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sunnycarp
20-06-13, 15:20
The Tembusu Kovan is an upcoming freehold project located in the Kovan vicinity. Situated on the old Wing Tai building along Tampines Road, it is just a short 5 mins walk away from Kovan MRT.

Designed by award-winning architect Arc Studio Architecture + Urbanism, the studio that designed Pinnacle @ Duxton, The Tembusu Kovan presents the new crown condo in the Kovan area. All units in The Tembusu Kovan are furnished with finest quality finishing to provide you the ultimate contemporary home that you deserve.

Most of the condo around Kovan are leasehold, which includes Kovan Residences, Kovan Regency and Kovan Melody, so when a new FREEHOLD project launches, don't miss out on it!

For more info, visit Tembusu Kovan (http://sgpropertyforsale.net/listings/the-tembusu/).

SMS "Tembusu Kovan" to Lester Chia at +65-81632525 to find out more!

sunnycarp
07-07-13, 21:18
The Tembusu Kovan launching soon! (end July, early Aug)

Register today! (http://sgpropertyforsale.net/listings/the-tembusu/)

mcmlxxvi
08-07-13, 08:06
launch during 7th month??

ZeeWee
08-07-13, 08:39
launch during 7th month??

End July mah... 7th month starts 7th Aug I think..

maybe 1 day sell out then settle le lor.. haha

rymccondo77
08-07-13, 11:16
Don't think nowadays 7th month will stop people from buying.

If Jurong Gateway condo was launched in the 7th month, think it will still be sold out very fast!

sunnycarp
23-07-13, 16:46
new updated info on Tembusu Kovan (http://sgpropertyforsale.net/listings/the-tembusu/)

Kanarazu
24-07-13, 05:23
new updated info on Tembusu Kovan (http://sgpropertyforsale.net/listings/the-tembusu/)

The advert says 4 min walk to Kovan MRT. This works out to be 2.5m per second.

mcmlxxvi
24-07-13, 08:39
End July mah... 7th month starts 7th Aug I think..

maybe 1 day sell out then settle le lor.. haha

Highly unlikely bro.

mcmlxxvi
24-07-13, 08:40
The advert says 4 min walk to Kovan MRT. This works out to be 2.5m per second.

A tembusu tree walking will be able to make it.

proxon
24-07-13, 15:10
The advert says 4 min walk to Kovan MRT. This works out to be 2.5m per second.

Should be 4 min jog to Kovan MRT, just like Bartley Quinn, not including waiting time for traffic lights to cross road.

eng81157
24-07-13, 15:23
A tembusu tree walking will be able to make it.

probably using Singapore-made Jaegers, from the local hit movie "Singapore River Rim"

Kanarazu
24-07-13, 20:05
Should be 4 min jog to Kovan MRT, just like Bartley Quinn, not including waiting time for traffic lights to cross road.

If the 走 is in hokkien then make sense.

azeoprop
25-07-13, 11:05
Any indicative pricing? :beats-me-man:

ZeeWee
28-07-13, 20:14
Heres the indicative pricing, showflat opening 3rd Aug. Interested to view feel free contact me :D

🔸1bdrm (474-646sqft) $695k - $807k
🔸2bdrm (753-1023sqft) $1.07m - $1.23m
🔸3bdrm (1044-1389sqft) $1.45m - $1.63m
🔸3DK (1216-1464sqft) $1.78m - $1.91m
🔸4bdrm (1367-1701sqft) $2.12m - $2.28m

DC33_2008
28-07-13, 20:20
Heard there is a lot of tembusu trees.

Kanarazu
28-07-13, 21:04
Heres the indicative pricing, showflat opening 3rd Aug. Interested to view feel free contact me :D

🔸1bdrm (474-646sqft) $695k - $807k
🔸2bdrm (753-1023sqft) $1.07m - $1.23m
🔸3bdrm (1044-1389sqft) $1.45m - $1.63m
🔸3DK (1216-1464sqft) $1.78m - $1.91m
🔸4bdrm (1367-1701sqft) $2.12m - $2.28m

Thanks.. But it's strange the 4 bedder has a $1550psf pricing which is highest among all the units.

2824
28-07-13, 22:21
Thanks.. But it's strange the 4 bedder has a $1550psf pricing which is highest among all the units.
4 bedders are targeted at 1st timers or upgraders ( or maybe downgrade fr landed there) without absd. Others targeted at investors.
Think with the recent less than impressive of the Quinn, developer would probably rather buyers purchase more units rather than just 1 big unit :beats-me-man: :beats-me-man: :beats-me-man:

yesnomaybe
29-07-13, 11:35
Thanks.. But it's strange the 4 bedder has a $1550psf pricing which is highest among all the units.

Nothing strange about that...4 bedder stack probably has the best facing

Eh
29-07-13, 15:11
Heres the indicative pricing, showflat opening 3rd Aug. Interested to view feel free contact me :D

🔸1bdrm (474-646sqft) $695k - $807k
🔸2bdrm (753-1023sqft) $1.07m - $1.23m
🔸3bdrm (1044-1389sqft) $1.45m - $1.63m
🔸3DK (1216-1464sqft) $1.78m - $1.91m
🔸4bdrm (1367-1701sqft) $2.12m - $2.28m

Thanks. Seems like the best deal is 2 bedder.

Eh
29-07-13, 15:12
4 bedders are targeted at 1st timers or upgraders ( or maybe downgrade fr landed there) without absd. Others targeted at investors.
Think with the recent less than impressive of the Quinn, developer would probably rather buyers purchase more units rather than just 1 big unit :beats-me-man: :beats-me-man: :beats-me-man:

Sorry for going off thread, how was the sale for The Quinn?

Eh
29-07-13, 15:14
Nothing strange about that...4 bedder stack probably has the best facing

Sorry, I think the best facing is Stack 18 which is a 3 bedder.

sunnycarp
29-07-13, 18:01
Thanks. Seems like the best deal is 2 bedder.

For investment 1br has a very good price psf...


__________________________________
Tembusu Kovan (http://sgpropertyforsale.net/listings/the-tembusu/)

ZeeWee
29-07-13, 20:10
Just been to showflat for agent briefing this morning

Pricing pretty attractive based on what I have posted comparing to other new launch projects near MRT both 99 & FH and especially since this is a Condo status project

Architects designed Duxton@Pinnacle and landscaping team are those who designed Changi Airport. So a lot of effort was put into designing it like a 'Garden' so you will see a lot of greenery around the compound and going up the specially placed pillars surrounding the blocks of units so in such a way, its hard from outside to look into the unit but still easy for occupant in the units to look out

The showflat will have the 2br, 3br Dual Key and 4br show units. 2br is a bare setting so its like getting your unit upon TOP so easier to feel how big the space for the 2br will be. The 4br is pretty spacious for the Master and Junior Master bedroom so it should have no problem selling to Families and Im pretty impressed with it as well.

Penthouse wont have any indicative pricing if anyone is interested but hear say it will be 'premium' pricing giving only 3 penthouses and single level with not a lot of roof terraces spaces

Overall quite unique design compared to surrounding developments la... and don't feel so 'prison-like' after seeing the model... mcm want come this weekend look see not? :D

gwlip
29-07-13, 20:49
When is the TOP?

smartboy2
29-07-13, 21:19
saw the floorplans.

and i like the 3 bdrm ones in particular. quite similar to 311 thomson.

mcmlxxvi
29-07-13, 21:35
Just been to showflat for agent briefing this morning

Pricing pretty attractive based on what I have posted comparing to other new launch projects near MRT both 99 & FH and especially since this is a Condo status project

Architects designed Duxton@Pinnacle and landscaping team are those who designed Changi Airport. So a lot of effort was put into designing it like a 'Garden' so you will see a lot of greenery around the compound and going up the specially placed pillars surrounding the blocks of units so in such a way, its hard from outside to look into the unit but still easy for occupant in the units to look out

The showflat will have the 2br, 3br Dual Key and 4br show units. 2br is a bare setting so its like getting your unit upon TOP so easier to feel how big the space for the 2br will be. The 4br is pretty spacious for the Master and Junior Master bedroom so it should have no problem selling to Families and Im pretty impressed with it as well.

Penthouse wont have any indicative pricing if anyone is interested but hear say it will be 'premium' pricing giving only 3 penthouses and single level with not a lot of roof terraces spaces

Overall quite unique design compared to surrounding developments la... and don't feel so 'prison-like' after seeing the model... mcm want come this weekend look see not? :D

Landscaping fees is gonna make the monthly maintenance fee cost a bomb!

If mcst wanna cut cost, it will turn into Avatar movie set. Why? Coz residents all turn blue in the face.

ZeeWee
29-07-13, 21:52
When is the TOP?

Din really tell us but should be around 2017

Maintenance fee also not sure yet... Expect $300++

Oh they will be selling in phases also.. Phase 1 released stacks will of course be cheaper..

smartboy2
29-07-13, 21:53
Landscaping fees is gonna make the monthly maintenance fee cost a bomb!

If mcst wanna cut cost, it will turn into Avatar movie set. Why? Coz residents all turn blue in the face.


hahaha, bro... that is why the developer won GOLD for BCA award ma... must put gao gao trees to beautify the insides, so ppl from outside can "wow"

mcmlxxvi
29-07-13, 21:59
hahaha, bro... that is why the developer won GOLD for BCA award ma... must put gao gao trees to beautify the insides, so ppl from outside can "wow"

Ya.. like wowwwww i thought they built a modern condo on the site? How come the thick thick green forest still there untouched??

...

This reaction esp likely for its evil twin in Tanah Merah.

gwlip
29-07-13, 22:06
Din really tell us but should be around 2017

Maintenance fee also not sure yet... Expect $300++

Oh they will be selling in phases also.. Phase 1 released stacks will of course be cheaper..

Which are the phase 1 release stacks? Thanks

ZeeWee
29-07-13, 23:56
Which are the phase 1 release stacks? Thanks

That one also never say... Hopefully we will know before the preview

mcmlxxvi
30-07-13, 08:17
bro zeewee, mm proj by roxy coming up right beside at former yi mei gdns....

how do u reckon it will affect Tembusu as an investment purchase?

ZeeWee
30-07-13, 09:13
bro zeewee, mm proj by roxy coming up right beside at former yi mei gdns....

how do u reckon it will affect Tembusu as an investment purchase?

I think if roxy comes up with Dual Key 2br at $1million, 1 br @ Tembusu sure hard fight for rental in future. 3br and bigger should be safe from roxy MM 'assault'

gwlip
30-07-13, 12:44
Hmmm Kovan Grandeur is asking for 2.5K rental for 1 bedder?
That means potential yield for Tembusu (750K for i bedder) is only about 4%?

Eh
30-07-13, 15:46
Hmmm Kovan Grandeur is asking for 2.5K rental for 1 bedder?
That means potential yield for Tembusu (750K for i bedder) is only about 4%?

Maybe can ask for higher rental because nearer to MRT? :D

mcmlxxvi
30-07-13, 17:04
Hmmm Kovan Grandeur is asking for 2.5K rental for 1 bedder?
That means potential yield for Tembusu (750K for i bedder) is only about 4%?

Tembusu mm should be asking 3k in light of the facilities.

As for nearer mrt, its a moot point when one needs to spend 5mins or more to cross that busy junction.

ZeeWee
06-08-13, 20:37
no comments from anyone about Tembusu showflat ah....

anyway showflat is closed till 9th August.. 10th Aug (sat) then open.. in case anyone decides to pop by over the long weekend

ecimbew
06-08-13, 21:23
Is this a open for all preview? I'm thinking... Can also say it is near to Ikea Courts and Giant. It's a straight/curvy road down if they drive.

ecimbew
06-08-13, 21:26
Tembusu mm should be asking 3k in light of the facilities.

As for nearer mrt, its a moot point when one needs to spend 5mins or more to cross that busy junction.

Are you still holding on to K.G?

mcmlxxvi
06-08-13, 22:06
Are you still holding on to K.G?

yes. ssd 3yrs completed in few mths time.

i will assess whether worth to sell after Yi Mei Gdns site launch.

do u think defu revamp will have any effect?

thomastansb
06-08-13, 23:04
I wouldn't dare to bet on 2.5k.

Rental is softening and I will estimate a more realistic rent at maybe 2k in 3 years time. And an interest rate of 2 to 2.5% by then. I will be surprised if there is any cash back after paying for the house.





Hmmm Kovan Grandeur is asking for 2.5K rental for 1 bedder?
That means potential yield for Tembusu (750K for i bedder) is only about 4%?

ecimbew
06-08-13, 23:39
yes. ssd 3yrs completed in few mths time.

i will assess whether worth to sell after Yi Mei Gdns site launch.

do u think defu revamp will have any effect?

It's still in infancy stage. Hardly able to tell. Maybe in 15-20 years.

mcmlxxvi
07-08-13, 07:27
It's still in infancy stage. Hardly able to tell. Maybe in 15-20 years.
True that. Do you foresee any further upside to projects around there such as this Tembusu and Parc Vera in the next 5 years?

greenhorn
07-08-13, 14:07
Anyone went to view Tembusu show flat last weekend? Was really very crowded and heard that many (few hundreds) cheques were collected. Think the agents/developer are aiming for 1000 cheques before Preview. Hence think the developer is trying to emulate the J Gateway sales success story. All eyes are on Tembusu now...May be a sell out project in short time.

What are the selling points for Tembusu? Would you buy into this condo at $1500 psf?

star
07-08-13, 14:25
True that. Do you foresee any further upside to projects around there such as this Tembusu and Parc Vera in the next 5 years?

I see huge rental potiential.
See this:
http://www.hbiz.gov.sg/web/aa17/corporate/DMP/DMP1.pdf

dtrax
07-08-13, 15:22
soooo scary.. checks still flying around nonstop even after TDSR

dvovod
07-08-13, 16:15
Anyone went to view Tembusu show flat last weekend? Was really very crowded and heard that many (few hundreds) cheques were collected. Think the agents/developer are aiming for 1000 cheques before Preview. Hence think the developer is trying to emulate the J Gateway sales success story. All eyes are on Tembusu now...May be a sell out project in short time.

What are the selling points for Tembusu? Would you buy into this condo at $1500 psf?

D19 $1.5k psf cheques still flying around.. many rich ppl. I think generally not a bad place to live at... but quite ex at that price.

now still need invitation then can go right?

greenhorn
07-08-13, 16:36
I think the developer is positioning this project as a non-mass market condo. Can see in the design concept, finishing and facilities of the condo. Its a FH @ kovan hence the pricing. Some agents are saying that this piece of land has good feng shui as how Wing Tai became so successful over 50 years...

Cyberknight
07-08-13, 16:40
I think the developer is positioning this project as a non-mass market condo. Can see in the design concept, finishing and facilities of the condo. Its a FH @ kovan hence the pricing. Some agents are saying that this piece of land has good feng shui as how Wing Tai became so successful over 50 years...

If Feng shui is so good, wing tai will not move

mcmlxxvi
07-08-13, 17:44
I think maybe they give away foc mm lee new book....

mcmlxxvi
07-08-13, 17:45
I see huge rental potiential.
See this:
http://www.hbiz.gov.sg/web/aa17/corporate/DMP/DMP1.pdf

Ya but... 15 to 20yrs... wait till neck longer than camel leh....

ulrich76
09-08-13, 14:02
Good location for own stay. Mins walk to kovan mrt which is 20 mins from cbd. Near amenities and good food. Short drive to kpe. Better value than jurong gateway, considering it is freehold. Frankly, how many malls do you need next to your house

beepbeep
09-08-13, 21:00
yes. ssd 3yrs completed in few mths time.

i will assess whether worth to sell after Yi Mei Gdns site launch.

do u think defu revamp will have any effect?

K.G highest was transacted at $1612psf for a 366sqft in March. Quite a challenging place as its a LH and its side by side with a mosque.

mcmlxxvi
10-08-13, 06:27
K.G highest was transacted at $1612psf for a 366sqft in March. Quite a challenging place as its a LH and its side by side with a mosque.

It is also the closest and newest private apartment nearest future defu biz park with whole units available for rent at <2.5k pm.

LiveYoung
11-08-13, 01:10
This is a sold out project for bigger size units, period

kane
11-08-13, 01:45
what was the crowd like during today's preview?

Lovelle
13-08-13, 11:07
Heard today is the balloting day, any news ?

ZeeWee
13-08-13, 11:33
Heard today is the balloting day, any news ?

Some price for you all to crunch on.. if you all know what stack it is

1Bedroom:
#10-10 - $78xK (484sqft)
#15-10 - $800K

3Bedroom:
#04-17 - $1.546mil (1055sqft)
#04-18 - $1.583mil (1044sqft)
#17-17 - $2.169mil (1389sqft with PES)
#17-18 - $2.24mil (1378sqft with PES)

4Bedroom:
#15-06 - $2.233mil (1367sqft)
#15-07 - $2.268mil (1367sqft)

Sales just started.. will update later if got more news but take up rate for stack 18 3 Bedroom pretty good

Noexit
13-08-13, 12:24
Some price for you all to crunch on.. if you all know what stack it is

1Bedroom:
#10-10 - $78xK (484sqft)
#15-10 - $800K

3Bedroom:
#04-17 - $1.546mil (1055sqft)
#04-18 - $1.583mil (1044sqft)
#17-17 - $2.169mil (1389sqft with PES)
#17-18 - $2.24mil (1378sqft with PES)

4Bedroom:
#15-06 - $2.233mil (1367sqft)
#15-07 - $2.268mil (1367sqft)

Sales just started.. will update later if got more news but take up rate for stack 18 3 Bedroom pretty good


2bedroom ?

ecimbew
13-08-13, 12:38
I think this one is nice. Very garden-like and it's freehold by Wing Tai. I heard their board members will be getting a few units.

http://tembusu-condo.com.sg/wp-content/uploads/2013/07/The-Tembusu-Condo-Units-Layout.jpg

kane
13-08-13, 13:04
how's the sales for the 2 bedders?

mcmlxxvi
13-08-13, 14:11
over 1600psf for mm? gah.

yowetan
13-08-13, 14:27
Let there be a crash.

henryhk
13-08-13, 18:13
Let there be a crash.
Y T , do u have mental problems.....nothing to do, like to shout crash....

ZeeWee
13-08-13, 18:45
about 70%-75% sold I think based on quick glance at the sales chart

2Bedroom cheapest from $1.217mil onwards #13-20. most of them sold

showflat closed from Wed to Fri and reopens on Sat

kane
13-08-13, 18:57
another round of CM to come?

henryhk
13-08-13, 19:04
about 70%-75% sold I think based on quick glance at the sales chart

2Bedroom cheapest from $1.217mil onwards #13-20. most of them sold

showflat closed from Wed to Fri and reopens on Sat
Wat is the average psf for 2 bed room?

ZeeWee
13-08-13, 19:05
around $1550 probably.. don't have the full price list for all the units

ecimbew
13-08-13, 19:09
That's about the price as Potong Pasir's recent launches.

henryhk
13-08-13, 19:28
around $1550 probably.. don't have the full price list for all the units
So more than 200 units sold?

ZeeWee
13-08-13, 19:43
So more than 200 units sold?

should be there +/-

ZeeWee
13-08-13, 20:41
2 Bedroom left last 3 units

aunhyunty
13-08-13, 20:57
2 Bedroom left last 3 units
Any two bedroom selling below 1 mil?

greenhorn
13-08-13, 21:07
2 Bedroom left last 3 units


How about the 1 bedders? How many sold/left? Wow, this Tembusu really selling very well!hink it's a good buy looking at the design, layout and features/facilities...

kane
13-08-13, 21:08
2 Bedroom left last 3 units

all low floors?

ZeeWee
13-08-13, 21:33
high floor 2 bedrooms:
#16-12
#14-16
#14-20

maybe gone over next few days before showflat reopens

1Bedroom maybe 50% sold so left quite a lot..

no 2 Bedroom below started below $1mil

star
13-08-13, 21:42
Ya 2 bedroom all above $1m.

skins
13-08-13, 21:53
Any more 3 bedders stack 18?

ZeeWee
13-08-13, 21:57
Any more 3 bedders stack 18?

only left with Ground Floor and 17th Floor, both with PES.. stack 18 is the hottest stack for 3BR

aunhyunty
13-08-13, 22:09
Not even one sold below 1mil? So that agent that tallked to me at the show flat on sat lied. She asked me to submit cheque saying high chance to get one slightly below 1 mil cos indicative pricing just about 1 mil only.

ZeeWee
13-08-13, 22:17
quoted to start was $1.07mil.. wouldn't say she lied.. more of hoping for the best probably?

but we had been brief that $1.07mil is most likely the starting price for 2 bedroom already though..

DKSG
13-08-13, 22:24
The media should do more homework before commenting that the TDSR CM is taking effect on July sales...

If they hardworking go Tembusu showflat, they will know the effect is limited.

DKSG

maisonjai
13-08-13, 22:27
Response tak-busuk ya, next to watch Glades, smell fresh.

thomastansb
13-08-13, 22:46
1 bedroom seems like a better buy.

1 bedroom is around 1650 psf whereas 3 bedrooms is around 1530 psf.

Usually in other projects, 1 bedroom is 400 to 500 psf higher than a 3 bedroom. Eg: Citylights 3 bedroom is around 1.3k psf but studio is 1.7k psf.




Some price for you all to crunch on.. if you all know what stack it is

1Bedroom:
#10-10 - $78xK (484sqft)
#15-10 - $800K

3Bedroom:
#04-17 - $1.546mil (1055sqft)
#04-18 - $1.583mil (1044sqft)
#17-17 - $2.169mil (1389sqft with PES)
#17-18 - $2.24mil (1378sqft with PES)

4Bedroom:
#15-06 - $2.233mil (1367sqft)
#15-07 - $2.268mil (1367sqft)

Sales just started.. will update later if got more news but take up rate for stack 18 3 Bedroom pretty good

Eh
13-08-13, 23:14
only left with Ground Floor and 17th Floor, both with PES.. stack 18 is the hottest stack for 3BR

That's why I said stack 18 has the best facing.

Kanarazu
14-08-13, 01:44
quoted to start was $1.07mil.. wouldn't say she lied.. more of hoping for the best probably?

but we had been brief that $1.07mil is most likely the starting price for 2 bedroom already though..
Would you know what sort of finishings and appliances is Wing Tai providing for Tembusu? Thanks!

star
14-08-13, 01:58
The new Yi mei garden site will be at least $1600psf next year. Fortune park also high chance of enbloc in future.

kane
14-08-13, 02:27
Would you know what sort of finishings and appliances is Wing Tai providing for Tembusu? Thanks!

I thought I saw Bosch appliances.

mcmlxxvi
14-08-13, 09:09
Response tak-busuk ya, next to watch Glades, smell fresh.

LOL!!!l!!!!!

ZeeWee
14-08-13, 09:36
Would you know what sort of finishings and appliances is Wing Tai providing for Tembusu? Thanks!

Compressed Marble from Living to Dining to Kitchen, Timber Flooring in Bedrooms. Glass Door to Bedroom for Type A (1 bedroom) and to Kitchen (except 1 bedroom)

All given fridges. 1,2 & 3DK given Washer cum Dryer

Also will have Home Automation System to control the lighting and aircon at Living / Dining and Master Bedroom

Showflat opens from 12pm to 3pm Wed to Fri for those who registered for Preview but not able to make it yesterday or cant decide yesterday for booking only. No viewing of the showflat

mermaid
14-08-13, 09:42
1 bedroom seems like a better buy.

1 bedroom is around 1650 psf.


hmmm ... the 1 bedder de $ can fight wif J gateway!


Published August 14, 2013

More than 200 units sold at Tembusu: sources

Strong showing may help bring back confidence to market post-TDSR


SALES at The Tembusu, Wing Tai's condo project in the Kovan area, are said to have crossed 200 units by yesterday evening. The average price for the 337-unit freehold condo is understood to be in the $1,400-1,500 psf range.

Sales started yesterday although the project's showflat first opened two weekends ago. Entry to the showflat to VVIPs and those who had pre-registered earlier was by balloting. Huttons is marketing The Tembusu. This is believed to be the first residential project to attract a good reception after the Total Debt Servicing Ratio (TDSR) framework took effect on June 29.

Analysts estimate developers probably sold less than 500 private homes last month.

Wing Tai could not confirm Tembusu's sales figures as it was still tallying sales, but its general manager for property, Len Siew Lian, said: "The response was encouraging; we believe it is due to the comfortable sizing of the freehold apartments in the established Kovan area. Most importantly, home buyers appreciate the quality design and finishes."

mcmlxxvi
14-08-13, 09:50
Growth story aside, nobody in right mind will compare Kovan with Jurong.

mermaid
14-08-13, 09:59
Growth story aside, nobody in right mind will compare Kovan with Jurong.

I beg to differ. precisely since the pricing is similar, buyers has the chance to evaluate which proj is more worthwhile.

but u r rite to conclude tat Im not in the rite mind.

Eh
14-08-13, 10:24
I beg to differ. precisely since the pricing is similar, buyers has the chance to evaluate which proj is more worthwhile.

but u r rite to conclude tat Im not in the rite mind.

I have to agree with mm king here. Comparing Jurong with kovan is a joke. Buyers who do such comparison are most likely really not familiar with kovan or singapore :eek:

greenhorn
14-08-13, 10:56
From today's Business Times:-

SALES at The Tembusu, Wing Tai's condo project in the Kovan area, are said to have crossed 200 units by yesterday evening. The average price for the 337-unit freehold condo is understood to be in the $1,400-1,500 psf range.
Sales started yesterday although the project's showflat first opened two weekends ago. Entry to the showflat to VVIPs and those who had pre-registered earlier was by balloting. Huttons is marketing The Tembusu. This is believed to be the first residential project to attract a good reception after the Total Debt Servicing Ratio (TDSR) framework took effect on June 29.
Analysts estimate developers probably sold less than 500 private homes last month.

Wing Tai could not confirm Tembusu's sales figures as it was still tallying sales, but its general manager for property, Len Siew Lian, said: "The response was encouraging; we believe it is due to the comfortable sizing of the freehold apartments in the established Kovan area. Most importantly, home buyers appreciate the quality design and finishes."

Knight Frank's head of project marketing, Eugene Lim Ying Jie, said: "This shows there are still buyers out there in the market. This news will help to bring back confidence to the market."

CBRE executive director Joseph Tan also said the initial sales result shows there is still liquidity in the market and healthy demand for competitively priced projects in good locations. "The Tembusu is one of the few larger freehold condo projects in that area. The location is still within walking distance of Kovan MRT. And the showflat is located in a strategic spot opposite the MRT Station."

Mr Tan also described the pricing, which he believed to be $1,500 psf on average, as reasonable for a freehold project relatively close to the city - compared with J Gateway, a 99-year leasehold condo near Jurong East MRT Station that sold like hotcakes at $1,480 psf on average on June 28.
The Tembusu will rise on Wing Tai's former headquarters about 400 metres from Kovan MRT Station. Rising to 18 storeys, the project will have one to four-bedroom apartments, dual-key units and penthouses in five blocks. Unit sizes range from 474 sq ft to 3,886 sq ft. The project features lush greenery throughout and will also have swimming pools and a tennis court.

Meanwhile, sales continue to be slow at Vue 8 Residence, a 99-year leasehold condo near Pasir Ris Beach. Just 70-plus units are thought to have moved, since the project was released last month. The average price is said to be a tad below $1,000 psf.

The Quinn, a 139-unit freehold condo along Bartley Road, also has seen tepid sales. Fewer than 20 units have found buyers since the project's release a couple of weeks ago. The five-storey development's average price is close to $1,600 psf. Absolute prices start from around $850,000 for a one-bedder.

mermaid
14-08-13, 10:59
I have to agree with mm king here. Comparing Jurong with kovan is a joke. Buyers who do such comparison are most likely really not familiar with kovan or singapore :eek:

put it tis way. Im a potential buyer wif budget $800k-$900k for a 1 bedder.
I hv shortlisted 2 proj which meet the $ criteria, J gateway n tembusu. kindly advise me how do I make a decision if I dun compare the 2?

though I agree wif u guys tat kovan vs Jurong is not an apple to apple comparison, but wat a potential buyer is concerned with here is with $xx tat he has, issit more worthwhile to buy an apple or an orange?

clemdale24
14-08-13, 11:16
put it tis way. Im a potential buyer wif budget $800k-$900k for a 1 bedder.
I hv shortlisted 2 proj which meet the $ criteria, J gateway n tembusu. kindly advise me how do I make a decision if I dun compare the 2?

though I agree wif u guys tat kovan vs Jurong is not an apple to apple comparison, but wat a potential buyer is concerned with here is with $xx tat he has, issit more worthwhile to buy an apple or an orange?

why is everyone praising the kovan area? is it really that good? for me, ive never really found it quite so attractive. it's considered OCR and too far from the city. yes mrt, yes landed property area, but i would think that D15 beats kovan anytime.

besides, the tembusu isnt that close to mrt is it?

mermaid
14-08-13, 11:25
why is everyone praising the kovan area? is it really that good? for me, ive never really found it quite so attractive. it's considered OCR and too far from the city. yes mrt, yes landed property area, but i would think that D15 beats kovan anytime.

besides, the tembusu isnt that close to mrt is it?

wah! u quoted me as though I praised wor! :scared-4:

Im merely evaluating the $ across diff proj to ascertain which is a better buy.
u r rite, tembusu cannot be considered as close to mrt but considering the fact tat it is fh, it is not tat bad either.

hmm ... D15 de price oso quite attractive. my bro bought a 2 bedder FH at abt $1500psf early tis yr.

astroboy8681
14-08-13, 11:45
put it tis way. Im a potential buyer wif budget $800k-$900k for a 1 bedder.
I hv shortlisted 2 proj which meet the $ criteria, J gateway n tembusu. kindly advise me how do I make a decision if I dun compare the 2?

though I agree wif u guys tat kovan vs Jurong is not an apple to apple comparison, but wat a potential buyer is concerned with here is with $xx tat he has, issit more worthwhile to buy an apple or an orange?

800k-900k for 1-bedroom is a very healthy budget. in fact you have so many options D12, D13, D14, D15, D19 etc etc...

don't restrict yourself, look beyond new launch...

mermaid
14-08-13, 12:01
800k-900k for 1-bedroom is a very healthy budget. in fact you have so many options D12, D13, D14, D15, D19 etc etc...

don't restrict yourself, look beyond new launch...

Im not buying la, juz bought a 1 bedder a couple of mths back at $6xx :D
mayb old liao, still cannot digest a 1 bedder at $800k-900k as a healthy budget for OCR :(

aunhyunty
14-08-13, 12:07
why is everyone praising the kovan area? is it really that good? for me, ive never really found it quite so attractive. it's considered OCR and too far from the city. yes mrt, yes landed property area, but i would think that D15 beats kovan anytime.

besides, the tembusu isnt that close to mrt is it?
I will choose d19 over d15. Maybe it's just me

mermaid
14-08-13, 12:12
I will choose d19 over d15. Maybe it's just me

D19 is so vague leh ... extreme Punggol is D19, Serangoon is oso D19.

aunhyunty
14-08-13, 13:15
D19 is so vague leh ... extreme Punggol is D19, Serangoon is oso D19.
Ok I mean D19 from serangoon area and furthest up to kovan. Not including the further hougang sengkang punggol area.

azeoprop
14-08-13, 13:15
Compressed Marble from Living to Dining to Kitchen, Timber Flooring in Bedrooms. Glass Door to Bedroom for Type A (1 bedroom) and to Kitchen (except 1 bedroom)

All given fridges. 1,2 & 3DK given Washer cum Dryer

Also will have Home Automation System to control the lighting and aircon at Living / Dining and Master Bedroom

Showflat opens from 12pm to 3pm Wed to Fri for those who registered for Preview but not able to make it yesterday or cant decide yesterday for booking only. No viewing of the showflat

What is the price of the cheapest 1 bedder for now? :beats-me-man:

clemdale24
14-08-13, 13:17
Im not buying la, juz bought a 1 bedder a couple of mths back at $6xx :D
mayb old liao, still cannot digest a 1 bedder at $800k-900k as a healthy budget for OCR :(

haha sorry mermaid didnt mean to quote u la

anyway which property did u invest in?

i guess everyone is entitled to their own opinions. D15 is also a big area, covering meyer/ amber/ tanjong rhu/ joo chiat/ siglap/ marine parade. different areas have their own good and bad points. it would be the same for D19 of course - punggol and serangoon are worlds apart.

greenhorn
14-08-13, 13:31
I think the 1 bedders are good buys. The 1 bedder unit layout is spacious and better than most 1 bedders i have seen in new condos. From site plan, think those 1 BR stacks facing south & overlooking the landed area will enjoy wide unblock views. Got a feeling the 1 bedders will sell out soon following the 2 bedders.

aunhyunty
14-08-13, 13:43
Comparing this with promenade@pelikat which is more value for money? Both freehold, other aspect of course tembusu win hands down. But pricing a huge diff.. promenade is also Walkable to mrt tho slightly further, but got sheltered walkway.

azeoprop
14-08-13, 13:47
Ok I mean D19 from serangoon area and furthest up to kovan. Not including the further hougang sengkang punggol area.

Hougang 5th milestone to 6th milestone. :D

mermaid
14-08-13, 14:10
haha sorry mermaid didnt mean to quote u la

anyway which property did u invest in?

i guess everyone is entitled to their own opinions. D15 is also a big area, covering meyer/ amber/ tanjong rhu/ joo chiat/ siglap/ marine parade. different areas have their own good and bad points. it would be the same for D19 of course - punggol and serangoon are worlds apart.

D13 bartley ridge :o

juz a few mths ago, I was saying wah, sibeh exp as compared to those tat my siblings bought. after J gateway was launched I was exclaiming wah! sibeh cheap! :D

Eh
14-08-13, 15:34
put it tis way. Im a potential buyer wif budget $800k-$900k for a 1 bedder.
I hv shortlisted 2 proj which meet the $ criteria, J gateway n tembusu. kindly advise me how do I make a decision if I dun compare the 2?

though I agree wif u guys tat kovan vs Jurong is not an apple to apple comparison, but wat a potential buyer is concerned with here is with $xx tat he has, issit more worthwhile to buy an apple or an orange?

Buyer got all types. As a buyer, are you buying for own stay or investment? If for investment is it long term or short term? Mainly capital gain or mainly rental gain? And when renting out what kind of tenants are you looking for?

Let me put it this way too, I have a 2 bedder at sea avenue. So far my tenants have always been white collar expats couple who are looking for different kinds of lifestyle. I didn't fix any specific requirements. It's just how it is. And If you are renting out a unit in Jurong, you can get ANY types of tenants.

Jurong no matter how much hype, will always be Jurong. It can never be compare to other districts.

If you want me to choose, not comparing pricing between projects but more on affordability and potential rental gains, I will buy Jurong too.

tahoo
14-08-13, 16:17
Wonder what sort of buyers we have?
Aren't they affected by the ABSD or TDSR?

With all these, it totally take away the possible capital gains. :simmering: :doh:

Regulators
14-08-13, 16:21
These could be the first time buyers cum noise makers who complained prices high n still buy high :doh:.

Eh
14-08-13, 16:25
Wonder what sort of buyers we have?
Aren't they affected by the ABSD or TDSR?

With all these, it totally take away the possible capital gains. :simmering: :doh:

TDSR really affect a lot of buyers. I heard instead of up to 3 days now it takes up to 10 days to assess your loan. And I don't understand why rental income cannot be taken into consideration for loan approval.

tahoo
14-08-13, 16:49
TDSR really affect a lot of buyers. I heard instead of up to 3 days now it takes up to 10 days to assess your loan. And I don't understand why rental income cannot be taken into consideration for loan approval.
Indeed, I was trying to do my re-financing. With the new procedure, we need to provide all documentation proof of all loans / credit services that we have. (from car hire purchase agreement to ALL credit cards bills)
It is a long and tiring process for me to dig all the documents for the loan officer. Almost wanted to give up.

henryhk
14-08-13, 16:50
Indeed, I was trying to do my re-financing. With the new procedure, we need to provide all documentation proof of all loans / credit services that we have. (from car hire purchase agreement to ALL credit cards bills)
It is a long and tiring process for me to dig all the documents for the loan officer. Almost wanted to give up.
How about repricing with the same bank, need all these documents?

thomastansb
14-08-13, 16:58
I will never buy any of these 2.

1) Too far from city
2) Too expensive

Kovan will always be Kovan. So what it has landed? Sengkang also got landed. As for Jurong, it is beyond my imagination why people can fork out 1.7k psf for a OCR. Crazy.

If I have to buy with a 900k budget, I will look at something nearer to town and give me rental.

Going to TOP projects or just TOP projects such as Coralis, Shore residences or Waterbank. I believe still can get a studio below 1M and rent out at 3.5k easily. That will give me > 4% yield for at least 3 to 4 years over J Gateway or Tembusu. Or die die have to buy OCR with 900k budget, I will get Optima studio. Easily can buy one below 850k and rent out at 3.2k. Why should I take the risk of buying something that need to wait for 4 years when I can buy something at the same price but with rental? If it is cheap, still okay. But no thanks at $1700 psf.




put it tis way. Im a potential buyer wif budget $800k-$900k for a 1 bedder.
I hv shortlisted 2 proj which meet the $ criteria, J gateway n tembusu. kindly advise me how do I make a decision if I dun compare the 2?

though I agree wif u guys tat kovan vs Jurong is not an apple to apple comparison, but wat a potential buyer is concerned with here is with $xx tat he has, issit more worthwhile to buy an apple or an orange?

ZeeWee
14-08-13, 17:16
What is the price of the cheapest 1 bedder for now? :beats-me-man:

$695k still

Regulators
14-08-13, 17:30
Money now is always better than money later :cheers1:


I will never buy any of these 2.

1) Too far from city
2) Too expensive

Kovan will always be Kovan. So what it has landed? Sengkang also got landed. As for Jurong, it is beyond my imagination why people can fork out 1.7k psf for a OCR. Crazy.

If I have to buy with a 900k budget, I will look at something nearer to town and give me rental.

Going to TOP projects or just TOP projects such as Coralis, Shore residences or Waterbank. I believe still can get a studio below 1M and rent out at 3.5k easily. That will give me > 4% yield for at least 3 to 4 years over J Gateway or Tembusu. Or die die have to buy OCR with 900k budget, I will get Optima studio. Easily can buy one below 850k and rent out at 3.2k. Why should I take the risk of buying something that need to wait for 4 years when I can buy something at the same price but with rental? If it is cheap, still okay. But no thanks at $1700 psf.

mcmlxxvi
14-08-13, 17:59
People prefer virgin house just like virgin wife.

Somemore this one can pick and choose the exact wife you want. Nevermind the 300psf more. Virginity is priceless anyway.

azeoprop
14-08-13, 18:05
$695k still

Which stack is this? Face hdb mscp or face main road one? Thanks!

Regulators
14-08-13, 18:28
Would u go for an ugly virgin wife that cant make u erect or a gorgeous non-virgin wife that you never get tired of looking at her? :D
People prefer virgin house just like virgin wife.

Somemore this one can pick and choose the exact wife you want. Nevermind the 300psf more. Virginity is priceless anyway.

azeoprop
14-08-13, 19:08
Fly through with ghost residents :p
http://youtu.be/hL1Sye9NyTA

Design inspiration
http://youtu.be/_TaGHgcBBUE

:D

mermaid
14-08-13, 19:44
People prefer virgin house just like virgin wife.

Somemore this one can pick and choose the exact wife you want. Nevermind the 300psf more. Virginity is priceless anyway.

tiagong women oso prefer virgin husbands IF their husbands expect them to be one.
fair enuff? :D
so my dear bro, r u a virgin? :cheers6:

indomie
14-08-13, 20:05
http://www.dailyhaha.com/_pics/like-a-virgin.jpg

Scary
14-08-13, 20:22
How about repricing with the same bank, need all these documents?

I am currently doing repricing. Same process. Now trying to get credit card statements from the banks. Agreed. Very tiring process.

mcmlxxvi
14-08-13, 21:09
tiagong women oso prefer virgin husbands IF their husbands expect them to be one.
fair enuff? :D
so my dear bro, r u a virgin? :cheers6:

I m proud to say im not. I got sex life one hor.

thomastansb
14-08-13, 21:13
And money later might not materialize. I wouldn't bet on rental going up and interest remaining low 3 years later. I really don't foresee this happening.




Money now is always better than money later :cheers1:

thomastansb
14-08-13, 21:14
Virgin or non virgin doesn't matter. As long as she looks good and give good bj :D:D:D


Would u go for an ugly virgin wife that cant make u erect or a gorgeous non-virgin wife that you never get tired of looking at her? :D

mcmlxxvi
14-08-13, 21:25
Fly through with ghost residents :p
http://youtu.be/hL1Sye9NyTA

Design inspiration
http://youtu.be/_TaGHgcBBUE

:D

Takes generations to build value

Hope it doesnt take generations to TOP.

mermaid
14-08-13, 21:26
I m proud to say im not. I got sex life one hor.

wah! so cool!

u really put a lot of virgin guys to shame!
hahaha!

azeoprop
14-08-13, 21:39
Takes generations to build value

Hope it doesnt take generations to TOP.

Hopefully it doesn't take generations to pay off the debts... :rolleyes:

bakasa2002
14-08-13, 21:45
Got to say the landscaping looks really beautiful ... Well designed imo. :)

azeoprop
14-08-13, 21:48
Need alot of maintenance though, those numerous pillars that support the 3 sky terraces need to be cleaned regularly or else risk looking like scaffolding if they become dirty. :beats-me-man:

henryhk
14-08-13, 21:53
I am currently doing repricing. Same process. Now trying to get credit card statements from the banks. Agreed. Very tiring process.
Even repricing with the same bank still need to follow the TDSR rule..... I thought refinancing then so troublesome.....keep us update of the difference between the repricing and refinancing.......

ZeeWee
14-08-13, 22:37
Which stack is this? Face hdb mscp or face main road one? Thanks!

#02-10 & #02-13
1 face MSCP and the other main road with the bin centre and power station beside

mcmlxxvi
15-08-13, 07:23
#02-10 & #02-13
1 face MSCP and the other main road with the bin centre and power station beside

Asking your serious opinion with you as a fellow forummer and not as an agent.

Do you think the one bedder here is worth it?

ZeeWee
15-08-13, 08:51
Asking your serious opinion with you as a fellow forummer and not as an agent.

Do you think the one bedder here is worth it?

wah.. can I drop you a PM instead? haha

If priority is buy to Stay, I would encourage la.. compare to paying about $640k for Jewel (closest example rather than Jurong)

If buy for Rental.. eh.. I will try find a unit @ KG, Kovan Suites for below $600k with Tenant and just go with it. Include ABSD 10% overall cost still below $700k... 4 years even if sell at $700k, still earn abit Capital plus Rental and still cheaper than the cheapest Tembusu have for Sale even now

If not I will bring the $700k to Geylang, my preferred choice

aunhyunty
15-08-13, 09:16
wah.. can I drop you a PM instead? haha

If priority is buy to Stay, I would encourage la.. compare to paying about $640k for Jewel (closest example rather than Jurong)

If buy for Rental.. eh.. I will try find a unit @ KG, Kovan Suites for below $600k with Tenant and just go with it. Include ABSD 10% overall cost still below $700k... 4 years even if sell at $700k, still earn abit Capital plus Rental and still cheaper than the cheapest Tembusu have for Sale even now

If not I will bring the $700k to Geylang, my preferred choice

But KG is lh99 wor.. Only slightly cheaper than Tembusu. If holding longer term not worth it compared to freehold.

Eh
15-08-13, 09:32
wah.. can I drop you a PM instead? haha

If priority is buy to Stay, I would encourage la.. compare to paying about $640k for Jewel (closest example rather than Jurong)

If buy for Rental.. eh.. I will try find a unit @ KG, Kovan Suites for below $600k with Tenant and just go with it. Include ABSD 10% overall cost still below $700k... 4 years even if sell at $700k, still earn abit Capital plus Rental and still cheaper than the cheapest Tembusu have for Sale even now

If not I will bring the $700k to Geylang, my preferred choice

For now Geylang is undervalued.

mcmlxxvi
15-08-13, 09:42
wah.. can I drop you a PM instead? haha

If priority is buy to Stay, I would encourage la.. compare to paying about $640k for Jewel (closest example rather than Jurong)

If buy for Rental.. eh.. I will try find a unit @ KG, Kovan Suites for below $600k with Tenant and just go with it. Include ABSD 10% overall cost still below $700k... 4 years even if sell at $700k, still earn abit Capital plus Rental and still cheaper than the cheapest Tembusu have for Sale even now

If not I will bring the $700k to Geylang, my preferred choice

Astute opinion. Why are you not joining the investors club yet and still an agent??

Oh you enjoy agent work... so nice!

BTW not to poo poo on this project sales, but The Bentley coming up much more walkable to Kovan MRT (same side of Kovan - the 'good' and landed side - as infamous Hillside Dr case wahahaha). Tembusu is hdb and industrial side btw.

mcmlxxvi
15-08-13, 09:43
But KG is lh99 wor.. Only slightly cheaper than Tembusu. If holding longer term not worth it compared to freehold.

My dear neighbour... in SG LH99 vs LH999 vs FH is really not much difference where it's for investment purposes and going to be let out.

It is just a 'face' thing like your EC vs PC thread.

ZeeWee
15-08-13, 09:49
Aiya... Sad story... Tied down by HDB MOP lor... So devastating during this period haha

So can only scratch itch by working as Agent first

mcmlxxvi
15-08-13, 09:51
Aiya... Sad story... Tied down by HDB MOP lor... So devastating during this period haha

So can only scratch itch by working as Agent first

You have a happy family with kid and dog... already very admirable. Don't fret, MOP is not 4ever. Will over soon - then strike it private property hard and big!!!

Or you gonna go EC route...? EC now oso 800psf leh LOL

mermaid
15-08-13, 09:51
My dear neighbour... in SG LH99 vs LH999 vs FH is really not much difference where it's for investment purposes and going to be let out.

It is just a 'face' thing like your EC vs PC thread.


it does matter.
say a 2nd hand condo at gd location but it is alrdy 30 yrs since TOP liao is put up for sale. If it is a 99lh I wun consider at all.

u nid to consider whether yr not virgin ppty at not so fantastic loc & not near mrt n lh99 still got market rate onot in 20yrs' time :2cents:

mcmlxxvi
15-08-13, 09:53
it does matter.
say tat's a 2nd hand condo at gd location but it is alrdy 30 yrs since TOP liao is put up for sale. If it is a 99lh I wun consider at all.

u nid to consider whether yr not virgin ppty at not so fantastic loc & not near mrt n lh99 still got market rate onot in 20yrs' time :2cents:

Ya la.. I'm talking for developer launches lah.... faintz.

If you first hand owner, for investment purposes, I seriously doubt you will hold over 10 yrs much less 20 or 30.

BTW mermaid, I noticed you also quite free hor. Semi retired like me huh...?

mermaid
15-08-13, 09:57
For now Geylang is undervalued.

I saw 1 or 2 fh 1 bedder in geylang at below $600k I tink. but the floorplan is damn lousy sia ...

star
15-08-13, 10:04
Geylang buy is easy want to sell might be a problem especially those even numbers lorong below 30. U see a few launched quite long time ago still cannot sell.

ZeeWee
15-08-13, 10:05
You have a happy family with kid and dog... already very admirable. Don't fret, MOP is not 4ever. Will over soon - then strike it private property hard and big!!!

Or you gonna go EC route...? EC now oso 800psf leh LOL

And get 'trapped' another 8 years meh lol

mermaid
15-08-13, 10:06
Ya la.. I'm talking for developer launches lah.... faintz.

If you first hand owner, for investment purposes, I seriously doubt you will hold over 10 yrs much less 20 or 30.

BTW mermaid, I noticed you also quite free hor. Semi retired like me huh...?

I am talking abt developers new launches too. I mean 2nd hand from the pov of a buyer from u la -_-

hard to say tat I wun hold a 1st hand unit for > 10yrs if I cannot find a cheaper replacement else where and if my existing one is giving me gd capital appreciation n rental income, y not?

Im not semi retired but Im very addicted to posting in forum. my previous history in other forum is avg 1k post in 1 mth :cheers5:

mermaid
15-08-13, 10:09
Geylang buy is easy want to sell might be a problem especially those even numbers lorong below 30. U see a few launched quite long time ago still cannot sell.

in future might be easier to sell becos it is relatively cheaper yet quite centralised?

for FH not so worrying, I tink.


And get 'trapped' another 8 years meh lol

the prob wif bto/ECs is gena trapped for 8 yrs. if hv enuff $, 8 yrs allow u to flip 2 condos under the existing rule liao.

anyway, the newer BTO/ECs hv rather bad loc as all gd sites r reserved for pte liao.

star
15-08-13, 10:37
Those apartments with very few units like 30 or 40 units better don't keep too long even it is freehold. Maintenance fees can kill.

pool100
15-08-13, 17:16
Comparing Tembusu to D19 condos, I prefer Jade residences. Only 5min walk to serangoon MRT, got NEX and it's on the quiet landed side of the estate. Tranquil but yet so near to 2 mrts. I think it has full 50m lap pool too.

I think psf prices are about the same and both are FH. In terms of rental returns, Jade is probably a more astute choice as it won't be hard to get a tenant there.

If I'm not wrong, a 2 bedder at Jade is about 800k+ only?

dvovod
15-08-13, 17:33
Comparing Tembusu to D19 condos, I prefer Jade residences. Only 5min walk to serangoon MRT, got NEX and it's on the quiet landed side of the estate. Tranquil but yet so near to 2 mrts. I think it has full 50m lap pool too.

I think psf prices are about the same and both are FH. In terms of rental returns, Jade is probably a more astute choice as it won't be hard to get a tenant there.

If I'm not wrong, a 2 bedder at Jade is about 800k+ only?

jade's 2bedroom is size of normal condo 1bedroom... 450-500sqf? i think it is also a smaller project, 100+ units iirc.

both also gd la imo... quite good projects among the freehold launch in the last 12mths. tembusu like the height if you live higher, surroundings not much high rise buildings, go dhoby ghaut not that long... it is quite central if driving.

now got many things to consider too, like ABSD, TDSR and future doubts even 6.9m looming. maybe if first condo can afford then can hoot without too much worries.

anyway the sales got 90% now?






hmm.. Bentley residence @ kovan, name so atas lol... and small development, i think around kovan got a few small FH launches liao right... <100 units. some ppl don't like those small ones.

kensington square any opinion? see tv keep airing the ad lol...

DC33_2008
17-08-13, 10:13
Buyers could have parents living in the nearby landed properties.:D
Wonder what sort of buyers we have?
Aren't they affected by the ABSD or TDSR?

With all these, it totally take away the possible capital gains. :simmering: :doh:

Kanarazu
17-08-13, 11:48
The next big thing for that area is redevelopment of the heartland mall and the old bus interchange and nursery plots. Wonder when and what will that be. I don't see this materializing as long as that area is under Opposition.

rymccondo77
17-08-13, 15:40
Buyers could have parents living in the nearby landed properties.:D

My friend has 10 to 20 cousins (or maybe even more) all living in the surrounding area (she too lives in a condo in the same area with her own family and close to her parents).

ZeeWee
17-08-13, 16:33
If choosing a 2 bedroom at Tembusu, 14th floor 764sqft is $1.238mil and 1st floor with PES(1012sqft) is $1.263mil, which one will you all go for? Same stack

newbie11
17-08-13, 16:33
I am currently doing repricing. Same process. Now trying to get credit card statements from the banks. Agreed. Very tiring process.
Process differs from banks

Tan80000
17-08-13, 16:37
If choosing a 2 bedroom at Tembusu, 14th floor 764sqft is $1.238mil and 1st floor with PES(1012sqft) is $1.263mil, which one will you all go for? Same stack

I choose 2BD which I think better resell n rental value...:)

mcmlxxvi
17-08-13, 17:10
If choosing a 2 bedroom at Tembusu, 14th floor 764sqft is $1.238mil and 1st floor with PES(1012sqft) is $1.263mil, which one will you all go for? Same stack

For investment the former.

For own stay either one provided the former has view to speak of.

rymccondo77
17-08-13, 17:11
If choosing a 2 bedroom at Tembusu, 14th floor 764sqft is $1.238mil and 1st floor with PES(1012sqft) is $1.263mil, which one will you all go for? Same stack

For own stay, I will go for 1st floor PES unit.

ZeeWee
17-08-13, 17:35
Got view.. face Tampines Road mah.. so unblock Landed..

just wondering how many will choose the 1st Floor because of the lower PSF

mermaid
17-08-13, 18:27
If choosing a 2 bedroom at Tembusu, 14th floor 764sqft is $1.238mil and 1st floor with PES(1012sqft) is $1.263mil, which one will you all go for? Same stack

I will not consider 1st floor regardless how cheap it may be.

henryhk
17-08-13, 18:34
I will not consider 1st floor regardless how cheap it may be.

May I know why not consider 1st floor?

mermaid
17-08-13, 18:39
May I know why not consider 1st floor?

no privacy unless blocked but I dun like blocked units.
dun wan to run the risk of niao ci n xiao qiangs bdbj come to my hse.

CP5211
18-08-13, 19:33
Got view.. face Tampines Road mah.. so unblock Landed..

just wondering how many will choose the 1st Floor because of the lower PSF
Hi zee wee, heard developer raised prices by 3% today. Is it true

ZeeWee
19-08-13, 22:15
Hi zee wee, heard developer raised prices by 3% today. Is it true

Haven yet... But soon.. Think they waiting to hit certain sales figure then raise price

thomastansb
19-08-13, 22:42
Wow, $1,620 psf for 14th floor. Can still make money meh? Kovan is OCR leh.




If choosing a 2 bedroom at Tembusu, 14th floor 764sqft is $1.238mil and 1st floor with PES(1012sqft) is $1.263mil, which one will you all go for? Same stack

mcmlxxvi
20-08-13, 07:09
Wow, $1,620 psf for 14th floor. Can still make money meh? Kovan is OCR leh.

This project for own stay till one dies... As long as the tembusu trees lifespan. Not for quick flip within decades de.

Didnt you read the tagline. Built for generations upon generations or smthng like that lol. You are expected to pass down over generations instead of selling off.

Liverpool00
20-08-13, 22:58
anything above 1500 psf for kovan is too expensive.

mcmlxxvi
21-08-13, 07:41
Tembusu @ kovan

等不死被拷问

streamium70
21-08-13, 09:09
May I know why not consider 1st floor?

i dont like 1st floor unit as well. Reasons:

- lack of privacy. One of the unit's toilet is exposed. Agree you can put blind but.....
- During rain, the open area is wet and you cant use it.
- Less wind?
- More noise?

Kanarazu
22-08-13, 00:13
Tembusu @ kovan

等不死被拷问

Ok the 6 kovan jewels...
「狗糞沒落地」
只好「等不拾狗糞」
要不然「狗糞內拾東西」
「狗糞你真拾」
「狗糞滾掉了」,不「必拾狗糞」

mcmlxxvi
22-08-13, 07:26
Ok the 6 kovan jewels...
「狗糞沒落地」
只好「等不拾狗糞」
要不然「狗糞內拾東西」
「狗糞你真拾」
「狗糞滾掉了」,不「必拾狗糞」

你忘了「谁给狗粪」。。。

Eh
24-08-13, 15:45
All very good in Chinese translation hah. :rolleyes:

Amber Woods
25-08-13, 09:28
Was quoted a unit in stack 3 for a 3-bedded 1044 sqft for $$1.6m. Given the competition in Kovan area, rental for a 3-bedded is about $3500-$4000 and that is 2.6% - 3% yield. Bad investment choice. For own stay, can get cheaper FH units in D15 or nearer town in D12, D13. Maintenance cost in the future for this development is going to be very high. The Skybridges at level 6 and 12 makes no sense since they lead to nowhere. Rooftop for vegetation planting also makes no sense.

Only positive is good layout.

CP5211
11-09-13, 09:56
Was quoted a unit in stack 3 for a 3-bedded 1044 sqft for $$1.6m. Given the competition in Kovan area, rental for a 3-bedded is about $3500-$4000 and that is 2.6% - 3% yield. Bad investment choice. For own stay, can get cheaper FH units in D15 or nearer town in D12, D13. Maintenance cost in the future for this development is going to be very high. The Skybridges at level 6 and 12 makes no sense since they lead to nowhere. Rooftop for vegetation planting also makes no sense.

Only positive is good layout.

Hi,
Does anyone has the sales figures update? Thanks

thomastansb
11-09-13, 10:11
Maybe own stay? But I agree for investment, you will be killing yourself. Who will buy OCR at such ridiculous psf??? Interest go up, rental go down, you can go jump off the building already. 4k rental is a pretty optimistic figure. I will take 3 to 3.5k in 3 years time. It is a OCR and MRT is not that near.



Was quoted a unit in stack 3 for a 3-bedded 1044 sqft for $$1.6m. Given the competition in Kovan area, rental for a 3-bedded is about $3500-$4000 and that is 2.6% - 3% yield. Bad investment choice. For own stay, can get cheaper FH units in D15 or nearer town in D12, D13. Maintenance cost in the future for this development is going to be very high. The Skybridges at level 6 and 12 makes no sense since they lead to nowhere. Rooftop for vegetation planting also makes no sense.

Only positive is good layout.

smart62
13-09-13, 18:46
Was told >80% sold? Can someone verify?

phantom_opera
13-09-13, 21:35
$1,605 PSF IN AUG 2013 FOR A 474-SQFT UNIT

smart62
14-09-13, 14:58
$1,573,000 1,044sqft Strata 06 to 10 1,507psf Sep-13
$1,620,000 1,044sqft Strata 06 to 10 1,552psf Aug-13
$1,520,000 1,044sqft Strata 01 to 05 1,456psf Aug-13

smart62
25-09-13, 13:57
$1,651,000 1,044 Strata 11 to 15 $1,581 13-Sep
$1,574,000 1,044 Strata 06 to 10 $1,508 13-Sep
$1,524,000 1,044 Strata 01 to 05 $1,460 13-Sep
$1,542,000 1,044 Strata 01 to 05 $1,477 10-Sep
$1,674,000 1,044 Strata 11 to 15 $1,603 30-Aug
$1,532,000 1,044 Strata 06 to 10 $1,467 4-Sep
$1,620,000 1,044 Strata 06 to 10 $1,552 29-Aug
$1,637,000 1,044 Strata 11 to 15 $1,568 4-Sep
$1,573,000 1,044 Strata 06 to 10 $1,507 2-Sep
$1,520,000 1,044 Strata 01 to 05 $1,456 22-Aug

smart62
27-09-13, 18:32
Price SQ FT Floor PSF
$1,651,000 1,044 Strata 11 to 15 $1,581 3-Sep
$1,574,000 1,044 Strata 06 to 10 $1,508 4-Sep
$1,524,000 1,044 Strata 01 to 05 $1,460 9-Sep
$1,542,000 1,044 Strata 01 to 05 $1,477 10-Sep
$1,674,000 1,044 Strata 11 to 15 $1,603 30-Aug
$1,532,000 1,044 Strata 06 to 10 $1,467 4-Sep
$1,620,000 1,044 Strata 06 to 10 $1,552 29-Aug
$1,637,000 1,044 Strata 11 to 15 $1,568 4-Sep
$1,573,000 1,044 Strata 06 to 10 $1,507 2-Sep
$1,520,000 1,044 Strata 01 to 05 $1,456 22-Aug
$1,554,000 1,044 Strata 06 to 10 $1,488 13-Aug
$1,645,000 1,044 Strata 11 to 15 $1,576
$1,596,000 1,044 Strata 16 to 20 $1,529 13-Sep
$1,668,000 1,044 Strata 11 to 15 $1,598 13-Sep

2824
16-10-13, 09:04
Drove past, unusually many people at the show flat yesterday! Got new promotion ?

phantom_opera
12-11-13, 14:51
solid

30 OCT 2013 19 THE TEMBUSU 107A TAMPINES ROAD #XX-XX CONDOMINIUM FREEHOLD 1,367sqft STRATA 1,613psf 2,205,000

Reuben
12-11-13, 15:20
I am wondering if Tembusu is better than the freehold at Skyscrape? Skycrape is nearer to town and freehold?

081828
17-11-14, 00:51
Hi everyone, I posted pictures taken this weekend on skyscrapercity forum. Enjoy....:cheers4:

http://www.skyscrapercity.com/showthread.php?t=1776669

fireflyy
17-11-14, 22:29
ohhh... this afternoon a flash flood occurred outside Tembusu along Tampines Road....

smart62
10-03-16, 04:56
Passed by, was told TOP Q4 2016.