Disclaimer: This article is merely providing an opinion and not an advice to buy. Please do your own thorough research before you make a decision.

In the coming weeks, there will be at least 3 different developers launching their new property launches. I thought it is interesting to take note of these 3 launches due to their similar land price.

For me, the broad factors I look at in a new launch development are the following:

• Land Price (how much the developer paid will determine the potential launch price)
• Location (nearby transport links or surrounding areas)
• Future Transformation (any upcoming future masterplans for that area)

New Launch #1: Garden Residences by Keppel Land & Wingtai Holdings

Garden Residences is a new launch that will be built at Serangoon North Ave 1.

The developer paid $965 psf ppr for this plot of land.

Based on this psf ppr price, we can expect that this new launch will be sold from $1600 psf upwards.

New Launch #2: Affinity at Serangoon by Oxley Holdings

Just next door, Affinity at Serangoon will also be launching.

For this case, Oxley Holdings paid $835 psf ppr for this plot of land.

Based on this price, the expected launch price of Affinity at Serangoon to start at $1500 psf.

Proximity of Garden Residences and Affinity at Serangoon

I expect both of these properties to have similar launch prices when the developers finally reveals the prices.

The weakness of these 2 new launches is their location. There is no nearby MRT stations or established transport links that can serve these areas well.

However if you are looking for good schools – Rosyth School is located nearby.

Other nearby amenities include NEX mall and the Chomp Chomp Food Centre.

Would I Consider Buying Either of these 2 Developments?

To be honest, I am not 100% attracted to these 2 developments. The main reason is because of the location – looking at how far the nearest MRT station is – sort of turned me off.

However, if you have a young family with school-going children – there are plenty of schools nearby which makes it very convenient for your kids to go to school.

If you own a car, the lack of transport links might not be a turn-off factor for you.

The CTE is nearby and makes this place relatively accessible for drivers.

If I were to rank my choices for a new property to park my money at – unfortunately these 2 launches will NOT be at the top of my list.

For the potential launch price point of $1500 psf to $1700 psf – I will look at other locations instead.

There are still plenty of other choices available at that price.

New Launch #3: XXX Launch

For this 3rd development – I will not name the exact development to avoid the perception of endorsing that particular new development.

However, here are the facts of the development that you can consider:

• $997 PPR PSF
• Expected Upcoming Launch Price: $1700 psf
• Within 500 m away of an established MRT station
• Less than 300 units available

For this particular development, the mere fact that it is located very nearby an MRT station made me sit up to study the place more closely.

There exists quite a few past launches around the area that are scheduled to be completed within the next 1-2 years. These older launches – done in 2017 – has generated some interest in the area. There is likely to a lot of high-density living within this area.

Based on these factors, this particular launch seems attractive enough to consider putting it as one of my top choices.

Assuming you have chosen a particular development to invest in, there are a few things you have to take note of before you visit the showflat.

Question 1: Which Unit To Choose?

For certain developments, you have to be smart and know how to pick a unit that is best for you.

The floor plan of the unit is important – but do not focus too much on that.

Instead do look at how the units are situated beside each other.

For example, if added privacy is important to you – pick a unit that should be located at the corner and away from the lift landing. This ensures that footpath traffic does not appear too much at your doorway entry.

At most, you will only have 1 neighbour who passes by your doorway.

Other factors you can also consider for unit selection:

• View
• The costs between different floors – a higher floor will be more expensive but do calculate if it is worth it especially if you wish to sell in the future

I have helped my clients choose the better unit between 2 units.

For example – there is 1 unit located directly outside the lift lobby. There is also another unit that is 1 floor lower but at the same price.

To make a decision, we need to analyse and choose the better unit that will have lesser “issues” when it comes to selling off the unit in the future.

When picking a unit – one has to consider the future resale value and whether having that “special feature” is worth it.

For example – a unit with a nice view.

You will definitely gain interested buyers in the future.

But is it worth it to pay $150K more… today?

Will the resale market be willing to pay us back this $150K?

But sometimes we buy because of emotions, we start to believe this “nice feature” is important to us.

And we mistakenly tell ourselves that people will “surely pay $250K more” to buy this extra-special unit with a view.

Question 2: How To Behave During Balloting?

A few new launches will become super-popular and attract a lot of attention.

Demand will be higher than the units available – when this happens you will need to go through balloting.

Now when balloting happens – this is when the excitement level will run high.

I am sure you have read past news reports when demand is so high that units are sold out fast.

The environment and the crowd will push emotions to a high level.

My experience? When emotions are high, intelligence will go low.

This is the time when you need to protect your emotions.

What happens when you are unable to get a unit that is within your price range?

YOU MUST BE WILLING TO WALK AWAY.

Please do not fall into the emotional trap.

I know the psychological impact when you suddenly realize you couldn’t get your choice unit.

The commitment and the expectations that carried you all the way – will have built up into a desire that you couldn’t feed.

The danger comes in when you make an emotional decision and just pick the “next-best” unit to satisfy your desire.

I have encountered this situation numerous times with my clients – I always have to remind them to be calm and and neutral.

Reminding my client to look at the numbers first

This is why doing a detailed financial assessment is important to:

• pre-determine your budget
• drawing up a list of potential choices to buy
• your future exit plan if you decide to sell away after a few years

All these discussion needs to be done before you even step into the showflat.

Please do not browse nor “shop around” – you might get swayed and make an emotional decision.

Instead, protect yourself with logical choices and clear-cut numbers that you can always refer to in the event you find yourself in a thrilling, exciting environment.

If you are looking to invest and enter into the property market this year, I invite you to contact me for a discussion to explore your potential options.