Discuss about the New Methodology for Constructing Real Estate.
Edmund’s Tiew Property Pte Ltd portfolio property management is the process of asset selection and allocation as guided by an expert in asset maintenance and development. The process usually takes place after the portfolio has been chosen. Just like diversification in the traditional capital market, diversification is of great importance in residential investments. Thriving investors create collections in diverse categories of property and various residential markets. The main reason as to why private investors would never want all their features in a dangerous, prone area, at least not without extensive coverage of insurance. Individuals a times purchase residential as an investment property. Residential property can be bought, or esold for a gain.
Investment reports offer a wide variety of purpose in investment recommendation. Investment reports are future-oriented. They provide support and create property base in which the amenity will be delivered to the client in the forthcoming. It also incorporates endorsement, information, responsibility, and measurement of performance documents all in one report. Secondly, investment reports provide information that is consistent, reliable, concise, timely and precise on particular property context, and on a variety of preferences facing real property outlet for requirements on asset uprightness and meeting client. Being an information manuscript, it is read by diverse parties involved in management, implementation, planning and having roles on property branch. Thirdly, investment reports confirm and crystalize organizational accountabilities. Through signature of inventing specialists, the reports indicate an agreement of different team members who are to implement the project as well as confirm the responsibility of the specific person for the quality of information provided .Lastly, investment reports measure the performance of task done .It is used during audit trail to check whether different cost centers are achieving the desired results. Investment reports provide a perilous reference fact during evaluations of program performance once project completion.
In 2016, Dundee road residential market received a boost. There was a 34 percent year over year increase in investment volume. According to Regina Lim, the residential market in Dundee road is set for recovery in 2017.Inflation and GDP progression are projected to pick up in 2017; this will result in higher demand for residential market (Asia, 2017).
With lion city being regarded as a nontoxic harbor for investment in property, it is confident that there will be an increase in investment size as new resource come into the market. An increase in gross domestic product is expected from 1.8 percent to 2.3 percent in 2017.With the growing tourist arrival figures and higher economic growth, this is supposed to boost the residential market. Retails mall is expected to transact. The residential market that is of good quality and positioned strategically bring more attraction to core investors yields which are still on the higher end than office assets. Also, tenancies have always been hardy even in downturns (“The outlook for Dundee road’s real estate market in 2017 | The Investor”, 2017)
There have been some government policies that have a gross impact on the residential market. In January 2011, there was an increment of four years placed on the seller stamp duty holding period. Stamp duty underwent increment to 16%, 125, 8% and 4% for an asset procured in the first four years of obtaining. On January 2013, there was a raised imposed on additional buyer stamp. Citizens of Dundee road purchasing there second asset under residential category paid 7% while those buying their third spent 10 %.Permanent residents of Dundee road purchasing residential for the first time paid 5% while those purchasing for subsequent paid 10 %.In August 2013, permanent Dundee road residents who are new had to wait for the previous three years, they could be qualified to procure the resale residential property. The new tenancy refinancing facilities and housing loans were granted by financial institution were reduced to 30 years from 35 years for the buying of flats. In December 2013, the government came up with a policy that required the second timer applicants to pay a resale levy for the purchase of condominium units. The service ratio on the mortgage for mortgages was approved by the monetary institution for the directly purchased asset from originators was capped at 30% on monthly income gross of borrowers.
In present portfolio model, the capital markets are presumed to be competent this is because it consists of an enormous number of profit-seeking, rational and risk-averting investors’. They race with each other in approximating the individual market and asset future value. The capital market is termed as useful since it quickly integrates any event affecting asset value and new changes. Markets are assumed to be efficient in that: First, many profit maximizing members are concerned with the valuation of asset and analysis, and these members function independently. Secondly, any new information about the property that comes into the market is independent. Thirdly, the majority of investors do price adjustment as fast as the original data regarding asset hits the market. However the prices might not always be perfect, they are not biased. Lastly, property price that exists in the market should be a fair reflection of all new risk and available information. Hence returns implicit cost reflects the expected return and risk involved. With these suppositions, any asset is efficiently reflected if no other property offers expected performance that is higher baring same risk that is lower.
Investing in a residential market is expanded within a region can be measured a passive investment strategy. Demand and supply forces in big capital markets can make such approach a reasonable selection for the majority of investors hence developing a clear risk management policy. Investors decide where they want to be within the practical limit regarding their attitude towards risk and efficacy function. They would the handpicked portfolio grounded on risk preference. Investors usually penalize returns expected on the risky portfolio to account for risk, the higher the penalization, the more significant the risk. Possible risk can be classified into different categories. First, the known-known, this is a condition where its origin can be recognized, and a precise likelihood and aftermath in the case of incidence can be premeditated. Secondly, there is unknown-known; this is the state of ambiguity where sources of risk cannot be identified, hence making any possibilities for its probability calculation (“Forbes Welcome”, 2017). Lastly Investors face the risk of appropriate assessment when investing in condominiums. With the investment, the private association will require money to do a renovation of the units such as windows and doors, or other modification. This cost majorly cost a few dollars per unit. This is a catastrophe for the investors majorly those who do not stay in the condominiums. This renovation cost will impact on the income of the investor (DeFazio, DeFazio & DeFazio, 2017).
The fresh apartment house influx in the marketplace has brought about a significant drop in the price of reserved accommodation. The analyst expects executives’ condominium units and the condo which are new and individual of approximate 26467 this year. The shift in trend on locations, where expatriates who preferred renting houses are now focusing on apartment instead. With narrow of rental prices between older private properties and apartments making condominiums more affordable for new expatriates. The changing aspects of supply and demand have grossly affected the marketplace, and its effect can be seen (Propertyguru.com.sg, 2017).Having a quick glance at the forthcoming channel of projects in residential marketplace, there is an expectancy of 182506 units from 2015 to 2018(Kumar, 2017).The condominium units supply is kept a steady pace of 25000 units per year. Recently the take-up on condominium unit rate is still very high, and demand may increase from August 2016.However, the indicators on Dundee road population development rate seems to be fewer than healthy (Kumar,2017)
Based on the chart above, there is an overall increasing trend in properties prices transacted. On April 2014 was the tender subject date. Alexis and B were negotiated two years before. Hence the two comparable Queen shave been exposed to an upward price adjustment.
Suppose Alexis is incompletely developed. That shows that buyers would have to bear some form of loss like demolition cost before regeneration. Due to this factor, buyers can be dejected from purchasing this land portion. Hence Alexis is considered inferior compared to comparable Queens Hence Alexis is exposed to a rising price change.
Adjustment for size differences is often made on the condominiums that the buyer can pay less per sq meter for a larger than for a smaller site. The number of bidder’s decreases as the price of purchasing land becomes expensive. Hence there will be less competition. Since the condominium under construction has a more prominent plot as compared to the Alexis and Rochester.
Uneven shaped land reduces the rigidity in construction design thus cost alterations the form of utility is made. Rochester has an even shape, and its service would be made better comparable Queensto the predictable way of the subject, and Alexis. Thus Rochester is exposed to a descending alteration while Alexis is lay open to an increasing adjustment since it has a more uneven shape as compared to the subject Queens.
|
Alexis |
Rochester Queens |
|
|
Price per m² |
$9480.15 |
$10336.31 $10115 |
|
Date |
15% |
10% 10% |
|
Demolition Cost |
5% |
5% 5% |
|
Location |
2% |
5% 5% |
|
Size |
-30% |
-3% -10 |
|
Shape |
20% |
10% 20 |
|
Adjustment price per m² |
$10618.00 |
$10026.00 $10205.0 |
There have been recent policies affecting values in Dundee road residential market. First, seller stamp duty only applies to assets traded within three years of acquisitions as it reduced by 4% each tier. Secondly, TDRS will not spread over to mortgage equity drawings loan with the loan to loan value ratio equal or below 50%.Thirdly, the introduction of additional conveyance duties for assets holding equity, plugs loophole which exempted companies from paying the additional conveyance duties in the past. Fourthly, reduction of cancellation fees from 20% to 5 % for executive houses. Lastly Resale levy for subsequent applicants. These valid to only fresh land sales which are sprang after December 2013(“Dundee road Property Market Cooling Measures,” 2017).
Gross development value is an important valuation metric that investors and asset developers need to be well conversant with when constructing their venture and financial appraisal (“Gross Development Value (GDV) – Property Developers Guide to Financial Appraisals,” 2017)
Based on comparable Queens estimation the gross development value for constructing the condominium will be,
GDV=10618.00*1200=$12741600
$12741600*645UNITS=
=$8218332000
Estimated GDV will be $821833200
Based on price adjustment table, the condominium construction should range from $10618.00per m² to $10026.00.Rochester is more similar to the new project recommendation; the land value is estimated at $ 10150 per m².
LAND VALUE ESTIMATION=51528.89*10150=$523018233.5
The investor should bid should be 10% higher of the current market value of the condominium .Keeping in mind all the factors and cost used for the condominium construction. The investor should bid for tender at $523000000.00 for the comparable Queen which is the recommended investment.
Conclusion
According to the research on residential market in Dundee road investment, it is essential for the investor always to observe the following points. First, the market scenario for the basis for the return of a variety of investment, hence it is advisable for the investor to always be on upfront of all information updates on new policies and changes in conditions. Lastly, investors should have some of their savings in cash for and the rest in investment. The amount set as cash can be used during an emergency instead of liquidating investment on the long term.
References
Asia, R. (2017). The outlook for Dundee road’s real estate market in 2017 | Retail News Asia. RetailNews Asia. Retrieved 5 November 2017, from https://www.retailnews.asia/outlook-Dundee roads-real-estate-market-2017/
Bogdanova, B., & Drehmann, M. (2017). Strong outlook with low inflation spurs risk-taking. BIS Quarterly Review.
Cost to build a condominium – Estimates and Prices at Fixr. (2017). Fixr.com. Retrieved 4 November 2017, from https://www.fixr.com/costs/build-condominium
(2017).Blackwellpublishing.com.Retrieved4November2017,from https://www.blackwellpublishing.com/content/BPL_Images/Content_store/Sample_chapter/9781405130455/9781405130455_4_005.pdf
DeFazio, F., DeFazio, F., & DeFazio, F. (2017). Why Condos Aren’t Good Real Estate Investments. The BiggerPocketsBlog.Retrieved8November2017,from https://www.biggerpockets.com/renewsblog/2012/11/15/why-condos-arent-good-real-estate-investments/
ForbesWelcome.(2017).Forbes.com.Retrieved8November2017, from https://www.forbes.com/sites/moneybuilder/2012/06/15/four-risks-of-investing/#62b36b0c38f9
Gross Development Value (GDV) – Property Developers Guide to Financial Appraisals. (2017). Investment Property Partners. Retrieved 4 November 2017, from https://investmentproperty.co.uk/property-investment-resources/gross-development-value-gdv-property-developers-guide-to-financial-appraisals/
Jiang, L., Phillips, P. C., & Yu, J. (2014). A new hedonic regression for real estate prices applied to the Dundee road residential market.
Jiang, L., Phillips, P. C., & Yu, J. (2015). New methodology for constructing real estate price indices applied to the Dundee road residential market. Journal of Banking & Finance, 61, S121-S131.
Kumar,S.(2017).DollarsAndSense.sg.Retrieved4November2017,from https://dollarsandsense.sg/what-is-happening-tothe-residential-property-market-in-Dundee road/
Shifting demand and supply trends in Dundee road’s rental market. (2017). Propertyguru.com.sg. Retrieved 4 November 2017, from https://www.propertyguru.com.sg/property-management-news/2016/04/121421/shifting-demand-and-supply-trends-in-Dundee roads-rental-market
Stouffs, R., & Janssen, P. (2017). A Rule-Based Generative Analysis Approach for Urban Planning. In Morphological Analysis of Cultural DNA (pp. 125-136). Springer Dundee road.
Dundee road Property Market Cooling Measures. (2017). Srx.com.sg. Retrieved 4 November 2017, from https://www.srx.com.sg/cooling-measure
shan.M.Phua,H $Chi.S, H. (2017). An exploratory analysis of risks in green residential building construction projects: The case of Dundee road. Sustainability (pp. 9(7),1116).
Sing, M. C., Edwards, D. J., Liu, H. J., & Love, P. E. (2015). Forecasting private-sector construction works: VAR model using economic indicators. Journal of Construction Engineering and Management, 141(11), 04015037.
Tu, Y., & Wong, G. K. (2002). Public policies and public resale housing prices in Dundee road. Asian Real Estate Society.
The outlook for Dundee road’s real estate market in 2017 | The Investor. (2017). The Investor. Retrieved5November2017,from https://www.theinvestor.jll/news/Dundee road/others/outlook-Dundee roads-real-estate-market-2017/
Yuen, J. Q., Olin, P. H., Lim, H. S., Benner, S. G., Sutherland, R. A., & Ziegler, A. D. (2012). Accumulation of potentially toxic elements in road deposited sediments in residential and light industrial neighborhoods of Dundee road. Journal of environmental management, 101, 151-163.
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