Sunday, August 26, 2012

FKP's SL8 Monster

FKP developed a project in West End, called SL8, a few years ago.  It is interesting to look at how it has performed.  FKP advertised this as an architect designed building in a good location.  In my opinion, the design was poor, and the location (even though in West End) is not great.

Here are the recent resales of apartments in SL8 (all two bedroom apartments), 8 Musgrave :
  • Apt 146, sold off-the-plan for $545,000 in 2007; resold for $475,500 in May 2012
  • Apt 123, sold off-the-plan for $585,000 in 2008; resold for $449,000 in November 2011
  • Apt 174, sold off-the-plan for $725,000 in 2007; resold for $600,000 in November 2011
  • Apt 144, sold off-the-plan for $765,000 in 2008; resold for $610,000 in October 2011
  • Apt 214, sold by the developer for $520,000 in July 2010; resold for $440,000 in September 2011
Who said you can't loose buying property?  Every purchaser who has resold in SL8 has lost money.  And don't forget, the above does not take into account stamp duties and real estate agent fees.  Most buyers lost more than $100,000 when reselling.  If the buyers borrowed 80% of the purchase price, the buyers would have lost 100% or more of their equity.

Why such massive capital losses?  The property market has clearly gone into negative territory.  But a key factor here in my opinion is that the developer priced the apartments above the market value even in 2007, promoted the development heavily (including website keyword optimisation), and delivered a mediocre product.  (Have a look at the comments regarding this FKP advertorial.)  Take extreme care when buying off the plan!

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