District 11 Newton circus area prices and rentals differ tremendously

District 11 Newton circus area prices and rentals differ tremendously from the district 11 Novena MRT area, which is also tremendously different from that inside part of Novena near Balestier. Again differ tremendously from district 11 Chancery/Whitley/Trevose/Shelford/Watten side.

So which part of district 11 are you talking about? Even within same district, different locations have tremendously varying rate of return.

See district 10. Orchard/Tanglin side is very very high price and rent. But the further west Bukit Timah side (Tan Chong Motor area) cost very much less. Again, Holland side cost another price segment which is quite low also. Mount Sinai is another price segment which is so far from the Ardmore Park price.

So, location location location still takes top priority even within the prime districts.

My opinion is that if you are eligible to buy HDB in the city area, it would be a good investment as the ROI is quite high as price is not yet closed up with the pte property in the same vicinity. It is an attractive purchase for locals if the flat had just undergone MUP or IUP as PR needs to pay very much higher for the upgrading fees, hence you have less competitor for the unit you are eyeing at. Once the price is paid, you are at the liberty to sells it to PR after one year who are willing to pay good price for it. Of course the net gain may not be much but it is a good start for people who are looking into property investment with very little cash and very little risk.
Do not go into area where there are a lot of construction going on e.g East coast area because when these apts are available in the market in future, it's going to squeeze the rental market. Stretches along Holland and Bt Timah sometimes have good value properties available. The hillview area is good to buy for own stay as the air are relatively fresh compared with the city and many units are still selling below original purchased price. Rental had gone up quite a bit too. If you can hold it long enough till MRT started to serve the Bt Timah area, there will be potential for further upside in Bt Timah, Beauty world area and Upp Bt Timah as these stretch of road is where all the traditional good schools,junior colleage and Polytechnic located.
But the CPF cap of 120% of valuation or purchased price beginning next year may dampen the property market if more and more people started to realised that they have to pay using cash instead of CPF savings once the capital and interest repayment reached 120% of valuation. How soon it arrive depends very much on the interest rate movement and whether Gov tweak the policy in future.

However, I'm a "city person". Unlikely for me to want to move to Hillview or suburbs.

My office is 10 mins walk to my home. My son's school is 15 mins walk to my home. My house is 10 mins drive to Orchard, 10 mins drive to Raffles Place.

I'm too used to the convenience and savings in both "time" and "money" from the place I stay.

However, I'm on a look-out for property to invest though. Part of the reason I raised my cash position to 65% is partly to lock in my capital gains on stocks and also partly to prepare to re-invest part of the cash into a property.

It's difficult to look for a "bargain" though as many sellers are increasing their asking price.

Mobilo, you have any "lobang" or "views" on what properties can be good investment?