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Featured For Sale

We are proud to present you the following properties for sale in the market. If you are looking for properties which are not in our list, please contact us on your requirement.  Thanks. 

 Project Name 

 No. of Rm 

 Area(SqFt) 

Details 

 Status

  Call

Carpmaelina  3  1324  Click Here  Closing Soon  Vince @ 81183456
Harbour View  2  797   Click Here  Closing Soon  Vince @ 81183456
Gideon’s Lodge  2  893  Click Here  Closing Soon  Vince @ 81183456
 Harbour View

 3+1

 1615  Click Here  Closing Soon  Vince @ 81183456
 Sanctuary Green

 2

 829  Click Here   Closing Soon  Vince @ 81183456
 Costa Del Sol 

 3+1

 1313  Click Here  Closing Soon  Vince @ 81183456
 Ocean Park

 3

 2110  Click Here  Closing Soon Vince @ 81183456
 The Sensoria

 3

 1300  Click Here   Closing Soon  Vince @ 81183456
 Emerald Park 

 2

 1055   Click Here   SOLD  Vince @ 81183456
 Tanamera Crest

 2

 861  Click Here  SOLD  Vince @ 81183456

* Prices & availability are subjected to change

Property Owners -Take Advantage of Listing your Property @ sghousing.com today and be spotted by The World Wide Web.  Simply fill in the form below with the following information: - Property name / Unit/house number / Number of bedrooms / Size / Asking price /Contact person / Contact number / Others

Or, Contact Vince @ 8118 3456 or e-mail vince@sghousing.com for a friendly discussion now.

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Featured For Rent

We are proud to present you the following properties for sale in the market. If you are looking for properties which are not in our list, please contact us on your requirement.  Thanks. 

 Project Name 

 No. of Rm 

 Area(SqFt) 

Details 

 Status

  Call

 The Sovereign  4 + 1  3300  Click Here  Closing Soon  Vince @ 81183456
The Paterson  2 + 1 1206  Click Here  Closing Soon  Vince @ 81183456
 Maya

1

 500+  Click Here  Closing Soon  Vince @ 81183456
 Avalon  3 + 1  1765  Click Here  RENTED  Vince @ 81183456
 Emerald Park  2  1055   Click Here  RENTED  Vince @ 81183456
 Harbour View  3 + 1  1615   Click Here  RENTED  Vince @ 81183456

* Prices & availability are subjected to change 

If you are looking for property not in the list, contact me with your requirement and  I will be able to find you a suitable unit.

Property Owners -Take Advantage of Listing your Property @ sghousing.com today and be spotted by The World Wide Web.  Simply fill in the form below with the following information: - Property name / Unit/house number / Number of bedrooms / Size / Asking price /Contact person / Contact number / Others

Or, Contact Vince @ 8118 3456 or e-mail vince@sghousing.com for a friendly discussion now.

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Fire sale? Don’t hold your breath

Panic selling of homes unlikely this year and next as investors sitting on comfortable profits are in no hurry to exit market, say analysts

The panic selling of homes that some property experts had forecast months ago has not materialised after all - not this year, anyway.

Market watchers had previously warned that the negative sentiment in the property market - which stemmed from the United States sub-prime crisis late last year and persists still - might prompt property investors to offload their uncompleted units at fire-sale prices and drive home prices down.

But a recent analysis by Savills Singapore found that almost everyone who sold a private apartment or condominium unit in the sub-sale market in the first seven months of this year pocketed robust gains.

This implies that, for this year at least, property investors are still sitting on comfortable profits and are likely to be in no hurry to exit their investments, said Savills’ director of business development and marketing, Mr Ku Swee Yong.

‘The cost of holding on to properties is quite low right now because of low interest rates, so for those who haven’t already exited the market, there’s no urgency to sell,’ he added.

When an individual buys an uncompleted property and resells it before it has been built, the transaction is called a sub-sale. Such sales are often used to measure property speculation, since sub-sale sellers are often short-term investors who never intended to occupy their units.

Savills’ data, first published in the Business Times last Tuesday, showed that 97 per cent of sub-sale sellers this year have cashed out at a profit. On average, they reaped $417,563 per unit, or a 36.5 per cent gain.

Property consultants say this comes as little surprise, as many of the units that were sub-sold this year were in developments that were launched in 2006 or even earlier, at relatively low prices that allowed plenty of room for price gains.

Citylights in Jellicoe Road, for instance, which saw the most number of sub-sales this year, was first launched in December 2004 at an average price of $590 per sq ft (psf). Up till the development was completed earlier this year, units changed hands at steadily rising prices, topping out at $1,200 to $1,300 psf.

But while the private housing market may be spared the carnage of selling hysteria this year and even next year, some industry players caution that 2010 may be a different scenario.

The projects that will be completed then were mostly launched during the peak of the market last year and this year. Buyers bought high and are likely to register losses if they want out of their investments, experts say.

Generally, there is a rush to offload units right before a project’s completion, as that is when more payment instalments are due.

So come 2010, if prices stay soft and the economy has not made a spectacular recovery from the current slowdown, buyers might start to feel a greater urgency to sell their properties and the market might be flooded with these ‘expensive apartments’, said Wing Tai chairman Cheng Wai Keung last week.

Mr Colin Tan, associate director of Chesterton International, added that investors who have cashed out by now are the experienced ones, while ‘it is the novice investors who are usually left holding on to their units’ and may be more prone to panic selling later.

Already, the profits that were reaped by sub-sellers this year have dwindled according to how recently they bought their units, consultants noted.

Those who made the original purchase in 2004 and 2005 gained more than $600,000 each on average, while those who bought their units last year made only $230,000 on average, according to Savills’ data. Investors who bought and sold within this year reaped only about $175,000 on average.

Part of this is due to the general principle that the longer you hold a property investment, the greater the gains will be, said Dr Chua Yang Liang, head of South-east Asia research at Jones Lang LaSalle.

However, a large part of the difference in gains also arose from the huge run-up in prices over the last two years. This spectacular growth is unlikely to be repeated, removing a cushion from investors still hoping to resell their units before completion in 2010 and beyond.

But a glimmer of hope for the property market lies in the healthy profits that investors have made so far this year.

Savills estimates that punters took home a total of $350 million in profits alone from sub-sales in the first seven months of this year. While consultants think it is unlikely that all the money has already been ploughed back into property, they expect it to return to the market eventually, which may help to prop up prices.

However, Chesterton’s Mr Tan believes this will happen only when current prices soften enough to attract investors again.

‘Properties are not like shares - you cannot come in and out even as prices decline,’ he said. ‘To lessen your risk, you come in only when you think prices have bottomed out or are at sustainable levels.’

Source : Sunday Times - 31 Aug 2008

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Why fear is a loser

Investors typically resort to panic selling during bad times. The Dalbar report explains why staying invested is critical to successful investing

Investors are constantly reminded that staying invested is the key to successful investment. But when the values of their portfolios plummet due to poor-performing equity markets, fear invariably takes over and it becomes increasingly difficult to adhere to that advice. In fact, most investors go into a selling frenzy when markets decline.

Investors who are experiencing that sinking feeling can take heart from the latest findings from US-based research firm Dalbar. The latter has been measuring the effects of investor decisions to buy, sell and switch into and out of funds since 1984. In its 2008 report, it examines real investor returns for funds of various asset classes for the 20 years ended Dec 31 last year.

Staying invested does pay off

One key finding is that unit trust investors who hold their investments typically earn higher returns over time than those who time the market. Dalbar explains that retention is ‘critical’ to investment success because one cannot benefit from the market if one is not in the market. This is because though it is beneficial to avoid market downturns, very few investors actually do so consistently and successfully.

The key, says the report, is to remain invested to reap the benefits of any market gains.

‘During the last 20 years, equity investors would have realised monthly gains 65 per cent of the time. In other words, their chances of making money would have been nearly seven in 10,’ says the report.

Guessing it wrong

Using its Guess Right Ratio, Dalbar highlights the problem that investors face. It appears that most investors are able to make the right decision in a rising market but they are unable to guess the direction of the market correctly after a bear market.

These investors typically guess wrongly that the market would not recover - an assumption based on fear. As a result, they stayed on the sidelines as the market recovered. But the ‘really smart decision’, says Dalbar, is to invest when the market is down.

Its Guess Right Ratio measures how often the average equity investor correctly ‘guesses’ the direction of the market. Net mutual fund inflows and outflows are used to determine if investors made short-term gains by correctly anticipating the direction of the market. The average investor guesses right when there is either net inflow each month followed by a market rise or net outflow followed by a downturn.

An analysis of the 20-year period ended last Dec 31 shows that equity investors were more often right than wrong. However, the periods of incorrect guessing had an impact on their portfolios. Perhaps not surprisingly, the Guess Right Ratio was highest - at least 67 per cent or eight out of 12 months - during years when markets posted strong returns and, with few exceptions, lowest during market declines. The overall Guess Right Ratio for the 20-year period is 61 per cent.

This is why Ms Penny Lim, director at financial advisory firm FPA Financial, does not recommend that clients try to time the market by selling out and waiting to get back in later at a lower price.

‘It will be risky to do so now, as you could end up being out of the market when it rebounds. Judging from the level of pessimism, the level of cash holdings, the upswing could come fast and steep too. You don’t want to take the risk that you could be out of the market when it recovers,’ she said.

Buy and holding period

A contributing factor to the poor investor performance is the ‘less-than-ideal’ holding period, says the Dalbar report.

Its research shows that equity shareholders usually sell their holdings in less than four years. This implies that investors do not have the patience or emotional discipline to weather market dips. In fact, the current trend indicates that the average holding period for funds has deteriorated, no thanks to the US sub-prime mortgage crisis and subsequent economic downturn.

It is no wonder Dalbar finds that over the 20 years ended last December, the average equity fund investor would have earned just 4.48 per cent a year, compared with the S&P 500’s annualised return of 11.8 per cent. This translates into an underperformance of more than 7 per cent a year.

Proper asset allocation

A tip on containing investor fear and avoiding market timing is to focus on risk control.

‘Have an asset allocation that gives you a comfortable downside. If you can stomach 10 per cent annual loss, then find an allocation that gives you that,’ said Mr Chris Firth, chief executive of wealth management firm dollarDex.

This is because you are less likely to panic when the inevitable bad period comes along.

Building a suitable asset allocation requires an understanding of your risk tolerance, time horizon and your required rate of return, said Mr Ben Fok, chief executive of Grandtag Financial Consultancy.

Still, it doesn’t mean that investors can take a backseat and relax once a portfolio is set up. It should be reviewed at least quarterly.

Balancing your portfolio

Another piece of advice given by investment experts is to buy low, sell high, something which most investors would agree is easier said than done.

But if you are constantly rebalancing your portfolio, you are in effect already buying low and selling high, said Mr Fok.

Rebalancing is an effective means of bringing your portfolio back to your original asset allocation mix of stocks, bonds and cash. It is necessary because over time some of your investments might become ‘out of alignment’ with your investment goals.

For example, your initial asset allocation might have been 60 per cent equity, 30 per cent bonds and 10 per cent cash.

Due to the bullish stock market, your asset allocation changed to 80 per cent equity, 15 per cent bonds and 5 per cent cash. Accordingly, you should rebalance the portfolio to get back to the initial asset allocation.

You do this by selling 20 per cent equity and buying an additional 15 per cent bonds and 5 per cent cash. Rebalancing requires you to sell assets that are performing well and buy assets that are currently out of favour.

By doing so, you’ll ensure that your portfolio does not overemphasise one or more asset categories, and you would return your portfolio to a comfortable level of risk, added Mr Fok.

Don’t time the market

‘Judging from the level of pessimism, the level of cash holdings, the upswing could come fast and steep too. You don’t want to take the risk that you could be out of the market when it recovers.’

Ms Penny Lim, director at financial advisory firm FPA Financial, advising clients not to sell out in panic and wait to get back in later

Think long-term and ignore the noise

Retail investor and businessman Felix Lee, 48, believes in staying invested for the long haul, even during times of poor market sentiment. He admits to feeling anxious about the present volatile state of equity markets, but is not afraid.

‘If you have diversified your investments nicely, there is a sense of anxiety towards your mid-term investments, but the emotion is not one of fear,’ said Mr Lee.

His investment portfolio includes Prudential’s Prulink Singapore Managed Fund and the First State Bridge Fund which he has held for 12 and five years, respectively.

He attributes his ability to ignore the noise in the market to proper asset allocation and an understanding of his risk profile.

‘My investments are apportioned into current, three-year and five-year horizons. For my mid- to long-term investments, I don’t bother with the ups and downs because I’m not cashing out now,’ said Mr Lee, who is willing to stomach investment losses of up to 20 per cent in a year.

‘There is no point in timing the market because I’m investing for the long haul.’

After all, economies do move in cycles, he added.

Fortunately for him, his portfolio is still above water, with returns of 4 to 5 per cent so far this year, down from returns of 8 to 12 per cent last year.

Still, some investments have a shelf life and Mr Lee emphasised that this is the case for thematic funds as their popularity was fuelled by trends.

For instance, he invested $150,000 in two BRIC funds for a year before deciding to liquidate them about five months ago when the funds appeared to be losing strength.

BRIC funds invest in the economies of Brazil, Russia, India and China and were hotly pursued by investors in the past few years.

Source : Sunday Times - 31 Aug 2008

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Huh? What’s a development charge?

Where do you see this?

Mainly when a plot of land that is already built on is sold to be redeveloped, such as in a collective sale of an existing estate.

What does it mean?

When a developer buys a site for redevelopment, it will submit a proposal to the Government to build a new development on the land that will have a higher value.

If the Government approves this proposal, it will tax the developer on the enhancement in the value of the land plot resulting from this redevelopment.

This tax is the development charge.

Why is it important?

The development charge that is levied on a plot of land affects how much the developer is willing to pay for it.

Also, the Government revises the development charge every six months - in March and September - to bring them in line with recent transacted land prices. The revised development charge is seen as a reflection of how much land costs have gone up or down in the last six months.

So you want to use the term? Just say…

‘If a developer tears down this small condo and builds a high-rise one in its place, it will probably have to pay a high development charge.’

Source : Sunday Times - 31 Aug 2008

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