In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers breaks down how investors can assess real estate value at a micro level using PLB’s Equity Triangle Framework. By analysing market trends, asset risk, and opportunity zones, the episode outlines how to approach investment decisions with data instead of emotion.
The focus is on identifying what makes a zone “profitable,” with District 3 — specifically Queenstown — used as a case study. Melvin explains Queenstown’s sustained performance, limited launch activity since 2017, and strong resale resilience using data from bubble charts, lease reset comparisons, and quantum analysis. These factors point to ongoing demand from both upgraders and retirement buyers.
 
The analysis then considers how Penrith, a new launch in Queenstown, fits into this zone’s trajectory—and whether it can deliver the capital upside investors are planning for over the next 4 to 5 years.
 
00:00 Intro
01:14 Investment Decision Triangle
02:41 Fed announces first rate cut in 9 months
03:30 Analyse Risk
04:10 Opportunity Gap District 3
06:40 Analyse profitable zone
11:15 District 3 analysing after 4 years
13:40 Projects in D3 and their performance
15:58 Anchorage project
17:18 Why is District 3 profitable?
20:28 Recency effect
21:04 Future competition in 4-5 years time
26:09 Comparing Resale prices to Penrith
31:55 Post-Harmonised projects
33:12 Anchorage freehold vs Penrith
36:25 Entry and Exit Projection
37:48 Creating your equity triangle
38:21 Outtakes

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