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View Full Version : The Regency @ Tiong Bahru (D3, Freehold, UOL)



Intrepid Explorer 2.0
17-10-06, 17:34
New development at Chay Yan Street. I think it is supposed to complement Twin Regency and Regency Suites in the same neighbourhood, both of which are also by UOL.

The Regency @ Tiong Bahru will have 158 units.

Spy photos coming soon...

jack lemon
20-10-06, 15:05
Preview started last weekend on 14 Oct (sat). When I visited the showflat last weekend, units were already be snapped up. Its amazing how fast its moving. Going rate was about S$800 psf then. I'm pretty sure the prices were jacked up now.

It has since moved onto the softlaunch phase this week. I'm pretty sure that UOL will soon launch this project officially. By then, ads will start appearing in the newspaper and/or television.

UOL is certainly making an impact in the Tiong Bahru area.

mr funny
20-10-06, 19:21
I like UOL, they are a real solid property company fully diversified into hotels, residential, and commercial and this pedigree shows in their condominiums. Quality is the word. Not to mention that they are always flush with cash, even more cash recently.

Their residential developments rank among the best in Singapore in terms of comstruction, design, finishing, quality and value for money. Which is more than I can say for some other developers.

stockmarketwizard
31-10-06, 03:58
Last weekend, UOL launched The Regency at Tiong Bahru at an average price of $830 per sq ft. Zao Bao reported that they have already sold 54 out of the 158 units in the soft launch the previous week.

jack lemon
02-11-06, 15:13
to the best of my knowledge, this property is almost sold out (probably less than 10 units left). another run-away success by UOL.

of late (i.e. last couple of years), all their properties including twin regency, newton suites, regency suites, southbank were sold out within a couple of weeks (probably less than 1 month) of the launch. all are freehold except southbank. both regency suites and southbank has SOHO units.

even during the low/down period in 2004. i'm just amazed at the public's reception of their property launches. all snapped up, so very quickly, just like that.

it is my understanding that some units (probably higher floor ones) at the regency is selling for about S$900 psf. tiong bahru is now in the S$900 psf region now???

similarly .... newton area has now gone beyond S$1,200 and is now probably at S$1,400 psf. ardmore area is now S$2000+ psf? sentosa condos(leasehold) > S$1,500 psf. river valley now > S$1000+ psf

its jaw dropping. are the prices going up too fast??? its crazy.

low-end condos, ECs and HDBs aren't moving as yet. its only the high-end and mid-tier ones that have been moving.

just my 2-cents worth

meesiammaihum
02-11-06, 17:25
similarly .... newton area has now gone beyond S$1,200 and is now probably at S$1,400 psf. ardmore area is now S$2000+ psf? sentosa condos(leasehold) > S$1,500 psf. river valley now > S$1000+ psf

its jaw dropping. are the prices going up too fast??? its crazy.

You know what is scary? The number of sub sales advertised in the papers. For example, ook at the number of subsales advertised for The Sail at Marina!!!! What does this mean? It means only one thing: speculation, and this whole thing may turn out to be a bubble.

make sense?
06-02-07, 19:43
Why pay so much to live in Tiong Bahru? For $900 psf, why not try Bukit Timah Road or Dunearn Road district 10 and 11. There are good deals around Duchess, Sixth Avenue, Watten Estate, Swiss Club, Trevose, and Shelford Roads. Your neighbours will be more genteel, more educated, and likely to be from respectable backgrounds and families. Many young doctors, lawyers, bankers, corporate management type and respectable businessmen live here, close to their parents' landed homes. They also probably went to elite schools located in district 10 and 11.

In Tiong Bahru, I am afraid that you will be living with people from neighbourhood schools, from HDB backgrounds, but just recently made a little money and want to show off. Any person who came from D9, 10, 11 backgrounds will never live in Tiong Bahru - trust me. So get your money worth! If you want to upgrade to a condo with decent neighbours, move to where the genteel people are!

Sorry if I sound snobbish, I am just stating an opinion from my experience and my circle of friends. I am sure many people will agree with me that $900 psf is too much to pay for a Tiong Bahru or Kim Tian location when you can easily get one in Duchess or Shelford. The addresses sound a lot better too!

to make sense
07-02-07, 16:35
yes. you do make sense.

studio3
08-02-07, 00:54
I think that what some people want is the location and proximity to the city. 6th ave would be a nice area to live, but it is a little far from the CBD if you work there. There are terrible jams to the CBD in the morning and coming from the CBD in the evening. The good things are: near good schools and a greener, more spacious lifestyle.

Actually, places like Little India's City Square and Tiong Bahru's Twin Regency, Regency Suites, and The [email protected] are the perfect city living residences for singles and young couples working in the city. Very close to amenities, close to the workplace, and best of all costing half of what certain places in Orchard, River Valley, and Newton would cost. Bang for the buck, my friends.

To each his own!

Unregistered
27-03-07, 14:24
Tiong Bahru is becoming a popular place to stay, just like Balestier. Time passes, things change. We must also move with the times.

happy123
28-07-08, 12:28
It's easily accessible to a lot of places like Orchard, River Valley, CBDs. Anyone bought this condo?

sentosa
31-07-08, 10:35
Very Snobbish. Bukit Timah area is good for those who want to infect their lung with free radicals. The huge volume of traffic is definitely bad for one's health if you live within the vicinity. If you want good address, go Sentosa or Orchard Road.




Why pay so much to live in Tiong Bahru? For $900 psf, why not try Bukit Timah Road or Dunearn Road district 10 and 11. There are good deals around Duchess, Sixth Avenue, Watten Estate, Swiss Club, Trevose, and Shelford Roads. Your neighbours will be more genteel, more educated, and likely to be from respectable backgrounds and families. Many young doctors, lawyers, bankers, corporate management type and respectable businessmen live here, close to their parents' landed homes. They also probably went to elite schools located in district 10 and 11.

In Tiong Bahru, I am afraid that you will be living with people from neighbourhood schools, from HDB backgrounds, but just recently made a little money and want to show off. Any person who came from D9, 10, 11 backgrounds will never live in Tiong Bahru - trust me. So get your money worth! If you want to upgrade to a condo with decent neighbours, move to where the genteel people are!

Sorry if I sound snobbish, I am just stating an opinion from my experience and my circle of friends. I am sure many people will agree with me that $900 psf is too much to pay for a Tiong Bahru or Kim Tian location when you can easily get one in Duchess or Shelford. The addresses sound a lot better too!

sentosa
31-07-08, 10:36
yes, it makes better sense.


I think that what some people want is the location and proximity to the city. 6th ave would be a nice area to live, but it is a little far from the CBD if you work there. There are terrible jams to the CBD in the morning and coming from the CBD in the evening. The good things are: near good schools and a greener, more spacious lifestyle.

Actually, places like Little India's City Square and Tiong Bahru's Twin Regency, Regency Suites, and The [email protected] are the perfect city living residences for singles and young couples working in the city. Very close to amenities, close to the workplace, and best of all costing half of what certain places in Orchard, River Valley, and Newton would cost. Bang for the buck, my friends.

To each his own!

Unregistered899
22-09-08, 15:27
Hi, does anybody have any news or knowledge on the prices of Twin Regency and Regency Suites now?

Both were selling at around $1300 per sqf when I viewed several units in Twin Regency 2 months back.

chr
04-10-08, 17:58
Hi, does anybody have any news or knowledge on the prices of Twin Regency and Regency Suites now?

Both were selling at around $1300 per sqf when I viewed several units in Twin Regency 2 months back.

I heard it is with $1,300 psf and another asking for $1,400 psf for Regency Suites, which has a better location and ublocked view to CBD (if not wrong I heard can see Singapore Flyer and Fireworks in Marina) than Twin Regency.

Unregistered1
08-10-08, 15:15
Can see the firework from which floor?

Ardmore1*
10-10-08, 13:12
Hello everyone. Heard that SG in recession so i came here
to laugh at you guys. Hip hip hooray!

Ardmore2*
10-10-08, 14:43
Hello everyone. Heard that SG in recession so i came here
to laugh at you guys. Hip hip hooray!
..........

"..... you need to be technically correct when you post.

Singapore government forecasted Singapore in Technical Recession for Q3 2008 based on July and August figures. We will know the September results by the end of October.

Economists forecast lower GDP Growths for the next 2-3 years. They did not forecast Recession. ....."

News
10-10-08, 14:44
..........

"..... you need to be technically correct when you post.

Singapore government forecasted Singapore in Technical Recession for Q3 2008 based on July and August figures. We will know the September results by the end of October.

Economists forecast lower GDP Growths for the next 2-3 years. They did not forecast Recession. ....."
Just f.y.i..

The last "technical recession" occurred in 2002.

The last "recession" occurred in 2001 when the GDP growth was -2.4%.

singapore
10-10-08, 15:03
Oct 10, 2008

S'pore slips into recession

# MTI lowers 2008 forecast to 3%, from earlier 4-5%
# MAS moves to ease monetary policy
# Inflation has peaked


SINGAPORE has slipped into its first recession since 2002 after its economy declined for a second straight quarter, prompting the central bank to ease monetary policy favoring gains in its currency in an effort to confront the downturn.

The Ministry of Trade and Industry (MTI) on Friday also revised downwards Singapore's full-year growth forecast to around 3 per cent from an earlier estimate of 4 to 5 per cent, citing a slowdown in the global economy and key domestic sectors.

At the same time, the Monetary Authority of Singapore said it was easing monetary policy for the first time in more than four years. It said on Friday it is shifting to a 'zero-percent appreciation' stance and will intervene to reduce "excessive volatility'.

There will be no re-centering of the band of change in the so-called width, the range in which it is allowed to trade, said MAS.

Central banks around the world are loosening monetary policy and cutting interest rates as an escalating global credit crisis that's toppled banks in the US and Europe saps growth.

MTI said the impact of the worsening US financial crisis and the deepening credit crunch had weakened US consumer sentiment, which will affect demand from Asia and the rest of the world.

On a seasonally adjusted quarter-on-quarter annualised basis, real GDP declined by 6.3 per cent in the third quarter after contracting 5.7 per cent in the previous quarter, the ministry said.

While it did not describe the economy as being in recession, a technical recession is generally defined as two consecutive quarters of contraction in economic output.

Economists polled by Dow Jones Newswires had forecast a 0.3 per cent quarter-on-quarter rise in gross domestic product, the value of goods and services produced in the economy.

Singapore's last technical recession occurred in 2002 while the most recent full-scale recession was in 2001, when the economy contracted 2.4 per cent during the year.

Compared with the third quarter of last year, the ministry said Singapore's economy contracted by 0.5 per cent in real terms, against 0.8 per cent expansion foreseen in the Dow Jones poll.

In August the government had revised down its full-year GDP forecast to 4.0-5.0 per cent but since then, external economic conditions have deteriorated more than expected and some sectors of the economy have weakened significantly because of industry-specific or domestic factors, the ministry said.

'Singapore's export-oriented sectors, such as manufacturing, will be affected,' it added.

Last year the economy expanded 7.7 per cent but after years of growth, signs of a slowdown emerged with recent disappointing trade data and contractions in the important manufacturing sector, which includes the export-dependent electronic and pharmaceutical industries.

In August, key non-oil domestic exports fell for the fourth straight month, with electronic shipments continuing a decline begun in February 2007, while manufacturing dropped by 12.2 per cent.

The August fall in output followed a 21.5 per cent decline the previous month.

The government's preliminary third-quarter GDP estimates are based largely on data from July and August, and are subject to revision.

Inflation peaks
Inflation, which reached a 26-year high earlier this year, has peaked, said MAS. Consumer prices will rise between 6 per cent and 7 per cent this year, and gains will ease to between 2.5 per cent and 3.5 per cent in 2009, it predicted.

'Against the backdrop of a weakening external economic environment and continuing stresses in global financial markets, the growth of the Singapore economy is expected to remain below potential in the period ahead,' said MAS.

'Inflation is expected to trend down in 2009 as the global and domestic economies slow.'

Exports slump
Singapore's US$161 billion (S$239 billion) economy declined 0.5 per cent last quarter from a year earlier, compared with a revised 2.3 per cent gain between April and June.

Growth has deteriorated as a slump in export demand forced factories to cut production, tourist arrivals faltered and a real-estate boom ended, reported Bloomberg news.

The island's manufacturing industry, which accounts for a quarter of the economy, contracted 11.5 per cent last quarter from a year earlier, compared with a revised 4.9 per cent drop in the previous three months, according to today's report.

Singapore's government expects exports to decline as much as 4 per cent this year, and the island's shipments of electronics goods have fallen for 19 consecutive months.

Financial services
Services climbed 6.1 per cent in the third quarter from a year earlier, slowing from a 7 per cent pace in the previous three months. The city-state will probably miss a government target of 10.8 million visitors in 2008, the tourism board said on Sept 23, after visitor arrivals dropped 7.7 per cent in August.

'The financial services sector is likely to see slower growth in the coming months as the ongoing global financial crisis has heightened uncertainties for sentiment-sensitive segments such as stocks trading and fund management activities,' said MIT.

The construction industry grew 7.8 per cent, easing from a revised rate of 19.8 per cent in the previous quarter.

Singapore's benchmark Straits Times Index slumped 7.3 per cent to its lowest level since November 2004 on Friday in opening trade after the economic data and policy statement.

The Singapore dollar rose to $1.4724 per US dollar after the central bank's announcement compared with $1.4780 as traders adjusted positions after the widely expected move. -- AFP, REUTERS

Question
10-10-08, 15:13
..........

"..... you need to be technically correct when you post.

Singapore government forecasted Singapore in Technical Recession for Q3 2008 based on July and August figures. We will know the September results by the end of October.

Economists forecast lower GDP Growths for the next 2-3 years. They did not forecast Recession. ....."

Just f.y.i..

The last "technical recession" occurred in 2002.

The last "recession" occurred in 2001 when the GDP growth was -2.4%.

Oct 10, 2008

..........

The government's preliminary third-quarter GDP estimates are based largely on data from July and August, and are subject to revision.

..........

The Singapore dollar rose to $1.4724 per US dollar after the central bank's announcement compared with $1.4780 as traders adjusted positions after the widely expected move. -- AFP, REUTERS
So these are preliminary numbers based on data from July and August. When can we get the final GDP figure?

If Q4 growth is higher than Q3 growth, does that mean we need another 2 slowing quarters after Q4 to get another technical recession?

Unregistered2
28-10-08, 19:39
Quoting from someone's reply from Metropolitan forum:

Have been observing the average selling price for Metropolitan for last 9 mths and seems that currently the average asking price has been dropping gradually to around $850 - $900 psf from $1000 psf. Looks like folks holding on to these units are getting the jitters with TOP drawing nearer. Seeing similar trend with Regency Suites, Beacon etc.

Looking at gloomy economic situation right now, which many think would worsened in the next 6 - 9 mths and likely to last 2 - 3 years or more, the prices would definitely fall much more steeply than the last couple of months. Even SM Lee said that it would take at least 3 to 5 years to recover.

Unless the current owners are able to rent at the current monthly rental rates, they would have to start digging into their pockets to top up the monthly mortgage. Example, taking from URA site, Q3 08 25th and median percentile $ rental psf pm for Tanglin Regency is $3.61 and $4.22 psf respectively, a Metropolitan 1076 sqft unit rental is likely to yield around $4K rental per mth, which is barely enough to cover the mortgage. If the economy is to continue heading south in the next couple of months, the buyer would be considered fortunate if he/she is able to fetch similar Q2 07 price which is $3.11 psf pm to $3.30 psf pm for 25th and median percentile rental pm. With the additional surpluses of condominium available in 2009 onwards plus gloomy economy, likely the rental $ psf pm would be lower than that. With all that taken into consideration, it would be very high chance that the buyer would need to top up from his own pocket to finance the mortgage.

To make things worst, banks would definitely ask the buyer to top up the difference if the current property valuation is lower that the price he/she paid for at the pt of purchase.

To sum up, it looks like a ticking time bomb waiting to explode in a matter of time.

Unreg¡stered
28-10-08, 20:37
Quoting from someone's reply from Metropolitan forum:

Have been observing the average selling price for Metropolitan for last 9 mths and seems that currently the average asking price has been dropping gradually to around $850 - $900 psf from $1000 psf. Looks like folks holding on to these units are getting the jitters with TOP drawing nearer. Seeing similar trend with Regency Suites, Beacon etc.

Looking at gloomy economic situation right now, which many think would worsened in the next 6 - 9 mths and likely to last 2 - 3 years or more, the prices would definitely fall much more steeply than the last couple of months. Even SM Lee said that it would take at least 3 to 5 years to recover.

Unless the current owners are able to rent at the current monthly rental rates, they would have to start digging into their pockets to top up the monthly mortgage. Example, taking from URA site, Q3 08 25th and median percentile $ rental psf pm for Tanglin Regency is $3.61 and $4.22 psf respectively, a Metropolitan 1076 sqft unit rental is likely to yield around $4K rental per mth, which is barely enough to cover the mortgage. If the economy is to continue heading south in the next couple of months, the buyer would be considered fortunate if he/she is able to fetch similar Q2 07 price which is $3.11 psf pm to $3.30 psf pm for 25th and median percentile rental pm. With the additional surpluses of condominium available in 2009 onwards plus gloomy economy, likely the rental $ psf pm would be lower than that. With all that taken into consideration, it would be very high chance that the buyer would need to top up from his own pocket to finance the mortgage.

To make things worst, banks would definitely ask the buyer to top up the difference if the current property valuation is lower that the price he/she paid for at the pt of purchase.

To sum up, it looks like a ticking time bomb waiting to explode in a matter of time.
Bank will not ask you to top up lah.
SM Lee says we can go through this period lah.

If it is so bad, how come you can still talk cock here? Doesn't make sense at all!

Unregistered2
31-10-08, 16:08
Read the following forum on "negative equity" and tell me if it is true.

http://forum.channelnewsasia.com/viewtopic.php?p=2308864&sid=3401dbded0a4094fcc3076b5da87baee

Unreg¡stered
31-10-08, 17:09
Read the following forum on "negative equity" and tell me if it is true.

http://forum.channelnewsasia.com/viewtopic.php?p=2308864&sid=3401dbded0a4094fcc3076b5da87baee
As per what they say lor!

Hi,

I have asked my bank whether will they force me to pay the difference when my property valuation goes down say from 500k to 200k, a diff. of 300k. My banker says in theory, yes but so far, they have not done so but I will need to fulfill my monthly loan obligation.

Can anyone help to verify whether the bank can do that. thanks.

The key issue is how much you owe the bank. If you owe the bank $150K, and the property valuation goes down to $200K, you still have enough value in the collateral to cover the loan.

If you owe the bank $400k and the property valuation goes down to $200K, then your collateral is not enough to cover the loan and the Bank has the right to call for a top up of collateral.

However, in practice, for long term loans such as housing loans, most banks would not call for additional collateral so long as you can service your monthly loan obligation. That is the advantage of long term loans.

Do watch out for your credit record though as the Banks monitor it through the Credit Bureau. So if you default on your credit cards payment thereby affecting your credit score adversely, the Bank would be alerted and would review all your credit facilities, including your housing loan. One default in one credit or loan could trigger a review / recall of all loans.

Take care.

Question
31-10-08, 17:10
As per what they say lor!
So must go for long-term loan?

phil
11-11-08, 08:16
Based on current market cond. What is the current asking psf ?
Thanks

moonk123
25-11-08, 09:59
Project Name-THE REGENCY AT TIONG BAHRU(Former BO BO TAN GARDENS)
Developer-United Regency Pte Ltd(UOL Group Limited / UIC Limited)
Property Type-Condominium
Tenure - Freehold
Total Units - 158
Completion Date - Est 31 Dec 2010
District - 3

http://www.virtualhomes.sg/FileUpload/Project/205/Images/in3.jpg

http://www.virtualhomes.sg/FileUpload/Project/205/Images/floor_typeA2.jpg

http://www.virtualhomes.sg/FileUpload/Project/205/Images/elevation.jpg

http://www.virtualhomes.sg/FileUpload/Project/205/Images/site.jpg

see 720 degree virtual tour from :

http://www.virtualhomes.sg/theregencyattiongbahru

:)

southpark2000
14-12-08, 13:22
http://www.skyscrapercity.com/showthread.php?t=613617

DW
20-03-09, 00:23
http://www.skyscrapercity.com/showthread.php?t=613617

I just visited the link again. Looks like Regency @ Tiong Bahru is going to be so so so screwed, completed flanked and blocked by HDBs!!

alongking
14-04-09, 00:03
Anyone know what is the psf for this development? looking for 3 bed for own stay in this area.

southpark2000
14-04-09, 09:35
Anyone know what is the psf for this development? looking for 3 bed for own stay in this area.

Huh?

Got heavy construction behind the development till 2011 (minimum)......

how to :sleep:

Property_Owner
15-09-09, 11:14
Guess the view will be block by HDB flats:doh: :doh: :doh:

ghost5141
15-09-09, 15:57
Stack #1 and #2 are alright though..cant say the same about other stack. Sadly, #4 and #5 will be quite completely blocked..

Property_Owner
15-09-09, 16:14
Stack #1 and #2 are alright though..cant say the same about other stack. Sadly, #4 and #5 will be quite completely blocked..


But will have CTE road noise. I prefer Twin regency

blackswan
15-09-09, 17:12
Twin Regency is really nice at high floor with the sea view.
But you have to bear with the huge huge bay window at the Master bedroom toilet and the facilities all over the shop.
However its really very windy and very very convenient.

ghost5141
16-09-09, 11:49
but if high floor should be fine right? i think stack #1 and #2 should escape most of blocking by HDB, noise and dust from CTE. Yet get the wind from the north/south facing. Twin Regency is nice but i find it's a bit too near to Regency Suites and the non-master bedroom is really way too small for adult.

What you reckon?

Reporter
09-10-09, 14:18
http://www.straitstimes.com/STI/STIMEDIA/common/mast_home.gif
Suburban home prices soar
Some mid-tier projects have topped previous peaks, figures based on URA data show
Fiona Chan
The Straits Times
Friday, 9 October 2009

http://www.straitstimes.com/STI/STIMEDIA/image/20091008/front-fiosurpass.jpg
Citylights, a new condominium which incorporates conservation shophouses in its layout, is almost complete. In the left background are HDB flats along Jellicoe Road. -- Photo: ST

House hunters: If it feels like that suburban condominium you are eyeing is just as expensive now as it was during the 2007-2008 property boom, that is because it probably is.

Although overall private home prices are still some 15% below recent peaks, prices of mass market homes have already climbed back to the levels of early last year, right before the recession hit.

According to the Urban Redevelopment Authority’s (URA’s) latest estimate, released last week, prices of suburban private homes are just 3% shy of their peak levels in the second quarter of last year.

Some individual projects – such as Seletaris in Yio Chu Kang and Casa Merah in Tanah Merah – have already surpassed these levels, going by calculations done by The Straits Times using data from URA’s Realis database.

For mid-tier properties, URA’s data indicated prices remain about 15% off peaks last year.

But some condos in this category are also bucking the trend, with higher prices in the third quarter this year than in the property boom just past.

In the Jalan Besar area, for instance, three condominiums – Citylights, Southbank, and City Square Residences – are now commanding higher average psf than they did at the height of the boom, according to The Straits Times’ calculations.

The calculations compared these condos’ average price psf in the third quarter this year with the second quarter of last year. All the projects had several sales in the most recent quarter, but some had as few as two in the second quarter of last year as sentiment tapered off ahead of the recession.

Similarly, in the East Coast area, projects such as The Esta and The Sea View have already breached their peak average psf prices. This pattern has also cropped up in selected condos from Clementiwoods in Clementi to The Regency @ Tiong Bahru.

While launches of suburban condos have seen a massive surge in demand in recent months, resales of existing homes have so far stayed out of the limelight. But they have also been appreciating in value as sentiment in the real estate market goes from strength to strength, said property consultants.

'For mass-market leasehold projects outside the prime areas, just based on resale prices, we have almost gone back to the 2007-2008 levels,' said Ms Chua Chor Hoon, head of South-east Asia research at DTZ Debenham Tie Leung.

According to her research, the average price of a leasehold non-landed resale home rose to $610 psf in the third quarter of this year, a mere $5 psf less than the most recent peak of $615 psf.

With private home prices still on an uptrend, having jumped a 20-year record of 16% in the third quarter this year, it seems just a matter of time before suburban condo prices hit new highs.

But consultants say this may not necessarily happen, at least not by the end of this year.

For one thing, the Government’s measures to cool the property market, announced last month, could have a dampening effect on home sales and moderate price increases.

This is unlikely to hit actual demand for homes, but the announcement’s psychological impact could cause a knee-jerk reaction and help prevent private home prices from escalating at an unsustainable pace, said Ms Tay Huey Ying, director of research and advisory at property firm Colliers International.

'As it is, the stand-offs between buyers and sellers in the secondary market are showing signs of a return,' she said. Buyers are also starting to complain about the higher prices of mass market homes.

'We have seen a slight slowdown in sales generally in the market, partly because of the prices, and partly because of the Government’s announcements,' she said, adding that prices have yet to suffer.

'I think some people are refusing to pay high prices, but sellers are not lowering their asking prices, so we are seeing the number of inquiries and also transactions come down a bit.'

wklibran
09-10-09, 14:33
http://www.straitstimes.com/STI/STIMEDIA/common/mast_home.gif
Suburban home prices soar
Some mid-tier projects have topped previous peaks, figures based on URA data show
Fiona Chan
The Straits Times
Friday, 9 October 2009

http://www.straitstimes.com/STI/STIMEDIA/image/20091008/front-fiosurpass.jpg
Citylights, a new condominium which incorporates conservation shophouses in its layout, is almost complete. In the left background are HDB flats along Jellicoe Road. -- Photo: ST

House hunters: If it feels like that suburban condominium you are eyeing is just as expensive now as it was during the 2007-2008 property boom, that is because it probably is.

Although overall private home prices are still some 15% below recent peaks, prices of mass market homes have already climbed back to the levels of early last year, right before the recession hit.

According to the Urban Redevelopment Authority’s (URA’s) latest estimate, released last week, prices of suburban private homes are just 3% shy of their peak levels in the second quarter of last year.

Some individual projects – such as Seletaris in Yio Chu Kang and Casa Merah in Tanah Merah – have already surpassed these levels, going by calculations done by The Straits Times using data from URA’s Realis database.

For mid-tier properties, URA’s data indicated prices remain about 15% off peaks last year.

But some condos in this category are also bucking the trend, with higher prices in the third quarter this year than in the property boom just past.

In the Jalan Besar area, for instance, three condominiums – Citylights, Southbank, and City Square Residences – are now commanding higher average psf than they did at the height of the boom, according to The Straits Times’ calculations.

The calculations compared these condos’ average price psf in the third quarter this year with the second quarter of last year. All the projects had several sales in the most recent quarter, but some had as few as two in the second quarter of last year as sentiment tapered off ahead of the recession.

Similarly, in the East Coast area, projects such as The Esta and The Sea View have already breached their peak average psf prices. This pattern has also cropped up in selected condos from Clementiwoods in Clementi to The Regency @ Tiong Bahru.

While launches of suburban condos have seen a massive surge in demand in recent months, resales of existing homes have so far stayed out of the limelight. But they have also been appreciating in value as sentiment in the real estate market goes from strength to strength, said property consultants.

'For mass-market leasehold projects outside the prime areas, just based on resale prices, we have almost gone back to the 2007-2008 levels,' said Ms Chua Chor Hoon, head of South-east Asia research at DTZ Debenham Tie Leung.

According to her research, the average price of a leasehold non-landed resale home rose to $610 psf in the third quarter of this year, a mere $5 psf less than the most recent peak of $615 psf.

With private home prices still on an uptrend, having jumped a 20-year record of 16% in the third quarter this year, it seems just a matter of time before suburban condo prices hit new highs.

But consultants say this may not necessarily happen, at least not by the end of this year.

For one thing, the Government’s measures to cool the property market, announced last month, could have a dampening effect on home sales and moderate price increases.

This is unlikely to hit actual demand for homes, but the announcement’s psychological impact could cause a knee-jerk reaction and help prevent private home prices from escalating at an unsustainable pace, said Ms Tay Huey Ying, director of research and advisory at property firm Colliers International.

'As it is, the stand-offs between buyers and sellers in the secondary market are showing signs of a return,' she said. Buyers are also starting to complain about the higher prices of mass market homes.

'We have seen a slight slowdown in sales generally in the market, partly because of the prices, and partly because of the Government’s announcements,' she said, adding that prices have yet to suffer.

'I think some people are refusing to pay high prices, but sellers are not lowering their asking prices, so we are seeing the number of inquiries and also transactions come down a bit.'

wonder any subsale going on? hv not heard much about this project. can see the condo furnishing its exterior now ... but location nt as good as Twin Regency.. quite far from mrt and main road.

hovivi
12-10-09, 19:44
when I look at property guru, the pics shown do not have surrounding hdb flat... very smart of the agrents..

Property_Owner
12-10-09, 20:28
when I look at property guru, the pics shown do not have surrounding hdb flat... very smart of the agrents..

it's a must to pay a visit to whatever you are buying.

bargain hunter
12-10-09, 21:26
in this case, in addition to that, must also look at hdb en-bloc relocation, the 40 storey flats coming up south of this project.


it's a must to pay a visit to whatever you are buying.

wklibran
13-10-09, 00:27
in this case, in addition to that, must also look at hdb en-bloc relocation, the 40 storey flats coming up south of this project.

the hdb project is in full scale now ... at about 10 storey high already... Almost a stone throw away from the Regency. However, the units facing CTE will still hv unblock city scenery.

bargain hunter
13-10-09, 00:40
that's right, will be a great view except will get noise from CTE :)


the hdb project is in full scale now ... at about 10 storey high already... Almost a stone throw away from the Regency. However, the units facing CTE will still hv unblock city scenery.

Squall8888
13-10-09, 11:02
This project is one of the worst. No doubt, it is tall. But it is hugged by HDB around it. Location is so so only. Don't understand why people pay so much for it.

bargain hunter
13-10-09, 11:07
when the first buyers bought, they didn't know that the hdb will build the en-bloc relocation there.

as can be seen in the past year, the project despite being newer, was sold at a discount to twin regency and regency suites due to its inferior location.


This project is one of the worst. No doubt, it is tall. But it is hugged by HDB around it. Location is so so only. Don't understand why people pay so much for it.

wklibran
13-10-09, 14:22
when the first buyers bought, they didn't know that the hdb will build the en-bloc relocation there.

as can be seen in the past year, the project despite being newer, was sold at a discount to twin regency and regency suites due to its inferior location.

sorry, i am not very familiar with ppty market. may i know is this project fully sold?

what is the current selling price in the resale mkt (xxxx/psf?)

one more thing to note, the location is quite far from tiong bahru main road and just outside the condo, there is singapore society for the disabled.

laid back atmosphere but location not so ideal.. i think.

bargain hunter
13-10-09, 14:49
fully sold during launch in late 06 or maybe early 07. Most of the units were transacted between 1000 and 1100psf. Most recent month is August with 4 transactions between 1030 to 1102psf. Exceptions are 1200psf for a unit in july and another one beat that with a 1327psf in aug.


sorry, i am not very familiar with ppty market. may i know is this project fully sold?

what is the current selling price in the resale mkt (xxxx/psf?)

one more thing to note, the location is quite far from tiong bahru main road and just outside the condo, there is singapore society for the disabled.

laid back atmosphere but location not so ideal.. i think.

cheerful
13-10-09, 15:00
U mean launch price then oso > 1k psf???

pweesng
13-10-09, 15:45
U mean launch price then oso > 1k psf???

ha ha.. i will never forget this development...

it was $1,100 psf thereabout during the launch. I ask the agent, at this price, how many units they expect to sell, given the location isn't the greatest on earth.

After about one week, the agent sms to 'suan' me... she told me they expected to sell ALL UNITS. I want also don't have already...

I damn too lan... hahahah

bargain hunter
13-10-09, 16:22
actually launch price then was around 9xxpsf for lower floors but higher floors were indeed 10xx to 11xxpsf. panaromic view with humming symphony of CTE mah.


U mean launch price then oso > 1k psf???

bargain hunter
13-10-09, 16:25
sorry, looks like i caused the confusion as i was replying to wklibran's questions.

the second sentence refers to the recent transactions.


fully sold during launch in late 06 or maybe early 07. Most of the units were transacted between 1000 and 1100psf. Most recent month is August with 4 transactions between 1030 to 1102psf. Exceptions are 1200psf for a unit in july and another one beat that with a 1327psf in aug.

cheerful
13-10-09, 18:36
Hmm .. if launch was around late 06 - early 07 with tt kinda price, seems like back in one full circle, margin not really say fantastic for those sub-sales leh ... plus this Regency is prob the least ideal among the series.

Haha .. pay high flr for view & yes inclusive of CTE :p

wklibran
14-10-09, 18:23
Hmm .. if launch was around late 06 - early 07 with tt kinda price, seems like back in one full circle, margin not really say fantastic for those sub-sales leh ... plus this Regency is prob the least ideal among the series.

Haha .. pay high flr for view & yes inclusive of CTE :p

mr bargain hunter, thank you for the enlightenment...

woo.. so the 1st hand owner of the condo must be hoping for the current ppty craze to continue, else how they going to offload their unit if they are investors...

ya, among the 3 regency, this is indeed the worse in terms of location and feel...

jlrx
14-10-09, 19:44
ya, among the 3 regency, this is indeed the worse in terms of location and feel...

That is because it is a fake regency.

Since when does "Bo Bo Tan" have anything to do with "regency"?

bargain hunter
14-10-09, 21:07
i think the 1st owners are in the money already. low floors bought 9xx now should be able to sell at 10xx to 11xx, those bought high floors at 10xx to 11xx, 2 managed to sell at 1200 and 13xx already. LOL. i think the finishing for this project should be better than the other 2 but too bad, the location and the 40 storey flats coming up has spoilt it.




mr bargain hunter, thank you for the enlightenment...

woo.. so the 1st hand owner of the condo must be hoping for the current ppty craze to continue, else how they going to offload their unit if they are investors...

ya, among the 3 regency, this is indeed the worse in terms of location and feel...

ghost5141
13-11-09, 14:34
Does anyone know when is this going to TOP? I see the facade is pretty much done.

stevenc
15-11-09, 22:07
Does anyone know when is this going to TOP? I see the facade is pretty much done.

The interiors still look pretty bare from the ground floor as I drive pass almost everyday.

I also see the kim tian HDBs forming a barrier wall just few meters from the 2 blocks of the regency. So most likely those units facing south will have their balconies and bedrooms just within "touching distance" from the new kim tian hdbs.

FTorres
26-11-09, 10:46
Can write off the south view due to the HDB blocks but north view still good... Can see very far esp high floors... Area in front is under conservation based on URA master plan... Anyway most developement have only 1 view... In this case living room unblocked view is still very interesting n attractive...

To me, the location is good... Near mrt n ammenities... Yet not so close to main road... Very short drive to orchard n city...

Am monitoring the price n TOP...

vin002
30-11-09, 16:58
Can write off the south view due to the HDB blocks but north view still good... Can see very far esp high floors... Area in front is under conservation based on URA master plan... Anyway most developement have only 1 view... In this case living room unblocked view is still very interesting n attractive...

To me, the location is good... Near mrt n ammenities... Yet not so close to main road... Very short drive to orchard n city...

Am monitoring the price n TOP...

Near MRT? Although you can reach by walking, it is about 1 to 2 bus stop distant.

View maybe good for North but... this is too near to expressway which will be very noisy.

Property_Owner
30-11-09, 19:56
Ftorres is correct mah

Location is good... better then balastier

Near mrt n ammenities... singapore so small, nothing wrong with the word ''near''

Yet not so close to main road...Ya, not close to main road, just closer to Expressway

Very short drive to orchard n city...Shorter then driving to woodland mah..

FTorres
22-12-09, 09:40
Drove past the development last weekend and saw the 2 blocks given new coat of paint... TOP soon?

ghost5141
23-12-09, 14:01
agent said developers have sent out letter for owner to take bank loan (if they have not), was told TOP Jan/Feb. Prob Feb/Mar then get key?

Tay EG
07-02-10, 10:18
TOP Mar/Apr.

ghost5141
11-04-10, 02:26
heard this has TOP-ed. Anyone has had a look?

Tay EG
11-04-10, 14:35
TOP end Mar.
about 40% owners collected keys.

ghost5141
12-04-10, 19:00
Anyone went to see this? Personally I am quite disappointed. The gate itself looks cheapo. Not to say many other undesirable things..

wklibran
13-04-10, 17:11
Anyone went to see this? Personally I am quite disappointed. The gate itself looks cheapo. Not to say many other undesirable things..

I have to agree. The entrance is tucked at one corner and next a charitable society. Exclusive but far from the main road such as Kim Tian Road or Tiong Bahru road.

Tay EG
13-04-10, 22:59
Wait till you see some of the stack's city & harbor city view. It's amazing!

focus
13-04-10, 23:04
Wait till you see some of the stack's city & harbor city view. It's amazing!

Which stack is it? And the min floor level to do thaT?

Squall8888
14-04-10, 00:36
My friend bought this condo to be my neighbour. But he says his unit is hugged by the HDBs. 40 or 45 levels high so I am pretty skeptical about the view. He just sold it for 100% profit. If only his downpayment, then it is 500% returns in 3 years +.

kane
14-04-10, 00:57
My friend bought this condo to be my neighbour. But he says his unit is hugged by the HDBs. 40 or 45 levels high so I am pretty skeptical about the view. He just sold it for 100% profit. If only his downpayment, then it is 500% returns in 3 years +.

i think your friend really just made 100% of his principal outlay which was perhaps 30-40%. none of the units jumped that much such that the nominal value jumped 1 fold.

ghost5141
14-04-10, 11:04
I was looking at stack 1. Personally, i think only stack 1 and 3 is good. Stack 3 is better but the 2br only stop at 12th or 13th floor and i m only looking for 2br. With that height, it might not be able to escape the dust/noise from CTE. If anyone get highfloor for stack 3 (which would be 3br), that would be perfect.

The view for high floor stack 1 and 3 is very nice..but still.

wklibran
14-04-10, 18:29
I was looking at stack 1. Personally, i think only stack 1 and 3 is good. Stack 3 is better but the 2br only stop at 12th or 13th floor and i m only looking for 2br. With that height, it might not be able to escape the dust/noise from CTE. If anyone get highfloor for stack 3 (which would be 3br), that would be perfect.

The view for high floor stack 1 and 3 is very nice..but still.

some people buy a unit for the view, some people buy a unit for convenience. so it depends on individual preference. for me, i am the latter. location is more important.. so this is not my cup of tea...

Tay EG
14-04-10, 23:38
Generally. all the unit's front view are nice (I think 10 floor & above). Stack 5 & 6 rear view are HDB. Stack 2 20% blocked by HDB. Stack 1 5% blocked.
High floor (I think 15 floor & above can see Sentosa for stack 1, 2 & 3).

As for location, I think not bad, about 500 - 600 m from MRT & Tiong Bahru Plaza. Walking distance from Tiong Bahru mkt & restaurants. If this is consider lousy location, get one with such standard & compare the price whether which one more worth.

ghost5141
15-04-10, 10:29
Personally, i think the location is good, no doubt abt it. It has many amenities around and getting around and to town is really convenient. Walking to MRT is not too far as well. If it's very near to MRT (like metropolitan), it's possibly 99 leasehold by now.

It's just that this project seems to be squeezed into smallest gap possible between HDBs. I have nothing againts staying near HDB but this is REALLY quite near.

Just 2 cents worth.

wklibran
15-04-10, 12:03
Personally, i think the location is good, no doubt abt it. It has many amenities around and getting around and to town is really convenient. Walking to MRT is not too far as well. If it's very near to MRT (like metropolitan), it's possibly 99 leasehold by now.

It's just that this project seems to be squeezed into smallest gap possible between HDBs. I have nothing againts staying near HDB but this is REALLY quite near.

Just 2 cents worth.

Location wise, indeed it is near to town and the famous tiong bahru market, which is about 10 mins walk. My concern for this development is that the nearest bus stop is probably 15mins away along tiong bahru or jalan bt merah. For resident who rely on public transport, maybe a concern.

Tay EG
15-04-10, 22:57
Location wise, indeed it is near to town and the famous tiong bahru market, which is about 10 mins walk. My concern for this development is that the nearest bus stop is probably 15mins away along tiong bahru or jalan bt merah. For resident who rely on public transport, maybe a concern.

I thought the nearest bus stop is @ the MRT. Though I'm not familiar with the bus stops, but, I don't think it is a concern.

HDB is the major concern but I think after sometime (after all HDB units occupied), it would settle down & ppl who want to stay there will get use to it.

I believe this freehold property will have good upside (not in the near future) few years later as Tiong Bahru area has not many free hold property and with decent view.

ghost5141
16-04-10, 12:42
Location wise, indeed it is near to town and the famous tiong bahru market, which is about 10 mins walk. My concern for this development is that the nearest bus stop is probably 15mins away along tiong bahru or jalan bt merah. For resident who rely on public transport, maybe a concern.

Re bus-stop, it's really not too far away. I work in the city and i can catch several buses to work from stop along Jln Bt Merah (at Kah Hiang restaurant if you are familiar).

Walk to bus stop is prob about 10mins, def shorter walk to MRT which takes abt 12mins (i actually time it the last time).

ghost5141
16-04-10, 12:51
I thought the nearest bus stop is @ the MRT. Though I'm not familiar with the bus stops, but, I don't think it is a concern.

HDB is the major concern but I think after sometime (after all HDB units occupied), it would settle down & ppl who want to stay there will get use to it.

I believe this freehold property will have good upside (not in the near future) few years later as Tiong Bahru area has not many free hold property and with decent view.

Indeed, i do agree HDB is a major concern. Not HDB as development per se, more of the sudden influx of population once new HDB opp the developement is ready for occupancy.

I grow up there. TB used to be rather quiet and peaceful (boring in some ppl's perspective) but over years, esp with new flats popping up along Jln membina and tiong bahru road, you can feel sudden increase in human traffic (esp at NTUC). Thus, with new flats popping up even more, you can be assure TB is gonna be rather crowded. Good because you might see even more shops and amenities to accomodate/service the crowd. Bad; the obvious - the crowd, the noise, the squeeze, probably cleanliness and probably the image of TB as a whole.

If you ask me, TB is a gem. It's accessible and equipped with amenities in everyway. It's very logical for gov and private developer to get a piece of it. You just have to see if what's more important for your current needs/wants.

Just my 2 cents worth.

focus
16-04-10, 15:30
Bad point is very very close to Expressway.. it's literally a stone's throw away.

ghost5141
16-04-10, 16:08
Bad point is very very close to Expressway.. it's literally a stone's throw away.

True. I went to see one on high floor, #30 and above and i dun get any noise. Not sure about the dust and etc tho. My current place is near expressway but on 10th floor and it gets dusty very very easily..

Tay EG
16-04-10, 22:05
Same here, I seen mid floor & high floor near CTE, don't feel any noise.

Generally, now many units selling & renting out plus HDB flat completion end of the yr plus further renovation for 6 mth, this condo will stablize end next year.

If you see those development @ West coast & AMK selling @ 1100 +- 150 psf with 99 yrs tenure, you will find that this development (plus regency suites & twin regency) appreciating over the next few year.

Just be patience. I also hear a lot of 'complaints' aboout a development despite good investment potential initially but time will prove its value.

august
16-04-10, 22:53
On aircon whole day lor, no more noise ~~ :p

ghost5141
18-04-10, 14:14
Same here, I seen mid floor & high floor near CTE, don't feel any noise.

Generally, now many units selling & renting out plus HDB flat completion end of the yr plus further renovation for 6 mth, this condo will stablize end next year.

If you see those development @ West coast & AMK selling @ 1100 +- 150 psf with 99 yrs tenure, you will find that this development (plus regency suites & twin regency) appreciating over the next few year.

Just be patience. I also hear a lot of 'complaints' aboout a development despite good investment potential initially but time will prove its value.

i do agee with the investment part, though i m buying for my own stay. Anw, i dun think one would ever find a 'perfect' condo. You probably can, but by then, i am sure the cost will be a concern. (at least thats what the elderly would say.)

Half cents worth. : )

hanalexu
29-06-10, 19:51
Dear readers, I have a mid floor, 4br unit, spacious layout for sale. View by appointment, view to offer. Price is negotiable.

Co-broke agents are also welcomed!

Contact Alex @9184 8890 now for appointment.

derracs
03-08-10, 00:09
Hi, does anyone know if this development is within 1km of Radin Mas Primary School?

maisonjai
03-08-10, 10:39
Hi, does anyone know if this development is within 1km of Radin Mas Primary School?

900m if u measure from edge to edge. Centre to centre 1.03km.

NoodyGirl
05-09-10, 14:33
I have seen this project
Very close to the Tiong Baru market
but too bad this one is close to CTE and also some very run down shophouses etc

Condorich
05-09-10, 15:33
I have seen this project
Very close to the Tiong Baru market
but too bad this one is close to CTE and also some very run down shophouses etc

CHECK OUT THE INGRESS AND EGRESS ROAD

one hell of an experience during peak. Maybe ERP would help there.

Tay EG
17-05-11, 09:35
Wow, latest transaction for stack 3 high floor unit near to 1500 psf. Seems like stack 1,2 & 3 doing quite well.