82% snapped up in soft launch
Eighty-two per cent of the residential development, Lincoln Suites , was snapped up within four days of the soft launch.

A total of 46 of the 56 units under phase one were taken up by the close of the soft launch on Sunday. This comprised 15 studio units and 31 one-to-three bedroom units.

Lincoln Suites is a 30-storey, freehold development off Newton Road. It is targeted to be officially launched this weekend and completed by the end of 2014.

The consortium behind the project comprises Koh Brothers, Heeton Holdings, KSH Holdings and Lian Beng Group. The companies said the soft launch was very well-received.

Lincoln Suites launched
by Tan Hui Leng 05:55 AM Oct 31, 2009
Officially launched on Saturday, Lincoln Suites is a 175-unit condominium jointly developed by Koh Brothers, Heeton Holdings, KSH Holdings and Lian Beng Group. The freehold 30-storey project is less than two minutes' walk from the Novena MRT station. To be developed on a land area of 59,986 square feet (sq ft), the development comprises studio units, 1- to 4-bedroom units, duplexes and penthouses. Sizes range from some 463-5,490 sq ft. Average price $1,680 per square foot. Already, 51 out of 56 units offered have been taken up during the preview.

Lincoln Suites launched
by Tan Hui Leng 05:55 AM Oct 31, 2009
Officially launched on Saturday, Lincoln Suites is a 175-unit condominium jointly developed by Koh Brothers, Heeton Holdings, KSH Holdings and Lian Beng Group. The freehold 30-storey project is less than two minutes' walk from the Novena MRT station. To be developed on a land area of 59,986 square feet (sq ft), the development comprises studio units, 1- to 4-bedroom units, duplexes and penthouses. Sizes range from some 463-5,490 sq ft. Average price $1,680 per square foot. Already, 51 out of 56 units offered have been taken up during the preview.
How many units were sold during the formal launch?

not formally launched yet i think...

and its only 26% sold...

not formally launched yet i think...

and its only 26% sold...
I thought it was a formal launch last Saturday with advertisements in major newspapers.

I don't know... I was reading locopoco's starting post...

Anybody that know this project well?
Is it a good project, is it good for investement? I like to hear some views, as I think to buy. I know it is a bit more expensive compared to other projects in the area, but still seem so popular? :nuts:

:nuts:Description]
State of Art Development right at the heart of Novena with only minutes to Novena MRT / Orchard Shopping Belt. Consists of 2 blocks of 30-storey residential development comprising of 175 residentials units with provision of 1block of 6-deck level of multi-storey carparks, 2 levels of sky terraces, swimming pool and other communal facilities


[Location]
Strategically located behind United Square to enjoy the quietness of novena, mins to Novena MRT / Orchard Shoppin Belt


[Features]
* Condo Status

[Type]
-------------------------------
Studio (460-478sq.ft.)
1 Bedroom (534-537sq.ft.)
2 Bedroom (1039-1091sq.ft.)
2 Bedroom + Study (1102-1136sq.ft.)
3 Bedroom (1590sq.ft.)
3 Bedroom + Study (1650sq.ft.)
4 Bedroom (1830sq.ft.)
4 Bedroom + Study (1830sq.ft.)
3 Bedroom Duplex (2626sq.ft.)
4 Bedroom Duplex (3035sq.ft.)
4 Bedroom Penthouse (3703sq.ft. and 4855sq.ft.)
5 Bedroom Penthouse (5490sq.ft.)


[Facilities]


Very Unique – Level 5 Aqua Deck

50 m swimming pool with counter swim Jets
Aqua Spa Circle
Spa Seats and Spa Beds
Day Bed
Floating Deck
Playground
Fun & Splash Zone
Laundry (pay per use)
Lounge

Dining Facilities

BBQ Dining, Teppanyaki Dining, Tatami Platform Dining, Outdoor Dining


Very Unique – Level 24th Sky Club
Spa Sanctuary (Hot and Cold Pod)
Spa Massage Zone
Yoga & Meditation
Outdoor Gym
Sky Gym (Link Bridge)
Games Zone
Sky Swing
Sky Lounge
Wine & Cigar Lounge
Sky Dining Pavilion (Private Function and Alfresco Dining Area)

Anybody that know this project well?
Is it a good project, is it good for investement? I like to hear some views, as I think to buy. I know it is a bit more expensive compared to other projects in the area, but still seem so popular? :nuts:

-----Description]
State of Art Development right at the heart of Novena with only minutes to Novena MRT / Orchard Shopping Belt. Consists of 2 blocks of 30-storey residential development comprising of 175 residentials units with provision of 1block of 6-deck level of multi-storey carparks, 2 levels of sky terraces, swimming pool and other communal facilities


[Location]
Strategically located behind United Square to enjoy the quietness of novena, mins to Novena MRT / Orchard Shoppin Belt


[Features]
* Condo Status

[Type]
-------------------------------
Studio (460-478sq.ft.)
1 Bedroom (534-537sq.ft.)
2 Bedroom (1039-1091sq.ft.)
2 Bedroom + Study (1102-1136sq.ft.)
3 Bedroom (1590sq.ft.)
3 Bedroom + Study (1650sq.ft.)
4 Bedroom (1830sq.ft.)
4 Bedroom + Study (1830sq.ft.)
3 Bedroom Duplex (2626sq.ft.)
4 Bedroom Duplex (3035sq.ft.)
4 Bedroom Penthouse (3703sq.ft. and 4855sq.ft.)
5 Bedroom Penthouse (5490sq.ft.)


[Facilities]


Very Unique – Level 5 Aqua Deck

50 m swimming pool with counter swim Jets
Aqua Spa Circle
Spa Seats and Spa Beds
Day Bed
Floating Deck
Playground
Fun & Splash Zone
Laundry (pay per use)
Lounge


Dining Facilities

BBQ Dining, Teppanyaki Dining, Tatami Platform Dining, Outdoor Dining


Very Unique – Level 24th Sky Club

Spa Sanctuary (Hot and Cold Pod)
Spa Massage Zone
Yoga & Meditation
Outdoor Gym
Sky Gym (Link Bridge)
Games Zone
Sky Swing
Sky Lounge
Wine & Cigar Lounge
Sky Dining Pavilion (Private Function and Alfresco Dining Area)





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

I thought it was a formal launch last Saturday with advertisements in major newspapers.
-----------------------------------------------------------------
Yes, it was offical launch on last sat and the preview was good. Many units are snapped up, esp the studio apartment - guess those are for investment. Also heard buyer are fm a few indonesian, hongkonger n ofc the local ppl....the higher floor is not yet release and wonder how much the prc wl fetch????

Anyway, what do you think about this project????

http://www.propertylaunch.sg/Lincoln%20Suites.php?gclid=CLTKjfOG7p0CFaBb4wodIxbLMQ

This was also launched in HK last weekend.... tho I couldn't go...

Too many similar developments around those area.....will be as crowded as D15.

Too many similar developments around those area.....will be as crowded as D15.


similar ?? did u chk out the showroom ?? this project they claim they are selling different life style compare to those normal condo around that area. Also this will be the last plot of land to develope any more apartment in this area.

How can u compare D15 vs D10???

similar ?? did u chk out the showroom ?? this project they claim they are selling different life style compare to those normal condo around that area. Also this will be the last plot of land to develope any more apartment in this area.

How can u compare D15 vs D10???

may I know what kind of different lifestyle are the developers selling? I didn't know its D10... I thought its D11... and yes, D15 can't compare with D10...

How many units were sold during the formal launch?


soft launched was sold abt 51units and offically launched (last weekend) was sold arn 18 units.....mainly the studio - 3bdrm ........currently only open to 21st flr fr stack 03/04....and 12th level for stack 01/02

soft launched was sold abt 51units and offically launched (last weekend) was sold arn 18 units.....mainly the studio - 3bdrm
Thanks for the update.

I am looking at CCR (mainly D9) now. Since LS and D11 are in CCR, I am keen to find out more.

I think the location is good but I did not read more on LS. So I don't know much.

may I know what kind of different lifestyle are the developers selling? I didn't know its D10... I thought its D11... and yes, D15 can't compare with D10...

State of Art Development right at the heart of Novena with only minutes to Novena MRT / Orchard Shopping Belt. Consists of 2 blocks of 30-storey residential development comprising of 175 residentials units with provision of 1block of 6-deck level of multi-storey carparks, 2 levels of sky terraces, swimming pool and other communal facilities


[Location]
Strategically located behind United Square to enjoy the quietness of novena, mins to Novena MRT / Orchard Shoppin Belt


[Features]
* Condo Status

[Type]
-------------------------------
Studio (460-478sq.ft.)
1 Bedroom (534-537sq.ft.)
2 Bedroom (1039-1091sq.ft.)
2 Bedroom + Study (1102-1136sq.ft.)
3 Bedroom (1590sq.ft.)
3 Bedroom + Study (1650sq.ft.)
4 Bedroom (1830sq.ft.)
4 Bedroom + Study (1830sq.ft.)
3 Bedroom Duplex (2626sq.ft.)
4 Bedroom Duplex (3035sq.ft.)
4 Bedroom Penthouse (3703sq.ft. and 4855sq.ft.)
5 Bedroom Penthouse (5490sq.ft.)


[Facilities]


Very Unique – Level 5 Aqua Deck

50 m swimming pool with counter swim Jets
Aqua Spa Circle
Spa Seats and Spa Beds
Day Bed
Floating Deck
Playground
Fun & Splash Zone
Laundry (pay per use)
Lounge


Dining Facilities

BBQ Dining, Teppanyaki Dining, Tatami Platform Dining, Outdoor Dining


Very Unique – Level 24th Sky Club

Spa Sanctuary (Hot and Cold Pod)
Spa Massage Zone
Yoga & Meditation
Outdoor Gym
Sky Gym (Link Bridge)
Games Zone
Sky Swing
Sky Lounge
Wine room & Cigar Lounge
Sky Dining Pavilion (Private Function and Alfresco Dining Area)

Thanks for the update.

I am looking at CCR (mainly D9) now. Since LS and D11 are in CCR, I am keen to find out more.

I think the location is good but I did not read more on LS. So I don't know much.

State of Art Development right at the heart of Novena with only minutes to Novena MRT / Orchard Shopping Belt. Consists of 2 blocks of 30-storey residential development comprising of 175 residentials units with provision of 1block of 6-deck level of multi-storey carparks, 2 levels of sky terraces, swimming pool and other communal facilities


[Location]
Strategically located behind United Square to enjoy the quietness of novena, mins to Novena MRT / Orchard Shoppin Belt


[Features]
* Condo Status

[Type]
-------------------------------
Studio (460-478sq.ft.)
1 Bedroom (534-537sq.ft.)
2 Bedroom (1039-1091sq.ft.)
2 Bedroom + Study (1102-1136sq.ft.)
3 Bedroom (1590sq.ft.)
3 Bedroom + Study (1650sq.ft.)
4 Bedroom (1830sq.ft.)
4 Bedroom + Study (1830sq.ft.)
3 Bedroom Duplex (2626sq.ft.)
4 Bedroom Duplex (3035sq.ft.)
4 Bedroom Penthouse (3703sq.ft. and 4855sq.ft.)
5 Bedroom Penthouse (5490sq.ft.)


[Facilities]


Very Unique – Level 5 Aqua Deck

50 m swimming pool with counter swim Jets
Aqua Spa Circle
Spa Seats and Spa Beds
Day Bed
Floating Deck
Playground
Fun & Splash Zone
Laundry (pay per use)
Lounge


Dining Facilities

BBQ Dining, Teppanyaki Dining, Tatami Platform Dining, Outdoor Dining


Very Unique – Level 24th Sky Club

Spa Sanctuary (Hot and Cold Pod)
Spa Massage Zone
Yoga & Meditation
Outdoor Gym
Sky Gym (Link Bridge)
Games Zone
Sky Swing
Sky Lounge
Wine room & Cigar Lounge
Sky Dining Pavilion (Private Function and Alfresco Dining Area)

so did you buy Super Crazy??

so did you buy Super Crazy??

hmmmmm, i am thinking but need to do more research......the price is a factor and not sure about the future property market in Spore. But many still claim Spore property wl still go higher. What do you think??

hahaha... doesn't matter what I think... it is what you think that matters becos ultimately, it is you who is going to buy it and profit from it.

i don't think the economy will experience a "W", like what our PM said... so if you buy good location within your means and do really enjoy the different lifestyle it has to offer... you should be safe...

hahaha... doesn't matter what I think... it is what you think that matters becos ultimately, it is you who is going to buy it and profit from it.

i don't think the economy will experience a "W", like what our PM said... so if you buy good location within your means and do really enjoy the different lifestyle it has to offer... you should be safe...

heehee, the ''W'' means Worsen right?????

"W" means WahLao

"W" means WahLao

ai yo - :banana:

Too many similar developments around those area.....will be as crowded as D15.

Maybe that could be good too. This is a high end condo, if you think many similar projects, or already excisting similar condos, the location will remain strong. I think this project looks like the most classy one, in a location with a lot of other nice condos. People with money will first look at location, then at the nicer condos in that area.

soft launched was sold abt 51units and offically launched (last weekend) was sold arn 18 units.....mainly the studio - 3bdrm ........currently only open to 21st flr fr stack 03/04....and 12th level for stack 01/02

Any idea on the psf achieved. I went for the preview and they were asking above $1800psf.

It's a lifestyle project and it is certainly very attractive for investment.

However I have not heard at what level did they actually sold the 51units + 18units after launched.

aii yoh......I was saying crowded because too many developments came up in those similar area.....location nearer to city centre, of course better ......

However, I'm very superstitious and believe heavily on feng shui.......I will not buy if beside hospital, temple, church, bridge, power station, grave yard....... so Novena not my taste, say nicely is medical hub though, and we know what it means .... those not superstitious, of course if you like it then buy lor.....just personal preference.


similar ?? did u chk out the showroom ?? this project they claim they are selling different life style compare to those normal condo around that area. Also this will be the last plot of land to develope any more apartment in this area.

How can u compare D15 vs D10???

aii yoh......I was saying crowded because too many developments came up in those similar area.....location nearer to city centre, of course better ......

However, I'm very superstitious and believe heavily on feng shui.......I will not buy if beside hospital, temple, church, bridge, power station, grave yard....... so Novena not my taste, say nicely is medical hub though, and we know what it means .... those not superstitious, of course if you like it then buy lor.....just personal preference.

Actually I was hoping for a discount in the so-called "medical hub" area but it seems like the $psf is even higher than Newton area. Why is this?

Didn't know Novena has bridge, power station and cemeteries:)

Anyone know what is the yellow vertical column in the middle of the building? High tech bin chute?

Just my examples on feng shui.....but we know Novena has lots of hospitals and will have more......

New launches will always ask for more $psf than existing....probably including neighbour......if new launch out in Newton, may exceed some of the neighbour Orchard as well... that's why got pros and cons with new launches vs existing properties,...same, it's one's choice.....

Actually I was hoping for a discount in the so-called "medical hub" area but it seems like the $psf is even higher than Newton area. Why is this?

Didn't know Novena has bridge, power station and cemeteries:)

similar ?? did u chk out the showroom ?? this project they claim they are selling different life style compare to those normal condo around that area. Also this will be the last plot of land to develope any more apartment in this area.

How can u compare D15 vs D10???

Last plot of land means no other new launch in future to bring prices higher....

That`s why Novena peaks at this price. Must rely on Newton launches to bring Novena higher in future...

If you want lifestyle launch, then buy CBD. Can get similar size units for 1600-1800 psf at Lumiere, Clift, and Icon. Got many future launches to bring prices, plus take Icon example u will know that CBD gets the highest PSF rents for studio and 1BR units of any area in Singapore...

compare both project in D11 Newton/Novena area now. I will go for Trilight.....

If you want lifestyle launch, then buy CBD. Can get similar size units for 1600-1800 psf at Lumiere, Clift, and Icon. Got many future launches to bring prices, plus take Icon example u will know that CBD gets the highest PSF rents for studio and 1BR units of any area in Singapore...


Haha all 99 LH.

Plus I also think ppl work in the city but they may not necessary want to live in the city.

Plus near schools if you have kids

Plus groceries if you want to do some cooking.

compare both project in D11 Newton/Novena area now. I will go for Trilight.....

I have looked @ both. My preference is still LS despite the Novena factor. I have not committed through.

At the end of the day it's your preference:cheers:

aii yoh......I was saying crowded because too many developments came up in those similar area.....location nearer to city centre, of course better ......

However, I'm very superstitious and believe heavily on feng shui.......I will not buy if beside hospital, temple, church, bridge, power station, grave yard....... so Novena not my taste, say nicely is medical hub though, and we know what it means .... those not superstitious, of course if you like it then buy lor.....just personal preference.

ha ha, must be very difficult for you to find a place to live in any city then. You should move to an island far away from people. Think living close to a hospital is not a bad thing. It can actually save your life one day :)

I have looked @ both. My preference is still LS despite the Novena factor. I have not committed through.

At the end of the day it's your preference:cheers:

I agree with you, but would like to hear your views why it is your preference. That it is free hold is of course a big plus

I agree with you, but would like to hear your views why it is your preference. That it is free hold is of course a big plus

Well Newton Suites (2 year old) is selling higher than Trilight or Residence @ Evelyn. Rental also slightly higher.

The reason is that there is nothing at Newton apart from the big drain and the empty MRT with only low rise offices. Around Novena or LS, you have united square, novena square/square2 and a mostly covered walkway to the MRT. Ultra convenient for daily needs and if you have kids for extra classes and near schools.

Also the walk from Trilight to Newton MRT or Hawker centre is mostly uncovered and convoluted.

My view is that if you have quiet & serene go for Balmoral area. If you want convenience/higher yields Novena area is better than around Newton.

but Newton is nearer to Orchard than Novena

Haha all 99 LH.

Plus I also think ppl work in the city but they may not necessary want to live in the city.

Plus near schools if you have kids

Plus groceries if you want to do some cooking.

All CBD is 99 LH...but hasnt' stopped prices from hitting $3k...

If ppl dont want to live in city then how to explain Icon getting so high rents...

Studio and 1BR units do not need to be near schools.

Tg Pagar lots of groceries, plus a lot more restaurants than Novena.

U r right that it is all about preference, but my feeling CBD got a lot more upside than Novena at today's price, without as much downside risk...

All CBD is 99 LH...but hasnt' stopped prices from hitting $3k...

If ppl dont want to live in city then how to explain Icon getting so high rents...

Studio and 1BR units do not need to be near schools.

Tg Pagar lots of groceries, plus a lot more restaurants than Novena.

U r right that it is all about preference, but my feeling CBD got a lot more upside than Novena at today's price, without as much downside risk...

It's all about risks vs rewards. For e.g., Sail went from $3000 psf to $1200psf in feb 09. It is now back to $2400psf.

I feel the CBD area is highly speculative and flipper's heaven. Yes there is more upside in the CBD but there is even more downside risk for the CBD since the IR factor is already priced in and if the IR does not attact enough ppl, there will be more downside:)

but Newton is nearer to Orchard than Novena

Yes that is precisely the point. Newton is nearer to Orchard but yet pple are paying more for Novena next door.

D10 is also nearer to Orchard than AMK MRT but ppl also paying more @ AMK MRT.

You go figure.:cheers:

ha ha , first time I am hearing Novena better than Newton....
It's like saying Newton better than Orchard .....
Or Balestier better than Novena ......

I thought if got money and choice then will pick the better address, that's why Newton price higher than Novena, and Orchard price higher than Newton, and Novena price better than Balestier .....

It's all about risks vs rewards. For e.g., Sail went from $3000 psf to $1200psf in feb 09. It is now back to $2400psf.

I feel the CBD area is highly speculative and flipper's heaven. Yes there is more upside in the CBD but there is even more downside risk for the CBD since the IR factor is already priced in and if the IR does not attact enough ppl, there will be more downside:)

the same unit that was transacted for $3,000psf will never fall to $1,200psf

Yes that is precisely the point. Newton is nearer to Orchard but yet pple are paying more for Novena next door.

D10 is also nearer to Orchard than AMK MRT but ppl also paying more @ AMK MRT.

You go figure.:cheers:

correct. to each his own. its Newton over Novena anytime for me. I'll go for Trilight over LS. But that's just me. If Newton is cheaper than Novena, than even better. And then there's the hospital stigma. Its one thing to be near Gleneagles (read: 8 Napier), its another thing to be near TTSH... I'm with Baby and Arthur, we are in the same group...

ha ha , first time I am hearing Novena better than Newton....
It's like saying Newton better than Orchard .....
Or Balestier better than Novena ......

I thought if got money and choice than will pick the better address, that's why Newton price higher than Novena, and Orchard price higher than Newton, and Novena price better than Balestier .....

Haha I didn't say Newton is better than Novena. I said ppl paying more in Novena than Newton. You need to go check the caveats.

Also I say Orchard is better than Balmoral. Balmoral is better than Newton. Balmoral better than Novena.

$3k unit where got drop to $1.2k ? only lousiest unit dropped to $1.2k lah ! Sail owner not so weak lah.....if bay view drop from $3k to $1.2, baby beg also would had bought one....

Where got property in Singapore went up in past few years not because of IRs effect ??? If IRs fail, then all property in Singapore also back to square one..... you think if IR fail, and Marina Bay fail, then Novena will price higher than Marina Bay ??? :lol:

It's all about risks vs rewards. For e.g., Sail went from $3000 psf to $1200psf in feb 09. It is now back to $2400psf.

I feel the CBD area is highly speculative and flipper's heaven. Yes there is more upside in the CBD but there is even more downside risk for the CBD since the IR factor is already priced in and if the IR does not attact enough ppl, there will be more downside:)

$3k unit where got drop to $1.2k ? only lousiest unit dropped to $1.2k lah !

Where got property in Singapore went up in past few years not because of IRs effect ??? If IRs fail, then all property in Singapore also back to square one..... you think if IR fail, and Marina Bay fail, then Novena will price higher than Marina Bay ??? :lol:

Aiya my point is that it is more speculative compared to other areas. Don't need to exaggerate. If I got money I buy MBS but very hard to sleep at night since anytime can dive hard and fast liao.

Again I didn't say Novena will be higher than MB. I said Novena maynot fall as hard:lol:

Sorry realist, I just want to point out one thing… when you said $3000psf drop to $1200psf at the Sail, the person who exaggerated is you, not Baby. cheers :)

and again, if MBS can dive hard and fast, properties in other locations will not be spared... that was Baby's original point...

Sorry realist, I just want to point out one thing… when you said $3000psf drop to $1200psf at the Sail, the person who exaggerated is you, not Baby. cheers :)

and again, if MBS can dive hard and fast, properties in other locations will not be spared... that was Baby's original point...

You guys don't read or you just want to hear what you want to hear.
All locations will not be spared. Correct. However MBS or the likes of this likely fall harder than others. It will also go higher faster likewise.

Baby tried to discredit by implying I said Novena will be higher than MB area.

WTH.......:ohno:

..........

However, I'm very superstitious and believe heavily on feng shui.......I will not buy if beside hospital, temple, church, bridge, power station, grave yard....... so Novena not my taste, say nicely is medical hub though, and we know what it means .... those not superstitious, of course if you like it then buy lor.....just personal preference.
For hospital, temple and church, you can stay beside them but you need to stay higher than them (i.e if they are 5-story high, you can stay at the 9th storey).
Unlike temple and church, hospital has both good (birth) and bad (death).

I would pay more to live at Novena than Newton. Ok Newton is closer (but just a little bit) to Orchard, but both are close. However so much easier to get to Novena MRT, you have plenty of shops around which makes it very convinient. I still don't see that the hospital factor is a negative thing. In the rest of the world that would be a big plus!!

Any idea on the psf achieved. I went for the preview and they were asking above $1800psf.

It's a lifestyle project and it is certainly very attractive for investment.

However I have not heard at what level did they actually sold the 51units + 18units after launched.

i heard the studio was sold about $2200psf abv (depend on whc flr).....

Ai yo-yo, Novena is a big area not 1 building. How can all the area be beside hospital? If near to hospital / temple / churches / bridge / power station etc also cannot, I think only Puala Ubin or Tekong is suitable for you. Talk about feng shui, many many people have been misled and in turn continue to mislead other people with their misled knowledge (confusions is a more exact word). Being close to hospital being bad is one very good example of misled notion about feng shui.
(Ops, Ubin & Tekong also cannot because I had seen temples in there too!).

aii yoh......I was saying crowded because too many developments came up in those similar area.....location nearer to city centre, of course better ......

However, I'm very superstitious and believe heavily on feng shui.......I will not buy if beside hospital, temple, church, bridge, power station, grave yard....... so Novena not my taste, say nicely is medical hub though, and we know what it means .... those not superstitious, of course if you like it then buy lor.....just personal preference.

compare both project in D11 Newton/Novena area now. I will go for Trilight.....

Haha. Trilight. One third of the land area have to allocate to another condo as a common driveway. Pay for land that is not yours. Multiple actual $psf by 30%.

If diedie must be next to newton circus, got better projects than trilight.

CBD only good for investing in properties for getting rentals & meanwhile for flipping (flippers will like these!), but not for long-term property investment (aka waiting for long-term capital appreciation). All the so-called high prices are just temporary once they hit more than 30 years old (with less than 70 years lease to go) and see who want to be left holding the babies. Short term, new CBD properties can go up. Much longer term, they will go down again as lease gets closer to expiry.

All CBD is 99 LH...but hasnt' stopped prices from hitting $3k...

If ppl dont want to live in city then how to explain Icon getting so high rents...

Studio and 1BR units do not need to be near schools.

Tg Pagar lots of groceries, plus a lot more restaurants than Novena.

U r right that it is all about preference, but my feeling CBD got a lot more upside than Novena at today's price, without as much downside risk...

Actually I prefer Novena to Newton, so to me Novena is better than Newton.

My reasons:
First, a property buyer have to ask themselves what type of properties they want:
(1) conveniency - by being very close & short & easy walk to MRT station, shopping malls, eateries etc.
OR (2) exclusivity - being in a very quiet place far away from main & busy roads and shopping malls.

Somebody who like (1) CONVENIENCY will obviously chose Novena over Newton or Balmoral for CCR area. (let's leave out core Orchard area for the moment).
Somebody who like (2) EXCLUSIVITY will obviously chose Balmoral over Newton or Novena for CCR area.

So, no matter how a property buyer chose, Newton seems to be of lower rank because far away from shopping malls and eateries (although close to MRT station), i.e. NOT CONVENIENT enough, and yet still too close to busy & noisy main roads, i.e. NOT EXCLUSIVE enough (like 4-not-alike). :bash:

Being nearer to Orchard does not guarantee higher property price. Otherwise Pacific Mansions & Valley Park should transact at higher price than Centro or Silversea and Geylang properties should also transact at much higher price than Meadows@Pierce (which to me is like in kampong area already) etc.

Some might argue Newton's name or address nicer than Novena. Is this so? I am no Ang Mo ok. Even 'Novena' has special meaning to Ang Mo (their religion), while worshipping 'Newton' is probably worshipping a layman? Ha ha! :lol:

ha ha , first time I am hearing Novena better than Newton....
It's like saying Newton better than Orchard .....
Or Balestier better than Novena ......

I thought if got money and choice then will pick the better address, that's why Newton price higher than Novena, and Orchard price higher than Newton, and Novena price better than Balestier .....

CBD only good for investing in properties for getting rentals & meanwhile for flipping (flippers will like these!), but not for long-term property investment (aka waiting for long-term capital appreciation). All the so-called high prices are just temporary once they hit more than 30 years old (with less than 70 years lease to go) and see who want to be left holding the babies. Short term, new CBD properties can go up. Much longer term, they will go down again as lease gets closer to expiry.

Precisely. Both shorterm investors and flippers all waiting for price to go up and flip. Think everyone else stupid enough to buy at flipper's asking price. Also short term these track the stock market indices with almost no delay.

Plus those MM (<700sqft) units if cannot let out also cannot own self stay.

Talk of Trilight, very funny. Their security post is deep inside much past their car park exit and the road is shared by another apartment further in (they have Trilight roads and security guards for free! :nuts:)
Some people who try to be funny can just enter Trilight car park & compound via the car park exit without having to pass the security guard. :ohno:

Haha. Trilight. One third of the land area have to allocate to another condo as a common driveway. Pay for land that is not yours. Multiple actual $psf by 30%.

If diedie must be next to newton circus, got better projects than trilight.

Why? Gleneagles more expensive & pay more money means people won't die there so no stigma is it? :nuts:

No problem. Soon Parkway will have their most expensive private hospital in Novena (much more expensive than Gleneagles or even Mount E) and Novena will be clear of such stigma. :lol:

correct. to each his own. its Newton over Novena anytime for me. I'll go for Trilight over LS. But that's just me. If Newton is cheaper than Novena, than even better. And then there's the hospital stigma. Its one thing to be near Gleneagles (read: 8 Napier), its another thing to be near TTSH... I'm with Baby and Arthur, we are in the same group...

Wah, got $1.2k psf one in The Sail? What kind of people live in the cheaper ones? Also The Sail has so many MM units? What kind of people will stay in those? Also, in early launches, many were sold at $900+ psf! As such, Regardless of transacted prices, I rather chose those condos where their price differences within same estate is small and make sure we don't have 'cheapskate' characters (aka Ah Beng Ah Fei An Lian Ah Hui around) in there. Otherwise why buy prime district properties when you have Ah Beng Ah Fei An Lian Ah Hui around? Might as well buy suburbs at $600 psf rather than >$1200 psf!. Talk about suburb properties, I have heard of people asking their maids to wash clothings in common toilets, whole families come down to bath in common toilets etc. So sia suah! :ohno:

$3k unit where got drop to $1.2k ? only lousiest unit dropped to $1.2k lah ! Sail owner not so weak lah.....if bay view drop from $3k to $1.2, baby beg also would had bought one....

Where got property in Singapore went up in past few years not because of IRs effect ??? If IRs fail, then all property in Singapore also back to square one..... you think if IR fail, and Marina Bay fail, then Novena will price higher than Marina Bay ??? :lol:

CBD only good for investing in properties for getting rentals & meanwhile for flipping (flippers will like these!), but not for long-term property investment (aka waiting for long-term capital appreciation). All the so-called high prices are just temporary once they hit more than 30 years old (with less than 70 years lease to go) and see who want to be left holding the babies. Short term, new CBD properties can go up. Much longer term, they will go down again as lease gets closer to expiry.

To each his own....personally I think 30 yrs from now better to hold piece of 99 yr land in CBD as got many uses - can be resi, office, white site, etc....who knows how URA Master Plan can change in 30 yrs and which sites will be combine to do this n that. For all u know, prices maybe $6k PSF in 30 yrs time....think better chance of this for CBD compared to Novena or River Valley, for example.

In the meantime, as u say, rental is very good for CBD so u will already pay for ur property many times over in 30 yrs....so u ask me which got more downside - CBD 99yr at $1700 (ie. Icon, Clift, Lumiere) or LS at $2000-2200....both short term n long term, I will take my chances at CBD...

CBD only good for investing in properties for getting rentals & meanwhile for flipping (flippers will like these!), but not for long-term property investment (aka waiting for long-term capital appreciation). All the so-called high prices are just temporary once they hit more than 30 years old (with less than 70 years lease to go) and see who want to be left holding the babies. Short term, new CBD properties can go up. Much longer term, they will go down again as lease gets closer to expiry.
To each his own....personally I think 30 yrs from now better to hold piece of 99 yr land in CBD as got many uses - can be resi, office, white site, etc....who knows how URA Master Plan can change in 30 yrs and which sites will be combine to do this n that. For all u know, prices maybe $6k PSF in 30 yrs time....think better chance of this for CBD compared to Novena or River Valley, for example.

In the meantime, as u say, rental is very good for CBD so u will already pay for ur property many times over in 30 yrs....so u ask me which got more downside - CBD 99yr at $1700 (ie. Icon, Clift, Lumiere) or LS at $2000-2200....both short term n long term, I will take my chances at CBD...
So in conclusion, CBD, Novena and River Valley will all go up because of the existence of the 2 schools/camps of investors?
In general CCR will go up irregardless of 99LH, 999LH or FH?

If CBD property is $6k psf in 30 years time for new property, then a 30 years old CBD property in same location is theoretically only worth (99-30)/99 * $6k = $4182 psf (factor in the lease expiry). But hor, wait another 20 years and this 50 years old CBD property becomes only worth about <$3k psf.

However, as Novena, Newton, Balmoral are all in sought-after and popular CCR regions, they will be worth no less than $5500 psf or even $6k psf (vs $6k in CBD). For FH properties, difference between old and new is probably about $100-200 psf (for renovations to become look like new). So, capital appreciation wise, FH Novena, Newton, Balmoral is better. Rental yield wise CBD is at most only 1% better than the above CCR areas, so not much difference lah!

As such, it is very obvious that only 2 kind of people who buy CBD properties:
(1) money is not a matter & they can burn all (very few of these kind of people).
(2) Most people fall into this category, i.e. mostly are aimed at flipping because of bigger price swings (can earn more in shorter period) while trying to sustain the short holding period with rental (which may also means they have short holding power).

On the other hand, most people who buy the rest of CCR regions are more the long and steady type, can hold longer for higher capital appreciation.

To each his own....personally I think 30 yrs from now better to hold piece of 99 yr land in CBD as got many uses - can be resi, office, white site, etc....who knows how URA Master Plan can change in 30 yrs and which sites will be combine to do this n that. For all u know, prices maybe $6k PSF in 30 yrs time....think better chance of this for CBD compared to Novena or River Valley, for example.

In the meantime, as u say, rental is very good for CBD so u will already pay for ur property many times over in 30 yrs....so u ask me which got more downside - CBD 99yr at $1700 (ie. Icon, Clift, Lumiere) or LS at $2000-2200....both short term n long term, I will take my chances at CBD...

Why? Gleneagles more expensive & pay more money means people won't die there so no stigma is it? :nuts:

No problem. Soon Parkway will have their most expensive private hospital in Novena (much more expensive than Gleneagles or even Mount E) and Novena will be clear of such stigma. :lol:

No, its not whether Gleneagles and Mt E are more expensive or private hospitals. TTSH is the battleground for SARS and H1N1. People shunned Novena Square during SARS and the situation was so bad, many shops closed down - I know because my client was one of them.

As for ah bengs in the Sail because the price difference amongst the individual units is too huge and there are units transacted at $1200psf (and also prices were $900psf at launch)... I don't see it at the Sail yet. I have seen it in another condo within the CBD but I will not name it.

Wah, got $1.2k psf one in The Sail? What kind of people live in the cheaper ones? Also The Sail has so many MM units? What kind of people will stay in those? Also, in early launches, many were sold at $900+ psf! As such, Regardless of transacted prices, I rather chose those condos where their price differences within same estate is small and make sure we don't have 'cheapskate' characters (aka Ah Beng Ah Fei An Lian Ah Hui around) in there. Otherwise why buy prime district properties when you have Ah Beng Ah Fei An Lian Ah Hui around? Might as well buy suburbs at $600 psf rather than >$1200 psf!. Talk about suburb properties, I have heard of people asking their maids to wash clothings in common toilets, whole families come down to bath in common toilets etc. So sia suah! :ohno:

Its also not right to imply "cheapskate" characters in the Sail simply because they were launched at $900psf. You must understand that $900psf was 2004 price.

If CBD property is $6k psf in 30 years time for new property, then a 30 years old CBD property in same location is theoretically only worth (99-30)/99 * $6k = $4182 psf (factor in the lease expiry). But hor, wait another 20 years and this 50 years old CBD property becomes only worth about <$3k psf.

However, as Novena, Newton, Balmoral are all in sought-after and popular CCR regions, they will be worth no less than $5500 psf or even $6k psf (vs $6k in CBD). For FH properties, difference between old and new is probably about $100-200 psf (for renovations to become look like new). So, capital appreciation wise, FH Novena, Newton, Balmoral is better. Rental yield wise CBD is at most only 1% better than the above CCR areas, so not much difference lah!

As such, it is very obvious that only 2 kind of people who buy CBD properties:
(1) money is not a matter & they can burn all (very few of these kind of people).
(2) Most people fall into this category, i.e. mostly are aimed at flipping because of bigger price swings (can earn more in shorter period) while trying to sustain the short holding period with rental (which may also means they have short holding power).

On the other hand, most people who buy the rest of CCR regions are more the long and steady type, can hold longer for higher capital appreciation.

Its good to know that there are differing views... otherwise, there will not be any market... I think you can't disagree with that... :)

If CBD property is $6k psf in 30 years time for new property, then a 30 years old CBD property in same location is theoretically only worth (99-30)/99 * $6k = $4182 psf (factor in the lease expiry). But hor, wait another 20 years and this 50 years old CBD property becomes only worth about <$3k psf.

However, as Novena, Newton, Balmoral are all in sought-after and popular CCR regions, they will be worth no less than $5500 psf or even $6k psf (vs $6k in CBD). For FH properties, difference between old and new is probably about $100-200 psf (for renovations to become look like new). So, capital appreciation wise, FH Novena, Newton, Balmoral is better. Rental yield wise CBD is at most only 1% better than the above CCR areas, so not much difference lah!

As such, it is very obvious that only 2 kind of people who buy CBD properties:
(1) money is not a matter & they can burn all (very few of these kind of people).
(2) Most people fall into this category, i.e. mostly are aimed at flipping because of bigger price swings (can earn more in shorter period) while trying to sustain the short holding period with rental (which may also means they have short holding power).

On the other hand, most people who buy the rest of CCR regions are more the long and steady type, can hold longer for higher capital appreciation.

Its good to know that only the rich (read: money is not a matter [concern]) buy CBD properties. I don't know about the rest but if I can afford to, I'll follow the rich. Like they say: if you follow the majority (mass), you will end up the majority. I also subscribe to the 10/90 rule - 10% of the population controls 90% of the wealth.

As for flippers, they exist everywhere and by its very definition, they can't be holding on to the properties for too long, and they usually appear at new launches. I used to hate speculators/flippers for denying genuine buyers opportunities and pushing up prices but I have come to live with them... they are just part of the system.

your analysis a bit simple but i agree quite a few people think like u as more like the traditional way of singapore property investing. now let me tell u a different way...

lumiere and clift are good example why 99yr LH in practice is much different than ur theoretical example....for Lumiere, old HMC building sold with only 45 yrs left on 99yr lease as developer thinks got good redevelopment potential....based on DC formula at the time, actual lease top up fee paid less than $175 PSF...or, in other words, about 10% of selling price for units. so, if site was FH, we can assume developers would pay about 10% more and still be getting same profit margin. for Clift, Far East only had to pay about $40 PSF for lease top up from 74 yrs and this also included an additional 5x plot ratio from 6.5x to 11.2x (ie. 100000+ sq.ft. additional sellable area). This worked out to about 4% of eventual selling price.

thus, in 25-30 yrs time, when building is ready to be redeveloped, same scenario applies....developer will always pay the top up and factor this into their en bloc purchase price.....thus your formula would be correct reason not to buy 99yr LH if things always work the 'theoretical`way, but leaves a lot of real money on the table in most real life situations...

so, now u have a different way to analyze today's prices:

1. CBD MM units (ex-Marina Bay) are selling about 15-20% cheaper today than similar MM FH units in Novena (ie. LS). if eventual lease top up only costs less than 10% of future selling value then there is a large margin of safety compared, especially considering the number of new upcoming launches in CBD which will certainly be done at prices above $2k.

2. As you say, rents in CBD are higher (around $6+ PSF per month compared to $5 PSF in Orchard or $4.50 in Novena). If you are really a 30 yr investor, this makes a massive difference if your downpayment is only 20%. For example, your gross yield on cash with a 20% downpayment on $1800 PSF is 15% p.a. in Novena versus 20% in CBD p.a. You can buy 2 more properties with that differential in rent over 30 years.....not to mention a lot more downside protection in case interest rates rise...

hope this helps explain the logic of why some people find a lot of value in the CBD. usually it is not a matter of `money to burn` (typically those investors with more money tend to spot value where others don`t) and i highly doubt that you have any real evidence that CBD buyers have any more or less holding power than people who buy in Novena or River Valley....i hope you meant that as a joke as it did come off sounding a little small minded on your part...personally i am currently vested in 4 different regions of singapore, bought at different times, and i can assure you that my decision was never based on `what kind of people`might have bought in my region :lol:




If CBD property is $6k psf in 30 years time for new property, then a 30 years old CBD property in same location is theoretically only worth (99-30)/99 * $6k = $4182 psf (factor in the lease expiry). But hor, wait another 20 years and this 50 years old CBD property becomes only worth about <$3k psf.

However, as Novena, Newton, Balmoral are all in sought-after and popular CCR regions, they will be worth no less than $5k psf (vs $6k in CBD). For FH properties, difference between old and new is probably about $100-200 psf (for renovations to become look like new). So, capital appreciation wise, FH Novena, Newton, Balmoral is better. Rental yield wise CBD is at most only 1% better than the above CCR areas, so not much difference lah!

As such, it is very obvious that only 2 kind of people who buy CBD properties:
(1) money is not a matter & they can burn all (very few of these kind of people).
(2) Most people fall into this category, i.e. mostly are aimed at flipping because of bigger price swings (can earn more in shorter period) while trying to sustain the short holding period with rental (which may also means they have short holding power).

On the other hand, most people who buy the rest of CCR regions are more the long and steady type, can hold longer for higher capital appreciation.

No, its not whether Gleneagles and Mt E are more expensive or private hospitals. TTSH is the battleground for SARS and H1N1. People shunned Novena Square during SARS and the situation was so bad, many shops closed down - I know because my client was one of them.

As for ah bengs in the Sail because the price difference amongst the individual units is too huge and there are units transacted at $1200psf (and also prices were $900psf at launch)... I don't see it at the Sail yet. I have seen it in another condo within the CBD but I will not name it.
SARS and H1N1?
I think you meant CDC instead of TTSH.

CDC, a division of TTSH, is not in TTSH itself but next to it. It is not on Novena Square side of TTSH. It is on the other side.

Here is CDC's address for those who need it:
. Communicable Disease Centre (formerly Middleton Hospital)
. Moulmein Road
. Singapore 308433

For those looking for TTSH, here is the address:
. Tan Tock Seng Hospital
. 11 Jalan Tan Tock Seng
. Singapore 308433

SARS and H1N1?
I think you meant CDC instead of TTSH.

CDC, a division of TTSH, is not in TTSH itself but next to it. It is not on Novena Square side of TTSH. It is on the other side.

Here is CDC's address for those who need it:
. Communicable Disease Centre (formerly Middleton Hospital)
. Moulmein Road
. Singapore 308433

For those looking for TTSH, here is the address:
. Tan Tock Seng Hospital
. 11 Jalan Tan Tock Seng
. Singapore 308433

No, I meant TTSH. I thought suspected SARS cases are first referred to TTSH, no? And the really sick ones were in TTSH ICUs no? Boy! I must have gotten my facts all wrong! My bad! I wonder why people shunned Novena Square back then.

Btw, why do they share the same postal codes?

the same unit that was transacted for $3,000psf will never fall to $1,200psf

Let's do some price swings comparison for the same unit in Sail vs Newton Suites

58 Floor Sail
1st transaction = 1140psf July 05
2nd transaction = 2600psf June 07
3rd transaction = 1748psf Jan 09
4th transaction = 2280psf Aug 09

23Floor NS
1st transaction= 884psf Nov 04
2nd transaction=1454psf May 07
3rd transaction=1373psf May 09


The numbers speak for themselves.
Conclusion:
Sail -> high risk high return. Buyer's profile. Smaller gain is ok since cannot hold. Willing to drop price very hard to sell

Novena/Newton ->lower risk lower return. Looking for much higher gains before letting go. Can hold and not willing to drop too much price even in down market. .

When you talk about top-up etc, you are talking about en-bloc. If plot ratio cannot be increased (as in newer CBD properties), then no en-bloc. Costs too high vs what they can sell, also no en-bloc. Chances of en-bloc for newer CBD properties are very low now. Few if any, will want to buy a 30 years or older CBD properties (for various reasons from banks not granting loans etc) and start counting down to lease expiry and nobody to sell to. I feel safer with CCR FH bet regardless of whether for own stay or for investment (as time is on my side - much less worries as don't have to find ways & means to convince anybody to take over my 'baby').

your analysis a bit simple but i agree quite a few people think like u as more like the traditional way of singapore property investing. now let me tell u a different way...

lumiere and clift are good example why 99yr LH in practice is much different than ur theoretical example....for Lumiere, old HMC building sold with only 45 yrs left on 99yr lease as developer thinks got good redevelopment potential....based on DC formula at the time, actual lease top up fee paid less than $175 PSF...or, in other words, about 10% of selling price for units. so, if site was FH, we can assume developers would pay about 10% more and still be getting same profit margin. for Clift, Far East only had to pay about $40 PSF for lease top up from 74 yrs and this also included an additional 5x plot ratio from 6.5x to 11.2x (ie. 100000+ sq.ft. additional sellable area). This worked out to about 4% of eventual selling price.

thus, in 25-30 yrs time, when building is ready to be redeveloped, same scenario applies....developer will always pay the top up and factor this into their en bloc purchase price.....thus your formula would be correct reason not to buy 99yr LH if things always work the 'theoretical`way, but leaves a lot of real money on the table in most real life situations...

so, now u have a different way to analyze today's prices:

1. CBD MM units (ex-Marina Bay) are selling about 15-20% cheaper today than similar MM FH units in Novena (ie. LS). if eventual lease top up only costs less than 10% of future selling value then there is a large margin of safety compared, especially considering the number of new upcoming launches in CBD which will certainly be done at prices above $2k.

2. As you say, rents in CBD are higher (around $6+ PSF per month compared to $5 PSF in Orchard or $4.50 in Novena). If you are really a 30 yr investor, this makes a massive difference if your downpayment is only 20%. For example, your gross yield on cash with a 20% downpayment on $1800 PSF is 15% p.a. in Novena versus 20% in CBD p.a. You can buy 2 more properties with that differential in rent over 30 years.....not to mention a lot more downside protection in case interest rates rise...

hope this helps explain the logic of why some people find a lot of value in the CBD. usually it is not a matter of `money to burn` (typically those investors with more money tend to spot value where others don`t) and i highly doubt that you have any real evidence that CBD buyers have any more or less holding power than people who buy in Novena or River Valley....i hope you meant that as a joke as it did come off sounding a little small minded on your part...personally i am currently vested in 4 different regions of singapore, bought at different times, and i can assure you that my decision was never based on `what kind of people`might have bought in my region :lol:

Let's do some price swings comparison for the same unit in Sail vs Newton Suites

58 Floor Sail
1st transaction = 1140psf July 05
2nd transaction = 2600psf June 07
3rd transaction = 1748psf Jan 09
4th transaction = 2280psf Aug 09

23Floor NS
1st transaction= 884psf Nov 04
2nd transaction=1454psf May 07
3rd transaction=1373psf May 09


The numbers speak for themselves.
Conclusion:
Sail -> high risk high return. Buyer's profile. Smaller gain is ok since cannot hold. Willing to drop price very hard to sell

Novena/Newton ->lower risk lower return. Looking for much higher gains before letting go. Can hold and not willing to drop too much price even in down market. .

1. 1 isolated unit doesn't represent the entire population.
2. Higher risk doesn't equate to higher return. Lower risk doesn't equate to lower return.
3. The ability or inability to hold is not dependent on location.

The ability for owner/investor/speculator to hold until significant profits can be made is dependent on many circumstances but not the choice of location of the properties they invest/speculate in. And I see risk differently but to elaborate here would be OT.

To follow the rich and the smart, you have to know their portfolios. Example, the Indian billionaire spent like $20m (just an hypothetical example) on a penthouse in Marina, but that is just 0.5% of his net worth. He has much more money invested in Orchard, London, NY, and other core FH properties making up 35% than his 0.5% LH penthouse in Marina, 35% in business, and another 30% in stocks (all hypothetical figure just for example). So, you are going to follow him buy LH property in Marina/CBD just because he put 0.5% of his net worth there? :nuts:

Its good to know that only the rich (read: money is not a matter [concern]) buy CBD properties. I don't know about the rest but if I can afford to, I'll follow the rich. Like they say: if you follow the majority (mass), you will end up the majority. I also subscribe to the 10/90 rule - 10% of the population controls 90% of the wealth.

As for flippers, they exist everywhere and by its very definition, they can't be holding on to the properties for too long, and they usually appear at new launches. I used to hate speculators/flippers for denying genuine buyers opportunities and pushing up prices but I have come to live with them... they are just part of the system.

To follow the rich and the smart, you have to know their portfolios. Example, the Indian billionaire spent like $20m (just an hypothetical example) on a penthouse in Marina, but that is just 0.5% of his net worth. He has much more money invested in Orchard, London, NY, and other core FH properties making up 35% than his 0.5% LH penthouse in Marina, 35% in business, and another 30% in stocks (all hypothetical figure just for example). So, you are going to follow him buy LH property in Marina/CBD just because he put 0.5% of his net worth there? :nuts:

You are correct. I agree.

To follow the rich and the smart, you have to know their portfolios. Example, the Indian billionaire spent like $20m (just an hypothetical example) on a penthouse in Marina, but that is just 0.5% of his net worth. He has much more money invested in Orchard, London, NY, and other core FH properties making up 35% than his 0.5% LH penthouse in Marina, 35% in business, and another 30% in stocks (all hypothetical figure just for example). So, you are going to follow him buy LH property in Marina/CBD just because he put 0.5% of his net worth there? :nuts:

Interesting example as I believe PH is for his own stay. I personally don`t consider either of my primary residences as investment at all as I dont like to get emotionally attached to any investment. PH market is a different market anyway - usually more for ego n personal use than dollars and sense.

Anyways, I still believe the argument whether to buy an investment is more based on fundamentals of the specific deal. The fact remains that I perceive much more upside and a lot more downside protection in the CBD as specifically compared to the new launch at LS if it is indeed selling at $2000-2200 PSF now. No need to extrapolate anything more than that, and frankly I would love it if everyone made money at LS at that price! :lol::cheers:

I used to wonder why would someone with the right frame of mind want to pay $20 to $30M for a condo/penthouse when that sum of money can buy a GCB with built-up area twice as big? Even $8M can buy you a nice bungalow in a posh district. And to think that some of these condos are only weekend homes, or even holiday homes!? And then it struck me.... why not?

ha ha , first time I am hearing Novena better than Newton....
It's like saying Newton better than Orchard .....
Or Balestier better than Novena ......

I thought if got money and choice then will pick the better address, that's why Newton price higher than Novena, and Orchard price higher than Newton, and Novena price better than Balestier .....

i do not agreed the novena prc are better than balestier as some property arn mindu rd (whc they claim is D11) are fetching the same prc as novena

I used to wonder why would someone with the right frame of mind want to pay $20 to $30M for a condo/penthouse when that sum of money can buy a GCB with built-up area twice as big? Even $8M can buy you a nice bungalow in a posh district. And to think that some of these condos are only weekend homes, or even holiday homes!? And then it struck me.... why not?

i think u are reffering to those billionaire whc they have nothing else to spend at ....hahahaha

i think u are reffering to those billionaire whc they have nothing else to spend at ....hahahaha

hahaha... yes! just goes to show that we cannot use our own thinking to comprehend the ultra rich... it is out of our context, well, at least out of mine...

hahaha... yes! just goes to show that we cannot use our own thinking to comprehend the ultra rich... it is out of our context, well, at least out of mine...

ya, you are right. But is very interesting to read the comments as each got their view of the property market.

Interesting example as I believe PH is for his own stay. I personally don`t consider either of my primary residences as investment at all as I dont like to get emotionally attached to any investment. PH market is a different market anyway - usually more for ego n personal use than dollars and sense.

Anyways, I still believe the argument whether to buy an investment is more based on fundamentals of the specific deal. The fact remains that I perceive much more upside and a lot more downside protection in the CBD as specifically compared to the new launch at LS if it is indeed selling at $2000-2200 PSF now. No need to extrapolate anything more than that, and frankly I would love it if everyone made money at LS at that price! :lol::cheers:

hahaha, agent claim the property of LS will eventually fetch at 2500-2700psf in the near future

hahaha, agent claim the property of LS will eventually fetch at 2500-2700psf in the near future

sure can....but Sail will be $4k then :lol:

hahaha, agent claim the property of LS will eventually fetch at 2500-2700psf in the near future

and the reason being?

sure can....but Sail will be $4k then :lol:
More like MBS' high will be $5,000 psf by then. I believe this will be a reality in 6-12 months' time.

and the reason being?

The IR and Propnex company claim they will never takes on a project that will lose money for thier client. The last plot of land in Newton for freehold in this area (not sure is it good or bad). The agent are so confidence and keep stressing that the prc will go further in the near furture.(sales talk) ???? :ohno:

see, also IR effect...penthouse can see IR or not ? ... :lol: ...remember agent always earn money whether you buy or sell, high or low...so use your own judgement.

The IR and also Propnex never takes on a project which will loss money. last condo land even for freehold in this area. The agent are so confidence and keep stressing the last plot of land in Newton, not sure is good or bad???? :ohno:

Propnex never takes on a project which will loss money.

no offense but this part i had to laugh. if i have to pick the company with the most agents who ever lied to me, PN will be at the top of the list. maybe i am the only one with such experiences, but i think how many times it happen and cannot be just coincidence....caveat emptor, friend...and also no offense to those few PN agents who are honest out there.

glad to see so many view is such a short space of time and i hv learnt alot from it. Balmoral vs Newton vs Novena.... Rich buying CBD, Developement charges..... The only thing that I tend to disagree is LS can hit $2500psf in the near future. the propnex agent that claim that is the last freehold land in that area seem to forget Wingtai is waiting to launch the new design L'viv.:cheers:

glad to see so many view is such a short space of time and i hv learnt alot from it. Balmoral vs Newton vs Novena.... Rich buying CBD, Developement charges..... The only thing that I tend to disagree is LS can hit $2500psf in the near future. the propnex agent that claim that is the last freehold land in that area seem to forget Wingtai is waiting to launch the new design L'viv.:cheers:

Apart from trilight, are you representing L'viv as well?

When you talk about top-up etc, you are talking about en-bloc. If plot ratio cannot be increased (as in newer CBD properties), then no en-bloc. Costs too high vs what they can sell, also no en-bloc. Chances of en-bloc for newer CBD properties are very low now. Few if any, will want to buy a 30 years or older CBD properties (for various reasons from banks not granting loans etc) and start counting down to lease expiry and nobody to sell to. I feel safer with CCR FH bet regardless of whether for own stay or for investment (as time is on my side - much less worries as don't have to find ways & means to convince anybody to take over my 'baby').

Only talking about en bloc with respect to LS vs CBD projects...my point being that LS also maxed out for plot ratio. but 30 years from now CBD much more likely to have changes to Master Plan - plots amalgamated, white site zoning, conversion from resi to commercial, etc. whereas LS still just going to be LS....not sure where capital appreciation going to come from...

So I am still wondering why LS justifies a 15-20% premium in today's pricing compared to non-Marina CBD projects...is the LH factor really so important to pay so much more and receive less rent....or is it just because we are waiting for the new CBD launches to tell us what CBD value is going to be...

Apart from trilight, are you representing L'viv as well?

am not representing any. just contributing to the discussion with my 2 cents only. am on the same page at little pig and baby. i believe in location, location and location. :cheers:

am not representing any. just contributing to the discussion with my 2 cents only. am on the same page at little pig and baby. i believe in location, location and location. :cheers:

Strange as your site shows you promoting these projects.
http://www.arthurkwok.com/projects.aspx?pid=41916&style=1

Anyway as an agent you must be aware of Trilight common driveway with another condo?

They went to High Court because the other condo refused to relocate the driveway.

Actually I don't mind providing free security guards to neighbouring condo but I definitely would not buy a property where my garden must be used a common driveway by law so that my neighbour can drive to the back of my house to his entrance:bash:

Actually they could have put in another 2 tennis courts if not for the driveway:ohno:

Strange as your site shows you promoting these projects.
http://www.arthurkwok.com/projects.aspx?pid=41916&style=1

Anyway as an agent you must be aware of Trilight common driveway with another condo?

They went to High Court because the other condo refused to relocate the driveway.

Actually I don't mind providing free security guards to neighbouring condo but I definitely would not buy a property where my garden must be used a common driveway by law so that my neighbour can drive to the back of my house to his entrance:bash:

Actually they could have put in another 2 tennis courts if not for the driveway:ohno:
oops! need to talk to my service provider as i hv moved over sister company Savills to change the content inside the webpage. the marketing agent for trilight is cbre and dtz. lincoln suites is huttons and propnex.

yes, i am aware about the drive way. these are small issue to me but most importantly i like the address which is newton road, big site, full facilities and big developer.

oops! need to talk to my service provider as i hv moved over sister company Savills to change the content inside the webpage. the marketing agent for trilight is cbre and dtz. lincoln suites is huttons and propnex.

yes, i am aware about the drive way. these are small issue to me but most importantly i like the address which is newton road, big site, full facilities and big developer.

You must be joking in a land scarce Singapore up to 30% of site Area : 111,165sqft is a small issue:ohno:

You can build another condo in place of the driveway. haha.

Only talking about en bloc with respect to LS vs CBD projects...my point being that LS also maxed out for plot ratio. but 30 years from now CBD much more likely to have changes to Master Plan - plots amalgamated, white site zoning, conversion from resi to commercial, etc. whereas LS still just going to be LS....not sure where capital appreciation going to come from...

So I am still wondering why LS justifies a 15-20% premium in today's pricing compared to non-Marina CBD projects...is the LH factor really so important to pay so much more and receive less rent....or is it just because we are waiting for the new CBD launches to tell us what CBD value is going to be...

CBD living has never been desired due to the lack of amenities and its sterility until the concept of Marina Bay development came along. Marina Bay developments do command premium prices - above LS in the hope that what is to come in that area would liven up things and make it a nice place to stay. But then again it is a big question mark on whether that many people would really want to stay in that area just because they have a nice park an IR,etc. They can't be going to the park and IR everyday. CBD lacks an ambience and the soul that a normal neighbourhood has. Most people do not like to stay in the immediate vicinity of their work. Worst still for locations like Lumiere and Clift which are a distance away from the more exciting Marina bay developments and where life comes to a standstill after office hours and worst on weekends.
The rental yields for CBD condos is no more superior than other areas so far. Even Citylights has a superior yield to the pathetic yields that units at The Sail is fetching. A studio at the 1600psf Lumiere or Clift is unlikely to fetch more than what Icon which has a livelier location is fetching at around 3.5k and which does not compare favourably in terms of yield to say a studio at the 1200psf Citylights which can fetch around 3.2k rent. For that matter the yield at the leasehold Soleil in Novena will be more superior than Lumiere's or Clift or even Sail . The future may be bright for the Marina Bay condos like Sail, MBR if ( a big if)the concept takes off in a big way and but not necessarily so for the neither here nor there condos like Lumeire or Clift.
Masterplan changes can take place in any location and especially so 30 years from now where no one can visualise what is going to happen. I am sure you are not going to be holding on to your same leasehold condo in CBD for 30 years and also there is nothing stopping others from buying into that condo in 20 years time in anticipation of potential masterplan changes (if any) when prices would be much more attractive via-a-vis other newer condos.

You must be joking in a land scarce Singapore up to 30% of site Area : 111,165sqft is a small issue:ohno:

You can build another condo in place of the driveway. haha.Trilight is condo status and has built to it max allowable plot ratio. If Trilight is a apartment status and has to build to the fence than this will draw concern from me.

You can wait for Wingtai to launch the new design L'viv.

Good to know that there are differing views, otherwise all will flock to buy either Newton OR Novena OR Marina Bay. Different people have different goals, purposes, risk appetite investment time horizons, and budgets so they make different investment choices.

Warren Buffett said, "You’re neither right nor wrong because other people agree with you. You’re right because your facts are right and your reasoning is right—and that’s the only thing that makes you right. And if your facts and reasoning are right, you don’t have to worry about anybody else."

Good to know that there are differing views, otherwise all will flock to buy either Newton OR Novena OR Marina Bay. Different people have different goals, purposes, risk appetite investment time horizons, and budgets so they make different investment choices.

Warren Buffett said, "You’re neither right nor wrong because other people agree with you. You’re right because your facts are right and your reasoning is right—and that’s the only thing that makes you right. And if your facts and reasoning are right, you don’t have to worry about anybody else."
That's why I believe these 3 areas, namely Marina Bay, Newton and Novena, will all go up because of the existence of sufficient believers/buyers/admirers for each area.

but have we forgotten to mention the believers/admirers of Orchard? And also Lavendar area, where SouthBank is?

Trilight is condo status and has built to it max allowable plot ratio. If Trilight is a apartment status and has to build to the fence than this will draw concern from me.


It would have not been so much of an issue if the other apartment was near Newton Road. However right now, this 10 story apartment is right inside next to Residence @ Evelyn. Hence an access road big enough to have 2 trucks pass thru is required all the way from Newton Road to the end of the Trilight boundary fence next to R@E.

It may not concern you since you are not buying Trilight but it was certainly a huge concern for Hobee and the apartment owner to take all the way to High Court to reposition the access road.


You can wait for Wingtai to launch the new design L'viv.

So is L'viv better than Trilight?

It would have not been so much of an issue if the other apartment was near Newton Road. However right now, this 10 story apartment is right inside next to Residence @ Evelyn. Hence an access road big enough to have 2 trucks pass thru is required all the way from Newton Road to the end of the Trilight boundary fence next to R@E.

It may not concern you since you are not buying Trilight but it was certainly a huge concern for Hobee and the apartment owner to take all the way to High Court to reposition the access road.


So is L'viv better than Trilight?i understand where you are coming from as i hv studied this project in detail too. This additional land can build additional facilities for the Trilight.

am comparing the 2 locations hence i pick Newton Road address, Land Size and Developer.

The next Newton address and Freehold Status will have to be Wingtai's L'viv. The previous design from Wingtai is very interesting. I cannot comment on the new design as I have not seen it myself.

Again i am not representing this project as well. just contributing to the forum. I also know that there is another FH project around the corner with a Newton Road address. Outside AV, a small project. I have no idea what are they going to build, only know is enbloc by an OZ firm.

i understand where you are coming from as i hv studied this project in detail too. This additional land can build additional facilities for the Trilight.

am comparing the 2 locations hence i pick Newton Road address, Land Size and Developer.

The next Newton address and Freehold Status will have to be Wingtai's L'viv. The previous design from Wingtai is very interesting. I cannot comment on the new design as I have not seen it myself.

Again i am not representing this project as well. just contributing to the forum. I also know that there is another FH project around the corner with a Newton Road address. Outside AV, a small project. I have no idea what are they going to build, only know is enbloc by an OZ firm.

the one at Gilstead?

looks like I missed out a lively discussion in this thread. I am very pleased that you guys have singled Balmoral area as I have a unit there. Anyone want to buy at 2500psf? LOL...

Anyway, just to add my thoughts. I have not seen the new ones (eg Trilight, LS). Residences @ Evelyn is very nice, luxurious and big big area of 30,306 sq m GFA. Almost bought one but decided to go for Balmoral (since its better than Newton HAHA). Note that 2 Gilstead is a 33-storey development with 66 units and estimated to break even at $1,600 psf.

looks like I missed out a lively discussion in this thread. I am very pleased that you guys have singled Balmoral area as I have a unit there. Anyone want to buy at 2500psf? LOL...

Anyway, just to add my thoughts. I have not seen the new ones (eg Trilight, LS). Residences @ Evelyn is very nice, luxurious and big big area of 30,306 sq m GFA. Almost bought one but decided to go for Balmoral (since its better than Newton HAHA). Note that 2 Gilstead is a 33-storey development with 66 units and estimated to break even at $1,600 psf.

R@E nearly all units have noon sun. So many adverts but no sales transactions. City views likely blocked by Trilight & N1 and the planned condo around the corner.

haha Balmoral new (as in not TOP anytime soon) is 2000psf. If resale probably at 1500psf or less:lol:

looks like I missed out a lively discussion in this thread. I am very pleased that you guys have singled Balmoral area as I have a unit there. Anyone want to buy at 2500psf? LOL...

Anyway, just to add my thoughts. I have not seen the new ones (eg Trilight, LS). Residences @ Evelyn is very nice, luxurious and big big area of 30,306 sq m GFA. Almost bought one but decided to go for Balmoral (since its better than Newton HAHA). Note that 2 Gilstead is a 33-storey development with 66 units and estimated to break even at $1,600 psf.

Gilstead view enbloc for $1,056 psf ppr. How can breakeven be 1600psf? What are they building at 600psf construction cost?

am not representing any. just contributing to the discussion with my 2 cents only. am on the same page at little pig and baby. i believe in location, location and location. :cheers:

so u think location is very important and that will affect the pricing of the condo????

but have we forgotten to mention the believers/admirers of Orchard? And also Lavendar area, where SouthBank is?

I think lavender area do fetch a good yield return and the re-sales profit is good for this 2 years consider the area is not that good :cheers:. Not to mention Southbank, owner are still asking for very high prc :bash:

R@E nearly all units have noon sun. So many adverts but no sales transactions. City views likely blocked by Trilight & N1 and the planned condo around the corner.

haha Balmoral new (as in not TOP anytime soon) is 2000psf. If resale probably at 1500psf or less:lol:

If you have ever visited the R@E in person or even looked at its site plan, you should know that there is no way that nearly all units have noon sun.

for balmoral area, 1500psf for existing/resale unit sounds like a good deal, do you have any to sell? I really like the neighborhood.

Gilstead view enbloc for $1,056 psf ppr. How can breakeven be 1600psf? What are they building at 600psf construction cost?

well, 1056+600>1600???
Does your S$1056psf ppr include DC?
even if it does, S$1056 for the land, S$400 for construction costs
financing can cost developer 5-6% p.a. starting from the en-bloc deal to completion unless all buyers pay progressively
a simple calculation will draw the conclusion that the 1600 psf break even price is not right on the bull eye but also not far off
unless the developer is to build a HDB quality condo on that site

well, 1056+600>1600???
Does your S$1056psf ppr include DC?
even if it does, S$1056 for the land, S$400 for construction costs
financing can cost developer 5-6% p.a. starting from the en-bloc deal to completion unless all buyers pay progressively
a simple calculation will draw the conclusion that the 1600 psf break even price is not right on the bull eye but also not far off
unless the developer is to build a HDB quality condo on that site

$1070psf inclusive of DC.
Is Interlace (ex Gilman Height) HDB quality?
CapitalLand made public the estimated construction cost for the project is between S$250psf and S$270psf.

So assuming worst case 1070+270=1340psf

If you have ever visited the R@E in person or even looked at its site plan, you should know that there is no way that nearly all units have noon sun.


Haha. Note the round windows take the full noon sun...
http://citydev.sg/CDL/Evelyn/floorplans.html

Haha. Note the round windows take the full noon sun...
http://citydev.sg/CDL/Evelyn/floorplans.html

out of 8 stacks only 2 stacks have round windows, please

$1070psf inclusive of DC.
Is Interlace (ex Gilman Height) HDB quality?
CapitalLand made public the estimated construction cost for the project is between S$250psf and S$270psf.

So assuming worst case 1070+270=1340psf

why would anyone compare the development costs of Interlace with a newton project? They are so different in many ways
If you have any friend works in the industry, you may want to consult him/her first.

out of 8 stacks only 2 stacks have round windows, please


only stack 1 & 8 no sun. pls draw horizontal lines. :bash:

Remember developer's maximize bay windows

why would anyone compare the development costs of Interlace with a newton project? They are so different in many ways
If you have any friend works in the industry, you may want to consult him/her first.

Yes maybe st regis development cost cannot compare :ohno:

only stack 1 & 8 no sun. pls draw horizontal lines. :bash:

Remember developer's maximize bay windows

ABSOLUTELY WRONG. all units have sun. but for afternoon sun, at most 50% of the units will get, far less than what you said "R@E nearly all units have noon sun."
seriously suggest you go visit the the site and various units rather than draw lines here and there

Yes maybe st regis development cost cannot compare :ohno:

again, suggest you talk to your friend who works for developer
to build a st. regis quality condo now will cost at least 500 psf, i think
seriously doubt that any developer will spend less than 350psf for a newton project
if you take into account the financing costs+land costs+development costs, again, 1600psf break even price is the ballpark number

ABSOLUTELY WRONG. all units have sun. but for afternoon sun, at most 50% of the units will get, far less than what you said "R@E nearly all units have noon sun."
seriously suggest you go visit the the site and various units rather than draw lines here and there

6 of out 8 stacks = 50%?

$1070psf inclusive of DC.
Is Interlace (ex Gilman Height) HDB quality?
CapitalLand made public the estimated construction cost for the project is between S$250psf and S$270psf.

So assuming worst case 1070+270=1340psf

How Gilstead become Gilman Heights??

R@E nearly all units have noon sun. So many adverts but no sales transactions. City views likely blocked by Trilight & N1 and the planned condo around the corner.

haha Balmoral new (as in not TOP anytime soon) is 2000psf. If resale probably at 1500psf or less:lol:

6 of out 8 stacks = 50%?

at most 4 stacks out of the total 8 stacks can get afternoon sun

not what you said "R@E nearly all units have noon sun."

please go see the developments, not just draw lines here and there

please comment on something you know and do not exaggerate

the one at Gilstead?

that will be another project. used to be 1 floor 2 big size unit. the new plan will be 1 floor 4 small size unit. malaysian developer.

so u think location is very important and that will affect the pricing of the condo????

yes.

I agree that pls do not use sweeping statements. R@E has many units not facing noon sun directly. Anyway, noon sun still can sell well if its a good product. Just look at the peak prices of Lincoln Modern where their units are either 100% east or west. As for blocked views, almost every condo will have blocked views. Remember we are living in a city-state. Views at these areas probably matter lesser as I think their selling points are location, exclusivity, luxurious... you want views, go buy ECP units where you see the sea and enjoy the traffic noise.. or go for sentosa, reflections, the sail, carribean penthouses etc.

well, 1056+600>1600???
Does your S$1056psf ppr include DC?
even if it does, S$1056 for the land, S$400 for construction costs
financing can cost developer 5-6% p.a. starting from the en-bloc deal to completion unless all buyers pay progressively
a simple calculation will draw the conclusion that the 1600 psf break even price is not right on the bull eye but also not far off
unless the developer is to build a HDB quality condo on that site

I am only quoting what was reported in the papers during the en-bloc deal. I believe their plan was to launch luxurious units.

If you have ever visited the R@E in person or even looked at its site plan, you should know that there is no way that nearly all units have noon sun.

for balmoral area, 1500psf for existing/resale unit sounds like a good deal, do you have any to sell? I really like the neighborhood.

it all depends on which proj you are looking at, age, amenities etc. There are already deals done above 1500psf. Volari is sold at about 2000psf and that's during the current weak economy. Oliv and few sites are still pending launches. I know at least 3 en-bloc sites are still standing. Their launch prices have to be 2000psf and above as the economy slowly but surely recovers. I will patiently wait for the next bull run.

it all depends on which proj you are looking at, age, amenities etc. There are already deals done above 1500psf. Volari is sold at about 2000psf and that's during the current weak economy. Oliv and few sites are still pending launches. I know at least 3 en-bloc sites are still standing. Their launch prices have to be 2000psf and above as the economy slowly but surely recovers. I will patiently wait for the next bull run.

am waiting for the super big one: silver tower, char yong garden, lucky tower, the ardmore, ardmore point, anderson 18, parisan.....

at most 4 stacks out of the total 8 stacks can get afternoon sun

not what you said "R@E nearly all units have noon sun."

please go see the developments, not just draw lines here and there

please comment on something you know and do not exaggerate

I used to live very close to R@E. You can see wooden bamboo blinds on the balcony of units in stack 2. Haha

Nevertheless I didn't say it is not a nice development. Just need to pick the right units

I agree that pls do not use sweeping statements. R@E has many units not facing noon sun directly. Anyway, noon sun still can sell well if its a good product. Just look at the peak prices of Lincoln Modern where their units are either 100% east or west. As for blocked views, almost every condo will have blocked views. Remember we are living in a city-state. Views at these areas probably matter lesser as I think their selling points are location, exclusivity, luxurious... you want views, go buy ECP units where you see the sea and enjoy the traffic noise.. or go for sentosa, reflections, the sail, carribean penthouses etc.

I wud advise never buy a condo becos of the sea view cos you may not kwn when the view is gone :nuts:

yes.

since you are a agent - do you agreed what PN claim that the project of LS will eventually go higher ????

actually, its not important whether you (or anyone else) agree or disagree with others. agree?

actually, its not important whether you (or anyone else) agree or disagree with others. agree?

Actually you are wrong. It is very important that others agree. If you invest, your investment is worthless, if others don't think the same as you. If you buy, you need others to think the same way. If everybody wants to sell, and you are the only buyer, you sure will lose money.

Actually you are wrong. It is very important that others agree. If you invest, your investment is worthless, if others don't think the same as you. If you buy, you need others to think the same way. If everybody wants to sell, and you are the only buyer, you sure will lose money.

Not necessarily true. This is just pure kiasu way of investment. in actual fact, others no need agree TODAY when u buy....only have to agree in FUTURE when u sell....arbitrage is imperfect information, n if u trust ur own judgement n views then very often u will outperform the herd...if you only buy when everyone else oso want to buy, just means u pay high price then later u only want to sell when everyone want to sell...how to compete like that.....

Not necessarily true. This is just pure kiasu way of investment. in actual fact, others no need agree TODAY when u buy....only have to agree in FUTURE when u sell....arbitrage is imperfect information, n if u trust ur own judgement n views then very often u will outperform the herd...if you only buy when everyone else oso want to buy, just means u pay high price then later u only want to sell when everyone want to sell...how to compete like that.....

Precisely!

There are way too many real life examples of people buying properties when most would shun and in the end the buyers made handsome profits… but I’m just plain lazy to list them…

Like I said before, you don’t need someone else to agree with you or your investment – it makes you feel good but that’s about all it does… ‘sides, if you do what the majority does, you only end up being the majority…

Not necessarily true. This is just pure kiasu way of investment. in actual fact, others no need agree TODAY when u buy....only have to agree in FUTURE when u sell....arbitrage is imperfect information, n if u trust ur own judgement n views then very often u will outperform the herd...if you only buy when everyone else oso want to buy, just means u pay high price then later u only want to sell when everyone want to sell...how to compete like that.....


Well true, but in some time now or later, they have to agree...thats my point :cheers:

Overlorden, whats your view on LS then? 82% snapped up in soft launch...
Seems like many agree that this is a good investement NOW, how about the FUTURE?
Better to chose a project which seems less popular? I agree with your comment above, you want to buy cheap sell expensive, and the best way to do that is to go against the market. However sometimes you also have to go with the market, otherwise you will never get on the train.

so that means its better to buy when not everyone agrees with you... the added bonus of not having most people agreeing with you NOW is that you have a very high chance of entering at lower prices, and that's how you make money... so if people agree with you NOW, you run the risk of entering at too high a price...

Overlorden, whats your view on LS then? 82% snapped up in soft launch...
Seems like many agree that this is a good investement NOW, how about the FUTURE?
Better to chose a project which seems less popular? I agree with your comment above, you want to buy cheap sell expensive, and the best way to do that is to go against the market. However sometimes you also have to go with the market, otherwise you will never get on the train.

82% snapped up but still got 129 units to go...

actually, its not important whether you (or anyone else) agree or disagree with others. agree?

well, is good to heard other people point of view - u dont think so?? :devil:

well, is good to heard other people point of view - u dont think so?? :devil:

sure, unless you get easily affected by others' differing POVs... :)

Overlorden, whats your view on LS then? 82% snapped up in soft launch...
Seems like many agree that this is a good investement NOW, how about the FUTURE?
Better to chose a project which seems less popular? I agree with your comment above, you want to buy cheap sell expensive, and the best way to do that is to go against the market. However sometimes you also have to go with the market, otherwise you will never get on the train.

Since you asked, my view is it is a decent project that unfortunately got priced too high so that developer captures future benefit (not enough left on the table to make retail buyer feel good). is usually like that for JV....got no incentive to make customer feel like they are making money from the day they buy as just want to maximize one-off profits...

also must be careful about construction finish with JV projects....often cut corners to save money.

if u ask me to go with the market instead of against it, i will pick a different project where liquidity is higher. hope u don`t take offense if u are a LS buyer...am sure if u have a small unit u can always rent out in that location so can just treat as long term income play.

Since you asked, my view is it is a decent project that unfortunately got priced too high so that developer captures future benefit (not enough left on the table to make retail buyer feel good). is usually like that for JV....got no incentive to make customer feel like they are making money from the day they buy as just want to maximize one-off profits...

also must be careful about construction finish with JV projects....often cut corners to save money.

if u ask me to go with the market instead of against it, i will pick a different project where liquidity is higher. hope u don`t take offense if u are a LS buyer...am sure if u have a small unit u can always rent out in that location so can just treat as long term income play.

thanks for your answer

Just thinking though, that the developer must be quite confident as the price it that high. I think every developer is maximizing profits. If the units get snapped up too fast, I am sure the developer will think they priced it too low.

sure, unless you get easily affected by others' differing POVs... :)

Is not abt being affected by others view but rather to take into their concern whc may also be helpful :)

since you are a agent - do you agreed what PN claim that the project of LS will eventually go higher ????

yes, it will go higher but not like what he/she said near future. is all depending on market situation. to go above $2k seem abit challenging....

yes, it will go higher but not like what he/she said near future. is all depending on market situation. to go above $2k seem abit challenging....

It is already above 2k

yes, it will go higher but not like what he/she said near future. is all depending on market situation. to go above $2k seem abit challenging....

Just got update fr LS, it seems the project response was pretty good. Many units have sold and all above $2000 psft already ........

Just got update fr LS, it seems the project response was pretty good. Many units have sold and all above $2000 psft already ........

I also heard same thing...Allgreen watching quite closely as their Enggor plot can be benchmarked to LS and they also want to hit $2k...

what about the 3-bedders an 4-bedders... are they above $2,000psf too?

what about the 3-bedders an 4-bedders... are they above $2,000psf too?

Yup. what i heard good stack above 2k

Wow!! Thanks for the info!

what about the 3-bedders an 4-bedders... are they above $2,000psf too?

3-4bedders are a bit slow - arn $1750 fr low flr. The popular units are studio and heard all sold - highest at $2300-2400 psft :nuts:.....next is the 2-2+1 bedders also almost gone. It seems the buyer look very positive for this project :ohno:

3-4bedders are a bit slow - arn $1750 fr low flr. The popular units are studio and heard all sold - highest at $2300-2400 psft :nuts:.....next is the 2-2+1 bedders also almost gone. It seems the buyer look very positive for this project :ohno:that is what i heard too. studio and 2 bedder psf is higher than 3/4 bedder.

that is what i heard too. studio and 2 bedder psf is higher than 3/4 bedder.

I also heard the project fr Trilight sales is not that good, so far only 30pcts is sold when LS phrase 1-3 are all sold ............:cheers:

that is what i heard too. studio and 2 bedder psf is higher than 3/4 bedder.

Then maybe those apartments in Newton will folw closely to LS prc ....:ohno:

3-4bedders are a bit slow - arn $1750 fr low flr. The popular units are studio and heard all sold - highest at $2300-2400 psft :nuts:.....next is the 2-2+1 bedders also almost gone. It seems the buyer look very positive for this project :ohno:

I guess we need to be cautious how many of these >2kpsf have been sold. 1or 2 units generally don't count as these could be manipulated.

However generally I heard most units are transacted between 1800 & 2k. Any hear anything different?

[QUOTE=realist;45976503]I guess we need to be cautious how many of these >2kpsf have been sold. 1or 2 units generally don't count as these could be manipulated.

However generally I heard most units are transacted between 1800 & 2k. Any hear anything different?[/QUOTE

Studio is cnfm selling abv $2000 - $2350, quatrum is lower - so for the investor is very affordable prc :nuts:. .....

I also heard the project fr Trilight sales is not that good, so far only 30pcts is sold when LS phrase 1-3 are all sold ............:cheers:

definitely more than 30 from my record. big quantum hence sale is abit slow.

Yup. what i heard good stack above 2k

So, u went dwn to have a look at this project?????

definitely more than 30 from my record. big quantum hence sale is abit slow.

is it true the bedroom size is smaller compare to LS????

definitely more than 30 from my record. big quantum hence sale is abit slow.

It's published in BusinessTimess yesterday.
Last month, on one weekend Ho Bee released the freehold Trilight condo on Newton Road and sold 36units.. To date, it has sold 61 units in the 30-storey project at an average price of $1,650 psf.

So only 25units for 1 month.

How many did LS sell?

It's published in BusinessTimess yesterday.
Last month, on one weekend Ho Bee released the freehold Trilight condo on Newton Road and sold 36units.. To date, it has sold 61 units in the 30-storey project at an average price of $1,650 psf.

So only 25units for 1 month.

How many did LS sell?

Well, by comparing Trilight vs LS - for sure LS sales is faster within such a short period of time......PN agent told me their side sold abt 60units already .....not sure about Huttons side though

The interesting thing is LS is only 175 units....we know that 56 units were sold by developer in first 4 days at $1680 psf average....we also know that land cost was about $1280 psf....which means that they only just break even on first 56 units (or about 33% of the project). Assuming the average price for the remaining 66% is about $1800 psf, this probably gives them about $200psf gross profit on these units. So my guess is that the JV is only making about $100-130 psf gross profit on the whole project....

Hardly a glaring success...and they are damn lucky that there was no DC payable on the land as otherwise their land cost would have been $1450psf...

Like I said before, situations like these must be very careful as buyer that JV actually deliver the quality they promise....with margins so slim u can be sure they will look at every which way to trim costs...especially becos they cannot even demolish until June next year...have been paying thru the teeth for bank carrying costs so long liao....

Actually Koh Brothers they all very lucky in that currently the old LS still quite many tenants occupying paying good rentals (pass by there frequently and always see tenants walking in & out) and hence they are getting quite good returns. This helps to reduce their actual land acquisition costs. Developers having good margins do not mean they will pass on to buyers or give better qualities. Similarly as long as developers make money, don't think they will cut corners to spoil their reputation if they are listed companies or big reputable companies (only when they lose than that is different story).

The interesting thing is LS is only 175 units....we know that 56 units were sold by developer in first 4 days at $1680 psf average....we also know that land cost was about $1280 psf....which means that they only just break even on first 56 units (or about 33% of the project). Assuming the average price for the remaining 66% is about $1800 psf, this probably gives them about $200psf gross profit on these units. So my guess is that the JV is only making about $100-130 psf gross profit on the whole project....

Hardly a glaring success...and they are damn lucky that there was no DC payable on the land as otherwise their land cost would have been $1450psf...

Like I said before, situations like these must be very careful as buyer that JV actually deliver the quality they promise....with margins so slim u can be sure they will look at every which way to trim costs...especially becos they cannot even demolish until June next year...have been paying thru the teeth for bank carrying costs so long liao....

The interesting thing is LS is only 175 units....we know that 56 units were sold by developer in first 4 days at $1680 psf average....we also know that land cost was about $1280 psf....which means that they only just break even on first 56 units (or about 33% of the project). Assuming the average price for the remaining 66% is about $1800 psf, this probably gives them about $200psf gross profit on these units. So my guess is that the JV is only making about $100-130 psf gross profit on the whole project....


Was there @ the showroom 1st week. Actually they sold most of the studio units at 1800psf & above except for the lowest floors. For e.g. 15 floor studio was priced at 20xxpsf.

cheapo brochures, tatty interior designs, with crinkled wallpaper, ill disguised tiny tiny studios

agents abit ignorant of their product.

17th flr studio selling for 2028 psf.....caveat emptor

cheapo brochures, tatty interior designs, with crinkled wallpaper, ill disguised tiny tiny studios

agents abit ignorant of their product.

17th flr studio selling for 2028 psf.....caveat emptor

And still selling so well?

And still selling so well?

the power of the herd. and more power to them i say.....can help my orchard and CBD go even higher :cheers:

cheapo brochures, tatty interior designs, with crinkled wallpaper, ill disguised tiny tiny studios

agents abit ignorant of their product.

17th flr studio selling for 2028 psf.....caveat emptor

27th flr studio (538 sqft) sold at 2385 psf.............amazing :nuts:

the power of the herd. and more power to them i say.....can help my orchard and CBD go even higher :cheers:

Good for u then :)

27th flr studio (538 sqft) sold at 2385 psf.............amazing :nuts:

Wow....buy at $1.28 million must rent at $3.8k to get 3.5% yield. In future, must sell at $2,500 to breakeven after stamp duty n commissions, etc. So I guess the buyer will target resale at $2,600 psf to make some profit ($1.4 million)..so then whoever u sell at that price must rent out at $4.1k to get same 3.5% yield.

On the other hand, if u spend $900-950k at Park Infinia you can buy 560 sq.ft. studio. Assume rental can be similar. Seems safer as u also get to collect ur rent for the next 3 years while LS is built.

Wow....buy at $1.28 million must rent at $3.8k to get 3.5% yield. In future, must sell at $2,500 to breakeven after stamp duty n commissions, etc. So I guess the buyer will target resale at $2,600 psf to make some profit ($1.4 million)..so then whoever u sell at that price must rent out at $4.1k to get same 3.5% yield.

On the other hand, if u spend $900-950k at Park Infinia you can buy 560 sq.ft. studio. Assume rental can be similar. Seems safer as u also get to collect ur rent for the next 3 years while LS is built.

Well, agents claim rental yield 4-5% at LS :bow: .

Well, agents claim rental yield 4-5% at LS :bow: .

get them to put it in writing...

get them to put it in writing...

hahaha, im sure you are smarter than the agents. But im really amaze that ppl really bought at that kind of prc for such a tiny studio :ohno:

Any news here? Seems like the sales started with a big bang, but not heard much since. Is everything sold out?

Many apologies, but this was irresistible:

http://im1.shutterfly.com/procsrserv/47a0dc29b3127cce98548a7f92bf00000040100IcMXDJo4Ysy/cwvDm9asA3Lw9ZtmIbl5etGTDw

got the layout plans for this project?

Looks OK but base looks wierd

damn cool man...where is this development? Is the developer Khong Guan? haa...

somebody told me that wealthy Chinese are coming more in to the Singapore property market now. China is trying to regulate the Chinese domestic market, which is making some to look for property overseas. Seems Singapore is the natural choice. Hearing that the luxury segment can get a boost. :)