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View Full Version : Upper Thomson Rd condo devt by Cheung Kong



kane
02-01-11, 22:23
Noticed the structures of the showroom is coming up. Looks like they're planning a launch first half of this year. After paying just under 500psf gfa for the land, I'm interested to see where are they going to price this one.

2824
03-01-11, 08:04
The land for this one was awarded quite sometime ago(can't remember exactly when) but i think before the announcement of the 1st GLS. At that time thot CK kanna played out, but looks like if they launch now, easily 1200 psf, no prob.


Noticed the structures of the showroom is coming up. Looks like they're planning a launch first half of this year. After paying just under 500psf gfa for the land, I'm interested to see where are they going to price this one.

azeoprop
03-01-11, 09:10
Yah loh, just market it as some upmarket high class nature retreat and sell at 1500psf....:scared-3:

devilplate
03-01-11, 09:13
Add another 150 psf on top of vision launch price.... Hehe

mantrix
03-01-11, 11:10
Is this near to Meadows at Peirce?

devilplate
03-01-11, 12:10
Is this near to Meadows at Peirce?

beside bishan point

oh ya...gona block the beautiful view of bishan pt liao

kane
03-01-11, 14:57
You mean gardens at Bishan.

1500psf?? All their neightbours will be popping champagne to celebrate every S&P signed.

mantrix
04-01-11, 06:06
beside bishan point

oh ya...gona block the beautiful view of bishan pt liao

Thanks - but bishan point is asking more than 900psf - high enuff I think.
Those wanting to send their kids to Ai Tong have another choice now but they will need to fork out more $$$...cos the prices would have been raised...

kane
04-01-11, 08:00
Yeah, those who want ai tong and a brand new condo will consider that. Just like people looking for clover by the park because of catholic high. And in the process, paying an arm and a leg.

stiook
04-01-11, 22:10
$1500 psf... might as well add a bit more and buy a FH one at D11.

kane
05-01-11, 19:35
That's why it's still hard to understand the amount of premium would pay for brand new-ness.

amk
05-01-11, 19:41
1500psf?? All their neightbours will be popping champagne to celebrate every S&P signed.

I think devil meant vision price plus 150, that's "only" 1150psf. At this market sentiment, considered cheap already. ;)

Let's hope LKS do his superman stunt here too :D Who's afraid of FEO ?

kane
05-01-11, 20:03
I think devil meant vision price plus 150, that's "only" 1150psf. At this market sentiment, considered cheap already. ;)

Let's hope LKS do his superman stunt here too :D Who's afraid of FEO ?

i thought vision was selling 1300psf? yeah, only CK can top FEO in terms of selling apts at a premium.

stiook
05-01-11, 23:08
That's why it's still hard to understand the amount of premium would pay for brand new-ness.

People attached different value to things... I prefer big liveable space vs a balcony as big as the living room.

If it is $1,150.... it will be snatched up in no time, given the current bullish sentiment. Actually, they can ask for the sky... there will always be some suckers out there.

The cooling measure does not work IMO. What is really does is control the HDB prices so that Singaporeans will stay in HDB and foreigners or the richer ones stay in private.

wesing
07-01-11, 08:16
Is this plot after Venus Drive (if driving towards the direction of Sembawang) and situated in between a Chinese Temple and a public school?

devilplate
07-01-11, 08:49
i made a mistake...this plot is beside gardens@bishan

http://www.mnd.gov.sg/newsroom/newsreleases/2008/GLS_June_08/Upp%20Thomson%20Rd.pdf

devilplate
07-01-11, 09:02
The vision average launch price 1050psf...adding 100-200psf about there:2cents: :D

kane
07-01-11, 09:55
Should be about there, the land at vision cost them about 300. This one cost them about 500.

wesing
07-01-11, 10:10
i made a mistake...this plot is beside gardens@bishan

http://www.mnd.gov.sg/newsroom/newsreleases/2008/GLS_June_08/Upp%20Thomson%20Rd.pdf

So it is sandwiched between the Chinese Temple and School. Yuks:doh: The temple can be quite happening certain time of the year. Wonder whether units having temple view will get further discount:beats-me-man:

kingkong1984
07-01-11, 10:15
Just add rumour here... possible MRT... haha buy it?

kane
07-01-11, 11:11
I've read from elsewhere people spotted soil test outside ai tong area and around midview city. Some people really blessed to have so much time to spot these things.

devilplate
07-01-11, 11:14
I've read from elsewhere people spotted soil test outside ai tong area and around midview city. Some people really blessed to have so much time to spot these things.

by the time they announce, build....probably 10-15yrs den can use the MRT..LOL....oredi 2 ppty cycles gone

kane
07-01-11, 11:30
The thomson line is supposed to be completed in 2018. Well, that's another 7 years from now. One cycle.:cheers1:

stiook
28-02-11, 22:44
Drove by. Showroom seems almost ready. Wondering when is the launch. Would be interesting to see at what price.

kane
28-02-11, 23:19
from the looks of it, i'm guessing Q2. and because cheung kong is the developer, i'm going to guess that the price will be a little more "stunning" than FEO.

land118
28-02-11, 23:19
Break-even is $850-900psf, likely to launched at $1100-1200psf...

http://www.h88.com.sg/article/Upper+Thomson+land+parcel+winner+revealed/

Upper Thomson land parcel winner revealed
We should have known there was a Hong Kong hand behind the bid. Just look at the bid numbers - 251338668. The bidder, Treasure Well Investments, is actually a unit of Cheung Kong Holdings, which belongs to - who else - Hong Kong's richest tycoon Li Ka-Shing.

If you've been hiding under a rock, Li Ka-Shing is one of the world's richest men (#16 at $16.2 billon). Singapore's richest - Far East's Ng Teng Fong - is at #118 with a paltry $6.1 billion. No wonder Far East lost the bid (they were second)!

The question is: are they overpaying? Their bid was a good 21.5% over Far East's. Are they flush with funds thanks to the property boom in China and Hong Kong? Maybe. But we think the answer is simpler: they have better feng-shui masters.

As you know Cheung Kong's bid was a nice $251,338,668.00. It shows far greater detail and thoughtfulness, all the way down to the dollar. Far East's on the other hand, was a mere $206,800,000.00. Where are the combo threes and the sixes?

On a more serious note, according to their spokesperson, they plan to build around 340 to 350 units. They added that the breakeven cost will be around $850 to $900 psf.

They seem to be quite confident, Mr Raymond Chui, GM of the group's Singapore-based unit Property Enterprises Development tells the Business Times,*
We've done our sums. The site is in a very good location and we have confidence in the future of the Singapore property market.

Far East's bid came in at $206.8m, which works out to $438.8 psf ppr, suggesting a breakeven of price around $840psf and a potential selling price of around $940-$1,040 psf. Cheung Kong Holding's on the other hand works out to a potential selling price of $1,000-$1,100psf.

Note to Ng Teng Fong, time to get a new geomancer!

Via Business Times - "Cheung Kong is top bidder for Upper Thomson Rd condo plot"

kane
28-02-11, 23:23
since they like 8 so much. $1268 or $1288.

land118
28-02-11, 23:33
since they like 8 so much. $1268 or $1288.
Am sure, condo name will have been advised by Feng Shui master and auspicious....knowing these HK developers....

kane
28-02-11, 23:36
the higher floors facing the reservoir will have reservoir view and SICC golf course and bukit timah hill view.

land118
28-02-11, 23:41
Interesting to note below:

http://www.ura.gov.sg/sales/UppThomsonRd(29Apr08)/UppThomsonRd-main(L).htm

Q5 *
Can the proposed development bear the "Upper Thomson Road" address, rather than "Sin Ming Walk" ?
A5 *
As specified in Clause 4.2.1 of the Technical Conditions of Tender, the vehicular ingress/egress of the proposed development shall be taken from Sin Ming Walk.* Based on consultation with IRAS, the allocation of the house number will be based on the street where the main entrance of the development is located.* As such, the proposed development will be assigned with a house number along Sin Ming Walk instead of Upper Thomson Road.

For more information on the Guidelines on House and Unit Numbering, you may wish to log on to the link:http://www.iras.gov.sg/irasHome/uploadedFiles/Quick_Links/Tax_forms/Property/Guidelines
%20on%20House%20and%20Unit%20Numbering.pdf

land118
28-02-11, 23:45
Believe Upper Thomson address will be more well received by buyers rather than a Sin Ming Walk address...., wonder if there will be a U turn by URA on this as I am sure developer will try to ask for waiver to get Upper Thomson address...

land118
28-02-11, 23:45
Wonder if they miscalculated on the address

kane
28-02-11, 23:53
Believe Upper Thomson address will be more well received by buyers rather than a Sin Ming Walk address...., wonder if there will be a U turn by URA on this as I am sure developer will try to ask for waiver to get Upper Thomson address...

Naturally the address of upper thomson road will be more well received. So the drive way is from sin Ming walk. That road will serve 3 developments and 2 schools. Not fun.

land118
01-03-11, 05:38
More restriction, a pity vehicle access cannot be from Thomson side

http://www.ura.gov.sg/sales/UppThomsonRd(29Apr08)/UppThomsonRd-main(L).htm

Q6 *
Can a pedestrian entrance to the proposed development be created along Upper Thomson Road near to the existing bus stop ?
A6 *
A side pedestrian entrance gate can be provided at Upper Thomson Road to facilitate the residents of the proposed residential development to gain access to the existing bus stop along Upper Thomson Road.
Q7 *
Can vehicular ingress and/or egress be allowed from Jalan Tambur ?
A7 *
Based on consultation with LTA, the vehicular access from Jalan Tambur for the proposed residential development would not be permitted.

azeoprop
01-03-11, 10:26
I think they will price it similar to centro residences or higher... :beats-me-man:

land118
01-03-11, 10:57
I think they will price it similar to centro residences or higher... :beats-me-man: Agree, which will be $1200-1300psf. U will bang on strong points of this development:

-near good school like AiTong,
-Next to Bishan Park
-Units facing facing reservoir could have green and extensive view
-near to nature reserve in Lower Pierce Reservoir
-closeby to SICC, and Thomson Plaza
...

kane
01-03-11, 22:00
I think they will price it similar to centro residences or higher... :beats-me-man:

they bought the land at a higher price than when FEO bought centro's land. they have a track record of selling higher than FEO. there's a strong tendencu they're going to price it higher than FEO, unless they're looking to move the units quickly.

mantrix
02-03-11, 07:23
how high can this development go? if same 5 storeys like meadows then not much view...

kane
02-03-11, 07:53
Height restriction if it's the same as the neighbouring condo, they can build up to 20 floors.

2824
02-03-11, 08:09
Think i read somewhere the height restriction of 5 storeys only applicable to part of the plot (ie the portion nearer the temple), other portion can still built high and get reservoir view. :)


how high can this development go? if same 5 storeys like meadows then not much view...

land118
02-03-11, 08:21
Think i read somewhere the height restriction of 5 storeys only applicable to part of the plot (ie the portion nearer the temple), other portion can still built high and get reservoir view. :) Yes, you are somewhat correct. 20 Sty and 4 sty as per below, URA salebrochure:

http://www.ura.gov.sg/sales/UppThomsonRd(29Apr08)/salebrochure.pdf


 
Particulars of Land Parcel
Location
Site Area
Lease Period (Years)
Allowable Development
Maximum Building Height+
Permissible Gross Floor Area
Project Completion Period++
Upper Thomson Road
20,847.7 m2
99 years
Residential
Part 4-Storey and part 20 Storey
43,781 m2
72 months
+ Refer to Control Plan
++ Computed from the date of acceptance of the tender by the Authority up to the date of issue of Temporary Occupation Permit for the whole of the proposed

URA SALE OF SITES
RESIDENTIAL DEVELOPMENT

land118
02-03-11, 08:39
Temple is

Kiew Lee Tong Temple
5 Jalan Tambur
576778
6453 8189

Enter from Upper Thomson road..., Jalan Tambur..

Pity that Development can't have entrance on Upper Thomson side.., Best would have been 2 entrance...one at Sin Ming Walk and other at Upper Thomson side..

kane
02-03-11, 13:38
Low rise building will probably be the club house with all the facilities. If the entrance was at upper thomson, then the could have the clubhouse next to the driveaway entrance. Now they need to be a lot more intelligent on the design.

land118
02-03-11, 13:48
Low rise building will probably be the club house with all the facilities. If the entrance was at upper thomson, then the could have the clubhouse next to the driveaway entrance. Now they need to be a lot more intelligent on the design. Am sure, they must have done their homework, trust these HK developer who work with even tighter land constraint in HK to be creative...

mantrix
02-03-11, 17:29
i wanna stay at 20 storey...will be great view :D

but...maybe 1800 psf?? :scared-1::scared-1::scared-1:

azeoprop
02-03-11, 17:34
i think you will face the full blast of the afternoon sun if you want the reservoir view haa haa...:scared-3:

kane
02-03-11, 17:48
i think you will face the full blast of the afternoon sun if you want the reservoir view haa haa...:scared-3:

that's what the current owners at gardens at bishan is experiencing, great view but lots of west sun.

kane
02-03-11, 17:51
i think you will face the full blast of the afternoon sun if you want the reservoir view haa haa...:scared-3:

that's what the current owners at gardens at bishan are experiencing, great view but lots of west sun.

land118
02-03-11, 22:11
:D
that's what the current owners at gardens at bishan are experiencing, great view but lots of west sun.
Perfect for angmo, suntan at balcony, wear shades, enjoy the view and read a book...:D

kane
03-03-11, 22:59
cos they only get sun 3 months in a year, so they enjoy it, here we complain too much sun cos we get it 9months in a year, after discounting the year end rainy season.

testtest
22-03-11, 18:48
When is this launching? Heard it will be soon?

kane
22-03-11, 19:02
No news about this project launch. But given their style, it won't be cheap.

Andrew76
24-03-11, 22:05
Heard from an agent about $1,400 to $1,500 psf. :doh:

kane
24-03-11, 22:32
Have they appointed an agency?

Andrew76
25-03-11, 00:18
Think is CBRE.

kane
25-03-11, 00:27
Think is CBRE.

hmmm... if that is true, then the launch will be imminent. I wonder what Cheung Kong will name it.

kane
25-03-11, 00:33
you're right, did a google and i found some CBRE agents listing it as a soon to launch project.

I think it's been a very long time since some developer combined strata houses with a high rise condo. hmmm...

Their head talked about building big luxurious units instead of following the same route the others were taking in going smaller. Looking at those sizes below, they really mean it. And if it's really at 1400-1500, the quantum won't be small!

This was the breakdown given:

Condominium Development comprising 9 blocks of 20-storey flats and 22 2-storey Strata Houses with 1 Basement Carpark, Swimming Pool and other ancillary facilities.

Total No. of units: 361 (339 apartments + 22 Strata Houses)

Expected TOP: End 2014

Unit Sizing:
2Br: Est 933 - 1,033sf
3Br: Est 1,312 - 1,806sf
4br: Est 1,654 - 2,073sf
3Br PH: Est 1,493 - 1,586sf
4Br PH: Est 1,798 - 2,192sf
4Br+1 Strata House: 4,818 - 6,611sf

devilplate
25-03-11, 00:39
Unit Sizing:
2Br: Est 933 - 1,033sf
3Br: Est 1,312 - 1,806sf
4br: Est 1,654 - 2,073sf
3Br PH: Est 1,493 - 1,586sf
4Br PH: Est 1,798 - 2,192sf
4Br+1 Strata House: 4,818 - 6,611sf

expecting similar concept as The Vision

visionary price!:p

expecting the strata house to sold out first....

kane
25-03-11, 00:42
expecting similar concept as The Vision

visionary price!:p

expecting the strata house to sold out first....


yeah, visionary quantum. it's like cluster housing plus condo. wonder how much is each strata house.

devilplate
25-03-11, 01:28
yeah, visionary quantum. it's like cluster housing plus condo. wonder how much is each strata house.

take vision as an eg...standard units about 10xxpsf whereas cluster hse abt 590-600psf...

if this project std units selling for 1500psf...shd expect 900psf for strata hse...4818X900=4.3xmil....wow....hehe

hopeful
25-03-11, 06:23
yeah, visionary quantum. it's like cluster housing plus condo. wonder how much is each strata house.

this kind of project, any restrictions on foreigners? cannot buy cluster housing in this project but can still buy normal condo unit?

kane
25-03-11, 08:20
take vision as an eg...standard units about 10xxpsf whereas cluster hse abt 590-600psf...

if this project std units selling for 1500psf...shd expect 900psf for strata hse...4818X900=4.3xmil....wow....hehe

4818 is a pretty big landed built in. Probably bigger than most of the terraces in the area. Looks like they're determined to differentiate by size of units in every aspect. 2 bedders typically are between 700-800sqft nowadays, and they're doing 900+.

Were there restrictions to buy the clusters in Vision?

mantrix
25-03-11, 08:24
think Meadows @ Peirce owners dancing liao...:spliff:

devilplate
25-03-11, 10:06
this kind of project, any restrictions on foreigners? cannot buy cluster housing in this project but can still buy normal condo unit?

vy good question sia....their condo units definitely foreigner r eligible.....i believe the cluster hse cannot....hmm

devilplate
25-03-11, 10:07
think Meadows @ Peirce owners dancing liao...:spliff:

recent poets villas cluster hse 6xxpsf

grab it b4 its too late? haha

amk
25-03-11, 10:32
poets villa too far in lah ...

actually the unit size is not that big. it looks more like the 2006-7 "sizing".

$1400 psf really ? :scared-5:

devilplate
25-03-11, 10:34
poets villa too far in lah ...

actually the unit size is not that big. it looks more like the 2006-7 "sizing".

$1400 psf really ? :scared-5:

sm1 mentioned meadows mah....poets villas just behind wor

amk
25-03-11, 10:40
oh devil I see what u meant...


think Meadows @ Peirce owners dancing liao...:spliff:
...err...hmm.. is that you ? ;)

devilplate
25-03-11, 10:46
oh devil I see what u meant...


...err...hmm.. is that you ? ;)

er??

not vested in both projects....no hidden agenda:D

amk
25-03-11, 13:23
sm1 mentioned

aiyo I meant that *someone* lah ;)

kane
25-03-11, 14:26
Is poets villa freehold or leasehold?

amk
25-03-11, 19:57
Is poets villa freehold or leasehold?

LH 99Y.

Actually the land itself is FH, owned by Teacher's Union. It sold a 99Y lease to a small developer.

kane
25-03-11, 22:32
Same style like far east, all aspiring to be future land bankers. I would never touch any LH projects where the land banker isn't the govt.

I suppose the price disclosure 2 days before launch will apply to this cheung kong project right?

Andrew76
26-03-11, 12:11
Even though it's a market demand logic, but with the surrounding area selling at <$900 psf for leasehold and about $1,100 to $1,200 for freehold, the $1,400 - $1,500 quoted by the agent (dunno how true) seems high:jaw-dropping: unless the current upper thomson area is undervalued.

Antione
26-03-11, 13:01
When NSE is complete, Upper Thomson rd will have less traffic, environment will be more serene. Also a new MRT line is coming up soon. All done by 2018 - 2020.

kane
26-03-11, 14:24
Even though it's a market demand logic, but with the surrounding area selling at <$900 psf for leasehold and about $1,100 to $1,200 for freehold, the $1,400 - $1,500 quoted by the agent (dunno how true) seems high:jaw-dropping: unless the current upper thomson area is undervalued.

In the case of private, resale is always reliant on new developments to carry its price higher. But not the other way.

Andrew76
26-03-11, 21:30
When NSE is complete, Upper Thomson rd will have less traffic, environment will be more serene. Also a new MRT line is coming up soon. All done by 2018 - 2020.

I can understand the part about NSE, and it should help to ease provided it is free. Else people will still take the free route, that is down upper thomson road. As for the new MRT line, I believe you are talking about the Thomson Line? Thought I saw from some website the line would actually be steering away from Lower Peirce Reservoir Park area. Thus, even the nearest station would not be a comfortable walking distance away. But then, all these are rumours so until LTA announced the actual location of the station, bet the developer is using this to entice buyers. :)

kane
26-03-11, 22:08
If the sin ming station is going to be near ai tong, then it'll probably be about 5mins walking time. Well, everyone is still guessing where this sin Ming station would be.

devilplate
27-03-11, 22:10
this kind of project, any restrictions on foreigners? cannot buy cluster housing in this project but can still buy normal condo unit?

strata titled cluster housing: PR/foreigner subjected to approval

however, there is NO restriction for strata titled cluster housing within a condo


http://www.sla.gov.sg/htm/ser/ser0306.htm#a
What is restricted residential property under the Residential Property Act
A foreign person cannot acquire or purchase restricted residential property unless he obtains the prior approval of the Minister for Law. Such property includes:


vacant residential land;
landed property [i.e detached house, semi-detached house, terrace house (including linked house or townhouse)]; and
landed property in strata developments which are not approved condominium developments under the Planning Act.

chiaberry
28-03-11, 09:01
I don't think we can write off location of the Sin Ming MRT station as not being accessible from this condo. One of the speculated locations is in Sin Ming Walk and the other one is in Venus Drive. Both of which are not too far away.

I think that the Upper Thomson area resale condos are undervalued. Flame Tree Park transactions for under 900 psf and that location is better (more choices of buses including feeder bus to the Circle line Marymount station). And Flame Tree Park is freehold. High floor units also have great views and not blocked on the city side by Gardens at Bishan. Access to Flame Tree Park is also less claustrophobic by car. For access to the new development you have to go throught Sin Ming Walk with a few condos along the way and the entrance is right next to a school. So I feel the ambience for road access is not that great. I prefer the loctaion of Flame Tree Park. If the PED development launches at the prices that are being speculated, then Flame Tree Park owners will also be celebrating. :cheers5:

hopeful
28-03-11, 09:08
strata titled cluster housing: PR/foreigner subjected to approval

however, there is NO restriction for strata titled cluster housing within a condo
http://www.sla.gov.sg/htm/ser/ser0306.htm#a
.......

Thanks for the info.

Andrew76
29-03-11, 12:08
The rising property price is always good news to surrounding developments which are looking to new developments unlocking their value. Though it's the reverse side of the coin for property buyers:beats-me-man:

Though one cannot strike out the possibility of the Thomson Line or even the North South Highway being located 'near' to the new development, it might be correct to price it as if the locations are confirmed. :tsk-tsk: Here's a related article on the matter:

http://www.asiaone.com/Business/My%2BMoney/Property/Story/A1Story20090811-160475.html

devilplate
29-03-11, 12:10
The rising property price is always good news to surrounding developments which are looking to new developments unlocking their value. Though it's the reverse side of the coin for property buyers:beats-me-man:

Though one cannot strike out the possibility of the Thomson Line or even the North South Highway being located 'near' to the new development, it might be correct to price it as if the locations are confirmed. :tsk-tsk: Here's a related article on the matter:

http://www.asiaone.com/Business/My%2BMoney/Property/Story/A1Story20090811-160475.html

burden lies on buyer mah....haha

chiaberry
29-03-11, 12:52
The alignment of the North-South expressway in that area (north of Marymount) is CONFIRMED already. There will be a semi-tunnel going near Sin Ming in the direction of Marymount. Close enough for easy access and yet not so close as to pose a threat for land acquisition:
http://www.straitstimes.com/BreakingNews/Singapore/Story/STIStory_625821.html

The exact location of the Thomson Line station is not confirmed yet but will be somewhere in the Sin Ming area.

mantrix
29-03-11, 13:19
The alignment of the North-South expressway in that area (north of Marymount) is CONFIRMED already. There will be a semi-tunnel going near Sin Ming in the direction of Marymount. Close enough for easy access and yet not so close as to pose a threat for land acquisition:
http://www.straitstimes.com/BreakingNews/Singapore/Story/STIStory_625821.html

The exact location of the Thomson Line station is not confirmed yet but will be somewhere in the Sin Ming area.

i know where that is :D

chiaberry
29-03-11, 13:22
i know where that is :D

hehe, any clues for us? ;)

Andrew76
29-03-11, 15:29
The alignment of the North-South expressway in that area (north of Marymount) is CONFIRMED already. There will be a semi-tunnel going near Sin Ming in the direction of Marymount. Close enough for easy access and yet not so close as to pose a threat for land acquisition:
http://www.straitstimes.com/BreakingNews/Singapore/Story/STIStory_625821.html

The exact location of the Thomson Line station is not confirmed yet but will be somewhere in the Sin Ming area.

Ya. Those are public news which most informed investors would have known. The only area of interest is where the entrance to the North East Expressway is going to be near this new development. Though it's construction should take some load off the current Upper Thomson Road:)

But just wondering if one should be paying premium for a project that would only be completed in 2020?

kane
29-03-11, 19:18
i know where that is :D

from the perspective of minimizing land acquisition, there are only a few plots of open land in the Sin Ming area.

chiaberry
29-03-11, 19:21
Ya. Those are public news which most informed investors would have known. The only area of interest is where the entrance to the North East Expressway is going to be near this new development. Though it's construction should take some load off the current Upper Thomson Road:)

But just wondering if one should be paying premium for a project that would only be completed in 2020?

The entrance to the North South Expressway cannot be that far away. In any case, being too near the entrance also has its disadvantages (eg traffic jams entering the expressway). In any case, it would help to relieve the jams on Upper Thomson Road. I must admit that the jams are not as bad as before since they realigned Farrer Road after the Circle Line construction.

I agree that if the rumours are correct, the pricing of that new condo would be rather steep for the location. Especially given its leasehold status, the fact that the main entrance is from Sin Ming Walk (right at the end of that road) and the low rise units (houses) would probably be near the temple (because there is height restriction in that area).

mantrix
29-03-11, 20:59
hehe, any clues for us? ;)

cannot anyhow reveal wor...but they are narrowing down 2 final sites...

amk
03-05-11, 13:05
whatever happened to this project ? :confused:

I did a google and found these:

Unit Sizing:
2Br: Est 933 - 1,033sf
3Br: Est 1,312 - 1,806sf
4br: Est 1,654 - 2,073sf
3Br PH: Est 1,493 - 1,586sf
4Br PH: Est 1,798 - 2,192sf
4Br+1 Strata House: 4,818 - 6,611sfso it's a "normal" sized development. can this size sell for 1400 ??? :scared-5:

wesing
03-05-11, 13:28
The last time I saw new launches with the smallest 2-bedders above 900 sq ft was over a year ago:doh: May be this is the selling point of the project - deviation from the norm:D

Andrew76
03-05-11, 14:21
2 months back one agent advertised to be launch around mid-year, which should be soon. but do not see much action at the show flat. maybe they waiting to see the outcomes of the GE and whether govt pushing out more measures? :beats-me-man:

chiaberry
03-05-11, 14:34
Their parent company has good holding power. The feng shui of this plot is not that great from what I can see (school on one side, temple on the other side, another temple and columbarium within 1km). Not sure how they can neutralize these feng shui factors. Perhaps they are also waiting for announcement on MRT stations to launch as one of the stations may be near to them which would justify higher launch prices.

azeoprop
03-05-11, 15:01
I thought they have a time restriction by the govt to complete the project? Cannot hold very long one right? :beats-me-man:

scsc
03-05-11, 15:19
I thought they have a time restriction by the govt to complete the project? Cannot hold very long one right? :beats-me-man:

this piece of land bought in Nov 2009.. subjected to 72mths till Project completion..

Only recent land sales been tighten to 60mths

2824
03-05-11, 16:15
Rare to see any condo launch nowadays without 1 bedder (or a one plus study) also, think the last was waterview.....


The last time I saw new launches with the smallest 2-bedders above 900 sq ft was over a year ago:doh: May be this is the selling point of the project - deviation from the norm:D

devilplate
03-05-11, 16:27
whatever happened to this project ? :confused:

I did a google and found these:

Unit Sizing:

2Br: Est 933 - 1,033sf
3Br: Est 1,312 - 1,806sf
4br: Est 1,654 - 2,073sf
3Br PH: Est 1,493 - 1,586sf
4Br PH: Est 1,798 - 2,192sf
4Br+1 Strata House: 4,818 - 6,611sfso it's a "normal" sized development. can this size sell for 1400 ??? :scared-5:

i tink nothing finalise yet...

impossible to sell at 1.4kpsf for such sizes.....almost Dleedon pricing and quantum liao....ops...Dleedon i tink got 8xxsqft 2bedder.....HAHA

azeoprop
03-05-11, 16:45
2Br: Est 933
3Br: Est 1,312
4br: Est 1,654

I think these sizes are quite normal size, comparable to Minton, waterfront waves or even their own Vision. The larger ones most probably ground floor units with PES.

:beats-me-man:

chiaberry
03-05-11, 16:49
I tink they may hold back for a number of reasons:

1. Cooling measure have hit sentiment amongst buyers
2. Projects like D'Leedon not doing that well
3. Political scene unstable until after GE
4. Thomson line announcement not made (perhaps hoping they would announce when rest of Circle Line is open projected Q3 this year).

Or maybe being HK ppl, they have consulted a Feng Shui master to give auspicious launch date for the project but must wait long time for a very very auspicious date because of the rather unfavourable feng shui of the plot.

Or maybe even waiting for Capitaland to launch by end of the year?????

scsc
03-05-11, 17:24
Beware The "Vision" of Thomson....

Maybe can built a golf range at the sky terrace... then can charge >$1400psf liao...

chiaberry
03-05-11, 17:35
Beware The "Vision" of Thomson....

Maybe can built a golf range at the sky terrace... then can charge >$1400psf liao...

Ha that's a good idea. Maybe they will take you up on that if they are reading this.

The Kallang river project at Bishan park is also a selling point. Within walking distance. Views of the greenery from the higher units will be good too. But traffic noise from Upp Thomson Road and sun from the West will be against them.

They are masterly at counteracting the feng shui though. Their project Thomson 800 was next to a hospital (also considered bad feng shui). But 10 years + down the road there is an MRT station directly opposite. Who would have thought that an MRT station would sprout up in that location when it launched?

devilplate
03-05-11, 17:47
2Br: Est 933
3Br: Est 1,312
4br: Est 1,654

I think these sizes are quite normal size, comparable to Minton, waterfront waves or even their own Vision. The larger ones most probably ground floor units with PES.

:beats-me-man:

933sqftX1400psf=1.3mil

4% gross yield=$4333/mth:scared-1:

lets see if they can sell at 1400psf wif such sizes.....tis is wat i call bubble:D

chiaberry
03-05-11, 17:51
Why do ppl think they are going to price at $1400+ psf?

devilplate
03-05-11, 17:57
Why do ppl think they are going to price at $1400+ psf?

bcoz they r worse den FEO

land118
03-05-11, 18:11
:scared-1:
933sqftX1400psf=1.3mil

4% gross yield=$4333/mth

lets see if they can sell at 1400psf wif such sizes.....tis is wat i call bubble:D New launches as I see at this moment, very tough to get 4% yield....except maybe Geylang?:scared-1:

devilplate
03-05-11, 18:15
:scared-1: New launches as I see at this moment, very tough to get 4% yield....except maybe Geylang?:scared-1:

i tink 8courtyard possible...

411k studio.....

2bedder 650k....

kane
03-05-11, 22:48
bcoz they r worse den FEO

earlier I heard they're thinking the launch will be sometime in July/August, any CBRE agents in here can shed some light on the launch date?

Andrew76
04-05-11, 09:38
bcoz they r worse den FEO

haha... that's quite harsh :D but they certainly try to set a benchmark everywhere they go.

testtest
27-05-11, 16:17
Not launched yet? waiting for news

lufu
28-02-12, 06:26
they're really selling it as if Thomson station is near by. Even has a map of the station location.

Is this worth buying?

kane
28-02-12, 07:19
Initially when they launched it at 1300psf. It wasn't worth it. But nowadays, i can't be as certain because far flung places are selling at 1400 or 1500psf...

lufu
28-02-12, 18:49
Initially when they launched it at 1300psf. It wasn't worth it. But nowadays, i can't be as certain because far flung places are selling at 1400 or 1500psf...


the market is really hot... what is wrong??

Jadey
13-03-12, 08:57
Initially when they launched it at 1300psf. It wasn't worth it. But nowadays, i can't be as certain because far flung places are selling at 1400 or 1500psf...
Just because a handful of investors paid 1500psf for some OCR MM project and suddenly this project become value for money?

No wonder we have so many CMs.