Hi,

There is a new project coming up at St Thomas Walk
Its called Espada.. I did a search and found nothing related to it
though i might post it here

For more Info on Espada, pls go to http://samsproperty.wordpress.com/

was driving pass that area on the weekend. so many agents standing by the road soliciting business. Its suppose to be VVIP launch.... end up I guess anyone in the street are invited. ;)

Mostly small units. I wonder hows the sales? and price is like ard $2000+ psf.... studio going for 8xxk I was told.

Here's a Brochure if interested to see floor plan.

Espada Brochure (http://www.huttonsgroup.com/images/brochures/Espada.pdf)

Its all really small studios.. or 2 bedders. i think some wasted space in the planters ard the unit which is useless....

okie guys more infomation..

Developer: Novelty Group
Project Name: Espada
Location: St Thomas Walk, D09
Tenure: Freehold
Land Size: approx 38,756sqft
Facilities: Tennis Court, 4xPool, Spa, Gym, Sky Terrace, Sports Bar, etc
Est TOP: 15 DEC 2014
Total Units: 232 luxurious units


Brand names for fittings
Kitchen Cabinetry : Bontempi
Kitchen Appliances : Gaggenau
Sanitary Fittings : Duravit
Wardrobes : Lema








Unit Types for Selection

Typical Units

1 bedroom sizes from 344 / 355 / 377 / 452 / 560sqft - Total 141 units

1 + Study from 646 & 689sqft - Total 56units

2 bedrooms from 667 & 721sqft - Total 27 units


Penthouse Units

1br / 1+S / 2br Penthouses from 657sqft to 1313sqft - Total 8 units

i personally think the most important point abt this place is it has the most affordable price at this district
Where else can find such attractive properties in prime d9,Orchard ,Brand new and freehold yet near mrt?

In January's developer sale, a new high of $2,771 psf was set.

In January's developer sale, a new high of $2,771 psf was set.

^^ wow, so a MM 344sqf costs nearly a cool million. :nuts:

Wow...amazing that anybody would plonk $1m for a tiny tiny apt with barely room to move around. Speechless... :nuts:

Wow...amazing that anybody would plonk $1m for a tiny tiny apt with barely room to move around. Speechless... :nuts:

Maybe the buyer is mickey mouse from disney land:nuts:

To me, it is pointless to buy a 300 + sq ft unit. I rather buy HDB. Be it rental or own stay. Capital appreciation is almost zero. Why do I say zero:-

Developer already launch at super record prices. Like 800 to 1000 psf more than nearby condos. How much do you think it can appreciates? Let's say 300 psf and that is already a lot and generous. 300 psf * 350 sq ft = 100k. 100k maybe left 30k profit. And we are talking about 300 psf - it's a lot and not quite achievable in short term and the longer you hold, the higher the risk.

Own stay - Needless to say, 400k HDB is much more comfortable than a 1 mil ants unit

Rental - 350 sq ft, how much you want to rent? Other 600 sq ft around 3.5k (Vida or Viva near Orchard). So if you manage to con someone to rent at 2.5k, you are still making a loss. 1 Million with 80% loan will translate to about 2.7k installment in today's low interest environment. 2.7k + 0.3k maintenance + 0.5k taxes and agent fees = 3.5k. Breakeven is 3.5k for today and 4k for higher interest consideration. Seriously, cannot even breakeven. Unless you tell me, in 2 years time, a 350 sq ft studio in a good location can fetch 4.5k - which is a joke now. Not forgetting, you have competition from so many studios and condos going to TOP. And 300 sq ft isn't really livable. I rather go rent a 600 sq ft in some city fringe area or pay 3.5k for Icon studio.

So before you commit to MM units, think if this is worth it. Maybe people with MM units would like to share their experiences?




Maybe the buyer is mickey mouse from disney land:nuts:

I'm not vested in MM units. But from what I could see, a MM unit is almost like a hotel room. Probably have to compare with hotel rates..

Hotel 81 = $80/night = $2400/mth. Of course this is refering to not so prime locations. If say better location, $120/night = $3600/mth. So might be still profitable if you consider capital appreciation.

Dont forget hotel have cleaning services, and the furnishing are typically better. so unless the MM unit is made to a service apt style and come with cleaning services.... or in hotel 81 case special "services" :lol:

you may not want to stay in hotel room for months, and 300+sqft is even smaller than many standard hotel rooms

So if IR hotel costs $300 a night, can sail studio fetch $9000 a month?



I'm not vested in MM units. But from what I could see, a MM unit is almost like a hotel room. Probably have to compare with hotel rates..

Hotel 81 = $80/night = $2400/mth. Of course this is refering to not so prime locations. If say better location, $120/night = $3600/mth. So might be still profitable if you consider capital appreciation.

So if IR hotel costs $300 a night, can sail studio fetch $9000 a month?


in IR u win $ the hotel might give u a suite for free stay!

So if IR hotel costs $300 a night, can sail studio fetch $9000 a month?

Maybe... maybe.. :lol:

So if IR hotel costs $300 a night, can sail studio fetch $9000 a month?

^^ Impossible as The Sail does not have casino, however, if management committee decide to add some jackpot, baccarat and blackjack room, got chance of studio fetching $7.5K per mth. :lol:

Yup. That is why hotel rates is not a good way to judge rental. Just for eg, citylights studio are having a fantastic rental of 3 - 3.5k a month but the hotel 81 behind is just charging maybe 60-70 per night? And neither Fullerton hotel has casino but likewise, is costing 300 to 500 a night for standard room.



^^ Impossible as The Sail does not have casino, however, if management committee decide to add some jackpot, baccarat and blackjack room, got chance of studio fetching $7.5K per mth. :lol:

The studios at Citylights are bigger than 300sf.. the closest thing we can relate to a MM unit is a hotel room. Of course hotel comes with other services that studios don't.

Yup. That is why hotel rates is not a good way to judge rental. Just for eg, citylights studio are having a fantastic rental of 3 - 3.5k a month but the hotel 81 behind is just charging maybe 60-70 per night? And neither Fullerton hotel has casino but likewise, is costing 300 to 500 a night for standard room.

Hi Sailowner,

I get what you are driving at. I think its closer to compare Espada studio with robertson edge studio. My RE studio (ard 400 sqft) is getting $2600 per month. Espada in a better location will get max 4000 per month. (rented to a carrot head angmoh). This translate to a 50% increase in rental. However, the purchase price for Espada is more than 100% increase with respect to RE. When we compare apples with apples in this manner, talking about rental yield in Espada does not make sense. We can only hope for capital appreciation and sell off to another more enthusiastic buyer. In BB72 words: "we are trading hamburgers"

In my opinion, MM units are meant for long term rental yield and also very much depends on the layout and usable living space. For a 400sqft unit with no baywindows and balcony, i think it is still livable if its cleverly planned.

However the downside of buying into MM units which is 400sqft or less is ur potential capital appreciation is very limited after all the overheads incurred.

So, it will only be good for those who have very tight budget and looking into rental yield. Its like buying into bonds and those buying into big orchard condos is like buying into high risk equities with lower yield.

Maybe those with limited budget and looking for rental yields and want to treat MM units like bonds should consider REITS... coz at least REITs is more liquid. buy the wrong MM units and its going to be hard to rent or even sell...

honestly, buying MM is just plain stupid, maybe using the same amount of money, u can buy a resales HDB in a good location, and if u managed to "rent" out, i think the yield is better and at lower quantum.

i think all these MM units are bought by green horn 1st time property buyers, or KS pple who die die want to follow the herd to "own" a private property but with enough $$$ or pple silly enough to beleive ang mohs or other foreigners will pay top dollars to rent in them for rental yield.

pple need to be real and smarter than the greedy developers.

honestly, buying MM is just plain stupid, maybe using the same amount of money, u can buy a resales HDB in a good location, and if u managed to "rent" out, i think the yield is better and at lower quantum.

i think all these MM units are bought by green horn 1st time property buyers, or KS pple who die die want to follow the herd to "own" a private property but with enough $$$ or pple silly enough to beleive ang mohs or other foreigners will pay top dollars to rent in them for rental yield.

pple need to be real and smarter than the greedy developers.

U got ur point, back to early 2007, i urge my frens and relatives to purchase HDB as an investment point of view due to certain 'loopholes'. However, I believe more HDB measures will be enforced to fill up the holes.

Jus to share, HK, Japan and London have many such MM units in their market. Smallest unit that i have seen so far is 250sqft in central London. Perhaps, this is the trend SG is heading?

Personally, be it big or MM units, a development is always easier to rent out with full condo facilities. MM units in a small boutique development with minimal facilities such as small 'dipping' pool will be bad for rental and especially located within HDB estate will definitely make things worse. Potential tenants will tend to compare ur rental price with nearby HDB flats as they realise they dun get to enjoy any condo facilities.

Try not to buy into small boutique development as an invesment. It will be hard to rent out and sell as well based on my personal bad experience.

If u intend to stay there for long and prefer to stay in a low density small development whereby it is less crowded and u can get to know most of residents, den y not..go for it.

Maybe those with limited budget and looking for rental yields and want to treat MM units like bonds should consider REITS... coz at least REITs is more liquid. buy the wrong MM units and its going to be hard to rent or even sell...

Reits is the same as any other equities will have their pitfalls too..Seasoned trader can make $ out of stocks. Inexperienced retail investors tend to get caught to enter during market peak and did not have any exit strategy during a downturn. They will hold on tight to their shares and hoping one day their share prices to breakeven which in certain cases, it did not happen. Also, there is a chance of getting delisted which u may not even get a single cent back.

Whereas, properties in Sg do not foresee any major earthquake etc that is destructive enough to tear down ur house. So it can be considered lower in risk due to tat aspect and u can be quite sure that you can rent out for many generations if its a FH land.

Someone bought a unit at Espada at $2,825 psf in March this year.

Someone bought a unit at Espada at $2,825 psf in March this year.

WOW!! I wonder if these are the first MM units to pass the $1M mark?

Saw the building coming up. Construction seems quite fast.

Quite like this place actually

In fact, the killiney road area seems so much transformed now with the One Devonshire condo recently completed and pockets of smaller projects nearby still underway.

In fact, the killiney road area seems so much transformed now with the One Devonshire condo recently completed and pockets of smaller projects nearby still underway.

Yah, One Devonshire looks good too