Some information concerning the upcoming Pinnacles@Wee Nam.

Nov 2003

Keppel Land acquires Newton site

http://www.kepcorp.com/kcl_eAR/2003/opsnfinanreview/img/segopprop01.jpg

Keppel Land Limited (KLL) has, through its wholly owned subsidiary Keppel Land Realty Pte Ltd, entered into a conditional sale and purchase agreement to purchase a 7,056 sq m freehold site at Keng Lee Road, off Newton Road for $88.21 million. This site is adjoining the current Pinnacles @ Wee Nam project.

This acquisition is subject to successful alienation of an adjoining 1,477.5 sq m of state land. After taking into account an estimated cost of $7.4 million, for the development charge for the site and land premium for the state land, the acquisition price for the entire 8,533.5 sq m site works out to about $372 psf per plot ratio.

The site will enjoy a plot ratio of 2.8 for residential use and can be redeveloped up to a height of 36 storeys.

Currently, Pinnacles @ Wee Nam is located on a 13,220.6 sq m land plot, which will now increase to 21,754.1 sq m after the acquisition. This makes the development one of the largest in the Newton area, with the current 280 units being expanded to a total of about 480 units in a more spacious environment. The amalgamated development is slated for launch by second quarter 2004.

Mr Kevin Wong, KLL’s Managing Director said, “The acquisition of this adjoining site is timely in view of the anticipated improved economic growth and market recovery. The amalgamated site will enable us to achieve greater efficiency and economies of scale, thereby allowing us to achieve better returns.

“A larger plot will also allow us to have a better design with a more integrated development equipped with a wider range of comprehensive recreational facilities. This acquisition will also enable us to design the buildings to have better orientation, giving residents panoramic views of the city’s landscape and greenery.”

The above transaction is not expected to have any significant impact on the net tangible asset per share or earnings per share of KLL for the year ending 31 December
2003.

The Pinnacles @ Wee Nam is a freehold full-facility condominium situated in the established residential Newton area, and located just minutes from the Newton MRT and Orchard Road.

It also enjoys easy access to good schools like Anglo Chinese (Barker Road) and Anglo Chinese Junior Schools, as well as shopping and recreation amenities at Novena and United Square.

http://www.kepcorp.com/upload/PressRelease/PRel%20-%20wee%20nam%20acquisn.jpg

omigod! i just saw the pinnacles@wee nam picture! so pretty! no more info on it?

wee nam sounds bad though :/ i'm slow yes

I am excited about it cos its glassy and tall. It will also make Newton look denser. However I cant find more info on it. There are some old houses on the plot and those have to be demolished first. I dont know if they are gonna launch it this year though -_-.

I think they should retain the name as Wee Nam is a very old road :yes:

no info board arh? can estimate about how much per squre foot it would be?

who is wee nam? will it have a good view? and if yes, view of what?

May be a prominent businessman like Oxley, Cuppage and others.

no info board arh? can estimate about how much per squre foot it would be?

who is wee nam? will it have a good view? and if yes, view of what?

Not yet. However next to it there is a plot of land boarded up by Far East Organization for a project called "Miro" or something like that but also no rendering on that as they havent decided on the final design/height....

The location of this will be practically very near the Lincoln Modern so it should have similar views. Wee Nam is a very old road parallel to Lincoln Rd. I dunno bout Wee Nam himself....

Could it be him?
http://www.huayinet.org/biography/biography_leeweenam.htm

near lincoln modern = 1000+ / psf i assume...

cuppage is a funny name i think haha

walked past the site today. The project is renamed Park Infinia @ Wee Nam.

Keppel Land recently acquired more land on the site so with this extra space, theyre redesigning the project. The showroom was u/c today and the launch is at the very end of this year or maybe next year. Couldnt get info on the new design yet hope it will still be tall, blue and glassy.

How come so many buildings like to have '@' in their names? :? :D

i hope they keep the design of the original building..

@redstone
because many singaporeans are very faddy (except they are behind the fads), corny, and uh... short sighted.

it's so incredibly silly to have @ in your address.

Library @ Orchard
National Library @ Singapore :puke:
The Sail @ Marina Bay
Park Infinia @ Wee Nam

http://www.pbase.com/image/37647617/original.jpg

So futuristic! :dizzy:

there is a construction boom going on..the site where I was standing on to take the pano, is going to build up to 4 blocks of 30 floor apartments, to be launched next year :cool:

Wah kao?! :eek2:

What is it?
No renderings, no nothing?

Park Infinia at Wee Nam

I saw the model in a showroom (which was selling another condo) today, but its not launched yet. The design isnt that striking, but the land plot is enormous..it will really add density to the skyline :eek:

Renderings?

i dont have the rendering, but you can check out Keppelland's website for any changes

5th March 2005

finally the signboard and rendering is up.

http://img236.exs.cx/img236/8245/pi7hy.jpg

http://img236.exs.cx/img236/4835/pi20ax.jpg

equipment can be seen on the site
http://img236.exs.cx/img236/2497/pi31yd.jpg

view along Wee Nam road
http://img236.exs.cx/img236/25/pi49zc.jpg

I really like the futuristic look of this one.

Nice huge plot too. Wonder how much exactly it's going for?

Wonderful design. Will create a Duxton-Like wall, around Newton. Large bonus for cityscape there. Presently, long term objective will be to merge the CBD with Novena and Orchard skyline into one seamless row of skyscrapers.

Wah...literally a glass wall...how many floors each?

http://img236.exs.cx/img236/4835/pi20ax.jpg

I find it so amusing how these signboards are always portraying new condos as standing amongst neverending forests.

It seems like the novena newton area is becoming over-run with condos. Has anyone tried calculating the condo:other-high-rise density ratio?

good point. I suppose they wouldn't want to advertise other condos.

Hahaha...true true. Btw I just realised my question is answered in the thread title. Darn.

good point. I suppose they wouldn't want to advertise other condos.

But at least bother to put some building or something mah.. all trees very boring leh.. haha

HW you sotong..

I really like the futuristic look of this one.

Nice huge plot too. Wonder how much exactly it's going for?

I think easily at least 1 million per unit. The Keppel salesman said they will be expecting lots of Indonesians to buy.

@E2E, Newton will eventually become like RiverValley-LeonieHill-Grange area, a very dense cluster of highrise condos next to Orchard

@E2E, Newton will eventually become like RiverValley-LeonieHill-Grange area, a very dense cluster of highrise condos next to Orchard

Ah.. okay thanks

1 April 2005

http://img217.exs.cx/img217/3653/pi01047pa.jpg (http://www.imageshack.us)

signboard

http://img110.exs.cx/img110/7526/pi0104a1ra.jpg (http://www.imageshack.us)

http://tinypic.com/6j3qko.jpg

Poor Lincoln Modern gonna be dwarfed by this monster.

Parc Infinia- gigantic development for Newton, or anywhere else for that matter.

Question: Parc Infinia has around 400-500 units. Are they anticipating that much demand? If Parc Infinia is undersold, how does this bode for the rest of the properties around? Will prices go down for existing properties in the area as well as future launches?

Re:- Newton/Novena urban planning

The govt is promoting the new downtown ("NDT") as the next happening area (in which people eat live and play) and "inner city living" ("IC") like Icon, Duxton, Central, etc.

So how does the abundance of choice property in the NDT and IC affect the Newton/Novena area in terms of prestige, property prices, etc. as we all know that prices (which determine prestige) are set by market forces?

Will all these NDT and IC projects make Newton/Novena more or less attractive to home buyers and investors? NDT and IC were already taking the limelight away from Orchard. Luckily for Orchard, URA had plans to rejuvenate it by launching two new sites for development.

Does URA have anything similar in the pipeline for Newton/Novena? Or is it destined to be 2nd/3rd choice property after NDT/IC and Orchard/RiverValley?

I'm sure some of us would be concerned about such issues as we have property and financial interests in the area.

I heard this project was initially to be launched earlier this year, but so far no news yet..It will definitely affect the views for projects like the Linc as well (also by Keppel)

The developer must have been really ambitious. Half of Wee Nam Rd used to run through the site parallel to Lincoln Rd. The initial plan was to have 2 towers, but now increased to 4...

I feel that the Newton area will remain a coveted district due to its proximity to Orchard and other well-established schools nearby. I guess the demand is there for it to build up so rapidly. Also, the Novena Fringe Centre was featured as one of URA's successes of having mixed-use projects over an MRT. Recently the government released a large site at Sinaran Drive as well...not sure how 'exclusive' that project would be though.

strange... i missed all the posts on this. the showroom isnt open? where did you get the model then?

Showroom is there but isnt officially open, but you can walk in and give your name and theyll probably call you if ready.

oic

met agent at showroom on saturday, first day of soft launch. think right now viewings are by appointment only.

there was even a representative from keppel homes to give us the lowdown on the project. showflat looked similar to the urbana one.

all 4 towers look different,and they are lined up in a row. they have only released two towers so far, at opposite ends of the row. the tower located at the Keng Lee Road end has the best facings. in this tower, the high floor units facing east are the best in entire development, but they say the living room windows will be frosted because they overlook the istana compound.

this is a great condo, but smack in the middle of highrise estate and compound is blocked on most sides by other condos. There is another large plot of land very near park infinia that belongs to Allgreen and they are also thinking of building a highrise on the plot.

IMO, if you're considering this condo, only the high floors (above 20 floors) will do as your views will somehow be blocked by the neighboring condos if you chose the lower floors. Condos immediately surrounding Park Infinia: The Spinnaker, The Lincoln Modern, The Linc, 8 Lincoln Rd, Miro, Iridium, and the Allgreen Properties plot (yet undeveloped).

oh one more thing: although this condo is named Park Infinia @ Wee Nam, its official address will be Lincoln Rd.

Condo will have 2 entrances: one at the narrow Lincoln Rd, the other at Wee Nam Rd. Maybe they decided to make the 2nd entrance at Lincoln Rd despite the narrowness of the road, just to give Park Infinia the "Lincoln Rd" address.

Strange..I didnt think it was near enough to the Istana to require frosted windows :eek:

whats the interior design like?

Its surprising they decided to keep the Wee Nam name at all, although I'm glad for sentimental reasons.

if its frosted glass windows i'd rather there be a concrete wall

Wah, I wonder what used to be at the site... :eek:

Strange..I didnt think it was near enough to the Istana to require frosted windows :eek:

whats the interior design like?

Its surprising they decided to keep the Wee Nam name at all, although I'm glad for sentimental reasons.


Frost glass only for high floors on the tower nearest to Keng Lee Rd, and only for that particular facing. Other facings in that tower have normal clear glass windows. Anyway the Keppel rep said that they were trying to get permission from the Istana and the ISD to allow clear glass windows for the facing overlooking the Istana.

At first I was surprised also, as I didn't think Park Infinia was very near the Istana. However if you looked at the map of central Singapore, you'll discover that Newton is actually down the road from the Istana, which is practically across the Bukit Timah Road from the KK Hospital/Kampong Java/Little India side. A height of 10th floor and above will actually give a very clear view of the Istana.

(Cairnhill Crest also had this problem, and they obtained clearance from the ISD before being allowed to build units whose balconies faced Istana - that's what the Cheung Kong agent told me)

Re: ID
I think maybe they used the same interior designer as the Urbana as both look similar. Generic ID, the usual textured wallpaper, timber strips, mirrors, etc. Water fixtures and taps were hans grohe. The showflat I viewed was a bigger unit, and had private lift lobby.

Condo is good value for an average of $850+++ psf. But when you look at the sheer number of units (486 units), you might think twice about plonking money down for it. Property has a huge footprint though, enough for collective sale considerations, even for 486 units. Dunno what the plot-ratio is though.

Re: Wee Nam Rd
What used to be at the site: bungalows and villas. Friend's grandfather, who was a pioneer in Singapore's banking industry, used to live in a bungalow there @ Wee Nam.

Been empty plot for a long time?

@jchua thanks for the interesting info. If I remember I heard that each unit has its private lift lobby. The exterior of the apartments look similar to City Square...

Wee Nam Rd used to be as long as Lincoln Rd and parallel to it, and both roads were lined with old-style houses. But the houses were vacated a few years ago. This particular plot of land was left untouched, with the houses still there. They only started demolishing the houses early this year.

You can see a pic of one of these houses here:
http://img146.exs.cx/img146/705/linc04010vm.jpg

All are gone now.

oh one more thing: although this condo is named Park Infinia @ Wee Nam, its official address will be Lincoln Rd.

Condo will have 2 entrances: one at the narrow Lincoln Rd, the other at Wee Nam Rd. Maybe they decided to make the 2nd entrance at Lincoln Rd despite the narrowness of the road, just to give Park Infinia the "Lincoln Rd" address.

Correction. The other main entrance will be from Suffolk Walk, off Thomson Road. Wee Nam Road has a small side gate though.

btw does this project have underground or overground parking?

@jchua thanks for the interesting info. If I remember I heard that each unit has its private lift lobby. The exterior of the apartments look similar to City Square...

Wee Nam Rd used to be as long as Lincoln Rd and parallel to it, and both roads were lined with old-style houses. But the houses were vacated a few years ago. This particular plot of land was left untouched, with the houses still there. They only started demolishing the houses early this year.

You can see a pic of one of these houses here:
http://img146.exs.cx/img146/705/linc04010vm.jpg

All are gone now.

What's that u/c?

The Linc

Guys, i just wonder what your opinions are on this. I have narrowed down to buy two developments to live in for similar prices - Newton 18 n Lincoln Modern. Newton18 has full facilies, modern building, and has unobstructed beautiful views. Meanwhile Lincoln Modern has a spectacular interior and great spaces. But it only has a pool, but no gym. Also the view rite now is the construction site of park infinia which will continue on for the next few years... lincoln modern is a bit cheaper. which one u guys think i should pick?? Newboy in town.

I didn't see Newton 18, but Lincoln Modern definitely has the most impressive interior I've seen yet in a condo in Singapore. I've visited a flat on a relatively high floor and Park Infinia would not block it that much. Well of course, if you want to buy a property where you'll be sure not to get a construction site next door, you'd better not buy in Singapore at all ;-)

As for the facilities of Lincoln Modern, yeah, they are a bit pitiful, I guess it depends on how much you intend to use them...

lincoln modern would be a godsend for me. i dont go to they gym, i dont care about the pool except that it complements the building stunningly. newton 18 i think is ugly

Lincoln Modern for me anytime. It is simply more classy and avant-garde than Newton 18. It certainly looks more expensive and high end than Newton 18. It is the icon of the area at the present moment.

design icon :D

if you do move there, ask me over ok?

thansk guys for the commnts. it looks like all of you are bias towards lincoln modern. and to tell the truth, my passion is with lincoln too. but my reason is with newton. the problem with lincoln is the contruction site rite opposite. the site will be under work for the next 3 years. if your home is all glass and you cant really open the blinds up, then whats the point....


which one do u guys reckon has more resale value down the road?

Is there a thread about Newton 18 somewhere around ?

This area is one of the busiest in the city for construction, are you really sure there is no construction planned near this building ?

OK I've found what building it is ^ ^
In fact I wouldn't mind Newton 18, although I'm surprised its priced higher than Lincoln Modern (possibly because of Park Infinia construction). I bet that if you intend to live there for quite some time, it is not a bad choice. Possibly more practical than Lincoln Modern.

As for the resale value, I would still bet on Lincoln Modern, though. Park Infinia won't be under construction forever ;-)

if your home is all glass and you cant really open the blinds up, then whats the point....

lol... i'm the type that never opens the windows except to air the room.. if at home just use air con. i remember something like the air con system in lincoln modern can turn on using handphone is it?

lincoln modern could arguably preserve its value because its a design icon

If its unobstructed views, I think Newton 18 might be slightly better.

Lincoln Modern looks like it could be pretty squeezed in by the new developments coming up around it.

LOCATION: Tie. Both are at the heart of the prestigious Newton district.

PRICE: Tie. Both are selling for around the same $psf.

MRT: Tie. Both are situated in between Novena and Newton MRT.

EATERIES: Tie. Newton 18 is nearer to Newton food centre whereas Lincoln Modern is nearer to United Square food court.

BUS-STOP: Newton 18. It basically has one right at the door-step!

SHOPPING AMENITIES: Lincoln Modern. It's within less than 5 mins stroll to United Square, & less than 10 minutes stroll to Novena Square. Slightly longer walk from Newton 18, not to mention having to walk along the main road.

SURROUNDINGS: (At present) Newton 18, as the Lincoln Road area is undergoing a huge condo construction boom. (Long-term) Lincoln Modern. After the erection of The Linc, Iridium, Park Infinia & Miro, the Lincoln Road area is going to be the finest showcase for designer condos / apartments in Singapore! The new condos will complement The Lincoln Modern, The Sentinel and Newton Gems very well. Designer skyscrapers.

PEACEFULNESS: (At present) Newton 18. (Long-term) Lincoln Modern. The Lincoln Road area is off Newton Road. That area is very quiet and peaceful. (After construction ends in 3 years time.) Newton 18 is located along the busy Newton Road. Can be very noisy and dusty.

EXTERIOR FACADE: Lincoln Modern hands down. Who dares to dispute that? (Maybe except for some traditional folks who think that Lincoln Modern looks more like a factory. Hehe.)

INTERIOR: Lincoln Modern hands down again. Beautiful loft concept, huge tall glasses, designer fittings all round etc. Newton 18 interior is just like any other condos, very ordinary. It basically sells because of its location.

STATUS & APPEAL: Lincoln Modern. It certainly looks more high-end than Newton 18. The developer SC Global only develops high-end boutique properties, whereas Newton 18's Wing Tai is more of a mass-market developer. Lincoln Modern certainly sounds more iconic than Newton 18 too. (Am I getting biased here?)

EXCLUSIVITY: Lincoln Modern. 56 units as compared to Newton 18's 81 units.

FACILITIES: Newton 18. Lincoln Modern's facilities are honestly quite pathetic.

VIEW: Newton 18. It has a great sky-terrace too. Lincoln Modern's view will unfortunately be blocked by it's new neighbours.

RESALE VALUE: Should be a tie.

Just my 2 cents worth of thoughts...

Some views from Lincoln Modern and pics here (http://www.skyscrapercity.com/showthread.php?t=111027&page=2) and here (http://www.skyscrapercity.com/showthread.php?t=137706) :)

LOCATION: Tie. Both are at the heart of the prestigious Newton district.

Taking Newton Circus as the point where the borders of 3 districts (9, 10, 11) converge at, "Newton district" is actually across Dunearn/Bukit Timah Roads, which encompasses the Cairnhill and Scotts Road areas. Taking Scotts Road as the dividing line, west of Scotts Rd is D. 10 (Balmoral, Stevens, Claymore, Ardmore, Tanglin, Grange, etc), and east of Scotts Rd is D.9 (Cairnhill, Dhoby Ghaut, parts of River Valley, etc).

Going North, on the Newton Road and Lincoln Road side, the immediate area is technically the Novena (D.11) district. Therefore, Newton 18 is right on the D.11 edge of Novena, directly opposite Cairnhill (D.9), which makes for a slightly more "prestigious" location. Lincoln Modern is right at the heart of the old postal code 1130, nearer to Novena MRT that Newton MRT.

MRT: Tie. Both are situated in between Novena and Newton MRT.

Newton 18 nearer to Newton MRT, Lincoln Modern nearer to Novena MRT.

EATERIES: Tie. Newton 18 is nearer to Newton food centre whereas Lincoln Modern is nearer to United Square food court.

United Square closes at 10pm, services mostly a heartland crowd from Balestier, Moulmein, Thomson and Owen Rd, and the quality of eateries there is lower than Parkway Parade and Tampines Mall.

Newton Hawker Center is a veritable Singaporean institution, is open 24 hours and you get all sorts of people from all walks of life stopping there after clubbing, from the investment banker to the Benz-driving towkay, to the Sultan of Brunei. Including international celebrity regulars like F4, Nicolas Tse and dad, Stephanie Sun, and more.

PEACEFULNESS: (At present) Newton 18. (Long-term) Lincoln Modern. The Lincoln Road area is off Newton Road. That area is very quiet and peaceful. (After construction ends in 3 years time.) Newton 18 is located along the busy Newton Road. Can be very noisy and dusty.

You're the first person I know of who thinks Lincoln Rd will be quiet and peaceful after construction ends in 3 years time! :) With numerous condos already there plus 3 small condo & one huge condo coming up in 3 years time, I predict major traffic jams at all times of day in the area. You guys should go down personally to check out the girth & width of Lincoln Rd. It looks like it should be Japanese ;) How it can support the traffic flow of all those people living there in the future, is beyond me.

Newton 18 at Newton Road. Newton Road is noisy I agree. So buy a high floor unit!

Despite it being a main road, Newton Road is less susceptible to traffic jam than Lincoln Road. This is because the CTE has already taken on the traffic load from Toa Payoh, Serangoon, and the other areas north of Novena. The PIE takes on the traffic load from Balestier and Thomson area (the central and upper part of Thomson Rd). Therefore whatever traffic you get on Newton Road is solely from the Moulmein and Novena areas, which is not much.

I currently live in the Newton area and traffic jams on Newton Road are rare, outside of the rush hour. Perhaps others living in this area can testify to that as well?

STATUS & APPEAL: Lincoln Modern. It certainly looks more high-end than Newton 18. The developer SC Global only develops high-end boutique properties, whereas Newton 18's Wing Tai is more of a mass-market developer. Lincoln Modern certainly sounds more iconic than Newton 18 too. (Am I getting biased here?)

Hmm you could be. Wing Tai are a high-end developer in their own right, with The Tomlinson, The Light@Cairnhill, Tessarina, VisionCrest Residences, AmaryllisVille, The Nexus, Newton 18, Maplewoods, No. 8 Orange Grove, etc. Of course they have the mass-market Kovan Melody as well but hey, they've got to have their bread and butter right?

SC Global aren't exactly a property developer - they are middlemen, financiers and marketers. Simon Cheong was a Citibanker and had little background in property. Notice that SC Global always has some giant property partner like Guocoland backing them up?

Right now SC Global only have 4 developments to their name. If they want to be as big as Wing Tai, they will have to appeal to the mass market as well, but not too much - if they ever grew as big as Wing Tai, they'd be exactly like Wing Tai are at the moment, more mass-market but still holding their niche.

EXCLUSIVITY: Lincoln Modern. 56 units as compared to Newton 18's 81 units.

Yes, there is a difference of 25 units, but that is not going to give you any significant edge in "exclusivity". We're not talking "big vs. small", we're talking "small vs. smaller". Won't matter to lots of buyers.

RESALE VALUE: Should be a tie.

IMHO, in 10 to 15 years' time, Newton 18 should pip the Lincoln Modern by a mile.

Building exclusivity - Newton 18 has more spacious surroundings around the compound and views are mostly unblocked. There are only two other buildings next to it - Amaryllis Ville and Gloucester Mansions.

Lincoln Modern is located in a very very congested area (you're sharing road and air/view-space with many of other high-rises, in fact you're right smack in the middle of a high-rise estate), and has a very tight plot.

How exclusive is that? Your savvy buyer will surely look into this. And sorry, Lincoln Modern will cease to look as prominent once the surrounding condos are built.

In 10 years' time, is your buyer going to care how avant-garde looking the Lincoln Modern is (was)? There will very likely be better-looking condos around in Singapore, and an old building is an old building no matter how beautiful she looked in its prime.

So the issues your future buyer will consider are the fundamentals: surrounding buildings, plot ratio of your building and surrounding buildings, prominence & accessibility, construction quality, location, location, and location.

lincoln modern's look is timeless. its been avantgarde since the 1930s. newton 18 is just ... run of the mill glass and curve, nothing design people would care for. plus its yellow isnt it?

the savvy buyer will need to have some design savvy too to appreciate the value of the lincoln modern.

some of wing tai's projects may be as upmarket as sc global's, but sc global projects hold a certain exclusivity by virtue of their architecture and interior fittings. honestly, of all the wing tai projects, the only one that doesnt look like crap (from the outside) is the light @ cairnhill. visioncrest is shockingly awful.

Despite me having a special liking for The Lincoln Modern, I still feel that the best property to own in that area is the up-coming Park Infinia @ Wee Nam. (How I wish the developer could be more creative and named one of their finest project 'Park Infinia @ Lincoln', or maybe 'Lincoln Park'. Sounds cooler right?)

Anyway, back to the topic. I feel that it's the best buy because if everything else is being equal, Park Infinia will simply stand out by the fact that it is the the ONE & ONLY freehold development with 'condo status' and 101% full condo facilities on the entire stretch of Surrey Road & Lincoln Road... or for that matters, Newton Road too. The rest are all 'apartment status' with either little or no facilities. I bet there isn't another property out there in prime districts 9, 10 & 11 that even comes close to Park Infinia's humongous land size of more than 234000 sq ft. Imagine living in this kind of space in a prime location...

How I wish the developer could be more creative and named one of their finest project 'Park Infinia @ Lincoln', or maybe 'Lincoln Park'. Sounds cooler right?

Haha, Lincoln Park. You know the US rock band Linkin Park? They wanted to name themselves Lincoln Park because frontman Chester Bennington used to have to drive past a park called Lincoln Park in Santa Monica, CA after band practice; and it is easily identifiable because every city and town in the United States has a road, street, avenue, park, or building, etc. with the name "Lincoln" in it presumably because of their ex-President. When they wanted to register the domain lincolnpark.com they found that the domain name was already registered and it cost a bomb to buy the domain name, so they settled for "Linkin Park" as it sounded like "Lincoln Park" when pronounced with an American accent. So there you go, a little rock n' roll trivia for youse.

Anyway I think it would have been really hot if Keppel Land named it Lincoln Park. Awesome name.

Anyway, back to the topic. I feel that it's the best buy because if everything else is being equal, Park Infinia will simply stand out by the fact that it is the the ONE & ONLY freehold development with 'condo status' and 101% full condo facilities on the entire stretch of Surrey Road & Lincoln Road... or for that matters, Newton Road too. The rest are all 'apartment status' with either little or no facilities.

Yup I agree: Amaryllis Ville (condo status) comes the closest if not for the fact that it is leasehold. And Newton Suites (also condo status) though freehold, lacks a tennis court.

Also the old Newton Heights condo, which was sold en-bloc to Lippo Group at the junction of Dunearn and Newton Roads (right at the Circus). Great location, high plot-ratio, long frontage, sizable land area, freehold. Tantalizing prospect, one to watch.

I bet there isn't another property out there in prime districts 9, 10 & 11 that even comes close to Park Infinia's humongous land size of more than 234000 sq ft. Imagine living in this kind of space in a prime location...

Don't forget the Command House in Kheam Hock Road, and the Istana! Hehe.. duh..

Other big land sizes in 9, 10, 11: Nathan Place, Belle Vue, Ardmore Park, Four Seasons Park, Grange Residences, Astrid Meadows, Belmond Green, Valley Park, The Arcadia, The Shelford, The Tessarina, Parc Emily, just to name a few... But I think Park Infinia has the biggest land area of all.

http://www.parkinfinia.com.sg

http://www.parkinfinia.com.sg/img/bg_enq.jpg

From the site plan, it looks like its going to block the views of Lincoln Modern

Saw the show flat last weekend. Having boased the largest site in that area, it builds 2 towering blocks smack in front of Lincoln Modern.

Poor Lincoln Modern will be blocked by lridium in front and this monster behind.

No wonder all the shades were down when i saw th eLincoln Modern showflat. The view must now be hidden

LOL...actually Iridium is worse off as its much smaller than Lincoln Modern...yes Lincoln Rd is going to be a dark skyscraper alley in future :O

Site Plan:

http://www.parkinfinia.com.sg/img/pic_siteplan.jpg

It has large grounds

:eek2:
So BIG!!!!!

Waste of space, I think....

Wow, impressive # of facilities, heh.. I reckon this condo has too many units, but with that super sized pool, double tennis court and large garden, there shouldn't be no worry about the facilities' availability.

7 November 2005

the first of the blocks along Keng Lee Rd is starting to rise

http://img27.imageshack.us/img27/6876/pi08114wc.jpg (http://imageshack.us)

we would have bought #28-02 if not because of the sand-blasted full glass windows (that cannot be opened. how contradicting.) of its huge dining and living area. Blocks out good view totally (all because it can see Istana)

Just wondering... we can see Istana very clearly on the topmost floor of NLB. Why isn't its glass frosted? hmmm...

The highrises fronting S'pore River all can see Istana leh....

Not to mention Cathay...

25 December 2005

about 4 floors now. Just 1 block is rising at the moment

http://img515.imageshack.us/img515/7512/pi25121df.jpg

Somehow I don't quite like the idea of all towers in a single row...

But it is gonna be a massive project....

This project has a "volcano". Translation: the supposedly large grounds will be full of screaming kids. It's one of those kidsy-widsy condos. Ok if you have screaming uncontrollable kids yourself, but to be avoided like the plague by everyone else.

4 Feb 2006

http://img100.imageshack.us/img100/3323/dscn27062zk.jpg

Wah, it's rising! :D

Btw that building with the pointed roof looks very very weird....

^^

it does look quite spectacular when lighted up at night...kinda art-deco

I think when all 4 blocks of Park Infinia start rising, the effect will be BIG

Yar...since it takes so much space...but seeing them in straight rows looks weird.

12 February 2006

The green one, only 1 of the blocks can be seen so far.

http://img151.imageshack.us/img151/5210/pi12027ce.jpg

9 April 2006

The 2nd block is starting to rise on the left.

http://img134.imageshack.us/img134/2576/pi09041gs.jpg

4 Jun 2006
@RafflesCity
If the taller building under construction is not Park Infinia, please help me to identify it. Thanks.

http://img100.imageshack.us/img100/861/dscn34745fa.jpg

@ hyacinthus

The taller building IS Park Infinia, while the shorter one is another condo development called Suffolk Premier.

Seems that the other 3 blocks of Park Infinia cannot be seen yet

huge condo boom... :eek:

Too bad for the height limit, or who knows what might had appeared. :cry:

The last time i went down to view the showflats, the guy said that Istana has given approval for Park Infinia (PI) to have clear windows but up to #13 as that was where they built till.. Thus, i believe the reason y we only see one blk of PI (as yet) is because they build that specifically to seek approval.

Ya, every unit in PI has its own private lift.. It has an underground carpark..

Dont quite like PI cause i think u r "living with too many ppl".. a whopping 480+units.. : O

RockChick : Errrmm ... not EVERY unit got private lift ... those in the main blocks - not every unit has ... cant remember the unit number ... those units in the small block - each unit got private lift ...

Hope I remember the above correct ...

"Living with too many people" should not be too much of a concern with places like Newton ... Look at Amaryllis Ville - about 355 units .. but when u go to the pool during weekends ... u dont really find it too crowded ... coz the 355 units are all professional, rich, high class people, usually well behaved ... compared to my other place at Queens ... the pool is at least 3 times larger with 651 units ... wah piangzzz ... maciam pasar malam ... parents screaming ... kids jumpin around, pushing shoving ...

Buy Newton ... haha!

Oh.. i thought the agent said all units come with their private lift.. may hv remember wrongly..

Yea.. my family bought one unit in Park Infinia.. hope it turns out to be quiet.. {^J^}.. i absolutely dislike those "pasar malam" condo..

RockChick : You not only rocz ... you also belong to the atas group ...

er.. what does atas stands for?

Haha ! It means High Class ...

ahhh.. bt sadly i'm nt the one with the $$.. i'm just tagging along... ha : X

Which block is phase I? (the main lobby ?). If so is the tall tower block 2 or 2A or some other?
Also heard Keppel increased prices (by 3%) in may. Is this correct ?

1 Jul 2006

http://i65.photobucket.com/albums/h204/hyapic01/DSC_2136.jpg

nice...i see the other block is also now growing

15 July 2006

View from Keng Lee Rd

http://i77.photobucket.com/albums/j67/RCSSC/pi1507.jpg

Nice to see updated pic. Keep up the good work Raffles City ...

Keppel now has sold 328 units out of 361 launched... Any further prices increases now Newton one is going for 1420psf and Scotts Highpark at 2200psf ??

Anyway, my wifey will be in Singapore to visit Park Infinia showroom for the first time tomorrow... Maybe need to get more exposure to property here !!

The market is definitely warming up from Orchard and slowing spreading to the neighboring area. If you are seriously investing in Singapore, you should consider fast. Orchard Scotts is another good location you can explore. :)

Nice to see updated pic. Keep up the good work Raffles City ...

Keppel now has sold 328 units out of 361 launched... Any further prices increases now Newton one is going for 1420psf and Scotts Highpark at 2200psf ??

Anyway, my wifey will be in Singapore to visit Park Infinia showroom for the first time tomorrow... Maybe need to get more exposure to property here !!

My wife popped into the showroom today. Looks like you seriously need to be accompanied by an agent !!!!

Woz not allowed in to Newton 1 and almost didn't get into infinia without appointment !. Main showroom apparently gone now so not much to see (apparently pool being built on old showroom ?)

Mainly 2 beds left, almost no 3 or 4 beds. The 2 beds have no private lift. Looks like price now up by 6% for 4 beds since 1st quarter (apparently #2 and #21 reserved, only #13 left.

Guess main point is -- 'exclusive' launches are now 'in' and mean more business for agents. So don't bother going to new showrooms without appointment/agents.

RC:

Nice update! Very tall! :cool:
what's that fenced up plot?:?

RC:

Nice update! Very tall! :cool:
what's that fenced up plot?:?

The fenced up plot belongs to Far East.

Is the fenced up plot the Miro ???

Any plans/renderings ?? Noted there have been some comments on Miro a while back, but can't find a picture of it !

yup....but the site has been fenced up for 2 years already...and the rendering was removed.

24 September 2006

View along Wee Nam Rd

http://i77.photobucket.com/albums/j67/RCSSC/pi2409.jpg

Thanks RC for the pic
PI looks very dominating !!
If the new lot is by Far Eastern, would that mean they will price it 'aggressively' and also take their time like Orchard Scotts:hahaha: ??

park infinia has closed for sale and when it open for sale, it is expected to sell at $1,200PSF to be inline with the current new projects in newton area.

Thanks RC for the pic
PI looks very dominating !!
If the new lot is by Far Eastern, would that mean they will price it 'aggressively' and also take their time like Orchard Scotts:hahaha: ??

oh I just saw that Far East has erected a new signboard at the site and it says that a new launch is coming soon, but the name Miro is not mentioned.

expected to sell at $1,200PSF to be inline with the current new projects in newton area.

Very interesting. Thought the had already sold the best units!

I'm looking to buy another in Singapore (or the other casino place, Macau), tho not in PI since I'm already in. If new prices at PI correct, may need to visit Singapore again ! I would feel more comfy if there is already a profit !!

If PI is at this level (ie in line with Newton), I would expect Residences at Evelyn and Newton 1 to rise too ! Therefore will Miro be priced at 1400+ psf when launched ??? Maybe more if Far East goes for a big marketing concept like ScottsHighpark.

Does anyone know when it is going to reopen the showflat and what is the price that Kapple will ask for?

Hi all !

Very exciting times ...
If PI asks for $1,200psf .. think not unreasonable to ask for $1K for Amaryllis right ? haha!

Anyway ... I suspect the asking to be slightly higher than $1,300psf ... If Orchard Turn is going to doing like $2,600 psf ... Newton cannot be like less than half price right ?

Your Friendly Guru has vested interest ... thats why hope it will be higher ...

Your Friendly Guru ... ...

Hi all !

Very exciting times ...
If PI asks for $1,200psf .. think not unreasonable to ask for $1K for Amaryllis right ? haha!

Anyway ... I suspect the asking to be slightly higher than $1,300psf ... If Orchard Turn is going to doing like $2,600 psf ... Newton cannot be like less than half price right ?

Your Friendly Guru has vested interest ... thats why hope it will be higher ...

Your Friendly Guru ... ...

Agreed. Arthur's feedback was before MBFC. If showroom was averaging $1100psf before close, and that was before all the buzz recently (ALL SEEM TO BE SELLING OUT !!).
If Evelyn was also $1500+ one or 2 months ago, this will be near $1700-1800 now. So PI should be average of $1300psf.... And Amaryllis should be $1100 psf for a good unit !!!

23 December 2006

http://i77.photobucket.com/albums/j67/RCSSC/pi2312.jpg

and just for comparison sake:

12 February 2006

The green one, only 1 of the blocks can be seen so far.

http://img151.imageshack.us/img151/5210/pi12027ce.jpg

Wah, so close!!!

Wow ... Didnt know that Strata is so blocked by PI ...


YFG ... ...

Strata isnt so close...and its facing doesnt really face towards PI. The worst affected is the Lincoln Modern.

Another view-blocker might be Allgreen's Viva project next to United Square.

Yea ...

Strange that Allgreen call it Viva ... then there is also Vida ...
Whats next Vita ? Vila ? Vika ... haha!

YFG ... ...

Hi all,

Can someone enlighten me on why is there quite a price difference between properties located on the different sides of Newton Road? I mean, it seems that properties located on 'Newton One' side of Newton Road, ie road leading to Moulmein Road, can fetch higher price compared to properties located on 'Newton 18' side of Newton Road, ie road leading to Scotts Road. Eg, Park Infinia is located on the latter, and it was launched at $800 plus psf to $1,000 psf, whereas Newton One & Residences @ Evelyn are located on the former & they were all launched at $1,200 psf to $1300 plus psf. Some of you here also forecast that when Park Infinia is relaunched again, it will probably be raised to $1,200 plus psf. But on the other hand, you also mention that Residences @ Evelyn will also follow suit to $1,500 plus psf! Setia Residences will be even higher! Even that Buckley residences can fetch higher price than Newton Suites, Newton 18, Amaryllis Ville, Iridium & Lincoln Modern?!? So what makes that side of Newton more pricey than this side of Newton? It doesn't make sense at all. They are both Newton after all & the only difference is they are on opposite sides. In fact, I would prefer 'Park Infinia' side of Newton since it has easier direct access to Orchard Road, Newton Circles Food Centre & United Square shopping mall. Evelyn side of Newton still has to make a U-turn when going to Orchard Road and also cross the road in order to go to Newton Food Centre or United Square shopping mall.

So, would all the property gurus in this forum please enlighten me on this subject? Thank you.

I can only speak for myself: I felt the same way as you until I saw Park Infinia. First, I don't like PI itself --- good if you like artificial volcanoes [read: armies of screaming kids], bad otherwise. Secondly, PI tipped the balance from "tolerably crowded" to "way too overcrowded" in that area. When the Lincoln Modern and the nearby apartments were there alone, that area was starting to look really classy. But not any more; now the other side looks better. I repeat, just my perception of the area, you may well argue that it is irrational, but I suspect that many feel as I do.

Park Infinia is situated nearer to Novena. Price should be lower than Residences @ Evelyn.

Hi all,

Can someone enlighten me on why is there quite a price difference between properties located on the different sides of Newton Road? I mean, it seems that properties located on 'Newton One' side of Newton Road, ie road leading to Moulmein Road, can fetch higher price compared to properties located on 'Newton 18' side of Newton Road, ie road leading to Scotts Road. Eg, Park Infinia is located on the latter, and it was launched at $800 plus psf to $1,000 psf, whereas Newton One & Residences @ Evelyn are located on the former & they were all launched at $1,200 psf to $1300 plus psf. Some of you here also forecast that when Park Infinia is relaunched again, it will probably be raised to $1,200 plus psf. But on the other hand, you also mention that Residences @ Evelyn will also follow suit to $1,500 plus psf! Setia Residences will be even higher! Even that Buckley residences can fetch higher price than Newton Suites, Newton 18, Amaryllis Ville, Iridium & Lincoln Modern?!? So what makes that side of Newton more pricey than this side of Newton? It doesn't make sense at all. They are both Newton after all & the only difference is they are on opposite sides. In fact, I would prefer 'Park Infinia' side of Newton since it has easier direct access to Orchard Road, Newton Circles Food Centre & United Square shopping mall. Evelyn side of Newton still has to make a U-turn when going to Orchard Road and also cross the road in order to go to Newton Food Centre or United Square shopping mall.

So, would all the property gurus in this forum please enlighten me on this subject? Thank you.newton MRT and Novena MRT

Someone calling for me ?

Why is there a price differential between PI side of Newton and Evelyn side of Newton ?

This question applies to many other areas as well ... some maybe just a road difference, some maybe like 200 metres difference ...

1) Adam Smith - Invisibile Hand - Supply & Demand ... The Evelyn side has less supply ... we must be careful how to measure the Evelyn side ... I would only take like 50-100 metres from Newton Rd itself ... the rich dont like to walk so much ... remember? On the other side ... PI side has tons of supply ... and even more coming up ... So ... from the supply and demand view ... there will be price differences ... esp if we conclude that there is sufficient product differentiation ...

2) Elasticity of demand ... if demand is totally elastic ... then the price difference will be much more smaller ... but remember ? Rich people's demand is rather inelastic ... "I want the PRADA wallet! Nothing else PRADA and THAT wallet ... else dont bother me with LV or Dior ..." It is not difficult to understand why the rich thinks the Evelyn side is what they WANT...

However, Your Friendly Guru believes that the differential has been artificially widen due to the Marketing strategies deployed by N1 and Evelyn ... price differential due to a road difference seldom exceeeds 8-10% ... prices will normalise over time ... but take note hor ... normalise doesnt mean PI side will go up to meet Evelyn ... It may mean PI side go up x% and Evelyn side go down y%. Hope u get my point ... or PI side go up x% and Evelyn side go up y% (where y<x).

Your Friendly Guru ... ...
PS : Tell u study Econ you dont want la ...

Re price differernces
Prices differences does seem excessive, though I'd point out
1. Evelyn N1 closer to Newton. PI is half way. However, Amaryllis not too far from to Newton.
2. Also closer to traditional luxury areas (though only by a few hundred m)
3. Marketing. Major Part. N1 has so called nice fittings (e.g. Meile etc). NB this is also linked to timing. I think if Keppel knew what would happen to prices they wouldve priced higher and more luxurious. When PI (and Amaryllis etc) were launched, they were not designed to be super luxury (i.e. 1300-1400psf) in mind.

Personally, I don't think PI is far from the MRT at all, and would like to be closer to shops at Novena.

I personally think the price difference is probably too much (hence expect price to narrow with PI rising). Meile, nice finishings etc will degrade, and what you have left is the location. A nice kitchen may give you a higher rent, but after a few years the new tenant will probably demand a refit.

I beg to differ that PI is nearer to Novena than Newton. It all depends on which side of PI you are refering to. You see, PI's land size is so huge the it practically covers the entire stretch of Lincoln Road & Wee Nam Road. It's like the size of Miro, The Linc, Iridium, Olivio & Lincoln Modern combined. The main entrance located towards the end of Lincoln Road is obviously closer to Newton MRT, whereas the side small gate located near the start of Lincoln Road is nearer to Novena MRT. But since Lincoln Road is located off Newton Road, it should officially be classified under Newton. Just like Evelyn Road is located off Newton Road too. (Point to note: If Newton 1 land size is as large or larger than PI, & stretches all the way to Revenue House, will the price decrease just because one end of it is nearer to Novena MRT? I don't think so. I think it will increase because it is near to both Newton & Novena. This is the case with PI.)

In fact, before long, the Lincoln Road & Surrey Road properties have set new standards of $1,200 psf up with the launch of The Lincoln Modern & The Sentinel respectively. Newton Gems, which is not for sale, is also setting new records in the leasing department. Lincoln Road looks like in a class of it's own. It sounds class too. At that time, if you all remember, the only competition from the Evelyn, Gilstead, Buckley & Chancery side of Newton is The Armadale located at Gilstead Road, & Newton Euro-Asia located along Newton Road itself. Both are priced below the $1,000 psf mark & certainly no match for The Lincoln Road properties. Now it seems that the reverse has come. Even the once mighty icon Lincoln Modern has found difficulty touching the $1,000 psf mark. When will the reverse trend come again, I wonder.

I don't think it has anything to do with fittings too. Iridium has the most branded fittings in the business, yet it can't reach the $1000psf mark at this moment.

Hi tkw,

I still think it is supply ... there is a difference in the supply as u mentioned above ... on PI side ... supply is many ...

But I suspect we are in the midst of price consolidation now ... PI will come back with something more marked-to-market ...

Cheers!
YFG ... ...

3. Marketing. Major Part. N1 has so called nice fittings (e.g. Meile etc). NB this is also linked to timing.

As CTV has said, timing and marketing is the key.

N1 is the price setter for Newton, after news about St. Regis setting new highs in Orchard...Residences@Evelyn was smart to tap on N1's marketing efforts by relaunching a week after N1's preview. Clearly, at $100psf lower than N1, Residence@Evelyn has marketed and positioned itself slightly lower than N1.
Marketing can creat demands, launching/relaunching at a right time is crucial. In the above eg. you can see how the developers have valued Novena and Newton in the way they priced their properties.
The same for PI, it has to work on marketing and timing. I think there're many other good comments by many others in the N1 and Evelyn threads. :cheers:

I don't think it has anything to do with fittings too. Iridium has the most branded fittings in the business, yet it can't reach the $1000psf mark at this moment.

Fittings is part of the marketing. When N1 was launched at the 'high' price, they had to justify this with the fittings. As mentioned, when PI was conceived and launched, Singapore property had barely recoved from the bottom. The boom has been in the last 6 mths. The change in sentiment has been remarkable, so now every launch is 'luxury' in the prime areas.

Agree with tkw in that physically closer to Newton.

Finally, supply. Agreed that it is considerable, but with PI supply is almost about to close. PI was such a massive project it takes attention away from Iridium, and the construction work would have depressed The Linc. With construction closing soon on PI, Iridium, this area will look less of of construction site. Final major development I think will be the Miro/Far East. Believe Far East will price high as they are agressive like Lippo and set this area up. The trend reverse tkw is asking about will come with these developments coming to completion.

Last 5 units at the Linc at 1200+psf !! Wow. Keppel must be thinking of 1300+psf for PI!

27 January 2007

Viewed from Thomson Rd

http://i77.photobucket.com/albums/j67/RCSSC/PI2701.jpg

Allgreen's plot is the fenced-up one in front of the pic.

Wow, unravelled already?

only the first block closest to Keng Lee Rd is partially unwrapped...

When I go back to Singapore ... I also want to contribute pictures ...

YFG ... ...

btw, i also rang up Keppel last week. The person in charge says they are rushing the project n there is a possibility of it being ready by the end of this year...

btw, i also rang up Keppel last week. The person in charge says they are rushing the project n there is a possibility of it being ready by the end of this year...

You mean TOP ??? That should be good news as means that once completed, people would be willing to pay higher prices as they can use/collent rent immediately (and get mortgage). Also given rents rising... vacancy going down etc, next year would be good.

Not sure if 1400-1500psf is necessarily ridiculous given what happened esp past 3 mths. As mentioned, when Rivergate raised its prices from 1100-1200psf to 1700psf, that was even more extreme, but in hindsight, was accepted by the market (in that launch prices have jumped since). Keppel only has a 100 units left, and have already got the bulk of the money so are in no particular rush to sell esp at a low price.

If Singapore is to hit a population growth of 2.5m, then surely much of this will translate into foreigners living in D.9-11. Foreigners tend to cluster in established areas...

DKSG. If more than that 1400-1500psf, then I'll be flying off to Singapore !! Look at the showroom for the first time... etc. Buying you a beer (or was it vice-versa ??).

at 1400-1500psf i m not sure PI is a very good buy... it only seems good now cos everywhere seems to be going skyhigh. But dun forget that @ the height of the property speculation in spore the last time, the government stepped in to cool the market - they can easily do so again. I think we should all be careful for the following reasons:
1) there is a possibility (1/3 probability according to Alan Greenspan) of a recession in the US by the end of this year
2) speculation in spore is already taking place eg. look at the number of people trying to get rid of Marina Bay residences everyday in the classifieds - these people have already gotten burnt (2000psf for 99yrs???)

hi all,
I have been looking a lot at properties in districts 9 and 11.

My observations:
It seems that all it needs is one major developer in these areas to come up with one good project at one hell of a price not seen b4 in that area and wat happens? ALL the other surrounding apartments suddenly jack up their prices to match. Its like look, "I m just across the road from "condo X" which is selling at " $XX" so do u think I deserve anything less?"

eg. Cosmopolitan drastically upped the ante for district 9. At that time, their 1300psf seemed ridiculous, now even humble 2RVG owners is asking for the moon - reason? HEY! WE ARE JUST ACROSS FROM COSMO WAT, WE CANT B THAT CHEAP RIGHT?
eg. Rivergate now at a wild 1700psf. Suddenly, The Pier going for 1.66million for a 2br unit. Just as expected, UE square owners now want 1100psf.
eg. Residencens at EVELYN - their 1300+psf at launch pushed up dramatically Amaryllis view and newton18.... b4 that not many people interested at the subsales.

At launch, PI was about 800-900psf to 1000for the super high ones with a view. I m not surprised that Keppel has decided to pull it up to 1400+ to 1500psf. Some of the owners are still asking for 1250 psf (subsale) as of this weekend. I think for anyone who likes that area this may be a steal!!

PI has got many factors going for it:
1) 2 entrances - one almost beside Novena MRT, the other from Keng lee road side walking distance to Newton MRT
2) The keng lee road entrace is a stones throw from One Newton which is a price setter for District 11
3) It is the only condo with full condo facilities which is still reasonably affordable
4) Almost all the east facing units (the majority) does NOT get a view of Tan Tock Seng Hospital - NB: most people do NOT like to see the hospital everyday. During SARS, everyone shunned the TTSH surrounding condos like the plaque! NB: there is a real possibility of bird flu in the world - and Comminucable Disease Centre is just right there

hi all,
I have been looking a lot at properties in districts 9 and 11.

My observations:
It seems that all it needs is one major developer in these areas to come up with one good project at one hell of a price not seen b4 in that area and wat happens? ALL the other surrounding apartments suddenly jack up their prices to match. Its like look, "I m just across the road from "condo X" which is selling at " $XX" so do u think I deserve anything less?"

eg. Cosmopolitan drastically upped the ante for district 9. At that time, their 1300psf seemed ridiculous, now even humble 2RVG owners is asking for the moon - reason? HEY! WE ARE JUST ACROSS FROM COSMO WAT, WE CANT B THAT CHEAP RIGHT?
eg. Rivergate now at a wild 1700psf. Suddenly, The Pier going for 1.66million for a 2br unit. Just as expected, UE square owners now want 1100psf.
eg. Residencens at EVELYN - their 1300+psf at launch pushed up dramatically Amaryllis view and newton18.... b4 that not many people interested at the subsales.

At launch, PI was about 800-900psf to 1000for the super high ones with a view. I m not surprised that Keppel has decided to pull it up to 1400+ to 1500psf. Some of the owners are still asking for 1250 psf (subsale) as of this weekend. I think for anyone who likes that area this may be a steal!!

PI has got many factors going for it:
1) 2 entrances - one almost beside Novena MRT, the other from Keng lee road side walking distance to Newton MRT
2) The keng lee road entrace is a stones throw from One Newton which is a price setter for District 11
3) It is the only condo with full condo facilities which is still reasonably affordable
4) Almost all the east facing units (the majority) does NOT get a view of Tan Tock Seng Hospital - NB: most people do NOT like to see the hospital everyday. During SARS, everyone shunned the TTSH surrounding condos like the plaque! NB: there is a real possibility of bird flu in the world - and Comminucable Disease Centre is just right there

I was at the 13th flr of Tan Tock Seng Hospital (TTSH) last Fri and was admiring all the condos that could be viewed from there - at Novena, Newton, Balestier, Toa Payoh and even Orchard. If I could see them clearly, it means many expensive condos have clear views of TTSH 24/7. Let me know if you come across a condo being sold cheaply for being located near TTSH (I would not mind even if it is located immediately next to TTSH - Sinaran Dr) since I would like to grab it.

The only thing stopping Newton area from achieving $2,000 psf is the fact that its postal district is zoned 11 instead of 9. If Newton was zoned district 9, you can be sure that prices here will be on par with that of Cairnhill or Balmoral.

Looking at the map of the area, the area around Newton Circus and the district 11 condos around it (Newton One, Park Infinia, Gloucester Mansion, Newton 18, Dunearn Gardens, Residences at Evelyn) are OMG just across the street from Orchard Scotts, Scotts Highpark, Vida, and the other Cairnhill properties. But what a vast difference in price!

It all gets a little ridiculous when you realise that District 10 Holland Road and Farrer Road, which are nowhere near Orchard or the CBD (at least not as near Orchard and CBD as Newton is), have been going for $1,500 psf as exemplified by the sales of Waterfall Gardens. Therefore IMHO, Newton is a severely undervalued area, even with Park Infinia selling for $1,500psf.

Then again, it is also not about how near your property is to Orchard or the CBD. There is this issue about how exclusivity is synonymous with inaccessibility - it certainly means avoiding the same walking, living, and shopping space as the hoi polloi. Which is also why Grange, Tanglin, Angullia, Cuscaden, Anderson, places like that are much more expensive then say, Devonshire Road or Mount Elizabeth / Cairnhill.


hi all,
I have been looking a lot at properties in districts 9 and 11.

My observations:
It seems that all it needs is one major developer in these areas to come up with one good project at one hell of a price not seen b4 in that area and wat happens? ALL the other surrounding apartments suddenly jack up their prices to match. Its like look, "I m just across the road from "condo X" which is selling at " $XX" so do u think I deserve anything less?"

eg. Cosmopolitan drastically upped the ante for district 9. At that time, their 1300psf seemed ridiculous, now even humble 2RVG owners is asking for the moon - reason? HEY! WE ARE JUST ACROSS FROM COSMO WAT, WE CANT B THAT CHEAP RIGHT?
eg. Rivergate now at a wild 1700psf. Suddenly, The Pier going for 1.66million for a 2br unit. Just as expected, UE square owners now want 1100psf.
eg. Residencens at EVELYN - their 1300+psf at launch pushed up dramatically Amaryllis view and newton18.... b4 that not many people interested at the subsales.

At launch, PI was about 800-900psf to 1000for the super high ones with a view. I m not surprised that Keppel has decided to pull it up to 1400+ to 1500psf. Some of the owners are still asking for 1250 psf (subsale) as of this weekend. I think for anyone who likes that area this may be a steal!!

PI has got many factors going for it:
1) 2 entrances - one almost beside Novena MRT, the other from Keng lee road side walking distance to Newton MRT
2) The keng lee road entrace is a stones throw from One Newton which is a price setter for District 11
3) It is the only condo with full condo facilities which is still reasonably affordable
4) Almost all the east facing units (the majority) does NOT get a view of Tan Tock Seng Hospital - NB: most people do NOT like to see the hospital everyday. During SARS, everyone shunned the TTSH surrounding condos like the plaque! NB: there is a real possibility of bird flu in the world - and Comminucable Disease Centre is just right there

The only thing stopping Newton area from achieving $2,000 psf is the fact that its postal district is zoned 11 instead of 9. If Newton was zoned district 9, you can be sure that prices here will be on par with that of Cairnhill or Balmoral.

Looking at the map of the area, the area around Newton Circus and the district 11 condos around it (Newton One, Park Infinia, Gloucester Mansion, Newton 18, Dunearn Gardens, Residences at Evelyn) are OMG just across the street from Orchard Scotts, Scotts Highpark, Vida, and the other Cairnhill properties. But what a vast difference in price!

It all gets a little ridiculous when you realise that District 10 Holland Road and Farrer Road, which are nowhere near Orchard or the CBD (at least not as near Orchard and CBD as Newton is), have been going for $1,500 psf as exemplified by the sales of Waterfall Gardens. Therefore IMHO, Newton is a severely undervalued area, even with Park Infinia selling for $1,500psf.

Then again, it is also not about how near your property is to Orchard or the CBD. There is this issue about how exclusivity is synonymous with inaccessibility - it certainly means avoiding the same walking, living, and shopping space as the hoi polloi. Which is also why Grange, Tanglin, Angullia, Cuscaden, Anderson, places like that are much more expensive then say, Devonshire Road or Mount Elizabeth / Cairnhill.


I agree that comparatively Newton is undervalued .

However, there are also Dist 9 areas like parts of River Valley and Mount Sophia/Emily areas that are priced lower than Newton. So I really do not think Newton is undervalued because of the Dist 11 stigma.

Perhaps investors will wake up one day.

Dont think will be undervalued for long la ...

Your Friendly Guru is trying his best to prop up the price in Newton area ... by asking for higher prices then current transacted ...

If got people buy from me ... then I will successfully make the price in Newton comparable to nearby Scotts High Park ... etc ...

Wish me good luck ... haha!

YFG ... ...

Good luck lah Guru! I have vested interest in Newton also, hope you successfully raise the price of Newton.

I am getting fed up of agents telling me Newton not so prime as Sixth Avenue or River Valley and that Newton prices too high. These agents only look at district 9 or 10 and they don't really look into the geographical location.

Then again if Newton was so prime, would I have been able to buy 2 Newton properties at those low prices 2 years ago? Food for thought...


Dont think will be undervalued for long la ...

Your Friendly Guru is trying his best to prop up the price in Newton area ... by asking for higher prices then current transacted ...

If got people buy from me ... then I will successfully make the price in Newton comparable to nearby Scotts High Park ... etc ...

Wish me good luck ... haha!

YFG ... ...

Robinson ...

You start investing yesterday har ? Listen to agent ? Wah Piangzzz ... thats the last person to listen to ... Unless you meet good ones like Arthur in this forum (I declare I not related to Arthur) ...

When agent want you to sell something ... they tell u your unit not so prime .. its lousy compared to this and that ... you must thank them for selling it at certain price for u, price is coming down ... blah blah blah ... but ... imagine what story they tell the buyer ? Yes! Exactly the opposite ... So ... NEVER listen to agent ...

I have learnt to work with just a few trusted agents who can give you a perspective ... those who can say : HOLD, you unit's price will go up .. dont sell now ... or DONT BUY the unit I am selling ... a bit overpriced ...

Otherwise, the other chap-pah-lang (miscellaneous) agents only got one use ... bitch about other people's project like some green eyes apes with sour grapes ... this method works very well from me ... If I want to buy Project A from Agent B, I will ask Agent B from Project B ... they give a much better list of whats wrong with Project A than what so good about Project B ... They only have ONE single thought in mind : "How to make money from you?" NOT "How to help you make money?". You will only make money, if you happen to "by the way", heng heng make. Then these agents will tell u ... make some good enough liao ... quick sell (and let me make money from you) ...

Your Friendly Guru has seen no less than a few hundred agents in action and so far ... only less than 5 has been deemed as my trusted ones ... so ... keep looking ... and work well with those who can make it ...

My tagline when talking to those agents not on my trusted list : "Use your brain la !!! When PI and Amaryllis re price, when Elmira enbloc at COST = 1 k psf ... what happening to the Newton area ?" But then, I seldom spend so much time to educate them. Just tell them :"Use your brain, if dont have ... talk to your next victim, not me ..."

YFG ... ...

PS : Sorry if I am too harsh ... the above is based on those agents whom I come into contact for the past 8 years ... if you are agent and feel angry after reading this, AND you dont know me, then you have to be angry with your other colleagues who are spoiling the market. And I am sure you know who they are ...

Yeah I bought my first property 2 years ago. Now I am holding 3, haven't sold any yet so I'm quite a newbie.

No lar of course I don't listen to agents. I am just very fed up with agents who don't know what they talking about. Can tell me stupid things like 6th Ave better than Newton/Novena. Why? Because "District 10 better than District 11 mah"!:ohno: And they are asking 2% commission some more! Ai yah in the end I'll just sell my properties myself lah, put up my own ads, get lawyer to handle paperwork.

Guru, in your opinion which parts of D9/10 can Newton draw a pricing parallel to? No need absolute figure, just the areas that Newton can compare to. So to have a rough idea how much Newton is worth at any point in time. Thanks.



Robinson ...

You start investing yesterday har ? Listen to agent ? Wah Piangzzz ... thats the last person to listen to ... Unless you meet good ones like Arthur in this forum (I declare I not related to Arthur) ...

When agent want you to sell something ... they tell u your unit not so prime .. its lousy compared to this and that ... you must thank them for selling it at certain price for u, price is coming down ... blah blah blah ... but ... imagine what story they tell the buyer ? Yes! Exactly the opposite ... So ... NEVER listen to agent ...

I have learnt to work with just a few trusted agents who can give you a perspective ... those who can say : HOLD, you unit's price will go up .. dont sell now ... or DONT BUY the unit I am selling ... a bit overpriced ...

Otherwise, the other chap-pah-lang (miscellaneous) agents only got one use ... bitch about other people's project like some green eyes apes with sour grapes ... this method works very well from me ... If I want to buy Project A from Agent B, I will ask Agent B from Project B ... they give a much better list of whats wrong with Project A than what so good about Project B ... They only have ONE single thought in mind : "How to make money from you?" NOT "How to help you make money?". You will only make money, if you happen to "by the way", heng heng make. Then these agents will tell u ... make some good enough liao ... quick sell (and let me make money from you) ...

Your Friendly Guru has seen no less than a few hundred agents in action and so far ... only less than 5 has been deemed as my trusted ones ... so ... keep looking ... and work well with those who can make it ...

My tagline when talking to those agents not on my trusted list : "Use your brain la !!! When PI and Amaryllis re price, when Elmira enbloc at COST = 1 k psf ... what happening to the Newton area ?" But then, I seldom spend so much time to educate them. Just tell them :"Use your brain, if dont have ... talk to your next victim, not me ..."

YFG ... ...

PS : Sorry if I am too harsh ... the above is based on those agents whom I come into contact for the past 8 years ... if you are agent and feel angry after reading this, AND you dont know me, then you have to be angry with your other colleagues who are spoiling the market. And I am sure you know who they are ...

DKSG:

Actually this sentiment that District 11, including Newton and Novena areas, is not so prime doesn't just come from agents themselves but also in the minds of many local and foreign home buyers / investors in Singapore. These people basically make up the market.

I cannot recall the number of times that I have been advised to buy only D9/10 by friends and family.

Why did I buy District 11? Because back (2 years ago) then I believed that it is undervalued and will realise its potential soon. So I ended up holding 2 in Newton, one soon to TOP, one undergoing en-bloc exercise.

So far, prices in Newton haven't shown me the % return that I was expecting on paper profit, compared to other condos that I could have bought with my money like Cosmopolitan, Leonie Hill Residences, The Imperial, The Pier @ Robertson, and Watermark. The D9,D10 condos mentioned above have all risen phenomenally since 2 years ago while Newton is still a laggard, achieving on average not even 30% appreciation.

Why? Sentiment. Perception. The market still has this complex about D9/D10 vs D11. You and I both know that Newton cannot be so inferior to River Valley, Leonie Hill, Singapore River, to command about 20% to 50% lower price, right? But the reality is there in the caveats.

Hi RC,

It is of course true that Newton is not as Prime as Orchard ...

There are many factors going into the pricing ...

1) Developers ... for your unit that haven TOP, if developer still got units, and they cap the price ... then u kanna lor ...
2) Relativity ... this I always believe ... for prices to move in Newton vis-a-vis Orchard Residence ... those in betw must move also .. as long as there is some stoppage along the way .. the prices cannot filter ...
3) Benchmarks ... if there are benchmark developments in the area ... then price normalisation will be easier ...
4) Other factors like premiums, etc, think u all know la hor ...

Newton's benchmark price is probably within Newton itself lor .. since there is critical mass ... but a very rough guide will probably be somewhere higher than Novena ... and lower than Scotts Road ... Take 25-30% off Scotts HighPark ... or 25% above Strata ... haha ... and currently the number stands at $1,400 psf range, plus minus 10% (for FH) ...

So ... watch out for price movements in Orchard and Novena ... if they start to move up ... then obviously the Newton area must move up lor ...

I like your idea about putting own ads ... If and only If you cannot get a good agent ... to be fair ... I have to admit that with my group of good agents now ... I am always able to sell above the market ... I can recommend u some of them to try out if you want ... but I dont guarantee one hor ... I declare no interest in the recommendations ...

Wah ! I can also become part time valuer leh ...

YFG ... ...

"The D9,D10 condos mentioned above have all risen phenomenally since 2 years ago "

Has it really been "phenomenal"? How phenomenal is phenomenal? Sorry, I am losing track of prices in those areas.....personally [just my taste...] I do think that all of those places are 25-30% better than anything in Newton. But 50% would be a stretch except perhaps for the ones that are really close to Orchard. Bear in mind that both Orchard and [particularly] the river are much more attractive than they used to be. Clarke Quay is doing amazingly well as an attraction. No, I'm not selling anything in any of these areas, worse luck.

25-30% better than anything in Newton.
S: Knowing your preference for River Valley (lets not argue about it again), it would be nice to quantify why you gave such a figure.

I'm not a SG resident, so don't know the points of these places that well. As mentioned, one place I did like there was Rivergate. This is worth a premium because its next to the River. However to this premium you should subtract transport links, and I believe it is also further from OR. However, without direct access to the River (plus it is well designed), other properties should not command a premium, then its based on other factors (how far to OR, transport links, of course building itself).

Hi Guru

No, I wasn't talking about Orchard. I was talking about Leonie Hill Residences, The Pier, The Imperial, and Watermark. At that time, this area wasn't very prime. I could have gotten Leonie Hill for almost $1,000 psf, and the rest at $800 plus psf. Look at what their prices are now. :( Instead, I bought Newton area at $800 plus psf, believing that Newton had greater upside. :bash: I sure wish you are right cos I don't want to be proven wrong on my Newton investment!

1) Developer sold out within 6 months of launch.

2) Those in between will be Scotts 28, Scotts High Park, Orchard Scotts, Vida, The Edge on Cairnhill. 3 out of 5 not sold out yet :(

3) I cannot find a suitable freehold benchmark in the area. Nearest would be Suites @ Surrey and Newton 18, but mine is bigger and more units. Park Infinia not really in the same location.

4) Designer architect and designer landscaper.

Novena prices so far quite okay. But can be better.

The above factors that you asked me to consider, I have already considered before buying the place 2 years ago. That's why I bought it.


Hi RC,

It is of course true that Newton is not as Prime as Orchard ...

There are many factors going into the pricing ...

1) Developers ... for your unit that haven TOP, if developer still got units, and they cap the price ... then u kanna lor ...
2) Relativity ... this I always believe ... for prices to move in Newton vis-a-vis Orchard Residence ... those in betw must move also .. as long as there is some stoppage along the way .. the prices cannot filter ...
3) Benchmarks ... if there are benchmark developments in the area ... then price normalisation will be easier ...
4) Other factors like premiums, etc, think u all know la hor ...

Newton's benchmark price is probably within Newton itself lor .. since there is critical mass ... but a very rough guide will probably be somewhere higher than Novena ... and lower than Scotts Road ... Take 25-30% off Scotts HighPark ... or 25% above Strata ... haha ... and currently the number stands at $1,400 psf range, plus minus 10% (for FH) ...

So ... watch out for price movements in Orchard and Novena ... if they start to move up ... then obviously the Newton area must move up lor ...

I like your idea about putting own ads ... If and only If you cannot get a good agent ... to be fair ... I have to admit that with my group of good agents now ... I am always able to sell above the market ... I can recommend u some of them to try out if you want ... but I dont guarantee one hor ... I declare no interest in the recommendations ...

Wah ! I can also become part time valuer leh ...

YFG ... ...

CTV: "S: Knowing your preference for River Valley (lets not argue about it again), it would be nice to quantify why you gave such a figure."

Did we argue? Sorry, I forgot.......

Anyway, one apparently minor thing you have to take into account is this: expats like to walk --- a lot more than locals. They are used to it. The expats I know who live along the river keep raving about how nice it is to take a stroll along the river down to some restaurant, have dinner, then walk to a bar, etc etc. Likewise I know an expat who lives in Futura, and loves it because it is a 10 minute walk to Taka and Paragon. These apparently trivial things are actually of major importance to them. Newton is ok in itself, in fact lthe Evelyn area is very attractive, but where are the restaurants and bars? Can you walk 10 mins and find yourself in the Kinokuniya bookstore? It's a lifestyle thing. But I certainly agree that Newton is a better bet than Holland Village, let alone Sixth Avenue....

CTV: "S: Knowing your preference for River Valley (lets not argue about it again), it would be nice to quantify why you gave such a figure."

Did we argue? Sorry, I forgot.......

Anyway, one apparently minor thing you have to take into account is this: expats like to walk --- a lot more than locals. They are used to it. The expats I know who live along the river keep raving about how nice it is to take a stroll along the river down to some restaurant, have dinner, then walk to a bar, etc etc. Likewise I know an expat who lives in Futura, and loves it because it is a 10 minute walk to Taka and Paragon. These apparently trivial things are actually of major importance to them. Newton is ok in itself, in fact lthe Evelyn area is very attractive, but where are the restaurants and bars? Can you walk 10 mins and find yourself in the Kinokuniya bookstore? It's a lifestyle thing. But I certainly agree that Newton is a better bet than Holland Village, let alone Sixth Avenue....

Different places will attract different kinds of crowds. The places along the river attract the singles and couples mostly who are still very much into pubbing / dining, etc. But most of this places are quite a far walk from the MRT and I have read some complains about even finding it difficult to get cabs.
Anyway you can also find some nice restaurants at United Square / Novena Square which is a short walk away but no pubs. The ones staying at Newton area should be a much for sober lot staying away from too many pubs.

Anyway, the rental yield for condos in Newton is just as high as those around the river and many other places near Orchard which means it is really no less attractive than the places you are comparing it with.

CTV: "S: Knowing your preference for River Valley (lets not argue about it again), it would be nice to quantify why you gave such a figure."

Did we argue? Sorry, I forgot.......

We didn't really argue. I wouldn't be that rude! You said you preferred River Valley and didn't like Newton/Novena, and I asked you why. Then someone else flamed you !!
Agree expats like going for a walk. If you lived in the UK when its cold and wet most of the year, the weather here is a tropical paradise.:)
However, guess if you are Asian, then you want to be near an MRT and Orchard Road. Believe Newton being just 1 stop away cancells out the river walk (there are canals, Newton Hawker Market, Some parks in Newton to !)

Hi Guru

No, I wasn't talking about Orchard. I was talking about Leonie Hill Residences, The Pier, The Imperial, and Watermark. At that time, this area wasn't very prime. I could have gotten Leonie Hill for almost $1,000 psf, and the rest at $800 plus psf. Look at what their prices are now. :( Instead, I bought Newton area at $800 plus psf, believing that Newton had greater upside. :bash: I sure wish you are right cos I don't want to be proven wrong on my Newton investment!

1) Developer sold out within 6 months of launch.

2) Those in between will be Scotts 28, Scotts High Park, Orchard Scotts, Vida, The Edge on Cairnhill. 3 out of 5 not sold out yet :(

3) I cannot find a suitable freehold benchmark in the area. Nearest would be Suites @ Surrey and Newton 18, but mine is bigger and more units. Park Infinia not really in the same location.

4) Designer architect and designer landscaper.

Novena prices so far quite okay. But can be better.

The above factors that you asked me to consider, I have already considered before buying the place 2 years ago. That's why I bought it.let me guess, newton suites by UOL? btw, do i get a prize for guessing correctly?:lol:

Wow you still remember that huh! I was the one who "flamed" S, only it wasn't a flame, but sort of asking questions of him/her. He/she avoided answering the questions. But now, I am beginning to see his/her point.

Anyway I still don't agree with S that condos in Orchard nearer Orchard Cineplex, Takashimaya and Paragon (what he/she deemed the more happening part of Orchard) should be more expensive than Grange, Cuscaden, and Tanglin. His/her argument was that "oh, nearer to more happening place, therefore should be more expensive!" S claimed that he/she never understood it.

Wrong. If I were rich enough, I would want to live in Orchard but AWAY from the hoi polloi. What do you get when you live near Cineplex, Paragon, Taka? A huge never-ending stream of people from all over Singapore from all walks of life clogging up the street, hanging out on the street. The hoi polloi. Grange, Nassim, Tanglin offers the best respite from the crowd, yet near enough. Thus the high price. Do you understand now?


We didn't really argue. I wouldn't be that rude! You said you preferred River Valley and didn't like Newton/Novena, and I asked you why. Then someone else flamed you !!
Agree expats like going for a walk. If you lived in the UK when its cold and wet most of the year, the weather here is a tropical paradise.:)
However, guess if you are Asian, then you want to be near an MRT and Orchard Road. Believe Newton being just 1 stop away cancells out the river walk (there are canals, Newton Hawker Market, Some parks in Newton to !)

Wow you still remember that huh! I was the one who "flamed" S, only it wasn't a flame, but sort of asking questions of him/her. He/she avoided answering the questions. But now, I am beginning to see his/her point.

Anyway I still don't agree with S that condos in Orchard nearer Orchard Cineplex, Takashimaya and Paragon (what he/she deemed the more happening part of Orchard) should be more expensive than Grange, Cuscaden, and Tanglin. His/her argument was that "oh, nearer to more happening place, therefore should be more expensive!" S claimed that he/she never understood it.

Wrong. If I were rich enough, I would want to live in Orchard but AWAY from the hoi polloi. What do you get when you live near Cineplex, Paragon, Taka? A huge never-ending stream of people from all over Singapore from all walks of life clogging up the street, hanging out on the street. The hoi polloi. Grange, Nassim, Tanglin offers the best respite from the crowd, yet near enough. Thus the high price. Do you understand now?

I agree with your theory on the impact of "hoi polloi" on prices. But was wondering then how can we explain for a leasehold The Orchard selling at record price 3900psf (if really true) when it is right in the middle of "hoi polloi"

ok, time to get serious. fm an agent point of view. KEEP! and I am not asking you for rental listing. I seldom do rental nowadays. Newton Suites loaction is very good. Sell it unless you can find somewhere really undervalued. To me only Subsale of WaterMark is under value now and that is my opinion only. Other area all very expensive to me.

I fully agree with Arthur. I personally feel Newton area is grossly undervalued. It doesnt help too that when one flips open the Classified ads, Dist 11 is NOT together with 9 and 10 but is lumped with dist 21....

Just to remind u guys, this is the PARK INFINIA thread. As i have said b4, PI's footprint is sooo big it actually sits between Novena and Newton. Add that to the MRT just outside, walking distance to supermarkets and eating places and from the KENG LEE entrance, walking distance to orchard too if u want to stretch it a bit.. I think anyone who bought PI or Newton Suites at the developer price at launch should HOLD as long as possible cos i think we r just at the beginning of a property market boom...But if u must sell, DUN sell b4 TOP, u will definitely get a much higher price when the buyer can actually step into your unit and see the view (if it has one).... so IMHO, HOLD AS LONG AS U CAN!!!!

NEWTON has much more upside than u dare think!!!

"Wrong. If I were rich enough, I would want to live in Orchard but AWAY from the hoi polloi"

By the way, how is JChua76 getting on? I'm sure you are acquainted with him. correct? :-)

"Wrong. If I were rich enough, I would want to live in Orchard but AWAY from the hoi polloi"

By the way, how is JChua76 getting on? I'm sure you are acquainted with him. correct? :-)

If down-town Orchard doesn’t have the hoi polloi, then we will all be in trouble. Even the last few pockets of space (greenery) will be going, going and will be gone soon. Premium real-estate cannot just be left lying around for long isn’t it? In fact the hoi polloi will get even more intense especially with the likes of Orchard Turn, Sommerset, Scotts, etc. coming up.

There is probably only place in Orchard that is away from the hoi polloi that comes complete with lush gardens, huge living quarters with character (colonial), the best security, full-facilities, and lastly, throw in a golf course (9 holes I believe) on the side.

Just a little humor.

If down-town Orchard doesn’t have the hoi polloi, then we will all be in trouble. Even the last few pockets of space (greenery) will be going, going and will be gone soon. Premium real-estate cannot just be left lying around for long isn’t it?

There is one funny landed estate just a stone's throw (about 50-100m) from the PRIME PART of Orchard Road at the busy junction with Scotts Road. It still has many quiet, rustic-looking, double-storey 70s-style terrace and semi-detached houses that strongly resemble a time-forgotten version of the Serangoon Gardens landed estate. I spotted it recently and felt it damn strange such houses still sits so close to prime Orchard land and forgotten.

I had a camera with me at that time so I kicked myself for forgetting to snap some pics of that housing estate (may be gone soon).

If down-town Orchard doesn’t have the hoi polloi, then we will all be in trouble. Even the last few pockets of space (greenery) will be going, going and will be gone soon. Premium real-estate cannot just be left lying around for long isn’t it? In fact the hoi polloi will get even more intense especially with the likes of Orchard Turn, Sommerset, Scotts, etc. coming up.

There is probably only place in Orchard that is away from the hoi polloi that comes complete with lush gardens, huge living quarters with character (colonial), the best security, full-facilities, and lastly, throw in a golf course (9 holes I believe) on the side.

Just a little humor.

:lol: If "ahem" continues to lose money like how they did for some of their deals in China, Thailand, and US (I heard from the grapevine), this "lush gardens, huge living quarters with character (colonial), the best security, full-facilities, and lastly, throw in a golf course (9 holes I believe) on the side" may have to go too.

We're digressing. Getting back to PI and property again...

Finally thought I'd look at asking prices at PI. They have moved significantly, first time by this much so quickly. Looking at www.singaporeexpats.com (http://www.singaporeexpats.com) for prices.

About 2-3 months ago, they were asking for about 1250psf to 1300psf max. Noted today a lot of the asking prices now 1300-1400psf. Thats is close to 20% increase. High asking is 1600-1720psf!!

If as anticipated, relaunch at 1400-1500psf, asking prices will firm, esp towards TOP if at end of this year. Beginning to wonder if things work out, prices will be at 1800psf when people move in by 2008.

If so, the PI would've realised my expectations that it would move as much as Rivergate !!!
Of course, this might be wishful thinking, but sometimes you need it.
:)

We're digressing. Getting back to PI and property again...

Finally thought I'd look at asking prices at PI. They have moved significantly, first time by this much so quickly. Looking at www.singaporeexpats.com (http://www.singaporeexpats.com) for prices.

About 2-3 months ago, they were asking for about 1250psf to 1300psf max. Noted today a lot of the asking prices now 1300-1400psf. Thats is close to 20% increase. High asking is 1600-1720psf!!

If as anticipated, relaunch at 1400-1500psf, asking prices will firm, esp towards TOP if at end of this year. Beginning to wonder if things work out, prices will be at 1800psf when people move in by 2008.

If so, the PI would've realised my expectations that it would move as much as Rivergate !!!
Of course, this might be wishful thinking, but sometimes you need it.
:)

Hi CTV,

You mentioned TOP for PI is end this year. I was advised by the guy who sold me a unit there it would be mid 2008 at least? Is your info from Keppel?

Hi CTV,

You mentioned TOP for PI is end this year. I was advised by the guy who sold me a unit there it would be mid 2008 at least? Is your info from Keppel?
I was there last Saturday... PI seems unlikely to TOP end of this year as the towers have lots more floors to go. These are pics taken last Saturday:

http://img249.imageshack.us/img249/914/cimg2463bv9.jpg

http://img152.imageshack.us/img152/5645/cimg2460fq6.jpg

I bought a unit around mid-2005 and at that time my wife was telling me I should buy another one as she felt the place would do well. Well, I didn't listen and I am now kicking myself in the rear!!!

I bought a unit around mid-2005 and at that time my wife was telling me I should buy another one as she felt the place would do well. Well, I didn't listen and I am now kicking myself in the rear!!!

stst: Welcome fellow PI owner!!!
THANKS EXACTLY WHAT MY WIFE SAID AS WELL !!! She went before the showroom closed (soon after Evelyn launched, I think around October). I said no, we already have one, don't want to have double risk with both units due for completion, same area... etc. etc..

As the Chinese saying goes, behind every rich man, lies a very smart wife !!

I bought a unit around mid-2005 and at that time my wife was telling me I should buy another one as she felt the place would do well. Well, I didn't listen and I am now kicking myself in the rear!!!

welcome to the forum stst!! hmm... i wonder how one can kick oneself in the rear cos sometimes, i wish i could do the same too... hehe...

anyways, if you know the project will be rewarding you with handsome profits, you'll be like those who snap up entire floors like Sail2, MBR, OneShenton, etc...

but as the cantonese saying goes... if you can know earlier, there won't be any beggers... :lol:

I stay near that area (the cheaper side that is) ...

I pass by PI everytime I go out ... to Orchard ...

The super structure is not complete yet and there is one block lagging behind ... once the super structure is done ... for project like this ... will take another 6 mths at least to do interior and get approval ...

So ... mid 2008 is a good gauge ... though ... it can be earlier ...

And stst ... you very funny leh ... good listen dont listen ... go and listen to the person who sell u this ?!! You shld listen to the person who is selling you the unit in the development next door and see what he says ...

Of course the person who sell u this, knowing u buying for investment will tell u what u want to hear la ... if he is ruthless enough ... he may say end 2008 ... haha ... but I can tell u ... the fastest this can go .. if they cheong fast fast ... is by Q1 next year ...

YFG ... ...

DKSG, think you are right, the TOP is probably mid to early 2008.

BTW, as you pass by PI so frequently, did you notice that there is some kind of covered structure like a painted walkway/stairway built abutting Block 2 (block next to Keng Lee Road). I think maybe that should be leading up to the new showflat when it re-opens.

If you are driving along CTE and can notice that ... I think there will be many dead bodies liao ... haha ...

No la ... I din drive next to the building ... just can near enough to see the progress of the super structure ...


Wait wait wait ...

Is that WHY CTE is always so jammed ??!!

There are too many people like me ... not slow down coz of accident ... but so check out the progress of PI ???

Alamak !!

YFG ... ...

Guru
Does TOP date the same for all owners ? Can they complete some first ? Can they rush the date given so many developments going on ?? Before construction cost rise even more ??

CTV ...

Speed of construction is proportionate to number of units sold ..
If they sell out in 30 hours .. u can bet they will send their wives down the site to make sure all the foreign and local workers work until they burnt out then change another set ... haha!

Yes. They can TOP in phases ... but at this point in time .. NO! they wont ... those TOP is phases are usually used to pacify kanna rip off owners ...

For example ... those who bought Phase 1 ... paid like 100K more per unit ... then those in Phase 2 ... so ... when they TOP they make sure those who paid more ... get keys earlier ... get some crystal bowl ... etc ... This can be done if they sell by Tower ... but if all mix-mix liao ... then a bit tough ..

There are ways to get your unit some days/weeks before the rest in a big development ... but cannot tell u here la ... haha!

YFG ... ...

There is one funny landed estate just a stone's throw (about 50-100m) from the PRIME PART of Orchard Road at the busy junction with Scotts Road. It still has many quiet, rustic-looking, double-storey 70s-style terrace and semi-detached houses that strongly resemble a time-forgotten version of the Serangoon Gardens landed estate. I spotted it recently and felt it damn strange such houses still sits so close to prime Orchard land and forgotten.

I had a camera with me at that time so I kicked myself for forgetting to snap some pics of that housing estate (may be gone soon).

There are quite a few areas of Orchard landed lah. They aren't forgotten - some are being enblocked.

I think you are talking about those on Mount Elizabeth - Jalan Jintan, Jalan Lada Putih.

Otherwise you could be talking those in One Tree Hill? Jalan Kelawar and Jalan Tupai.

Or maybe those off Paterson Road next to The Paterson - Lengkok Angsa. This one confirmed will be en blocked.

There are quite a few areas of Orchard landed lah. They aren't forgotten - some are being enblocked.

I think you are talking about those on Mount Elizabeth - Jalan Jintan, Jalan Lada Putih.

Yep.... this is the old landed housing estate I am referring to. They are just behind Tangs/Marriot Hotel and Scotts Shopping Centre. Are they being en-bloc soon?

Just drove past this project recently..
Parks Infinia's Wall-like superstructure has reached the top. It's north-south orientation has totally made Wee Nam Road sunless, reminds me of the back alley behind SGX Centre!

I would think Lincoln Modern's and The Linc's views are gone by now. Such a design certainly spoils the streetscape.

Sigh.. I wish such wall-like structures in north south orientations be banned, or at least impose a requirement (massive sky terrace) to allow some passage of sunlight through.

Wee Nam Road is half the length it used to be, and Lincoln Rd is definitely quite narrow considering the amount of urban density it has to support!

Dont think all the towers have reached their full height though

Lincoln Modern view is not ALL gone la ...

There is still the Bt Timah view ... assuming those in front dont enbloc ... haha ...

YFG ... ...

Lincoln Modern's units face either / or, not both.so if urs face CTE, its dusk
anyways will Iridium block from the other side?

The linc is wall like. Irridium also has a thin knife edge profile. Yet to see what Sim Lian is planning to do with Lincolnvale.

Hmm.. I always thot that is more efficient to design a tower rather than a wall, given existing building codes. Wondering if wall-like structures are purely for asthetics.

Any updated pics of what Lincoln and Wee Nam Rd now look like?

Ah Yoongf ...

People build wall when there is a view on one side ... people build tower when there is view on all sides ...

Also depends on the land shape ... too late ... cant think of an example ... but I am sure got a lot of examples ...

Look at Coastal De Sol .. u think they build tower ?

YFG ... ...

NEWTON HUAT AHHHH!!!!!!!!!!!!!!!!!!

Park Infinia being relaunched this weekend. Received SMS from agent.

Any idea of price or if showroom available at this weekend relaunch ??

Last update I got (from March, before Orchard Residences sold at 4k) was 1300-1600psf.

Any idea of price or if showroom available at this weekend relaunch ??

Last update I got (from March, before Orchard Residences sold at 4k) was 1300-1600psf.

Checked with agent. 1300-1400 for those with not so good facing and 1500-1600 for those with better facing. Price may go up another $50psf (usual gimmick)

New showroom on-site at 02-03.

Yea ...

Anyone wanna go PI this weekend ?!

YFG ... ...

Heard from an agent that some owners have received notification that TOP for PI has been pushed back to 2009. Just wondering if anyone can confirm this.

Heard from an agent that some owners have received notification that TOP for PI has been pushed back to 2009. Just wondering if anyone can confirm this.

bad news if it's true...:ohno:

Yea ...

Anyone wanna go PI this weekend ?!

YFG ... ...

Guru, would've love to have gone, but i'm in HK.

Go, Guru, Go !!!

Give us a report ! Is PI and Newton area hitting $1800psf !!!

Guru, would've love to have gone, but i'm in HK.

Go, Guru, Go !!!

Give us a report ! Is PI and Newton area hitting $1800psf !!!$1600+++psf. stack 09 is the best stack available. :)

Yea man !

Went with Arthur ... the new showflat is the actual unit itself and not as impressive as the previous one ...

The nice 09 stack is going at about 1.5k psf ... which means CTV ... it is time u treat us to the Shang Buffet liao !!

Muahahaahaaa!!!!

YFG ... ...

went showroom sat. rather disappointing decor. not very inspiring..not many people. Not many units taken up. some of the old units from last launch still not taken. sample prices: 1) #12-05, 3+1, 1442sqft, $1.78m, 1234psf 2)#16-15, 2br,969sqft, $1.316m, 1359psf 3)#11-09, 2br,1001sqft,$1.476m,1475psf 4)#29-16, 2br, 893sqft, $1.433m, 1604psf. So the price range is quite wide, as cheap as $1235psf to $1604psf ....

there is a huge new condo right in front of PI coming up...by Allgreen or something like that... not very good news for the block closest to thompson road side. Just thinking, with such a wide range in $psf, and only a few of the better units going for 1500+psf, i feel the average $psf of the project is going to be dragged down by the lower priced units. A pity really cos a sold-out project like Pavillion 11 seem to be doing just as well in the resale market tho' the area which is off Balestier is reallly not as good...

Yea man !

Went with Arthur ... the new showflat is the actual unit itself and not as impressive as the previous one ...

The nice 09 stack is going at about 1.5k psf ... which means CTV ... it is time u treat us to the Shang Buffet liao !!

Muahahaahaaa!!!!

YFG ... ...
Guru
You and Arthur have been on my invite list for a while now !!!
Not sure if the list will grow tho... Do Singaporeans flock to free buffets like HK'ers do ???
Noted you burning the midnite oil also .... Doin your sums again like I was ????

went showroom sat. rather disappointing decor. not very inspiring..not many people. Not many units taken up. some of the old units from last launch still not taken. sample prices: 1) #12-05, 3+1, 1442sqft, $1.78m, 1234psf 2)#16-15, 2br,969sqft, $1.316m, 1359psf 3)#11-09, 2br,1001sqft,$1.476m,1475psf 4)#29-16, 2br, 893sqft, $1.433m, 1604psf. So the price range is quite wide, as cheap as $1235psf to $1604psf ....

Lukmeao, tks for the update. Saved me asking Arthur !!
Had heard earlier of a price range of $1200-1750psf and also thought of the huge price difference. I looked at a schematic of available units left, and basically felt most of the best units already gone in earlier sales, so the remaining good ones would be competitively priced as Keppel only has a few of these left. Don't think this will affect averages much anyway as most owners will be looking at the higher value/better units.
I think the final main factor in prices now will be when completion is. Of course price can be affected by other factors (other launches), but if en-blocs mean people need to move somewhere, getting the keys to PI early is an advantage.
Allgreen may have some impact on views, but I think PI at least has a sizeable facilities to distance itself (that why I choose lowish floor view of pool), and the block is quite 'compact' - ie it's one even piece of land, not bits of other developments sticking inside the boundaries unlike some other nearby developments.

asked the agent on sat.
keppel have told the agents that TOP either end of the year or early 08. That seems to be the opinion of at least 2 of the agents there.
probably true cos most of the blocks have reached second last floor or already top floor.

just wondering: some other big projects like The Seaview, Esta, One Amber seem to sell out so fast... PI moving rather slowly it seems...
which is rather odd IMHO cos in terms of district and location its pretty good.
maybe one reason is that Keppel made a mistake by launching the first two batches too early at too cheap a price, so if one looks at previous recorded prices the current price is rather steep.

Overall, the impression is that the PI, Lincoln modern, Linc area still cant compete with "the other side" of district 11, ie. Evelyn and One Newton side. Looking at the price list, the average price is probably $1300-1400psf for PI.

asked the agent on sat.
keppel have told the agents that TOP either end of the year or early 08. That seems to be the opinion of at least 2 of the agents there.
probably true cos most of the blocks have reached second last floor or already top floor.

just wondering: some other big projects like The Seaview, Esta, One Amber seem to sell out so fast... PI moving rather slowly it seems...
which is rather odd IMHO cos in terms of district and location its pretty good.
maybe one reason is that Keppel made a mistake by launching the first two batches too early at too cheap a price, so if one looks at previous recorded prices the current price is rather steep.

Overall, the impression is that the PI, Lincoln modern, Linc area still cant compete with "the other side" of district 11, ie. Evelyn and One Newton side. Looking at the price list, the average price is probably $1300-1400psf for PI.keppel has a unique way of marketing their project. stop sale mean stop sale.

went showroom sat. rather disappointing decor. not very inspiring..not many people. Not many units taken up. some of the old units from last launch still not taken. sample prices: 1) #12-05, 3+1, 1442sqft, $1.78m, 1234psf 2)#16-15, 2br,969sqft, $1.316m, 1359psf 3)#11-09, 2br,1001sqft,$1.476m,1475psf 4)#29-16, 2br, 893sqft, $1.433m, 1604psf. So the price range is quite wide, as cheap as $1235psf to $1604psf ....

Heard almost all the 3 bedders are gone... 3 of my friends bought one each over the weekend.. not for speculation but to stay in.

I agree about the decor... seems like Keppel not interested in hiring good interior designer. Same as their Reflections showroom, doesn't look impressive.

However the unit layout are very good and practical use of space. One of the best I have seen. The other one is Rivergate.

I noticed very often condo showrooms will overkill on the ID to cover up any deficiencies in their layout architecture.

This one is open and honest, they don't cover up too much, what you see is more or less what you get. Remember when they hand over the keys, it is to a bare unit...

Heard almost all the 3 bedders are gone... 3 of my friends bought one each over the weekend.. not for speculation but to stay in.

I agree about the decor... seems like Keppel not interested in hiring good interior designer. Same as their Reflections showroom, doesn't look impressive.

However the unit layout are very good and practical use of space. One of the best I have seen. The other one is Rivergate.

I noticed very often condo showrooms will overkill on the ID to cover up any deficiencies in their layout architecture.

This one is open and honest, they don't cover up too much, what you see is more or less what you get. Remember when they hand over the keys, it is to a bare unit...

Given launch prices elsewhere, Keppel has priced the re-launch reasonably. I think PI has an excellent location, and your friends buying for self use makes sense - if you buy a $4+m condo, not many have that much cash for self-use, but for investment.. With these en-blocs, I think a lot of others will come into PI for self-use. Shops, MRT and Orchard road are all close by.
Don't think a $xxxm designer apartment will last long with kids running around !! PI and others like the Sail were launched before the market went crazy - I'm sure the ID (ie appliances etc) in the Sail will not be fab. And if PI was a new project launched today, they would've charged an extra 1k psf for the ID/Designer brands - but would you want to pay for this ??
I wonder if Keppel will increase price as mentioned earlier - but at this rate, they don't have many good units left !! Guess Keppel have done OK - if they did price it $1700 psf, sales would've been much slower, but at around 1400-1500psf, they'll have plenty of sales so they can close out with the headline of 1700psf !!!

Ok, agent called and said there are still some 3 bedrooms left in 2 stacks. From what i remember from the brochure they are either lousy facing or very expensive. Tomorrow they are going to increase prices again for PI. YAYYYY!!!


Given launch prices elsewhere, Keppel has priced the re-launch reasonably. I think PI has an excellent location, and your friends buying for self use makes sense - if you buy a $4+m condo, not many have that much cash for self-use, but for investment.. With these en-blocs, I think a lot of others will come into PI for self-use. Shops, MRT and Orchard road are all close by.
Don't think a $xxxm designer apartment will last long with kids running around !! PI and others like the Sail were launched before the market went crazy - I'm sure the ID (ie appliances etc) in the Sail will not be fab. And if PI was a new project launched today, they would've charged an extra 1k psf for the ID/Designer brands - but would you want to pay for this ??
I wonder if Keppel will increase price as mentioned earlier - but at this rate, they don't have many good units left !! Guess Keppel have done OK - if they did price it $1700 psf, sales would've been much slower, but at around 1400-1500psf, they'll have plenty of sales so they can close out with the headline of 1700psf !!!

Ok, agent called and said there are still some 3 bedrooms left in 2 stacks. From what i remember from the brochure they are either lousy facing or very expensive. Tomorrow they are going to increase prices again for PI. YAYYYY!!!

Any idea what the increase is ? $50psf as mentioned.

So ... did the price increase materialise ?

Updates ?

YFG ... ...

10 June 2007

http://i77.photobucket.com/albums/j67/RCSSC/pi1006.jpg

Wow, almost finish huh?
I can see the poor Lincoln Modern and The Linc being squashed by the huge PI blocks...

btw, did anyone actually see any advert in the straits times by Keppel for Park Inifinia? Or r they still sticking to a soft relaunch? and anyone knows how are the sales like for the remaining units?

Understand that the developer have few more units to sell before they stop sales again. This project is still a good buy before the other project in that vicinity launch.

There are only 3 units of 3 br and 5 units of 4br left. Grab them before the project freezes sale.

PI at $1488 psf in today's BT. Another deal at $1500psf.
The $1488psf had odd unit size tho ..
Waiting for Keppel to sell the the higher floor units at $1600+psf...

Then collect keys at $1800psf. Wait for Lincoln lodge to sell at $2.5k in 2H08 !!
Then it'll sell at over $2-2.5k psf :nuts:
Just when the en-blocs etc and supply will be low !!

Unimagineable ?!?!!!!

4 Bed 2002 sqft sold at $1520psf. SISV database indicates UC/primary, but thought all these were sold ages ago. Does anyone know which floor ?? Believe it was launched at $800-900 psf.
Also, any updates on sales ??

TODAY'S BT PI AT $1630PSF, 2000 sq ft.
Congrats to owner who sold 100% gain since launch in late 2005 (at approx $800-900 psf).

Not sure what what unit this was, but have found out the $1520psf above was 22/F.

Ok, this maybe should be on en-bloc thread, but it does also enbloc pricing made wrt Lincoln Lodge, and this is in Novena
It made my jaw drop when I saw owners getting $5.9m !!!
:eek2:
Last year, unit sold at $1.4m, so profit of $4.5m !!!

BT: Published July 17, 2007

Tan Tong Meng Tower hits en bloc trail
Freehold site expected to fetch around $205m


By UMA SHANKARI
TAN Tong Meng Tower, a freehold residential site along Thomson Road, is seeking expressions of interest for a collective sale.

Tan Tong Meng Tower: About 118 apartments averaging 1,200 sq ft each can be built on the site
CB Richard Ellis (CBRE), which is marketing the project, expects the site to fetch around $205 million - or $1,449 per square foot per plot ratio (psf ppr), including an estimated development charge of about $240,000.

The site has a land area of about 50,600 sq ft and a 2.8 plot ratio - giving it a maximum gross floor area of about 141,600 sq ft.

About 118 apartments averaging 1,200 sq ft each can be built on the site, said Charles Hoon, CBRE's director for investment properties.

'The collective sale market for prime sites located on the fringe of Orchard Road is very much in demand,' said Mr Hoon. 'The most recent successful collective sale nearby is Lincoln Lodge at Khiang Guan Road, which sold for $1,449 psf ppr in June.

'Tan Tong Meng Tower is expected to achieve a similar land price, which works out to $205 million.'

CBRE also expects the nearby sold-out project Sky @ Eleven to give a fillip to the sale of the site.

At present, the site houses 35 apartment units of the same size. If it fetches $205 million, each owner will walk away with $5.9 million.

So far, more than 70 per cent of owners have agreed to a collective sale. For the sale to go through, some 80 per cent have to agree.

The expression of interest exercise will close on Aug 10 at 3 pm.

However the unit layout are very good and practical use of space. One of the best I have seen. The other one is Rivergate.

I noticed very often condo showrooms will overkill on the ID to cover up any deficiencies in their layout architecture.

This one is open and honest, they don't cover up too much, what you see is more or less what you get. Remember when they hand over the keys, it is to a bare unit...

Agree with layout. But I think the gem is in the land size/associated facilities. Also, looks like the 'back entrance' leading to Thomson road seems much better to view it than Lincoln road (where it looks congested/dark). There you have lots of light with few developments blocking it (apart maybe from future Allgreen development.
Anyway, some shots from my last visit to SG about 2 weeks or so ago... Some showing the progress from the 'back'. Note lower area, facilities is huge, and looks like building the car park. You can see part of the club house rising higher.

http://img180.imageshack.us/img180/795/20072007246xs2.jpg (http://imageshack.us)
Shot with N73 (http://profile.imageshack.us/camerabuy.php?model=N73&make=Nokia) at 2007-08-07
http://img180.imageshack.us/img180/2417/20072007251gm8.jpg (http://imageshack.us)
Shot with N73 (http://profile.imageshack.us/camerabuy.php?model=N73&make=Nokia) at 2007-08-07

This does not look as glassy as the renderings! It has a lot of concrete visible to passers-by!

When I passed by today, the smallest block had been fully unwrapped, with the top floors having floor-to-ceiling glass windows.

It looked great.

Colour scheme was also good, grey with green glass. :banana:

At least not like all white, so bland.

Also noticed they have started work on the clubhouse and the guardhouse.

The construction is so huge!!!

Yes, yes. Rare to see such a huge plot in the Novena area, after Viva.

Found this:
http://www.wayonnet.com/emag/July/condominium2.html

Congrats to those vested!

Nice ^^

A three-legged tiger was spotted there. Maybe it will be spotted again in the swimming pool or the carpark :lol:

Taken today with K800i (http://www.sonyericsson.com/cws/products/mobilephones/overview/k800i?cc=sg&lc=en).

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00482.jpg

One block unwrapped! :eek:

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00484.jpg

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00485.jpg

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00486.jpg

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00488.jpg

Excelsvr:
Tks for posting pics...
Guess you must've been thinking of me !!!

Well, I just want to be of good service to SSC.

Erm, I wasn't thinking of you :lol: , but I know you have a unit there, so I just help you update!

The guard house is also done up, but without windows.

Well, I just want to be of good service to SSC.

Erm, I wasn't thinking of you :lol: , but I know you have a unit there, so I just help you update!

The guard house is also done up, but without windows.

Tks Excelsvr...
Anyway, PI HAS HIT 1700psf in October (URA figures). 2 deals at this price....The third deal also close to this level..
Newton suites very close $2k also....
So all things being equal, TOP 20% jump puts prices of PI in line with Newton suites, Residences@Evelyn......

Tks Excelsvr...
Anyway, PI HAS HIT 1700psf in October (URA figures). 2 deals at this price....The third deal also close to this level..
Newton suites very close $2k also....
So all things being equal, TOP 20% jump puts prices of PI in line with Newton suites, Residences@Evelyn......

Nice, $1,700 psf, added with the "TOP effect" later on, may allow prices to reach $2,000 psf!

Nice! By the way is your unit a 4-bedder?

Is it true that there is a PI Phase 3 held back n pending VIVA pricing?

Is it true that there is a PI Phase 3 held back n pending VIVA pricing?

Wouldn't be surprised; there are some 40+ units still unsold, I think. :)

Wouldn't be surprised; there are some 40+ units still unsold, I think. :)

Heard they want to mark up with VIVA launch ....

Heard they want to mark up with VIVA launch ....

Yes, VIVA launch price will deifintely affect PI's price as both are only 200 - 300m away.

Is it true that there is a PI Phase 3 held back n pending VIVA pricing?

There is a Parc Infinia Phase 3?

There is a Parc Infinia Phase 3?

separate TOP timings for separate blocks? Maybe? It happened at my old project before.

Park Infinia can't be priced similar to Viva! It's psf has to be higher than Viva for sure. Yes, They are just diagonally across each other, but Viva main entrance is at Suffolk Walk, off Thomson Road. Whereas Park Infinia's main entrance is at Lincoln Road, off Newton Road. Though Thomson Rd & Newton Rd are adjoining roads, there is a difference in the pricing of the properties between these 2 roads. But the pricing of Miro, located just directly opposite Park Infinia, will definitely affect the psf of Park Infinia.

Park Infinia can't be priced similar to Viva! It's psf has to be higher than Viva for sure. Yes, They are just diagonally across each other, but Viva main entrance is at Suffolk Walk, off Thomson Road. Whereas Park Infinia's main entrance is at Lincoln Road, off Newton Road. Though Thomson Rd & Newton Rd are adjoining roads, there is a difference in the pricing of the properties between these 2 roads. But the pricing of Miro, located just directly opposite Park Infinia, will definitely affect the psf of Park Infinia.

Yes, but we haven't heard much of Miro after Far East Organization took down the rendring board. Now it is just a haven for constrction workers.

Plus, Viva is LH while Park Infinia is FH.

separate TOP timings for separate blocks? Maybe? It happened at my old project before.

called Keppel last week. they mentioned TOP in Q108 (prev mentioned TOP in Dec - quite unrealistic looking at status of work back then - siao one). Reckon it would be end of Q1 or stretching more into Q2 (since most of the cranes are still attached to the building). They did mention that TOP could be in phases (but looking at the status of the shared facilities and grounds, not sure if phased TOP at this point is feasible......

called Keppel last week. they mentioned TOP in Q108 (prev mentioned TOP in Dec - quite unrealistic looking at status of work back then - siao one). Reckon it would be end of Q1 or stretching more into Q2 (since most of the cranes are still attached to the building). They did mention that TOP could be in phases (but looking at the status of the shared facilities and grounds, not sure if phased TOP at this point is feasible......

Q108 is out of the question. Earliest could be mid 08.

called Keppel last week. they mentioned TOP in Q108 (prev mentioned TOP in Dec - quite unrealistic looking at status of work back then - siao one). Reckon it would be end of Q1 or stretching more into Q2 (since most of the cranes are still attached to the building). They did mention that TOP could be in phases (but looking at the status of the shared facilities and grounds, not sure if phased TOP at this point is feasible......

Yeah, facilities are not completing soon, and the units aren't even done up. I think around August next year is possible. The expected TOP date on the Keppel Land (http://www.keppelland.com.sg/RES_sg_parkInfinia.asp) website still puts it as June 2009.

For your information, out of 486 units, Keppel Land has launched 434 units, and 100% sold.

Yeah, facilities are not completing soon, and the units aren't even done up. I think around August next year is possible. The expected TOP date on the Keppel Land (http://www.keppelland.com.sg/RES_sg_parkInfinia.asp) website still puts it as June 2009.

For your information, out of 486 units, Keppel Land has launched 434 units, and 100% sold.

damn. if it really takes so long, i will need to find an short term place to stay when my enbloc lease ends.....

damn. if it really takes so long, i will need to find an short term place to stay when my enbloc lease ends.....

Don't worry, most projects complete earlier than expected.

PI@WN owners, several qns for you guys
1) was this project launched under deferred or progressive payment?
2) what do u think of the morning sun facing most of the units. im afraid if the unit can be an oven.
3) anybody know of the allgreen 2 buildings, ie the layout of the 2 building. I suspect that itll be north-south facing just like the strata on the opp side of thomson rd. if this is the case, then the piwn views/am sun facing east wont be blocked.
4) im speculating that most of the 3 huge (1400sqf) bedders are from local enblocers. expats wud like the size of these--but wld they consider the 2 bedders? young couples?
tx

PI@WN owners, several qns for you guys
1) was this project launched under deferred or progressive payment?
2) what do u think of the morning sun facing most of the units. im afraid if the unit can be an oven.
3) anybody know of the allgreen 2 buildings, ie the layout of the 2 building. I suspect that itll be north-south facing just like the strata on the opp side of thomson rd. if this is the case, then the piwn views/am sun facing east wont be blocked.
4) im speculating that most of the 3 huge (1400sqf) bedders are from local enblocers. expats wud like the size of these--but wld they consider the 2 bedders? young couples?
tx


You should have no problem renting out a 2 bedder at PI. In fact you will get a tenant faster for a 2 beddersthan a 3 bedder and the rental yield for a smaller unit tends to be higher than larger units. I thought people liked morning sun and the heat will definitely not as bad as from afternoon sun.

You should have no problem renting out a 2 bedder at PI. In fact you will get a tenant faster for a 2 beddersthan a 3 bedder and the rental yield for a smaller unit tends to be higher than larger units. I thought people liked morning sun and the heat will definitely not as bad as from afternoon sun.

Morning sun is good for the plants but cannot sleep late. Afternoon sun is okay, but the heat is unbearable :ohno:

You should have no problem renting out a 2 bedder at PI. In fact you will get a tenant faster for a 2 beddersthan a 3 bedder and the rental yield for a smaller unit tends to be higher than larger units. I thought people liked morning sun and the heat will definitely not as bad as from afternoon sun.

thanks nav14,
Im thinking of getting a n-s facing unit coz the am sun will be hot about 9-12. what do you think shld be a good price for a mid floor now? Got to get one now before market picks. i think newton area can grow up to 100% from where it is now.

thanks nav14,
Im thinking of getting a n-s facing unit coz the am sun will be hot about 9-12. what do you think shld be a good price for a mid floor now? Got to get one now before market picks. i think newton area can grow up to 100% from where it is now.

If you went back 1 year of even 2 years ago, no one would have expected that the Newton prices would hit $2,000 PSF ...

If you went back 1 year of even 2 years ago, no one would have expected that the Newton prices would hit $2,000 PSF ...

$2k can be realistic....evlyn has achieved that while newton suites is clawing its way with $1.9k. Future launches in the area will set to push it further. I heard Lucida is launching @ $1.7-1.8k. Allgreen (?). Lincoln lodge, Elmira hts, lviv, miro ($2.3-2.5K). When all the (construction) dust settles (no pun intended :)), the support level cld be????

thanks nav14,
Im thinking of getting a n-s facing unit coz the am sun will be hot about 9-12. what do you think shld be a good price for a mid floor now? Got to get one now before market picks. i think newton area can grow up to 100% from where it is now.

RU thinking of getting on secondary ??? Thought developer stopped sales (tho not many more units left)..
Mind me asking what price you expecting ?? Am interested as I've got a unit there... market seems to have been quiet recently, likely waiting for launch of Viva etc. and effects of sub-prime.

Yes, but we haven't heard much of Miro after Far East Organization took down the rendring board. Now it is just a haven for constrction workers.

Plus, Viva is LH while Park Infinia is FH.Kindly please check your infomation before posting inside SSC to avoid misleading the forumer. Viva is Freehold site and that is my final answer, Log it in please!:lol:

called Keppel last week. they mentioned TOP in Q108 (prev mentioned TOP in Dec - quite unrealistic looking at status of work back then - siao one). Reckon it would be end of Q1 or stretching more into Q2 (since most of the cranes are still attached to the building). They did mention that TOP could be in phases (but looking at the status of the shared facilities and grounds, not sure if phased TOP at this point is feasible......
Very feasible. Dont think the TOP will pass Jun 08.

RU thinking of getting on secondary ??? Thought developer stopped sales (tho not many more units left)..
Mind me asking what price you expecting ?? Am interested as I've got a unit there... market seems to have been quiet recently, likely waiting for launch of Viva etc. and effects of sub-prime.

MacauVillager28, i was looking for a sub-sale. Was offered good deals - the lowest can hit $1250psf. the top asking price is abt ~$1800, med ~$1650. If u have a unit there, i suggest u hold on to it despite the less than eerie silence. I think itll pick up pretty soon and that lincoln lodge (not VIVA or Lucida) shld drive up the price. :)

Kindly please check your infomation before posting inside SSC to avoid misleading the forumer. Viva is Freehold site and that is my final answer, Log it in please!:lol:

Hi Arthur, do you have (inside) knowledge of the Allgreen layout? ty

$2k can be realistic....evlyn has achieved that while newton suites is clawing its way with $1.9k. Future launches in the area will set to push it further. I heard Lucida is launching @ $1.7-1.8k. Allgreen (?). Lincoln lodge, Elmira hts, lviv, miro ($2.3-2.5K). When all the (construction) dust settles (no pun intended :)), the support level cld be????

i would consider 1 newton if can afford to wait for completion (think pricing has a discount at the moment to say rest of the comparable area while location is quite good vis-a-vis across the road to scotts/near mrt/bukit timah). if need soon-to-be completed, then yes PI is still a relative good value buy for staying (full facilities, biggest ground, near united sq)

i would consider 1 newton if can afford to wait for completion (think pricing has a discount at the moment to say rest of the comparable area while location is quite good vis-a-vis across the road to scotts/near mrt/bukit timah). if need soon-to-be completed, then yes PI is still a relative good value buy for staying (full facilities, biggest ground, near united sq)

newton 1 is very nice...but worry abt closeness with road bridge- similar to equatorial altho without mrt.

wondering how accurrate is this website?

http://www.propertyvalue.com.sg/controller.php?ageid=pv_analysis&region=B

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

wondering how accurrate is this website?

http://www.propertyvalue.com.sg/controller.php?ageid=pv_analysis&region=B

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

Not sure where 10% was from. However, was just about to ask Arthur as I noted a couple of days ago from URA some transactions (ONLY ONE EACH in december), where PI was at $1500psf (from some at $1700), Newton Suites at $1755 from $1981 and Scott Highpark at $2250 from $2520. Also drops in others like residence@evelyn, Scots 28 etc.

As mentioned, only 1 deal registered in December so can be difference in floor etc. But there is likely some change as maybe some took some chips off the table. I would normally say that this is/was a short-lived panic due to subprime, but I am watching SG economic figures more closely (eg surprise drop in GDP did not help - hopefully one off). I guess if there is a change, it would be limited to these areas...

Arthur, can you give details on units sold ?? Floor etc ??

Not sure where 10% was from. However, was just about to ask Arthur as I noted a couple of days ago from URA some transactions (ONLY ONE EACH in december), where PI was at $1500psf (from some at $1700), Newton Suites at $1755 from $1981 and Scott Highpark at $2250 from $2520. Also drops in others like residence@evelyn, Scots 28 etc.

As mentioned, only 1 deal registered in December so can be difference in floor etc. But there is likely some change as maybe some took some chips off the table. I would normally say that this is/was a short-lived panic due to subprime, but I am watching SG economic figures more closely (eg surprise drop in GDP did not help - hopefully one off). I guess if there is a change, it would be limited to these areas...

Arthur, can you give details on units sold ?? Floor etc ??PI
#12-14, 1335sqft, $1498psf, 07/11/2007
#28-11, 2002sqft, $1700psf, 31/10/2007
#29-12, 1582sqft, $1700psf, 23/10/2007

NS
#34-01, 797sqft, $1754psf, 04/12/2007
#30-01, 797sqft, $1750psf, 29/11/2007
----- i know 1 3bedroom transacted at $1920psf 1 week ago.

Scott Highpark
#18-03, 3466sqft, $2520psf, 29/10/2007
#08-03, 3466sqft, $2350psf, 26/09/2007

Res@Evelyn
#25-01, 1528sqft, $1957psf, 26/10/2007
#19-06, 2250sqft, $1933psf, 22/10/2007

Scott 28, my data is in Aug.

PI
#12-14, 1335sqft, $1498psf, 07/11/2007
#28-11, 2002sqft, $1700psf, 31/10/2007
#29-12, 1582sqft, $1700psf, 23/10/2007

NS
#34-01, 797sqft, $1754psf, 04/12/2007
#30-01, 797sqft, $1750psf, 29/11/2007
----- i know 1 3bedroom transacted at $1920psf 1 week ago.

Scott Highpark
#18-03, 3466sqft, $2520psf, 29/10/2007
#08-03, 3466sqft, $2350psf, 26/09/2007

Res@Evelyn
#25-01, 1528sqft, $1957psf, 26/10/2007
#19-06, 2250sqft, $1933psf, 22/10/2007

Scott 28, my data is in Aug.

So Arthur saves the market !!! :banana:

Looks like units at lower price were lower floors, and prices may not have necessarily dropped much (if any ???). Also noted very few transactions for December in URA database..(or is it so far ?).
However, the other examples I noted had transactions on URA for December.

Arthur, tks, you're great. Always fab to be able to post something here and have you respond so quickly.

wondering how accurrate is this website?

http://www.propertyvalue.com.sg/controller.php?ageid=pv_analysis&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 thusfar.