insight
工程技术，地产投资，信仰家园，时尚生活
李静仪 (2012-09-08)
女皇镇一间双层公寓式组屋单位竟叫价100万元，其中现金溢价高达19万5000元，预料这将是历来最高的组屋转售价，也是首个创百万元天价纪录的转售组屋。据了解，这个位于美岭街的双层公寓式单位（executive maisonette）已找到买家，并已支付了选购费（option fee），双方将在下星期到建屋发展局办理手续。
买卖双方不愿接受媒体访问，据知这个单位的屋主是新加坡公民，组屋已有10多年屋龄，是建屋局兴建的最后一批双层公寓式单位之一。
它的面积约1700平方英尺，就在女皇镇地铁站对面，只需走几分钟路程。该区附近一间双层公寓式单位刚在上月以90万元售出。
政府在1995年决定不再津贴建造公寓式组屋，同年于美岭街建成的七座组屋成了最后一批单层和双层公寓式单位。2008年，该地就有个公寓式单位以89万元高价成交，创下10多年来最高组屋转售价。
德伟产业咨询与研究高级经理李思德说：“这个单位不只很靠近市区，女皇镇地铁站也近在咫尺，地点非常优越，何况政府已不再兴建双层公寓式单位，这类组屋在市面上的供应极为有限。”
碧山13街一间19楼高的双层公寓式组屋不久前也以98万元高价售出，包括20万元的现金溢价（COV）。它的面积约1800平方英尺，单是露天阳台就占地150平方英尺，有25年屋龄。
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| 女皇镇美岭街一间双层公寓式组屋转售价100万元，预料将是首个创百万元天价纪录的组屋。（陈渊庄摄） |
据报道，买方是一名新加坡公民和她的中国籍父亲，卖家是一名新加坡妇女，将迁到上海工作。
新加坡房地产交易网站SRX的数据显示，过去两年共有7个组屋单位转售价超出90万元，其中5个单位是在今年成交。它们都位于成熟组屋区包括碧山、女皇镇，加冷和大巴窑，面积介于1180至1850平方英尺。
受访分析师认为，这类组屋的天价不能反映组屋转售市场的整体情况，也不会影响其他组屋的转售价。
ERA产业执行员林东荣说：“不是所有组屋都可以卖到如此高的价格，这些天价单位一般都是在高楼，窗外风景毫无阻挡，地点优越，附近也未建有任何新的预购组屋。”
他指出：“买家很可能是已住惯两层楼单位的有地住宅屋主，他们脱售私宅后有一笔钱入袋，数额远超出组屋售价。一般的组屋提升者应该不会付这个价钱。”
组屋转售溢价再度回升
另外，被视为市场温度计的转售溢价经过两个季度保持平稳后，吸引了更多买家进场，导致过去两个月的溢价再度回升。市场人士预计下来溢价会继续攀升，但涨幅预料不会太大。
根据ERA的交易数据显示，过去两个月的整体溢价中位数（Overall Median COV）已从2万6000元上升到3万元，各类组屋溢价均上调了三四千元。
博纳集团（PropNex）的整体溢价中位数也从第二季的2万5000元攀升到2万8000至3万元。德伟产业的则上升了5000元，介于3万元至3万2000元。
博纳总裁伊斯迈说：“经济表现良好，好些私宅业主脱售屋子套现，降级到较小的组屋，也有一些组屋屋主趁屋价高而大屋换小屋，他们愿意支付多一点现金来购屋。”
《联合早报》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.
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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
