Denise Tan 陈籽辛 Your Property Strategist

How do you know how to select a property that can tide through market turbulence, high interest rates and yet have capital gains?

Obviously it’s not just “anyhowly” buying.

We need a strategy in place.

So proud of my client who decided to kickstart his first private property journey at the age of 30.

Buying your first property can be daunting and I have been through that path as well. During our first zoom session, I went through a safety checklist and cautioned him on the pitfalls of investing in a property.

Questions such as the following will be answered through a similar framework:-

✅ Is this entry price safe?
✅ How interest rate will impact your loan repayment
✅ Current property market sentiments - is he entering at a high or at a low?
✅ Exit strategy - Is there a market for the unit type that fits his budget?
✅ Where to spot undervalued opportunities - is location still the most important criteria?
✅ What are the risks involved between resale and new launch project?

The key of this zoom chat is to understand the fundamentals of how to select properties that can tide through market turbulence and high interest rates and still yield capital gains.

With such a framework I was able to strategize his property move for him and we selected an undervalued unit within the development of his choice. #safeentry #safeexit

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

Altura EC will be launching at 1400-1500psf! Is it worth it?

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

Altura EC —> 600-800k profits??

Hey guys, did you know that having a supply of newly MOP BTOs is very crucial?

Why??

Because these buyers are likely to be your future buyers.

Let’s take the example of Westwood EC vs Sol Acres. Both were selling around 700psf in 2015 when they were launched. Westwood’s 3br profit is 469k, versus Sol Acres’ 632k!

Likewise for the 4br, Westwood’s profit is 523k versus Sol Acres at 769k? Why such a big gap??

The reason is because Westwood EC does not have an newly MOP BTO in 2021 to 2023, while Sol Acres has around 6116 units of BTO that MOP in 2022 to 2023.

It is a trickle down effect right? If the newly MOP BTO flats are able to sell around 600k to 700k (4rm) and 800k (5rm), it will be easier for these owners who have already made their first pot of gold to upgrade to a condo.

Besides that, Altura will be 1km to ACS and being the second condo in Tengah, it is bound to attract parents who eventually want to move near ACS for enrolment when ACS moves in 2030 onwards. Altura will TOP by 2027 and reach MOP probably in 2033.

For Altura’s floorplans and price list, feel free to DM me at wa.me/6596320486 and I am happy to share more!

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

Altura EC will be launching at a staggering 1400 to 1500psf! Previously I already predicted that prices fo EC will cross 1400psf which it did for Tenet.

As a teaser of my upcoming video, let me share the Pros and Cons of Altura EC. 

PROS

1) 4 units per level = less crowdedCommon sense. Imagine if you have 6 to 8 units per levels. Waiting for the lifts would be a nightmare

2) Facing Bukit Batok Avenue 8 = quieter facingAs compared to the EC land bid next door by CDL, Altura is guaranteed to be quieter because it is not along the main Bukit Batok Road.

3) New township = first mover advantage

Being in a new township, Altura is not only surrounded by BTOs, but it will be the 2nd EC in Tengah! When I did my research on Westwood Residences vs Sol Acres, Westwood Residences has 0 BTOs that MOP in 2021 to 2023.

However, Sol Acres has around 6000 units that MOP in 2022 to 2023. Hence, even though Westwood and Sol Acres have the same psf during their 2015 launch, the current psf at Sol Acres is significantly higher than Westwood EC.

WHY?? Just simply because of demand and supply.If this were to repeat, it could mean a good 600k to 800k profits for Altura's first owners!

4) 1km to ACS Primary = future resale demandParents who intend to enrol their child into ACS and want to stay nearby will have to rent or purchase near ACS and Altura is the 2nd condo in Tengah. 

CONS

1) Aiyo very claustrophic sia .... Blocked views all around
However I have noticed that this phenomenon is pretty common, such as EC projects like Amore, Waterbay and Ecopolitan. They are mostly surrounded by BTOs and schools.

Hence please do not expect blocked views like at Rivercove, Piermont Grand or North Gaia.

2) Very close block to block distance to West Scape HDB and the carpark

Gosh, imagine buying a house and then having to face your neighbour's wall. Really 面壁思过 I guess.

4) Very close block to block distance within the condo itself

OMG... 18.7m.... I can practically watch what they are watching on Netflix I guess. So maybe it is time to cancel my Netflix subscription. 

Like or subscribe to my channel for an in depth review of 3br and 4br floorplans!

For an indepth analysis or project comparison, you can engage me!

Let's chat over zoom or coffee! Whatsapp me at wa.me/+6596320486

Get my FREE GUIDE on how not to overpay in the current high interest rates market -- wa.link/icpbq9

To get floorplans and price list of the project, click here -- wa.link/cg3ksg

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

So glad to secure a unit for my client at Pinetree Hill!

My client was initially more keen on Grand Dunman but after sharing my Pinetree Hill analysis she decided it was a better purchase for investment over the long term horizon and here is why.

With 88% landscaping buyers can be assured they are coming home not just for the night, but a sanctuary that is away from the hustle and bustle of life.

Pinetree Hill is also 1km to Pei Tong and Henry Park, which is one of the few schools with gifted program in Singapore. Definitely a huge selling point in future!

She chose a 2 bedroom 2 bathroom unit, south facing, towards to the pool and a psf
that was around the developer’s breakeven price of 2248psf.

Strategically why a 2 bedroom 2 bathroom?

1. Resale units in the Pine Grove area are far and few in between. Older 2BRs go for around 1.35m at 40 year old Pine Grove which has been trying for enbloc but still has not succeeded.

Isn’t paying 1.35m for a 40 year old property almost the same as 2.25m for a brand new 99yr property?!

2. The jump from Astor Green (20yr old condo) at 1.55m to 2.2m is almost 700k.

By entering at 1.7m, my client is guaranteed a profit simply because the older resales are just too old, and the newer freeholds are just simply out of reach. She can easily exit at 1.9m to 2m down the line.

3. Initially concerned about the location, she realised that buyers who live in the Mt Sinai area actually travel around with grab, public transport or car. It is definitely a different target crowd from those buying Grand Dunman.

4. Profits at Principal Gardens (which also is NOT near MRT) averaged 250k, with some units profiting 500k to 900k. It’s amazing how much people who want to pay to live away from crowds! 😅

For more tips, you can check out my analysis on YouTube link at https://youtu.be/G-7CLzy8MTI or get in touch at wa.me/6596320486

2 years ago | [YT] | 1

Denise Tan 陈籽辛 Your Property Strategist

Finding an undervalued unit✨✨✨

The recent Lentor Hills was sold at an average of 2080 psf. I helped my client to secure a 2BR at only 2008psf.

The developer’s breakeven margin is 1,820 which means a very safe 10% buffer over the developer’s profit margin.

This means that he is also way below the average pricing in Lentor Hills which gives him a very secure buffer to exit in future.

So how did I do it?

1. Firstly, I studied the price plan carefully. In my YouTube video (https://www.youtube.com/watch?v=trGnP...) I had already broken down the cheapest to most expensive unit predictions.

2. Stack 22 with a pool view is hitting 1.5m at level 5 and 1.644m for level 22nd.

This means a psf of $2,177 for the 5th floor and 2,386psf for the 22nd floor.

Wow the prices for the 22nd floor are now closing in to Lentor Modern which is an integrated development.

Which is safer?

An entry price of 2008psf, or 2,386psf?

In terms of price quantum, the price my client secured at is already almost 300k cheaper!

3. By understanding the developer breakeven, we looked for units that are close to it.

Why?

If the developer is selling close to its breakeven, what are the odds of it dropping price?

Probably ZERO right? What are the odds of them raising the price?

Quite likely. Either that they price in the higher psf prices into the higher floor units.

Keen to find out how this strategy can help you select undervalued units?!

Let’s chat over at wa.me/6596320486 on how I have consistently helped my clients spot such buys!

If you would like a prediction chart for future projects, feel free to follow and like my channel!

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

Pros and Cons of Pinetree Hill!

Check out the part 2 of my Pinetree Hill analysis at (https://youtu.be/G-7CLzy8MTI) where I do a deep dive of Pinetree Hill floorplans and comparison with the nearby freehold/99yr projects?

Is it worth buying since it’s sandwiched amongst so many freehold projects?

The upcoming Pinetree Hill Residences is the first project to launch in the Pine Grove area in the last 14 years and it is 1km to Henry Park Primary which is one of the most coveted primary schools in Singapore.

Is it going to be a good BUY or a goodbye? In today's video, let me give you an analysis of which units to pick for investment or own stay from 1 to 5 bedroom types!

For an indepth analysis or project comparison, let's chat over zoom or coffee! Whatsapp me at wa.me/+6596320486

0:00 Start of the video
0:15 UOL past portfolio
0:30 ✅✅✅ Unblocked view + 1km to Henry Park Pri + landed enclave
0:40 ❌❌❌ Cons of the project
1:02 1BR analysis + comparison with older resale nearby + recommendations
1:27 2BR analysis + recommendations
1:51 Mt Sinai 2BR analysis
2:03 2BR + study analysis + recommendations
2:23 3BR analysis + floorplan analysis with resale
3:04 3BR + yard + comparison with resale projects
3:40 4BR analysis + floorplan analysis with resale + recommendations
4:11 Floorplan comparison of 5BR Pinetree Hill versus 4BR freehold nearby
4:43 Conclusion

Get my FREE GUIDE on how not to overpay in the current high interest rates market -- wa.link/icpbq9

To get floorplans and price list of the project, click here -- wa.link/cg3ksg

Instagram: @tanupontenproperty
Facebook and client reviews: @denisetanpropertystrategist

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

How to achieve 5% or more rental yield with a dual key unit✨✨

Hi guys the last round I shared about how to make money from your property without selling it and one of the points is to choose a dual key unit.

So why a dual key unit, for an investor?

1. You can rent out to 2 different sets of tenants, and we all know that rental yield for smaller units tend to be higher

2. You pay only one maintenance fee and one property tax. That’s right! Only one maintenance and one property tax. As you know property tax for non owner occupied properties will go up in 2024 and 2025. So what more to maximise the yield with a dual key unit.

3. Take Grand Dunman as an example. An older project’s 1br is renting out at 3.9k. So for the larger 1br you can peg it around the same price and the smaller 1br without a balcony probably slightly lower at 3.2k. This means a rental income of 7.1k per month. Based on the launch price of 1.77m by the developer it can easily fetch almost 5% rental yield.

4. Furthermore Grand Dunman is just 3 minutes walk to Dakota MRT and that is 6 stops to Marina Bay. Expats who live in the Dakota area love it simply because of the convenience to work and the proximity to food places, hipster cafes in Joo Chiat, and the beach. They can easily cycle from the park connector all the way to ECP. The airport is pretty near as well should you have tenants that fly frequently.

Curious to know how other dual key projects in the east have performed? Feel free to whatsapp me for an in-depth analysis at wa.me/6596320486

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

https://www.youtube.com/watch?v=4OYMv...

Watch my latest video on Youtube! It's a showdown between MYST vs Botany at Dairy Farm vs Reserve Residences | Pros and Cons | Analysis and Project Review
0:22 Pros and cons of the MYST
0:46 Cheapest and most expensive stacks at the MYST
1:45 Why buying close to the developer pricing is important
2:10 Comparison of launch day pricing vs current pricing for 1BR/2BR/2BR + study (for Botany and Reserve Residences)
2:49 Why are so many 2BR + study not sold yet?
3:07 MYST 1BR choice tip - do not exceed 1.2m/1.3m!
3:36 MYST 2BR choice tip - do not exceed 1.6m/1.7m!
3:55 ❌❌❌Why I do not recommend Reserve Residences 2BR + study
4:11 How to choose 3BR at Botany and MYST (stack 4 and 7) 4:37 Botany 3BR vs MYST 3BR
5:11 ❌❌❌Why I do not recommend Reserve Residences 3BR. Instead go for MYST / Botany 4BR instead
5:54 MYST and Botany 5BR comparison

2 years ago | [YT] | 0

Denise Tan 陈籽辛 Your Property Strategist

Did you know that MYST is likely to the the cheapest new launch out of the 5 new launch projects that will be launching? Today let me share the pros and cons of the MYST.
✅ both blocks have unblocked views, front and back. They either face Fajar secondary or across the shorter blocks at Hazel Park (5 stories high)
✅ 5 mins walk to Cashew MRT and 8 stops to Newton
✅ 2br layouts starting from 1.33m with an enclosed kitchen
❌ close to the road
❌ no sheltered walkway to MRT 🥴🥴🥴
❌ nearest mall/supermarket at Bukit Panjang/Hillview/Beauty World
Check out my channel for a full review of MYST vs Botany vs Reserve Residences! Watch my
shorts for a summary of the pros and cons of MYST.

Feel free to whatsapp me for a zoom chat if you have any projects in mind to analyse. Let’s grow on this property journey together. wa.me/6596320486

2 years ago | [YT] | 0