2.7M ALL IN SAVE 500K SMDC GRACE RESIDENCES TAGUIG

SMDC GRACE RESIDENCES TAGUIG
Reason for Selling : I wanted to avoid bank loan processing

Grab the opportunity to save 500k.
Current market price is around 2.7m excluding 6.5% other charges and 12% vat. Including everything would be around 3.2m. I am only selling mine for 2.7m all inclusive (and can still nego a bit)

As I am overseas, we will be assisted by my licensed agent friend JP. He has years of experience in real estate business and he will help us to make sure all transactions will go smoothly and no missed out documents. (no cost to you)

UNFURNISHED UNIT WITH BEDROOM PARTITION AND BALCONY
TULIP TOWER (22nd floor)
MAY 2018 TURNOVER
22.30sqm
TOTAL PRICE: 2,700,000 (includes transfer fees and etc)

Additional info: Unit of same specs can be rented out 12k unfurnished (market rate).
In my opinion, this is the best condo there is in the same location (if you’re looking for investment)
1) Advantage of RFO over preselling – you can rent it out asap. Say you bought a unit today at a preselling rate 2.7m. After 5 years your property value is 3.8m (40% increase) so you get 1.08m. If you bought an RFO unit today at 2.7m plus appliances / furnitures additional cost 250k and rent it out for 5 years. Average gross rental yield in philippines is 7% annually which means your rental income is 189k annually x 5 years is 945k. Expenses to consider are condo dues (est 24k annual x 5yrs) other costs like repairs and insurance (20k annual x 5yrs). Let’s be conservative and factor in 20% vacancy rate annually deduct 189k. Total net income for 5 years is 536k (945k rental – 120k dues – 100k other costs – 189k vacancy allowance). Property appreciation value annual average is 8%. Your condo building life span is 50years so we consider depreciation rate 54k. After 5years, your condo value will be at 4m before depreciation of 270k. After depreciation is 3.7m. You earn 1m from property appreciation alone add in your earnings from rent 536k and you get total 1.5m. In preselling your total dp for 5 years is 20% of 540k (9k monthly) while in rfo is 5% or 135k to move in. In rfo, instead of paying the installment from your wallet you take the funds from your tenants.This 405k difference can be invested in others like stocks which grows 10% yearly.You can invest in stocks for as low as 5k monthly. Too much of the numbers but to summarize it all, in this scenario if you buy the preselling condo you earn from the property appreciation alone (normally is 40% from preselling to rfo rate), if you buy the rfo you earn from the annual property appreciation and rental income. I may be wrong so better to do your own research and ****ysis =).
2) Advantages of 22.3sqm over 27sqm unit (both 1br) – both can only squeeze up to 3 pax max (1 bunk bed + single bed) and tenants can enjoy the same amenities. Space difference is in the living room and balcony. 27sqm unit rental is about 16k unfurnished. 22.3sqm is 12k. if I am the one looking for a place to rent I will take the 22sqm because 4k is quite a big difference for a comfortable space in living area (I don’t sleep in the living room)

3) Advantages of Grace Residences over nei***oring condo – Apart from the mini mall, I think this is the newest condo in the area, others are there for more than 5 years already. Condo buildings est life span is 50yrs. If the building is already there for more than 5 years, means you lose 5years worth of rental income.


Accessible via C5 road going to Bonifacio Global City, NAIA Airport terminal, Makati CBD & Ortigas CBD.

AMENITIES
• Swimming Pools
• Basketball Court
• Children’s Play Area
• Lawn Areas
• Pavilion
• Gym
• Shuttle bus to & from SM Aura

Kindly contact me [email protected] via whatsapp or viber +65 83628005 or my licensed agent friend Jp 0917-768-0330