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Hi,

You first have to state all the facts down before you understand what is the wisest choice to make.

From your descriptions, there are obvious and hidden facts:
(1) Environmental factors:
(a) EM is rare, why? The new development cannot afford to build such a large space for a single family.
(b) Can only find EM in mature or older estate.
(c) Why people favor EM? large space, comes with staircase like private, 3 toilets. EA only comes with 2 toilets.
(d) Who could afford it in 10 years time? Young or old?
(e) How much loan can the young get for property less than 60yrs old.
(f) There will be a lot of HDB flats less than 60 yrs old in Singapore in 10 yrs time, will this force gov to change their policy, especially from MOF?
(g) How much do you plan to sell in 10 yrs time, cheaper or more expensive, by how much?

(2) Personal needs & wants:
(a) Do you have a large family?
(b) Do you really need large space?
(c) You are looking for needs or wants?
(d) Are you able to afford, is this going to tie down your finance?
(e) Who is maintaining the cleaniness?

The list is not exhaustive, you may discuss all the above with your agent, it will be best if your agent can do a financial planning for your considerations for a 10 yrs period since this is your plan as well.

You should be able to understand the implications and make a wise choice.

Hope the above answer to your main concerns, but if there are more queries, please feel free to contact me at 90110636  , or email: ling.ck7@gmail.com if more information is needed.
I'll be glad to assist.

Best regards
Ling CK
 90110636 
ling.ck7@gmail.com

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Hi,

I transacted a unit in Blk 407 last year at $560,000. I can share with you the pros and cons of purchasing an EM unit in Jurong West St 42.

Should you need any further assistance in matters relating to property, please contact me at my mobile 9748 6305  . I will be happy to assess and share with you the possibilities for you and your partner in the current market.

Thank you.

Best regards,
Robbie Chen
 9748 6305 
PropNex Realty Read More

It is a difficult position to advise without first knowing why have you shortlisted the EM in the first place and what are your family plans moving forward.

There isn't a doubt that in terms of age, your concerns are valid. What the vendor's appointed salesperson is doing can also be justified as supply of EMs is extremely low in the market. Should your plan involve moving out within the short to mid term future, you should really consider this aspect, however, what alternatives are you looking at if this EM is eventually not shortlisted?

This is where the buyer's salesperson advise can magnify, depending on where he/she is coming from, because I am assuming that with the purchasing budget in mine, you are probably eligible to purchase a conventional 3-4 bedrooms condo or EC instead of a HDB, and this could potential land him or her a bigger commission payout, but 5-10 years down the road, you can also be looking at better returns from the potential sale, if that is within your plan.

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Regards,

Geryl LIM
Associate Marketing Director
Global Alliance Property (L3010679B) - Century 21
CEA Reg R014783H
Mobile: +65-81577565  /+65-92787772
Email: geryl7772@gmail.com

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Hi,

If the concern is about resale with less balance lease, yes in theory the financing portion of your future buyer will have some limitations (be it CPF or loan) as the balance lease runs below the 60 year mark, which likely means a higher cash outlay and which likely means your buyer pool and demand will shrink. These are all in theory, with all the known info about policies we have now. Do note policies can change over time.

As I always share with clients, whenever possible, try to separate occupation and investment objectives. If you need the space and location, just treat the hdb purchase as your 1st home for long-term occupation and don't count on any capital appreciation. Its difficult to have the best of all worlds. The government has in recent times repeated that HDB is for own stay and not meant for investment, and will try to keep prices stable. It appears that will remain the trend for the near term.

It appears you have an investment objective element for this purchase and might move in a few years. If that's the case, getting a new BTO or EC might be a better option.

Just my 2 cents. If your priority is the space and location and to be close to your loved ones, just go for the EM. All these subjective factors for consideration both of you will know best.
If you do need more inputs, do get in touch.

Warm Regards,
Ivan Ng ERA ASAP
(ASk Anything Property)
Proactive. Sincerity. Feedback.
SMU BBM (Finance), Magna Cum Laude

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Good morning,

I would have to say that both agents have their point.
In the aspect of lease balance, it would have impact on the selling price in another 7 to 8 years time when the lease is less than 60 years. Potential buyers would likely need to prepare more cash as they would have limitation on mortgage and/or CPF utilization.
However, as we are all aware, HDB have stopped building executive units hence they are a rare commodity. Buyers who have the need for space, number of rooms and desired lifestyle would be left with no other options.
Finally, you will need to ask yourself the biggest question:
Are you buying this unit for investment or personal usage?
If the latter is true, I would believe your basic requirements on lifestyle and unit sizing brings you to the current option.

Regards
Mike Lim
 96929209 
m52i@yahoo.com
ERA

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