Prices Expected To Firm As Upmarket Condos And Suburban Launches Report Good Sales
Arthur Sim
4 April 2007

http://img106.imageshack.us/img106/5866/bt59744960304200720696cyg1.jpg
Residential properties continue to sell and prices are expected to keep going up.

Flat with a great view: CDL's development on the former Kim Lin Mansion site, designed by architect Carlos Ott, will have 360 degree views

CapitaLand and Sun Hung Kai Properties have sold more than half of the 175 units at The Orchard Residences at an average price at $3,213 per sq ft - a new high-end benchmark. This will help lift the official property price index for the first quarter. Already, flash estimates reveal it rose 4.6%. The index, which rose 3.8% in Q4 2006, is widely expected to climb as much as 5% for Q1 2007.

The Orchard Residences units were sold on an invitation-only basis. A spokesman for CapitaLand said that half of the buyers are foreigners, mostly from Indonesia, Japan, India and Hong Kong. Some of the remaining 77 units will be sold by invitation only, but a public launch is expected in May.

Keppel Land has also done brisk business at its 1,129-unit Reflections at Keppel Bay. About 130 units were sold yesterday - and this was only to Keppel directors, staff and business associates at a private preview. A Keppel Land spokesman said the average price so far is $1,900-$1,950 psf. Private previews are expected through the week, with a public launch set for as early as end of the week. Only 500 units will be launched in the first phase.

The Solitaire, a 59-unit project at Balmoral Park by City Developments Ltd (CDL), is fully sold - after it was soft-launched just a week week ago. CDL says the average price achieved is $2,000 psf, with one penthouse going for $7.4 million. Foreigners made up about 40% of buyers.

CDL will launch a condo on the former Kim Lin Mansion site next and has roped in designer architect Carlos Ott to give it global appeal. For starters, the development will have 360 degree views because, 'a good view is important, anywhere in the world'. Two of the three blocks will also have units that occupy an entire floor, with lifts opening out into each unit exclusively. 'You may never meet your neighbours,' said the CDL spokesman.

Hearteningly, suburban launches have also been selling well.

Sim Lian Group's 338-unit Carabelle off West Coast Road, launched last week, is almost 50% sold. Sim Lian executive director Diana Kuik said the average price so far is $638 psf. She reckons at least 25% of buyers so far are public housing upgraders and the rest are mostly local buyers with private residential address. Although Ms Kuik could not say who these buyers are, Knight Frank director of research and consultancy Nicholas Mak reckons some could be buying for 'capital gains' and to 'lock in' prices. 'It's not so much panic buying as it is kiasu buying,' he said.

Mr Mak also believes that those seeking replacement units for homes sold through collective sales make up a significant number of buyers. He estimates that they accounted for 14% of all buyers in 2006.

Interest in new launches has been strong, with queues outside showflats at Reflections and CapitaLand's Seafront on Meyer. This surprises Mr Mak. 'There is no need to queue. Nowadays, there are buyers with more influence and clout who will beat you to it anyway,' he said.

think Orchard Residences, catalysed by newer developments, are gonna push D9/10 properties up and up and up.

YIPPEE!!!

Think Orchard Turn is indeed a cornerstone ... a catalysis that the market needs to confirm that prices has INDEED gone up and are here to stay for a while at least... Think 3-6 mths ago .. buyers can still get away with the argument that prices may not stay at that level and therefore sellers should be glad to get the price that the buyers are willing to offer ..

Now, the situation is somewhat cemented ... this is now the time where sellers will tell buyers that are lucky that the sellers are considering to sell now ... else the buyers CONFIRM will have to pay higher prices in a few mths' time ...

YFG ... ...

PS : Write like that ... of course I am vested la!

Scotts Square will be the one to look out for next.

Here’s my personal view of Orchard Residences and similar projects in Marina Bay, eg. MBR, TheSail, and OneShenton...

I feel that while both locations (Orchard vs Marina Bay) cater and appeal to different crowds, it is realistic to compare Orchard Residences(OR) with MBR/Sail because both are 99ers sitting on prime land that's well known by locals and foreigners alike. While Orchard is the shopping belt of Singapore, Marina Bay is the financial heart of our country.

Both OR and MBR/Sail have easy access to MRT stations, have iconic designs, retail, dining, entertainment, etc…

Now, with OR psf price at $4,080 (highest), it makes MBR looks undervalued even at its highest $3,450 price tag. This lag is nothing compared to Sail's highest recorded sub-sale price of $2,500. From an investment point of view, if you can manage to secure a Tower 1 bay-view unit on the highest floor possible, you are more or less guaranteed a tidy unrealised paper gain.

Orchard Road may not have more developments to stimulate further price increase but look at the Marina Bay area... come 2009/10, we will have 3 Gardens by the Bay, a world’s first double-helix bridge, Singapore Flyer, Marina Bay Sands, reservoir for water sports, hotel/entertainment centre at Collyer Quay, annual fireworks to usher in new years, and hopefully, Formula-1 that will showcase Singapore’s skyline to the whole world.

I think the next stimulus to bring up the price of MBR/Sail is the F1 event (fingers crossed)...

And with private banks setting up shop here and existing ones expending their operations, it will push up the rentals in the Marina Bay area. Don’t forget the bankers can afford to pay higher rentals than their researcher counterparts over at One North/Rochestor… Even Reflections @ Keppel already fetching $2,300psf highest.

So if I'm looking for a unit, I'll choose The Sail tower 1 bay view unit on the highest available floor. Even the nearby OneShenton is asking higher then TheSail (Arthur can confirm??)

If someone reading this really buy a unit there and make money... don't forget to give littlepig a nice treat!! Btw, littlepig is neither vested in any units in Marina Bay or Orchard... just my observation after discussion with friends...

Here’s my personal view of Orchard Residences and similar projects in Marina Bay, eg. MBR, TheSail, and OneShenton...

I feel that while both locations (Orchard vs Marina Bay) cater and appeal to different crowds, it is realistic to compare Orchard Residences(OR) with MBR/Sail because both are 99ers sitting on prime land that's well known by locals and foreigners alike. While Orchard is the shopping belt of Singapore, Marina Bay is the financial heart of our country.

Both OR and MBR/Sail have easy access to MRT stations, have iconic designs, retail, dining, entertainment, etc…

Now, with OR psf price at $4,080 (highest), it makes MBR looks undervalued even at its highest $3,450 price tag. This lag is nothing compared to Sail's highest recorded sub-sale price of $2,500. From an investment point of view, if you can manage to secure a Tower 1 bay-view unit on the highest floor possible, you are more or less guaranteed a tidy unrealised paper gain.

Orchard Road may not have more developments to stimulate further price increase but look at the Marina Bay area... come 2009/10, we will have 3 Gardens by the Bay, a world’s first double-helix bridge, Singapore Flyer, Marina Bay Sands, reservoir for water sports, hotel/entertainment centre at Collyer Quay, annual fireworks to usher in new years, and hopefully, Formula-1 that will showcase Singapore’s skyline to the whole world.

I think the next stimulus to bring up the price of MBR/Sail is the F1 event (fingers crossed)...

And with private banks setting up shop here and existing ones expending their operations, it will push up the rentals in the Marina Bay area. Don’t forget the bankers can afford to pay higher rentals than their researcher counterparts over at One North/Rochestor… Even Reflections @ Keppel already fetching $2,300psf highest.

So if I'm looking for a unit, I'll choose The Sail tower 1 bay view unit on the highest available floor. Even the nearby OneShenton is asking higher then TheSail (Arthur can confirm??)

If someone reading this really buy a unit there and make money... don't forget to give littlepig a nice treat!! Btw, littlepig is neither vested in any units in Marina Bay or Orchard... just my observation after discussion with friends...

LittlePig, that is a good write up. it is logical. indeed Singapore will be different in 2009/2010. I am looking so much forward to that year. :)

Cheers.

Thanks landluv! I'm looking forward to that day too!!! :cheers:

Now, where to find the money to buy a Sail unit... :bash:

I think the next stimulus to bring up the price of MBR/Sail is the F1 event (fingers crossed)...



I believe F1 will stimulate the whole Singapore property market and the central area and hotels in general, not just MBR/Sail, because it would put Singapore in the spotlight. One won't really get a good view from MBR/Sail, and it would probably only be the lower floor units that will provide a more meaningful view.

Little Pig ...

You are very smart leh ... one of the most admired post-ers here ..
You only mention if people buy a Sail unit and make money ...

What if they buy at 2.5k psf ... then later the price goes down back to the 1.2k psf ?

You wanna share the loss ? Or u in turn treat them makan ?

Muahahaahaaa!!!!

YFG ... ...

Drop back below $850, I'll pick them up. :lol:

Little Pig ...

You are very smart leh ... one of the most admired post-ers here ..
You only mention if people buy a Sail unit and make money ...

What if they buy at 2.5k psf ... then later the price goes down back to the 1.2k psf ?

You wanna share the loss ? Or u in turn treat them makan ?

Muahahaahaaa!!!!

YFG ... ...

Surfers ... you think u can win har ?

I think me and LittlePig (the one who stays in Steel and Glass House) will pick them up at 950 psf ... haha!

YFG ... ...

Here’s my personal view of Orchard Residences and similar projects in Marina Bay, eg. MBR, TheSail, and OneShenton...

I feel that while both locations (Orchard vs Marina Bay) cater and appeal to different crowds, it is realistic to compare Orchard Residences(OR) with MBR/Sail because both are 99ers sitting on prime land that's well known by locals and foreigners alike. While Orchard is the shopping belt of Singapore, Marina Bay is the financial heart of our country.

Both OR and MBR/Sail have easy access to MRT stations, have iconic designs, retail, dining, entertainment, etc…

Now, with OR psf price at $4,080 (highest), it makes MBR looks undervalued even at its highest $3,450 price tag. This lag is nothing compared to Sail's highest recorded sub-sale price of $2,500. From an investment point of view, if you can manage to secure a Tower 1 bay-view unit on the highest floor possible, you are more or less guaranteed a tidy unrealised paper gain.

Orchard Road may not have more developments to stimulate further price increase but look at the Marina Bay area... come 2009/10, we will have 3 Gardens by the Bay, a world’s first double-helix bridge, Singapore Flyer, Marina Bay Sands, reservoir for water sports, hotel/entertainment centre at Collyer Quay, annual fireworks to usher in new years, and hopefully, Formula-1 that will showcase Singapore’s skyline to the whole world.

I think the next stimulus to bring up the price of MBR/Sail is the F1 event (fingers crossed)...

And with private banks setting up shop here and existing ones expending their operations, it will push up the rentals in the Marina Bay area. Don’t forget the bankers can afford to pay higher rentals than their researcher counterparts over at One North/Rochestor… Even Reflections @ Keppel already fetching $2,300psf highest.

So if I'm looking for a unit, I'll choose The Sail tower 1 bay view unit on the highest available floor. Even the nearby OneShenton is asking higher then TheSail (Arthur can confirm??)

If someone reading this really buy a unit there and make money... don't forget to give littlepig a nice treat!! Btw, littlepig is neither vested in any units in Marina Bay or Orchard... just my observation after discussion with friends...
buyers are looking to buy sail tower 1 bay view units.

Why just Sail T1 and not T2 bay view ?
Sail T2 stack 18 has direct bay view as well.
Even T2 stack 19 and 20 have half bay view overlooking at the flloating platform, Flyer and IR, which are very good view as well.

Scotts Square will be the one to look out for next.
for me is The MarQ, followed by Scotts Square.

We did have a discussion here the last round, Scott Square is going to be expensive BUT is cannot be considered as luxury as the unit size is small and over 300+ unit.

Parkview Eclat is pushing the price of Grange Road up.

Capitaland still hv Silver Tower and ANA hotel. This are THE TWO to watch for after MarQ! It will push Cairnhill and Nassim to another level!

for me is The MarQ, followed by Scotts Square.

We did have a discussion here the last round, Scott Square is going to be expensive BUT is cannot be considered as luxury as the unit size is small and over 300+ unit.

Parkview Eclat is pushing the price of Grange Road up.

Capitaland still hv Silver Tower and ANA hotel. This are THE TWO to watch for after MarQ! It will push Cairnhill and Nassim to another level!

yah agree, in chronological order, The MarQ should come first. btw, they have a website already

http://www.themarq.com.sg

But for now, hillTops will push Cairnhill area. don't think ANA hotel will be that sooner. minimum unit size I heard is 1600 sqft for hilltops.

http://www.hilltops.com.sg

both iconic developments by the premium SC Global.

Guru ah guru, littlepig stays in a studio apartment made of straw so don’t huff and puff me hor… hehe…

Anyways, if Sail drops from $2,500psf to $1,200psf, Orchard Residences will also drop from $4,000psf to $1,500psf ya? So in the end, Sail still better off right?


Baby, Sail T2 stack18 also considered good…

OK, back to discussing about Orchard Residences…

Guru ah guru, littlepig stays in a studio apartment made of straw so don’t huff and puff me hor… hehe…

Anyways, if Sail drops from $2,500psf to $1,200psf, Orchard Residences will also drop from $4,000psf to $1,500psf ya? So in the end, Sail still better off right?


Baby, Sail T2 stack18 also considered good…

OK, back to discussing about Orchard Residences…

What's the correlation? Why will Orchard Residences drop so much if that happens? The very most, i will get it the same % but Sail and MBFC are both not in the same league as Orchard Residences. Different market. Different kinds of buyers.

What's the correlation? Why will Orchard Residences drop so much if that happens? The very most, i will get it the same % but Sail and MBFC are both not in the same league as Orchard Residences. Different market. Different kinds of buyers.

think LittlePig is jealous other houses are built of stones and bricks.... *dont flame me LittlePig*

:lol: :lol:

but seriously, we can stop daydreaming such a drastic fall in prices. Interbank rates have softened which bodes well for the property market.
also, you got F1 coming.... can maybe rent out your Sail units during F1 season for US$500 a night. :)

Why just Sail T1 and not T2 bay view ?
Sail T2 stack 18 has direct bay view as well.
Even T2 stack 19 and 20 have half bay view overlooking at the flloating platform, Flyer and IR, which are very good view as well.

Is stack 20 the 614 sqft unit facing MBFC. Can't remember my unit number...

What's the correlation? Why will Orchard Residences drop so much if that happens? The very most, i will get it the same % but Sail and MBFC are both not in the same league as Orchard Residences. Different market. Different kinds of buyers.

OK, let me repeat… both OR and Sail/MBR are 99ners and in prime/prominent districts so IMHO, I believe their prices should be the same…

Now, we can argue until the cows come home but the fact is, for every OR fan, there is a Sail/MBR supporter … the appeal of Sail/MBR is the kind of tenants it will attract… private bankers with deep pockets who truly understand the conveniences and excitement of city living…

To me, residences in Marina Bay has more upside because:

1) Prices are comparatively lower then OR; and
2) More developments/events/activities in the bay area from now till 2010.

Prices in Sail/MBR are lower because any potential buyer may not enjoy deferred payment scheme and have to fork out the difference between the asking price and the cost price, ie., the seller’s profit. If the buyer is cash rich, then I think he’ll be sitting on a “guaranteed” return, pegged at OR’s $4,080psf.

Just my 2 cents’ worth…

I think LittlePig didn't sleep well last night. Too cold in her straw hut. :lol:

Capitaland still hv Silver Tower and ANA hotel. This are THE TWO to watch for after MarQ! It will push Cairnhill and Nassim to another level!


But for now, hillTops will push Cairnhill area. don't think ANA hotel will be that sooner. minimum unit size I heard is 1600 sqft for hilltops.

http://www.hilltops.com.sg



ahh.... music to my ears.

LittlePig, you are right to say both are prime properties. but no two prime properties are alike. I tell you what is different. OR is in an *established* precint. MBR/Sail is touted to be in an upcoming and hip place, but it is not established yet. That's the key difference.

And you have to admit with the smallest deal size of OR in the millions versus just hundreds of thousands (close to a million) for the smallest Sail units, the profile of buyers are vastly different.

in my most humble opinion.

OK, let me repeat… both OR and Sail/MBR are 99ners and in prime/prominent districts so IMHO, I believe their prices should be the same…

Now, we can argue until the cows come home but the fact is, for every OR fan, there is a Sail/MBR supporter … the appeal of Sail/MBR is the kind of tenants it will attract… private bankers with deep pockets who truly understand the conveniences and excitement of city living…

To me, residences in Marina Bay has more upside because:

1) Prices are comparatively lower then OR; and
2) More developments/events/activities in the bay area from now till 2010.

Prices in Sail/MBR are lower because any potential buyer may not enjoy deferred payment scheme and have to fork out the difference between the asking price and the cost price, ie., the seller’s profit. If the buyer is cash rich, then I think he’ll be sitting on a “guaranteed” return, pegged at OR’s $4,080psf.

Just my 2 cents’ worth…

I see your point. I read your previous post actually and i do agree with what you have written however only on an individual basis. If we have to link them, i don't think i will put The Sail/MBFC on par with Orchard Residences. However i was wrong about The Sail before and i maybe wrong again this time.

LittlePig, you are right to say both are prime properties. but no two prime properties are alike. I tell you what is different. OR is in an *established* precint. MBR/Sail is touted to be in an upcoming and hip place, but it is not established yet. That's the key difference.

And you have to admit with the smallest deal size of OR in the millions versus just hundreds of thousands (close to a million) for the smallest Sail units, the profile of buyers are vastly different.

in my most humble opinion.

Totally agree on the difference in profile of buyers…

Each has its own charm and draw… but the touted upcoming hip place is not that far from reality and the financial heart is already there… and don’t forget billions are at stake in the bay area…

LittlePig, you are right to say both are prime properties. but no two prime properties are alike. I tell you what is different. OR is in an *established* precint. MBR/Sail is touted to be in an upcoming and hip place, but it is not established yet. That's the key difference.

And you have to admit with the smallest deal size of OR in the millions versus just hundreds of thousands (close to a million) for the smallest Sail units, the profile of buyers are vastly different.

in my most humble opinion.

This is exactly what i see too!

In fairness, LittlePig maybe able to see the invisible (MB on par with Orchard) thus he can do the impossible (Make super gains). :) A good friend shared this quote with me recently.

I see your point. I read your previous post actually and i do agree with what you have written however only on an individual basis. If we have to link them, i don't think i will put The Sail/MBFC on par with Orchard Residences. However i was wrong about The Sail before and i maybe wrong again this time.

Actually, I shouldn’t really compare them… the only common thing between them is that they are all 99ners… but from an investment point of view, I see more upside in Sail/MBR lor… not that MB is on par with Orchard...

Actually, I shouldn’t really compare them… the only common thing between them is that they are all 99ners… but from an investment point of view, I see more upside in Sail/MBR lor… not that MB is on par with Orchard...

It will be interesting to find out if the banks will support the new asking prices.

Which one ? OR ?

I think ... CapLand will make sure the bank can support right ?

Very strange hor ... if developer increase price by 15% ... bank support ... if I increase price by 15% ... bank doesnt support ?

Why like day one ?

Even if the developer next door increase price by 15% and I quickly follow and increase ... still the bank support the developer but not me ?~~!!

What world is this ?

YFG ... ...

PS : I need a holiday ! hope to come back and see my properties up another 15% ... Over to you guys liao !

It will be interesting to find out if the banks will support the new asking prices.

...and that will be the third reason why Sail prices have not reach at least $3,000psf yet

i do think Sail and MBR do have their uniqueness while OR is basically for premium buyers who like to go for super prime properties, afterall Orchard is one of the top 100 famous shopping streets in the world. it's like, some foreigners may not know of Singapore, the small island (is it part of Malaysia?), but some may know of the street itself, so when you say you live in Orchard, they may go wOw.

however, who knows MB will not have this wOw factor in future? look.. MB is opening up for more future developments, while Orchard has always been like this for the past years and will more or less stay the same, unless a one whole bunch collective sale from wisma to taka is there, Singapore Visitor's Centre all the way to OG Orchard/Orchard Tower is up for a one off big development etc. look at just the past year for MB. IRs, Gardens By the Bay, MB reservoir, future cruise centre, financial hub, more offices converting to prime residential properties, Singapore Flyer, double helix bridge etc. and simply, bayview, and upcoming F1. all these stimulate for good profits, and don't forget, MB can still be expanded by reclaiming more land (what can Orchard do?), though I do not know if the authorities are doing so at the moment as reclaiming lands takes always decades.

just some of my thoughts..

MBFC and The Sail.

I wonder how many people actually pay those apartments with cash and what's the flipping rate like?

Which one ? OR ?

I think ... CapLand will make sure the bank can support right ?

Very strange hor ... if developer increase price by 15% ... bank support ... if I increase price by 15% ... bank doesnt support ?

Why like day one ?

Even if the developer next door increase price by 15% and I quickly follow and increase ... still the bank support the developer but not me ?~~!!

What world is this ?

YFG ... ...



Hahaha guru... thought you should... it is a world ruled by money. banks will almost always support major developers' prices. where does banks get their loan businesses from? the developers! :)

On hindsight, St. Regis Residences was so undervalued… despite its not so “iconic” exterior, it is, IMHO, the crème da la crème residences in Orchard area…

On hindsight, St. Regis Residences was so undervalued… despite its not so “iconic” exterior, it is, IMHO, the crème da la crème residences in Orchard area…


well, it is a branded residence for sure... but "crème da la crème" is subjective. again, it depends on what you like in a development.... if you like to be pampered with 6 star service, go for st regis...

for others folks like me, with a pampering wife :), my own crème da la crème is a quiet place which is very near the shopping districts... (ardmore/draycott)

for others, it can GCBs in Chatsworth, Dalvey, etc...

cheers.

For Asians a butler is a lamp post(chor ten...cantonese for 'barrier')

landluv, i'm having headache now lah... this one cannot compare, that one cannot compare, Orchard cannot compare with MB, then Orchard (OR) also cannot compare with Orchard (StRegis)... my head is spinning...

:)

landluv, i'm having headache now lah... this one cannot compare, that one cannot compare, Orchard cannot compare with MB, then Orchard (OR) also cannot compare with Orchard (StRegis)... my head is spinning...

:)

hey LittlePig, didn't mean to go against you. :)
just trying to add that balance. :)

i lost my balance already :nuts:
:lol:

i lost my balance already :nuts:
:lol:

hey... if we meet up, the first glass of beer on me. :)

wow! thanks!! :cheers: :lol:

Is stack 20 the 614 sqft unit facing MBFC. Can't remember my unit number...
stack 20 is 614sqft studio...middle stack of Sail T2 facing central park.

How come when LittlePig lose balance he got a glass of beer ?

I fell down just now ... Can I have a Whisky ?

YFG ... ...

i lost my balance already :nuts:
:lol:

Nah... I agree with you that The Sail looks undervalued now. I think when you were trying to justify the reasons to buy The Sail now, somehow you went into comparing with OR... But I got what you're trying to say.

I think you were trying to convince us that the risks are comparatively lower in Marina bay than Orchard by looking at the gap of the benchmark prices. Correct or not LittlePig? Or I also lose balance...:nuts:

Nah... I agree with you that The Sail looks undervalued now. I think when you were trying to justify the reasons to buy The Sail now, somehow you went into comparing with OR... But I got what you're trying to say.

I think you were trying to convince us that the risks are comparatively lower in Marina bay than Orchard by looking at the gap of the benchmark prices. Correct or not LittlePig? Or I also lose balance...:nuts:
you also want a beer?:lol:

my owner ask me to sell over 50th flr bay window unit at $2250psf only. hmmmm.....

Nah... I agree with you that The Sail looks undervalued now. I think when you were trying to justify the reasons to buy The Sail now, somehow you went into comparing with OR... But I got what you're trying to say.

I think you were trying to convince us that the risks are comparatively lower in Marina bay than Orchard by looking at the gap of the benchmark prices. Correct or not LittlePig? Or I also lose balance...:nuts:

Correct! That’s what I’m trying to say… I guess LittlePig is not good with words…

Not only comparatively lower risk in MB, but higher return too…

If like what landluv said, Orchard is already an *established* precint, then at $4,080psf, and from an investment point of view, how can the price go up even higher? Don’t forget it’s a 99ner so the clock is ticking away… using the Black-Scholes Model, implied volatility (IV) is already at its peak and when it comes crushing down, it will super-charge theta decay. But with Marina Bay Sands and many more developments being completed in the next 3 years, the upside is there for Sail/MBR, meaning IV will surge and delays the theta decay.

If recession strikes (touch wood), and if both projects drops in value by 50% (for example), OR will suffer the most, in absolute value, by virtue of its higher then MB’s entry price.

How come when LittlePig lose balance he got a glass of beer ?

I fell down just now ... Can I have a Whisky ?

YFG ... ...

guru ah guru, fall down must go see doctor... there's a clinic at the Canary...

you also want a beer?:lol:

my owner ask me to sell over 50th flr bay window unit at $2250psf only. hmmmm.....

Arthur, that's cheap... is it a 2 bedder? There's not many residential units higher then 50 floor and with a view to boot... too bad I can never afford one at such prices... sigh :ohno:

guru ah guru, fall down must go see doctor... there's a clinic at the Canary...

:lol: Heard the service is excellent in the clinic too. Nurses feeding patients. :nuts:

If recession strikes (touch wood), and if both projects drops in value by 50% (for example), OR will suffer the most, in absolute value, by virtue of its higher then MB’s entry price.

I think it depends on the holding power of the owners. In the past experience, luxury property will not fall so much compared to the mid & mass market during recession. When market rise again, luxury high end will be the first to move up. In the case of OR, most owners are super-rich, and thus holding power will be strong. Similarly for Sail, those who can hold the property until now are the one with holding power....i.e., speculators had sold their units, and remaining are true investors.

my owner ask me to sell over 50th flr bay window unit at $2250psf only. hmmmm......
If everyone is selling at more than $2500psf for very high floor, then the owner might want to quote lower to sell it fast...anyway he had already profit a lot no matter if he purchased directly from developer or the subsale...before MBR was sold in Dec, Sails highest subsale was around $1600psf.

LittlePig ...

Clinic at Canary Wharf ?
Guru is now in HK!!!! ..

I am going to sniff out the launch here before it goes to Singapore ...

You all will never win .. haha ...
Can a Singaporean come to HK and buy at the HK launch using Singapore banks ?

Arthur : We need this information ... when the $2.25k Sail unit is flipped, please tell us ok ? We (or at least me) will have to use that to benchmark and adjust our prices also ...

YFG ... ... (Part time HK Correspondent) ...

you also want a beer?:lol:

I want a Moet & Chand champagne :lol: :cheers:

:lol: Heard the service is excellent in the clinic too. Nurses feeding patients. :nuts:

:lol: If guru is in town, he'll cheong...to the clinic...

"using the Black-Scholes Model, implied volatility (IV) is already at its peak and when it comes crushing down, it will super-charge theta decay. But with Marina Bay Sands and many more developments being completed in the next 3 years, the upside is there for Sail/MBR, meaning IV will surge and delays the theta decay"

But on the other hand, the Black-Holes model suggests that volatility is governed by the real-estate analogue of Hawking radiation. The AdS/CFT correspondence in string theory, combined with Penrose's well-known Cosmic censorship hypothesis, yields a propagating tensor mode which is compatible with inflationary predictions for the curvature of space. In short, I conclude that one should buy cheap and sell high.

[QUOTE=Suipalucsea;12530506In short, I conclude that one should buy cheap and sell high.[/QUOTE]

Hey...that's a long foregone conclusion...with very 'chim' theory to support however.
The question is how high should one sell and how cheap is cheap?

Hey...that's a long foregone conclusion...with very 'chim' theory to support however.
The question is how high should one sell and how cheap is cheap?

my theory very simple

how high should one sell = when he is comfortable with the returns.
how cheap is cheap = when he is comfortable with the investment.

I subscribe to the theory of "impossible to time the market"

:lol:

Arthur, that's cheap... is it a 2 bedder? There's not many residential units higher then 50 floor and with a view to boot... too bad I can never afford one at such prices... sigh :ohno:
3bedder.

I want a Moet & Chand champagne :lol: :cheers:
that is my choice of drink too.:cheers: i also like VC:)

LittlePig ...

Clinic at Canary Wharf ?
Guru is now in HK!!!! ..

I am going to sniff out the launch here before it goes to Singapore ...

You all will never win .. haha ...
Can a Singaporean come to HK and buy at the HK launch using Singapore banks ?

Arthur : We need this information ... when the $2.25k Sail unit is flipped, please tell us ok ? We (or at least me) will have to use that to benchmark and adjust our prices also ...

YFG ... ... (Part time HK Correspondent) ...
guru, use TT. can be done.

will tell if can hit $2.25kpsf

my theory very simple

how high should one sell = when he is comfortable with the returns.
how cheap is cheap = when he is comfortable with the investment.

I subscribe to the theory of "impossible to time the market"

:lol:

:lol: :cheers: exactly! Me too!

that is my choice of drink too.:cheers: i also like VC:)

Really! It's hard to find someone who appreciates the same, let's drink to our hearts' during the party :cheers:

Really! It's hard to find someone who appreciates the same, let's drink to our hearts' during the party :cheers:

CT: Maybe you can organise the Hyatt Sunday Moet champagne brunch.

Marina current value is not to date, must wait for the land release by the government to be auction off first. I think there is a plot of land for sale by auction in May near One Shenton.

hey... if we meet up, the first glass of beer on me. :)

er... can i be greedy and ask for a champagne like everyone else? a demi sec preferably, cos i have a sweet tooth... hehe...

er... can i be greedy and ask for a champagne like everyone else? a demi sec preferably, cos i have a sweet tooth... hehe...:lol: greedy pig:lol: give you a italian sparkling wine, sweet too:lol: :lol: :cheers:

question: what do all of you think of the current situation where seafront is launching at $1600psf and reflection launching at $2000psf. what will be the price of sentosa condo?

:lol: greedy pig:lol: give you a italian sparkling wine, sweet too:lol: :lol: :cheers:

question: what do all of you think of the current situation where seafront is launching at $1600psf and reflection launching at $2000psf. what will be the price of sentosa condo?

:lol: Piglet is being bullied :lol:

Think the next launch at Sentosa will fetch 2200psf onwards.

:lol: greedy pig:lol: give you a italian sparkling wine, sweet too:lol: :lol: :cheers:

question: what do all of you think of the current situation where seafront is launching at $1600psf and reflection launching at $2000psf. what will be the price of sentosa condo?

maybe low of 2000 and high of 2800. avg at 2300. :lol:

LittlePig ...

Clinic at Canary Wharf ?
Guru is now in HK!!!! ..

I am going to sniff out the launch here before it goes to Singapore ...

YFG ... ... (Part time HK Correspondent) ...

Guru.
I go to Singapore for a launch, and you go to HK !! Which launch did you visit ?? At this rate, with so many jetsetters, there never be a SSC party !

CTV (Part time SG (Zoo) Correspondent)

CTV,

Are you coming to the party if we have one end of this month?

SI

SI
Have seen the SSC party, and would love to come.
However, getting old with kids, so jet-setting age now over !! :ohno:
Have also just gone to SG for Easter, boosted the ecomomy as I brought along 11 people !!

.. Maybe some other time.. I'm sure you'll get a big group anyway !

Foreign investments in real estate hit all-time high of $5.4 billion last year
Johnson Choo
Today
11 April 2007

Singapore's red-hot property market attracted a five-fold increase in foreign investment to a record $5.4 billion last year, compared with $900 million in 2004, said National Development Minister Mah Bow Tan yesterday.

Speaking to movers and shakers of the property industry at the inaugural Cityscape Asia 2007, Mr Mah said: "Driven by positive sentiments (and) the attractiveness of the Singapore Government's plans for key development areas, both local and foreign developers have been buying up development sites sold under the Government's sale of site programme over the past few years."

This sum, which is almost half the $12.7 billion of total investments received in the 1996 property boom year, includes transactions such as the sale of a redevelopment site at 71 Robinson Road to Lehman Brothers and Kajima Overseas Asia for $163.4 million; the divestment of Parkroyal Hotel to Hong Kong's Park Hotel Group for $141.2 million; and the collective sales of Kim Seng Plaza to Indonesia's Lippo Group for $132 million.

Most investors come from the United States, Hong Kong, Australia, Germany, Japan, Middle East and Indonesia.

Other than strong economic growth in the region, Mr Mah said Singapore's success in attracting investments is because Singapore is "a great place to live in". "We welcome people from different cultures, we offer a good quality living environment," he added.

Mr Mah urged the over 5,000 participants — hailing from 35 countries from the Middle East and the region — to invest in Singapore as its strong economy is supporting a healthy recovery in all sectors of the property market.

In the office sector, demand for space hit a six-year high in 2006. Presently, there is only a 3% vacancy rate for Class "A" office space. Industry observers say this augurs well for Singapore as popular global cities like Geneva has a vacancy rate of only 1%, and a city like Jakarta has 18%.

Demand for shop space last year also experienced the highest annual increase since 1993. And in the private housing market, developers sold a total of 10,300 uncompleted residential units in 2006 — a historical high that surpassed the previous record of 9,800 set in 1994. Of these, a quarter was bought by foreigners, including permanent residents.

"To further capitalise on our strategic position and the opportunities presented by the buoyant regional economy, we have developed new areas of growth," he added.

Mr Mah said Singapore has restructured its economy to ride the wave of globalisation — a move that led to the targeted development of key niche industries such as petrochemical and wafer fabrication for manufacturing, and heavy investments in R&D in the areas of biomedical, water technology and interactive and digital media.

Referring to a report by Merrill Lynch, Mr Mah said Singapore is fast "becoming the Zurich and Monaco — not just of Southeast Asia — but of all Asia" as it strives to develop itself as a private banking centre and a tourist destination with its integrated resorts.

"Our vision is to make Singapore a vibrant, global economy — a City in a Garden, with exciting developments, distinctive architecture, and enhanced greenery and waterfront access. Singapore will be an important destination, not only for business and travel, but also for international events and celebrations," said Mr Mah.

The three-day Cityscape Asia 2007 in Singapore is the first held outside of Dubai since its establishment in 2002. Three other similar conferences will be held later this year in Shanghai, India and Abu Dhabi.

I'll wait patiently for them to drop below $850. :lol:

Surfers ... you think u can win har ?

I think me and LittlePig (the one who stays in Steel and Glass House) will pick them up at 950 psf ... haha!

YFG ... ...

Frederick Lim
Channel NewsAsia
19 April 2007

The Singapore property market is showing signs of being on a strong up-cycle and, as during the boom of the 1990s, this is luring companies, whose core businesses are not in property, to try their luck at residential development to boost their profits.

Companies in publishing, jewellers and even booksellers have all recently got into the act.

But property consultants say there is room for such niche players to profit from property development in a buoyant market.

One such project is a 15,000 square feet land site at One Robin Road which is being turned into a 17-storey tower of luxury high-end apartments.

The developer is not the usual property player.

Educational publisher and retailer Popular Holdings bought the site last year for S$12.5 million in a move aimed at boosting its bottomline.

Popular also bought a 29,000-square-foot site at Shelford Road which it plans to develop into 5-storey luxury apartment blocks.

Popular bought the site for S$27 million.

The educational publisher and retailer is just one of several listed non-property players which are hoping to tap into the current property boom.

Chou Cheng Ngok, Chairman and Managing Director, Popular Holdings, said: "Simply put - it's what you call opportunity. And in business, opportunity is very important. We have to realise when opportunity knocks. You know that retail business is cash business. So I think we do have sufficient funds - this is one of the reasons why we go into property. The other is of course as I've mentioned opportunity."

Property consultants say that typically bigger developers go for sites larger than 40,000 square feet to build full-scale condominiums.

This leaves room for boutique developers and niche players to go for the smaller ones.

Donald Han, Managing Director, Cushman and Wakefield, said: "You have got a variety of land products that's available which is suitable for different niche players. And I think a lot of the corporates that are looking into diversification factor - are particularly looking into the smaller plot of portfolios of properties."

Property consultants say the presence of niche players adds variety to the property scene.

But for these players, timing is an important issue.

Mr Han said: "For new players the important thing is really that you have to get the cycle of the market right. We know that the market cycle is of course right at this point of time. The important thing about being a developer is that you must have a very deep pocket to sustain when the market starts to flatten out. Or when the music stops."

Apart from Popular, other listed companies which have recently made forays into property development include publishers SPH and Eastern Holdings and jeweller Aspial.

Hmm, non-property developers trying to earn a quick buck. :tongue4: