Low rise condo(max #12) next to Chinatown Plaza on top of Duxton Hill.

Unobstructed view due to surrounded by Conservation shophouses at Craig Rd, Neil Rd, Duxton Rd / Hill, Tg Pagar.

Only tall buildings nearby: Buddhist Temple @Sago, HDBs Blk 5/6/7/8 @Tg Pagar Plaza, Icon & Intl Plaza etc

PR 2.1

PR play. Surrounding up to 8.4 PR

Anyone interested pls PM me!

New launch?

New launch?


No. Existing project off the radar of most enbloc ppl.

With Icon breeching $2000psf, The Sail breeching $3000psf. Me tinks this one got chance to get $4000psf since existing PR is only 2.1

Any enbloc gurus to confirm?

$4,000 psf? Incredible. Is it FH?

$4,000 psf? Incredible. Is it FH?

It is L99. Its colour very obiang. Looks like less than 15 yr old, if not 10 yrs.

$4000 psf IF GPR up to 8.4, as suggested by kopi.

Dont think just because Icon/IP is 500m away that Craig place will enjoy same GPR. GPR 2.8 maybe still got slim chance because of HDB flats near it.
However, if you look at MP2003, there are lots of GPR 2.1 plots next to GPR 2.8 HDB plots.

If Craig place got office, cannot redev until 2010 because it is in Central region. Mixed dev so harder to enbloc. Dunno if developer got keep all the commercial units. If got, can block enbloc.

What colour is it?

What colour is it?

pastel pink. i think.

Gross ^^

Anyone know anything about this place In Tanjong Pagar.???

Think its's been completed for some time. It is Freehold.

Is it worth buying?

http://www.propertyguru.com.sg/project-listings/810/the-arris/sale/1

FH = Yes
Completion = 2003
Type = Apartment
Location = Good
Worth buying = Yes
Buy now = NO
Why not buy now = Read Straits Times about SSD.
When can buy = 1-2 months later when SSD effect kick in before Sands Casino open
What else to buy = Craige Place, Emerald Gardens, The Beacon, Icon, Lumiere, The Cliff, The Sail, MBR, One Shenton.

Thank you and have a nice day.

http://www.propertyguru.com.sg/project-listings/810/the-arris/sale/1

FH = Yes
Completion = 2003
Type = Apartment
Location = Good
Worth buying = Yes
Buy now = NO
Why not buy now = Read Straits Times about SSD.
When can buy = 1-2 months later when SSD effect kick in before Sands Casino open
What else to buy = Craige Place, Emerald Gardens, The Beacon, Icon, Lumiere, The Cliff, The Sail, MBR, One Shenton.

Thank you and have a nice day.

Think price cannot drop much in 1-2 months in CBD. Why? Because every seller will just say 'nevermind,
Wait til after casino open then sell...'

So how to convince seller to lower price in these 1-2 months when they already bought? SSD not enough
to create firesale scenario before Sands opening.

Think price cannot drop much in 1-2 months in CBD. Why? Because every seller will just say 'nevermind,
Wait til after casino open then sell...'

So how to convince seller to lower price in these 1-2 months when they already bought? SSD not enough
to create firesale scenario before Sands opening.

Another case of fire too far from water scenario.

I think buyers may want to spread their net wider.

Another case of fire too far from water scenario.

I think buyers may want to spread their net wider.

How? Buy gold? ;) :)

Anyone know anything about this place In Tanjong Pagar.???

Think its's been completed for some time. It is Freehold.

Is it worth buying?

^^ if it's for own stay, I feel that the development is very quaint and cosy. I've been to visit a friend there several times. The feel is as if it's a small 'oasis' situated in town. The apartments are decent sized (compared to newer but smaller apartments), facilities are decent but my main like is the landscaping of the development.

Pls note my last visit was over a year ago so I'm not sure how well the upkeep of the landscape is. Also, this is also based on own stay where the financial value (be it perceived as cheap or expensive) of the development is not a high concern.
:cheers:

Yeah, is like Oasis.
Could not believe was in the CBD but still so secluded.
Walking distance to many place.

Got different sizes also, studio, 1 bed, 2 bed, even got 3 bedroom.

Have to think stongly about it.

Do go check it out physically than look at picture. I saw someone mention its not well maintained. So better go view. Do give us feedback if u go view.

Was initially keen before the priced moved.

Do go check it out physically than look at picture. I saw someone mention its not well maintained. So better go view. Do give us feedback if u go view.

Was initially keen before the priced moved.

Be careful how you drive around here....during ERP hours, the configuration of 1 way streets may cause u to go through 2 ERPs when u visit...

I think it is maintained quite OK for 7 years old. The units have very high ceilings so can do a lot with renovation. Personally, think rental yield is OK and long term land value quite safe. Can live with the rest.

I wonder if the recent transactions at places like the Altez will have an affect on the arris?

see a few transactions around 12xx-13xxpsf
If this is Freehold should it not be getting higher prices than the others who are leasehold??

That is a serious widespread misconception and buyers ended up over paying for freehold. There are more factors to just FH. Of course, all things equal, who wouldn't buy FH but there is no 'all things equal' properties in Singapore. There is only 1 Icon and Altez albeit in the same location, both are still different and thus, different psf. To me, rental yield is most critical factor follow by location (MRT, future potential etc).

You just need to remember the costliest property in Singapore is a LH99, The Orchard Residences.




I wonder if the recent transactions at places like the Altez will have an affect on the arris?

see a few transactions around 12xx-13xxpsf
If this is Freehold should it not be getting higher prices than the others who are leasehold??

I wonder if the recent transactions at places like the Altez will have an affect on the arris?

see a few transactions around 12xx-13xxpsf
If this is Freehold should it not be getting higher prices than the others who are leasehold??

In general, if CBD stays hot it will have some impact on Arris price. But Arris FH status is not primary factor - instead it is 'dragged up' by other projects. In other words, other projects must go up for Arris to go up, but if other projects cool then Arris will cool too. FH by itself cannot move price in this case.

That is a serious widespread misconception and buyers ended up over paying for freehold. There are more factors to just FH. Of course, all things equal, who wouldn't buy FH but there is no 'all things equal' properties in Singapore. There is only 1 Icon and Altez albeit in the same location, both are still different and thus, different psf. To me, rental yield is most critical factor follow by location (MRT, future potential etc).

You just need to remember the costliest property in Singapore is a LH99, The Orchard Residences.

Costliest property not Marq? In terms of PSF..

Costliest property not Marq? In terms of PSF..

orchard residences....

Costliest property not Marq? In terms of PSF..

actually, it is this one..

BOULEVARD VUE CUSCADEN WALK Condominium 1 33,411,650 8,051 Strata 4,150 Nov-09

I accept the comments that FH doesn't need to be higher than LeaseHold but the arris seems to be lagging behind the LH developments in the area.

Arris still around the 12xx-13xxpsf

BUT

Icon - 1520,
Even Riverwalk = 1430

New ones but still neighbours:
One shenton = 1700
Clift = 1580
Lumiere = 1725

Closer to MBS so hard to compare (also more iconic):
MB residence = 2100
MB Suites = 2348
Sail = 2000

Just funny that Arris (FH) seems stuck at a low price.

actually, it is this one..

BOULEVARD VUE CUSCADEN WALK Condominium 1 33,411,650 8,051 Strata 4,150 Nov-09
You mean Boulevard Vue's $4,150 psf is higher than The Marq On Paterson Hill's $5,262 psf and The Orchard Residences' $5,600 psf?

I accept the comments that FH doesn't need to be higher than LeaseHold but the arris seems to be lagging behind the LH developments in the area.

Arris still around the 12xx-13xxpsf

BUT

Icon - 1520,
Even Riverwalk = 1430

New ones but still neighbours:
One shenton = 1700
Clift = 1580
Lumiere = 1725

Closer to MBS so hard to compare (also more iconic):
MB residence = 2100
MB Suites = 2348
Sail = 2000

Just funny that Arris (FH) seems stuck at a low price.

^^ then maybe should buy now? But like other comments have pointed out, the land status is but one of the many factors affecting the price or perceived price of the project.

Anyway, like I mentioned before, the Arris does have a nice quaint and cosy feel to it.

But I think you cannot find $1200-$1299 psf liao...

If you already made up your mind; just go ahead,,,

One man's meat is another man's poison. Trust your instinct.

I accept the comments that FH doesn't need to be higher than LeaseHold but the arris seems to be lagging behind the LH developments in the area.

Arris still around the 12xx-13xxpsf

BUT

Icon - 1520,
Even Riverwalk = 1430

New ones but still neighbours:
One shenton = 1700
Clift = 1580
Lumiere = 1725

Closer to MBS so hard to compare (also more iconic):
MB residence = 2100
MB Suites = 2348
Sail = 2000

Just funny that Arris (FH) seems stuck at a low price.

could be due to the fact its a small project and its kinda of block all round and no iconic difference. Also less units means less transactions . Thus price seem stuck. but now seems like asking are 1300-1400?

^^ then maybe should buy now? But like other comments have pointed out, the land status is but one of the many factors affecting the price or perceived price of the project.

Anyway, like I mentioned before, the Arris does have a nice quaint and cosy feel to it.

2-3weeks ago heard a unit was flipping a option abt 1280psf. I think flipped in 3 days. original caveat was abt 1180psf.. make 100K + commission. not bad leh for 3 days work.

You mean Boulevard Vue's $4,150 psf is higher than The Marq On Paterson Hill's $5,262 psf and The Orchard Residences' $5,600 psf?

opps sorry haha. was just shocked to see a 33mil condo unit sold so thought that was the highest. didnt realise psf for others were higher

I think he means most expensive in terms of absolute price?

You mean Boulevard Vue's $4,150 psf is higher than The Marq On Paterson Hill's $5,262 psf and The Orchard Residences' $5,600 psf?

Only Time will tell. I think the 2 bedrooms was sold at 1.5mil during the last peak.

Just saw the most recent transaction

Project Street No. of Units Price($) Area Unit Price Date of
Name Name Units (Sqft) ($psf) Option
THE ARRIS YAN KIT ROAD 1 920,000 667 1,379 Feb-10

Wow....
1,379psf.....

The Arris is a very unique development. It remind me of Paris!

Wow ! Congratulation ! CBD up up the way !

Like that her D1 bigger sister, Emerald Garden, their owners will suddenly wake up over the coming weekend why they are asking for $1500 ....

Just saw the most recent transaction

Project Street No. of Units Price($) Area Unit Price Date of
Name Name Units (Sqft) ($psf) Option
THE ARRIS YAN KIT ROAD 1 920,000 667 1,379 Feb-10

Wow....
1,379psf.....

have not seen arris interior. my 3 cents worth, it very near to the hdb blocks. and it is quite a walk to the mrt. totally blocked by the hdb in front and back. but then again, it is better than icon and ip... it is definitely more quiet than these two places.

Weakness is surrounded by HDB and a small site, although location is good and freehold. Her buddy El Centro (also freehold) and Beacon (99 LH) also has same HDB neighbours. However, amenities and transport are plenty and on prime financial district. El Centro two month ago was $12xx, so it only make sense Arris be transacted higher.

I am sure the El Centro is leasehold. Anyone can confirm?

FreeHold

http://www.singaporeexpats.com/singapore-property-pictures/condo/el-centro.htm

I am sure the El Centro is leasehold. Anyone can confirm?

CBD is sure going to be the next "Orchard Road" once the IR is up and running. It will be another tourists "must go" place in Singapore, pretty cool!

If Orchard most expensive residence condo can hit more than $5000psf, am pretty sure the most expensive residence condo in new downtown (CBD) can hit that too or not lower. Well, all depends on the economy and time....:banana:

Now URA show two transactions in Feb '10.

1. 1,379 psf.
2. 1,399 psf.

Good buy !

Good sell !

Whatever the psf it is, does it really matter? The location must be good. For FH or L99 or L999, in CBD, don't see value depreciate with time if the city is expected to grow. Buildings getting higher and higher, now Altez is 62 floors high!

Nowadays, all developers claim that their Projects' location are "Good Location" since Singapore is a small city. How to define "Good Location"? Everyone defines differently. In generally, all apt whether is FH or L99 or L999 in Singapore near the MRT and CBD, it is a good bet in time. Even, you buy at a high price, you can recover from rental. In good time rental is high; bad time rental is low, if you can think long-term, do some averaging should see an uptrend.

Nowadays, the spectulators spoilt the tradition. I think it's still a good price to BUY and keep for rental or stay. In CBD what can go wrong?

Whatever the psf it is, does it really matter? The location must be good. For FH or L99 or L999, in CBD, don't see value depreciate with time if the city is expected to grow. Buildings getting higher and higher, now Altez is 62 floors high!

Nowadays, all developers claim that their Projects' location are "Good Location" since Singapore is a small city. How to define "Good Location"? Everyone defines differently. In generally, all apt whether is FH or L99 or L999 in Singapore near the MRT and CBD, it is a good bet in time. Even, you buy at a high price, you can recover from rental. In good time rental is high; bad time rental is low, if you can think long-term, do some averaging should see an uptrend.

Nowadays, the spectulators spoilt the tradition. I think it's still a good price to BUY and keep for rental or stay. In CBD what can go wrong?

Arris looks a bit like dwarf and Pinnacle @ Duxton as the gaint as they are so close to each other. Will there be privacy for those units on the low floor as they are side by side?

You buying for investment or own stay? If for investment, does it matter? The rental is almost the same as icon. If for own stay, think Pinnacle residents are more worry than u! Anyway, not alot of people know this development, Pinnacle seems to make the arris more well known. How u know this development?

Project Name Street Name Price($) Area (Sqft) Unit Price ($psf) Date of Option Exercised / Sales Agreement Signed
THE ARRIS YAN KIT ROAD 1,630,000($) 990(Sqft) 1,646($psf) Apr-11