View Full Version : Kovan Grandeur, D19, 99LH, 74 units, Fragrance Group
same as suites@ PL. Any idea why is the toilet made spacious while the living is narrow and tight. Big balcony is good but big toilet....:scared-5:Big toilets give the classy feel. Then again, when we look at the layout of the toilet, it must be flushed with the bedroom so its length is fixed. Any smaller toilet requires the narrowing of the width which cannot be done coz of the size of the door. It is just poor design... :eek:
same as suites@ PL. Any idea why is the toilet made spacious while the living is narrow and tight. Big balcony is good but big toilet....:scared-5:
the toilet is not spacious (note the washer in there), is just that everything else is small.
devilplate
19-10-11, 11:03
for such sizes, studio open concept layout is better and more flexible
no point partition a tiny room and make the living rm so cramped....yes...at most 2m width nia....buy smaller 32inch TV lor....hehe can saves some money:p
for such sizes, studio open concept layout is better and more flexible
no point partition a tiny room and make the living rm so cramped....yes...at most 2m width nia....buy smaller 32inch TV lor....hehe can saves some money:p
true also. i got one bedder however, mainly because the studios are either too small or too big (this comes with heavier price tag of course). another concern is the utilities, i m a heavy user of aircon and reckon i can use less air con, higher temperature (less utility bill) when its enclosed in a smaller space (in a bedroom) as compared to the aircon having to cool the entire unit in a studio. with living room like this, LED TV will really help.
the toilet is not spacious (note the washer in there), is just that everything else is small.
what i meant is the bathroom is spacious relative to the total unit sq area/size.. the ratio. yes washer is there next to the shower, layout exactly same as suites@ PL. well i guess shld try to see how to make full use of the bathroom since it is taking up much space in the unit
devilplate
19-10-11, 11:44
true also. i got one bedder however, mainly because the studios are either too small or too big (this comes with heavier price tag of course). another concern is the utilities, i m a heavy user of aircon and reckon i can use less air con, higher temperature (less utility bill) when its enclosed in a smaller space (in a bedroom) as compared to the aircon having to cool the entire unit in a studio. with living room like this, LED TV will really help.
cant really save much aircon bill one lor....only 400sqft rite? minus balcony, bombshelter and toilet.....only cool down about 300sqft of space rite? and tiny rooms....feels claustrophic lor....rather haf a open concept studio:D
if its bigger size of let say 500sqft, den of coz better to haf partition bedroom for more privacy
cant really save much aircon bill one lor....only 400sqft rite? minus balcony, bombshelter and toilet.....only cool down about 300sqft of space rite? and tiny rooms....feels claustrophic lor....rather haf a open concept studio:D
if its bigger size of let say 500sqft, den of coz better to haf partition bedroom for more privacy
you willl be surprised how much air con bill cost nowadays, esp for heavy users like myself. and i think utilities bill is only gg to go north so not giving any chanceyeah small bedroom is really a concern. Since the bed is taking up much space, may get foldable or sofa bed. Gotta learn from the jap or hkgers the art of living in small space
whether studio or bedroom is really personal preference.
ok, cos it looks like the width is no more than 2m ... :(
Jackpot. Exactly 2m.
Ground floor ceiling height 3.3m?
3.5m inside (due to false ceiling and ceiling mounted aircon), 4m at the balcony.
3.5m inside (due to false ceiling and ceiling mounted aircon), 4m at the balcony.
wow 4m is quite high
wow 4m is quite high
High is high but whoever thinking about installing roller blinds will have headache or major challenge...
Can give an update for newbies like me on the monthly expenditure to stay in a MM unit?
:o
Can give an update for newbies like me on the monthly expenditure to stay in a MM unit?
:o
i dont turn on ac, only once in a while when friends visit. but home like 80% of the time, microwave about 10mins per day, every night tv avg 5hrs, utilities came up about $50.
devilplate
29-11-11, 21:02
i dont turn on ac, only once in a while when friends visit. but home like 80% of the time, microwave about 10mins per day, every night tv avg 5hrs, utilities came up about $50.
Wah...i tink u only nid $500/mth to survive minimally?
Waaa...so thrifty! :cheers4:
i dont turn on ac, only once in a while when friends visit. but home like 80% of the time, microwave about 10mins per day, every night tv avg 5hrs, utilities came up about $50.
home like 80% of the time? wow $50 per mth. dats cheapppp. love MM! guess the bigger expense is the maintenance fee
home like 80% of the time? wow $50 per mth. dats cheapppp. love MM! guess the bigger expense is the maintenance fee
Ya I semi-retired liao la
Ya I semi-retired liao la
waa. must be shaking leg at home every mth end collect rent from all the condos u hv bought and rented out rite
Wah...i tink u only nid $500/mth to survive minimally?
More la... But if really need to squeeze, yes not a problem at all 500
waa. must be shaking leg at home every mth end collect rent from all the condos u hv bought and rented out rite
Taking easy for now... See if any worthwhile opportunity comes along. No rush.
Ya I semi-retired liao la
are u staying alone? do u feel cramped / space constrained in the MM? i got MM too and will be staying alone in 400sf. wondering if dats ok for a person
are u staying alone? do u feel cramped / space constrained in the MM? i got MM too and will be staying alone in 400sf. wondering if dats ok for a person
It's all about managing one's expectations. Just do it up nicely and imagine you are living in a hotel....
It's all about managing one's expectations. Just do it up nicely and imagine you are living in a hotel....
Haa. Hotel 91 or St Regis? Would guess need more creativity like getting multi purpose compact furnitures and offload unused junks from the arsenal to save space
are u staying alone? do u feel cramped / space constrained in the MM? i got MM too and will be staying alone in 400sf. wondering if dats ok for a person
No just nice for me. Easy to clean and maintain. When you moving into you MM? Any bomb shelter in yours?
Haa. Hotel 91 or St Regis? Would guess need more creativity like getting multi purpose compact furnitures and offload unused junks from the arsenal to save space
I dont like clutter and try not to horde and particular about cleanliness so small place perfect for me.
No just nice for me. Easy to clean and maintain. When you moving into you MM? Any bomb shelter in yours?
hmm it is suites @PL. Think expected completion is Oct 2012
yes there is bomb shelter. to me, its really no big deal. it can be used as storage room
hmm it is suites @PL.
Anyway just bear with the small space for a while, hopefully in the next bull run you can always sell and upsize! :)
Anyway just bear with the small space for a while, hopefully in the next bull run you can always sell and upsize! :)
ya lo. no choice. no budget for non-MM leh. anyway its mainly for homestay so i am less sensitive to property price at least for couple of years during the 4yrs mop
ya lo. no choice. no budget for non-MM leh. anyway its mainly for homestay so i am less sensitive to property price at least for couple of years during the 4yrs mop
Yup, I'm sure you'll enjoy your new mm! Must love your house and be happy! :)
hmm it is suites @PL. Think expected completion is Oct 2012
yes there is bomb shelter. to me, its really no big deal. it can be used as storage room
Ah fellow fragrance customer - your layout is improved with double entry doors toilet...
Yup, I'm sure you'll enjoy your new mm! Must love your house and be happy! :)
Thats right. 爱屋及乌
Yup, I'm sure you'll enjoy your new mm! Must love your house and be happy! :)
yes yes. i just need a roof over the headddd. easily satisfied!
Ah fellow fragrance customer - your layout is improved with double entry doors toilet...
haha. double entry? sounds accounting. haha .. mind explaining wads dat. there are 2 doors to the toilet rite..from the room and from living room
haha. double entry? sounds accounting. haha .. mind explaining wads dat. there are 2 doors to the toilet rite..from the room and from living room
Yes :-) .........
Yes :-) .........
the only adv is outsiders dont hv to enter your room to get to the toilet la. more privacy
Stay here no scared no new clothes and shoes to wear...
Every month got branded sale!
http://www.greatdeals.com.sg/tag/wing-tai/
Stay here no scared no new clothes and shoes to wear...
Every month got branded sale!
http://www.greatdeals.com.sg/tag/wing-tai/
Shiok - no need go to JPO :D
Stay here no scared no new clothes and shoes to wear...
Every month got branded sale!
http://www.greatdeals.com.sg/tag/wing-tai/
Is their ascentia sky on lelong sale there also? :rolleyes:
http://www.propertyguru.com.sg/listing/8820925/for-rent-kovan-grandeur
Gosh its really cramp.. I rather they made it just 1 bed room.. or plain no wall studio. dont masquerade it as 2 bed room.
http://www.propertyguru.com.sg/listing/8820925/for-rent-kovan-grandeur
Gosh its really cramp.. I rather they made it just 1 bed room.. or plain no wall studio. dont masquerade it as 2 bed room.
Welcome to MM land. :cheers1:
yess. studio or one bedder would be better.
How's the talks up? Ple really rent this place?
http://www.propertyguru.com.sg/listing/8820925/for-rent-kovan-grandeur
Gosh its really cramp.. I rather they made it just 1 bed room.. or plain no wall studio. dont masquerade it as 2 bed room.
How do they fit in 2 BR? Would like to see the layout plan. It should be a studio at that size.
The start of the "compact" era. Looks pretty cramp. Even the balcony looks more like a service yard.
How do they fit in 2 BR? Would like to see the layout plan. It should be a studio at that size.
Yeah single bed room or open concept would have been better. Developer trying to push the profit. The bed rooms are small! A 2 door wardrobe. That's how small....
Problem is pple buy ! That's drive developer to build more.
Yeah single bed room or open concept would have been better. Developer trying to push the profit. The bed rooms are small! A 2 door wardrobe. That's how small....
Problem is pple buy ! That's drive developer to build more.
The main problem is shoebox able to find willing tenant forking out 2.3-3k for 3xx-4xxsqft
If shoebox unable to find tenant or the rental drop to 1.5k, only then marginal investors will stop buying.
I get to know a condo common room rented out for 1k in the mass market location
I get to know a condo common room rented out for 1k in the mass market locationMust be near MRT station.
Must be near MRT station.
It is not.
I also get to know a hdb master room fetch 1k. near redhill mrt
The main problem is shoebox able to find willing tenant forking out 2.3-3k for 3xx-4xxsqft
If shoebox unable to find tenant or the rental drop to 1.5k, only then marginal investors will stop buying.
I get to know a condo common room rented out for 1k in the mass market location
True... but those shoe box at 3xx-4xxsqft with 2.3-3K rent are in CCR... with OCR.. this is not proven yet..
so I am wondering the rental caveat of this project and take up rate. would be a good case study.
True... but those shoe box at 3xx-4xxsqft with 2.3-3K rent are in CCR... with OCR.. this is not proven yet..
so I am wondering the rental caveat of this project and take up rate. would be a good case study.
There is a studio in kovan grandeur selling with tenancy of 2.3k if i remember correctly. You can call up a few agents and confirm with them.
http://www.propertyguru.com.sg/listing/8256048/for-sale-kovan-grandeur
You can try calling this agent to find out.
There are quite a number in D15 like Joo chiat areas selling with tenancy of 2.5k on average. Would that be out of CCR right?
There is a studio in kovan grandeur selling with tenancy of 2.3k if i remember correctly. You can call up a few agents and confirm with them.
http://www.propertyguru.com.sg/listing/8256048/for-sale-kovan-grandeur
You can try calling this agent to find out.
There are quite a number in D15 like Joo chiat areas selling with tenancy of 2.5k on average. Would that be out of CCR right?
For Mountbatten suits would have to take consideration of the units ard the area. Cant expect the same rental as the better facility condo like amber, esta, seaview, OLA... so rental have to lower then those porjects around the area.
Check ard kovan rental caveats
KOVAN MELODY 19 3.57 3.72 4.00
KOVAN RESIDENCES 19 3.36 3.57 4.25
Taking the avg... maybe best case $4psf best case 2.3K for kovan MM.
For Mountbatten suits would have to take consideration of the units ard the area. Cant expect the same rental as the better facility condo like amber, esta, seaview, OLA... so rental have to lower then those porjects around the area.
Check ard kovan rental caveats
KOVAN MELODY 19 3.57 3.72 4.00
KOVAN RESIDENCES 19 3.36 3.57 4.25
Taking the avg... maybe best case $4psf best case 2.3K for kovan MM.
1bdr in the sea view can fetch 3.5k. That explains shoebox in smaller projects fetching 2.5k?
A resident just took the dog for a shower at the pool shower stall. This really takes the cake...
Though I must say it is ingenous and I would be tempted too... if the dog is too big for my MM shower...
A resident just took the dog for a shower at the pool shower stall. This really takes the cake...
Though I must say it is ingenous and I would be tempted too... if the dog is too big for my MM shower...If other residents complained, then that owner will kana lor... what if somebody is allergic to dog's fur? :(
If other residents complained, then that owner will kana lor... what if somebody is allergic to dog's fur? :(
I really dunno what to say... unless she go take the dog for a bath in the wading pool... still tolerable I guess...
I really dunno what to say... unless she go take the dog for a bath in the wading pool... still tolerable I guess...Well you are right, its all about tolerance... ;)
A resident just took the dog for a shower at the pool shower stall. This really takes the cake...
Though I must say it is ingenous and I would be tempted too... if the dog is too big for my MM shower...
i hope the dog owner is living in a bigger unit or those PES. it is unhealthy for the dog to cramp in small space
KOVAN GRANDEUR TAMPINES ROAD Apartment 1 1,800,000 1,389 Strata 1,296 Jul-12
KOVAN GRANDEUR TAMPINES ROAD Apartment 1 1,800,000 1,389 Strata 1,296 Jul-12
:jaw-dropping: :jaw-dropping: :jaw-dropping: :jaw-dropping:
phantom_opera
10-09-12, 15:03
actually the 570sqft looks quite decent, no wonder ppl willing to pay 800k ... at least it has privacy (hdb looks very far across the road)
http://cdn-sg2.pgimgs.com/images/thumb/4/b/4/4/4b446525349503_1_V550.jpg
http://cdn-sg2.pgimgs.com/images/thumb/1/1/e/6/11e63325349501_1_V550.jpg
http://cdn-sg2.pgimgs.com/images/thumb/e/8/1/d/e81dcf25349498_1_V550.jpg
and the pool can accommodate 101 Dalmatians instead of 1 dog
http://cdn-sg2.pgimgs.com/images/thumb/f/e/4/0/fe40d125091440_1_V550.jpg
phantom_opera
21-09-12, 23:54
can anyone list out the reasons why this project resale is so successful ... if voting ... I vote this as Black Horse of The Year
2012-09-03 #01-XX 366 1,476psf 2010-11-18 1,063 151,158 655 20.1
it seems to be 366sqft is the killer size, this is Suites@Kovan
2012-09-04 #02-XX 366 1,530 2010-02-09 1,175 129,930 938 10.8
very success meh. small profit in quantum nia. bet small of coz strike oso small la.
mm must mever look at psf or % gain. look at quantum more in line.
(I share with u the secret. in these religion rife times, esp with the video hooha, this the safest project being right beside a mosque. plus we have truly united nations variety of people staying, its as good as all embassies rolled into one, in short a safe haven)
phantom_opera
22-09-12, 11:12
very success meh. small profit in quantum nia. bet small of coz strike oso small la.
mm must mever look at psf or % gain. look at quantum more in line.
ROI / annual return is very high due to fast completion ... quantum is not a problem if you have 1.5m, buy 5MMs or 1 4br, after 1y, which one return more??
what I dun understand is this project is not very near MRT + is stuck in HDB heartland why ppl will buy resale units ... guess 366sqft is the sweet spot?
ROI / annual return is very high due to fast completion ... quantum is not a problem if you have 1.5m, buy 5MMs or 1 4br, after 1y, which one return more??
what I dun understand is this project is not very near MRT + is stuck in HDB heartland why ppl will buy resale units ... guess 366sqft is the sweet spot?
u had seen the photos urself... the finishing is decent.
flat land walk to MRT is only 6-8 mins, PLUS halfway point already got amenities.
NO OTHER similar competition in Kovan, at the moment. suites @ kovan 0 facilities plus along super noisy main upp serangoon rd.
Look at the profile of buyers. Possible another PR buyer who knows little about the market.
STREET NAME
TAMPINES ROAD
PROPERTY TYPE
PRIVATE RESIDENTIAL
TENURE
99 YRS FROM 2010
DISTRICT / PLANNING AREA
D19 / HOUGANG
COMPLETION
2011
NUMBER OF UNITS
74 UNITS
INDICATIVE PRICE RANGE / AVERAGE*
$1,296 - $1,476 PSF / $1,386 PSF
INDICATIVE RENTAL RANGE / MEDIAN^
-
IMPLIED RENTAL YIELD
-
HISTORICAL HIGH
$1,532 PSF IN NOV 2011 FOR A 398-SQFT UNIT
INDICATIVE AVERAGE PRICE FROM HISTORICAL HIGH
9.5%
HISTORICAL LOW
$879 PSF IN NOV 2010 FOR A 1,335-SQFT UNIT
INDICATIVE AVERAGE PRICE FROM HISTORICAL LOW
57.7%
EST. % OF UNITS < 500 SQFT
51.4%
BUYER PROFILE BY STATUS#
SINGAPOREANS 58.7%, PR 32.7%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 68.3%, PRIVATE 31.7%
2012-09-03 #01-XX 366 1,476 540,000 (this should be facing HDB behind)
2012-08-01 #03-XX 570 1,311 748,000
2012-07-27 #05-XX 1,389 1,296 1,800,000
2012-07-09 #03-XX 570 1,385 790,000
2012-04-30 #04-XX 388 1,466 568,000
2012-04-19 #05-XX 388 1,381 535,000
This should be the unit sold:
http://www.iproperty.com.sg/propertylisting/gallery/?lid=2813410&index=0
http://www.iproperty.com.sg/propertylisting/2813410/Kovan_Grandeur-Low-Rise_Apartment-ForSale
You see the facing pool one high floor asking how much.
http://www.propertyguru.com.sg/listing/11312841/for-sale-kovan-grandeur
u had seen the photos urself... the finishing is decent.
flat land walk to MRT is only 6-8 mins, PLUS halfway point already got amenities.
NO OTHER similar competition in Kovan, at the moment. suites @ kovan 0 facilities plus along super noisy main upp serangoon rd.
That will be a fast walk of 2m every second... It's like running 2.4 in 20 min.will work out sweat for sure.
ok... I have been told i walk super fast...
bro kana must b engineer... like to scrutinise every measurement kekeke
wow the photos looks amazing like mini hotel suite. actually i think their suites @ paya lebar show flat looks exactly like that.
4556
What are those boxes near the ceiling above the DB? Any idea?
bro kana must b engineer... like to scrutinise every measurement kekeke
it's easy to estimate with a good degree of accuracy (short of making the walk yourself), measure distance on Onemap, then apply 5kmh walking speed (statistically measured, and most people will be within plus minus 10% of this speed). KG to Kovan MRT is about 750m, which makes it a 9 minute walk. Throw in the couple of roads that you have to cross, it can easily go past 10 minutes.
open net... but how come this guy got two...
Visited this project... (a friend bought a unit there and we went to visit).
It's really small unit for 366sqft) The moment we stepped in, both me and spouse felt suffocated. It's really small, but I would say if the unit is properly designed with good space planning, it can be a very cosy small unit for just a couple staying without kids.
Surrounding is quiet, but many FT.
Plus, the mosque next door.... Traffic gets quite congested though.
Few units in the estate are up for rent again. Check out property guru.
Latest rented unit was 431sf ground floor pool facing at $2700 pm.
How's life in KG? :cheers5:
How's life in KG? :cheers5:
Boring lor... everyday look at bikinis babes and gay male couples giggling in the pool. :cheers1:
phantom_opera
10-12-12, 14:17
welcome back bro mcmlxxvi ... we need you to promote MMs :cheers5:
welcome back bro mcmlxxvi ... we need you to promote MMs :cheers5:
Not much MM launch nowadays leh... all the stupid geylang loft this loft that... now gana the merah also loft...
lara croft stays in loft
molotov tail the cock
wit the latest CM specify minimum size, nobody build MM liaoz la...
it's officially near extinct. faster than you can say kai kai and jia jia liang teh...
phantom_opera
10-12-12, 14:21
Not much MM launch nowadays leh... all the stupid geylang loft this loft that... now gana the merah also loft...
lara croft stays in loft
molotov tail the cock
Good mah, restricted MM supplies in the future, I guess Urban Vista will be the last exciting MM-sold-out-in-a-week story
Good mah, restricted MM supplies in the future, I guess Urban Vista will be the last exciting MM-sold-out-in-a-week story
I will update MM when i cuMM across la...
Like that ulu launch in Geylang I just posted earlier today.
BTW, wat so good bout that Turban VISA>>
Nothing arond gana the merah leh.... got wat? birds bees and trees oni
phantom_opera
10-12-12, 14:25
I will update MM when i cuMM across la...
Like that ulu launch in Geylang I just posted earlier today.
BTW, wat so good bout that Turban VISA>>
Nothing arond gana the merah leh.... got wat? birds bees and trees oni
Cannot afford Bedok Residences, no fish prawn also good mah ...:p
If I am single and without any commitment, I don't mind buying a unit at KG for stay.decent layout with decent fittings and facilities.
phantom_opera
31-12-12, 13:23
KOVAN GRANDEUR TAMPINES ROAD 19 Non-landed Properties 2 2,800 500 to 600 Nov-12
KOVAN GRANDEUR TAMPINES ROAD 19 Non-landed Properties na* 2,200 300 to 400 Nov-12
KOVAN GRANDEUR TAMPINES ROAD 19 Non-landed Properties 1 2,600 300 to 400 Nov-12
KOVAN GRANDEUR TAMPINES ROAD 19 Non-landed Properties na* 2,750 500 to 600 Nov-12
KOVAN GRANDEUR TAMPINES ROAD 19 Non-landed Properties na* 3,300 500 to 600 Nov-12
very clear rental tier ...
1br bought 427k rented $2500
yield 7.0%
not too late to believe in MM
Jonathan0503
03-01-13, 15:17
1br bought 427k rented $2500
yield 7.0%
not too late to believe in MM
Able to share what is the current value?
Able to share what is the current value?
U mean? I have not asked bank for valuation as i have no intention to sell at all.
phantom_opera
26-03-13, 14:28
MM is a new asset class liao
2013-03-14 #XX-XX 366sqft 1,612psf 2010-11-15 1,069psf 198,738 850d 19.3%
19.3%pa return for 2.5y
MM is a new asset class liao
2013-03-14 #XX-XX 366sqft 1,612psf 2010-11-15 1,069psf 198,738 850d 19.3%
19.3%pa return for 2.5y
omg..:scared-1:
omg..:scared-1:
Your SPL 1800psf no problem! :D
MM is a new asset class liao
2013-03-14 #XX-XX 366sqft 1,612psf 2010-11-15 1,069psf 198,738 850d 19.3%
19.3%pa return for 2.5y
This one really champion. The return on cash is gao gao if the seller levered 70-80%.
phantom_opera
13-04-14, 20:49
oops .. panic sell?
31 MAR 2014 118 TAMPINES ROAD #XX-XX 570sqft 1,192psf 18 NOV 2010 1,046psf $83,220 1,229 4%
oops .. panic sell?
31 MAR 2014 118 TAMPINES ROAD #XX-XX 570sqft 1,192psf 18 NOV 2010 1,046psf $83,220 1,229 4%
any similar unit available? ;)
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