Anyone know when is Allgreen going to launch Viva?

hi,

Knight Frank is the sole marketing agent for this..... but right now no info yet.
will keep u all posted of any news!

Any details at all at this stage?

This is the info from Allgreen's website:

This freehold site has a land area of approximately 10,540.5 sqm and is located on the western side of Thomson road, almost mid-way between its junctions with Newton/Kampong Java Roads. The immediate vicinity is mixed in nature comprising residential developments such as "Lincoln Lodge", "Suffolk Apartments", amongst others, interspersed by commercial developments such as United Square, Goldhill Centre/Plaza and Revenue House. Prominent developments in the vicinity also include Hotel Royal and St Michael's Primary School. Accessibilty to and from the subject property is exhanced by its proximity to the Central Expressway and major roads such as Thomson/Bukit Timah Roads. The proposed development is within walking distance from the Novena MRT station. The proposed development will comprise 2 blocks of 30 storey with a total of approximately 250 condominium units (2/3/4 bedrooms type) with basement carparks. The common facilities including swimming pool, tennis court and clubhouse.

The site has been vacant for 1 year now.

The sight has been empty for over a year now. I wonder when thay are going to start construction. seanchew, what's the height restriction for that area? Is it possible to build 36-storeys and above? It'll be good, given that it's a large plot of land
:dance:

cheers

excelsvr

I vaguely remember that the area should have the same plot ratio as Park Infinia (ie just over 30 stories...)
I think it needs to be directly above/next to MRT to have higher plot ratio..

It isn't quite close enough for that.

It's actually within walking diatance, as the actual site is beside United Square. You just walk through United Square, go to the underpass and voila ~ you're at the MRT. Of course that will take around 8-10minutes, depending on your speed:drunk:
No renderings yet? :cry:

cheers

excelsvr

allgreen is building the the showflat now. as always, even if showflat ready, they might not launch their projects. just look at cascadia and one devonshire.

cheers

sharkie

Yup-the showfats look so lifeless and eerie at night? What are they waiting for? :weird:

cheers

excelsvr

Yup-the showfats look so lifeless and eerie at night? What are they waiting for? :weird:

cheers

excelsvr

Maybe after the Hungry Ghost period...for now they let our other counterparts be the residents there 1st.:bash:

allgreen is building the the showflat now. as always, even if showflat ready, they might not launch their projects. just look at cascadia and one devonshire.

cheers

sharkie
this will be after Cascadia, One Devonshire. Think they revised the floorplan to make it a bigger unit.

That will be good:D Honestly, I wouldn't want to live in a cramped apartment. I seriously think Iridium and Kerrisdale's 4-bedders are too small. One is 1200++sqft while the other is 1485sqft. Iridium I can understand as the plot is small. But Kerrisdale, having a much larger plot than Iridium, should have larger units! :tongue: Thank god Latitude and Citylights came along. Latitude's apartments are very big:D A 2-bedder is 1,134sqft ( I think ) and a four-bedder is 2,680 sqft. As for Citylights, a 4-bedder is within the range of 1,841 sqft - 1,959 sqft, which is a plus point:D

cheers

excelsvr

this will be after Cascadia, One Devonshire. Think they revised the floorplan to make it a bigger unit.

Bigger ?? Thought the higher psf prices were for 2 bedders (ie smaller area) as people can more afford smaller units...
Thought the trend would be like HK... smaller units when prices high... Like Scotts Square...

But if bigger... are they trying to do a super hi-end condo ??? New super benchmark for Newton/Novena ??

I thought Soleil already set a benchmark price.

cheers

excelsvr

Good news to all - the showflat is 3/4 completed! :banana:

The showflat is completing. May launch 1Q next year!

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00479.jpg

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00480.jpg

http://i228.photobucket.com/albums/ee304/Excelsvr/DSC00489.jpg

Anyone know whether these development has soldout or stopped?

:ohno:

No update from this thread for a long time...:fiddle:

i thought they did a soft launch recently??

they opened for sale for 2 days, response not bad.

Any idea what kind of prices they are asking?

Must be soldout.
They had started with the contruction.
Saw a couple of machines and cranes at work.
:nuts:

Must be soldout.
They had started with the contruction.
Saw a couple of machines and cranes at work.
:nuts:

not sold out....

anyone with the site plan? or rendering?

Hi there,

Details are out for the very much awaited most luxurious project in District 11.

VIVA

Knight Frank is the sole marketing agent for VIVA.
And i am the developer's agent.

VIVA (Singapore) - Project Information
DEVELOPER
Thomson Peak Pte Ltd (Subsidiary of Allgreen Properties Limited)

DESCRIPTION
Viva Payment Schemes. DPS/IAS/NPS.
DPS/IAS 5+15% REST TILL TOP!
VIVA Proposed erection of 3-blocks of 30-storey condominium housing development (235 units) comprising of basement carparks, communal facilities and swimming pool on lots 01226L TS 28 at Suffolk Walk, Thomson Road.

VIVA LOCATION
Lots 01226LTS 28 Suffolk Walk

VIVA POSTAL CODES
VIVA Block 2 - 307462
VIVA Block 6 - 307464
VIVA Block 8 – 307465

VIVA SITE AREA
11,901.30 sq m / 128,105.59 sq ft

VIVA TENURE
Estate In Perpetuity (Freehold)

VIVA TOTAL CARPARK LOTS
274 (inclusive 2 handicap lots)

VIVA TOTAL NO OF UNITS
235
VIVA 2BR (957 sqft) 25 (6 share)
VIVA 2+S (1044 sqft) 25 (6 share)
VIVA 3BR (1323 - 1345 sqft) 69 (7 share)
VIVA 3+S (1517 - 1528 sqft) 39 (7 share)
VIVA 4BR (1840 - 1991 sqft) 65 (8 share)
VIVA Suites
(2486 - 3810 sqft) 9 (9-12 shares)
VIVA Penthouses
(4908 - 6339 sqft) 3 (14-16 shares)

VIVA EXPECTED DATE OF VACANT POSSESSION (BROCHURE)
30 June 2013

VIVA EXPECTED DATE OF LEGAL COMPLETION
30 June 2016

VIVA RECREATIONAL FACILITIES
Lap pool, kids' pool, Jacuzzi, Kids' playground, BBQ pavilions, landscape pavilions, tennis court, basketball half court, golf practice range, badminton court, outdoor fitness stations, function room with gym, children's room


Pls contact me for site plan, layout etc
In fact, pre booking has started.
Preview is looking at Saturday 8 Augest. 1 day before national Day.

Prices are going at mainly 1500 - 1600+ psf.

For more info, do contact me.

VIVA Developer Agent
Ezekiel Chew
97777794

READ THIS BEFORE YOU BUY VIVA
http://readthisbeforeyoubuyviva.blogspot.com

It's probably launching on the 8th of August, indicative pricing to start from 14xx to 16xx depending on floor and height. And like Ezekiel mentioned, it's a Knight Frank sole project.

anyone with the site plan? or rendering?

You can download the full details with site plan of Viva here (http://www.bensonkoh.com/catalogues/benson%20koh%20-%20viva.pdf) vinl.

It's a 5.5mb pdf, so right-click and download (:


ps. didn't realise its a really old post though. lol

Yes, the land was vacant for sooooo long.

Now the land is moving and building.
Passby yesterday, worker quarters were build and alot machine ready for constructions.

Is the prices region too high?
As compare to the recent D9 new launches.

I can see alot of choices for investment. In fact too many.

Anybody has an update on this development? How is the sales doing and current price quoted by developer? Didn't see any reports in the papers lately. Is the development worth investing?

Anybody has an update on this development? How is the sales doing and current price quoted by developer? Didn't see any reports in the papers lately. Is the development worth investing?

Form my Agent Info:

Viva@Novena
Allgreen Properties launched their much awaited high end VIVA project near Novena MRT this weekend.

The response was really good with around 85% of the units launched sold at and ASP of S$1,500 psf.

The absoulte price levels for 2Br, 3Br and 4Br were around SGD 1.88m, 2.1mn and 2.8m.
Singaporeans were the majority of the buyers with around 30% foreign buyers mostly Indonesians and Malaysians.
The espected rental yield is around 3-3.5% with rental levels around SGD 7000 pm.
Payment schemes - Cash payment (10% discount on payment price) ,Interest Absorption Scheme (8% discount), Fully deferred payment scheme (7% discount) with 20% being the initial payment and rest to be paid at TOP.

Anybody has an update on this development? How is the sales doing and current price quoted by developer? Didn't see any reports in the papers lately. Is the development worth investing?

D11 record prices in that area is around $1700psf for Park Infinia, around $2000psf for Newton Suites (rather iconic Architechure & along Newton Road, which IMO commands better premium looking at the D11 area)...

so Viva at around $1500psf - $1600psf you would be buying quite close to 2007 peak. If you are planning such a budget, i think there shld be a handful of good D11 resale projects going around, some worth mentioning, Newton Suites / Novena Suites / Park infinia / Vida is nice & unique (but selling at prime D9 prices) / Lincoln Modern / Residences @ Evelyn / Newton One

At ard $1500psf Novena area, shld compare and think twice. Normally get much better bargain with resale IMO

Form my Agent Info:

Viva@Novena
Allgreen Properties launched their much awaited high end VIVA project near Novena MRT this weekend.

The response was really good with around 85% of the units launched sold at and ASP of S$1,500 psf.


how many units were launched?

D11 record prices in that area is around $1700psf for Park Infinia, around $2000psf for Newton Suites (rather iconic Architechure & along Newton Road, which IMO commands better premium looking at the D11 area)...

so Viva at around $1500psf - $1600psf you would be buying quite close to 2007 peak. If you are planning such a budget, i think there shld be a handful of good D11 resale projects going around, some worth mentioning, Newton Suites / Novena Suites / Park infinia / Vida is nice & unique (but selling at prime D9 prices) / Lincoln Modern / Residences @ Evelyn / Newton One

At ard $1500psf Novena area, shld compare and think twice. Normally get much better bargain with resale IMO

wonder how many buyers analyse this way.. Feel that some of my friends do not read too much into the past prices. Pity.... :ohno:

D11 record prices in that area is around $1700psf for Park Infinia, around $2000psf for Newton Suites (rather iconic Architechure & along Newton Road, which IMO commands better premium looking at the D11 area)...

so Viva at around $1500psf - $1600psf you would be buying quite close to 2007 peak. If you are planning such a budget, i think there shld be a handful of good D11 resale projects going around, some worth mentioning, Newton Suites / Novena Suites / Park infinia / Vida is nice & unique (but selling at prime D9 prices) / Lincoln Modern / Residences @ Evelyn / Newton One

At ard $1500psf Novena area, shld compare and think twice. Normally get much better bargain with resale IMO

Thank you very much for the excellent analysis. Actually, what attracts me most is the availability of the deferred payment scheme(DPS) for you only need to pay upfront 20 pct of the purchase price. Balance need only be paid on TOP. Whereas if I get one from the 2ndary market, I will have pay the full sum upfront immediately through a bank loan or cash. If you have the cash then the DPS actually offers you considerable leverage on altenative profit making opportunities to discount the cost of the investment or if, you are lucky enough, may even be able to flip it before TOP! TOP is stated as mid 2013. But I would expect it to be TOPped probably mid 20012 or even earlier. As your question: Think the total no.: of units for the development is 235.

Thank you very much for the excellent analysis. Actually, what attracts me most is the availability of the deferred payment scheme(DPS) for you only need to pay upfront 20 pct of the purchase price. Balance need only be paid on TOP. Whereas if I get one from the 2ndary market, I will have pay the full sum upfront immediately through a bank loan or cash. If you have the cash then the DPS actually offers you considerable leverage on altenative profit making opportunities to discount the cost of the investment or if, you are lucky enough, may even be able to flip it before TOP! TOP is stated as mid 2013. But I would expect it to be TOPped probably mid 20012 or even earlier. As your question: Think the total no.: of units for the development is 235.

well, it's a gamble, the run up of prop prices since MARCH this year esp new launches is largely due to the BULL in the stock market not of real demand for properties in S'pore coz rental yield has in fact gone down.

so for new launches as you anticipated to TOP in approx 3 years time whether one wld be able to sub-sale it for a profit before taking up a loan, frankly i think no one wld dare tell you the gain will be there for sure (only agents will tell you so) but juz bare in mind the buying in prices compared to historical prices in that area

Also comparing to beighbouring projects, Park Infinia for eg., now transacted at ard $1400+psf, if u compare park Infinia and feels Viva is a better development, then it could be compelling to buy but hv to be for the long haul in case prices dont stablise by then.

IMO, 3.3 pc rental yield is very very risky biz, many agents will tell you this gain is ok, and every development in prime district is selling at this level, but i feel shld be able to find better rental support eventually. 3.3pc rental yield i feel is for those with high holding power to buy in esp if quantum is looking at 1mil and above

good luck in your hunt

Thank you very much for the excellent analysis. Actually, what attracts me most is the availability of the deferred payment scheme(DPS) for you only need to pay upfront 20 pct of the purchase price. Balance need only be paid on TOP. Whereas if I get one from the 2ndary market, I will have pay the full sum upfront immediately through a bank loan or cash. If you have the cash then the DPS actually offers you considerable leverage on altenative profit making opportunities to discount the cost of the investment or if, you are lucky enough, may even be able to flip it before TOP! TOP is stated as mid 2013. But I would expect it to be TOPped probably mid 20012 or even earlier. As your question: Think the total no.: of units for the development is 235.

with no offence, this is perhaps the mindset shared by the many buyers this year, to bet that price will increase by TOP.

well, it's a gamble, the run up of prop prices since MARCH this year esp new launches is largely due to the BULL in the stock market not of real demand for properties in S'pore coz rental yield has in fact gone down.

so for new launches as you anticipated to TOP in approx 3 years time whether one wld be able to sub-sale it for a profit before taking up a loan, frankly i think no one wld dare tell you the gain will be there for sure (only agents will tell you so) but juz bare in mind the buying in prices compared to historical prices in that area

Also comparing to beighbouring projects, Park Infinia for eg., now transacted at ard $1400+psf, if u compare park Infinia and feels Viva is a better development, then it could be compelling to buy but hv to be for the long haul in case prices dont stablise by then.

IMO, 3.3 pc rental yield is very very risky biz, many agents will tell you this gain is ok, and every development in prime district is selling at this level, but i feel shld be able to find better rental support eventually. 3.3pc rental yield i feel is for those with high holding power to buy in esp if quantum is looking at 1mil and above

good luck in your hunt

Thank you once again. These are good advice. At the end of the day, you have to know where you stand. Its critical to know the best case and the worst case scenario before committment and weigh the risk. Then arrive at a decision. Fortune usually favours the brave!

with no offence, this is perhaps the mindset shared by the many buyers this year, to bet that price will increase by TOP.

This mindset is also true. However, if you only bet on a one way market without a fall back plan then this is reckless risk taking!

Got this from another website:

Status of the Launch as of Aug 17, 2009

The official launch of Viva at Novena was on last Friday, where many units were already sold during the preview. Today, Viva is officially 87% sold, with 204 out of 235 snapped up by buyers.

Buyers recognizes the value of the project attributed mostly to its prime locality just right next to United Square. It’s also less congested among the other projects found in the vicinity. There are 3 main selling factors to the project:-

Location
Very functional layout (Good size)
Quality Finishing
What is left after today?

Till date, what is remaining are:-

3 Penthouses (Type PH3 [lower floor layout, upper floor layout], PH2 [lower floor layout, upper floor layout] and PH1 [lower floor layout, upper floor layout])
2 Sky Suites (Type S2 layout and S1a layout)
5 4-bedroom units (Type D2 layout)
10 4-bedroom units (Type D3 layout)
5 3-bedroom units (Type C2 layout)
6 2-bedroom+study units (Type B1s layout)
1 2-bedroom unit (Type B1 layout)
Download the latest updated Viva sold units here.

Got this from another website:

Status of the Launch as of Aug 17, 2009

The official launch of Viva at Novena was on last Friday, where many units were already sold during the preview. Today, Viva is officially 87% sold, with 204 out of 235 snapped up by buyers.

Buyers recognizes the value of the project attributed mostly to its prime locality just right next to United Square. It’s also less congested among the other projects found in the vicinity. There are 3 main selling factors to the project:-

Location
Very functional layout (Good size)
Quality Finishing
What is left after today?

Till date, what is remaining are:-

3 Penthouses (Type PH3 [lower floor layout, upper floor layout], PH2 [lower floor layout, upper floor layout] and PH1 [lower floor layout, upper floor layout])
2 Sky Suites (Type S2 layout and S1a layout)
5 4-bedroom units (Type D2 layout)
10 4-bedroom units (Type D3 layout)
5 3-bedroom units (Type C2 layout)
6 2-bedroom+study units (Type B1s layout)
1 2-bedroom unit (Type B1 layout)
Download the latest updated Viva sold units here.

Hi $Spinner, did you get your unit finally? this project sold quite well i must say based on the report

pop by today. not much pple ard. the last 2 bedder on the high floor is asking 1645psf...

I feel its high for the area. I would consider the secondary market. which is slightly lower.

pop by today. not much pple ard. the last 2 bedder on the high floor is asking 1645psf...

I feel its high for the area. I would consider the secondary market. which is slightly lower.

Just my opinion, if Newton Suites 2BR selling slightly lower than this, i feel it's a better buy.

Newton Suites 2 BR is about 800sf, it's a small two bedder but i feel it probably commands the same rental quantum as compared to a bigger one (900-1000sf like in viva).

So the few good points
- lower buying in quantum
- probably the same rental quantum
- Newton Suites iconic, design by Woha
- my opinion ... better location (Newton Rd..), better sounding address
- newton Rd is a nice looking stretch of condo...with the latest addition of Newton One

just my 2 cents worth... however, i do not tink u can get a gd facing / high flr2BR unit at Newton Suites with price too much lower than 1645psf

Why buy Viva @ these price?

Why buy Viva @ these price?

Simple. Newton suites just transacted $1631 for 797 sqft and also $1696 (Also every agent I've met says what you see in the caveats is not up to date. So they will ask even higher). Lincoln Suites will be launching around $19xx but this is even for a smaller size 452 sqft. Actually Newton Suites has somemore to go since at the peak it was transacting at $1981.

This is making lots of people dizzy and everyone is hoping it will stop soon. But will it?

Simple. Newton suites just transacted $1631 for 797 sqft and also $1696 (Also every agent I've met says what you see in the caveats is not up to date. So they will ask even higher). Lincoln Suites will be launching around $19xx but this is even for a smaller size 452 sqft. Actually Newton Suites has somemore to go since at the peak it was transacting at $1981.

This is making lots of people dizzy and everyone is hoping it will stop soon. But will it?

i do not think the prices will hit 2008 peak, probably close but not quite there coz rental not supporting these prices at the moment.

Companies housing budget for their expats working in S'pore has shrunk as compared to a year ago and signs are that rental has yet stabilize and also with new units coming on stream... difficult to see too much upside on price from here.

Of coz ppl who bought in at 2005/06 wld be happy to cash out at this level.

i'm generally a bull on SG properties ... but on the longer term

i do not think the prices will hit 2008 peak, probably close but not quite there coz rental not supporting these prices at the moment.

Companies housing budget for their expats working in S'pore has shrunk as compared to a year ago and signs are that rental has yet stabilize and also with new units coming on stream... difficult to see too much upside on price from here.

Of coz ppl who bought in at 2005/06 wld be happy to cash out at this level.

i'm generally a bull on SG properties ... but on the longer term

So would you recommend to buy now or to wait?

Simple. Newton suites just transacted $1631 for 797 sqft and also $1696 (Also every agent I've met says what you see in the caveats is not up to date. So they will ask even higher). Lincoln Suites will be launching around $19xx but this is even for a smaller size 452 sqft. Actually Newton Suites has somemore to go since at the peak it was transacting at $1981.

This is making lots of people dizzy and everyone is hoping it will stop soon. But will it?


I am not sure if we should keep comparing to the peak. Given a lot of companies have shrunk their rental allowance.

I am not sure if we should keep comparing to the peak. Given a lot of companies have shrunk their rental allowance.

I'm not saying that it will go to the previous peak in the next months but it will likely reach that level over the longer term. The logic is that if there were ppl who paid $300psf more before, does the current level justify a "buy" position?

Property prices will go up and down over a medium term (1-5 years) especially in SG which is dependent on sentiments and the STI. Over the long term, it has always gone beyond the previous peak. Note that we are not talking about the same property over 10 or 20 years since in SG we have the unique phenomenon that property devalues with age. To reach a new peak $psf, the property has to be demolished and rebuilt.

So would you recommend to buy now or to wait?

well, reports are saying the new lanuch and resale units have a price difference of 10-20%, from the caveats launched on URA, this seems fairly accurate

i feel those that buy new launch are taking the stand that 2 -3 years down the road, prices might hv the chance to move up further.

My time horizon on SG prop is more than 2-3 years time frame to see values of SG prop sustain at a higher level. Mayb 4 years time

So to me, buying new launch now at close to peak prices with a 2-3 years time frame seem a bit risky.

Rental pressure will keep resale prices in check (more or less), so i would look at a few factors here to buy resale,
- i'll find out when the targeted property was launched. If launch in 2005/06, then the owners would have bought in low. If they experience rental pressure, you might get a bargain. But because their buy in quantum is low, they can afford to rent low. If they have more than 1 prop, then pressure is there for them to sell.
- Aim for projects about to TOP (i think the best time frame is probably 3-4 months before TOP, some people might want to sell fast coz cannot get loan)

If i can afford big quantum, i would buy high-end resale now...certain projects which TOPed or about to, prices have dropped quite significantly, but holding power must be there coz rental yield is very low 2-3% perhaps

If i have budget of ard 1mil, i go for studio or small 2 bedder and try to get at least 4% rental yield. The 1mil budget category i find is the toughest category to get good bargain now coz there are alot out there with that budget, so the buying competition is there now.

For D11 freehold prop,
2005 - buy in ard $700-$800psf
2007- ard $1100 - $1300psf
2008 - some hit almost $2000psf(Newton Suites) / $1600psf(Park Infinia),

The 2005 prices are gone, it will not hit that level unless the double dip really happen, Novena area early march was threading close to $1000psf level. Therefore buying in D11 now at $1600psf can be risky.

So to buy now or not really depends on your time frame of cashing out and buying in quantum. But importantly it depends on your expectation of return.

well, reports are saying the new lanuch and resale units have a price difference of 10-20%, from the caveats launched on URA, this seems fairly accurate

i feel those that buy new launch are taking the stand that 2 -3 years down the road, prices might hv the chance to move up further.

My time horizon on SG prop is more than 2-3 years time frame to see values of SG prop sustain at a higher level. Mayb 4 years time

So to me, buying new launch now at close to peak prices with a 2-3 years time frame seem a bit risky.

Rental pressure will keep resale prices in check (more or less), so i would look at a few factors here to buy resale,
- i'll find out when the targeted property was launched. If launch in 2005/06, then the owners would have bought in low. If they experience rental pressure, you might get a bargain. But because their buy in quantum is low, they can afford to rent low. If they have more than 1 prop, then pressure is there for them to sell.
- Aim for projects about to TOP (i think the best time frame is probably 3-4 months before TOP, some people might want to sell fast coz cannot get loan)

If i can afford big quantum, i would buy high-end resale now...certain projects which TOPed or about to, prices have dropped quite significantly, but holding power must be there coz rental yield is very low 2-3% perhaps

If i have budget of ard 1mil, i go for studio or small 2 bedder and try to get at least 4% rental yield. The 1mil budget category i find is the toughest category to get good bargain now coz there are alot out there with that budget, so the buying competition is there now.

For D11 freehold prop,
2005 - buy in ard $700-$800psf
2007- ard $1100 - $1300psf
2008 - some hit almost $2000psf(Newton Suites) / $1600psf(Park Infinia),

The 2005 prices are gone, it will not hit that level unless the double dip really happen, Novena area early march was threading close to $1000psf level. Therefore buying in D11 now at $1600psf can be risky.

So to buy now or not really depends on your time frame of cashing out and buying in quantum. But importantly it depends on your expectation of return.

So what you're saying if the buying quantum is high, the risks are higher if rent cannot keep pace. If buying quantum is around the 1mil (~500-1000sqft) then the competition is tough for lower prices.
If you need to cash out in the near term (<3 years) then there is more downside probability compared to upside given the price level. Am I correct?

So what you're saying if the buying quantum is high, the risks are higher if rent cannot keep pace. If buying quantum is around the 1mil (~500-1000sqft) then the competition is tough for lower prices.
If you need to cash out in the near term (<3 years) then there is more downside probability compared to upside given the price level. Am I correct?

High buying quantum to me imply high-end projects from 2.5mil up. They are not neccessarily high risk if one buys with 40% loan or less. Risk to me means two things 1) asset depreciation 2) problem with loan repayment when unit is not rented out. So this really depends on personal financials but yes, high quantum normally translate to higher risk but also possibility of higher returns from investment standpoint.

Yes, 2-3 years time frame to me seems risky if buying "new launches" now, they can be 20% higher than existing neighbours, so i would buy into a good resale project to gain that 20% buffer. If you find yourself chasing after the price, i feel got to take a step back, global ecomony still uncertain...

That's my views. What is your take on the situation?

High buying quantum to me imply high-end projects from 2.5mil up. They are not neccessarily high risk if one buys with 40% loan or less.

40% loan not many people have that much cash. If i have the cash i would still take a larger loan of 70 or 75%, to make the money work harder, also to keep cash for contingencies or other investments.

High buying quantum to me imply high-end projects from 2.5mil up. They are not neccessarily high risk if one buys with 40% loan or less. Risk to me means two things 1) asset depreciation 2) problem with loan repayment when unit is not rented out. So this really depends on personal financials but yes, high quantum normally translate to higher risk but also possibility of higher returns from investment standpoint.

Yes, 2-3 years time frame to me seems risky if buying "new launches" now, they can be 20% higher than existing neighbours, so i would buy into a good resale project to gain that 20% buffer. If you find yourself chasing after the price, i feel got to take a step back, global ecomony still uncertain...

That's my views. What is your take on the situation?

Take VIVA as an example, I think differently. Firstly surrounding re-sale units (those comparable projects like PI, NS) are now asking for 1600+, almost matching VIVA's new launch prices or even higher, no more buffer.

In 2-3 years time, no matter how market moves, as a new unit, VIVA will require a premium over PI or NS, for sale. Not considering rental since if you get rental, you repay loan, almost off-set each other in current market.

Just my 2 cents --for discussion.

High buying quantum to me imply high-end projects from 2.5mil up. They are not neccessarily high risk if one buys with 40% loan or less. Risk to me means two things 1) asset depreciation 2) problem with loan repayment when unit is not rented out. So this really depends on personal financials but yes, high quantum normally translate to higher risk but also possibility of higher returns from investment standpoint.

Yes, 2-3 years time frame to me seems risky if buying "new launches" now, they can be 20% higher than existing neighbours, so i would buy into a good resale project to gain that 20% buffer. If you find yourself chasing after the price, i feel got to take a step back, global ecomony still uncertain...

That's my views. What is your take on the situation?
I bought resale last cycle in early 2007 in another part of D11 when I can't afford the pricey new units. I thought rental will be ok for a 5 year old unit. However when the downturn took everyone by surprise, rents dropped by almost 40% for my resale unit. Most tenants wanted brand new units if rental is similar or if not they wanted bigger units for the same rent. Hence my views has somewhat changed.
3 years to TOP ~ 15% premium (low interest pay out during construction)
3 months to TOP ~ 5-10% premium
3 years after TOP ~ negative 5-10% (like a used car)
10 years after TOP ~ negative 10-15% (time to take the car off the road)

The 10%-15% premium could in some case compensate for higher rental and also vacant period in between tenants since older units can take up to 6 months to rent. If buying older resale, one probably has missed the boat already unless there is an upside of 20-30% in the next 12 months.
So for me it is either buy "what & where" or don't buy

[QUOTE=gegecho;41810202]

In 2-3 years time, no matter how market moves, as a new unit, VIVA will require a premium over PI or NS, for sale. Not considering rental since if you get rental, you repay loan, almost off-set each other in current market.

QUOTE]
Do you mean in 3 years' time Viva will not have a premium over PI or NS as a new unit and hence if one has decided to buy something now, it does not make sense to buy Viva if it is priced about the same as PI or NS?

Or are you saying it's a no brainer?

Take VIVA as an example, I think differently. Firstly surrounding re-sale units (those comparable projects like PI, NS) are now asking for 1600+, almost matching VIVA's new launch prices or even higher, no more buffer.

In 2-3 years time, no matter how market moves, as a new unit, VIVA will require a premium over PI or NS, for sale. Not considering rental since if you get rental, you repay loan, almost off-set each other in current market.

Just my 2 cents --for discussion.

thks for your comments.

well, i never look at asking because whether ppl take the bait remains to be seen. But rather the peak and trough over a half year period should give some guidance if one wants to buy now. (Knowing peak and bottom of surrounding project over a 4 years period shld also help). If feel there is a lot of volatility of Confidence over the broader world economy and S'pore is definitely susceptible to these swings of confidence. Our buffer i feel is the asian region, i'm still bull on asia over the longer run, likewise for properties

I guess it all depends on risk appetite of individuals and what you see in 2-3 years time. If profit from a 1.5 mil investment is less than 150K over a 3 years period, mayb tough to justify going in. 150K appreciation for a 957sf unit implies an appreciation of $157psf, meaning if one buys in at $1550psf, you are looking to sell at $1700psf in 2-3 years time.

However, Viva is a very nice project definitely

I bought resale last cycle in early 2007 in another part of D11 when I can't afford the pricey new units. I thought rental will be ok for a 5 year old unit. However when the downturn took everyone by surprise, rents dropped by almost 40% for my resale unit. Most tenants wanted brand new units if rental is similar or if not they wanted bigger units for the same rent. Hence my views has somewhat changed.
3 years to TOP ~ 15% premium (low interest pay out during construction)
3 months to TOP ~ 5-10% premium
3 years after TOP ~ negative 5-10% (like a used car)
10 years after TOP ~ negative 10-15% (time to take the car off the road)

The 10%-15% premium could in some case compensate for higher rental and also vacant period in between tenants since older units can take up to 6 months to rent. If buying older resale, one probably has missed the boat already unless there is an upside of 20-30% in the next 12 months.
So for me it is either buy "what & where" or don't buy

Thanks for sharing.

On rental, i feel for expats the location and project matters a lot. Take Pier at Robertson for example, even though it has TOPed for 3 years, it is commanding one of the highest rental/psf on the market. Likewise Icon over at Tanjong Pajar. Pier due to limited units and locality shld always hv that ability to command higher rental premium and hence retain it's property value due to the lifestyle theme it is giving to the expats.

Because the landscape of S'pore is ever changing i would also look at what is coming up around the project i'm interested in, so i feel, over time, a good project should be able to hold it's value and the unique points surrounding the project.

i agree with your "buy what and where, if not don't buy". Prop investmest is indeed a big commitment.

40% loan not many people have that much cash. If i have the cash i would still take a larger loan of 70 or 75%, to make the money work harder, also to keep cash for contingencies or other investments.

Yes i agree. Really depends on how one would want to diversify his portfolio and individual interests.

Prop investment and Stocks are in actual fact... gambling... depends if you like to play BlackJack or Jackpot or bit of both

[QUOTE=gegecho;41810202]

In 2-3 years time, no matter how market moves, as a new unit, VIVA will require a premium over PI or NS, for sale. Not considering rental since if you get rental, you repay loan, almost off-set each other in current market.

QUOTE]
Do you mean in 3 years' time Viva will not have a premium over PI or NS as a new unit and hence if one has decided to buy something now, it does not make sense to buy Viva if it is priced about the same as PI or NS?

Or are you saying it's a no brainer?

I mean, if holding period will be 2-3 years (before TOP of VIVA), I'd rather buy VIVA for investment purpose instead of completed projects like PI, NS.

What's the status of this project? Anybody has an update? Guess should be more or less sold out by now?

What's the status of this project? Anybody has an update? Guess should be more or less sold out by now?

The 2 Bedders are all sold out I think.

The 2 Bedders are all sold out I think.

how about 3 bedders?

how about 3 bedders?

Still have 1650psf.

how about 3 bedders?

There was 1 3 bedder left on the top floor over more than a week ago. Chances are it's gone. If anyone wants most probably sub-sale then.....:ohno:

so hot huh....... the agent told me its priced for 3 yrs later.. can rent out for at least 6-7K for a 2 bedder.. bahhhh hah:lol:

so hot huh....... the agent told me its priced for 3 yrs later.. can rent out for at least 6-7K for a 2 bedder.. bahhhh hah:lol:
Well location pretty good next to MRT and almost covered walk path to it via USQ
Next to shops etc
2 stops to Orchard
Big Land
Good schools

Resale nearby also around the same $psf. So if you want cheaper, you have to wait for the stock market to crash again to below 2000 or 1600 or look around Balestier.

went to show room today, only 4bedroom and some sky suites are available. too exp to buy for us.
anyone knows about current sub-sale price? any reasonable quotation? say 5% above purchase price?

went to show room today, only 4bedroom and some sky suites are available. too exp to buy for us.
anyone knows about current sub-sale price? any reasonable quotation? say 5% above purchase price?

Location wise, this is one of the best project so far. Should be a worthwhile investment for the medium term.:)

went to show room today, only 4bedroom and some sky suites are available. too exp to buy for us.
anyone knows about current sub-sale price? any reasonable quotation? say 5% above purchase price?

Stamp duty oredi 3%. So unlikely to have any sellers wanting to make only 2% for a soldout project. Checked out nation property site. Some are asking $1800psf.

How about 4BR lower floor. Should be more affordable?

Stamp duty oredi 3%. So unlikely to have any sellers wanting to make only 2% for a soldout project. Checked out nation property site. Some are asking $1800psf.

How about 4BR lower floor. Should be more affordable?


4Bedder psf is lower.. but quantum is high due to size.

wah 1800psf.. so hot.... to hot to touch for me.

4Bedder psf is lower.. but quantum is high due to size.

wah 1800psf.. so hot.... to hot to touch for me.


You can try Lincoln Suites coming up in 2 weeks, next to Viva. But I think because the 1 bedder are so small 500sqft, the $psf may also hit the $1800psf level.:ohno:

Wonder what will happen to 4Bedders in the future? Will it become a more valuable asset since eveyone has 2 Bedders or will the $psf decline to suit buyer's quantum?

You can try Lincoln Suites coming up in 2 weeks, next to Viva. But I think because the 1 bedder are so small 500sqft, the $psf may also hit the $1800psf level.:ohno:

Wonder what will happen to 4Bedders in the future? Will it become a more valuable asset since eveyone has 2 Bedders or will the $psf decline to suit buyer's quantum?

In the future. the 4bedders size would be 1000sqf. they just make the room smallers so the quantum can fit.

In the future. the 4bedders size would be 1000sqf. they just make the room smallers so the quantum can fit.

Yes that is entire possible when we all shrunk to become the size of Yoda:nuts:

If you see the size of the 3bedders now, you already have to have special customed bed so that you can use the bay windows as pillows.

It seems like you can sell anything 1BR, 2BR, 3BR or 4BR as long as it is priced between 1m to 1.5m quantum and it's a showflat. The public seems to have forgotten at some point in time, real people need to live in it.:ohno:

Stamp duty oredi 3%. So unlikely to have any sellers wanting to make only 2% for a soldout project. Checked out nation property site. Some are asking $1800psf.

How about 4BR lower floor. Should be more affordable?

$1800psf is like price for devonshire projects, wow...just not so long ago in March "Suites at central" only $1400+psf.

Perhaps the peak for projects in that area is already exceeded if really transact at $1800psf

$1800psf is like price for devonshire projects, wow...just not so long ago in March "Suites at central" only $1400+psf.

Perhaps the peak for projects in that area is already exceeded if really transact at $1800psf

Suites @ Central now is close to $2100psf. Novena area highest now is still slightly under $1700psf. Peak for Novena at $1950psf for Newton Suites in 2007.

If transacted around $1800 then it may be close to peak oredi. But then it seems now that any showflats next to a MRT is at record breaking $psf . Everything else is not moving very much:nuts:

Suites @ Central now is close to $2100psf. Novena area highest now is still slightly under $1700psf. Peak for Novena at $1950psf for Newton Suites in 2007.

If transacted around $1800 then it may be close to peak oredi. But then it seems now that any showflats next to a MRT is at record breaking $psf . Everything else is not moving very much:nuts:

Good and Prime location but don't think the upside is attractive at this time if purchase at $1,800 psf..Unless newton shoot to $2,300 psf and Orchard area average psf is $3,000 psf and above..

Suites @ Central now is close to $2100psf. Novena area highest now is still slightly under $1700psf. Peak for Novena at $1950psf for Newton Suites in 2007.

If transacted around $1800 then it may be close to peak oredi. But then it seems now that any showflats next to a MRT is at record breaking $psf . Everything else is not moving very much:nuts:

yes, your figures are about right.

at $1800psf, why not consider Nomu, right in front of Douby Ghaut, unique, one of it's kind...yes i have a soft spot for Nomu indeed. Not much facilities though but location A1, exterior eye catching

Good and Prime location but don't think the upside is attractive at this time if purchase at $1,800 psf..Unless newton shoot to $2,300 psf and Orchard area average psf is $3,000 psf and above..

Think I have come across a small unit advertised at $15XXpsf but not sure which facing. Need to watch for noon sun and blocked view.

KF Property Network (Member of Singapore Knight Frank Group) Congratulations to our team at VIVA! All typical units SOLD!!! The last 3 penthouses in the development are released for SALE! VIVA is probably the best selling development in its class! Well done, Knight Frankers!Thu at 6:49am:cheer:

Confirm a 3 bedder resale crossed at S$1,749 psf in Oct 2009.

Confirm a 3 bedder resale crossed at S$1,749 psf in Oct 2009.

How is VIVA performing nowadays? Has lost its shine already?

How is VIVA performing nowadays? Has lost its shine already?

Same unit subsale. Not bad for 3 month's of waiting.

#16-xx Freehold $1733 958 $1660k 01 Dec 09
#16-xx Freehold $1606 958 $1538k 02 Sep 09

3 penthouses still available. Large quantum

Same unit subsale. Not bad for 3 month's of waiting.

#16-xx Freehold $1733 958 $1660k 01 Dec 09
#16-xx Freehold $1606 958 $1538k 02 Sep 09

3 penthouses still available. Large quantum

Can I say the net gain for the transaction is S$122,000? Do we have to take into account agency fees, stamp duty, etc? If these are included, it appears to me that the gain is not that much? Am I right?

Can I say the net gain for the transaction is S$122,000? Do we have to take into account agency fees, stamp duty, etc? If these are included, it appears to me that the gain is not that much? Am I right?

Stamp duty 46K + 1% of 16K = 62K. Net gain 60K.

Not sure about the rationale but maybe it's the agent himself.

Project has TOPed. Please move this the completed section. Thanks Moderator....