Recent content by selma.gale

Thirty-nine days by itself is a weak negotiating argument. First establish whether S$301,500 is the original ask, a reduced price, or already close to what comparable units completed at. I’d also narrow the comparison to the same development or genuinely similar nearby buildings. Is S$301,500...

I would start with the completed transaction. The difficulty is that it is not a reliable anchor until its date, size and tenure are known; the active listings mainly show where the sellers hope to transact. Calculate the sale price per square metre using genuinely comparable area, then make...

There is another comparability problem: well-presented mixed-use buildings and homes needing work differ in both use and condition. I’d split the data by neighbourhood, property type and condition, then record listing date, original ask, latest ask, agreed price and completion date. That would...

The asking-versus-sold comparison needs a clearer definition. Is the 4.2% measured from the original asking price or the final advertised price after reductions? Also, are August completions being compared with August listings, or with the older listings that actually produced those deals? Those...

How tightly are you defining “similar”? In Osaka, crossing even a neighbourhood boundary can change the buyer pool, and villas can differ substantially in land, access and condition. I’d also want to know whether new-listing volume has risen during those 100 days. More competing listings give...

Practical approach: freeze the current list, record first-seen date, current asking price, price changes, condition, area and status, then revisit the same units regularly. Mark disappearances as unknown unless you can confirm whether they sold or were withdrawn. That avoids treating every...

For a new build, separate government and transaction charges from amounts connected with the building itself. Ask for all available projections for recurring charges, when payments begin, whether any initial contribution is due, and which figures can still change before completion.

First verify the S$7,516 rent rather than refining the expense assumptions around it. Is it supported by comparable completed leases, or is it an asking figure? Also calculate yield on the all-in acquisition cost, not just S$1,039,000. Property tax, purchase-related costs and recurring building...