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What are you investing in?

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  #11 (permalink)  
Old 15-11-2012, 11:10 PM
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can you share your experience with Industrial Properties? any pitfalls to look out for?

i invested in landed property around 4 years ago, and currently sitting on around 30% gains. won't be selling it anytime soon as i believe it's a superb long-term investment (>10 years) that will always come out winning in the end due to the limited supply.
I got my properties at a good time and a good price, currently its at a 50% gain over the span of a few months which made me suprised. To be honest I dare not commit in this market given the extremely high price.

For example my yield is now 5.7% based on what I bought, if you buy at this price now you're looking more at a 3.8 or less percent yield.

Currently rentals are considered high cause alot of offices rent industrial space for use, if the URA clamps down then this may not be the case.

That said I still think there are some gems to be found, consider you target tenants (Warehousing/ Office and storage etc) and model your purchase accordingly. High ceiling 8 M and above plus ramp up enough to fit a lorry on a low floor is attractive. (Was looking at one in woodlands freehold but kanna snap up). Bearing in mind industrial space usually rents from 0.6 - 2.0 psf pending on location, buy a new unit with an old one next door and your rental will have to be pushed down.

You will also need to consider amenities in the space itself (shared toilet for the whole floor/individual toilet) it helps you widen your tenant pool.

A lot of developers are now touting Light industrial almost with Condo facitilities, do thorough research before investing in these cause they not only go for a premium the tenants you get are in a grey area seeing the URA does not permit them to be offices.

Unfortunately I do not know enough to advise sufficiently, I just got in at a good time before things went up.

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  #12 (permalink)  
Old 15-11-2012, 11:31 PM
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The above post is me, not sure why the system put unregistered

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Old 17-11-2012, 07:02 PM
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Originally Posted by Unregistered View Post
I got my properties at a good time and a good price, currently its at a 50% gain over the span of a few months which made me suprised. To be honest I dare not commit in this market given the extremely high price.

For example my yield is now 5.7% based on what I bought, if you buy at this price now you're looking more at a 3.8 or less percent yield.

Currently rentals are considered high cause alot of offices rent industrial space for use, if the URA clamps down then this may not be the case.

That said I still think there are some gems to be found, consider you target tenants (Warehousing/ Office and storage etc) and model your purchase accordingly. High ceiling 8 M and above plus ramp up enough to fit a lorry on a low floor is attractive. (Was looking at one in woodlands freehold but kanna snap up). Bearing in mind industrial space usually rents from 0.6 - 2.0 psf pending on location, buy a new unit with an old one next door and your rental will have to be pushed down.

You will also need to consider amenities in the space itself (shared toilet for the whole floor/individual toilet) it helps you widen your tenant pool.

A lot of developers are now touting Light industrial almost with Condo facitilities, do thorough research before investing in these cause they not only go for a premium the tenants you get are in a grey area seeing the URA does not permit them to be offices.

Unfortunately I do not know enough to advise sufficiently, I just got in at a good time before things went up.
wow, 5.7% is a very very good yield. much thanks for sharing your knowledge. helps to know there are still some people who are generous in helping others in these forums.

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Old 17-11-2012, 09:51 PM
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wow, 5.7% is a very very good yield. much thanks for sharing your knowledge. helps to know there are still some people who are generous in helping others in these forums.
Thanks for the compliments, will try to contribute whatever I can. Have much to learn from those more savvy in the game.

Another thing you want to look out for (got this from the papers)

- Developers sometimes sell you the above space as psf as well. So they can count an 800 sqf area as 1600 sqf if the ceiling height is high (6 - 8M). This one quite tricky, I know people who create a 2nd floor within the office to double the space, top floor office lower floor warehouse.

- The car park space can be a substantial amount of the actual psf you buy, for example the unit I got had 35% for the car parking space (fits only 2 cars) which means tenants will be paying for that extra space as rental. For example tenants rents your unit which is 2000 square feet of which only 1300 is actually usable and 700 is parking for 2 cars (rest is wasted by pillars etc)

The car parking is not really an issue if you are targeting tenants which do a lot of loading and unloading business.

- Also a lot off the industrial space sold is typically B1 (light industrial) which limits the tenants to like industrial suppliers, air con repair etc no heavy stuff like car workshop etc.
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Old 17-11-2012, 09:52 PM
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Above is my post.
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  #16 (permalink)  
Old 17-11-2012, 09:53 PM
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Reits 150K @ 6% yield
Cash: 650K (war chest for next recession)
Insurance plan cash value: 100K
Terrace house: 2.5M (loan 850K)

Married, age 36
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  #17 (permalink)  
Old 19-11-2012, 03:58 PM
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I invest regularly in 4D and Toto. Savings account never more than 1k so cannot afford to invest in anything else.
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Old 26-11-2012, 07:34 AM
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Quote:
Originally Posted by Greedy View Post
Reits 150K @ 6% yield
Cash: 650K (war chest for next recession)
Insurance plan cash value: 100K
Terrace house: 2.5M (loan 850K)

Married, age 36
if there is the next recession is a 20% fall and you tink it will fall further you are going to miss it. always have a balanced portfolio with about 30-40% cash. too much and you miss alot.
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Old 26-11-2012, 07:41 AM
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My record is humble. I invest in a set of dividend paying stocks, trying to target a minimum yield of 6% long term.

currently the stocks size is 90k with 140k cash.

the portfolio is as follows > My Portfolio and transactions

i believe property is good only because people with little money can leverage into it. if you can leverage safe companies your returns would be even better.

a comparison of HDB versus some past stocks gains shows that even with a deep recession, stocks turned out good. its just that you cannot leverage them.
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Old 26-11-2012, 07:45 AM
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if there is the next recession is a 20% fall and you tink it will fall further you are going to miss it. always have a balanced portfolio with about 30-40% cash. too much and you miss alot.
Don'r worry about his asset allocation la. you believe he got 650k in the bank?? you know how much is 650k cash or not? More like he got 650 in his bank, staying in 3 room hdb. tokok forum.
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