prices and demand. This is again different from most analysts' predictions that a step-up in HDB supply will dampen demand for mass-market private homes and hit prices in the segment. 'We believe the prolonged period of under-building in the 2000s has resulted in the current severe housing shortage,' wrote Citi's property analysts, led by Wendy Koh, in their June 26 report. 'We estimate that the deficit in housing units is in excess of 50,000 currently and this undersupply situation will likely take several years to clear, just like the oversupply situation in the early 2000s.' 'With a severe shortage, we are not overly concerned about the rise in supply in both HDB and private residential units . . . A housing glut in 2013/14 is an unlikely scenario, based on our estimates.' Citi's estimates show that the upcoming HDB supply and the potential increase in the income ceiling for new HDB flats will reduce HDB resale transactions by 7-15 per cent at most. The impact on the private property market would be even smaller, Citi reckons. Ms Koh also said that the undersupply situation in the HDB market will support demand for and prices of suburban mass-market homes. 'Occupancy rate for mass-market properties are at an all-time high of 97.5 per cent. With yields averaging at around 4.2 per cent versus mortgage rates of just between 1.2-1.6 per cent, investment demand for small units and mass-market units could remain strong,' Ms Koh said. However, the report cautioned that any further price increase or spike in volume in the mass-market segment risks more property measures as the government is monitoring the market closely. Citi's views are a departure from the prevailing industry consensus that a housing glut is likely. CIMB analyst Donald Chua, for example, said that 'looming oversupply' from both the private and HDB markets is a big worry for the sector. 'We believe an oversupply situation is looming, going by rising private and HDB physical completions and expectations of a less liberal immigration policy,' Mr Chua said in a note last week. 'Population growth, if it normalises to 65,000- 80,000 per year (from around 162,000 annually in 2006-2011), implies a mere 20,300 units of incremental demand, based on 3.5 persons per household. This would not be sufficient to absorb net supply (HDB and private) of 33,300 units per year, on our estimates. Morgan Stanley also recently said that it continues to see a risk of oversupply in terms of physical completion and units available for sale, and expects residential prices to fall by about 7 per cent over the next two years. Citi's analysts were more negative on the outlook for high-end and luxury homes as well as the office market. Demand for high-end homes is likely to remain lacklustre given the uncertain global economic outlook and the strong rental competition among newly completed units, Citi said. 'We believe rental for the high-end segment has probably peaked and downside risks outweigh upside risk in the coming 6-12 months,' said Ms Koh. 'The current rental yields averaging at 2.4 per cent provides very little room for further yield compression.' However, as long as interest rates remain at current low levels, prices are likely to hold, she added. And in the office market, Citi's report said that competition for tenants is likely to intensify as around one million square feet of new space that will be completed this year is still uncommitted. 'Leasing activities have slowed and major financial institutions appear to have satisfied their space needs,' Citi said. 'Rental rates are likely to flatten out, and capital values are likely to have peaked.'

This line is more than just common sense. Human are needs-drive. Different ppls have different needs, no such thing as "lousy locations". A man of sound mind would not have raised challenge to "swop" "similar" houses in different locations without considerations.

Thou u are smart alex to provide more "non common sense" insights into this loan package/market sentiment for this OCR condo which TOP in 2015. Which bank so "desperate/daring" to provide such package? Reasons behind? Singapore industrial output plunge 17.5%yoy May. France prefers Greece's debts/bonds to be delayed. etc etc.....

Singtel: East Coast become Indonesia, Tuas becomes part of Malaysia. M1: Changi South Business park, base station coverage weak, msg get super delayed.

Common sense answer.

Rule of thumb: If you've just bought the house and system installed > 5 years, better take this chance to change the system & piping while doing reno.

No need to wait, seeing is believing: Seastrand@pasir ris already offer 3 mnth sibor/sor+0% till TOP. Developers started to come out with new patterns liao. Why?

- Domestic interest rates up up up. - Retrenchment here & there, j o b l e s s. - NWC announces wage freeze/cut. - Signage boards at hawker centre keep change change change - Coffee shops keep exchange hand - Stock market down down down - Entertainment trade close one by one - COE down down down .....

My black galaxy from india at $90psr, through ID, 2009 dec.

Outskirt willl be hit in early 2013, I expect. http://www.renotalk.com/forum/index.php?showtopic=38353&view=findpost&p=648691 "From its trough in 2Q2009, the price index for non-landed residential properties in the Core Central Region (CCR) increased 42 per cent to 204 points from 144 points. The same index for Outside Central Region (OCR) climbed more rapidly, up 54 per cent to 185 points from 120 points." "In terms of the number of homes being constructed, the proportion of units in the more luxurious locations inside CCR will decline from 33 per cent in 2013 to 26 per cent in 2015." "This means the proportion of units in the outskirts (OCR) and mid-tier locations (RCR) of Singapore will rise from 67 per cent to 74 per cent. Now, the percentage rise may seem mild but in absolute numbers, we can expect 8,686 units to be completed within the OCR and RCR in 2013, 13,014 units in 2014 and 14,510 units in 2015." "Conversely, with very few residential land sales and en bloc programmes in Districts 9, 10 and 11 since 2009, we can hardly expect significant fresh supply in CCR in 2013 to 2015. A significant number of completions in CCR come from the projects delayed since the previous peak, such as d'Leedon (en bloc), Leedon Residence (en bloc) and South Beach (Government Land Sales)."

Location is just one of the many factors which dictate its value. Those of short-term accomodation would prefer to stay in CCR, in a country, for convenience. Local prefer to mix with local. Have you experienced CCR like dead town during holidays? Like super market during busy time. People passing by each other without looking at each others. Obviously, I prefer to stay in a "human-like" environment that is why I have been staying in the east for the past 47 years.

http://www.todayonline.com/Business/Property/EDC110624-0000182/Massive-home-supply-to-hit-outskirts ***Pay attention to those underlined. by Ku Swee Yong 04:47 AM Jun 24, 2011 2013 is less than two years away. I am feeling less lonely in expressing my views about the physical completion supply of residential units. It has been five years since I started to scrutinise the total stock of residential units in the pipeline, that is, current stock plus expected completions minus demolitions from en bloc programmes. Occasionally, people still ask: "Why look at completed supply when land sales are hotly bid and developers sell out most of their stock before construction has completed?" Regardless of the take up of pre-sales, physical supply and demand will ultimately influence future prices, rentals and returns. Two weeks ago, in an entry titled My Worries, National Development Minister Khaw Boon Wan cautioned in his blog (http://mndsingapore.wordpress.com) about the "massive supply that will hit the market from 2013". As of March 31, the official supply numbers for the next four years are as in the table. Mr Khaw's worry is about the total 50,826 units that could be completed in 2013 to 2015. With a historical long-term average supply of 8,000 units per year, the average of 17,000 units per year of supply from 2013 to 2015 seems risky should demand from users and tenants not increase in tandem. I have pointed out in previous commentaries in this newspaper and in my recently published book, Real Estate Riches, that there are inaccuracies in the supply data. IPA's own estimates are that the completions will take place earlier than what is reported by the Urban Redevelopment Authority (URA), which compiles and presents data based on submissions by developers. For our discussions in this article, let us assume the numbers above to be accurate. Where are the areas we shouldbe concerned about? Almost all of the completions expected in 2013 and beyond were launched after the 2008 Lehman crisis. In fact, as the luxury home market struggles to find its feet from the depths of 2009, the mass market residential segment has taken off in terms of value and the number of transactions. From its trough in 2Q2009, the price index for non-landed residential properties in the Core Central Region (CCR) increased 42 per cent to 204 points from 144 points. The same index for Outside Central Region (OCR) climbed more rapidly, up 54 per cent to 185 points from 120 points. Many Singaporeans are not surprised to hear of transactions in the outskirts, such as Jurong West, Pasir Ris and Yishun, at S$1,000 to S$1,500 per square foot - even for mass market finishes on 99-year leasehold land. In terms of the number of homes being constructed, the proportion of units in the more luxurious locations inside CCR will decline from 33 per cent in 2013 to 26 per cent in 2015. This means the proportion of units in the outskirts (OCR) and mid-tier locations (RCR) of Singapore will rise from 67 per cent to 74 per cent. Now, the percentage rise may seem mild but in absolute numbers, we can expect 8,686 units to be completed within the OCR and RCR in 2013, 13,014 units in 2014 and 14,510 units in 2015. For the optimistic, those numbers may still be matched by demand from strong job growth, new Permanent Residents and other pass holders - assuming a generous talent attraction programme, However, when we include the additional supply of public housing and its accelerated pace of building, the numbers start to pile up. We can expect the 16,000 units of HDB flats launched last year to be completed in 2013 and another 22,000 (very likely more) units to be completed in 2014 and 2015. And with Mr Khaw calling on HDB to build ahead of demand, it has effectively moved from Build-to-Order to Ordered-to-Build. So the completion of HDB units in 2015 and beyond could also be significantly ratcheted up. Now, we know that the mature estates have limited land to accommodate new HDB units. We estimate that almost all of the 22,000 units launched this year to be completed in 2014 and, say, a ratcheted-up 28,000 units to be completed in 2015 will be in the OCR and RCR. In terms of physical supply and demand from end users, new HDB flats in mature estates such as Holland Road (situated inside CCR) do not compete with private homes priced at well above S$1,000 psf. However, new HDB flats - and the vast supply of them - in OCR locations such as Hougang, Bedok or Bukit Panjang will compete for attention from first-time home owners or parents who are financing their children's first marital homes. Therefore, I perceive the risks of the "massive supply" weighing heavily against private residential projects in the outskirts. Even riskier would be the smaller-sized apartments in the outskirts that were purchased at prices 20 to 40 per cent above the neighbourhood's average psf prices. Conversely, with very few residential land sales and en bloc programmes in Districts 9, 10 and 11 since 2009, we can hardly expect significant fresh supply in CCR in 2013 to 2015. A significant number of completions in CCR come from the projects delayed since the previous peak, such as d'Leedon (en bloc), Leedon Residence (en bloc) and South Beach (Government Land Sales). While many investors may be concerned about short-term market jitters, others are looking to take advantage of the uncertainty by searching for solid long-term value buys that offer strong downside protection in the older CCR properties. Our recommendation will be to explore the larger-sized apartments of 2,000 to 4,000 sq ft that were completed before this century. The investment search might take a lot more effort as many gems lay hidden from us and probably hidden from the risks of the impending "massive supply". Ku Swee Yong is the founder of real estate agency International Property Advisor, which provides services to high-net-worth individuals. He is the author of Real Estate Riches: Understanding Singapore's Property Market In A Volatile Economy (Marshall Cavendish).

Pardon my blunt response to say that no one except your goodself can help, in this regard. Why? Look at below room layouts, spot anything in common? A room has door & window panel, FCU/fan on wall make situation more complicated. Once door is open, naked eye sure see the bed, unless he is a blind or the bed is invisible, or no bed at all. http://imageshack.us/photo/my-images/59/34535500.jpg/ http://imageshack.us/photo/my-images/190/tg1l.jpg/ What bed for a room to accomodate 2 ppls or more? Bunk, pull out, multiple tier..... If pocket has no money, anything AND everything also CAN. Problem is when pocket has some $$$, then this canot and that cannot. Any objection to these 2 statements?