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Understanding Rental Yield in Singapore’s Property Market Is Crucial For Your Child’s Future

As parents, we are constantly seeking opportunities to secure a bright future for our children. In this dynamic city-state of Singapore, real estate remains one of the most tangible and promising avenues to ensure this security. However, with numerous property options and the intricacies of the market, making the right choice can be challenging. For many parents considering property investment as a means of asset progression, understanding rental yield is paramount.
Singapore’s strategic location, robust economy, and diverse cosmopolitan vibe make it an ideal destination for property investment. While it may be tempting to dive into the world of real estate headfirst, it is crucial to grasp the fundamentals. Rental yield, in particular, is a crucial measure that offers parents insights into the potential returns they can expect from their investment.

Rental Yield: Explained

Rental yield serves as a financial indicator that evaluates the return on investment (ROI) of an income-producing property. Expressed as a percentage, it reflects the annual rental income earned from the property relative to its purchase price or market value.
To calculate rental yield, divide the annual rental income by the property’s value, and then multiply by 100 to obtain the percentage. For instance, if a property generates $20,000 in annual rental income with a value of $400,000, the rental yield would be 5% ($20,000 / $400,000 x 100).
Understanding rental yield allows investors to gauge the profitability of an income property, providing valuable insights for decision-making and financial planning. Isn’t that what we want?? Insurance and safety for our financial future??
In a volatile property market like Singapore, which is influenced by global economic forces and local government policies, the primary emphasis lies on stability and yield safety. The utmost objective is to identify properties in areas renowned for historically stable or consistently rising rental yields, giving priority to this guarantee above all else. This assurance holds particular significance for parents with long-term financial obligations, such as their children’s education.

Rental yield is crucial for property investors for several reasons.

Let me break it down for you:
Investment Comparison: Rental yield helps investors compare the potential returns of different investment properties. It allows them to evaluate which properties are likely to generate higher rental income relative to their cost.
Cash Flow Analysis: Now, here’s where it gets interesting. Rental yield plays a key role in determining the cash flow potential of an investment property. A higher rental yield means the property has the potential to generate more positive cash flow. And you know what that means? It helps cover all those expenses like mortgage payments, property taxes, maintenance costs, and other operating expenses.
Risk Assessment: Now, let’s talk about risk. Rental yield can give you an idea of the risk associated with an investment property. Generally, higher yields suggest higher-risk properties, while lower yields indicate lower-risk properties. So, when you see those higher-yielding properties, keep in mind they may have higher vacancy rates, require more maintenance, or be located in less desirable areas. On the other hand, lower-yielding properties tend to be more stable with lower vacancy rates.
Property Valuation: Now, here’s something interesting. Rental yield can actually influence the valuation of an investment property. When buyers and sellers are determining the fair market value of a property, they often consider rental yield. A higher rental yield can increase the value of a property, while a lower rental yield may decrease its value.
Return on Investment: Last but not least, rental yield helps investors assess the potential return on their investment. By comparing the rental yield to other investment opportunities or their desired return, investors can determine whether the property is likely to meet their financial goals.
Remember, while rental yield is an important metric, it’s crucial to consider other factors like location, market conditions, property appreciation potential, financing costs, and tax implications when making investment decisions. So always use rental yield in conjunction with other financial and market analysis tools to evaluate the viability of an investment property.

Net Rental Yield Calculation Seems Confusing?

Calculating net rental yield can be a complex task. While there are reliable methods to determine the potential rental yield for a project, it remains a topic of debate among seasoned investors, each with their own sophisticated calculation approach. For simplicity, let’s focus on the basic method of calculating net rental yield. Understanding this is crucial before investing in a Singapore property.

To calculate rental yield, there are a few essential steps to follow.

First, determine the probable rental income by consulting reliable sources such as 99.co, Edgeprop, SRX, and the URA website. It’s important to avoid solely relying on advertisements received in the mailbox as they may not provide a comprehensive assessment.
Another crucial consideration is to track the rental trend rather than relying on a single highest transaction to estimate rental amounts. By doing so, you can ensure a more objective and accurate assessment.
Also, consider the condition of the property and any potential renovation or maintenance costs in the long term. Ask yourself questions like when the last renovation was done (for resale properties), the wear and tear of the unit, and whether it will be rented out furnished or unfurnished.
If the unit is already tenanted, evaluate the rental amount against the current market conditions. Additionally, consider the rental expiry date and forecast the market trend to assess its sustainability.
Let’s take an example: if you’re interested in purchasing a three-bedroom condominium at Parkwood for $1,450,000, start by checking nearby transactions to determine the average rental rate (estimated at $4,500 per month).
As Parkwood is a brand new TOP project, there is no immediate need for renovation, and the warranty for appliances is still valid, allowing flexibility in offering fully furnished or partially furnished options.
Next, calculate the gross rental income (income before deducting expenses) for a 12-month period. If the monthly rental income is $4,500, the annual gross rental income would be $54,000.
To account for potential market fluctuations, it’s advisable to set aside 10% as a safety measure. Therefore, allocate $450 per month in case the rental market becomes less favorable. It’s worth noting that the rental market has shown significant growth over the past 10 years, with an especially steep curve since 2019, resulting in a minimum gain of 50% based on historical records.
However, it’s prudent to remain cautious as rental rates may not continue to rise indefinitely. Setting aside 10% is a reasonable precautionary measure.
By following these steps, you can gain a clearer understanding of net rental yield and make more informed decisions when investing in Singapore property.
Despite the gross annual rental income amounting to $54,000, we can conservatively estimate it to be around $48,600. Now, let’s move on to next step.

Deduct the property tax, maintenance bill, and commission fee.

To accurately evaluate the return on investment (ROI), it is essential to take into account the operational costs associated with property rental. Similar to running a business, there are operating expenses that must be considered. Here is the process:
Begin by deducting the annual operating costs from the gross rental income. The main costs to consider are maintenance expenses and property taxes. Property tax rates and sample calculations can be found on the IRAS | Property Tax Rates and Sample Calculations website. Additionally, remember to include other expenses such as agent fees, which typically amount to half a month’s rent for a one-year contract.
For simplicity, let’s assume that the gross rental income is approximately equal to the property’s official annual value. The most accurate way to verify the Annual Value (AV) is through the [IRAS | myTax Portal] where a $2.50 search fee is applicable. For example, if the AV of your property is $28,000 and your tax rate is 10%, the property taxes would be $30,000 x 10% = $2,800.
Next, consider the annual maintenance fee. For Parkwood, this amounts to $420 per month, resulting in an annual maintenance fee of $5,040. Additionally, there will be an agent fee of $2,250 + GST, which totals $2,407.50. Taking into account the more conservative Gross Rental Income (GRI), the value becomes ($48,600 – $2,407.50 – $5,040 – $2,800) = $38,352.50.

Putting Your Basic Primary School Maths To Work!

Alright, this might take you back to your Primary School Math days, but fear not! Everything you learned wasn’t in vain. You can finally give something back to your Primary 2 Math teacher! We’ll be using a simple formula to calculate the Rental Yield. Sounds pretty straightforward, doesn’t it?
Now, we can input all the figures mentioned above into this formula and evaluate our NRI (Net Rental Income).
I’ve provided two breakdowns for the NRI to illustrate the difference between an average NRI and the current NRI. This ensures that any potential buyers can make an unbiased comparison and determine if the property is worth investing in, considering both good and not-so-good market conditions. With this approach, the decision-making process becomes clear and precise.

In summary, understanding ROI (Return on Investment) offers several benefits:

– It allows us to compare potential returns on selected properties.
– We get a good indication of the level of risks involved.
– It helps manage our expectations by considering its impact on the stability of the property’s valuation.
– We can evaluate the potential return on a property investment.
Are you considering buying a private property for your own stay, for investment purposes, or perhaps both?
Reach out to us for a personalized consultation to help you make an informed decision that aligns with your current circumstances and future retirement and legacy planning goals.
We understand that everyone’s financial objectives, risk tolerance, and plans for their children and future generations are unique.

How can we assist you?

1) Offer transparent, strategic, and safe asset progression property advice tailored to your needs.
2) Our aim is to devise a clear, objective, and secure roadmap for your asset progression property journey that truly reflects your aspirations & dreams.

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