网上看到的，MayBank Kim Eng Research 做的，大家自己看看吧，
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Recently I read a very meaningful report by MayBank Kim Eng Research published on The Straits Times on the rental yields of residential properties in Singapore in 2012, which I think is very helpful for aspiring property investors and even seasoned investors.
Rentals yield in Singapore averages at about 3.7% and unlike traditionally, rental returns were the highest in the suburban residential district, and the lowest yields were districts in the core central district. This is because of the higher quantum price of apartments in the core central area and the shrinking rental budgets for the potential pool of tenants.
Lets try to understand these figures and the factors contributing to the various rental yields.
1) Shrinking rental budgets
Majority of the tenant market make up of expatriates which companies pay for their rent, some companies assist in finding and securing a place for their expatriates to live in while other gives a budget as part of the pay package to their expatriates and they are responsible to find their own place to live in. In today’s highly competitive business environment, companies are not as generous as before when it comes to accommodation for their expatriates.
With shrinking rental budgets, tenants’ core priority now will be to look for apartments that fit their budget. While proximity to the city areas are still an important factor in their decision-making process, it can be compromised with the convenience of transportation, especially since the transportation network in Singapore is very comprehensive and it is totally acceptable if it takes you less than 30 minutes to get to the city areas.
With rising rents across Singapore due to scarcity of land and increased population, tenants now have no choice but to choose a location that is not as ideally close to the city centre as rents will be cheaper in ’not so prime’ locations.
This budget constraint automatically push a significant number of potential tenants out of the core centre districts such as Orchard, Newton and Novena.
2) Decentralising business locations
As the Central Business District (CBD) gets more competitive in rents due to limited land supply, business will look to move out of the central districts and settle at the fringe areas or even suburban districts. One good example is the MapleTree Business City in Alexandra and the Jurong Business District that is the up and coming revamp of the West region. With businesses decentralising out of the core central districts, it can be expected that rental demands for districts with business hubs to rise tremendously as people would want to live near their work places. Especially given that rents is the suburban areas will be alot cheaper than those in the central regions.
Buying an Investment Property For Rental
When you are looking at buying an investment property for rental, you need to know who is your target tenant. That will give you an indication whether this property will be ‘easy’ to rent out or whether you can command a premium price for it in the future. For example, properties in Jurong estate will be sought after by overseas students who are studying in the nearby National Technology University (NTU) and employees who are working the petroleum industry in Jurong Island. On the other hand, Woodlands area may see many Malaysians who work in Singapore but want to travel back to Malaysia often.
Rental yield and rentability sometimes mean different things. High rental yield can achieved when quantum price is low while rentability is whether your property can be rented out continually; this will have to depend on broader factors that affects demand, such that whether there are many tenants looking to rent in that particular district. The development of estate, such as the revamp of Jurong estate into a business hub is a good tell-tale sign of the potential tenant market in the future.
An ideal investment property for rental will be a property that has these two attributes: high rental yield and high rentability.
Fisheye Viewpoint:
The Jurong, Queenstown, Alexandra/ Bukit Merah districts in my opinion has good potentials that possess the above attributes. The government has announced plans to revamp these few districts to make them into robust, striving business districts, the MapleTree Business City is just a demonstration that is still in its very initial stage and its potential has not been fully realised.
In the next few years, we will see a more obvious trend that businesses are moving out of the central business districts and relocating to suburban areas which have similar level of connectivity and technology as infrastructures in the traditional CBD.
When businesses move, so will their employees. For property investors who are eyeing the rental market, there is tremendous opportunity when this comes.全文
Home
Recently I read a very meaningful report by MayBank Kim Eng Research published on The Straits Times on the rental yields of residential properties in Singapore in 2012, which I think is very helpful for aspiring property investors and even seasoned investors.
Rentals yield in Singapore averages at about 3.7% and unlike traditionally, rental returns were the highest in the suburban residential district, and the lowest yields were districts in the core central district. This is because of the higher quantum price of apartments in the core central area and the shrinking rental budgets for the potential pool of tenants.
Lets try to understand these figures and the factors contributing to the various rental yields.
1) Shrinking rental budgets
Majority of the tenant market make up of expatriates which companies pay for their rent, some companies assist in finding and securing a place for their expatriates to live in while other gives a budget as part of the pay package to their expatriates and they are responsible to find their own place to live in. In today’s highly competitive business environment, companies are not as generous as before when it comes to accommodation for their expatriates.
With shrinking rental budgets, tenants’ core priority now will be to look for apartments that fit their budget. While proximity to the city areas are still an important factor in their decision-making process, it can be compromised with the convenience of transportation, especially since the transportation network in Singapore is very comprehensive and it is totally acceptable if it takes you less than 30 minutes to get to the city areas.
With rising rents across Singapore due to scarcity of land and increased population, tenants now have no choice but to choose a location that is not as ideally close to the city centre as rents will be cheaper in ’not so prime’ locations.
This budget constraint automatically push a significant number of potential tenants out of the core centre districts such as Orchard, Newton and Novena.
2) Decentralising business locations
As the Central Business District (CBD) gets more competitive in rents due to limited land supply, business will look to move out of the central districts and settle at the fringe areas or even suburban districts. One good example is the MapleTree Business City in Alexandra and the Jurong Business District that is the up and coming revamp of the West region. With businesses decentralising out of the core central districts, it can be expected that rental demands for districts with business hubs to rise tremendously as people would want to live near their work places. Especially given that rents is the suburban areas will be alot cheaper than those in the central regions.
Buying an Investment Property For Rental
When you are looking at buying an investment property for rental, you need to know who is your target tenant. That will give you an indication whether this property will be ‘easy’ to rent out or whether you can command a premium price for it in the future. For example, properties in Jurong estate will be sought after by overseas students who are studying in the nearby National Technology University (NTU) and employees who are working the petroleum industry in Jurong Island. On the other hand, Woodlands area may see many Malaysians who work in Singapore but want to travel back to Malaysia often.
Rental yield and rentability sometimes mean different things. High rental yield can achieved when quantum price is low while rentability is whether your property can be rented out continually; this will have to depend on broader factors that affects demand, such that whether there are many tenants looking to rent in that particular district. The development of estate, such as the revamp of Jurong estate into a business hub is a good tell-tale sign of the potential tenant market in the future.
An ideal investment property for rental will be a property that has these two attributes: high rental yield and high rentability.
Fisheye Viewpoint:
The Jurong, Queenstown, Alexandra/ Bukit Merah districts in my opinion has good potentials that possess the above attributes. The government has announced plans to revamp these few districts to make them into robust, striving business districts, the MapleTree Business City is just a demonstration that is still in its very initial stage and its potential has not been fully realised.
In the next few years, we will see a more obvious trend that businesses are moving out of the central business districts and relocating to suburban areas which have similar level of connectivity and technology as infrastructures in the traditional CBD.
When businesses move, so will their employees. For property investors who are eyeing the rental market, there is tremendous opportunity when this comes.这东西好这图图太牛了.谢楼主！
从图上看,房价越便宜的地方,租金的回报率越高.房价越贵的地方,租金回报率越低.
真的吗？great info that should be filed貌似jurong最高啊，还是要靠就学校啊乌节怎么才2.9?我还是不明白到底 投资回报率用什么公式算？？？很想知道租屋的。年租金 / 房价那么我的4.4%文章提到 亚历山大，红山， 女皇镇 和 裕廊 属于高回报， 容易出租的地区。我租的房房东毛回报3%左右，说明卖价不合理
所以我选择再租个两年看看您如果在裕廊早期买的较低价，回报率肯定更高。这种算法 也不一定科学应该按当年的估价来计算回报率。只个只可以参考，实际上不准确。看来，我一直看好的 Jurong， Woodland， Punggol地区房价还是比其它地方更加合理。朋友的三房（08年买的）。。
首期交了4万，贷款月还900.。出国全间出租：1700/月
租金回报率是不是：（1700-900）×12/40000×100=24% （吓一跳）。。
数学不好这个算是资本回报。需要扣去物业管理。property tax 不？新加坡政府下一波管制对象我的在这张图上及格了。
可是在ura的那个psf rental medium看。差的远了。
ura的数据看的话。那些房价高的地段。psf rental 也是高的。
如果买的早。回报率远不止图上这点。。。现在美利坚做工。。neoshock 为何不科学呢？ 发表于 昨天 22:47
我说不科学是觉得：
用买价除年毛租金。 房子的现价起的越高回报率越低了反而。。。
同样的房价比方100万，另外某人贷款 80万出资20万买下
另一个人出资80万袋款20万买下。 应该回报不一样的。
我知道关于这个有很多种算法。 但是各有各的说法。Any information abt retail shop?挺好的，如果我5年之后买不起大房子姐也跑路了当然不能拿今天的租金来比“当年的”买入价。 只能都看现在的市价。。。这个图明显不是前面同学24%回报那种算法。 这个就是简单的年租金／房子的总价。 确实不一定真实反映“投资回报率”，更合理的说法是直观反映了同一地区的租金售价比。