10 things you must know before buying a new launch property (26 Jul 19)

This write-up was reproduced with permission from Ray’s Estate Clinic, written by Founder, Raymond Chng. Please refer to the end of the article for more information on Raymond.

In 2019, there are close to 60 new launches coming onto the market. Many of my clients and readers have been asking me which new launch I think is the good value buy. I think what is more important is to understand more about new launch properties first, before analysing which is a good buy.

Pic 1

Source: Colliers International Research, URA / Image 1: Total # of units and new projects 2019

That is why I decided to blog about the 10 things you must know before buying a new launch property, dedicated to anyone who want to make a well-informed decision. Let’s dive straight into the 10 points.

1. There are buyers who bought new launch properties and did not make money until years or decades later.

Many buyers think that buying a new launch property in general is a sure-win way to make money in the property market because you are the first owner, and the price is the lowest. Let’s look at actual cases which these property owners I met faced.

The Bayshore (99years leasehold condo at East Coast):

If you bought during the launch of 1996/1997 period, you can see from the chart that prices went down and it took more than 10 years for prices to go back to their launch prices while it took 15 years for property price to breakeven for most units as seen in the image below. In fact, prices in 2019 are still transacting close to 1996 prices as seen in the sales transaction shown in the image below.

Pic 2

Source: Edgeprop, collated by REC / Image 2: The Bayshore price chart

Vivace (Freehold condo at Robertson Quay):

If you bought during the launch of 2009 period, as seen from the chart, prices remained almost the same for 10 years. There are only a few profitable transactions after deducting interest payments, taxes and upkeep costs.

Pic 3

Source: Edgeprop, collated by REC / Image 3: Vivace price chart

To sum up the first point, it does not mean that if you buy a new launch property, you will be buying at the lowest price or you will make money. There are many case studies of profitable new launch transactions, but one must also understand the unprofitable ones.

There are many other examples of properties that have similar performance as The Bayshore and Vivace. These are just two examples which I use to discuss with some clients, especially those who remember about The Bayshore story during the Asian financial crisis.

2. Know where we are in the current property market cycle

If you are buying a new launch as a home for your own stay, this may not be important for you if you think that making money is not important to you and choosing the unit you like most is the priority.

If making profits is a priority, then knowing where we are in the property market cycle will certainly help you to make better buying decisions. Especially if you are buying near the peak of the property cycle, then you should exercise caution. There is a general market cycle and there are also market segment cycles. Although it is difficult to time the market, it is possible to identify where we are in the market cycle. Knowing the market cycle will help you be more profitable in your investments and reduce your potential losses.

pic 4

Source: Mueller / Image 4: General Real Estate Market Cycle

This chart can provide us a general idea on where we are in the property market cycle based on the conditions given in each quadrant. It is important to note that if you do a deep dive analysis into each individual property cluster or district, you may be able to find different cycles in each property cluster and property type.

3. If you are buying to invest, be prepared for longer vacancy period and lower expected rents when the property completes.

When buying a new launch property, investors usually make estimates and assumptions on the future rental market when the property obtains TOP. When the property just obtains TOP, keys are usually issued in phases. The landlords who gets the key first may have an advantage to quickly furnish the unit in preparation for the start of tenancy, while landlords who get the units later may face competition between other landlords also trying to rent out their units.

pic 5

Source: Wirlproject / Image 5: Choices

This is an important factor to consider especially if you are buying the property to rent out, ensure that you cater 3 to 6 months of vacancy by having the funds to pay for maintenance fees, upkeep costs and mortgage payments for those taking a loan. The first wave of tenants are likely to get a bargain because there will be some landlords who just want to rent out to reduce vacancy period, and hence accepting a lower rent.

The vacancy period and expected rents also depend where the property is located and how many units are on the market for rent.

4. Some New launch properties have huge price premium vs surrounding resale properties.

While it is common for new launch properties to have some price premium versus nearby older properties, as at time of writing this article (July 2019), some property clusters are seeing new launch price premiums of up to 40% or more.

Pic 6

Source: REC Research / Image 6: Illustration of price difference

Currently, this is phenomenon is happening across many property clusters. My personal opinion is that the higher the premium may mean more risk when buying the new launch property.

5. You must do your own due diligences. (dyodd)

If stock market investors take their time to do due diligence on companies, managements, balance sheets, etc. Property buyers should also do their own due diligences, especially when property is usually the most expensive purchase in our lives.

Walk the actual site area especially if the Developer’s show gallery is off-site. If you are buying a property that is 10 minutes’ walk from the MRT, take a stroll yourself to get an idea of the exact time taken (tip: google map’s estimated time might work too). You may be surprised that a 10 minutes’ walk may be longer than you expect.

6. Make sure you check how the lifts work.

While most new condos units have direct access from the unit’s floor lift lobby straight down to the carpark without having to transfer to another lift. There are some condos that require residents to change lifts at level 1 or level 2 to the carpark lift (yes, even in 2019).

If this is an important factor for you, especially for drivers, then you might get a shock when you collect your keys if you don’t do such checks and just make assumptions.

7. Check the URA Masterplan to check what are the potential buildings surrounding your condo.

Imagine the shock you get if a petrol station is built beside your condo, only after your condo obtains TOP or another tall building starts construction 1 year after you collect your keys and your view will be gone.

pic 7

Source: URA / Image 7: URA 2019 Masterplan for Fort Road

It is important to check the URA Masterplan for clues on what the empty plots of land nearby the new launch property that you are interested in to avoid surprises later. Although land in Singapore can always be repurposed, the URA Masterplan serves as a good guide on land planning and zoning for the future.

8. Progressive payment is not always good.

While progressive payment is one of the advantages of buying an new launch property, especially for first time buyers whom are still building their career and businesses, make sure you don’t be over optimistic in your projection of income.

Some buyers whom projects an income that they do not hit later may face difficulty paying their monthly mortgage payments and other costs including renovations when it is time to collect keys years later. Hence, it is important buy within your means and not overextend yourself.

9. It is important to understand who your future tenants may be.

What will the location be like when the project TOP since it may take 3 to 4 years for the project to be completed. The last thing you want is to buy a condo because of a certain school / international school and when your condo TOP, they move.

Of course, there is no sure way of making sure this won’t happen, but you need to put in some effort to ask and find out.

10. Buying at launch day may not always get you the best value buy.

Unlike Executive Condominium (EC) launches where the full price list is revealed before the launch day for buyers to examine and decide on their unit choices, as at writing, developers do not release price lists before launch day. What developers do are release indicative prices.

As a buyer, when you go for launch, there will be a lot of people and you need to decide on a unit very quickly. To avoid buyer’s remorse, it can be beneficial to wait for the launch to be over before taking some time to look at the prices of units. There are times when a 3 bedroom with decent view is priced at the same price as a 2 bedroom with great view, as a buyer, you will have to think about the pros and cons of both units and consider which will provide a better overall return and which suit your needs better.

Of course, if you already know what you want, then the launch day will be your best bet at getting your choice unit.

 

Our views

I sincerely hope that this article is informational and benefits buyers who are interested in new launch. There are many factors to consider when buying a property and it certainly helps by understanding the market more so that you can make a well-informed decision.

As always, this article is just my personal opinion and discussions that I have with my clients and readers collated into an article. Feel free to contact me if you would like to discuss about a new launch property.

 

About the Author

Ray’s Estate Clinic (REC), founded by Raymond Chng, is a platform for Investors’ and homeowners to have a Property Portfolio Health Check by utilizing data analytics, ensuring that their portfolio remains healthy providing optimized returns.

“Health is Wealth” is what Raymond believes in, and it is not related only to your own body’s health, but it also refers to one’s financial health. Having a Property Portfolio that is not performing does not help improve an investor’s wealth. Hence, converting non-performing assets into optimized performing assets is essential to portfolio’s health improvement.

Raymond can be reached at raysestateclinic@gmail.com. Do visit his blog HERE for more information.

 

Disclaimers

Please refer to Raymond’s blog for the disclaimer HERE

Also, please refer to my disclaimer HERE

46 thoughts on “10 things you must know before buying a new launch property (26 Jul 19)

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  9. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  10. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  11. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  12. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  13. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  14. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  15. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  16. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  17. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

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  19. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  20. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  21. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  22. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  23. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  24. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  25. How to take CBD Gummies for the best results: There are many benefits of CBD Gummies, but the question of how to take them is still a bit mysterious. Here are some of the most common questions and answers.You can also read more about their ingredients. You may also be interested in how to take them at work. After all, how can CBD gummy help you in the office? Let’s find out! Keep reading! Then, you will be able to decide if they are for you!  Taking CBD Gummies with you to work is a convenient way to boost your energy levels and combat anxiety. These tasty treats do not take up much space and will not disturb your day. Besides, there are no obvious side effects that will draw attention to your consumption.These tasty Gummies are as harmless as any other supplement or medication. So, you can use them without worrying about being judged or ridiculed. CBD is an effective pain reliever. When taken regularly, these Gummies can significantly boost your energy levels. It has been shown that CBD improves the ECS, which regulates sleep-wake cycles. This in turn leads to less pain.CBD Gummies offer a delicious way to boost your energy levels and get the rest you need at work. For optimal results, use a single dose every day CBD Gummies are a popular way to supplement your CBD intake. They are made from hemp extracts and come in a variety of flavours. CBD Gummies dosing:osing depends on your body’s tolerance to cannabidiol (CBD) and how much you’re willing to consume. They are easy to take, but the proper dosage for you will depend on your weight and the strength of the gummy.CBD is a compound extracted from the hemp plant, a member of the cannabis plant family. CBD is extracted from the hemp plant and is known as CBD oil. Dosage will depend on the desired effects. The recommended dose for adults is 0.25mg to 0.5mg per kilogram of body weight. Regular CBD dosages will improve immune function, limit environmental hypersensitivity, and reduce minor discomfort.You can double your dosage to 0.5mg every 8 hours or up to twice a day. If you feel like you need more CBD, you can double or triple it. To take CBD in gummies, you can either take one or two gummies once or twice a day.  Taking CBD Gummies with you everywhere:

  26. WHAT ARE CBD GUMMIES? CBD Gummies are the most effective, delicious and convenient way to take your daily dose of CBD. Each delicious, calming, vegan gummy contains only 15 calories and helps you so support stress and anxiety throughout the day.CBD is short for Cannabidiol – one of over 120 known compounds found in the cannabis/hemp plant (Cannabis Sativa L.) while Gummies are delicious, sweet cubes of delight that can be taken anywhere and offer the perfect way to get all the benefits of CBD while on the move. CBD is the second most prevalent compound in the plant, is non-intoxicating and has been shown to help ease anxiety, improve sleep and promote muscle recovery by supporting the body’s natural endocannabinoid system. The role of the endocannabinoid system (ECS) is to maintain homeostasis (balance) across all of the vital systems within the human body. CBD interacts with the ECS receptors distributed throughout our brains and nervous systems, helping to regulate functions including appetite, sleep, inflammation and pain response.How long before I feel the effects of a CBD Gummy? The average time from eating a gummy to feeling the effects is around 30 minutes and the daily recommended dose is 70mg which leaves room for a morning, noon and evening treat. Embrace the art of relaxation everyday.HOW MANY AND WHEN DO I TAKE CBD GUMMIES?There is no right or wrong answer. If you are using CBD for pre-work anxiety, take one when you wake up. If you are looking to stay composed before a presentation, take one at the office. If you are searching for a more refined sleeping pattern, consider having your gummies up to an hour before you go to bed.Our CBD Gummies are contained in a compact tub and box so you can take your CBD with you wherever you go. Our packaging is also fully recyclable.Goodrays UK CBD gummies are packed with 25mg of premium quality CBD. Most consumers feel the full benefits of CBD after a 25mg dose while other more experienced users may require more. Each pack contains 30 gummies designed to last you between 2 weeks and a month, depending on your preferred daily dosage. While CBD is non-toxic, we recommend you don’t exceed 70mg per day as a general rule. Check out our 5 star reviews on the product page to see what our customers have to say!WHAT ARE CBD GUMMIES? CBD Gummies are a delicious compact and discrete way to consumer CBD. The CBD is infused with delicious, natural jellies for maximum enjoyment. WHAT ARE THE BENEFITS OF CBD GUMMIES? Every consumer is different but CBD gummies have a range of health benefits such as providing calm, promoting relaxation, relieving inflammation, reducing nausea and supporting healthy sleep patterns. ARE CBD GUMMIES AS EFFECTIVE AS OTHER CBD PRODUCTS? Yes CBD gummies are effective as other CBD products but for the fastest effects we always recommend CBD oils, taken sublingually so they can be absorbed quicker WHAT EFFECTS SHOULD I EXPECT FROM CBD GUMMIES? CBD gummies have a range of health benefits such as providing calm, promoting relaxation, relieving inflammation, reducing nausea and supporting healthy sleep patterns. HOW MANY CBD GUMMIES SHOULD I EAT? Between 2 – 3 gummies per day. HOW LONG DO THE EFFECTS OF CBD GUMMIES LAST? The effects of CBD last a few hours but for the best long-term affects we recommend that consumers use CBD daily to support the body’s natural Endocannabinoid System. DO CBD GUMMIES CONTAIN THC? No, all our products contain 0 THC ARE CBD EDIBLES EGAL? Yes, CBD oil is legal. Approved products are listed under the FSA’s Public List of Novel Food products which can be found here: https://data.food.gov.uk/cbd-products.

  27. Getting your daily dose of CBD has just got even easier with SupremeCBD thanks to our range of mouth watering CBD Gummies. Our CBD Gummies are designed to be easy to take, easy to store, and easy to have while you’re out and about. All you have to do is simply pop your grab bag or tub in your bag for easy reach when you need them most. And because our gummies are the size of most jelly sweets, they’re the perfect addition to your morning routine and easy to take. CBD Gummies are also one of the best ways to take your CBD safe in the knowledge that they’ll be working their magic and providing beneficial goodness for hours. Our Grab Bags Are Perfect For Taking CBD Gummies On The Go If you have a busy lifestyle – family, work, kids – it’s easy to forget about taking your CBD when you need it, which is why we have you covered. To make it easy to get your regular dose of CBD you can now buy our CBD gummies in handy grab-bags, as well as our recyclable tubs. And not only that, we now offer an amazing variety of delicious flavours and shapes, ranging from worms and strawberries, to our mouth watering cherries and bears. So now you never need a reason to miss your CBD, all you have to do is pop them in your hand bag, gym bag, or even pop them in your pocket and you’ll always have them within reach, ensuring you never miss your dose. How Many Gummies Can You Take? This is a question we get asked a lot. Understanding the right amount of CBD gummies you should take depends on a couple of factors, 1) Your desired effect 2) your individual tolerance and body weight. At SupremeCBD we understand that everyone’s needs and preferences are unique which is why we put together this handy blog: “how many gummies should I eat?”. But if you’re looking for a quick answer, we recommend starting with one gummy and waiting for about an hour to see how it affects you. If you feel the need to increase your dosage try taking another edible until you find an amount that works for you. One thing you can be sure of is that each of our CBD gummies are carefully made to offer you a delicious, and enjoyable way to maintain your overall physical and mental well-being. If you have any questions feel fee to contact our team. Alternatively you can always consult with a healthcare professional if you have any concerns or are unsure about the right dosage for you. 100 Gluten Free and Vegan CBD Gummies Did we forget to mention that our CBD edibles can be enjoyed by all? Whether you have an intolerance to gluten or you are vegan, we have made sure you can still enjoy our delicious range of CBD gummies. All of our gummies are 100 gluten-free and vegan, making them a perfect choice if you have specific dietary requirements. Looking after all of our customers is important to us which is why we have meticulously crafted our edibles to provide you with a guilt-free way to enjoy the benefits of CBD everyday. Our Customers and Ambassadors Love Our CBD Gummies

  28. How delicious are our CBD gummies? Don’t just take our word for it, professional football player, John Hartson, said “I take the 4800mg gummies and I love them. I don’t have to worry about missing my CBD, all I do is put the tub in my gym bag and I can take it in between sessions. I can already feel the benefits and the flavours are great”. If that’s still not enough, just check out our amazing 5 star reviews on Trustpilot from over 3000 testimonials from happy customers across the UK. Join the SupremeCBD family today to start benefiting from our incredible edibles. Free UK Delivery on All Orders Over £50 Enjoy FREE UK delivery on all orders of £50 or more. Don’t miss out on this amazing offer and make the most of your CBD experience with our delicious gummies, delivered straight to your door! Shop now and unlock the power of CBD Gummies in the UK

  29. CBD GUMMIES Our CBD Gummies give you a flavourful blast of wellness-boosting CBD, with a wide variety of formulations to choose from. Our gummies have been formulated for everything from sleep and superfood supplements to multivitamins, diet aids, and more! If you’re looking for a CBD product that’s sweet on the taste buds and potent enough to serve your wellness needs — no matter what those needs are — we’ve got just the gummy for you! CBD is a great natural wellness product, due to the way it interacts with the body’s endocannabinoid system, which helps the body maintain homeostasis (balance) in several of its key functions, including mood, memory, sleep, appetite, pain and inflammation, motor control, and more. Because it’s sort of a Swiss Army knife when it comes to overall wellness, CBD is an ideal compound to match with other vitamins and nutrients to make a more robust wellness aid. CBDfx’s gummy collection gives a wide range of products, from the original mixed-berry CBD-only gummies to multivitamins for men and women to superfoods, like turmeric and spirulina, to an apple cider vinegar gummy, to a restful sleep formulation, and a biotin gummy for hair and nails. All of these gummies have great nutrient profiles and are a healthy way to add pure, natural CBD to your daily regimen. And as gummies, they taste great, too!! CBD Gummies: A Delicious Way to Enjoy CBDWhat Are CBD Gummies?CBD gummies are edible products that contain hemp-derived CBD. These small, round chewables look and taste much like the sweets that are so loved for their burst of flavour and chewability — only our gummies pack a CBD punch! Our CBD gummies not only contain organic broad spectrum CBD, but also other all-natural ingredients. These ingredients give you delicious flavour and delightful texture, plus additional benefits to help you maximise your CBD experience. Our CBD Sleep Gummies contain restful passion flower and chamomile. We have other CBD gummy formulations that make use of a variety of essential nutrients. Our Turmeric and Spirulina CBD Gummies harness the antioxidant and wellness benefits of two powerful superfoods. Our Apple Cider Vinegar CBD Gummies are great for dieting and gut health. And our Multivitamin CBD Gummies give you your daily dose of vitamins and minerals, plus the added wellness benefits of CBD. Whatever your wellness needs, we have a tasty, chewy CBD gummy for you!The Benefits of CBD GummiesWellness Benefits: CBD itself is one of the most popular wellness products on the market today. This is due, in large part, to the effect of CBD on the body’s endocannabinoid system. CBD and other cannabinoids mimic the body’s own endocannabinoids, which interact with receptors in a variety of organs and systems throughout the body, allowing them to maintain homeostasis (or balance). This helps the body to regulate such crucial functions as sleep, appetite, mood, motor control, memory, pain management, immune function, stress management, and much more. It’s these wellness benefits that make a CBD product like our gummies such a great health supplement to have around the house, whether it’s for a morning nutrition boost or a great night’s sleep.Convenience: CBD-infused gummies are a convenient (and tasty!) way to get a daily wellness blast of CBD. Gummies are also easy to use. There’s no measuring hemp oil or filling a CBD vapouriser. You simply eat them! Just remember that our gummies are not your traditional sweets, and you should adhere to our recommended dosage.Consistent Dosage: With consistent dosage in every chewable gummy, these popular products give you the peace of mind of knowing exactly how much CBD you’re taking with every one of our sweets.Delicious Flavour: Every gummy in our CBD Gummies collection has delicious natural fruit flavour, making them an absolute treat to eat — with no additives or preservatives!Non-Intoxicating: All of our gummies adhere to UK CBD legislation and are under the legal threshold of less than 0.01 THC.Nutritional Information: While our gummies come in a variety of formulations, they all have certain nutritional information in commonHow Many CBD Gummies Should I Eat?All of our vegan CBD gummies have a recommended serving size of two gummies (25 mg CBD each, 50 mg CBD per serving). That said, if this is your first time taking CBD, we recommend beginning with one gummy to see how you react to the CBD. If you seem to be getting all the CBD effects you desire, stop there. If you feel like you need more, then the next time you take CBD gummies, go ahead and try two.CBD Gummies for Pain, Sleep & StressIn addition to its many wellness benefits, CBD can also have a calming effect on the mind and body. In daily wellness products, such as CBD Multivitamin Gummies, the complementary ingredients make use of those calming properties to give mental focus without physical sluggishness. But with CBD Sleep Gummies, the additional ingredients intensify those calming effects and help the body prepare for sleep. As a result, CBD sleep products are quite effective in helping you not only fall asleep quickly, but also to sleep uninterrupted through the night.Many adults take CBD for minor pain, and it’s worth trying CBD if you’re experiencing minor muscle and joint pain. Likewise, CBD has many calming qualities that many find useful in combating stress. Many people find CBD Gummies particularly convenient for keeping in a handbag or backpack, just in case their nerves start kicking in. Gummies are a quick, convenient way to experience the calming effects of CBD.Why Buy CBDfx’s Gummies?All of our CBD gummies contain naturally grown CBD and all-natural ingredients (no GMOs or pesticides!). We also use safe extraction processes, so you never have to worry about solvent residues, as in cheaper CBD products. The result is a pure, safe, and potent CBD experience. This purity and potency can be verified by lab reports created by independent, third-party laboratories (called a Certificate of Analysis, or COA), which are available on our website. Your safety and satisfaction is our primary concern at CBDfx!Are CBDfx’s CBD Gummies Vegan?Yes! We only use natural vegetable-based ingredients in our CBD oil gummies, so you can rest assured that your gummy isn’t just organically grown — it’s also vegan!How Long Do CBD Gummies Last?CBD gummies are considered CBD edibles, which means the CBD is absorbed into the bloodstream through your digestive tract. While this takes the CBD a bit longer to kick in than, say, a sublingual CBD oil, the benefit is that the effects can last as long as six to eight hours. But be patient, CBD gummies, pills and other edibles can take 30 minutes to two hours to fully kick in, depending on bioavailability factors.CBD Gummies Vs CBD Oil Drops: What’s The Difference?As noted above, CBD gummies are considered edibles. That means the CBD is absorbed into your bloodstream through your digestive system, which can take between 30 minutes and two hours, depending on bioavailability factors (height, weight, body mass, and other variables). Once the CBD effects kick in, though, they can last as long as six to eight hours.CBD oil tinctures are absorbed through the capillaries under the tongue. This allows the CBD to enter your bloodstream much quicker (sometimes as quickly as 15 minutes). But the effects of a sublingual CBD oil typically last from two to six hours — less than the effects of CBD edibles.Can CBD Gummy Products Get You High?The oil we use in our CBD sweets is extracted from hemp, the low-THC form of cannabis. And CBD, itself, is non-intoxicating. So, our CBD gummies can’t get you high. All of our CBD products are formulated for wellness and fall within the UK legal threshold of less than 0.01 THC.Can You Take CBD Edibles For Sleep?In addition to its many wellness benefits, CBD can also have a calming effect on the mind and body. Blended with other effective ingredients, as in our CBD Sleep Gummies, CBD can be ncredibly beneficial as a sleep aid.Can You Take CBD Edibles For Pain?CBD can be taken for relief from minor pain.Can You Take CBD Edibles For Stress?CBD has calming properties that people find useful for easing stress.Can CBD Gummies Make You Fail A Drug Test In The UK?Our CBD gummies are all made with broad spectrum CBD, which has all detectable amounts of THC removed (THC being the cannabinoid most drug tests scan for). You should be okay using CBD gummies, however CBD can build up, over time, in your system. So, there is a small chance for a false positive result for people who regularly take CBD gummies. Here’s a handy guide to CBD and drug tests.I’ve Never Tried CBD Gummies. What Can I Expect?

  30. Whether you’re a seasoned CBD enthusiast or just beginning your wellness journey, CBD Guru’s CBD Gummies are the perfect companion. Boost your daily routine with a burst of flavour and the holistic benefits of high-quality CBD. Shop with confidence, knowing you’re choosing a product that’s crafted with expertise and a commitment to your well-being. Correctly manufactured CBD sweets should never get you high. These products must be extracted from industrial hemp, which contains inactive amounts of THC. Without THC, these items will remain non-psychoactive and buzz-free. Consulting lab-test results is always an essential step before purchasing cannabidiol. If you can lock-eyes on results indicating a pure, and THC free product, then you run zero risk of catching a buzz. CBD Guru’s broad-spectrum formula contains viable levels of many hemp compounds but does not contain detectable amounts of THC. Get to know your supplier, and learn to read CBD lab test results. This only takes a little bit of effort, and if it ensures that you will have access to quality cannabidiol. We guarantee that it is worth your time. Support this budding industry by learning about CBD, browsing the highest quality goods, and discovering how to choose the best cannabidiol items on the market. The THC concentrations in CBD Guru products are below detectable levels. These THC-free broad-spectrum CBD Gummies will never flag a drug test. The reason for this is simple: no one tests for CBD. Athletes can use it in the Olympics, the elderly are thriving on these products, and plenty of people are only taking these products to enhance their daily lives. There is no penalty for taking a thoroughly tested and carefully formulated cannabidiol product. Your mind and body will thank you, and local law-enforcement agents recognise the legal availability of these hemp items. You never need to worry when purchasing a CBD gummy product. At first, many customers may have asked themselves, “Is it legal to buy CBD Gummies in the UK?” The answer is an absolute yes. The UN WHO (World Health Organisation) has stated that products containing under 0.2 THC should be distributed freely. Regulators in the UK have not classified CBD as a food, cosmetic, or medicinal, indicating that it can be bought and sold without issue. The hemp used to create these tasty treats are all grown in Colorado, a state notorious for its legal cannabis and hemp cultivation. These premium plants are held to the high standards of the CO state regulations. The plant material is processed and infused into our premium products in GMP facilities that produce food-grade products.The importation of these hemp products is legal, while the extraction of cannabinoids from any hemp plant is still not allowed in the UK. Although the nation is turning to other sources to procure its medicinal cannabis and hemp supply, there will be a wait before we can cultivate our own UK grown plants. In the meantime, we choose farmers who uphold the best organic and sustainable hemp farming practices. Using CBD sweets & gummies is an easy task. All you need to do is to savour and eat these delicious products to get your daily dose. You can eat these back to back, but pay attention to the dosage. We know that the flavour of our gummies can be quite enticing, but you may want to save your gummies and eat only the minimum effective dose. Before purchasing these items, check the amount of total CBD mg in your selected package and the CBD mg amount of individual pieces. If you are buying CBD for the first time, start with pieces with low mg amounts such as 20mg gummies. This will allow you to easily explore various dosages and find out how your body responds.

  31. These reputable brands are recognised for their dedication to quality, transparent sourcing and manufacturing practices, as well as positive feedback from customers. However, it is vital to consider that the optimal selection for you may be influenced by your personal preferences and specific necessities.It’s advisable to explore different brands and read reviews to find the best CBD Gummies that align with your needs and taste preferences. 

  32. How many CBD gummies should I start with? If you are new to CBD we recommend starting off with a lower dose. Your metabolism and body weight will also determine how many gummies you should take and how long it will take the for it to take effect. All of our packaging comes with recommended guidelines. Are your gummies Vegan? Yes. We’re proud to say that all of our gummies are 100 vegan and made with plant-based ingredients and do not contain any animal products or by products. How do CBD gummies work? Taking our edibles is convenient, efficient, and effective method for introducing the potential benefits of cannabidiol into your body. The cannabinoids in gummies are processed through your digestive system and interact with receptors located throughout your body. Are CBD gummies safe to take? In the UK, CBD gummies are classified as food supplements, so they must abide by the same regulations as other products within this category. This requires all ingredients to be safe and for clear labelling to be present, along with a straightforward description that accurately reflects the product being sold. How long does it take CBD Gummies to kick in? We get asked a lot about how long it takes for our gummies to kick in, and the the answer is, it can vary from person to person. Factors like your body weight, metabolism, and the strength and dosage of the gummies can all play a role. But in general, you can expect to start feeling the effects within 30 minutes to an hour after eating them. It’s important to keep in mind that the effects can last for several hours, so be patient and give them some time to work their magic. We recommend starting with a lower dosage and gradually increasing until you find what works best for you. What do CBD Gummies do to your body? ccording to a recent report by Harvard University, there is some evidence to show that CBD gummies can improve a number of issues, ranging from stress to helping you switch off at night. Try them for yourself and always speak to a doctor first!Can you get high from taking CBD gummies? A question our customer services team often gets asked is: Can you get high from CBD gummies? The answer is No. Our gummies are specifically formulated to contain 0 THC. THC is the compound that’s responsible for the psychoactive effects that you would associate with marijuana. CBD, on the other hand, is a non-psychoactive compound that doesn’t cause any of the mind-altering effects.

  33. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  34. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

  35. Hi, It has come to our attention that you are using our client’s photographs on your site without a valid licence. We have already posted out all supporting documents to the address of your office. Please confirm once you have received them. In the meantime, we would like to invite you to settle this dispute by making the below payment of £500. Visual Rights Group Ltd, KBC Bank London, IBAN: GB39 KRED 1654 8703, 1135 11, Account Number: 03113511, Sort Code: 16-54-87 Once you have made the payment, please email us with your payment reference number. Please note that a failure to settle at this stage will only accrue greater costs once the matter is referred to court. I thank you for your cooperation and look forward to your reply. Yours sincerely, Visual Rights Group Ltd, Company No. 11747843, Polhill Business Centre, London Road, Polhill, TN14 7AA, Registered Address: 42-44 Clarendon Road, Watford WD17 1JJ

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