4.3m for bedrooms and living room. the rest of the place same as other units, ab 3m.

cant wait!! getting my keys only on 5th june...

anybody saw how high is the ceiling for top floor units??

thanks.. abit shorter than promised by agent... hmm..

The standard ceiling height for dining and living is about 2.7 to 2.8m, defintely not 3 m...it is low

You can refer the pics , note the clearance from the ceiling to the top of the aircon unit....about 2 inches

http://www.flickr.com/photos/27085515@N04/2530155048/

Stingraytan,

Think we need to verify the height physically...

I have also replied in the Parc Emily Forum on this matter. Perhaps we can continue from there so as not to flood the skyscrapercity forum.

thanks.. abit shorter than promised by agent... hmm..

Got my gateman at last. He was tall, dark and handsome. I am kidding of course.
The gateman system is pretty nifty.

Haven't actually looked for defects yet, will do so at leisure over the weekend.

Tip: You can phone Singapore Power and set up your appointment for the activation of your power and water supply but must be there in person to receive them. I called on Thursday but they had back-to-back bookings up to Monday, so call them early to activate your power/water supply.

Hi Snipsnop

Saw the pictures you took. What I like about your apartment layout is that you could convert the dining area into a 3rd bedroom (that is, if you need an extra room).

Anybody knows when is the latest I could collect my keys? LOL

BTW, I saw an advertisement in ST last Saturday for rental of a 1-bedder at Parc Emily at $4,200 per month. Is that doable?

BTW, I was expecting to be given a 'to scale' floor plan when I was briefed today, but was told that we will not be getting it. There is a diagram of the floor plan, but without measurements. They leave it to your contractor to measure the place.

Got my gateman at last. He was tall, dark and handsome. I am kidding of course.
The gateman system is pretty nifty.

Haven't actually looked for defects yet, will do so at leisure over the weekend.

Tip: You can phone Singapore Power and set up your appointment for the activation of your power and water supply but must be there in person to receive them. I called on Thursday but they had back-to-back bookings up to Monday, so call them early to activate your power/water supply.

wow! developer does not apply for water/power? That's amazing. Both apartments I bought from developer came with max 2 weeks water/power. they expect you to tranfer in those 2 weeks. You can apply online at www.spservices.com.sg

wow! developer does not apply for water/power? That's amazing. Both apartments I bought from developer came with max 2 weeks water/power. they expect you to tranfer in those 2 weeks. You can apply online at www.spservices.com.sg

Which 2 developments are these if I may ask? I know ICON provided utilities for about 2 weeks like wat u said. I was kind of disappointed that CDL was not able to match FEO in this aspect. When I collected my keys at about 3pm, the aircon was on and the unit was nice and cool. Power was cut at 6pm.

Which 2 developments are these if I may ask? I know ICON provided utilities for about 2 weeks like wat u said. I was kind of disappointed that CDL was not able to match FEO in this aspect. When I collected my keys at about 3pm, the aircon was on and the unit was nice and cool. Power was cut at 6pm.

millpoint (soilbuild) & visioncrest (wingtai)

double post

millpoint (soilbuild) & visioncrest (wingtai)

Looks like CDL has some catching up to do in terms of customer service, surprisingly.

Anyway, for those yet to collect their keys, the view from my balcony...

http://i182.photobucket.com/albums/x265/tyche007/pano2c.jpg

[QUOTE=tyche;21245992]Looks like CDL has some catching up to do in terms of customer service, surprisingly.

Anyway, for those yet to collect their keys, the view from my balcony...]

Tyche, Nice view man.. wanna trade ? ha ha ... :lol:

Anyway 2.7-2.8m for the height of the ceiling is lower than what i thought. Especially if for ID you put in false ceiling... macham like midget man...

Enjoy the collecting of keys pple... i'm still waiting for my appt... wed! ...seems like forever. At least my contractor not bad.. he's doing up a 3D view of the place before he does any work. Quite professional i thought...

Am sure there will be owners trying their luck, I think it should be able to close between $3500-$3800.

BTW, I saw an advertisement in ST last Saturday for rental of a 1-bedder at Parc Emily at $4,200 per month. Is that doable?

Do we have access to the rooftop or a common place on a high floor where we could have a panoramic view of the surroundings?

I know there's is a common rooftop terrace in Emily Residence where everyone living in that development can enjoy the spectacular view.

BTW, I was expecting to be given a 'to scale' floor plan when I was briefed today, but was told that we will not be getting it. There is a diagram of the floor plan, but without measurements. They leave it to your contractor to measure the place.

your contractor should be able to derive the actual measurements from that floorplan using a scale ruler.

I was there today and an agent approached me. She said a 1-bedder without patio is going for $4,000pm and there are ready renters. She asked if I wanted to rent. I said no. Also saw 2 foreign couples taking a look-see around and looking happy. The development is so cosy and has that 'garden' feel.

Tyche, Nice view man.. wanna trade ? ha ha ... :lol:

Anyway 2.7-2.8m for the height of the ceiling is lower than what i thought. Especially if for ID you put in false ceiling... macham like midget man...

Enjoy the collecting of keys pple... i'm still waiting for my appt... wed! ...seems like forever. At least my contractor not bad.. he's doing up a 3D view of the place before he does any work. Quite professional i thought...

Thanks, most pool facing units will have this view. PE is a low-rise dev and most units do not have good views, except for a few lucky stacks facing the right direction. But it's the greenery, peace and quiet that appeals to me.

Am sure there will be owners trying their luck, I think it should be able to close between $3500-$3800.

An agent told me that a 3rd floor 2BR unit was rented last week at $5100 partially furnished.

Do we have access to the rooftop or a common place on a high floor where we could have a panoramic view of the surroundings?

I know there's is a common rooftop terrace in Emily Residence where everyone living in that development can enjoy the spectacular view.

I don't think this was provided for by the developer. But this does not stop us (the residents) from improving the estate and adding facilities later (of course at our own cost). There are older condos that have retrofitted roof terraces/sky gardens for residents to access.

If 2 bedroom can only be rented out at only $5100, 1 bedroom would be a challenge at $4000.

someone told me she rent out her 2 brm at 8 Sophia at 7k. So, I guess PE should be able to fetch the similar.

BTW, I think the mgt should keep some fish iin th lily pond....that will be interesting....

Do u guys know, the karaoke room has no DVDs or songs. if u want to use it, u have to bring your own songs/disks :ohno: I think mgt should at least have some DVDs/songs la! :rant:

The MINIMUM indicative price for rental is about $5.50 to $6 psf unfurnished, and can go up higher depending on many other factors, eg:

1. Your unit facing, and level...some tenants like pool view, some like peace and greenery, some prefer privacy.

2. Your deco, furnishings and what you provide...if its done up nicely, easier to rent, and at a better price.

3. Beware of unscrupulous agents...they will resort to "tricks" to press you to rent even at ridiculously low rentals, they get their commission and got nothing to lose, but the owner will be stuck with low rentals for the next 2 years... so know your market.

A friend advertised his 2 bedroomer at Urbana for rental at $7.5K late last year. Many agents called to criticise his high asking rental telling him its not achievable, and tried to bargain to $6k saying they got ready tenants. My friend was adamant and eventually after about 2 weeks + of showing, rented it out for $7K.

4. How desperate the owner is to rent...tight financially, overstretched oneself, ,mortgage payments, etc

5. Patience...you may get lucky. Besides, there are so many agents out there wanting your business :)

The indicative price for rental is about $5.50 to $6 psf... and dependent on many other factors, eg:

1. Your unit facing, and level...some tenants like pool view, some like peace and greenery, some prefer privacy.

2. Your deco and what you provide...if its done up nicely, easier to rent, and at a better price.

3. Beware of unscrupulous agents...they will resort to "tricks" to press you to rent even at ridiculously low rentals, they get their commission and got nothing to lose, but the owner will be stuck with low rentals for the next 2 years... so know your market.

A friend advertised his 2 bedroomer at Urabana for rental at $7.5K late last year. Many agents called to criticise his high asking rental telling him its not achievable, and tried to bargain to $6k saying they got ready tenants. My friend was adamant and eventually after about 2 weeks + of showing, rented it out for $7K.

4. How desperate the owner is to rent...tight financially, overstretched himself, ,mortgage payments, etc

5. Patience...you may get lucky. Besides, there are so many agents out there wanting your business :)

totally agree with you. agent just want to close the deal fast & get his/her commission. sabar sabar menanti, ya (Indonesian words - means patience & wait)!

Hi All,

Just wondering - what are the benefits of signing an exclusive? Isn't that limiting especially when it is for a period of time ie. 90 days?

Would like to hear your views.
Jenevieve

interested at 1050 dollar level, welcome reply

Hi All,

Just wondering - what are the benefits of signing an exclusive? Isn't that limiting especially when it is for a period of time ie. 90 days?

Would like to hear your views.
Jenevieve
As far as I see it, an exclusive contract benefits the agent more than it benefits you, the seller. You would be legally locked-down to using only one exclusive agent to sell your property. If he does not perform well according to your expectation, i.e., does not bring in enough buyers to view your property or is lazy, you cannot sack him during the exclusive period although you can get his company to replace him (and that's troublesome).

If you get another non-exclusive agent to close a deal for you at a better price during the exclusive period, the exclusive agent can sue you for his commission even though he is not the one who got you the deal.

It is also not just for 90 days (depending on the contract you signed) since there could be a clause in fine print saying as long as both parties have not agreed to stop the exclusive agreement, the contract is still binding on you after the 90 days period. If you are not aware of this clause and after 90 days had assign another agent to sell the property for you, you are still liable to be sued for their commission under the exclusive agreement.

Of course agents would sell you the story that if you sign an exclusive agreement with them, they would be more motivated to work harder and advertise more often blah blah blah....

When I sold my previous properties, I stated upfront to my agents that I would never sign an exclusive with them as I intend to have an open sale. Some agents got me very good prices even without the exclusive agreement.

As far as I see it, an exclusive contract benefits the agent more than it benefits you, the seller. You would be legally locked-down to using only one exclusive agent to sell your property. If he does not perform well according to your expectation, i.e., does not bring in enough buyers to view your property or is lazy, you cannot sack him during the exclusive period although you can get his company to replace him (and that's troublesome).

If you get another non-exclusive agent to close a deal for you at a better price during the exclusive period, the exclusive agent can sue you for his commission even though he is not the one who got you the deal.

It is also not just for 90 days (depending on the contract you signed) since there could be a clause in fine print saying as long as both parties have not agreed to stop the exclusive agreement, the contract is still binding on you after the 90 days period. If you are not aware of this clause and after 90 days had assign another agent to sell the property for you, you are still liable to be sued for their commission under the exclusive agreement.

Of course agents would sell you the story that if you sign an exclusive agreement with them, they would be more motivated to work harder and advertise more often blah blah blah....

When I sold my previous properties, I stated upfront to my agents that I would never sign an exclusive with them as I intend to have an open sale. Some agents got me very good prices even without the exclusive agreement.


dont be fool by this exclusive thingy....it will tied u down..... dont fall for it

There are only 3 duplex units. I'm interested too. :lol:

interested at 1050 dollar level, welcome reply

Hi Nickey and Maverick

Thanks for your inputs. I have the same thoughts on this. I don't want to be tied down to one because you can never tell if the agent is interested in truly pushing your unit. Afterall, exclusiveness for you does not apply to the agent who may have signed other exclusive contracts.

Hi All,

Just wondering - what are the benefits of signing an exclusive? Isn't that limiting especially when it is for a period of time ie. 90 days?

Would like to hear your views.
Jenevieve

the benefit of exclusive is only if you really trust your agent. in this case, the exclusive will help u make sure the price told to the market stays high for your unit.

in non exclusive situation, you never know what different agents actually say to buyers about your bottom line price. they want to rush and get any buyer before another agent swoops in, so they dont care about maximizing your sale value and they will be quicker to cut your price to get buyers interested...must be very careful of this if non-exclusive...

i personally have bought units for $100k less than market price because so-called sellers agents (not exclusive) came straight out and told me the bottom dollar price after 10 seconds....then i offer $20k less than that and they force seller to accept. happened 2 times already...

my personal opinion is choose your agent very carefully....interview a lot and see who u most comfortable with who goes above and beyond the call of duty...provides you good data, comparable rental and sale info, contractor contacts, helps you with things AFTER the deal is closed, etc. etc....after that, stick with this agent and even pay them small bonus if they hit certain targets (ie. 1% if u hit X price, 1.5% if you hit higher than X price, etc.). Paying an extra $4-5,000 fee is small potatoes for a job well done (compared to losing out on up to $100k because u got the wrong agent)

just my humble opinion...

good pointers.. thanks overlorden

Hi All,

Just wondering - what are the benefits of signing an exclusive? Isn't that limiting especially when it is for a period of time ie. 90 days?

Would like to hear your views.
Jenevieve


Do not offer exclusive to any agents.

I have let an agent sell my house solely for 7 months without exclusive. This is trust. If we need to sign anything, the agent got to look somewhere else.

What if the agent got an exclusive and did not put in any effort to sell? This few months where the exclusive falls in may be the time the property took a U turn. You got screw with an exclusive.

ERA agents always tell me they need exclusive to advertise in their website, that is why I tell them to look elsewhere for customers.

PS: An agent do not need exclusive to sell, if they need it; it is because they are not confident to sell the property. Event though I do not sign exclusive, I usually let one agent do the job. My "silence" exclusive do not have a time frame, if I want to give 1 month or 1 year to the agent, it is all up to me. If they screwed up, the "silence" exclusive will be gone in split second.

How much would it cost to prepare a tenancy agreement? I understand that some agents do provide samples of such agreements. Are they reliable?

How much would it cost to prepare a tenancy agreement? I understand that some agents do provide samples of such agreements. Are they reliable?

I believe if you get a lawyer to do it, the price range is from a few hundred to a thousand. Think its a matter of how detailed a tenancy agreement you want. For Parc Em there will be considerations to be made such as the assets we collected, keys, servicing etc.

I have not seen one from an agent as yet.

any agent will be able to provide you with a skeleton agreement on request... you don't really need to go to a lawyer unless you've got specific terms and conditions you want incorporated into the agreement... some agents have their in-house lawyers... some companies also have their in-house lawyers/HR department to draft rental agreements for their own staff and then you negotiate and go from there...

a good agent is one who always have your interest first, screens your potential tenants and will not disappear once the tenancy agreement is signed... not just one who closes the deal in the quickest possible time or one who forces/pressures you into accepting a tenant you don't like...

If you want to diy, you can just google "tenancy agreement". There are some pretty standard sample TAs out there.

Looks like most of you are renting out your place..
Seems like i am the only one staying in PE..

Anyway have finally gotten my keys to my tiny place yesterday morning ...

I was shocked to see someone staying in PE already ! .. The unit was facing the pool and i was shocked to see the lights, sofa etc all up already ... amazing...

Hi everyone

Thanks for your advice.

Looks like most of you are renting out your place..
Seems like i am the only one staying in PE..

Anyway have finally gotten my keys to my tiny place yesterday morning ...

I was shocked to see someone staying in PE already ! .. The unit was facing the pool and i was shocked to see the lights, sofa etc all up already ... amazing...

we just got our keys too!

i really wonder who so fast yah~ got one auntie walking around the pool somemore..

build quality really good, but ktv so small, and the pool table like kidd's sizes..:bash:

Congrats on getting your keys... enjoy...

Understand you've got a top floor unit with the high ceiling. Can share some photos, i'm sure it's very nice. :)

yah.. its really quite nice, but now headache with cost of fitting curtains.. :bash:

usb cable spoil, will try upload pics asap...

Anybody any idea about whether the row of conservation shophouses along Mt Emily Road are privately or govt owned?

Some seem to be empty. They appear to be slated for residential purposes, looking at the exterior. Anybody any idea about the zoning eg. mixed residential and commercial or only residential?

I saw a couple at the 3rd floor 2 bedroom unit near the waterfall walk last Sunday. Wonder if you are here? :lol:

If you intend to lease out your unit, should you apply for Singapore Power services first, or should you let the tenant to do that? Would it be easy to transfer the billing of the power supply usage to the tenant?

hhmmm.. we already applied SP services already, but thought if aircon on when tenants viewing, more pleasant, and also for contractor to do some minor works, they may need electricity...

Looks like most of you are renting out your place..
Seems like i am the only one staying in PE..

Anyway have finally gotten my keys to my tiny place yesterday morning ...

I was shocked to see someone staying in PE already ! .. The unit was facing the pool and i was shocked to see the lights, sofa etc all up already ... amazing...

Ya, the 2nd floor facing swimmin pool is the first one to move it. So efficient.

good news........ I was there last weekend. an agent told me a no view (not facing pool or high floor) studio rented out at 4.2k. even the agent alsoo got shock, it can fetch this much!

good news........ I was there last weekend. an agent told me a no view (not facing pool or high floor) studio rented out at 4.2k. even the agent alsoo got shock, it can fetch this much!

does it face the fountain walk?

Can see his laundry at the balcony too. :lol:

Ya, the 2nd floor facing swimmin pool is the first one to move it. So efficient.

I know one fountain walk 2 bedroom rented out for $5,400. :)

good news........ I was there last weekend. an agent told me a no view (not facing pool or high floor) studio rented out at 4.2k. even the agent alsoo got shock, it can fetch this much!

Hi guys, good to know rental price still reasonable..

i was quoted $950 for a chengai wood platform to cover the planter box.. any idea if that's reasonable or got any cheaper alternatives?

Hi guys, good to know rental price still reasonable..

i was quoted $950 for a chengai wood platform to cover the planter box.. any idea if that's reasonable or got any cheaper alternatives?

I have a quote for Merbau at $750.

I know one fountain walk 2 bedroom rented out for $5,400. :)

Surfers, do you know if this is partially furnished or furnished? Thanks!

Sorry, didn't ask the agent about this. But, I think you can easily check it out from your agent as they mostly co-broke with other agents and should be familiar with the rate. :)

Surfers, do you know if this is partially furnished or furnished? Thanks!

does anyone know how long it'll take to fix the defects. they said they have up to 30 days but uaually, how long will it take? also, can we triapse in while the work is going on. i need to take measurements for my curtains but not sure if that's a good idea if they have to re-sand and re-varnish the floors.

Anybody any idea about whether the row of conservation shophouses along Mt Emily Road are privately or govt owned?

Some seem to be empty. They appear to be slated for residential purposes, looking at the exterior. Anybody any idea about the zoning eg. mixed residential and commercial or only residential?


Not sure but I am praying the street of shop houses are heritage listed and protected in some manner. Looks like they are one by one getting renovated which should make for a nice character street.

I am going through the process of getting some small defects fixed at present. I have some immediate advice.

Once you submit the Defects Report follow up a few days later and make sure that the Defects Repair team meet you at your Unit and you take them through the Defects and explain the problems. Then you can also discuss with them how they plan to resolve the Defect.

Be warned! Sometimes their method of resolution only creates more problems/defects.

With that in mind I highly recommend you do not report each and every little defect. You should only report the serious stuff. If you report every little mark here and there then you are mad. Remember it is a new apartment not a new car.

Here is what happened to me, on the Defects Report I listed some marks on the bench top in the bathrooms next to the mirror. Prior to me meeting the Defects team they worked on removing these marks. They did this by scrubbing the marks with some kind of fine sandpaper (seems like) leaving the bench top with fine but clear scratches when you look at it and feel it. Essentially they made the problem worse.

I then discussed this with the manager of the Defects team who ordered a contractor in to buffer the bench top to smooth it out again. This was cool but he used some kind of putty with the buffer machine. This putty was spun all over the place which then had to be vacuumed up and now is pending another session of cleaning from the team. The fine scratches still remain and I have wasted two half days there. All for two small marks on the bench that I should not have even mentioned. Do in all "DONT FIX IT UNLESS IT'S BROKEN!" I warn you now :-)

PS: For 80% of all the other issues I reported they have done a good job at fixing. But I have been at the unit whilst they make the fixes to oversea.

Cheers

Try this http://parcemily.netforums.us/ one of the folks here set it up, all cred goes to him/her...cheers

I am going through the process of getting some small defects fixed at present. I have some immediate advice.

Once you submit the Defects Report follow up a few days later and make sure that the Defects Repair team meet you at your Unit and you take them through the Defects and explain the problems. Then you can also discuss with them how they plan to resolve the Defect.

Be warned! Sometimes their method of resolution only creates more problems/defects.

With that in mind I highly recommend you do not report each and every little defect. You should only report the serious stuff. If you report every little mark here and there then you are mad. Remember it is a new apartment not a new car.

Here is what happened to me, on the Defects Report I listed some marks on the bench top in the bathrooms next to the mirror. Prior to me meeting the Defects team they worked on removing these marks. They did this by scrubbing the marks with some kind of fine sandpaper (seems like) leaving the bench top with fine but clear scratches when you look at it and feel it. Essentially they made the problem worse.

I then discussed this with the manager of the Defects team who ordered a contractor in to buffer the bench top to smooth it out again. This was cool but he used some kind of putty with the buffer machine. This putty was spun all over the place which then had to be vacuumed up and now is pending another session of cleaning from the team. The fine scratches still remain and I have wasted two half days there. All for two small marks on the bench that I should not have even mentioned. Do in all "DONT FIX IT UNLESS IT'S BROKEN!" I warn you now :-)

PS: For 80% of all the other issues I reported they have done a good job at fixing. But I have been at the unit whilst they make the fixes to oversea.

Cheers

There are some (quite a lot actually) obvious scratches at the corner of the stainless steel wall in my kitchen. I pointed that out since day 1 & until today.....they are still there......... I noticed someone came to 'fix' it quietly...but he fixed the wrong thing. my goodness! the marble floor defects also never came to fix those i submitted the 2nd report very unhappy with them....

Do you have to arrange an appointment for the Defects Team to fix the defects in your presence, or can the Team simply enter the apartment anytime at their own convenience to do so? Do they have a master key?

The contractor has the key codes of all the apartments.
They can get in by themselves. So don't leave anything valuable in your apartment for now, and change the code once the defects have been corrected.

Not sure but I am praying the street of shop houses are heritage listed and protected in some manner. Looks like they are one by one getting renovated which should make for a nice character street.

Yes, the houses along niven road and mount emily road are conservation houses, but I don't think these are shop houses. Looks more residential to me.

Do you have to arrange an appointment for the Defects Team to fix the defects in your presence, or can the Team simply enter the apartment anytime at their own convenience to do so? Do they have a master key?

Amica is right. Didn't the customer service team go through this with you when you collected your keys? The workers will access your unit with your default code, unless you've changed it.

On another note, anyone knows what was on parc emily's site previously? I thot it'll be interesting to know. Heard it was a school.

Yes, the houses along niven road and mount emily road are conservation houses, but I don't think these are shop houses. Looks more residential to me.



Amica is right. Didn't the customer service team go through this with you when you collected your keys? The workers will access your unit with your default code, unless you've changed it.

On another note, anyone knows what was on parc emily's site previously? I thot it'll be interesting to know. Heard it was a school.

I heard it was a boy primary school & the land previously owned by OCBC Bank? Anyone can confirm this or have more info? :cheers:

Thanks amica and tyche. I haven't collected my keys yet.

Yes - I heard that it was a Chinese school (or something like that) that was built there. There were many trees and that made the surroudings very cool, especially in the mornings.

Do you have to arrange an appointment for the Defects Team to fix the defects in your presence, or can the Team simply enter the apartment anytime at their own convenience to do so? Do they have a master key?

Yes the Defects Team have the code for your door. I suggest you proactively contact them so that you can take them through your defects list and discuss how they are going to fix. My advise is dont flag every little thing, sometimes the fixes cause more problems. Cheers

Congrats on getting your keys... enjoy...

Understand you've got a top floor unit with the high ceiling. Can share some photos, i'm sure it's very nice. :)

living room

http://i4.photobucket.com/albums/y120/Stingraytan/050620081774-1.jpg


bedroom with the bay windows..

http://i4.photobucket.com/albums/y120/Stingraytan/050620081767-1.jpg

Anybody any idea about whether the row of conservation shophouses along Mt Emily Road are privately or govt owned?

Some seem to be empty. They appear to be slated for residential purposes, looking at the exterior. Anybody any idea about the zoning eg. mixed residential and commercial or only residential?

It seems like a small 2 storey cafe is in the pipeline. I am referring to the shophouse unit on Mount Emily Road. I passed by 2 days back and noticed coffee making machine and a kitchenette... let's wait and see... and hope everyone is happy with your unit! Cheers! :lol:

Yes, the rectification team just finished with my unit on Saturday. Apart from some minor defects, I'm happy with my unit. I'm glad CDL did not rush the TOP date because the quality, in general, is quite good.

When will most of you be settled in (if you're moving in)?

Hi everyone

Have you encountered problems with the bathroom - eg, toilet flushing system, water leakage, etc?

What's the material that the shower floor is made of? Is it wood?

Should be ceramic tiles.

Hi everyone

Have you encountered problems with the bathroom - eg, toilet flushing system, water leakage, etc?

What's the material that the shower floor is made of? Is it wood?

living room

http://i4.photobucket.com/albums/y120/Stingraytan/050620081774-1.jpg


bedroom with the bay windows..

http://i4.photobucket.com/albums/y120/Stingraytan/050620081767-1.jpg

That's a really high ceiling! :eek:

Double storey?

Probably after sep. Haven't even confirm an ID company.

So, when will you be moving in?

Yes, the rectification team just finished with my unit on Saturday. Apart from some minor defects, I'm happy with my unit. I'm glad CDL did not rush the TOP date because the quality, in general, is quite good.

When will most of you be settled in (if you're moving in)?

Hi guys, any of you know what is the paint brand/code used for the ceilings and walls? My ceiling has some slight discolouration. Thanks!

That's a really high ceiling! :eek:

Double storey?

top floor high ceiling..

top floor high ceiling..

The ceiling is 15ft, or ab 4.7m tall.

Those corner unit with the rounded recess is probably a bit lower.

August, probably.
Probably after sep. Haven't even confirm an ID company.

So, when will you be moving in?

Do you think Parc Emily seems rather deserted, even on weekends? There doesn't appear to be much activity - not many people around ....

Hi guys, any of you know what is the paint brand/code used for the ceilings and walls? My ceiling has some slight discolouration. Thanks!

Ask the developer to touch up for you. They will do it free of charge. You could contact the condo manager/property oficer to get the brand/code for the paint for future use.

I guess a lot of owners have not renovated yet. :)

Do you think Parc Emily seems rather deserted, even on weekends? There doesn't appear to be much activity - not many people around ....

ours should be fully furnished by end of the week..

cant wait~

PE has DTL Little India at walking distance. :)

PE has DTL Little India at walking distance. :)

Good news to have Little India Station made one of the 3 interchanges on the DTL 2. Have to wait till 2013 for DTL 1 to be operational, DTL 2 in 2015. :):lol:

Anyone PE owner here happens to own a Ferrari? Seen one parked inside the carpark. :D

Anyone PE owner here happens to own a Ferrari? Seen one parked inside the carpark. :D

in current markets where most people are panicking fleding, after half a year, i dont see why smart PE owners shouldnt own a few ferraris..

Don't see the Ferrari anymore, probably just a vistor. But, there's two GTRs that are always parked in the carpark.

Project Name-PARC EMILY
Developer-TC Development Pte Ltd
(City Developments Limited / TID Pte Ltd)
Property Type-Condominium
Tenure - Freehold
Total Units - 295
Completion Date - May-2008
District - 9

http://www.virtualhomes.sg/FileUpload/Project/123/Images/a2.jpg

http://www.virtualhomes.sg/FileUpload/Project/123/Images/a4.jpg

http://www.virtualhomes.sg/FileUpload/Project/123/Images/floor_typeA1.jpg

http://www.virtualhomes.sg/FileUpload/Project/123/Images/floor_typeB2.jpg

more floor plans (http://www.virtualhomes.sg/parcemily)

http://www.virtualhomes.sg/FileUpload/Project/123/Images/e1.jpg

http://www.virtualhomes.sg/FileUpload/Project/123/Images/site.jpg

click here (http://www.virtualhomes.sg/parcemily) to see 720 degree virtual tour of PARC EMILY (http://www.virtualhomes.sg/parcemily)

:)

They didn't show that some rooms are facing the tall retaining wall only a few metres away :lol:

They didn't show that some rooms are facing the tall retaining wall only a few metres away :lol:

hmmm.. but i rather regret getting one that is NOT facing the tall retaining wall as its covered with foliage and water flowing down.. very peacefull and nice.

We got one highest floor with expansive views, tall ceiling and all, but i secretly still prefer a "wall view" with greens than that of a concrete jungle..

Wishing all residents of Parc Emily a joyful holiday season.
May your hearts be full and your debts be light.

Cheers.

hmmm.. but i rather regret getting one that is NOT facing the tall retaining wall as its covered with foliage and water flowing down.. very peacefull and nice.

We got one highest floor with expansive views, tall ceiling and all, but i secretly still prefer a "wall view" with greens than that of a concrete jungle..

No wind leh.

No wind leh.

naw, i stay in one of these units and there's nearly always a breeze. perhaps it's the rainy season so it's quite cool but have not had to use the air-con or even a fan.

naw, i stay in one of these units and there's nearly always a breeze. perhaps it's the rainy season so it's quite cool but have not had to use the air-con or even a fan.

precisely...

whether there's wind or not depends a lot on the direction and potential wind catchment areas, and if am not wrong, the retaining wall and the hill forms a good wind catchment for the two main seasons singapore experience, and thus the whole line of units facing the wall are in a mini wind tunnel.

precisely...

whether there's wind or not depends a lot on the direction and potential wind catchment areas, and if am not wrong, the retaining wall and the hill forms a good wind catchment for the two main seasons singapore experience, and thus the whole line of units facing the wall are in a mini wind tunnel.

very clever, the architect. well, it's been lovely.

When will Wilkie Edge be opening? Does anyone know?
It looks like tenants like Starbucks have put in their signage.
The driveway has been completed, and plants have been put up.
I hope it's got a well-stocked supermarket. Then it would be a 4-minute walk from Parc Emily. That would be great.

I hope Cold Storage has moved into Wilkie Edge.

When will Wilkie Edge be opening? Does anyone know?
It looks like tenants like Starbucks have put in their signage.
The driveway has been completed, and plants have been put up.
I hope it's got a well-stocked supermarket. Then it would be a 4-minute walk from Parc Emily. That would be great.

i agree it'll be great. hope wilkie edge gets the tenant mix right. if it does, it'll change the whole vibe of the area.

Citadines serviced apartments have already opened at Wilkie Edge.
I was told that the other tenants are getting their renovations done.
Here's hoping that we'll get a supermarket, a couple of cafes, good restaurants and other spiffy shops. Soon. Hopefully by the end of January. :)

No chance now as it has moved to Peace Center.

I hope Cold Storage has moved into Wilkie Edge.

Wow! this jewel of Orchard has risen tremendously..judging by the serene environment and expat tenancy (80%) is not a surprise.

Saw an advert last Saturday asking for $1.7 psf. I'am thinking of buying another unit here, what do u think ?

Nick

Wow! this jewel of Orchard has risen tremendously..judging by the serene environment and expat tenancy (80%) is not a surprise.

Saw an advert last Saturday asking for $1.7 psf. I'am thinking of buying another unit here, what do u think ?

Nick

actually considering the tenure, condo with full facilities in that area, was expecting it to command a better price. how can parc emily be cheaper than estates in novena?

actually considering the tenure, condo with full facilities in that area, was expecting it to command a better price. how can parc emily be cheaper than estates in novena?

You are right on.

Rental is good, district 9, freehold, quality finishing, what else can investor ask for.

I see this jewel hitting $2k psf this year. We will all be laughing.

Stingraytan, do u live there ? or rented out ?

rented out.. missed visiting that place.. full of greenery and nice breeze..

Hello,
Yes, the value of the property is almost double what we paid for it.
It was a good buy but getting in now would not be as profitable, at such a high price point.

If any of you are members of the Parc Emily forum, could you let the forum administrator know that the forum has been overrun by spam.... thanks.... :ohno:

If any of you are members of the Parc Emily forum, could you let the forum administrator know that the forum has been overrun by spam.... thanks.... :ohno:

stopped visiting the parc emily forum a couple years already..

with a rising market seeing suburbs 99 yr lease hitting the 1k mark and above, our poor ms eimly still underperform at around 1600?

or not enough transactions to show the price level?

mabe most parc emily owners r collecting rental happily and dun wish to market at 1.7kpsf now..

Nid sm1 to sell slightly higher and push up the prices...

Expect to see more undervalued resale ppty especially boutique apts.

Parc Emily is one of the best projects in the vicinity. Although some say its nearer to Little India den Dhoby Ghuat.

Yes I believe that owners are holding on to Parc Emily units because they believe in its long-term potential. Prices cannot increase for a development with a limited number of units, when no-one is willing to sell... How many developments are so close to town and so small and beautiful? Parc Emily is one of only a handful. The only factor that needs to be activated is the sprucing up of the area immediately surrounding the development, meaning Selegie Centre (what a dump!) and the used-car mart. Nevertheless, the area is awakening before our eyes... there is now a patisserie, a 24-hour Hans, a cafe... it is just a matter of time. I will be holding for the long term.

Yes I believe that owners are holding on to Parc Emily units because they believe in its long-term potential. Prices cannot increase for a development with a limited number of units, when no-one is willing to sell... How many developments are so close to town and so small and beautiful? Parc Emily is one of only a handful. The only factor that needs to be activated is the sprucing up of the area immediately surrounding the development, meaning Selegie Centre (what a dump!) and the used-car mart. Nevertheless, the area is awakening before our eyes... there is now a patisserie, a 24-hour Hans, a cafe... it is just a matter of time. I will be holding for the long term.

Congrats on ur purchase..

Its gd to keep and accumulate rare 'collector's item' especially u have bot it low..Furthermore, its FH...

We have yet to see the impact of those 99LH pte ppty when their lease comes to an end. Maybe by den, FH ppty will command much higher prices as I do not believe all those 99LH ppty can be enbloc prior to lease expiry.

Problem is this place smack right next to Little India. Somehow, there is a stigma there and properties in that vacinity just won't rise more than other areas in Sophia, Newton/Novena. I doubt this place can transact at prices above condos in Sophia, Newton/Novena etc.

Yes I believe that owners are holding on to Parc Emily units because they believe in its long-term potential. Prices cannot increase for a development with a limited number of units, when no-one is willing to sell... How many developments are so close to town and so small and beautiful? Parc Emily is one of only a handful. The only factor that needs to be activated is the sprucing up of the area immediately surrounding the development, meaning Selegie Centre (what a dump!) and the used-car mart. Nevertheless, the area is awakening before our eyes... there is now a patisserie, a 24-hour Hans, a cafe... it is just a matter of time. I will be holding for the long term.

Jus like balestier and geylang?

Balestier probably better now. Used to be famous for KTV there but no longer now. However, some stigma still persists with Singaporeans who know the place well but the old issue is not there now. Geylang still the same.

Jus like balestier and geylang?

Problem is this place smack right next to Little India. Somehow, there is a stigma there and properties in that vacinity just won't rise more than other areas in Sophia, Newton/Novena. I doubt this place can transact at prices above condos in Sophia, Newton/Novena etc.

am vested, so bias. but have u been there yourself?

cant deny the perceptions in some mis-informed is such, but among all my units, the tenancy has been the most fuss-free and highest yield.

visited COUNTLESS units in the newton/novena area and frankly, cant get myself to commit funds there, although almost bought a unit a park infinia back in '05.

agree with stingraytan. melodies and devilplate, you should come by to have a look. it's a tranquil environment tucked away next to a pretty park. my guests would inevitably comment that they like the row of shophouses just outside and i like it that i can slip out to watch a movie at the cathay late on a weekend night. if i ever move away, i shall miss the helpful staff who work here. the only complaint i have is having to pay the erp to get home.



am vested, so bias. but have u been there yourself?

cant deny the perceptions in some mis-informed is such, but among all my units, the tenancy has been the most fuss-free and highest yield.

visited COUNTLESS units in the newton/novena area and frankly, cant get myself to commit funds there, although almost bought a unit a park infinia back in '05.

I suppose there is no such thing as perfect property for all. Yes, gone there to reece before because the prices there are cheap vs others not too far away but didn't like that location. I personally would pay more for Novena compared to Parc Emily area.

am vested, so bias. but have u been there yourself?

cant deny the perceptions in some mis-informed is such, but among all my units, the tenancy has been the most fuss-free and highest yield.

visited COUNTLESS units in the newton/novena area and frankly, cant get myself to commit funds there, although almost bought a unit a park infinia back in '05.

I think Parc Emily at least better den those small boutique apts along sohpia...The only problem ppl will tend to associate the location to Little India...nearest Mrt is little india and not dhoby ghaut...

Even dakota and kallang areas ppl can associate it with geylang..hehe

That's why we have developers associating Kallang as the Greater Marina Bay !

I think Parc Emily at least better den those small boutique apts along sohpia...The only problem ppl will tend to associate the location to Little India...nearest Mrt is little india and not dhoby ghaut...

Even dakota and kallang areas ppl can associate it with geylang..hehe

The Vision also say near sentosa IR!

i'll pick little india over novena any day. i like novena, it being near to balestier with all the good food but isn't little india with all its messiness more interesting than condo-land?


I suppose there is no such thing as perfect property for all. Yes, gone there to reece before because the prices there are cheap vs others not too far away but didn't like that location. I personally would pay more for Novena compared to Parc Emily area.

Units really close to Plaza Sngapura carpark.

Units really close to Plaza Sngapura carpark.

are we talking about the same development?

The Vision also say near sentosa IR!

Likewise PE is also near IR :lol:

I, too, bought a 2+1 at launch for a low $700+ psf, and rented out for a $5K+ pm! Am definitely not selling...the rental easily covers my mortgage payments :banana:.....Was also contemplating Park Infinia which was close to $1K psf...love the big compound there, but went for PE which is cheaper and turn out to be quite a good investment.

I enjoyed the 50m pool at PE, and walking distance to many amenities, and right in town too!

The proximity to Little India stigma is really a non issue...ultimately its the location that matters, and for an investor, which one gives you a better ROI.

What I dont like about PE is the bay windows...too many :ohno:

was offered above 1700psf for our unit recently. but still that will mean a yield of 5% for new buyer.. ridiculous in this market. even old run down developments are asking only ard 3% yield...

was offered above 1700psf for our unit recently. but still that will mean a yield of 5% for new buyer.. ridiculous in this market. even old run down developments are asking only ard 3% yield...

Wow! :nuts:....I am still not selling :lol:

I was just at Sim Lim Square and discovered that they are building the Rochor MRT station next to it and the La Salle College, which means its a few minutes walk from PE :)

PE owners, check out this site:

http://www.lta.gov.sg/images/20080715-DTL2.pdf

With Little India Interchange practically at our doorstep, and Newton Interchange a station away, PE residents are quite well connected with the many lines meaning easy access and faster travel time...but only in 2015 when the DTL2 is ready, and 2016 for the DTL3.

Wow! :nuts:....I am still not selling :lol:

.

:banana::banana::banana:

same here.. hahhaha..

even tho caveats may not show this kind of prices transacted, i dont think many PE owners will sell below 1800psf...

:cheers:

:banana::banana::banana:

same here.. hahhaha..

even tho caveats may not show this kind of prices transacted, i dont think many PE owners will sell below 1800psf...

:cheers:

Hi Stingraytan, u have a studio unit at PE?

Hi Stingraytan, u have a studio unit at PE?

Hi luzman,

Yes Sir. How can we help? :cheers:

Overly optismistic?

No transaction crossed 1600psf....

Address Tenure PSF Area Sqft Price Contract Date
7 Mount Emily Road #08-09 Freehold $1583 1206 $1908k 15 Apr 10
9 Mount Emily Road #08-22 Freehold $1495 1238 $1850k 08 Apr 10
5 Mount Emily Road #08-01 Freehold $1548 1001 $1550k 12 Mar 10
11 Mount Emily Road #04-27 Freehold $1400 1238 $1733k 19 Feb 10
15 Mount Emily Road #01-37 Freehold $1324 1076 $1425k 08 Feb 10
9 Mount Emily Road #06-18 Freehold $1567 549 $860k 05 Feb 10
9 Mount Emily Road #01-24 Freehold $1465 1399 $2050k 01 Feb 10

:lol:

u think so??

i have sold mine recently after being pestered for a full month..

caveats should be lodged soon bah...

trust me that its above 100psf from these caveats....


:lol:
Overly optismistic?

No transaction crossed 1600psf....

Address Tenure PSF Area Sqft Price Contract Date
7 Mount Emily Road #08-09 Freehold $1583 1206 $1908k 15 Apr 10
9 Mount Emily Road #08-22 Freehold $1495 1238 $1850k 08 Apr 10
5 Mount Emily Road #08-01 Freehold $1548 1001 $1550k 12 Mar 10
11 Mount Emily Road #04-27 Freehold $1400 1238 $1733k 19 Feb 10
15 Mount Emily Road #01-37 Freehold $1324 1076 $1425k 08 Feb 10
9 Mount Emily Road #06-18 Freehold $1567 549 $860k 05 Feb 10
9 Mount Emily Road #01-24 Freehold $1465 1399 $2050k 01 Feb 10

:lol:

u think so??

i have sold mine recently after being pestered for a full month..

caveats should be lodged soon bah...

trust me that its above 100psf from these caveats....


:lol:

Congrats, stingraytan!!! :cheers:

And I thought you said you are not selling :nuts:....I believe your unit is the one with with a view and the high ceiling :banana:

What are you going to do with all that cash?? :nuts:

Congrats, stingraytan!!! :cheers:

And I thought you said you are not selling :nuts:....I believe your unit is the one with with a view and the high ceiling :banana:

What are you going to do with all that cash?? :nuts:

:bash::bash:

sigh... still heart pain over the sale... rental was almost 4k.. even new owner get yield of 5%....

a moment of folly and weakness, with lots of alcohol and pestering..... :bash:

anyway, should congrats the new owner for such a good buy. confirm cannot find such a value buy.. trust me.. i have been looking too.. :banana:

cash???? all go back to repay mortgage loan ah!!

:cheers:

:bash::bash:

sigh... still heart pain over the sale... rental was almost 4k.. even new owner get yield of 5%....

a moment of folly and weakness, with lots of alcohol and pestering..... :bash:

anyway, should congrats the new owner for such a good buy. confirm cannot find such a value buy.. trust me.. i have been looking too.. :banana:

cash???? all go back to repay mortgage loan ah!!

:cheers:

pay off ur primary residences? keep some hot cash in case STORM comes...

new owner get 5% yield???...wah liuuuu...FH somemore....bad choice wor...4% yield for FH oredi considered good liao.

pay off ur primary residences? keep some hot cash in case STORM comes...

new owner get 5% yield???...wah liuuuu...FH somemore....bad choice wor...4% yield for FH oredi considered good liao.

precisely why the head bashing... :bash::bash:

i just checked the ura website. one unit 549 sqf went for 980k or 1785 psf in may. were u the owner, stingraytan?


u think so??

i have sold mine recently after being pestered for a full month..

caveats should be lodged soon bah...

trust me that its above 100psf from these caveats....


:lol:

i just checked the ura website. one unit 549 sqf went for 980k or 1785 psf in may. were u the owner, stingraytan?

wah.. so fast lodged liao??? thought it will only be after completion.. hmmm.

wow, you've really raised the bar. which block's your unit in?



wah.. so fast lodged liao??? thought it will only be after completion.. hmmm.

wah.. so fast lodged liao??? thought it will only be after completion.. hmmm.

At 549sft at $980k at 5% (say gross) yield would be $4.08k/month rental. Got so good?

:bash::bash:

sigh... still heart pain over the sale... rental was almost 4k.. even new owner get yield of 5%....

:

oki oki.. not 5%.. 4.77551% .. sigh...

wow, you've really raised the bar. which block's your unit in?

yah.. someone have to sacrifice to show the true value of the place right??

seriously think even at 1800psf is still a good buy, but as no transactions, so bank, purchaser unwilling to match.

dont think the block really matters, but mine was a studio at the top floor aka high ceiling, so the psf price should ask higher bah..

Congrats! :)



yah.. someone have to sacrifice to show the true value of the place right??

seriously think even at 1800psf is still a good buy, but as no transactions, so bank, purchaser unwilling to match.

dont think the block really matters, but mine was a studio at the top floor aka high ceiling, so the psf price should ask higher bah..

Congrats! :)

congrats to you too! now can ask for a more reasonable price of around 2000psf for your unit.

:cheers:

will be holding on for a while. but glad to know the transaction prices are doing well.

congrats to you too! now can ask for a more reasonable price of around 2000psf for your unit.

:cheers:

A 549sqft unit just went for 990,000 or 1800 per sqft...

huat ah! just completed the sale 10 weeks from transaction date.
am quite sure it will hit 2k by year end..

huat ah! just completed the sale 10 weeks from transaction date.
am quite sure it will hit 2k by year end..

tot u sold urs?

MM anything <= $1m sure got people grap..... might as well sold at 999,999.99....hahaha

A 549sqft unit just went for 990,000 or 1800 per sqft...

A 4 bedder was transacted at $2.8m (1620psf).

Anyway, I'm trying to revive the parc emily forum after the spam attack. Unfortunately, the old posts have been deleted.

For those who are interested, do visit and contribute.