insight
工程技術，地產投資，信仰家園，時尚生活
李靜儀 (2012-09-08)
女皇鎮一間雙層公寓式組屋單位竟叫價100萬元，其中現金溢價高達19萬5000元，預料這將是曆來最高的組屋轉售價，也是首個創百萬元天價紀錄的轉售組屋。據了解，這個位於美嶺街的雙層公寓式單位（executive maisonette）已找到買家，並已支付了選購費（option fee），雙方將在下星期到建屋發展局辦理手續。
買賣雙方不願接受媒體訪問，據知這個單位的屋主是新加坡公民，組屋已有10多年屋齡，是建屋局興建的最後一批雙層公寓式單位之一。
它的麵積約1700平方英尺，就在女皇鎮地鐵站對麵，隻需走幾分鍾路程。該區附近一間雙層公寓式單位剛在上月以90萬元售出。
政府在1995年決定不再津貼建造公寓式組屋，同年於美嶺街建成的七座組屋成了最後一批單層和雙層公寓式單位。2008年，該地就有個公寓式單位以89萬元高價成交，創下10多年來最高組屋轉售價。
德偉產業谘詢與研究高級經理李思德說：“這個單位不隻很靠近市區，女皇鎮地鐵站也近在咫尺，地點非常優越，何況政府已不再興建雙層公寓式單位，這類組屋在市麵上的供應極為有限。”
碧山13街一間19樓高的雙層公寓式組屋不久前也以98萬元高價售出，包括20萬元的現金溢價（COV）。它的麵積約1800平方英尺，單是露天陽台就占地150平方英尺，有25年屋齡。
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| 女皇鎮美嶺街一間雙層公寓式組屋轉售價100萬元，預料將是首個創百萬元天價紀錄的組屋。（陳淵莊攝） |
據報道，買方是一名新加坡公民和她的中國籍父親，賣家是一名新加坡婦女，將遷到上海工作。
新加坡房地產交易網站SRX的數據顯示，過去兩年共有7個組屋單位轉售價超出90萬元，其中5個單位是在今年成交。它們都位於成熟組屋區包括碧山、女皇鎮，加冷和大巴窯，麵積介於1180至1850平方英尺。
受訪分析師認為，這類組屋的天價不能反映組屋轉售市場的整體情況，也不會影響其他組屋的轉售價。
ERA產業執行員林東榮說：“不是所有組屋都可以賣到如此高的價格，這些天價單位一般都是在高樓，窗外風景毫無阻擋，地點優越，附近也未建有任何新的預購組屋。”
他指出：“買家很可能是已住慣兩層樓單位的有地住宅屋主，他們脫售私宅後有一筆錢入袋，數額遠超出組屋售價。一般的組屋提升者應該不會付這個價錢。”
組屋轉售溢價再度回升
另外，被視為市場溫度計的轉售溢價經過兩個季度保持平穩後，吸引了更多買家進場，導致過去兩個月的溢價再度回升。市場人士預計下來溢價會繼續攀升，但漲幅預料不會太大。
根據ERA的交易數據顯示，過去兩個月的整體溢價中位數（Overall Median COV）已從2萬6000元上升到3萬元，各類組屋溢價均上調了三四千元。
博納集團（PropNex）的整體溢價中位數也從第二季的2萬5000元攀升到2萬8000至3萬元。德偉產業的則上升了5000元，介於3萬元至3萬2000元。
博納總裁伊斯邁說：“經濟表現良好，好些私宅業主脫售屋子套現，降級到較小的組屋，也有一些組屋屋主趁屋價高而大屋換小屋，他們願意支付多一點現金來購屋。”
《聯合早報》Is $1.1 million too much?
That's the minimum amount that will make Mr Andrew Teo, part with his flat - an executive mansionette at Queenstown. -TNP
Linette Heng and Eunice Toh
Thu, Sep 13, 2012
The New Paper
One million? No.
But S$1.1 million, yes.
That's the minimum amount that will make Mr Andrew Teo, 50, part with his flat - an executive mansionette at Queenstown.
| Queenstown flat hits $1 million mark Click on thumbnail to view | ||||
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His asking price may not be too far-fetched.
After all, a similar unit in his neighbourhood is selling for a record S$1 million, with a cash over valuation (COV) of S$198,000.
COV is a premium paid to the seller in cash.
Mr Teo, who is unemployed, bought the flat at Mei Ling Street six years ago for about S$540,000.
He lives there with his wife and three daughters.
Explaining his S$1.1 million "asking price", he said: "The flat is near the MRT station, supermarkets, a sports complex and 10 minutes away from town.
"It is a very tranquil place at night, and feels like a resort. Very few people would actually sell the place."
Resale executive mansionettes have been in the spotlight recently.
The New Paper reported on Sept 3 that a whopping S$168,080 in COV was paid for an executive mansionette in Tampines. It was sold for S$808,080.
A few days later, The Straits Times reported that an executive mansionette at Bishan was sold for a record S$980,000, with a COV of S$200,000.
At that time, it was believed to be the highest-ever COV forked out - but an executive mansionette at Bishan was later reported to have changed hands for S$970,000, with a record COV of S$250,000.
TNP visited Tampines, Bishan and Queenstown, the hot property spots, to find out how much it'll take for residents there to part with their flats.
Mr Chandhu Sadhnani, 32, who lives with his parents in Tampines at the same block as the executive mansionette which was sold for S$808,080, said they would sell their executive flat for a similar price.
Said the SAF regular: "It's a matter of timing for us. If we can afford to sell it, why not?"
His flat was bought for S$100,000 about 26 years ago, and he reckoned it would now be worth about six times that amount.
Location
"The location helps as well," Mr Chandhu said. "There's a wet market, a stadium, a mall and a park close by."
But Mr Lim Cheng Sai, 60, who lives one block away, was of a different mindset.
His flat, which has the same layout as the executive mansionette, was bought for S$750,000 in 1996.
He said: "It was quite expensive at that time, but it was also fully renovated."
But Mr Lim, who lives with his wife and son, has no plans on selling it.
"We won't have anywhere else to stay if we do," he said.
"And we really like the convenience and the space, so I won't sell it. It's not about the money."
Ms Evelyn Wee, the property agent who sold the Bishan executive mansionette for a record S$250,000 COV, said: "On a clear day, there is a panoramic view of the Singapore Flyer, Changi Airport and even Batam.
"There are only 52 of such flats with a similar design in Singapore. It is a point block, it has high ceiling and a family area on the second floor."
The 25-year-old flat was put up for sale by a retired couple in their 70s. The flat was bought by a retired businessman in his 50s, who is downgrading from a landed property in Serangoon Gardens.
Residents living in the same Bishan block told The New Paper that they would only sell their flat for a similar price.
Said Mr Teo Teck Keong, who is in his 50s: "I'll only sell it for $1 million and above, no less."
The engineer, who has lived there since the block was built, said the flat has always been a hot commodity.
"Even in the 90s, I was offered over S$700,000 for it," he claimed. "And I bought this place for just S$90,000."
Another resident, Ms Heuk Ah Bee, who is in her 70s, was not keen on selling her flat at first.
But when the retiree found out that her neighbours (the retired couple) had sold theirs for S$970,000, she pondered for a while before saying: "I'll consider it."
But some also said S$1 million was not enough for them to part with their flat.
One of them was Mr Adam De Souza, 25, who lives with his sister and parents.
Said the recent university graduate: "Living here has been pretty good. It's convenient, and we are familiar with all our neighbours.
"With all the new buildings coming up, I doubt we'll find something that can compare to this."
Mr De Souza also felt the place held some sentimental value for him.
"I grew up here, so I'm pretty attached to this flat," he said.
'Money's not an issue'
"I don't think we'll sell this place, no matter what people offer us. Money's not an issue."
Mr Bernard Seow, 58, who moved into an executive mansionette at Mei Ling Street in April, heaved a sigh of relief when he heard about the $1 million flat.
He bought his flat for S$865,000, with a COV of S$90,000.
"At least now I know I was not paying the most," he said.
Mr Seow also said that he has no plans to move. He downsized to the executive mansionette from a landed property in Bukit Batok.
He lives in the flat with his 28-year-old son.
"I used to live in a three-storey house, but now I live in a two-storey house. This will be my retiring home."
- Mr Bernard Seow (above), 58, who moved into an executive mansionette at Mei Ling Street in April
tnp@sph.com.sg
