View Full Version : RiverGate (D9, Freehold, Capitaland)
puffer_fish
10-03-13, 15:26
nice, very nice.
if not the asking price too high for me i would get it too:cheers1:
nice, very nice.
if not the asking price too high for me i would get it too:cheers1:
Now prices still ok la ... $2,200+ can still get a decent unit.
DKSG
(PS : Office Boy is vested)
blackjack21trader
11-03-13, 18:36
Now prices still ok la ... $2,200+ can still get a decent unit.
DKSG
(PS : Office Boy is vested)
ur neighbors are guniangs ! selling at $2200psf buay paiseh isit?
99 years leasehold here already selling at over $2500psf liao.
all here sitting on a goldmine and not aware of it :(
puffer_fish
11-03-13, 20:58
Now prices still ok la ... $2,200+ can still get a decent unit.
DKSG
(PS : Office Boy is vested)
What i meant was total selling price was 3.4mill. After much thought . Bought the pier and central . Total price about the same but gotten two different unit
ur neighbors are guniangs ! selling at $2200psf buay paiseh isit?
99 years leasehold here already selling at over $2500psf liao.
all here sitting on a goldmine and not aware of it :(
Mentor, like some people earn a bit of pocket money la ...
Buy now $2,300++, then next time sell at least $2,700++ ...
So much cash out in the market, we can earn all one la ...
All Huat is good!
DKSG
Current management committee cannot make it. Under numbered. Recently implemented remove alternate lighting bulbs in common corridors to bring down electricity bills.
And today, seems to have implemented as well alternative lightings for the carpark.. Strange strange..
starrynight
01-04-13, 08:02
You mean some of the fluoroscent tubes have been removed? I get my house keys today - will go check! :D
Panamera, do you happen to know how many parking lots / labels each unit is entitled to?
I saw from the notice board that there are some units which have owed crazy maintenance fees! Think there was 1 with $11k or something
Current management committee cannot make it. Under numbered. Recently implemented remove alternate lighting bulbs in common corridors to bring down electricity bills.
And today, seems to have implemented as well alternative lightings for the carpark.. Strange strange..
That's about 1 to 2 years worth of maintenance fees.
Current management committee cannot make it. Under numbered. Recently implemented remove alternate lighting bulbs in common corridors to bring down electricity bills.
And today, seems to have implemented as well alternative lightings for the carpark.. Strange strange..
Such a high end project doing this?
My condo changed all light to LED, and cut down the bill substantially.
Such a high end project doing this?
My condo changed all light to LED, and cut down the bill substantially.
Led drivers spoil easily. Led technology just not there yet. Unless u go for higher end jap ones.
Such a high end project doing this?
My condo changed all light to LED, and cut down the bill substantially.
And today, no aircon at the lift lobby.. Better not a sign of more absurd cost cutting measures. Already, swimming pool, the water jets functioning as massage jets, have not been operating for a while..
You mean some of the fluoroscent tubes have been removed? I get my house keys today - will go check! :D
Panamera, do you happen to know how many parking lots / labels each unit is entitled to?
I saw from the notice board that there are some units which have owed crazy maintenance fees! Think there was 1 with $11k or something
First car is free. After that need to pay. But no limit how many cars you can register. More than enough car park lots..
starrynight
01-04-13, 23:10
Yah, I noted the Blk 93 basement lift lobby was not air-conditioned today. And the fluoroscent lights are really only alternately switched on! Felt a bit dark.
And today, no aircon at the lift lobby.. Better not a sign of more absurd cost cutting measures. Already, swimming pool, the water jets functioning as massage jets, have not been operating for a while..
Yah, the basement car park looks only 25% occupied.
BTW, can we pay the monthly maintenance by Giro? Thanks in advance
First car is free. After that need to pay. But no limit how many cars you can register. More than enough car park lots..
are there more owners or tenants staying in rivergate?
i would think investors would spend less on maintenance and sinking fund as they cannot claim it back when they sell the condo.
Led drivers spoil easily. Led technology just not there yet. Unless u go for higher end jap ones.
we use the Jap brand
with 5 years replacement for spoilt
starrynight
07-05-13, 20:04
Latest caveat. Quite a decent deal!
2013-04-26 #40-06 2,077 2,050 4,257,850
2009-06-10 #40-06 2,077 1,500 3,115,500
bargain hunter
07-05-13, 20:20
bought from lippo, sold at below #41-06 to take profit.
Latest caveat. Quite a decent deal!
2013-04-26 #40-06 2,077 2,050 4,257,850
2009-06-10 #40-06 2,077 1,500 3,115,500
4 year for 1m profit. Or 33% of asset price. Not bad. If the equity inserted was 20%. Then the return on equity is 150%.
4 year for 1m profit. Or 33% of asset price. Not bad. If the equity inserted was 20%. Then the return on equity is 150%.
Just 6 months ago, it is still possible to get a 3/4 BR at less than $2,000 psf.
But now, min is $2,100.
DKSG
starrynight
07-05-13, 22:55
Nice layout too - F2-3t (http://www.singaporeexpats.com/singapore-property-pictures/floorplan/rivergate/4bed-TypeF-6.jpg)
Just 6 months ago, it is still possible to get a 3/4 BR at less than $2,000 psf.
But now, min is $2,100.
DKSG
bargain hunter
07-05-13, 23:05
its very nice. just that west sun very strong for stack 6.
Nice layout too - F2-3t (http://www.singaporeexpats.com/singapore-property-pictures/floorplan/rivergate/4bed-TypeF-6.jpg)
starrynight
14-06-13, 14:40
Caveat recently lodged for #32-06. 2077 sq ft at $2050 psf. Exactly same size and psf as #40-06 in April.
starrynight
14-06-13, 14:48
Details of transactions on this unit:
2013-05-28 97 Robertson Quay #32-06 2,077 2,050 4,257,850
2009-07-23 97 Robertson Quay #32-06 2,077 1,600 3,323,200
2009-07-03 97 Robertson Quay #32-06 2,077 1,400 2,907,800
Earlier buyer bought it on 3/7/09 and then flipped it for $400,000 (gross) profit in 20 days.
Buyer than held for 4 years and made $900,000.
Who's the smarter seller? :)
Caveat recently lodged for #32-06. 2077 sq ft at $2050 psf. Exactly same size and psf as #40-06 in April.
Details of transactions on this unit:
2013-05-28 97 Robertson Quay #32-06 2,077 2,050 4,257,850
2009-07-23 97 Robertson Quay #32-06 2,077 1,600 3,323,200
2009-07-03 97 Robertson Quay #32-06 2,077 1,400 2,907,800
Earlier buyer bought it on 3/7/09 and then flipped it for $400,000 (gross) profit in 20 days.
Buyer than held for 4 years and made $900,000.
Who's the smarter seller? :)
1 months work for $400,000? very nice.
1 months work for $400,000? very nice.
Like that count is not correct. My Office finance finance people will tell you have to include the rentals collected within the 4 years.
In the worse case where the $400K sits there for the 4 years, the second buyer is proven to have better foresight. Banks will value such clients more!
DKSG
felicia_sg
15-06-13, 17:10
Most likely net return for 2nd buyer is higher if rental included vs 1st owner sell & park money in bank.
Details of transactions on this unit:
2013-05-28 97 Robertson Quay #32-06 2,077 2,050 4,257,850
2009-07-23 97 Robertson Quay #32-06 2,077 1,600 3,323,200
2009-07-03 97 Robertson Quay #32-06 2,077 1,400 2,907,800
Earlier buyer bought it on 3/7/09 and then flipped it for $400,000 (gross) profit in 20 days.
Buyer than held for 4 years and made $900,000.
Who's the smarter seller? :)
Like that count is not correct. My Office finance finance people will tell you have to include the rentals collected within the 4 years.
In the worse case where the $400K sits there for the 4 years, the second buyer is proven to have better foresight. Banks will value such clients more!
DKSG
if the seller was so active to sell his unit and then sat on it after that. he/she must be a very lucky and unsavvy investor not to reinvest that $400k.
Caveat recently lodged for #32-06. 2077 sq ft at $2050 psf. Exactly same size and psf as #40-06 in April.
How do u find out which unit number? Listed in URA website?
starrynight
16-06-13, 19:11
URA website will not have the unit number. To get this, I subscribe to the www.squarefoot.com.sg website. Around $150 per year.
How do u find out which unit number? Listed in URA website?
starrynight
06-07-13, 23:55
#09-09 just caveated:
2013-06-2097 Robertson Quay #09-09 1,744 1,967 3,430,000
2005-05-1697 Robertson Quay #09-09 1,744 1,020 1,778,400
Owner made almost 100% gross
#09-09 just caveated:
2013-06-2097 Robertson Quay #09-09 1,744 1,967 3,430,000
2005-05-1697 Robertson Quay #09-09 1,744 1,020 1,778,400
Owner made almost 100% gross
Surprised there is buyer interest for low floor stack 9. That is goingto be affected by the construction noise from UP @ RQ and then UP when completed.
#09-09 just caveated:
2013-06-2097 Robertson Quay #09-09 1,744 1,967 3,430,000
2005-05-1697 Robertson Quay #09-09 1,744 1,020 1,778,400
Owner made almost 100% gross
The profit is indeed gross!!! Hahaa!
Good for the buyer to pick up a FH riverfront condo in D9 at $1,9xx which Jurong 99 LH is selling at $1,6xx ... Kudos to buyer !!!
Kudos to seller too ! For making 100% profit and having the grace to let the next person Huat also! Very gracious ...
DKSG
ur neighbors are guniangs ! selling at $2200psf buay paiseh isit?
99 years leasehold here already selling at over $2500psf liao.
all here sitting on a goldmine and not aware of it :(
Next month after National Day Parade, just remember what I said here. Owners here are totally guniangs , I reiterate.
The profit is indeed gross!!! Hahaa!
Good for the buyer to pick up a FH riverfront condo in D9 at $1,9xx which Jurong 99 LH is selling at $1,6xx ... Kudos to buyer !!!
Kudos to seller too ! For making 100% profit and having the grace to let the next person Huat also! Very gracious ...
DKSG
SIBEH LAME ARH... Now still below S$2000psf. The sellers buay paiseh, I paiseh liao.
Next month, Just remember what I said here after National Day Parade.
SIBEH GUNIANGS ARH, owners here :(
When the financial power shifted to Marina Bay in 5 years time; which is nearer to Central Business District? River Gate or the Icon ?
SIBEH LAME ARH, owners here....:(
Every few months must come into this forum to spoonfeed and remind the guniang sellers here, that Jurong already heading to S$2000psf. Now at River still blur blur selling way below S$2000psf, SIBEH LAME LA !
The profit is indeed gross!!! Hahaa!
Good for the buyer to pick up a FH riverfront condo in D9 at $1,9xx which Jurong 99 LH is selling at $1,6xx ... Kudos to buyer !!!
Kudos to seller too ! For making 100% profit and having the grace to let the next person Huat also! Very gracious ...
DKSG
brother DKSG you are dreaming la. Like that pathetic profits you say gross. London profit how much? Hong Kong profit how much? Taiwan profit how much? Shanghai profit how much?
the only statement I agree with you is in red and bolded above la.
SIBEH guniangs arh, your neighbors.
Next time, rivergate below S$2000psf please dun tell me la .you buay paiseh, I very paiseh liao la.
bargain hunter
07-07-13, 10:14
that's the exact reason why the unit was sold for < 2000psf.
Surprised there is buyer interest for low floor stack 9. That is goingto be affected by the construction noise from UP @ RQ and then UP when completed.
Allthepies
07-07-13, 10:40
When the financial power shifted to Marina Bay in 5 years time; which is nearer to Central Business District? River Gate or the Icon ?
SIBEH LAME ARH, owners here....:(
Brother lion king, seems tanjong Pagar is still nearer to marina bay leh...
starrynight
05-10-13, 05:11
Most recent transaction:
2013-09-20 #20-02 1,776 1,993 3,540,000
2010-09-09 #20-02 1,776 1,830 3,250,000
2007-03-01 #20-02 1,776 1,629 2,893,700
Didn't make much..
Most recent transaction:
2013-09-20 #20-02 1,776 1,993 3,540,000
2010-09-09 #20-02 1,776 1,830 3,250,000
2007-03-01 #20-02 1,776 1,629 2,893,700
Didn't make much..
May need to add rental income.
Indeed, the last 3 years didn't make much for that quantum of outlay.
bargain hunter
05-10-13, 09:26
good deal for latest buyer. 3.54m for a high floor 4 bedder.
Most recent transaction:
2013-09-20 #20-02 1,776 1,993 3,540,000
2010-09-09 #20-02 1,776 1,830 3,250,000
2007-03-01 #20-02 1,776 1,629 2,893,700
Didn't make much..
What is the rental for a typical 4 bedder?
good deal for latest buyer. 3.54m for a high floor 4 bedder.
Indeed, the last 3 years didn't make much for that quantum of outlay.
Yes, the prices have plateaud the past 3 years at RG. With ABSD for foreigners at 15%, the Indonesians and PRCs are taking longer to think about it.
It is the quantum which deter local players.
Yes, the prices have plateaud the past 3 years at RG. With ABSD for foreigners at 15%, the Indonesians and PRCs are taking longer to think about it.
It is the quantum which deter local players.
At 3.5m it seems to makes more sense to buy 4 to 5 mm at 700k each. Each gives a rental of about 2.5k. better cashflow.
bargain hunter
05-10-13, 11:20
rental wise of course not as attractive as MM. but absolute quantum wise, its one of the lowest in years.
data from URA in past 2 months showed 8500 to 11500 for 4 bedroom units of 1700 to 1800 sq ft in past 2 months. the higher end of the range seems more typical of the 2000 to 2100 sq ft 4 bedders. maybe it was fully furnished or run like a serviced apartment?
so rental yield is between < 3 to <4%. chances are an average net yield of around 3%?
What is the rental for a typical 4 bedder?
bargain hunter
05-10-13, 11:24
i think if its a 3.5m local buyer, chances are, it will be his sole ppty after disposing of his current ppty and its for own stay. only then can he siam the additional stamp duties?
if break up to multiple units, then gotta pay a lot of additional stamp duties liao.
otherwise, it will be an ah sia gia who stay with parents in a big house and this ppty is his lone buy for investment. :)
At 3.5m it seems to makes more sense to buy 4 to 5 mm at 700k each. Each gives a rental of about 2.5k. better cashflow.
bargain hunter
05-10-13, 11:27
for richer pple who already own multiple properties, then it makes more sense for them to buy multiple MM since they will kenna additional stamp duties no matter what.
based on 8500 rental, yield is about 2.9%, assuming this is the rate for the smaller 4 bedder and non corporate tenant. not great. after property tax, maintenance and instalments. nothing left...
Monthly Maintenance fee?
rental wise of course not as attractive as MM. but absolute quantum wise, its one of the lowest in years.
data from URA in past 2 months showed 8500 to 11500 for 4 bedroom units of 1700 to 1800 sq ft in past 2 months. the higher end of the range seems more typical of the 2000 to 2100 sq ft 4 bedders. maybe it was fully furnished or run like a serviced apartment?
so rental yield is between < 3 to <4%. chances are an average net yield of around 3%?
starrynight
10-10-13, 05:40
Rivergate monthly maintenance not a lot. My 2 bedder is $320 a month
Monthly Maintenance fee?
starrynight
10-10-13, 05:42
#30-13 just caveated at $2284psf
2013-09-26 #30-13 1,033 2,284 2,360,000
2006-03-24 #30-13 1,033 1,239 1,279,820
puffer_fish
13-10-13, 22:20
#30-13 just caveated at $2284psf
2013-09-26 #30-13 1,033 2,284 2,360,000
2006-03-24 #30-13 1,033 1,239 1,279,820
hey bro, you have a unit there right.
how the management doing, can share some feedbacks.:cheers1:
At 3.5m it seems to makes more sense to buy 4 to 5 mm at 700k each. Each gives a rental of about 2.5k. better cashflow.
U r talking pre TDSR and absd
#30-13 just caveated at $2284psf
2013-09-26 #30-13 1,033 2,284 2,360,000
2006-03-24 #30-13 1,033 1,239 1,279,820
Nice profit! :)
starrynight
15-10-13, 07:13
My unit is rented out and I'm based in the USA now, so I don't really know.
The last time I was there, the only negative thing I remember was that the jacuzzis weren't working. Otherwise most stuff looks in good shape.
hey bro, you have a unit there right.
how the management doing, can share some feedbacks.:cheers1:
puffer_fish
15-10-13, 10:15
My unit is rented out and I'm based in the USA now, so I don't really know.
The last time I was there, the only negative thing I remember was that the jacuzzis weren't working. Otherwise most stuff looks in good shape.
Thanks man. :cheers1:
starrynight
19-10-13, 04:50
Another unit caveated:
2013-10-03 #32-04 1,507 2,157 3,250,000
2010-04-08 #32-04 1,507 1,900 2,863,300
2009-06-10 #32-04 1,507 1,470 2,215,290
starrynight
14-01-14, 23:00
#28-14 just caveated... strangely enough, this is the only caveat, i.e. from when it was first sold by developer:
2 Jan 2014 99 Robertson Quay #28-14 1,023 2,161 2,210,000
bargain hunter
14-01-14, 23:09
it could be one of the units which hwa hong was holding.
#28-14 just caveated... strangely enough, this is the only caveat, i.e. from when it was first sold by developer:
2 Jan 2014 99 Robertson Quay #28-14 1,023 2,161 2,210,000
starrynight
19-05-14, 19:25
For my own records:
By
Ashley Chia
Published: May 16, 4:13 AM
SINGAPORE — Popular nightclub Zouk has received a six-month reprieve — until the end of this year — after the authorities extended its lease in Jiak Kim Street yet again.
However, analysts TODAY spoke to said the iconic nightspot’s days at its current premises — which it has occupied for 23 years — are numbered and its relocation imminent.
The site on which Zouk sits is prime land and its surrounding amenities, including Great World City, and its proximity to the city centre are what property developers look for.
Zouk’s lease was to end in 2012, before it was extended until last June and again to June 30 this year. In January, in response to media queries, the Urban Redevelopment Authority (URA), Singapore Land Authority and Singapore Tourism Board said they had been working closely with Zouk to identify alternative locations.
Earlier this week, the authorities told TODAY that, in March, they offered the club an extension till Dec 31. When contacted, Zouk said it had no comment.
Under the URA’s Draft Master Plan 2013, the area has been zoned for mixed-use development — residential with first-storey commercial use.
“Zouk sits on prime land with river frontage; the use of the land is planned as such to realise its maximum potential, for example, its economic value,” said Mr Chris Goh, director of property consultancy Chris International.
Nightlife industry veteran Dennis Foo agreed that the latest extension could be the club’s last, “as the value on that real estate has really skyrocketed”.
PropNex chief executive officer Mohamed Ismail did not think Zouk extended its lease repeatedly because it had problems finding a new location. Rather, it was more of a business decision.
“As a business, Zouk has already sunk in costs at the premises, so it will extend for as long as it can and, as long as it does not influence the Master Plan’s timeline, there is no reason for the Government not to extend the lease,” said Mr Ismail.
For years, residents living in the club’s vicinity in Robertson Quay have complained about noise, littering and vandalism by young party-goers, some of whom spill over from Zouk.
The feedback led Ms Indranee Rajah, Member of Parliament for Tanjong Pagar GRC, to propose a no-alcohol zone in Robertson Quay.
Ms Indranee told TODAY the proposal is still with the Ministry of Home Affairs. While she had not received complaints of late, she said: “My proposal was made on the assumption that Zouk is in the area. If Zouk was not there, then it is unlikely the youth would congregate there.”
A resident, 28, who wished to be known as Eileen, said: “I will be happy for them (partygoers) to leave because they drink and talk very loudly here, disrupting my baby’s sleep.”
Homemaker Diana van Oers, 45, felt the club need not move, but the authorities could exert “more control”. “I am not so bothered by the noise, but they leave a big mess,” she said.
ADDITIONAL REPORTING BY PAUL LIM
starrynight
18-06-14, 08:06
#16-02 just caveated
5 Jun 2014 93 Robertson Quay #16-02 1,755 2,000 3,509,000
7 Mar 2007 93 Robertson Quay #16-02 1,755 1,714 3,007,000
starrynight
23-06-14, 10:50
Went back to the condo to kaypoh a bit yesterday. Some observations:
a. new managing agent wef 16 June. I did not receive any letter informing of the change though
b. "fountain" no longer working - think it was in the agenda / minutes of the last AGM
c. quite a bit of small works done here and there, with the traffic cones around.
d. 1 of the 2 permanently parked Rolls Royces are gone!
e. still nice and quiet, the way I like it
f. still has quite a few hot young ang mo mamas :D
g. the haze is definitely coming back!
h. there are 2 car parks next to Zouk, 1 of which is on the other side of the small road. Both plots are actually not that big.
i. Centennia Suites looks nice from the outside!
starrynight
01-07-14, 19:57
Another unit just caveated:
13 Jun 2014 99 Robertson Quay #24-11 1,539 2,059 3,168,800
26 May 2006 99 Robertson Quay #24-11 1,539 1,219 1,876,120
Another unit just caveated:
13 Jun 2014 99 Robertson Quay #24-11 1,539 2,059 3,168,800
26 May 2006 99 Robertson Quay #24-11 1,539 1,219 1,876,120
Quite lousy performance. OCR development such as Estuary did better. With the world cup season, i think that area damn noisy in the wee hours leh.
that was a sweet price back in 2006.
starrynight
02-07-14, 00:49
Quite lousy performance. OCR development such as Estuary did better. With the world cup season, i think that area damn noisy in the wee hours leh.
Well, it's all relative lah. Stack 11 is not the best facing, so at least it seems the prices are holding quite ok, unless some others in the CCR
that was a sweet price back in 2006.
It sure was! Really goes to show timing is everything. Comfortably > 6+% gross rental yield based on cost.
starrynight
12-08-14, 21:10
#31-03 caveated couple of weeks ago:
24 Jul 2014 93 Robertson Quay #31-03 1,507 2,309 3,480,000
1 Mar 2007 93 Robertson Quay #31-03 1,507 1,639 2,469,200
#31-03 caveated couple of weeks ago:
24 Jul 2014 93 Robertson Quay #31-03 1,507 2,309 3,480,000
1 Mar 2007 93 Robertson Quay #31-03 1,507 1,639 2,469,200
Still can get high price, not bad at all. Lucky seller.
I heard one unit just transacted for $2k psf for one unit on 23th floor....
starrynight
13-08-14, 23:15
Thanks for the heads-up. We'll just have to wait to see the caveat info. I think there are 3-bedders which can be transacted at 19xx psf.
Which is why I was surprised to see the psf for this unit. Not that I'm complaining :)
Still can get high price, not bad at all. Lucky seller.
I heard one unit just transacted for $2k psf for one unit on 23th floor....
starrynight
29-08-14, 20:03
#05-03 caveated... that's a really good price (despite the low floor)
11 Aug 2014 93 Robertson Quay #05-03 1,528 1,766 2,700,000
17 May 2007 93 Robertson Quay #05-03 1,528 1,480 2,261,900
Actually very good price, maybe decoupling...
Recent units are concluded at $2k psf and above.
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