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Good location flats depreciate slower than poorly located ones, in fact some good location old flats are still transacting at their highest prices now. This is likely also due to the low supply of new flats in those central mature estates, people wanting to live in those estates under a certain budget may have no choice but to buy an older flat. Trifecta of property: Location, Size, Age/Type. Properties with at least two of these factors will retain its value better than the ones without.

2 topics of interest on private property if u can shed some light on 1. I've been told that buyers like new launches, hence they're willing to pay a premium over comparable properties in the same vicinity - what's a fair premium size or %? - will older properties in the same vicinity be able to capture part of this premium in 3-5yrs? 2. for small size non-condo (non-mixed residential/commercial) freehold type developments where transactions are few and far between, how do you estimate the fair value of the property? - reason I'm asking is b'cus valuers are providing mkt values that are no different than that b4 covid days...how can that be? Would appreciate your insights on this, thanks

Great video, have been a fan. Just a side note, would you be able to replot the scatter plot, controlling for confounders such as locations? This will address your reason 1, i.e. "our observations are not location - specific". Thanks!

but I think 2021 is special year, which the demand is high, so caused the buyer willing to pay more.

Older flats especially those build in the late 90’s are also larger than current newer tiny Ones. More LIVING SPACE for couples and families with young children.

Of course, because there is inflation… and how much it costs to rent a similar property

Bala curve only zoom down in the last 30-40 yrs, we don’t have much data of such flat now but those who buy in now will feel the hit a decade later. You enjoy the size, the life style but you need to pay for it.

Good analysis to dispel this myth. Not many people input CPF into the equation. Using actuary assumptions, you will see that it will appreciate over the long term with average money supply inflation.

I think it is not that matured location old flats retain their selling price, rather it is the newer non matured estate flat prices have caught up.

Hi.. we are looking to purchase an old flat at Marine Parade. Point block, seaview. But the flat was built in the 70s. Mind sharing your thoughts? Will we have difficulties of selling in the future when our kids grown up? Btw, We're in our early 40s.

How to calculate the value from the percentage of freehold value? Assuming we see the property asking at 1M.

If retirees were to buy old hdb that have 40 years lease and then passed away in say 10 or 20 years time, and their children already owned their own HDB flats or condo units, what will happen to the old hdb flat? Sell back to HDB or total loss, since they can't be sold and their children can't inherit them?

What about the lease depreciation rate of leasehold condos?

i think old flat hold their value due to location, quite a number use their flat as home office or storeroom for their business

may need to look beyond just 2021 and compare years before covid as that is likely to revert to after covid

IMO, even if I’m a 70years old grandpa, I wouldn’t wanna buy a property with 40yrs lease left on it. I rather get a newer one and I still can pass it down to my children. Even if they already have their own hdb, they could sell mine away and keep the money. A classmate of mine bought a mansionette for over a million. In my head I’m saying, “what a idiot” lol

Thanks for the great video. :)

it's a good sharing!

Hi Stacked Homes, I loved your videos. I have a question to ask. I currently own an old HDB Flat at Commonwealth Drive. Are there any en-bloc potential based on your expertise?

What about Boon Tiong road HDB flat?

Factor in inflation and depreciation seems negligible

Would 2020 and 2021 be considered outliers, since it’s accentuated by covid 🧐

This is a very misleading video that old HDB don't depreciation. Gone are the early days when such statement hold true to a certain extend but no longer. From 1980 to 1995, flats like these will reach lease decay of 60 yrs or less from 2023 to 2030 and beyond. What is so alarming is, the bulk of hdb were built during those period which result in over 550,000 hdb of all sorts reaching lease decay of less 60yrs. Becos of this, the rate of depreciate will nose dive unless the gov comes out with a viable solution to 'rescue' these sheer bulk of hdb owners, which i doubt.

Self promotion on Reddit, sick.