My Stock Portfolio Return YTD and Property

 

Time Weighted Return YTD: 73.08% (1.2mil sgd value)

The substantial alpha is due to certain stocks that outperformed eg Dream Intl and Tencent.

Sg property especially OCR has experienced a 6 years bull run. 

From my own research, 

HDB BTO supply is expected to be ~55,000 units between 2025 and 2027.

Private housing via GLS is projected at ~25,000 units during the same timeframe, with a pipeline in 2025 around 56,700 units.

Combined, this totals around 80,000 units coming on stream within the next two years.

There is definitely more supply now compared to last year, just check property guru listing of hdbs in any specific region, the listings have increased substantially. We might be in a buyers market now, but the price of resale has not budge much, my Glendale unit for example saw a transaction on July 2025 at S$1,766 psf. Rental range is still at 3.8k to 4.3k.

Glendale Park Dec 2024 Update

 

Latest transaction in Dec showed a same size low floor unit transacting at S$1790 psf. Another all time high.

Compared with my purchase of $1,147 psf in 2019 that's S$664,219 of total capital gain excluding rental gains. This in percentage term equates to 56.05% capital gain since 2019.

This unit of mine has been rented out since 10th May 2019 till now. Lets break down the gross rental in totality till end of latest tenancy:

10th May 2019 to 23rd March 2020: S$21,000 (S$2,100 per mth)

23rd March 2020 to 22nd March 2021: S$27600 (S$2,300 per mth)

1st April 2021 to 9th July 2021: S$9,200 (S$2,400 per mth)

9th July 2021 to 8th July 2023: S$62,400 (S$2,600 per mth)

9th July 2023 to 8th July 2025: S$88,800 (S$3,700 per mth)

Total gross rental since inception: S$209,000

Total net rental (12% property tax): S$183,920

Total capital gain + net rental: S$848,139

I repriced my home loan on 1st Feb 2021 to a 5 years Fixed 1.5% package. Which means it will end in 1st Feb 2026. Still sometime to go, total loan is now below 400k. I can pay it off but since the rate is so low, will decide nearing the end of the package.

I try to always have a step up in rental after every tenancy renewal. The latest two years tenancy had a jump due to a surge in ocr rental index. Latest rental transactions for my unit size ranges from 3,600 to 4,200. This means the rental market is still robust, which also means potential step up in rental after the tenancy ends next year. Net rental yield to my cost is ard 3.3% pa(higher than Tbill). See how it goes.

Glendale Park Feb 2024 Update

 

Latest February 2024 transaction showed a same size 1,033 sq ft unit changed hands for $1,723 psf which is another all time high. Compared with my purchase $psf of $1,147 in 2019 that's S$595,008 of total capital gain excluding rental gains. This in percentage term equates to 50.22% capital gain since 2019.

Even when the government is pushing for an oversupply discount in Singapore residential market, I suspect the inflow of foreign buyers from HK and China coupled with the drastic price difference between resale and new launch are still attracting higher $psf for resale market especially OCR region.

Increased property tax, MCST and income tax may also be forcing landlord to increase rental and hence driving up the rental yield, causing the asset price to further increase.

Rental quantum for my unit size(1,033 sq ft) is ranging between 3.9k to 4.2k per month now. Which means I may have room to increase my rental(3.7k) when my tenancy is over. See how it goes.

Another perk that I have never mentioned about Glendale Park is its 400m proximity to CHIJ Our Lady Queen Peace. Which is a government aided school. It offers Higher Chinese/Malay/Tamil to Primary 3 students onwards. CHIJ OLQP also has an affiliation to CHIJ Saint Theresa's Convent, which is a government-aided Catholic girls' secondary school.

This means, besides the freehold status, the MRT and mall proximity, Glendale also has a school effect for parents who wants to send their kids to an all girls government aided school with affiliation.