Elson Chua @ · PDF fileElson Chua @ 81821832 Toa Payoh Central Report Powered by StreetSine Elson Chua ... Chij Primary School (toa Payoh) 0.77 km Pei Chun Public School 0.87 km

Elson

Chua

@ 8

1821

832

Toa Payoh Central Report

Powered by StreetSine

Elson Chua

CEA Reg No: R014878H

Mobile: 81821832

Prepared for Sample on Dec 21, 2013Information contained is for general purposes only and does not constitute any investment advice

1 of 27

Property Summary SheetLevel Pricing

HDB Address : 79A Toa Payoh Ctrl, Level 16 to 20, HDB 4 Rooms (91 sqm / 980 sqft)

Median Price* based on recent transactions : $ 740,880 ($ 756 psf, 980sqft)

*Based on a median PSF of $756 psf for similar transactions sold in Toa Payoh Central within the last 12 months.

Estate Transactions

Address Flat Model Size Price PSF Lease Resale

79D Toa Payoh Central #08-XX SRX Model A 980sqft (91sqm) $678k $692 2009 12 Dec



Compare Nearby EstatesEstate Avg PSF Median Price Median Asking Rent

Toa Payoh Central $756 (Dec 13) $673,000 (Dec 13) $3,100

Lorong 2 Toa Payoh $730 (Dec 13) $715,000 (Dec 13) $3,000

Lorong 1 Toa Payoh $699 (Nov 13) $760,000 (Nov 13) $3,225

Lorong 4 Toa Payoh $671 (Nov 13) $666,250 (Nov 13) $3,200

Lorong 5 Toa Payoh $581 (Oct 13) $638,000 (Oct 13) -

Jalan Tenteram $546 (Oct 13) $500,000 (Oct 13) $2,550

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

http://www.streetsine.com/static/home2/map.jsp#estate-4076












Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


2 of 27

Getting the Most Out of the Home Report

This home report provides data on 79A Toa Payoh Ctrl, Level 16 to 20 (HDB 4 Rooms). Transactiondata is last updated on 20 Dec 13 from official sources. Listing data is updated as of the moment thisreport is prepared. For information on the data, please see the footnotes contained within this report.

The intent of this report is to provide you with important information that will help you

A. Price Toa Payoh Central for buy, sell or rent B. Compare it with other similar estates.

Please keep in mind that it is impossible to derive the undisputed value of a home solely from marketdata. Ultimately, each real estate transaction is unique, with the buyer and seller making the marketby agreeing on a price that is mutually acceptable. Therefore, we believe home pricing is acombination of quantitative analysis and qualitative judgment. The Home Report helps you analyze thenumbers, but that is only part of the pricing process. You must also use your judgment, along withthat of trusted advisors, to arrive at a pricing solution that takes into consideration the marketnumbers and the unique characteristics of the property.

The Home Report is organized into the following sections:

(1) Basic Information (2) Pricing to buy or sell (3) Renting

In analyzing the numbers found in the Home Report, we recommend that you follow these steps:

1. Understand the big picture. What direction are residential prices moving?

2. Identify HDB 4 Rooms estates that are similar, or comparable, to Toa Payoh Central. Then,compare recent sale prices.

3. Identify the prices that similar, or comparable, units within Toa Payoh Central sold for, in therecent past.

4. Determine a Possible Price for your unit. Then compare that price with other pricing datapoints identified in the Home Report. Keep in mind market direction.

5. For renters, understand steps (1) - (4) from the rental perspective.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

http://www.streetsine.com/static/home2/map.jsp#search-311079

http://www.streetsine.com/static/home2/map.jsp#search-311079

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


3 of 27

Basic Information

Category : HDB 4 Rooms

Location : Central Region

Built : 2009

City Distance : 3.32 km

Unit Address : 79A Toa Payoh Ctrl, Level 16 to 20 S(311079)

Unit Size : 91 sqm (980 sqft)

The maps below shows the cadastral map and important amenities within 2 km of the property.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


4 of 27

MRT Bus Stops Groceries Schools Lifestyle

Category Important Amenities within 2 km Distance to property

Trains (MRT / LRT) Toa Payoh (NS19) 0.23 km

Braddell(NS18) 0.68 km

Caldecott MRT Thomson Line Due 2020 0.91 km

Caldecott MRT (CC17) 0.94 km

Mt Pleasant MRT Thomson Line Due 2021 1.54 km

Novena (NS20) 1.67 km

Bishan (NS17) 1.81 km

Marymount (CC16) 1.84 km

Bukit Brown MRT Circle Line U/C 1.87 km

Bus Stops Blk 84B (Bus: 232) 0.12 km

Opp Blk 177 (Bus: NR1, 56, 105, 153) 0.16 km

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


5 of 27

Blk 177 (Bus: 56, 105, 153, 232, NR1) 0.18 km

Toa Payoh Stn (Bus: 232, NR1, 153, 56,

105)

0.19 km

Opp Toa Payoh Stn (Bus: 56, 105, NR1,

153)

0.21 km

Blk 140 (Bus: 232) 0.24 km

Groceries &

Supermarts

Giant(kim Keat Avenue) 1.15 km

Ntuc Fairprice ( Shaw Plaza ) 1.18 km

Ntuc Fairprice ( Lorong Limau Road ) 1.54 km

Ntuc Fairprice ( Bishan Street 13 ) 1.60 km

Ntuc Fairprice ( Square 2 ) 1.60 km

Cold Storage Novena 1.70 km

Ntuc Fairprice ( Junction 8 Shopping

Centre )

1.76 km

Cold Storage United Square 1.97 km

Sheng Siong Hypermarket(mcnair) 2.00 km

Schools

(Primary,

Integrated,

International)

Kheng Cheng School 0.30 km

SJI International School 0.75 km

Chij Primary School (toa Payoh) 0.77 km

Pei Chun Public School 0.87 km

Marymount Convent School 1.06 km

Balestier Hill Primary School 1.07 km

First Toa Payoh Primary School 1.10 km

Guangyang Primary School 1.22 km

Raffles Institution 1.23 km

Hong Wen School 1.84 km

Australian International School 1.92 km

Italian Supplementary School (Italian

Embassy)

2.00 km

Lifestyle Toa Payoh Town Park 0.47 km

Toa Payoh Stadium 0.60 km

Home TeamNS - Ah Hood Road Club

House

0.64 km

Celebrities Resort Club 0.89 km

SAFRA Toa Payoh 0.93 km

Riding for the Disabled Association of

Singapore

1.35 km

Singapore Scout Association 1.46 km

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


6 of 27

Volkswagen Golf Centre 1.50 km

Macritchie Reservoir Park 1.80 km

Singapore Polo Club 1.83 km

Ceylon Sports Club 1.96 km

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


7 of 27

1. Pricing to Buy or Sell

1.1 What are HDB prices doing in Singapore?

The graph below shows the overall HDB price movement between 1990Q1 (1 Jan 1990) and 2013Q3 (30 Sep 2013).

You can use the HDB price index to help you evaluate the movement of the market. Property priceindex is defined as the ratio of the current price per square foot compared to that in the 4th Quarterof 1998. It is used to monitor the movement of HDB flats in Singapore.

The table below shows the quarterly change in price index over the last 3 year. In the most recentquarter of 2013Q3, property prices have changed by -0.7% from the previous quarter.

Quarter HDB Price Index Quarter-on-Quarter % Change

2013Q3 205.1 -0.7%

2013Q2 206.6 0.5%

2013Q1 205.5 1.3%

2012Q4 202.9 2.5%

2012Q3 197.9 2.0%

2012Q2 194 1.3%

2012Q1 191.6 0.6%

2011Q4 190.4 1.7%

2011Q3 187.2 3.8%

2011Q2 180.3 3.1%

2011Q1 174.8 1.6%

2010Q4 172 2.5%

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


8 of 27

1.2 What are HDB 4 Rooms prices doing in Toa Payoh Central?

Latest Avg PSF: $756 psf (Dec 13)

This graph shows the latest recorded monthly average PSF (Price per Square Foot) in the estate. Itwas calculated by taking the average PSF of resale units sold within each month.The table below lists the monthly average PSF and monthly median price data for the last 15 monthsshown in the chart.

Month Median Price Average PSF Number of Sales

Dec 13 $673,000 $756 4

Nov 13 $696,000 $679 3

Oct 13 $710,000 $758 5

Sep 13 $690,000 $703 5

Aug 13 $664,500 $748 6

Jul 13 $630,000 $763 5

Jun 13 $695,000 $716 5

May 13 $691,500 $787 6

Apr 13 $609,000 $736 2

Mar 13 $729,000 $746 4

Feb 13 $677,500 $760 3

Jan 13 $708,000 $747 7

Dec 12 $661,000 $696 2

Nov 12 $732,500 $748 2

Oct 12 $699,000 $777 2

Sep 12 $700,000 $715 1

Aug 12 $765,000 $781 1

Jul 12 $733,000 $749 5

Jun 12 $648,000 $803 1

HDB 4 Rooms in Toa Payoh Central went up by 1.6% in Dec 13. It is calculated by comparing theaverage PSF for the latest month (Dec 13) against the average PSF in the last 15 months. The 15-month period is illustrated in the table above.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


9 of 27

In the next table, we list the 30 latest unit transaction details from Toa Payoh Central. Rowshighlighted in yellow refer to the highest and lowest prices in the table.


79D Toa Payoh Central #08-XX SRX Model A 980sqft (91sqm) $678k $692 2009 12 Dec 2013



79A Toa Payoh Central #39-XX SRX - 807sqft (75sqm) $658k $815 - 01 Dec 2013

79A Toa Payoh Ctrl, Level 31 to 35 Model A 818sqft (76sqm) $656k $802 2009 Dec 2013

79A Toa Payoh Central #09-XX SRX Model A 818sqft (76sqm) $588k $718 2009 30 Nov 2013

79D Toa Payoh Central #09-XX ERA Model A 980sqft (91sqm) $693k $707 2009 27 Nov 2013

79A Toa Payoh Central #33-XX ERA Model A 818sqft (76sqm) $655k $801 2009 08 Nov 2013

79B Toa Payoh Central #08-XX SRX Model A 990sqft (92sqm) $703k $710 2009 01 Nov 2013

79D Toa Payoh Central #03-XX ERA Model A 980sqft (91sqm) $612k $624 2009 01 Nov 2013

79C Toa Payoh Ctrl, Level 6 to 10 Model A 990sqft (92sqm) $696k $703 2009 Nov 2013

79E Toa Payoh Central #27-XX SRX Model A 818sqft (76sqm) $740k $905 2009 30 Oct 2013

79D Toa Payoh Ctrl, Level 11 to 15 Model A 990sqft (92sqm) $710k $717 2009 Oct 2013

79A Toa Payoh Central #27-XX SRX Model A 980sqft (91sqm) $758k $773 2009 01 Oct 2013

79D Toa Payoh Central #40-XX SRX Model A 969sqft (90sqm) $762k $786 2009 01 Oct 2013

79B Toa Payoh Central #14-XX SRX Model A 980sqft (91sqm) $685k $699 2009 01 Oct 2013

79A Toa Payoh Central #35-XX SRX Model A 818sqft (76sqm) $665k $813 2009 01 Oct 2013

79A Toa Payoh Ctrl, Level 16 to 20 Model A 818sqft (76sqm) $622k $760 2009 Sep 2013

79B Toa Payoh Ctrl, Level 6 to 10 Model A 990sqft (92sqm) $690k $697 2009 Sep 2013

79B Toa Payoh Central #12-XX SRX Model A 980sqft (91sqm) $701k $715 2009 01 Sep 2013

79A Toa Payoh Central #14-XX SRX - 980sqft (91sqm) $708k $722 - 01 Sep 2013

179 Toa Payoh Central #07-XX SRX Improved 904sqft (84sqm) $559k $618 1974 01 Sep 2013

79B Toa Payoh Ctrl, Level 6 to 10 Model A 990sqft (92sqm) $715k $722 2009 Aug 2013

79A Toa Payoh Ctrl, Level 16 to 20 Model A 818sqft (76sqm) $616k $753 2009 Aug 2013

79A Toa Payoh Central #09-XX SRX Model A 818sqft (76sqm) $600k $733 2009 01 Aug 2013

79D Toa Payoh Central #39-XX SRX Model A 969sqft (90sqm) $782k $807 2009 01 Aug 2013

79E Toa Payoh Central #19-XX ERA Model A 818sqft (76sqm) $608k $743 2009 01 Aug 2013

79B Toa Payoh Central #16-XX SRX Model A 980sqft (91sqm) $713k $728 2009 01 Aug 2013

79B Toa Payoh Central #18-XX SRX Model A 980sqft (91sqm) $756k $771 2009 01 Jul 2013

79B Toa Payoh Central #35-XX SRX Model A 980sqft (91sqm) $783k $799 2009 01 Jul 2013

* Transacted prices include Cash over Valuation, if any, at that point of transaction.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


10 of 27

1.3 Which HDB estates are similar to Toa Payoh Central?

Comparable estates are HDB 4 Rooms that are similar in location, housing type, and age. Inestablishing a price for a unit in Toa Payoh Central, it is useful to compare Toa Payoh Central estatewith other HDB 4 Rooms estates. By looking at the prices of properties sold in comparable estates, itis possible to establish a price range for your unit in Toa Payoh Central. Note that this comparison onlytakes into account historical sale numbers for the entire estate. So it is only one data point toconsider. Later we will drill down to comparables at the unit level. Here is a description of the estatesthat are most comparable to Toa Payoh Central. In the next question, we will compare the pricesbetween the estates.

Estate Lease City Distance

A Toa Payoh Central 2009 3.32 km

B Lorong 2 Toa Payoh

(0.23 km away)

2001 3.53 km

C Lorong 1 Toa Payoh

(0.59 km away)

1999 3.9 km

D Lorong 4 Toa Payoh

(0.39 km away)

1996 3.66 km

E Lorong 5 Toa Payoh

(0.56 km away)

1997 3.22 km

F Jalan Tenteram

(1.17 km away)

2002 2.68 km

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX













Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


11 of 27

1.4 How are the prices in Toa Payoh Central compared to other HDB 4 Rooms estates?

Using the comparables from the previous chart, below we show the latest prices in each estate. It iscalculated by taking into account prices of all units that are transacted in the latest month wheretransactions are available in the estate.

The median price for Toa Payoh Central was $673,000 for size 91 sqm (980 sqft) in Dec 13.

As way of comparison, the range of median prices for the other estates was $500,000-$760,000.

Estate Latest Median Price Latest Average PSF

Toa Payoh Central $673,000 [91sqm] (Dec 13) $756 (Dec 13)

Lorong 2 Toa Payoh $715,000 [91sqm] (Dec 13) $730 (Dec 13)

Lorong 1 Toa Payoh $760,000 [102sqm] (Nov 13) $699 (Nov 13)

Lorong 4 Toa Payoh $666,250 [84sqm] (Nov 13) $671 (Nov 13)

Lorong 5 Toa Payoh $638,000 [102sqm] (Oct 13) $581 (Oct 13)

Jalan Tenteram $500,000 [85sqm] (Oct 13) $546 (Oct 13)

The table below lists the Block Nos and Unit Sizes for HDB 4 Rooms in Toa Payoh Central and othernearby estates.

Estate HDB Blocks Unit Sizes

Toa Payoh Central 177, 179, 183, 184, 186, 79A, 79B, 79C, 79D,

79E

75sqm to 92 sqm

(807 sqft to 990 sqft)

Lorong 2 Toa Payoh 121, 122, 141, 142, 143, 144, 145, 146, 147, 152,

153, 154, 175, 84, 84A, 84B, 86

84sqm to 107 sqm


Lorong 1 Toa Payoh 153A, 155, 156, 171, 172, 172A, 238, 239 100sqm to 107 sqm


Lorong 4 Toa Payoh 191, 193, 60, 62, 66, 80, 80A, 80B, 81, 81A, 81B,

82, 82A, 82B

84sqm to 136 sqm


Lorong 5 Toa Payoh 35, 36, 37, 43, 45 102sqm to 110 sqm


Jalan Tenteram 16, 17, 18, 19 75sqm to 91 sqm


© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX













http://www.streetsine.com/static/home2/map.jsp#estate-












Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


12 of 27

1.5 What did comparable units in Toa Payoh Central recently sell for?

Comparable units are other HDB flats that are similar in size (up to ±20%) and floor level (up to ±5floors) and age (up to ±5 years difference) to 79A Toa Payoh Ctrl, Level 16 to 20. In establishinga price for this unit, it is useful to observe the range of prices for which other comparable units weresold.

The table below shows up to 10 closest comparable units that have recent transactions within the last12 months. The most recent transactions are shown at the top of the table.


79A Toa Payoh Ctrl, Level 16 to 20 Model A 76 sqm (818 sqft) $622k $760 2009 Sep 2013

79B Toa Payoh Central #16-XX SRX Model A 91 sqm (980 sqft) $713k $728 2009 01 Aug 2013

79E Toa Payoh Central #19-XX ERA Model A 76 sqm (818 sqft) $608k $743 2009 01 Aug 2013

79A Toa Payoh Ctrl, Level 16 to 20 Model A 76 sqm (818 sqft) $616k $753 2009 Aug 2013

79B Toa Payoh Central #18-XX SRX Model A 91 sqm (980 sqft) $756k $771 2009 01 Jul 2013

79E Toa Payoh Central #17-XX ERA Model A 91 sqm (980 sqft) $755k $770 2009 01 May 2013

79E Toa Payoh Central #17-XX SRX Model A 91 sqm (980 sqft) $750k $765 2009 01 May 2013

79C Toa Payoh Ctrl, Level 16 to 20 Model A 91 sqm (980 sqft) $772k $788 2009 Jan 2013

79E Toa Payoh Ctrl, Level 16 to 20 Model A 91 sqm (980 sqft) $709k $723 2009 Jan 2013

79D Toa Payoh Ctrl, Level 16 to 20 Model A 91 sqm (980 sqft) $708k $722 2009 Jan 2013


The range of prices for which comparable units sold was $608k-$772k.

The PSF range of comparable units sold was $722-$788.

The median PSF for comparable units sold was $756 psf. Based on this amount, the median pricebased on recent transactions for 79A Toa Payoh Ctrl, Level 16 to 20 is $ 740,880 ($ 756 psf, 980sqft)

What is the monthly mortgage instalment for the Median Transacted Price?

Based on a Median Transacted Price of $740,880, the monthly mortgage is $2,191 for a 30-yearloan at 2% interest and 20% downpayment.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


13 of 27

1.6 What did comparable units in other estates recently sell for?

Another point of interest is the range of prices for which comparable units (up to ±20% size, ±5 floorsand ±5 years difference) in similar estates were sold.

The table below shows up to 10 closest comparable units that were sold within the last 12 months.The most recent transactions are shown at the top of the table.


145 Lorong 2 Toa Payoh #17-XX SRX Model A 91 sqm (980 sqft) $725k $740 2006 01 May 2013

146 Lor 2 Toa Payoh, Level 16 to 20 Model A 92 sqm (990 sqft) $750k $758 2006 Jan 2013


The range of prices for which comparable units in similar estates sold was $725k-$750k.

The PSF range of comparable units in other similar estates was $740-$758.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


14 of 27

1.7 How much is the Cash-Over-Valuation (COV) in Toa Payoh?

Latest Median COV in Toa Payoh: $38,400 (2013Q3)

Cash-Over-Valuation (COV) is the difference between the resale price and the valuation of the flat.79A Toa Payoh Ctrl, Level 16 to 20 is a HDB 4 Rooms unit in Toa Payoh Town. This graph shows theofficial median COV every quarter in Toa Payoh for the last 3 years. (Source: HDB)

The table below lists the official median COV for the last 10 quarters including those shown in thegraph above.

Quarter Median COV

HDB 4 Rooms

in Toa Payoh

2013Q3 $38,400

2013Q2 $58,000

2013Q1 $55,000

2012Q4 $67,800

2012Q3 $45,000

2012Q2 $48,500

2012Q1 $42,500

2011Q4 $40,000

2011Q3 $50,000

2011Q2 $41,000

2011Q1 $30,000

2010Q4 $29,500

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


15 of 27

1.8 What are sellers asking for in Toa Payoh Central?

As of Dec 21, 2013, there are 19 active listings for sale in Toa Payoh Central that are complete withpricing and size information.

Total Listings in Toa Payoh Central : 19

Asking Price Range : $520,000 - $900,000

PSF Range : $582 - $930

Days on Market (DOM)

Days on market describe the age of a property listing from its first posting. The table below shows asummary of asking Price (first table) and asking PSF (second table) for all active listings in Toa PayohCentral per the DOM interval. (refer to Annex for listing details)

Days on Market Min. Price Median Price Max. Price No. of listings

0-30 (1 mth) $660,000 $728,500 $900,000 4

31-60 (2 mths) $625,000 $628,000 $628,000 3

61-90 (3 mths) $520,000 $628,000 $725,000 5

91-120 (4 mths) - - - 0

121-150 (5 mths) $650,000 $650,000 $710,000 6

>151 (>6 mths) $672,000 $672,000 $672,000 1

Total Listings 19

Days on Market Min. PSF Median PSF Max. PSF No. of listings

0-30 (1 mth) $674 $740 $930 4

31-60 (2 mths) $631 $634 $641 3

61-90 (3 mths) $582 $641 $732 5

91-120 (4 mths) - - - 0

121-150 (5 mths) $657 $671 $733 6

>151 (>6 mths) $686 $686 $686 1

Total Listings 19

For listings with days on market less than 2 months, the median asking PSF is $674 psf. Based onthis amount, the median price based on listings for 79A Toa Payoh Ctrl, Level 16 to 20 is $ 660,520($ 674 psf, 980sqft).

Refer to Annex for details on all active listings.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


16 of 27

1.9 (SUMMARY) How do the price ranges discussed earlier for 79A Toa Payoh Ctrl, Level 16 to 20 compare with each other?

In the previous questions, we observed the price range of units that are comparable in size and floorlevels to our unit.

Each chart, below, combines all the data points into one visual. Ranges 1 & 2 are the HIGH/LOWtransactions of similar units within the last 12 months in Toa Payoh Central and other similarestates respectively. Ranges 3 & 4 are the HIGH/LOW listing prices for Toa Payoh Central and othersimilar estates within the last 1 month. (Note: Listing prices cover ALL units regardless ofsize or floor levels in the estate. Refer to Annex for individual listing details.)

Use these charts as a reference to arrive at a pricing solution in which you can take comfort.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


17 of 27

2. Renting

2.1 What are HDB 4 Rooms rentals doing in TOA PAYOH?

Latest Median Rent: $2,630 (2013Q3)

79A Toa Payoh Ctrl, Level 16 to 20 is a HDB 4 Rooms unit in TOA PAYOH Town. This graph shows the

official median rent transacted every quarter in TOA PAYOH for the last 3 years. (Source: HDB)

The table below lists the official median rent transacted for the last 3 years shown in the graph.

Location Quarter Median Rent

TOA PAYOH (HDB 4 Rooms) 2013Q3 $2,630/month












© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


18 of 27

2.2 What are units rented for in TOA PAYOH?

In the table below, we list the latest HDB 4 Rooms rental transactions from TOA PAYOH. Data isanalyzed directly from the property agency. Rows highlighted in yellow refer to the highest and lowestprices in the table.

Address Flat Model Size Price PSF Lease Rented

208 Toa Payoh North Level 10 to 12 SRX Improved 872sqft (81sqm) $2,750 $3.15 1973 16 Dec

200 Toa Payoh North #06-XX ERA Improved 936sqft (87sqm) $2,600 $2.78 1973 15 Dec

200 Toa Payoh North Level 4 to 6 SRX Improved 936sqft (87sqm) $2,600 $2.78 1973 15 Dec

79D Toa Payoh Central Level 7 to 9 SRX Model A 980sqft (91sqm) $3,000 $3.06 2009 08 Dec

35 Lorong 5 Toa Payoh #15-XX ERA - 1,098sqft (102sqm) $2,900 $2.64 1997 07 Dec

79B Toa Payoh Central Level 1 to 3 SRX Model A 990sqft (92sqm) $3,100 $3.13 2009 06 Dec

10 Lorong 7 Toa Payoh Level 1 to 3 SRX Model A 1,119sqft (104sqm) $2,900 $2.59 1998 01 Dec

241 Kim Keat Link Level 7 to 9 SRX Model A 1,119sqft (104sqm) $2,200 $1.97 1989 26 Nov

82 Lorong 4 Toa Payoh Level 1 to 3 SRX Model A 1,130sqft (105sqm) $2,900 $2.57 1996 25 Nov

142 Lorong 2 Toa Payoh #06-XX ERA Model A 915sqft (85sqm) $2,300 $2.51 2001 24 Nov

152 Lorong 2 Toa Payoh Level 37 to 39 SRX

Model A 980sqft (91sqm) $3,300 $3.37 2006 21 Nov

202 Toa Payoh North #10-XX ERA Improved 936sqft (87sqm) $2,800 $2.99 1973 17 Nov

79A Toa Payoh Central Level 13 to 15 SRX


144 Potong Pasir Avenue 2 Level 1 to 3 SRX

Model A 1,195sqft (111sqm) $2,600 $2.18 1984 15 Nov



252 Kim Keat Link #02-XX ERA Model A 1,163sqft (108sqm) $2,900 $2.49 1988 10 Nov


Improved 883sqft (82sqm) $2,700 $3.06 1976 06 Nov

79B Toa Payoh Central Level 10 to 12 SRX


201 Toa Payoh North Level 10 to 12 SRX Improved 936sqft (87sqm) $2,800 $2.99 1973 31 Oct



Model A 1,087sqft (101sqm) $2,500 $2.30 1999 28 Oct


172 Lorong 1 Toa Payoh #13-XX ERA - 1,119sqft (104sqm) $2,550 $2.28 1995 25 Oct


Improved 883sqft (82sqm) $2,700 $3.06 1975 25 Oct

228 Lorong 8 Toa Payoh #10-XX ERA Improved 883sqft (82sqm) $2,000 $2.27 1976 19 Oct



179 Toa Payoh Central Level 16 to 18 SRX


© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


19 of 27


179 Toa Payoh Central #17-XX ERA Improved 904sqft (84sqm) $2,600 $2.88 1974 14 Oct

84 Lorong 2 Toa Payoh #09-XX ERA Model A 1,130sqft (105sqm) $3,700 $3.27 1997 13 Oct

200 Toa Payoh North #08-XX ERA Improved 936sqft (87sqm) $2,600 $2.78 1973 12 Oct

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


20 of 27

2.3 What are units rented for in TOA PAYOH?

In the table below, we list the latest official HDB 4 Rooms rental transactions from TOA PAYOH(Source: HDB). Rows highlighted in yellow refer to the highest and lowest prices in the table.

Blk Address Post Code Flat Type Price Rented

113 Potong Pasir Avenue 1 350113 4RM $2,500 Dec 2013

202 Toa Payoh North 310202 4RM $2,800 Dec 2013


152 Lorong 2 Toa Payoh 310152 4RM $3,300 Dec 2013

221 Lorong 8 Toa Payoh 310221 4RM $2,500 Dec 2013

120 Potong Pasir Avenue 1 350120 4RM $2,700 Dec 2013


221 Lorong 8 Toa Payoh 310221 4RM $2,400 Nov 2013


202 Toa Payoh North 310202 4RM $2,100 Nov 2013



179 Toa Payoh Central 310179 4RM $2,600 Nov 2013



79B Toa Payoh Central 312079 4RM $2,900 Nov 2013

79A Toa Payoh Central 311079 4RM $2,900 Nov 2013








79C Toa Payoh Central 313079 4RM $3,200 Nov 2013



258 Kim Keat Avenue 310258 4RM $2,548 Oct 2013

253 Kim Keat Avenue 310253 4RM $2,500 Oct 2013

10 Lorong 7 Toa Payoh 310010 4RM $2,400 Oct 2013

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


21 of 27

2.4 What are similar units rented for in comparable estates?

Comparable units are other rented units that are similar in size (up to +20%) and floor level (up to +5floors) to 79A Toa Payoh Ctrl, Level 16 to 20. In establishing a rent for this unit, it is useful toobserve the range of prices for which other comparable units were rented for.

In the table below, we list the latest similar unit rental transaction details in comparable estates.Data is analyzed directly from the property agency. Rows highlighted in yellow refer to the highest andlowest prices in the table.



Model A 926sqft (86sqm) $3,200 $3.46 2006 29 Aug

152 Lorong 2 Toa Payoh #20-XX ERA Model A 926sqft (86sqm) $3,100 $3.35 2006 16 May

147 Lorong 2 Toa Payoh #19-XX ERA Model A 926sqft (86sqm) $3,200 $3.46 2006 08 Mar


Model A 926sqft (86sqm) $2,400 $2.59 2006 23 Jan

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


22 of 27

2.5 What are landlords asking for in Toa Payoh Central and nearby estates?

As of Dec 21, 2013, there are 50 active listings found in Toa Payoh Central and other nearby estatesthat are for subletting of the entire unit. The table shows the minimum, median and maximum askingrents in these listings.

Refer to Annex for details of the listings, as well as other sublet listings for partial unit.

Min. Rent Median Rent Max. Rent No. of Listings

Toa Payoh Central $2,600 $3,100 $3,600 12

Lorong 2 Toa Payoh $2,500 $3,000 $3,300 19

Lorong 1 Toa Payoh $2,900 $3,225 $3,300 8

Lorong 4 Toa Payoh $2,850 $3,200 $3,400 3

Lorong 5 Toa Payoh - - - 0

Jalan Tenteram $2,500 $2,550 $3,000 8

Total Listings 50

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


23 of 27

3. Uplift

3.1 How much more expensive are the nearby HDB 5 Rooms units?

The table below shows the top 5 HDB 5 Rooms estates that are closest in prices to 79A Toa PayohCtrl, Level 16 to 20 and nearest to the estate.

Compared to a possible market price of $740,880 for 79A Toa Payoh Ctrl, Level 16 to 20, the Topup Prices column shows the indicative topups that are required to upgrade to HDB 5 Rooms.Location A in the map below refers to the original Toa Payoh Central estate.

Type Estate Median Transacted Topup Prices

Upgrade to

HDB 5 Rooms

B. TOA PAYOH CENTRAL

(0.2km away)

$937k [110sqm]

(Aug 13)

$937k - $741k

= $196k

Upgrade to

HDB 5 Rooms

C. LORONG 2 TOA PAYOH

(0.1km away)

$740k [116sqm]

(Nov 13)

$740k - $741k

= -$1k

Upgrade to

HDB 5 Rooms

D. LORONG 4 TOA PAYOH

(0.4km away)

$845k [120sqm]

(Oct 13)

$845k - $741k

= $104k

Upgrade to

HDB 5 Rooms

E. LORONG 5 TOA PAYOH

(0.7km away)

$610k [125sqm]

(Oct 13)

$610k - $741k

= -$131k

Upgrade to

HDB 5 Rooms

F. LORONG 1 TOA PAYOH

(0.5km away)

$715k [122sqm]

(Oct 13)

$715k - $741k

= -$26k

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


24 of 27

Annex A

All listings are active as at Dec 21, 2013. They are last posted within 1 month from various sources.Highlighted in yellow are the highest and lowest asking prices.

SRX Circles Sale Listings in Toa Payoh Central and other comparable estates

Sale Address Asking PSF Built

sqft

Bed-

rooms

Posted Days on

Market

Sale Listings in Toa Payoh Central and other comparable estatesSale Address Asking PSF Built

sqft

Bed-

rooms

Posted Days on

Market

Toa Payoh Central, 79B $628k $634 979 3 Dec 21, 2013 59

Toa Payoh Central, 79A $672k $686 979 3 Dec 21, 2013 251

Toa Payoh Central, 79D $750k $766 969 3 Dec 21, 2013 11

TOA PAYOH CENTRAL, 186 $520k $582 883 3 Dec 20, 2013 78


Toa Payoh Central, 79A $630k - - 3 Dec 20, 2013 23


Toa Payoh Central, 79D $707k $714 979 3 Dec 20, 2013 25












TOA PAYOH CENTRAL, 79A CALL - - - Nov 30, 2013 21

Toa Payoh Central, 79B $750k - - 3 Nov 24, 2013 32

Jalan Tenteram, 17 $508k $492 1,022 3 Dec 21, 2013 45

JALAN TENTERAM, 17 CALL - 926 - Dec 21, 2013 35

Jalan Tenteram, 17 $480k $519 915 3 Dec 20, 2013 102

Lorong 2 Toa Payoh, 142 $520k $562 915 3 Dec 20, 2013 235



Lorong 2 Toa Payoh, 122 $660k $607 1,076 3 Dec 20, 2013 20



© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


25 of 27


sqft

Bed-

rooms

Posted Days on

Market


LORONG 2 TOA PAYOH, 142 CALL - - - Dec 19, 2013 2





Toa Payoh Lorong 4 $550k - - 3 Dec 16, 2013 70

LORONG 2 TOA PAYOH, 142 $580k $626 926 3 Dec 16, 2013 64

35 Toa Payoh Lorong 5 $650k $596 1,087 3 Dec 15, 2013 6







Jalan Tenteram, 16 $480k $519 915 3 Nov 30, 2013 29

Lorong 2 Toa Payoh, 143 $605k $625 958 3 Nov 29, 2013 30

JALAN TENTERAM, 17 CALL - - - Nov 26, 2013 25



Lorong 2 Toa Payoh, 146 $550k $562 969 3 Nov 22, 2013 64

SRX Circles Rental Listings in Toa Payoh Central and other comparable estates


sqft

Bed-

rooms

Posted

Rental Listings in Toa Payoh Central and other comparable estatesRental Address Asking PSF Built

sqft

Bed-

rooms

Posted

Toa Payoh Central, 177 $3,200 $3.20 990 3 Dec 21, 2013

Toa Payoh Central, 79A $3,300 $2.79 1,184 3 Dec 21, 2013

TOA PAYOH CENTRAL, 79A $3,600 $4.00 893 3 Dec 21, 2013

Toa Payoh Central, 79B $3,000 $3.33 893 3 Dec 20, 2013

TOA PAYOH CENTRAL, 79A $2,850 - - - Dec 18, 2013

Toa Payoh Central, 79D $3,000 $2.96 1,012 3 Dec 18, 2013

Toa Payoh Central, 79E $3,000 $3.58 829 3 Dec 10, 2013

TOA PAYOH CENTRAL, 79E $3,000 $3.72 796 3 Dec 7, 2013



Toa Payoh Central, 79A $3,200 $3.97 796 3 Nov 30, 2013

Lorong 2 Toa Payoh, 175 $2,500 $2.58 969 3 Dec 21, 2013

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


26 of 27

Rental Address Asking PSF Built

sqft

Bed-

rooms

Posted

Lorong 2 Toa Payoh, 175 $2,800 $2.74 1,022 3 Dec 21, 2013

Jalan Tenteram, 16 $3,000 $3.24 915 3 Dec 21, 2013

LORONG 1 TOA PAYOH, 171 $3,000 $2.30 1,302 3 Dec 21, 2013


Lorong 2 Toa Payoh, 84B $3,100 $2.82 1,098 3 Dec 21, 2013



Lorong 2 Toa Payoh, 84B $3,200 $3.31 958 3 Dec 21, 2013












LORONG 2 TOA PAYOH, 154 $3,000 $3.04 979 3 Dec 17, 2013

LORONG 4 TOA PAYOH, 85C $3,400 $3.04 1,119 3 Dec 17, 2013





JALAN TENTERAM, 19 $2,500 $2.73 915 - Dec 10, 2013




JALAN TENTERAM $2,600 $2.31 1,119 3 Nov 30, 2013

Lorong 2 Toa Payoh, 145 $3,000 $3.16 947 2 Nov 29, 2013

Lorong 1 Toa Payoh, 171 $3,300 $3.00 1,098 3 Nov 26, 2013

LORONG 1 TOA PAYOH, 171 $3,200 $2.70 1,184 3 Nov 24, 2013

Lorong 1 Toa Payoh, 171 $3,250 $3.36 958 3 Nov 24, 2013

LORONG 1 TOA PAYOH, 172A $3,300 $2.75 1,195 3 Nov 24, 2013

LORONG 1 TOA PAYOH, 172A $3,300 $2.86 1,152 3 Nov 22, 2013© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Elson

Chua

@ 8

1821

832



Elson Chua


Mobile: 81821832


27 of 27

Important Information

StreetSine crunches thousands of numbers to arrive at the analysis found in the Home Report. Usingproprietary algorithms, StreetSine quickly processes raw data from the government and other publiclyavailable sources, as well as data found in the StreetSine marketplace, to derive the analysis found inthe report. This valuable information is time-sensitive, as the market is always changing. Therefore,we recommend that you update your understanding of the market by obtaining the latest HomeReport, and discussing the housing market with trusted advisors.

StreetSine Pte. Ltd. collects and collates public information from sources that include user input, realestate professionals, retail business, and government agencies that include HDB, URA, SLA, SingaporeStatistics, etc. StreetSine Pte. Ltd. does not alter or manipulate the accuracy of that data when itconducts analysis or presents information in its Services. To the best of our knowledge, the raw dataand analytical output are accurate, but no decision should be made solely on these numbers. Property investments are subject to risks, including possible loss of principal amountinvested. The value of properties may fall or rise. Past performance or any prediction orforecast is not necessarily indicative of future performance. Services rendered byStreetSine Pte. Ltd. do not constitute and shall not be construed as constitutinginvestment advice or recommendations and are prepared without regard to the specificobjectives, financial situations or needs of any particular person who may receive or usethe Services or Site. Investors should study all relevant information and consider whetherthe investment is appropriate for them. You should seek the advice of your financial, property,and legal advisors before purchasing, renting, or selling property. If you are using information fromStreetSine to make decisions regarding the purchase of goods or services from a retail businessmarketing on www.streetsine.com, you should thoroughly consider all your options or alternatives.Your purchase and investment decisions are solely your responsibility.

Copyright © 2013 StreetSine Pte. Ltd.

© E

lson

Chu

a (C

EA

Reg

No:

R01

4878

H)

(HP

: 818

2 18

32)

21 D

ec 2

013.

Thi

s re

port

is fo

r ex

clus

ive

use

by E

lson

Chu

a.A Member of SRX

Documents

Elson Chua @ · PDF fileElson Chua @ 81821832 Toa Payoh Central Report Powered by StreetSine Elson Chua ... Chij Primary School (toa Payoh) 0.77 km Pei Chun Public School 0.87 km