Recent content by alex_rates

I’d spend less time chasing a perfect estimate for notary and registration costs and more time confirming exactly what is being conveyed. With a detached home, ask the local professional whether the land and structure records match the sale documents, and whether any existing rights must be...

One caveat to my first reply: waiting is not automatically better, because neither price nor financing cost is guaranteed to move in your favour. I’d run the same property three ways—your current loan, materially more equity, and no financing—then compare the operating result separately from the...

At 6.84%, negative leveraged cash flow is not surprising. More equity can make the monthly figure look better, but it does not improve the property’s underlying operating return; it just reduces interest expense. What rent, vacancy allowance and management cost are you using? Also, is property...

How much time remains on the current tenancy, and does the agreement contain a renewal or rent-review clause? That could shape both timing and notice. Also, are the S$12,140 comparisons similar in size, condition, furnishing and location, or are they simply the nearest listings?

Is the warehouse vacant or occupied, and are you selling only the property or dealing with any tenancy issues too? Those details could explain a genuine difference in workload. I would also ask for comparable warehouse transactions that are actually similar in location and characteristics, not...

A practical submission format might be: observation date; neighbourhood; individual property or whole building; asking or completed price; first-listing date if known; and source link. Contributors should mark anything based on local observation rather than a published record. That would make...

Once the missing details arrive, I’d run at least two scenarios rather than pretend there is one precise answer. One would assume the entire 120 m² is useful internal space with manageable charges; the other would reflect less valuable outdoor or inefficient area, higher charges and...

A useful next pass would split the sample by neighbourhood, condition and price band, then record recent completed sales beside current listings. Add the date and size of each price cut, plus withdrawn stock. For the tax point, calculate it under the circumstances relevant to the buyer rather...

Outdoor space also needs a quality adjustment, not just an area entry. Privacy, access from the living spaces and how much of it is practically usable could matter. The same applies to parking: nominal capacity is less helpful than whether the spaces work comfortably.

Build a simple comparison table with sale or asking status, date, tenure, floor area, land area, bedroom count, condition, parking, outdoor space and precise location. Leave blanks visible. It will quickly show whether you have one real comparable or four properties that merely look similar in...

Also, is the current tenant likely to remain after your move? Paying a letting fee immediately makes the first remote year look much worse than a settled tenancy would. I would separate recurring management cost from turnover costs rather than treating everything as one permanent monthly expense.

How much debt is attached to it, and could the financing cost change after you leave? “Almost no surplus” can mean either barely positive after every allowance or positive only because vacancy and larger repairs have been ignored. Those are very different situations.

The asking figure works out at roughly S$9,594 per m², but that calculation is only a starting point. I’d make a simple grid for each comparable: tenure, exact micro-location, floor/view and light, internal versus outdoor area, condition, parking and service charges. Then adjust only where there...