EC值得买吗？增值空间在哪里？这个是最文章的解释

上文章FEB 25, 20165:50 AM
Singapore

PRICES of executive condominiums (ECs) do catch up with private condos after the initial five-year minimum occupation period (MOP), and even more so when they are fully privatised 10 years after purchase.

A study by OrangeTee has found that the average price gap between new condos and ECs starts at around 20 per cent, due to the sales restrictions that apply to ECs, as well as their lower land and construction costs.

But upon fulfilling the MOP and at privatisation, the discount narrows to 9 per cent and 5 per cent respectively.



At the end of the MOP, ECs can be sold in the open market to Singaporeans and permanent residents; upon privatisation, ECs can be sold to foreigners.

This is not to say that buying an EC is a sure-profit investment, as history shows that much still depends on the initial purchase price.

By matching caveats at 21 EC projects already privatised and analysing their profits made at the end of five and 10 years, the study found that 13 projects made a loss after five years, mostly because they were bought at the boom period before the Asian financial crisis. The remaining eight projects managed gains of over 20 per cent.

But at privatisation, all the EC projects became profitable. How much money owners made depended on the ECs' locational attributes and surrounding supply at the time of sale.

"Based on historical data, first-hand owners of currently privatised ECs are sitting on considerable gains," the report said.

The report also alluded to a trend that The Business Times had highlighted in an article in January - that increased vacancy rates may be a sign that buyers are starting to treat ECs as an investment product, as young-couple EC buyers continue to live with their parents after marriage while waiting for EC prices to re-calibrate over time before they sell.

OrangeTee said this trend is plausible. But its study found something even more surprising. Comparing between buying an EC and a private condo and holding each for 10 years, the report said that the EC could in fact be the better long-term investment due to their higher internal rates of return over 10 years.

This is because of their subsidies and lower prices compared to private condos. Also from year six onwards, entire EC units are allowed to be rented out, and their rentals tend to be on a par with private condos'. This helps to significantly defray their holding costs.

The hypothetical study assumed a 1,100-square-foot EC home bought for S$875,000, and a comparable condo for S$1.09 million.

The hypothetical couple has a household income of S$14,000, with a not very financially prudent loan-to-value of 80 per cent for 25 years at a fixed rate of 2.5 per cent per annum.

Rents for both units are fixed at S$3,000 per month. To simplify matters, other costs such as stamp duties, maintenance fees, and taxes were not considered.

At the end of just five years, the private condo proved to be the better buy, because the EC was not able to offset its monthly mortgage payments with rental income, as regulations forbid renting out the whole unit. This dampened its otherwise stellar capital appreciation.

But once rental restrictions are lifted, the EC quickly outperformed the condo.

Asked if the findings, which support an investment case for ECs, mean that the partly state-subsidised housing designed for the "sandwiched class" home buyer has become irrelevant, OrangeTee's research analyst Celine Chan said no.

"(This is) given the significant price gap between ECs and private condos. ECs provide an affordable option to HDB upgraders or first timers who aspire to achieve a higher standard of living. Though some may plausibly be buying ECs for investment, majority are buying them for their own occupation," she said.

She co-authored the report with OrangeTee's senior manager Wong Xian Yang.

Read the full research report at BTInvest (http://www.btinvest.com.sg/property)
FEB 25, 20165:50 AM
Singapore

PRICES of executive condominiums (ECs) do catch up with private condos after the initial five-year minimum occupation period (MOP), and even more so when they are fully privatised 10 years after purchase.

A study by OrangeTee has found that the average price gap between new condos and ECs starts at around 20 per cent, due to the sales restrictions that apply to ECs, as well as their lower land and construction costs.

But upon fulfilling the MOP and at privatisation, the discount narrows to 9 per cent and 5 per cent respectively.



At the end of the MOP, ECs can be sold in the open market to Singaporeans and permanent residents; upon privatisation, ECs can be sold to foreigners.

This is not to say that buying an EC is a sure-profit investment, as history shows that much still depends on the initial purchase price.

By matching caveats at 21 EC projects already privatised and analysing their profits made at the end of five and 10 years, the study found that 13 projects made a loss after five years, mostly because they were bought at the boom period before the Asian financial crisis. The remaining eight projects managed gains of over 20 per cent.

But at privatisation, all the EC projects became profitable. How much money owners made depended on the ECs' locational attributes and surrounding supply at the time of sale.

"Based on historical data, first-hand owners of currently privatised ECs are sitting on considerable gains," the report said.

The report also alluded to a trend that The Business Times had highlighted in an article in January - that increased vacancy rates may be a sign that buyers are starting to treat ECs as an investment product, as young-couple EC buyers continue to live with their parents after marriage while waiting for EC prices to re-calibrate over time before they sell.

OrangeTee said this trend is plausible. But its study found something even more surprising. Comparing between buying an EC and a private condo and holding each for 10 years, the report said that the EC could in fact be the better long-term investment due to their higher internal rates of return over 10 years.

This is because of their subsidies and lower prices compared to private condos. Also from year six onwards, entire EC units are allowed to be rented out, and their rentals tend to be on a par with private condos'. This helps to significantly defray their holding costs.

The hypothetical study assumed a 1,100-square-foot EC home bought for S$875,000, and a comparable condo for S$1.09 million.

The hypothetical couple has a household income of S$14,000, with a not very financially prudent loan-to-value of 80 per cent for 25 years at a fixed rate of 2.5 per cent per annum.

Rents for both units are fixed at S$3,000 per month. To simplify matters, other costs such as stamp duties, maintenance fees, and taxes were not considered.

At the end of just five years, the private condo proved to be the better buy, because the EC was not able to offset its monthly mortgage payments with rental income, as regulations forbid renting out the whole unit. This dampened its otherwise stellar capital appreciation.

But once rental restrictions are lifted, the EC quickly outperformed the condo.

Asked if the findings, which support an investment case for ECs, mean that the partly state-subsidised housing designed for the "sandwiched class" home buyer has become irrelevant, OrangeTee's research analyst Celine Chan said no.

"(This is) given the significant price gap between ECs and private condos. ECs provide an affordable option to HDB upgraders or first timers who aspire to achieve a higher standard of living. Though some may plausibly be buying ECs for investment, majority are buying them for their own occupation," she said.

She co-authored the report with OrangeTee's senior manager Wong Xian Yang.

Read the full research report at BTInvest (http://www.btinvest.com.sg/property)

所以呢结论是？结论是？

这篇前几天不是贴过了嘛xmlzjxmlzj

EC是夹心层很好的选择，10年完全私有化后，价值和附近公寓不相上下。如果夹心层打死都要留住组屋，那么就要多攒银子，付ABSD, 才能有机会提神到公寓。
不想有太多负担，现金不足，EC是个很好的选择。
之前有人一直发帖问，其实就是看你们要不要付ABSD, 现金/贷款够不够，地点喜不喜欢。如果满足不了这三样，还是继续等段时间满足条件再说。

不论是组屋，EC, condo， landed, LOCATION 和 timing 很重要。如果夹心层打死都要留住组屋，那么就要多攒银子，付ABSD, 才能有机会提神到公寓。
不想有太多负担，现金不足，EC是个很好的选择。
之前有人一直发帖问，其实就是看你们要不要付ABSD, 现金/贷款够不够，地点喜不喜欢。如果满足不了这三样，还是继续等段时间满足条件再说。

不论是组屋，EC, condo， landed, LOCATION 和 timing 很重要。

哈哈， 之前的帖子没看这么仔细 ：（

前提是和附近的公寓比但是ec很少有位置特别好的。
所以假如从投资的角度，买ec和买位置更好的公寓对比，回报率可能就差了？但是ec很少有位置特别好的。
所以假如从投资的角度，买ec和买位置更好的公寓对比，回报率可能就差了？

差别就是买EC,直接找高楼大户型，买condo要考虑budget

我想知道EC和condo从本质构造上有什么差别就是我们肉眼看HDB和公寓至少外形和设施上面很大差别

想知道EC和公寓实质上的差别除了地段condo优势大，还有其他的差别吗？就是我们肉眼看HDB和公寓至少外形和设施上面很大差别

想知道EC和公寓实质上的差别除了地段condo优势大，还有其他的差别吗？

前几天贴过了谢谢分享， 不过我还是觉得这个讨论没讨论到点子上。 EC比公寓划算是显而易见的， 纠结点通常在于有没有多一套hdb。。。谢谢分享， 不过我还是觉得这个讨论没讨论到点子上。 EC比公寓划算是显而易见的， 纠结点通常在于有没有多一套hdb。。。

。。。。我想知道EC和condo从本质构造上有什么差别
就是我们肉眼看HDB和公寓至少外形和设施上面很大差别

想知道EC和公寓实质上的差别除了地段condo优势大，还有其他的差别吗？我想知道EC和condo从本质构造上有什么差别
就是我们肉眼看HDB和公寓至少外形和设施上面很大差别

想知道EC和公寓实质上的差别除了地段condo优势大，还有其他的差别吗？

EC construction cost低15%左右http://sbr.com.sg/residential-property/news/construction-cost-executive-condos-20-cheaper-private-homeshttp://sbr.com.sg/residential-property/news/construction-cost-executive-condos-20-cheaper-private-homes

外形看不出来是EC 还是 公寓据说材料没有condo 好。不过很难感受出来。 自己装修后也是美美的。。

据说材料没有condo 好。不过很难感受出来。 自己装修后也是美美的。。

解释的真好谢谢谢谢

借帖问:东部有什么EC还有在卖的，快建好的如题，了解一下，多谢如题，了解一下，多谢

the vales, 算东部吗

那假如在tampenis MRT旁有HDB一套接下来换房是考虑EC呢还是公寓？公寓的话就多一套HDB收租，EC的话要把HDB卖掉，还是有点可惜，但是增值空间又比较多，很难啊接下来换房是考虑EC呢还是公寓？公寓的话就多一套HDB收租，EC的话要把HDB卖掉，还是有点可惜，但是增值空间又比较多，很难啊

看你有多少现金保留组屋最好，因为可以收房租。但是如果你还有组屋贷款要还，很可能买能贷到Condo的贷款就十分有限。你买condo需要更多的现金来支持。

买EC比较便宜，还可以选择defer payment， 相当于把组屋的价格这算进去， 这样你能贷到的更多。因为总价本来就相对低，EC拿到手时才开始还贷款，又卖了组屋， 所以你的实际还款量大幅降低， 压力会小很多，也不用担心组屋租不出去，少了一些麻烦。

要具体案例具体分析， 跟个人情况有关。你可以先找个Banker帮你算算看可以贷多少款再定。

保留组屋最好，因为可以收房租。但是如果你还有组屋贷款要还，很可能买能贷到Condo的贷款就十分有限。你买condo需要更多的现金来支持。

买EC比较便宜，还可以选择defer payment， 相当于把组屋的价格这算进去， 这样你能贷到的更多。因为总价本来就相对低，EC拿到手时才开始还贷款，又卖了组屋， 所以你的实际还款量大幅降低， 压力会小很多，也不用担心组屋租不出去，少了一些麻烦。

要具体案例具体分析， 跟个人情况有关。你可以先找个Banker帮你算算看可以贷多少款再定。

感谢分享所以只要现金和贷款不成问题，最好还是保留组屋，买公寓比较划算是吧所以只要现金和贷款不成问题，最好还是保留组屋，买公寓比较划算是吧

长期的来看，10 年20 年是这样的。是这样的。

还有一个问题， 以前因为组屋的租金性价比很高，消费也没那么高现在一套组屋租金2000-3000，我感觉已经不能通过租金对生活起到多大的改善作用。

保留了HDB， condo买起来也很吃紧，我好几个朋友现在有HDB房子一套，好不容易攒钱买了一个condo也是不大的，还相对旧，住房环境并没有得到改善，出租HDB，拿到2000出，和别人少拿2000块生活并没有差别，不如拿钱买个大点的condo住着舒服，或者买新EC环境也不错，房子还大，设施新的EC也不比老的condo差，所以换房子还是看目的

很多人都想着说以后有多一套留给子女，希望风云变幻过后以后房子是值钱的，不然意义也不大现在一套组屋租金2000-3000，我感觉已经不能通过租金对生活起到多大的改善作用。

保留了HDB， condo买起来也很吃紧，我好几个朋友现在有HDB房子一套，好不容易攒钱买了一个condo也是不大的，还相对旧，住房环境并没有得到改善，出租HDB，拿到2000出，和别人少拿2000块生活并没有差别，不如拿钱买个大点的condo住着舒服，或者买新EC环境也不错，房子还大，设施新的EC也不比老的condo差，所以换房子还是看目的

很多人都想着说以后有多一套留给子女，希望风云变幻过后以后房子是值钱的，不然意义也不大

纠正2点第一，我认识双公民买condo，都是把hdb transfer给一方，然后另外一方买condo。那个税是可以逃掉。谁让公民呢，政府不会难为公民的。
第二，condo给我映像不好，都是租客，我刚来sg时候，租的那一层都是外来流动人口，后来中介告诉我，新加坡99年的condo基本都这样，公民买了出租，赚完租金再卖掉。感觉EC这点比condo好多了，至少很多买来自己住。

个人体会罢了。不要喷，我还没吃早饭。第一，我认识双公民买condo，都是把hdb transfer给一方，然后另外一方买condo。那个税是可以逃掉。谁让公民呢，政府不会难为公民的。
第二，condo给我映像不好，都是租客，我刚来sg时候，租的那一层都是外来流动人口，后来中介告诉我，新加坡99年的condo基本都这样，公民买了出租，赚完租金再卖掉。感觉EC这点比condo好多了，至少很多买来自己住。

个人体会罢了。不要喷，我还没吃早饭。

同意第二条condo里住的都是素质高的说法都是自我安慰。。。

我感觉不如ECcondo里住的都是素质高的说法都是自我安慰。。。

我感觉不如EC

最后的结论是什么呢

据说Condo的层高比EC高是这样吗？是这样吗？

问下老板啊EC selling price是根据当时买地的价钱吗？
那是不是等买地的价钱比较便宜的项目比较好？
比如说盛港的， 好几个项目基本地点差不多。 Bellewaters, ave psf $793, no resale levy; The vales, avg psf $785, need to pay resale levy; Anchorvale Crescent 还有一个地标得很便宜的 才$280 psf; 上面的2个项目都差不多$330
如果房型都差不多，如何取舍？
EC selling price是根据当时买地的价钱吗？
那是不是等买地的价钱比较便宜的项目比较好？
比如说盛港的， 好几个项目基本地点差不多。 Bellewaters, ave psf $793, no resale levy; The vales, avg psf $785, need to pay resale levy; Anchorvale Crescent 还有一个地标得很便宜的 才$280 psf; 上面的2个项目都差不多$330
如果房型都差不多，如何取舍？

开发商开发商也可以是考虑的因素， 有名的开发商的项目通常会贵一点开发商也可以是考虑的因素， 有名的开发商的项目通常会贵一点

没有最后的结论都是个人观点。EC有一点投资潜力是因为买的时候比Private Condo便宜20%， 10年后价钱差不多。但是我想对于普通人不论EC还是Private Condo买来也是要自己住的， 舒适的需求大过投资的需求。资金有限就买大一点的EC，放弃组屋，好过买小的私人公寓，而且还倍感还贷压力。以后攒的钱还可以做别的投资，不一定要买房，毕竟买房的钱是一大笔， 投资越大，风险越大。如果买私人公寓是为了赚租金，其实真的不容易。都是个人观点。EC有一点投资潜力是因为买的时候比Private Condo便宜20%， 10年后价钱差不多。但是我想对于普通人不论EC还是Private Condo买来也是要自己住的， 舒适的需求大过投资的需求。资金有限就买大一点的EC，放弃组屋，好过买小的私人公寓，而且还倍感还贷压力。以后攒的钱还可以做别的投资，不一定要买房，毕竟买房的钱是一大笔， 投资越大，风险越大。如果买私人公寓是为了赚租金，其实真的不容易。

开发商也是在靠滤觉得盛港一带ec还不少
可能再等等消价，哈哈觉得盛港一带ec还不少
可能再等等消价，哈哈

暂时东部没有新的EC了以前的tampines trilliant, citylife 位置很好了，就在downtown line 的旁边。

位置应该是EC里面算好的。

现在旁边还有一块大的空地，但不知道以后会建什么。 如果也是EC的话那就位置更佳了以前的tampines trilliant, citylife 位置很好了，就在downtown line 的旁边。

位置应该是EC里面算好的。

现在旁边还有一块大的空地，但不知道以后会建什么。 如果也是EC的话那就位置更佳了

的确卖价是和land cost相关。land cost便宜，售价越低。我会建议ec买家，选4房以上，尺价便宜的，因为EC买家主要以自住为主，地点稍偏在价格低廉面前不值一提。可以参考去年high park residences的例子。land cost便宜，售价越低。我会建议ec买家，选4房以上，尺价便宜的，因为EC买家主要以自住为主，地点稍偏在价格低廉面前不值一提。可以参考去年high park residences的例子。

不会，比较新的公寓都是按照plot ratio来建的出于成本考虑，比较起公寓，ec设计，层高，设施，绿化等其他地方会。。。出于成本考虑，比较起公寓，ec设计，层高，设施，绿化等其他地方会。。。

不会，比较新的公寓都是按照plot ratio来建，出于成本考虑，比较起公寓，ec设计，层高，设施，绿化等其他地方会。。。来建，出于成本考虑，比较起公寓，ec设计，层高，设施，绿化等其他地方会。。。

请教邓老板一个问题哦双公民，先买二手组屋，五年后又买了公寓，然后打算买BTO，我是只卖组屋，还是组屋和公寓都卖才可以买BTO，谢谢：）双公民，先买二手组屋，五年后又买了公寓，然后打算买BTO，我是只卖组屋，还是组屋和公寓都卖才可以买BTO，谢谢：）

都要卖小弥留之际小弥留之际

而且卖了公寓30个月后才可以买bto或ec如果是组屋，则top半年内卖掉组屋就行。如果是组屋，则top半年内卖掉组屋就行。

都要卖，卖了公寓，30个月后才能开始申请BTO/EC你的情况还是忘了BTO吧。你的情况还是忘了BTO吧。

谢谢老板刚才打了半天字一不下心全没了，
再打，
一、我先卖公寓，现有组屋拆迁，我是否享受拆迁优惠的同时，享受补贴刚才打了半天字一不下心全没了，
再打，
一、我先卖公寓，现有组屋拆迁，我是否享受拆迁优惠的同时，享受补贴

二、现有组屋卖了，再买个地点更好一点的二手组屋，这么折腾完，我的补贴是不是也折腾到各种手续费中了，那么是把补贴用到买二手组屋还是买BTO划算呢？利弊是什么？这么折腾完，我的补贴是不是也折腾到各种手续费中了，那么是把补贴用到买二手组屋还是买BTO划算呢？利弊是什么？

三、又是学区，请问万慈是名校吗？