PDA

View Full Version : Park Colonial Condo



librarian777
27-02-18, 10:04
Developer of Park Colonial (https://www.park-colonial-condo.com.sg/) is targetting to launch the project in 2018. The position of the Park Colonial Woodleigh MRT Station makes numerous organizations wish they won the bid instead. The shopping malls and amenities are within walking distance from the plot of land. For example, Nex Shopping center at Serangoon MRT station as well as The Venue Shoppers at Potong Pasir MRT station are just a stop away from development. The location also allows much easier connectivity. The location is also near the Sengkang and Anchorvale Crescent Treasure Crest EC.

sglaunches
07-06-18, 23:38
​Park Colonial​





Park Colonial​ (https://www.myexclusivecondo.com/woodleighcondo/)


New Launch​ Condo (https://www.myexclusivecondo.com)



The Park Colonial​ (https://www.myexclusivecondo.com/woodleighcondo/)​ ​a new luxurious city fringe development is by renowned developer, CEL (Chip Eng Seng) and Unique Real Estate (KSH and Heeton Holdings) With a vast land size of 210, 402 sq feet, the Woodleigh Condo comprises of 735 residential units. Having a good range of unit mixPark Colonial​ (https://www.myexclusivecondo.com/woodleighcondo/) is ideal for both small and large families.

The location of the project is very accessible. It is located along Woodleigh Lane and is a minute away from Woodleigh MRT station. It is just 120 meters away from the said station. Moreover, the famous Potong Pasir MRT station is just 810m away. Both the Woodleigh MRT station and Potong Pasir MRT station sit on the North East Line and are just few stations away from the Circle Line, North-South Line and East West Line.


Find Out More Below:

Park Colonial​ (https://www.myexclusivecondo.com/woodleighcondo/)

New Launch​ Condo (https://www.myexclusivecondo.com)

Clement617
10-06-18, 00:01
Why buy Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/) ?
1) Right next to Woodleigh MRT on North-East Line (Direct transport to Dhoby Ghaut, Clarke Quay &Harbour Front)
2) Opposite upcoming shopping mall - mixed development with first air conditioned bus interchange
3) Within 1km to reputable schools such as Stamford American International School, Cedar Primary School and Cedar Girl’s Secondary
4) Within 2km to reputable schools such as Maris Stella High, St Andrew’s School (Junior, Secondary/ Junior College), St Gabriel’s Primary School and Pei Chun Public School
5) Bidadari New Town – A Community in a Garden
6) Quality finishing quartz kitchen top, Bosch & Whirlpool appliances

Theme of Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)
Heritage of the Past - Grandeur of the Future (Inspired by stately estate of colonial quarters at Woodleigh Park)

Description of Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)
Developer: CEL (Consortium led by Chip Eng Seng Corp)
Tenure: 99 years from 11 Oct 17
Expected TOP: February 2022
Land Area: 210,403sqft
Total Units: 805 including 15 Dual Key Units
2 blocks of 14 storey & 4 blocks of 15 storey
50 facilities including 2 Levels of facilities deck, Cantilevered Lap Pool, hammock pool, Kids play house & water play, English Breakfast House and 10m high club house
Total 664 carpark lots

Unit Mix of Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)
1BR - 463sqft (153 units)
1BR + Study - 506sqft (14 units)
2BR - 570sqft to 635sqft (157 units)
2BR Deluxe - 635sqft to 678sqft (132 units)
2BR + Study - 667sqft (28 units)
2 Dual Key - 743sqft (15 units)
3BR - 915sqft to 980sqft (146 units)
3BR Deluxe - 1012sqft to 1066sqft (71 units)
4BR Classic - 1184sqft to 1249sqft (30 units)
4BR Deluxe - 1367sqft to 1410sqft (30 units)
5BR Luxury - 1712sqft (29 units)

For more information, refer to Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)

Cantilevered Lap Pool

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Pool-Length.jpg

Flower Garden

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Flower-Garden.jpg

Hammock

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Hammock.jpg

Dining Pavilion

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Pavilion.jpg

Harvest
25-06-18, 16:29
Prices from $7xxk seems very attractive. Nearby 1BR resale also selling above $7xxk.

https://www.viplaunch.sg/park-colonial

sginvestor
25-06-18, 21:46
nope, it's misleading, it's starting from 790k

you make your own conclusions

thomastansb
27-06-18, 10:03
Or maybe, $799,985 for a second floor unit facing the rubbish collection point. LOL.





nope, it's misleading, it's starting from 790k

you make your own conclusions

Clement617
27-06-18, 10:56
According to business times, prices will start at around $780,000 -> https://www.businesstimes.com.sg/real-estate/condo-in-bidadari-to-debut-soon

Psf for new launch usually higher than older projects. in terms of quantum, still within range of older projects.

Most of the 1BR would be found in Block 8, nearest to the MRT station and bin Centre is found towards the back of the development as shown below.

For more information, refer to Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Site-Plan-with-unit-type.jpg

Jerico
27-06-18, 14:06
Not a fan of the colonial concept.

bargain hunter
27-06-18, 21:14
seems like this project will preview and launch on the same dates as stirling residences. at least they r not near each other like the other 2 ill fated ones. park colonial prices seems to be just a little bit cheaper than stirling. each will have their own set of fans but park colonial could just have that slight edge due to proximity to mrt/mixed development, an up and coming area and SPH very likely selling the units on top of the mixed development at higher prices later.

azeoprop
27-06-18, 23:19
8@woodleigh studios were launched at below 400k 9 years ago.... :scared-5:

Arcachon
28-06-18, 07:41
8@woodleigh studios were launched at below 400k 9 years ago.... :scared-5:

Money printing don't need ink and paper just need to update the computer system credit and debit.

Adva181
01-07-18, 21:07
Paging Propvester
How do u see Park Colonial at 1700psf

2824
13-07-18, 16:41
heard this is almost 50% sold and some say developer may close the showflat soon?

Arcachon
13-07-18, 16:59
heard this is almost 50% sold and some say developer may close the showflat soon?

Please don't believe what the Agent said.

Park Colonial Showflat Closing Soon

Close to 300 units sold within hours on 5th July!

Another 60 over units sold under the new measures till date!!!

We have spoken to many proud owners! End day, besides the price, it is the opportunity NOW to buy a property right at the door step of MRT that give them an assurance when they exit from the market.

Showflat will be closed by this Saturday 15 July! Developer have decided to stop sales and relaunch later at a higher price!

ps all Propnex agent at PC doing The Tre Ver next door.

bargain hunter
13-07-18, 19:08
According to caveats lodged, 344 units of Park Colonial were sold at an average of 1741psf as at 8th July, last Sunday.

bargain hunter
13-07-18, 19:35
the showflat to close part seems real? prob with developer's blessing esp. if they do indeed hit 400 units by this weekend.

Arcachon
13-07-18, 19:43
According to caveats lodged, 344 units of Park Colonial were sold at an average of 1741psf as at 8th July, last Sunday.

This one cannot lie, only made mistake.

URA does not warrant the completeness, correctness or accuracy of any information provided on the eServices

S/N Project Name Street Name Price ($) Area FL psf
1 PARK COLONIAL WOODLEIGH LANE 792000 463 01 to 05 1711
2 PARK COLONIAL WOODLEIGH LANE 786000 463 01 to 05 1698
3 PARK COLONIAL WOODLEIGH LANE 818000 463 06 to 10 1767
4 PARK COLONIAL WOODLEIGH LANE 822000 463 06 to 10 1776
5 PARK COLONIAL WOODLEIGH LANE 831000 463 06 to 10 1795
6 PARK COLONIAL WOODLEIGH LANE 795000 463 01 to 05 1718
7 PARK COLONIAL WOODLEIGH LANE 863000 463 01 to 05 1865
8 PARK COLONIAL WOODLEIGH LANE 796000 463 01 to 05 1720
9 PARK COLONIAL WOODLEIGH LANE 790000 463 01 to 05 1707
10 PARK COLONIAL WOODLEIGH LANE 828000 463 06 to 10 1789
11 PARK COLONIAL WOODLEIGH LANE 842000 463 11 to 15 1819
12 PARK COLONIAL WOODLEIGH LANE 857000 463 01 to 05 1852
13 PARK COLONIAL WOODLEIGH LANE 833000 463 01 to 05 1800
14 PARK COLONIAL WOODLEIGH LANE 857000 463 11 to 15 1852
15 PARK COLONIAL WOODLEIGH LANE 854000 463 11 to 15 1845
16 PARK COLONIAL WOODLEIGH LANE 804000 463 01 to 05 1737
17 PARK COLONIAL WOODLEIGH LANE 832000 463 06 to 10 1798
18 PARK COLONIAL WOODLEIGH LANE 836000 463 06 to 10 1806
19 PARK COLONIAL WOODLEIGH LANE 801000 463 01 to 05 1731
20 PARK COLONIAL WOODLEIGH LANE 845000 463 11 to 15 1826
21 PARK COLONIAL WOODLEIGH LANE 790000 463 01 to 05 1707
22 PARK COLONIAL WOODLEIGH LANE 796000 463 01 to 05 1720
23 PARK COLONIAL WOODLEIGH LANE 831000 463 06 to 10 1795
24 PARK COLONIAL WOODLEIGH LANE 828000 463 06 to 10 1789
25 PARK COLONIAL WOODLEIGH LANE 793000 463 01 to 05 1713
26 PARK COLONIAL WOODLEIGH LANE 816000 463 01 to 05 1763
27 PARK COLONIAL WOODLEIGH LANE 793000 463 01 to 05 1713
28 PARK COLONIAL WOODLEIGH LANE 822000 463 06 to 10 1776
29 PARK COLONIAL WOODLEIGH LANE 819000 463 06 to 10 1769
30 PARK COLONIAL WOODLEIGH LANE 822000 463 06 to 10 1776
31 PARK COLONIAL WOODLEIGH LANE 828000 463 06 to 10 1789
32 PARK COLONIAL WOODLEIGH LANE 793000 463 01 to 05 1713
33 PARK COLONIAL WOODLEIGH LANE 819000 463 06 to 10 1769
34 PARK COLONIAL WOODLEIGH LANE 790000 463 01 to 05 1707
35 PARK COLONIAL WOODLEIGH LANE 843000 463 11 to 15 1821
36 PARK COLONIAL WOODLEIGH LANE 796000 463 01 to 05 1720
37 PARK COLONIAL WOODLEIGH LANE 843000 463 11 to 15 1821
38 PARK COLONIAL WOODLEIGH LANE 819000 463 06 to 10 1769
39 PARK COLONIAL WOODLEIGH LANE 793000 463 01 to 05 1713
40 PARK COLONIAL WOODLEIGH LANE 822000 463 06 to 10 1776
41 PARK COLONIAL WOODLEIGH LANE 816000 463 01 to 05 1763
42 PARK COLONIAL WOODLEIGH LANE 828000 463 06 to 10 1789
43 PARK COLONIAL WOODLEIGH LANE 819000 463 06 to 10 1769
44 PARK COLONIAL WOODLEIGH LANE 793000 463 01 to 05 1713
45 PARK COLONIAL WOODLEIGH LANE 796000 463 01 to 05 1720
46 PARK COLONIAL WOODLEIGH LANE 834000 463 06 to 10 1802
47 PARK COLONIAL WOODLEIGH LANE 860000 463 01 to 05 1858
48 PARK COLONIAL WOODLEIGH LANE 881000 463 06 to 10 1903
49 PARK COLONIAL WOODLEIGH LANE 884000 463 11 to 15 1910
50 PARK COLONIAL WOODLEIGH LANE 866000 463 06 to 10 1871
51 PARK COLONIAL WOODLEIGH LANE 854000 463 01 to 05 1845
52 PARK COLONIAL WOODLEIGH LANE 887000 463 11 to 15 1916
53 PARK COLONIAL WOODLEIGH LANE 857000 463 01 to 05 1852
54 PARK COLONIAL WOODLEIGH LANE 869000 463 06 to 10 1877
55 PARK COLONIAL WOODLEIGH LANE 878000 463 06 to 10 1897
56 PARK COLONIAL WOODLEIGH LANE 875000 463 06 to 10 1890
57 PARK COLONIAL WOODLEIGH LANE 890000 463 11 to 15 1923
58 PARK COLONIAL WOODLEIGH LANE 828000 463 01 to 05 1789
59 PARK COLONIAL WOODLEIGH LANE 819000 463 01 to 05 1769
60 PARK COLONIAL WOODLEIGH LANE 834000 463 06 to 10 1802
61 PARK COLONIAL WOODLEIGH LANE 822000 463 01 to 05 1776
62 PARK COLONIAL WOODLEIGH LANE 822000 463 01 to 05 1776
63 PARK COLONIAL WOODLEIGH LANE 798000 463 01 to 05 1724
64 PARK COLONIAL WOODLEIGH LANE 824000 463 06 to 10 1780
65 PARK COLONIAL WOODLEIGH LANE 848000 463 06 to 10 1832
66 PARK COLONIAL WOODLEIGH LANE 839000 463 06 to 10 1813
67 PARK COLONIAL WOODLEIGH LANE 816000 463 01 to 05 1763
68 PARK COLONIAL WOODLEIGH LANE 840000 463 11 to 15 1815
69 PARK COLONIAL WOODLEIGH LANE 822000 463 06 to 10 1776
70 PARK COLONIAL WOODLEIGH LANE 793000 463 01 to 05 1713
71 PARK COLONIAL WOODLEIGH LANE 819000 463 06 to 10 1769
72 PARK COLONIAL WOODLEIGH LANE 816000 463 01 to 05 1763
73 PARK COLONIAL WOODLEIGH LANE 796000 463 01 to 05 1720
74 PARK COLONIAL WOODLEIGH LANE 815000 463 06 to 10 1761
75 PARK COLONIAL WOODLEIGH LANE 795000 463 01 to 05 1718
76 PARK COLONIAL WOODLEIGH LANE 789000 463 01 to 05 1705
77 PARK COLONIAL WOODLEIGH LANE 821000 463 06 to 10 1774
78 PARK COLONIAL WOODLEIGH LANE 943000 463 06 to 10 2037
79 PARK COLONIAL WOODLEIGH LANE 953000 506 06 to 10 1884
80 PARK COLONIAL WOODLEIGH LANE 965000 506 11 to 15 1907
81 PARK COLONIAL WOODLEIGH LANE 944000 506 06 to 10 1866
82 PARK COLONIAL WOODLEIGH LANE 982000 570 01 to 05 1721
83 PARK COLONIAL WOODLEIGH LANE 1040000 570 11 to 15 1823
84 PARK COLONIAL WOODLEIGH LANE 1020000 570 06 to 10 1788
85 PARK COLONIAL WOODLEIGH LANE 982000 570 01 to 05 1721
86 PARK COLONIAL WOODLEIGH LANE 996000 570 01 to 05 1746
87 PARK COLONIAL WOODLEIGH LANE 1024000 570 06 to 10 1795
88 PARK COLONIAL WOODLEIGH LANE 1028000 570 11 to 15 1802
89 PARK COLONIAL WOODLEIGH LANE 1032000 570 11 to 15 1809
90 PARK COLONIAL WOODLEIGH LANE 978000 570 01 to 05 1714
91 PARK COLONIAL WOODLEIGH LANE 1000000 570 01 to 05 1753
92 PARK COLONIAL WOODLEIGH LANE 1020000 570 06 to 10 1788
93 PARK COLONIAL WOODLEIGH LANE 1036000 570 11 to 15 1816
94 PARK COLONIAL WOODLEIGH LANE 1004000 570 06 to 10 1760
95 PARK COLONIAL WOODLEIGH LANE 1008000 570 06 to 10 1767
96 PARK COLONIAL WOODLEIGH LANE 1059000 603 01 to 05 1757
97 PARK COLONIAL WOODLEIGH LANE 1079000 603 06 to 10 1790
98 PARK COLONIAL WOODLEIGH LANE 1091000 603 11 to 15 1810
99 PARK COLONIAL WOODLEIGH LANE 1146000 603 01 to 05 1901
100 PARK COLONIAL WOODLEIGH LANE 1075000 603 06 to 10 1783
101 PARK COLONIAL WOODLEIGH LANE 1059000 603 01 to 05 1757
102 PARK COLONIAL WOODLEIGH LANE 1067000 603 06 to 10 1770
103 PARK COLONIAL WOODLEIGH LANE 1075000 603 06 to 10 1783
104 PARK COLONIAL WOODLEIGH LANE 1051000 603 01 to 05 1744
105 PARK COLONIAL WOODLEIGH LANE 1051000 603 01 to 05 1744
106 PARK COLONIAL WOODLEIGH LANE 1067000 603 06 to 10 1770
107 PARK COLONIAL WOODLEIGH LANE 1047000 603 01 to 05 1737
108 PARK COLONIAL WOODLEIGH LANE 1150000 603 06 to 10 1908
109 PARK COLONIAL WOODLEIGH LANE 1178000 603 11 to 15 1954
110 PARK COLONIAL WOODLEIGH LANE 1154000 603 06 to 10 1914
111 PARK COLONIAL WOODLEIGH LANE 1182000 603 11 to 15 1961
112 PARK COLONIAL WOODLEIGH LANE 1134000 603 01 to 05 1881
113 PARK COLONIAL WOODLEIGH LANE 1170000 603 06 to 10 1941
114 PARK COLONIAL WOODLEIGH LANE 1166000 603 06 to 10 1934
115 PARK COLONIAL WOODLEIGH LANE 1138000 603 01 to 05 1888
116 PARK COLONIAL WOODLEIGH LANE 1142000 603 01 to 05 1895
117 PARK COLONIAL WOODLEIGH LANE 1174000 603 11 to 15 1948
118 PARK COLONIAL WOODLEIGH LANE 1138000 603 01 to 05 1888
119 PARK COLONIAL WOODLEIGH LANE 1162000 603 06 to 10 1928
120 PARK COLONIAL WOODLEIGH LANE 1051000 603 01 to 05 1744
121 PARK COLONIAL WOODLEIGH LANE 1083000 603 06 to 10 1797
122 PARK COLONIAL WOODLEIGH LANE 1100000 624 11 to 15 1762
123 PARK COLONIAL WOODLEIGH LANE 1122000 624 06 to 10 1797
124 PARK COLONIAL WOODLEIGH LANE 1096000 624 11 to 15 1756
125 PARK COLONIAL WOODLEIGH LANE 1102000 624 06 to 10 1765
126 PARK COLONIAL WOODLEIGH LANE 1098000 624 01 to 05 1759
127 PARK COLONIAL WOODLEIGH LANE 1114000 624 06 to 10 1784
128 PARK COLONIAL WOODLEIGH LANE 1090000 624 01 to 05 1746
129 PARK COLONIAL WOODLEIGH LANE 1080000 624 06 to 10 1730
130 PARK COLONIAL WOODLEIGH LANE 1072000 624 06 to 10 1717
131 PARK COLONIAL WOODLEIGH LANE 1084000 624 06 to 10 1736
132 PARK COLONIAL WOODLEIGH LANE 1068000 624 06 to 10 1711
133 PARK COLONIAL WOODLEIGH LANE 1064000 624 01 to 05 1704
134 PARK COLONIAL WOODLEIGH LANE 1092000 624 11 to 15 1749
135 PARK COLONIAL WOODLEIGH LANE 1120000 635 11 to 15 1764
136 PARK COLONIAL WOODLEIGH LANE 1127000 635 11 to 15 1775
137 PARK COLONIAL WOODLEIGH LANE 1249000 635 01 to 05 1967
138 PARK COLONIAL WOODLEIGH LANE 1123000 635 11 to 15 1768
139 PARK COLONIAL WOODLEIGH LANE 1245000 635 01 to 05 1960
140 PARK COLONIAL WOODLEIGH LANE 1249000 635 01 to 05 1967
141 PARK COLONIAL WOODLEIGH LANE 1076000 635 01 to 05 1694
142 PARK COLONIAL WOODLEIGH LANE 1124000 635 11 to 15 1770
143 PARK COLONIAL WOODLEIGH LANE 1096000 635 06 to 10 1726
144 PARK COLONIAL WOODLEIGH LANE 1116000 635 11 to 15 1757
145 PARK COLONIAL WOODLEIGH LANE 1084000 635 01 to 05 1707
146 PARK COLONIAL WOODLEIGH LANE 1112000 635 06 to 10 1751
147 PARK COLONIAL WOODLEIGH LANE 1108000 635 06 to 10 1745
148 PARK COLONIAL WOODLEIGH LANE 1088000 635 01 to 05 1713
149 PARK COLONIAL WOODLEIGH LANE 1092000 635 06 to 10 1719
150 PARK COLONIAL WOODLEIGH LANE 1104000 635 06 to 10 1738
151 PARK COLONIAL WOODLEIGH LANE 1080000 635 01 to 05 1701
152 PARK COLONIAL WOODLEIGH LANE 1080000 635 01 to 05 1701
153 PARK COLONIAL WOODLEIGH LANE 1078000 635 01 to 05 1697
154 PARK COLONIAL WOODLEIGH LANE 1119000 635 06 to 10 1762
155 PARK COLONIAL WOODLEIGH LANE 1131000 635 11 to 15 1781
156 PARK COLONIAL WOODLEIGH LANE 1099000 635 06 to 10 1731
157 PARK COLONIAL WOODLEIGH LANE 1115000 635 06 to 10 1756
158 PARK COLONIAL WOODLEIGH LANE 1111000 635 06 to 10 1749
159 PARK COLONIAL WOODLEIGH LANE 1115000 635 06 to 10 1756
160 PARK COLONIAL WOODLEIGH LANE 1099000 635 06 to 10 1731
161 PARK COLONIAL WOODLEIGH LANE 1111000 635 06 to 10 1749
162 PARK COLONIAL WOODLEIGH LANE 1095000 635 01 to 05 1724
163 PARK COLONIAL WOODLEIGH LANE 1107000 635 06 to 10 1743
164 PARK COLONIAL WOODLEIGH LANE 1127000 635 11 to 15 1775
165 PARK COLONIAL WOODLEIGH LANE 1103000 635 06 to 10 1737
166 PARK COLONIAL WOODLEIGH LANE 1119000 635 06 to 10 1762
167 PARK COLONIAL WOODLEIGH LANE 1273000 635 06 to 10 2004
168 PARK COLONIAL WOODLEIGH LANE 1261000 635 06 to 10 1986
169 PARK COLONIAL WOODLEIGH LANE 1265000 635 06 to 10 1992
170 PARK COLONIAL WOODLEIGH LANE 1285000 635 11 to 15 2023
171 PARK COLONIAL WOODLEIGH LANE 1297000 635 11 to 15 2042
172 PARK COLONIAL WOODLEIGH LANE 1277000 635 06 to 10 2011
173 PARK COLONIAL WOODLEIGH LANE 1253000 635 01 to 05 1973
174 PARK COLONIAL WOODLEIGH LANE 1293000 635 11 to 15 2036
175 PARK COLONIAL WOODLEIGH LANE 1257000 635 01 to 05 1979
176 PARK COLONIAL WOODLEIGH LANE 1336000 667 06 to 10 2002
177 PARK COLONIAL WOODLEIGH LANE 935000 667 11 to 15 1401
178 PARK COLONIAL WOODLEIGH LANE 1316000 667 01 to 05 1972
179 PARK COLONIAL WOODLEIGH LANE 1248000 667 06 to 10 1870
180 PARK COLONIAL WOODLEIGH LANE 1232000 667 01 to 05 1846
181 PARK COLONIAL WOODLEIGH LANE 1236000 667 01 to 05 1852
182 PARK COLONIAL WOODLEIGH LANE 1244000 667 06 to 10 1864
183 PARK COLONIAL WOODLEIGH LANE 1057000 667 11 to 15 1584
184 PARK COLONIAL WOODLEIGH LANE 1352000 667 11 to 15 2026
185 PARK COLONIAL WOODLEIGH LANE 1168000 678 06 to 10 1722
186 PARK COLONIAL WOODLEIGH LANE 1231000 678 11 to 15 1815
187 PARK COLONIAL WOODLEIGH LANE 1321000 678 01 to 05 1948
188 PARK COLONIAL WOODLEIGH LANE 1345000 678 06 to 10 1983
189 PARK COLONIAL WOODLEIGH LANE 1357000 678 11 to 15 2001
190 PARK COLONIAL WOODLEIGH LANE 1353000 678 11 to 15 1995
191 PARK COLONIAL WOODLEIGH LANE 1349000 678 06 to 10 1989
192 PARK COLONIAL WOODLEIGH LANE 1377000 678 11 to 15 2031
193 PARK COLONIAL WOODLEIGH LANE 1345000 678 01 to 05 1983
194 PARK COLONIAL WOODLEIGH LANE 1369000 678 06 to 10 2019
195 PARK COLONIAL WOODLEIGH LANE 1361000 678 06 to 10 2007
196 PARK COLONIAL WOODLEIGH LANE 1337000 678 06 to 10 1972
197 PARK COLONIAL WOODLEIGH LANE 1357000 678 11 to 15 2001
198 PARK COLONIAL WOODLEIGH LANE 1349000 678 11 to 15 1989
199 PARK COLONIAL WOODLEIGH LANE 1257000 678 06 to 10 1854
200 PARK COLONIAL WOODLEIGH LANE 1275000 678 11 to 15 1880
201 PARK COLONIAL WOODLEIGH LANE 1248000 678 06 to 10 1840
202 PARK COLONIAL WOODLEIGH LANE 1266000 678 11 to 15 1867
203 PARK COLONIAL WOODLEIGH LANE 1275000 678 11 to 15 1880
204 PARK COLONIAL WOODLEIGH LANE 1269000 678 11 to 15 1871
205 PARK COLONIAL WOODLEIGH LANE 1260000 678 06 to 10 1858
206 PARK COLONIAL WOODLEIGH LANE 1263000 678 06 to 10 1862
207 PARK COLONIAL WOODLEIGH LANE 1251000 678 06 to 10 1845
208 PARK COLONIAL WOODLEIGH LANE 1215000 678 06 to 10 1792
209 PARK COLONIAL WOODLEIGH LANE 1227000 678 11 to 15 1809
210 PARK COLONIAL WOODLEIGH LANE 1211000 678 06 to 10 1786
211 PARK COLONIAL WOODLEIGH LANE 1203000 678 06 to 10 1774
212 PARK COLONIAL WOODLEIGH LANE 1199000 678 06 to 10 1768
213 PARK COLONIAL WOODLEIGH LANE 1223000 678 11 to 15 1803
214 PARK COLONIAL WOODLEIGH LANE 1219000 678 06 to 10 1798
215 PARK COLONIAL WOODLEIGH LANE 1195000 678 01 to 05 1762
216 PARK COLONIAL WOODLEIGH LANE 1156000 678 01 to 05 1705
217 PARK COLONIAL WOODLEIGH LANE 1180000 678 06 to 10 1740
218 PARK COLONIAL WOODLEIGH LANE 1196000 678 11 to 15 1764
219 PARK COLONIAL WOODLEIGH LANE 1184000 678 06 to 10 1746
220 PARK COLONIAL WOODLEIGH LANE 1172000 678 06 to 10 1728
221 PARK COLONIAL WOODLEIGH LANE 1192000 678 11 to 15 1758
222 PARK COLONIAL WOODLEIGH LANE 1160000 678 01 to 05 1711
223 PARK COLONIAL WOODLEIGH LANE 1188000 678 06 to 10 1752
224 PARK COLONIAL WOODLEIGH LANE 1204000 678 11 to 15 1775
225 PARK COLONIAL WOODLEIGH LANE 1200000 678 11 to 15 1770
226 PARK COLONIAL WOODLEIGH LANE 1166000 678 01 to 05 1719
227 PARK COLONIAL WOODLEIGH LANE 1277000 678 06 to 10 1883
228 PARK COLONIAL WOODLEIGH LANE 1289000 678 11 to 15 1901
229 PARK COLONIAL WOODLEIGH LANE 1269000 678 06 to 10 1871
230 PARK COLONIAL WOODLEIGH LANE 1417000 743 06 to 10 1908
231 PARK COLONIAL WOODLEIGH LANE 1347000 743 01 to 05 1814
232 PARK COLONIAL WOODLEIGH LANE 1363000 743 01 to 05 1835
233 PARK COLONIAL WOODLEIGH LANE 1405000 743 06 to 10 1892
234 PARK COLONIAL WOODLEIGH LANE 1401000 743 06 to 10 1886
235 PARK COLONIAL WOODLEIGH LANE 1277000 818 11 to 15 1561
236 PARK COLONIAL WOODLEIGH LANE 1387000 829 11 to 15 1673
237 PARK COLONIAL WOODLEIGH LANE 1208000 829 11 to 15 1457
238 PARK COLONIAL WOODLEIGH LANE 1190000 850 11 to 15 1399
239 PARK COLONIAL WOODLEIGH LANE 1288000 872 11 to 15 1477
240 PARK COLONIAL WOODLEIGH LANE 1388000 872 11 to 15 1592
241 PARK COLONIAL WOODLEIGH LANE 1320000 872 11 to 15 1514
242 PARK COLONIAL WOODLEIGH LANE 1502000 915 11 to 15 1642
243 PARK COLONIAL WOODLEIGH LANE 1507000 915 11 to 15 1647
244 PARK COLONIAL WOODLEIGH LANE 1397000 915 01 to 05 1527
245 PARK COLONIAL WOODLEIGH LANE 1482000 915 06 to 10 1620
246 PARK COLONIAL WOODLEIGH LANE 1397000 915 01 to 05 1527
247 PARK COLONIAL WOODLEIGH LANE 1472000 915 06 to 10 1609
248 PARK COLONIAL WOODLEIGH LANE 1487000 915 06 to 10 1625
249 PARK COLONIAL WOODLEIGH LANE 1402000 915 01 to 05 1532
250 PARK COLONIAL WOODLEIGH LANE 1467000 915 06 to 10 1603
251 PARK COLONIAL WOODLEIGH LANE 1392000 915 01 to 05 1521
252 PARK COLONIAL WOODLEIGH LANE 1536000 936 06 to 10 1640
253 PARK COLONIAL WOODLEIGH LANE 1526000 936 01 to 05 1630
254 PARK COLONIAL WOODLEIGH LANE 1546000 936 06 to 10 1651
255 PARK COLONIAL WOODLEIGH LANE 1531000 936 06 to 10 1635
256 PARK COLONIAL WOODLEIGH LANE 1516000 936 01 to 05 1619
257 PARK COLONIAL WOODLEIGH LANE 1532000 958 11 to 15 1599
258 PARK COLONIAL WOODLEIGH LANE 1647000 980 11 to 15 1681
259 PARK COLONIAL WOODLEIGH LANE 1574000 980 01 to 05 1607
260 PARK COLONIAL WOODLEIGH LANE 1657000 980 11 to 15 1692
261 PARK COLONIAL WOODLEIGH LANE 1652000 980 11 to 15 1687
262 PARK COLONIAL WOODLEIGH LANE 1632000 980 06 to 10 1666
263 PARK COLONIAL WOODLEIGH LANE 1647000 980 11 to 15 1681
264 PARK COLONIAL WOODLEIGH LANE 1594000 980 06 to 10 1627
265 PARK COLONIAL WOODLEIGH LANE 1584000 980 06 to 10 1617
266 PARK COLONIAL WOODLEIGH LANE 1579000 980 06 to 10 1612
267 PARK COLONIAL WOODLEIGH LANE 1569000 980 01 to 05 1602
268 PARK COLONIAL WOODLEIGH LANE 1547000 980 01 to 05 1579
269 PARK COLONIAL WOODLEIGH LANE 1604000 980 06 to 10 1638
270 PARK COLONIAL WOODLEIGH LANE 1574000 980 01 to 05 1607
271 PARK COLONIAL WOODLEIGH LANE 1614000 980 11 to 15 1648
272 PARK COLONIAL WOODLEIGH LANE 1609000 980 11 to 15 1643
273 PARK COLONIAL WOODLEIGH LANE 1599000 980 06 to 10 1632
274 PARK COLONIAL WOODLEIGH LANE 1627000 980 06 to 10 1661
275 PARK COLONIAL WOODLEIGH LANE 1584000 980 06 to 10 1617
276 PARK COLONIAL WOODLEIGH LANE 1579000 980 06 to 10 1612
277 PARK COLONIAL WOODLEIGH LANE 1642000 980 11 to 15 1676
278 PARK COLONIAL WOODLEIGH LANE 1574000 980 01 to 05 1607
279 PARK COLONIAL WOODLEIGH LANE 1652000 980 11 to 15 1687
280 PARK COLONIAL WOODLEIGH LANE 1564000 980 01 to 05 1597
281 PARK COLONIAL WOODLEIGH LANE 1599000 980 01 to 05 1632
282 PARK COLONIAL WOODLEIGH LANE 1827000 980 06 to 10 1865
283 PARK COLONIAL WOODLEIGH LANE 1807000 980 01 to 05 1845
284 PARK COLONIAL WOODLEIGH LANE 1837000 980 06 to 10 1875
285 PARK COLONIAL WOODLEIGH LANE 1847000 980 11 to 15 1886
286 PARK COLONIAL WOODLEIGH LANE 1812000 980 06 to 10 1850
287 PARK COLONIAL WOODLEIGH LANE 1651000 980 06 to 10 1686
288 PARK COLONIAL WOODLEIGH LANE 1671000 980 06 to 10 1706
289 PARK COLONIAL WOODLEIGH LANE 1661000 980 06 to 10 1696
290 PARK COLONIAL WOODLEIGH LANE 1564000 980 01 to 05 1597
291 PARK COLONIAL WOODLEIGH LANE 1647000 980 11 to 15 1681
292 PARK COLONIAL WOODLEIGH LANE 1627000 980 06 to 10 1661
293 PARK COLONIAL WOODLEIGH LANE 1584000 980 06 to 10 1617
294 PARK COLONIAL WOODLEIGH LANE 1642000 980 11 to 15 1676
295 PARK COLONIAL WOODLEIGH LANE 1637000 980 06 to 10 1671
296 PARK COLONIAL WOODLEIGH LANE 1579000 980 06 to 10 1612
297 PARK COLONIAL WOODLEIGH LANE 1632000 980 06 to 10 1666
298 PARK COLONIAL WOODLEIGH LANE 1564000 980 01 to 05 1597
299 PARK COLONIAL WOODLEIGH LANE 1584000 980 06 to 10 1617
300 PARK COLONIAL WOODLEIGH LANE 1723000 1023 06 to 10 1685
301 PARK COLONIAL WOODLEIGH LANE 1728000 1023 11 to 15 1690
302 PARK COLONIAL WOODLEIGH LANE 1969000 1066 01 to 05 1848
303 PARK COLONIAL WOODLEIGH LANE 1755000 1066 11 to 15 1647
304 PARK COLONIAL WOODLEIGH LANE 1740000 1066 06 to 10 1633
305 PARK COLONIAL WOODLEIGH LANE 1730000 1066 06 to 10 1623
306 PARK COLONIAL WOODLEIGH LANE 1725000 1066 06 to 10 1619
307 PARK COLONIAL WOODLEIGH LANE 1760000 1066 11 to 15 1652
308 PARK COLONIAL WOODLEIGH LANE 1720000 1066 01 to 05 1614
309 PARK COLONIAL WOODLEIGH LANE 1745000 1066 06 to 10 1638
310 PARK COLONIAL WOODLEIGH LANE 1765000 1066 11 to 15 1656
311 PARK COLONIAL WOODLEIGH LANE 1750000 1066 06 to 10 1642
312 PARK COLONIAL WOODLEIGH LANE 1979000 1066 06 to 10 1857
313 PARK COLONIAL WOODLEIGH LANE 1910000 1087 06 to 10 1757
314 PARK COLONIAL WOODLEIGH LANE 1895000 1087 06 to 10 1743
315 PARK COLONIAL WOODLEIGH LANE 1862000 1087 01 to 05 1713
316 PARK COLONIAL WOODLEIGH LANE 1890000 1087 01 to 05 1738
317 PARK COLONIAL WOODLEIGH LANE 1900000 1087 06 to 10 1748
318 PARK COLONIAL WOODLEIGH LANE 1930000 1087 11 to 15 1775
319 PARK COLONIAL WOODLEIGH LANE 1593000 1130 11 to 15 1409
320 PARK COLONIAL WOODLEIGH LANE 2156000 1184 11 to 15 1821
321 PARK COLONIAL WOODLEIGH LANE 1744000 1195 11 to 15 1460
322 PARK COLONIAL WOODLEIGH LANE 1739000 1195 11 to 15 1455
323 PARK COLONIAL WOODLEIGH LANE 2157000 1249 01 to 05 1728
324 PARK COLONIAL WOODLEIGH LANE 2181000 1249 06 to 10 1747
325 PARK COLONIAL WOODLEIGH LANE 2199000 1249 11 to 15 1761
326 PARK COLONIAL WOODLEIGH LANE 2217000 1249 11 to 15 1776
327 PARK COLONIAL WOODLEIGH LANE 2205000 1249 11 to 15 1766
328 PARK COLONIAL WOODLEIGH LANE 2329000 1367 06 to 10 1704
329 PARK COLONIAL WOODLEIGH LANE 2341000 1367 11 to 15 1712
330 PARK COLONIAL WOODLEIGH LANE 2353000 1367 11 to 15 1721
331 PARK COLONIAL WOODLEIGH LANE 2299000 1367 01 to 05 1682
332 PARK COLONIAL WOODLEIGH LANE 2305000 1367 06 to 10 1686
333 PARK COLONIAL WOODLEIGH LANE 2265000 1367 01 to 05 1657
334 PARK COLONIAL WOODLEIGH LANE 2359000 1367 11 to 15 1726
335 PARK COLONIAL WOODLEIGH LANE 2323000 1367 06 to 10 1699
336 PARK COLONIAL WOODLEIGH LANE 2335000 1367 06 to 10 1708
337 PARK COLONIAL WOODLEIGH LANE 2347000 1367 11 to 15 1717
338 PARK COLONIAL WOODLEIGH LANE 2311000 1367 06 to 10 1691
339 PARK COLONIAL WOODLEIGH LANE 2397000 1410 01 to 05 1700
340 PARK COLONIAL WOODLEIGH LANE 1887000 1442 11 to 15 1308
341 PARK COLONIAL WOODLEIGH LANE 2353000 1658 11 to 15 1419
342 PARK COLONIAL WOODLEIGH LANE 2897000 1711 06 to 10 1693
343 PARK COLONIAL WOODLEIGH LANE 2980000 1711 11 to 15 1741
344 PARK COLONIAL WOODLEIGH LANE 2973000 1711 11 to 15 1737

bargain hunter
16-07-18, 08:35
read from FB that 409 units sold in 9 days before showflat was officially closed after yesterday. almost 51% sold.

2824
16-07-18, 09:03
Think with 400 plus units sold they should be already quite "safe" and those who already wanted to buy would have bought. Now pass the baton over to Tre Ver & woodleigh residences, as there will be some doing a 3 way comparison.

Laguna
16-07-18, 09:59
A one-bedder costing>$800,000 add 20% of BSD and ABSD
acquisition cost is $960,000
renting average about $2600, maintenance is about $250 and property tax say $100 a month
Interest on 70% borrowing of $800000x70%X2%pa = $11,200
Net return (2600-250-100)x12 - 11200 = $15,800 over acquisition cost of $960,000 = 1.65%
still need to factor in agency fee, vacancy period, cleaning etc

how to invest in this

bargain hunter
16-07-18, 11:18
A one-bedder costing>$800,000 add 20% of BSD and ABSD
acquisition cost is $960,000
renting average about $2600, maintenance is about $250 and property tax say $100 a month
Interest on 70% borrowing of $800000x70%X2%pa = $11,200
Net return (2600-250-100)x12 - 11200 = $15,800 over acquisition cost of $960,000 = 1.65%
still need to factor in agency fee, vacancy period, cleaning etc

how to invest in this

sis, give chance to first timers lah. they pay zero absd. looks like that's what the gahmen wants anyway.

Tomutomi
16-07-18, 12:33
463 sqft unit average rental there will be just 2000$ :).
2600$ is for 600+ sqft unit.

Laguna
16-07-18, 13:19
sis, give chance to first timers lah. they pay zero absd. looks like that's what the gahmen wants anyway.
This makes thing worst, in other words, all these first timers will not be able to buy HDB for a few years.. (3 years of SSD + 30 months to buy HDB).
Look like, this even could be a negative cash flow and very low yield

Laguna
16-07-18, 13:20
463 sqft unit average rental there will be just 2000$ :).
2600$ is for 600+ sqft unit.

Everyone is hoping for substantial capital gain.....
not the day to day as an investor...

bargain hunter
16-07-18, 15:06
This makes thing worst, in other words, all these first timers will not be able to buy HDB for a few years.. (3 years of SSD + 30 months to buy HDB).
Look like, this even could be a negative cash flow and very low yield

by first timers, i meant the decoupled fellas. many of these buyers could possibly already own a residential unit under a single name (hdb or private) which they are residing in. it would seem that these people are aware of the low returns going forward. i think they are just not keen on financial instruments be it bonds or stocks. to the buyers, property is the safest and still can leverage > 1 time safely. nevermind the low returns.

i think the aim of the gahmen measures is not to lower prices. in the short term, it encourages desperate developers give some discount but overall, it helps to keep property prices in a tight range with modest appreciation in line with economic growth over the longer term.

initially, i was expecting oversupply from 2023 onwards, but now, with the probable slowdown in sales volume/speed, the end of en bloc supply, resale seller also thinking twice to sell (as they can't get their units back), net net, i think the gahmen doesn't want the price to shoot up over the next few years and then quickly back down in the few years after.

unexpectedly, "smoothening" out this cycle seems to have encouraged buyers buy new launches instead. i am just as puzzled as to why the buyers didn't pause at all.

bargain hunter
20-07-18, 15:54
413 units sold at an average of 1731.69psf.

Arcachon
20-07-18, 16:20
413 units sold at an average of 1731.69psf.

Bargain over, the fun have just begin.

sginvestor
20-07-18, 18:54
not really,
there's going to be 1 returned unit... one buyer is going to return the unit sold...

speaking of returned units, with HSR plans scrapped or in limbo, over 68 units of Twin Vew (or more than 15% of units sold) were returned in the month of June.

Arcachon
20-07-18, 19:03
not really,
there's going to be 1 returned unit... one buyer is going to return the unit sold...

speaking of returned units, with HSR plans scrapped or in limbo, over 68 units of Twin Vew (or more than 15% of units sold) were returned in the month of June.

Most go show flat not prepare, some weak mind get into OTP without knowing much others think they buying vegetable.

For those who can buy and waiting will still be waiting for the next 5% increase in ABSD.

CEA should look into return unit just like insurance.

sginvestor
20-07-18, 19:29
that's very true...

they are of weak minds and should never have signed the OTP.

But all is not lost - give up 10k, but you can potentially save 100k or even 200k if you buy at other launches with more reasonable pricing.

Park Colonial - is too expensive, buyers who are buying are buying at the market's peak
Except for Queenstown/freehold sites, no other 99-year suburbs have land cost as expensive as park colonial (besides woodleigh residences but that's another story)

Arcachon
20-07-18, 20:00
that's very true...

they are of weak minds and should never have signed the OTP.

But all is not lost - give up 10k, but you can potentially save 100k or even 200k if you buy at other launches with more reasonable pricing.

Park Colonial - is too expensive, buyers who are buying are buying at the market's peak
Except for Queenstown/freehold sites, no other 99-year suburbs have land cost as expensive as park colonial (besides woodleigh residences but that's another story)

Don't know can share my story about too expensive.

Even now I still in the disbelieve state about land price.

Just finish my dinner, chicken rice price increase again.

No worry, CPI and Inflation under control at less than 4% if you believe.

We need more of this people to fight against inflation.

http://kelvinthong.aboutmyservices.com/consultation

MY FIRST HOME , I MADE $400K

MY SECOND HOME, I MADE $300K

With the $700k profit that I got from my two houses which I mentioned earlier, I managed to own a $3 million property for investment...

And I did not even touch my own money!

As of 2018, I have made another $900k profit from my investment properties in just 7 months.

I MADE A TOTAL OF $1.6 MILLION FROM PROPERTIES TO DATE!

jwong71
20-07-18, 21:57
that's very true...

they are of weak minds and should never have signed the OTP.

But all is not lost - give up 10k, but you can potentially save 100k or even 200k if you buy at other launches with more reasonable pricing.

Park Colonial - is too expensive, buyers who are buying are buying at the market's peak
Except for Queenstown/freehold sites, no other 99-year suburbs have land cost as expensive as park colonial (besides woodleigh residences but that's another story)
100k-200k onwards potentially possible, only in sentosa cove and super luxury condo. At this bottom market to drop 100-200k in 1 bedder, meaning new launches from 750k to 550k, and resale condo 550k to 350k. Probably 3i hdb flat more than 70yrs lease follow suits and worth 200-250k. It’s all about chain effect, if everyone can buy a condo at a current hdb flat price. End up where’s the demand for hdb..?

sginvestor
21-07-18, 06:22
not really

Park colonial -635sq ft 1.1m
Tre ver - 646 sq ft, 890k

Isn’t that 200k difference?

sginvestor
21-07-18, 06:33
How many plates of chicken rice can 1 person eat in his/her lifetime?
Say chicken rice cost double every 10yrs, in 30 yrs, chicken rice would be worth what $24?
With 10k saved using SGS at 2% interest, that’s $18k. So in 30 yrs time, with your limited life span, you can eat 750 plates of chicken rice over the next 20 yrs. is that enough?

Kelonguni
21-07-18, 08:05
You can choose not to eat chicken or rice. If there are other staple food that are priced low, food inflation would be moderate.

As for housing, there is only HDB, or HDB plus private, or private only (all the different types). HDB plus private has just been made incredibly expensive by ABSD.

Existing private land costs and construction costs already have broken records. For the developers that already have their sites, they have to sell closer to costs, contain costs, but will not sell below cost. The tax costs now further increases the cost of future supply.

Don’t believe, just continue to wait. But asking people to forfeit their deposit, one is most likely to be pelted with rotten eggs later. Then what, change nickname again?

sginvestor
21-07-18, 08:30
You can choose not to eat chicken or rice. If there are other staple food that are priced low, food inflation would be moderate.

As for housing, there is only HDB, or HDB plus private, or private only (all the different types). HDB plus private has just been made incredibly expensive by ABSD.

Existing private land costs and construction costs already have broken records. For the developers that already have their sites, they have to sell closer to costs, contain costs, but will not sell below cost. The tax costs now further increases the cost of future supply.

Don’t believe, just continue to wait. But asking people to forfeit their deposit, one is most likely to be pelted with rotten eggs later. Then what, change nickname again?

not really - you haven't answered the qn about the $200k difference

jwong71
21-07-18, 08:40
not really

Park colonial -635sq ft 1.1m
Tre ver - 646 sq ft, 890k

Isn’t that 200k difference?

One is beside mrt, the other one is 10mins from mrt. Apple to apple comparison huh..?

Arcachon
21-07-18, 08:42
One is beside mrt, the other one is 10mins from mrt. Apple to apple comparison huh..?

Right on, apple to apple, there is no one size fit all.

jwong71
21-07-18, 08:51
not really - you haven't answered the qn about the $200k difference

One is beside mrt, and one is 10min walk mrt. That’s your 200k difference.

Kelonguni
21-07-18, 08:58
not really - you haven't answered the qn about the $200k difference

Not sure if you are referring to inter development 200K or intra development 200K.

Offerings can differ due to different site localities or different Builders employed or different plans in place. Cheapest might not be good.

As for intra development price adjustments, based on past analysis of selected condos when TDSR was adopted, small units did not register any fall as they were sold out before the indices fell. Moderate sizes (1000 sf) fell 100K at max and luxury or giant sized units may fall 200K.

What’s most important is that people who wait will happily wait through that very short period (maybe some other new criterion not fulfilled), and prices recovered very fast back to the pre TDSR period.

What is unknown is if ABSD plus financing changes would bring about a significant fall in prices. Both these had very marginal (less that 3-5%) impact on prices when they were implemented in the past. For some countries, they did not even cause prices to slow.

My thoughts are that they will instead cause a shift in buying strategy to avoid ABSD.

Arcachon
21-07-18, 20:01
Not sure if you are referring to inter development 200K or intra development 200K.

Offerings can differ due to different site localities or different Builders employed or different plans in place. Cheapest might not be good.

As for intra development price adjustments, based on past analysis of selected condos when TDSR was adopted, small units did not register any fall as they were sold out before the indices fell. Moderate sizes (1000 sf) fell 100K at max and luxury or giant sized units may fall 200K.

What’s most important is that people who wait will happily wait through that very short period (maybe some other new criterion not fulfilled), and prices recovered very fast back to the pre TDSR period.

What is unknown is if ABSD plus financing changes would bring about a significant fall in prices. Both these had very marginal (less that 3-5%) impact on prices when they were implemented in the past. For some countries, they did not even cause prices to slow.

My thoughts are that they will instead cause a shift in buying strategy to avoid ABSD.

I don't think looking at such detail most likely Chicken Rice Theory only.

sginvestor
24-07-18, 22:46
just read the Park Colonial documents... you will understand the min price that they have to sell currently as agreed by the bank...

of course, i'm sure it's negotiable

jwong71
24-07-18, 23:25
https://www.channelnewsasia.com/news/singapore/private-housing-market-unlikely-oversupply-tre-ver-absd-10551348

Arcachon
25-07-18, 07:55
https://www.channelnewsasia.com/news/singapore/private-housing-market-unlikely-oversupply-tre-ver-absd-10551348

"In 2011, if you put S$100 into a Singapore private residential property, your S$100 today in 2018 will give you around S$102. So there’s only a very small appreciation of S$2 across so many years.

"On the other hand, if you put your S$100 in a city like Auckland for example, that will reach S$195 – you will see appreciation. And if you put it in a city like KL you will see S$185," Mr Tan said.

"What that means is that compared across time and cities, private residential property prices in Singapore hasn’t really gone up by that much compared to major cities around the world now," Mr Tan explained.

According to Mr Tan, homebuyers in Singapore have been "relatively sheltered" from rising home prices, due to the total debt servicing ratio framework (TDSR) introduced in 2013.

"In Singapore, a typical or average homeowner will see a debt servicing ratio of around 22 per cent," said Mr Tan. "What that means is that for every S$100 of monthly income that a household brings in, around S$22 goes to servicing the home loan.

ParkColonial Team, look out for #04-56 just released unit.
2D2 $1,253,000

Arcachon
25-07-18, 08:02
https://lh5.googleusercontent.com/_vg-y6kAhp90/Td1AGn21GnI/AAAAAAAAGGs/f_9wFE-ssdk/s800/MCL%20%24456%20psf%20ppr%20breakeven%20of%20%24780%20to%20%24880%20selling%20900-950%20psf.JPG

2011 - 456 psf ppr (899psf)
2017 - $964.80 per square foot per plot ratio (psf ppr) (XXX psf)

Land value increase by 2.11 x, guess how much will the psf.

https://www.straitstimes.com/business/property/serangoon-north-site-draws-bullish-top-bid-of-4463m
The venture lodged an aggressive bid of $446.28 million or about $964.80 per square foot per plot ratio (psf ppr) for the plot.

sginvestor
25-07-18, 13:56
"In 2011, if you put S$100 into a Singapore private residential property, your S$100 today in 2018 will give you around S$102. So there’s only a very small appreciation of S$2 across so many years.

"On the other hand, if you put your S$100 in a city like Auckland for example, that will reach S$195 – you will see appreciation. And if you put it in a city like KL you will see S$185," Mr Tan said.

"What that means is that compared across time and cities, private residential property prices in Singapore hasn’t really gone up by that much compared to major cities around the world now," Mr Tan explained.

According to Mr Tan, homebuyers in Singapore have been "relatively sheltered" from rising home prices, due to the total debt servicing ratio framework (TDSR) introduced in 2013.

"In Singapore, a typical or average homeowner will see a debt servicing ratio of around 22 per cent," said Mr Tan. "What that means is that for every S$100 of monthly income that a household brings in, around S$22 goes to servicing the home loan.

ParkColonial Team, look out for #04-56 just released unit.
2D2 $1,253,000

I thought stack 56 was fully sold. Is this a returned unit?

Arcachon
25-07-18, 21:51
I thought stack 56 was fully sold. Is this a returned unit?

Never give up if you choice unit is sold, this is where the agent can help you.

bargain hunter
17-08-18, 20:43
highest psf so far:

PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $1,297,000 - 635sq ft Strata 11 to 15 2,042psf Jul-18

highest quantum so far:

PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,980,000 - 1,711sq ft Strata 11 to 15 1,741psf Jul-18

Clement617
21-08-18, 04:27
Attractive Indicative Price of Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)

1BR - From $792k (463sqft)
1+Study - From $932K (506sqft)
2 Classic - From $1.055m (570sqft to 635sqft)
2 Deluxe - From $1.183M (635sqft to 678sqft)
2+Study - From $1.2xxM (667sqft)
2BR Dual Key - From $1.363M (743sqft)
3BR - From $1.511M (915sqft to 980sqft)
3BR Deluxe - From $1.649M (1012sqft to 1066sqft)
4BR Classic - From $2.098M (1184sqft to 1249sqft)
4BR Deluxe - From $2.259M (1367sqft to 1410sqft)
5BR Luxury - From $2.78M (1712sqft)

Prices and information on while stocks last basis

For more information, refer to Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)

For more information on other nearby projects, refer to Potong Pasir / Woodleigh Condo (“http://www.sgpropertyshelf.com/properties/potong-pasir-condo/")

Cantilevered Lap Pool
 
http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Pool-Length.jpg
 
Flower Garden
 
http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Flower-Garden.jpg
 
Hammock

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Hammock.jpg

Dining Pavilion

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Pavilion.jpg

bargain hunter
28-09-18, 17:38
Caveats lodged hit 500 units sold.

Arcachon
06-10-18, 08:55
Good News for waiter.

1BR - increased by est 3%

2 & 3BR - increased by est 1%

No change in prices - 1BR stack 37, 1+S, 2C stack 59, 2DK, 2+S, 4BR & 5BR

https://goo.gl/RyQDfa I would like more info about Park Colonial

sginvestor
21-10-18, 10:00
Good News for waiter.

1BR - increased by est 3%

2 & 3BR - increased by est 1%

No change in prices - 1BR stack 37, 1+S, 2C stack 59, 2DK, 2+S, 4BR & 5BR

https://goo.gl/RyQDfa I would like more info about Park Colonial

Sure or not?
Following the recent URA measures, are they looking to cut prices again?

bargain hunter
21-10-18, 17:18
park colonial is the fastest selling project since the cooling measures. 64% (517 out of total of 805 units) of entire project sold in 3 months. with woodleigh residences launch at higher prices imminent, why do they need to cut price?

bargain hunter
21-10-18, 17:19
Sure or not?
Following the recent URA measures, are they looking to cut prices again?

and i also think the recent URA measures are a heating up measure, not a cooling measure.

Arcachon
21-10-18, 18:13
Sure or not?
Following the recent URA measures, are they looking to cut prices again?

Numbers don't lie, the human does.

sginvestor
21-10-18, 20:13
Ok. Do you mind sharing the updated price list?
Thank you

Arcachon
21-10-18, 20:22
Ok. Do you mind sharing the updated price list?
Thank you

pm, still got 40%.

jwong71
21-10-18, 21:01
Sure or not?
Following the recent URA measures, are they looking to cut prices again?


URA measures going affect bigger size at higher quantum with low psf, compact 3bedrooms to looks affordable and usable to both working adults family.
And existing shoebox to be 100k-200k cheaper than the bigger unit priced 1million.
High psf and cheaper quantum to bigger unit.

The trend quite familiar to resales hdb in the past, when they are priced out of reaching 3room flat at 350-400k. And buy 300k for 2room flat.

sginvestor
21-10-18, 21:22
Ok, does that mean that 3 bedroom units will be more affected by the ruling? Going forward, we can expect the same quantum for a bigger 3 bedroom unit?

jwong71
21-10-18, 21:29
Ok, does that mean that 3 bedroom units will be more affected by the ruling? Going forward, we can expect the same quantum for a bigger 3 bedroom unit?

Not necessary. There’s always so many things to play with, for developer to play with prices. Your land lease is one of the factors. 经商 smart businessman

jwong71
21-10-18, 21:37
So don’t be too happy with any new measures. It’s going to affected badly on end consumers US, not them.

If govt is genuine to make it affordable, they should follow lta transfer fee style.
One time same fee. Instead of purchase price * 3% -$5400 formula.

Arcachon
21-10-18, 21:46
Only one word, going to pay "MORE" later.


https://www.youtube.com/watch?v=tOZNB1V4JUo&feature=youtu.be

bargain hunter
22-10-18, 08:30
Ok, does that mean that 3 bedroom units will be more affected by the ruling? Going forward, we can expect the same quantum for a bigger 3 bedroom unit?

As an example, Parc Botannia which has slow selling 3 bedrooms since the cooling measures suddenly sold 2x3 bedroom premium yesterday and a 3 bedroom compact late Friday.

If you think you can get a bigger 3 bedroom at the same quantum, that mostly depends on the land costs going forward. In the meantime, some buyers have already decided to take no chances and buy smaller 3 bedrooms at higher psf but still affordable quantum.

my guess is that even if land prices dip a bit, quantum wise, the size of the larger 3 bedroom under the new rule multiply by the slightly lower psf will still be less affordable than those currently in the market. by the time these 3 bedrooms come to market, there would again be limited affordable inventory for sale. next year would see a lot more high end CCR launches and less affordable ones from OCR and RCR.

bargain hunter
22-10-18, 08:43
i just realised that there r no 1 bed/1+study at woodleigh residences which makes the park colonial ones "limited edition"

sginvestor
22-10-18, 11:49
I would think that dynamics are shifting in the buyer’s favour.
CDL bought the West Coast Land at $200psf more but are launching at the same price as Twin Vew... not necessarily true that developers would pass on the higher land cost to buyers.
Anyway twin vew site is better as it’s further away from the AYE...

Arcachon
22-10-18, 12:43
I would think that dynamics are shifting in the buyer’s favour.
CDL bought the West Coast Land at $200psf more but are launching at the same price as Twin Vew... not necessarily true that developers would pass on the higher land cost to buyers.
Anyway twin vew site is better as it’s further away from the AYE...

Wow, you ready don't know what others know.

sginvestor
22-10-18, 14:26
Those in the know won’t comment in this forum... so why is Cdl pricing the whistler grand launch cheap? Why don’t they pass on the higher land cost to buyers?

Kelonguni
22-10-18, 15:00
Actually you already answered your own question. From demand angle, TV has a better location. The new measures could also mean the original projected price level cannot be set and they had to sell at existing price.

From supply angle, the number of units, specific furnishing offerings, and cost of construction could also vary. Some developers also price in a larger range of prices? Starting price does not equate actual price.



Those in the know won’t comment in this forum... so why is Cdl pricing the whistler grand launch cheap? Why don’t they pass on the higher land cost to buyers?

Arcachon
22-10-18, 16:42
Those in the know won’t comment in this forum... so why is Cdl pricing the whistler grand launch cheap? Why don’t they pass on the higher land cost to buyers?

Some comment can only share with people you know.

PropVestor
22-10-18, 16:43
Paging Propvester
How do u see Park Colonial at 1700psf

Sorry for the late reply, I am really tied up recently.

My 2 cents is to wait for Woodleigh Residences for the simple reason of being a mixed development. There is a park on this side of the road too which means unobstructed graden view for certain stacks. There is a premium price to pay but SPH-Kajima know what they are asking for.

The solution to so many 'me-too' condos 1 to 2 MRT station away is to go for a rarer, non-thematic product that stacks convenience against thematic designs like Colonial which IMHO reminds ME of being a past colonised state (I make no apologies of being a proud Singaporean) which I rather be kept in history books for my kids and leave it as that.

My argument is convenience will never go out of fashion no matter how you look at it. Convenience will ALWAYS command a premium and that is lasting value. The latter is supremely important for all investors post-CM period.

2 cents,
PropVestor

bargain hunter
22-10-18, 20:01
Those in the know won’t comment in this forum... so why is Cdl pricing the whistler grand launch cheap? Why don’t they pass on the higher land cost to buyers?

i think cdl said 1380psf average. it is unable to price higher precisely as u said becoz of cooling measures. does that count as swinging in buyer's favour, sure it is. however, it is bound to attract buyers at this level and given that this is the last plot in the area, they are unlikely to cut price further for u to buy.
what the cooling measures have done is transferred the "extra" developer profits to buyers and that is already on-going. many buyers already know that and have started to return to the market.

sginvestor
22-10-18, 21:19
sounds balanced.

sginvestor
22-10-18, 21:25
Sorry for the late reply, I am really tied up recently.

My 2 cents is to wait for Woodleigh Residences for the simple reason of being a mixed development. There is a park on this side of the road too which means unobstructed graden view for certain stacks. There is a premium price to pay but SPH-Kajima know what they are asking for.

The solution to so many 'me-too' condos 1 to 2 MRT station away is to go for a rarer, non-thematic product that stacks convenience against thematic designs like Colonial which IMHO reminds ME of being a past colonised state (I make no apologies of being a proud Singaporean) which I rather be kept in history books for my kids and leave it as that.

My argument is convenience will never go out of fashion no matter how you look at it. Convenience will ALWAYS command a premium and that is lasting value. The latter is supremely important for all investors post-CM period.

2 cents,
PropVestor

Depends on what an individual values...

If you value exclusivity, privacy especially since it's a "private" condo development, Park Colonial is a good choice.
If you value convenience, want a mall under your apartment, Woodleigh Residences would be good.

The mall is not that far from Park Colonial too..

I wonder, is there a cut-off or price at which a buyer is not prepared to pay for the extra "convenience"

jwong71
23-10-18, 12:15
Singapore attracts the rich and the famous..

Veteran Hong Kong TVB star Benz Hui has moved into private property in Yishun
https://mothership.sg/2018/10/benz-hui-yishun/

https://sg.yahoo.com/news/veteran-hk-actor-benz-hui-now-resident-yishun-033727258.html

star
23-10-18, 13:41
The mall at woodleigh residence is quite good size (>200,000sqft as a guide). Poiz residence mall is a joke too small to call it a mall.

PropVestor
23-10-18, 14:08
Depends on what an individual values...

If you value exclusivity, privacy especially since it's a "private" condo development, Park Colonial is a good choice.
If you value convenience, want a mall under your apartment, Woodleigh Residences would be good.

The mall is not that far from Park Colonial too..

I wonder, is there a cut-off or price at which a buyer is not prepared to pay for the extra "convenience"

On the note with regards to being 'exclusive and private', Park Colonial has 200+ more units than the proposed number of units at Woodleigh. I am just looking at pure specs.

I have no vested interest in any of the two developments.

With regards to premium tied to convenience, here is an article that might interest you.
https://www.edgeprop.sg/property-news/how-big-price-premium-do-integrated-developments-command

thomastansb
23-10-18, 20:49
Yah man. And if they rent out as individual units, maybe it might end up with many massage shops and money lenders. lol.


The mall at woodleigh residence is quite good size (>200,000sqft as a guide). Poiz residence mall is a joke too small to call it a mall.

sginvestor
23-10-18, 20:57
sounds reasonable in terms of number of units...

bargain hunter
25-10-18, 07:53
park colonial's 5 bedrooms are also limited edition as there are no competing units at woodleigh residences. any idea what is the balance mix of units for the remaining 288 units at this project?

bargain hunter
26-10-18, 19:04
Woodleigh Residences guide price:
����2BR - From $1.088m 570 sq ft 1909psf
����2BR Deluxe - From $1.261m 646 sq ft 1952psf
����2BR Flexi - From $1.407m 721 sq ft 1951psf
������3BR - From $1.664m 850 sq ft 1958psf
������3BR Deluxe - From $2.077m 1076 sq ft 1930psf
��������4BR - From $2.55m 1270 sq ft 2008psf
��������4BR Deluxe - From $3.213m 1475 sq ft 2178psf

doesn't this make park colonial a justifiable bargain?

bargain hunter
26-10-18, 19:14
Current Park Colonial's best prices:

*����BEST BUY UNITS*_
_��1BR #11-31 *$863k*_
_��1+S #02-25 *$932k*_
_��2BR C #04-16 *$1.066M*_
_��2BR D #01-04 *$1.199M*_
_��2+S #01-39 *$1.232M*_
_��2DK #01-08 *$1.363M*_
_��3BR C #02-23 *$1.527M*_
_��3BR D #03-06 *$1.666M*_
_��4BR C #02-22 *$2.098M*_
_��4BR D #02-19 *$2.259M*_
_��5BR #01-50 *$2.78M*_

sginvestor
26-10-18, 19:48
How come SPH says prices start from $1873 psf? that doesn't gell with the 1.088m price for 2 bedroom 570 sq ft.

maybe they will offer 1% discount...

bargain hunter
26-10-18, 20:18
How come SPH says prices start from $1873 psf? that doesn't gell with the 1.088m price for 2 bedroom 570 sq ft.

maybe they will offer 1% discount...

could it be that there are some non standard sized units? or like u say, 1% still quite miserly.

PropVestor
09-11-18, 12:11
Woodleigh Residences guide price:
����2BR - From $1.088m 570 sq ft 1909psf
����2BR Deluxe - From $1.261m 646 sq ft 1952psf
����2BR Flexi - From $1.407m 721 sq ft 1951psf
������3BR - From $1.664m 850 sq ft 1958psf
������3BR Deluxe - From $2.077m 1076 sq ft 1930psf
��������4BR - From $2.55m 1270 sq ft 2008psf
��������4BR Deluxe - From $3.213m 1475 sq ft 2178psf

doesn't this make park colonial a justifiable bargain?

I think the market has spoken in terms of July sales figure for Park Colonial. New CMs are just an excuse to enter the market earlier than they anticipated.

bargain hunter
09-11-18, 12:46
I think the market has spoken in terms of July sales figure for Park Colonial. New CMs are just an excuse to enter the market earlier than they anticipated.

the absence of 1, 1+study and 5 bedders at woodleigh residences would also help Park Colonial to sell these "rare" units.

Lord Anus
09-11-18, 12:52
Too bloody expensive for this slum area. Sorry to say. It is really a slum area.

Lord Anus
09-11-18, 12:54
Not a fan of the colonial concept.

It's just another peasant heartlander condo located in a slum, with owners pretending to be upper class.

PropVestor
09-11-18, 13:08
the absence of 1, 1+study and 5 bedders at woodleigh residences would also help Park Colonial to sell these "rare" units.

Truly the developer teams are watching each other proposition and staggered their design and launch timings. I have good vibes for this area which is my second choice alongside Kallang Riverside.

bargain hunter
09-11-18, 14:38
woodleigh resi's impending launch helping Park Colonial to sell around 7 units every week.

PropVestor
09-11-18, 14:58
woodleigh resi's impending launch helping Park Colonial to sell around 7 units every week.

My bet is on Woodleigh doing better. Why not buy 'The real McCoy'? Let's see if I am right.

bargain hunter
09-11-18, 15:04
My bet is on Woodleigh doing better. Why not buy 'The real McCoy'? Let's see if I am right.

perhaps buyers may find woodleigh resi too pricey. i saw something funny on facebook. an agent actually hinted:

Park Colonial: Quiet Private Estate
Woodleigh Resi: Noisy, HDB enclave

lol.

bargain hunter
09-11-18, 15:05
anyway, there are only 273 or less units left for grabs at park colonial and Woodleigh starts ticking down at 667 units tomorrow.

PropVestor
09-11-18, 15:24
anyway, there are only 273 or less units left for grabs at park colonial and Woodleigh starts ticking down at 667 units tomorrow.

I think numbers speak for themselves. City Fringe new launches are taking prices to new heights.
For any condos to be labelled 'noisy, HDB enclave' it should be well over a thousand units like the upcoming one in D14?

bargain hunter
09-11-18, 15:32
I think numbers speak for themselves. City Fringe new launches are taking prices to new heights.
For any condos to be labelled 'noisy, HDB enclave' it should be well over a thousand units like the upcoming one in D14?

i think that agent was trying to say that woodleigh resi is surrounded by hdbs, albeit very new hdbs whereas park colonial is not.

PropVestor
09-11-18, 15:56
Whoever lives in these 2 estates and thinks that HDB are not around them are seriously delusional. The things some agent say....

In fact, its a plus point since the potential upgraders from a relatively new estate will support 2nd ownership from them. Whoever catches the next hot potato for these 2 leaseholds will be from the 1-2km surroundings.

sginvestor
09-11-18, 19:11
Whoever lives in these 2 estates and thinks that HDB are not around them are seriously delusional. The things some agent say....

In fact, its a plus point since the potential upgraders from a relatively new estate will support 2nd ownership from them. Whoever catches the next hot potato for these 2 leaseholds will be from the 1-2km surroundings.

Price point is too high, will buyers consider a freehold condo instead?
There's former Sun Rosier by Singhaiyi going to be launched, very near Bartley Mrt , very private residential estate (est 250 units), very quiet (not like the Quinn etc)

I will be sad if former Sun Rosier condo is priced the same as Park Colonial..

bargain hunter
09-11-18, 20:13
Price point is too high, will buyers consider a freehold condo instead?
There's former Sun Rosier by Singhaiyi going to be launched, very near Bartley Mrt , very private residential estate (est 250 units), very quiet (not like the Quinn etc)

I will be sad if former Sun Rosier condo is priced the same as Park Colonial..

that pricing probably depends on how well woodleigh residences sells tomorrow.

bargain hunter
09-11-18, 21:11
Price point is too high, will buyers consider a freehold condo instead?
There's former Sun Rosier by Singhaiyi going to be launched, very near Bartley Mrt , very private residential estate (est 250 units), very quiet (not like the Quinn etc)

I will be sad if former Sun Rosier condo is priced the same as Park Colonial..

coincidentally, Singhaiyi released this during its results announcement today:

The Group expects to launch the freehold projects of The Gazania (f.k.a Sun Rosier) and The
Lilium (f.k.a How Sun Park) which are strategically located in close proximity to Bartley MRT
station and several prestige schools and suburban malls, by the first quarter of 2019. The 2
freehold projects will offer 330 quality condominium units in total.

sginvestor
09-11-18, 21:14
thanks for the update

Gazania is better than Lilium in terms of location and accessibility

thomastansb
10-11-18, 08:26
Ya man. Have they seen the map how many HDBs are there? LOL. And they will continue to build more and more.





Whoever lives in these 2 estates and thinks that HDB are not around them are seriously delusional. The things some agent say....

In fact, its a plus point since the potential upgraders from a relatively new estate will support 2nd ownership from them. Whoever catches the next hot potato for these 2 leaseholds will be from the 1-2km surroundings.

bargain hunter
10-11-18, 14:17
heard around 114 units sold during balloting at kent ridge hill residences this morning. no info about woodleigh residences yet.

sginvestor
10-11-18, 17:04
heard around 114 units sold during balloting at kent ridge hill residences this morning. no info about woodleigh residences yet.

Ok, this means sales are quite bad for Kent ridge hill residences. They are making a mockery of the balloting process - there’s really no need to ballot when there are more units than buyers

Brown24
10-11-18, 17:13
Heard only 30 units sold at Woodleigh Residences....

sginvestor
10-11-18, 17:39
Heard only 30 units sold at Woodleigh Residences....

thanks for the update - need Straits Times to confirm the units sold

it's their crown jewel - ya know, lol

Lord Anus
10-11-18, 19:01
thanks for the update - need Straits Times to confirm the units sold

it's their crown jewel - ya know, lol

That fat fark ex-general don't know how to do business one lah LOL

bargain hunter
10-11-18, 22:00
Ok, this means sales are quite bad for Kent ridge hill residences. They are making a mockery of the balloting process - there’s really no need to ballot when there are more units than buyers

frankly, in the current environment, 114 out of 548 is very good already. that's > 20% of total units at a price that is not really cheap. as many buyers may converge to the same small units, that's the purpose of the ballot, not because there are still many other units available.

bargain hunter
10-11-18, 22:02
Heard only 30 units sold at Woodleigh Residences....

https://www.straitstimes.com/singapore/housing/convenient-location-makes-the-woodleigh-residences-a-draw-for-home-buyers

no wonder they dare not say how many sold? lol.

bargain hunter
10-11-18, 22:04
That fat fark ex-general don't know how to do business one lah LOL

Park Colonial sold another 4 units from Monday to Friday this week. I saw from this morning's video https://m.facebook.com/story.php?story_fbid=214738562789389&id=678435349156871
that a lot of people turned up for the ballot. If they only sold 30, then I think you are right. The rest of the buyers are headed to Park Colonial after confirming the price lol.

sginvestor
10-11-18, 22:34
maybe the Woodleigh Residences would cut prices and match Park Colonial's prices...
buyers can get a better deal if they wait

bargain hunter
10-11-18, 22:41
maybe the Woodleigh Residences would cut prices and match Park Colonial's prices...
buyers can get a better deal if they wait

the developer may be able to sell the units over a longer period of time since they are given 7 years to build the commercial components, need to check on this.

SPH and the japanese developer would probably have some pride than to cut price as this project is just a small project vs the size of their companies. they can also wait for park colonial to be fully sold rather than cut price to compete with them. afterall, there's only less than 1/3 to go for Park Colonial and no further new competing supply in the vicinity.

Brown24
11-11-18, 06:24
Right now they only hv Orange Tee and Saville marketing this projects....sure lose out to Park Colonial which hv all the big agency

Brown24
11-11-18, 07:31
https://www.edgeprop.sg/property-news/kent-ridge-hill-residences-110-units-sold-first-day-launch?utm_term=Autofeed&utm_medium=article&utm_source=Facebook#Echobox=1541871876

28 units sold....well done

azeoprop
11-11-18, 07:57
Ha ha .... A total commercial flop. Need to write down and relaunch again.

bargain hunter
11-11-18, 08:15
despite self writing those articles about buyers preferring to pay premium to stay in mixed development, the discount + Park Colonial being too close to them for comfort has proven otherwise.

sginvestor
11-11-18, 08:18
buyers buying Park Colonial thinking that Woodleigh Residences will be priced more expensive may be in for a rude shock if the developers of Woodleigh Residences cut prices

anyway, i don't understand, Woodleigh Residences can't even move 100 units? even Kent Ridge Residences managed 100 units...
it could be a marketing issue
and I wonder why SPH doesn't report the sales numbers of Woodleigh Residences like they do for other launches.
as a our mainstream news media, I would expect transparency and accountability

bargain hunter
11-11-18, 08:42
buyers buying Park Colonial thinking that Woodleigh Residences will be priced more expensive may be in for a rude shock if the developers of Woodleigh Residences cut prices

anyway, i don't understand, Woodleigh Residences can't even move 100 units? even Kent Ridge Residences managed 100 units...
it could be a marketing issue
and I wonder why SPH doesn't report the sales numbers of Woodleigh Residences like they do for other launches.
as a our mainstream news media, I would expect transparency and accountability

they didn't report the numbers obviously because its bad. can't comment on "transparency and accountability". later kenna sued how?

SPH probably didn't want Park Colonial agents to sell Woodleigh Residences and end up swinging the buyers over hence only used 2 agencies. i still think their strategy is "no rush to sell", let park colonial inventory whittle down and they can just use a small discount to entice buyers to them after that. there is no need to go head on and cut prices to compete with them.

thomastansb
11-11-18, 09:10
And I won't even consider that mall as a mall. I could be wrong but I read that the size of the so-called mall is abt 160k sqft. Even punggol plaza, a super tiny neighbourhood "mall" is 380k sqft.

Brown24
11-11-18, 10:33
Worst recent launched project Garden Residences sold more unit on first week launch than this Woodleigh Residences.....
Pricing, marketing all not done properly, of cos u can say they are big developer and no urgency to sell, I don't think they like to see this kind of sales figure on the first weekend...

HP65
11-11-18, 11:40
they didn't report the numbers obviously because its bad. can't comment on "transparency and accountability". later kenna sued how?

SPH probably didn't want Park Colonial agents to sell Woodleigh Residences and end up swinging the buyers over hence only used 2 agencies. i still think their strategy is "no rush to sell", let park colonial inventory whittle down and they can just use a small discount to entice buyers to them after that. there is no need to go head on and cut prices to compete with them.

This is really sad....28u. I noticed usually most projects aim to hit min `20% sold’ magic story figure...whether it’s 20% sold for launched or total units. In this case, those scholar Journalists must be cracking their Cambridge educated brains and burning the midnight oil trying to figure out how to write this article lol

But of coz, the 20% sold mostly pertains to Developers who are financially weaker and the bank sometimes `want’ to see this threshold cleared before disbursing the next tranch of funds for development. In SPH case, it has Big Brother to back so maybe they are not sweating....yet lol

azeoprop
11-11-18, 14:00
Another reason is the smallest unit in woodleigh residences is 570sqft 2 bedder. Pricing out many potential buyers. Usually first weekend of launch those 1 and 1+s are snapped up.

sginvestor
11-11-18, 17:10
Another reason is the smallest unit in woodleigh residences is 570sqft 2 bedder. Pricing out many potential buyers. Usually first weekend of launch those 1 and 1+s are snapped up.

Bigger units are more liveable...
Park Place Residences at Paya Lebar managed to sell 200 units on first launch.. so what’s the difference between Woodleigh Residences and Park Place Residences?

I will think
- no Grade A office space
- current property sentiment is very bad/poor now


In the past, SPH managed to sell out sky@eleven within 30 hrs
https://www.sph.com.sg/media_releases/392
This is not like the past

jwong71
11-11-18, 18:30
Bigger units are more liveable...
Park Place Residences at Paya Lebar managed to sell 200 units on first launch.. so what’s the difference between Woodleigh Residences and Park Place Residences?

I will think
- no Grade A office space
- current property sentiment is very bad/poor now


In the past, SPH managed to sell out sky@eleven within 30 hrs
https://www.sph.com.sg/media_releases/392
This is not like the past

Park place residence have 484sqft to start with, prices from 800k. And also plentiful of 1bedder that sold fast.

Woodleigh Residences have 570sqft to start at 1.xx million.

200k can be made alot of differences.

Last liviable is not in term of sizes, but in term of layout. Balcony bombshelter bay window etc etc

bargain hunter
12-11-18, 05:25
This is really sad....28u. I noticed usually most projects aim to hit min `20% sold’ magic story figure...whether it’s 20% sold for launched or total units. In this case, those scholar Journalists must be cracking their Cambridge educated brains and burning the midnight oil trying to figure out how to write this article lol

But of coz, the 20% sold mostly pertains to Developers who are financially weaker and the bank sometimes `want’ to see this threshold cleared before disbursing the next tranch of funds for development. In SPH case, it has Big Brother to back so maybe they are not sweating....yet lol

there u go. after cracking their heads...
https://www.businesstimes.com.sg/real-estate/100-units-of-the-woodleigh-residences-released-for-sale

bargain hunter
12-11-18, 05:44
they're gonna close the showflat after this weekend and return only in 2019.

https://www.edgeprop.sg/property-news/about-60-50-units-released-woodleigh-residences%E2%80%99-sold-first-weekend-sales

Khng8
12-11-18, 06:35
Impressive 60% sales of 50 units. And then released another 50 units.

bargain hunter
12-11-18, 07:05
Impressive 60% sales of 50 units. And then released another 50 units.

lol. u very suan them leh

Xan
12-11-18, 07:37
I guess quite a lot are holding back due to Parc Esta, where seems to be more reasonably priced.

Arcachon
12-11-18, 07:43
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/45808245_10214491039602683_4366632050854199296_o.jpg?_nc_cat=109&_nc_ht=scontent.fsin3-1.fna&oh=01b45db9924f5543dc4c80b259bc5372&oe=5C3ED85F


You should look at Cushman & Wakefield report by Ms Christine Li.

There are those who like hearsay while others like to see facts and figures.

https://www.facebook.com/PNTeoSeeHwa/photos/a.530018657429584/587905824974200/?type=3&theater

Arcachon
12-11-18, 07:44
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/45737644_10214491044322801_6632073062923632640_o.jpg?_nc_cat=101&_nc_ht=scontent.fsin3-1.fna&oh=fb1799139187747ffa674b6356cf5a83&oe=5C868C62

You should look at Cushman & Wakefield report by Ms Christine Li.

There are those who like hearsay while others like to see facts and figures.

https://www.facebook.com/PNTeoSeeHwa/photos/a.530018657429584/587905824974200/?type=3&theater

2824
12-11-18, 08:34
they're gonna close the showflat after this weekend and return only in 2019.

https://www.edgeprop.sg/property-news/about-60-50-units-released-woodleigh-residences%E2%80%99-sold-first-weekend-sales

They should just close until Park Colonial sells out.

bargain hunter
12-11-18, 08:48
They should just close until Park Colonial sells out.

looks like that's indeed what they intend to do.

bargain hunter
12-11-18, 08:49
I guess quite a lot are holding back due to Parc Esta, where seems to be more reasonably priced.

Parc Esta would indeed have its own set of fans. those who were looking at woodleigh resi would more likely consider park colonial than parc esta.

PropVestor
12-11-18, 09:49
looks like that's indeed what they intend to do.

I was really hoping WR sell above $2,000 psf and they really did to no one surprise. City fringe at this price range is hard to swallow and it does make PC really value for money. This is a problem with new township where condos are sprouting left right centre.

bargain hunter
12-11-18, 14:57
can check with your agents. heard that Park Colonial intends to raise prices by about 2% once the woodleigh residences showflat closes on 19th nov. cat and mouse game lol.

Xan
12-11-18, 15:57
Parc Esta would indeed have its own set of fans. those who were looking at woodleigh resi would more likely consider park colonial than parc esta.

In terms of location and amenities, WR is not superior until it deserve a $300psf-400psf premium over Parc Esta. Especially many buyers r now price sensitive.
that probably explain the poor sale.

PC price seems reasonable only when compare to WR. But In actual fact, is it really cheap/worth it? I’m not too sure. Time will tell.

A lot of pple who bought twin vew came with the same mentality, all Chiong in and buy twin vew thinking that Whistler grand will be priced much higher and they will instantly sit on paper gain. But in actual fact, dio play out.

PropVestor
12-11-18, 16:36
In terms of location and amenities, WR is not superior until it deserve a $300psf-400psf premium over Parc Esta. Especially many buyers r now price sensitive.
that probably explain the poor sale.

PC price seems reasonable only when compare to WR. But In actual fact, is it really cheap/worth it? I’m not too sure. Time will tell.

A lot of pple who bought twin vew came with the same mentality, all Chiong in and buy twin vew thinking that Whistler grand will be priced much higher and they will instantly sit on paper gain. But in actual fact, dio play out.

Indeed time will tell. It is never safe to think you are the first in the district and command the 'lower' price.

Is it about who is the first.....in the prime location of each district? I find both Twin Vew and Whistler Grand fall into the trap of neither?

Xan
12-11-18, 17:01
Indeed time will tell. It is never safe to think you are the first in the district and command the 'lower' price.

Is it about who is the first.....in the prime location of each district? I find both Twin Vew and Whistler Grand fall into the trap of neither?

And also, It may still be too early to conclude PC buyers are the clear cut winners.
It could be winter for both especially when WR only managed to move 28 units.
I’m sure existing PC owners are also worried to see their neighbour counterpart (WR) with sales moving so slowly or not moving at all as this will have implication on their future profit/margin gain.

azeoprop
12-11-18, 17:38
8@woodleigh owners laughing to the bank daily. ��

HP65
12-11-18, 17:58
there u go. after cracking their heads...
https://www.businesstimes.com.sg/real-estate/100-units-of-the-woodleigh-residences-released-for-sale

Thanks BG, haha....actually all these new bird scholar journo where got crack brain....its the SPH Property Division that had to crack brain what `launched magic number to release to the public' so that they dun look Sia Sua. So that number is 50u, hahaha. And they even add more juice for the journalist to write by saying showflat will close.....more like try to save electricity and also dun waste the agent's time. hahaha

2824
12-11-18, 18:28
can check with your agents. heard that Park Colonial intends to raise prices by about 2% once the woodleigh residences showflat closes on 19th nov. cat and mouse game lol.
PC has to raise prices, cos they are running out of units to sell:rolleyes:
Especially the 1 bedder.

sginvestor
12-11-18, 20:22
And also, It may still be too early to conclude PC buyers are the clear cut winners.
It could be winter for both especially when WR only managed to move 28 units.
I’m sure existing PC owners are also worried to see their neighbour counterpart (WR) with sales moving so slowly or not moving at all as this will have implication on their future profit/margin gain.

Exactly! Park colonial owners may not have the paper gains they were expecting!

Might as well buy a freehold at this price point - Gazania (former sun rosier)
Gazania’s location is far superior than Jui Residences ( former factory facing the road)

bargain hunter
12-11-18, 21:09
Exactly! Park colonial owners may not have the paper gains they were expecting!

Might as well buy a freehold at this price point - Gazania (former sun rosier)
Gazania’s location is far superior than Jui Residences ( former factory facing the road)

r u sure they will sell gazania at park colonial's prices?

bargain hunter
12-11-18, 21:15
And also, It may still be too early to conclude PC buyers are the clear cut winners.
It could be winter for both especially when WR only managed to move 28 units.
I’m sure existing PC owners are also worried to see their neighbour counterpart (WR) with sales moving so slowly or not moving at all as this will have implication on their future profit/margin gain.

let's look out for the caveats this friday to see how many buyers swung over to Park Colonial after deciding not to buy WR. as of caveats lodged till 2 Nov, 532 out of 805 units sold. 66% sold.

PropVestor
13-11-18, 15:40
Seriously which is the most promising development in the entire Boon Keng to Woodleigh area? For some reason, I just could not point out where are the prime areas. My sister lived there for close to 10 years and recently moved out.

Anyone knows?

Please don't tell me all the 3 developments on top of these 3 MRT stops.

Xan
13-11-18, 16:33
Seriously which is the most promising development in the entire Boon Keng to Woodleigh area? For some reason, I just could not point out where are the prime areas. My sister lived there for close to 10 years and recently moved out.

Anyone knows?

Please don't tell me all the 3 developments on top of these 3 MRT stops.


Seriously I dunno.
I have a colleague who choose boon Keng because it is one of the cheaper option to stay in city fringe. Talk about is the area exciting, he can’t answer me.
Recently he was thinking of moving out.

thomastansb
13-11-18, 19:20
Nothing exciting about both areas. But I will pick Boon Keng for its hawker food. lol.




Seriously which is the most promising development in the entire Boon Keng to Woodleigh area? For some reason, I just could not point out where are the prime areas. My sister lived there for close to 10 years and recently moved out.

Anyone knows?

Please don't tell me all the 3 developments on top of these 3 MRT stops.

PropVestor
14-11-18, 11:49
Once the density builds up in Bidadari estate, there will be more action.

bargain hunter
16-11-18, 14:19
woodleigh resi sold 27 units last week and helped park colonial sell 14.

bargain hunter
16-11-18, 14:25
woodleigh resi ASP 2036psf. low 1926psf high 2318psf

bargain hunter
16-11-18, 14:47
only 1 4-bedroom sold at Woodleigh Resi:

THE WOODLEIGH RESIDENCES BIDADARI PARK DRIVE Apartment 13 RCR 99 years leasehold New Sale 1 $2,670,000 - 1,281sq ft Strata 01 to 05 2,084psf Nov-18

helped buyers decide to buy these at Park Colonial:

2 bigger 4-bedders:

PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,439,000 - 1,410sq ft Strata 11 to 15 1,730psf Nov-18

PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,445,000 - 1,410sq ft Strata 11 to 15 1,734psf Nov-18

2 5-bedders:

PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,997,000 - 1,711sq ft Strata 06 to 10 1,751psf Nov-18

PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,980,000 - 1,711sq ft Strata 11 to 15 1,741psf Nov-18

in the same week.

Arcachon
16-11-18, 15:18
PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,980,000 - 1,711sq ft Strata 11 to 15 1,741psf Nov-18

https://www.99.co/singapore/sale/property/sunbird-road-landed-TwQqHGYw5qftBVHtpQYhtk

Add another 20k, I confirm for you a Freehold Landed property 2378 sqft Land area.

Arcachon
16-11-18, 16:01
They have mandated a price increase w.e.f. on 19th Nov, Monday. We will circulate the new price list on Monday.

bargain hunter
16-11-18, 16:56
They have mandated a price increase w.e.f. on 19th Nov, Monday. We will circulate the new price list on Monday.

to coincide with woodleigh residences showflat closure.

bargain hunter
16-11-18, 16:56
PARK COLONIAL WOODLEIGH LANE Condominium 13 RCR 99 yrs lease commencing from 2017 New Sale 1 $2,980,000 - 1,711sq ft Strata 11 to 15 1,741psf Nov-18

https://www.99.co/singapore/sale/property/sunbird-road-landed-TwQqHGYw5qftBVHtpQYhtk

Add another 20k, I confirm for you a Freehold Landed property 2378 sqft Land area.

different location ma...

sginvestor
16-11-18, 17:27
They have mandated a price increase w.e.f. on 19th Nov, Monday. We will circulate the new price list on Monday.

What’s the price increase percentage and for which units? 3 bedders?

sginvestor
16-11-18, 18:16
if you notice, the returned units % is very high for Park Colonial..

for every 2 units sold, 1 unit is returned...

they can continue touting the numbers sold, and keep trying to jack up prices..

i'm surprised it's not fully sold out by now, if the development is such a "good" find

bargain hunter
16-11-18, 19:28
What’s the price increase percentage and for which units? 3 bedders?

expected increase is 2%

bargain hunter
16-11-18, 19:32
if you notice, the returned units % is very high for Park Colonial..

for every 2 units sold, 1 unit is returned...

they can continue touting the numbers sold, and keep trying to jack up prices..

i'm surprised it's not fully sold out by now, if the development is such a "good" find

is there? where did u get the data about 1 unit returned for every 2 sold.

this project has been on the market for only 4+ months. to be hitting almost 68% sold AFTER the cooling measures is already a record pace. i'm not vested in this project, just posting because i see this as one of the relative value buys vs some other projects.

sginvestor
16-11-18, 19:45
is there? where did u get the data about 1 unit returned for every 2 sold.

this project has been on the market for only 4+ months. to be hitting almost 68% sold AFTER the cooling measures is already a record pace. i'm not vested in this project, just posting because i see this as one of the relative value buys vs some other projects.

The data is for all to see in squarefoot - returned units, esp for months post July eg August, Sep, Oct.

bargain hunter
16-11-18, 20:06
The data is for all to see in squarefoot - returned units, esp for months post July eg August, Sep, Oct.

that seems to be because of some option "rollover" scheme. gotta ask agents for the details.

but if the number of caveats is increasing then there is a net increase ie "returned units" caveats are removed with new caveats lodged so what's the issue?

sginvestor
16-11-18, 20:37
that seems to be because of some option "rollover" scheme. gotta ask agents for the details.

but if the number of caveats is increasing then there is a net increase ie "returned units" caveats are removed with new caveats lodged so what's the issue?

Have to be careful of double counting...

Xan
17-11-18, 07:11
that seems to be because of some option "rollover" scheme. gotta ask agents for the details.

but if the number of caveats is increasing then there is a net increase ie "returned units" caveats are removed with new caveats lodged so what's the issue?

CEL recently allows reissue of otp up to 8 times. There will be many more of these roll over cases

bargain hunter
17-11-18, 17:29
Have to be careful of double counting...

noted. but as mentioned, they do delete the previous caveats so no unit will have 2 caveats lodged unless it was resold (not by the developer).

bargain hunter
17-11-18, 17:31
on a seperate note, heard that sales at Parc Esta is very hot today. anyone knows how many sold?

sginvestor
17-11-18, 19:23
on a seperate note, heard that sales at Parc Esta is very hot today. anyone knows how many sold?

Yeah would be interested to know

bargain hunter
17-11-18, 20:22
Yeah would be interested to know

read that more than 300. bro Arcachon also confirmed at the parc esta thread to be more than 300.

Xan
18-11-18, 05:12
I guess quite a lot are holding back due to Parc Esta, where seems to be more reasonably priced.

As expected. Crowd mostly drawn to Parc Esta.
If not for CM, it won’t be just 330 units sold only.

thomastansb
18-11-18, 07:33
I think the most important question you have to ask yourself is - If you put yourself in the shoe of the next buyer, will you buy?

Take for example, WR, 646 sqft transacted > 2.3k psf. A tiny 2 bedders for 1.5M. The next buyer will probably have to buy at 1.7M for you to make some decent profit. That is > 2.6k psf. Ask yourself, will you pay 1.7M and 2600psf for a super tiny suburban 2 bedders? For me, 1.7M can get a decent sized unit at river valley/great world area. Some are FH somemore.

And don't forget your surrounding rental. This kind of tiny 2 bedders, market rate is 2 to 2.3k only. Bear in mind this is a suburban location, almost at the edge of RCR already. Bartley residences which is just round the corner is OCR.

So you have a tiny 2 bedders, renting out for 2.2k, paying 4 to 4.5k of mortgage installment to the bank which adds up to 5k including taxes and maintenance fees. All these while waiting for someone to pay 2600psf for your suburban tiny 2 bedders. I can't imagine this happening to me. lol.



Exactly! Park colonial owners may not have the paper gains they were expecting!

Might as well buy a freehold at this price point - Gazania (former sun rosier)
Gazania’s location is far superior than Jui Residences ( former factory facing the road)

Kelonguni
18-11-18, 08:37
To be honest, not so long ago, nobody can imagine paying 1 million for a condo as well, or even more than 1kpsf. It used to be say 400 psf for a 1000 sf property.

The way forward is hard to imagine, but I feel that current buyers are more looking to stay in the property bought than to rent out.




I think the most important question you have to ask yourself is - If you put yourself in the shoe of the next buyer, will you buy?

Take for example, WR, 646 sqft transacted > 2.3k psf. A tiny 2 bedders for 1.5M. The next buyer will probably have to buy at 1.7M for you to make some decent profit. That is > 2.6k psf. Ask yourself, will you pay 1.7M and 2600psf for a super tiny suburban 2 bedders? For me, 1.7M can get a decent sized unit at river valley/great world area. Some are FH somemore.

And don't forget your surrounding rental. This kind of tiny 2 bedders, market rate is 2 to 2.3k only. Bear in mind this is a suburban location, almost at the edge of RCR already. Bartley residences which is just round the corner is OCR.

So you have a tiny 2 bedders, renting out for 2.2k, paying 4 to 4.5k of mortgage installment to the bank which adds up to 5k including taxes and maintenance fees. All these while waiting for someone to pay 2600psf for your suburban tiny 2 bedders. I can't imagine this happening to me. lol.

Xan
18-11-18, 09:08
I think the most important question you have to ask yourself is - If you put yourself in the shoe of the next buyer, will you buy?

Take for example, WR, 646 sqft transacted > 2.3k psf. A tiny 2 bedders for 1.5M. The next buyer will probably have to buy at 1.7M for you to make some decent profit. That is > 2.6k psf. Ask yourself, will you pay 1.7M and 2600psf for a super tiny suburban 2 bedders? For me, 1.7M can get a decent sized unit at river valley/great world area. Some are FH somemore.

And don't forget your surrounding rental. This kind of tiny 2 bedders, market rate is 2 to 2.3k only. Bear in mind this is a suburban location, almost at the edge of RCR already. Bartley residences which is just round the corner is OCR.

So you have a tiny 2 bedders, renting out for 2.2k, paying 4 to 4.5k of mortgage installment to the bank which adds up to 5k including taxes and maintenance fees. All these while waiting for someone to pay 2600psf for your suburban tiny 2 bedders. I can't imagine this happening to me. lol.


It depends. May not be so straightforward for every cases in current market.
Take for example, buyers paying park place at $2kpsf stupid? Where they can easily go for nearby Geylang freehold condo at $500 psf cheaper? Or cheaper older nearby units at waterina? Would future buyers be willing to pay PP more than $2kpsf in near future? No one knows. To some pple, buying PP is like buying the township instead of just a condo.

WR is just an outlier case bound to fail at this launch price because buyers are not ready to digest $2.xkpsf at that location “yet”.
Garden residence and affinity suffers the same fate a few months back. Their number of units sold on launch day was also a mockery.
But if u noticed, units starts to move slowly. (WR may indirectly helps those not moving to move). In fact, I observed affinity starts to move quite healthily over the past few months.
Guess WR will just need to take more time than the others to move and need another pricier future launch to help it moves.

For Parc Esta, it is a more straightforward case. But do bear in mind that it is still a pretty large development with 1399units, which may face quite a bit of competition to sell/rent.

My first 4 bedder condo was priced at 700k. Never did I expect it is now priced close to 2mil 10 years later.

sginvestor
18-11-18, 09:20
It depends. May not be so straightforward for every cases in current market.
Take for example, buyers paying park place at $2kpsf stupid? Where they can easily go for nearby Geylang freehold condo at $500 psf cheaper? Or cheaper older nearby units at waterina? Would future buyers be willing to pay PP more than $2kpsf in near future? No one knows. To some pple, buying PP is like buying the township instead of just a condo.

WR is just an outlier case bound to fail at this launch price because buyers are not ready to digest $2.xkpsf at that location “yet”.
Garden residence and affinity suffers the same fate a few months back. Their number of units sold on launch day was also a mockery.
But if u noticed, units starts to move slowly. (WR may indirectly helps those not moving to move). In fact, I observed affinity starts to move quite healthily over the past few months.
Guess WR will just need to take more time than the others to move and need another pricier future launch to help it moves.

For Parc Esta, it is a more straightforward case. But do bear in mind that it is still a pretty large development with 1399units, which may face quite a bit of competition to sell/rent.

My first 4 bedder condo was priced at 700k. Never did I expect it is now priced at 2mil 10 years later.

yeah, i notice sales at affinity have been quite healthy recently...
frankly, the location for affinity is not bad, just that it's not near the MRT
also note that this comes because Oxley has moderated the prices of affinity - around 1,500 psf instead of 1,584 psf at launch (if i recall correctly). a 5% discount is enough to make buyers bite

thomastansb
18-11-18, 12:43
Fair enough. But the scary part is rental is 50% of installment. If interest rates continue to go up, it will be 40%. Can't imagine that. That is why my personal opinion is don't go for it. Like what you said, your first 4 bedders was 700k. Will you pay double the psf for a similar but newer unit beside yours? I won't.



It depends. May not be so straightforward for every cases in current market.
Take for example, buyers paying park place at $2kpsf stupid? Where they can easily go for nearby Geylang freehold condo at $500 psf cheaper? Or cheaper older nearby units at waterina? Would future buyers be willing to pay PP more than $2kpsf in near future? No one knows. To some pple, buying PP is like buying the township instead of just a condo.

WR is just an outlier case bound to fail at this launch price because buyers are not ready to digest $2.xkpsf at that location “yet”.
Garden residence and affinity suffers the same fate a few months back. Their number of units sold on launch day was also a mockery.
But if u noticed, units starts to move slowly. (WR may indirectly helps those not moving to move). In fact, I observed affinity starts to move quite healthily over the past few months.
Guess WR will just need to take more time than the others to move and need another pricier future launch to help it moves.

For Parc Esta, it is a more straightforward case. But do bear in mind that it is still a pretty large development with 1399units, which may face quite a bit of competition to sell/rent.

My first 4 bedder condo was priced at 700k. Never did I expect it is now priced close to 2mil 10 years later.

bargain hunter
18-11-18, 20:47
yeah, i notice sales at affinity have been quite healthy recently...
frankly, the location for affinity is not bad, just that it's not near the MRT
also note that this comes because Oxley has moderated the prices of affinity - around 1,500 psf instead of 1,584 psf at launch (if i recall correctly). a 5% discount is enough to make buyers bite

yes affinity has given sufficient discount at this point and moved faster. gardens tried to discount but somehow not getting the same effect.

Arcachon
19-11-18, 07:59
Fair enough. But the scary part is rental is 50% of installment. If interest rates continue to go up, it will be 40%. Can't imagine that. That is why my personal opinion is don't go for it. Like what you said, your first 4 bedders was 700k. Will you pay double the psf for a similar but newer unit beside yours? I won't.

Which project is that? rental is 50% of installment

PropVestor
19-11-18, 11:13
I think the most important question you have to ask yourself is - If you put yourself in the shoe of the next buyer, will you buy?

Take for example, WR, 646 sqft transacted > 2.3k psf. A tiny 2 bedders for 1.5M. The next buyer will probably have to buy at 1.7M for you to make some decent profit. That is > 2.6k psf. Ask yourself, will you pay 1.7M and 2600psf for a super tiny suburban 2 bedders? For me, 1.7M can get a decent sized unit at river valley/great world area. Some are FH somemore.

And don't forget your surrounding rental. This kind of tiny 2 bedders, market rate is 2 to 2.3k only. Bear in mind this is a suburban location, almost at the edge of RCR already. Bartley residences which is just round the corner is OCR.

So you have a tiny 2 bedders, renting out for 2.2k, paying 4 to 4.5k of mortgage installment to the bank which adds up to 5k including taxes and maintenance fees. All these while waiting for someone to pay 2600psf for your suburban tiny 2 bedders. I can't imagine this happening to me. lol.

Rentability is very important if it's for pure investment. Nearby condos will 'fight to the death' to low ball new developments which are commanding high prices today. These new ones will likely lose out if they are breaking new price ceilings. We need to know what is around and what are you offering uniquely.

Comes back to my argument of where exactly is the prime spot around this area which no one can actually out do you. If you hold the prime spot, no arguments about it. If there is no clear answer, please stay away as an investor if you cannot take the stress of low rents or negative cash flow in some or most years even.

2 cents,
PropVestor

Arcachon
19-11-18, 12:50
Rentability is very important if it's for pure investment. Nearby condos will 'fight to the death' to low ball new developments which are commanding high prices today. These new ones will likely lose out if they are breaking new price ceilings. We need to know what is around and what are you offering uniquely.

Comes back to my argument of where exactly is the prime spot around this area which no one can actually out do you. If you hold the prime spot, no arguments about it. If there is no clear answer, please stay away as an investor if you cannot take the stress of low rents or negative cash flow in some or most years even.

2 cents,
PropVestor

What if I tell you property price will Double in 10 years, will you die die must have rental yield.

lawrencesee
19-11-18, 13:33
You said well ' true investment & the fight to the death' Still, I hope our parc esta (https://www.parcesta-condo.sg/) will stand alone in the crows this time. Let's see what happen next.

PropVestor
19-11-18, 13:56
You said well ' true investment & the fight to the death' Still, I hope our parc esta (https://www.parcesta-condo.sg/) will stand alone in the crows this time. Let's see what happen next.

Congrats on your new purchase Lawrence. I am close by, one stop away. MCL has put in a rather interesting proposition in pricing for one-bedder (<500 sq ft) against PPR. We are watching closely.

PropVestor
19-11-18, 14:15
What if I tell you property price will Double in 10 years, will you die die must have rental yield.

I throw back the question: What will you as a buyer/investor purchase a unit like this which is previously bought new but vacant for 10 years and expect to pay 'supposedly 2X' the price from the seller who bought new?

Xan
19-11-18, 14:18
Price in PC increased by 1 plus % today, around 18k to 20k increase per unit on average.
My sibling bought an 3 bedder unit yesterday. Happy buyer. Lol

bargain hunter
19-11-18, 14:58
Price in PC increased by 1 plus % today, around 18k to 20k increase per unit on average.
My sibling bought an 3 bedder unit yesterday. Happy buyer. Lol

congrats! hmm 1+% still acceptable. future buyers have to thank woodleigh residences for this increase! :hopelessness:

Arcachon
19-11-18, 17:21
I throw back the question: What will you as a buyer/investor purchase a unit like this which is previously bought new but vacant for 10 years and expect to pay 'supposedly 2X' the price from the seller who bought new?

I pay 535k in 2006, someone pay 3x later.

thomastansb
20-11-18, 22:05
Woodleigh residences lor. 1.5M for 2 bedder. About 4 to 4.5k pay bank. Haven't add maintenance and taxes. Surrounding rental for 2 bedder only lower end of 2k+




Which project is that? rental is 50% of installment

thomastansb
20-11-18, 22:07
Unfortunately, no one can tell me prices will double. Whereas rental is more or less there.



What if I tell you property price will Double in 10 years, will you die die must have rental yield.

thomastansb
20-11-18, 22:10
That cycle is long gone. Ship has sail already.

In fact, many have bought in 2012/2013 and are still selling at the same price. 5-6 years but no appreciation. Whereas for you, you buy in 2006 and 5-6 years later, you hit the peak in 2012/2013. Same amount of time but very different in price.



I pay 535k in 2006, someone pay 3x later.

Arcachon
20-11-18, 22:23
Unfortunately, no one can tell me prices will double. Whereas rental is more or less there.

True, rental at that time 2006 also people say the same thing "rental is more or less there". Got this funny feeling it will double.

Arcachon
20-11-18, 22:25
That cycle is long gone. Ship has sail already.

In fact, many have bought in 2012/2013 and are still selling at the same price. 5-6 years but no appreciation. Whereas for you, you buy in 2006 and 5-6 years later, you hit the peak in 2012/2013. Same amount of time but very different in price.

When I sold my 4 room HDB in 1995 and collected my 180k from HDB after staying 7 years people also tell me "Ship has sail already" then 2010 collect another 1 million. Got this funny feeling it will come again.

One should be on the ship and not looking at the ship sail by.

jwong71
20-11-18, 22:28
Woodleigh residences lor. 1.5M for 2 bedder. About 4 to 4.5k pay bank. Haven't add maintenance and taxes. Surrounding rental for 2 bedder only lower end of 2k+

I have noticed that usually new project TOP, rental commands higher than the surrounding. It’s trend, newer projects attract people and willing to pay

limfc
21-11-18, 08:13
i wonder if there's anymore sales after price increase?

thomastansb
21-11-18, 21:31
The 2012/2013 ship still stuck. Cannot move.




When I sold my 4 room HDB in 1995 and collected my 180k from HDB after staying 7 years people also tell me "Ship has sail already" then 2010 collect another 1 million. Got this funny feeling it will come again.

One should be on the ship and not looking at the ship sail by.

thomastansb
21-11-18, 21:32
Not really....


I have noticed that usually new project TOP, rental commands higher than the surrounding. It’s trend, newer projects attract people and willing to pay

Xan
21-11-18, 22:54
That cycle is long gone. Ship has sail already.

In fact, many have bought in 2012/2013 and are still selling at the same price. 5-6 years but no appreciation. Whereas for you, you buy in 2006 and 5-6 years later, you hit the peak in 2012/2013. Same amount of time but very different in price.

Not true, I bought two properties in 2012.
Both sold at $200 to $250k profit each.
Though Not a lot of profit margin compared to the past (2006) but definitely not like what u said totally no profit.

Arcachon
22-11-18, 07:23
Not true, I bought two properties in 2012.
Both sold at $200 to $250k profit each.
Though Not a lot of profit margin compared to the past (2006) but definitely not like what u said totally no profit.

Some profit others stuck otherwise life very boring.

limfc
22-11-18, 13:13
HDB terrace near Whampoa sold for record price of nearly S$1.2 million
https://www.channelnewsasia.com/news/singapore/hdb-terrace-bahagia-whampoa-sold-for-record-price-million-10953454

thomastansb
22-11-18, 19:37
I see the index. Not individual case.


Not true, I bought two properties in 2012.
Both sold at $200 to $250k profit each.
Though Not a lot of profit margin compared to the past (2006) but definitely not like what u said totally no profit.

Kelonguni
22-11-18, 20:33
I see the index. Not individual case.

Index sensing is rather dangerous.

Any particular dominant group selling at very low prices can mask the profits of the main groups that most people are keen to buy.

Especially problematic if very few transactions.

Xan
22-11-18, 21:53
I see the index. Not individual case.

There’s once a bear who use index, data and figures and 猫山王 durian analogy to try to convince all that a 70% discount from developer will likely to happen after July cooling measures. Hmm, I’m still waiting....wait until neck Long Long.

Arcachon
22-11-18, 22:02
There’s once a bear who use index, data and figures and 猫山王 durian analogy to try to convince all that a 70% discount from developer will likely to happen after July cooling measures. Hmm, I’m still waiting....wait until neck Long Long.

Wow, 70% how the Bear Bear calculate. Land cost already 50% of the development maybe the building use paper to construct, them use paper human to sell.

thomastansb
23-11-18, 20:56
Anyway, my point is to be careful of bad deals. 2 bedders, 646sqft, for 1.5M. Rental say 2.2k. That give you 1.7%. Probably the lowest yield I have ever seen. And you might be very optimistic about rental there (new condo blah blah blah) but based on my experience, new TOP condo rental is lower than average surrounding rental. And 2.2k units are quite big. With that being said, I am not even sure if can fetch 2k.

Arcachon
24-11-18, 10:55
Anyway, my point is to be careful of bad deals. 2 bedders, 646sqft, for 1.5M. Rental say 2.2k. That give you 1.7%. Probably the lowest yield I have ever seen. And you might be very optimistic about rental there (new condo blah blah blah) but based on my experience, new TOP condo rental is lower than average surrounding rental. And 2.2k units are quite big. With that being said, I am not even sure if can fetch 2k.

Wow, if I use this logic I think I will miss the Million.

thomastansb
25-11-18, 13:50
You are good but not all. The same can be said for others - If I use this logic, I will not lose the million. Time will tell but yield wise, doesn't look good already.



Wow, if I use this logic I think I will miss the Million.

sginvestor
30-11-18, 21:37
You are good but not all. The same can be said for others - If I use this logic, I will not lose the million. Time will tell but yield wise, doesn't look good already.

Just saw the number of caveats lodged for Park colonial the past week - only 2 units were sold since 18 Nov, maybe demand has been exhausted..

bargain hunter
07-12-18, 14:31
net increase was +4 in the latest week.

HP65
07-12-18, 15:05
You are good but not all. The same can be said for others - If I use this logic, I will not lose the million. Time will tell but yield wise, doesn't look good already.

For someone to be able to lose millions in ppty, he/she must be a seasoned ppty investor and not an ordinary 1/2 units investor. For my ppty portfolio, worst case paper loss was only $0.5m post SARS. Are you suggesting those who bought PC 2-bedder at $1.5m will see their value drop to $0.5m? :D

If it drops to $0.5m, I'll pay whatever ABSD the govt is charging now and get whatever is available.....

Arcachon
07-12-18, 17:10
psf ppr + 350 psf + ((psf ppr + 350)x30%)

https://www.straitstimes.com/sites/default/files/articles/2017/07/12/st_20170712_rbura_3268313.jpg

1110.09 + 350 + 438 = 1898 psf

Arcachon
07-12-18, 17:13
https://scontent-sin2-2.xx.fbcdn.net/v/t1.0-9/47688147_10214668863768176_5939109583254454272_o.jpg?_nc_cat=103&_nc_ht=scontent-sin2-2.xx&oh=de7c5868c040b176ca748367e1c9cd08&oe=5C6C5ABF

Arcachon
07-12-18, 17:15
For someone to be able to lose millions in ppty, he/she must be a seasoned ppty investor and not an ordinary 1/2 units investor. For my ppty portfolio, worst case paper loss was only $0.5m post SARS. Are you suggesting those who bought PC 2-bedder at $1.5m will see their value drop to $0.5m? :D

If it drops to $0.5m, I'll pay whatever ABSD the govt is charging now and get whatever is available.....

There will alway got people who think price will crash without knowing the numbers.

Arcachon
07-12-18, 18:10
✅ 1BR from $1868psf
✅ 1+Study from $1842psf
✅ 2BR from $1757psf
✅ 2BR Study from $1978psf
✅ 2BR DK from $1872psf
✅ 3BR from $1650psf
✅ 4BR from $1653psf
✅ 5BR from $1631psf
✅ Penthouses from $1383psf

Clement617
29-01-19, 18:19
Convenience of Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)
1) Doorstep to Woodleigh MRT Station
2) North-east line connecting to 5 MRT Interchanges
3) Direct sheltered access to shopping mall & transportation hub
4) Within 1km of both reputable local & international schools
5) City fringe location, mere 10-minute drive to Orchard Road
6) Easy connected & accessible by both public & private transportation

About Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)
1) Nestled in exclusive & private residential estate of heritage rich Woodleigh
2) Located in upcoming new Bidadari township
3) Renowned developer - CEL Development, Heeton Holdings & KSH Holdings

Latest pricing for Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)
1BR from $865,000
2BR from $1.116'M
3BR from $1.547'M
4BR from $2.098'M
5BR from $2.78'M

For more information refer to Park Colonial ( http://www.sgpropertyshelf.com/properties/park-colonial/)

http://www.sgpropertyshelf.com/wp-content/uploads/2018/03/Park-Colonial-Pool-Length.jpg

sginvestor
10-02-19, 17:41
heard some angpow discounts would be offered during the CNY period!

didn't they just raise their prices? lol...

Arcachon
10-02-19, 18:29
heard some angpow discounts would be offered during the CNY period!

didn't they just raise their prices? lol...

Hi Team, we will be extending an ‘Ang Pow’ promo to all units purchased from 5th Feb to 19th Feb. The ‘Ang Pow’ amount will be net of the current list price.

Please spread the word to agents and prospects and lets start the new year on a good note!

‘Ang Pow’ Promo :
1 Bedroom Types - $2,888
2 Bedroom Types - $3,888
3 Bedroom Types - $4,888
4 Bedroom Types - $6,888
5 Bedroom Types - $8,888

Promotion is subjected to change at the developer’s discretion.

Arcachon
21-04-19, 14:13
https://www.facebook.com/Teo.See.Hwa/posts/10215615689118218

Guess where is this show flat, do come take a look before all sold out.

🉑Roll down to Mrt station!
🅾From $16xxpsf‼

✅ 1BR 463sqft $865k
✅ 1+S 506sqft $932k
✅ 2C 635sqft $1.116m
✅ 2D 678sqft $1.25m
✅ 2+S 667sqft $1.323m
✅ 2DK 743sqft $1.391m
✅ 3C 936sqft $1.547m
✅ 3D 1023sqft $1.7m
✅ 4D 1367sqft $2.259m
✅ 5L 1701sqft $2.78m

For your easy references. (Information correct as on 19th Apr)

ParkColonialOwner
04-07-21, 08:01
TELEGRAM CHAT for OWNERS ONLY

There is a telegram chat group for owners only.
To join, please fill up the following form...

https://forms.gle/GaDxq6kzS4oSEeQ16 (https://forms.gle/GaDxq6kzS4oSEeQ16?fbclid=IwAR2vtbHfi-MseG2hvCzGMxeGnrDV3tmXBZheJ4J11By-cI0q9E-OPVTWjHY)

PARK COLONIAL - T.O.P. 2H2021!