View Full Version : Stellar RV (River Valley Road) Freehold
Stellar RV
Residential
(District 10)
408 River Valley Road Singapore 248306
Developed By ALLIANCE LAND PTE LTD (NOBEL /FISSION/ PINNACLE)
More Info @ http://property-in-singapore.biz/featured/stellar-rv-river-valley-singapore-alliance-land-pte-ltd
Freehold Proposed erection of a block of 7 storey flats with attic (Total 120 units), a mechanized carpark and provision for a swimming pool
Expected T.O.P. Date:
Best quantum for a 1+S & 2br in River Valley. Small but efficient layout.
UNIT MIX :
[TYPICAL]
-1+Study/Guest (452/506 sqft) : 10 units
-2br (517/527/538/549/560/581/614sqft) : 95 units
[Penthse]
-2br Duplex(818/840/890/904/915/926/936/696/990sqft) : 15 units
Fittings & Finishes :
-Top Quality Integrated Fridge, Washer cum Dryer, Induction Hood/Hob & Microwave Oven
-Natural Marble for Living, Dining, Kitchen & Bedrooms
Subject To Availability (Grab Before Its Gone)
(***Info subject to changes)
WHY STELLAR RV?
1.FREEHOLD IN PRIME DISTRICT 10 RIVER VALLEY
2.LOW QUANTUM, HIGH RENTAL YIELD ! CHOICE INVESTMENT !
3.HUGE CAPITAL APPRECIATION POTENTIAL !
4.WITHIN 2 MIN WALK TO FAMOUS EATERIES LIKE BOON TONG KEE CHICKEN RICE, PAPPA MIA BISTRO& BAR, IRVIN'S SEAFOOD, SPIZE - THE MAKAN PLACE ETC.
5.SHORT WALK TO GREAT WORLD CITY SHOPPING MALL
6.LESS THAN 5 MIN DRIVE TO ORCHARD SHOPPING BELT LIKE ION @ ORCHARD, WHEELOCK PLACE, WISMA ATRIA, TAKASHIMAYA, PARAGON SHOPPING MALL AND MANY MORE !
7.CLOSE PROXIMITY TO INT'L SCHOOLS SUCH AS RIVER VALLEY PRIMARY, OVERSEAS FAMILY SCHOOL, SMU, SOTA.
8.FULLY EQUIPPED KITCHEN
9.HIGH QUALITY EUROPEAN FINISHES & FITTINGS
10.WALKING DISTANCE TO FUTURE KIM SENG MRT STATION --> HUGE CAPITAL UPSIDE
Estimating 1 bed from $1mil onwards
2 bed from $1.15mi onwards
Can go: http://sgnewcondolaunch.com/sale/stellar-rv-river-valley/
for more info
Previewing 24th May tentatively
bargain hunter
24-05-12, 20:04
today preview, so quiet in virtual world. in real world is it hot? anyone knows how many sold?
Previewing 24th May tentatively
today preview, so quiet in virtual world. in real world is it hot? anyone knows how many sold?
Hot in real world. But preview day of course hot.
Mostly Penthouses sold..
Selling prices is much better than quoted price before preview though still about $1mil
bargain hunter
25-05-12, 00:31
huh? u mean most of the penthouses were sold while the standard 2 bedder units were still largely available?
Mostly Penthouses sold..
Selling prices is much better than quoted price before preview though still about $1mil
ya
k la final tally, think 7 PH sold, 10 typical sold
bargain hunter
25-05-12, 09:35
huh?! that sounds BAD! after one whole day of preview?!
ya
k la final tally, think 7 PH sold, 10 typical sold
bargain hunter
25-05-12, 13:32
yeah, but surprised that a "rare" MM project in D10 no longer sells like before. maybe they have just gone a little too far crossing 2000psf. :ashamed1:
another MM project...
So the crowd there yesterday mostly look see only... Beware of economy really slowing down ahead but inflation remaining high. Good chance developers will have trouble selling big units (exclude EC) in 2H 2012.
bargain hunter
25-05-12, 15:20
but this one small units leh. :confused:
So the crowd there yesterday mostly look see only... Beware of economy really slowing down ahead but inflation remaining high. Good chance developers will have trouble selling big units (exclude EC) in 2H 2012.
Condo Kaiser
25-05-12, 15:24
Most importantly this location no good....
Shanghai Road area is becoming like a HDB estate....
but this one small units leh. :confused:
Referring to properties in general.
bargain hunter
25-05-12, 15:29
last time boutique projects i find it acceptable. now become mickey mouse wonderland, its ruining everything! :doh:
Most importantly this location no good....
Shanghai Road area is becoming like a HDB estate....
Wild Falcon
09-06-12, 15:54
Heard so 20 units only despite the low quantum at less than $1.2 million? Really cheaper than most suburban condos liao. Or market is really sian of another 400sqft CCR apartment?
bargain hunter
09-06-12, 21:41
A RECENT new city centre launch in River Valley has had less than enthusiastic response, a recent report said, even as other suburban projects gather healthy sales.
Freehold 120-unit Stella RV in prime district 10 sold less than 20 units at its first weekend of launch at average prices of $2,100 per sq ft (psf), a UBS research report noted. The launch took place two weekends ago.
Jointly developed by Nobel Design, Pinnacle Assets Group and Fission Group, the project targets local and foreign professionals and investors.
It comprises mainly small-format units with one-bedroom plus study units at 452 sq ft, two-bedders at 517 to 581 sq ft, and penthouse units at 818 to 936 sq ft.
'Despite the small absolute quantum at $1.2 million per unit, we think the low take-up could be due to the premium pricing versus surrounding projects,' UBS analysts Michael Lim and Adrian Chua noted.
For instance, nearby RV Edge last transacted at $1,850 psf, Loft @ Nathan was sold at $1,750 psf while RV Suites changed hands at $1,650 psf.
The joint venture partners acquired the site through a collective sale last June for $70.5 million - or $1,035 psf per plot ratio, including the 10 per cent gross floor area for balconies.
'With break-even cost at around $1,450 psf, at our calculations, we think the joint venture partners are able to extract a generous pre-tax margin of close to 40 per cent based on the achieved selling price,' the analysts said.
'However, in order to first cover the base costs, we estimate the joint venture partners would have to progressively drum up sales to at least the 80-unit level from less than 20 units currently.'
ESTHER TEO
bargain hunter
09-06-12, 21:43
most of the units are 5xx sq ft 2 bedders.
greedy developers. serves them right. :tongue3:
Heard so 20 units only despite the low quantum at less than $1.2 million? Really cheaper than most suburban condos liao. Or market is really sian of another 400sqft CCR apartment?
most of the units are 5xx sq ft 2 bedders.
greedy developers. serves them right. :tongue3:
Developer was trying to hit $40 mil (500 sqft x $600 psf x 120 units) net profit at $2100 psf. No wonder everyone wants to be a developer now.
I think it is backfiring due to greed, unstable economy and glut of new launches.
bargain hunter
10-06-12, 18:29
http://info.sgx.com/webcoranncatth.nsf/VwAttachments/Att_87C3E2C1FF6CF78248257A17003717CC/$file/Nobel-Purchase_of_Property_Units_Alliance_Land_Pte_Ltd.pdf?openelement
#06-03 $1,099,756
#03-03 $1,075,550
i thought quantum is 1.2m? so they are giving their own people 10% discount? :simmering:
without these 2, sales is even worse. :tongue3:
bargain hunter
15-06-12, 14:19
only 17 sold in may.
bargain hunter
16-07-12, 13:32
interesting, another 8 sold in June to bring total sold to 21. that means 4 units bought in May were returned. :ashamed1:
bargain hunter
15-08-12, 13:54
19 sold at 2077psf median in jul. 80 out of 120 to go.
19 sold at 2077psf median in jul. 80 out of 120 to go.
This project has lots of potential. Limited compeition for tenant cos supply for mm units has been cut right from its door step outwards.
This project has lots of potential. Limited compeition for tenant cos supply for mm units has been cut right from its door step outwards.
Very long no update this..
37 out of 120 units left!
Very long no update this..
37 out of 120 units left!3 weeks ago bro BargainHunter posted: 80 out of 120 to go.
Not bad sales! As said, the restriction by Gov gonna push the real fringe (just outside the zone) development up. RV Edge, Nathan Loft are two high potential ones too.
bargain hunter
10-09-12, 13:21
http://forums.condosingapore.com/showpost.php?p=305470&postcount=18
should continue our discussion here from the MKZ thread. :ashamed1:
yes, after the thomson line was announced, sales picked up very fast.
as for the walking part, its just my personal experience when walking in the area.
3 weeks ago bro BargainHunter posted: 80 out of 120 to go.
Not bad sales! As said, the restriction by Gov gonna push the real fringe (just outside the zone) development up. RV Edge, Nathan Loft are two high potential ones too.
http://forums.condosingapore.com/showpost.php?p=305470&postcount=18
should continue our discussion here from the MKZ thread. :ashamed1:
yes, after the thomson line was announced, sales picked up very fast.
as for the walking part, its just my personal experience when walking in the area.Any updates on the units left?
bargain hunter
17-09-12, 13:11
i think bro zeewee would be in a better position to update.
there were 59 units left at the end of aug but the last time bro zeewee updated, only 37 left. by now should be less than 30?
Any updates on the units left?
As of midnight last night (last PH sold),
left with 15units.. showflat closing soon :D
hope to see u guys at other exciting new launches
As of midnight last night (last PH sold),
left with 15units.. showflat closing soon :D
hope to see u guys at other exciting new launches
Amazing! Well done! Has work started? Will TOP be brought forward?
How much was the PH sold for?
Not a chip of the old building has been hacked yet leh.. But TOP as usual should be able to be earlier since almost sold out
Last PH I'm not sure what's the pricing but should be the one quote nett nett if you were there :)
Not a chip of the old building has been hacked yet leh.. But TOP as usual should be able to be earlier since almost sold out
Last PH I'm not sure what's the pricing but should be the one quote nett nett if you were there :)
http://www.freeimagehosting.net/newuploads/bmpaf.jpg the old apartments hacked off liao. Getting ready for foundation pounding.
pinkpolkadot
10-10-12, 10:31
http://www.freeimagehosting.net/newuploads/bmpaf.jpg the old apartments hacked off liao. Getting ready for foundation pounding.
What is the construction just beside it?
looks like shoebox project
pinkpolkadot
10-10-12, 11:44
so close to each other.
bargain hunter
10-10-12, 11:59
the project coming up beside it is RV Edge.
the project coming up beside it is RV Edge.Yup, another 100% sold out project :doh:
Stellar RV is 100% SOLD OUT. ANOTHER TQ 4 UR SUPPORT POST
Stellar RV is 100% SOLD OUT. ANOTHER TQ 4 UR SUPPORT POSTconfirm? couldnt see from URA, as they only showing till AUG status.
Double confirm coz URA lagging indicator. .. you might wanna triple confirm with huttons agent
bargain hunter
15-10-12, 01:40
even later today i can only tell u sep figures from URA, definitely lagging info.
but yesterday i drove past, din see any more blue and orange huttons balloons hahahahaha. should be sold out. :ashamed1:
confirm? couldnt see from URA, as they only showing till AUG status.
Double confirm coz URA lagging indicator. .. you might wanna triple confirm with huttons agent
You not screaming ?
DKSG
You not screaming ?
DKSG
no more voice, the 100% sold out rates are more that what my throat can take.. drinking manuka honey for now
bargain hunter
15-10-12, 13:21
hehehe sold out in sep liao lah.
Some update on the progress as of 27 Dec. Land is flattened now. Ready for foundation piling.
http://imageshack.us/a/img26/6615/20121227184436.jpg
http://imageshack.us/a/img837/1562/20121227185758.jpg
Status as of 4 May 2013:
http://imageshack.us/a/img198/7493/20130504174248.jpg
http://imageshack.us/a/img90/2966/20130504174243.jpg
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