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Two prime three-storey conservation shophouses for sale at $32.8 million

Click on Two prime three-storey conservation shophouses for sale at $32.8 million
for the source.
Author: Ravi Philemon

JLL, as the exclusive marketing agent, is inviting offers through an Expression of Interest (EOI) exercise for the purchase of 31 and 76 Pagoda Street, two prime three-storey conservation shophouses nestled within the heart of Singapore’s historic Chinatown district.

Salient details of the two conservation shophouses as follows:

Address 31 Pagoda Street 76 Pagoda Street
Description A 3-storey conservation

shophouse

A 3-storey conservation

shophouse with attic

Tenure Freehold 99-years leasehold wef

August 1995

Land Area 1,310 sf 1,372 sf
Floor Area (approx.) 3,400 sf 3,800 sf
Master Plan 2014 Zoned “Commercial”
Approved use Approved for F&B use Approved for F&B use
Tenancy Ground floor is leased to
Dim Sum Inc by Crystal Jade
 Fully leased to
Wah! Kung Fu

76 Pagoda Street is located right at the entrance of the Chinatown MRT station, while 31 Pagoda Street is less than three minutes away.

conservation shophouses

image credit: JLL

The two prime three-storey conservation shophouses are readily accessible via public transportation along New Bridge Road and Cross Street.

Located within the Central Business District (CBD), the two prime three-storey conservation shophouses are within five to ten minutes’ walk to the Raffles Place district. It is easily accessible to other parts of Singapore via the Central Expressway (CTE), Marina Coastal Expressway (MCE) and Ayer Rajah Expressway (AYE).

Located in the Kreta Ayer conservation area, Pagoda Street boasts a rich history. Today, it is a popular pedestrian street which houses a plethora of shops and stalls featuring restaurants and hawkers serving authentic Chinese cuisine; retail shops selling souvenirs, antiques, clothing, jewellery and cultural knick-knacks, as well as various accommodation options such as boutique hotels and backpacker hostels. The street features a unique atmosphere and is crowded with both tourists and locals throughout the day.

During the Chinese festive seasons, the street becomes even livelier when the pedestrian walkways and roads in the area are converted into street bazaars and cultural performances and activities can be found along the thoroughfare.

Mr Clemence Lee, Senior Director, Capital Markets, JLL, said: “As one of the “must-visit” tourist destinations in Singapore, shophouses along Pagoda Street enjoy high shopper footfall around the clock and are considered the “crème de le crème” of all shophouses in Chinatown. Each of the two shophouses has its own strong attributes – 76 Pagoda Street is located in an extremely prime spot right next to the Chinatown MRT entrance, whilst 31 Pagoda Street has a coveted freehold tenure and a strong tenant covenant. We expect keen interest from investors such as boutique real estate funds, family offices and high-net-worth individuals (HNWIs).”

Shophouses on Pagoda Street are tightly held and seldom made available for sale. Notable transactions along the street include 39 Pagoda Street which sold for $12.2 million ($3,700 psf) in May 2017 and 205 & 207 New Bridge Road (located at the corner of Pagoda Street) which sold for $20.5 million ($3,535 psf) in September 2016.

The guide price for 31 and 76 Pagoda Street is in the region of $32.8 million. The two prime three-storey conservation shophouses can be sold either individually or collectively.

As the property sits on land zoned for commercial use, foreigners are eligible to purchase the property. There is no Additional Buyer’s Stamp Duty (ABSD) or Seller’s Stamp Duty (SSD) imposed on the purchase of the property.

The sale will be conducted through an Expression of Interest exercise which closes on Thursday, 6 December 2018 at 3pm.

The biggest gainers following the new property cooling measures is likely be owners of strata portfolio of offices and shophouses approved for commercial use. The property cooling measures affected almost all categories of buyers and is predicted to achieve its intended objectives of cooling demand and moderating price growth. One report said investors looking for alternatives to park their money in the wake of property cooling measures, would divert their attention to the strata office and shophouse markets as they are not subjected to this round of purchase or sales restrictions/encumbrances.

Properties such as the two prime three-storey conservation shophouses are perceived as attractive investments because they can hold their values because of their central locations and the freehold/999-year-leasehold of many of these properties. Shophouses are also valued because they give prominent presence to a business entity for them to be visible in a highly competitive environment.

How to Secure the Best Commercial Loans Quickly

iCompareLoan is the best infomercial loans portal for commercial-property-seekers, buyers, investors and real estate agents alike in Singapore. On iCompareLoan, you will be able to find all the latest news and views, informational guides, bank lending rates and property buying trends, and research data and analysis.

Whether you are looking to buy, sell or refinance apartments, condominiums, executive condos, HDB flats, landed houses or commercial properties, we bring you Singapore’s the most comprehensive and up-to-date property news and best home loans trends to facilitate your property buying decisions.

Our Affordability Tools help you make better property buying decisions. iCompareLoan Calculators help you ascertain the fair value of a property and find properties below market value in Singapore.

Our trademarked Home Loan Report is a Singapore’s first one-of-a-kind analysis platform that provides latest updates of detailed loan packages and helps property agents, financial advisors and mortgage brokers analyse home loan packages for their clients and give unbiased home loan/commercial loan analysis for their property buyers and home owners. Our distinguished Panel of Property Agents who are users of our Home Loan report can give the best all-rounded advise to real estate seekers.

All the services of our mortgage consultants are ABSOLUTELY FREE, which means it’s all worth it to secure a loan through us.

Whether it is best home loans, best commercial loans or refinancing of existing loans or SME loans, CONTACT US TODAY!

The post Two prime three-storey conservation shophouses for sale at $32.8 million appeared first on iCompareLoan Resources.

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New en bloc record eyed by Mandarin Gardens with $2.79 billion price tag

Click on New en bloc record eyed by Mandarin Gardens with $2.79 billion price tag
for the source.
Author: Ravi Philemon

Mandarin Gardens in Siglap eyes a new en bloc record by raising their asking price from the previous $2.48 billion to $2.79 billion. Today Online which first reported on this new en bloc price sought by the owners of the development, said the asking price was increased after the development was found to be undervalued by more than $300 million.

If they are successful with their revised asking price, Mandarin Gardens will set a new en bloc record. Pandan Valley set the previous high with its $2.6 billion asking price.

Mandarin Gardens’ Collective Sale Committee (CSC) said they discovered the disparity in land value following a check with the Urban Redevelopment Authority (URA) on Mandarin Gardens’ development baseline record. “The drastically increased baseline we received resulted in a corresponding reduction of the differential premium, which enables us to increase the reserve price, and at the same time reduce the per sq ft per plot ratio (psf ppr) for the developers,” he said in a notice sent to residents.

Mortgage Broker Singapore – Should I use one?

The marketing agent for the collective sale effort, C&H Properties, believes that despite the new property cooling measures introduced in July which has helped to cool the en bloc fever, the 12.5 per cent increase in the new en bloc sale asking price is a winning proposition for both developers and sellers. They made the development more attractive to prospective buyers by reducing its price per square foot per plot ratio (psf ppr) from S$1,236 to S$1,191.

The CSC hopes that its new en bloc sale price would give the collective sale bid a shot in the arm, as they have so far garnered 62 per cent approval from residents — 18 per cent short of the 80 per cent requisite for a collective sale.

new en bloc

new en bloc

International Property Advisor CEO Ku Swee Yong said this is the first time he has encountered an en bloc effort raising its price due to the discovery of an inaccurate land value estimation. He noted that using nearby condominiums such as Seaside Residences which was launched at $2,000 psf last year as a benchmark, Mandarin Gardens’ psf price of $1,191 provides developers with sufficient margins. He added that the price adjustment could prove to be a futile exercise given that $2.79 billion is an enormous price tag.

With the new en bloc sale price, each owner stands to gain an average of $2.8 million if the sale is successful.

En Bloc Sales Process Singapore – A Definitive Step-by-step Guide

Paul Ho, chief mortgage consultant at iCompareLoan, said the 99-year leasehold development, with 1,006 units, sitting on sites close to or over one million sq ft, is so big that given the current market conditions, even the big boys may not have a risk appetite for.

“Developers interested in bidding for collective sales of Mandarin Gardens have to be mindful of other cost factors like development charge and Additional Buyers’ Stamp Duty, which may push up the actual costs for them even higher,” Mr Ho said. Adding: “With the upgrading premium, the actual bill for the developer could be pushed to be in the region of $3 – $4 billion.”

The attempt to sell Mandarin Gardens en bloc failed 10 years ago when the sales committee pushing for the collective sales of the condominium was accused of trying to control the management council running the estate and voting down proposals to upgrade estate facilities.

Mr Ho asks if  Mandarin Gardens be the single biggest uniting force to let property developers come together and work together?

“Previously, it was a case of too many developers and too few Government land sales plots. As no developer want to wind down their business, they bid increasingly higher to win land bids. The ability to price higher depends on whether there is a recession or not and whether people have sufficient choices of units to choose from. This is like 3 or 4 projects worth of condominium in 1 deal.
Are we trying to fish for a giant developer such as Century Garden or maybe Forest City type. These kind of developers could hail from China. They could easily move many units to Chinese buyers. In a new twist, the new condominium would go from “Mumbai” Gardens to “Chinese” Gardens. This is like an entire town in one condominium project, maybe it can have it’s own school, it’s own clinics, own police stations, own cinemas, own LRT tracks within the compound.
Fancy the new project being able to house 3,000 to 5,000 units? And each house having 4 people. That’s like an entire Electoral ward in a condominium. And maybe you can have your own MP stay within your condo as well. And the Condo manager is also your Management committee chairperson and your MP.
But it could also signal the start of developers cooperating to share bigger projects and consolidate their work force. There are too many developers and too many units in Singapore, least we want another property glut which we believe is coming, developers can work together and prevent bidding over the top. The only beneficiary is the Singapore government, not the people, nor the developers.”

How to Secure the Best Home Loans Quickly

iCompareLoan is the best infomercial loans portal for home-seekers, buyers, investors and real estate agents alike in Singapore. On iCompareLoan, you will be able to find all the latest news and views, informational guides, bank lending rates and property buying trends, and research data and analysis.

Whether you are looking to buy, sell or refinance apartments, condominiums, executive condos, HDB flats, landed houses or commercial properties, we bring you Singapore’s most comprehensive and up-to-date property news and best home loans trends to facilitate your property buying decisions.

Our Affordability Tools help you make better property buying decisions. iCompareLoan Calculators help you ascertain the fair value of a property and find properties below market value in Singapore.

Our trademarked Home Loan Report is Singapore’s first one-of-a-kind analysis platform that provides latest updates of detailed loan packages and helps property agents, financial advisors and mortgage brokers analyse best home loan packages for their clients, so that they may give unbiased home loan/commercial loan analysis for their property buyers and home owners. Our distinguished Panel of Property Agents who are users of our Home Loan report can give the best all-rounded advise to real estate seekers.

All the services of our mortgage consultants are ABSOLUTELY FREE, which means it’s all worth it to secure a loan through us.

Whether it is best home loans, best commercial loans or refinancing of existing loans or SME loans, CONTACT US TODAY!

The post New en bloc record eyed by Mandarin Gardens with $2.79 billion price tag appeared first on iCompareLoan Resources.

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Singapore REIT Price / NAV Range Chart Nov-2018

Click on Singapore REIT Price / NAV Range Chart Nov-2018
for the source.
Author: Marubozu

Original post from http://mystocksinvesting.com

Singapore REIT Price / NAV Range Chart base on Nov 5, 2018 Singapore REITs Table.

See last Singapore REITs Price/NAV here to see the changes.

Disclaimer: This chart is NOT a recommendation to buy or sell. Do NOT use it if you don’t understand how to interpret it.

 

I have some free time in Nov & Dec because I am not conducting any REIT class or investment seminars in these two months. I will offer compliment Investment Portfolio Review for 5 of my blog readers (First come first served). You can send me your request to marubozu@mystocksinvesting.com with the following 4 information:

(1) Your Risk Profile (Conservative, Moderate or Aggressive)

(2) Your Investment Objective & What do you want to achieve (e.g. $2000 per month passive income,  5% p.a. capital gain, etc)

(3) Your Investment Time Horizon

(4) Your Investment Statement (e.g. unit trust holding, CDP statement, etc)

 

Based on the above information, I will give you my view on:

(1) Whether your current investment portfolio  is suitable to you

(2) Risk Assessment of your current portfolio

 

 

Safe Investing!

Marubozu

 

 

 

 

Check below on other events:

http://mystocksinvesting.com/course/singapore-reits-investing/REITs Investing Course 

http://mystocksinvesting.com/course/private-portfolio-review/REITs Portfolio Advisory 

http://mystocksinvesting.com/events/

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Executive Condo in Singapore – Step by Step Buyer Guide

Click on Executive Condo in Singapore – Step by Step Buyer Guide
for the source.
Author: Si jie LIM

Executive Condo Singapore – Step by step buyer guide

Most Singaporeans are familiar with HDBs and private properties. But mention Executive Condo in Singapore and you will realise that less of us are familiar with them. This is partly due to the smaller quantity of Executive Condo compared to HDBs or private residential properties. The hybrid nature of Executive Condo also makes explaining it a tad more difficult. Executive Condo in Singapore are considered HDB flats at the point of purchase and they somewhat follow HDB financing and affordability rules. After 5 years, Executive Condominiums become quasi-private residential condominiums whereby Singaporeans and Singapore PR can buy and sell as though they are private condominiums. After 10 years, executive condominiums will be considered full pledge private residential condominiums and can be bought and sold to Singaporeans, Singapore PR as well as foreigners.

iCompareLoan noticed this phenomenon and we decided to write a guide to teach our readers all there is to know about Executive Condo in Singapore. This guide is here to answer all the questions you have about Executive Condo, from what it is to whether you are eligible to why you should buy one and how to buy one.

 

Executive Condo Singapore

Image Credits: The Scala, https://commons.wikimedia.org/wiki/File:The_Scala_Condo,_Singapore.jpg

 

What Is an Executive Condo in Singapore?

An Executive Condo is a hybrid type of housing under Singapore’s public housing scheme. In the past, Executive Condo was better known as Housing and Urban Development Company (HUDC) flats. The HUDC system was later overhauled and replaced with Executive Condo.

Singapore Executive Condo vs HDB (Housing Development Board Flats)

In the first 10 years of ownership, an Executive Condo takes the properties of an HDB. It is considered as a public housing, which means that the unit can only be sold to Singapore citizens or permanent residents. Furthermore, an Executive Condo will need to fulfil the 5-year minimum occupation period (MOP) before it can be sold on the secondary market, just like any HDB.

Executive Condo Singapore vs Private Condo Singapore

Both private condos and Executive Condos look very similar on the exterior. There are nice amenities like gyms and swimming pools in both types of condos. It is almost impossible to tell them apart based on their exterior. However, the devil lies in the details.

As mentioned above, an Executive Condo takes on the characteristics of an HDB in the first 10 years. But once an Executive Condo hits the 10-year mark, it will become fully privatised. A 10-year old Executive Condo will then take the properties of a private condo. As a privatised condo, there is no ownership restriction when it comes to selling on the open market. The Executive Condo can be owned by both Singaporeans and foreigners, regardless.

Who Is Eligible To Buy An Executive Condo in Singapore?

In order to be eligible to buy an Executive Condo, the usual eligibility criteria for a HDB applies. For instance, you need to be at least age 21 and qualify under one of the 4 eligible schemes (Public Scheme, Fiancé/Fiancée Scheme, Orphans Scheme or Joint Singles Scheme). You also need to have zero interest in an overseas property

Apart from those usual eligibility criteria, there is an added income ceiling criterion. Your average gross monthly household income cannot exceed $14,000.

Can You Still Buy An Executive Condo in Singapore If You Already Own A HDB, DBSS Or Another Executive Condo?

If you are in ownership of a HDB or DBSS flat, you are still eligible to apply for an Executive Condo. The caveat is that you need to fulfil the MOP of 5 years for your current HDB or DBSS. You can even apply for another Executive Condo if you are in ownership of an Executive Condo if your current Executive Condo has met the 5-year MOP but not yet reached the 10-year fully privatised mark.

Why Should You Consider Buying An Executive Condo in Singapore?

1. You Belong To The Sandwiched Class

Executive Condo was introduced to cater to the needs of the sandwiched class. The sandwiched class refers to the group of Singaporeans who exceed the household income ceiling for HDB ($12,000) but falls short of being able to afford a private condo. As a result, you have no choice but to make an Executive Condo your first choice.

2. Executive Condos Are Eligible For CPF Housing Grants

Since Executive Condos are classified in the same class as HDB when it is sold, you will be eligible to apply for CPF Housing Grants. You can get around $10,000 – $30,000 worth of CPF Housing Grants for first-time applicants. While it might not be a huge sum, it can easily cover the renovation cost of your new home.

3. Executive Condo Are Value Buys

Getting an Executive Condo in Singapore allows you to get the same range of amenities as a private condo. However, you do not need to pay the same price as a private condo. Instead, you get to buy it at a fraction of the cost. According to past transactions, an Executive Condo is around 20-25% cheaper than private condos of similar size and location. Even ex-National Development Minister Khaw Boon Wan said that “buying an Executive Condo is like buying a Lexus at (Toyota) Corolla price”. As bargain-sensitive Singaporeans, it is no wonder why we are all rushing to get Executive Condos.

 

4. Executive Condos Fetch Better Rent

Executive Condos not only serves the purpose of being a good shelter, it also serves the purpose of being a good investment. For the investment savvy Singaporeans, getting an Executive Condo makes perfect investment sense. Since it is almost like a full-suite private condo, Executive Condos can fetch higher rent in the open market than a HDB of similar size.

What Types of Loan Can An Executive Condo Qualify For?

You might have guessed it but let us confirm it for you. Just like an HDB, an Executive Condo will be eligible for both HDB loan and private bank loan. So, you have the flexibility of choosing between forking out more down payment and borrow at a lower interest rate or pay less down payment and borrow at a relatively higher interest rate.

One important point to note is that the mortgage servicing ratio (MSR) will apply for Executive Condo instead of the total debt servicing ratio (TDSR). This is because MSR applies to HDBs while TDSR applies to private properties. Since Executive Condo is HDB-like in the first 10 years, MSR of 30% will apply. Thus, the maximum loan amount you can apply for will be limited by the 30% MSR.

Where Can You See The Executive Condo Launches?

If you are shopping around for new Executive Condo launches, then you must keep a look out for new developments on HDB’s website. Under the ‘Upcoming EC Development’ tab, you can view a list of Executive Condos that are slated to launch. You can also find out the list of Temporary Occupation Permit (TOP) dates of Executive Condos under the same page.

Executive Condo Singapore – Steps to Buy one

This is probably the only difference between an Executive Condo and a regular HDB flat. Instead of buying through HDB, an Executive Condo is bought directly from the developer. Thus, you need to get in direct contact with the developer to understand more about the flat types and submitting an application.

 

  1. Shop For Around For Your Desired Executive Condo Development

The process of buying an Executive Condo starts with shopping for one. Unlike HDB where you get all the flat models in a central location (i.e. HDB Hub @ Toa Payoh), each Executive Condo has its own showroom. You need to visit the physical showroom to check out the flat models from the developer. The showroom is usually located in the vicinity of the land plot.

Increasingly, developers are moving towards a digital process where you need to apply for an e-application before you get invited to the showroom.

  1. Submit Your Application For Executive Condo

Once you have confirmed your desired Executive Condo unit, the next step is to submit your application. The application process varies depending on whether the development has officially launch or not.

If the developer hasn’t officially launched the development, you can indicate your interest with an electronic application. Once the development is launched, you will be given priority for viewing and booking a unit. If the development has already launched, you can make an application on the spot at the showroom during viewing.

  1. Awaiting Your Fate

This step is very similar to the HDB application process. You and your spouse will need to anxiously wait for the outcome.

  1. Booking An Executive Condo Unit

If you are lucky enough to be invited for booking of an Executive Condo unit, congratulations. Similar to the HDB application, you will be given a ballot number. The lower your ballot number is, the more priority you get to choose your Executive Condo unit. Most buyers will shortlist a few units in mind in case their desired unit gets picked up by a ballot number before them.

With a ballot number, you can head down to meet your developer to select the Executive Condo unit. You will be asked to sign an Option To Purchase (OTP) to ‘chope’ your Executive Condo unit. Upon signing the OTP, you will need to pay a 5% option fee, either by Cashier’s Order, cheque or cash. You will also need to bring along the following items:

  1. Proof of identity/citizenship
  2. Proof of relationship/marital status
  3. Income statement
  4. CPF Housing Grant application form (if eligible). Submission of CPF Housing Grant needs to be done within one week of signing the OTP.

Your developer will then pass you a set of Property Details Information. This contains the floor plans, rules and regulations, offered items and other documents relating to your unit. You will be asked to read every single document and sign on each of the page to indicate that you have read through them. After which, you will …. wait again …. for HDB’s approval of your purchase.

 

5. Prepare The Necessary Loan And Solicitor Arrangements

 

The process for HDB’s approval usually takes 4-5 weeks. While you are waiting for HDB’s approval, use the time to source for your loan. If you want to get a bank loan, make sure you source for a competitive rate using iCompareLoan’s loan comparison tool. Don’t spend unnecessarily on interest rate payment.

Concurrently, you should be appointing your solicitors (aka lawyer). He/she will represent you in the Executive Condo purchase and liaise with the bank to iron out details of your loan if you are taking one from the bank.

 

6. Executive Condo Affordability in Singapore

As Executive Condominiums in Singapore are considered HDB flats at the point of purchase, they are subjected somewhat to HDB financing rules. Buying a HDB flat is subjected to: –

  • Mortgage Servicing Ratio (MSR) of up to 30% of your gross salary and on top of that;
  • Total debt servicing ratio (TDSR) of no more than 60% and;
  • Subjected to tenure cap of 25 years.

The executive condominium will be subject to: –

  • Mortgage servicing ratio (MSR) of up to 30% and;
  • TDSR of up to 60%, but the executive condominium and;
  • Subjected to a longer tenure cap of 30 years.

You can find out about your loan affordability here.

 

7.Exercise Your Sales and Purchase Agreement

After HDB has approved your purchase, you will receive the Sales and Purchase Agreement from the developer. You need to sign the agreement and return to the developer 3 weeks from the receipt date to exercise your OTP.

At the same time, you will need to pay the 15% balance of the down payment and buyer’s stamp duty (if applicable). You need to pay the 15% down payment balance within 9 weeks from the date of signing the OTP either through cash or CP. If you are taking a HDB loan, HDB will pay a portion of it by disbursing your loan. The buyer’s stamp duty is due within two weeks of signing the Sales and Purchase Agreement.

8. Decide Between NPS Or DPS

At this point, your choice of Executive Condo is confirmed. But this doesn’t mean that you can stay in it yet. You need to first decide whether you want to start instalment payments for your Executive Condo or choose to defer it till the development is completed.

  • Normal Payment Scheme (NPS)

Under the Normal Payment Scheme (NPS), you will make payment to your developer each time a pre-set milestone is completed. You can expect a payment of around 5 – 10% of the purchase price every 6 months.

  • Deferred Payment Scheme (DPS)

You also have the choice for the Deferred Payment Scheme (DPS) where you only start paying once the project is completed. The average time taken for the Executive Condo to obtain Temporary Occupation Permit (TOP) is 3 years. One thing to take note is that DPS comes with a 2-3% premium on the purchase price.

9. Collecting The Keys To Your Executive Condo Unit

Finally, after a long process, your developer informs you of the good news. Your Executive Condo is now complete, and the TOP has been issued. You can now pick up your keys and start letting your interior designer carry out the renovations.

Sign up for iCompareLoan’s newsletter to get updates on the latest Executive Condo launches in Singapore.

List Of Executive Condominium In Singapore 1999 through 2018

EC Location TOP Date
Treasure Crest Anchorvale Crescent 14-Sep-18
The Visionaire Sembawang Road/ Canberra Link 14-Jun-18
Sol Acres Choa Chu Kang Grove 26-Apr-18
Parc Life Sembawang Crescent 29-Mar-18
Wandervale Choa Chu Kang Avenue 3 14-Mar-18
The Criterion Yishun Street 51 26-Feb-18
The Brownstone Canberra Drive 30-Oct-17
Westwood Residences Westwood Avenue 24-Oct-17
Signature At Yishun Yishun Street 51 (Parcel B) 14-Jul-17
The Terrace Punggol Drive/ Edgedale Plains 25-May-17
Bellewaters Anchorvale Crescent 3-May-17
The Vales Anchorvale Crescent 2-May-17
Bellewoods Woodlands Avenue 5/ Woodlands Avenue 6 16-Mar-17
Lake Life Yuan Ching Road/ Tao Ching Road 30-Dec-16
The Amore Punggol Central/ Edgedale Plains 28-Nov-16
Sea Horizon Pasir Ris Drive 3/ Pasir Ris Rise 7-Oct-16
Ecopolitan Punggol Way/ Punggol Walk 29-Aug-16
SkyPark Residences Sembawang Crescent/ Sembawang Drive 10-Aug-16
Lush Acres Sengkang West Way/ Fernvale Link 30-Jun-16
Forestville Woodlands Avenue 5/ Woodlands Drive 16 1-Apr-16
The Topiary Fernvale Lane 22-Mar-16
Twin Fountains Woodlands Avenue 6/ Woodlands Drive 16 14-Mar-16
Citylife@Tampines Tampines Central 7/ Tampines Avenue 7/ Tampines Avenue 9 3-Feb-16
Waterbay Punggol Central/ Edgefield Plains 27-Jan-16
Waterwoods Punggol Field Walk/ Punggol East 1-Dec-15
Heron Bay Upper Serangoon View/ Upper Serangoon Road 7-Oct-15
1 Canberra Yishun Avenue 7/ Canberra Drive 19-Sep-15
Twin Waterfalls Punggol Way/ Punggol Field 2-Jun-15
The Rainforest Choa Chu Kang Drive 6-Mar-15
The Tampines Trilliant Tampines Central 7 6-Feb-15
WaterColours Pasir Ris Drive 3/ Pasir Ris Linkg 31-Dec-14
Blossom Residences Segar Road 5-Sep-14
Arc at Tampines Tampines Avenue 8 5-Aug-14
RiverParc Residence Punggol Drive/ Punggol East 19-Jun-14
Belysa Pasir Ris Drive 1/ Elias Road 28-May-14
Austville Residences Sengkang East Avenue/ Buangkok Drive 22-Apr-14
The Canopy Yishun Avenue 11 14-Jan-14
Esparina Residences Buangkok Drive/ Compassvale Bow 11-Sep-13
Privé Punggol Field 17-Jul-13
La Casa Woodlands Drive 16 25-Apr-08
The Quintet Choa Chu Kang Street 64 23-Oct-06
The Esparis Pasir Ris Drive 4 22-Jun-05
Whitewater Pasir Ris Street 72 1-Mar-05
Park Green Rivervale Link 30-Sep-04
Nuovo Ang Mo Kio Avenue 9 31-Aug-04
Lilydale Yishun Avenue 6 29-Mar-03
Bishan Loft Bishan Street 11 26-Sep-03
The Dew Bukit Batok Street 21 19-Jul-03
The Eden Tampines Street 34 16-Apr-03
The Floravale Westwood Avenue (Jurong West) 13-Oct-00
Woodsvale Woodands Drive 72 5-Aug-00
Northoaks Woodlands Crescent 3-Oct-00
The Florida Hougang Avenue 7 30-May-00
The Rivervale Rivervale Link 28-Jun-00
Summerdale Boon Lay Drive 8-Sep-00
Yew Mei Green Choa Chu Kang North 6 1-Sep-00
Pinevale Tampines Street 73 28-Jul-99
Chestervale Bangkit Road 20-Mar-99
Windermere Choa Chu Kang Street 64 16-Sep-99
Simei Green Simei Street 4 28-Apr-99
Westmere Jurong East Street 13 27-Feb-99
Eastvale Pasir Ris Drive 3 27-Jan-99

Table 1: List of Executive Condominiums in Singapore from 27 Jan 1999 till 14 Sep 2018, Collated by iCompareLoan.com

 

Under construction EC Location Street address Estimated Completion
Northwave Woodlands Woodlands Avenue 12 Feb-2019
iNz Residence Choa Chu Kang Choa Chu Kang Avenue 5 Aug-2019
Hundred Palms Residences Hougang Yio Chu Kang Road
Rivercove Sengkang Anchorvale Lane

Table 2: List of Building Under construction Executive Condominiums in Singapore, iCompareLoan.com

 

The post Executive Condo in Singapore – Step by Step Buyer Guide appeared first on iCompareLoan Resources.

Podcast Ep#18: What Q3 Property Data Tell Us

Click on Podcast Ep#18: What Q3 Property Data Tell Us
for the source.
https://i1.wp.com/www.propertysoul.com/wp-content/uploads/2016/12/cropped-heading.jpg?fit=32%2C32&ssl=1 Author: Property Soul

On October 26, URA released the 3rd quarter 2018 real estate statistics. Let’s study them in details to see what the latest property numbers are telling us. I will share with you four things In this podcast: 1) Where the numbers show the shrinking size of buyers in the market; 2) Why the developers are… [read more]

The post Podcast Ep#18: What Q3 Property Data Tell Us appeared first on Property Soul.

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Shariah Compliant Singapore REIT for Muslim Investors

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Author: Marubozu

There are 9 REIT in Singapore with a combined market capitalisation of S$11.2 billion are included in the newly launched FTSE ST Singapore Shariah Index.  The property assets of the REITs, span industrial, e-commerce, commercial and retail space. The nine REITs average an indicative distribution yield of 7.57%.

The FTSE SGX Shariah Index Series, launched by FTSE Group and the Singapore Exchange (SGX), reflects the stock performance of companies in the Asia Pacific region whose business activities comply with Islamic Shariah Law. The FTSE SGX Asia Shariah 100 Index is the first in the series to be launched. Independent screening is carried out by Yasaar Ltd, an organisation with a global network of expert Shariah scholars. The screening approach is described below.

Business Activity Screening

Initially, companies involved in any of the following activities will be filtered out as non-Shariah compliant:

  • Conventional finance (non-Islamic banking, finance and insurance, etc.)
  • Alcohol
  • Pork-related products and non-halal food production, packaging and processing or any other activity related to pork and non-halal food
  • Entertainment (casinos, gambling and pornography)
  • Tobacco; weapons, arms and defence manufacturing.

Financial Ratios Screening

The remaining companies are then further screened on a financial basis. The following financial ratios must be met for companies to be considered Shariah-compliant:

  • Debt is less than 33.333% of total assets
  • Cash and interest bearing items are less than 33.333% of total assets
  • Accounts receivable and cash are less than 50% of total assets
  • Total interest and non compliant activities income should not exceed 5% of total revenue.

More details on procedures for when companies that change financial compliance between two successive quarters in addition to the appropriate purification of dividends can be found here.

About Yasaar Limited

Yasaar Limited scholars represent all of the major Shariah schools of thought, creating a best practices approach that has credibility across the Islamic world. More information on Yasaar Limited is provided below or visit their website. For further details on the Shariah screening methodology, please refer to the FTSE Shariah Global Equity Index Series Ground Rules which are available here.

 

 

If you would like to build a Shariah Compliant REIT portfolio for passive income, you may contact marubozu@mystocksinvesting.com for more more detail (advisory fee applied).