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View Full Version : Is Pandan Valley a good buy?



CCR
03-04-11, 23:55
Hey guys do you think Pandan Valley is a good buy? And is it CCR or RCR property? Need some advice...

Geylang OKT
04-04-11, 01:32
TOP in 1979 or 1980? :confused:

I remember going to this condo to play squash and bio those jap skool girls during my JC days. :D :D :D

kaizhe
04-04-11, 01:41
TOP in 1979 or 1980? :confused:

I remember going to this condo to play squash and bio those jap skool girls during my JC days. :D :D :D

so u are around 40+ years old this year? :rolleyes:

land118
04-04-11, 17:30
If Buy for EnBloc potential, may have to be prepared to wait long long....

DaytonaSS
04-04-11, 20:33
If Buy for EnBloc potential, may have to be prepared to wait long long....

its not bad place to stay. Big Big area, large units. Just along Holland Road. More worth it to pay $1000 psf for freehold than the $1200 quoted in OCR region.

According to some bros here $60 psf can renovate to nice nice already.

land118
04-04-11, 20:41
its not bad place to stay. Big Big area, large units. Just along Holland Road. More worth it to pay $1000 psf for freehold than the $1200 quoted in OCR region.

According to some bros here $60 psf can renovate to nice nice already.
Agree, buy to stay, quite ok. So question by CCR whether it is a good buy will depend on his intention and what price he is paying. From URA caveat, seem like it average about $900+ to $1k psf...., say no takers for enbloc, maybe price will come down a bit...., but if see nice unit that he like, buy to stay, then perhaps love at 1st sight, pay more?

DaytonaSS
04-04-11, 20:48
Agree, buy to stay, quite ok. So question by CCR whether it is a good buy will depend on his intention and what price he is paying. From URA caveat, seem like it average about $900+ to $1k psf...., say no takers for enbloc, maybe price will come down a bit...., but if see nice unit that he like, buy to stay, then perhaps love at 1st sight, pay more?

got a friend selling there. Alot of pple go there to see his house lor. Big unit 2000 sqft, attached toilet for every bedroom. Huge space and nice big layout. 900+++ hard to get.

Few months ago call, idiot agent told me no 1k no need to go viewing. In hot demand also due to freehold,1k psf avg, and within to hendry park primary school. Great buy in my view for staying.

devilplate
04-04-11, 21:01
got a friend selling there. Alot of pple go there to see his house lor. Big unit 2000 sqft, attached toilet for every bedroom. Huge space and nice big layout. 900+++ hard to get.

Few months ago call, idiot agent told me no 1k no need to go viewing. In hot demand also due to freehold,1k psf avg, and within to hendry park primary school. Great buy in my view for staying.
U shd ask ur fren not to sell wat

DaytonaSS
04-04-11, 21:44
U shd ask ur fren not to sell wat

he property guru lah, siting on fat profits so take some lor. He move house till i also lost count how many times.

Geylang OKT
04-04-11, 22:41
he property guru lah, siting on fat profits so take some lor. He move house till i also lost count how many times.

a rolling stone gathers no moss :D

DaytonaSS
04-04-11, 22:45
a rolling stone gathers no moss :D

hahah very chim indeed, but a nice quote.

CCR
04-04-11, 23:02
I want to buy for own stay... 980 psf ok? Where to find such good location at such price? Big unit all attached bathroom, no planter, no aircon ledge, no bay windows... In CCR but only 1k psf plus FH so how can buy fornstay?

devilplate
04-04-11, 23:04
I want to buy for own stay... 980 psf ok? Where to find such good location at such price? Big unit all attached bathroom, no planter, no aircon ledge, no bay windows... In CCR but only 1k psf plus FH so how can buy fornstay?

gd if u really nid the space of 2k sqft....if not abit wasted to sit on 2mil ppty:2cents:

DaytonaSS
04-04-11, 23:10
I want to buy for own stay... 980 psf ok? Where to find such good location at such price? Big unit all attached bathroom, no planter, no aircon ledge, no bay windows... In CCR but only 1k psf plus FH so how can buy fornstay?

Stay for 1 property cycle and u might tio jackpot!

CCR
04-04-11, 23:41
At PV sit on 2k sqft home also 2m, buy a 1300 sqft new home also 2m lolx.... It's seem like difficult to find good location properties below 1.5m for a three bedder man...

litmon
14-07-11, 16:43
Yes buy for long term investment :)

DC33_2008
14-07-11, 17:18
Will there be any potential for such a large site with aging apartments? Pine grove has difficulty enbloc. Pandan valley is bigger.
Yes buy for long term investment :)

CCR
14-07-11, 22:39
Plus PV is freehold...

Wild Falcon
15-07-11, 10:01
Freehold stands a better chance. No need to pay few hundred million of lease topup like the Pine Grove. Location better for own stay than investment. Quite a laggard (in terms of price appreciation) location and is likely to remain so. Don't bash me - personal opinion. For own stay, doesn't matter.


Will there be any potential for such a large site with aging apartments? Pine grove has difficulty enbloc. Pandan valley is bigger.

land118
15-07-11, 10:14
Hey guys do you think Pandan Valley is a good buy? And is it CCR or RCR property? Need some advice... Suggest you also read some of the postings on PV under enbloc section, which I realise you also started the thread

http://forums.condosingapore.com/showthread.php?t=10906

So you would have got a good idea of this. Buy to stay, if enbloc - it's bonus, but personally one is going to wait for a while before "durian dropped" as I doubt residents will agree to sell below a certain reserve price.

A recent friend of mine just rented (last mth) a unit (3 bedder - 1300+ sqft) there for S$3,200 per month only. Btw, he is a property agent. I asked him if he will buy a unit there, he said no but for his own personal reasons. But he told me, PV is a good place to stay and he got a good deal for rental.

:2cents:

CyrusChang
29-12-11, 19:33
Buy before too late....next year even more difficult to get loan

Patra01
13-02-12, 17:24
Yes, Pandan Valley a good buy, due to it's natural atmosphere and eco-friendly environment. Hope you will book Pandan Valley soon. Because it might be cost more in the upcoming year.

Cheers !


(http://www.orimarkproperties.com/)

new2mondrian
13-02-12, 19:58
District 21 leh. Why post under prime thread??? RCR at best...

testtest
13-02-12, 22:25
Yes, Pandan Valley a good buy, due to it's natural atmosphere and eco-friendly environment. Hope you will book Pandan Valley soon. Because it might be cost more in the upcoming year.

Cheers !


(http://www.orimarkproperties.com/)

Why will it be higher in upcoming year?

smallant
14-02-12, 23:28
Nice space.... But rather old... so be prepared for chokage etc.. :D
But i dun like the stepped flooring type.. :D

yowetan
15-02-12, 09:26
I have a few questions on Pandan Valley:

Q1) Pandan Valley is under the watchful eye of en-bloc, so if it is en-bloc, what will happen to buyer who bought recently and still within 4 years SSD period? Will they be penalized since it is en-bloc though they could have/already vote NO?


Q2) It is within 1 km from Henry Park Primary, Pandan Valley resident's children have a better chance enrolling into this primary school?


Q3) The building looks like a typical HDB development, I do not see any security, is the place really that conducive as I did observed that there are shops within the buildings and compound.

I am hoping some wise men and women who are vested or non-vested in this development to share their knowledge and thoughts.

CCR
15-02-12, 10:26
I have a few questions on Pandan Valley:

Q1) Pandan Valley is under the watchful eye of en-bloc, so if it is en-bloc, what will happen to buyer who bought recently and still within 4 years SSD period? Will they be penalized since it is en-bloc though they could have/already vote NO? You have to vote NO then appeal to MND if it goes thru coz not your choice... they will waive the SSD


Q2) It is within 1 km from Henry Park Primary, Pandan Valley resident's children have a better chance enrolling into this primary school? Yes


Q3) The building looks like a typical HDB development, I do not see any security, is the place really that conducive as I did observed that there are shops within the buildings and compound. There are security and mgmt very on the ball... the problem with the shops means public can go in to enrol their kids into the pre school tuition centre etc... that is the only downside i think

I am hoping some wise men and women who are vested or non-vested in this development to share their knowledge and thoughts

mkl22
15-02-12, 10:27
Q1. Yes still have to pay SSD. regardless if you voted yes or not. as long as you sell within 4 years must pay, includes enbloc.

Q2. usually 1Km have a higher chance but still must ballot if too many apply.

Q3. this is personal. no idea.

new2mondrian
16-02-12, 17:52
Nice space.... But rather old... so be prepared for chokage etc.. :D
But i dun like the stepped flooring type.. :D
Agree. Anyway buy because you like the place, not because you hope it can en bloc. Too many units, too many anti-enbloc folks, too high a quantum. Very tough. Even pine grove next door has a damn tough time.

50m more will practically be clementi already. Rental yield on an old devt like this will not be fantastic. With so many devts coming up along D21/D5, may have problem finding tenant.

At current psf pricing I'd rather pay 200psf more and go for newer projects below 10years. At least no leakage/chokage/rentability issues.

buttercarp
18-02-12, 11:02
Agree. Anyway buy because you like the place, not because you hope it can en bloc. Too many units, too many anti-enbloc folks, too high a quantum. Very tough. Even pine grove next door has a damn tough time.

50m more will practically be clementi already. Rental yield on an old devt like this will not be fantastic. With so many devts coming up along D21/D5, may have problem finding tenant.

At current psf pricing I'd rather pay 200psf more and go for newer projects below 10years. At least no leakage/chokage/rentability issues.

Yes, I agree with you.
I'd rather spend a little more and look for a newer place.
Although the chance of enbloc is low, but what if you spend a good sum of money doing up the place then it goes enbloc and you have to pay the SSD.........

Cool
18-02-12, 20:11
Indeed a very old estate. Most owners are probably in their 60s, reluctant to make any changes and have sentimental values of this place. Rental yield is low. Give these owners another 8-10 years, they may consider if there is a good en-bloc offer. If you are keen to buy a unit for own stay, renovate it slightly to your likely that would last you for at least 8 years. Thereafter, you may move to newer and smaller projects with some $$$ from enbloc. :2cents:

Estrangable
28-10-12, 16:57
my friend bot an apartment over there a couple of years ago and now the ceiling is mouldy and they have to install dehumifier and ask specialist to clean up the place. Very old estate le but of cos the prices are quite reasonable

Ringo33
28-10-12, 20:51
my friend bot an apartment over there a couple of years ago and now the ceiling is mouldy and they have to install dehumifier and ask specialist to clean up the place. Very old estate le but of cos the prices are quite reasonable

Not worth buying and hope for enbloc, only buy if you like the space. But be prepared to do a major renovation.

yowetan
18-05-13, 18:11
Hi all...as of today's market and outlook - what is your opinion of this development going forward. TIA.

CondoWE
18-05-13, 18:54
Hi all...as of today's market and outlook - what is your opinion of this development going forward. TIA.

The market now has not crashed yet....so no need to ask around, just WAIT, WAIT and WAIT........................................:D !

yowetan
18-05-13, 19:57
The market now has not crashed yet....so no need to ask around, just WAIT, WAIT and WAIT........................................:D !

Hi...I am expending all resolution to find a place in Mt Sinai. I would appreciate you would answer this else you could set up a thread specifically to bash/flame me instead.

Your kind cooperation will be appreciated.

dtrax
18-05-13, 20:03
Hi...I am expending all resolution to find a place in Mt Sinai. I would appreciate you would answer this else you could set up a thread specifically to bash/flame me instead.

Your kind cooperation will be appreciated.

i think condowe is not wrong to ask u wait. Valley Park from 1600 psf dropping consistently to 1400 psf. I think got chance to hoot at 1.2k psf if wait longer

yowetan
18-05-13, 20:08
i think condowe is not wrong to ask u wait. Valley Park from 1600 psf dropping consistently to 1400 psf. I think got chance to hoot at 1.2k psf if wait longer

Hi...thanks for the clarification.

Will pandan valley a decent place to house a family of 9 members? I have never really step into the premise. However, I would like to visit this place personally to understand the site.

Is it possible for an outsider like me to walk into the premise? As mentioned in previous post in this thread, it seems to me that this place is un-guard.

dtrax
18-05-13, 20:26
Hi...thanks for the clarification.

Will pandan valley a decent place to house a family of 9 members? I have never really step into the premise. However, I would like to visit this place personally to understand the site.

Is it possible for an outsider like me to walk into the premise? As mentioned in previous post in this thread, it seems to me that this place is un-guard.

that one I cant help u.. U need to go in a kao char for yourself. Old condo biggie, 9 or 12 members is not a problem if u r willing to squeeze

supermax
18-05-13, 21:35
i think condowe is not wrong to ask u wait. Valley Park from 1600 psf dropping consistently to 1400 psf. I think got chance to hoot at 1.2k psf if wait longer

Dropping consistently to 1400psf? Cannot use the word consistently if one unit 1550sq ft concluded in April.A swallow doesn't make a summer.I really hope it can come down to 1.2k as i want to buy one more unit.:p

yowetan
19-05-13, 09:19
I am afraid Pandan Valley would be en-bloc; when that happens, I will be penalized by the 4 years SSD.

yowetan
19-05-13, 13:02
Does anyone know if outsider can enter Pandan Valley freely? I would like to survey the place.

dtrax
19-05-13, 13:09
Does anyone know if outsider can enter Pandan Valley freely? I would like to survey the place.

Try ur PT kit trick.. jog into the estate wearing PT kit/Sports attire on weekend. Security guard wun stop you one. I enter Sentosa Cova landed b4 with foldie bike also din get stopped. Explore the whole place gaogao and damn happy after that

yowetan
19-05-13, 13:15
Try ur PT kit trick.. jog into the estate wearing PT kit/Sports attire on weekend. Security guard wun stop you one. I enter Sentosa Cova landed b4 with foldie bike also din get stopped. Explore the whole place gaogao and damn happy after that

Hi...thanks for the tips.

My wife and myself intend to recce and survey the place. We are preparing to get serious with this development since most of the development in Mt Sinai is beyond our financial reach.

electron
19-05-13, 14:05
Dropping consistently to 1400psf? Cannot use the word consistently if one unit 1550sq ft concluded in April.A swallow doesn't make a summer.I really hope it can come down to 1.2k as i want to buy one more unit.:p

Was eyeing VP too. Sadly, that unit is a 2nd floor facing Kellock Road (with no nice view and probably dark), so not really representative.

henryhk
19-05-13, 14:32
Hi...thanks for the tips.

My wife and myself intend to recce and survey the place. We are preparing to get serious with this development since most of the development in Mt Sinai is beyond our financial reach.
So you plan to sell all your 3 hdbs to buy pte or buy this as a 2nd property?

mygeemeel
19-05-13, 16:31
Hi...thanks for the tips.

My wife and myself intend to recce and survey the place. We are preparing to get serious with this development since most of the development in Mt Sinai is beyond our financial reach.

You talking a lot of rubbish!!! You say price crash is happening and yet you want to buy condo now!?!? I read all your posts in different forums (renotalk, audi, etc), all loads of rubbish. Moreover you ask the weirdest questions. Don't you have google or friends or colleagues?? Have you asked your boss why he pays you $3,500/month and if you should change job? :doh:

yowetan
19-05-13, 16:39
So you plan to sell all your 3 hdbs to buy pte or buy this as a 2nd property?

I think I will go for the latter if possible, else I be trading off with my parents or in-law HDB first.

henryhk
19-05-13, 17:24
I think I will go for the latter if possible, else I be trading off with my parents or in-law HDB first.
Why not trade off yours first?

supermax
19-05-13, 17:33
Was eyeing VP too. Sadly, that unit is a 2nd floor facing Kellock Road (with no nice view and probably dark), so not really representative.

Oh bro you have done the checking.In a project there bound to have so called promotional unit which command lower psf Can share the reason why you are eying VP?

electron
19-05-13, 17:41
Oh bro you have done the checking.In a project there bound to have so called promotional unit which command lower psf Can share the reason why you are eying VP?

Because it's one of the most affordable full-facilities condos in the area. Better potential for upside.

In terms of upcoming developments, it'll be near to the new Kim Seng station on the Thomson line and will benefit from the rejuvenation of the Singapore River.

Basically more bang for my buck lah.

supermax
19-05-13, 17:56
Because it's one of the most affordable full-facilities condos in the area. Better potential for upside.

In terms of upcoming developments, it'll be near to the new Kim Seng station on the Thomson line and will benefit from the rejuvenation of the Singapore River.

Basically more bang for my buck lah.

I see.There are a few blocks there,any preference?I guess 1.2k may not be easy even for bad units.

yowetan
19-05-13, 19:41
Why not trade off yours first?

Hi...there is a reason; I am helping them to maximize their CPF.

electron
19-05-13, 20:03
I see.There are a few blocks there,any preference?I guess 1.2k may not be easy even for bad units.

Am fine with any unit not facing the new block along River Valley Road. Don't really like 483 as well (the big block with the small units).

supermax
19-05-13, 20:27
Am fine with any unit not facing the new block along River Valley Road. Don't really like 483 as well (the big block with the small units).

What is the ideal psf you are looking at?There are units at 483 facing the River which are very ideal

electron
19-05-13, 20:35
What is the ideal psf you are looking at?There are units at 483 facing the River which are very ideal

13xx would already be a good deal, in this market. But in no hurry to pay ABSD, so I'll just monitor it to see if it dips. If it doesn't then it's also alright. I've enough.

supermax
19-05-13, 21:19
13xx would already be a good deal, in this market. But in no hurry to pay ABSD, so I'll just monitor it to see if it dips. If it doesn't then it's also alright. I've enough.

Its a 15years old project,may be heading for enbloc potential.

electron
19-05-13, 21:50
Its a 15years old project,may be heading for enbloc potential.

That's true. But en-bloc will probably happen only in the mid-to-long-term. The quantum for buying over 728 Valley Park units will be huge (at least $2b). In contrast, small sites costing about $100m are in vogue at the moment, as the turnover is faster for developers and the risk is lower.

I doubt developers would be keen to commit that much for VP anytime soon, as it's located in a mid-high end area, and this market segment is not doing very well now.

Nice talking to you; tell me when you get your unit :D

supermax
19-05-13, 22:00
That's true. But en-bloc will probably happen only in the mid-to-long-term. The quantum for buying over 728 Valley Park units will be huge (at least $2b). In contrast, small sites costing about $100m are in vogue at the moment, as the turnover is faster for developers and the risk is lower.

I doubt developers would be keen to commit that much for VP anytime soon, as it's located in a mid-high end area, and this market segment is not doing very well now.

Nice talking to you; tell me when you get your unit :D

Bro,thnks for sharing your view about VP.I already got one in2009.I intend to get one more 2bedder around this area.I hope VP wont enbloc,as i intend to keep it and pass down to next generation.VP has resort feel and its location is fantastic.

henryang300
23-01-17, 12:37
I also intending to purchase a unit over in VP but after having second thoughts - eventually decide to buy somewhere else. I really love the space but the NON lift landing feature really turn me off.

Yuna79
24-01-17, 13:16
So I think it's not a good buy. Luckily, one of my friends didn't buy it lol

henryang300
24-01-17, 15:39
But I don't understand why cant the MCST just build a lift? they have been collecting maintenance fee for the past 37 years - assuming ave house unit pay 300 bucks per month they should have a total of SGD 80m by now!