blueocean

Some quick comments : 1. Demolition of kitchen (Wall tiles, floor tiles, existing kitchen cabinet) - $1200 2. Demolition of common bath and exisiting cabinet - $1400 => Labour cost for demolition is $2600 ? 2 guys x number of men hours ? a. Full height built-in book storage cabinet c/w open display shelving. Approx 6 ft L $2000 => $333 pfr for storage cabinet ? Is the design quite unique ? Or special design ? 6. Electrical Additional & alteration electrical wiring works -$2300 => Need to have individual breakdown eg number of power socket points, number of lighting points etc Your work is being undertaken by a general contractor ?

when's the hungry ghost month ? sometime in august rite ? but maybe some workers dont believe in all that and will still continue to work ?

That's true. In my industry, work comes to me and i rarely ever need to find work. And most of the time, i prefer to work with my usual clients because of familiarity ...

Usually the network points should terminate onto a patch panel. And the patch cable will then connect the switch to the patch panel. It is much neater this way especially if you have lots of network points and ease of identification of network point location on the patch panel.

A common incentive would also be a sliding scale commission. Anyway, the only way to protect oneself from unethical agents is having knowledge and the necessary experience. What what you said illustrate a commonly taught marketing point that sellers usually like to sell to those people that they like. Price is not everything. Selling a house is much easier than renting a house out. As an agent, you have to cover not only the pricing, but also the profile of the tenant for rental.

My encounter with an agent when i was buying a place .... is that he kept the cheque for the offer amount and never told the owner. Probably used it as a form of nego with other buyers. He then returned the cheque to me a few days after.

hahah ! i was surprised he didnt have an entry on propertyguru leh ... so did the next best thing.

i bought a number of stuff at the toh guan branch .. the manager there is quite friendly ...

Sometimes when they say "already co-broked" is a nicer way of saying that he does not want to co-broke with you Anyway ... look for other units then But the unit looks good - high floor rite ? He doesnt really advertise often on the newspapers ... the last time was in Oct last year.

Were you looking at the 4NG AMK Ave 5 flat ? Cos the flat is already co-broke (ie he is not the seller's agent) ... so he wanted you to pay for his 1% salary.

[ Approach seller and nego directly. If he is agreeable to the price ... then no problems liao .... quote name=ordolla' date='Jun 12 2010, 10:07 AM' post='541792] We tried, but that agent said no cobroke. so we have no choice to but to represent ourselves since we really like the flat.

Most likely those that have free time inbetween major projects or lull period ... or maybe hungry ghost month ?

Aiya ... agent lose $ mah ... Because securing a HDB flat to sell is like securing "gold" because it sells quite easily and faster than private condos ... And getting 1% + 2% (total 3%) is almost guaranteed if managed correctly ...

Looks like you are marketing your own HDB flat. Some points : 1. The seller is King because all agents need "products" like yours. There are so many agents in the market these days and it is highly competitive. 2. Agent wants 1% commission ? Hmm ... very easy lor. Your final price is just "Valuation price" + "COV + Agent 1%". You just bump up the COV by 1% of selling price lor. It is just simply moving the numbers around. As long as you are happy with your selling price, just add 1%. If agents wants to earn that 1%, just make sure he works to get the ideal price for you 3. The HDB paperwork is quite easy lah ... just shade the forms and go HDB to drop in pigeon hole. But need to co-ordinate with other party to complete the form. You can save a couple of dollars if the agent has Resalenet which is a computerised sale system but only accredited agents have access to it eg CEHA, CEA etc. Not all agents have CEHA or CEA. My question is; > Eventhough i'm an independent seller, am i still oblige to pay them even though I'm doin my own transaction? > If i really do pay them, do i have the right to get them to do the OTP and all the paperwork on my behalf? > Should i pay by cheque, payee is the agt's name or their company's name?

Filed with SCT and won means - filed with small claims tribunal and judgment against the company/person has been obtained ... i'm surprised that he managed to get one if the contract value is above SCT's jurisdiction cos if the dispute is on the breach of contract, the contract value is considered rather than just the deposit. Oh well ... depends on how they argue it out ... Now that a judgment is obtained in absence .. how to enforce the judgment ? To obtain a writ of seziure - you need to pay $105 and $300 deposit for expenses. If the execution is unsuccessful, the expenses will be deducted from your deposit. One also needs to check if company/individual has any assets and that he is not a bankrupt ... Getting a judgement is the easy part ... enforcing it is another

Typical home insurance will not cover the home if owner is away for more than 3 months. Also, typically will require evidence of forcible entry ....

Why would ID/contractors pose as hse owner just to ask for quote ? I notice that there is a trend in the forum to start a club. Sometimes i wonder whether it is a form of stealth advertising ...

Under the Land Acquisition Act, "5. —(1) Whenever any particular land is needed — (a) for any public purpose; (b) by any person, corporation or statutory board, for any work or an undertaking which, in the opinion of the Minister, is of public benefit or of public utility or in the public interest; or © for any residential, commercial or industrial purposes, the President may, by notification published in the Gazette, declare the land to be required for the purpose specified in the notification. " So land acquisition is the equivalent of delisting from the stock exchange.

Wah ... the agent has a well covered comprehensive marketing plan for the condo She forgot to mention that $894 psf is because the build-in is actually half of the area one is buying, the other half is the roof terrace - hence the reduction in psf. Did the agent say that the pricing can match bank valuation ? CONQUAS score for Centrepoint when they build Quintet was quite bad. Looking at the development, 1/3 of the units are 1-2BR, another 1/3 are 3BR and the last 1/3 are 4BR and bigger. Would you have considered the other stacks at the condo ? I'm still lost at how to choose the best orientation for a unit. My understanding is that the unit should avoid facing the west, and consider units in a north/south direction or east for morning sun. But the sun direction will vary in the year rite ? Another interesting development in the future is how such mixed developments (especially with studios units etc) will affect future en-blocs ? It is easier to have successful en-bloc if all the units are similar so that they have the same expectations etc

Regarding Flamingo Valley ..... Looking at the URA Masterplan, the cemetery has been zoned as residential. It looks like in future, it will be another plot of land available for development in the future. The surrounding area of the condo looks good - surrounded by landed housing. Likely will get good demand for rental from the Indian Global School as so nearby - assuming that the school remains there ....

A bit similar to buying/selling shares except that properties are less liquid. When you collect rent, it is like collect dividend .... So whether you are going to rent or sell, it is like asking the question - should i hold or sell my shares ...

But there are some where you give one inch, they demand much more ... Life is short .... don't wait too long to fulfil your dreams.

hahah ... depends on your luck .. the agent may not necessary get the best price for you too ... as a sales person, your property is the "product", and his/her role is to sell the product. he will probably moderate your price expectation downwards, so that he can close the transaction for the commission.

Typically, en-bloc sites are more expensive because the developer has to give a reasonable exit offer to the previous condo owners. Government land sale (GLS) sites are usually cheaper but are 99 years leasehold. Estuary condo was selling on average 7xx psf. The recent Sembawang GLS highest bid was close to 400 psf. After construction cost of 250 psf, it is likely to sell at 7xx psf or higher. In central areas, the Cyan has been selling at 19xx to 2xxx psf. Newton condos have been selling at 15xx psf or higher. Jardin/Floridian/Cascadia are all selling at about 15xx psf. The prices are no longer what they used to be like especially if the plot of land is obtained from en-bloc sale. How would one place Flamingo Valley amongst the mass market condos and mid-tier condos ? Specifications for Flamingo Valley are fair - marble for living/dining area, timber strips for bedrooms. They are also throwing in oven, microwave, fridge besides the usual hob/hood for some of the units. I hate it when i see some developers only offering homogenous tiles, no individual security for tower lobby etc so as to minimise cost and maximise profits. It will be interesting to see when the developers would one day offer almost "move-in" condition on hand over of condo units with choice of ceiling, lighting, carpentary works etc for the mass market condos ....

I'm not surprised about the psf pricing as the roof terrace usually has a lower valuation/psf vs the build-in area. The build-in area looks a bit small for a 1800 sf size unit. And the layout is a bit strange ...eg as you walk-in to the apartment, you see the bedrooms, then the living room. The kitchen is sandwiched between the two bedrooms and the kitchen/yard is small. I supposed the clothes will have to be hung on roof terrace to dry then ... ? you are still keen in this unit ?