00:00okay okay so if you watch my video for
00:03the last few years right you will always
00:06know that I always emphasize that uh the
00:08datas are outdated the datas are not up
00:11to dat uh the the market that I am
00:15sharing is actually uh more um latest
00:21update rather than you look at data okay
00:24why do I say so okay so recently right I
00:26also um being asked this question by my
00:29customer last so I went to do some
00:31research so I'm going to share with you
00:33what I have found and what kind of
00:35research I have done and what is the
00:38conclusion and after this conclusion I
00:40feel that there's a few things that to
00:42me I will say that I don't know okay in
00:46this this is just my personal opinion
00:48whether you want to say that is this a
00:50flaw or not I don't know I I don't think
00:54I don't I don't think I have the
00:58the you know the position to say that
01:02this is a flaw okay who am I to say that
01:04this is a flaw but this video really
01:06disclaimer for really purely research
01:09and sharing and educational okay so I
01:12just share with you what I found and
01:15also what is happening in the market
01:18let's go okay so I just want to share
01:20with you first uh let's let's touch on
01:22the htb transaction first because to me
01:26the HGB transaction has the biggest
01:29discrepan and the um I I feel that if I
01:33want to talk about this as a flaw and as
01:35a problem in terms of the transaction
01:37data right I feel that the htb1 is the
01:40one that is a little bit complicated a
01:45little bit problematic okay so to to
01:48those whoever that working at htb to the
01:51government this is just purely my
01:53opinion only I'm not saying that you're
01:55wrong I may be wrong disclaimer first
01:58okay but this is what I found from my
01:59research okay okay so what happen is if
02:02you go to the HTP we follow what
02:04consumer will do consumer will go to the
02:07HTP resale price flat price on the htb
02:11website then they will key in what they
02:13want to find like example for room amoko
02:15for the last six months and whatsoever
02:17and the datas will be out if you look at
02:20the data guys in the last column example
02:24the last column they will write resale
02:28registration date January December April
02:32or whatsoever they right the month okay
02:34so let me share with you what is resale
02:38dat now in the market close to I can
02:42easily say like close to 70% of the
02:45transactions require extension correct
02:49not and most of this required extension
02:53unit right they will ask you for 60-day
02:56submission 90day submission 30day
02:59submission okay let's explain what is
03:02submission submission means that once
03:04you buy the place you put a $1,000
03:07option to the place actually there's a
03:0921 days exercise period so you can
03:12exercise within this 21 days pay the
03:15remaining 4,000 within this 21 days
03:17after you have paid a 4,000 this is
03:21where the submission period date starts
03:24to count so example if I pay a $1,000 21
03:27days later I pay $4,000
03:30then I put 60 days submission means I
03:34only submit the case 60 days later to
03:39htb why do people do this is because to
03:42achieve legal extension in htb people
03:46need to buy first so when they submit to
03:49hdb right they need to submit that they
03:52already purchased a place also so they
03:55use this 60 days to go and buy a place
03:58which also means that this transaction
04:00is being delayed and this transaction
04:02will not reflect in the HTP
04:05website when this transaction decides to
04:08reflect on the HTP website right it only
04:10reflects the resale registration date
04:13which is the DAT is being submitted so
04:16if we talk about a transaction that is
04:18asking for extension it goes with option
04:2221 days later you pay 4,000 okay that's
04:2621 days H then there's a extension of 60
04:31days 60 days plus 21 days that's close
04:33to 80 Days 80 days can be easily two
04:36over months so only when you submit the
04:39case then it will reflect on the
04:43htb pricing or transaction index or
04:47whatsoever so when you look at the dates
04:50they use is resale registration date is
04:53in January so I have customer that told
04:55me a every why we sell cannot sell but
04:57this person sold in January or this
05:00person sold in December so I have
05:02another system which is only a agent
05:05owning system I went to check this
05:08person that re resale transaction in
05:12December actually sold the place off in
05:15October or September they didn't sell
05:19their place in December okay this is
05:22getting a little bit confusing I don't
05:24know whether you get it or not on the
05:26website htb website it reflects the
05:28resale registration date only reive
05:30registration date is the date where we
05:32submit the case to htb so that date is
05:36written December but the house was sold
05:40maybe in October or September why
05:43because don't forget remember we say
05:45there's a uh 60 days extension Plus UH
05:5060 days submission date plus a 21 days
05:53exercise period so if you add that 80
05:55Days right this transaction is actually
05:57way way way outdated so what we get in
06:00December is not units that manage to
06:02sell in December so what we get in
06:05December most likely are units that
06:08comes from uh November October or
06:11September if we look at units in January
06:16January will have more transactions that
06:18is related to December November maybe
06:22not October because October is Pretty
06:24far away so if you look at it this way
06:26right our htb datas are outdated by at
06:29least two to three months okay if we
06:32look at this this is I this is a
06:34disclaimer I'm just sharing what I Lear
06:37from the htb website because they're
06:40using resale registration date so I went
06:43to tell a few of my system so I have as
06:46a agent I have different sources to find
06:49out transaction prices so I went to tell
06:52and tell and tell and tell and I have a
06:55special system that I can find out the
06:57exercise datee of that
07:00contract so when I went to T I realized
07:03that a lot of these data today because
07:06how the market work 70% of the people
07:08are asking for extension and people that
07:11ask for extension needs to do the uh
07:15esubmission uh extend the E submission
07:18extension date so by extending the
07:21esubmission date which is also by
07:24extending the resale registration date
07:28it means that all the datas or maybe at
07:32least 70 60% of the datas are outdated
07:35on the hdba website even today let's not
07:38talk about e submission we talk about
07:42just normal option then 21 days later
07:45exercise then submit to htb so example
07:49transaction um happens in 15
07:53October then 21 days later that will be
08:00November then we go and submit maybe we
08:03take 10 days to submit to htb so this
08:06case will only be registered in htb in
08:08the November transaction so even in the
08:11normal um case study yeah normal
08:14transaction now the cases are mostly
08:19outdated so for it to really really
08:22happen in the same month the unit has to
08:24be sold off maybe by 5th November
08:27because if you do 5th no November plus
08:2921 days 26 November then we try to
08:31submit within 4 days then the
08:33transaction will appear in November
08:35itself if not HTTP transactions are
08:37mostly outdated by minimum one month but
08:40if you look at the current situation in
08:43today's htb market everybody is asking
08:46for uh submission delay submission delay
08:4960 days delay 30 days delay all
08:52transactions I can say basically all
08:54transactions okay because I check my
08:57agent transaction my team transaction
08:59action my own transactions I can say
09:01that close to 80% of the transactions
09:04are all outdated so when they write
09:07registration date in January
09:09registration date in December these
09:11units are actually already sold off in
09:16okay this to me shows that it's not
09:20accurate because if I were to really
09:22look at what is the real December
09:24transaction I will not see it in the
09:26December transaction I will only maybe
09:28see in the January of February
09:31transaction so we will see how it goes
09:34we'll see how it goes I mean I'm just
09:35sharing with you my Discovery okay okay
09:38this is this has not ended so now we're
09:41going to look at rental
09:47transactions okay so I went to the UR
09:50website to search for rental transaction
09:52I don't want to talk about the private
09:53transaction first because the private
09:54transaction is a little bit different
09:57also okay but we going and talk about
09:58the rental transaction if you go to the
10:00UR private residential rental contract
10:03transaction you look at the contract uh
10:06the transactions they will show the
10:08monthly rental if you click the plus
10:12sign you will see the date okay so this
10:15is where the interesting thing comes up
10:18for residential rental contract
10:21transactions in Ur website they are
10:23using the lease commencement date lease
10:27commencement date okay sorry a short
10:30short so it means that this leas
10:33commencement is November
10:372023 but it doesn't mean that this
10:41transaction the tency agreement is being
10:43signed in November it means that the
10:46lease is starting in November but a lot
10:49of times when we do rental contracts
10:52right we ran it to the tenant maybe one
10:54month in advance two months in advance
10:56three weeks in advance so this is also
11:02100% uh accurate because it's least
11:05commencement datee it can be two months
11:08before they already signed the tency
11:10agreement but they only start their list
11:12in November then you'll see the
11:13transaction happen in November so again
11:16how accurate is this to transaction
11:20datas okay I don't want to commment but
11:22I leave it to you to to to to brainstorm
11:27to me uh I would rather it be a tenancy
11:31agreement date because it will be the
11:33date that we found a tenant it shows
11:36that at that moment we found a tenant at
11:39this price is more accurate than we
11:42because we can find a tenant at this
11:44price but the Leist only start two
11:45months later the Leist only start one
11:47month later so it's it doesn't it's a
11:50inaccurate data to me so I I rather it
11:53be rather it be like leas commencement
11:55date it should be like uh tency
11:58agreements sign date or teny agreement
12:01date then that's more realistic because
12:04it's the day we sign with the tenant and
12:06confirm and close the Dual at this price
12:09you know the lease can start three weeks
12:11four weeks five weeks six weeks later
12:13that that really depends on how when the
12:15tenant want to start the leas but the
12:16tenant already signed a contract and
12:18decide to rent at this price at this
12:23so this is for rental okay so now I'm
12:26going to talk to you about the private
12:28residential transaction I go to the URL
12:30website okay there's some transactions
12:33that I have transacted there's some
12:37transactions that uh has happened that I
12:39know I went in uh to be frank I couldn't
12:44see the data okay why I couldn't see the
12:47data if you go to the
12:49UR private property transaction
12:53information okay the website it use this
12:56thing called sales date okay if I am not
12:59wrong the sale date refers to exercise
13:02date exercise date is quite Fair because
13:05it's within 14 days because normally
13:07exercise period is 14 days of course I
13:09know there's cases that is two months
13:11exercise period 3 month exercise period
13:13uh one month exercise period uh there's
13:16still certain degree of discrepancy that
13:20may happen but majority of private
13:25trans private transactions is 14 days
13:29exercise so we will see the sales date
13:34however I check and realize that any
13:37some of the transactions are not loded
13:39yet even October transaction even
13:42November transaction so
13:45I Dro a message to a few of my friends I
13:50don't want to say who I also don't them
13:53so they told me that this thing is
13:56correct is using exercise date but is we
14:00have to launch the caveat first so the
14:02the answer is the kavat got to be
14:05launched before you see on the
14:10transaction can you don't launch the KV
14:14as in can it be a private kave can but
14:17there's some uh there's
14:20some issues here and there that I don't
14:23want to discuss in this video so you can
14:25actually launch a private C and don't
14:27allow people to see the transaction on
14:29public data that's possible number two I
14:32asked them when do you need to launch a
14:34KV they tell me that I don't know how
14:36true but this is what they tell me
14:38disclaimer first they tell me that
14:40there's no date or like by when by when
14:44but normally they were launch before the
14:47case completed but it doesn't mean that
14:50oh within how many days you need to go
14:52and launch this kave so again the
14:55transaction may be already done in
14:57October but but until today January 10 I
15:01haven't see the data appearing so it
15:05shows that there is no exact sop that
15:10must launch by when confirm must launch
15:14can hide or not can don't show the
15:15public not can pay more money uh can
15:18don't can don't uh appear can uh can
15:23laod later so that the public don't see
15:25it also can so these are some of the
15:29that shows that the data is not
15:33wholesome enough to me however this is
15:37data I can tell you that I have a few
15:39system that look at all this transaction
15:42data I can say that uh some of my system
15:45already reflected what is not shown here
15:48okay so I I just want the public to
15:51understand that to me this is outdated
15:55data the data that we are seeing is
15:58outdated by at least one to two months
16:03minimum so I hope this give you a better
16:07understanding of why sometimes I say
16:09something but data doesn't
16:11reflect and why I don't really look at
16:16data in the data Manner and why I don't
16:19actually present presentations using
16:22data that's a reason to
16:25my understanding about the market so to
16:28me me at this point of time I don't
16:30think it's fair enough if I were to be
16:35very current in my analysis to actually
16:37just look at all these things because
16:40all these things are not in depth enough
16:42and they are not in time enough with
16:45what is happening in the market today
16:48but of course as a whole if I were to
16:50look at how this property is performing
16:53historically then I think yes the data
16:56may be something that I can look look
16:58into okay I don't know if you guys
17:01understand but I spent a lot of effort
17:03trying to clarify a lot of people uh
17:05going through a lot of my programs to
17:08tally the different information so I
17:11hope you like this video because it only
17:14takes you one second to hit the like
17:16button it takes me a lot of days trying
17:18to tell you all this information to make
17:19sure that I get it correct and find out
17:21where is the discrepancy where is the
17:23lag and why there's all this difference
17:27in data okay please hit the like button
17:29subscribe button I see you in the next
17:30episode and Happy Chinese New Year
