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Private Residential Projects 30 floors or more



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Old October 26th, 2010, 05:37 AM   #1
lusholmz
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D1 | Robinson Suites | 42 floors

**MOST HIGHLY ANTICIPATED NEW LAUNCH IN 2010!!!***

Project : ROBINSON SUITES
Description : Robinson Suites is a rare new 42 storey FREEHOLD developement in CBD. It has a garden terrace on the 7th floor & a sky park on the 19th floor. The lobby floor is 8m high, with a similarly tall cascading waterfall feature.

Tenure : Freehold
Total no. of units : 167
Facilities : 2 main pools, indoor gym, outdoor fitness corner, spa room, Sky Park, Garden Terrace, BBQ, Sky Lounge, Outdoor Kitchen/Dining Area.

Unit Types :
~1 + Study (506sqft) : 32 units
~1 + Study (484sqft) : 32 units
~1 + Study (495sqft) : 32 units
~2br (603sqft) : 32 units
~2br (614sqft) : 32 units
~*2br Garden Suites (1001/1098sqft) : 2 units
~1 + Study Penthouse (1098/1087sqft) : 3 units
~2br Penthouse (1346/1410sqft) : 2 units

*2br Garden Suites has lofty ceiling height of 6m

Why Robinson Suites ?
~Most Desirable City Living with all units facing "Billion Dollar" view yet positioned BEST for WORK, LIVE & PLAY. City Living Lifestyle has never been any better.
~Rare FREEHOLD development right in the heart of CBD
~2 mins walk to future Cross Street MRT (Circleline)
~High Capital Appreciation Potential
~Attractive Rental Yield (Expats 1st Choice)
~Fully Equipped kitchen appliances (hob,hood,oven,fridge,washer-cum-dryer)
~Dual-use (SOHO concept) ie. Home Office/Residential
~Ultimate connectivity to Orchard/Marina Bay Sands & IR/Boat Quay, Clarke Quay & Robertson Quay.

Last edited by SonofaDude; October 27th, 2010 at 06:12 AM. Reason: Spam
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Old October 29th, 2010, 07:15 AM   #2
lusholmz
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Hi folks,

These are the latest updates for Robinson Suites. (with more detailed info)

Estimated VIP Preview Date : 2nd half of November

Developer : 50 Robinson Pte Ltd (same developer for Alexis)

Property Type : 1 Tower of 42 storey comprising of 167 residential units and 3 commercial units

Property Address : 50 Robinson Rd

Description : Proposed erection of 42 storey Residential apartment building with commercial at 1st storey development (TOTAL : 167 Residential units, 1 level of shop & Mechanized Carpark) with swimming pool.

Tenure : FREEHOLD

Expected TOP Date : 31st Dec 2016

Facility :

**Sky Terrace (Level 7)**
~ Swimming Pool (30m x 5m x 1.2m)
~Wet Deck
~Pool Deck
~BBQ Area
~Garden

**Sky Terrace (Level 19)**
~Lap Pool (24m length)
~Jacuzzi
~Aqua Gym
~Pool Deck
~Gym
~Outdoor Fitness Corner
~Sky Garden
~Spa Room
~Sky Lounge
~Outdoor Kitchen
~Outdoor Dining

Carpark Lots : 135 (LTA only requires 80% of total no. of units as property is within 400m of a few MRT Stations)

Std Provisions :

**Kitchen Cabinets & Appliances**
~Luxurious fully equipped kitchen like Geggenau integrated fridge, electric cooker hob/hood, Built-in oven
~ Bosch washer cum dryer
~ Marble counter-top complete with soft closing Blumotion high and low level kitchen cabinets

***Wardrobes***
~Good Quality Built-in Wardrobe system to all bedrms (to-be-confirmed)

**Aircon**
~Split-unit air-con system to Living/Dining, all bedrm and study

**Water Heater**
~Hot Water Supply to all bathrms and kitchen


All units are sea-facing and will be unblocked (Lau Pa Sat is a preserved monument and unlikely to be re-developed)


Pre-booking of choice facing units have already started.
If you have any further enquiries, do feel free to contact me at anytime.

Developer's Exclusive Mktg Agt : 81835132

Cheers
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Old October 29th, 2010, 08:28 AM   #3
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.....

Last edited by Baby; October 29th, 2010 at 10:46 PM.
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Old October 29th, 2010, 03:58 PM   #4
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Quote:
Originally Posted by Baby View Post
Rendering looks nice and location is good......get to circle lines via Telok Ayer MRT and NS/EW lines via Raffles Place MRT.... good and cheap food at door step LPS, with musical band in evening (but hor, players and song always repeat one...malay or philippinos ? wow lau also sing hokkien and mandarin song ....

Mechanized Carpark - was wondering how to drive in car park given this place sandwich between two buildings..... problem with mechanized carpark cannot park big cars like BMW 7 ...... see the multi-storey car park at Club street .... car queue long long to wait ...big cars cannot go in ...

Sea view and IR view - this one very suspicious leh ..... behind got China town view leh......
may haf high maintenance cost in future for mechanical carpark+satay smell
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Old October 30th, 2010, 08:01 AM   #5
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Amazingly, their breakeven for this site is only $1100-1200 PSF (bought for $700 psfppr).

With such small unit sizes, they are going to cash in profit of around $1000 PSF+ (around $90+ mill) yet they only paid $71 mill for the site.

Wish I was a developer...
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Old October 30th, 2010, 09:47 AM   #6
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Quote:
Originally Posted by overlorden View Post
Amazingly, their breakeven for this site is only $1100-1200 PSF (bought for $700 psfppr).

With such small unit sizes, they are going to cash in profit of around $1000 PSF+ (around $90+ mill) yet they only paid $71 mill for the site.

Wish I was a developer...
same developer for the Alexis.. but who are they?
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Old October 30th, 2010, 10:37 AM   #7
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same developer for the Alexis.. but who are they?
Melvin Poh. Also behind Marina House consortium purchase.....Wonder if same Melvin Poh who is finance director for Roxy Pacific?? Considering Roxy also in Marina House deal?

Either way, might mean that Robinson site likely to push $3k PSF for small units (if 99yr LH at Tg Pagar is $2.2-2.6k, must get premium for location and FH status).
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Old October 30th, 2010, 11:29 PM   #8
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Quote:
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Melvin Poh. Also behind Marina House consortium purchase.....Wonder if same Melvin Poh who is finance director for Roxy Pacific?? Considering Roxy also in Marina House deal?

Either way, might mean that Robinson site likely to push $3k PSF for small units (if 99yr LH at Tg Pagar is $2.2-2.6k, must get premium for location and FH status).
this would be one that wld test the psf appetite of investors, however units are small, and like Alexis, the psf probably hit a record high for that particular area but the small configuration balance up the quantum.

new projects these days still have deferred payments? i guess that is factored into the purchase price if it is offered but is deferrd payment even allowed today?

TOP 2016, wow $$$ tied up for many years... for me such investment is for people with excess $$$ and willing to wait...
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Old November 1st, 2010, 12:29 AM   #9
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wow...u folks even knw the who the director is....n the pricing they bought. I'm impressed =)

~Estimated indicative psf shld be fr 2.5k to 3.5kpsf depending on level, unit size and facing.

~Let's not forget the 76 Shenton factor...sold out in 1 day despite being on 99 yr leasehold and further fr mrt with pricing averaging 2.2-2.6kpsf. Robinson Suites is freehold and hence, i guess the response shld be much better. Pricing shld be from 1.3xmil+ up estimated.

~Low floors will face away from Lau Pa Sat so no satay smell

Pre-booking of choice units have already started...do feel free to contact me at 81835132 if you are keen to find out more with rgds to this development. Will post latest updates here on Robinson Suites after developer's briefing.

Cheers
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Old November 12th, 2010, 03:55 PM   #10
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Does anyone know the architecture company for this project?
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Old November 13th, 2010, 10:34 AM   #11
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Quote:
Originally Posted by lusholmz View Post
~Estimated indicative psf shld be fr 2.5k to 3.5kpsf depending on level, unit size and facing.

~Let's not forget the 76 Shenton factor...sold out in 1 day despite being on 99 yr leasehold and further fr mrt with pricing averaging 2.2-2.6kpsf. Robinson Suites is freehold and hence, i guess the response shld be much better. Pricing shld be from 1.3xmil+ up estimated.


Cheers
CBD FH or 99 yr LH, doesnt really matter, it is all abt rental yield.

So if u paid a high psf for the unit, you are not going to get good rental yield as compared to those that were sold earlier.

and the units are so small, almost MM size, i think most of the buyers are not going to stay there, but to rent out for rental yield.

You do your sum before jumping in, cos the tenants are not going to care whether he/she is going to rent a FH or 99 LH for stay.
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Old November 13th, 2010, 11:01 AM   #12
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Quote:
Originally Posted by lusholmz View Post
~Let's not forget the 76 Shenton factor...sold out in 1 day despite being on 99 yr leasehold and further fr mrt with pricing averaging 2.2-2.6kpsf. Robinson Suites is freehold and hence, i guess the response shld be much better. Pricing shld be from 1.3xmil+ up estimated.
Robinson Suites pre-booking how many cheques collected? Been quite a few days and so quiet?
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Old November 13th, 2010, 01:06 PM   #13
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..
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Old November 13th, 2010, 02:04 PM   #14
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Rent in CBD has not surpass its high in 2008 but capital value has already exceeded 20% and climbing.

So yield has fallen from in excess of 5% in 07/08 to around 4% or lesser for most new project.
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Old November 13th, 2010, 05:16 PM   #15
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Capital value in CBD has not exceed previous high. Still 10-15% below 2007 level according to recent reports. If you are talking about OCR, yes. Not CCR.




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Rent in CBD has not surpass its high in 2008 but capital value has already exceeded 20% and climbing.

So yield has fallen from in excess of 5% in 07/08 to around 4% or lesser for most new project.
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Old November 13th, 2010, 05:25 PM   #16
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Explain Icon studio avg 1700-1800psf.

What psf was it in 07/08?
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Old November 14th, 2010, 05:56 AM   #17
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Can't remember but should be somewhere aorund 2000 psf. Anyway, you can't use one project as benchmark. CCR consists of far more projects then just Icon. For example, Orchard residences hit a high of 5k + psf in 2007 but now, it is 4k+. So you can't draw conclusion by just seeing one project. At an average, CCR is still 10-15% below peak.



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Explain Icon studio avg 1700-1800psf.

What psf was it in 07/08?
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Old November 14th, 2010, 11:02 AM   #18
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Can't remember but should be somewhere aorund 2000 psf. Anyway, you can't use one project as benchmark. CCR consists of far more projects then just Icon. For example, Orchard residences hit a high of 5k + psf in 2007 but now, it is 4k+. So you can't draw conclusion by just seeing one project. At an average, CCR is still 10-15% below peak.
It was 1500/1600psf. Icon is a good reference since it was the only new project TOP in late 07 availabe for rental. Sail TOP late 08 was already affected by subprime crisis.

Now we are talking about yeild for CBD aren't we? Orchard Residences is quite out of context.
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Old November 14th, 2010, 04:44 PM   #19
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We are talking about capital value. I don't believe using one project as reference. It is a bad analysis if you ask me. If we are talking about CCR capital value, we have to consider all projects. Else, you will be talking about Icon capital vs yield in 2007 and 2010. Btw, my agent told me Icon avg 2k psf and nearby Clift avg 2.3k psf in 2007.





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It was 1500/1600psf. Icon is a good reference since it was the only new project TOP in late 07 availabe for rental. Sail TOP late 08 was already affected by subprime crisis.

Now we are talking about yeild for CBD aren't we? Orchard Residences is quite out of context.
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Old November 15th, 2010, 06:14 PM   #20
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Considering the prices of property in the cbd, rental yield there is not even good. people are looking for capital appreciation, and taking into account the current economic sentiments, it does not seem like something to get very excited over. If these people are buying Robinson Suites because its freehold, they are blind not to see Emerald Gardens which is 999 at almost half the price. Mind you, this development will loose its views anyway, unless looking over the roof of Lau Pa Sat is something of a view in their opinion.
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