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Euro Chocozone Buyer

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  1. 1, Yes the window of opportunity has closed for the moment. it was possible 3-4 years ago, but preselling prices have gone wild now. 2, I read many messages on skyscrapercity and cap.gains taxes can be avoided for SMDC, Federal Land if the unit is not fully turned over yet and paid up 25pct to 50pct. AYALA prevents the transfer of ownership during preselling I believe. The only way to transfer it then is it to fully pay it but when you fully pay you must pay the CGT so AYALA is the only major developer where you can't do it. When you sign agreement you let the new buyer pay the CGT if any is or would become due. For fully paid up unit and turned over unit, there is no escaping the CGT in my opinion. 3, You just post on OLX.Ph . Had found a buyer. He very much liked the "disintermediation". No brokers, no middlemen. He was very happy about it. And he paid the CGT himself. OK many people are timid and afraid and look for brokers but there are people who understand that they're basically just an extra charge to the transaction. 4, Maybe the stock markets will take a hit and sentiment will turn. This might start at year end when the ECB stops QE in Europe. From then on we will be in worldwide QT and troubles will/might/could start then everywhere. 5, There are unfortunately also many other buyers who face this "dilemma" and have not been that as lucky as me, because I look at the facebook page of VIERA residences. And every 2 to 3 weeks or so, they have a newly reopend units. That building was fully sold 2 years ago. It means that there are still buyers who face this dilemma and cannot accept the fact that reality is different from the story portrayed by the media, and that they refuse to accept reality, because selling at a small loss is better than selling at a 50pct loss in case of Maceda Law or even 100pct loss, depending on the contract they have with DMCI. Sad but it is the reality. https://www.facebook.com/vieraresidencesdmcihomes/?hc_ref=ARQRPlxOXZqeD3086_hWh2u1PwCVU04UAih_gAZX5ZrOxMDgazNY21_MA0WcMQPKsI8&fref=nf 6, The people who bought preselling 2-3-4 years ago and saw the developers raising their prices still have a chance to avoid paying the lumpsum by offering their units at the original prices, or in the worst case, at a very minimal loss, but I am very afraid of the people who have bought late 2016-2017 and now. I am afraid that the option of getting their money back will be slim. Only MACEDA law could protect these people because theoretically they can claim 50pct of the investment back.
  2. DrBubb's Diary - July 2018 Trading - v.114

    https://usawatchdog.com/depression-then-hyperinflation-coming-charles-nenner/ (summary added): Renowned geopolitical and financial cycle expert Charles Nenner says don’t believe the Federal Reserve when it says it expects “the strong performance of the economy will continue.” According to Nenner, it’s about to go the other way—down. Nenner explains, “Definitely, later this year, the interest rates are going lower, and it could be much lower. We did work on all kinds of economic indicators. Employment is not going to be as good anymore as they say. Inflation is not going to be as strong as they expect. The commodity index is breaking down. Copper cycles are down. Crude oil cycles are down. Soon, everybody is going to wake up again and say hey, what’s going on? It is very interesting how Wall Street is approaching all the indicators. . . . If you do your homework, everything actually looks like the economy is weakening.” How bad is this financial cycle going to get? Nenner is not afraid to use the “D” word. Nenner contends, “Still, the Fed talks like this could continue forever, and it’s the longest expansion. So, why do you think this time is going to be different? If you start with this low of GDP and interest rates and then you get to recession or depression, then you definitely get into at least disinflation.” So, does Nenner see an actual depression coming soon? Nenner says, “Yeah, I have been saying that for many years. . . . Yes, if you look at the . . . long term cycles. Yes, we are going to a hyperinflation, but first, we are going to have a deflation scare. . . . We have one more scare of deflation before we get into real big inflation problems. It is a matter of timing. So, it could be a couple of years away.”
  3. https://rentpad.com.ph/short-term-rentals/pasay/1br-condo-in-breeze-residences-pasay-for-rent/523beb7f81&cl=1 Below is a picture of the 1BR flat 27square meter that is managed by my property manager FYI. https://www.olx.ph/item/1-bedroom-condo-in-roxas-boulevard-breeze-residences-for-rent-ID8i4Ux.html?h=b567049911 Over 3000 views for this ads... this is record breaking in terms of views. FYI
  4. FAULTY REASONING, DR bubb "" Suppose a buyer agreed to pay P 4million for 1 BR property, and they see the developer selling "reopened" units atP 6million, and they are thinking it should be easy to resell at P5 million or more. At 5 million, after a 5%commission, and 6% in capital gains taxes - ie P 440k in transaction costs - the owner would have a P 560k,or 14% gain on their original cost. That is not very exciting. Moreover, if they cannot sell at P5 Million, andhave to accept a price below P 4.5 Million, they may be stuck with a loss, when they were expecting a bigprofit. "" If the property was worth PHP4Million, and the original buyer has paid up PHP1Million, and he would be able to sell at a 1MIllion profit, - provided he did it himself and avoided expensive middle man - and he was able to avoid cap gains taxes, -- or has a contract written that forces the buyer to pay those taxes if they are due -- then he has made 100pct profit, NET. And I have seen some people make this kind of profit in the bay area. It is very attractive. Only in the Bay Area you can do it. And i swear by the Lord that it is the reality. I even have some experience by the way. When i visited a copy center I saw other papers of units of Anchor Land, that were sold in a similar way. Now I don't know about the profit, but I know a lawyer who handles those kinds of transactions, and some people walk away with big profits. YEAH, the dilemma that those people face is that they invested in the wrong area. Period.
  5. https://www.reuters.com/article/us-hedgefunds-deliveringalpha-marks/oaktrees-marks-bullish-on-emerging-market-stocks-real-estate-debt-idUSKBN1K82OI " real-estate debt " These guys want to invest in real estate debt...
  6. Office space is growing also rapidly in the bay area. From 180K square meters in 2014 to 400K in 2017 to 930K in 2021. So there will be offices and people who work in office can fill the vacancies of the newly built condos over there. 20pct of all property transactions in 1H2018 in NCR were in the bay area. (according to colliers) Connectivity seems to be improving. "So manila bay, not just for gamblers or gaming companies, and not just for government offices, but also for commercial and office spaces as well"... That 's what the lady concluded.
  7. There are too many cheapskates around. There is one interested buyer for a breeze residences condo studio unit. He only wants to pay PHP3,4million including everything. https://www.olx.ph/item/looking-for-condo-at-breeze-residences-ID8pP2E.html?h=173cbba9f5&utm_source=Opt_Homepage_Var_0&utm_medium=Ad_Clicks&utm_campaign=Phase_2 And the are many sellers for these condo's. Some want PHP4,3Million, some want PHP5 Million, some private owners even want PHP6 Million but their ads are have been advertised for a very long time. So few takers.
  8. https://rentpad.com.ph/places/san-lorenzo-place/4d0bdfc669 Rental rates appear to be very strong now in San Lorenzo Place. On rentpad around 10 units are listed for rental and the average rental price per square meter is around PHP900 to PHP1050 per square meter. This is substantially higher than the PHP770 as being portrayed on the dotproperty.com.ph website, so rents appear to have increased dramatically in value here recently. It might have something to do with the location only, because the finishing of these units is just so so. https://www.dotproperty.com.ph/condo/594/san-lorenzo-place Dot property mentions a gross rental yield of 6,6pct but if current rents are an indication, then for those original buyers, gross rental yield might be close to 9,5 to 10 pct. F.I. for an 38 square meter flat, the original purchase price was 4.6Million + 0,3Million other charges 4,9Million. Rental yield PHP38,000 x 12 = PHP456,000 Gross rental yield is 9,3pct. Just an observation. I don't know about Avida San Lorenzo but SLP rents are very high now.
  9. https://www.rappler.com/business/206203-residential-real-estate-price-index-q1-2018 Housing prices rise by 2.1% in Q1 2018 In the 1st quarter of 2018, there was a 13.8% increase in the prices of townhouses and a 2% increase in the prices of condominium units, says the Bangko Sentral ng Pilipinas . . . In the 1st quarter of 2018, there was a 13.8% increase in the prices of townhouses and a 2% increase in the prices of condominium units. In contrast, prices of single detached housing units declined slightly by 0.6%. For Metro Manila alone, the average residential property prices increased by 2.7% compared to year-ago prices. "The higher growth in prices of condominium units, townhouses, and duplexes offset the decline in prices of single detached houses," according to the BSP. There were 7 regions that accounted for 95.7% of total housing loans granted by banks: Metro Manila - 48.3% Calabarzon - 25.5% Central Luzon - 7.1% Central Visayas - 5.5% Western Visayas - 4.3% Davao Region - 3.2% Northern Mindanao - 1.8%
  10. 2 Hours delays are becoming the norm in Ninoy Aquino Airport. (especially the late in the evening) Last year missed my connecting Guangzhou-to Frankfurt flight due to a 2 hour delay in Ninoy Airport. Was redirected to Amsterdam. (via China Southern) This year missed my connecting direct HongKong to Brussels flight due to a 2,5 hour delay in Ninoy Airport. (also due to late arrival of the Cathay Pacific flight, so even HK international airport now has frequent 1hour delays to MNL). Was redirected to London, then to Brussels. Lesson learned. Plan at least 4 hours connecting time - 2 to 2,5 hours for the delays and 1 to 1,5 hours for the transfer in the connecting airport.
  11. A warning signal This article was written early 2016 and that is just before we saw the dramatic price increases in places like the bay, bgc """"""""""""""""""""""""" In many cases apartments are not old, and are selling for millions below what they bought for from the developer https://theexpatangle.com/aroundtown/manila-property-market-to-buy-or-not-to-buy/ """"""""""""""""""""
  12. http://www.atayala.com/sellers-article/2017-02-02/philippine-real-estate-in-a-bubble No reason to worry according to the author of this article...
  13. http://www.property-report.com/detail/-/blogs/rising-townhouse-and-condo-prices-buoy-the-philippines-real-estate-ind-4 I know the BSP data is a "lagging" indicator, but again we see the words "dramatic" price increase in 4Q 2017 in this article.
  14. It is better to wait until prices have fallen 20pct according to this guy. Timing is everything.