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CARIBBEAN AT KEPPEL BAY, 32 Keppel Bay Drive Level 4 to 6 report
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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Property Summary SheetUnit PricingLatest Sold Unit : CARIBBEAN AT KEPPEL BAY, 32 Keppel Bay Drive Level 4 to 6 (1335sqft)
Unit Transacted : $ 2,200,000 ($ 1,649 psf) on Aug 30, 2012 SRX
Median Price* based on recent transactions : $ 1,994,490 ($ 1,494 psf, 1335sqft)*Based on a median PSF of $1,494 psf for similar transactions sold in Caribbean At Keppel Bay within the last 12 months.
Median Price^ based on current listings : $ 2,101,290 ($ 1,574 psf, 1335sqft)^Based on a median asking PSF of $1,574 psf for currently active listings in Caribbean At Keppel Bay that are in the market for less than 2 months.
Project Transactions
Latest Avg PSF: $1,650 psf (Aug 12)
For illustration purposes only
Recent Transacted Address Size Price PSF Contract Built Tenure Type
32 Keppel Bay Drive Level 4 to 6 SRX 1,334 $2,200k $1,649 Aug 30, 2012 2004 99 years from 16/08/1999 -
40 Keppel Bay Drive Level 4 to 6 SRX 1,248 $1,880k $1,506 Aug 29, 2012 2004 99 years from 16/08/1999 -
34 Keppel Bay Drive #01-74 1,722 $3,150k $1,829 Aug 27, 2012 2004 99 Yrs From 16/08/1999 Resale
Compare Nearby ProjectsProject Latest Average PSF Rental Capital gain Rental Yield
Caribbean At Keppel Bay $1,650 (Aug 12) $5.60 psf 11.6%/yr 4.39%
The Pearl @ Mount Faber $1,146 (Jul 12) $4.19 psf 14.0%/yr 4.40%
Reflections At Keppel Bay $1,746 (Aug 12) $4.65 psf 1.6%/yr 3.14%
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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Getting the Most Out of the Home Report
This home report provides data on Caribbean At Keppel Bay (Condominium). Transaction data was last updated on 10 Sep 12 from official sources. Listing data is updated as of the moment this report 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 Caribbean At Keppel Bay for buy, sell or rent B. Compare it with other similar Projects.
Please keep in mind that it is impossible to derive the undisputed value of a home solely from market data. Ultimately, each real estate transaction is unique, with the buyer and seller making the market by agreeing on a price that is mutually acceptable. Therefore, we believe home pricing is a combination of quantitative analysis and qualitative judgment. The Home Report helps you analyze the numbers, but that is only part of the pricing process. You must also use your judgment, along with that of trusted advisors, to arrive at a pricing solution that takes into consideration the market numbers 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 (4) Investing
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 Condominium projects that are similar, or comparable, to Caribbean At Keppel Bay.
Then, compare recent sale prices.3. Identify the prices that similar, or comparable, units within Caribbean At Keppel Bay sold for,
in the recent past.4. Determine a Possible Price for your unit. Then compare that price with other pricing data
points identified in the Home Report. Keep in mind market direction.5. For renters, understand steps (1) (4) from the rental perspective.6. For investors, understand the results (1) (5) plus the capital gains and rental yields found
in comparable properties.
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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Address : CARIBBEAN AT KEPPEL BAY, 32 Keppel Bay Drive Level 4 to 6 S(98651)
Size : 1,335 sqft** Based on the size indicated in the latest caveat lodged for this unit as reflected in URA.
Project Information
Category : CondominiumLocation : District 4 (Central Region)TOP* : 2004Purchase Tenure : 99 years from 16/08/1999City Distance : 2.26 kmDeveloper : Keppel Bay Pte Ltd
Plot Ratio : 1.4
Total Units : 969
Unit Sizes 2 bedrooms (840 to 926 sqft)
3 bedrooms (1,206 to 1,356 sqft)
For illustration purpose
only.* Temporary Occupation Permit
Facilities
Barbecue Area
Car Park
Club House
Fitness Area
Gymnasium
Play Ground
Securities
Swimming Pool
Tennis Court
Wadpool
Fixtures
AirConditioning Yes
Flooring For Bedroom Timber Flooring
Flooring For LivingDining Marble
Kitchen Yes
Wardrobe Yes
Note: Project information is subjected to changes by the property developer, project management committee or the authorities.
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Vinc
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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Caribbean At Keppel Bay Site Map
Note: Project site map is subjected to changes by the property developer, project management committee or the authorities.
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Vinc
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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The maps below shows the cadastral map and important amenities within 2 km of the property.
MRT Groceries Schools Bus Stops Lifestyle
Category Important Amenities within 2 km Distance
Trains (MRT / LRT)
Telok Blangah MRT (CC28) 0.66 km
Harbourfront (NE1) 0.77 km
Labrador Park MRT (CC27) 1.62 km
Bus Stops Aft Seah Im Rd (Bus: 10, 30, 57, 61, 93, 97, 100, 131, 143, 145, 166, 188, 408, 963)
0.22 km
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Vinc
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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Groceries & Supermarts
Cold Storage Harbourfront Centre 0.50 km
Cold Storage Vivocity 0.89 km
Shop N Save(telok Blangah Crescent) 1.38 km
Schools(Primary, Integrated, International)
Shelton College International 1.06 km
Blangah Rise Primary School 1.33 km
Radin Mas Primary School 1.40 km
Canadian International School (Middle) 1.54 km
Chij (kellock) 1.70 km
Lock Road Kindergarten 1.84 km
ISS International School (Preston Campus) 1.98 km
Lifestyle The PSA Club 0.48 km
Keppel Marina 0.59 km
Keppel Driving Range 0.88 km
Mount Faber Park 0.95 km
Keppel Club 0.95 km
SAFRA Mt Faber 1.30 km
Telok Blangah Hill Park 1.40 km
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Vinc
ent T
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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1. Pricing to Buy or Sell
1.1 What are Condominium prices doing in Singapore?
Caribbean At Keppel Bay is a Condominium in the Central Region of Singapore. The graph below shows the relevant price movements between 1990Q1 (1 Jan 1990) and 2012Q2 (30 Jun 2012).
You can compare the different price indexes to help you evaluate the movement of the market. Property price index is defined as the ratio of the current price per square foot compared to that in the 4th Quarter of 1998. It is used to monitor the movement of private properties in Singapore.
Central Condominium refers to the price index of all the Condominiums located in the Central Region. All Condominiums refers to the price index for all the Condominiums in Singapore. All Private Residential refers to the price index for all private housing types combined, which includes landed homes, apartments, etc.
The table below shows the quarterly change in price index over the last 1 year. In the most recent quarter of 2012Q2, property prices have changed by 0.4% from the previous quarter.
Quarter Quarter-on-Quarter Percentage Change
Central Condominium All Condominium All Private Residential
2012Q2 0.4% 0.2% 0.4%
2012Q1 -0.8% -0.6% -0.1%
2011Q4 0.5% 0.4% 0.2%
2011Q3 1.1% 1.2% 1.3%
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Vinc
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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1.2 What are Condominium prices doing in District 4?
This graph shows the latest recorded monthly average PSF (Price per Square Foot) for all Condominium in District 4 where Caribbean At Keppel Bay is located. It was calculated by taking the average PSF of all units sold (by caveat lodged) in the district within each month.
The table below lists the monthly average PSF data for the last 15 months shown in the chart.
Month Average PSF Number of Sales
Aug 12 $1,910 22
Jul 12 $1,581 22
Jun 12 $1,681 31
May 12 $1,593 60
Apr 12 $1,767 48
Mar 12 $1,790 34
Feb 12 $1,777 19
Jan 12 $1,500 8
Dec 11 $1,924 36
Nov 11 $1,784 47
Oct 11 $1,745 31
Sep 11 $1,822 53
Aug 11 $1,813 130
Jul 11 $1,815 82
Jun 11 $1,813 113
Condominiums in District 4 went up by 7.4% in Aug 12. It is calculated by comparing the average PSF for the latest month (Aug 12) against the average PSF in the last 15 months. The 15-month period is illustrated in the table above.
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Vinc
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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1.3 What are Condominium prices doing in Caribbean At Keppel Bay?
Latest Avg PSF: $1,650 psf (Aug 12)
This graph shows the latest recorded monthly average PSF (Price per Square Foot) in the estate. It was calculated by taking the average PSF of units sold (by caveat lodged) within each month.
The table below lists the monthly average PSF data for the last 15 months shown in the chart.
Month Average PSF Number of Sales
Aug 12 $1,650 6
Jul 12 $1,552 4
Jun 12 $1,447 3
May 12 $1,531 9
Apr 12 $1,502 6
Mar 12 $1,582 5
Feb 12 $1,402 3
Jan 12 $1,541 1
Dec 11 $1,566 4
Nov 11 $1,523 2
Oct 11 $1,485 6
Sep 11 $1,565 7
Aug 11 $1,598 12
Jul 11 $1,612 8
Jun 11 $1,570 8
May 11 $1,548 10
Condominiums in Caribbean At Keppel Bay went up by 6% in Aug 12. It is calculated by comparing the average PSF for the latest month (Aug 12) against the average PSF in the last 15 months. The 15-month period is illustrated in the table above.
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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In the next table, we list the 30 latest unit transaction details from Caribbean At Keppel Bay. Rows highlighted in yellow refer to the highest and lowest prices in the table.
Address Size Price PSF Contract Built Tenure Type
32 Keppel Bay Drive Level 4 to 6 SRX 1,334 $2,200k $1,649 Aug 30, 2012 2004 99 years from 16/08/1999
-
40 Keppel Bay Drive Level 4 to 6 SRX 1,248 $1,880k $1,506 Aug 29, 2012 2004 99 years from 16/08/1999
-
34 Keppel Bay Drive #01-74 1,722 $3,150k $1,829 Aug 27, 2012 2004 99 Yrs From 16/08/1999 Resale
42 Keppel Bay Drive Level 1 to 3 SRX 1,334 $2,040k $1,528 Aug 23, 2012 2004 99 years from 16/08/1999
-
40 Keppel Bay Drive #02-99 1,636 $2,640k $1,614 Aug 16, 2012 2004 99 Yrs From 16/08/1999 Resale
32 Keppel Bay Drive #07-57 1,216 $1,860k $1,529 Aug 13, 2012 2004 99 Yrs From 16/08/1999 Resale
44 Keppel Bay Drive #02-124 893 $1,410k $1,578 Aug 10, 2012 2004 99 Yrs From 16/08/1999 Resale
34 Keppel Bay Drive #05-73 1,205 $1,840k $1,526 Aug 7, 2012 2004 99 Yrs From 16/08/1999 Resale
44 KEPPEL BAY DRIVE #04-XX PN - $1,500k - Aug 6, 2012 2004 99 years from 16/08/1999
-
42 Keppel Bay Drive #04-XX PN 893 $1,500k $1,678 Aug 6, 2012 2004 99 years from 16/08/1999
-
44 Keppel Bay Drive #05-119 839 $1,529k $1,821 Aug 2, 2012 2004 99 Yrs From 16/08/1999 Resale
6 Keppel Bay Drive #04-XX PN 1,280 $1,800k $1,406 Jul 31, 2012 2004 99 years from 16/08/1999
-
46 Keppel Bay Drive #04-130 882 $1,460k $1,654 Jul 24, 2012 2004 99 Yrs From 16/08/1999 Resale
32 Keppel Bay Drive #02-62 1,334 $2,030k $1,521 Jul 24, 2012 2004 99 Yrs From 16/08/1999 Resale
32 Keppel Bay Drive #01-63 1,485 $2,300k $1,548 Jul 9, 2012 2004 99 Yrs From 16/08/1999 Resale
42 Keppel Bay Drive #02-107 1,227 $1,820k $1,483 Jul 6, 2012 2004 99 Yrs From 16/08/1999 Resale
18 Keppel Bay Drive #04-25 1,323 $2,000k $1,511 Jun 25, 2012 2004 99 Yrs From 16/08/1999 Resale
44 Keppel Bay Drive #01-122 1,485 $2,060k $1,387 Jun 22, 2012 2004 99 Yrs From 16/08/1999 Resale
4 Keppel Bay Drive #05-03 1,280 $1,850k $1,444 Jun 18, 2012 2004 99 Yrs From 16/08/1999 Resale
6 Keppel Bay Drive #06-04 1,646 $2,750k $1,670 May 29, 2012 2004 99 Yrs From 16/08/1999 Resale
6 Keppel Bay Drive #05-05 1,280 $1,889k $1,475 May 28, 2012 2004 99 Yrs From 16/08/1999 Resale
32 Keppel Bay Drive #06-58 1,248 $1,900k $1,522 May 28, 2012 2004 99 Yrs From 16/08/1999 Resale
32 Keppel Bay Drive #01-58 1,334 $1,950k $1,461 May 23, 2012 2004 99 Yrs From 16/08/1999 Resale
34 Keppel Bay Drive #05-69 1,216 $1,825k $1,500 May 17, 2012 2004 99 Yrs From 16/08/1999 Resale
46 Keppel Bay Drive #02-126 1,334 $1,825k $1,367 May 15, 2012 2004 99 Yrs From 16/08/1999 Resale
10 Keppel Bay Drive #10-11 1,313 $1,960k $1,493 May 11, 2012 2004 99 Yrs From 16/08/1999 Resale
40 Keppel Bay Drive #01-98 1,732 $2,800k $1,616 May 10, 2012 2004 99 Yrs From 16/08/1999 Resale
44 Keppel Bay Drive #06-124 893 $1,495k $1,673 May 3, 2012 2004 99 Yrs From 16/08/1999 Resale
10 Keppel Bay Drive #05-10 1,280 $1,838k $1,435 Apr 27, 2012 2004 99 Yrs From 16/08/1999 Resale
46 Keppel Bay Drive #05-130 882 $1,419k $1,608 Apr 24, 2012 2004 99 Yrs From 16/08/1999 Resale
Note: Some systems might show transactions caused by duplicate caveats lodged against developer in sub-sales. These misleading transactions are filtered off in StreetSine.
* Type of Sales - Developer prices are shown in New Sales while individual seller prices are
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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shown in Sub Sales and Resales within the transactions.
On average, each higher floor in Caribbean At Keppel Bay fetches a higher price of 0.42%.
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Vinc
ent T
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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1.4 Which projects are similar to Caribbean At Keppel Bay?
Comparable projects are Condominiums that are similar in location, housing type, and age. In establishing a price for a unit in Caribbean At Keppel Bay, it is useful to compare Caribbean At Keppel Bay with other Condominium projects. By looking at the PSF (price per square foot) of properties sold in comparable projects, it is possible to establish a price range for your unit in Caribbean At Keppel Bay. Note that this comparison only takes into account historical sale numbers for the entire project. So it is only one data point to consider. Later we will drill down to comparables at the unit level. Here is a description of the projects that are most comparable to Caribbean At Keppel Bay. In the next question, we will compare the PSF between the projects.
Project Tenure Built City Distance
A Caribbean At Keppel Bay 99 years from 16/08/1999 2004 2.26 km
B The Pearl @ Mount Faber
(1.09 km away)
99 years from 03/12/2002 2005 1.17 km
C Reflections At Keppel Bay
(0.45 km away)
99 Years from 15/03/2006 2011 2.69 km
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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1.5 How are the prices in Caribbean At Keppel Bay compared to other projects?
Using the comparables from the previous chart, below we show the latest average PSF in each project. It is calculated by taking the average PSF of all units that are transacted in the latest month where transactions are available in the project.
The average PSF for Caribbean At Keppel Bay was $1,650 in Aug 12.
As way of comparison, the range of average PSF for the other projects was $1,146-$1,746 PSF.
Project Latest Average PSF
Caribbean At Keppel Bay $1,650 (Aug 12)
The Pearl @ Mount Faber $1,146 (Jul 12)
Reflections At Keppel Bay $1,746 (Aug 12)
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A Member of SRX
Vince
nt To
ng @
9237
9931
Caribbean At Keppel Bay ReportPowered by StreetSine
Vincent Tong CEA Reg No: R013173G
Mobile: 92379931
Prepared for on Sep 10, 2012Information contained is for general purposes only and does not constitute any investment advice
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1.6 What did comparable units in Caribbean At Keppel Bay recently sell for?
Comparable units are other units that are similar in size (up to 20%) and floor level (up to 5 floors) to CARIBBEAN AT KEPPEL BAY, 32 Keppel Bay Drive Level 4 to 6. In establishing a price for this unit, it is useful to observe the range of prices for which other comparable units were sold.
The table below shows up to the top 10 closest comparable units that have recent transactions within the last 12 months. The most recent transactions are shown at the top of the table.
Address Area (sqft) Price PSF Contract
32 Keppel Bay Drive Level 4 to 6 (-) SRX 1,334 $2,200k $1,649 Aug 30, 2012
40 Keppel Bay Drive Level 4 to 6 (-) SRX 1,248 $1,880k $1,506 Aug 29, 2012
42 Keppel Bay Drive Level 1 to 3 (-) SRX 1,334 $2,040k $1,528 Aug 23, 2012
6 Keppel Bay Drive Level 4 to 6 (-) SRX 1,280 $1,800k $1,406 Jul 31, 2012
32 Keppel Bay Drive #02-62 (99 Yrs From 16/08/1999) 1,334 $2,030k $1,521 Jul 24, 2012
18 Keppel Bay Drive #04-25 (99 Yrs From 16/08/1999) 1,323 $2,000k $1,511 Jun 25, 2012
4 Keppel Bay Drive #05-03 (99 Yrs From 16/08/1999) 1,280 $1,850k $1,444 Jun 18, 2012
32 Keppel Bay Drive #01-58 (99 Yrs From 16/08/1999) 1,334 $1,950k $1,461 May 23, 2012
46 Keppel Bay Drive #02-126 (99 Yrs From 16/08/1999) 1,334 $1,825k $1,367 May 15, 2012
46 Keppel Bay Drive #04-126 (99 Yrs From 16/08/1999) 1,334 $1,980k $1,483 Apr 18, 2012
The range of prices for which comparable units sold was $1,800k-$2,200k.
The PSF range of comparable units sold was $1,367-$1,649.
The median PSF for comparable units sold was $1,494 psf. Based on this amount, a median price based on recent transactions for CARIBBEAN AT KEPPEL BAY, 32 Keppel Bay Drive Level 4 to 6 is $ 1,994,490 ($ 1,494 psf, 1335sqft).
What would a typical mortgage for the Median Price based on recent transactions be?
Based on a Median Price of $1,994,490, a 30-year loan at 2.0% interest and 20% downpayment, the monthly mortgage is $5,898.
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