Owners in the West beware!! [Archive] - Page 4 - Condo Forum Singapore Property Review Mortgage Loan Buy Rent Sell Real Estate

Ringo33

31-07-13, 08:34

As I have said before, owner in the west beware. The western dragon is wide awake now.

SINGAPORE] An all-time record price for executive condominium land has been set for a plot in Jurong, an area which has been starved of new EC supply. Located near Jurong Country Club, the 99-year leasehold plot received a top bid of $418.53 per square foot per plot ratio (psf ppr) amid strong participation from 16 bidders. The buzz in the location, following strong sales at J Gateway condo last month, also contributed to the strong demand for the EC plot.

However, two other EC sites - both in Punggol - whose tenders also closed yesterday in a bid by the authorities to rein in bullish bids for EC land - fetched top bids of about $355 psf ppr and $356 psf ppr, just a shade above the $351 psf ppr that a plot at Punggol Field Walk/Punggol East drew in December. Analysts said this was probably because developers were mindful of a possible saturation of EC and 99-year private condo projects in the Punggol/Sengkang location.

ECs are a public-private housing hybrid with initial buyer eligibility and resale restrictions which are completely lifted 10 years after the completion of an EC project.

Some analysts said the government's attempt to have simultaneous tender closings for three EC sites does not seem to have had its desired impact of tempering tender bids, while others suggest it may be too early to declare the experiment a failure.

Besides the scarcity of new EC supply in Jurong in particular and developers' voracious appetite for residential land in general, they highlight strong underlying demand for new ECs, which cater to owner occupiers - who are not the target of many of the property cooling measures.

Also, under the Total Debt Servicing Ratio framework, a buyer wishing to upgrade from his current Housing and Development Board (HDB) flat can probably get a bigger housing loan for an EC purchase, rather than a private property; this is because the HDB monthly mortgage payment will not be factored into TDSR calculations when banks assess the amount of loan they grant to an EC buyer, notes Nicholas Mak, executive director at SLP International.

At yesterday's tender, the top bidder for the Jurong plot, located at Yuan Ching Road/Tao Ching Road, was a consortium comprising Evia Real Estate (5), BBR Development, CNH Investment and OKP Land. Its $418.53 psf ppr bid topped the previous EC land record of $392 psf ppr set for a plot in Tampines Central 7 in 2011 that is now being developed into Tampines Trilliant.

The 16 bids for the Jurong site came close to the record 19 received for the Summerdale EC site in Boon Lay Drive in May 1997, points out Mr Mak.

Property consultants estimate the breakeven cost for Evia's bid at $740-800 psf. CBRE Research associate director Desmond Sim predicts an average selling price of about $900 psf, which will set a new record for ECs. A seasoned developer estimates a lower selling price of around $840 psf.

Evia Real Estate Management's managing director, Vincent Ong, said the group plans to develop a 500-unit EC project that "promises compelling design features and lifestyle options".

"We are confident of the EC market due to the burgeoning sandwiched class and its increasingly sophisticated home taste."

The company is the real estate arm of private equity firm Evia Capital Partners.

Its bid was just 1.8 per cent higher than the next highest bid of $410.96 psf ppr by Greatview Development, controlled by Yu Zhisong. Other bidders include UOL Venture Investments, Singhaiyi, and a joint venture involving Sing Holdings, Maxdin and the Chiu family's Tang City Properties.

Also bidding were City Developments-TID, Frasers Centrepoint, EL Development, Koh Brothers, and Hoi Hup. The lowest bid - from Han Chee Juan's Teneriffe Development - was $323.37 psf ppr.

The plot at Punggol Central/Edgedale Plains drew eight bids, with a top bid of $356.14 psf ppr from a JV between Master Contract Services and Keong Hong Construction. This was 1.4 per cent more than the second highest bid by Greatview Development.

Six bids were received for a nearby waterway-fronting plot along Punggol Drive/Edgedale Plains and next to Kadaloor LRT Station. Highest bidder Peak Square - a unit of Kheong Leong - priced the site at $355.17 psf ppr, 2.5 per cent more than the next highest bidder, Kingsford Development.

Sim Lian was the lowest bidder for both Punggol plots.

Several developers went for more than one site despite the simultaneous tender closing of the three EC sites. For instance City Developments bid for all three sites as did Kingsford Development.

Frasers Centrepoint, Evia, Sing Holdings and Sim Lian were among those who bid for two sites.

xebay11

31-07-13, 08:54

As I have said before, owner in the west beware. The western dragon is wide awake now.

In the end, the Govt wins, now residential land in the West can command high price....all the JLD hype and releasing land for malls and office has worked, these are developments not sensitive to the "chocolate smell syndrome" of many residential buyers, so now with the transformation of the West gaining momentum, all future residential launches will be priced on par with the rest of Singapore.....PAP Huat Ah!

Ringo33

31-07-13, 09:13

In the end, the Govt wins, now residential land in the West can command high price....all the JLD hype and releasing land for malls and office has worked, these are developments not sensitive to the "chocolate smell syndrome" of many residential buyers, so now with the transformation of the West gaining momentum, all future residential launches will be priced on par with the rest of Singapore.....PAP Huat Ah!

JLD is no hype, its the future of Singapore.

dont worry, the smell of money and success in Jurong area will overpower whatever smell you are talking about and people who shy away from Jurong will eventually join the queue

Ringo33

31-07-13, 15:41

After kinokuniya borders bookstore is coming to jurong. The force in the west is strong

hopeful

31-07-13, 17:47

does it help JLD's case that the western singapore are more pro-pap than the eastern side? hence pap is rewarding their supporters in the west.

mermaid

31-07-13, 17:54

does it help JLD's case that the western singapore are more pro-pap than the eastern side? hence pap is rewarding their supporters in the west.

or issit western r less pro-pap tats y they nid to do more to regain votes? :D

Ringo33

31-07-13, 18:04

The western region is strategically very important for the ruling government because its the place where our country attract the largest FDIs. With over 3000 MNCs in western region, the last thing PAP want is to have an opposition taking over.

Actually opposition parties has never been very serious or attracted to the west. perhaps they do not want to disturb the goose that lay golden eggs.

hyenergix

31-07-13, 18:44

Borders is likely to be in Jurong East central.

Borders back by Popular demand
By cai haoxiang (http://www.businesstimes.com.sg/reporter/cai-haoxiang)
Published July 31, 2013

HOMEGROWN books retailer Popular Holdings announced this morning that it will open a Borders bookshop in Singapore by this year-end. The bookstore will be located in Jurong, the company said.

Popular acquired the Borders brand in Singapore last year, CEO Chou Cheng Ngok told a media briefing. The company, known for selling textbooks and assessment books, wants to appeal to a different market segment.

"Borders is an international brand, it has its following, its niche," Mr Chou said.

http://www.businesstimes.com.sg/breaking-news/singapore/borders-back-popular-demand-20130731

xebay11

31-07-13, 19:06

JLD is no hype, its the future of Singapore.

dont worry, the smell of money and success in Jurong area will overpower whatever smell you are talking about and people who shy away from Jurong will eventually join the queue

Siglap fan here agrees. We must open our minds to change.

teddybear

31-07-13, 20:25

Think is they don't want to be there too long in case get lung cancer???

The western region is strategically very important for the ruling government because its the place where our country attract the largest FDIs. With over 3000 MNCs in western region, the last thing PAP want is to have an opposition taking over.

Actually opposition parties has never been very serious or attracted to the west. perhaps they do not want to disturb the goose that lay golden eggs.

3centsworth

31-07-13, 21:27

oops

31-07-13, 21:46

No doubt JLD has the making of a prime district.

oops

31-07-13, 21:48

Those who still doubt it gonna miss a big time boat.

Ringo33

01-08-13, 05:29

Jurong Gateway is fast becoming a little "Orchard Road".

Please living in the west, beware!!

http://www.businesstimes.com.sg/sites/businesstimes.com.sg/files/imagecache/image_300x200/BT_20130801_HXPOP1_693280.jpg

[SINGAPORE] Unfazed by a grim industry outlook and ghosts of bookstores past, mainboard-listed Popular Holdings has doubled down on the book retail business.

It has acquired the Borders Singapore brand and will open a Borders bookstore in Jurong East's upcoming Westgate mall before the year is up.
"Borders is an international brand, it has its following, its niche," Popular CEO Chou Cheng Ngok told a media briefing on the move yesterday morning.

He said the brand was acquired last year for "between $2 and $200,000". Mr Chou, 76, used a Hokkien phrase pa si buay zao ("won't give up even if beaten to death") to describe Popular's commitment to books. "The challenging part is how to differentiate between the different brands," he said.

Popular, known for selling school textbooks, stationery, office equipment and assessment books, has explored other growth options in recent years.
It is now into property development. It also opened three bookstores under the Harris brand but was forced to shut them down in 2011 and 2012 due to rising rents. It also opened two bookstores under the Prologue brand at Ion Orchard and Orchard Central.

But it is shutting down the Ion Orchard store, with the last day of business on Aug 25.

"We're not blaming anybody," Mr Chou said even as he cited difficulties in getting a following for the brand. "The overheads are high, and getting higher. The margins are low, and getting lower. But the Orchard Central branch will remain open."

Borders, meanwhile, had opened its flagship store in Wheelock Place in 1997, and its Parkway Parade outlet in 2007. But declining profits, an inability to tackle the challenges posed by the digitisation of the book industry, and high debt forced the US company into bankruptcy in 2011.
The Singapore outlets also closed down in 2011. Some blamed Australian parent company RedGroup Retail, which had bought the Borders brand for Singapore, Australia and New Zealand, for going bust. Others said that discounts cut into earnings. Customers said its poor book selection and non-book products like toys and cookware turned them off.

For now, Popular management is staying tight-lipped on how they would do things differently, declining to answer all business strategy questions.
They have on board Victor Tan Wei Nam, who used to be financial controller of RedGroup Retail and is now Popular's head of English business. He hinted yesterday that Popular will try to retain the lifestyle bookstore idea that drew customers in Borders' heyday. Its Wheelock Place outlet had late opening hours, a bistro, and a music section. "There is a niche to be filled with all these brands closing," he said, pointing to the book-loving community that Borders drew.

The new Borders, located at CapitaMalls Asia's Westgate mall by Jurong East MRT, will be competing with Books Kinokuniya, which just opened an outlet in June at neighbouring Jem mall.

Competitors like MPH senior manager Marcus Frois welcomed Popular's move as a "very positive development for the local book trade" compared to previous years.

Other than Borders closing in 2011, homegrown art and design bookstore Page One also shut its doors in 2011. The century-old Chinese bookseller Commercial Press closed its last store in Singapore in end-2012.
This year is bucking the trend, he said, with the Kinokuniya and Borders openings, and MPH itself opening a new outlet in Parkway Parade in October.

But stiff competition remains in the industry, he said, noting that rental and staff wage increases have outpaced sales growth and discounts mean book retailers are not making money despite selling more books.
This trend, together with competition among wholesalers trimming margins and the threat posed by electronic books and online stores like Amazon and Book Depository, point to a "somewhat sombre picture of the book business", he said.

Popular recorded a 25.2 per cent drop in net profit to $23.3 million for its full year ended Apr 30, due to lower revenue from its property development business and its main retail and distribution business.
Expressing doubts about Popular's latest move, SIAS Research lead analyst Ng Kian Teck said: "There are reasons why Borders exited the business. Unless there's some new concepts that Popular is bringing to the name, it will be hard for them to differentiate and generate value-add return."

Popular traded unchanged at 28 cents yesterday, after the news was announced. The company made five share repurchases in July at around 27 and 28 cents. Its last reported net asset value per share was 27.29 cents. Popular's buyback of 899,000 shares yesterday accounted for most of the day's trading activity.

Ringo33

01-08-13, 13:35

Capitaland has decided to remain in CBD afterall. They must be confident of filling up their office tower

CapitaLand Group is keeping its current headquarters at Capital Tower and will centralise all its business units there by 2015, the property giant said on Thursday.
The announcement that it will operate from the central business district (CBD) area reverses earlier plans to move to the mixed development Westgate Tower in Jurong by 2015. Last year in August, CapitaLand had said that it would move its operations there while retaining a city office at Capital Tower.
CapitaLand said that the decision was made after a strategic review of the total office space requirement and available options.
Presently, CapitaLand operates from several locations in Singapore. They include Capital Tower, Robinson Point and AXA Tower which are in the CBD and Wilkie Edge on Wilkie Road. The move will take place between 2014 and 2015.

DKSG

01-08-13, 14:42

Capitaland has decided to remain in CBD afterall. They must be confident of filling up their office tower

Because they understand that Jurong is after all Jurong.
It doesnt do their Corporate image any good to be in Jurong.

CDL is also in CBD.

My office and most other banks are also in CBD.

We had thoughts of moving out of CBD but my big bosses say I dont understand that prestige is more important than a few million bucks each year.

Only the best stays in town, the rest, eg Borders, who didnt make it in town, can consider Jurong.

DKSG

teddybear

01-08-13, 16:44

Heard the brand "Borders" have been cursed, probably cannot survive within 10 years again??? :scared-3:

Because they understand that Jurong is after all Jurong.
It doesnt do their Corporate image any good to be in Jurong.

CDL is also in CBD.

My office and most other banks are also in CBD.

We had thoughts of moving out of CBD but my big bosses say I dont understand that prestige is more important than a few million bucks each year.

Only the best stays in town, the rest, eg Borders, who didnt make it in town, can consider Jurong.

DKSG

stl67

01-08-13, 17:02

Because they understand that Jurong is after all Jurong.
It doesnt do their Corporate image any good to be in Jurong.

CDL is also in CBD.

My office and most other banks are also in CBD.

We had thoughts of moving out of CBD but my big bosses say I dont understand that prestige is more important than a few million bucks each year.

Only the best stays in town, the rest, eg Borders, who didnt make it in town, can consider Jurong.

DKSG

my office also in town leh.. previously we were in the west.. then 1 day, 1 ang mo boss came in and he decides to move us all back to ORQ.. all because of prestige lah...but town parking more expensive..

Ringo33

01-08-13, 17:46

If not for URA restriction, the better proposition for Westgate office is actually to lease out the office space as medical suites.

hopeful

01-08-13, 22:09

Capitaland has decided to remain in CBD afterall. They must be confident of filling up their office tower

i am a bit confused by this statement.
capitaland deciding to remain in CBD is it positive or negative for J-gateway price?

Ringo33

01-08-13, 22:30

i am a bit confused by this statement.
capitaland deciding to remain in CBD is it positive or negative for J-gateway price?

Capitaland as landlord must be confident of securing tenants for their office block before deciding to remain in CBD. positive or negative will depends on the type of tenants filling the void.

k00L

01-08-13, 23:51

Capitaland as landlord must be confident of securing tenants for their office block before deciding to remain in CBD. positive or negative will depends on the type of tenants filling the void.

I just realize Westgate only has 320,000 sf office space which should be easily be filled up.
With another 300k sf from JEM, JLD only has 600k sf of commercial office space with no pipeline? which seems a tad too little

Even the upcoming Metropolis in Buona Vista has 1.2mm sf of office space.

To put things in perspective, the CBD will have asia square tower2, DUO, southbeach, marina one, GuocoTower - around 4-5mm sf of office space - 8x effect for JLD!

Ringo33

02-08-13, 00:10

I just realize Westgate only has 320,000 sf office space which should be easily be filled up.
With another 300k sf from JEM, JLD only has 600k sf of commercial office space with no pipeline? which seems a tad too little

Even the upcoming Metropolis in Buona Vista has 1.2mm sf of office space.

To put things in perspective, the CBD will have asia square tower2, DUO, southbeach, marina one, GuocoTower - around 4-5mm sf of office space - 8x effect for JLD!

you forgotten about the Sim Lian venture ave plot which could potentially yield 650,000sqft, and also office space at IBP and JTC Summit.

What you are seeing today is only the beginning of JLD development, and there are still many plot of commercial site yet to launch.

Its a 15 years development, so be patience.

DKSG

02-08-13, 07:47

my office also in town leh.. previously we were in the west.. then 1 day, 1 ang mo boss came in and he decides to move us all back to ORQ.. all because of prestige lah...but town parking more expensive..

Most prestigious companies want to be located in town.

In any small downturn, most surviving company will take the opportunity to move into town, ditching those OCRs offices and leaving them empty for a looong time.

OCR is always the buffer/cushion, when times are good people no choice go OCRs, but once they get the chance they move into town.

Same for residential. If people can afford to stay in Orchard who wants to stay in Jurong ?

DKSG

Ringo33

02-08-13, 08:46

Most prestigious companies want to be located in town.

In any small downturn, most surviving company will take the opportunity to move into town, ditching those OCRs offices and leaving them empty for a looong time.

OCR is always the buffer/cushion, when times are good people no choice go OCRs, but once they get the chance they move into town.

Same for residential. If people can afford to stay in Orchard who wants to stay in Jurong ?

DKSG

Depending what you mean by prestige actually. AFAIK, companies like P&G, Unilever, Nestle, Pfizer, Samsung, Sony, doesnt operate inside CBD, and the talk about companies moving into City are actually more for show rather than for substance actually.

If you can afford to stay in Orchard, why do you even need to compare it to Jurong?

Ringo33

02-08-13, 18:19

New record price
Lakeholmz Resale 1,033sqft
$1,055psf

princess_morbucks

02-08-13, 18:30

New record price
Lakeholmz Resale 1,033sqft
$1,055psf

Seems like people are willing to paymore to live in Jurong.
Even The Mayfair can fetch such a good price now (LH99y since 1996)
Most recent transaction in Jun for 635 sq ft sold at $1181 psf, as compared to a similar sized unit in Aug 2011 for $913psf.

lajia

02-08-13, 19:15

The rest of the OCR could possibly experience headwinds but not woodlands, TM and Jurong...my opinion...:)

Seems like people are willing to paymore to live in Jurong.
Even The Mayfair can fetch such a good price now (LH99y since 1996)
Most recent transaction in Jun for 635 sq ft sold at $1181 psf, as compared to a similar sized unit in Aug 2011 for $913psf.

k00L

04-08-13, 00:29

you forgotten about the Sim Lian venture ave plot which could potentially yield 650,000sqft, and also office space at IBP and JTC Summit.

What you are seeing today is only the beginning of JLD development, and there are still many plot of commercial site yet to launch.

Its a 15 years development, so be patience.

I agree, you need lots of patience as 15 years is a long wait - by then, will the emergence of Greater Marina Bay District (from Kallang to Lavender) become a bigger growth story?
Or the paya lebar central district (heard 12 ha of land to develop 5mm sqft commercial area) takes precedence?
Or the northern dragon in Woodlands will be unleashed with connectivity to JB leads the way among all OCR dragons?

Ringo33

04-08-13, 01:33

I agree, you need lots of patience as 15 years is a long wait - by then, will the emergence of Greater Marina Bay District (from Kallang to Lavender) become a bigger growth story?
Or the paya lebar central district (heard 12 ha of land to develop 5mm sqft commercial area) takes precedence?
Or the northern dragon in Woodlands will be unleashed with connectivity to JB leads the way among all OCR dragons?

We all know that Rome is not build within a day, hence to established the largest commercial center outside CBD, 10 to 15 years is not unexpected because building infrastructure like JRL and CRL alone will take around 13 to 17 years.

before you talk about the regional centers perhaps it might be good to study the breadth and depth of individual commercial centers before commenting.

AFAIK, most of the northern region lands belongs to MINDEF due to national security reasons, so how is this northern dragon going to unleash itself if there is no space to even stretch its wings

xebay11

04-08-13, 06:19

We all know that Rome is not build within a day, hence to established the largest commercial center outside CBD, 10 to 15 years is not unexpected because building infrastructure like JRL and CRL alone will take around 13 to 17 years.

before you talk about the regional centers perhaps it might be good to study the breadth and depth of individual commercial centers before commenting.

AFAIK, most of the northern region lands belongs to MINDEF due to national security reasons, so how is this northern dragon going to unleash itself if there is no space to even stretch its wings

These days with PAP in power, the lure of easy money is too great to resist, MINDEF land so what? I too thought like you thinking that once it is MINDEF land the government won't touch it for national security reasons, but greed knows no bounds, the entire MINDEF armor region in Keat Hong comprising of 40 SAR and former HQ 4 SAB is now gone and in it's place building of new HDB flats. Incredulous, selling away national security for profit. I just hope they won't develop the surrounding forested region which I now use for mountain biking.

Ringo33

05-08-13, 22:06

SINGAPORE: The supply of retail mall space in Jurong has almost doubled from the second quarter of last year with the opening of the new shopping mall JEM in June this year.

The retail mall space jumped by 573,600 square feet in June, to nearly 1.2 million square feet.

Including the IMM Building and JCube, retail mall space in Jurong had amounted to 613,000 square feet in terms of net lettable area at the second quarter 2012.

And it is expected to increase by another 35 per cent by the end of this year, with the opening of Capitaland's new mall Westgate, which has a net lettable area of 416,000 square feet.

Analysts said asking rents for retail malls in Jurong is expected to remain relatively stable at around S$10 to S$15 per square foot.

Still, as the Jurong area becomes more saturated with shopping malls, experts said mall operators must tweak their tenant composition to stay ahead of the competition.

One such mall operator is the IMM Building, which was first opened to the public in 1991 and is one of the oldest malls in the Jurong district.

IMM is re-positioning itself from a mall that sells mostly furnishings, to one that also boasts the largest number of outlet stores in Singapore.

The mall has a home and furnishing section on Level 3 called “I'MM Home”, which houses more than 50 furniture and interior design stores that meet almost all home renovation needs.

CapitaMalls Asia, which acquired the mall in 2003, said “I'MM Home” will continue to be a key feature of IMM's offerings.

IMM's makeover comes hot on the heels of the latest addition to the Jurong Gateway area, JEM, which is developed by Lend Lease.

With the onslaught of new malls, competition for the consumer dollar will get tougher.

Alan Cheong, the senior director of research and consultancy at Savills, said: “What would sell are the traditional suburban malls, where the F&B component is about 30 per cent. And over time, that composition could also rise to 40-45 per cent.
“The core of this Jurong East district is where you see the interchange, where it is now JEM, Westgate will probably be one of the key anchor malls.

"They're positioned slightly differently. JEM is more mid-upper but Westgate is more on the mid to higher end.”

Under the Urban Redevelopment Authority's (URA's) masterplan, the Jurong Lake district, which comprises Jurong Gateway and Lakeside, will be transformed into a unique lakeside destination for business and leisure.

Jurong Gateway is also set to be Singapore's largest regional centre -- 2.5 times the size of Tampines Regional Centre.

Other than Westgate's debut before the end of the year, another retail mall, Big Box, with an area measuring 230,000 square feet, is also expected to open in 2014.

As the Jurong Lake district continues to mature, it is expected to attract more residential and commercial property developers over the next few years.

Experts said that means existing retail mall developers must revamp their tenant mix or move towards more mixed development projects.

Chua Yang Liang, the head of research at Jones Lang LaSalle, said: "In the past, the catchment income population was more working class at the time. Increasingly, you've seen a rise of mid- to high-income groups moving back to the Jurong area, so that is the population that is under-served.

"So for the other emerging groups, you have to start looking at where's their niche, which sector is under-provided. With a growing population there, one thing you can look towards is really specialised services -- towards the growing family with children, ageing population, childcare, daycare, nursery care, etc.”

With more malls and more stores, one thing is certain, the consumer is spoilt for choice.

- CNA/nd

DKSG

06-08-13, 08:10

Werther

06-08-13, 08:37

Recently, there are newspaper reporting that studio units sales sees a very significant slowdown in take up rates (Saturday papers). And that OCRs units in Pasir Ris are facing a very difficult time in renting out (also Saturday papers).

A simple discussion with agents trying to rent out NV Residences shows that many units are in the market for more than 6 months and cannot rent out. Readers can verify this by checking out NV rentals.

Are these worrisome for Jurong MMs ? Maybe not, because the TOP is still 3-4 years away and situations may change.

But something worth learning is ... investors MUST have a least 12-18 months of instalments as reserves (over and above the reserves set aside for retrenchment) to be fully protected and guarded.

DKSG

I think most owners have....considering many still holding on to jobs and low interest, moreover, surplus in cpf... Now is just a matter don't know where to put the excess funds.:doh:

lionhill

06-08-13, 08:49

Recently, there are newspaper reporting that studio units sales sees a very significant slowdown in take up rates (Saturday papers). And that OCRs units in Pasir Ris are facing a very difficult time in renting out (also Saturday papers).

A simple discussion with agents trying to rent out NV Residences shows that many units are in the market for more than 6 months and cannot rent out. Readers can verify this by checking out NV rentals.

Are these worrisome for Jurong MMs ? Maybe not, because the TOP is still 3-4 years away and situations may change.

But something worth learning is ... investors MUST have a least 12-18 months of instalments as reserves (over and above the reserves set aside for retrenchment) to be fully protected and guarded.

DKSG

It is not supprising that NV cannot be rented at the price that the owners expected. There are simply too much supplies in the East. Anyway, the NV owners bought theirs cheap.

The demand for studios in the west should be much more healthier than that in Pasir Ris and some other areas in the east, or even the so called city fringe, due to the limited supplies in the west.

Urban vista will be topped almost at the same time as J-gateway and there are sold at almost the same price. Let's wait and see....

hyenergix

06-08-13, 09:06

Recently, there are newspaper reporting that studio units sales sees a very significant slowdown in take up rates (Saturday papers). And that OCRs units in Pasir Ris are facing a very difficult time in renting out (also Saturday papers).

A simple discussion with agents trying to rent out NV Residences shows that many units are in the market for more than 6 months and cannot rent out. Readers can verify this by checking out NV rentals.

Are these worrisome for Jurong MMs ? Maybe not, because the TOP is still 3-4 years away and situations may change.

But something worth learning is ... investors MUST have a least 12-18 months of instalments as reserves (over and above the reserves set aside for retrenchment) to be fully protected and guarded.

DKSG

The demand for properties is still there as people still have their jobs and are saving up. It is just that the cooling measures and loan requirements force the investors to go overseas. With regards to Pasir Ris, Punggol and Seng Kang, it is a simple case of oversupply or residential units without corresponding increase of jobs in that area. Jurong faces the opposite (good) problem.

Ringo33

06-08-13, 09:06

Recently, there are newspaper reporting that studio units sales sees a very significant slowdown in take up rates (Saturday papers). And that OCRs units in Pasir Ris are facing a very difficult time in renting out (also Saturday papers).

A simple discussion with agents trying to rent out NV Residences shows that many units are in the market for more than 6 months and cannot rent out. Readers can verify this by checking out NV rentals.

Are these worrisome for Jurong MMs ? Maybe not, because the TOP is still 3-4 years away and situations may change.

But something worth learning is ... investors MUST have a least 12-18 months of instalments as reserves (over and above the reserves set aside for retrenchment) to be fully protected and guarded.

DKSG

Office boy need to do more research and market survey because officials boy has forgotten to take into consideration the lack of mm supply in the west and rising job opportunities and popularity of the west.

What you quoted about pasir ris is exactly why I said better to plant your seed in places where there are more jobs than housing

teddybear

06-08-13, 11:37

Office Boy probably busy investigating the north Woodlands integrated development?
Rising interest and focus, rising job opportunities and popularity will awake North dragon which is still alive compared to the dead west dragon... :scared-3:

Office boy need to do more research and market survey because officials boy has forgotten to take into consideration the lack of mm supply in the west and rising job opportunities and popularity of the west.

What you quoted about pasir ris is exactly why I said better to plant your seed in places where there are more jobs than housing

Ringo33

06-08-13, 12:02

Office Boy probably busy investigating the north Woodlands integrated development?
Rising interest and focus, rising job opportunities and popularity will awake North dragon which is still alive compared to the dead west dragon... :scared-3:

For old man, the woodlands integrated development will be very attractive proposition because you will need frequent healthcare services as will as community social events to keep your mind healthy

As for northern dragon, due to its proximity to Malaysia, they will face constant threat from the southern dragon from Malaysia, hence property prices in that area will unlikely to chiong even if most jobs are created in that area.

k00L

06-08-13, 19:43

For old man, the woodlands integrated development will be very attractive proposition because you will need frequent healthcare services as will as community social events to keep your mind healthy

As for northern dragon, due to its proximity to Malaysia, they will face constant threat from the southern dragon from Malaysia, hence property prices in that area will unlikely to chiong even if most jobs are created in that area.

URA says it best about the north dragon - "The next regional centre that we are developing in the next 10 to 15 years is Woodlands Regional Centre. With the finalization of the new Thomson MRT Line’s station location and alignment, we intend to prioritise development of the land around the Woodlands MRT interchange station to capitalise on the enhanced connectivity.

As announced in the Land Use Plan, a new North Coast Innovation Corridor will be developed. Woodlands Regional Centre will anchor the development of the North Coast Innovation Corridor, which will be realised in the longer term. The Corridor extends from Woodlands Regional Centre, Sembawang, the future Seletar Regional Centre, to the learning corridor and innovative cluster at Punggol. "

Somemore it is undervalued now compared to western dragon.

http://www.ura.gov.sg/woodlands/img/decentralisation.jpg

Ringo33

07-08-13, 00:36

One should be able to tell how much fire power western dragon have over the northern dragon just by looking at the attached link.

http://rafflesmuseum.wordpress.com/2013/02/01/singapores-proposed-land-use-plan-for-2030/

*hint* focus on the amount of purple and blue area in the western region vs the north and you will understand why

princess_morbucks

08-08-13, 09:02

There is a report on bullish Jurong sentiments in mypaper today.

http://epaper.mypaper.sg/emnd/fvxen/fvxp/fvxpress.php?param=2013-08-08

CondoWE

08-08-13, 10:01

There is a report on bullish Jurong sentiments in mypaper today.

http://epaper.mypaper.sg/emnd/fvxen/fvxp/fvxpress.php?param=2013-08-08

Wow...Westie Huat Ah...:D :D :D

Ringo33

08-08-13, 10:16

JLD properties are now under foreign buyers radar, so beware

http://img542.imageshack.us/img542/180/9sx6.jpg

3centsworth

08-08-13, 10:22

Wow...Westie Huat Ah...:D :D :D

Along the stretch of Venture Ave Road next to JTC Summit to Gateway Road, the plot of adjacent lands are reserved for future commercial buildings according to the Master plan for JLD development. Already, a plot of land near to JTC Summit was sold to Sim Lian JV . A 25 storey commercial building is being considered.

Westgate and Jem along the Jurong Gateway Road, will also have commercial offices in their respective developments.

On the other side of Jurong Town Hall, opposite the Jurong Library, Genting has already broke ground on the new RWS Jurong Hotel. The construct is different from the "resort-styled" concept in Sentosa. This hotel will be high rise development with a mix of business and leisure elements in the concept.

With the support of the government and private sector's involvement, we will see JLD transform into the CDB of the West in the next 5 years.

J Gateway will be much sought after by tenants or even owner-occupiers as it is well located in the heart of JLD.

condobuyer101

08-08-13, 11:28

I thought Jurong is also near to Tuas 2nd Link hence near the many new development being built in that part of JB?

For old man, the woodlands integrated development will be very attractive proposition because you will need frequent healthcare services as will as community social events to keep your mind healthy

As for northern dragon, due to its proximity to Malaysia, they will face constant threat from the southern dragon from Malaysia, hence property prices in that area will unlikely to chiong even if most jobs are created in that area.

Ringo33

08-08-13, 12:33

I thought Jurong is also near to Tuas 2nd Link hence near the many new development being built in that part of JB?

Distant from JLD to Tuas 2nd link is about the same distant from JLD to Orchard.

From Woodland MRT to JB?? 3km

k00L

08-08-13, 12:56

Along the stretch of Venture Ave Road next to JTC Summit to Gateway Road, the plot of adjacent lands are reserved for future commercial buildings according to the Master plan for JLD development. Already, a plot of land near to JTC Summit was sold to Sim Lian JV . A 25 storey commercial building is being considered.

Westgate and Jem along the Jurong Gateway Road, will also have commercial offices in their respective developments.

On the other side of Jurong Town Hall, opposite the Jurong Library, Genting has already broke ground on the new RWS Jurong Hotel. The construct is different from the "resort-styled" concept in Sentosa. This hotel will be high rise development with a mix of business and leisure elements in the concept.

With the support of the government and private sector's involvement, we will see JLD transform into the CDB of the West in the next 5 years.

J Gateway will be much sought after by tenants or even owner-occupiers as it is well located in the heart of JLD.

To put things in perspective, we can say for sure that in the next 5 years, in JLD, there will be 3 commercial office blocks completed - JEM, Westgate and SimLian building - total office space is 1.2mm sq ft.
A upcoming Metropolis building in One-north already has 1.2mm sq ft office space. Moreover it has secured good MNC tenants like P&G, SGX, etc

So, conclusion is that JLD has alot of potential but it hasnt reached its tipping point, but J-gateway psf has reached sky-high. I think the most to benefit from JLD is actually the resale private residential market.

Ringo33

08-08-13, 14:13

To put things in perspective, we can say for sure that in the next 5 years, in JLD, there will be 3 commercial office blocks completed - JEM, Westgate and SimLian building - total office space is 1.2mm sq ft.
A upcoming Metropolis building in One-north already has 1.2mm sq ft office space. Moreover it has secured good MNC tenants like P&G, SGX, etc

So, conclusion is that JLD has alot of potential but it hasnt reached its tipping point, but J-gateway psf has reached sky-high. I think the most to benefit from JLD is actually the resale private residential market.
To put things in perspective, the International Business Park at Jurong is not for decoration purpose

http://img24.imageshack.us/img24/2092/dnc1.jpg

wind30

08-08-13, 16:17

k00L

08-08-13, 17:02

[QUOTE=Ringo33]To put things in perspective, the International Business Park at Jurong is not for decoration purpose

Glad you brought it up.
To put things in perspective, International Business Park size is 37ha, and is considered one of the smaller business park in Singapore
Even Changi Business Park is already twice of this size at 71ha
Or how about the one-north district which has fusionpolis, mediapolis, biopolis - now over 100ha? (not counting Ministry of Education building and Metropolis)

Regulators

08-08-13, 17:10

For once i hv to play devils advocate in this thread. I dont think in terms of lifestyle amenities , tampines is even near the future jld. :D
In the past week, I have visited Jcube, Jem and IMM after not been to Jurong for almost 5 years....

In my personal opinon, Jurong will always be Jurong.

Even if you get robinson, etc, the crowd is still the Jurong crowd.

The kind of crowd you attract really depends on the people living there. The people living there depends on the property prices in that area. The majority of the people are still living in dirt cheap HDB bought years ago.

After reading this thread, I had pretty big expectations but kind of fall flat... I don't see the west area any more vibrant compared to what was done in the East.

The tampinese center has a lot of shopping malls. The changi business park has a LOT of companies. The most Jurong will become is something similar to Tampinese....

wind30

08-08-13, 17:59

For once i hv to play devils advocate in this thread. I dont think in terms of lifestyle amenities , tampines is even near the future jld. :D

examples of what JLD have but Tampinese does not? Ice skating rink? But the east has east coast park...

I live in the north. Work in the east. Just went to the west :)

Ringo33

08-08-13, 18:14

[quote=Ringo33]To put things in perspective, the International Business Park at Jurong is not for decoration purpose

Glad you brought it up.
To put things in perspective, International Business Park size is 37ha, and is considered one of the smaller business park in Singapore
Even Changi Business Park is already twice of this size at 71ha
Or how about the one-north district which has fusionpolis, mediapolis, biopolis - now over 100ha? (not counting Ministry of Education building and Metropolis)

Its a known fact that JLD will be Singapore largest commercial center ourside the CBD when its fully developing in 10 to 15 years time because JLD is the only business district that has got the most comprehensive offering ranges from shopping commercial offices, healthcare, entertainment, education, hospitality, leisure and tourist attractions.

And if you want to compare employment, none of the regional center you mentioned will be able to beat what the western regions has got to offer. Beside IBP and JLD, western region also have got CleanTech Park, Data Center Park, MedTech Hub, Wenya Industrial Estate etc etc.

Hence its not surprising that you need to combine so many different regional center to compare with Jurong Lake District.

Ringo33

08-08-13, 18:22

In the past week, I have visited Jcube, Jem and IMM after not been to Jurong for almost 5 years....

In my personal opinon, Jurong will always be Jurong.

Even if you get robinson, etc, the crowd is still the Jurong crowd.

The kind of crowd you attract really depends on the people living there. The people living there depends on the property prices in that area. The majority of the people are still living in dirt cheap HDB bought years ago.

After reading this thread, I had pretty big expectations but kind of fall flat... I don't see the west area any more vibrant compared to what was done in the East.

The tampinese center has a lot of shopping malls. The changi business park has a LOT of companies. The most Jurong will become is something similar to Tampinese....

How do you tell just from walking around that the crowd you see are jurong crowd and not people who are living outside Jurong? e.g people like yourself? Was their home address written on their face or something?

Plus what do look and appearance has got to do with property prices? At the end of the day, it is the cash these people have in their bank account that is driving the property prices, not what they wear to visit IMM.

Property analyst are already saying that they are seeing more mid to high income earners moving to Jurong liao. So beware, the western dragon has awaken.

k00L

08-08-13, 18:41

[quote=k00L]

Its a known fact that JLD will be Singapore largest commercial center ourside the CBD when its fully developing in 10 to 15 years time because JLD is the only business district that has got the most comprehensive offering ranges from shopping commercial offices, healthcare, entertainment, education, hospitality, leisure and tourist attractions.

And if you want to compare employment, none of the regional center you mentioned will be able to beat what the western regions has got to offer. Beside IBP and JLD, western region also have got CleanTech Park, Data Center Park, MedTech Hub, Wenya Industrial Estate etc etc.

Hence its not surprising that you need to combine so many different regional center to compare with Jurong Lake District.

Yes, only in 10-15 years time when JLD could surpass one-north or changi. But in 10-15 years time, northern dragon will also ascend with western dragon.

For the next 5 years or so, at current rate of development, Changi and one-north will be still leading.
Changi is establishing itself as a hub for banks - Standard char, DBS, Credit Sussie, JPMorgan have established offices there. (HSBC and Deutsche choose mapletree city in Pasir Panjang).
One-North is establishing itself as a hub for biotech, R&D, medical, media and even FCGG (e.g. P&G)

JLD seems to be lacking a niche cluster now - I spoje with various industry senior executives - most do not have a clear mandate to be based in JLD yet , but time might change - it might be a government hub or heavy industry (marine?, waste management?, logistic? ) hub

It's going to be exciting to see how these OCR dragons will fight among for the best dollar can offer - there is no clear leader yet (other than the supreme CCR dragon)

Allthepies

08-08-13, 18:46

examples of what JLD have but Tampinese does not? Ice skating rink? But the east has east coast park...

I live in the north. Work in the east. Just went to the west :)

West has bukit timah nature reserve, bukit batok nature park....

Try going east coast park on weekend and public holidays, u will know super congested...

But when u go bukit batok nature park even on public holidays, little or no crowd... I just went today!

k00L

08-08-13, 19:02

How do you tell just from walking around that the crowd you see are jurong crowd and not people who are living outside Jurong? e.g people like yourself? Was their home address written on their face or something?

Plus what do look and appearance has got to do with property prices? At the end of the day, it is the cash these people have in their bank account that is driving the property prices, not what they wear to visit IMM.

Property analyst are already saying that they are seeing more mid to high income earners moving to Jurong liao. So beware, the western dragon has awaken.

No doubt that JLD is improving accessibility to amenities with the new swanky shopping malls, but these do not represent the best retail/dining/nightscene experience that Singapore can offer - so tourists and the moneyed class will still stick to CCR.
For upper-middle class families, their main concern are kids educations so they want to live near good schools, not sure if JLD has any to offer?

wind30

08-08-13, 19:22

West has bukit timah nature reserve, bukit batok nature park....

Try going east coast park on weekend and public holidays, u will know super congested...

But when u go bukit batok nature park even on public holidays, little or no crowd... I just went today!

.... I don't go nature reserve one. dun like mosquitoes.... maybe that is why got nobody?

Ringo33

08-08-13, 19:30

[quote=Ringo33]

Yes, only in 10-15 years time when JLD could surpass one-north or changi. But in 10-15 years time, northern dragon will also ascend with western dragon.

For the next 5 years or so, at current rate of development, Changi and one-north will be still leading.
Changi is establishing itself as a hub for banks - Standard char, DBS, Credit Sussie, JPMorgan have established offices there. (HSBC and Deutsche choose mapletree city in Pasir Panjang).
One-North is establishing itself as a hub for biotech, R&D, medical, media and even FCGG (e.g. P&G)

JLD seems to be lacking a niche cluster now - I spoje with various industry senior executives - most do not have a clear mandate to be based in JLD yet , but time might change - it might be a government hub or heavy industry (marine?, waste management?, logistic? ) hub

It's going to be exciting to see how these OCR dragons will fight among for the best dollar can offer - there is no clear leader yet (other than the supreme CCR dragon)

First and foremost, the first commercial building in the Jurong Gateway will only TOP by next year, and the entire block has already got MND, BCA, and AVA as tenant for the next 30 years. The 2nd commercial tower will only TOP sometime in 2014/2015, hence it is still in early stage.

When buying property, it is always good to buy into area which are still at the development stage because it will offer better capital gain potential as compared to buying into area there has already been fully developed.

If One-North can be successful, I dont see why URA, EDB, STB, LTA and IDA will not make JLD a even bigger success.

By 2030, the Jurong East MRT station will service by NS Line, EW Line, Jurong Region line which is connect to CRL. and the reason for this is because of huge heavy human traffic moving into JLD.

Ringo33

08-08-13, 19:43

No doubt that JLD is improving accessibility to amenities with the new swanky shopping malls, but these do not represent the best retail/dining/nightscene experience that Singapore can offer - so tourists and the moneyed class will still stick to CCR.
For upper-middle class families, their main concern are kids educations so they want to live near good schools, not sure if JLD has any to offer?

I have said this many times before, JLD as never meant to become the Orchard or Marina Bay, it is mean to be the largest commercial center OUTSIDE of CBD, so retail segment will cater mostly for families, which is no different from Plaza Singapore, Scotts Isetan, Great World City etc.

Regarding tourist, lets STB, EDB and URA work their magic on the Lakeside district first before commenting.

As far as schools are concerns, there are NTU, NUS, Singapore Poly, Ngee Ann Poly, Candanian International Schools, Dulwich College (2015), RV High, Nan Hua Pri, Rulang Pri all within 5km radius of JLD. Which mean if you are living in Jurong, your kids could complete their education in Jurong to become a engineers, scientist, lawyer and doctor without having to venture out of the western region.

lajia

08-08-13, 20:29

Allthepies

08-08-13, 21:05

.... I don't go nature reserve one. dun like mosquitoes.... maybe that is why got nobody?

U should really go and see see... Breathe in real fresh air... And really not a single mosquito bite... can see many beautiful birds and listen to their nice chirping...

When u r refreshed then can head down to Jem/west mall/Imm/jcube/jurong point and shop and eat till u drop...

But I agree with u the only 2 things lagging in the West are cheap commercialized bicycle rental and airport...

Ha luckily I only need to travel to airport 6-12 times in a year for my monthly/bi-monthly holidays....

West people has really little reason to travel to East and North unless to meet friends or go airport or go JB.

wind30

08-08-13, 21:47

West people has really little reason to travel to East and North unless to meet friends or go airport or go JB.

which is impt as the west is really inaccesible from both the North and East due to the nature reserve. The north and East are pretty well connected.

That is the main problem of the west lah... you need to stay there... meaning,

1) your workplace better be in the west...
2) your friends and family better be in the west

wind30

08-08-13, 21:54

hahaha....it is quite funny when you talk about the crowd in JLD....very frank, i prefer the crowd in JEM then in ION. Or Wisma....if u know what i mean...:D , at least i know im in Singapore when i walk around in JEM...:D

so you prefer the crowd in ION? or maybe you have not walk around there for long time... :scared-5:

no offence to anyone. just personal opinion.

I think a previous poster mentioned Jurong has a lot of a certain nationality of FT. I just experienced it first hand. Suburban malls are still like that. I don't find Jem much different from Tampinese mall or even AMK hub, other than being bigger.

The type of shoppers will shape the type of shops.... Unless Jem is able to attract shoppers from all over singapore which I doubt (after my experience last week), the type of shops it can sustain will always be the heartland kind.

I don't usually go ION... If anything it is Takashimaya, Funan or Centerpoint.

samuelk

10-08-13, 16:02

the urban design as well as the traffic flow is a major concern if JLD can be a CBD.

Else its going to be a all day nightmare like marine parade.

Ringo33

10-08-13, 18:29

which is impt as the west is really inaccesible from both the North and East due to the nature reserve. The north and East are pretty well connected.

That is the main problem of the west lah... you need to stay there... meaning,

1) your workplace better be in the west...
2) your friends and family better be in the west

West is inaccessible to the East the same way East is inaccessible to the west. However, West region being the hub for employment and higher education like uni and poly, people living in the north and east will have no choice but to make daily commute to west for either work or schools.

So as JLD is more developed, more and more people living away from west will slowly but surely get gravitated towards the west.

Ringo33

10-08-13, 18:36

I think a previous poster mentioned Jurong has a lot of a certain nationality of FT. I just experienced it first hand. Suburban malls are still like that. I don't find Jem much different from Tampinese mall or even AMK hub, other than being bigger.

The type of shoppers will shape the type of shops.... Unless Jem is able to attract shoppers from all over singapore which I doubt (after my experience last week), the type of shops it can sustain will always be the heartland kind.

I don't usually go ION... If anything it is Takashimaya, Funan or Centerpoint.
The reason why developers are willing to pump in huge investment into Jurong Lake District is purely because of the promising demographic profile of people living in the west. The same way why retailers like Kinokuniya, Borders, Isetan cum super supermarket, H&M, Mache, Paul etc are moving into JLD.

What you are seeing today is only the tip of the iceberg for JLD, when fully development, the entire place will be transformed into a buzzing city with beautiful and colorful skyline.

teddybear

10-08-13, 19:28

What are these certain nationality?

Will these nationality become very rich because of JLD?
If they are already very rich they won't be living in JLD right?

Then finally that begs the question of why are the govt trying to enrich these group of people if they will become rich because of JLD? :scared-3:

The reason why developers are willing to pump in huge investment into Jurong Lake District is purely because of the promising demographic profile of people living in the west. The same way why retailers like Kinokuniya, Borders, Isetan cum super supermarket, H&M, Mache, Paul etc are moving into JLD.

What you are seeing today is only the tip of the iceberg for JLD, when fully development, the entire place will be transformed into a buzzing city with beautiful and colorful skyline.

I think a previous poster mentioned Jurong has a lot of a certain nationality of FT. I just experienced it first hand. Suburban malls are still like that. I don't find Jem much different from Tampinese mall or even AMK hub, other than being bigger.

The type of shoppers will shape the type of shops.... Unless Jem is able to attract shoppers from all over singapore which I doubt (after my experience last week), the type of shops it can sustain will always be the heartland kind.

I don't usually go ION... If anything it is Takashimaya, Funan or Centerpoint.

Allthepies

10-08-13, 19:47

which is impt as the west is really inaccesible from both the North and East due to the nature reserve. The north and East are pretty well connected.

That is the main problem of the west lah... you need to stay there... meaning,

1) your workplace better be in the west...
2) your friends and family better be in the west

I studied in the West, local U. I worked in the West, research engineer, the main research area happens to be in the West too. I shop in city and now in the West too. I only go east coast to cycle if I don't want to pay $10/hr rate at West Coast Park. I travel to Changi Airport for traveling. I go Malaysia through the 2nd linkway which is also in the West. I go breathe fresh air at Bukit Timah / Bukit Batok Nature reserve/ area which happens to be in the west too. Even my reservist camp is in the West. :D :D

Yup I have little need to go East and North. :D :D

teddybear

10-08-13, 22:28

Bukit Timah in the West?
When did BT recategorized into the "West" region instead of the Central region? :confused:

I studied in the West, local U. I worked in the West, research engineer, the main research area happens to be in the West too. I shop in city and now in the West too. I only go east coast to cycle if I don't want to pay $10/hr rate at West Coast Park. I travel to Changi Airport for traveling. I go Malaysia through the 2nd linkway which is also in the West. I go breathe fresh air at Bukit Timah / Bukit Batok Nature reserve/ area which happens to be in the west too. Even my reservist camp is in the West. :D :D

Yup I have little need to go East and North. :D :D

Regulators

10-08-13, 22:38

According to the ura map, apparently the central region does stretch to toh yi area which is considered west.
Bukit Timah in the West?
When did BT recategorized into the "West" region instead of the Central region? :confused:

teddybear

10-08-13, 22:49

To help propel sales prices of GLS in JLD, may be it is a good idea to cut up Central Region and label the most prestigious BT area including Nanyang Primary School area as "West" region, just like D1 suddenly becomes included in CCR? :p

According to the ura map, apparently the central region does stretch to toh yi area which is considered west.

Ringo33

10-08-13, 22:59

When you see the government spending many billions of dollar pumping into MRT line one will have to start thinking what is our government game plan. Ultimately, when population rises, government is going to encourage more people taking MRT, all their investment is going to be recovered through ERP, COE etc.

When cost of private transportation rises, more and more people will be forced to take public transport and that is where people will starts to think about living closer to commercial hub like CBD and JLD, where good paying jobs are abundance, amenities, healthcare, education institutions are all within few KM radius. And that is the time when property in the western region will become sort after.

JLD properties are already under the radar of foreigners and these early bird will eventually going to rip huge profit from selling properties to late comers like those naive nay saying in this forum.

Regulators

10-08-13, 23:04

that is why they have a core central region and a central region. As for why central region stretches to toh yi, I suppose it is because of the person living in sixth avenue and there could be some other important people living further up

To help propel sales prices of GLS in JLD, may be it is a good idea to cut up Central Region and label the most prestigious BT area including Nanyang Primary School area as "West" region, just like D1 suddenly becomes included in CCR? :p

Ringo33

10-08-13, 23:11

To help propel sales prices of GLS in JLD, may be it is a good idea to cut up Central Region and label the most prestigious BT area including Nanyang Primary School area as "West" region, just like D1 suddenly becomes included in CCR? :p

Dont be stupid, the whole idea of JLD is to develop Jurong Gateway into the 2nd largest commercial hub in Singapore and away from central region, and that itself is worth more than locating on the outskirt of central region.

Very soon, property in Hillview area will start talk about proximity to JLD instead of CBD because we all know that upper bukit timah will not get any closer to CBD than now.

k00L

10-08-13, 23:34

When you see the government spending many billions of dollar pumping into MRT line one will have to start thinking what is our government game plan. Ultimately, when population rises, government is going to encourage more people taking MRT, all their investment is going to be recovered through ERP, COE etc.

When cost of private transportation rises, more and more people will be forced to take public transport and that is where people will starts to think about living closer to commercial hub like CBD and JLD, where good paying jobs are abundance, amenities, healthcare, education institutions are all within few KM radius. And that is the time when property in the western region will become sort after.
.

In next 5 years, the supreme CCR dragon will see Asia Square Tower 2, CapitaGreen, South Beach, GuocoLand Tower, PS100, Robinson Towers, V on Shenton, Marina One, DUO completed - a massive 6 million sq feet of office space.
Hence government will surely recover their money back from MRT.

The western dragon will have only 3 office buildings completed in next 5 years - perhaps that why JRL and CRL will be delayed until 2030 to be completed?

k00L

10-08-13, 23:52

Very soon, property in Hillview area will start talk about proximity to JLD instead of CBD because we all know that upper bukit timah will not get any closer to CBD than now.

Isnt downtown line going to link Hillview to the CCR supreme dragon, and then to the eastern dragon?

Looks like western dragon is missing out the downtown line action? Maybe western dragon is so arrogant now with $1700/sqft price tag that CCR supreme dragon is going to leave him alone?

Ringo33

11-08-13, 00:01

In next 5 years, the supreme CCR dragon will see Asia Square Tower 2, CapitaGreen, South Beach, GuocoLand Tower, PS100, Robinson Towers, V on Shenton, Marina One, DUO completed - a massive 6 million sq feet of office space.
Hence government will surely recover their money back from MRT.

The western dragon will have only 3 office buildings completed in next 5 years - perhaps that why JRL and CRL will be delayed until 2030 to be completed?

1) Public transport expenditure, are under LTA jurisdiction, while land sale revenue are not consider as revenue for LTA.

2) Majority of the money spend on new lines are focusing on connect CBD to OCR, not just within CCR region. Hence the region which are going to benefit most from the new MRT lines are OCR properties not properties within CBD

3) At the moment, around JLD there are 3 office tower, 2 hospital, 2 shopping mall (exclude Jem), 1 hotel, and 1 government training institution, 4 residential projects, which will all TOP within the next 5 years.

And there are still 7 commercial and mixed used sites available on Jurong Gateway that hasnt been launch yet. And this is excluding the several hotels site, new Science Center, lakeside village and future theme park which will be develop within the next 10 to 15 years.

And lets not forget the new JRL and CRL which will link to JLD.

Ringo33

11-08-13, 00:07

Isnt downtown line going to link Hillview to the CCR supreme dragon, and then to the eastern dragon?

Looks like western dragon is missing out the downtown line action? Maybe western dragon is so arrogant now with $1700/sqft price tag that CCR supreme dragon is going to leave him alone?

When investing in property, the biggest mistake anyone could make is to think that all CCR property are the same and just because you are located within the Central planning zone, that doesnt make your property Ardmore park

When fully developed, JLD will be the CBD of the west and to support the growth government is constructing 2 massive MRT line, CRL and JRL to connect the North and East to the new CBD. To the extend that CRL will by pass the CBD all together.

teddybear

11-08-13, 00:08

JRL and CRL is conditional on population reaching 6.9m!
If people cow-pay cow-bull and more people vote against them in 2016 because of increasing population, we may not even see JRL and CRL because they can't be building white-elephant when there is not enough people to use them right?! :doh:

In next 5 years, the supreme CCR dragon will see Asia Square Tower 2, CapitaGreen, South Beach, GuocoLand Tower, PS100, Robinson Towers, V on Shenton, Marina One, DUO completed - a massive 6 million sq feet of office space.
Hence government will surely recover their money back from MRT.

The western dragon will have only 3 office buildings completed in next 5 years - perhaps that why JRL and CRL will be delayed until 2030 to be completed?

Ringo33

11-08-13, 00:11

JRL and CRL is conditional on population reaching 6.9m!
If people cow-pay cow-bull and more people vote against them in 2016 because of increasing population, we may not even see JRL and CRL because they can't be building white-elephant when there is not enough people to use them right?! :doh:

again old man need to wear glasses liao.

When announcing the new MRT lines, government has already admitted their past mistake and say that they will build infrastructure ahead of demand and the time line for both line is 2025 and 2030.

Ringo33

11-08-13, 00:14

Regulators

11-08-13, 00:22

seriously most ppl wont gv a shit about what is going to happen 17yrs from now. that is at least 3 pty cycles we r talking about.

again old man need to wear glasses liao.

When announcing the new MRT lines, government has already admitted their past mistake and say that they will build infrastructure ahead of demand and the time line for both line is 2025 and 2030.

Ringo33

11-08-13, 00:30

seriously most ppl wont gv a shit about what is going to happen 17yrs from now. that is at least 3 pty cycles we r talking about.

In other developing countries, developers will pay million dollars of bribe to government official to get first hand insider information about future urban plan, and here we have someone who say that he dont give a shit about what happen 17 years ahead.

Btw, tts the journey of getting there that is more important, not the destination itself. seems like you still have got a lot to learn in property investment.

k00L

11-08-13, 01:56

2) Majority of the money spend on new lines are focusing on connect CBD to OCR, not just within CCR region. Hence the region which are going to benefit most from the new MRT lines are OCR properties not properties within CBD

Based on your logic, since the new lines to be completed in the near future will be downtown line, thomson line and eastern region line, the OCR properties to be benefited most will be the eastern dragon and northern dragon.

Western dragon seems to be last priority for new MRT lines. Infact, the CRL will bypass CCR.
So OCR properties in Jurong will not benefit from the massive infrastructure build up in CCR?

Ringo33

11-08-13, 08:26

Based on your logic, since the new lines to be completed in the near future will be downtown line, thomson line and eastern region line, the OCR properties to be benefited most will be the eastern dragon and northern dragon.

Western dragon seems to be last priority for new MRT lines. Infact, the CRL will bypass CCR.
So OCR properties in Jurong will not benefit from the massive infrastructure build up in CCR?

The completion date of downtown line, thomson line and eastern region lines are part of the 2008 LTA transport Masterplan,while CRL and JRL are LTA Masterplan 2013. As far as thomson line, down town line is concerned, those are already old news

The main driver of potential capital appreciation for the western regions doesnt depends on the new addition of MRT lines, but center around government effort to turn JLD into the largest commercial lifestyle and leisure hub outside of CBD.

Like i said before, JLD is not a one trick pony as there are already existing infrastructure, business park, companies, leisure attraction in placed. In fact, I would say that JLD is perhaps the most comprehensive development plan the government have ever did for any township outside CBD.

teddybear

11-08-13, 12:09

Before long, focus will shift to Woodlands, & JLD will be left in dust.
This seem to be tactic used in JB city -> Iskandar -> ???
Singapore we are seeing Punggol -> Payar Lebar -> Changi -> JLD -> Woodlands -> ???
Nothing wrong with these since govt need to sell land at good price & yet get people to scatter out to OCR to avoid overcrowding in CCR as population increases. Good for CCR too.

The completion date of downtown line, thomson line and eastern region lines are part of the 2008 LTA transport Masterplan,while CRL and JRL are LTA Masterplan 2013. As far as thomson line, down town line is concerned, those are already old news

The main driver of potential capital appreciation for the western regions doesnt depends on the new addition of MRT lines, but center around government effort to turn JLD into the largest commercial lifestyle and leisure hub outside of CBD.

Like i said before, JLD is not a one trick pony as there are already existing infrastructure, business park, companies, leisure attraction in placed. In fact, I would say that JLD is perhaps the most comprehensive development plan the government have ever did for any township outside CBD.

Ringo33

11-08-13, 14:16

Rysk

11-08-13, 18:11

seriously most ppl wont gv a shit about what is going to happen 17yrs from now. that is at least 3 pty cycles we r talking about.
Aiyo.. just like punggol estate.. last time over supply bto & many units left empty.
Gov has learnt their lesson.. so now they will paint a nice picture first with future masterplan then start marketing it.

Whether is 17-yrs or even 30-yrs down the road.. These 99-yrs leasehold will left only 60+ yrs.. The gov won't bother. $$ goes into pocket first is the most important before the next or next next election coming before they have no more power.

End of the day.. Ultimately.. The "King" is still the freehold.. esp. those CCR freehold properties.. They won't even bother about what mrt line what circle lines can lead to CBD.. cos they are already in the CCR/CBD area :D

DC33_2008

11-08-13, 18:13

Well! Garment and developers make the money first. :D
Aiyo.. just like punggol estate.. last time over supply bto & many units left empty.
Gov has learnt their lesson.. so now they will paint a nice picture first with future masterplan then start marketing it.

Whether is 17-yrs or even 30-yrs down the road.. These 99-yrs leasehold will left only 60+ yrs.. The gov won't bother. $$ goes into pocket first is the most important before the next or next next election coming before they have no more power.

End of the day.. Ultimately.. The "King" is still the freehold.. esp. those CCR freehold properties..

wind30

11-08-13, 18:45

As you can see, the CRL and JRL very well position to support to growth of JLD vision of becoming the largest commercial hub outside CBD.

http://www.youtube.com/watch?v=sn8LM6CS2i0

https://fbcdn-sphotos-a-a.akamaihd.net/hphotos-ak-ash4/485916_456432471079433_1889242162_n.png

actually from the map, I see the west very badly connected.

Almost everyone has the go to the city using the EW line.

The DT line alignment is not very useful for west people.

Somehow the map shows the North and the east much better connected. No meh?

Ringo33

11-08-13, 19:53

actually from the map, I see the west very badly connected.

Almost everyone has the go to the city using the EW line.

The DT line alignment is not very useful for west people.

Somehow the map shows the North and the east much better connected. No meh?

One of the underlying reasons for that is because there is a massive lack of jobs and amenities in North and East, thats why there was an urgent needs for those MRT lines to connect the people living in the north and east to central region.

whereas people living in the west, jobs, leisure attraction, schools and universities have always been aplenty and when JLD is fully developed, JLD will have at least 5 big malls, hotels, 1100 bed hospital, commercial offices and a world class theme park.

And for that reason, JRL and CRL are being planned to bring people towards Singapore 2nd largest commercial hub aka CBD of the west.

wind30

11-08-13, 20:31

One of the underlying reasons for that is because there is a massive lack of jobs and amenities in North and East, thats why there was an urgent needs for those MRT lines to connect the people living in the north and east to central region.

whereas people living in the west, jobs, leisure attraction, schools and universities have always been aplenty and when JLD is fully developed, JLD will have at least 5 big malls, hotels, 1100 bed hospital, commercial offices and a world class theme park.

And for that reason, JRL and CRL are being planned to bring people towards Singapore 2nd largest commercial hub aka CBD of the west.

So you also agree that North and east are much better connected?? I think the person that benefits the most from the cross Island line is not Jurong lah. It is AMK/Sinming people... With that line, they get connected to the far west and far east easily. The west and east are still very far apart from each other....

got world class theme park meh? Har paw villa?

If you are comparing to central, I wonder how many malls does orchard road have, compared to 5 in JLD...

I wonder how many office space Raffles place + marina financial center have compared to the west?

you have to see things in perspective... there is always a need to be connected to central...

Ringo33

11-08-13, 21:18

So you also agree that North and east are much better connected?? I think the person that benefits the most from the cross Island line is not Jurong lah. It is AMK/Sinming people... With that line, they get connected to the far west and far east easily. The west and east are still very far apart from each other....

got world class theme park meh? Har paw villa?

If you are comparing to central, I wonder how many malls does orchard road have, compared to 5 in JLD...

I wonder how many office space Raffles place + marina financial center have compared to the west?

you have to see things in perspective... there is always a need to be connected to central...

Anybody who have read the JLD masterplan will know that JLD is not meant to replace Orchard Road or being the next Marina Financial center, so I think you should stop making such pointless cross comparison.

As far as JLD is concerned, the government has already say that it will become the largest commercial hub outside CBD, and like it or not it will eventually become the "core central region" of the west serving people living in the west region as well as providing jobs opportunities to people living in all corners of the islands. (which Jurong industrial estate is already offering)

When you talk about better connectivity, I am not sure how you measure what is better. Does having more mrt line but further away from commercial hub and amenities is better, or having less mrt lines and living within 5km away from commercial hub

If you havent noticed, in this post alone, you have to pull out AMK, Sin Min, Raffles Place, Orchard Road, Marina Financial Center just to compare with JLD. Isnt this another validation of the breadth and depth of JLD?

DKSG

11-08-13, 21:50

Ringo33

11-08-13, 22:08

I am impressed with the 24x7 7 days a week effort to convince people that Jurong is a good location to invest, aka buy over the Jurong condo at 2,000 psf so that our friends who bought recently can make some money.

Despite all that is said, I think it is not difficult for most people to agree that when a MM in Jurong sells for $1,7xx psf, it is about the peak already, upside is limited to maybe another 100+ psf.

For those who already own a unit there for less than 1,000 psf, it is time to aim for a $1,500++ and move out of this already peaked place.

Simple maths, if you can see your 3BR 1,200 sqft in Jurong for $1,500 now, then quickly top up another 200-300 psf and move to Mt Sinai area!

DKSG
Hell yes, Jurong is the GEM for property investors and developers at the moment, because the best way to make money in property is ride on growth story and forget about what they say about BEST or WORST Street. And unlike other more matured and developed district, for JLD it still has got at least 15 more years of solid developments ahead.

To put things into perspective, Redbill 2500psf, Orchard 3500psf Marina 4300psf, J Gateway @ $1700psf? I think its peanut, when JLD fully developed, one could easily sell it for $2000psf. You know why? at $2000psf, a MM unit will still cost less than $1m.

Wah even the nah sayer is now saying $1500psf for JLD 3 bedder. Told you the western dragon is awaken liao.

So for investors, you should know where to park your money for the next 5 to 10 years.

DKSG

11-08-13, 22:18

Hell yes, Jurong is the GEM for property investors and developers at the moment, because the best way to make money in property is ride on growth story and forget about what they say about BEST or WORST Street. And unlike other more matured and developed district, for JLD it still has got at least 15 more years of solid developments ahead.

To put things into perspective, Redbill 2500psf, Orchard 3500psf Marina 4300psf, J Gateway @ $1700psf? I think its peanut, when JLD fully developed, one could easily sell it for $2000psf. You know why? at $2000psf, a MM unit will still cost less than $1m.

Wah even the nah sayer is now saying $1500psf for JLD 3 bedder. Told you the western dragon is awaken liao.

So for investors, you should know where to park your money for the next 5 to 10 years.

When Jurong is fully developed, it can sell for $2,000 and now people already paying $1,7xx, so readers, can you see the upside ?

Also the benchmark used is not correct in case innocent readers think that a $2,000 Jurong is equivalent to a $2,500 Redhill. For Jurong to be $2,000, Redhill must be in the region of $3,500 already. People can use earlier data when Jurong was only $600 and Metropolitan is $1,100psf.

The growth story in Jurong is already ridden on already. Now left a dead horse for those late comers to ride on.

So readers, get the facts right! If you can find a $1,200 psf Jurong PC, can still buy because got people help you benchmark prices at $1,7xx. But if someone offer to sell you at $1,7xx, bear in mind the upside is only abt $100-200 psf.

DKSG

Adva181

11-08-13, 22:29

Can the commoner in SG afford 2500psf red hill and 2000psf jurong?
SG inflation must be super high...

Regulators

11-08-13, 22:57

Frankly , even a 474sqft unit increase by $300psf to reach $2k psf , the profit is really peanuts. Can easily get that kind of returns elsewhere without having to wait four years.

DKSG

11-08-13, 23:26

Frankly , even a 474sqft unit increase by $300psf to reach $2k psf , the profit is really peanuts. Can easily get that kind of returns elsewhere without having to wait four years.

In summary, the upside is really very very limited.

But to others, there is a real opportunity to buy those 1-2 years PC in Jurong for $1,200+- psf. 4 years later, can still sell $1,600 when the newer ones hit $1,900 ... 50% gain ... I think still can do.

But to buy at $1,7xx ... like what the Cantonese says "Zhai" also no left lo!

DKSG

DKSG

11-08-13, 23:28

Can the commoner in SG afford 2500psf red hill and 2000psf jurong?
SG inflation must be super high...

You are right, most Jurong buyers depend quite solely on salary income to fund the PC, so without a significant increase in income, it is unlikely people can afford $2,000 psf PC.

Prices are already peaked because in my very humble opinion, $1,7xx is about the max they can afford.

DKSG

Ringo33

11-08-13, 23:42

When Jurong is fully developed, it can sell for $2,000 and now people already paying $1,7xx, so readers, can you see the upside ?

Also the benchmark used is not correct in case innocent readers think that a $2,000 Jurong is equivalent to a $2,500 Redhill. For Jurong to be $2,000, Redhill must be in the region of $3,500 already. People can use earlier data when Jurong was only $600 and Metropolitan is $1,100psf.

The growth story in Jurong is already ridden on already. Now left a dead horse for those late comers to ride on.

So readers, get the facts right! If you can find a $1,200 psf Jurong PC, can still buy because got people help you benchmark prices at $1,7xx. But if someone offer to sell you at $1,7xx, bear in mind the upside is only abt $100-200 psf.

DKSG
Office Boy, this thread is talking about properties in the west, so if you wish to focus on J Gateway discussion, by all mean go to the other thread as I have already posted ACTUAL transacted price and unit size of J Gateway so that you can stop confusing us that J Gateway are all $1700psf.

Actually I find it really funny about the way you try to justify your argument. Just because a few units at J Gateway were sold at $1700psf, you are expecting the RCR and CCR property to rise? Have you noticed the rise since J Gateway was sold out about 2 months ago?

Obviously any experience property investors who have done their homework will know that you argument if flawed because you are compare large units in CCR to MM apartment at J Gateway and you are comparing 10 years old resale apartment to new launch price.

As far as the growth story of JLD is concerned, it has already started since it was announced in 2008 and it was only after the opening of JEM and the sold out of J Gateway projects that people who are clueless about JLD start noticing about the potential. Even then, until about 2 months back, many so called "expert" in this forum still dont have got no clue where exactly is Jurong Gateway and some even want to give "investment advice" against buying into Jurong property.

If you think the prices of Jurong properties have reaches its peak, and as what you said Moun Sinai at $1800psf is good buy, why not we revisit this thread every 12 months and compare how properties in JLD and Mount Sinai fair in terms of % capital appreciation?

Ringo33

11-08-13, 23:54

Noticed the lack of MM apartment in the west?

http://img62.imageshack.us/img62/6776/myy8.jpg

teddybear

12-08-13, 00:13

Lack of jobs and amenities in North & East hence need good MRT connections now?

You say lots of jobs and amenities in West but don't need good MRT connections now? Strange!
Furthermore the JRL and CRL may never be built! Hence, the West has lowest priority for MRT despite lots of jobs and amenities! Strange too! :rolleyes:

One of the underlying reasons for that is because there is a massive lack of jobs and amenities in North and East, thats why there was an urgent needs for those MRT lines to connect the people living in the north and east to central region.

whereas people living in the west, jobs, leisure attraction, schools and universities have always been aplenty and when JLD is fully developed, JLD will have at least 5 big malls, hotels, 1100 bed hospital, commercial offices and a world class theme park.

And for that reason, JRL and CRL are being planned to bring people towards Singapore 2nd largest commercial hub aka CBD of the west.

Ringo33

12-08-13, 00:20

k00L

12-08-13, 01:23

k00L

12-08-13, 01:38

Could you please help me find out whether there is any lack of MM apartment in the north too? Thanks

Noticed the lack of MM apartment in the west?

http://img62.imageshack.us/img62/6776/myy8.jpg

Ringo33

12-08-13, 02:26

You are using a present map of Singapore....

I can see a large part of Western dragon body is covered with purple colour.
Does it mean anything other that this area's air population index is slightly on the high side?

Or, you are inferring that this is industrial area and hence is swarmed with lots of people?
Dont be misled by the elusive western dragon - a large part of it is logistic/warehousing area, you probably find more iphone5 inventory than human beings.

Are you comforted by the large Jurong island in purple? Wow, this area is much bigger than raffles place/marina bay, but size doesnt mean more people. Raffles place/Marina Bay has easily 500k office workers there, but Jurong island has around 24k of workers there, 90% are technician level or below. More likely to be living in dorm if FT or staying in HDB if they are singaporeans.

I noticed from your comment that are you slowly drifting away from talking facts to making wild and unsupported assumptions about the entire Jurong Industrial estate.

From the comment you made, it is pretty obvious that you have very limited information about jurong industrial area and perhaps the only knowledge that you have gathered so far are from the streetview of onemap.sg. And honestly if you have been resourceful enough in your research, you would have used the Bizquery function in onemap to find out more information about the type of industry and companies that are located in Jurong before making such weak argument for yourself.

Anyway, I shall not want to waste time discussing about salary of people working in Jurong and I will leave it to you to figure out how to use BIZQuery.

Perhaps are an overall view of Singapore GDP might help you to understand the importance of the Jurong industrial estate to Singapore economy

http://img829.imageshack.us/img829/3571/vo1x.jpg

Rysk

12-08-13, 08:02

Frankly , even a 474sqft unit increase by $300psf to reach $2k psf , the profit is really peanuts. Can easily get that kind of returns elsewhere without having to wait four years.

NB! For OCR Jurong 99-yrs LH.. 1700psf already quite high..
If can reach 2000psf in 4-yrs time. Meaning the high inflation (at that level) already eats into you "peanut" profit of below 100k for a MM unit after deducting stamp duty, agt comm, legal fee, etc etc :D

DKSG

12-08-13, 11:53

NB! For OCR Jurong 99-yrs LH.. 1700psf already quite high..
If can reach 2000psf in 4-yrs time. Meaning the high inflation (at that level) already eats into you "peanut" profit of below 100k for a MM unit after deducting stamp duty, agt comm, legal fee, etc etc :D

Our (at least mine) prediction is $1,7xx for Jurong is already a peak.
This doesnt mean every PC in Jurong has reached a peak.

There are still good buys in Jurong.

The peak is broken down into $1,7xx for small units, $1,6xx for 2BR and $1,5xx for 3BR.

If you find anything significantly below the above and you like the unit, better go ahead and buy quickly!

DKSG

Regulators

12-08-13, 12:48

The most ardent j gateway supporter here will "prove" to you that j gateway will increase 100% in value using caspian chart , i think u know who i m talking about. :D
NB! For OCR Jurong 99-yrs LH.. 1700psf already quite high..
If can reach 2000psf in 4-yrs time. Meaning the high inflation (at that level) already eats into you "peanut" profit of below 100k for a MM unit after deducting stamp duty, agt comm, legal fee, etc etc :D

EBD

12-08-13, 13:29

Our (at least mine) prediction is $1,7xx for Jurong is already a peak.
This doesnt mean every PC in Jurong has reached a peak.

There are still good buys in Jurong.

The peak is broken down into $1,7xx for small units, $1,6xx for 2BR and $1,5xx for 3BR.

If you find anything significantly below the above and you like the unit, better go ahead and buy quickly!

DKSG

I agree - whole story has been baked in to the sales pitch for J gateway. Future price @ today scenario.
Much better to buy surrounding area at todays price and let hype drag it up - much less downside risk, much more upside potential.

There are some people I wouldn't worry about...... won't lose a penny as NATO mah.

Rysk

12-08-13, 13:46

The most ardent j gateway supporter here will "prove" to you that j gateway will increase 100% in value using caspian chart , i think u know who i m talking about. :D

Caspian owners sitting on 100% profit just keep quiet..

The most ardent j gateway supporter here hoping to make close to 100k profit (1.7k psf to 2k psf) for his MM in 4-yrs time.. talk until got dragon got phoenix.. somemore show pie chart bar chart balang chart.. just to prove to ppl can increase another $300 psf lol :D

Ringo33

12-08-13, 13:51

I could sense that more people in this forum is starting to believe that potential of property in the west.

Like I said before, dont under estimate the western dragon.

EBD

13-08-13, 10:38

Caspian owners sitting on 100% profit just keep quiet..

The most ardent j gateway supporter here hoping to make close to 100k profit (1.7k psf to 2k psf) for his MM in 4-yrs time.. talk until got dragon got phoenix.. somemore show pie chart bar chart balang chart.. just to prove to ppl can increase another $300 psf lol :D

Even in the fab 4 , 3 major talent & got one that only know how to bang drum.

nevermind - he can pull up my Jurong condo price for me..... well not him, but the ones that actually did buy rather that tcss

Ringo33

16-08-13, 19:25

The future of Singapore is already happening in the west

http://www.channelnewsasia.com/image/779180/1376635344000/large16x9/768/432/driverless-electric.jpg

oops

17-08-13, 01:02

DKSG

18-08-13, 12:56

Caspian owners sitting on 100% profit just keep quiet..

The most ardent j gateway supporter here hoping to make close to 100k profit (1.7k psf to 2k psf) for his MM in 4-yrs time.. talk until got dragon got phoenix.. somemore show pie chart bar chart balang chart.. just to prove to ppl can increase another $300 psf lol :D

I think you miss out 2 Celestial beings ...

Not one got Green Dragon and Red Phoenix, there is also the White Tiger on the right and Black Turtle at the back !

DKSG

Ringo33

18-08-13, 16:08

http://www.straitstimes.com/sites/straitstimes.com/files/20130818/1608(1).jpg

DKSG

18-08-13, 22:29

http://www.stproperty.sg/articles-property/neighbourhood-guides/journey-to-orchard-road-of-the-west/a/Neighbourhood Guides

Journey to Orchard Road of the West

Jurong East comes alive with new glitzy malls

What the article is implicitly tell you is that Jurong folks are now charged Orchard Road prices. If you dont believe, just visit one of these malls.

There will be a major cash squeeze for Jurong folks.

Hope they are not the ones over-extending themselves.

If you are in Jurong, and just used 60% of your total income for property purchase and your food and amenties prices just went up 25%, you gotta watch out!

DKSG

GIG

18-08-13, 22:31

Lost bet by Genting at Jurong.

Ringo33

18-08-13, 22:37

What the article is implicitly tell you is that Jurong folks are now charged Orchard Road prices. If you dont believe, just visit one of these malls.

There will be a major cash squeeze for Jurong folks.

Hope they are not the ones over-extending themselves.

If you are in Jurong, and just used 60% of your total income for property purchase and your food and amenties prices just went up 25%, you gotta watch out!

DKSG

People living in Jurong will just spend more of their money in JLD instead of Orchard, so what cash squeeze you talking about? In fact they will spend less money on transport and parking.

For example, instead of going to Centerpoint for Robinsons sale, people living in Jurong will just head down to JLD.

Ringo33

18-08-13, 22:38

PM Lee again mentioned Jurong Lake District in his NDP Rally. Rest assure that he and his team will develop the entire projects.

flxcat

18-08-13, 22:45

PM Lee again mentioned Jurong Lake District in his NDP Rally. Rest assure that he and his team will develop the entire projects.

With Tuas Sea Hub, will current tenants from shipping likely to rent jurong area instead of many in D4? Just wonder aloud, I think is a good news to Jurong investors to have potentially added tenant pool, of course in many good years from now. :D

k00L

18-08-13, 22:59

With Tuas Sea Hub, will current tenants from shipping likely to rent jurong area instead of many in D4? Just wonder aloud, I think is a good news to Jurong investors to have potentially added tenant pool, of course in many good years from now. :D

What is needed is affordable housing to accommodate these general port/ shipyard workers - I suspect more dorms will be built in JLD - these foreign workers shall able to enjoy a decent quality of life in JLD, they might rent Jgateway if there is a chronic shortage of dorms

Ringo33

18-08-13, 23:00

flxcat

18-08-13, 23:05

What is needed is affordable housing to accommodate these general port/ shipyard workers - I suspect more dorms will be built in JLD - these foreign workers shall able to enjoy a decent quality of life in JLD, they might rent Jgateway if there is a chronic shortage of dorms

I know of many shipping company staffs do rent places like Caribbean, so to be fair, if such pool of tenants do move along with the Sea Hub, I think will be renting condos in Jurong. Ok I not vested in JLD, but more of thinking objectively. Cool :D

k00L

18-08-13, 23:39

I know of many shipping company staffs do rent places like Caribbean, so to be fair, if such pool of tenants do move along with the Sea Hub, I think will be renting condos in Jurong. Ok I not vested in JLD, but more of thinking objectively. Cool :D

I see what you are referring to now. shipping companies and port operator usually need not coexist side by side - more often shipping companies would want to locate near to their client base (statoil, Exxon, etc) which are usually based in town.
They are a lot of AP moller maersk employees renting in Caribbean as their office is in harborfront.

oops

19-08-13, 17:51

http://business.asiaone.com/news/winning-the-borders-gambit

3centsworth

24-08-13, 09:33

Westgate Mall attracting well known brands as tenants. Slowly and surely, the shift to JLD in term of commercial buzz is becoming more apparent.

Properties in and surrounding the JLD should get a leg up in price appreciation if they are not already so.

More to come in the next 5 years.

When JLD is fully developed, it forms the other smile dimple to the CBD dimple and the broad smile will be the southern waterfront from CBD to JLD.

Ringo33

24-08-13, 12:12

Luxury brand COACH has confirm they will open a boutique at Westgate when it opens end of the year. This is the first time luxury brand has venture outside city center.

Dont under estimate the western dragon.

heehee

24-08-13, 15:40

Coach considered luxury?
It is middle-income items in US!

Luxury brand COACH has confirm they will open a boutique at Westgate when it opens end of the year. This is the first time luxury brand has venture outside city center.

Dont under estimate the western dragon.

DPan

24-08-13, 16:52

Coach considered luxury?
It is middle-income items in US!

In Singapore Coach also not consider a Luxury brand
Example of a Luxury brand - Chanel
Go check if Chanel F&B is even going to Jurong.

k00L

24-08-13, 17:57

There are estimated 300k+ of foreign workers living in Jurong dormitories -
Jurong Lodge, Kian Teck Dormitory, SCAL Lekar, Terusan Lodge, Westlite Tuas Lodge, Blue Stars Dormitory, Jurong Penjuru Dormitory 1&2, Jurong Penjuru, Soon Lee Lodge, GreenField Dormitory, SCAL Soon Lee

The number of foreign workers are expected to increase due to the further buildup of Tuas shipyard and port facilities - spoken to few institutional funds - they are keen to explore dorm estate management- The JLD will provide good quality of lifestyle with Westgate and JEM. Win-Win situation for JLD and FT!

RCT

24-08-13, 18:00

Hahaha... Coach? A luxury brand? U must be joking with me right.

Ringo33

24-08-13, 18:45

Beware of the Western Dragon. Retail scene in Singapore has been transformed.

http://img12.imageshack.us/img12/8052/ymft.jpg

Ringo33

24-08-13, 18:57

world class retailers like Valiram Group sure knows where to plant their seed for the future.

http://valiram.com/brands-gallery/

teddybear

24-08-13, 19:43

I found Coach prices in Singapore to be more than double that in US? Any reason? Because they can label themselves as "luxury" in Singapore while they can't in US? :rolleyes:

Beware of the Western Dragon. Retail scene in Singapore has been transformed.

http://img12.imageshack.us/img12/8052/ymft.jpg

Ringo33

25-08-13, 00:47

For Valiram Group that does BOSS Hermes Jimmy Choo in Singapore to set up an outlet in JLD, I am sure they know something about JLD that many people in this forum still doesnt have a clue.

Come Dec 2013, you will see the western dragon spitting fire balls to celebrate the new year.

wind30

25-08-13, 05:26

I found Coach prices in Singapore to be more than double that in US? Any reason? Because they can label themselves as "luxury" in Singapore while they can't in US? :rolleyes:

I thought Coach has an outlet store in IMM for quite sometime?

Molotov

25-08-13, 08:20

Hahaha... Coach? A luxury brand? U must be joking with me right.
it's strange that many Singaporeans/PRs are well travelled and are proud of it BUT the big majority think that Volkswagen, Zara, Coach, Omega etc etcare high-end luxury brands.

chestnut

25-08-13, 08:50

it's strange that many Singaporeans/PRs are well travelled and are proud of it BUT the big majority think that Volkswagen, Zara, Coach, Omega etc etcare high-end luxury brands.

Omega is a sponsor for James Bond movies... Btw, I don't own any Omega.

Omega SA (UK /ˈoʊmɨɡə/; US /oʊˈmeɪɡə/) is a Swiss luxury watchmaker based in Biel/Bienne, Switzerland

http://en.wikipedia.org/wiki/Omega_SA

Coach, Inc. is an American luxury leather goods company that got its start manufacturing small leather goods

http://en.wikipedia.org/wiki/Coach,_Inc.

Volkswagen, I agree is mass...
Volkswagen (VW; German pronunciation: [ˈfɔlksˌvaːɡən]; /ˈvoʊks.wæɡ.ən/) is a German automobile manufacturer headquartered in Wolfsburg, Lower Saxony, Germany. Volkswagen is the original and top-selling marque of the Volkswagen Group, the biggest German automaker and the third largest automaker in the world.

princess_morbucks

25-08-13, 09:15

I carry my fabric coach bag to the wet market n I also see a number of people do so. The fabric ones are cheap especially if bought in the US. The leather ones can be expensive.

Adva181

25-08-13, 09:28

I think we have to wait for the traditional giant to step in before we can conclude.
LV Rolex Channel Phillip Patek.

Pro888

25-08-13, 09:31

chestnut

25-08-13, 09:34

I think we have to wait for the traditional giant to step in before we can conclude.
LV Rolex Channel Phillip Patek.

You cannot find PP, Chanel and LV in Vivo....

PP was in Vivo when Vivo opened.... It told Sincere to remove it out of Vivo...

You can only find the top Marques in orchard and marina. HAHAHAHAHAHA

Adva181

25-08-13, 09:36

You cannot find PP, Chanel and LV in Vivo....

PP was in Vivo when Vivo opened.... It told Sincere to remove it out of Vivo...

You can only find the top Marques in orchard and marina. HAHAHAHAHAHA

Yea!!! Chiong D1.. Go go go... Lol

chestnut

25-08-13, 09:37

it's strange that many Singaporeans/PRs are well travelled and are proud of it BUT the big majority think that Volkswagen, Zara, Coach, Omega etc etcare high-end luxury brands.

Look at item 3. You wanna buy???

http://www.smashinglists.com/20-most-expensive-watches/

Ringo33

25-08-13, 09:39

Prof Schmitt : Major brands are now aiming to capture Singaporean consumers in the suburbs, who are "just as wealthy and sophisticated as those living in the city centre"

amk

25-08-13, 09:50

Off topic: did you guys find westgate's tenant mix sounds better than jem's ?

Ringo33

25-08-13, 10:15

Off topic: did you guys find westgate's tenant mix sounds better than jem's ?
Westgate tenants are higher end targeting at families, where as JEM is more trendy.

samuelk

25-08-13, 15:51

it's strange that many Singaporeans/PRs are well travelled and are proud of it BUT the big majority think that Volkswagen, Zara, Coach, Omega etc etcare high-end luxury brands.
same for self fridge and mango and the list goes on... As long as the price is high enough, people thinks it is luxury and not because they are rip off:doh:

oops

26-08-13, 07:04

JLD malls retail brands quality are certainly better than other suburban.

sunrise

27-08-13, 11:45

JLD malls retail brands quality are certainly better than other suburban.

why you want to compare with suburban malls, did you notice other suburban malls use better floor tiling than JEM? the flooring really cannot make it. before you talk about branded goods.:doh:

oops

27-08-13, 16:40

If high end brands move to certain location, u can be assure of residents staying around there.

xebay11

27-08-13, 22:34

why you want to compare with suburban malls, did you notice other suburban malls use better floor tiling than JEM? the flooring really cannot make it. before you talk about branded goods.:doh:

This I totally agree, the floor tiles are textured like those used in toilets. IMO JEM is cmi, crowds have died down already, unlike when Jurong Point and NEX mall first opened.

teddybear

27-08-13, 22:40

So the quality and standard of floor tiles used is not in line with the high-end luxury brands and high-end customers they are trying to attract? :rolleyes:

This I totally agree, the floor tiles are textured like those used in toilets. IMO JEM is cmi, crowds have died down already, unlike when Jurong Point and NEX mall first opened.

teddybear

27-08-13, 22:43

Don't think west dragon will spill fire so often in JLD and cause damage...

As I said, think west dragon dead, probably west devil spilling fire? :scared-2:

As I have said before, owner in the west beware. The western dragon is wide awake now.

vanan75

29-08-13, 08:01

why no news in this thread?

vovolversace

29-08-13, 08:39

I am sure west gate will have better flooring than Jem as westgate mall is build by capital land.

Ringo33

29-08-13, 09:27

JEM mall is a urban concept, thats why they choose to use unpolished granite flooring. Anyway, dont let the Nay sayers tell you that floor tiles at Jem is going to affect the JLD potential.

k00L

29-08-13, 21:54

JEM mall is a urban concept, thats why they choose to use unpolished granite flooring. Anyway, dont let the Nay sayers tell you that floor tiles at Jem is going to affect the JLD potential.

The foreign workers living in the dormitories nearby will appreciate the unpolished granite flooring in JEM similar to their living quarters, and they will feel very much at home there.
This is a good strategy for JEM to target this untapped group of consumers - more so with upcoming Tuas port facilities and shipyards

k00L

29-08-13, 22:01

Don't think west dragon will spill fire so often in JLD and cause damage...

As I said, think west dragon dead, probably west devil spilling fire? :scared-2:

According to NEA website, the petrochemical plants in Jurong account for 71% of sulphur dioxide pollution in Singapore. There is not taking into account of other heavy industries and power plant in Tuas yet.

The western dragon can be very deadly especially those with weak lungs, dont play play

Ringo33

30-08-13, 04:08

Ringo33

30-08-13, 04:22

The foreign workers living in the dormitories nearby will appreciate the unpolished granite flooring in JEM similar to their living quarters, and they will feel very much at home there.
This is a good strategy for JEM to target this untapped group of consumers - more so with upcoming Tuas port facilities and shipyards

1) Could you show us a picture of a dormitories in Singapore that is furnishes with granite flooring similar to JEM?

2) PSA is currently operating out of Keppel, Brani Island and Pasir Panjang. And Sentosa Cove, RWS, Vivo City, CBD etc is right next to it and there is also an apartment along Keppel for port workers and popular eateries for people working in CBD offices.

So if people living in those luxury apartments around that area not complaining about the port, then why should it be a concern if they move to Tuas, which is at west end of the Singapore.

Perhaps you should stop trying so hard because you are not making any sense in what you are saying.

Allthepies

30-08-13, 07:37

xebay11

30-08-13, 08:33

Yup very deadly... Quick go East to buy buy buy. .. all the people in the West are poor and stupid and have no money, so no choice lah, need to breathe in lousy air. ....

East not actually pollution free, the ships at anchorage off the East Coast also spewing bad air 24/7. Many Petrochemnical plants off North East too. I think I would rather rely on good genes for a long life. Eastener.

EBD

30-08-13, 08:50

According to MOH 469 Singapore residents were newly reported with HIV infection, As at 31 Dec 2012, 2,814 persons are asymptomatic carriers, 1,379 have or have had AIDS-related illnesses and 1,582 have died.

So its better avoid living in central area because thats where you find working girls, prostitute, diseases.

Good logic - compare air which you have to breathe (try not doing it for 5 minutes if you don't believe) with sticking your unprotected cock into every working girl in sight (completely optional and to be discouraged).

Ringo33

30-08-13, 09:10

Good logic - compare air which you have to breathe (try not doing it for 5 minutes if you don't believe) with sticking your unprotected cock into every working girl in sight (completely optional and to be discouraged).

There are statistic to show the number of HIV and Aids victim and death but there are none to show that people living in the west die younger.

So the chances of dying young through prostitution is higher as compared to breathing air in the west

Aiyo, you still got cheek to ask about Logic?

Why not give us your logic behind best and worst street.

EBD

30-08-13, 09:12

EBD

30-08-13, 09:16

There are statistic to show the number of HIV and Aids victim and death but there are none to show that people living in the west die younger.

So the chances of dying young through prostitution is higher as compared to breathing air in the west

Aiyo, you still got cheek to ask about Logic?

Why not give us your logic behind best and worst street.

Does statistic tell where the people contract it from? Didn't think so.

You are funny guy. I think we all like you. Make this forum very very amusing.

Even know what architect of JEM was thinking when installing certain type of floor tile. With no proof at all. Just Ringo say so.

btw - did you buy your MM at jurong gateway yet or still living in NATO land?

EBD

30-08-13, 09:29

According to NEA website, the petrochemical plants in Jurong account for 71% of sulphur dioxide pollution in Singapore. There is not taking into account of other heavy industries and power plant in Tuas yet.

The western dragon can be very deadly especially those with weak lungs, dont play play

http://www.lung.org/associations/states/colorado/clean-air/Sulphur-dioxide.html

Apparently no data exists for western singapore and life expectancy in the west of Singapore.

Maybe this study from the US is irrelevant as US people physiology is somehow different and less SO2 resistant to people in Singapore so should be dismissed immediately out of hand.

World Health Organisation also gives guidance just for fun.
http://www.who.int/mediacentre/factsheets/fs313/en/

Now Mr Ringo - calm down and breathe.
Does this mean air in Jurong is some kind of toxic cloud? Of course not - people are teasing you because you respond so emotionally.

You talk emotionally (western fire spitting dragon..... etc.), never smart mind frame for investment.

Do I think air there is bad? Well it's worse than other areas in Singapore. I know , I used to live there for a couple of years
Is it some kind of death cloud? Don't be silly.

I still own more property there than you do too - so I have no reason to bad mouth it.

You need some rest - looks like you have been up all night.

have a good weekend.

Ringo33

30-08-13, 11:00

Does statistic tell where the people contract it from? Didn't think so.

You are funny guy. I think we all like you. Make this forum very very amusing.

Even know what architect of JEM was thinking when installing certain type of floor tile. With no proof at all. Just Ringo say so.

btw - did you buy your MM at jurong gateway yet or still living in NATO land?

The largest concentration of prostitute, transvestite and working girls in Singapore are in the central region. And statistic has shown that prostitution and casual sex is the no.1 cause of HIV.

You want to dispute that, then show me your counter argument with facts.

Ringo33

30-08-13, 11:12

http://www.lung.org/associations/states/colorado/clean-air/Sulphur-dioxide.html

Apparently no data exists for western singapore and life expectancy in the west of Singapore.

Maybe this study from the US is irrelevant as US people physiology is somehow different and less SO2 resistant to people in Singapore so should be dismissed immediately out of hand.

World Health Organisation also gives guidance just for fun.
http://www.who.int/mediacentre/factsheets/fs313/en/

Now Mr Ringo - calm down and breathe.
Does this mean air in Jurong is some kind of toxic cloud? Of course not - people are teasing you because you respond so emotionally.

You talk emotionally (western fire spitting dragon..... etc.), never smart mind frame for investment.

Do I think air there is bad? Well it's worse than other areas in Singapore. I know , I used to live there for a couple of years
Is it some kind of death cloud? Don't be silly.

I still own more property there than you do too - so I have no reason to bad mouth it.

You need some rest - looks like you have been up all night.

have a good weekend.

Please dont waste time trying to show off on the forum lah. In this forum anyone can just say they own 5 to 10 properties right. Whats the point of even trying?? Whats the point of making assumptions about others?

there is nothing that you posted that is specific to Jurong region air quality. You might want to go do some research if you wishes to convince anyone here.

And btw, by bragging the virtual property you own doesnt make what you said more credible.

hopeful

30-08-13, 11:38

The largest concentration of prostitute, transvestite and working girls in Singapore are in the central region. And statistic has shown that prostitution and casual sex is the no.1 cause of HIV.

You want to dispute that, then show me your counter argument with facts.

alamak, correlation is not causation.

The largest concentration of prostitute, transvestite and working girls in Singapore are in the central region.
central region has the most expensive condos in terms of psf & quantum.

so more prostitute = more expensive condos.

hmmm, perhaps its true, no wonder orchard condos so expensive, because have orchard towers.

Ringo33

30-08-13, 11:55

alamak, correlation is not causation.

The largest concentration of prostitute, transvestite and working girls in Singapore are in the central region.
central region has the most expensive condos in terms of psf & quantum.

so more prostitute = more expensive condos.

hmmm, perhaps its true, no wonder orchard condos so expensive, because have orchard towers.

I think its much better than comparing and correlating air quality in the west region to NOTHING.

DKSG

30-08-13, 13:42

xebay11

30-08-13, 14:17

wildxyz

30-08-13, 14:43

The Facts:

http://www.nea.gov.sg/psi/

xebay11

30-08-13, 14:46

The Facts:

http://www.nea.gov.sg/psi/

At the time I am posting North PSI seems highest. Not surprising as North pollution may be imported.

West PSI only one point higher than the rest of the regions.

oops

30-08-13, 14:55

Besides Coach, other big-name international brands opening at the Westgate mall include Swedish high-end fashion brand Cos, the upmarket sibling of clothes chain H&M. Cos will occupy nearly 7,000 sq ft of space on the first floor of the seven-storey mall. This will be its second store in Singapore after its South-east Asian debut at Ion Orchard."Location is super important to us as we want to be represented and positioned where we can best serve our customers. Our design ethos is all about accessibility and this relates to our store locations," a Cos spokesman said.Other major retailers opening at Westgate include Samsung and Borders. Westgate general manager Wee Su Lin said the presence of big-name tenants "underscores the confidence that these brands have in the potential of Jurong Lake District".

Ringo33

30-08-13, 16:00

I am surprised that there is even a need to argue about the air quality of Jurong versus other parts of Singapore.

Ask anyone on the street. Confirm. Chop. Sign. Seal.

Jurong air quality is confirm worse than other parts.

Thats why if you offer anyone in Jurong to move to Mt Sinai at a 5-10% premium, they immediately pack up and GO!

But I hope readers can understand the underlying meaning of this argument but forth by someone who just paid $1,7xx psf for a studio in Jurong and hoping that by posting 100 messages here a day, he can achieve the $2,000 psf in 4 years' time.

DKSG
Its a known fact at air quality in the entire city state of Singapore is so much worst than many countries in the world, including the kampung and plantation in Malaysia.

And it is also a fact that there are no scientific studies to show that people living and working in the western part of Singapore have got higher rate of chronic diseases and shorter lifespan.

All these fear mongering about air quality and cheap shot about shopping mall floor tile :) are simply result of red eye and sour grapes syndromes.

So DKSG, how many properties did you say you are going to buy last week? Have you pick up The Sail? D15? Whats next? Legoland?

sunrise

30-08-13, 18:18

Ringo33

30-08-13, 18:35

whaa... so scare of hiv, business trip what you do, stay inside hotel play pingpong?

what you do in your private life is non of our concern really. So please spare us any details.

oops

30-08-13, 18:36

Ringo33

09-09-13, 11:08

Better place your bet soon.

http://1.bp.blogspot.com/-32lw5MqVb4M/UiyFvgKJLGI/AAAAAAAABEA/PW3MEU2d-_Q/s1200/rect2996.png

hopeful

09-09-13, 12:55

ringo, shouldn't give credit to the one who make this?

walkthetiger

09-09-13, 13:30

But I hope readers can understand the underlying meaning of this argument but forth by someone who just paid $1,7xx psf for a studio in Jurong and hoping that by posting 100 messages here a day

DKSG

It is quite amazing to see how far that person goes to convince all readers at other threads as well.

teddybear

09-09-13, 14:25

They work in the RED LIGHT DISTRICT, but they are mostly living in the West because cheapest place to live in right? So, no 1 cause of HIV people mostly living in the West! May be time to chase them out of the West to Johor? :p

The largest concentration of prostitute, transvestite and working girls in Singapore are in the central region. And statistic has shown that prostitution and casual sex is the no.1 cause of HIV.

You want to dispute that, then show me your counter argument with facts.

reaye

09-09-13, 14:42

where can i find website for resale condo?

Ringo33

09-09-13, 14:52

They work in the RED LIGHT DISTRICT, but they are mostly living in the West because cheapest place to live in right? So, no 1 cause of HIV people mostly living in the West! May be time to chase them out of the West to Johor? :p

old man like you will probably know more about prostitution and there where about. You could start a new thread on that if you wish.

Ringo33

09-09-13, 14:53

ringo, shouldn't give credit to the one who make this?

I am not sure who made this. You can find them at SSC forum

lionhill

09-09-13, 15:12

stalingrad

09-09-13, 15:23

teddybear, I am not living in the west, but I would chase you out of SG if I were!

Not just you. Everyone would kick teddybear out of Singapore. He is a uncouth boor that no one wants as a neighbor or friend. The worst part is that he talks in such vulgar manner, people think he has zero formal education.

xebay11

10-09-13, 06:57

Better place your bet soon.

http://1.bp.blogspot.com/-32lw5MqVb4M/UiyFvgKJLGI/AAAAAAAABEA/PW3MEU2d-_Q/s1200/rect2996.png

How accurate is this map? Brickland station confirmed? Jurong East seems to be the mother of all hubs.

Ringo33

11-09-13, 12:51

What are the chances of Singapore KL highspeed rail stopping at Jurong Gateway??

http://www.channelnewsasia.com/news/singapore/tender-process-for-kl-s/808910.html

Eastboy

11-09-13, 13:42

What are the chances of Singapore KL highspeed rail stopping at Jurong Gateway??

http://www.channelnewsasia.com/news/singapore/tender-process-for-kl-s/808910.html

coming from defence and security perspective, no way. too dangerous for comfort to have an international rail right smack in a high-density neighborhood. MINDEF will be the first to oppose it, if the planners ever harbour such a thought.

i still think it will be in the North or Tuas. my hunch says North.

walkthetiger

11-09-13, 13:43

What are the chances of Singapore KL highspeed rail stopping at Jurong Gateway??

http://www.channelnewsasia.com/news/singapore/tender-process-for-kl-s/808910.html

Maybe a major upgrade of existing Woodland Station, or built new one somewhere near the new town centre, as J.B deserves a station.

Ringo33

11-09-13, 13:47

coming from defence and security perspective, no way. too dangerous for comfort to have an international rail right smack in a high-density neighborhood. MINDEF will be the first to oppose it, if the planners ever harbour such a thought.

i still think it will be in the North or Tuas. my hunch says North.

We had that in tanjong pagar before. What is the difference?

Ringo33

11-09-13, 13:50

Maybe a major upgrade of existing Woodland Station, or built new one somewhere near the new town centre, as J.B deserves a station.

Since HSR is going to pass through Iskandar, Nusajaya, it will most likely to cut across to Singapore at Tuas, while the MRT will cut across at Woodlands.

DaytonaSS

19-09-13, 00:12

http://www.channelnewsasia.com/news/singapore/jem-shopping-mall-s/818120.html

too rush job?

Ringo33

19-09-13, 00:26

http://www.channelnewsasia.com/news/singapore/jem-shopping-mall-s/818120.html

too rush job?

must be, I suspect it could be due to water leakage that weigh down the entire false ceiling. Its going to be messy tomorrow.

MND and BCA, Jem future tenant, should be very concern

sunrise

19-09-13, 08:04

The thread title sounds more than a curse. The word "beware" generates bad fengshui.

DKSG

20-09-13, 07:45

http://www.channelnewsasia.com/news/singapore/jem-shopping-mall-s/818120.html

too rush job?

This is a sign!

First there is a collapsing roof (mind you, whole thing came crashing down hard!) ... For our Jurong friends ...

Then before you can recover from this shock, there came the news that the new Bishan 4xx sqft studio selling for only $1,3xx-$1,5xx psf ! Cheaper than the Jurong PC just launched!

Bishan at $1,4xx vs Jurong at $1,4xx ... which is a better buy?
Will the people in Bishan think they buy cheap ? Or the Jurong-er got ripped off ?

Lets re-look at this 6 months later.

DKSG

chestnut

20-09-13, 08:22

Bro, u think sky vue will sell out like jurong?

I got a feeling no leh.... I have a unit in clover by the park... But I think buyers are getting fatigue.... Hahahahaha

I hope I am wrong:D:D

This is a sign!

First there is a collapsing roof (mind you, whole thing came crashing down hard!) ... For our Jurong friends ...

Then before you can recover from this shock, there came the news that the new Bishan 4xx sqft studio selling for only $1,3xx-$1,5xx psf ! Cheaper than the Jurong PC just launched!

Bishan at $1,4xx vs Jurong at $1,4xx ... which is a better buy?
Will the people in Bishan think they buy cheap ? Or the Jurong-er got ripped off ?

Lets re-look at this 6 months later.

DKSG

DKSG

20-09-13, 08:27

Bro, u think sky vue will sell out like jurong?

I got a feeling no leh.... I have a unit in clover by the park... But I think buyers are getting fatigue.... Hahahahaha

I hope I am wrong:D:D

No. I am not commenting on the rate of sell out.
That depends a lot on other factors.

I am talking from a layman view when you have $800K budget and you get to choose between buying a unit (say same size) in Bishan vs Jurong.

If the sell out is slow, it means valuation could have been lower. And opens the door for future discounts, which makes it even worse for the Jurong buyers!

Clover is a nice PC! Either facing Bishan park of the city - both also nice! You can lead a peaceful and long life there!

DKSG

lajia

20-09-13, 08:30

I'm am very surprise to hear that from a experience investor like you, or should i use the word inexperience now??? your emotion has ruined your logical thinking.

this is not a challenge. if you say look at 6 mth later, i tell you, why dont you look at the next launch by MCL land in front of the Jurong Lake likely in Jan 2014, let see which one sell out first. I am quite certain it should be in the range of 1350-1500 range...it should then be comparable to the capital land bishan 14XX new launch you referring to.

no need to mark my words, i could be wrong and i will admit it. :2cents:

This is a sign!

First there is a collapsing roof (mind you, whole thing came crashing down hard!) ... For our Jurong friends ...

Then before you can recover from this shock, there came the news that the new Bishan 4xx sqft studio selling for only $1,3xx-$1,5xx psf ! Cheaper than the Jurong PC just launched!

Bishan at $1,4xx vs Jurong at $1,4xx ... which is a better buy?
Will the people in Bishan think they buy cheap ? Or the Jurong-er got ripped off ?

Lets re-look at this 6 months later.

DKSG

DKSG

20-09-13, 08:38

I'm am very surprise to hear that from a experience investor like you, or should i use the word inexperience now??? your emotion has ruined your logical thinking.

this is not a challenge. if you say look at 6 mth later, i tell you, why dont you look at the next launch by MCL land in front of the Jurong Lake likely in Jan 2014, let see which one sell out first. I am quite certain it should be in the range of 1350-1500 range...it should then be comparable to the capital land bishan 14XX new launch you referring to.

no need to mark my words, i could be wrong and i will admit it. :2cents:

I am not an experienced investor. Just an office boy.
I seldom have much emotions.

My statement is simple.

Bishan PC selling at Jurong PC price.

The rest is up to readers to think about, comment and decide.

If you decide that it is still worth paying the same price for Jurong and Bishan, then just post as such.

Amitabha...

DKSG

lajia

20-09-13, 08:51

oh yes, not to criticise but really, u have to look forward now not as an office boy...where is bishan 20 yrs ago?? where is Jurong 10 yrs later?? ya let reader with higher intelligence decide...

I am not an experienced investor. Just an office boy.
I seldom have much emotions.

My statement is simple.

Bishan PC selling at Jurong PC price.

The rest is up to readers to think about, comment and decide.

If you decide that it is still worth paying the same price for Jurong and Bishan, then just post as such.

Amitabha...

DKSG

DC33_2008

20-09-13, 08:59

I believe one of the factors that buyer like to assess is "Potential". Which place has more?:D
No. I am not commenting on the rate of sell out.
That depends a lot on other factors.

I am talking from a layman view when you have $800K budget and you get to choose between buying a unit (say same size) in Bishan vs Jurong.

If the sell out is slow, it means valuation could have been lower. And opens the door for future discounts, which makes it even worse for the Jurong buyers!

Clover is a nice PC! Either facing Bishan park of the city - both also nice! You can lead a peaceful and long life there!

DKSG

chestnut

20-09-13, 09:02

No. I am not commenting on the rate of sell out.
That depends a lot on other factors.

I am talking from a layman view when you have $800K budget and you get to choose between buying a unit (say same size) in Bishan vs Jurong.

If the sell out is slow, it means valuation could have been lower. And opens the door for future discounts, which makes it even worse for the Jurong buyers!

Clover is a nice PC! Either facing Bishan park of the city - both also nice! You can lead a peaceful and long life there!

DKSG

Bro, honest opinion.... To me Bishan is a better location.... But rental in my opinion will not be better than Jurong... I used to have Botannia which I sold away...

U see, the herd will follow the "story of the year".... Fundamentals will only kick in at a much later stage....

If you look at the 3 d printing story.... This companies are not at all that profitable but the "future" looks promising... So many people buy into the future.... Hahahahaha.... The key is to play to the future...
Look at Iskanda.... the promises are there... :cheers1:

But really, the infra at Jurong is amazing.... I am literally "blown away"... I am not vested there... Hahahahaha, but I really can see the infra they have put into it and the govt selling of this.... Bro, really, do not underestimate Jurong... One day I will share with you some info I have about Jurong... and how it is being marketed overseas... It is amazing... Again, I stress, I am not taking sides, you will get to see the transformation in your lifetime... Take a drive to Jurong Lake... They have transformed the lake to such a beauty compared with 5 years ago... But the big meat there is over...

Cheers bro....:D:cheers1::cheers1:

My unit in clover is on the 28th floor facing city.... The skyline is nice...

My retirement home (maybe 10 years time) will be either Clover or Waterview... This are 3 bedders and the smallest in my collection...

:cheers1::cheers1::cheers1::cheers1:

Never got a chance to buy 2 bedder as I am so used to huge space....

chestnut

20-09-13, 09:05

I believe one of the factors that buyer like to assess is "Potential". Which place has more?:D

Brudder, you hit the nail..... It is all about "potential", "future promises", "infrastructures", "getting in before the crowd"....

Thats where the meat is....

eng81157

20-09-13, 09:22

I believe one of the factors that buyer like to assess is "Potential". Which place has more?:D

a flaw of using "potential" for assessment is that it measures the difference in its current state and a predicted future state.

For example, i can claim that Tengah has immense potential, because its current state of demand is zilch and it future can be liken to "sky is the limits" (i predict air base will move, jungle will be chopped down and the 10th IR will be built there)

DC33_2008

20-09-13, 09:50

The Tengah air base will not be moved out for strategic and security reasons, and in fact will be beefed up to take over some of the roles of PLA. People are buying the "HOPE". Just like buying 4D and TOTO. Just hope that it does not become HOPELESS. :D
a flaw of using "potential" for assessment is that it measures the difference in its current state and a predicted future state.

For example, i can claim that Tengah has immense potential, because its current state of demand is zilch and it future can be liken to "sky is the limits" (i predict air base will move, jungle will be chopped down and the 10th IR will be built there)

Ringo33

20-09-13, 09:57

a flaw of using "potential" for assessment is that it measures the difference in its current state and a predicted future state.

For example, i can claim that Tengah has immense potential, because its current state of demand is zilch and it future can be liken to "sky is the limits" (i predict air base will move, jungle will be chopped down and the 10th IR will be built there)

You can claim whatever you want as long as you have something to support your claim.

Tengah township is not a commercial hub, it will be developed primarily for residential purpose. So please dont be so naive to use that as an example to compare to government's grand plan for Jurong Lake District.

Ringo33

20-09-13, 10:10

Brudder, you hit the nail..... It is all about "potential", "future promises", "infrastructures", "getting in before the crowd"....

Thats where the meat is....

There is a possibility that Malaysia high speed rail might terminate at Jurong Gateway. At the moment, this is only a possibility. However if that happen, it is going to set off another wave of buying spree. Governments from both sides is going to have some joint technical meeting next month and I foresee some announcement will made shortly after that so that tender and construction can start next year.

LTA has already open tender for engineering feasibility study on JRL, so growth engine for JLD is now firing in all cylinders http://www.gebiz.gov.sg/scripts/main.do?doctype=TT&doc=LTA000ETT13000185&extSystemCode=E

As for Botannia, LTA is about to start constructing feeder road into those empty land right next to Infiniti and Botanna. I think they are planning to launch those lands (5 plots) for development in the next 1 to 2 years. This should also coincide with the announcement of JRL alignment, which I believe will be located at the AR JAS sport center.

chestnut

20-09-13, 11:45

Bro, I do buy the jurong story...

It will be BiG....

There will be (and already a lot of money) money pumped in...

The govt won't have a hotel there if foreign coys don't go there...

Look at the plan and it speaks volume....

Just like marina bay... Hahahahaha

I really don't need convincing... I have also done my homework... Hahahahaha

Cheers bro... It's nice of u to share... But some don't get it... Like 3d printing... I shared but some didn't get it...

eng81157

20-09-13, 12:52

There is a possibility that Malaysia high speed rail might terminate at Jurong Gateway. At the moment, this is only a possibility. However if that happen, it is going to set off another wave of buying spree. Governments from both sides is going to have some joint technical meeting next month and I foresee some announcement will made shortly after that so that tender and construction can start next year.

LTA has already open tender for engineering feasibility study on JRL, so growth engine for JLD is now firing in all cylinders http://www.gebiz.gov.sg/scripts/main.do?doctype=TT&doc=LTA000ETT13000185&extSystemCode=E

As for Botannia, LTA is about to start constructing feeder road into those empty land right next to Infiniti and Botanna. I think they are planning to launch those lands (5 plots) for development in the next 1 to 2 years. This should also coincide with the announcement of JRL alignment, which I believe will be located at the AR JAS sport center.

like you, i can also claim that the railway will end at Tengah. Have something to support claims? 4-5% rental yield got proof to support?!

Allthepies

20-09-13, 13:19

Then before you can recover from this shock, there came the news that the new Bishan 4xx sqft studio selling for only $1,3xx-$1,5xx psf ! Cheaper than the Jurong PC just launched!

Bishan at $1,4xx vs Jurong at $1,4xx ... which is a better buy?
Will the people in Bishan think they buy cheap ? Or the Jurong-er got ripped off ?
DKSG

Bro, I assume people who bought Studio is investor and want to rent out. You have to agree the greatest concentration of jobs is in the city! So from this point of view, Jurong East and Bishan is equal number of stops from Raffles Place and Tanjong Pagar stops (9-10). So at this pricing, both are equally expensive or equally cheap....:D

Then there are other factors, in Jurong East itself, there is a steady rise of jobs... ha i stop here... u can imagine the rest...

Ringo33

20-09-13, 14:05

like you, i can also claim that the railway will end at Tengah. Have something to support claims? 4-5% rental yield got proof to support?!

There is actually a reason and purpose for my signature.

eng81157

20-09-13, 14:33

There is actually a reason and purpose for my signature.

aww......why be so hard on yourself? reminding yourself of idiocy isn't exactly going to help improve your ability of logic

eng81157

20-09-13, 14:50

There is actually a reason and purpose for my signature.

aww......why be so hard on yourself? reminding yourself of idiocy isn't exactly going to help improve your ability of logic

sunrise

20-09-13, 18:54

Jem operates for 3 months and ask to close shop. The word "beware" have to change to "behave" owners of the west to ward off bad fengshui.

EBD

20-09-13, 19:11

aww......why be so hard on yourself? reminding yourself of idiocy isn't exactly going to help improve your ability of logic

This one he copy from me from years ago...... only funny when you post it once or twice. After that starts to look a bit sad.

Anyway no point engaging with this "genius" - why JEM use this type of tile - he knows - KNOWS .

So his guess on where the terminal will end is more valid than yours - even though to any one else it may just look like mental wanking from someone with no skin in the game

amk

20-09-13, 20:19

Jurong East and Bishan is equal number of stops from Raffles Place and Tanjong Pagar stops (9-10). So at this pricing, both are equally expensive or equally cheap....:D

But to orchard, bishan is much nearer. And bishan has a CCL interchange, I guess also nearer to go anywhere in the east ?

Bishan HDB is almost the most expensive in the island, Jurong is like at least 40% lower ?

JLD story better be real in 4yrs time. If not ppl will really have to repent.

Ringo33

20-09-13, 20:43

This one he copy from me from years ago...... only funny when you post it once or twice. After that starts to look a bit sad.

Anyway no point engaging with this "genius" - why JEM use this type of tile - he knows - KNOWS .

So his guess on where the terminal will end is more valid than yours - even though to any one else it may just look like mental wanking from someone with no skin in the game

instead of wasting time chit chatting on shopping mall tiles like its going to make you rich, why not put your energy into discussing something more important like your Best Street and Worst Street theory?

Till now I still doesnt know how to apply your theory on Singapore property market. Is Jurong consider the worst street in Singapore? Does this photo look like good or bad street to you?

http://imageshack.us/a/img43/2259/7pfz.jpg

Ringo33

20-09-13, 20:56

And yes, having a high speed rail terminal at Jurong Lake District is very logical and highly probable. The last time I check, the only thing tengah has to offer right now are trees banana and plenty of mosquito. So EBD, can you perhaps help explain why you think Tengah offers are good alternative for the station? You expert input will be greatly appreciated.

http://img824.imageshack.us/img824/2633/u8q3.jpg

DKSG

20-09-13, 21:06

Regulators

20-09-13, 21:22

Regardless of amenities , a place like jurong will never be accorded the same kind of status as prime districts. No upscale neighborhood in Singapore would have residents staring into factories/mrt tracks as view, smelling cocoa n petroleum 24/7 n hv bangla n prc hanging around at every corner every other day. Our gov can hv 2-3 JLDs n that is not going to change the fact that jurong is not a place right minded ppl would aspire to live n i mean ASPIRE...
Bro, I assume people who bought Studio is investor and want to rent out. You have to agree the greatest concentration of jobs is in the city! So from this point of view, Jurong East and Bishan is equal number of stops from Raffles Place and Tanjong Pagar stops (9-10). So at this pricing, both are equally expensive or equally cheap....:D

Then there are other factors, in Jurong East itself, there is a steady rise of jobs... ha i stop here... u can imagine the rest...

Ringo33

20-09-13, 22:27

I think there is a big misunderstanding that people dont agree with the Jurong plans. Anyone who have internet access can check it out.

The question is : Is the $1,7xx psf already factoring all these ?

The symptom we seeing now is Bishan is launching a project at slightly lower price than Jurong.

Lets move on from the "some people dont agree with the Jurong plans".

That will save some people from posting and posting the Jurong maps like some mantras to be recited 1,000 times. Seriously, we got it quite long ago.

What we meant is that Jurong price used to be $600 psf. Now shoot up to $1,200 then $1,7xx ... does this mean that all these plans (which are public and known to EVERYONE) factored in already ?

If you want to invest in PCs where such factors are not factored in, look at the impact of the moving of the Paya Lebar airport. Most of the price escalation have not been factored in yet. Thats where the big money is.

DKSG

J Gateway $1700psf, Echelon $2500psf, Scotts Tower $3500psf, Marina One $4000psf??

Office Boy please dont be misguided by your emotions as it will only cloud your thought and judgement.

Paya Lebar? IIRC, the paya lebar airport base will only move out at around 2025 the earliest, this is 12 long years from now. And I reckon URA doesnt even got any concrete plan to the site yet. And here you are saying that its good investment opportunity. So let me ask you, which part of Paya Lebar would you recommend and why? Have you done your research on the site, or are you just throwing darts in the dark?

Ringo33

20-09-13, 22:34

Regardless of amenities , a place like jurong will never be accorded the same kind of status as prime districts. No upscale neighborhood in Singapore would have residents staring into factories/mrt tracks as view, smelling cocoa n petroleum 24/7 n hv bangla n prc hanging around at every corner every other day. Our gov can hv 2-3 JLDs n that is not going to change the fact that jurong is not a place right minded ppl would aspire to live n i mean ASPIRE...

regardless of amenities? Sure or not? I thought Singaporeans from NSEW are all suckers for amenities and thats why any projects that is next to shopping mall and MRT station are selling very well. At Jurong Gateway, they dont have 1 or 2, they have 5 mega malls located within a 1km radius.

And btw, I have said this many times before JLD was never meant to be a prime district or orchard road, and more importantly one doesnt need to buy property in prime district to make money, and that is a FACT.

Regulators

20-09-13, 23:27

Days of making big money from new launches in jurong is over n u still dreaming :doh:
regardless of amenities? Sure or not? I thought Singaporeans from NSEW are all suckers for amenities and thats why any projects that is next to shopping mall and MRT station are selling very well. At Jurong Gateway, they dont have 1 or 2, they have 5 mega malls located within a 1km radius.

And btw, I have said this many times before JLD was never meant to be a prime district or orchard road, and more importantly one doesnt need to buy property in prime district to make money, and that is a FACT.

CSR999

20-09-13, 23:32

DKSG

20-09-13, 23:55

I'm not for or against Jurong. But, let me give this example.

Usually for any new launch, for launch price the developer factors in the future value by the time it reaches TOP, which is around 3-4 years from launch. They take into account any new mall or attraction or MRT that would be ready by the time it reaches TOP.

So, for any normal project, say bought in 2013, it is sold at 2016/17 price.

For Jurong Gateway, it is sold at 2025 price (JLD).

Now the question is - are the people willing to pay the price of 2025 now ?
Some do, Some dont...!!! No right, No wrong...!!!

One of the best summary so far!
Our point is very simple, Bishan and Jurong same price - which is a better buy?

And the Bishan one is selling at the current price - I dont think they factor much of a future pricing.

So those who bought Jurong at $1,7xx have already got 10 years worth of future prices factored in.

So given a choice, at least the people whom I talked to in the office, which is quite many would prefer to to pay $1,5xx for Bishan than for Jurong.

Anyway, no point arguing, I am here to state facts and my observations from the showflats.

A summary of my recent showflats visits, the west side, I have been to SkyWoods is showing signs of buyers' fatigue and price resistence. SW only sold like 60+ units. Agency heads I talked to lamented that more needs to be done to move the units.

East side is still showing some heat, I went to Glades, design and layout is nice and buying interest is still quite warm/hot.

In the Central/North, Vue is quite packed when I go, but not sure how much of this will be translated to real cheques.

Update you all again next week!

DKSG

Ringo33

21-09-13, 00:01

I'm not for or against Jurong. But, let me give this example.

Usually for any new launch, for launch price the developer factors in the future value by the time it reaches TOP, which is around 3-4 years from launch. They take into account any new mall or attraction or MRT that would be ready by the time it reaches TOP.

So, for any normal project, say bought in 2013, it is sold at 2016/17 price.

For Jurong Gateway, it is sold at 2025 price (JLD).

Now the question is - are the people willing to pay the price of 2025 now ?
Some do, Some dont...!!! No right, No wrong...!!!

There doesnt seem to be any logic in what you are talk about because J Gateway will be TOP in 2016/7, so in order for it to maintain at $1700psf till 2025, price upon TOP will have to drop to $1000psf and then slowly creep up to $1700 over 10 years.

In order for it to drop to $1000psf, rental in Jurong will have to drop in tandem because it will be illogical for property prices to fall 30 to 40% if rental holds up.

Which mean are you also saying that current tenant in Jurong lake area are also paying 2020 or 2025 rental?

And how did you come out with the number 2025? End of the world perhaps?

Ringo33

21-09-13, 00:03

One of the best summary so far!
Our point is very simple, Bishan and Jurong same price - which is a better buy?

And the Bishan one is selling at the current price - I dont think they factor much of a future pricing.

So those who bought Jurong at $1,7xx have already got 10 years worth of future prices factored in.

So given a choice, at least the people whom I talked to in the office, which is quite many would prefer to to pay $1,5xx for Bishan than for Jurong.

Anyway, no point arguing, I am here to state facts and my observations from the showflats.

A summary of my recent showflats visits, the west side, I have been to SkyWoods is showing signs of buyers' fatigue and price resistence. SW only sold like 60+ units. Agency heads I talked to lamented that more needs to be done to move the units.

East side is still showing some heat, I went to Glades, design and layout is nice and buying interest is still quite warm/hot.

In the Central/North, Vue is quite packed when I go, but not sure how much of this will be translated to real cheques.

Update you all again next week!

DKSG

Based on your reasoning, Sky Vue will be sold out in half day because its closer to city and its cheaper than J Gateway.

Will see if your theory carry any weight.

CSR999

21-09-13, 00:14

There doesnt seem to be any logic in what you are talk about because J Gateway will be TOP in 2016/7, so in order for it to maintain at $1700psf till 2025, price upon TOP will have to drop to $1000psf and then slowly creep up to $1700 over 10 years.

In order for it to drop to $1000psf, rental in Jurong will have to drop in tandem because it will be illogical for property prices to fall 30 to 40% if rental holds up.

Which mean are you also saying that current tenant in Jurong lake area are also paying 2020 or 2025 rental?

And how did you come out with the number 2025? End of the world perhaps?

It need not go down to $1000psf... maybe will be stuck at $1600-1700 for a long time... the initial growth in the 1st 5 years, wont be as much for this project as in the other parts of the country... just my gut feeling based on the high launch price...

2025 came from the maps you are referring... in the same articles, government said, it will take good 10-15 years for JLD/JRL to be fully realised.

Ringo33

21-09-13, 00:16

Days of making big money from new launches in jurong is over n u still dreaming :doh:

if jurong cannot make big money, then could you point us to somewhere where you can make big money?

Ringo33

21-09-13, 00:36

It need not go down to $1000psf... maybe will be stuck at $1600-1700 for a long time... the initial growth in the 1st 5 years, wont be as much for this project as in the other parts of the country... just my gut feeling based on the high launch price...

2025 came from the maps you are referring... in the same articles, government said, it will take good 10-15 years for JLD/JRL to be fully realised.

It is impossible for property prices to remain stagnant over long period as you cant have a scenario that the buying demand and selling supply remain in equilibrium over 12 years. Its either it rises or it fall.

And it is also impossible for property prices to not rise, if rental demand and rental yield rises. Reason? Market force

It is also impossible for property price to not rise in a growth area like JLD where every other year it will have at least 1 new project TOP for the next 10 to 15 years. If you disagree, perhaps you could give some examples.

If J Gateway; located in the heart of growth area, price remain stagnant for 12 years, rest assure property prices outside JLD is going have a much harder time.

JLD masterplan is not built around Jurong Region Line MRT so there is no need to wait till 2025 to see its full potential. In fact, 2025 is the year where property further away from JLD will gain, not the other way around.

That is all I want to say in response to your Gut Feeling and MAYBE

Regulators

21-09-13, 10:36

Lol....In this day and age u still looking for good buys for new launches? I think you better wake up your idea. Experienced investors are all waiting for down cycle now to pick up good bargains. Only fools will walk into the mkt now n get slaughtered by developers. With tdsr n absd , we can all wait for developers to go on their knees soon.
if jurong cannot make big money, then could you point us to somewhere where you can make big money?

Allthepies

21-09-13, 10:37

Regardless of amenities , a place like jurong will never be accorded the same kind of status as prime districts. No upscale neighborhood in Singapore would have residents staring into factories/mrt tracks as view, smelling cocoa n petroleum 24/7 n hv bangla n prc hanging around at every corner every other day. Our gov can hv 2-3 JLDs n that is not going to change the fact that jurong is not a place right minded ppl would aspire to live n i mean ASPIRE...

We are toking about distance to CBD from Bishan and JE, not at all saying JE is a prime district. Neither is Bishan a prime district, both are just residential places with JE being a bit more exciting in terms of amenities.

Givien a choice all tenants will want to stay in CBD.

Allthepies

21-09-13, 10:44

But to orchard, bishan is much nearer. And bishan has a CCL interchange, I guess also nearer to go anywhere in the east ?

Bishan HDB is almost the most expensive in the island, Jurong is like at least 40% lower ?

JLD story better be real in 4yrs time. If not ppl will really have to repent.

I'm comparing closeness to your workplace which I assume is CBD which should be a tenant top priority.

If u want to compare other secondary job areas, JE is next to international business park, JE is 3 stops from Buona vista where science park, bio polis, fusion polis, media polis is. JE is near to 2 established universities. JE is near to Jurong Island where all the chemical and refineries jobs are...

everyday u find JE mrt fully packed is because many jobs are located here....

I have to agree with u north and east are very good places to stay as a resident but west is a good place to work because I see all my friends traveling from Bishan, tampines to come West to work beside CBD.

Ringo33

21-09-13, 11:10

Lets not waste time speculating on things out of thin air and shopping mall tiles

One good measurement is worth more than 1000 opinion or some like to call it gut feeling

http://img199.imageshack.us/img199/4932/30pj.jpg

Regulators

21-09-13, 11:25

The price u paid for your one bedroom box at j gateway is the same px as a 3 bedroom unit of Caspian at launch, comparing rental yield , j gateway is miles n miles behind any older project in the vicinity. If u are investing for rental yield, you hv bought the wrong pty, period.

Lets not waste time speculating on things out of thin air and shopping mall tiles

One good measurement is worth more than 1000 opinion or some like to call it gut feeling

http://img199.imageshack.us/img199/4932/30pj.jpg

Ringo33

21-09-13, 12:22

proud owner

21-09-13, 12:34

I'm comparing closeness to your workplace which I assume is CBD which should be a tenant top priority.

If u want to compare other secondary job areas, JE is next to international business park, JE is 3 stops from Buona vista where science park, bio polis, fusion polis, media polis is. JE is near to 2 established universities. JE is near to Jurong Island where all the chemical and refineries jobs are...

everyday u find JE mrt fully packed is because many jobs are located here....

I have to agree with u north and east are very good places to stay as a resident but west is a good place to work because I see all my friends traveling from Bishan, tampines to come West to work beside CBD.

every location will have its top tenants...

I know of expat engineers, marine architects, I.T specialists, all outside CBD...

Is $1700 psf too exp for Jurong ? yes, maybe it is now. there are many areas way outside CCR that's going around $1500 psf... equally exorbitant..

so long as there is demand for buyers and renters ... whatever price one pays will be right long as the rent can cover instalment