Viewing Expectations

So I've done a few viewings so far. About 5. Well, more than they do on House Hunters, Island Life, Fixer Upper, Tiny House Hunting, or those shows. As you can guess, I'm a huge HGTV and FYI fan. Well, I make it a habit to view these shows too to know what to look out for, and what to expect.

My dream house would be a Tiny House - I like how things are so compact and versatile, but I don't think trailers are allowed in Singapore. If I can turn my kitchen into a tiny house, it'll be so cool too. Till then, back to mickey mouse HDB flats.

Condo, Shophouses, and then HDB in the far background. It is all about location... and money.

I started my house hunting very early. My first viewing was 4 months early in fact, but I was just too excited to start on the journey.

Scheduling Viewings

To get a good sense of a property, visit the flat/neighbourhood both in the day and night. If I viewed in the night, I make a note, and visit the area again during a contrasting time if I really were keen on that property.

Viewings often are after 6pm (convenient to view flats after work). It is a very Singaporean thing, for Seller to hang around the house while you do the viewing, though agent is there. I think they're afraid that we'd pilfer their things?
Then there are the weekend Open Houses. Vacant houses have more flexible viewing hours, but I also realize the Seller Agent is not as professional. This vacant house that I viewed, seller was late by 15 minutes, and then he brought us up the wrong lift, and only realized when he realized it was not the house he was expecting. He was also not as professionally attired, only in a t-shirt, and also did not wear his licensing card.

I ask the agent to meet me at the main lift lobby. This is important as I stopped giving out a contact number when I realized that sellers were spamming me with other flats which means it is a blind viewing, or trying to engage me as a client versus showing me an actual flat. They can only engage you once you agree to it verbally. Some law I guess. Their classic line, "Is there a number I can contact you at." is a ruse to get you to hitch up with them. And yes, it is much more convenient to arrange for meetups and viewings and to alert you to changes if you've a contact.


Maiden Viewing
The first flat I viewed was a 2-room right across the street. Interestingly enough, that block MOPs only in 2017, but apparently the owners got their keys earlier. It was a 2-room with views of flats and lots of flats at that. But it had bay windows, dual entry toilet, a long living room, was well-renovated and in good condition as it is a recent build too. Though it was listed at $270k, it was sold about a month later at $250k (you can find these information easily on the HDB Residential Map Services page, including the age of the flat/block, recent prices of flats in that block and within a 500m radius, breakdown of flat types, and racial quota.) The seller was quite adamant on the price when I asked. I wonder still how to bring it down by $20k. Click on the Housing icon to reveal more data on the chosen block.


Racial quotas are for that month only. In the advert for the above mentioned flat, it indicated that a certain Race's quota was filled (my race lah), but when I went for the viewing, I found out it was available now. (Choosing a race generic name helps, and not talking to agents over the phone pre-viewing helps, as our speech patterns give hints to our race.) Or bring along a friend of a contrasting race so agents don't work their or seller's bias into the consideration. They can block you from even viewing if they think that you're not their type.

A month to my birthday, I did a few viewings, averaging a viewing a day, and honestly, that is more an ideal time to start viewing as you can start viewing, doing up your Resale Checklist. Only that the OTP can be inked only on your birthday.

Pressure Selling
Seller agents would try to coerce you into making a purchase immediately by telling you about how many others have come to view the flat, that another viewer is considering offering etc. Do not give in. They are trying to panic you to get you to meet their price. I had the immunity bubble called, I-can't-sign-OTP-yet, but I only revealed it, if I did, after viewings. Seller agents don't like to entertain buyers who are not serious about buying, NOW.

Don't be compelled. You've the power. Just move on. There are more fishes in the pond, trust me. You'll also learn what to look out for, what to expect, and what is there on the market. Hone your skills before you reach your dream house. It is a Buyer's Market now, which is why agents are more desperate as prices are climbing, down, so they make less commission anyway.

On average, a viewing takes me 10 - 15 minutes, but I stick around the area to check out the coffeeshops (I know that it'll become my food resource centre if I ever move in), sense the neighbourhood, and neighbours, and check the bus situation (if it is too close to city centers, it may be crowded by the time the bus arrives.)

Check that the coffeeshop is decent enough to cater to your discerning taste buds and you do not mind their sort of patrons.

While viewing, where the doors/windows are facing and then the direction the sun is coming in  is important as the sun can heat up the house. Good for drying laundry outdoors, killing bacteria, Vitamin D, morning sun is good, but afternoon sun is bad, uncomfortable, and makes your house feel like a greenhouse. Where the windows are facing (privacy or if it is overlooking a busy street, fragrant/smelly canal/river) and how near is the closest neighbour/blocks are things to look out for too.

You can ensure privacy with Blackout curtains, but you cut off the breeze and also it can be quite claustrophobic otherwise.

A house that I viewed is redoing the flooring for both bedrooms and living room as a few floor tiles popped in the living room. Smart move, as a few thousand dollars down, and you can up the price of the flat by even up to $10k. Unfortunately for them, I didn't like the proposed dark vinyl flooring, and actually was liking the cement screeding they did over the popped tiles area. The tiles were old infact and any buyer would have most probably redone the floors anyway. But yes, the opportunity cost would work for them in the end. & yes, just checked, they've been optioned.

Note too that lower floor flats go at a lower price, unless they are renovated or in premium condition. Which I think is done in an effort to bring the purchase price up, again.

Staging
Talk about that, I realized Singaporeans are very bad at staging their flats for photos. This brings in buyers. I should blame the seller agent actually. Some photos show so much clutter, so personalized, so badly taken, that it actually turns away prospective buyers from even contacting agents.

Also, the entrance is often the first impression. That's what they call "Curb Appeal" on property shows and that can radically influence the cost of your flat. 

But don't fall for the staging. Try to make sure you're not influenced by the polish and 'wow' factors and keep grounded. Bright pink walls? Don't hyperventilate. Cosmetic. Painting can be easily rectified. 

However bad upkeep or structural issues are going to cost a lot. If the seller is unkempt, you may even need to bring in pest control before moving in.

And yes, if they are moving, without the furniture, make sure you are keen to take them on, or you'll be paying haulage fees, or having to live with that almost worn off sofa, while they get new furnishings. It may save you some cost, but also cripple your plans to personalise the house.

I did a viewing recently, where even before I entered, I was having doubts. But think about it, it had lots of potential, if only it was more de-cluttered and tidy. It was sold within a few days, and yes, rookie mistake. 

Having a friend along helps you to gain a broader perspective and gives you someone on your side to discuss matters with, and an extra pair of eyes always helps.

However, so far, except for this flat which was vacant, when I went down for viewings, the flats were presentable enough.

If you like something, don't gush with enthusiasm, you lose your bargaining right to bring down the listed price. Practise your poker/blase look. Yes, you can negotiate the price.

And remember, most often, if it isn't built in, the furniture often moves with the seller. Don't judge based on THEIR decor. Unless it is coming fully furnished which was the case with one flat I viewed. Also be wary of how defects are 'covered' up by in-congruent or small pieces of furniture/rug etc. Ask questions, ask to check, ask to catch if they are being evasive - which should sound the alarm.


Making the flat live-in ready
Always consider how much cleaning and renovation the unit would require, and then work out how much you are willing to offer based on that. One unit I viewed actually came with the furniture even - yes, 2 huge sofa sets, a Queen bed, a single bed, a wardrobe, and all in good condition at that too. (All these will be worked into the valuation price though.) If you are not particular about new furniture, this can save you on moving and installation, apart from purchase considerations. The master bedroom had a built in wardrobe and an air-con unit, and the kitchen was very beautifully renovated too. Only bugger was that it had a split shower/toilet, and only one right at the back of the kitchen. Also, it was a 2nd floor unit (yes, cue how classily the agent takes you in the lift to the second floor and then the agent's gasp when she realizes she failed to tell you that not only was it low floor, it was 2nd floor), and the kitchen windows faced diagonally the side of the rubbish centre. Well, someone has got to live there, right?

A low-rise building means clear view and more privacy on higher levels.

Corner units are more exclusive than corridor units, and for flats that are on an elevated level, it helps with some privacy. Consider where bedroom windows face, again for privacy.

Check for recent painting of front door/gate/corridor walls, cameras facing the front door, shifty looking neighbours (loanshark activity or bad blood with owner).

Rogue Agents
Another thing you have to watch out for, Rogue agents. Often when you call/write in to view a flat and they tell you that an offer has been made on the flat or it has been optioned (OTP), it often does turn out to be a dummy flat. The formula I've come to realize is that they propose they act as your agent, and ask to show you other flats in the area. If you refuse them as an agent, declare yourself as a DIY Buyer, mark my word, they'd keep cancelling on viewing after that. I've an agent who had excuses for all THREE flats he had listed on Property Guru. That night, the listings re-listed themselves though he claimed they had optioned or offered. I asked how come? He disappeared from the picture soon after. They most probably are Buyer Agents. Seller Agents have more to do and more paperwork, hence the double commission rate.

You can tip the agent who introduces you to a home you eventually purchase, or you can engage them just for the paperwork (which is onerous) and negotiate on the fees too. I know of at least one who doesn't charge the GST, another who made buyer pay her Seller Agent the commission, and so I think we can always negotiate on their fees.

More on rogue tactics used by Property Agents here.

This is only a Rough Guide. I do not take responsibility for the information represented here. Please note that information represented here is time sensitive. This is my interpretation and experience of the Single Buyer's Journey. Please ensure your own checks to be safe. If in doubt, always check with the official sources.