View Full Version : The Garden Residences @ Serangoon North Ave 1
Facebook group - The Garden Residences @ Serangoon North Ave1 D19 - https://www.facebook.com/groups/160135391335474/
Mirco site - http://r057844h-87821025.push.sg/
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/31454059_10213169676689436_153616639282118656_n.jpg?_nc_cat=0&oh=04f03f6b1b03cd8fd02a979fbe54be72&oe=5B951896
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/31697347_10213169677209449_3477511457657061376_n.jpg?_nc_cat=0&oh=5bdd44f8c3d3c5c15af83b228132b03d&oe=5B9CA18B
Rsvp attendance
https://bit.ly/2I017Ol
Got to make it big. Otherwise how to sell above $1700psf.
Got to make it big. Otherwise how to sell above $1700psf.
Only small than can sell at 1700 psf.
In fact URA already give one ball to developer to build small unit since 2012.
https://www.ura.gov.sg/-/media/User%20Defined/URA%20Online/circulars/2012/sep/dc12-13.pdf?la=en
Maximum number of DUs per development ≤ ( MP Allowable GPR x Site Area ) / 70 sqm
1 The number of completed shoebox units by end-2015 was estimated based on the number of shoebox units (i.e. units 50 sqm or smaller) in the pipeline that have been sold as at 2Q2012.
2 Not applicable to HDB flats.
3 Including Executive Condominium.
4 Excludes bonus GFA
Property developers have been bidding sky-high prices for land, especially with the recent collective sale frenzy, and I fully concur with the view of Madam Kwok So Ha (Singapore must not give in to profit-driven developers; April 28).
In order to make good profits while keeping overall apartment prices affordable, sizes of flats have suffered, shrinking drastically from just 10 years ago.
Three-bedroom apartments have shrank from an average of 1,200 sq ft to just 900 sq ft now, while two-bedroom apartments have declined from 800 sq ft to 600 sq ft or less.
One may argue that it is a "willing buyer, willing seller" market, so one can walk away from unappealing apartments on offer.
But in reality, the Singapore property market is an oligopoly with just a few big players offering similar products, so there are no real choices when it comes to purchasing new properties.
The way of Hong Kong, with its pigeonhole houses, is definitely not where we want to go.
I strongly urge the Urban Redevelopment Authority to look into addressing this undesirable situation urgently.
Hong Chee Meng
https://www.straitstimes.com/forum/letters-in-print/urgent-action-needed-to-counter-shrinking-apartment-sizes?utm_campaign=Echobox&utm_medium=Social&utm_source=Facebook&xtor=CS1-10#link_time=1525308045
Only small than can sell at 1700 psf.
In fact URA already give one ball to developer to build small unit since 2012.
https://www.ura.gov.sg/-/media/User%20Defined/URA%20Online/circulars/2012/sep/dc12-13.pdf?la=en
Maximum number of DUs per development ≤ ( MP Allowable GPR x Site Area ) / 70 sqm
1 The number of completed shoebox units by end-2015 was estimated based on the number of shoebox units (i.e. units 50 sqm or smaller) in the pipeline that have been sold as at 2Q2012.
2 Not applicable to HDB flats.
3 Including Executive Condominium.
4 Excludes bonus GFA
I mean big in term of advertising. It will be hard sell. $1700psf even if build 600sqft for two bedroom will be selling at $1.02m. Unless they give away car for every unit purchased otherwise it will be tough to sell. Actually car without COE is quite cheap to give away.
I mean big in term of advertising. It will be hard sell. $1700psf even if build 600sqft for two bedroom will be selling at $1.02m. Unless they give away car for every unit purchased otherwise it will be tough to sell. Actually car without COE is quite cheap to give away.
I will forward your request to the developer to consider.
I mean big in term of advertising. It will be hard sell. $1700psf even if build 600sqft for two bedroom will be selling at $1.02m. Unless they give away car for every unit purchased otherwise it will be tough to sell. Actually car without COE is quite cheap to give away.
Give away ex uber cars ha ha.
Give away ex uber cars ha ha.
That can be consider.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/31939683_10213220686364646_1915794918572294144_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeHWM9eGhJn7djuJXw5zyIzLKe0dOPjXsmSW3IibnTp7xca7NzN0faaS3ggSQuIjuUS2aeX5i_1IsLcQpJxwRVc2x6ft9mE__ljoWmi5Y0QXmA&oh=e0526e05de452b7eb86793640879cb4d&oe=5B58F1CA
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32104633_10213220682244543_8118734885302042624_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeGPlfODgW77VuB2YthKUHYhTPPIoNHJY99zLPXzIHj8XjXZl5dhV69nGA8rYEKU3GdNYBP3ezzm5D9aSkZMVWV2ny__kpx4fohHhwMY_NgMvQ&oh=5a33a9987136c92f1c557a1847641ec0&oe=5B91CC75
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32076319_10213220678964461_9024892355336994816_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeHQ048MzL20fpXN3R9bga9i3hPlwRNwoLBt1xN6iE7cz8UuVlnNKJNPQ9lg0sa5fpY3kZgg5omk_Dn0j_0WHQj0FaxAkSkE8-s1NEMvdkNe_w&oh=7558821d943f12364305a9ace70d60b6&oe=5B91D819
We are pleased to announce that developers, Keppel Land and Wing Tai Holdings are holding their Architect Briefing for The Garden Residences! Receive first-hand information on this exciting project located at Serangoon North Ave 1, including artist's impressions & preview dates.
Will update once I got the detail.
https://www.srx.com.sg/listings/79907632/for-sale-the-garden-residences-previewing-soon-register-your-interest-now
https://www.srx.com.sg/condo/the-garden-residences-82592
https://www.srx.com.sg/srx/rwd/drone-asset/drone.jsp?agentId=241842&cspdvId=7762&droneViewId=4242&projectName=The
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32078878_10213231380031981_2342470550443524096_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeGn44PmxCX2kbiXZnA2aDbLF_lu__-yF6takMw-lmiVDhWTONFcYY9VLVTiwA3tve8Piqhno9C1GWtUdN6rw06k0xUNuufvwVc-KLLCHfIVWQ&oh=0bfc8fd022631237723885ba563ea72c&oe=5B976EB5
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32074866_10213231381112008_3969244273420795904_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeHEVMXG_H8D6aJ41U35LyLNl3Jrh_wBXk6fEdOBU84w275EjEU8dEKhYwmHygSTrwnjcMW7sKQvatldeEsRMoRJWgkdbY4owloZ7UI0abxMAQ&oh=b6803581d3b47e26a7f19e78b746d264&oe=5B97F951
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32163849_10213231381592020_1461061317623283712_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeHf3JJQIYvFj3xayWIYWe516OGm3-ZAWvjNwB4VKUWy7kcM1E3D-Cn964D2Ls9QQaZHJ-2JKjyBBpyrBaL-maKYjb1zhsycGrgmP1PqNrc3qg&oh=ba193e3a3e128315eb400497bead4b55&oe=5B554412
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32087445_10213232974591844_7470121504219332608_n.jpg?_nc_cat=0&_nc_eui2=v1%3AAeGGrIgrOBbIOKiSm0femXAirsqcr1HNtiymdSO8pZXCgJ6v-rD-WALPvXgl7d2G5Sl_ML4SMlnfujIqY4e3PCA1QuylzzuzelNfQODso2gXhg&oh=b4ad119de7dd763ce7b3ce7d8857879a&oe=5B58C9C0
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The coming launch at Serangoon North Ave 1, The Garden Residences the Developer assure they will not price their property beyond SGD 2000 psf. For latest update join https://www.facebook.com/groups/160135391335474/
Don't understand and Don't Believe OCR selling for 2000 psf come for the talk for insider info.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32116877_10213225370601749_3210973324934905856_n.jpg?_nc_cat=0&_nc_eui2=AeHlZPRT3XfzEBCvfX-632Thdr8J64r1AcGDP358BkcUBRYZj2r0WhfObAQU3rudQbqNEWlvZ-jem8erHpFSNCjF_GsOGiQy-sQoOu1PVpCMJA&oh=216c502f2e74bc344b72355eb93a3fd0&oe=5B9CB97E
https://www.facebook.com/photo.php?fbid=10213250759716461&set=p.10213250759716461&type=3&theater&ifg=1
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32313127_10213250759756462_4850017292735479808_n.jpg?_nc_cat=0&oh=73f83c7b6789e620362cb49126c6fce0&oe=5B9D0B61
Floor plan and siteplan updated
http://r057844h-87821025.push.sg/
https://www.youtube.com/watch?v=hi3E60NeIQw
http://r057844h-87821025.push.sg/
https://www.youtube.com/watch?v=UqKKYywNgWY
http://r057844h-87821025.push.sg/
Looks like there will be strong competition from the 1000 plus units affinity@serangoon next door. Can this area digest so much units launching back to back? :beats-me-man:
Looks like there will be strong competition from the 1000 plus units affinity@serangoon next door. Can this area digest so much units launching back to back? :beats-me-man:
Only God knows.
bargain hunter
14-05-18, 21:20
Looks like there will be strong competition from the 1000 plus units affinity@serangoon next door. Can this area digest so much units launching back to back? :beats-me-man:
still got rio casa and florence regency later.
still got rio casa and florence regency later.
Target the landed households in that area to buy for their children ha ha.
Target the landed households in that area to buy for their children ha ha.
One need to visit the show flat to know what is Toyota and Lexus look like.
From Paper all look alike only when one see physical then can appreciate the different.
Developer working very hard to get Show flat preview this Sat 19 May 2018 awaiting for approval from the authority. If you have any question on the unit can pm me.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32530709_10213264288374669_161099597593182208_n.jpg?_nc_cat=0&_nc_eui2=AeEiJDM5UYz-Gv0XTgw3vbmJAHKMNCj59EU-l_uwUSHza4NHFbM90Ve3gvzC41FzPZdv4b-ZPwGCeU0yDtGu2q3WL6It1EYSsPTuHlzMnQDB-w&oh=bba7ee3cd0df71cc6680f3317938da86&oe=5B880429
https://www.facebook.com/douglas.chow.908/posts/10156366396904266
Preview on Sat 19 May 2018 at 10:00 AM ..
https://www.youtube.com/watch?v=t_lVd-vUfK0&feature=share
THE GARDEN RESIDENCES OFFICIAL PREVIEW START THIS SATURDAY - 19 MAY 2018
There are So Many Reasons Why Buyers Are Interested in The Garden Residences - Enjoy the Best of Both World, for Investment & Stay.
Date: 19th May (Sat)
Venue: Sales Gallery
Location: Serangoon North Avenue 1
10am onwards: Open to Public
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32703904_10213284630843218_1714424324632346624_n.jpg?_nc_cat=0&oh=dbc7fb5a86119069b9d9faefa26b931b&oe=5B85CBC9
Guide Prices for The Garden Residences
Prices from: (Before Early Bird Discount)
1BR -$788,000
1BR+S - $898,000
2BR - $1.08m
2BR +S -$1.18m
3BR - $1.38m
3BR+S - $1.58m
4BR+S - $1.928m
Premium 4BR -$2.18m
Premium 5BR - $2.58m
Miss this you going to pay more later.
Two GLS and one 999 en-bloc next to The Garden Residences and a future MRT station nearby CRL.
https://www.facebook.com/groups/160135391335474/?fref=nf
Guide Prices for The Garden Residences
Prices from: (Before Early Bird Discount)
1BR -$788,000
1BR+S - $898,000
2BR - $1.08m
2BR +S -$1.18m
3BR - $1.38m
3BR+S - $1.58m
4BR+S - $1.928m
Premium 4BR -$2.18m
Premium 5BR - $2.58m
Miss this you going to pay more later.
Two GLS and one 999 en-bloc next to The Garden Residences and a future MRT station nearby CRL.
https://www.youtube.com/watch?v=47DmUM7MW7s
The Garden Residences, two bus stop from Terrasse. 1676psf to 1824psf. Look like many many coming for the preview.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33020781_10213291832903265_7072962077312155648_n.jpg?_nc_cat=0&_nc_eui2=AeEv6omI-m9Hkd631_gEJyqgPE3Td7Cyh9VMejECNRzuZTEupPGCToRl0A_A-d9PSagq2HQrI_56rN7KwErTef0vFt9-YmjfXb3uRCaQBxXZBQ&oh=04bc922c13ef88c9541690761e410cdd&oe=5B97C305
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32815875_10213291832623258_6991906870386491392_n.jpg?_nc_cat=0&_nc_eui2=AeEqqTYMMA7p8mktJM3EQK734WhGx2H9av7KhlVjRBIZGJFYUaMba5MjhVtcEGaJImHEDUwt_FS2LcdmFBeHCsrlTMtkD8W3Ck9OQr6QzeCuoA&oh=e84c57acac24a5ea08b77ff3f64c510c&oe=5B785065
THE GARDEN RESIDENCES CONDO PRICE – ESTIMATED LAUNCH AND GUIDE PRICE
According to Todayonline, Mr Mak has mentioned that the top bid of The Garden Residences, may have to launch the units at above S$1,600 psf. https://www.todayonline.com/business/serangoon-north-housing-site-gets-buillish-top-bid-s4463-million
Land cost ----------------------$835 -
“The top bid today can be considered to be very bullish and aggressive as it was about 16 per cent higher than the land price of the Serangoon Ville land parcel which was acquired yesterday by the Oxley-led consortium at S$835 psfppr (including estimated charges for intensifying the use of land and to top up the lease to a fresh 99 years),”
S$964.81 per square foot per plot ratio (psf ppr)
Construction cost---------------$350
Our estimates of $350 may not be accurate. Luxury condos may cost up to $450 and ultra-luxury condos are typically even more expensive.
Expenses and profit margin ---$356
30% of the base cost will cover the developers’ other expenses and other costs
Estimated launch price--------$1541
Minimum 1700 psf
bargain hunter
18-05-18, 21:55
$1676psf to 1824psf is based on:
1BR 452sq ft (1743psf) -$788,000
1BR+S 517sq ft (1737psf) - $898,000
2BR 614sq ft (1759psf) - $1.08m
2BR +S 689sq ft (1713psf) -$1.18m
3BR 786sq ft (1756psf) - $1.38m
3BR+S 904sq ft (1748psf) - $1.58m
4BR+S 1119sq ft (1723psf) - $1.928m
Premium 4BR 1195sq ft (1824psf) -$2.18m
Premium 5BR 1539sq ft (1676psf) - $2.58m
but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?
$1676psf to 1824psf is based on:
1BR 452sq ft (1743psf) -$788,000
1BR+S 517sq ft (1737psf) - $898,000
2BR 614sq ft (1759psf) - $1.08m
2BR +S 689sq ft (1713psf) -$1.18m
3BR 786sq ft (1756psf) - $1.38m
3BR+S 904sq ft (1748psf) - $1.58m
4BR+S 1119sq ft (1723psf) - $1.928m
Premium 4BR 1195sq ft (1824psf) -$2.18m
Premium 5BR 1539sq ft (1676psf) - $2.58m
but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?
Wonder at these prices it can still sold 50% or not during launch day?
bargain hunter
18-05-18, 22:52
Wonder at these prices it can still sold 50% or not during launch day?
i think even 30% sold is still a good number. the recent launches were so hot that we have gotten used to expecting > 50% sold. haha.
they did everything to beat Affinity to the launch.
Wonder at these prices it can still sold 50% or not during launch day?
Should be 100% sold phase 1. All the 1.5 million and below.
$1676psf to 1824psf is based on:
1BR 452sq ft (1743psf) -$788,000
1BR+S 517sq ft (1737psf) - $898,000
2BR 614sq ft (1759psf) - $1.08m
2BR +S 689sq ft (1713psf) -$1.18m
3BR 786sq ft (1756psf) - $1.38m
3BR+S 904sq ft (1748psf) - $1.58m
4BR+S 1119sq ft (1723psf) - $1.928m
Premium 4BR 1195sq ft (1824psf) -$2.18m
Premium 5BR 1539sq ft (1676psf) - $2.58m
but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?
Before Discount and the most value unit.
Can post some pics of the crowd today? Or agents more than crowd?
Can post some pics of the crowd today? Or agents more than crowd?
Seeing is believing, photo may not tell a thousand story.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32844026_10213297828653155_754804630705143808_n.jpg?_nc_cat=0&oh=f65478aa11e3fb0c503c3a104392a166&oe=5B8FE977
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/32963687_10213297831693231_2293685472922173440_n.jpg?_nc_cat=0&oh=7fb8afd52ec9cbe1c4cb19ccb1f4fe14&oe=5B7E364E
https://www.youtube.com/watch?v=z3z5VfWCZrk
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33110841_10213301986317094_6147878236886925312_n.jpg?_nc_cat=0&oh=6393e6babc9a3dee41f9fd6ec9f0bb36&oe=5B88F4FC
Ok those in the know, it’s time to share some stats.
Is it Aye or Nay for Serangoon at this psf level?
Per squarefoot research, last 6 mth psf for 'neighbors' are:
1. Forest Woods (near Serangoon MRT) - S$1,486psf
2. Star of Kovan (near Kovan MRT with 1st floor commercial) - S$1,547
But I know pple will say all the new launches this year all higher than neighbors!
1. Twin Vew
- S$1,399 psf (during 1st wkend of sale)
- ~13% higher than S$1,234psf for Parc Riviera's past 6 mths sales
2. The Tapestry
- S$1,310 psf (during 1st wkends of sale)
- ~16% higher than S$1,126psf for The Alps Residences' past 6 mths sales
Latest Prediction of home price increase for 2018 after considering Q1 18 actual increase of 3.9%
https://www.straitstimes.com/business/property/private-home-prices-rise-39-in-q1
Per squarefoot research, last 6 mth psf for 'neighbors' are:
1. Forest Woods (near Serangoon MRT) - S$1,486psf
2. Star of Kovan (near Kovan MRT with 1st floor commercial) - S$1,547
But I know pple will say all the new launches this year all higher than neighbors!
1. Twin Vew
- S$1,399 psf (during 1st wkend of sale)
- ~13% higher than S$1,234psf for Parc Riviera's past 6 mths sales
2. The Tapestry
- S$1,310 psf (during 1st wkends of sale)
- ~16% higher than S$1,126psf for The Alps Residences' past 6 mths sales
Latest Prediction of home price increase for 2018 after considering Q1 18 actual increase of 3.9%
https://www.straitstimes.com/business/property/private-home-prices-rise-39-in-q1
TWIN VEW WEST COAST VALE Apartment 05 OCR 99 years leasehold New Sale 1 836,000 - 484 Strata 31 to 35 1,726 May-18
I think URA must have made a mistake again. 1,726psf
Ok those in the know, it’s time to share some stats.
Is it Aye or Nay for Serangoon at this psf level?
Aye or Nay got a lot only those laughing to the Bank can only see years later.
I still in the state of disbelieve.
2006 RCR $535,000 958sqft $558psf
2011 OCR $1,305,800 1453sqft $898psf
2018 OCR $????? ????? ??????
Do the Math, my math no good.
Guess can buy still wait should be able to get bigger unit with cheaper price soon.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33110841_10213301986317094_6147878236886925312_n.jpg?_nc_cat=0&oh=6393e6babc9a3dee41f9fd6ec9f0bb36&oe=5B88F4FC
bargain hunter
21-05-18, 07:37
Ok those in the know, it’s time to share some stats.
Is it Aye or Nay for Serangoon at this psf level?
then again, affinity may be a potential undercut in price 1 week later causing buyers to hold back on Gardens initially to compare the 2 projects.
then again, affinity may be a potential undercut in price 1 week later causing buyers to hold back on Gardens initially to compare the 2 projects.
Agree. That’s why it’s good to take multiple readings.
If Affinity comes out at the same price level or comparable then we can see again how the numbers vary.
And affinity just purely based on land price has room to undercut!
1. Garden Resi - Land price =~$965psf
2. Affinity - Land price = $835psf
https://www.straitstimes.com/business/property/serangoon-north-site-draws-bullish-top-bid-of-4463m
bargain hunter
21-05-18, 11:07
And affinity just purely based on land price has room to undercut!
1. Garden Resi - Land price =~$965psf
2. Affinity - Land price = $835psf
https://www.straitstimes.com/business/property/serangoon-north-site-draws-bullish-top-bid-of-4463m
basically, kep/wing JV tio snook.
1) they paid higher price thinking they can come on the market faster than oxley.
2) oxley consortium has probably set a new record for launching such a huge en bloc project in such a short time. (as fast as GLS)
3) if Gardens launch later than Affinity, buyers may all have already bought Affinity
4) no choice die die have to launch before Affinity but very easy for Affinity, look at their price then undercut and release this pricing 1 day before Gardens ballot.
bargain hunter
21-05-18, 11:12
I do agree with bro Arcachon that its like Lexus vs Toyota but there may be some buyers who may think its ok to buy a bigger Toyota with more frills.
bargain hunter
21-05-18, 11:26
Gardens vs Affinity
Facilities: 50 vs 88
Land Area: 185,022sq ft vs 296,613sq ft
No. of Units: 613 vs 1052
Size of units: Affinity has units which are bigger by 2%(1 bedder) to 25%(4 bedder). On average, units are about 5% bigger for Affinity.
So if the size is 5% bigger and psf is 5% lower, for the same quantum, will buyers choose the "lexus" or "toyota"?
Gardens vs Affinity
Facilities: 50 vs 88
Land Area: 185,022sq ft vs 296,613sq ft
No. of Units: 613 vs 1052
Size of units: Affinity has units which are bigger by 2%(1 bedder) to 25%(4 bedder). On average, units are about 5% bigger for Affinity.
So if the size is 5% bigger and psf is 5% lower, for the same quantum, will buyers choose the "lexus" or "toyota"?
Just like Southbank and Citylight. End of the day who at the Bank is more important.
The Garden Residences
Dear All.
Please inform your agents and prospects that the Early Bird Discount for The Garden Residences will only be applicable for those who participates in the balloting exercise for VIP preview and those options that are issued on balloting day.
"a bird in the hand is worth two in the bush,"
tonymontana
21-05-18, 14:36
Ok those in the know, it’s time to share some stats.
Is it Aye or Nay for Serangoon at this psf level?
I hope it sells well, but for me, it's Nay at this psf level for this location. :p
Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!
Btw, how's the sales? Curious!
Buy a condo win a car from lucky draw. Total 50 cars to give away. Sure will sell out. Buy 1C get the other C for free.
at the psf... I rather get a good FH in D15... those 10 yo FH at this price
I hope it sells well, but for me, it's Nay at this psf level for this location. :p
Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!
Btw, how's the sales? Curious!
Wait for the News.
Buy a condo win a car from lucky draw. Total 50 cars to give away. Sure will sell out. Buy 1C get the other C for free.
When developer reach this state, most buyer will not be buying also.
I hope it sells well, but for me, it's Nay at this psf level for this location. :p
Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!
Btw, how's the sales? Curious!
Preview, collect interest, developer decide, than launch.
2006 when I buy Southbank a lot of people also Nay here Nay there, same now.
One buyer bought 5 unit another bought 18 unit with all the Nay here Nay there. The Know and the Don't Know. Sit at Home look at forum, read news should be enough to Nay here and Nay there.
https://www.cnbc.com/2017/04/13/singapores-property-prices-to-double-by-2030-morgan-stanley.html
Wow.
https://www.propertyguru.com.sg/property-management-news/2018/5/171933/strong-interest-in-the-garden-residences-condo
Didn't know no need to wait until Fri. Lucky not driving staying nearby. Call me 87821025.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33186874_10213313738610894_6319916884254785536_n.jpg?_nc_cat=0&_nc_eui2=AeH--QpI7mXMhO2j-5uoluB3ZuITpQQYeMqirhXjly2x5YGG2EJm-ZShPadFhq9BK0muvbWXtDAvPTdOWan5i4BKfb9ODtl6CGPbhS88x0nhcg&oh=44a4314fe15767ba0d0b2bcd144823e4&oe=5B8472E8
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33118888_10213315209927676_7977738796965822464_n.jpg?_nc_cat=0&oh=1e85bc173498895b16c5ba07ccdcc0f5&oe=5B953155
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33079083_10213315210367687_2438534653729046528_n.jpg?_nc_cat=0&oh=58a89d543acd01903d8c85145c7c4e31&oe=5B78CC28
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33158326_10213315210927701_732994550552854528_n.jpg?_nc_cat=0&oh=23b6ae2e229100b9d1b3f23936202a6a&oe=5B92193F
Come Come, someone once told me why I did not ask him to buy in 2006, I ask him if I ask him will he come.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33418083_10213322831678215_2410556588222840832_n.jpg?_nc_cat=0&_nc_eui2=AeEiGjX28_I3ewi6h76IEUfCyMgDhfSXVfrK7K2jAdlWVZVqTPyVHE6PrtZsUSfB5ovDDqqwWjM1Fsm2sqst5Xm0tLzEgD0eyrIgs_lxNam-1g&oh=efb1b15616af8edc2eb797870de61721&oe=5B8A9B81
Wow, Walk in one shot 2 birds �� ��
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33420886_10213322892719741_227150542428700672_n.jpg?_nc_cat=0&_nc_eui2=AeEjwBGxm7b9O2wJEP14FyoY_BxCTjxHxw9dXkl1dPmYqmodMIEEmMMzHYsToekakXM0tl_iTwS17D6vtABukRgKU1fEIqAr7aU2EEKiD23jOg&oh=e81dbb6abc8defb6ba7eefe7cd063fa5&oe=5B8B184B
bargain hunter
23-05-18, 20:59
Come Come, someone once told me why I did not ask him to buy in 2006, I ask him if I ask him will he come.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33418083_10213322831678215_2410556588222840832_n.jpg?_nc_cat=0&_nc_eui2=AeEiGjX28_I3ewi6h76IEUfCyMgDhfSXVfrK7K2jAdlWVZVqTPyVHE6PrtZsUSfB5ovDDqqwWjM1Fsm2sqst5Xm0tLzEgD0eyrIgs_lxNam-1g&oh=efb1b15616af8edc2eb797870de61721&oe=5B8A9B81
Congrats!
A seasoned developer outlined three strategies being adopted by developers facing cost pressure from having paid high land prices in the past 15 months or so: "Some want to sell as quickly as they can, before more supply comes on. Some are getting brand-name architects and getting high-quality specs and finishes. Some are focusing on keeping overall lump-sum prices of units in their development affordable by building a high proportion of one- and two-bedders and/or having more compact units.
"To sum up, the first group of developers is playing a time game, the second group, a quality game, and the third group, a quantum game."
"On the other hand, median psf prices increased 18.2 per cent from S$1,524 psf in January to $1,801 psf in April."
http://forums.condosingapore.com/showthread.php/28707-Number-of-private-homes-sold-by-developers-up-only-a-tad-in-April
sginvestor
25-05-18, 00:19
Just saw the price listing of affinity condo.
Prices are way more reasonable than garden residences and the floor area is even larger.
Of course, I think there are very few units with the layout I’m interested in..
No harm trying to ballot for a nice unit if the price is reasonable
1,700 psf at garden residences is ridiculous. Maybe the target market is Serangoon ville en bloc owners
You mention south bank, but that was in lavender with good location attributes . We are in Serangoon north where it takes 5 bus stops to the nearest MRT. Affinity condo has more units but the bus stop is right at its door step.
Of course, maybe the land usage has been maximised to its fullest and future capital appreciation is limited. So you should buy a unit you have no qualms staying in.
Just saw the price listing of affinity condo.
Prices are way more reasonable than garden residences and the floor area is even larger.
Of course, I think there are very few units with the layout I’m interested in..
No harm trying to ballot for a nice unit if the price is reasonable
1,700 psf at garden residences is ridiculous. Maybe the target market is Serangoon ville en bloc owners
You mention south bank, but that was in lavender with good location attributes . We are in Serangoon north where it takes 5 bus stops to the nearest MRT. Affinity condo has more units but the bus stop is right at its door step.
Of course, maybe the land usage has been maximised to its fullest and future capital appreciation is limited. So you should buy a unit you have no qualms staying in.
Wow, no need see show flat just the price list is good enough to decide, guess the future got no light for Agent.
Looks like affinity will be a better choice... all the buyers may flock from TGR to affinity this weekend.
bargain hunter
25-05-18, 14:10
both projects will have their fans. some may hold back from gardens to wait for affinity one week later but eventually they will return after both projects are launched for a few weeks. besides, the gardens price currently is before discount.
Indicative price for affinity! This facebook page even compare with Garden Resi psf though the latter price is pre discount. https://www.facebook.com/192013844760404/photos/a.192848611343594.1073741829.192013844760404/192848598010262/?type=3&theater
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33395782_10213344913230240_2224239893310078976_n.jpg?_nc_cat=0&_nc_eui2=AeEfI44ZafTxo28bw-Y2b0o9QCMtuQcysEiuLzkpjHWBzG8H5NOUh3C38q9qoMWpaqsA4GAGalZ9O18zXwwRu9gDqWpy_rK6c7NMYfdX1EQs_w&oh=049f784cc9e994ce83dc11d2e31ed616&oe=5B80E46F
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33491862_10213344912870231_6705648743217102848_n.jpg?_nc_cat=0&_nc_eui2=AeEP_f0N4N_WcRv5EGsmujQaKN9xxseFSvfFPFLKQZlsg3IBwshcNQdBOG4u_LVW5b8tUFl1vzAxSZYxaJnDQNNsWUKo8GnVSRSe0mJSQvaseQ&oh=f35fb525b35f4b36324c332c5f1cbbda&oe=5B84FD87
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33532958_10213347444133511_3692478595206217728_n.jpg?_nc_cat=0&oh=68a8294b7beee50a54ac92c653ae0621&oe=5B7CEBC6
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33527137_10213347464894030_2390358555325628416_n.jpg?_nc_cat=0&oh=44834e12dc2d72525a07a7a0858aac2b&oe=5B762447
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33532958_10213347444133511_3692478595206217728_n.jpg?_nc_cat=0&oh=68a8294b7beee50a54ac92c653ae0621&oe=5B7CEBC6
Sounds like affinity wars at the gardens :chuncky:
bargain hunter
26-05-18, 16:15
some agents had posted that the affinity prices are STILL before early bird discounts. dunno how true. i think they r gonna look at gardens' price and response before deciding.
The Affinity show flats were not that crowded this morning if you exclude all the agents there.
bargain hunter
26-05-18, 18:13
The Affinity show flats were not that crowded this morning if you exclude all the agents there.
seems like buyers r more excited about mass market products at < 15xxpsf but these will run out soon.
weighted average price of caveats lodged for units of some projects launched this year till 20th May:
Le Quest: 70 units at 1436psf
Twin Vew: 454 units at 1380psf
The Tapestry: 418 units at 1355psf
but i think twin vew and rivercove ec had raised expectations too much. i still think around 30% sold on launch weekend is already considered good sales. that would be 184 units for Gardens and 316 units at Affinity especially at prices of >15xx. granted, these 2 projects are considered better than the mass market projects listed above and should command higher psf.
The prices achieved by Twin Vew is very impressive for that location. Still $200-$300 psf more is quite substantial. The big units will take a while to clear.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33076050_10213310378446892_3214761709428277248_n.jpg?_nc_cat=0&_nc_eui2=AeHs08k1wN7zc0GaP9lh1_C8LM82EVri4hZ_RiWKK0HFt--hXBQ06x-vQ02lv6wyBVwtv7QOdLM8Y1wy1ajisRFeZ2DJ7oTCiQCtJk85wB-aqw&oh=803ca99a44eb75982dc3ed5445cd886e&oe=5B792E0A
The exterior design of this and Affinity looks almost identical.
bargain hunter
27-05-18, 17:26
all out war, affinity brought forward balloting day to coming sat together with gardens.
Actually 1500psf or 1600psf for Serangoon LH99 is considered as prices grown significantly.
Jiayou both.
seems like buyers r more excited about mass market products at < 15xxpsf but these will run out soon.
weighted average price of caveats lodged for units of some projects launched this year till 20th May:
Le Quest: 70 units at 1436psf
Twin Vew: 454 units at 1380psf
The Tapestry: 418 units at 1355psf
but i think twin vew and rivercove ec had raised expectations too much. i still think around 30% sold on launch weekend is already considered good sales. that would be 184 units for Gardens and 316 units at Affinity especially at prices of >15xx. granted, these 2 projects are considered better than the mass market projects listed above and should command higher psf.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/33606488_10213357003412487_6546189960569946112_n.jpg?_nc_cat=0&oh=21d55e552a06917d1255b2c2dbe28577&oe=5BBDC96B
Is it the first time we have two neighboring sites launch for sale on same day (2 June)? So exciting!
We might see similar 'battle' at Woodleigh soon...
Anyway, Good luck to both Affinity and Garden
Btw, expected psf for both sites are 1600psf to 1700psf per https://www.channel8news.sg/news8/singapore/20180527-sg-serangoon-1/4037954.html though I thought already released indicative price is 1500psf to 1600psf
It is also quite unusual to have a major mass market launch in June, as it is the school holidays and some families are away on holidays.
If the developers are as confident the prices will go up as they claim they will, then why the rush to launch and ballot in the middle of the June school holidays :confused-new:?
There is no need for Gardens to try to launch before Affinity and for Affinity to move forward its ballot date if prices are expected to rise further since developers want to sell as high as possible. This is indeed very interesting signals to the market.
I think one wants to sell using quality while the other wants to sell fast. Just a reflection of different strategy I supposed.
It is also quite unusual to have a major mass market launch in June, as it is the school holidays and some families are away on holidays.
I miss 8@woodleigh. :cheers4:
☘The Garden Residences Updates ☘
Cheque cut off
30 may 2018
Time 9pm
At show flat.
Pls submit loa with cheque by 29 May 2018, 9pm at sf or asap to enjoy early bird discount
Call 87821025 for more info
☘The Garden Residences Updates ☘
Cheque cut off
30 may 2018
Time 9pm
At show flat.
Pls submit loa with cheque by 29 May 2018, 9pm at sf or asap to enjoy early bird discount
Call 87821025 for more info
Bro, not that clear whether the cut off date is 29th or 30th.
Bro, not that clear whether the cut off date is 29th or 30th.
I know Boss say one.
I know Boss say one.
I think I understand. 29th if want early bird discount, 30th if don't need. Is it?
I think I understand. 29th if want early bird discount, 30th if don't need. Is it?
Waiting for more info.
Affinity at Serangoon
LATEST UPDATE
30 May Wednesday Open for full day
31 May Thursday Open 10 - 3pm
CHEQUE STRICTLY CLOSE AT THURS 1PM.
☘The Garden Residences Updates ☘
Cheque cut off
30 may 2018
Time 9pm
SGPropertyKaki
31-05-18, 08:56
New Launch Review: The Garden Residences vs Affinity at Serangoon – Battle of the Northeast Titans :-)
https://singaporepropertykaki.com/2018/05/30/new-launch-review-the-garden-residences-vs-affinity-at-serangoon-battle-of-the-northeast-titans/
New Launch Review: The Garden Residences vs Affinity at Serangoon – Battle of the Northeast Titans :-)
https://singaporepropertykaki.com/2018/05/30/new-launch-review-the-garden-residences-vs-affinity-at-serangoon-battle-of-the-northeast-titans/
Battle over.
31/5 To 3 /6
Thu: No showflat duty.
Fri : No showflat duty
Sat :show flat duty-Full Force
Sun:show flat duty-Full Force
bargain hunter
02-06-18, 17:57
any updates on sales numbers for both projects?
bargain hunter
02-06-18, 18:56
heard affinity only sold 100+ units.
bargain hunter
02-06-18, 19:05
and gardens < 70?
and gardens < 70?
Maybe too embarrass to declare.
Agent texted me the following
Thr Garden Residences
Just released, for your info.. that cheapest units start
1BR - $715k
1+S - $803k
2BR - $999k
2+S - 1.072m
3BR - 1.214m
3+S - 1.457m
4BR - 1.969m
5BR - 2.525m
The balloting prices for 1-3 bedder is slightly lower than what arachon posted earlier on. 4/5 bedder slightly higher. Maybe they targeting to sell the 1-3 bedder first in order to beat affinity?
What is the starting prices for Affinity?
Agent texted me the following
Thr Garden Residences
Just released, for your info.. that cheapest units start
1BR - $715k
1+S - $803k
2BR - $999k
2+S - 1.072m
3BR - 1.214m
3+S - 1.457m
4BR - 1.969m
5BR - 2.525m
The balloting prices for 1-3 bedder is slightly lower than what arachon posted earlier on. 4/5 bedder slightly higher. Maybe they targeting to sell the 1-3 bedder first in order to beat affinity?
It was a big surprise to us also, good news for those who bought.
Can buy Don't buy, wait for what ???????
2006 D7 $535,000--- 958sqft -558 psf---- 2 Bedroom
2011 D19 $1,305,800 1453sqft- 900 psf ---3+1 Bedroom PH
2018 D19 $1,604,100 1163 sqft 1,379 psf -3 Bedroom plus Study
Sometime read a bit of History help.
Affinity sold around 90 plus units only
This means the crowd during the preview was deceiving.
bargain hunter
02-06-18, 20:09
Affinity sold around 90 plus units only
This means the crowd during the preview was deceiving.
but heard that crossed 100 by 5pm.
Could be yours more updated though I just received this info around 8pm
Anyway 90 or slightly above 100 to me no diff, still quite embarrassing
bargain hunter
02-06-18, 20:17
Could be yours more updated though I just received this info around 8pm
Anyway 90 or slightly above 100 to me no diff, still quite embarrassing
indeed! it also confirmed that the cross 100 = very low 100+.
bargain hunter
02-06-18, 20:21
TGR 62/613
seems like 10% of total units sold for both projects. the war has hurt both players.
Why tapestry and twin vew sells so well though both lousy location is because buyers from both projects felt that they already sitting on 25-35% paper gain given the price for nearby plot is higher. For Affinity and TGR, they lack of the above elements. And worse, both not cheap for their location. Their units can only move if future prices get higher.
seems like 10% of total units sold for both projects. the war has hurt both players.
These calculations demonstrate that time literally is money - the value of the money you have now is not the same as it will be in the future and vice versa. So, it is important to know how to calculate the time value of money so that you can distinguish between the worth of investments that offer you returns at different times.
https://www.investopedia.com/articles/03/082703.asp
When people start to see Present Value and know Time Value of Money, the 10% is the winner.
These calculations demonstrate that time literally is money - the value of the money you have now is not the same as it will be in the future and vice versa. So, it is important to know how to calculate the time value of money so that you can distinguish between the worth of investments that offer you returns at different times.
https://www.investopedia.com/articles/03/082703.asp
When people start to see Present Value and know Time Value of Money, the 10% is the winner.
Yes, this has always been the rule of this game.
sginvestor
02-06-18, 21:01
prices are now more reasonable for The Garden Residences.
Just a matter of facing..
Anyway, if the location is better for both launches (e.g. near MRT) at those prices, buyers will definitely bite
Not sure after today, some will go back to buy older projects (left over units) like park place, grandeur park.. or maybe left over units in tapestry/twin vew. Left mostly bigger units
bargain hunter
02-06-18, 21:45
Not sure after today, some will go back to buy older projects (left over units) like park place, grandeur park.. or maybe left over units in tapestry/twin vew. Left mostly bigger units
end of this month they have the option of park colonial, so people may look at this project first. it has a bit of the catalyst u mentioned, SPH already said will sell their plot at ABOVE 2000psf so they priced it at just below 2000psf kekeke.
end of this month they have the option of park colonial, so people may look at this project first. it has a bit of the catalyst u mentioned, SPH already said will sell their plot at ABOVE 2000psf so they priced it at just below 2000psf kekeke.
I think people have many choices in tat area, so they will choose wisely, ...I remember last time after I executed my choice, ... a bit regret as many better ones on the market without my knowledge.....
I think people have many choices in tat area, so they will choose wisely, ...I remember last time after I executed my choice, ... a bit regret as many better ones on the market without my knowledge.....
I started to look for projects launch in 2017 two months back but price has increased at least 10%.
Will developers drop price to move sales? If not it will stuck many unsold units.
That will depend on market response and forecast of the economy and government cooling measures. The panorama in amk did drop price for its relaunch after a poor performance at initial launch.
Will developers drop price to move sales? If not it will stuck many unsold units.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/34013932_10213394129300611_2596195644670476288_n.jpg?_nc_cat=0&oh=4523bdff9b4288d0e417a1881fd2a180&oe=5B86D630
Some see it coming, others think just another wave.
Looks like there going to be flood of properties launch into the market soon.
Looks like there going to be flood of properties launch into the market soon.
Enbloc sales plus buyers waiting at the sideline for years with cash will still absorb the market. Project like affinity n TGR (at high psf at current and in not so good location) can only move very slowly.
However, u would notice that buyers are more discerning and will do their homework. Agent and developer’s trick of creating panic buying (else land price will go up fast) doesn’t seems to work on every projects.
I roughly can see the fate of the project next to Twin Vew launch by CDL who bought the land price 35% higher and also the one at Tampines court. Unless developer chup pattern to entice the buyers
Affinity at Serangoon expected TOP 2024. The current Serangoon Ville owners are still staying. Wonder why is the rush for Oxley to launch a project 6 years before TOP? If property market is expected to pick up, then shouldn't they delay the launch to launch at a higher price point, say a few years later?
Affinity at Serangoon expected TOP 2024. The current Serangoon Ville owners are still staying. Wonder why is the rush for Oxley to launch a project 6 years before TOP? If property market is expected to pick up, then shouldn't they delay the launch to launch at a higher price point, say a few years later?
Seeing the recent success for new launches give the developer confidence to “hit the metal while still hot.” In months to come, there’s more new launches and competition will be stiff.
Oxley style has been go in and out quick.
They are highly leveraged and has been pretty successful so far to churn their products. Evident in their overseas forays.
bargain hunter
03-06-18, 10:12
Oxley style has been go in and out quick.
They are highly leveraged and has been pretty successful so far to churn their products. Evident in their overseas forays.
but now their first big one here already not going so ideally.
Will need an attractive price drop to clear the remaining 90% units. Probably more discount needed than those given to the 10% VVIP who given Cheques?
The flip side is that if they did not rush to launch, then probably a good portion of their sales yesterday would have gone to gardens anyway, which would put them in a worse off position.
They have time to sell since TOP is 2024.
Have to understand that 1600 psf at both that kinda location is already not easy to sell (unless there’s any “buyers feel good” catalyst such as nearby land price 20-30% higher bid etc)
With the two launch together, it’s expected the pie need to split half.
Though affinity bid the land price lower, it does not put them in any better situation since it has 1k plus units to clear. At current, There’s no immediate demand in serangoon area at that kind of location unless both of them are near Nex or mrt.
The flip side is that if they did not rush to launch, then probably a good portion of their sales yesterday would have gone to gardens anyway, which would put them in a worse off position.
At first, I would have think so. But when think deeper, might not be the case. Buyers no need to rush to buy TGR immediately (given TGR price is not that enticing, location so so etc) . Buyers can adopt the wait and see attitude and wait till affinity is launched and compare both prices. On the other hand, affinity can also observe the buyer’s response towards TGR before pitching their pricing accordingly to better entice the buyers. In short, affinity need not rush. Just My 2 cents.
bargain hunter
03-06-18, 20:46
Oxley still has the former rio casa (to be called riverfront residences) to launch. that's why better launch affinity first in order not to compete with itself.
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/35052782_10213454155321224_8879684802458943488_n.jpg?_nc_cat=0&_nc_eui2=AeEHhDWzyH-vM46i0O1Zz7h1A5fmAepmR-8r-B-QOWFeaFi-ubMpfr254eR6fkObT0nsUemoleaqmuJXGAMPY6sRFdvkLf2Xt_fn4bkjlnkdrA&oh=44f41acac8dc3f4f79c7317019a24cb9&oe=5B77396C
handsometeck
19-06-18, 13:27
@Xan: i do agree with you that affinity (https://www.propertyreview.sg/affinity-at-serangoon/) and garden residences (https://www.propertyreview.sg/the-garden-residences/) at 16xx is challenging at that serangoon north road. Some more launch together, pie split into half since buyers got more choices on the market. Some more its not that near MRT station.
However, think that woodleigh condo launching soon. above 2000psf. last time that woodleigh mrt station is a "white elephant", now suddenly become "gold rooster".. haha
Park Colonial Indicative Price!
��Phase 1 Guide- Developer Price to Sell
��Estimate $16xx PSF
Possibly the lowest quatum new launch door step to MRT ��
⛱Units:
1BR - 463sqft From $7xxk
1BR + Study - 506sqft
From $8xxK
2BR - 570sqft to 635sqft
From $9xxK
2BR Deluxe - 635sqft to 678sqft From $1,0xxK
2BR + Study - 667sqft
From $1,2xxK
2BR Dual Key - 743sqft
From $1,2xxK
3BR - 915sqft to 980sqft
From $1,3xxK (From $1530psf)
3BR Deluxe - 1012sqft to 1066sqft From $1,6xxK (from $1530psf)
4BR Classic - 1184sqft to 1249sqft From $2,0xxK
4BR Deluxe - 1367sqft to 1410sqft From $2,2xxK
5BR Luxury - 1712sqft (Pte Lift ) $2,7xxK
Teo See Hwa
87821025
Official Appointed Marketing agency
PropNex
@Xan: i do agree with you that affinity (https://www.propertyreview.sg/affinity-at-serangoon/) and garden residences (https://www.propertyreview.sg/the-garden-residences/) at 16xx is challenging at that serangoon north road. Some more launch together, pie split into half since buyers got more choices on the market. Some more its not that near MRT station.
However, think that woodleigh condo launching soon. above 2000psf. last time that woodleigh mrt station is a "white elephant", now suddenly become "gold rooster".. haha
In recent context, woodleigh may still sell better than the two Serangoon projects (though launch at 2kpsf) could be due to the fact that in recent new launches, most of the projects are not in good location or near mrt. (twin vew, tapestry, affinity, the gardens, and the next coming one riverfront). These projects target mainly for those buying for self stay.
Those that are in better location like Amber 45, 120 grange, Martin modern are in the above 2.4k to 3kpsf/more expensive league.
Thus, buyers who r looking for reasonably good location/city fringe but with a Budget of ard 2kpsf may still consider woodleigh area.
Jade Scape is another to watch if price is right.
To me, woodleigh is just about convenience and city fringe. For investment purpose and with 2kpsf Budget, I would go for left over units at park place anytime as I felt the potential there is higher.
thomastansb
20-06-18, 09:37
Park Colonial is definitely a better buy if it is at 1600psf. Got MRT and mall opposite. And don't forget the land price of woodleigh residences. They are going to sell ard 2k psf. So capital appreciation is there. Convenience is there. It is way better than Garden residences. Same price but you get MRT and mall. If you have been in property long enough, you will know mall + MRT is highly sought after.
Park Colonial is definitely a better buy if it is at 1600psf. Got MRT and mall opposite. And don't forget the land price of woodleigh residences. They are going to sell ard 2k psf. So capital appreciation is there. Convenience is there. It is way better than Garden residences. Same price but you get MRT and mall. If you have been in property long enough, you will know mall + MRT is highly sought after.
Look like you have not been in property long enough or not an insider to know mall + MRT is not always profit.
bargain hunter
20-06-18, 18:53
Look like you have not been in property long enough or not an insider to know mall + MRT is not always profit.
not always but SPH already blow trumpet to sell at MORE THAN 2000psf liao mah. even if they malu chop to 1900psf, park colonial phase 1 if average 17xxpsf also still good price.
sginvestor
20-06-18, 21:37
need to look at the site layout of Park Colonial...
will there be units facing the main road? it's pretty congested there, need to find units with quiet facing
not always but SPH already blow trumpet to sell at MORE THAN 2000psf liao mah. even if they malu chop to 1900psf, park colonial phase 1 if average 17xxpsf also still good price.
You need a greater fool to buy at 2400 psf just like when I buy at 899 psf in 2011 I need a great fool to buy at 1600 psf in 2018.
thomastansb
22-06-18, 23:13
But at the same price with GR, I think I will go for MRT + Mall. Even for own stay, it is also decent.
Look like you have not been in property long enough or not an insider to know mall + MRT is not always profit.
But at the same price with GR, I think I will go for MRT + Mall. Even for own stay, it is also decent.
Be aware where is the Air Con Tower for the Mall and MRT. My place ground floor unit with just one compressor on the whole night my unit at the fifth floor can feel the effect.
thomastansb
23-06-18, 10:46
No la. I not buying. 10% ABSD.
Be aware where is the Air Con Tower for the Mall and MRT. My place ground floor unit with just one compressor on the
whole night my unit at the fifth floor can feel the effect.
No la. I not buying. 10% ABSD.
Got way to avoid ABSD.
https://www.dropbox.com/s/fi0prysvvsgh5s5/Affinity%20Jun%202018.csv?dl=0
anyone knows how much jade scape will be launched at?
anyone knows how much jade scape will be launched at?
No indicative price yet.
[Hot from the oven]
Good news for Serangoon Gardens lovers. Due to the latest cooling measures, the developer of Gardens Residences have set aside some starbuys.
The video shows you the orientation of the condo next to the cluster of Serangoon Gardens landed houses.
https://www.youtube.com/watch?v=3dv-UEOvbLY
Instead of $17xx psf, some units are going from $14xx instead. Here are some selected units.
Star buy list!
1br
#02-04 A1-P 474sf $709,800 1497psf
#03-04 A1 452sf $688,500 1523psf
#04-04 A1 452af $690,600 1528psf
#03-16 A1 452sf $714,600 $1581psf
#04-16 A1 452sf $716,800 $1586psf
#05-16 A1 452sf $719,000 $1591psf
1+S
#03-14 A3S 517sf $749,100 $1449psf
#04-14 A3S 517sf $752,100 $1455psf
#05-14 A3S 517sf $753,900 $1458psf
2br
#02-13 B1-P 667sf $935,700 $1403psf
#03-13 B1 614sf $907,400 $1478psf
#04-13 B1 614sf $910,200 $1482psf
2+S
#02-24 B2S-P 753sf $1,109,800 $1474psf
#03-24 B2S 689sf $1,069,000 $1552psf
#04-24 B2S 689sf $1,072,400 $1556psf
#02-17 B2S-P 753sf $1,124,200 $1493psf
#03-17 B2S 689sf $1,082,100 $1571psf
#04-17 B2S 689sf $1,085,500 $1575psf
3br
#02-02 C2-P 861sf $1,231,600 $1430psf
#03-02 C2 786sf $1,198,500 $1525psf
#04-02 C2 786sf $1,202,200 $1530psf
#02-43 C1-P 872sf $1,259,600 $1444psf
#03-43 C1 797sf $1,219,000 $1529psf
#04-43 C1 797sf $1,222,900 $1534psf
https://goo.gl/XtEHcj I would like more info about The Garden Residences
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/40769378_10214058846278120_957601196737036288_n.jpg?_nc_cat=0&oh=4cd0ae324d87dbd521009053f2e19597&oe=5C2DFC90
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/40422153_10214027932945306_4742488779275632640_n.jpg?_nc_cat=0&oh=4930062bfb2eeaf3fcc9320e16505c47&oe=5C2EAC40
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/40443716_10214027933265314_3021716394195550208_n.jpg?_nc_cat=0&oh=081750500ba56db2cce35cd023b65670&oe=5C31CAB7
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/40752509_10214058830077715_2333239282744950784_n.jpg?_nc_cat=0&oh=155295d556320ac5349ba7323d586da2&oe=5C2669C3
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/40685549_10214058829757707_6367591669780447232_n.jpg?_nc_cat=0&oh=05200e7d5da7a1cb6970be621723be50&oe=5BED67A0
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/40895950_10214058829877710_4659817994631774208_o.jpg?_nc_cat=0&oh=640a4676417e0b8acd1cbd0745c21884&oe=5C2EC407
Can buy don't buy, please wait let others buy.
Mon,24/9/18
PN close 3 units today
1 Br (474sqft) #02-04 $709,800/$1497psf
1 Br (452sqft) #05-04 $714,100/$1580psf
1 Br (452sqft) #06-04 $716,100/$1584psf
https://goo.gl/XtEHcj I would like more info about The Garden Residences
*WOW WOW WOW;1 buyer walked-in in aug, went to see more surrounding projects, came back to The Garden Residences and bought 3 units not 1*
Why?
TGR vs Others
Better *Value*
Better *Attributes*
2 strong *Developers track record*
Serangoon Garden *Address*
Price is what you pay,
*VALUE IS WHAT YOU GET*
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/45405043_10214459761660754_1157360426321707008_n.jpg?_nc_cat=100&_nc_ht=scontent.fsin3-1.fna&oh=4086b3fe6410edd9a0859eea023469c6&oe=5C8724D3
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.0-9/45364132_10214459761940761_1410869921780334592_n.jpg?_nc_cat=110&_nc_ht=scontent.fsin3-1.fna&oh=c76c347713a1aa35daa623be22f68ff6&oe=5C71ED34
:star::star::star:*STAR BUY UNITS From $14××psf ONLY*
*1BR*
452sf fr $690,100 $1528psf
Jui Residences 463sf fr $767,000 $1657
*1+S*
517sf fr $749,100 $1449psf :star:
*2BR*
614sf fr $907,400 $1478psf :star:
*2+S*
689sf fr $1,068,600 $1551psf
*3BR*
786sf fr $1,198,500 $1525psf
904sf fr $1,464,600 $1620psf
https://goo.gl/XtEHcj (https://l.facebook.com/l.php?u=https%3A%2F%2Fgoo.gl%2FXtEHcj%3Ffbclid%3DIwAR3AGhIFsjimOyyL2o2dzvdxmaQk30hxlz4U3ecvwqcPOlpWG1PQi73XWfs&h=AT1LyrJM03psDkh4P1xZl3XRdZTl1-fj48cDcMbmQzsO4rJoJ1AK_nHmNFr04Je-aS8kpnHjlcRbTqbbA_m5L-hUoieqma68IxG0Iar7Hu6jMRVV1xJJrgkJ6U2Hpq4b61I) I would like more info about The Garden Residences
https://www.thegardenresidences.sg/
The Garden Residences ebrochure https://www.thegardenresidences.sg/downloads/ebrochure.pdf
thomastansb
06-11-18, 17:10
No wonder the government took action.
614 sqft - 2 bedroom.
689 sqft - 2+S.
Crazy size. Just surprised they took so long...
:star::star::star:*STAR BUY UNITS From $14××psf ONLY*
*1BR*
452sf fr $690,100 $1528psf
Jui Residences 463sf fr $767,000 $1657
*1+S*
517sf fr $749,100 $1449psf :star:
*2BR*
614sf fr $907,400 $1478psf :star:
*2+S*
689sf fr $1,068,600 $1551psf
*3BR*
786sf fr $1,198,500 $1525psf
904sf fr $1,464,600 $1620psf
https://goo.gl/XtEHcj (https://l.facebook.com/l.php?u=https%3A%2F%2Fgoo.gl%2FXtEHcj%3Ffbclid%3DIwAR3AGhIFsjimOyyL2o2dzvdxmaQk30hxlz4U3ecvwqcPOlpWG1PQi73XWfs&h=AT1LyrJM03psDkh4P1xZl3XRdZTl1-fj48cDcMbmQzsO4rJoJ1AK_nHmNFr04Je-aS8kpnHjlcRbTqbbA_m5L-hUoieqma68IxG0Iar7Hu6jMRVV1xJJrgkJ6U2Hpq4b61I) I would like more info about The Garden Residences
sginvestor
06-11-18, 18:29
it's not that bad for 1 person..
for 614 sq ft, the smaller size actually comes from cutting out one toilet...
sginvestor
06-11-18, 18:41
there are some units in other developments - 635 sq ft/646 sq ft for 2 bed 1 toilet..
i feel that size is ok for 1 person...
thomastansb
06-11-18, 22:22
I think most people buy 2 bedders for 3 people. Couple + 1 kid. Not for 1 person.
Welcome to the New World.
My 5 room HDB bought in 1995 is 126 sqm where to find in BTO now.
My 2 Bedroom in 2006 is 958 sqft where to find New Launch now.
My 3 Bedroom Penthouse bought in 2011 just 6 years earlier 1453 sqft where to find in New Launch now.
All 99 years so they will only become smaller as the years past.
Guess what will happen after 17 Jan 2019, we get bigger size condo and cheaper price.
sginvestor
07-11-18, 19:34
Welcome to the New World.
My 5 room HDB bought in 1995 is 126 sqm where to find in BTO now.
My 2 Bedroom in 2006 is 958 sqft where to find New Launch now.
My 3 Bedroom Penthouse bought in 2011 just 6 years earlier 1453 sqft where to find in New Launch now.
All 99 years so they will only become smaller as the years past.
Guess what will happen after 17 Jan 2019, we get bigger size condo and cheaper price.
cheaper price would be good! wish i had waited... lol
the current condo prices (and sizes) would be suitable for these kinds of people:
a couple (no kids) - 3 bedder,
singles - 2 bedder
investors - 1 bedder
cheaper price would be good! wish i had waited... lol
the current condo prices (and sizes) would be suitable for these kinds of people:
a couple (no kids) - 3 bedder,
singles - 2 bedder
investors - 1 bedder
Cheaper price will happen one day if one waits long enough, but when it is cheaper will the one waiting for buy?
Wow, 3 years already.
https://www.facebook.com/photo.php?fbid=10206216742870436&set=a.10206216454543228&type=3&theater
I miss the oyster and the wine.
https://scontent.fsin3-1.fna.fbcdn.net/v/t31.0-8/12182959_10206216825272496_8902057235259131463_o.jpg?_nc_cat=105&_nc_ht=scontent.fsin3-1.fna&oh=6c9380ff1a61f2c48bbd1ce2d9305790&oe=5C79F6F4
https://www.youtube.com/watch?v=bWYB27qh_m8
<url of video>
<url of picture that typically ends with .jpg or .png or .gif>
9/2/19
#08-10 sold
#05-40 sold
10/2/19
#05-10 sold
#05-10 $685900
#07-40 $935,500/$1523psf
Pdi drawn for 07-40
👍Best Buy Units
1Br 452sf
Facing main pool
#04-10: $682,800 ⭐
#08-10: $695,400
"Best facing & lowest quantum"
1+Study 517sf
Facing open area
#03-14: $749,100
#10-14: $750,500 ⭐
"Lowest psf, selling at breakeven price"
2Br 1Bath 614sf
Facing open area
#03-13: $907,400 ⭐
#04-13: $910,200
"Cheapest 2br compared to surrounding projects"
Facing Sgoon Garden Landed
#04-40: $925,400
#10-40: $965,300 ⭐
"Best facing, now selling cheaper than previous transacted units"
2+Study 2Bath 689sf
Facing open area
#04-44: $1,068,600
#04-24: $1,072,400
3Br 786/797sf
Facing open area
#03-02: $1,198,500
#04-02: $1,202,200
#03-43: $1,219,000
3+Study 904sf
Facing Sgoon Garden Landed
#03-19: $1,464,600
#04-19: $1,469,300
4+Study 1119sf
Facing Sgoon Garden Landed
#03-22: $1,811,400
#04-22: $1,817,000
4 Deluxe 1195sf
Facing Sgoon Garden Landed
#03-26: $2,068,500
#04-26: $2,074,700
5 Deluxe 1539sf
Facing Sgoon Garden Landed
#03-27: $2,586,900
#04-27: $2,594,700
Walk-in on Monday, wow buyer is coming. Who is still waiting?
https://scontent.fsin1-1.fna.fbcdn.net/v/t1.0-9/51607237_10215120285293432_4653440191535513600_o.jpg?_nc_cat=103&_nc_ht=scontent.fsin1-1.fna&oh=eaf883d87889c492beeffc2e6ccd5a7d&oe=5CFDDDD1
It was a big surprise to us also, good news for those who bought.
Can buy Don't buy, wait for what ???????
2006 D7 $535,000--- 958sqft -558 psf---- 2 Bedroom
2011 D19 $1,305,800 1453sqft- 900 psf ---3+1 Bedroom PH
2018 D19 $1,604,100 1163 sqft 1,379 psf -3 Bedroom plus Study
Sometime read a bit of History help.
"Good news for those who bought." - Agent A.
Who listened to Agent A and went in to buy during launch and is regretting big time now seeing the 10% off developer is giving now?
Can see that agent A has erased many of his old malicious posts.
"Good news for those who bought." - Agent A.
Who listened to Agent A and went in to buy during launch and is regretting big time now seeing the 10% off developer is giving now?
Can see that agent A has erased many of his old malicious posts.
Very easy to mislead people who are new to this forum but for those who are here long enough will know after 10 minutes your post stay forever.
Small boys and little girls who read and listen to sweet talk will surely get into trouble, not forum member here.
I share facts and figures, the member decides caveat emptor.
Buying property is not about paper gain only, so childish.
Very easy to mislead people who are new to this forum but for those who are here long enough will know after 10 minutes your post stay forever.
Small boys and little girls who read and listen to sweet talk will surely get into trouble, not forum member here.
I share facts and figures, the member decides caveat emptor.
Buying property is not about paper gain only, so childish.
Why are so many of your posts blank then?
We all aim to buy property at a good price, not overpriced new launches. Figures show itself, developers have slowly lowered their prices, prices are coming down..
I don't disagree that you share fact and figures but also "sweet talk" and biased opinions.
Not discouraging anyone to buy but I would say next year would be a better time to buy.
Why are so many of your posts blank then?
We all aim to buy property at a good price, not overpriced new launches. Figures show itself, developers have slowly lowered their prices, prices are coming down..
I don't disagree that you share fact and figures but also "sweet talk" and biased opinions.
Not discouraging anyone to buy but I would say next year would be a better time to buy.
This forum has been changing from one format to another due to Robo posting.
Those blank are the link I share when they change the format the link broken.
Which property investor doesn't want to buy at a good price. The new launches are not overpriced they are priced not to sell, when they cannot sell they have to lower the price.
Agency can only advise Developer on the pricing, Developer has to take the risk for overpricing.
For those who know, one development changes it pricing 9 times in a day during launch due to over demand.
I never buy on timing, I buy when I can buy.
https://scontent.fsin1-1.fna.fbcdn.net/v/t1.0-9/161662609_10221171944381127_7182555111860110089_o.jpg?_nc_cat=103&ccb=1-3&_nc_sid=730e14&_nc_ohc=9V_zA48zgV8AX9iU6k2&_nc_ht=scontent.fsin1-1.fna&oh=9fc49b198a4d8adc62a8d8930d3aafe9&oe=60787D3A
Why are so many of your posts blank then?
We all aim to buy property at a good price, not overpriced new launches. Figures show itself, developers have slowly lowered their prices, prices are coming down..
I don't disagree that you share fact and figures but also "sweet talk" and biased opinions.
Not discouraging anyone to buy but I would say next year would be a better time to buy.
Congrats.
D19.The Garden Residences
The New Pride Of Serangoon Garden
🌟 STAR BUY / BEST BUY promo, Units Selling Fast❗
🔥Price From $1,560psf ONLY; slightly abv Developer Breakeven price
✅ Lowest entry price yet with luxury finishings❗
🚇 Cross Island Line upside
🗝️ Vacant Possession: 01/08/2022
1BR; A1-R; 570sf
#15-16 $912,000; $1,600psf sold
3BR; C2-R; 1033sf
#15-03 $1,627,000; $1,575psf
4BR; D2; 1195sf
#04-25 $1,894,100; $1,585psf sold
#14-25 $2,058,000; $1,722psf sold
4BR; D2-R; 1561sf
#15-25 $2,411,200; $1,545psf
4BR; D3-P; 1421sf
#02-27 $2,216,600; $1,560psf
4+S; D1S; 1119sf
#13-30; $1,882,900; $1,683psf
#14-30 ;$1900,100; $1,698psf
4+S; D1S-R; 1442sf
#15-30 $2,212,900; $1,535psf
Price Subject To Change Without Prior Notice
Info is accurate as at 10/3/2021
Congrats to those who take action instead of NATO.
Collection of payment & maintenance fee, then book keys collection after 12 July 21
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.6435-9/197966567_10221814209437352_655165640324322723_n.jpg?_nc_cat=101&ccb=1-3&_nc_sid=730e14&_nc_ohc=9UnXyx2rDxEAX_1UuMD&_nc_ht=scontent.fsin3-1.fna&oh=3f129bca3086c1089fe4a69031b900fe&oe=60DB35A5
https://scontent.fsin3-1.fna.fbcdn.net/v/t1.6435-9/202349417_10221814211437402_7819710864228423507_n.jpg?_nc_cat=102&ccb=1-3&_nc_sid=730e14&_nc_ohc=rVCCYnZ3A7UAX8Jua6B&_nc_ht=scontent.fsin3-1.fna&oh=5f474acd4e467fd2f0a044dbf99636e9&oe=60DC0929
https://www.facebook.com/Teo.See.Hwa/posts/10221814210197371
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