Buying Selling Property Financial

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Got this WhatsApp during one of the afternoons. My mind was running actively, running through my list of contact that was named Frank. Lucky, I have only 1 friend who’s name is Frank.

Quickly, I dial to him and the first statement out from me was
“Bro, you know someone by the name called Henry?”
Nice to get a positive reply from him and the closing statement to him was
“Thanks. Another day we meet for a drink. Will share with you, on how to be a property investor”

I responded to Henry SMS with a phone call. The dialog goes on and the key point is, he wanted to get a unit for investment. Without spending too much time on the phone, I fixed an appointment with him, on the next day evening at 8 PM in his place.

Arriving his place, 5 mins before 8 PM. It was a landed inter-terrace in D19.

The discussion starts off, with the plan he has in mind. I recalled that was sometime early 2012. Back then, the ABSD (Additional Buyer Stamp Duty) has just implemented on the 3rd property purchase on Singapore Citizen.

He wanted to invest in a property, looking for the potential of short term, rental collection, and long term, Enbloc. I have during the discussion, assist him with the following key consideration:-

Investment

What Type Of Property He Is Looking For

I share with him, the pros and cons of buying brand new, which yet to be TOP Vs the resales market. Since he is looking at investment and at the end, sell-through Enbloc and not staying. I have suggested him to buy resales. The transaction, after offering the unit takes less than 3 months. after which he is able to put the unit for rent and start collecting rental.

What Is The Budget He Willing To Invest?

Nothing was in his mind. I have, therefore, help him to walk through the step by step of the financial calculation. Taking into consideration of OA account, loan and monthly repayment amount. Base on his comfort level, the budget for the purchase has come out to be not higher than $600,000

What Is His Short And Long Term Expectation?

He is unsure of the duration, he was thinking to have it within 5 years but I shared that, let’s not firm the date of when the Enbloc can happen. It is very much an opportunity that comes along, with the support of everyone in the project he purchased. Let’s have your unit purchase and rented out. As long as the rental is able to cover your total cost, with some profit. Don’t rush to get the unit sold or Enbloc.

Property

When To Have The Unit Purchased

I have suggested having the unit purchased ASAP. The cooling measure has implemented and if it does not drive to the expected outcome. There will be tightening the measure.

Buying Selling Property

Having to share with him, the few consideration. He has accepted with a bit of concern. Which is, “what if the unit is not rented out”. This concern, which I felt is valid, was overcome with location and expected rental.

During the discussion, I have also “blocked” his time-slot for the next 4 weekends, as his weekday timing is bad and he does not want to view at night.

On the 1st viewing, I have brought him to Bishan, which is near his place. We have viewed a couple of units but he wasn’t too keen. I have, therefore, shared with him, to consider West Coast. The reason given to him was.
The key education is there, such as NUS, Polytechnic.
There are industrial offices around.
There is no MRT line but, public transport is well established.
Ride to CBD was 15 mins away, from West Coast Highway

The viewing on the second week went on well. I have brought him to view units in Parc Regency, WestBay Condo, WestCove Condo. He has rejected all the 3 projects. But, I have managed to provide my view to him on the 3 projects viewed.

Parc Regency, the project is a bit too small. Which is only 20 units. But the upside is very near NUS, which we can potentially put on rental for oversea student
Westbay and WestCove Condo, These projects are of good size, over 200 units, and the developer might be keener in these. Also, Blue Horizon, which is across the street has just come up as a high rise building. There is good potential for the 2 to go Enbloc at a good price. Lastly, both the project was TOP in 2000. It has already past 10 years. The resident in there will start to consider Enbloc-ing it. That brings his long term plan potentially shorter.

Buying Selling Property

I have strongly recommended him to consider either Westbay or Westcove. We viewed 2 units in Westbay condo, which wasn’t too bad of condition also. You can rent it immediately after completion. The returns on the investment of this property start from that day.

Having taken my suggestion. He went ahead to offer one of the 2 bedroom units at Westbay Condo, the following week after viewing.

The purchase went through smoothly and the units were on rental late 2012. I have been since he took over the unit, done the rental for him. The unit has just rented out in Dec 2019, to a corporate lease.

Westbay has gone through a discussion with Enbloc in 2019 but the Enbloc was not successful. Should the Enbloc go through, with the current Site area of 236,806 sq ft and a plot ratio of 1.8. Technically, the revised build-up space can come to 426,250 sq ft. With the unit you owned, which is 936 sq ft. Your potential profit above $200,000 after less off your CPF accrued Interest.

Buying Selling investment

Nevertheless, I foresee the condo to go for Enbloc is still positive. Let’s wait for the next wave and in the meantime, continue to rent is as the current demand is still good.

The advise I have given to him on the purchase of Westbay condo became a ice breaker. Now, I am more the property partner to him rather than a real estate agent.

I just met him over CNY. I was asking him, to consider doing some financial restructuring on his properties. With the revised interest rate, it might be more worth the effort to do that.


About Lewis

Lewis Tee

Lewis Tee joined the family of Orange Tee & Tie in 2020 as an Associate Deputy Group Director. He has been in real estate trade since 2005 assisting many properties owner in fulfilling their dream home.

His strong belief is, there is no buyer, selling, landlord, or tenant. They are all partners, and this is his top priority. To ensure partners’ concerns are addressed.

As the topic may not cover every single detail. Should you have any queries. Do feel free to contact me at +65 90107188 or WhatsApp me.

It is my pleasure to walk through your concern and address it accordingly.

Buying Selling Property Financial

为什么投资新加坡房地产是你的优先考虑

为什么投资新加坡房地产是你的优先考虑

在房地产行业的这些年里,我接触过很多人。 他们或多或少都有想过, 进行房地产投资。可是, 当他们跟别人谈起这事, 许多人都会说,如果你有过百万的资金, 还是你是含着金汤匙出生,有着一定富裕资金。 那么房地产投资对你就不是问题。 要不, 你就别想了。

他们将投资房地产想象为, 有钱人的游戏。 这个想法是错误的。
如何投资才会致富? 多少对我们来说,才算是富裕呢? 有钱的定义是多少? 这些数目字, 都是因人而异。

什么是投资?

新加坡房地产是你的优先考虑

投资, 就是让你现有的资金,为你赚取更多的回报,从而实现财务目标。
投资跟银行存款来相比,投资有望带来更高的回报,但同时也带来了一定的风险。 就如人们都说, 风险搞, 回报利也高。

为什么要投资?

投资 - 投资就是你牺牲现有的现金流, 去换取更高的现金流。 投资的方法很多, 储蓄是其中一种最普遍的方式。可是,您是否认为只要有固定的月薪和储蓄就可以快速增长你的财富? 那个不是必然的。 实际上,它可能在你不注意的时候,让你亏了。 怎么说, 每年的通货膨胀率都在涨, 可是您的收入未必和膨胀率成为对比。它的涨幅可能比你的加薪高。

创业, 一种回报率蛮高的方式。 可是它需要的资源太大了。 人力, 物力, 经商以及管理常识, 产品, 服务还有种种的种种。 这个方式可能变为转业多过投资。

股票, 一个回报快, 利润高的方法。 可是, 这个平台,风险也随着提高。 由于股市的波动快。 你需要时间来观察并且盯着股市。

房地产, 一个数目很高的投资概念。 不过, 比起股市它比较稳当,以把现钱放在银行的回报率高。 最主要, 它很可能是风险最低的投资工具,因为房地产是真实产品, 它不会消失。 唯一会改变的是它的价值。

在你开始任何投资之前,您都需要确保自己具备必要的信息和知识。 比方说,
定期存款, 你需要知道它的利息多少。
投资股票, 你需要知道那一个股票, 回报率高, 不会被除名。
房地产, 哪一个地点好, 租金回报高
然后再开始决定进场。

buying selling your property

为什么要投资房地产?

在过去的两个世纪中,全球约有90%的百万富翁是通过房地产投资创造的。

对于普通投资者来说,房地产是发展大量财富的最佳途径。 就像其他形式的投资一样,最好尽早开始房地产投资,这样您就可以节省时间。

房地产投资也是和通货膨胀对冲的最佳手段之一。 投资房地产的开始, 就是先购买您的第一个住所。 我们称之为家的地方。之后, 才由这里延长出第二, 第三地产。

为什么要投资新加坡房地产?

  • 地理位置
  • 经济稳定
  • 未来计划
  • 一个土地有限的小国
  • 透明的财产交易系统
  • 不征收资本利得税和财产继承税

新加坡的地理位置

新加坡位于世界上一个最佳的要地。 它连接东西两方作为从18世纪开始的贸易港口。 它也有着世界一流的国际机场和完善的海港设施,使它成为世界顶级的物流枢纽之一。

新加坡经济稳定

自1965年8月9日独立以来,新加坡已从发展中的第三世界国家, 成为今天第一世界的发展国。 前后不到40年。 我们必须赞扬新加坡政府辛苦维护的稳定的政治环境。 努力理解人民的需求,并制定出良好的发展计划。

为了让新加坡继续享有发展国的名誉, 其政府已经制定了未来四项重大计划。

  • 世界一流的运输/物流枢纽。
  • 世界一流的医学研究中心
  • 区域金融中心
  • 教育中心

为了支持所有这些发展,新加坡政府不仅为他的公民做好各项准备。 让他们掌握各个领域的知识,还以学习为最基本平台, 让他们学习最新的技术和专门知识。 新加坡政府也邀请这方面的专业人员加入。

新加坡政府宣布希望在2030年之前实现690万人口,目前,我们的人口为570万

以一个一百万人口的增长, 他们需要住房来安置这些人。 因此,即使您今天购买的价值比较高,当到了2030年,人口增加时,价格也不会“便宜“了。

一个土地有限的小国

新加坡是一个小国,土地面积792平方公里。 为了确保房地产价格稳定并逐渐升值,政府根据住房发展的需要控制和释放土地。

开发商只能从政府土地销售(GLS)中获得2个土地购置来源或通过集体销售具有重新开发潜力的旧开发项目。

每个新开发项目的成本将始终高于先前的成本,这使价格逐渐升值。

透明的财产交易系统。

新加坡拥有完善的,透明的财产交易系统。

每个买卖双方都可以在我们的公开网站中看到最新的交易。

我记得有一位香港卖家,当他需要向新加坡税务局支付一笔钱时感到非常困惑。 因为他觉得数目不对。 开始他最终说。 “没关系,只需付款即可,因为如果新加坡税务局多收了任何收费,税务局都会如实退款”

这就是外国人对我们的系统的信心。

政府引入了总债务服务比率(TDSR),以确保您在财务上能够维持和偿还贷款。

另外, 新加坡也推行了, 额外购买者印花税(ABSD)。 主要是减少投机着对房价的直接影响。 从而确保新加坡人仍然负担得起住宅物业,并确保价格与经济基本面同步波动。

卖方印花税,SSD适用于持有期内的住宅物业销售。实施SSD的原因是为了避免炒作房地产交易。

如何能够投资在新加坡房地产

对于新加坡公民,您应该细心了解现有政策。对你, 你还是能够在公共住房还是私人住宅, 从中选一。

新加坡房价, 现在平均价位都过一百万新币。 可是, 你不需要花费大量资金即可购买价值100万新元的房地产。您只需在公积金普通账户中拥有现金五十万新元和二十三新元的现金,即可获得售价的前25%。

那100万新元的余额又如何呢?

在这里利用杠杆作用,这笔余额由银行或金融机构负责。 如果这是您的第一笔抵押贷款(取决于TDSR),则您有资格获得房地产价格的75%。

其他数额, 我们就以房子抵押贷款, 来支付下来的余额。 以达到拥有权。
这里的关键是您正在利用房屋抵押贷款提供的大量杠杆优势。 房屋抵押贷款是您一生中最便宜的贷款之一。 此时,某些银行的利率低至1.7%。

您需要知道房屋抵押贷款的方式。 有很多方法可以降低房屋抵押贷款的成本(您可以随时以自己的优势重组贷款)。

资本收益税和财产继承税

资本收益税是根据资产的销售价格与其原始购买价格之间的正差评估的一种征费。

美国的资本增值税最高为20%。联邦遗产税是对2019年资产超过1140万美元(已婚夫妇为2280万美元)的资产征收的40%税,无论您居住在哪个州

在加拿大,任何资本收益的价值的50%应课税。
对受益人不征收遗产税;房地产支付欠政府的任何税款。

马来西亚,您的资本利得税最高可达30%。
如果死者的遗产价值超过200万令吉,将被征收5%的税,如果其价值超过400万令吉,则将被征收10%的税。

对新加坡而言,这里
没有资本收益税,你将得到你房子出售所得的利润。
没有遗产税,因此可以免税将您的遗产转嫁给您的继承人。

房地产价格不时发生变化,只有当您购买该单位时,您才能锁定价格。千万不能等到, 你的口袋有足够现金再进场。 因为到了那个时候, 你一定觉得价位太高, 而过后后悔。

这是我之前一位顾客的经历。

我的一位客户在向我商讨了, 如何帮助他增加房地产投资的财富后,决定购买High Park Residences。 一项新开发的私人公寓以进行投资。

他在发布当天以627,000新元的价格购买了一套两房​的公寓。 并在领取到临时居留许可证(T.O.P)后, 以76万新元的价格出售了。 在不到5年的时间里赚了13.3万新元。

他从口袋里掏出多少钱?

他从口袋里只拿出了
售价的25% = 十五万六千七百 ( $156,700 )
印花税(3%– 5400)= 一万三千四百十 ( $13,410 )
总数是十七万一百十元 (( $170,110 )

他从这项房地产投资中获得78.23%的收益

他并没有就此停下来。 他刚刚将这笔款项重新投资到另一个新开发项目顺福轩。 位于汤申一代。 一个开发中的地段。 他在那里选择了一个三房的单元中。让我们再看看他在领到钥匙后, 卖出的利润是多少。

Buy Sell Renting of your property

我希望以上文章可以帮助您了解如何通过房地产投资来积累财富以及为什么要投资新加坡房地产。

如果你对新加坡投资有着远见以及兴趣。 欢迎你随时联络我。 我相信以我的专业常识以及十五年累计的经验。 能够帮助为你提出有建设性的计划。并且, 你能够通过房地产投资获得财富。

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