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Thursday, February 2, 2023
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How I would Invest $12 Million On 4 Properties: My Toto Hongbao Draw Winning Plans – Property Weblog Singapore


Ever questioned what are your possibilities of having equivalent quadruplets?

1 in 13 million.

Winning the yearly Toto Hong Bao draw?

1 in 14 million.

When put in such a perspective, it’s a lot simpler to see simply how insanely lucky you’d should be to strike it wealthy. And but with such loopy odds stacked in opposition to you, it doesn’t cease tons of individuals from shopping for the Toto Hong Bao draw each Chinese New Year.

But opposite to what most individuals may suppose, lottery winners don’t at all times have it good. From successful $16.2 million to being in $1 million in debt inside the yr, blowing all of the winnings on medication and prostitutes, to getting murdered by her personal husband for squandering the cash – it’s all unhappy tales of how individuals will be terribly irresponsible with dealing with such an enormous windfall without delay.

That’s not going to be me although.

If I do win, I will likely be terribly boring with how I spend (make investments) the cash.

apple studio display

Aside from maybe indulging in a $2,320 Apple Studio Display (appears to be like cool, however I may by no means convey myself to pay that quantity in actual life), I might positively dump your entire quantity right into a property portfolio.

And so in mild of the $12 million Toto Hong Bao draw; I’m fairly curious the way you property-mad individuals would spend such a windfall too. Would you go for luxurious properties? Mass market leases? Or even look overseas? Here’s my private take:

A couple of fast notes:

For simplicity’s sake, and to forestall the article from being too convoluted, I’ll assume:

  • Overseas properties should not included 
  • Only residential properties are chosen (though in actuality, with a portfolio of $12 million, I’d most likely department out a little bit into business, REITs, and different non-residential initiatives to be much more boring) 
  • I’ll buy the property and not using a mortgage (in observe I would nonetheless contemplate loans, as a result of advantages of leverage and to keep away from liquidity dangers; however to maintain the article easy, let’s assume no loans* are used). 
  • I’m not getting any super-special reductions from builders (in actuality, somebody with $12 million and capable of purchase a number of items in the identical launch will possible be given a greater low cost) 
  • I’m assuming at the least one of many properties will likely be used for owner-occupancy
  • ABSD charges apply for Singapore Citizens 

*The most mortgage quantum may also lower with every excellent mortgage, so there received’t be a lot financing out there for properties past the primary two anyway. After two excellent residence loans, the utmost financing is a measly 15 per cent for subsequent properties. 

That mentioned, right here’s a common take a look at what I’d contemplate choosing, with a number of the ideas behind it. Note, that is actually only a private take. I’m not claiming that this could be the largest money-maker over the subsequent few years, it’s half aspirational as effectively.

  1. Riviere (CCR)
  2. The M (RCR)
  3. Gallop Gables (CCR)
  4. Marine Blue (OCR)

Some common explanations for the alternatives

I’ve averted concentrating all of the properties in a single area, to keep away from your entire portfolio being affected by a downturn in a single space. You will word, nevertheless, that I’ve two CCR properties – that is on the idea that lately, costs within the CCR have risen slower than within the RCR and OCR:

This could also be as a result of surge of HDB upgraders up to now two to a few years, who sometimes transfer to RCR and OCR condos; however the momentum received’t keep it up endlessly. Bear in thoughts there was a bumper crop of flats reaching MOP in 20/21. 

Coupled with the return of extra prosperous foreigners after Covid, I do really feel the CCR is a extra enticing prospect proper now. It’s a superb purchase for individuals who can deal with the excessive quantum space (fortunately, I’ve $12 million on this hypothetical situation). 

On the initiatives and the overall ideas:

Here’s a fast rundown of why I like these, though it’s also possible to discover a extra in-depth breakdown for a number of the condos in our opinions. For apparent tax causes, I’ll be shopping for the most costly property first and taking place the checklist in descending value. Besides speaking concerning the particular initiatives, I’ve highlighted related ideas I’d search for in others:

1. Riviere 3 Bedroom (Owner Occupied)

Note: This would be the rental unit that I reside in and don’t lease out; so I’m hinging purely on resale features for any earnings. 

Riviere Info Description
Location 1 Jiak Kim Street (District 3)
TOP Just accomplished (2023)
Lease/Tenure 99-years
Developer Frasers Property Quayside Pte. Ltd. 
No. of Units 455
Riviere (1st Property) Amount
Purchase Price $3,800,000
Buyer Stamp Duty $136,600
Additional Buyer Stamp Duty $NA (1st property)
Legal Fees $3,780
Total $3,940,380

I do suppose this is without doubt one of the better-located CCR condos to this point, being round a seven-minute stroll from Havelock or Great World MRT station (TEL), which has simply very not too long ago opened. The space round Great World MRT is already well-known for the revamped Great World City Mall, (which has been a implausible improve) and the venture itself is within the confirmed way of life location of Robertson Quay (Riviere is the previous location of Zouk, by the way in which, you possibly can learn our full overview right here). 


The motive I picked this for owner-occupancy is the unit combine, which is geared towards bigger properties; Riviere’s three-bedder items vary from 1,141 sq. ft. to 1,711 sq. ft., with my chosen unit being 1,249 sq. ft. The most up-to-date out there unit I’ve seen is a Thirty fourth-floor unit at $3.8 million, which isn’t probably the most perfect value to purchase in – however the views of the encompassing space will certainly make up for it.

Smaller one or two-bedders are typically higher for yields, so I choose these if the primary perform is amassing lease. As Riviere is our owner-occupied unit, nevertheless, I might positively need a bigger dimension. 

This is as a result of the majority of residence patrons are household items, who is not going to match one or two-bedder items; going bigger provides us a greater potential pool of future patrons. Also, provided that the encompassing developments are older and greater freehold items, my value level below $4 million is definitely nonetheless fairly comparable regardless of being a lot newer.

The different motive I like Riviere is because of its surrounding plots within the grasp plan. This is probably going the final slot of residential house out there close to the Singapore river. This lowers the chance of future developments blocking the waterfront view and decreasing its worth. 

The foremost downside for Riviere is that it’s a leasehold rental situated in District 3 (moderately than 9 as most individuals may anticipate), amongst primarily freehold counterparts. However, that is balanced out by being a lot newer than the encompassing properties, and by shut proximity to the practice station. 

Also, provided that it’s simply been accomplished, I might love to have the ability to transfer in instantly. I’ve additionally heard early reviews saying that the completed product has turned out higher than anticipated (which from expertise with different SCDA-designed initiatives like Leedon Residence, is more likely to be true).

2. Gallop Gables (2 Bedroom)

Gallop Gables Info Description
Location Farrer Road (District 10)
TOP 1997
Lease/Tenure Freehold
Developer Straits Developments Pte Ltd
No. of Units 140
Gallop Gables (2nd property) Amount
Purchase Price $2,160,000
Buyer Stamp Duty $71,000
Additional Buyer Stamp Duty $540,000
Legal Fees $2,700
Total $2,773,700

With 2 new initiatives and 1 newer resale, I might look towards getting an previous freehold venture for worth retention, and as a view towards a doable collective sale sooner or later.

Gallop Gables Condo design

I often favour bigger developments, as smaller initiatives can get a bit pricier with upkeep charges (and could also be extra unstable with pricing). But I’ve at all times preferred Gallop Gables as a venture.

What’s to not like?

It’s freehold, with simply 140 items sitting on 250,000 sq. toes of land (to present you some perspective, Stirling Residences has 1,259 items on a smaller 227,221 sq. toes plot). In the world, it’s certainly one of, if not the closest rental to Farrer Road MRT station. It presently has a plot ratio of 1.4, and with simply any slight upward revision to that can positively see its potential improve.

gallop gables masterplan

And whereas the District 10 Holland enclave positively confronted challenges with gross sales as a result of glut of latest developments, gross sales have been slowly however absolutely shifting and most are actually of their final phases as they work towards completion. The revamp of Holland Village with One Holland Village Residences may also symbolize additional upgrades to the world very quickly.

There are challenges to notice too. For one, there are lots of older condos within the space, Spanish Village (which has tried a collective sale 3 instances), Sommerville Park, Sommerville Grandeur, Woollerton Park Apartments, Sutton Place, and Villa Delle Rose all symbolize competitors in terms of a collective sale sooner or later.

Secondly, whereas the land is definitely not totally optimised presently, the lengthy and barely awkward nature of the plot (with a slender entrance) does symbolize some challenges in terms of a rebuild sooner or later.

To wrap up, the items are all fairly massive right here, and for my functions, I’m taking a look at a 2,863 sq. ft. unit. The decrease unit depend, plus being in a gorgeous residential space, makes this a superb rental prospect for expats. With Covid at its tail finish, and these expats returning, it does imply higher demand for rental.

For some demographics, small unit counts are a draw. They present higher exclusivity and privateness. This could be a massive differentiating characteristic from different close by condos; however it is advisable to ensure your chosen tenant demographic is the kind who appreciates such qualities. 

3. The M (2 Bedroom)

The M Info Description
Location 30 Middle Road (District 7)
TOP Est. 2023
Lease/Tenure 99-years
Developer Wing Tai Holdings 
No. of Units 522
The M (third Property) Amount
Purchase Price $1,928,000
Buyer Stamp Duty $61,720
Additional Buyer Stamp Duty $482,000
Legal Fees $2,700
Total $2,474,420

Ever since its launch close to the peak of the pandemic (a moderately gutsy transfer by Wing Tai), we’ve highlighted The M as a strong city-fringe funding. Of course, I’m shopping for at most likely the worst time, given how costs have been staged because it was launched in early 2020.

Guoco Midtown 1

The foremost motive is that I do consider the District 7 space nonetheless has some legs, particularly as soon as the Guoco Midtown precinct is totally accomplished. With a ton extra new workplace house, and being in a way more habitable space, extra consideration can be pushed right here as a real work/play/reside house, as in comparison with the normal CBD. As such, I’m not against promoting Riviere sooner or later to maneuver to a smaller place if want be, and that is one other space that I might be glad to reside in.

This rental alongside Middle Road shares the identical advantages as its ritzier neighbours Midtown Bay and Midtown Modern – however at a probably extra manageable price ticket. It’s a few four-minute stroll from Bugis MRT (which suggests strolling entry to Bugis Junction and Bugis + malls). 

This rental is 2 stops from the CBD and 4 stops from Orchard, making it extremely rentable. The pricing I’ve right here displays a 592 sq. ft. unit. 

the m floorplan

This specific format is a dumbbell unit too, so though it’s a 2 mattress 1 tub unit, the format does give tenants extra privateness.

Note that I may go smaller; and at launch, the one-bedders generally had a quantum under $1 million. But typically, two-bedders are a perfect selection for landlords, if in case you have the finances. Sometimes a two-bedder is extra reasonably priced to tenants, as they’ll tackle a roommate to separate the lease. Also, I discover that it’s often simpler to persuade a tenant to pay a bit extra for further house, than to lease a unit they contemplate too small. 

4. Marine Blue (1+S Duplex)

Marine Blu Info Description
Location 81 Marine Parade Road (District 15)
TOP 2016
Lease/Tenure Freehold
Developer Ladyhill Pte. Ltd.
No. of Units 124
Marine Blue (4th Property) Amount
Purchase Price $1,900,000
Buyer Stamp Duty $60,600
Additional Buyer Stamp Duty $475,000
Legal Fees $2,700
Total $2,438,300

I’m effectively conscious that is one other small venture, however my roots have at all times been within the East space, and I do need to preserve a unit right here if I do need to reside again right here sooner or later.

Sure the value level could appear fairly excessive for what is actually only a 1 bed room + research unit (I do know some individuals market this as a 2 bed room). But truthful warning: the transactions listed below are very restricted, and the final one dates all the way in which again to June 2022; so like many small condos the costs are a bit unstable.

It’s a 1,270 sq. toes unit (you’re paying for lots of air house right here), however once more, that is meant to be an indulgent buy ought to I need to transfer again sooner or later.

Marine Blue is good for these seeking to faucet into the East Coast Road expatriate enclave. This rental is simply throughout the highway from Parkway Parade Mall, the place Marine Parade MRT is because of open by the top of this yr. On the opposite facet of Marine Blue, you’ll discover i12 Katong, and the center of the Katong way of life space. Also close by is Katong V, with its HonestPrice Finest.

(That’s 4 grocery shops that residents are minutes away from: Cold Storage and Giant at Parkway, Cold Storage Fresh at i12 Katong, and NTUC HonestPrice at Katong V).

While there are lots of boutique condos alongside the East Coast Road stretch, few are as conveniently situated as this one. Marine Blue can also be proper smack inside a concentrated space of enrichment colleges, from Roxy subsequent door to Parkway Centre throughout the highway (a complete constructing with apparently nothing however tuition, enrichment, and McDonald’s).

In whole, I’d have spent roughly $11,454,000 million:

Property Count Property Total Cash Outlay
1 Riviere $3,940,380
2 Gallop Gables $2,600,900
3 The M $2,474,420
4 Marine Blue $2,438,300
Total $11,454,000

As all of the items are paid in full, the three rental condos needs to be offering fixed money circulate, even after masking property taxes and upkeep charges. It will not be as indulgent as shopping for a number of supercars or $50,000 purses, nevertheless it’s an earnings stream that may final a lifetime (or probably two or three). 

A variety of my picks are based mostly on private statement, however I’m curious as to how our readers would spend the $12 million. If you had that a lot allotted for property, what would you purchase? Comment under and tell us – and if you wish to browse for choices, take a look at the in-depth rental opinions on Stacked! 


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