Friday, August 10, 2018

Delaying Monthly CPF LIFE Payouts? (Revision 02)

Revision 02 (last paragraph): updated on November 6, 2019

There is an article talking about delaying monthly CPF LIFE payouts, see below:
https://www.areyouready.sg/YourInfoHub/Pages/News-How-Much-Will-I-Receive-in-Monthly-CPF-LIFE-Payouts.aspx?utm_source=facebook&utm_medium=bc&utm_campaign=bau&utm_content=receive-CPF-LIFE-payouts

FRS will be increased by S$5,000 every year. By the time I reach age 55, the required FRS will be S$256,000. This figure is very close to the CPF illustration of retirement sum of S$256,500.

This is a very good table to show you the monthly payout at age 65, 68 and 70. Let's take the example of retirement sum of S$256,500 at age 55.
Also, take the upper band of the monthly payout at age 65 (S$2,060) , age 68 (S$2,440) and age 70 (S$2,740) for comparison studies.


 
 
Comparison table
 
 
 
Delaying Monthly CPF LIFE payouts ?
 
From the comparison table above, the verdict is clear: stick to monthly payout at age 65.
 
I do not see the benefits of delaying. You only start to realize you get more total quantum when you live beyond age 85. S$497,760 compared to S$494,400. And you get S$3,360 more ONLY! Of course if you can live until age 95, the differences will be more. You can get S$48,960 more (if you start the payout at age 68) or S$80,400 more (if you start the payout at age 70). But, we are talking about age 95 ! : (

Hence, my choice is clear. Things that work, don't change.

I am happy to receive S$2,060 per month while it is my turn. Thanks CPF !

Revision 02 (updated on November 6, 2019)
================================

At what age, you will become a burden for CPF board to keep giving you the monthly CPF LIFE payouts?

Age 87 !

Take my case as an example.

By my age of 55, the required RA balance would be S$256,500. It is the perfect match of the illustration above. With Retirement Sum of S$256,500, the monthly payout (at the upper band) would be S$2,060. One year withdrawal from your RA account would be S$2,060 x 12 months = S$24,720.

At the same time, your RA balance continue to attract 4% compound interest.

Hence, the calculation would be:

(1) The RA balance of S$256,500 at age 55 would continue to receive 4% compound interest for 10 years all the way until age 64.

(2) Starting from age 65, we must minus away the yearly withdrawal of S$24,720.

(3) The remaining balance in RA continue to attract 4% compound interest.

With this formula, you will see the RA balance will dry out by the age of 87.

So, age 87 and above will be a burden for CPF Board to continue to issue the monthly CPF LIFE payouts.

If you die early, say age 70, you will have balance of S$297,975 to be distributed to your loved one.


 

Tuesday, June 19, 2018

Citrine Residences 2-bedrooms Rental @ Sunway Iskandar (Revision 04)

 
Revision 04:  Updated on November 23, 2021
Revision 03 : Updated on December 6, 2020
Revision 02 : Updated on July 26, 2019
 
2 bedrooms (1,087 sq ft) at 35th floor. Second top floor unit.
 
Rental : RM 2,800
 
Rental Yield: 4.60%
 


November 3, 2017: Sunway called for key collection. We need to clear some payments first before collecting the keys.
Total payable : RM 5,508.55.
RM 2,450 are actually deposit.
Monthly fees will be RM 416.53.


November 22, 2017 : collected the keys. Engaged more than 10x agents to hunt for tenants.

December 5, 2017: renovation started, all lights, water heater, ceiling fans installed.

December 9, 2017: curtains installed, wallpaper installed.

December 13, 2017: main door grille installed

December 21, 2017: furniture delivered , electrical appliances delivered.

December 22, 2017: built in wall mirror installed and unit is ready for rental .

Electrical appliances and furniture spent : RM 7,802.
Renovation with lights, ceiling fans and water heater : RM 10,745.
Total spent : RM 18,547.


January 24, 2018: Referred to agent Angel.

February 2, 2018: Agent arranged viewing for potential tenant.

February 4, 2018: Tenant increased the offer from RM 2,500 to RM 2,800 and I accepted. It took 12 days for Angel to secure this tenancy.

February 5, 2018: One month rental deposit received. Offer to Lease letter signed.

February 7, 2018: sofa and queen size mattress with bed frame removed from Citrine unit to Nusaheight unit (as the tenants have their own sofa and mattress, that save me RM 2,898). I paid RM 250 for the mover fees.

February 9, 2018: 2 months deposit and utilities deposit received.


My beautiful unit.
 
Living hall.
 
It is quite spacious.
 
Hallway to bedrooms
 
Dining area.
 
The dining set.
 
View from living room.
 
View towards kitchen.
 
Gorgeous view at master bedroom.
 
Another bedroom.
 
 
The tenants have the privilege to enjoy the fantastic view at 35th floor. :)
 
http://jkfund.blogspot.sg/2014/10/why-i-bought-first-residential-project.html

Some interesting facts:

(1) Sunway gave RM 5,000 to re-sign the document (due to the Johor state housing rules change).

(2) I received 3x referral fees, RM 15,000 from Sunway. I split 50% to the purchaser, hence, I received RM7,500 nett as referral fees. The 4th referral fee is on the way.

Total red-packet received: RM 12,500.


Yearly fees incurred:

(1) 2019 Fire insurance ( yearly ) : RM 195.48
     Insurance covers from 13 April 2019 to 12 April 2020
     2018 Fire insurance (top up): RM 44.82
     Insurance covers from 2 Nov 2018 to 12 April 2019
     2017 Fire insurance ( yearly ) : RM 292.69
     Insurance covers from 2 Nov 2017 to 1 Nov 2018
 Payable to Sunway Citrine Management.
      
(2) QUIT RENT 2018 (yearly) : RM134.57
     Quit rent covers from 01 Jan 2018 to 31 Dec 2018.
Payable to Sunway Citrine Management.
      
(3) Service Charge (monthly): RM 330.48 (RM 0.304 PSF), one year : RM 3,965.76
Payable to Sunway Citrine Management once every 4 months : RM 1,321.92
It covers from 01 Jan 2019 to 30 April 2019.
(FREE one year service charge, from Jan to Dec 2018)

(4) Sinking Fund (monthly): RM 33.05 (10% of service charge) , one year: RM 396.60.
Payable to Sunway Citrine Management once every 4 months : RM 132.19.
Due date : 14th of the month
Payable to Sunway Citrine Management.

(5) Shared Service Charge ( monthly) : RM 53 , one year : RM 636.

(6) Assessment Tax (bi-yearly) : RM 580
     (Yearly : RM 1,160)
     Due by 28 Feb & 30 Aug every year.
     Payable to Majlis Bandaraya Iskandar Puteri.

 
Revision 02 updated on July 26, 2019
===========================
The first tenant extended the contract for one month and handed the keys back to me on mid-April 2019. Thirteen months of rental received. 13 x RM 2,800 = RM36,400
 
There are many viewings conducted (close to 10) thereafter but only one offer is successful on 3rd July, 2019. Move in date is on 1st August, 2019.
 
12 months new rental would be: 12 x RM 2,500 = RM 30,000.  Rental yield drops to 4.1% .
 
 Revision 03 updated on December 6, 2020
===============================
The new tenant will move in on January 1st, 2021. She works at Sunway International School as a teacher. Rental yield drops to 3.42%

 Revision 04 updated on November 23, 2020
===============================
On November 22, 2021, the tenant decided to renew the tenancy agreement to 2 years + 1 year contract with the same rate.
Rental yield stands the same as 3.42%.

Next year 2022 operating expenses estimated to be : RM 8,080.31.
Operating expenses such as: agent fees, service charge & sinking fund, billed for shared service charge (per year), quit rent, cukai harta and fire insurance.
Indah water bill paid by the tenant.

Net Gain (up to Dec 31, 2021): RM 64,055.71
(Rental Gain of RM29,443.71 + Sunway Cheques (10x) of RM34,612).