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> Verde @ ara damansara, by Villamas Sdn Bhd

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Accountant82
post Nov 18 2012, 11:29 PM

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Hi
Accountant82
post Nov 29 2012, 10:20 PM

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Is the private preview tomorrow or Saturday?
Accountant82
post Dec 1 2012, 06:16 PM

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Today I went to check out the gallery, the sales is quite good.

At that time, the 1383 sqft units in Tower C was 91.6% taken up. The price per sqft increased only by 1.8-2% compared to the first launch. Maybe due to the units facing west (or north west).
Accountant82
post Dec 1 2012, 09:47 PM

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All the 1383 sqft in tower C kena sapu already.
Accountant82
post Dec 2 2012, 04:58 PM

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The property investment follows a cycle.

If we had bought any property the last 5 years, you will more likely than not gain super profits. But if you buy now, the profits accumulation will be slower as we are either at the end of the cycle or begining. It will peak again. So the holding power is critical.

But I don't think you will burn yourself if you buy from developer now even if you don't have the holding power. More likely to breakeven in the worse case scenario as property price in Klang Valley rarely drop below developer price. Further, a lot of development now is DIBS or ISS hence you will not lose the interest as well.

Just my 2cent view.
Accountant82
post Dec 2 2012, 09:40 PM

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Firstly, a lot of bank offers no exit penalty or 3 years from first drawdown. So the 24k can be saved.

Secondly, if the property market is slow, agent fee also can be discounted. I seen before agent only charging 1%. Then you saved 8k.

Thirdly, there is an exemption of RM10,000 or 10% of the chargeable gains, which ever is the higher. So the RM6k to RM8k is saved.

You should know whether you have holding power on day one when you buy the property. If no holding power, you should be looking for purchaser before VP to lock in the subsale. The market valuation upon VP (assume 3 years later) can easily be 10% higher than SPA. Landed properties 3 years later will also increase but I think should be more than 10%.

Say if you sell at 10% higher, ie RM880k. No RPGT as 80kX10% is RM8k<RM10k. Agent fee is RM18k. Legal fee is RM1k. Say it will take 3 months to complete the transaction, you will pay RM12k installments. You have net gain of RM49k.

For Verde, since only RM10k downpayment, your IRR would be 490% over 3 years. For other project where you have to pay 10% downpayment ie RM80k, you would have IRR of 61% which is also significantly higher than investment in FD and most shares, unit trust and insurance.

The only thing is the oppurtunity cost of being able to buy a higher return property.

Just my 2cent view.

This post has been edited by Accountant82: Dec 2 2012, 09:56 PM
Accountant82
post Dec 2 2012, 11:07 PM

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IRR = Profit/Cost of investment X 100%

It's what I use to estimate my rate of return.

Sorry for the confusion.



This post has been edited by Accountant82: Dec 2 2012, 11:31 PM
Accountant82
post Dec 5 2012, 09:13 PM

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QUOTE(faithy @ Dec 5 2012, 11:24 AM)
Why is it "No RPGT as 80kX10% is RM8k<RM10k." ??
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There is an exemption. No RPGT if the RPGT payable is less than RM10k.

 

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