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Hillview Regency Report prepared for Jeremy Lee
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Property Summary Sheet I. Unit Pricing Selected Address
: 28 Hillview Regency #06-21 (969sqft)
Last Sold for
: $ 502,860 ($ 519 psf) on Apr 22, 2005
Price Index Change
: 20.6% from 2005Q2 [Last Sold] to 2009Q1 [Recent]
A Possible *Possible
Price*
Today
: $ 606,200 ($ 626 psf)
Price is the last sale price of the unit adjusted for the market’s price change, as described by the West Condominium price index.
II. Project Transactions Latest Avg PSF: $680 psf (Jun 09)
Recent Transacted Address
Size
Price
PSF
Contract
Built
Tenure
Type*
28 Bukit Batok East Avenue 2 #18-19
1,130
$768k
$680
Jun 1, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-13
1,130
$720k
$637
May 21, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-10
969
$580k
$599
May 15, 2009
2005
99 Yrs From 20/06/2000 Resale
III. Compare Nearby Projects Project
Latest Average PSF
Rental
Capital gain
Rental Yield
Hillview Regency
$680 (Jun 09)
$2.57 psf
4.2%/yr
4.76%
Hillview Residence
$571 (May 09)
$1.78 psf
-1.0%/yr
3.78%
The Jade
$493 (Apr 09)
$3.18 psf
3.0%/yr
6.48%
Hillview 128
$570 (Apr 09)
$1.78 psf
4.5%/yr
3.82%
The Petals
$567 (Apr 09)
$2.35 psf
2.2%/yr
5.00%
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Thank you for selecting StreetSine as a source for residential property information. We know that buying, selling, or renting a home is one of the most important decisions you will make in a lifetime. We very much appreciate your decision to use StreetSine Home Report.
Getting the Most Out of the Home Report This home report provides data on 28 Hillview Regency #06-21 (Condominium). The data is last updated on 24 Jun 09 from official sources. For information on the data, please see the footnotes contained within this report or contact us at [email protected]. The intent of this report is to provide you with important information that will help you A. Price Hillview Regency for sale or rent B. Compare it with other similar projects. Please keep in mind that it is impossible to derive the undisputed value of a home solely from market data. Ultimately, each real estate transaction is unique, with the buyer and seller making the market by agreeing on a price that is mutually acceptable. Therefore, we believe home pricing is a combination of quantitative analysis and qualitative judgment. The Home Report helps you analyze the numbers, but that is only part of the pricing process. You must also use your judgment, along with that of trusted advisors, to arrive at a pricing solution that takes into consideration the market numbers and the unique characteristics of the property. The Home Report is organized into four sections: (1) (2) (3) (4)
Basic Information Pricing to buy or sell Renting Investing
In analyzing the numbers found in the Home Report and on www.streetsine.com, we recommend that you follow these steps: 1.
Understand the big picture. What direction are residential prices moving?
2.
Identify Condominium projects that are similar, or comparable, to Hillview Regency. Then, compare recent sale prices.
3.
Identify the prices that similar, or comparable, units within Hillview Regency sold for, in the recent past.
4.
Calculate a Possible Price for your unit. Then compare that price with other pricing data points identified in the Home Report. Keep in mind market direction.
5.
For renters, understand steps (1) – (4) from the rental perspective.
6.
For investors, understand the results (1) – (5) plus the capital gains and rental yields found in comparable properties. Single user licence to Jeremy Lee of StreetSine Pte Ltd (mobile: 94516756) Copying and networking prohibited. Downloaded on Jun 24, 2009
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Basic Information Category
: Condominium
Location
: District 23 (West Region)
Built
: 2005
Purchase Tenure
: 99 years from 20/06/2000
City Distance
: 10.6 km
Unit Address
: 28 Hillview Regency #06-21
Unit Size
: 969 sqft
The location map below shows important amenities within 2 km of the property.
MRT
Groceries
Schools
Hospitals
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Lifestyle
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Important Amenities within 2 km
Trains (MRT / LRT)
Groceries & Supermarts
Schools
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Distance to property
Bukit Batok (NS2)
1.05 km
Bukit Gombak (NS3)
1.10 km
Hillview MRT Downtown Line Due 2015
1.57 km
NTUC Fairprice(Bt Batok East)
0.47 km
Shop N Save(Bukit Batok East Ave 3)
0.56 km
NTUC Fairprice(Bt Batok Central)
1.03 km
Shop N Save(West Mall)
1.05 km
Shop N Save(Bukit Batok Junior Mart)
1.26 km
Cold Storage(Rail Mall)
1.37 km
NTUC Fairprice(Bt Batok West)
1.72 km
Lianhua Primary School
0.53 km
Hillgrove Secondary School
0.65 km
Keming Primary School
0.72 km
ITE (Bukit Batok)
0.84 km
Bukit View Primary School
0.86 km
Bukit View Secondary School
0.98 km
Yusof Ishak Secondary School
1.01 km
Dazhong Primary School
1.44 km
St. Francis Methodist (Private)
1.59 km
Swiss Cottage Secondary School
1.66 km
St. Anthony's Primary School
1.78 km
Bukit Timah Primary School
1.81 km
Millennia Institute (Toh Tuck Campus)
1.85 km
Canadian International School (Elementary)
1.94 km
CHIJ Our Lady Queen Of Peace
1.95 km
Bukit Batok Hillside Park
0.87 km
Bukit Gombak Stadium
1.06 km
Bukit Batok Nature Park
1.09 km
Bukit Batok Town Park
1.58 km
Bukit Batok Golf Range
1.96 km
Bukit Timah Nature Reserve
1.98 km
Hospitals Lifestyle
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A. Pricing to Buy or Sell 1. What are Condominium prices doing in Singapore? Hillview Regency is a Condominium in the West Region of Singapore. The graph below shows the relevant price movements between 1990Q1 (1 Jan 1990) and 2009Q1 (31 Mar 2009). You can compare the different price indexes to help you evaluate the movement of the market. Property price index is defined as the ratio of the current price per square foot compared to that in the 4th Quarter of 1998. It is used to monitor the movement of private properties in Singapore. West Condominium refers to the price index of all the Condominiums located in the West Region. All Condominiums refers to the price index for all the Condominiums in Singapore. All Private Residential refers to the price index for all private housing types combined, which includes landed homes, apartments, etc.
The table below shows the quarterly change in price index over the last 1 year. In the most recent quarter of 2009Q1, property prices have changed by -7.5% from the previous quarter. Quarter
2009Q1 2008Q4 2008Q3 2008Q2
Quarterly Percentage Change West Condominium All Condominium All Private Residential -7.5% -14.7% -14.1% -6.4% -6.7% -6.1% -1.0% -2.6% -2.4% 1.0% 0.1% 0.2%
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2. What are Condominium prices doing in Hillview Regency? Latest Avg PSF: $680 psf (Jun 09) This graph shows the latest recorded monthly average PSF (Price per Square Foot) in the estate. It was calculated by taking the average PSF of units sold within each month.
The table below lists the monthly average PSF data for the last 15 months shown in the chart. Month
Average PSF
Number of Sales
Jun 09
$680
1
May 09
$646
6
Apr 09
$597
3
Mar 09
$656
2
Feb 09
$628
5
Jan 09
-
0.0
Dec 08
-
0.0
Nov 08
$688
4
Oct 08
$672
1
Sep 08
$643
4
Aug 08
$674
3
Jul 08
$705
6
Jun 08
$658
6
May 08
$673
8
Apr 08
$707
6
Condominiums in Hillview Regency showed a 2.1% recent price change. The recent price change is calculated by comparing the average PSF for the latest month (Jun 09) against the average PSF in the last 15 months. The 15-month period is illustrated in the table above.
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In the next table, we list the 30 latest unit transaction details from Hillview Regency. Rows highlighted in yellow refer to the highest and lowest prices in the table. Address
Size
Price
PSF
Contract
Built
Tenure
Type*
28 Bukit Batok East Avenue 2 #18-19
1,130
$768k
$680
Jun 1, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-13
1,130
$720k
$637
May 21, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-10
969
$580k
$599
May 15, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #25-17
1,119
$772k
$690
May 15, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #16-21
1,195
$789k
$660
May 7, 2009
2006
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #24-05
1,119
$753k
$673
May 6, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #04-09
904
$555k
$614
May 4, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #14-08
1,119
$650k
$581
Apr 24, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #14-14
1,109
$680k
$613
Apr 8, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #04-06
904
$540k
$597
Apr 1, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #18-17
1,119
$716k
$640
Mar 15, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #20-23
1,195
$802k
$671
Mar 11, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #15-24
1,130
$701k
$620
Feb 27, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-21
1,195
$767k
$642
Feb 26, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-20
1,119
$705k
$630
Feb 26, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #15-20
1,119
$720k
$643
Feb 16, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #15-17
1,119
$680k
$607
Feb 3, 2009
Unknown99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #16-16
1,109
$717k
$646
Nov 12, 2008
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-22
1,195
$812k
$680
Nov 10, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-24
1,130
$760k
$672
Nov 7, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #21-21
1,195
$898k
$752
Nov 6, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-19
1,130
$760k
$672
Oct 28, 2008
2006
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #15-03
1,109
$684k
$617
Sep 22, 2008
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #12-22
1,195
$795k
$665
Sep 18, 2008
2006
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #08-07
904
$595k
$658
Sep 12, 2008
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-06
947
$600k
$633
Sep 12, 2008
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-09
969
$570k
$588
Aug 20, 2008
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #10-23
1,109
$860k
$776
Aug 12, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #06-22
969
$639k
$659
Aug 8, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #16-17
1,119
$800k
$715
Jul 30, 2008
2005
99 Yrs From 20/06/2000 Resale
Note: Some systems might show transactions caused by duplicate caveats lodged against developer in sub-sales. These misleading transactions are filtered off in StreetSine.
* Type of Sales - Developer prices are shown in New Sales while individual seller prices are shown in Sub Sales and Resales within the transactions.
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On average, each higher floor in Hillview Regency fetches a higher price of 1.3% . This compares with the national average of 1.07% for all apartments & condos in Singapore.
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3. Which projects are similar to Hillview Regency? Comparable projects are Condominiums that are similar in location, housing type, and age. In establishing a price for a unit in Hillview Regency, it is useful to compare Hillview Regency project with other Condominium projects. By looking at the PSF (price per square foot) of properties sold in comparable projects, it is possible to establish a price range for your unit in Hillview Regency. Note that this comparison only takes into account historical sale numbers for the entire project. So it is only one data point to consider. Later we will drill down to comparables at the unit level. Here is a description of the projects that are most comparable to Hillview Regency. In the next question, we will compare the PSF between the projects. Project
Tenure
Built
City Distance
A
Hillview Regency
99 years from 20/06/2000
2005
10.6 km
B
The Petals (0.21 km away)
Freehold
2002
10.54 km
C
The Dew (0.62 km away)
99 Years from 13/12/2000
2003
10.54 km
D
Hillview Residence (0.54 km away)
999 years from 12/10/1885
2002
10.72 km
E
The Jade (1.12 km away)
99 years from 02/10/2001
2004
11.32 km
F
Hillview 128 (0.64 km away)
999 years from 12/10/1885
2002
10.81 km
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4. How expensive is Hillview Regency compared to other projects? Using the comparables from the previous chart, below we show the latest average PSF in each project. It is calculated by taking the average PSF of all units that are transacted in the latest month where transactions are available in the project. The average PSF for Hillview Regency was $680 in Jun 09. As way of comparison, the range of average PSF for the other projects was $493-$571 PSF. Project
Latest Average PSF
Hillview Regency
$680 (Jun 09)
Hillview Residence
$571 (May 09)
The Jade
$493 (Apr 09)
The Dew
$533 (Jun 09)
Hillview 128
$570 (Apr 09)
The Petals
$567 (Apr 09)
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5. What did comparable units in Hillview Regency recently sell for? Comparable units are other units that are similar in size and floor level to 28 Hillview Regency #06-21. In establishing a price for this unit, it is useful to observe the range of prices for which other comparable units were sold. The table below shows up to 10 comparable units that have recent transactions within the last year. The most recent transactions are shown at the top of the table. Address
Area (sqft)
Price
PSF
Contract
26 Bukit Batok East Avenue 2 #04-09
904
$555k
$614
May 4, 2009
26 Bukit Batok East Avenue 2 #14-08
1,119
$650k
$581
Apr 24, 2009
28 Bukit Batok East Avenue 2 #14-14
1,108
$680k
$613
Apr 8, 2009
26 Bukit Batok East Avenue 2 #04-06
904
$540k
$597
Apr 1, 2009
28 Bukit Batok East Avenue 2 #15-24
1,130
$701k
$620
Feb 27, 2009
28 Bukit Batok East Avenue 2 #15-20
1,119
$720k
$643
Feb 16, 2009
28 Bukit Batok East Avenue 2 #15-17
1,119
$680k
$607
Feb 3, 2009
28 Bukit Batok East Avenue 2 #16-16
1,108
$717k
$646
Nov 12, 2008
28 Bukit Batok East Avenue 2 #10-23
1,108
$860k
$776
Aug 12, 2008
28 Bukit Batok East Avenue 2 #11-17
1,119
$716k
$640
Jul 14, 2008
The range of prices for which comparable units sold was $540k-$860k. The PSF range of comparable units was $581-$776.
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6. What did comparable units in other projects recently sell for? Another point of interest is the range of prices for which comparable units in similar projects were sold. The table below shows up to 10 comparable units that were sold within the last year. The most recent transactions are shown at the top of the table. Project
Address
Area
Price
PSF
Contract
HILLVIEW 128
126 Hillview Avenue #03-01
1,044
$595k
$570
Apr 13, 2009
THE PETALS
89 Hillview Avenue #06-15
1,044
$645k
$618
Mar 13, 2009
HILLVIEW 128
128 Hillview Avenue #09-02
968
$570k
$588
Mar 2, 2009
HILLVIEW 128
126 Hillview Avenue #09-06
1,044
$605k
$579
Feb 13, 2009
HILLVIEW 128
126 Hillview Avenue #04-02
968
$600k
$619
Oct 15, 2008
HILLVIEW 128
128 Hillview Avenue #07-02
968
$560k
$578
Aug 7, 2008
THE JADE
9 Bukit Batok Central Link #13-05
1,087
$740k
$681
Aug 1, 2008
HILLVIEW 128
126 Hillview Avenue #07-02
968
$595k
$614
Jun 24, 2008
The range of prices for which comparable units in similar projects sold was $560k-$740k. The PSF range of comparable units in other similar projects was $570-$681.
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7. What is a Possible Price for 28 Hillview Regency #06-21? A Possible Price is the last sale price of the unit adjusted for the market’s price change, as described by the West Condominium price index. It is based on the investment theory that, over the long run, a unit’s price reverts to the average price of the market. (For these purposes, we define "market" as all units of the same housing type in the same region.) In other words, over time, the price of a unit will not outperform the market. It will not increase (or decrease) at a greater rate than the overall growth (or decline) of the market. For example, if over the long run the average annual growth rate of the market is 3% per year, it is likely that the unit's price will be 3%, assuming no major changes to the home. In reality, the market price is determined by the buyer and the seller, based on the unique characteristics of the house and the motivations of the two parties. A house can appreciate or depreciate at a different rate than the market. Therefore, a Possible Price is only a theoretical price. It is not necessarily the fair price for the home in question. However, it is useful in that it can be used, in conjunction with other data points, as a starting point in determining the pricing solution. We recommend that you discuss a Possible Price with your trusted advisors. A Possible Price for 28 Hillview Regency #06-21: Last Sold
: Apr 22, 2005 (2005Q2)
Sale Price
: $ 502,860
Sale PSF
: $ 519 psf
Price Index Change (West Condominium)
: 20.6% (from 2005Q2 to 2009Q1)
A Possible Price
: $ 606,200
A Possible PSF
: $ 626 psf
Note: The possible price is merely 1 pricing point. You should look at the chart in the next page to get a feel of market prices. Together with possible price and market direction, the chart can help you make a pricing decision.
What would a typical mortgage for the Possible Price be? Based on a Possible Price of $606,200, a 25-year loan at 4% interest and 20% downpayment, the monthly mortgage is $2,560.
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8. (SUMMARY) How does the possible price for 28 Hillview Regency #06-21 compare with the other data points discussed earlier? In the previous questions, we drilled down from an overall property market trends to a Possible Price for 28 Hillview Regency #06-21. We also observed the price range of units that are comparable in size and floor levels to our unit. Each chart, below, combines all the data points into one visual. Ranges 1 & 2 are the HIGH/ LOW transactions of similar units within the last 1 year in Hillview Regency and other similar projects respectively. Ranges 3 & 4 are the HIGH/LOW listing prices for Hillview Regency and other similar projects within the last 1 month in www.streetsine.com. (Note: Listing prices cover ALL units regardless of size or floor levels in the project. Refer to Annex B for details.) Use these charts as a reference to arrive at a pricing solution in which you can take comfort.
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B. Renting 1. What are rental prices for Condominiums doing? Hillview Regency is a Condominium in Outside Central Region of Singapore. The graph below shows the rental price movements of Condominiums up to 2009Q1 (31 Mar 2009). You can compare the different rental indexes to help you evaluate the movement of the rental market. Rental Index is defined as the ratio of the current rental per square foot per month compared with that in 4th Quarter 1998. It is used to monitor the general rental movement of private properties in Singapore. Outside Central Condominium refers to the rental index of all the Condominiums located in the Outside Central Region. All Condominiums refers to the rental index for all the Condominiums in Singapore. All Private Residential refers to the rental index for all private housing types combined, which includes landed homes, apartments, etc.
The table below shows the quarterly change in rental index over the last 1 year. In the most recent quarter of 2009Q1, rentals have changed by -6.5% from the previous quarter. Quarter
2009Q1 2008Q4 2008Q3 2008Q2
Quarterly Percentage Change West Condominium All Condominium All Private Residential -6.5% -8.7% -8.5% -4.3% -5.7% -5.3% -2.7% -1.1% -0.9% 1.2% 2.0% 2.5%
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2. How do rental prices in Hillview Regency compare to those found in other similar projects? The table below shows the latest rental approximations for Condominiums in Hillview Regency and other similar projects. Size is based on either the selected unit size or the median transacted square foot in each project. Note that there is a lag period of at least 1 month in the time a rent is reported. Therefore, the below points are only a reference point. You should also factor in the direction of the market. Project
Size
25th percentile
Median
75th percentile
Hillview Regency
1 sqft
$2.38
$2.57
$2.68
968 sqft
$2,310
$2,492
$2,600
The Petals
1 sqft
$1.97
$2.35
$2.55
1,711 sqft
$3,369
$4,029
$4,366
1 sqft
$2.98
$3.18
$3.33
1,883 sqft
$5,614
$5,990
$6,272
1 sqft
$1.66
$1.78
$1.99
1,044 sqft
$1,729
$1,855
$2,073
1 sqft
$1.66
$1.78
$1.99
1,270 sqft
$2,103
$2,256
$2,522
The Jade
Hillview 128 *
Hillview Residence *
Footnotes: 1.
StreetSine employs proprietary algorithms to derive the approximations shown above. It combines input data from the Inland Revenue Authority of Singapore (IRAS) with rental trends from other sources.
2.
Projects marked with * have their project rentals estimated from all Condominiums along the same street as the project. This is necessary when there are insufficient rental data for that project. For uncompleted projects, this may be an indication of its rental potential.
3.
For uncompleted projects without rental history, this table could be a good indication of rental potential. The rental quartiles are estimated from comparable projects of the same housing type along the same street.
4.
Rental quartiles are based on at least 10 rental contracts signed within a stipulated period. The data will help you make better informed rental decisions.
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3. What could the landlord be paying for his monthly mortgage instalments? The monthly mortgage based on the last sold price is an indication of part of the current landlord's cost. Address
: 28 Hillview Regency #06-21
Purchase price
: $ 502,860
Purchase date
: Apr 22, 2005
Assumptions Interest rate
: 4%
Down payment
: 20%
Term of loan
: 25 years
Monthly mortgage payments
: $2,123 per month
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C. Investing 1. What return have owners earned from selling their Hillview Regency units? On average, the annual profit/loss experienced for all resale transactions in Hillview Regency was 4.2%. (Resale is defined as any property that is sold after the original sale from the developer.) This table was created by calculating the average annual price change for all units that were bought and held for at least one year and then resold. Address
Area sqft
Bought
Sold
28 Bukit Batok East Avenue 2 #17-13
1,130
$708k (Dec 07)
$720k (May 09)
1.7%
1.2%
26 Bukit Batok East Avenue 2 #03-10
969
$510k (Jun 07)
$580k (May 09)
13.7%
6.8%
26 Bukit Batok East Avenue 2 #24-05
1,119
$630k (Sep 05)
$753k (May 09)
19.5%
5.0%
26 Bukit Batok East Avenue 2 #04-09
904
$413k (Apr 03)
$555k (May 09)
34.3%
5.0%
26 Bukit Batok East Avenue 2 #14-08
1,119
$618k (Apr 07)
$650k (Apr 09)
5.2%
2.5%
26 Bukit Batok East Avenue 2 #04-06
904
$390k (Nov 02)
$540k (Apr 09)
38.6%
5.2%
26 Bukit Batok East Avenue 2 #15-03
1,109
$519k (Jan 04)
$684k (Sep 08)
31.7%
6.1%
28 Bukit Batok East Avenue 2 #12-22
1,195
$639k (Oct 04)
$795k (Sep 08)
24.3%
5.7%
26 Bukit Batok East Avenue 2 #03-06
947
$397k (Oct 02)
$600k (Sep 08)
51.2%
7.3%
26 Bukit Batok East Avenue 2 #08-07
904
$461k (Jul 01)
$595k (Sep 08)
29.1%
3.6%
26 Bukit Batok East Avenue 2 #03-09
969
$424k (Nov 02)
$570k (Aug 08)
34.4%
5.3%
28 Bukit Batok East Avenue 2 #10-23
1,109
$806k (May 07)
$860k (Aug 08)
6.7%
5.5%
28 Bukit Batok East Avenue 2 #06-22
969
$501k (Aug 05)
$639k (Aug 08)
27.6%
8.6%
28 Bukit Batok East Avenue 2 #21-13
1,130
$560k (Sep 05)
$718k (Jul 08)
28.2%
9.0%
28 Bukit Batok East Avenue 2 #11-17
1,119
$552k (Nov 04)
$716k (Jul 08)
29.8%
7.3%
28 Bukit Batok East Avenue 2 #09-17
904
$437k (Jan 04)
$590k (Jul 08)
34.9%
7.0%
26 Bukit Batok East Avenue 2 #09-07
904
$420k (Aug 05)
$575k (Jun 08)
36.9%
11.6%
28 Bukit Batok East Avenue 2 #06-17
904
$422k (Mar 04)
$610k (Jun 08)
44.6%
9.0%
26 Bukit Batok East Avenue 2 #09-09
904
$510k (Jan 01)
$595k (Jun 08)
16.7%
2.1%
26 Bukit Batok East Avenue 2 #07-08
904
$392k (Oct 03)
$600k (Jun 08)
53.1%
9.6%
26 Bukit Batok East Avenue 2 #06-11
904
$464k (Jan 01)
$600k (Jun 08)
29.3%
3.5%
26 Bukit Batok East Avenue 2 #18-11
1,109
$629k (Jan 01)
$720k (Jun 08)
14.5%
1.8%
28 Bukit Batok East Avenue 2 #03-22
969
$492k (Sep 04)
$610k (May 08)
24.0%
6.0%
26 Bukit Batok East Avenue 2 #05-07
904
$455k (Feb 01)
$560k (May 08)
23.0%
2.9%
26 Bukit Batok East Avenue 2 #10-02
1,109
$520k (Nov 06)
$670k (May 08)
28.9%
19.0%
26 Bukit Batok East Avenue 2 #21-02
1,195
$639k (Mar 05)
$740k (May 08)
15.8%
4.8%
28 Bukit Batok East Avenue 2 #02-21
1,152
$531k (May 05)
$726k (Apr 08)
36.8%
11.2%
26 Bukit Batok East Avenue 2 #18-10
1,109
$621k (Jan 01)
$755k (Apr 08)
21.5%
2.7%
26 Bukit Batok East Avenue 2 #11-02
1,109
$557k (Nov 02)
$690k (Jan 08)
23.9%
4.2%
26 Bukit Batok East Avenue 2 #24-01
1,130
$565k (Dec 04)
$730k (Jan 08)
29.1%
8.7%
26 Bukit Batok East Avenue 2 #16-06
1,130
$535k (Mar 03)
$722k (Dec 07)
35.0%
6.5%
28 Bukit Batok East Avenue 2 #09-18
904
$437k (Mar 02)
$572k (Dec 07)
30.9%
4.8%
28 Bukit Batok East Avenue 2 #09-13
904
$386k (Nov 03)
$560k (Dec 07)
45.0%
9.5%
28 Bukit Batok East Avenue 2 #17-13
1,130
$529k (Aug 05)
$708k (Dec 07)
33.8%
13.0%
26 Bukit Batok East Avenue 2 #15-05
1,119
$531k (Apr 04)
$700k (Oct 07)
31.8%
8.1%
26 Bukit Batok East Avenue 2 #08-11
904
$477k (Jan 01)
$580k (Oct 07)
21.6%
3.0%
28 Bukit Batok East Avenue 2 #09-21
969
$542k (Dec 05)
$630k (Oct 07)
16.3%
8.8%
26 Bukit Batok East Avenue 2 #02-07
1,119
$452k (Oct 05)
$600k (Sep 07)
32.7%
15.4%
26 Bukit Batok East Avenue 2 #09-02
1,173
$645k (May 01)
$740k (Sep 07)
14.8%
2.2%
26 Bukit Batok East Avenue 2 #08-09
904
$495k (Apr 01)
$555k (Sep 07)
12.1%
1.8%
26 Bukit Batok East Avenue 2 #12-07
1,130
$592k (Apr 01)
$670k (Aug 07)
13.1%
2.0%
26 Bukit Batok East Avenue 2 #24-09
1,195
$609k (Mar 05)
$770k (Aug 07)
26.4%
10.1%
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Address
Area sqft
Bought
Sold
28 Bukit Batok East Avenue 2 #02-13
1,119
$436k (May 04)
$600k (Aug 07)
37.6%
10.3%
28 Bukit Batok East Avenue 2 #19-13
1,130
$564k (Aug 05)
$780k (Aug 07)
38.3%
17.7%
26 Bukit Batok East Avenue 2 #06-09
904
$498k (Jan 01)
$551k (Jul 07)
10.6%
1.6%
28 Bukit Batok East Avenue 2 #16-18
1,130
$576k (Jan 02)
$670k (Jul 07)
16.3%
2.8%
26 Bukit Batok East Avenue 2 #13-03
1,109
$509k (Jan 04)
$633k (Jul 07)
24.4%
6.4%
26 Bukit Batok East Avenue 2 #12-03
1,109
$540k (Jul 03)
$690k (Jul 07)
27.8%
6.4%
26 Bukit Batok East Avenue 2 #20-07
1,130
$532k (Feb 05)
$730k (Jul 07)
37.2%
14.1%
26 Bukit Batok East Avenue 2 #19-01
1,130
$525k (Sep 04)
$700k (Jul 07)
33.2%
10.6%
26 Bukit Batok East Avenue 2 #22-03
1,195
$621k (Aug 05)
$750k (Jul 07)
20.8%
10.4%
26 Bukit Batok East Avenue 2 #05-12
904
$470k (Jan 01)
$550k (Jun 07)
17.1%
2.5%
26 Bukit Batok East Avenue 2 #23-06
1,130
$542k (Jan 04)
$700k (Jun 07)
29.2%
7.8%
28 Bukit Batok East Avenue 2 #06-13
904
$398k (Oct 05)
$559k (Jun 07)
40.4%
21.9%
28 Bukit Batok East Avenue 2 #04-24
904
$427k (Mar 05)
$520k (Jun 07)
21.8%
8.9%
26 Bukit Batok East Avenue 2 #19-03
1,195
$590k (Dec 03)
$680k (Jun 07)
15.2%
4.1%
26 Bukit Batok East Avenue 2 #03-11
969
$476k (Feb 01)
$535k (Jun 07)
12.4%
1.9%
26 Bukit Batok East Avenue 2 #23-05
1,119
$567k (Aug 05)
$670k (Jun 07)
18.1%
9.6%
26 Bukit Batok East Avenue 2 #02-10
1,119
$432k (Aug 03)
$590k (Jun 07)
36.6%
8.6%
26 Bukit Batok East Avenue 2 #02-01
1,119
$407k (Nov 03)
$550k (Jun 07)
35.0%
8.8%
26 Bukit Batok East Avenue 2 #03-10
969
$500k (Dec 00)
$510k (Jun 07)
2.1%
0.3%
28 Bukit Batok East Avenue 2 #15-13
1,130
$572k (Sep 05)
$710k (May 07)
24.1%
13.8%
26 Bukit Batok East Avenue 2 #16-01
1,130
$560k (Dec 01)
$620k (May 07)
10.7%
1.9%
26 Bukit Batok East Avenue 2 #07-12
904
$469k (Jan 01)
$510k (May 07)
8.7%
1.3%
26 Bukit Batok East Avenue 2 #22-12
1,130
$530k (Jul 05)
$680k (May 07)
28.3%
14.6%
26 Bukit Batok East Avenue 2 #06-07
904
$390k (Mar 03)
$470k (May 07)
20.5%
4.6%
28 Bukit Batok East Avenue 2 #04-16
904
$433k (Sep 03)
$475k (May 07)
9.7%
2.6%
26 Bukit Batok East Avenue 2 #04-12
904
$459k (Feb 01)
$472k (May 07)
2.9%
0.5%
26 Bukit Batok East Avenue 2 #12-04
1,109
$498k (Oct 03)
$585k (May 07)
17.4%
4.6%
26 Bukit Batok East Avenue 2 #02-06
1,119
$465k (Feb 03)
$560k (May 07)
20.5%
4.6%
28 Bukit Batok East Avenue 2 #18-13
1,130
$529k (Jun 05)
$580k (Apr 07)
9.6%
5.0%
26 Bukit Batok East Avenue 2 #16-02
1,109
$545k (Mar 04)
$590k (Apr 07)
8.2%
2.6%
26 Bukit Batok East Avenue 2 #21-06
1,130
$530k (Nov 03)
$590k (Apr 07)
11.3%
3.2%
26 Bukit Batok East Avenue 2 #11-03
1,109
$551k (Aug 03)
$700k (Apr 07)
27.0%
6.8%
28 Bukit Batok East Avenue 2 #04-15
969
$408k (Oct 03)
$495k (Apr 07)
21.3%
5.7%
26 Bukit Batok East Avenue 2 #22-07
1,130
$531k (Jul 05)
$565k (Mar 07)
6.4%
3.8%
26 Bukit Batok East Avenue 2 #08-06
904
$456k (Jun 01)
$458k (Feb 07)
0.4%
0.1%
26 Bukit Batok East Avenue 2 #13-12
1,130
$601k (Jan 01)
$560k (Feb 07)
-6.8%
-1.2%
28 Bukit Batok East Avenue 2 #08-19
904
$435k (Jul 04)
$438k (Jan 07)
0.7%
0.3%
26 Bukit Batok East Avenue 2 #04-10
969
$503k (Jan 01)
$450k (Jan 07)
-10.4%
-1.8%
26 Bukit Batok East Avenue 2 #07-05
904
$421k (Nov 02)
$415k (Jan 07)
-1.5%
-0.4%
26 Bukit Batok East Avenue 2 #17-02
1,195
$608k (Aug 04)
$580k (Jan 07)
-4.6%
-2.0%
26 Bukit Batok East Avenue 2 #06-03
969
$465k (Mar 03)
$420k (Dec 06)
-9.7%
-2.7%
26 Bukit Batok East Avenue 2 #10-02
1,109
$548k (Jan 03)
$520k (Nov 06)
-5.1%
-1.4%
26 Bukit Batok East Avenue 2 #04-03
969
$455k (Aug 03)
$480k (Nov 06)
5.5%
1.6%
26 Bukit Batok East Avenue 2 #11-10
1,109
$584k (Jan 01)
$540k (Oct 06)
-7.5%
-1.4%
26 Bukit Batok East Avenue 2 #17-06
1,130
$510k (Oct 03)
$543k (Sep 06)
6.5%
2.2%
26 Bukit Batok East Avenue 2 #09-06
904
$400k (Nov 02)
$426k (Jul 06)
6.4%
1.7%
26 Bukit Batok East Avenue 2 #12-12
1,130
$604k (Dec 00)
$590k (Jul 06)
-2.3%
-0.4%
28 Bukit Batok East Avenue 2 #05-13
904
$418k (Apr 02)
$415k (Feb 06)
-0.7%
-0.2%
28 Bukit Batok East Avenue 2 #07-16
904
$429k (Jan 04)
$449k (Nov 05)
4.6%
2.4%
26 Bukit Batok East Avenue 2 #10-12
1,130
$598k (Jan 01)
$536k (Nov 05)
-10.4%
-2.2%
28 Bukit Batok East Avenue 2 #11-15
1,109
$495k (Feb 04)
$510k (Nov 05)
3.0%
1.7%
26 Bukit Batok East Avenue 2 #18-05
1,119
$548k (Oct 04)
$567k (Nov 05)
3.5%
3.2%
26 Bukit Batok East Avenue 2 #12-08
1,119
$554k (Jan 03)
$478k (Oct 05)
-13.8%
-5.2%
26 Bukit Batok East Avenue 2 #23-12
1,130
$672k (Jan 01)
$550k (Oct 05)
-18.1%
-4.2%
26 Bukit Batok East Avenue 2 #08-04
969
$490k (Dec 01)
$485k (Oct 05)
-1.0%
-0.3%
28 Bukit Batok East Avenue 2 #06-13
904
$386k (Nov 03)
$398k (Oct 05)
3.2%
1.7%
26 Bukit Batok East Avenue 2 #09-11
1,109
$579k (Jan 01)
$525k (Oct 05)
-9.3%
-2.0%
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Address
Area sqft
Bought
Sold
Price Change
26 Bukit Batok East Avenue 2 #02-07
1,119
$519k (Jan 01)
$452k (Oct 05)
-12.8%
-2.8%
26 Bukit Batok East Avenue 2 #07-10
969
$514k (Dec 00)
$475k (Sep 05)
-7.6%
-1.7%
26 Bukit Batok East Avenue 2 #09-07
904
$468k (Apr 01)
$420k (Aug 05)
-10.3%
-2.5%
28 Bukit Batok East Avenue 2 #08-17
904
$470k (Feb 02)
$428k (Aug 05)
-8.9%
-2.6%
26 Bukit Batok East Avenue 2 #04-11
904
$467k (Jan 01)
$420k (Aug 05)
-10.1%
-2.3%
26 Bukit Batok East Avenue 2 #22-12
1,130
$671k (Jan 01)
$530k (Jul 05)
-21.0%
-5.1%
26 Bukit Batok East Avenue 2 #03-05
969
$394k (Nov 03)
$410k (Jul 05)
4.0%
2.4%
26 Bukit Batok East Avenue 2 #07-11
904
$470k (Mar 01)
$413k (Apr 05)
-12.1%
-3.1%
26 Bukit Batok East Avenue 2 #06-08
904
$412k (Jul 03)
$410k (Jan 05)
-0.5%
-0.3%
28 Bukit Batok East Avenue 2 #02-13
1,119
$418k (Apr 02)
$436k (May 04)
4.4%
2.1%
26 Bukit Batok East Avenue 2 #09-12
904
$480k (Dec 00)
$410k (Oct 03)
-14.7%
-5.4%
26 Bukit Batok East Avenue 2 #07-08
904
$502k (Jan 01)
$392k (Oct 03)
-21.9%
-8.7%
Average Annual Capital Gain
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Annualized Capital Gain
4.2%
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2. How does the Hillview Regency return compare with returns from sales in comparable projects? The table below compares Hillview Regency average annual capital gain of 4.2% per year with that of comparable projects. The comparables benchmark showed a capital gain of 2.8% per year. (Comparables Benchmark is defined as the overall average of annualized capital gains in comparable projects, including Hillview Regency.)
Project
First Resale
Last Resale
Avg annual gain
Hillview Regency
Oct 2003
May 2009
4.2%
Hillview Residence
Jul 2003
May 2009
-1.0%
The Jade
Apr 2003
Mar 2009
3.0%
The Dew
Oct 2003
Jun 2009
3.8%
Hillview 128
Jun 2000
Apr 2009
4.5%
The Petals
Sep 2002
Apr 2009
2.2%
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3. What are the recent rental yields in Hillview Regency? Good property price appreciations are usually associated with higher rental yields. Gross Rental Yield of a property is its rental income divided by its sale price. Net Rental Yield is the rental income minus taxes and expenses, divided by its sale price. Equity Dividend Rate is the rental income minus taxes and expenses, divided by the invested equity.
Project
Gross Rental Yield
Net Rental Yield
Equity Dividend Rate
Hillview Regency
4.76%
3.81%
-0.96%
Hillview Residence*
3.78%
3.03%
-4.87%
The Petals
5.00%
4.00%
0.01%
The Jade
6.48%
5.19%
5.93%
Hillview 128*
3.82%
3.06%
-4.71%
The table above shows an estimate of the average comparative rental yield for Condominiums in Hillview Regency and other comparable projects. Note: (a)
Assume 20% typical expenses to obtain net income. This covers property taxes, maintenance, insurance, repairs, and agent commission.
(b)
Equity dividend rate calculations are based on 20% downpayment (i.e. 80% loan) at an interest rate of 4% per annum.
(c)
Projects marked with * have their project rentals estimated from all Condominiums along the same street as the project. For uncompleted projects, this may be an indication of its investment potential.
(d)
Refer to Annex A for the rental yield derivation of Hillview Regency.
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Annex A
Rental yield calculations for Condominiums in Hillview Regency 25th percentile
50th percentile
75th percentile
Size
1,119 sqft
1,119 sqft
1,130 sqft
A
Sale price
$680,000
$716,160
$767,190
B
Down payment (20%)
$136,000
$143,232
$153,438
C
Housing Loan (80%)
$544,000
$572,928
$613,752
D
Interest (4%) per annum
0.04 x $680,000 = $27,200
0.04 x $716,160 = $28,646
0.04 x $767,190 = $30,688
E
Rent (psf) per month
$2.38
$2.57
$2.68
F
Rent (p.m.) [size]x[E]
$2,670
$2,880
$3,033
G
Gross Rent per annum
$32,036
$34,557
$36,401
H
20% outgoings
$6,407
$6,911
$7,280
I
Gross income = [G] - [H]
$25,629
$27,646
$29,121
J
Net income = [I] - [D]
-$1,571
-$1,001
-$1,566
K
Gross Yield = [G] / [A]
4.71%
4.83%
4.74%
L
Net Yield (ROC) = [I] / [A]
3.77%
3.86%
3.80%
M
Equity Dividend Rate (ROE) -1.16% = [J] / [B]
-0.70%
-1.02%
Avg Gross Yield:
4.76%
Avg ROC:
3.81%
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Avg ROE:
-0.96%
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Annex B The tables below show Condominium listings in Hillview Regency and other comparable projects. All listings are active in StreetSine as at Jun 24, 2009. Highlighted in red are the highest / lowest asking prices and psf. (Click on the address link to contact sellers on StreetSine website)
Sale Listings in Hillview Regency and other comparable projects Sale Address
Asking
PSF
Built Area
Bedrooms
Posted
Hillview Regency, 26
$730k
$652
1,119
3
Jun 22, 2009
Hillview Regency, 26
$750k
$669
1,119
3
Jun 22, 2009
Hillview Regency, 26
$828k
$693
1,195
3
May 27, 2009
The Jade, 9
$1,800k
$464
3,875
-
Jun 22, 2009
The Petals, 91
$1,038k
$591
1,754
4
May 27, 2009
Rental Listings in Hillview Regency and other comparable projects Rental Address
Asking
PSF
Built Area
Bedrooms
Posted
Hillview Regency, 26
$2,800
$2.50
1,119
3
Jun 12, 2009
Hillview Regency, 28
$2,200
$2.27
969
2
May 27, 2009
Hillview Regency, 28
$2,300
$2.37
969
2
May 27, 2009
Hillview Residence, 138
$2,600
$1.80
1,442
3
Jun 15, 2009
The Petals, 95
$2,400
$1.92
1,249
3
Jun 12, 2009
The Jade, 9
$3,000
$2.96
1,012
2
Jun 10, 2009
The Jade, 9
$3,700
$2.64
1,399
3
Jun 10, 2009
The Dew, 32
$3,600
$1.55
2,325
3
Jun 9, 2009
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Important Information StreetSine crunches thousands of numbers to arrive at the analysis found in the Home Report. Using proprietary algorithms, StreetSine quickly processes raw data from the government and other publicly available sources, as well as data found in the StreetSine marketplace, to derive the analysis found in the report. This valuable information is time-sensitive, as the market is always changing. Therefore, we recommend that you update your understanding of the market by visiting www.streetsine.com, generating new Home Reports, and discussing the housing market with trusted advisors. StreetSine Pte. Ltd. collects and collates public information from sources that include user input, real estate professionals, retail business, and government agencies that include URA Realis, SingStat, SingPost, etc. StreetSine Ltd. Pte. does not alter or manipulate the accuracy of that data when it conducts analysis or presents information in its Services. To the best of our knowledge, the raw data and analytical output are accurate, but no decision should be made solely on these numbers. Property investments are subject to risks, including possible loss of principal amount invested. The value of properties may fall or rise. Past performance or any prediction or forecast is not necessarily indicative of future performance. Services rendered by StreetSine Pte. Ltd. do not constitute and shall not be construed as constituting investment advice or recommendations and are prepared without regard to the specific objectives, financial situations or needs of any particular person who may receive or use the Services or Site. Investors should study all relevant information and consider whether the investment is appropriate for them. You should seek the advice of your financial, property, and legal advisors before purchasing, renting, or selling property. If you are using information from StreetSine to make decisions regarding the purchase of goods or services from a retail business marketing on www.streetsine.com, you should thoroughly consider all your options or alternatives. Your purchase and investment decisions are solely your responsibility.
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Property Summary Sheet I. Unit Pricing Selected Address
: 28 Hillview Regency #06-21 (969sqft)
Last Sold for
: $ 502,860 ($ 519 psf) on Apr 22, 2005
Price Index Change
: 20.6% from 2005Q2 [Last Sold] to 2009Q1 [Recent]
A Possible *Possible
Price*
Today
: $ 606,200 ($ 626 psf)
Price is the last sale price of the unit adjusted for the market’s price change, as described by the West Condominium price index.
II. Project Transactions Latest Avg PSF: $680 psf (Jun 09)
Recent Transacted Address
Size
Price
PSF
Contract
Built
Tenure
Type*
28 Bukit Batok East Avenue 2 #18-19
1,130
$768k
$680
Jun 1, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-13
1,130
$720k
$637
May 21, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-10
969
$580k
$599
May 15, 2009
2005
99 Yrs From 20/06/2000 Resale
III. Compare Nearby Projects Project
Latest Average PSF
Rental
Capital gain
Rental Yield
Hillview Regency
$680 (Jun 09)
$2.57 psf
4.2%/yr
4.76%
Hillview Residence
$571 (May 09)
$1.78 psf
-1.0%/yr
3.78%
The Jade
$493 (Apr 09)
$3.18 psf
3.0%/yr
6.48%
Hillview 128
$570 (Apr 09)
$1.78 psf
4.5%/yr
3.82%
The Petals
$567 (Apr 09)
$2.35 psf
2.2%/yr
5.00%
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Thank you for selecting StreetSine as a source for residential property information. We know that buying, selling, or renting a home is one of the most important decisions you will make in a lifetime. We very much appreciate your decision to use StreetSine Home Report.
Getting the Most Out of the Home Report This home report provides data on 28 Hillview Regency #06-21 (Condominium). The data is last updated on 24 Jun 09 from official sources. For information on the data, please see the footnotes contained within this report or contact us at [email protected]. The intent of this report is to provide you with important information that will help you A. Price Hillview Regency for sale or rent B. Compare it with other similar projects. Please keep in mind that it is impossible to derive the undisputed value of a home solely from market data. Ultimately, each real estate transaction is unique, with the buyer and seller making the market by agreeing on a price that is mutually acceptable. Therefore, we believe home pricing is a combination of quantitative analysis and qualitative judgment. The Home Report helps you analyze the numbers, but that is only part of the pricing process. You must also use your judgment, along with that of trusted advisors, to arrive at a pricing solution that takes into consideration the market numbers and the unique characteristics of the property. The Home Report is organized into four sections: (1) (2) (3) (4)
Basic Information Pricing to buy or sell Renting Investing
In analyzing the numbers found in the Home Report and on www.streetsine.com, we recommend that you follow these steps: 1.
Understand the big picture. What direction are residential prices moving?
2.
Identify Condominium projects that are similar, or comparable, to Hillview Regency. Then, compare recent sale prices.
3.
Identify the prices that similar, or comparable, units within Hillview Regency sold for, in the recent past.
4.
Calculate a Possible Price for your unit. Then compare that price with other pricing data points identified in the Home Report. Keep in mind market direction.
5.
For renters, understand steps (1) – (4) from the rental perspective.
6.
For investors, understand the results (1) – (5) plus the capital gains and rental yields found in comparable properties. Single user licence to Jeremy Lee of StreetSine Pte Ltd (mobile: 94516756) Copying and networking prohibited. Downloaded on Jun 24, 2009
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Basic Information Category
: Condominium
Location
: District 23 (West Region)
Built
: 2005
Purchase Tenure
: 99 years from 20/06/2000
City Distance
: 10.6 km
Unit Address
: 28 Hillview Regency #06-21
Unit Size
: 969 sqft
The location map below shows important amenities within 2 km of the property.
MRT
Groceries
Schools
Hospitals
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Important Amenities within 2 km
Trains (MRT / LRT)
Groceries & Supermarts
Schools
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Distance to property
Bukit Batok (NS2)
1.05 km
Bukit Gombak (NS3)
1.10 km
Hillview MRT Downtown Line Due 2015
1.57 km
NTUC Fairprice(Bt Batok East)
0.47 km
Shop N Save(Bukit Batok East Ave 3)
0.56 km
NTUC Fairprice(Bt Batok Central)
1.03 km
Shop N Save(West Mall)
1.05 km
Shop N Save(Bukit Batok Junior Mart)
1.26 km
Cold Storage(Rail Mall)
1.37 km
NTUC Fairprice(Bt Batok West)
1.72 km
Lianhua Primary School
0.53 km
Hillgrove Secondary School
0.65 km
Keming Primary School
0.72 km
ITE (Bukit Batok)
0.84 km
Bukit View Primary School
0.86 km
Bukit View Secondary School
0.98 km
Yusof Ishak Secondary School
1.01 km
Dazhong Primary School
1.44 km
St. Francis Methodist (Private)
1.59 km
Swiss Cottage Secondary School
1.66 km
St. Anthony's Primary School
1.78 km
Bukit Timah Primary School
1.81 km
Millennia Institute (Toh Tuck Campus)
1.85 km
Canadian International School (Elementary)
1.94 km
CHIJ Our Lady Queen Of Peace
1.95 km
Bukit Batok Hillside Park
0.87 km
Bukit Gombak Stadium
1.06 km
Bukit Batok Nature Park
1.09 km
Bukit Batok Town Park
1.58 km
Bukit Batok Golf Range
1.96 km
Bukit Timah Nature Reserve
1.98 km
Hospitals Lifestyle
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A. Pricing to Buy or Sell 1. What are Condominium prices doing in Singapore? Hillview Regency is a Condominium in the West Region of Singapore. The graph below shows the relevant price movements between 1990Q1 (1 Jan 1990) and 2009Q1 (31 Mar 2009). You can compare the different price indexes to help you evaluate the movement of the market. Property price index is defined as the ratio of the current price per square foot compared to that in the 4th Quarter of 1998. It is used to monitor the movement of private properties in Singapore. West Condominium refers to the price index of all the Condominiums located in the West Region. All Condominiums refers to the price index for all the Condominiums in Singapore. All Private Residential refers to the price index for all private housing types combined, which includes landed homes, apartments, etc.
The table below shows the quarterly change in price index over the last 1 year. In the most recent quarter of 2009Q1, property prices have changed by -7.5% from the previous quarter. Quarter
2009Q1 2008Q4 2008Q3 2008Q2
Quarterly Percentage Change West Condominium All Condominium All Private Residential -7.5% -14.7% -14.1% -6.4% -6.7% -6.1% -1.0% -2.6% -2.4% 1.0% 0.1% 0.2%
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2. What are Condominium prices doing in Hillview Regency? Latest Avg PSF: $680 psf (Jun 09) This graph shows the latest recorded monthly average PSF (Price per Square Foot) in the estate. It was calculated by taking the average PSF of units sold within each month.
The table below lists the monthly average PSF data for the last 15 months shown in the chart. Month
Average PSF
Number of Sales
Jun 09
$680
1
May 09
$646
6
Apr 09
$597
3
Mar 09
$656
2
Feb 09
$628
5
Jan 09
-
0.0
Dec 08
-
0.0
Nov 08
$688
4
Oct 08
$672
1
Sep 08
$643
4
Aug 08
$674
3
Jul 08
$705
6
Jun 08
$658
6
May 08
$673
8
Apr 08
$707
6
Condominiums in Hillview Regency showed a 2.1% recent price change. The recent price change is calculated by comparing the average PSF for the latest month (Jun 09) against the average PSF in the last 15 months. The 15-month period is illustrated in the table above.
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In the next table, we list the 30 latest unit transaction details from Hillview Regency. Rows highlighted in yellow refer to the highest and lowest prices in the table. Address
Size
Price
PSF
Contract
Built
Tenure
Type*
28 Bukit Batok East Avenue 2 #18-19
1,130
$768k
$680
Jun 1, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-13
1,130
$720k
$637
May 21, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-10
969
$580k
$599
May 15, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #25-17
1,119
$772k
$690
May 15, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #16-21
1,195
$789k
$660
May 7, 2009
2006
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #24-05
1,119
$753k
$673
May 6, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #04-09
904
$555k
$614
May 4, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #14-08
1,119
$650k
$581
Apr 24, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #14-14
1,109
$680k
$613
Apr 8, 2009
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #04-06
904
$540k
$597
Apr 1, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #18-17
1,119
$716k
$640
Mar 15, 2009
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #20-23
1,195
$802k
$671
Mar 11, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #15-24
1,130
$701k
$620
Feb 27, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-21
1,195
$767k
$642
Feb 26, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-20
1,119
$705k
$630
Feb 26, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #15-20
1,119
$720k
$643
Feb 16, 2009
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #15-17
1,119
$680k
$607
Feb 3, 2009
Unknown99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #16-16
1,109
$717k
$646
Nov 12, 2008
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-22
1,195
$812k
$680
Nov 10, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-24
1,130
$760k
$672
Nov 7, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #21-21
1,195
$898k
$752
Nov 6, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #17-19
1,130
$760k
$672
Oct 28, 2008
2006
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #15-03
1,109
$684k
$617
Sep 22, 2008
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #12-22
1,195
$795k
$665
Sep 18, 2008
2006
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #08-07
904
$595k
$658
Sep 12, 2008
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-06
947
$600k
$633
Sep 12, 2008
2005
99 Yrs From 20/06/2000 Resale
26 Bukit Batok East Avenue 2 #03-09
969
$570k
$588
Aug 20, 2008
2005
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #10-23
1,109
$860k
$776
Aug 12, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #06-22
969
$639k
$659
Aug 8, 2008
2006
99 Yrs From 20/06/2000 Resale
28 Bukit Batok East Avenue 2 #16-17
1,119
$800k
$715
Jul 30, 2008
2005
99 Yrs From 20/06/2000 Resale
Note: Some systems might show transactions caused by duplicate caveats lodged against developer in sub-sales. These misleading transactions are filtered off in StreetSine.
* Type of Sales - Developer prices are shown in New Sales while individual seller prices are shown in Sub Sales and Resales within the transactions.
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On average, each higher floor in Hillview Regency fetches a higher price of 1.3% . This compares with the national average of 1.07% for all apartments & condos in Singapore.
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3. Which projects are similar to Hillview Regency? Comparable projects are Condominiums that are similar in location, housing type, and age. In establishing a price for a unit in Hillview Regency, it is useful to compare Hillview Regency project with other Condominium projects. By looking at the PSF (price per square foot) of properties sold in comparable projects, it is possible to establish a price range for your unit in Hillview Regency. Note that this comparison only takes into account historical sale numbers for the entire project. So it is only one data point to consider. Later we will drill down to comparables at the unit level. Here is a description of the projects that are most comparable to Hillview Regency. In the next question, we will compare the PSF between the projects. Project
Tenure
Built
City Distance
A
Hillview Regency
99 years from 20/06/2000
2005
10.6 km
B
The Petals (0.21 km away)
Freehold
2002
10.54 km
C
The Dew (0.62 km away)
99 Years from 13/12/2000
2003
10.54 km
D
Hillview Residence (0.54 km away)
999 years from 12/10/1885
2002
10.72 km
E
The Jade (1.12 km away)
99 years from 02/10/2001
2004
11.32 km
F
Hillview 128 (0.64 km away)
999 years from 12/10/1885
2002
10.81 km
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4. How expensive is Hillview Regency compared to other projects? Using the comparables from the previous chart, below we show the latest average PSF in each project. It is calculated by taking the average PSF of all units that are transacted in the latest month where transactions are available in the project. The average PSF for Hillview Regency was $680 in Jun 09. As way of comparison, the range of average PSF for the other projects was $493-$571 PSF. Project
Latest Average PSF
Hillview Regency
$680 (Jun 09)
Hillview Residence
$571 (May 09)
The Jade
$493 (Apr 09)
The Dew
$533 (Jun 09)
Hillview 128
$570 (Apr 09)
The Petals
$567 (Apr 09)
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5. What did comparable units in Hillview Regency recently sell for? Comparable units are other units that are similar in size and floor level to 28 Hillview Regency #06-21. In establishing a price for this unit, it is useful to observe the range of prices for which other comparable units were sold. The table below shows up to 10 comparable units that have recent transactions within the last year. The most recent transactions are shown at the top of the table. Address
Area (sqft)
Price
PSF
Contract
26 Bukit Batok East Avenue 2 #04-09
904
$555k
$614
May 4, 2009
26 Bukit Batok East Avenue 2 #14-08
1,119
$650k
$581
Apr 24, 2009
28 Bukit Batok East Avenue 2 #14-14
1,108
$680k
$613
Apr 8, 2009
26 Bukit Batok East Avenue 2 #04-06
904
$540k
$597
Apr 1, 2009
28 Bukit Batok East Avenue 2 #15-24
1,130
$701k
$620
Feb 27, 2009
28 Bukit Batok East Avenue 2 #15-20
1,119
$720k
$643
Feb 16, 2009
28 Bukit Batok East Avenue 2 #15-17
1,119
$680k
$607
Feb 3, 2009
28 Bukit Batok East Avenue 2 #16-16
1,108
$717k
$646
Nov 12, 2008
28 Bukit Batok East Avenue 2 #10-23
1,108
$860k
$776
Aug 12, 2008
28 Bukit Batok East Avenue 2 #11-17
1,119
$716k
$640
Jul 14, 2008
The range of prices for which comparable units sold was $540k-$860k. The PSF range of comparable units was $581-$776.
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6. What did comparable units in other projects recently sell for? Another point of interest is the range of prices for which comparable units in similar projects were sold. The table below shows up to 10 comparable units that were sold within the last year. The most recent transactions are shown at the top of the table. Project
Address
Area
Price
PSF
Contract
HILLVIEW 128
126 Hillview Avenue #03-01
1,044
$595k
$570
Apr 13, 2009
THE PETALS
89 Hillview Avenue #06-15
1,044
$645k
$618
Mar 13, 2009
HILLVIEW 128
128 Hillview Avenue #09-02
968
$570k
$588
Mar 2, 2009
HILLVIEW 128
126 Hillview Avenue #09-06
1,044
$605k
$579
Feb 13, 2009
HILLVIEW 128
126 Hillview Avenue #04-02
968
$600k
$619
Oct 15, 2008
HILLVIEW 128
128 Hillview Avenue #07-02
968
$560k
$578
Aug 7, 2008
THE JADE
9 Bukit Batok Central Link #13-05
1,087
$740k
$681
Aug 1, 2008
HILLVIEW 128
126 Hillview Avenue #07-02
968
$595k
$614
Jun 24, 2008
The range of prices for which comparable units in similar projects sold was $560k-$740k. The PSF range of comparable units in other similar projects was $570-$681.
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7. What is a Possible Price for 28 Hillview Regency #06-21? A Possible Price is the last sale price of the unit adjusted for the market’s price change, as described by the West Condominium price index. It is based on the investment theory that, over the long run, a unit’s price reverts to the average price of the market. (For these purposes, we define "market" as all units of the same housing type in the same region.) In other words, over time, the price of a unit will not outperform the market. It will not increase (or decrease) at a greater rate than the overall growth (or decline) of the market. For example, if over the long run the average annual growth rate of the market is 3% per year, it is likely that the unit's price will be 3%, assuming no major changes to the home. In reality, the market price is determined by the buyer and the seller, based on the unique characteristics of the house and the motivations of the two parties. A house can appreciate or depreciate at a different rate than the market. Therefore, a Possible Price is only a theoretical price. It is not necessarily the fair price for the home in question. However, it is useful in that it can be used, in conjunction with other data points, as a starting point in determining the pricing solution. We recommend that you discuss a Possible Price with your trusted advisors. A Possible Price for 28 Hillview Regency #06-21: Last Sold
: Apr 22, 2005 (2005Q2)
Sale Price
: $ 502,860
Sale PSF
: $ 519 psf
Price Index Change (West Condominium)
: 20.6% (from 2005Q2 to 2009Q1)
A Possible Price
: $ 606,200
A Possible PSF
: $ 626 psf
Note: The possible price is merely 1 pricing point. You should look at the chart in the next page to get a feel of market prices. Together with possible price and market direction, the chart can help you make a pricing decision.
What would a typical mortgage for the Possible Price be? Based on a Possible Price of $606,200, a 25-year loan at 4% interest and 20% downpayment, the monthly mortgage is $2,560.
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8. (SUMMARY) How does the possible price for 28 Hillview Regency #06-21 compare with the other data points discussed earlier? In the previous questions, we drilled down from an overall property market trends to a Possible Price for 28 Hillview Regency #06-21. We also observed the price range of units that are comparable in size and floor levels to our unit. Each chart, below, combines all the data points into one visual. Ranges 1 & 2 are the HIGH/ LOW transactions of similar units within the last 1 year in Hillview Regency and other similar projects respectively. Ranges 3 & 4 are the HIGH/LOW listing prices for Hillview Regency and other similar projects within the last 1 month in www.streetsine.com. (Note: Listing prices cover ALL units regardless of size or floor levels in the project. Refer to Annex B for details.) Use these charts as a reference to arrive at a pricing solution in which you can take comfort.
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B. Renting 1. What are rental prices for Condominiums doing? Hillview Regency is a Condominium in Outside Central Region of Singapore. The graph below shows the rental price movements of Condominiums up to 2009Q1 (31 Mar 2009). You can compare the different rental indexes to help you evaluate the movement of the rental market. Rental Index is defined as the ratio of the current rental per square foot per month compared with that in 4th Quarter 1998. It is used to monitor the general rental movement of private properties in Singapore. Outside Central Condominium refers to the rental index of all the Condominiums located in the Outside Central Region. All Condominiums refers to the rental index for all the Condominiums in Singapore. All Private Residential refers to the rental index for all private housing types combined, which includes landed homes, apartments, etc.
The table below shows the quarterly change in rental index over the last 1 year. In the most recent quarter of 2009Q1, rentals have changed by -6.5% from the previous quarter. Quarter
2009Q1 2008Q4 2008Q3 2008Q2
Quarterly Percentage Change West Condominium All Condominium All Private Residential -6.5% -8.7% -8.5% -4.3% -5.7% -5.3% -2.7% -1.1% -0.9% 1.2% 2.0% 2.5%
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2. How do rental prices in Hillview Regency compare to those found in other similar projects? The table below shows the latest rental approximations for Condominiums in Hillview Regency and other similar projects. Size is based on either the selected unit size or the median transacted square foot in each project. Note that there is a lag period of at least 1 month in the time a rent is reported. Therefore, the below points are only a reference point. You should also factor in the direction of the market. Project
Size
25th percentile
Median
75th percentile
Hillview Regency
1 sqft
$2.38
$2.57
$2.68
968 sqft
$2,310
$2,492
$2,600
The Petals
1 sqft
$1.97
$2.35
$2.55
1,711 sqft
$3,369
$4,029
$4,366
1 sqft
$2.98
$3.18
$3.33
1,883 sqft
$5,614
$5,990
$6,272
1 sqft
$1.66
$1.78
$1.99
1,044 sqft
$1,729
$1,855
$2,073
1 sqft
$1.66
$1.78
$1.99
1,270 sqft
$2,103
$2,256
$2,522
The Jade
Hillview 128 *
Hillview Residence *
Footnotes: 1.
StreetSine employs proprietary algorithms to derive the approximations shown above. It combines input data from the Inland Revenue Authority of Singapore (IRAS) with rental trends from other sources.
2.
Projects marked with * have their project rentals estimated from all Condominiums along the same street as the project. This is necessary when there are insufficient rental data for that project. For uncompleted projects, this may be an indication of its rental potential.
3.
For uncompleted projects without rental history, this table could be a good indication of rental potential. The rental quartiles are estimated from comparable projects of the same housing type along the same street.
4.
Rental quartiles are based on at least 10 rental contracts signed within a stipulated period. The data will help you make better informed rental decisions.
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3. What could the landlord be paying for his monthly mortgage instalments? The monthly mortgage based on the last sold price is an indication of part of the current landlord's cost. Address
: 28 Hillview Regency #06-21
Purchase price
: $ 502,860
Purchase date
: Apr 22, 2005
Assumptions Interest rate
: 4%
Down payment
: 20%
Term of loan
: 25 years
Monthly mortgage payments
: $2,123 per month
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C. Investing 1. What return have owners earned from selling their Hillview Regency units? On average, the annual profit/loss experienced for all resale transactions in Hillview Regency was 4.2%. (Resale is defined as any property that is sold after the original sale from the developer.) This table was created by calculating the average annual price change for all units that were bought and held for at least one year and then resold. Address
Area sqft
Bought
Sold
28 Bukit Batok East Avenue 2 #17-13
1,130
$708k (Dec 07)
$720k (May 09)
1.7%
1.2%
26 Bukit Batok East Avenue 2 #03-10
969
$510k (Jun 07)
$580k (May 09)
13.7%
6.8%
26 Bukit Batok East Avenue 2 #24-05
1,119
$630k (Sep 05)
$753k (May 09)
19.5%
5.0%
26 Bukit Batok East Avenue 2 #04-09
904
$413k (Apr 03)
$555k (May 09)
34.3%
5.0%
26 Bukit Batok East Avenue 2 #14-08
1,119
$618k (Apr 07)
$650k (Apr 09)
5.2%
2.5%
26 Bukit Batok East Avenue 2 #04-06
904
$390k (Nov 02)
$540k (Apr 09)
38.6%
5.2%
26 Bukit Batok East Avenue 2 #15-03
1,109
$519k (Jan 04)
$684k (Sep 08)
31.7%
6.1%
28 Bukit Batok East Avenue 2 #12-22
1,195
$639k (Oct 04)
$795k (Sep 08)
24.3%
5.7%
26 Bukit Batok East Avenue 2 #03-06
947
$397k (Oct 02)
$600k (Sep 08)
51.2%
7.3%
26 Bukit Batok East Avenue 2 #08-07
904
$461k (Jul 01)
$595k (Sep 08)
29.1%
3.6%
26 Bukit Batok East Avenue 2 #03-09
969
$424k (Nov 02)
$570k (Aug 08)
34.4%
5.3%
28 Bukit Batok East Avenue 2 #10-23
1,109
$806k (May 07)
$860k (Aug 08)
6.7%
5.5%
28 Bukit Batok East Avenue 2 #06-22
969
$501k (Aug 05)
$639k (Aug 08)
27.6%
8.6%
28 Bukit Batok East Avenue 2 #21-13
1,130
$560k (Sep 05)
$718k (Jul 08)
28.2%
9.0%
28 Bukit Batok East Avenue 2 #11-17
1,119
$552k (Nov 04)
$716k (Jul 08)
29.8%
7.3%
28 Bukit Batok East Avenue 2 #09-17
904
$437k (Jan 04)
$590k (Jul 08)
34.9%
7.0%
26 Bukit Batok East Avenue 2 #09-07
904
$420k (Aug 05)
$575k (Jun 08)
36.9%
11.6%
28 Bukit Batok East Avenue 2 #06-17
904
$422k (Mar 04)
$610k (Jun 08)
44.6%
9.0%
26 Bukit Batok East Avenue 2 #09-09
904
$510k (Jan 01)
$595k (Jun 08)
16.7%
2.1%
26 Bukit Batok East Avenue 2 #07-08
904
$392k (Oct 03)
$600k (Jun 08)
53.1%
9.6%
26 Bukit Batok East Avenue 2 #06-11
904
$464k (Jan 01)
$600k (Jun 08)
29.3%
3.5%
26 Bukit Batok East Avenue 2 #18-11
1,109
$629k (Jan 01)
$720k (Jun 08)
14.5%
1.8%
28 Bukit Batok East Avenue 2 #03-22
969
$492k (Sep 04)
$610k (May 08)
24.0%
6.0%
26 Bukit Batok East Avenue 2 #05-07
904
$455k (Feb 01)
$560k (May 08)
23.0%
2.9%
26 Bukit Batok East Avenue 2 #10-02
1,109
$520k (Nov 06)
$670k (May 08)
28.9%
19.0%
26 Bukit Batok East Avenue 2 #21-02
1,195
$639k (Mar 05)
$740k (May 08)
15.8%
4.8%
28 Bukit Batok East Avenue 2 #02-21
1,152
$531k (May 05)
$726k (Apr 08)
36.8%
11.2%
26 Bukit Batok East Avenue 2 #18-10
1,109
$621k (Jan 01)
$755k (Apr 08)
21.5%
2.7%
26 Bukit Batok East Avenue 2 #11-02
1,109
$557k (Nov 02)
$690k (Jan 08)
23.9%
4.2%
26 Bukit Batok East Avenue 2 #24-01
1,130
$565k (Dec 04)
$730k (Jan 08)
29.1%
8.7%
26 Bukit Batok East Avenue 2 #16-06
1,130
$535k (Mar 03)
$722k (Dec 07)
35.0%
6.5%
28 Bukit Batok East Avenue 2 #09-18
904
$437k (Mar 02)
$572k (Dec 07)
30.9%
4.8%
28 Bukit Batok East Avenue 2 #09-13
904
$386k (Nov 03)
$560k (Dec 07)
45.0%
9.5%
28 Bukit Batok East Avenue 2 #17-13
1,130
$529k (Aug 05)
$708k (Dec 07)
33.8%
13.0%
26 Bukit Batok East Avenue 2 #15-05
1,119
$531k (Apr 04)
$700k (Oct 07)
31.8%
8.1%
26 Bukit Batok East Avenue 2 #08-11
904
$477k (Jan 01)
$580k (Oct 07)
21.6%
3.0%
28 Bukit Batok East Avenue 2 #09-21
969
$542k (Dec 05)
$630k (Oct 07)
16.3%
8.8%
26 Bukit Batok East Avenue 2 #02-07
1,119
$452k (Oct 05)
$600k (Sep 07)
32.7%
15.4%
26 Bukit Batok East Avenue 2 #09-02
1,173
$645k (May 01)
$740k (Sep 07)
14.8%
2.2%
26 Bukit Batok East Avenue 2 #08-09
904
$495k (Apr 01)
$555k (Sep 07)
12.1%
1.8%
26 Bukit Batok East Avenue 2 #12-07
1,130
$592k (Apr 01)
$670k (Aug 07)
13.1%
2.0%
26 Bukit Batok East Avenue 2 #24-09
1,195
$609k (Mar 05)
$770k (Aug 07)
26.4%
10.1%
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Address
Area sqft
Bought
Sold
28 Bukit Batok East Avenue 2 #02-13
1,119
$436k (May 04)
$600k (Aug 07)
37.6%
10.3%
28 Bukit Batok East Avenue 2 #19-13
1,130
$564k (Aug 05)
$780k (Aug 07)
38.3%
17.7%
26 Bukit Batok East Avenue 2 #06-09
904
$498k (Jan 01)
$551k (Jul 07)
10.6%
1.6%
28 Bukit Batok East Avenue 2 #16-18
1,130
$576k (Jan 02)
$670k (Jul 07)
16.3%
2.8%
26 Bukit Batok East Avenue 2 #13-03
1,109
$509k (Jan 04)
$633k (Jul 07)
24.4%
6.4%
26 Bukit Batok East Avenue 2 #12-03
1,109
$540k (Jul 03)
$690k (Jul 07)
27.8%
6.4%
26 Bukit Batok East Avenue 2 #20-07
1,130
$532k (Feb 05)
$730k (Jul 07)
37.2%
14.1%
26 Bukit Batok East Avenue 2 #19-01
1,130
$525k (Sep 04)
$700k (Jul 07)
33.2%
10.6%
26 Bukit Batok East Avenue 2 #22-03
1,195
$621k (Aug 05)
$750k (Jul 07)
20.8%
10.4%
26 Bukit Batok East Avenue 2 #05-12
904
$470k (Jan 01)
$550k (Jun 07)
17.1%
2.5%
26 Bukit Batok East Avenue 2 #23-06
1,130
$542k (Jan 04)
$700k (Jun 07)
29.2%
7.8%
28 Bukit Batok East Avenue 2 #06-13
904
$398k (Oct 05)
$559k (Jun 07)
40.4%
21.9%
28 Bukit Batok East Avenue 2 #04-24
904
$427k (Mar 05)
$520k (Jun 07)
21.8%
8.9%
26 Bukit Batok East Avenue 2 #19-03
1,195
$590k (Dec 03)
$680k (Jun 07)
15.2%
4.1%
26 Bukit Batok East Avenue 2 #03-11
969
$476k (Feb 01)
$535k (Jun 07)
12.4%
1.9%
26 Bukit Batok East Avenue 2 #23-05
1,119
$567k (Aug 05)
$670k (Jun 07)
18.1%
9.6%
26 Bukit Batok East Avenue 2 #02-10
1,119
$432k (Aug 03)
$590k (Jun 07)
36.6%
8.6%
26 Bukit Batok East Avenue 2 #02-01
1,119
$407k (Nov 03)
$550k (Jun 07)
35.0%
8.8%
26 Bukit Batok East Avenue 2 #03-10
969
$500k (Dec 00)
$510k (Jun 07)
2.1%
0.3%
28 Bukit Batok East Avenue 2 #15-13
1,130
$572k (Sep 05)
$710k (May 07)
24.1%
13.8%
26 Bukit Batok East Avenue 2 #16-01
1,130
$560k (Dec 01)
$620k (May 07)
10.7%
1.9%
26 Bukit Batok East Avenue 2 #07-12
904
$469k (Jan 01)
$510k (May 07)
8.7%
1.3%
26 Bukit Batok East Avenue 2 #22-12
1,130
$530k (Jul 05)
$680k (May 07)
28.3%
14.6%
26 Bukit Batok East Avenue 2 #06-07
904
$390k (Mar 03)
$470k (May 07)
20.5%
4.6%
28 Bukit Batok East Avenue 2 #04-16
904
$433k (Sep 03)
$475k (May 07)
9.7%
2.6%
26 Bukit Batok East Avenue 2 #04-12
904
$459k (Feb 01)
$472k (May 07)
2.9%
0.5%
26 Bukit Batok East Avenue 2 #12-04
1,109
$498k (Oct 03)
$585k (May 07)
17.4%
4.6%
26 Bukit Batok East Avenue 2 #02-06
1,119
$465k (Feb 03)
$560k (May 07)
20.5%
4.6%
28 Bukit Batok East Avenue 2 #18-13
1,130
$529k (Jun 05)
$580k (Apr 07)
9.6%
5.0%
26 Bukit Batok East Avenue 2 #16-02
1,109
$545k (Mar 04)
$590k (Apr 07)
8.2%
2.6%
26 Bukit Batok East Avenue 2 #21-06
1,130
$530k (Nov 03)
$590k (Apr 07)
11.3%
3.2%
26 Bukit Batok East Avenue 2 #11-03
1,109
$551k (Aug 03)
$700k (Apr 07)
27.0%
6.8%
28 Bukit Batok East Avenue 2 #04-15
969
$408k (Oct 03)
$495k (Apr 07)
21.3%
5.7%
26 Bukit Batok East Avenue 2 #22-07
1,130
$531k (Jul 05)
$565k (Mar 07)
6.4%
3.8%
26 Bukit Batok East Avenue 2 #08-06
904
$456k (Jun 01)
$458k (Feb 07)
0.4%
0.1%
26 Bukit Batok East Avenue 2 #13-12
1,130
$601k (Jan 01)
$560k (Feb 07)
-6.8%
-1.2%
28 Bukit Batok East Avenue 2 #08-19
904
$435k (Jul 04)
$438k (Jan 07)
0.7%
0.3%
26 Bukit Batok East Avenue 2 #04-10
969
$503k (Jan 01)
$450k (Jan 07)
-10.4%
-1.8%
26 Bukit Batok East Avenue 2 #07-05
904
$421k (Nov 02)
$415k (Jan 07)
-1.5%
-0.4%
26 Bukit Batok East Avenue 2 #17-02
1,195
$608k (Aug 04)
$580k (Jan 07)
-4.6%
-2.0%
26 Bukit Batok East Avenue 2 #06-03
969
$465k (Mar 03)
$420k (Dec 06)
-9.7%
-2.7%
26 Bukit Batok East Avenue 2 #10-02
1,109
$548k (Jan 03)
$520k (Nov 06)
-5.1%
-1.4%
26 Bukit Batok East Avenue 2 #04-03
969
$455k (Aug 03)
$480k (Nov 06)
5.5%
1.6%
26 Bukit Batok East Avenue 2 #11-10
1,109
$584k (Jan 01)
$540k (Oct 06)
-7.5%
-1.4%
26 Bukit Batok East Avenue 2 #17-06
1,130
$510k (Oct 03)
$543k (Sep 06)
6.5%
2.2%
26 Bukit Batok East Avenue 2 #09-06
904
$400k (Nov 02)
$426k (Jul 06)
6.4%
1.7%
26 Bukit Batok East Avenue 2 #12-12
1,130
$604k (Dec 00)
$590k (Jul 06)
-2.3%
-0.4%
28 Bukit Batok East Avenue 2 #05-13
904
$418k (Apr 02)
$415k (Feb 06)
-0.7%
-0.2%
28 Bukit Batok East Avenue 2 #07-16
904
$429k (Jan 04)
$449k (Nov 05)
4.6%
2.4%
26 Bukit Batok East Avenue 2 #10-12
1,130
$598k (Jan 01)
$536k (Nov 05)
-10.4%
-2.2%
28 Bukit Batok East Avenue 2 #11-15
1,109
$495k (Feb 04)
$510k (Nov 05)
3.0%
1.7%
26 Bukit Batok East Avenue 2 #18-05
1,119
$548k (Oct 04)
$567k (Nov 05)
3.5%
3.2%
26 Bukit Batok East Avenue 2 #12-08
1,119
$554k (Jan 03)
$478k (Oct 05)
-13.8%
-5.2%
26 Bukit Batok East Avenue 2 #23-12
1,130
$672k (Jan 01)
$550k (Oct 05)
-18.1%
-4.2%
26 Bukit Batok East Avenue 2 #08-04
969
$490k (Dec 01)
$485k (Oct 05)
-1.0%
-0.3%
28 Bukit Batok East Avenue 2 #06-13
904
$386k (Nov 03)
$398k (Oct 05)
3.2%
1.7%
26 Bukit Batok East Avenue 2 #09-11
1,109
$579k (Jan 01)
$525k (Oct 05)
-9.3%
-2.0%
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Address
Area sqft
Bought
Sold
Price Change
26 Bukit Batok East Avenue 2 #02-07
1,119
$519k (Jan 01)
$452k (Oct 05)
-12.8%
-2.8%
26 Bukit Batok East Avenue 2 #07-10
969
$514k (Dec 00)
$475k (Sep 05)
-7.6%
-1.7%
26 Bukit Batok East Avenue 2 #09-07
904
$468k (Apr 01)
$420k (Aug 05)
-10.3%
-2.5%
28 Bukit Batok East Avenue 2 #08-17
904
$470k (Feb 02)
$428k (Aug 05)
-8.9%
-2.6%
26 Bukit Batok East Avenue 2 #04-11
904
$467k (Jan 01)
$420k (Aug 05)
-10.1%
-2.3%
26 Bukit Batok East Avenue 2 #22-12
1,130
$671k (Jan 01)
$530k (Jul 05)
-21.0%
-5.1%
26 Bukit Batok East Avenue 2 #03-05
969
$394k (Nov 03)
$410k (Jul 05)
4.0%
2.4%
26 Bukit Batok East Avenue 2 #07-11
904
$470k (Mar 01)
$413k (Apr 05)
-12.1%
-3.1%
26 Bukit Batok East Avenue 2 #06-08
904
$412k (Jul 03)
$410k (Jan 05)
-0.5%
-0.3%
28 Bukit Batok East Avenue 2 #02-13
1,119
$418k (Apr 02)
$436k (May 04)
4.4%
2.1%
26 Bukit Batok East Avenue 2 #09-12
904
$480k (Dec 00)
$410k (Oct 03)
-14.7%
-5.4%
26 Bukit Batok East Avenue 2 #07-08
904
$502k (Jan 01)
$392k (Oct 03)
-21.9%
-8.7%
Average Annual Capital Gain
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Annualized Capital Gain
4.2%
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2. How does the Hillview Regency return compare with returns from sales in comparable projects? The table below compares Hillview Regency average annual capital gain of 4.2% per year with that of comparable projects. The comparables benchmark showed a capital gain of 2.8% per year. (Comparables Benchmark is defined as the overall average of annualized capital gains in comparable projects, including Hillview Regency.)
Project
First Resale
Last Resale
Avg annual gain
Hillview Regency
Oct 2003
May 2009
4.2%
Hillview Residence
Jul 2003
May 2009
-1.0%
The Jade
Apr 2003
Mar 2009
3.0%
The Dew
Oct 2003
Jun 2009
3.8%
Hillview 128
Jun 2000
Apr 2009
4.5%
The Petals
Sep 2002
Apr 2009
2.2%
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3. What are the recent rental yields in Hillview Regency? Good property price appreciations are usually associated with higher rental yields. Gross Rental Yield of a property is its rental income divided by its sale price. Net Rental Yield is the rental income minus taxes and expenses, divided by its sale price. Equity Dividend Rate is the rental income minus taxes and expenses, divided by the invested equity.
Project
Gross Rental Yield
Net Rental Yield
Equity Dividend Rate
Hillview Regency
4.76%
3.81%
-0.96%
Hillview Residence*
3.78%
3.03%
-4.87%
The Petals
5.00%
4.00%
0.01%
The Jade
6.48%
5.19%
5.93%
Hillview 128*
3.82%
3.06%
-4.71%
The table above shows an estimate of the average comparative rental yield for Condominiums in Hillview Regency and other comparable projects. Note: (a)
Assume 20% typical expenses to obtain net income. This covers property taxes, maintenance, insurance, repairs, and agent commission.
(b)
Equity dividend rate calculations are based on 20% downpayment (i.e. 80% loan) at an interest rate of 4% per annum.
(c)
Projects marked with * have their project rentals estimated from all Condominiums along the same street as the project. For uncompleted projects, this may be an indication of its investment potential.
(d)
Refer to Annex A for the rental yield derivation of Hillview Regency.
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Annex A
Rental yield calculations for Condominiums in Hillview Regency 25th percentile
50th percentile
75th percentile
Size
1,119 sqft
1,119 sqft
1,130 sqft
A
Sale price
$680,000
$716,160
$767,190
B
Down payment (20%)
$136,000
$143,232
$153,438
C
Housing Loan (80%)
$544,000
$572,928
$613,752
D
Interest (4%) per annum
0.04 x $680,000 = $27,200
0.04 x $716,160 = $28,646
0.04 x $767,190 = $30,688
E
Rent (psf) per month
$2.38
$2.57
$2.68
F
Rent (p.m.) [size]x[E]
$2,670
$2,880
$3,033
G
Gross Rent per annum
$32,036
$34,557
$36,401
H
20% outgoings
$6,407
$6,911
$7,280
I
Gross income = [G] - [H]
$25,629
$27,646
$29,121
J
Net income = [I] - [D]
-$1,571
-$1,001
-$1,566
K
Gross Yield = [G] / [A]
4.71%
4.83%
4.74%
L
Net Yield (ROC) = [I] / [A]
3.77%
3.86%
3.80%
M
Equity Dividend Rate (ROE) -1.16% = [J] / [B]
-0.70%
-1.02%
Avg Gross Yield:
4.76%
Avg ROC:
3.81%
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Avg ROE:
-0.96%
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Hillview Regency Report prepared for Jeremy Lee
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Annex B The tables below show Condominium listings in Hillview Regency and other comparable projects. All listings are active in StreetSine as at Jun 24, 2009. Highlighted in red are the highest / lowest asking prices and psf. (Click on the address link to contact sellers on StreetSine website)
Sale Listings in Hillview Regency and other comparable projects Sale Address
Asking
PSF
Built Area
Bedrooms
Posted
Hillview Regency, 26
$730k
$652
1,119
3
Jun 22, 2009
Hillview Regency, 26
$750k
$669
1,119
3
Jun 22, 2009
Hillview Regency, 26
$828k
$693
1,195
3
May 27, 2009
The Jade, 9
$1,800k
$464
3,875
-
Jun 22, 2009
The Petals, 91
$1,038k
$591
1,754
4
May 27, 2009
Rental Listings in Hillview Regency and other comparable projects Rental Address
Asking
PSF
Built Area
Bedrooms
Posted
Hillview Regency, 26
$2,800
$2.50
1,119
3
Jun 12, 2009
Hillview Regency, 28
$2,200
$2.27
969
2
May 27, 2009
Hillview Regency, 28
$2,300
$2.37
969
2
May 27, 2009
Hillview Residence, 138
$2,600
$1.80
1,442
3
Jun 15, 2009
The Petals, 95
$2,400
$1.92
1,249
3
Jun 12, 2009
The Jade, 9
$3,000
$2.96
1,012
2
Jun 10, 2009
The Jade, 9
$3,700
$2.64
1,399
3
Jun 10, 2009
The Dew, 32
$3,600
$1.55
2,325
3
Jun 9, 2009
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Hillview Regency Report prepared for Jeremy Lee
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Important Information StreetSine crunches thousands of numbers to arrive at the analysis found in the Home Report. Using proprietary algorithms, StreetSine quickly processes raw data from the government and other publicly available sources, as well as data found in the StreetSine marketplace, to derive the analysis found in the report. This valuable information is time-sensitive, as the market is always changing. Therefore, we recommend that you update your understanding of the market by visiting www.streetsine.com, generating new Home Reports, and discussing the housing market with trusted advisors. StreetSine Pte. Ltd. collects and collates public information from sources that include user input, real estate professionals, retail business, and government agencies that include URA Realis, SingStat, SingPost, etc. StreetSine Ltd. Pte. does not alter or manipulate the accuracy of that data when it conducts analysis or presents information in its Services. To the best of our knowledge, the raw data and analytical output are accurate, but no decision should be made solely on these numbers. Property investments are subject to risks, including possible loss of principal amount invested. The value of properties may fall or rise. Past performance or any prediction or forecast is not necessarily indicative of future performance. Services rendered by StreetSine Pte. Ltd. do not constitute and shall not be construed as constituting investment advice or recommendations and are prepared without regard to the specific objectives, financial situations or needs of any particular person who may receive or use the Services or Site. Investors should study all relevant information and consider whether the investment is appropriate for them. You should seek the advice of your financial, property, and legal advisors before purchasing, renting, or selling property. If you are using information from StreetSine to make decisions regarding the purchase of goods or services from a retail business marketing on www.streetsine.com, you should thoroughly consider all your options or alternatives. Your purchase and investment decisions are solely your responsibility.
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