you can try open listing. corp-client normally view the place during weekday, just bear this in mind.

if yours is a 2bedroom, you can try to furnish it as you have done before but if yours is a 3bedroom, the tenant will normally has their furniture. you just need to supply curtain, lightings and white goods will do.

the residences@evelyn agent asks me to bring client to her unit leh.

For myself, I can arrange for viewing 7 days a week, I will prefer night viewing since there is some afternoon sun at bedrooms.

How big is the 3 bedder at Residences@Evelyn that is going for $7.5k. Is it the 1538sq ft ?

I guess you rented it out when the market was not as hot as it has been recently. Because for the past few months landlord has been "king" and would not have entertained such requests unless the rent was above market price. In a hot market I would advertise myself and let all agents bring in their clients within a 1 hour slot (as Baby suggested). Create competition not only amongst the tenants but also amongst the agents looking to get the whole commission for themselves. Guaranteed best rental within the shortest period. Of course this is only while the going is good for owners.

How perceptive! Its true.. the tenancy agreement was signed early May. And just a matter of 1.5 months things just picked up. Well, its ok, I am not one of those unscrupulous landlords. One thing to add, the development is rather old so the odds are against me. I believe if its spanking new, it will probably create more competition.

For myself, I can arrange for viewing 7 days a week, I will prefer night viewing since there is some afternoon sun at bedrooms.

How big is the 3 bedder at Residences@Evelyn that is going for $7.5k. Is it the 1538sq ft ?afternoon sun? air-con the unit lor. We local dont like Sun but Expat love Sun. I find that Sun unit rent out faster to Expat. so yours is stack 01 unit:)

:banana: The lawyer just called me earlier and i can collect the keys for my client to their unit!!

But they need to pay certain fees plus 6 mths maintenance fee fund 1st.
SO once all OK will invite u guys for Open Viewing of NS!!

afternoon sun? air-con the unit lor. We local dont like Sun but Expat love Sun. I find that Sun unit rent out faster to Expat. so yours is stack 01 unit:)

Yup..noon sun but stack 01 is closer to Newton Gem.
I think ppl next building mite be able to peep inside the unit.:)

Mine is stack 04 don't knw how bad e noon sun gonna be.:ohno:

Yup..noon sun but stack 01 is closer to Newton Gem.
I think ppl next building mite be able to peep inside the unit.:)

Mine is stack 04 don't knw how bad e noon sun gonna be.:ohno:04 has no noon sun....

Yup..noon sun but stack 01 is closer to Newton Gem.
I think ppl next building mite be able to peep inside the unit.:)

Mine is stack 04 don't knw how bad e noon sun gonna be.:ohno:

The angle of the 01 stack bedrooms is such that it is not blocked by Newton Gems and as such they cannot peep into your room and you have an open view of the direction towards Residences@Evelyn. Hopefully the side louvres will help to deflect some of the afternoon sun.

:banana: The lawyer just called me earlier and i can collect the keys for my client to their unit!!

But they need to pay certain fees plus 6 mths maintenance fee fund 1st.
SO once all OK will invite u guys for Open Viewing of NS!!

The other fees is the survey fees. How much is the maintenance fees. Is your client's unit on high, mid or low floor. Because mine is mid floor and I was told to expect to get the keys in mid Oct.

The other fees is the survey fees. How much is the maintenance fees. Is your client's unit on high, mid or low floor. Because mine is mid floor and I was told to expect to get the keys in mid Oct.

Theirs is mid floor too.They were told to pay $1710 for 6mths funds.

:banana: The lawyer just called me earlier and i can collect the keys for my client to their unit!!

But they need to pay certain fees plus 6 mths maintenance fee fund 1st.
SO once all OK will invite u guys for Open Viewing of NS!!

Good for you :D

Hi Experts, Do you reckon it is better to rent out NS furnished or unfurnished?
:banana:

Are tenants more attracted to furnished or unfurnished apartments?

Well if it were me I would design the place into an oasis, then rent it out. This way, higher rents can be fetched.

Hi Experts, Do you reckon it is better to rent out NS furnished or unfurnished?
:banana:

Are tenants more attracted to furnished or unfurnished apartments?

As Arthur mentioned earlier, if 2 bedder, better to furnish it since couples or singles who are the likely tenants just want convenience and move in without worrying too much about buying this and that. For 3 or 4 bedders, mostly families will rent it and they would most probably already have a container load of stuff coming in from their home country.

If by furnishing it you can get at least 300-400 more than it might be worth it over the longer run. Assuming you buy quality furniture which can last at least 5 years (apart from sofa) and spend 5-7k, extra to fully furnish an apt, very likely over a 5 year period you will earn much more than what you paid for it. But when furnishing, go for contemporary design and neutral colours. No red , green or white sofa for eg. so that the furnishing will be found suitable by majority of potential tenants.

Yup no daring colours. Use the natural colours of nature, perhaps? ( Not GREEN)

cheers

excelsvr

Have you guys consider tax implications? You can't claim cost of new furniture against your rental income... and a lower rental income (cos no furniture) means lower tax bracket and lower tax payable... So if the net difference between furnishing your rental property and renting it out without furnishing it is not big, tax consideration comes into the picture...

Well the difference can be big yet small at the same time.

Have you guys consider tax implications? You can't claim cost of new furniture against your rental income... and a lower rental income (cos no furniture) means lower tax bracket and lower tax payable... So if the net difference between furnishing your rental property and renting it out without furnishing it is not big, tax consideration comes into the picture...

Good point. Especially for borderline cases where the additional 4-5k rent puts you into the next higher tax bracket. If not the marginal extra income tax on 4-5k will still make it worth it to furnish.
Just wondering, will IRAS cross check rent declared in income tax returns against the amount reflected when stamp duty on the rent was paid?. For small fishes like us they might not. Also, interest on loan paid as I understand can be deducted from the rental income to be declared. Does IRAS require any black & white to confirm the interest paid on loan or the maintenance fees (which can also be deducted) or they take your word for it.

I know the penalties can be heavy for not paying stamp fees on rent when the agreement is first signed but I also know many are not doing so. Because by not getting the stamp fees paid for rental agreement, there is no way IRAS will know you are renting out the property. But to ensure that the agreement is binding, you will have to pay the stamp fees.
What about cases where after the 2 years lease expires, the existing tenant decides to continue staying on a month to month basis without any additional agreement being signed. Do we still have to ensure that stamp fees for the unofficial extension of lease is paid.

Well I think that if it is unofficial then there is no need for stamp fees.
Just my 2 cents, not to be taken for the truth.

Have you guys consider tax implications? You can't claim cost of new furniture against your rental income... and a lower rental income (cos no furniture) means lower tax bracket and lower tax payable... So if the net difference between furnishing your rental property and renting it out without furnishing it is not big, tax consideration comes into the picture...

below is what i will do. full rental less maintenance fee. the reminder divide into 30% & 70%, 30% for rental of funiture and 70% for rental of premise. The income tax will be 70% rental.

Good point. Especially for borderline cases where the additional 4-5k rent puts you into the next higher tax bracket. If not the marginal extra income tax on 4-5k will still make it worth it to furnish.
Just wondering, will IRAS cross check rent declared in income tax returns against the amount reflected when stamp duty on the rent was paid?. For small fishes like us they might not. Also, interest on loan paid as I understand can be deducted from the rental income to be declared. Does IRAS require any black & white to confirm the interest paid on loan or the maintenance fees (which can also be deducted) or they take your word for it.

I know the penalties can be heavy for not paying stamp fees on rent when the agreement is first signed but I also know many are not doing so. Because by not getting the stamp fees paid for rental agreement, there is no way IRAS will know you are renting out the property. But to ensure that the agreement is binding, you will have to pay the stamp fees.
What about cases where after the 2 years lease expires, the existing tenant decides to continue staying on a month to month basis without any additional agreement being signed. Do we still have to ensure that stamp fees for the unofficial extension of lease is paid.why not pay stamp duty? stamp duty is payable by tenant. by having the tenancy agreement stamped, it protect landlord and tenant.

below is what i will do. full rental less maintenance fee. the reminder divide into 30% & 70%, 30% for rental of funiture and 70% for rental of premise. The income tax will be 70% rental.

arthur, I know that the whole industry (property agents) knows and advises landlords to declare as income only the rental of premises portion as income.

What all of them don't know is that they are all wrong... rental of furniture is just as taxable as rental of premises.

Why do we even bother to split rental to premises and furniture then? Well, people think by splitting the 2 components, IRAS will not have too high an assessment on the NAV of the property thus lowering the property tax the owner has to pay.

Somehow, along the way, people forgot the reason for this practice and conveniently leaves out the rental of furniture portion when declaring rental income.

I know its common practice but its wrong. I used to be shocked to learn that people are misled into thinking they can get away with it but I've seen so many cases that I'm already numbed...

Has any Newton Suites owners collected their keys? :banana::banana2:

arthur, I know that the whole industry (property agents) knows and advises landlords to declare as income only the rental of premises portion as income.

What all of them don't know is that they are all wrong... rental of furniture is just as taxable as rental of premises.

Why do we even bother to split rental to premises and furniture then? Well, people think by splitting the 2 components, IRAS will not have too high an assessment on the NAV of the property thus lowering the property tax the owner has to pay.

Somehow, along the way, people forgot the reason for this practice and conveniently leaves out the rental of furniture portion when declaring rental income.

I know its common practice but its wrong. I used to be shocked to learn that people are misled into thinking they can get away with it but I've seen so many cases that I'm already numbed...

Littlepig, you seem very well-versed with tax matters, so hope to learn more from you...

The IRAS guideline is that cost of furniture is not tax deductible from rental income. But if total rental is broken down in the TA into rental charge for premises and hiring charge for furniture, will I be able to deduct cost of furniture from the furniture hiring charge component?

Littlepig, you seem very well-versed with tax matters, so hope to learn more from you...

The IRAS guideline is that cost of furniture is not tax deductible from rental income. But if total rental is broken down in the TA into rental charge for premises and hiring charge for furniture, will I be able to deduct cost of furniture from the furniture hiring charge component?

Thanks tyche, I'm just trying to share what I know...

You cannot deduct the cost of furniture (or capital allowances) against your hiring of furniture income unless you are in the business of hiring furniture... which apparently you are not...

In fact, you cannot claim renovations, fixtures, appliances, commission paid to agent for securing new tenant, etc, as taxable deductions.

LittlePig, don't so modest lah. You good, means you good.

Managed to take a quick look at Newton Suites this morning. All I can say is WOW! The interior and exterior design is exactly like a modern art gallery or museum and the architect has been very smart in giving the 2 bedda more "space". the 2 beddas don't feel like a small unit. The pool area is absolutely amazing and the 2nd bathroom has a "resort" outdoor shower feel. All in all a trully amazing masterpiece that I have not seen replicated anywhere else in Singapore. Genius.:banana:

That s coz it s been designed by WoHa (i know this is coming from Nomu fan he he so not fair).
Seriously these guys are amazing n when they are on board u can be sure of a nice / smart development n if u are really after design they ll devise masterpiece projects.
Would like to see WoHa taking on a super high rise project in Marina Bay that would be awesome i m sure.

Managed to take a quick look at Newton Suites this morning. All I can say is WOW! The interior and exterior design is exactly like a modern art gallery or museum and the architect has been very smart in giving the 2 bedda more "space". the 2 beddas don't feel like a small unit. The pool area is absolutely amazing and the 2nd bathroom has a "resort" outdoor shower feel. All in all a trully amazing masterpiece that I have not seen replicated anywhere else in Singapore. Genius.:banana:

How did you managed to go in and see the 2 bedrroom. Have you got your keys?

How did you managed to go in and see the 2 bedrroom. Have you got your keys?

Looked up the newspapers for rent properties and presto arranged an inspection time...^^

Looked up the newspapers for rent properties and presto arranged an inspection time...^^

That is smart. Not easy pretending to be an interested party. Were there others viewing at the same time.

How did you managed to go in and see the 2 bedrroom. Have you got your keys?
my client is 2nd batch, getting key this coming Monday. yours? I cant want to see her unit!:lol:

my client is 2nd batch, getting key this coming Monday. yours? I cant want to see her unit!:lol:

Based on what I was told by UOL, I am expecting to get keys only around
2nd to 3rd week of Oct. Anyway, later also might be an advantage as there will be lesser competition in the rental of Newton Suites by the time I do up my place and market it.

That is smart. Not easy pretending to be an interested party. Were there others viewing at the same time.

not really as I might be interested in renting there...it is such a gorgeous development.

Based on what I was told by UOL, I am expecting to get keys only around
2nd to 3rd week of Oct. Anyway, later also might be an advantage as there will be lesser competition in the rental of Newton Suites by the time I do up my place and market it.

Don't think you really have to worry about anything. Easy to rent at Newton Suites due to location and also don't forget most expats and professionals will only probably relocate in early 2008 or now so you have a bit of choice...

Don't think you really have to worry about anything. Easy to rent at Newton Suites due to location and also don't forget most expats and professionals will only probably relocate in early 2008 or now so you have a bit of choice...

Since you have seen the place, can you tell me the colour of kitchen cabinets and room wardrobes. This will help me to decide on the colour I will have to choose for my furnishings.

Don't think you really have to worry about anything. Easy to rent at Newton Suites due to location and also don't forget most expats and professionals will only probably relocate in early 2008 or now so you have a bit of choice...

One more question. Is there really space to place a dining table or have to make do with high stools at the extended kitchen table top.

One more question. Is there really space to place a dining table or have to make do with high stools at the extended kitchen table top.
From memory, I think they were all white - kitchen cabinet & wardrobes. Also I don't think there is any space for the dining table so bar stools will have to do. I still can't get over how smart the architects have been. There is a clear "fusion" of the indoors and outdoors. The outdoor balcony has wooden slats on them making it feel like a beachfront place...very smart use of space..you gotta see it...the place is pretty small at 797sqft but hey if u wanted 1000sqft it would cost more eh?

I took some pictures of the 2-bedroom unit a while back. I can email them to you if you want

I took some pictures of the 2-bedroom unit a while back. I can email them to you if you want

Can you e-mail to me at

dal6120@yahoo.com.sg

Thanks

How big is it?

Can you e-mail to me at

dal6120@yahoo.com.sg

Thanks
Do post those pics when you got them. Thanks.

Just passed by. The carpark and the fencing has spotlights below it to create the glowing effect. There was a BMW inside. Who could it possibly be?

Passed there after my briefing for Latitude@Jln Mutiara...saw a VW Beetle entering e Suites and there were abt 5-6 guards guarding the entrance!:lol:

Probably agts or owner who already collected their keys...can't wait to collect!:bash:

Just passed by. The carpark and the fencing has spotlights below it to create the glowing effect. There was a BMW inside. Who could it possibly be?

did u go for the briefing too for Latitude?
I went for Cliveden too just now which I think quite brilliant development!!

Just passed by. The carpark and the fencing has spotlights below it to create the glowing effect. There was a BMW inside. Who could it possibly be?

It's just a BMW. Can be anyone... :nuts:

Hey, some people are not that rich you know...It was a 7-series. You can afford meh?

Passed there after my briefing for Latitude@Jln Mutiara...saw a VW Beetle entering e Suites and there were abt 5-6 guards guarding the entrance!:lol:

Probably agts or owner who already collected their keys...can't wait to collect!:bash:

Ady Ahmari, was Latitude nice? It has large balconies right? Now why would someone driving a VW Beetle have 5-6 bodyguards? :bash:

Ady Ahmari, was Latitude nice? It has large balconies right? Now why would someone driving a VW Beetle have 5-6 bodyguards? :bash:

Latitude was nice plus love the design of the kitchen!:) I will try to post the showflat's unit.Last time i tried to post can't go through.
Yes,the balcony can be equivalent to a studio unit say The Medge's living rm and half of the bdrm.:lol: Maybe u act as my buyer than we'll go to view the showflat?

But somehow I am not that confident with the surroundings.Will you pay $2800-$3400psf for a place the outskirt of River Valley Rd?(former Dragon View Apt) la!Cliveden @ Grange I would rather pay.

For the NS' guards...what i meant was saw a VW driving in.For the security guards they are working at NS not for the Beetle.:bash:

Hey, some people are not that rich you know...It was a 7-series. You can afford meh?
if you read the forum long enough you will know that luciferyang has a unit in Sail and she intends to hold a TOP party too. If she can afford to pay the downpayment for Sail, I think she can afford a 7-series

"Will you pay $2800-$3400psf for a place the outskirt of River Valley Rd?"

What!? Are you sure about that price?

Just saw a few ads on singaporeexpats today. Asking prices now for 2 beddas are around $1850psf to $2050psf...WOW!....big jump. i think people are now appreciating the development more when they can actually view it and feel it...more upside to come I reckon with Lincoln Lodge and L'Viv launching early 2008. Comments anyone?
:banana:

Just saw a few ads on singaporeexpats today. Asking prices now for 2 beddas are around $1850psf to $2050psf...WOW!....big jump. i think people are now appreciating the development more when they can actually view it and feel it...more upside to come I reckon with Lincoln Lodge and L'Viv launching early 2008. Comments anyone?
:banana:


The buyers of Lincoln Lodge are hoping to launch around 2500psf. If achieved and economic conditions remain stable then NS should move up to around 2300psf. Another minor possible push factor in the next 1 year or so is if NS wins some architectural design award which I think it stands a very good chance.

The buyers of Lincoln Lodge are hoping to launch around 2500psf. If achieved and economic conditions remain stable then NS should move up to around 2300psf. Another minor possible push factor in the next 1 year or so is if NS wins some architectural design award which I think it stands a very good chance.

Yeah completely agree with you on that point!. It was seriously like walking into a museum of contemporary art. I have also never seen a swimming pool designed like that ever before. It is more like a resort. The skygardens and pools makes you actually want to be "outside" rather then stuck inside. There is big focus on bringing the "outdoors" in....quite a unique development. The 100% price difference between Newton Suites and Orchard Rd condos to my mind is crazy!!...:banana:

Latitude was nice plus love the design of the kitchen!:) I will try to post the showflat's unit.Last time i tried to post can't go through.
Yes,the balcony can be equivalent to a studio unit say The Medge's living rm and half of the bdrm.:lol: Maybe u act as my buyer than we'll go to view the showflat?

But somehow I am not that confident with the surroundings.Will you pay $2800-$3400psf for a place the outskirt of River Valley Rd?(former Dragon View Apt) la!Cliveden @ Grange I would rather pay.

For the NS' guards...what i meant was saw a VW driving in.For the security guards they are working at NS not for the Beetle.:bash:

Nah...I no money larh. Anyway viewing is strictly by appointment only. Well, Latitude is still in a prime location, won't say it is unbeatable. But if this can fetch $2,800-$3,400 psf, then The Imperial and Urbana should fetch slightly higher right?

Nah...I no money larh. Anyway viewing is strictly by appointment only. Well, Latitude is still in a prime location, won't say it is unbeatable. But if this can fetch $2,800-$3,400 psf, then The Imperial and Urbana should fetch slightly higher right?

Yup...definitely and it will boost Cosmo to ask above $3k/psf as an average asking as its location is more Prime than Latitude@JLn Mutiara.:bash:

But all these locations have a general location right? River Valley.

I believe NS is going to get an award for their outstanding design n features, worth holding on to it as it s price should appreciate as it s getting lots of great reviews.
Some condos don t get to their full potential (ie remain undervalued) until TOP only then can people fully appreciate the design n features. Even if location is key, the "quality" of the development is important n when buying on plans u also take a bit of a gamble here.
This was exactly my point when deciding on Nomu, once ready this is going to be the only residential project from WoHa in orchard area (to date at least). Besides for the good units, the view will be magnificent and u are 100% sure that it will (almost) never be blocked .
Go n visit one unit at the cathay residences next door (which has an even nicer view than Nomu) and you will understand.
Ah sorry i couldn t help mentioning about Nomu but afterall i m Nomufan so pls forgive me :lol:

You own a unit there? Anyway, can you cite some examples of undervalued condominiums? :D

I believe NS is going to get an award for their outstanding design n features, worth holding on to it as it s price should appreciate as it s getting lots of great reviews.
Some condos don t get to their full potential (ie remain undervalued) until TOP only then can people fully appreciate the design n features. Even if location is key, the "quality" of the development is important n when buying on plans u also take a bit of a gamble here.
This was exactly my point when deciding on Nomu, once ready this is going to be the only residential project from WoHa in orchard area (to date at least). Besides for the good units, the view will be magnificent and u are 100% sure that it will (almost) never be blocked .
Go n visit one unit at the cathay residences next door (which has an even nicer view than Nomu) and you will understand.
Ah sorry i couldn t help mentioning about Nomu but afterall i m Nomufan so pls forgive me :lol:

Can you provide more details on NOMU? Perhaps in a different forum? Would be keen to look at it? Has it TOP? Who are the developers? How much?
:banana:

Nomu has not TOP yet, but it has topped out.

I believe NS is going to get an award for their outstanding design n features, worth holding on to it as it s price should appreciate as it s getting lots of great reviews.
Some condos don t get to their full potential (ie remain undervalued) until TOP only then can people fully appreciate the design n features. Even if location is key, the "quality" of the development is important n when buying on plans u also take a bit of a gamble here.
This was exactly my point when deciding on Nomu, once ready this is going to be the only residential project from WoHa in orchard area (to date at least). Besides for the good units, the view will be magnificent and u are 100% sure that it will (almost) never be blocked .
Go n visit one unit at the cathay residences next door (which has an even nicer view than Nomu) and you will understand.
Ah sorry i couldn t help mentioning about Nomu but afterall i m Nomufan so pls forgive me :lol:

anyone else managed to see the place?

anyone else managed to see the place?

I dropped by NS last Sat to look around (no keys yet). Without doubt it is a very classy and high quality project.

The only negatives I feel are that the main lobby could have been more spacious and the entrance to the lobby from the front is very narrow ( 3-4 ft wide next to letterboxes), though the entrance via the carpark is wide. Also the doors of the 2 bedders and 3 bedders are too close. The corridor is a bit clautrophobic though very classy. Maybe too used to the more spacious corridors of the older condos.

I counted about 90 bags (meant for owners when they collect keys) in the gym. Which means only about 30 out of 118 owners have got their keys as at last Saturday.

I dropped by NS last Sat to look around (no keys yet). Without doubt it is a very classy and high quality project.

The only negatives I feel are that the main lobby could have been more spacious and the entrance to the lobby from the front is very narrow ( 3-4 ft wide next to letterboxes), though the entrance via the carpark is wide. Also the doors of the 2 bedders and 3 bedders are too close. The corridor is a bit clautrophobic though very classy. Maybe too used to the more spacious corridors of the older condos.

I counted about 90 bags (meant for owners when they collect keys) in the gym. Which means only about 30 out of 118 owners have got their keys as at last Saturday.

Yeah completely agree! the only real negative I see is the size of the 2 beddas.

saw the actual 2bedroom today. very nice. high floor unblock view. the finishing is good. my client is the no. 21 to get the keys. she is going to move in hopefully by end of this week.

I dropped by NS last Sat to look around (no keys yet). Without doubt it is a very classy and high quality project.

The only negatives I feel are that the main lobby could have been more spacious and the entrance to the lobby from the front is very narrow ( 3-4 ft wide next to letterboxes), though the entrance via the carpark is wide. Also the doors of the 2 bedders and 3 bedders are too close. The corridor is a bit clautrophobic though very classy. Maybe too used to the more spacious corridors of the older condos.

I counted about 90 bags (meant for owners when they collect keys) in the gym. Which means only about 30 out of 118 owners have got their keys as at last Saturday.
think Newton Suites is going to be another award winning project. the lighting in the balcony must be in e uniform color. they even painted the balcony ceiling.

I dropped by NS last Sat to look around (no keys yet). Without doubt it is a very classy and high quality project.

The only negatives I feel are that the main lobby could have been more spacious and the entrance to the lobby from the front is very narrow ( 3-4 ft wide next to letterboxes), though the entrance via the carpark is wide. Also the doors of the 2 bedders and 3 bedders are too close. The corridor is a bit clautrophobic though very classy. Maybe too used to the more spacious corridors of the older condos.

I counted about 90 bags (meant for owners when they collect keys) in the gym. Which means only about 30 out of 118 owners have got their keys as at last Saturday.

What's the bags for?

I just noticed, from the road beside Lincoln Lodge and NS, the jaccuzzi above the carpark looks good. It is glass encased and there is a small storage space for a small waterfall. It looks good, and NS is certainly a high-class project.
The guard sitting at the entrance had his shirt tucked in and looked very serious in his job. A great contrast to the guard of Citylights, tuck out shirt, look like bochap one, and even gets the construction workers to cover for him while he goes to buy coffee!

What's the bags for?

It is like a thick document bag with the words "Newton Suites" sewn on it. It should contain all the keys, instructions, rules & regulations, warranty cards (?), etc. for individual units. Each bag is labelled with the respective unit nos.

I just noticed, from the road beside Lincoln Lodge and NS, the jaccuzzi above the carpark looks good. It is glass encased and there is a small storage space for a small waterfall. It looks good, and NS is certainly a high-class project.
The guard sitting at the entrance had his shirt tucked in and looked very serious in his job. A great contrast to the guard of Citylights, tuck out shirt, look like bochap one, and even gets the construction workers to cover for him while he goes to buy coffee!

Citylights never TOP yet, so guards still can have bochap attitude. Anyway guards will be guards and especially in this tight job market difficult to get those with very good attitude. Based on my experience last Sat, the ones at NS are no better.

Citylights never TOP yet, so guards still can have bochap attitude. Anyway guards will be guards and especially in this tight job market difficult to get those with very good attitude. Based on my experience last Sat, the ones at NS are no better.
I beg to differ, the guard I saw yesterday looked very uniformed and upright. Sitting down there acting like a TRUE GUARD.

It is like a thick document bag with the words "Newton Suites" sewn on it. It should contain all the keys, instructions, rules & regulations, warranty cards (?), etc. for individual units. Each bag is labelled with the respective unit nos.

What if someone takes the wrong bag / takes it purposely? Or is there a specific lock or something that prevents this?

I beg to differ, the guard I saw yesterday looked very uniformed and upright. Sitting down there acting like a TRUE GUARD

Maybe he was the better one. On Sat I had actually had to wait for a minute just before the barrier. before the guard came forward from his guard house to ask me what I was there for.

You collected keys already? Anyway the glass box guard house is nice right?

Maybe he was the better one. On Sat I had actually had to wait for a minute just before the barrier. before the guard came forward from his guard house to ask me what I was there for.just dont be too shock when you see a very 'open' view from your common bathroom when you get your key to your unit:lol:

Arthur you or your client got the keys already? And what do you mean by "open" view? People can see you from outisde?

As far as I can remember, the wall that separates the shower and the planter is of glass. So, yes, you can enjoy the grande view while taking a shower, and any one who is interested may also peek into what you are doing in the shower room.
Just got notification from my lawyer, will collect key on 10/10.

Arthur you or your client got the keys already? And what do you mean by "open" view? People can see you from outisde?

absolutely loved the concept. reminds me of the resort 6 star hotels in the maldives, bali or bora bora with the outdoor showers....trully amazing architectual piece...more like what i said before - bringing the outside inside...it is a very "western" style design so "locals" might not like that concept. mind u from what I hear, most purchasers are foreigners as they love the design. imagine the landscaping option you can do to the bathroom..trees, rocks, screen etc..candles...:banana:

Passed there after my briefing for Latitude@Jln Mutiara...saw a VW Beetle entering e Suites and there were abt 5-6 guards guarding the entrance!:lol:

Probably agts or owner who already collected their keys...can't wait to collect!:bash:


I saw your ad for your client's unit at NS 2 days ago. How is the response like so far from potential tenants. May take 2-3 weeks for the average unit to be rented out. Or does it take longer nowdays?

How did you know it was Ady Ahamri's one?

Arthur you or your client got the keys already? And what do you mean by "open" view? People can see you from outisde?
my client. the open view = back to the nature

As far as I can remember, the wall that separates the shower and the planter is of glass. So, yes, you can enjoy the grande view while taking a shower, and any one who is interested may also peek into what you are doing in the shower room.
Just got notification from my lawyer, will collect key on 10/10.the actual layout will be different from floorplan. eg, the door to air-con ledge and the position of the washing basin.

I saw your ad for your client's unit at NS 2 days ago. How is the response like so far from potential tenants. May take 2-3 weeks for the average unit to be rented out. Or does it take longer nowdays?

Response are so so as most units are asking the same price.I'm collecting the keys on Monday.Woohoo...:banana:

Also I believe most units are Open Listings that's why many agts advertising for Tenants.As I have the POA for my unit I can go in and out anytime there:lol: maybe fish myself some owners.As I have a ready Investor who is willing to offer $1.6m for a 2 bedded!!

Also I think few units have been rented out...on stack 04 there's a blue curtain I think a Caucasian guy living there.Also a unit on top of it also someone's living there.

Response are so so as most units are asking the same price.I'm collecting the keys on Monday.Woohoo...:banana:

Also I believe most units are Open Listings that's why many agts advertising for Tenants.As I have the POA for my unit I can go in and out anytime there:lol: maybe fish myself some owners.As I have a ready Investor who is willing to offer $1.6m for a 2 bedded!!

But I see advertisements in the papers asking for 1850psf - 1900psf for 2 bedders which will be around 1.5 million - lesser than what your client is willing to pay. Are these ads gimmicks?

Response are so so as most units are asking the same price.I'm collecting the keys on Monday.Woohoo...:banana:

Also I believe most units are Open Listings that's why many agts advertising for Tenants.As I have the POA for my unit I can go in and out anytime there:lol: maybe fish myself some owners.As I have a ready Investor who is willing to offer $1.6m for a 2 bedded!!

Good for you! Take some photos of the interior please! :D

Response are so so as most units are asking the same price.I'm collecting the keys on Monday.Woohoo...:banana:

Also I believe most units are Open Listings that's why many agts advertising for Tenants.As I have the POA for my unit I can go in and out anytime there:lol: maybe fish myself some owners.As I have a ready Investor who is willing to offer $1.6m for a 2 bedded!!

WOW!..that is really impressive! $2000psf might be hit by end of the year. the price appreciation will accelerate as mentioned before with the launch of Lincoln Lodge and L'Viv next year...impressive...:banana:

Yup...Lincoln Lodge is poised to be launched at more than $2,000 psf! WooHoo! Price appreciate even furter!

But I see advertisements in the papers asking for 1850psf - 1900psf for 2 bedders which will be around 1.5 million - lesser than what your client is willing to pay. Are these ads gimmicks?

I would dare to say so as to get Buyers in hand for themselves.
Not to condemned any agents out there unlike Dave Chua:bash: from One Roof reported on ST Forum 03/10/07.

:ohno:

Also now not many Owners looking forward to sell it as they rather earn from marvellous rental yields
eg: if they buy early this year @ $1200/psf which comes about to $960000 for 2 bedder the yield is 7.2%!!That's $70k++ a year and within 10 years you can fully pay your LOAN!!And still own a masterpiece in NEWTON!

You guys are Owners and Investors yourself,would you let go a unit which can generate money for you for @ least couple of years or one time earned $400k-$600k?This is what i call a Quickie!!After that HIGH & Dry!

He He Cheers

Whichever way you think is BEST,always the BEST for YOURSELF!!

Clean and great profit eh?

I would dare to say so as to get Buyers in hand for themselves.
Not to condemned any agents out there unlike Dave Chua:bash: from One Roof reported on ST Forum 03/10/07.

:ohno:

Also now not many Owners looking forward to sell it as they rather earn from marvellous rental yields
eg: if they buy early this year @ $1200/psf which comes about to $960000 for 2 bedder the yield is 7.2%!!That's $70k++ a year and within 10 years you can fully pay your LOAN!!And still own a masterpiece in NEWTON!

You guys are Owners and Investors yourself,would you let go a unit which can generate money for you for @ least couple of years or one time earned $400k-$600k?This is what i call a Quickie!!After that HIGH & Dry!

He He Cheers

Whichever way you think is BEST,always the BEST for YOURSELF!!

Ady, you cannot calculate rental yield based on original cost of ownership when making financial decisions (eg., whether to rent or sell)... this is one big flaw but it will not lead you to poverty though...

People make mistakes :)

Ady, you cannot calculate rental yield based on original cost of ownership when making financial decisions (eg., whether to rent or sell)... this is one big flaw but it will not lead you to poverty though...

Clever pigpig, this is one of the factor I use to choose my rental agent.

If he compare the rental he get with my original purchase price, I will say byebye to him.

I bought a 1000 sq ft FH property in D15 for $313,000 in June 2003, at current market the yield is only 4%.

Agent whom cannot find a good paying tennant ask me to accept lower rental base on my original purchase price.

Very misleading.

People make mistakes :)

This is a sign of a greenhorn at work. Agent should understand that current market rate rental got nothing to do with the purchase price of the owner. If rental is lower owner must accept lower rental.

Clever pigpig, this is one of the factor I use to choose my rental agent.

If he compare the rental he get with my original purchase price, I will say byebye to him.

I bought a 1000 sq ft FH property in D15 for $313,000 in June 2003, at current market the yield is only 4%.

Agent whom cannot find a good paying tennant ask me to accept lower rental base on my original purchase price.

Very misleading.

Pigs are no stupid animals, rite shctaw? :lol: But then again, any guy with financial knowledge, has been investing for a while and is worth his/her weight in salt will know this basic principle... its not arcane knowledge...

That kind of agent is not misleading... its unprofessional... but then again, property agents are not PBs or financial/investment gurus...

This is a sign of a greenhorn at work. Agent should understand that current market rate rental got nothing to do with the purchase price of the owner. If rental is lower owner must accept lower rental.
Point noted with thanks! :rock:

Ooops, just realised Ady is also an agent so I have to emphasize here that my above posts are not directed at him and should not be misconstrued to demean him in any way... :)

So we have 3 agents here in this forum now! Ady Ahmari, seanchew and the one and only arthur! ( seanchew and arthur have been missing for days :()

Sorry then if I'm a greenhorn but at least I'm an HONEST ONE:ohno:

Alrite then I can feel I'm not welcome anymore here...whatever it is I wish u guys success in your INVESTMENT!

Cheers!May the TOWERs keep Going up till 2011!!

Goodbye!:cheers:

So we have 3 agents here in this forum now! Ady Ahmari, seanchew and the one and only arthur! ( seanchew and arthur have been missing for days :()

I don't think that it is right to say that Ady is 100% incorrect in his calculations. From a owner's point of view, the rental return he generates should be relative to his mortgage payments when he took out the loan. So calcuating the rental yield based on original purchase price relative to his loan amount is a fair enough comparison. BUT if he then wants to sell the place or for a future investor looking to buy the place, the yield is based the future selling price....because as you already own the place it makes sense that yields and capital gains are based on your original price and not on prevailing market price...e.g. someone asks you, what is your rental yield at the moment...you understandbly will based that on what you bough the place for because that is your personal financial situation..:bash:

Sorry then if I'm a greenhorn but at least I'm an HONEST ONE :ohno:

Alrite then I can feel I'm not welcome anymore here...whatever it is I wish u guys success in your INVESTMENT!

Cheers!May the TOWERs keep Going up till 2011!!

Goodbye!:cheers:

Ady Ahmari don't like that lar. Everyone is welcome here :)

Sorry then if I'm a greenhorn but at least I'm an HONEST ONE:ohno:

Alrite then I can feel I'm not welcome anymore here...whatever it is I wish u guys success in your INVESTMENT!

Cheers!May the TOWERs keep Going up till 2011!!

Goodbye!:cheers:

I am very sorry, I didn't mean to say you are dishonest or a greenhorn... my comments were not directed at you. But if my comments have offended you nonetheless, I offer my sincere apologies. Hope you can forgive me.

When making important financial/investment decisions, one cannot use the original purchase price to calculate yield because it will only mislead.

Example:

Bought property A at $600psf. Rented out at $6psf/month. Rental yield = 12% pa. But if current price is $2,000psf, your rental yield drops to 3.6% pa.

If property B can give you 6% rental yield if you buy now, that will be $10psf/month. Ceteris paribus, one should sell his current property and jump ship to the second one. Or if another investment, be it bonds or some exotic structured products can offer better returns, why not make the move? At least, with the above calculation, you can make better-informed decisions. That's allocation of capital in a nutshell.

What's ceteris paribus?

Agents will say anything to make a deal. The yield will be hi to a buyer. After all they are the middle man. A 'good' agent will probably say to an owner that yield is too low, why not sell and buy somewhere else with higher yield (and make commissions)...

I generally only pay 10% attention to what they say.. I have yet to find a good agent in HK who will help me sell (rather than buy, buy, buy... This is the stupid thing I find about agents.. I need to sell to buy, and they don't think past the current deal.

So LittlePig, it's not as easy as shifting to another investment, there are considerable transactional costs (stamp, commissions, etc)....

So anyone willing to sell me their Sail unit cheaply... I think you are going to earn a very low yield...:)

Same question - what's ceteris paribus?

<<So LittlePig, it's not as easy as shifting to another investment, there are considerable transactional costs (stamp, commissions, etc)....>>
Yes Macauvillager! That's why I added a caveat emptor... ceteris paribus... but have ignored transactional costs in my example to simplify things, its not meant to confuse/smoke.


<<So anyone willing to sell me their Sail unit cheaply... I think you are going to earn a very low yield...>>
Hahaha... that's a good one! Sail owners will not sell not because they think yield will improve... but if you look at what MBR, OrchardResidences, OneShenton are selling for... you'll see shctaw and Baby's point...

Same question - what's ceteris paribus?

My dear, ceteris paribus is one of the first Latin words you'll come across in Economics101... just something I use to sound intelligent... google it... :lol:

You are very smart my dear :)

It means with other things being the same :)

Is what I said correct?

Correct... give you 100 marks my dear :)

:):lol:

Clever pigpig, this is one of the factor I use to choose my rental agent.

If he compare the rental he get with my original purchase price, I will say byebye to him.

I bought a 1000 sq ft FH property in D15 for $313,000 in June 2003, at current market the yield is only 4%.

Agent whom cannot find a good paying tennant ask me to accept lower rental base on my original purchase price.

Very misleading.



This is a sign of a greenhorn at work. Agent should understand that current market rate rental got nothing to do with the purchase price of the owner. If rental is lower owner must accept lower rental.


To add to that, that's how i determine target selling price from rental yield too. When my agent told me Sail studio units can rent for $6k, i told her to market it for me at $2400 per square foot. She called me "shen jing ping" albeit in a nice way.

Showed her that if she is confident can rent out for $6k, then with a 4.5% yield, that translates my unit to $1,576,800. Which is $2400psf..
The look on her face was priceless... and til today, she still dont get it..:ohno:

To add to that, that's how i determine target selling price from rental yield too. When my agent told me Sail studio units can rent for $6k, i told her to market it for me at $2400 per square foot. She called me "shen jing ping" albeit in a nice way.

Showed her that if she is confident can rent out for $6k, then with a 4.5% yield, that translates my unit to $1,576,800. Which is $2400psf..
The look on her face was priceless... and til today, she still dont get it..:ohno:

Well, to be fair to property agents, they are not CFA-trained.

To add to that, that's how i determine target selling price from rental yield too. When my agent told me Sail studio units can rent for $6k, i told her to market it for me at $2400 per square foot. She called me "shen jing ping" albeit in a nice way.

Showed her that if she is confident can rent out for $6k, then with a 4.5% yield, that translates my unit to $1,576,800. Which is $2400psf..
The look on her face was priceless... and til today, she still dont get it..:ohno:

Basing on 4.5% yield is still being quite generous. At the peak of market, yields should average around 3-3.5% which means around the 2 million mark.

Has any owners here moved in already?

Hi NS Fans,
Took some pictures when i visited last week. Enjoy !

View from 31F Sky Garden, Newton Suites

http://farm3.static.flickr.com/2131/1496030064_6caaae82c3.jpg?v=0

31F Sky Garden View - 3X Zoom

http://farm3.static.flickr.com/2083/1496030080_e992083be9_b.jpg

If NS can see concourse, means that it can see Kallang Basin? :banana:

Better take photos of the DHL Balloon before it's gone!

http://farm3.static.flickr.com/2280/1496030088_a0137cefd5_b.jpg

Thomson Euro-Asia looks a lot like De Paradiso. :D

31F Sky Garden View - 3X Zoom

http://farm3.static.flickr.com/2083/1496030080_e992083be9_b.jpg

Nice view!! I think NS should be moved to the completed folder soon as some residents have moved in by now as I see lights switched on in some of the units at night.

Ask RC to do that :)

looks like the view will be there for only a few years. the new lincoln lodge and the one by allgreen will virtually obstruct the entire view eventually. :ohno:

Location; location; location :)

looks like the view will be there for only a few years. the new lincoln lodge and the one by allgreen will virtually obstruct the entire view eventually. :ohno:

I think that should be the case for the 2 bedrooms.:ohno:

I have been to view the 3 bedrooms and this is what I have observed:

The 3 bedrooms will have beautiful permanently unblocked views, unless the URA decide to redevelop MacRitchie Reservoir and Bukit Timah GCB zoned land. Within sighting distance of 3 bedrooms' view are Bukit Timah Hill, Green Fairways, Bukit Timah Turf Club, and SICC. So I think high rise redevelopment in those areas is very unlikely.

Which got me thinking: which other prime district condos have clean unblocked views like that? I can only think of those in the Tanglin, Jervois and Claymore areas. Maybe Mount Sinai. But those in Mount Sinai have ugly views of Jurong factories and refineries.

Yes those that bought the 3-bedders are smart :D

Is it me or has the NS thread gone all quiet and dull of late ? :ohno: I was looking forward to pictures, lively discussions and even open-houses to view the 2 bedders now that NS has finally TOPed ?!

Sense some of this could be attributed to the strong remarks made earlier on the "rent vs sell" topic. I believe most of us appreciate and welcome good advice since many such as myself are also here to learn. Nevertheless, i feel some of the opinions and advice expressed earlier on this thread came across too strong and may have unwittingly hurt others.

Those posting their opinions especially strong, opposing ones pls try to be a bit more diplomatic in future ?

Those who may have felt they were at the receiving end of strong, possibly nasty remarks, none of its personal or directed specifically at you.

I hope that with this, we'll be able to continue the open, friendly & lively discussions on NS we once enjoyed.

:wtf: You referring to Ady Ahmari?

Love this picture. Top view of NS pool. Woha went to the extent of decorating the roof of the clubhouse/gym in the same NS trademark - tri grey tones !

http://farm3.static.flickr.com/2262/1551976203_ff5edc85df_b.jpg

NS Sky Gardens with alternate floorings - the main picture with grey stone, the one below with wooden planks.

http://farm3.static.flickr.com/2047/1551976207_94075c66c1_b.jpg

Woah! Nice!

The pool tiles look nice :)

http://www.pbase.com/gomus/image/82820180/original.jpg

Nice picture!

You live @ Newton Suites?

Nice picture!

You live @ Newton Suites?

awesome awesome pics!!...just saw ads in singaporeexpats advertising for 2 beddas at Newton Suites for $1.8m to $1.9m which is over $2300psf....!!..seems a bit optimistic surely? :banana:

Sooner or later, these prices are gonna become reality :)

Sooner or later, these prices are gonna become reality :)

do you really think so? so far, the latest transacted price on URA is around $1500...nothing has gone above $1600psf and now owners are asking for $2300psf? seems a bit crazy? but hey, what buyers want is quite different from what sellers want...
^^

Perhaps they are testing the market?

Sooner or later, these prices are gonna become reality :)

Ya. When HDB prices at $1000 psf..hee hee.

Cannot, I think. HDB will try to control the prices.

Cannot, I think. HDB will try to control the prices.

in that case, 80% of Singaporeans staying in HDB will not be able to afford $2300 psf forever. HDB Resale now at $300-$400 psf. Where to get $2k psf difference since most people dont have income to support $2k psf mortgage.

Precisely ^^

Only 10% of the total earners in Singapore is earning above $150k. HDB has to come in to build afforable apartments for the masses. But, I must say the newer breed of HDBs are really impressive after viewing the HDB roadshow. :)

in that case, 80% of Singaporeans staying in HDB will not be able to afford $2300 psf forever. HDB Resale now at $300-$400 psf. Where to get $2k psf difference since most people dont have income to support $2k psf mortgage.

Only 10% of the total earners in Singapore is earning above $150k. HDB has to come in to build afforable apartments for the masses. But, I must say the newer breed of HDBs are really impressive after viewing the HDB roadshow. :)

those at Dawson will be sold to SERS or first/2nd-timers only. If you want to stay in Dawson, buy a 40yr 1rm flat near MRT and wait for SERS. Or else need to ballot.

HDB is slowly distancing itself from the responsibility of building for the middle-class. Just sell land to developers thru DBSS. No risk. Just collect money. Affordable housing available only in Punggol, next to Johor chemical hub.

Going off-topic. hee hee.

Btw, can any owners here post pictures of the interior?

in that case, 80% of Singaporeans staying in HDB will not be able to afford $2300 psf forever. HDB Resale now at $300-$400 psf. Where to get $2k psf difference since most people dont have income to support $2k psf mortgage.

Agree on this.

$2k psf was the most expensive luxury high end apartment at Admore just 2 years ago !

Developers are now asking close to $2k psf at city fringe mid end developments. Singapore suddently got so many rich mid income earners ?

Unless the location is very prime, I don't believe mid end developments at $2k psf is sustainable after 2-3 years when all enbloc redevelopments are up in 2010-11.

Luxury High end and mid end price gap will stretch furthur and furthur. This is despite developers keep saying mid and mass market still have much to chase up to close the gap towards high end.

Luxury high end owners or investors do not solely rely on a monthly fixed salary.

End of the day, the middle income salaried workers are still cap by his monthly paid salary, which in Singapore there is no way annual salary increment is double digit like India, Vietnam, or even China.

Agree on this.

$2k psf was the most expensive luxury high end apartment at Admore just 2 years ago !

Developers are now asking close to $2k psf at city fringe mid end developments. Singapore suddently got so many rich mid income earners ?

Unless the location is very prime, I don't believe mid end developments at $2k psf is sustainable after 2-3 years when all enbloc redevelopments are up in 2010-11.

Luxury High end and mid end price gap will stretch furthur and furthur. This is despite developers keep saying mid and mass market still have much to chase up to close the gap towards high end.

Luxury high end owners or investors do not solely rely on a monthly fixed salary.

End of the day, the middle income salaried workers are still cap by his monthly paid salary, which in Singapore there is no way annual salary increment is double digit like India, Vietnam, or even China.
You sure? Then shouldn't projects like Southbank, CSR or Citylights be around that price too? Riverine has already reached that price. Are you referring to FH properties?

Examples are recent new launches at Amber Rd...... closing to $2k psf.... one by CDL and up coming one from FEO.

I thought I saw somebody said only 5% of residents earned > $150k annual salary in Singapore ?

In this case I hardly believe they can afford $2k psf 3 bedder apartment to stay ?
For investment, may be I can understand if capital appreciation is good in future.
But buying at this price to rent out for rental yield in the middle market could be a challenge when supply exceed demand from 2010 in those area.

Only 10% of the total earners in Singapore is earning above $150k. HDB has to come in to build afforable apartments for the masses. But, I must say the newer breed of HDBs are really impressive after viewing the HDB roadshow. :)

Do you have the latest figures on
1. 90-percentile individual income, and
2. 90-percentile household income ?

I believe the 90-percentile household income is around $165k pa. I can't remember the figure so I may be wrong. I think this is low compared to other developed countries.

If like what you said, 90-percentile individual income is $150k pa, then this number is quite small compared to other developed countries.

Examples are recent new launches at Amber Rd...... closing to $2k psf.... one by CDL and up coming one from FEO.

I thought I saw somebody said only 5% of residents earned > $150k annual salary in Singapore ?

In this case I hardly believe they can afford $2k psf 3 bedder apartment to stay ?
For investment, may be I can understand if capital appreciation is good in future.
But buying at this price to rent out for rental yield in the middle market could be a challenge when supply exceed demand from 2010 in those area.

Amber 2k psf?! That only applies to FH right? :D

Do you have the latest figures on
1. 90-percentile individual income, and
2. 90-percentile household income ?

I believe the 90-percentile household income is around $165k pa. I can't remember the figure so I may be wrong. I think this is low compared to other developed countries.

If like what you said, 90-percentile individual income is $150k pa, then this number is quite small compared to other developed countries.

$150k pa individual income means you are at the 91.2th percentile whereas $165k pa individual income means you are at the 92.2th percentile.

Those at the 90th percentage individual income means they are getting paid $142,500 pa, which is quite a lot less than the numbers you guys gave.

Nice analysis ^^ :)

$150k pa individual income means you are at the 91.2th percentile whereas $165k pa individual income means you are at the 92.2th percentile.

Those at the 90th percentage individual income means they are getting paid $142,500 pa, which is quite a lot less than the numbers you guys gave.

Nice one.

What about 90th-percentile household? I believe it is $165k pa.

What percentile is $200k pa individual?

$150k pa individual income means you are at the 91.2th percentile whereas $165k pa individual income means you are at the 92.2th percentile.

Those at the 90th percentage individual income means they are getting paid $142,500 pa, which is quite a lot less than the numbers you guys gave.

Does it include employer's CPF contribution and year end bonus ?

Must be higher than this. How about examples of hawkers that under declared like the Tip Top curry puff ?

Nice one.

What about 90th-percentile household? I believe it is $165k pa.

What percentile is $200k pa individual?

PreciseDrive hinted he earns $200k pa. :naughty:

PreciseDrive hinted he earns $200k pa.

It's just a question. :)

I wanted to ask for percentiles in step of $50k from $100k, $150k, $200k, $250k, .... to check out the profile of the potential buyers. :)

Examples are recent new launches at Amber Rd...... closing to $2k psf.... one by CDL and up coming one from FEO.

But buying at this price to rent out for rental yield in the middle market could be a challenge when supply exceed demand from 2010 in those area.

Former Amberville site selling for close to $2k psf?

Sorry, just found the web link. Based on individual income of $150,000, it is actually at 91.2th percentile of the population. :lol:

Note that the data take into account only tax paying residents. Non-residents and those who don’t pay tax (probably due to having income lower than $20,000 per annum) are not included in the data.

Do you have the latest figures on
1. 90-percentile individual income, and
2. 90-percentile household income ?

I believe the 90-percentile household income is around $165k pa. I can't remember the figure so I may be wrong. I think this is low compared to other developed countries.

If like what you said, 90-percentile individual income is $150k pa, then this number is quite small compared to other developed countries.

Former Amberville site selling for close to $2k psf?

Wow! 2k psf is quite high!

Wow! 2k psf is quite high!

anyone have any idea on whether any 2 beddas have been sold for over $1800psf? THe latest URA figures indicate that latest prices are only around $1600psf. Seems like a huge difference between asking prices and realistic prices?

:bash:

Sometimes, the owners ask for these prices just to test the market.

Those who wish to view the interior of the 2 bedder pls go to www.propertyhub.com.sg

go to Pte. Property for rent id 3994.

Thanks

Sorry, just found the web link. Based on individual income of $150,000, it is actually at 91.2th percentile of the population. :lol:

Note that the data take into account only tax paying residents. Non-residents and those who don’t pay tax (probably due to having income lower than $20,000 per annum) are not included in the data.


Greetings surfers! Can you provide the link pls. I am sure itll be usefull for forumers here. Many thanks!

Those who wish to view the interior of the 2 bedder pls go to www.propertyhub.com.sg

go to Pte. Property for rent id 3994.

Thanks

Nice to hear from you again.:)

welcome back ady! :)

http://www.salary.sg/2007/income-percentile/

Greetings surfers! Can you provide the link pls. I am sure itll be usefull for forumers here. Many thanks!

Those who wish to view the interior of the 2 bedder pls go to www.propertyhub.com.sg

go to Pte. Property for rent id 3994.

Thanks
YAY! You're back :-)

Hey guys thanks.
Too bad I can't post my attachments on this forum.

If u still keen on my open house pls let me knw on my email?

Cheers.:cheers:

Hey guys thanks.
Too bad I can't post my attachments on this forum.

If u still keen on my open house pls let me knw on my email?

Cheers.:cheers:

Nice pics Ady!
What has the reply and response been to rental and sale units?
:banana:

Hey guys thanks.
Too bad I can't post my attachments on this forum.

If u still keen on my open house pls let me knw on my email?

Cheers.:cheers:
Hehe :D No money.

Hehe :D No money.


See see look look la.
never ask u to rent or wat.:bash:

Nice pics Ady!
What has the reply and response been to rental and sale units?
:banana:

Hi response is good but many Tenants thought asking prices are around $3-$4.5k.:nuts:

Plus as you know they are too many competitions asking the same pricing.:ohno:

How's ur unit then?

Hi response is good but many Tenants thought asking prices are around $3-$4.5k.:nuts:

Plus as you know they are too many competitions asking the same pricing.:ohno:

How's ur unit then?

$3 to $4.5k for a 2 bedda at Newton brand new? they are trully delusional! those sort of prices existed a year ago during the slump!

See see look look la.
never ask u to rent or what :bash:

Hehe :D

Having a look at URA rental data (more than 10 deals in past quarter, 2Q07). Amaryllis Ville has one of the highest rents (median $psf/m of $4.92). Carribbean at Keppel is $5.48. Cuscaden Residences only $5.53.
Others hi figures are Mill Point $5.28, Pier at Robertson $6.30, Robertson 100 $4.99, Scotss 28 $5.19.
Guess others/ultra luxury don't have enough deals to register.

For latest 3Q figures, Amaryllis ranked 4th at $5.4 (10% increase). Ardmore Park $6.15, Carribean $6.08. Mill Point $5.61. Four Seasons Park only $5.09

Heh? How come so low?

Heh? How come so low?

Depends if you're a landlord or tenant :)
Which low? Low in general or specific ? Again, maybe URA data gets delayed. At $5.5 psf/m, Amaryllis 3 bedder (approx 1300 sf) is $7.2k per month. When I looked (approx 1.5 years ago) price was approx $4.5, maybe $5k. So price increased by 50-70%, which for just over 1 year, I think a tenant will say is a lot !!
In relation, Cuscaden is priced much higher psf, say 50%, but just over 10% in rental. Of course, Amaryllis is leasehold so much cheaper.
I think Newton Suites, being newer, closer to MRT and 'so nice' will go for higher than Amaryllis. So these figures are good for NS and shows hi rentals can be acheived for Newton/Novena.
However, there may be price resistance from tenants given these rental hikes.

Specific.

Depends if you're a landlord or tenant :)
Which low? Low in general or specific ? Again, maybe URA data gets delayed. At $5.5 psf/m, Amaryllis 3 bedder (approx 1300 sf) is $7.2k per month. When I looked (approx 1.5 years ago) price was approx $4.5, maybe $5k. So price increased by 50-70%, which for just over 1 year, I think a tenant will say is a lot !!
In relation, Cuscaden is priced much higher psf, say 50%, but just over 10% in rental. Of course, Amaryllis is leasehold so much cheaper.
I think Newton Suites, being newer, closer to MRT and 'so nice' will go for higher than Amaryllis. So these figures are good for NS and shows hi rentals can be acheived for Newton/Novena.
However, there may be price resistance from tenants given these rental hikes.

100% agree!. URA data for sales and rental are great but are quite old. A potential buyer or tenant will be misled by relying on them before there is a time delay in the data. e.g latest URA sale price for Newton Suites is around $1700psf wherease latest sale has been closer to $1850psf. But hey URA data is better then nothing so is a good starting point. Problem is in this sort of market, prices move so quickly so it is hard to get an accurate feel of what is the realistic price.:banana:

100% agree!. URA data for sales and rental are great but are quite old. A potential buyer or tenant will be misled by relying on them before there is a time delay in the data. e.g latest URA sale price for Newton Suites is around $1700psf wherease latest sale has been closer to $1850psf. But hey URA data is better then nothing so is a good starting point. Problem is in this sort of market, prices move so quickly so it is hard to get an accurate feel of what is the realistic price.:banana:

that is a feature of the real estate market. imperfect information. players all trading semi-blind.

Thats why URA lagging data is still better than the next best alternative, biased agents' hearsay!!

Yeah, yeah ^^

Yeah, yeah ^^

Sales & rentals at Newton Suites seems to have "softened" a bit but positive thing is that I don't think landlords or owners are desperate to sell or lease as I am not seeing a drastic drop in asking prices for rent or sale...^^

Now what could be the reason? ^^

latest URA caveat for newton suites is $1,939 psf... #16 floor 3 bedroom, i heard!

Wow that's high for a 16th floor unit! ^^

latest URA caveat for newton suites is $1,939 psf... #16 floor 3 bedroom, i heard!

Wow, Novena joining the 2k league !!:)
Thats SGD2.5m ?
Wonder also how much is also TOP effect

And to think last time it was known as a suburban location :lol:

Wow, Novena joining the 2k league !!:)
Thats SGD2.5m ?
Wonder also how much is also TOP effect

Newton Suites is not in the Novena suburb. Newton Suites sits on prime freehold Newton land. This sort of price is expected given Lincoln Lodge will probably launch at $2500psf next year after being sold to a group of developers for $1500psf this year. There is normally a 20% to 30% price difference between Novena and Newton area.

$1939psf compare to $4000psf being achieved in the Orchard Rd (Scott Square & Marq) area which is only 5mins away seems like good value to me still. :banana:

Also to think that prices at The Sail (99LH) are going for over $2000psf it really does put Newton Suites pricing in perspective.

Know of a low floor 2 bedder that is tenanted at $5300 ( partial furnish, 797 sqft ) & another high floor 2 bedder at $6000. Thats $6.5-$7.5psf/m.

Newton Suites is not in the Novena suburb. Newton Suites sits on prime freehold Newton land. This sort of price is expected given Lincoln Lodge will probably launch at $2500psf next year after being sold to a group of developers for $1500psf this year. There is normally a 20% to 30% price difference between Novena and Newton area.

$1939psf compare to $4000psf being achieved in the Orchard Rd (Scott Square & Marq) area which is only 5mins away seems like good value to me still. :banana:

Also to think that prices at The Sail (99LH) are going for over $2000psf it really does put Newton Suites pricing in perspective.

It is also freehold.

Newton Suites is not in the Novena suburb. Newton Suites sits on prime freehold Newton land. This sort of price is expected given Lincoln Lodge will probably launch at $2500psf next year after being sold to a group of developers for $1500psf this year. There is normally a 20% to 30% price difference between Novena and Newton area.

$1939psf compare to $4000psf being achieved in the Orchard Rd (Scott Square & Marq) area which is only 5mins away seems like good value to me still. :banana:

Also to think that prices at The Sail (99LH) are going for over $2000psf it really does put Newton Suites pricing in perspective.

If Novena is a suburb, it must be a super-super suburb since it is classified under CCR. Even RCR is not considered suburb - not to mention CCR. I thought suburb is OCR?

What's with all this "OCR" thing?

CCR= core central region
RCR= rest of central region
OCR= outside central region

Technically, D11 parts of Novena is CCR, D12 parts of it under RCR.

However physically it is all still Novena, good access location.

Thanks ^^

So CCR means prime area, RCR is on the edge of the city and OCR is suburb. Am I right to say this?

This got to be one of the nicer condo project out there, as the exterior design will not fade over in time, while its neighbours will likely to looks older in 5yrs time....

Yeah, the exterior won't fade, it'll just rust...

The sunshades are excessive man.

wondering how accurrate is this website?

http://www.propertyvalue.com.sg/cont...lysis&region=B

Price of new property in Orchard drop 10% in DEC?

wondering how accurrate is this website?

http://www.propertyvalue.com.sg/cont...lysis&region=B

Price of new property in Orchard drop 10% in DEC?

Why are you going around the different threads posting this same message?
There are a total of 7 such postings from you in this forum.

Why are you going around the different threads posting this same message?
There are a total of 7 such postings from you in this forum.

who cares if orchard prices drop 10% - it is still unaffordable. i would buy in the newton area as the area is still significanty cheaper then orchard area. Newton Suites is just gorgeous. Also, the steel shades will not rust because it is stainless steel and titanium coated.

Would anyone know if there is a 1,000 sq ft unit range at Newton Suites. So far I have seen 797 or 1288 but nothing in between.

[Breaking News] Emporis Award 2007 - MGM Grand Macau ranks 10th for the best skyscraper in the world

--------------------------------------------------------------------------------

Here is the top 10 list :

Top ten list:
73 points: Het Strijkijzer (Netherlands)

48 points: Newton Suites (Singapore)

47 points: Ontario Tower (U.K.)

44 points: Torre Espacio (Spain)

28 points: Aspire Tower (Qatar)

27 points: New York Times Tower (U.S.A.)

23 points: Rose Tower (U.A.E.)

23 points: The Willis Building (U.K.)

16 points: Naberezhnaya Tower C (Russia)

14 points: MGM Grand Macau (China)
__________________
CITY OF MELBOURNE A vibrant place to be ...

Experience luxury and excitement at its best in Asia - Macau Cotai Strip
Over 20 hotels under construction with more than 60,000 rooms, Shopping Centers, Entertainment Facilities and Casinos.

www.macaudailyblog.com,www.a2zcasino.eu,www.a2zmacau.com
By a2zMacau

www.ggaaxx.blogspot.com
By ggaaxx

www.seemacau.blogspot.com
My Blog

Full list of skyscrapers at Emporis Macau Page : http://www.emporis.com/en/wm/ci/?id=macau-china

^^^^
Something from Macau forum...haven't checked source myself..

Anyway, well done to NS and owners for getting 2nd in the World !!!! :cheers:
Maybe more awards to come ?

Only 2 sizes available at NS - 797sqft 2 bedder city facing and 1238sqft 3 bedder greenery, low rise residential facing.

I passed by Newton Suites. Truly a unique design and impressive. However, I wonder about the quality of its property management arrangement. A number of common areas (e.g. corridor, pool changing area) are not lighted. The protective covering in the elevator is coming off and no one seemed to be bothered about it (easy enough to put it back in place). There were litters (brochures) on the amenities area. All easily fixable but I wonder why such a high end development is not better taken cared of?

Newton Suites shortlisted for International Highrise Award

By ARTHUR SIM

UOL's Newton Suites has been selected as one of the five contenders for the International Highrise Award (IHA).

Having made the shortlist, Newton Suites, which is designed by award-winning Singapore architectural firm, WOHA, has been elevated to the same league of buildings designed by Foster and Partners (Hearst Tower, New York), Renzo Piano Building Workshop (New York Times Building) and OMA (Television Cultural Centre, Beijing).

An international jury of architects, engineers, real-estate specialists and architecture critics in Frankfurt/Main were responsible for the selection of the five buildings.

On Newton Suites, the Jury citation reads: 'In this residential tower, the feeling of living in the tropics both indoors and outdoors is transferred to a vertical dimension. It represents a development for life in the vertical in densely developed metropolises and can be seen as a pioneering model for other tropical cities.'

UOL Group COO Liam Wee Sin said that being on the shortlist with the likes of Hearst Tower and New York Times Building, 'is a step closer towards building an exciting living environment for Singapore, and having a development good enough to be selected among entries from around the world'.

'For UOL, the recognition will inspire us to continue to push the frontier of good design and sustainable city living in Singapore,' he added.

Newton Suites is a 36-storey apartment building, clad in metal mesh sunshading. It features cantilevered skygardens and a 30-storey wall of creepers.

The green areas of the building exceed the original site area, demonstrating how cities in the future can become much greener without loss of density or quality of living.

WOHA director Wong Mun Summ added: 'The integration of the environmental features such as sunshading and hanging gardens into the design shows how tropical highrise can be different from temperate climate models.'

Source: Business Times

High praise for gardens in the sky

24 Oct 08

Greenery Awards laud use of plants in building designs

RUNNING up the centre of the posh, 36-storey Newton Suites is a wall covered in Trumpet vine which, at 100m, is the tallest in Singapore.
The Newton Road condominium, where units fetch over $1million, is also bursting with communal gardens and naturally lit common areas.

http://www.straitstimes.com/STI/STIMEDIA/image/20081024/ST_IMAGES_SHKGREEN24Am.jpg

'We wanted to create a tropical feel with this sheath of sunshade, instead of a glassy one, to respond to the environment,' said Mr Donovan Soon, a senior associate at architecture firm Woha, which was responsible for the building's design.

Yesterday, that commitment paid off when the company was handed a new award designed to recognise the best 'gardens in the sky'.

Created by the National Parks Board (NParks) and the Singapore Institute of Architects, the Greenery Awards are meant to encourage builders to incorporate more plant life into their designs.

The push is a relatively new one, as designers and officials look towards adding a touch of nature to Singapore's monoliths of steel and glass.

Along with Woha, three other companies received awards yesterday.


DP Architects won for its rooftop garden at VivoCity;

DCA Architects was honoured for its outdoor terraces at One George Street;

and Eco-id was recognised for its work at the Naumi Hotel, which features a steel mesh, draped over its exterior, laced with climbing plants.
NParks chief operating officer Leong Chee Chiew said that the award-winning buildings are not just meant to be aesthetically pleasing.

The greenery cools the premises, cutting the reliance on air-conditioning, and has a calming effect on residents and office workers.

Meanwhile, five constituencies, together with the South West Community Development Council, were recognised for their commitment to the environment.

They bagged the Clean & Green Singapore awards for efforts to encourage residents to go green by cutting back on air-conditioning and keeping housing blocks litter-free, among other things.

The awards are the brainchild of the National Environment Agency.

Winners will receive their prizes from Prime Minister Lee Hsien Loong next week at the official opening of the Marina Barrage, a complex that overlooks Singapore's newest reservoir.

PM Lee will also kick-start the month-long Clean and Green Singapore campaign with a three-day carnival at the barrage.

The carnival aims to show visitors how to adopt an environmentally friendly lifestyle.

Straits Times

They squeezed the pic. :lol:

http://www.virtualhomes.sg/FileUpload/Project/108/Images/in4.jpg

http://www.virtualhomes.sg/FileUpload/Project/108/Images/in2.jpg

http://www.virtualhomes.sg/FileUpload/Project/108/Images/floor_typeA.jpg

http://www.virtualhomes.sg/FileUpload/Project/108/Images/floor_typeB.jpg

more Floor Plans (http://www.virtualhomes.sg)

http://www.virtualhomes.sg/FileUpload/Project/108/Images/elevation.jpg

more pictures from:http://www.virtualhomes.sg/newtonsuites

:)

Thanks Moonk123

I was able to check out Newton Suites recently. While the tower looks impressive, the elevator lobby looks dark and unappealing. One issue is that it seems to be dimly lighted both at the entrance and inside the elevator. This is something that can be easily fixed, and I wonder why the building maintenance is not acting on this. Indeed the entire place seems sparsely lighted including the swimming pool area/amenities floor. There must be a better balance between being green/energy saving and having sufficient lighting to prevent accidents.

Cant believe got an offer of $1550psf for 3bdrm in stack 02...was REJECTED!!:bash:

Cant believe got an offer of $1550psf for 3bdrm in stack 02...was REJECTED!!:bash:

high floor? too many new projects come out, the price may get lower.

high floor? too many new projects come out, the price may get lower.

Above 28th!Plus the Yield not attractive at all but still was being Rejected!

Above 28th!Plus the Yield not attractive at all but still was being Rejected!

The owner could have bought in from developer at sub $1k p.s.f. levels before the start of the last property upswing and therefore not in a hurry to sell. His yield from rental if he is renting out would still generate positive cashflow and a pretty decent yield at current mortgage rates base on his defensive locked-in price.

Anyway don't be disheartened. Pick and choose, who knows you may be getting a better deal at the next avaliable opportunity. There are really many apartments to choose from in Newton/Novena unless you are a die-hard WOHA fan! Good luck! :)

:cheers:
Yup..he is the 1st buyer bought around $1.18m($953psf).

Actually me an agent acting for my this buyer who offered $1550psf.
Now she backed to $1.88m max and only Newton Suites.

Thanks for the encouragement.:)

The owner could have bought in from developer at sub $1k p.s.f. levels before the start of the last property upswing and therefore not in a hurry to sell. His yield from rental if he is renting out would still generate positive cashflow and a pretty decent yield at current mortgage rates base on his defensive locked-in price.

Anyway don't be disheartened. Pick and choose, who knows you may be getting a better deal at the next avaliable opportunity. There are really many apartments to choose from in Newton/Novena unless you are a die-hard WOHA fan! Good luck! :)

Estate land area looks very small. Anybody knows how big is it? The ceiling appears very low, reminds me of just like HDB flat (if we don't know this is a condo). The building looks very dark from outside, and gives an eerie feeling. My child said didn't want to live in there because looks very dark.

I was able to check out Newton Suites recently. While the tower looks impressive, the elevator lobby looks dark and unappealing. One issue is that it seems to be dimly lighted both at the entrance and inside the elevator. This is something that can be easily fixed, and I wonder why the building maintenance is not acting on this. Indeed the entire place seems sparsely lighted including the swimming pool area/amenities floor. There must be a better balance between being green/energy saving and having sufficient lighting to prevent accidents.

I love this project! Very lush and green.