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View Full Version : Mackenzie 88 (D9, Freehold, Galaxy Capital)



orange
05-06-07, 00:30
http://img119.imageshack.us/img119/193/mackenzie1ok2.jpg

http://img119.imageshack.us/img119/549/mackenzie2al7.jpg

http://img119.imageshack.us/img119/9321/mackenzie3dy1.jpg


TOP soon. All small sizes.

Floor Plans
Type A1 (81 sqm)

Type A (75 sqm)
Type B1 (45 sqm)

Type B (43 sqm)
Type C1 (46 sqm)

Type C (44 sqm)
Type D1 (48 sqm)

Type D (46 sqm)
Type E1 (81 sqm)

Type E (79 sqm)
Type F1 (45 sqm)

Type F (42 sqm)
Type G1 (46 sqm)

Type G (42 sqm)
Type H1 (39 sqm)

Type H (56 sqm)
Type I1 (41 sqm)

Type I (66 sqm)
Type J1 (44 sqm)

Type J (43 sqm)
Type K1 (43 sqm)

Type K (50 sqm)

surfers
10-06-07, 20:03
Where is this located and what is the psf?

Unregistered
22-06-07, 17:18
This is located on MacKenzie Road, just one block from MacKenzie 138. Average price was about $1000 psf. Just called the agent this morning, 100% sold out from developer. Agent didn't even want to entertain, just "sold out, bye bye".

Unregistered
22-06-07, 22:23
This is located on MacKenzie Road, just one block from MacKenzie 138. Average price was about $1000 psf. Just called the agent this morning, 100% sold out from developer. Agent didn't even want to entertain, just "sold out, bye bye".


NOT WORTH IT ! LOOK AT THE SIZES -WORST THAN A "DOLL HOUSE" -
AND 1K PSF !!!! OR CALL IT A SHOE BOX....

Unregistered
26-06-07, 13:24
NOT WORTH IT ! LOOK AT THE SIZES -WORST THAN A "DOLL HOUSE" -
AND 1K PSF !!!! OR CALL IT A SHOE BOX....


No doubt the size is small but heh it's selling at ~ $1K psf! How to find this kind of price around that area nowadays?! For a fact, it's all sold out so fast.
With leasehold developments near MRT in not so central places asking $1kpsf and above in subsales, wouldn't it look like the developer underprice this project instead?

Unregistered
27-06-07, 17:45
why not buy parc emily @ 1200psf

Unregistered
28-06-07, 10:59
why not buy parc emily @ 1200psf

Parc Emily is a good choice too at $1200psf, given that u can't find anything under $1Kpsf in prime areas anymore.

Don't be surprised by the relaunch price of coming new projects around that area by the big deveopers.

Unregistered
06-07-07, 14:11
Parc Emily is a good choice too at $1200psf, given that u can't find anything under $1Kpsf in prime areas anymore.

Don't be surprised by the relaunch price of coming new projects around that area by the big deveopers.

An agent told me that even if I offer at $1.4Kpsf now, I would not be able to get a Parc Emily unit. Is that true?

Unregistered
06-07-07, 18:44
No the high 1200s you should still be able to get units, ground floor patio high 1100s to low 1200s you can also get.

Unregistered
06-07-07, 18:56
don't you find this entire area very messy and complicated..... not very suitable for residential if you ask me. look how long parc emily took to sell out when the mkt was not so hot. in this mkt anything will sell out. but from a risk management perspective shouldnt you be looking ar something that will do well in both up and down markets including rentals and resale?

Unregistered
08-07-07, 11:32
don't you find this entire area very messy and complicated..... not very suitable for residential if you ask me. look how long parc emily took to sell out when the mkt was not so hot. in this mkt anything will sell out. but from a risk management perspective shouldnt you be looking ar something that will do well in both up and down markets including rentals and resale?

This area is just 5 mins drive away from Orchard. With the shortage of prime land now, they think this place would be left untouched?
It is true that it is a sellers call in the crazy market now but this place has values to be unlocked. Just look at this place with a slightly longer perspective than short term.
The negative factors you have mentioned could be gone in no time. In time, you'd see...

Petmail
07-10-08, 03:31
LAST Developer's Unit release for a really FAST deal!!!

1bdrm/495sqft selling below market value in comparison to sub-sale unit selling @ easily $1500-$1600psf while neighbouring projects selling @ $1600psf onwards! Beautiful Pool View!!! Less than 5 mins to MRT!!! High Rental Yield!!! 5% + 15%! NO Instalment required if Booking confirmed with OTP issued before this weekend!

Kindly drop me a line @ 82818888 to present a immediate cheque offer!!! 1st Come 1st Serve!!!

Cheers!
:)
Pet

sigh.
07-10-08, 11:02
must be lousy 0404 unit, right? Anyway 1.3kpsf is not cheap, who u want to fool?
LAST Developer's Unit release for a really FAST deal!!!

1bdrm/495sqft selling below market value in comparison to sub-sale unit selling @ easily $1500-$1600psf while neighbouring projects selling @ $1600psf onwards! Beautiful Pool View!!! Less than 5 mins to MRT!!! High Rental Yield!!! 5% + 15%! NO Instalment required if Booking confirmed with OTP issued before this weekend!

Kindly drop me a line @ 82818888 to present a immediate cheque offer!!! 1st Come 1st Serve!!!

Cheers!
:)
Pet

Unregistered111
07-10-08, 11:39
LAST Developer's Unit release for a really FAST deal!!!

1bdrm/495sqft selling below market value in comparison to sub-sale unit selling @ easily $1500-$1600psf while neighbouring projects selling @ $1600psf onwards! Beautiful Pool View!!! Less than 5 mins to MRT!!! High Rental Yield!!! 5% + 15%! NO Instalment required if Booking confirmed with OTP issued before this weekend!

Kindly drop me a line @ 82818888 to present a immediate cheque offer!!! 1st Come 1st Serve!!!

Cheers!
:)
Pet

S$700psf i take

UnregĄstered
07-10-08, 15:55
S$700psf i take
Add $130psf and make it $830psf. We give you The Quartz lah.
Oops! Sorry! Just sold last month.
No worry. We will get you another unit.

quartz lousy
07-10-08, 18:03
Mckenzie is D9, dont talk ppl into buying condo in cock locatn in suburbs
Add $130psf and make it $830psf. We give you The Quartz lah.
Oops! Sorry! Just sold last month.
No worry. We will get you another unit.

Unregistered123
07-10-08, 22:55
The units are so small... are they built for dwarfs and pygmies?

Unregistered111
07-10-08, 23:16
The units are so small... are they built for dwarfs and pygmies?


Well....... I call it a $1300psf pigeon hole.

Unregistered123
09-10-08, 06:01
Well....... I call it a $1300psf pigeon hole.

I would call a coachroach hole. Too near the you know who for comfort.

suits you
09-10-08, 14:59
i think it suits you coz you are a cockroach


I would call a coachroach hole. Too near the you know who for comfort.

Petmail
14-10-08, 19:59
There will be no possibilities of getting any D9 properties @ 700psf at all anymore. current market transaction and selling price for D9 is way above 1500psf thus mackenzie88 is definitely the best buy. Even D11 new launches and resale are currently transacting averagely 1400-1500psf thus why would mackenzie88 not a good buy?

in da know
14-10-08, 22:49
There will be no possibilities of getting any D9 properties @ 700psf at all anymore. current market transaction and selling price for D9 is way above 1500psf thus mackenzie88 is definitely the best buy. Even D11 new launches and resale are currently transacting averagely 1400-1500psf thus why would mackenzie88 not a good buy?

there isn't a set-in-stone progression in property prices that says district 9 properties MUST be more expensive than district 11 properties as there is considerable overlap in prices.

so your assertion that "even D11 prices are at such and such prices, so how can any D9 property at those same price be any worse" is fundamentally flawed.

many D11 properties in bukit timah are actually more expensive and desirable than an emily, sophia or mackenzie property in D9.

you have to stop thinking that D11 applies only tp novena and balestier area. those two are but only a small part of D11. the bulk of D11 is the low rise housing areas along and inside dunearn road. some of these are so prime that D9 emily and the rest pales in comparison. for example: barker and chancery area (ACS), trevose area (SCGS and opp. botanical gardens), shelford area (opp. nanyang pri and HCI) watten area (RGPS), and hillcrest area (opposite sixth ave, and has all landed housing, plus greenwood dining area).

the only thing no good about this big part of D11 is that there are relatively fewer condos.

UnregĄstered
15-10-08, 00:03
there isn't a set-in-stone progression in property prices that says district 9 properties MUST be more expensive than district 11 properties as there is considerable overlap in prices.

so your assertion that "even D11 prices are at such and such prices, so how can any D9 property at those same price be any worse" is fundamentally flawed.

many D11 properties in bukit timah are actually more expensive and desirable than an emily, sophia or mackenzie property in D9.

you have to stop thinking that D11 applies only tp novena and balestier area. those two are but only a small part of D11. the bulk of D11 is the low rise housing areas along and inside dunearn road. some of these are so prime that D9 emily and the rest pales in comparison. for example: barker and chancery area (ACS), trevose area (SCGS and opp. botanical gardens), shelford area (opp. nanyang pri and HCI) watten area (RGPS), and hillcrest area (opposite sixth ave, and has all landed housing, plus greenwood dining area).

the only thing no good about this big part of D11 is that there are relatively fewer condos.
Let me tell you something. This guy talks sense.

UnregĄstered
16-10-08, 11:43
There will be no possibilities of getting any D9 properties @ 700psf at all anymore. current market transaction and selling price for D9 is way above 1500psf thus mackenzie88 is definitely the best buy. Even D11 new launches and resale are currently transacting averagely 1400-1500psf thus why would mackenzie88 not a good buy?
Buy at $700psf? Can lah!
You can try Livia in Pasir Ris.
One unit just sold at $702psf last month.

Private Residential Units Sold in the Month of September 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Livia ................. OCR ....... 9 ............................... 702 ................ 677 ............... 646

Petmail
16-10-08, 17:21
I do agree not all the d11 will be lower than d9 but we have to be open and look at the average. there are also transaction within d9 which were reported to be transaction way above 4000psf as well. taking an average to be the guideline if we would like to make a market comparison. outskirt against outskirt. heart against heart in the district. I would have to make comparison against many other district like D15, D4, D3, D2, etc and you also realise that most of their average transaction is also way above the price of mackenzie but then also of course taking their average would seem that their price is not comparable to D9 already. Just my two cents worth!

:)
Pet

UnregĄstered
16-10-08, 17:36
I do agree not all the d11 will be lower than d9 but we have to be open and look at the average. there are also transaction within d9 which were reported to be transaction way above 4000psf as well. taking an average to be the guideline if we would like to make a market comparison. outskirt against outskirt. heart against heart in the district. I would have to make comparison against many other district like D15, D4, D3, D2, etc and you also realise that most of their average transaction is also way above the price of mackenzie but then also of course taking their average would seem that their price is not comparable to D9 already. Just my two cents worth!

:)
Pet
Sounds logical.

Anyway, we can agree that "in general", D9 > D10 >D11 >D15. However, there are exceptions depending on the locations.

For instance, we can says "in general" that LH99 condos in D9, D10 and D11 are priced higher than LH99 condo in D15 (e.g. Silversea listed below).

Private Residential Units Sold in the Month of September 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Silversea .......... RCR ........ 11 ............................. 1,780 ............. 1,400 ........... 1,307

Oh no! Look at this! $1,780psf!

Petmail
16-10-08, 17:50
that's the reason why I do have to comment that if we talk about mackenzie88 in comparison to Silversea than do you agree that property investment value in terms of district and tenure its a much better buy? 1350psf against 1780psf, 99LH against FH... By the time it TOP I supposed that the tenure for silversea will be left with approx. 94years only. while mackenzie88 after 20 years will still be... FH!!!

:)
Pet

not a gd gauge
16-10-08, 17:56
prices vary widely frm in same place becoz of many factors like age, tenure, flr level, facilities in cndo, interior finishng etc. Does it mean that if a new cndo is built amongst a lot of old developments the price shud also nt deviate far frm the average prices in that area? For example how could u compare St Regis with those old and tattered pte apartments in that area?
I do agree not all the d11 will be lower than d9 but we have to be open and look at the average. there are also transaction within d9 which were reported to be transaction way above 4000psf as well. taking an average to be the guideline if we would like to make a market comparison. outskirt against outskirt. heart against heart in the district. I would have to make comparison against many other district like D15, D4, D3, D2, etc and you also realise that most of their average transaction is also way above the price of mackenzie but then also of course taking their average would seem that their price is not comparable to D9 already. Just my two cents worth!

:)
Pet

wrong way to value
16-10-08, 18:13
valuers shud change the way they value pty as it is flawed. They use average transactd price in e area to determine their valuation failing to take into consideration future development potential in the area. Sme areas could have really old apts with low psf pricing but if a developer comes along n wants to construct a 2k psf cndo in that area with high quality lifestyle, does it mean that banks will still look at surrounding developmts to value the pty? It shud be ths new hi end project that brings up the price n nt the old projects bringng down the price, rite? Do share ur views

Unregistered 2205.
16-10-08, 18:23
RENTAL SPECIALIST-ready tenants with good budgets.

Single, PR/EP holders from SEA urgently looking for rooms appts in all areas.

Owners pls call 9181-2205.

Petmail
16-10-08, 18:30
Like I said we should look at average if comparing diff project. but even looking at the general specs of the project itself will gives you a good guide which would be a better investment in terms of general specifications itself. however, it will also depends very much on individual taste and preference as "one man's meat is another man's poison". even if talking about the valuation by the professional valuer, they take into consideration of a lot of factors that may potentially affect the valuation of the property concern. however, its only what had been announced by the authorities concern or "as it is" condition both the property and the vincinity.

:)
Pet

why?
16-10-08, 19:37
you still do not get it. valuers seem to concentrate too much on the location (95%) of the time and neglect most other aspect. I give you a hypothetical situation. If an Arab prince one day decides to buy a plot of land in Woodlands and develop a high end condominium in that area with state of the art interior and finishes, charging 2k psf, people with a fixed mindset in singapore would definitely be saying crazy, right? My question is why can't prices in the outer regions breach prices in the central core even when it has everything to offer in the outer region? don't forget, singapore is just a small island and even london, which is the central core of england is many times bigger than singapore.


Like I said we should look at average if comparing diff project. but even looking at the general specs of the project itself will gives you a good guide which would be a better investment in terms of general specifications itself. however, it will also depends very much on individual taste and preference as "one man's meat is another man's poison". even if talking about the valuation by the professional valuer, they take into consideration of a lot of factors that may potentially affect the valuation of the property concern. however, its only what had been announced by the authorities concern or "as it is" condition both the property and the vincinity.

:)
Pet

MP
16-10-08, 19:40
it is like saying why do we need so many constituencies when the whole of singapore could effectively be a single constituency and voters can simply cast their votes as a nation, right?

Petmail
16-10-08, 21:02
you still do not get it. valuers seem to concentrate too much on the location (95%) of the time and neglect most other aspect. I give you a hypothetical situation. If an Arab prince one day decides to buy a plot of land in Woodlands and develop a high end condominium in that area with state of the art interior and finishes, charging 2k psf, people with a fixed mindset in singapore would definitely be saying crazy, right? My question is why can't prices in the outer regions breach prices in the central core even when it has everything to offer in the outer region? don't forget, singapore is just a small island and even london, which is the central core of england is many times bigger than singapore.


There must be good reason why the prices in d9/10/11 is better than the rest generally. Do remember, in London, the properties in the core/heart of London are selling way above the outskirt and even within the heart of the city we have prices different among them too. Its also depending on the popularity of the location that the prince wanna choose. What kinda of buyers is he targetting, and whether he will be really keen to price it at 2000psf etc. what would be the facilities available around the area besides the facilities within the development. The accessibilities to the financial centre can also be one of the factor. putting yourself into the position of an investor, would you buy a property in a new country to you at the prime price yet its not even close to the prime or heart of the town/city etc. in this world, nothing is fair and that's the reason why prime are always prime. if everything is fair then there will be no need for financial centre in all countries with their individual currencies. likewise would you think any city in the world will have all area selling at the same price, be it close to the heart and outskirt of the city where none of the facilities are available within reach. Marsiling will be able to command the 2000psf if the Prince is able to shift all the financial activities and main core buildings, stat board, offices, commercial mall into it before it will reach the same ratings as those in the prime districts. analyst and valuer have to be realistics and they also have to justify the investment value returns if the wanna price it at 2000psf when the rest are at 400psf. if we are talking about a difference of 200-300psf then in that case. can it because of the tenure? or is it the age, etc. Things does happens because of a good reason not cos it will just happen. Likewise for the lehman bros, they crash cos of very good reason why they crashed not cos they crashed just like that. :)

Just my two cents worth.

:)
Pet

phantom_opera
28-05-13, 22:11
2013-05-16 #XX-XX 538 1,616 2007-07-17 1,240 202,288 2,130 4.6

1616psf, not far from highest psf

狮子王
29-05-13, 14:10
Petmail has a good point. That is why I believe even more strongly in my gut feeling that CCR will rocket this year.

propertyhans
29-05-13, 18:58
So this area undervalued? Still asking $1.6k - $1.9k psf only..d9 .....freehold and near mrt..

Ringo33
29-05-13, 20:20
So this area undervalued? Still asking $1.6k - $1.9k psf only..d9 .....freehold and near mrt..

The area there is a little out of place and isolated, hence prices are a little lower as compared to those nearer to Mount Sophia. However the big push for that area will come when DTL complete in 2015; just 5 stations from Marina Downtown station, and when URA release those hotel sites along Mackenzie Road for tender. And I believe the hotel should also include Rex theater as well as all those old shop houses near Selegie Area.

mermaid
21-06-13, 09:29
So this area undervalued? Still asking $1.6k - $1.9k psf only..d9 .....freehold and near mrt..

I oso feel this area is srsly undervalued. imagine it fetching similar price to faber walk which is in ocr, leasehold n not walkable from mrt ... :doh:

leesg123
21-06-13, 13:46
when I see mackenzie address, I think of Little India. when I see mt sophia I think of plaza singapura and downtown. there is a reason for the price gap between mt sophia and mackenzie.

leesg123
21-06-13, 13:56
when I see mackenzie address, I think of Little India. when I see mt sophia I think of plaza singapura and downtown. there is a reason for the price gap between mt sophia and mackenzie.

mermaid
21-06-13, 14:31
when I see mackenzie address, I think of Little India. when I see mt sophia I think of plaza singapura and downtown. there is a reason for the price gap between mt sophia and mackenzie.

agree but dun u agree tat the shd oso be a price diff betw Mackenzie n faber walk? :tongue3:

lionhill
21-06-13, 17:29
agree but dun u agree tat the shd oso be a price diff betw Mackenzie n faber walk? :tongue3:
What if D5 turns out a new prime location in future?

Anyway, I agree CCR is cheap now. wonder if it is undervalued or there is over supply. Otherwise, very difficult to explain.

Ringo33
21-06-13, 17:36
when I see mackenzie address, I think of Little India. when I see mt sophia I think of plaza singapura and downtown. there is a reason for the price gap between mt sophia and mackenzie.
that is because the surrounding land are not developed yet. Come 2015 when DTL complete, URA should put up those site for tender. Hopefully they will make Mackenzie road 2 way traffic instead of just one way.

leesg123
21-06-13, 23:39
that is because the surrounding land are not developed yet. Come 2015 when DTL complete, URA should put up those site for tender. Hopefully they will make Mackenzie road 2 way traffic instead of just one way.maybe, but the fact is also that Little India is the nearest mrt to it! lol, imagine people ask you for direction to Mackenzie...Oh take mrt till LITTLE INDIA lor...

Ringo33
22-06-13, 00:00
maybe, but the fact is also that Little India is the nearest mrt to it! lol, imagine people ask you for direction to Mackenzie...Oh take mrt till LITTLE INDIA lor...

Chinese might not appreciate it as much as Caucasian, thats why most tenant there are european expats

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mermaid
24-06-13, 13:59
What if D5 turns out a new prime location in future?



I wun rule out such possibility, but by the time D5 becomes prime, many RCR will oso become prime :cheers6:



Anyway, I agree CCR is cheap now. wonder if it is undervalued or there is over supply. Otherwise, very difficult to explain.

cos OCR is increasingly, incredibly more n more exp. so sooner or later, focus will be back to CCR, RCR until OCR is pretty undervalued again ... its a vicious cycle, :tsk-tsk: turning back :tongue3:

mermaid
24-06-13, 14:01
What if D5 turns out a new prime location in future?



well, I wun rule out such possibility, but by the time D5 becomes prime, many RCR will oso become prime :cheers6:




Anyway, I agree CCR is cheap now. wonder if it is undervalued or there is over supply. Otherwise, very difficult to explain.

cos OCR is increasingly, incredibly more n more exp. so sooner or later, focus will be back to CCR, RCR until OCR is pretty undervalued again ... its a vicious cycle, :tsk-tsk: turning back :tongue3:

priorityqueen
26-06-13, 07:36
Chinese might not appreciate it as much as Caucasian, thats why most tenant there are european expats


Actually Mackenzie is on the "good" side of little India...it is only when u venture to the other side then u will see a lot of indians...

If anyone is considering mackenzie 88, i will suggest u look at Parc Mackenzie instead, I viewed both previously. I think Parc Mackenzie is much more well maintained although they are of ablout the same age...

Pricing wise, they will go up. becos sometime mid last year, there was already a project launching at $19xx psf? can't remember the name. hence in comparison, mackenzie (both parc and 88) are well valued....