The Quartz @ Buangkok (99LH By Guocoland)

[vic]

i just heard from some agents that the 2nd phase of units launched is only 60% sold.. anyone knows anythg?

Not surprising...considering the slow down in property as well as US problem. The high asking price is also a big consideration for protential buyers.

[Stack27 Potential]

Just went to see the Quartz showflat. Is nice and really love it.
The price is now at 767psf. There are further 8% rebate. Now, thinking if should get one unit there or not.

[Leonhart]

Project Name Street Name Type Price($) Land/Floor Area (Sqft) Unit Price ($psf) Date of Option Exercised / Sales Agreement Signed

THE QUARTZ (http://javascript%3Cb%3E%3C/b%3E:popUp%28%27submitSISV.do?project_name=THE%20QUARTZ&street_name=COMPASSVALE%20BOW&property_type_code=24%27%29;) COMPASSVALE BOW Condominium 833,000 1,636 509 May-08

[Stack27 Potential]

Project Name Street Name Type Price($) Land/Floor Area (Sqft) Unit Price ($psf) Date of Option Exercised / Sales Agreement Signed

THE QUARTZ (http://javascript%3Cb%3E%3C/b%3E:popUp%28%27submitSISV.do?project_name=THE%20QUARTZ&street_name=COMPASSVALE%20BOW&property_type_code=24%27%29;) COMPASSVALE BOW Condominium 833,000 1,636 509 May-08

Hi Leonhart,
R u trying to hint me that the project is not wortth or???

[Stack 61 owner]

Hi Leonhart,
R u trying to hint me that the project is not wortth or???

Ocassionally, there are some big units (usually with Patio) like the one in the URA transations that are in the range of sub $600. Unless you are looking for big unit, you will not be able to get the type of pricing. Your unit after the 8% rebate should be in the range of low $700.
Whether the pricing is good or not is depending on whether are you buying it for stay or for investment? Though the current pricing may not guarantee you the lowest price but at low $700, I think it will definitely not the highest. Else, the developer will have to lost money selling the unit to you.

[Leonhart]

Nope.. It's a nice condo so why is the project not worth it? But just to let everybody knows of a $509 psf transaction done last month.



Hi Leonhart,
R u trying to hint me that the project is not wortth or???

[BooBoo]

Well, i'm kinda keen on a unit there. But developers r not downing their prices thus far. Some talk even of 8% being removed?! Doubt this though....
The 1066 sq ft units r kinda small....any comments?

[Stack27 Potential]

Well, i'm kinda keen on a unit there. But developers r not downing their prices thus far. Some talk even of 8% being removed?! Doubt this though....
The 1066 sq ft units r kinda small....any comments?

It depends on your family size. If no kids, think this is sufficient. Less cleaning.
But, thinking why no additional freebie given to attract more buyers.

[Stack27 Potential]

Nope.. It's a nice condo so why is the project not worth it? But just to let everybody knows of a $509 psf transaction done last month.

How big is the house? If the size is the same as what i mention then the price is lower than what the developer is offering.

[BooBoo]

think for the 1040 units, the price is about 707000. 500+ PSF is def cheaper than developers

[any]

hi all, any idea if there's a possibility that quartz will be completed earlier than the stated completion date of mar 09?

[Curious]

think for the 1040 units, the price is about 707000. 500+ PSF is def cheaper than developers
Cheaper than developer? What do you mean?
The transaction is a primary transaction, i.e. by the developer. What is cheaper than developer?

[huh]

Cheaper than developer? What do you mean?
The transaction is a primary transaction, i.e. by the developer. What is cheaper than developer?

Ya, I have the same question. How come price cqan be cheaper than developer? Unless someone 1-2 years bought at low price and wanted to release now.?????

[stack 15]

Ya, I have the same question. How come price cqan be cheaper than developer? Unless someone 1-2 years bought at low price and wanted to release now.?????

Even so, the seller cant be stupid to sell so much lower than developer. Seller will definitely know how to sell at a reasonable price....

[BooBoo]

Possibility is there. Some people hold a few condos? Hence, might be facing difficulties servicing loan and need to offload fast. Anyone bought from developer recently? Price still same?

[ohhhhhhhh its falling]

Even so, the seller cant be stupid to sell so much lower than developer. Seller will definitely know how to sell at a reasonable price....
Speculators dumping and running for cover. They have no choice to dump dump dump and salvage whatever they can. Its going to come down more and more. Crash imminent.

[Quatz]

Possibility is there. Some people hold a few condos? Hence, might be facing difficulties servicing loan and need to offload fast. Anyone bought from developer recently? Price still same?

Not sure you are comparing against when.
The latest pricing that I know off is 1130sqf is about 830k.
Not sure if the developer will be lowering down the prices or not????

[Pondering]

Anyone know what is the take up rate for the Quartz?
Heard there are lots of units available. Is it true?
If so, how come? The project is near MRT yet they are not selling as good as Kovan Melody.

[Unregister]

This is a mass mkt project. Basically the same price level used to get a FH condo in D15 (Haig Rd Area) in 2002. Even now, Butterworth 8 (4 year-old FH near paya lebar MRT) for example goes for less than $1k psf. The current economic uncertainties will also make prospective buyers think harder.

[stack 15]

I was around the area this evening. The Kopitiam has opened and its very crowded. NTUC has opened too. The MRT Station now seem busier. :) that is very good news

[stack 15]

Not sure you are comparing against when.
The latest pricing that I know off is 1130sqf is about 830k.
Not sure if the developer will be lowering down the prices or not????

Is "1130sqf for 830k" the price before the 8% rebate? Thanks

[Unregistered2]

Anyone know what is the take up rate for the Quartz?
Heard there are lots of units available. Is it true?
If so, how come? The project is near MRT yet they are not selling as good as Kovan Melody.

things are unpredictable these days with the hike in oil prices, subprime crisis, inflation, etc. Fewer takers for properties are logical outcome.

[Boo]

hmm....1163 sft unit is 748k after 8% rebate...this is for the 7th floor. Think it's still rather steep. Guess those selling still have not realised that they r not gonna be able to sell their units so high since develop units still cheaper. CRASH QUIK!!! I WANNA ENTER

[Prophet]

Speculators dumping and running for cover. They have no choice to dump dump dump and salvage whatever they can. Its going to come down more and more. Crash imminent.

Hiya, there will be another property hike soon even higher than the peak in 2007...the current price is a good time to go in....only those with holding power will emerge as the winners...

[Boo your head]

hmm....1163 sft unit is 748k after 8% rebate...this is for the 7th floor. Think it's still rather steep. Guess those selling still have not realised that they r not gonna be able to sell their units so high since develop units still cheaper. CRASH QUIK!!! I WANNA ENTER

Stop dreaming lah...market will not crash. It will only stablise. Get out of here is you are not serious in getting a unit. We don't need childish comments here.

[Boo]

i think i am entitled to my comments. You can choose to agree, or disagree. NO ONE knows what's gonna happen next so what's so childish!? Please mind your comments.

[Leonhart]

509 psf. Why bother to argue so much..

[Ye Ye]

509 psf. Why bother to argue so much..

I bought a unit in blk 63..... Looking forward for the completion......

[URA]

Private Residential Property Transactions with Caveats Lodged

Project Name . Price ....... Floor Area . Price ..... Date Of Option
The Quartz ...... $787,500 . 1,055sqft ... $747psf . May 08
The Quartz ...... $833,000 . 1,636sqft ... $509psf . May 08
The Quartz ...... $888,300 . 1,206sqft ... $737psf . May 08
The Quartz ...... $670,000 . 1,023sqft ... $655psf . May 08
The Quartz ...... $826,200 . 1,163sqft ... $711psf . May 08

[Unreg¡stered]

509 psf. Why bother to argue so much..
Exactly. Why argue so much?

Like ground-floor unit with big PES, take 1,636sqft unit at $509psf.
Like high-floor unit, take 1,055sqft unit at $747psf.

You have choice.


Private Residential Property Transactions with Caveats Lodged

Project Name . Price ....... Floor Area . Price ..... Date Of Option
The Quartz ...... $787,500 . 1,055sqft ... $747psf . May 08
The Quartz ...... $833,000 . 1,636sqft ... $509psf . May 08
The Quartz ...... $888,300 . 1,206sqft ... $737psf . May 08
The Quartz ...... $670,000 . 1,023sqft ... $655psf . May 08
The Quartz ...... $826,200 . 1,163sqft ... $711psf . May 08

[Unregistered2]

hmm....1163 sft unit is 748k after 8% rebate...this is for the 7th floor. Think it's still rather steep. Guess those selling still have not realised that they r not gonna be able to sell their units so high since develop units still cheaper. CRASH QUIK!!! I WANNA ENTER

fewer transactions do not mean crash la! it's the uncertainty abroad that is stopping me from buying now. many people can hold their properties.

[Price Update]

fewer transactions do not mean crash la! it's the uncertainty abroad that is stopping me from buying now. many people can hold their properties.

The Quartz Buangkok Drive/Sengkang Central Winterhall Pte Ltd Non-Landed OCR
Median PSF $742 Lowest PSF $693 Highest PSF $833

Though the price shown should be before 8% cash rebate. Highest PSF $833 (or $766 after rebate) indicate clearly of an upper price trend for TQ.

Cheers to all TQ owners.

[iridrium]

Is "1130sqf for 830k" the price before the 8% rebate? Thanks

Lets just say that I have indepth knowledge on the developer.... Price will not crash and the developer HAS the financial power to hold the units. They have demostrated that at LeCrescendo. This is not any kuching kurup developer.

People are not crowding the showflat but new units are consistantly logged in the caveat each week. This development will see a slow but steady sale and both price and sale monmentum will pick up nearer TOP.

For those waiting for cheap pickings, my advice is ... don't wait.

[Mee Siam]

Lets just say that I have indepth knowledge on the developer.... Price will not crash and the developer HAS the financial power to hold the units. They have demostrated that at LeCrescendo. This is not any kuching kurup developer.

People are not crowding the showflat but new units are consistantly logged in the caveat each week. This development will see a slow but steady sale and both price and sale monmentum will pick up nearer TOP.

For those waiting for cheap pickings, my advice is ... don't wait.

You will wait if you are not a serious buyer and well prepared to pay more next year. With the inflationary spiral to spread across all sectors only fools will keep cash.

There are no theory to justify that when petrol, rice, and all comodities has skyrocketed, but the ppty prices will go down. So, be wise to put your money for a good use, bro!

[TQ early buyer]

Lets just say that I have indepth knowledge on the developer.... Price will not crash and the developer HAS the financial power to hold the units. They have demostrated that at LeCrescendo. This is not any kuching kurup developer.

People are not crowding the showflat but new units are consistantly logged in the caveat each week. This development will see a slow but steady sale and both price and sale monmentum will pick up nearer TOP.

For those waiting for cheap pickings, my advice is ... don't wait.

Yes. TQ price is slow but it is rather stable and I do see the price appreciation from my purchase 1-2 years ago.

Though developer do give cash rebate but usually increased first then rebate. Thus it protect the previous buyer. Though most of the TQ owner bought the unit for own stay, they will still feel "heart pain" if the price drop and they discover that new owner bought the unit much cheaper than them.

Thus I do agree with iridrium that though TQ sales is rather slow but price remain steady and inching up. Good sign.

[iridrium]

You will wait if you are not a serious buyer and well prepared to pay more next year. With the inflationary spiral to spread across all sectors only fools will keep cash.

There are no theory to justify that when petrol, rice, and all comodities has skyrocketed, but the ppty prices will go down. So, be wise to put your money for a good use, bro!

A bit confused here..."With the inflationary spiral to spread across all sectors only fools will keep cash." So shouldn't you put your money in any investment that will outperform inflation i.e >6% return per annum? Other investments aside, if you purchase your property and loan at 3% per annum, isn't it a good hedge against inflation where the value of your money goes down by 6%.


then you say "There are no theory to justify that when petrol, rice, and all comodities has skyrocketed, but the ppty prices will go down." Isn't inflation measure across a basket of goods. Why are only commodities afflected and not price?

My view is that property prices MAY go down, but it probably won't. Over the past two years, developers purchased the land at price exceeding historical high, and the construction cost has skyrocketed , that means that the breakeven cost for them is high too. Even if they want to reduce price, you cannot possibly expect them to subsidise your condo right? Anyway, when the developer achieved approx 50% of the sale, they can afford to take it easy since they have cover the cost of the construction.

[Unknown]

Looks like more and more first phase buyers start re-selling below developer price and realise profit.
I am wondering if it's worth to wait and see before buying directly from developer.

[RF]

Looks like more and more first phase buyers start re-selling below developer price and realise profit.
I am wondering if it's worth to wait and see before buying directly from developer.

Yup noticed that as well, good as there will be more options for new buyers.
Could also drag the developer price down.

[URA]

Private Residential Units Sold in the Month of May 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Quartz ....... OCR ....... 15 ............................. 833 ................ 742 ............... 693

[ManOnEarth]

CORRECTION:

Lowest is 509 psf, highest 747 psf.
Hmm....apparently many first time buyers actually bought many choice units around 500 psf about 2 and even 1 year ago.

I actually consider buying one but somehow feel heart-ache knowing the big gap in the different in price :((((

Anyone heard any new developments in other area?

[Property Analyst]

This is certainly NO GOOD BUY for investment, especially now when the property market is at still their peak (eventhough there's strong sign of going down).

But if you're buying for stay and don't really care about your property value going down, then GO FOR IT.
I think TQ is a nice condo despite the so many HDB flats in surrounding environment.

[Loo]

i agree it's a nice condo to stay in. Rather keen on the 1163 sq ft units. However, still waiting a while, check if prices will fall a little. If not, think i'll get it soon.

[iridrium]

i agree it's a nice condo to stay in. Rather keen on the 1163 sq ft units. However, still waiting a while, check if prices will fall a little. If not, think i'll get it soon.

It is probably the cheapest condo located next to the MRT station right now. When it first launched, people who brought it at $550-$600psf thinks it is a bit expensive, they are now reselling those just below the developer's price.

I think the next surge will come when the development TOP, the question is, would you want to miss out on bigger gain for small drop?

[Tt]

AGREE!!!

If buying from developers now, not only the prices are too high, many choice units have also been taken.
So we are only left with ordinary units but with premium prices.

I heard there are some more new developments going on in some other areas?

[iridrium]

AGREE!!!

If buying from developers now, not only the prices are too high, many choice units have also been taken.
So we are only left with ordinary units but with premium prices.

I heard there are some more new developments going on in some other areas?

The nearest comparable will be the one next to kovan melody (no name yet) bidded at $436psf/PR, breakeven cost for that site should be $700 - $750psf. Including profit margin, you should expect the price to be around $800psf.

Further down this site will be former minton rise developed by Kheng Leong I think, but that site got no MRT.

[Unregistered2]

AGREE!!!

If buying from developers now, not only the prices are too high, many choice units have also been taken.
So we are only left with ordinary units but with premium prices.

I heard there are some more new developments going on in some other areas?

you are wrong. guocoland actually left the good units for the last so that it can sell at higher prices.

[Tt]

you are wrong. guocoland actually left the good units for the last so that it can sell at higher prices.


Ah I see, I once heard that similar strategy as well.
In that case it should be the other way around, we must be extra careful when buying from early buyers.
The prices are certainly lower than developer, but we should reconsider whether the price is low enough to compensate the fact that they are not good units.

[Agent1]

AGREE!!!

If buying from developers now, not only the prices are too high, many choice units have also been taken.
So we are only left with ordinary units but with premium prices.

I heard there are some more new developments going on in some other areas?


There will be 2 new launches that I know of, one in Pasir Ris and the other in Bishan.

The one in Pasir Ris is about 620psf - 700psf.
The price is slightly higher than The Quarts, but it's developed by CDL who is very famous for high quality condo.

I am still looking for more info for the one in Bishan, maybe others can give update?

[kal]

The Bishan new development is by Sim Lian, behind RI

[milkyway18]

hearing the bishan one selling ard 800psf... that's ex man!! not near mrt at all... and the traffic is really bad in the morning... 2 lanes traffic and 1 lane usually taken up by buses...

[....]

Buyers forfeit deposits to exit deals
Developers left facing unsold inventory as tighter loans and falling markets hit sentiment

Yvonne Liu
Jun 18, 2008 , SCMP


Growing numbers of would-be home buyers in Beijing and Shenzhen are choosing to forfeit their deposits and withdraw from offers to buy homes as the uncertain outlook for the mainland property market erodes confidence.
Home buyers in Beijing have the right not to proceed with purchases and return properties to developers during a "cooling-off" period of seven days, but any deposits that typically range from 20,000 yuan (HK$22,668) to 30,000 yuan will be lost.


In Shanghai, where agents said buyers had also begun cancelling deals since last month, the cooling-off period is two days and if buyers withdraw from their contracts within this period their deposits are returned.

While the system gives buyers a second chance to reconsider their investments, it may become a nightmare for developers.

According to data compiled by the Beijing local government and quoted in the Beijing Morning Post, 0.72 per cent to 3.92 per cent of buyers of four large residential projects in Beijing did not proceed with their purchases since early this year.

The situation has since worsened, said Li Wenjie, the general manager of Centaline (China) in the city. "Investors have lost money on the stock market and now they worry that property prices will drop further because of the falls on the stock market," he said.

Ten new residential projects in Beijing received sale consents in April and last month and data shows that 2.8 per cent to 8.72 per cent of the buyers did not proceed with their purchases and returned the properties to the developers, Mr Li said.

"However, it would be unusual to see the percentage increase by much more than this, or, say, to more than 5 per cent [on average]," he added.

Many of the buyers now withdrawing from proposed deals were middle-income investors who had suffered the most as a result of the declines in share prices. Most had bought properties around the Fifth Ring Road for 10,000 yuan per square metre, he added.

In Shanghai, Jessica Jiang, a deputy manager at Century 21, said the situation was not as bad as Beijing as property prices did not rise sharply last year. "Property prices remained stable after the cooling measures in October last year. And the price war in the primary market is not as serious as Beijing or Shenzhen," she said.

However, in Shenzhen and Guangzhou property prices retreated sharply after the cooling measures. According to a research report by DTZ, property prices in Shenzhen and Guangzhou dropped 7.3 per cent and 3.3 per cent respectively in the first quarter. But prices in Beijing and Shanghai rose 2.7 per cent and 1.8 per cent respectively.

Andy Lee, the general manager for Centaline (China) in Shenzhen, said that the city did not offer cooling-off periods for buyers. About 5 per cent of those who bought properties in the peak seasons of last year were in default for units recently, he said.

He estimated more than 50 per cent of the buyers during the February, March, June and July peak seasons were investors.

New home prices in Shenzhen have dropped 25 per cent to 30 per cent since October last year. A project in Nanshan district in Shenzhen even cut prices by more than 40 per cent to about 12,000 yuan per square metre since the fourth quarter of last year.

Mr Lee said many investors expected the consolidation in the property market would continue.

"They expect the price war in the primary market will continue as tighter conditions on property loans and weak buying sentiment force developers to adopt aggressive price discounting to lure buyers," he said. "Now they are trying to stop their losses."

In Guangzhou, Centaline (China) general manager Ellis Wong Hin-ming said a similar situation had arisen where more than 30 per cent of buyers at Evergrande Royal Scenic Peninsula developed by Evergrande Real Estate Group (SEHK: 3333) had returned the units to developers.

However, the situation was better than in Shenzhen as the growth in Guangzhou property prices last year was lower than in Shenzhen, Mr Wong said.

[Unregister]

STOP POSTING THE SAME ARTICLE ALL OVER THE FORUM!!!

[kennt]

The Bishan new development is by Sim Lian, behind RI

Where exactly is the location? Do they have a name yet?

[Walk Walk]

Buyers forfeit deposits to exit deals
Developers left facing unsold inventory as tighter loans and falling markets hit sentiment

Yvonne Liu
Jun 18, 2008 , SCMP


Growing numbers of would-be home buyers in Beijing and Shenzhen are choosing to forfeit their deposits and withdraw from offers to buy homes as the uncertain outlook for the mainland property market erodes confidence.
Home buyers in Beijing have the right not to proceed with purchases and return properties to developers during a "cooling-off" period of seven days, but any deposits that typically range from 20,000 yuan (HK$22,668) to 30,000 yuan will be lost.


In Shanghai, where agents said buyers had also begun cancelling deals since last month, the cooling-off period is two days and if buyers withdraw from their contracts within this period their deposits are returned.

While the system gives buyers a second chance to reconsider their investments, it may become a nightmare for developers.

According to data compiled by the Beijing local government and quoted in the Beijing Morning Post, 0.72 per cent to 3.92 per cent of buyers of four large residential projects in Beijing did not proceed with their purchases since early this year.

The situation has since worsened, said Li Wenjie, the general manager of Centaline (China) in the city. "Investors have lost money on the stock market and now they worry that property prices will drop further because of the falls on the stock market," he said.

Ten new residential projects in Beijing received sale consents in April and last month and data shows that 2.8 per cent to 8.72 per cent of the buyers did not proceed with their purchases and returned the properties to the developers, Mr Li said.

"However, it would be unusual to see the percentage increase by much more than this, or, say, to more than 5 per cent [on average]," he added.

Many of the buyers now withdrawing from proposed deals were middle-income investors who had suffered the most as a result of the declines in share prices. Most had bought properties around the Fifth Ring Road for 10,000 yuan per square metre, he added.

In Shanghai, Jessica Jiang, a deputy manager at Century 21, said the situation was not as bad as Beijing as property prices did not rise sharply last year. "Property prices remained stable after the cooling measures in October last year. And the price war in the primary market is not as serious as Beijing or Shenzhen," she said.

However, in Shenzhen and Guangzhou property prices retreated sharply after the cooling measures. According to a research report by DTZ, property prices in Shenzhen and Guangzhou dropped 7.3 per cent and 3.3 per cent respectively in the first quarter. But prices in Beijing and Shanghai rose 2.7 per cent and 1.8 per cent respectively.

Andy Lee, the general manager for Centaline (China) in Shenzhen, said that the city did not offer cooling-off periods for buyers. About 5 per cent of those who bought properties in the peak seasons of last year were in default for units recently, he said.

He estimated more than 50 per cent of the buyers during the February, March, June and July peak seasons were investors.

New home prices in Shenzhen have dropped 25 per cent to 30 per cent since October last year. A project in Nanshan district in Shenzhen even cut prices by more than 40 per cent to about 12,000 yuan per square metre since the fourth quarter of last year.

Mr Lee said many investors expected the consolidation in the property market would continue.

"They expect the price war in the primary market will continue as tighter conditions on property loans and weak buying sentiment force developers to adopt aggressive price discounting to lure buyers," he said. "Now they are trying to stop their losses."

In Guangzhou, Centaline (China) general manager Ellis Wong Hin-ming said a similar situation had arisen where more than 30 per cent of buyers at Evergrande Royal Scenic Peninsula developed by Evergrande Real Estate Group (SEHK: 3333) had returned the units to developers.

However, the situation was better than in Shenzhen as the growth in Guangzhou property prices last year was lower than in Shenzhen, Mr Wong said.

wah people forfeit deposit meh? better to wait and see now. cannot throw money lah.

[cadenza]

Where exactly is the location? Do they have a name yet?

Clover by the park.

[Fúck Off Chinaman!]

wah people forfeit deposit meh? better to wait and see now. cannot throw money lah.
Chinaman, fúck off from CONDOsingapore.com. This is not China. Go back to your China, moron!

[Unreg¡stered]

Private Residential Units Sold in the Month of May 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Quartz ....... OCR ....... 15 ............................. 833 ................ 742 ............... 693
Wah! The Quartz is doing well man!
$833 psf! Not bad!

[TQ]

anyone know of the lowest interest rate offer in town?

[ManOnEarth]

CORRECTION:

Lowest is 509 psf, highest 747 psf.
Hmm....apparently many first time buyers actually bought many choice units around 500 psf about 2 and even 1 year ago.

I actually consider buying one but somehow feel heart-ache knowing the big different in price :(

[Ms Ang]

CORRECTION:

Lowest is 509 psf, highest 747 psf.
Hmm....apparently many first time buyers actually bought many choice units around 500 psf about 2 and even 1 year ago.

I actually consider buying one but somehow feel heart-ache knowing the big different in price :(

Hi, I am considering a subsell unit at S$720K, 10 floor (1066) at Blk 53, any comments whether izzit worth while? currently developer left over lower floor 5th-7th floor below $750K only.

[TQ owner1]

Hi, I am considering a subsell unit at S$720K, 10 floor (1066) at Blk 53, any comments whether izzit worth while? currently developer left over lower floor 5th-7th floor below $750K only.

Hi Ms. Ang,

Is the unit pool facing or main road facing? At $720K, you are paying $675 PSF. In my personal view, this is considered above average deal (unless it is pool facing, then it will be a fantastic deal). If considering developer will remove the 8% cash rebate anytime, you should seriously consider it now. I think at $675 PSF, it is difficult to get similar pricing at other project near MRT. Hope to see you at TQ.

[Investment Banker]

Hi, I am considering a subsell unit at S$720K, 10 floor (1066) at Blk 53, any comments whether izzit worth while? currently developer left over lower floor 5th-7th floor below $750K only.


HOLD YOUR BUY!!!!

Currently markets in general are having liquidity problem, property market is not exception.

If you look at the massive amount of property ads in newspaper being put everyday, it's easy to realise that markets start being over-supplied.
You might even notice that same units are being advertised again and again which indicate difficulty of finding buyer.

See what already happened in the US where the property prices are down very significantly due to this liquidity problem (aka "subprime mortgage crisis").
The same might happen here as well eventhough may not be as bad.

Of course property agents will deny this phenomenon and say otherwise as this is not good for their business.

[Hold Buy]

Hi, I am considering a subsell unit at S$720K, 10 floor (1066) at Blk 53, any comments whether izzit worth while? currently developer left over lower floor 5th-7th floor below $750K only.
Hold it Ms Ang. In a few months you will get a better unit at S$500K. It will drop for sure. All signs pointing towards it. Dont regret later when your neighbour pays 40% lower. Finally it is your call.

[BooBoo]

well well ! amidst some negative remarks and negative sentiments, just bought my unit in TQ yesterday! So far TOP is expected in March. Yum Yum! Hope to move in soon!

[kal]

congrats !!

[TQ1]

If you have not bought, plse do not buy from Guocoland .. they very cheapskate ... poor quality ... only want to suck you dry ... look for other development better

[Unregistered2]

Hold it Ms Ang. In a few months you will get a better unit at S$500K. It will drop for sure. All signs pointing towards it. Dont regret later when your neighbour pays 40% lower. Finally it is your call.

$500k? wait long long. went to dakota residence's launch yesterday. two blocks of 2-room units totally sold the day before (soft launch).

[Unregistered2]

forgot to add that dakota doesn't even come with tennis court!

[Ms Ang]

Hi Ms. Ang,

Is the unit pool facing or main road facing? At $720K, you are paying $675 PSF. In my personal view, this is considered above average deal (unless it is pool facing, then it will be a fantastic deal). If considering developer will remove the 8% cash rebate anytime, you should seriously consider it now. I think at $675 PSF, it is difficult to get similar pricing at other project near MRT. Hope to see you at TQ.

Its facing HDB. The block next to the show flat

[TQ owner 1]

Its facing HDB. The block next to the show flat

I think if you are urgently looking for a place to stay and can't wait ro see if the price will drop next year, then buy.
If can afford to wait, then wait. But to be frank, taking into consideration the soaring construction costs, don't think you can get below $600PSF even if the property go down next year. Unless the developer lose money selling the unit. But if the price go up after the last few quarters consolidation, then you will miss to buy at this "low price" opportunity.

[BooBoo]

I am hardly a property expert. So ths is just my humble opinion. I believe there is never a clear case of when to buy or sell. Even wuth current market conditions n sentiments, no one knows for sure how the future prices r gonna be like. As long as it is within ur cofort zone and u like the units enough, why not just go ahead?? Easier said than done huh.

Anyway, which bank offers the best SIBOR linked rates now? so far HSBC looks good at SIBOR + 0.7, no lock in
comments?

[Ms Ang]

I think if you are urgently looking for a place to stay and can't wait ro see if the price will drop next year, then buy.
If can afford to wait, then wait. But to be frank, taking into consideration the soaring construction costs, don't think you can get below $600PSF even if the property go down next year. Unless the developer lose money selling the unit. But if the price go up after the last few quarters consolidation, then you will miss to buy at this "low price" opportunity.

Hi TQ owner 1
Thanks for your advice, honesty, I think the offer is quite attractive and within my budget. I have seem quite a few developments and of which TQ comes with the best convenience (MRT, eatery, NTUC etc) of all.

Developer left over below S$750K after 8% rebate are only those 7th floor and below.....so I guess 10th floor at the price of S$720K still acceptable.

Cheers...

[BooBoo]

Hey hey...actually, under subsales, i think quite a number of 1066 units going at ok price....should check it out

[TQ owner 1]

Hi TQ owner 1
Thanks for your advice, honesty, I think the offer is quite attractive and within my budget. I have seem quite a few developments and of which TQ comes with the best convenience (MRT, eatery, NTUC etc) of all.

Developer left over below S$750K after 8% rebate are only those 7th floor and below.....so I guess 10th floor at the price of S$720K still acceptable.

Cheers...

Yes. I will think so. Think you have done enough home work to realize that $720K is still acceptable. Should'nt go wrong at $6XX PSF and somemore very near to MRT. If don't want to stay next time, also can rent out with at least 6% annual return..... FYI, my friend who rented out his Kovan melody unit at $4++K per month can even use the money to finance his KM condo and a four room rented HDB.

[Ms Ang]

Hey hey...actually, under subsales, i think quite a number of 1066 units going at ok price....should check it out

BTW, the unit I am considering is under subsales.

[Bishan]

There will be 2 new launches that I know of, one in Pasir Ris and the other in Bishan.

The one in Pasir Ris is about 620psf - 700psf.
The price is slightly higher than The Quarts, but it's developed by CDL who is very famous for high quality condo.

I am still looking for more info for the one in Bishan, maybe others can give update?


Bishan one will have a soft launch starting from today. I think will most probably launch to the public this coming weekend?

[Bishan]

BTW, the unit I am considering is under subsales.


I call up and some are selling at 680k. If not urgent prehaps you should wait and see if it will drop further. Because when nearer to TOP these sellers will have to pay another 10%, so most of these sellers will try to sell it before TOP.

[Bishan]

I am hardly a property expert. So ths is just my humble opinion. I believe there is never a clear case of when to buy or sell. Even wuth current market conditions n sentiments, no one knows for sure how the future prices r gonna be like. As long as it is within ur cofort zone and u like the units enough, why not just go ahead?? Easier said than done huh.

Anyway, which bank offers the best SIBOR linked rates now? so far HSBC looks good at SIBOR + 0.7, no lock in
comments?


I just signed up one with UOB also at SIBOR + 0.7. But heard that recently it went up to SIBOR + 1.1% already. Are you sure if HSBC still offering at SIBOR + 0.7, if it is you should sign up fast. Quite an attractive rate.

[curious]

I call up and some are selling at 680k. If not urgent prehaps you should wait and see if it will drop further. Because when nearer to TOP these sellers will have to pay another 10%, so most of these sellers will try to sell it before TOP.

Is it a 2 bedder for $680K? If 3 bedder, it is considered very cheap.

[Bishan]

Is it a 2 bedder for $680K? If 3 bedder, it is considered very cheap.


3 bedder but only 1055 or 1066 sqf only.

[Unregistered2]

3 bedder but only 1055 or 1066 sqf only.

this is a very good buy indeed. so cheap.

[Unregistered2]

this is a very good buy indeed. so cheap.

cheaper than hdb's citylights? with carpark and facilities and near MRT, it is a good buy. why wait? construction costs are going up.

[Unregistered2]

cheaper than hdb's citylights? with carpark and facilities and near MRT, it is a good buy. why wait? construction costs are going up.

sorry, i mean hdb's cityview.

[Unregistered3]

this is a very good buy indeed. so cheap.

Good buy or not depends also on which floor and the facing.

[Interested_buyer]

Hi,

I m interested in buying a unit but finds the developer's pricing a bit high.
Can any1 tell me where to look for subsale units?

Thanks in advance,

[BooBoo]

Hmm...actually,..with the 8% cash back, the price isn't exactly that high isn't it? Anyway, how much rental to u think a nuit there can fetch?

[imbeciledynasty]

Hi,

I m interested in buying a unit but finds the developer's pricing a bit high.
Can any1 tell me where to look for subsale units?

Thanks in advance,

You can drop me a PM. I can pass you my agent's contact from whom I bought a subsale unit from just last week.

[TQ owner 1]

Hmm...actually,..with the 8% cash back, the price isn't exactly that high isn't it? Anyway, how much rental to u think a nuit there can fetch?

My agent told me the rental should be around $4K per month as TQ is very near to MRT.

[BooBoo]

wow...would it really be that good? i know K.Melody some hitting 4.5k

[Sell Sell]

The bigger you are, the better you weather the storm

By VEN SREENIVASAN


WHAT a difference a year makes.

Last year, euphoria ruled asset markets. After a moribund three years which saw Singapore property values dive by some 45 per cent, the market sprang to life in 2007, fuelled by the robust stock market and supported by a slew of new infrastructure initiatives - most notably the integrated resort (IR) development plans. Property prices surged some 28 per cent last year.

But all that is history now.

Latest data shows that prices for some property transactions in the sub-sale market have declined almost 40 per cent from last September's levels. And although new home prices are still holding up amid only 2,100 new units launched to date, a potential glut of new supply next year could put pressure on new home prices.

Not surprisingly, property stocks have been hit.

And the turbulence facing the industry has sparked the inevitable rumours about who might be impacted most.

One company which is being closely watched is high-end property developer SC Global Developments.

With its properties priced at $4,000 per square foot per plot ratio (psf ppr) and above, speculation is rife that the company is caught between a rock and a hard place. Not surprisingly, SC Global's stock price has dived into a seemingly inexorable decline, losing some two-thirds of its value since last October to close at $1.26 yesterday.

Weighing down sentiment on the stock is market talk that the company is struggling under a huge overhang of unsold apartment units and grappling with a huge debt burden.

Indeed, SC Global started the year with almost 1.1 million sq ft of unsold property - primarily at The Marq on Paterson, Hilltops, The Ardmore and The Beachfront Collection @ Sentosa. More critically, the company had debts of some $1.2 billion, almost double the $700 million it had a year earlier.

And its debt/equity ratio was almost three times.

Not exactly comforting numbers.

But looks can be deceiving. And SC Global is not just any developer.

The company, which has over $60 million in cash in its coffers, is a niche player catering to a high-end, globally mobile, jet-setting class which is relatively price-insensitive and discriminating.

Over the past half-year, the company has managed to sell some 200,000 sq ft of its land bank - mainly at The Marq @ Paterson and Hilltops - for over $700 million.

If SC Global exercises its option to prepay its debts from sale proceeds, the company would be left with a net debt of some $500 million against a remaining land bank of 900,000 sq ft. The resulting debt-land bank ratio of some $555 psf ppr is not exactly an insurmountable problem for a company like SC Global.

Seen from another angle, this could be a breakeven price of sorts for the company should it want to be completely debt-free (not that SC Global will ever sell any of its luxury units at such bargain basement prices, though).

In fact, the company has completely recouped its costs at The Marq with the sale of 40 per cent of the units there. So proceeds from every additional unit sold in the future will go straight to its bottom line.

But all this does not change the depressing macro picture for the property sector here, where there is still significant downside risk to valuations.

Still, as Merrill Lynch noted recently, SC Global has only two property assets that are at risk of impairment in the current downcycle: the Sentosa Beachfront Collection and The Ardmore. But the investment house noted that the average book value of these assets would have to dive by two-thirds, from $2,141 psf ppr to $824 psf ppr, 'to be of any real threat to SC Global's survival' - an outcome which is highly unlikely.

Recent evidence suggests that despite the current slowdown, the luxury segment seems to have held up pretty well, with some 50 new apartments in the over $10 million price range being snapped up this year. This number could double by year-end.

Meanwhile, Fitch Ratings believes that residential receivable transactions have not been impacted by the softening of the local residential market. Fitch - which applies market value decline (MVD) assumptions of between 48 per cent and 58 per cent to the transactions depending on the property location - dismisses the possibility that the current stress scenario will develop into anything similar to that which existed during the Asian financial crisis.

The bottom line? Not all property players are equal. Some, like SC Global, have a premium land bank, cater to a niche market, and have the ability to sit on their land bank for a while. These players will ride out the current turbulence better than others.

[TQ owner 1]

wow...would it really be that good? i know K.Melody some hitting 4.5k

Yes, you are right, KM rental is even better than TQ. Actually if you take into consideration some of our neighbours who bought earlier , the rental yield actually work out to be around 8%. For those who bought now also not too bad, rental yield can fetch more than 6%.

[Bishan]

My agent told me the rental should be around $4K per month as TQ is very near to MRT.


wow...would it really be that good? i know K.Melody some hitting 4.5k

4k per month? Provided The Quartz will be sold out like K.Melody. If not most probably Gucco will also rent out all its unsold units too.

[TQ owner 1]

4k per month? Provided The Quartz will be sold out like K.Melody. If not most probably Gucco will also rent out all its unsold units too.

Yes, I agree. Provided TQ sold out before TOP. But the rental will likely not affect most of the owners as most of them like me bought it for own stay.

[Unreg¡stered]

The bigger you are, the better you weather the storm

By VEN SREENIVASAN


WHAT a difference a year makes.

....................

Latest data shows that prices for some property transactions in the sub-sale market have declined almost 40 per cent from last September's levels. And although new home prices are still holding up amid only 2,100 new units launched to date, a potential glut of new supply next year could put pressure on new home prices.

....................

The bottom line? Not all property players are equal. Some, like SC Global, have a premium land bank, cater to a niche market, and have the ability to sit on their land bank for a while. These players will ride out the current turbulence better than others.
Thanks for the good news.

[Happy Feet]

Thanks for the good news.
Yeah! Seems like more good news are coing out.

http://www.straitstimes.com/Money/Story/STIStory_251827.html

June 26, 2008

Citi sees no oversupply of homes in next two years

It estimates only 60% of the 30,000 units forecast will be completed, so fall in prices will be modest

By Joyce Teo, Property Correspondent


ANALYSTS from Citigroup have stuck their necks out to dismiss some market predictions of a crippling property glut in the next two years.

Official figures show that around 30,000 homes will be completed in the next two years, but Citi reckons only around 60 per cent will likely be ready.

If the bank's forecast is accurate, it could mean that downward pressure on prices will not be as great as some had feared.

Citi's report on Singapore property, which came out on Tuesday, pointed to where previous predictions may have got it wrong.

It stated that by the end of March, there were 6,000 collective sale units that had yet to be demolished.

Some of the delays are because of legal challenges over sales, as well as developers extending lease periods for owners due to the weak primary market, Citi said.

It estimated that there will be 8,200 units completed next year and 10,200 in 2010, assuming no further collective sales are done.

These numbers are way below market expectations of 12,500 units next year and 17,500 units in 2010, it said.

These higher supply numbers had led many experts to conclude that an oversupply was on the cards.

But Citi stated: 'We have always argued that such estimates are not always accurate and they often get revised downward over time.'

However, it did not elaborate further on the reasons for its lower supply projections.

Knight Frank director of research and consultancy Nicholas Mak said the direct impact of the supply completion figures on prices is limited because most of these homes would already have been sold.

But a large supply of homes for occupation would negatively affect rentals, and this would in turn hit prices, he added.

Savills Singapore also believes the supply figures released by the Urban Redevelopment Authority are too high.

Mr Ku Swee Yong, its director of marketing and business development, said completion delays in collective sales, as well as delayed launches, have not been factored in.

'There are insufficient construction resources, which means there will likely be delays,' he added.

'Prices of mid- to high-end properties will fall but not to the extent of the 30 per cent to 40 per cent drop predicted by some analysts.'

Banks like Credit Suisse and Barclays Capital have forecast drops of up to 40 per cent in rents and prices, but Citi tips a fall of up to 30 per cent, and largely only in high-end homes.

Citi expects this sector will suffer from falling demand, particularly as expatriates and locals keep downgrading.

That will put downward pressure on rents of prime homes and further pressure on prices, it said.

Citi also said a long downturn like the one that caught out many buyers in the late 1990s and early 2000s is unlikely.

This is because resale volumes are still at above average levels, reflecting strong genuine demand. There is no sign of overbuilding or an overall housing shortage.

Also, mass market homes remain highly affordable and are supported by high rental yields of more than 5 per cent, Citi said.

'Due to the sharp rise, we believe high-end residential is likely to suffer the brunt of the 20 per cent to 30 per cent price decline while the mass market should remain fairly firm.'

The mid-tier segment is likely to fall by 10 per cent to 20 per cent, it said. These are from a high base.

Luxury home prices have surged by 149 per cent since the troughs in 2004.

Prices in the mid-tier and mass-market segments rose by a still robust 79 per cent and 39 per cent respectively.

[email protected]

[Investment Banker]

Yeah! Seems like more good news are coing out.


See the news...Citigroup has made a huge loss during subprime mortgate crisis due to wrong prediction on the mortgate market.
This could be another wrong market prediction, so must be careful.

[Unregistered1]

inflation rate already shown we r into recession. no amount of 'good news' is able to turn the present situation around.

[Unregistered99]

inflation rate already shown we r into recession. no amount of 'good news' is able to turn the present situation around.

since when we r in recession?? Havent u read all the figure??

[Unregistered999]

since when we r in recession?? Havent u read all the figure??
Are you so dumb to be spoon fed by newspaper articles? Dont you have a brain of your own?

[Unregistered99]

Are you so dumb to be spoon fed by newspaper articles? Dont you have a brain of your own?

Precisely I have a brain that I ask this question to u...seems u cant ans it??

[gingoh]

hi all, im new to the forum.. would appreciate if someone can help explain how i can go abt purchasing a unit thru subsales.. ur advice greatly appreciated.. :)

[dd]

Hi, I am considering a subsell unit at S$720K, 10 floor (1066) at Blk 53, any comments whether izzit worth while? currently developer left over lower floor 5th-7th floor below $750K only.

Seems like Ms Ang is considering putting up for sale rather than buying. Judging from earlier posting below, she already had this place if it's the same Ms Ang?

otherwise it will be a coincidence and just to share with potential subsale buyer here, this unit might just belong to a owner who is just out to 'test water' and might be challenging to negotiate a deal.. :)

------------------------------------------------------------

Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Professional
Look out for 2nd launch in 1st quater 2007! Grab before price go up further.


Just book a 99sqm unit..10th- cost S$536K, facing MRT and plot of land potentially for new commercial development...agent confirm that wef 17th Feb price will go up 40-50K/unit....saw the new price list.

Overall Value for $$ for own stay. But for those buying for investment, return will not as good.


Ms Ang

February 14th, 2007 #37
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


Unregistered

February 14th, 2007 #38
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

I think TQ is a good condo with new surroundings (new HDB premium flat) and esp. the MRT (Main line and not subline, eg Circle Line, LRT, etc.) at your doorstep. Everyone in the house will benefit from the convenience of MRT on a daily basis. Since most of the buyers are stayers (not tenants), it will be everyones interest to upkeep the place hence making it good for families and homestay. Still considering and hope the price increase is not true as I'm doing my final calculation on the extra amount I need to fork out when I sell my HDB. Problem is that my HDB price is not rising in tandem with the new condo prices.


Unregistered

February 14th, 2007 #39
Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Unregistered
Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


TOP June 2010, but most project will complete 6months - 1 year before TOP.
I brought Block 53, nearest to the main entrance.

[Unregistered999]

Seems like Ms Ang is considering putting up for sale rather than buying. Judging from earlier posting below, she already had this place if it's the same Ms Ang?

otherwise it will be a coincidence and just to share with potential subsale buyer here, this unit might just belong to a owner who is just out to 'test water' and might be challenging to negotiate a deal.. :)

------------------------------------------------------------

Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Professional
Look out for 2nd launch in 1st quater 2007! Grab before price go up further.


Just book a 99sqm unit..10th- cost S$536K, facing MRT and plot of land potentially for new commercial development...agent confirm that wef 17th Feb price will go up 40-50K/unit....saw the new price list.

Overall Value for $$ for own stay. But for those buying for investment, return will not as good.


Ms Ang

February 14th, 2007 #37
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


Unregistered

February 14th, 2007 #38
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

I think TQ is a good condo with new surroundings (new HDB premium flat) and esp. the MRT (Main line and not subline, eg Circle Line, LRT, etc.) at your doorstep. Everyone in the house will benefit from the convenience of MRT on a daily basis. Since most of the buyers are stayers (not tenants), it will be everyones interest to upkeep the place hence making it good for families and homestay. Still considering and hope the price increase is not true as I'm doing my final calculation on the extra amount I need to fork out when I sell my HDB. Problem is that my HDB price is not rising in tandem with the new condo prices.


Unregistered

February 14th, 2007 #39
Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Unregistered
Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


TOP June 2010, but most project will complete 6months - 1 year before TOP.
I brought Block 53, nearest to the main entrance.

might not be the same person. i used a name which someone else uses too.

[Bishan]

--------------------------------------------------------------------------------

http://www.straitstimes.com/Money/St...ry_253013.html

June 30, 2008

LEASEHOLD PROJECT

Buyers snap up 195 units in Bishan condo


IN A welcome departure from the generally quiet market so far this year, the latest property launch - of the 616-unit Clover by the Park - has generated sales of 195 units so far.

Sim Lian Group, which is developing the condo, said that as at 8pm last night, it had sold 195 out of the 308 units that were released for sale since last Friday's official launch.

The 99-year leasehold condominium has large units, suites and penthouses.

The eight suites, of 3,057 sq ft each, were all snapped up, indicating that buyers were keen on larger units.

Buyers were mostly families upgrading from HDB flats. They picked up units priced between $907,000 and $2.68 million, or $599 per sq ft (psf) to $858 psf, said Sim Lian Land's executive director, Ms Diana Kuik.

The average price worked out to be about $750 psf.

Ms Kuik said potential buyers thronged the showflat and some stayed so late that the developer closed the showflat only at midnight on Saturday and around 10pm last night.

However, about 100 units had already been sold by Thursday, following the development's soft launch on Wednesday.

The property market has largely been quiet recently, as sentiment dipped drastically early in the year. Sales volume has plunged dramatically from the numbers registered during the boom times of last year. While the mood is still cautious, a few recent launches have registered encouraging sales.

Savills Singapore's director of marketing and business development, Mr Ku Swee Yong, said: 'Serious buyers were probably spoilt for choice this weekend, shopping among the few launches which are attractively priced.'

A week ago, the 99-year leasehold Dakota Residences in Dakota Crescent and the freehold The Amery in Telok Kurau were released for sale.

JOYCE TEO

[Unreg¡stered]

since when we r in recession?? Havent u read all the figure??

Are you so dumb to be spoon fed by newspaper articles? Dont you have a brain of your own?

Precisely I have a brain that I ask this question to u...seems u cant ans it??
Don't fight lah.
Everything got up and down one.

Market came down in Q4 '07.
It is now going up from Q2 '08.

Citi is just telling you the start of the up cycle.
Just a cycle. No big deal. Quite normal.


Published June 27, 2008

Ho Bee's robust sales prompt more launches

By KALPANA RASHIWALA


SOME developers are riding on the pick-up in home-buying mood created by Ho Bee's Dakota Residences preview last week to launch their own projects.

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-06-27/BT_IMAGES_CRCLOVER27.jpg
Upbeat: Sim Lian Grp has sold about 100 units of the Clover By The Park condo since its Wednesday preview

Mainboard-listed Sim Lian Group, for one, has sold about 100 units of its Clover By The Park condo at Bishan St 22 since it began previewing the development on Wednesday at an average price of $750 psf.

Next to Kovan MRT Station, an outfit controlled by UOB-Kay Hian star stockbroker pair Han Seng Juan and David Loh Kim Kang is getting ready to release its 512-unit condo, according to industry sources.

BT understands that Centurion Kovan, which is developing the project, plans to preview the condo soon to 'remisier friends' of Messrs Han and Loh. There are also plans to preview the condo overseas, including China. The average price is expected to be in the $850-900 psf range.

The duo bought the 189,812 sq ft site at a state tender in October last year for around $436 psf per plot ratio.

Over in Bishan, Sim Lian is developing two 39-storey blocks with a total of 616 units for the Clover By The Park condo. The first phase released earlier this week comprises one tower with 308 units. It is near good schools like Catholic High (within 1 km), Ai Tong Primary School and Raffles Institution. 'Clover By The Park features three-bedroom and four-bedroom units to luxurious penthouses and suites of six bedrooms,' Sim Lian said in a release yesterday.

Ho Bee has sold 95 units at Dakota Residences since last Friday. The average price is $976 psf. All three projects are 99-year leasehold.

[Bishan]

Do you all think the developer will come out with new package to entice ppls to buy the remaining units? Just look at Clover by the Park, 195 units sold in 1 week.

[beatles]

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[Icekopi]

Hi all.

I just bought a unit, stack 63. Thus, will be joining and reading here closely.

[Unregistered2]

Hi all.

I just bought a unit, stack 63. Thus, will be joining and reading here closely.

congrats and welcome to the TQ family.

[Icekopi]

Thanks, can tell from the forum that there are many many friendly ppl in the future neighbourhood!

Really looking forward!!!!!!

[MiloIce]

Hi all.

I just bought a unit, stack 63. Thus, will be joining and reading here closely.

Welcome. good choice.

[Geylang]

Welcome. good choice.

Sure or not... or just consoling yrself

[Unregistered2]

Sure or not... or just consoling yrself

don't need to convince you since you are obviously not a TQ owner.

[TQ owner 1]

Hi all.

I just bought a unit, stack 63. Thus, will be joining and reading here closely.

Welcome IceKopi. Let have Kopi next time after TOP. Cheers

[Icekopi]

Welcome IceKopi. Let have Kopi next time after TOP. Cheers

sure sure, with the 24hrs kopitiam ard of course!

Thank all!

[Haha]

sure sure, with the 24hrs kopitiam ard of course!

Thank all!

I see lots of positive and negative reply in the forum.
Its really hard to decide whether to buy or not.
The prices has gone so high and its really hard to imagine how the prices will go in future.

The prices that we are buying now is already high and really not sure if we still can "make some $$$$" out of it after few years.

The plot of land opp TQ will be for residential area. It will not bring further injection into the price of TQ.

I have the mixed feeling.... Honestly, TQ is nice and would say the enviroment looks pleasant except that it is near all HDB flat.

Can anyone offer your view.

[Buying TQ?]

Welcome IceKopi. Let have Kopi next time after TOP. Cheers


Stack 63? Got afternoon sun?
That stack is facing BK station and the open space.
I went to the showflat and the agent are pushing hard on the stack behind eith facing the pool or the HDB.

Any suggestion which stack is better in terms of value and facing?

[Good Choice?]

Welcome. good choice.

why good choice?

[Booboos]

Hehe...contrary to some idiots who r very critical here, i boght a unit at stack 67 too! Looking forward to moving in also.

[Miloice]

Hehe...contrary to some idiots who r very critical here, i boght a unit at stack 67 too! Looking forward to moving in also.

Welcome. Again, good choice!

[TQ118]

Hehe...contrary to some idiots who r very critical here, i boght a unit at stack 67 too! Looking forward to moving in also.

Yours is facing the pool? What is the Sqft? I am thinking of getting 1 unit there as well.

[st michael]

hahaha, new launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are fxxking screwed now!!!!!!!!!!!

[Kovan]

hahaha, new launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are fxxking screwed now!!!!!!!!!!!
Haha.... look at the other thread, new launch at Kovan this weekend, 500+ units, 99-year, minimum $900psf, makes Dakota Residences a steal!

[Unreg¡stered]

hahaha, new launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are fxxking screwed now!!!!!!!!!!!

Haha.... look at the other thread, new launch at Kovan this weekend, 500+ units, 99-year, minimum $900psf, makes Dakota Residences a steal!
Fúck off with you st michael, this is TQ.

You 2 go back to St Michael and Dakota.

[53]

http://www.myhome.com.sg/Properties/Public/TQ/Content/asp/status.asp


Hi,all pround owners of TQ.Do visit this site to see the progress at the moment!I can foresee this project is really taking their effort to do it.I don't see any other condo project keep updating its building status!So I m confident of buying a unit there!Cheer!

[kennt]

http://www.myhome.com.sg/Properties/Public/TQ/Content/asp/status.asp


Hi,all pround owners of TQ.Do visit this site to see the progress at the moment!I can foresee this project is really taking their effort to do it.I don't see any other condo project keep updating its building status!So I m confident of buying a unit there!Cheer!

Great! Let me find time to post some pixs on the status of this project. You on stack 53? I'm on 51 :)

[Alan Tam]

Great! Let me find time to post some pixs on the status of this project. You on stack 53? I'm on 51 :)

Which facing? when did you got it? Any idea fully sold? Thanks

[offer view]

I see lots of positive and negative reply in the forum.
Its really hard to decide whether to buy or not.
The prices has gone so high and its really hard to imagine how the prices will go in future.

The prices that we are buying now is already high and really not sure if we still can "make some $$$$" out of it after few years.

The plot of land opp TQ will be for residential area. It will not bring further injection into the price of TQ.

I have the mixed feeling.... Honestly, TQ is nice and would say the enviroment looks pleasant except that it is near all HDB flat.

Can anyone offer your view.

If you buying to stay for the next 5 years, than don't worry, as the prices for the property in Singapore will never go down to the last low. It may have adjustment now and than, but eventually it will go to the new high. Ask yourself, will the fish ball noodle go back to 30 cents a bowl? or will the HDB property go back to $8000 for 3 rms flat? It will never happen, but if that happen everyone of us will die, not only you.....

[kennt]

Which facing? when did you got it? Any idea fully sold? Thanks

My unit is facing the clubhouse, partially pool. Got it in Oct 2006. If not wrong no more units left...u may want to check with the agents in the showroom.

[kennt]

Fúck off with you st michael, this is TQ.

You 2 go back to St Michael and Dakota.


Relax bro. Let them say what they want. I would suggest all to register in this forum for those who are serious in discussion.

[Icekopi]

Hi all fellow TQ owners,

Lets fall in here and look forward to our new place which should be ready by next year(thats what I was told - around 2nd quarter 2009).

Potential buyers, lets not wait and do join us!

Cheers

[Unregistered_]

Anyone has any idea how much is the monthly maintenance charges?

[Potential TQ buyer]

Anyone has any idea how much is the monthly maintenance charges?

It starts from $190 (1023sq ft) to $255/month (1916 sq ft) -Exclude GST

[Potential TQ buyer]

Hi all fellow TQ owners,

Lets fall in here and look forward to our new place which should be ready by next year(thats what I was told - around 2nd quarter 2009).

Potential buyers, lets not wait and do join us!

Cheers

Shop around from Bishan Clover by the park, The Quartz and Kovan Residence. Going to Livia tomorrow. Still find The Quartz is more worth while in term of pricing, layout, condo facilities and conveniences (very near to MRT). Will likely confirm to buy TQ.

[Alan Tam]

Shop around from Bishan Clover by the park, The Quartz and Kovan Residence. Going to Livia tomorrow. Still find The Quartz is more worth while in term of pricing, layout, condo facilities and conveniences (very near to MRT). Will likely confirm to buy TQ.

Smart Choice!!!!! I think the same as you, many good reasons to buy TQ. Reasons: 1) 3 mins to MRT
2) Good live in Layout- 'no big balcony' concept
3) Reasonable pricing
4) 24 hours NTUC, 24 hours Sakura Restaurant, Good Food in Kopitiam
5) Good mix with new premium HDB
6) Full Facilities - 2 Tennis courts, basketball pratice court, enclosed
big swimming pools
7) A lots of schools around

[Alan Tam]

My unit is facing the clubhouse, partially pool. Got it in Oct 2006. If not wrong no more units left...u may want to check with the agents in the showroom.

Wow!! so you must have got it at very good price. congrats, so staying or selling? Stack 2? high or low floor? mind to share how much you brought?

[Miloice]

Smart Choice!!!!! I think the same as you, many good reasons to buy TQ. Reasons: 1) 3 mins to MRT
2) Good live in Layout- 'no big balcony' concept
3) Reasonable pricing
4) 24 hours NTUC, 24 hours Sakura Restaurant, Good Food in Kopitiam
5) Good mix with new premium HDB
6) Full Facilities - 2 Tennis courts, basketball pratice court, enclosed
big swimming pools
7) A lots of schools around

Mia tue liao...go for it! Nearing TOP will be more pricey.

[Icekopi]

Anyone has any idea how much is the monthly maintenance charges?

If I am not wrong should be $255(yet another reason to buy(ke ke)!

[pocus]

I got a unit at stack 54. Anyone knows what's the price developers are selling the units now? Still considering whether to let go at a profit or to move in.

[53]

I got a unit at stack 54. Anyone knows what's the price developers are selling the units now? Still considering whether to let go at a profit or to move in.



I m staying at Blk 53.The price I bought was only $460psf.Although I know I can get some profits from it now if I let go but I still prefer to move in and enjoy all the facilities.Maybe after 2 years,then I will rent or sell cos by the time,the IR would be opened.Market won't be the same anymore!The only 'sad' thing is no shopping complex will be built at the MRT station cos I saw a road is now constructing cutting across the field.No more hope for shopping complex!Other than this,TQ is really a Cosy place to stay!

[Stack 63]

I m staying at Blk 53.The price I bought was only $460psf.Although I know I can get some profits from it now if I let go but I still prefer to move in and enjoy all the facilities.Maybe after 2 years,then I will rent or sell cos by the time,the IR would be opened.Market won't be the same anymore!The only 'sad' thing is no shopping complex will be built at the MRT station cos I saw a road is now constructing cutting across the field.No more hope for shopping complex!Other than this,TQ is really a Cosy place to stay!

Based on the URA master plan, the plot of land is for resiential.

[Investment Banker]

If you buying to stay for the next 5 years, than don't worry, as the prices for the property in Singapore will never go down to the last low. It may have adjustment now and than, but eventually it will go to the new high. Ask yourself, will the fish ball noodle go back to 30 cents a bowl? or will the HDB property go back to $8000 for 3 rms flat? It will never happen, but if that happen everyone of us will die, not only you.....


YOUR PROPERTY WILL DEFINITELY HAS 0 VALUE AFTER 99 YEARS.
I AM SURE NO ONE WILL ARGUE ON THIS.

So if you plot the price of your property in a graphic against period of lease, it must have a point where it will start declining.
But you're right, it looks like this point will not happen in the first 5 years.
Most of the 99 year lease properties will reach this point after 10 years.

[ManOnEarth]

YOUR PROPERTY WILL DEFINITELY HAS 0 VALUE AFTER 99 YEARS.
I AM SURE NO ONE WILL ARGUE ON THIS.

So if you plot the price of your property in a graphic against period of lease, it must have a point where it will start declining.
But you're right, it looks like this point will not happen in the first 5 years.
Most of the 99 year lease properties will reach this point after 10 years.


I can't agree more............

I think it's good to remind everyone that WHAT WE BUY IS ACTUALLY THE LEASE, NOT THE PROPERTY ITSELF.
So when you sell your property in resale market, what the next buyer pay for is actually the remaining lease (i.e. 89 years if the property is already 10 years old).

In the first 5 years, maybe the price will be steady or even going up because no one will really care about the different between 99 years and 94 years.
But after 10 years, people will start realising the obvious different between 89 years and 99 years.

[desperation]

That is correct. That is why the Bayshores and Mandarin Gardens are always fighting about enbloc - because some of them jolly well know if they miss this enbloc window, they won't know when is the next window, and as the property ages, their bargaining power will decline significantly. Imagine the day you only have 10 year lease left, who will buy from you at the current price? Whoever who buy the property from you will only pay for the 10 years remaining lease, which would be a significant discount to today's price - the value would be 10 years of rental paid upfront - not much.

And for every one person who gets enbloced, there are 10,000 others who didn't. And 99 years is not a long time - there is probably only 5 enbloc fever windows in this period to get rid of your 99 years property. It would be interesting if some properties who didn't get enbloced come close to 99 years. I can imagine the desperation of the owners...


I can't agree more............

I think it's good to remind everyone that WHAT WE BUY IS ACTUALLY THE LEASE, NOT THE PROPERTY ITSELF.
So when you sell your property in resale market, what the next buyer pay for is actually the remaining lease (i.e. 89 years if the property is already 10 years old).

In the first 5 years, maybe the price will be steady or even going up because no one will really care about the different between 99 years and 94 years.
But after 10 years, people will start realising the obvious different between 89 years and 99 years.

[Understood]

That is correct. That is why the Bayshores and Mandarin Gardens are always fighting about enbloc - because some of them jolly well know if they miss this enbloc window, they won't know when is the next window, and as the property ages, their bargaining power will decline significantly. Imagine the day you only have 10 year lease left, who will buy from you at the current price? Whoever who buy the property from you will only pay for the 10 years remaining lease, which would be a significant discount to today's price - the value would be 10 years of rental paid upfront - not much.

And for every one person who gets enbloced, there are 10,000 others who didn't. And 99 years is not a long time - there is probably only 5 enbloc fever windows in this period to get rid of your 99 years property. It would be interesting if some properties who didn't get enbloced come close to 99 years. I can imagine the desperation of the owners...

Who the hell don't know your mother is a woman. Everyone knows what is the meaning of leasehold, no need you to explain so much... If you have the money then go for freehold. But if you only have so much and need a roof over your head then the best option will be the best. Why worry so much, we won't be around when the lease expires.

[imagine]

That is correct. That is why the Bayshores and Mandarin Gardens are always fighting about enbloc - because some of them jolly well know if they miss this enbloc window, they won't know when is the next window, and as the property ages, their bargaining power will decline significantly. Imagine the day you only have 10 year lease left, who will buy from you at the current price? Whoever who buy the property from you will only pay for the 10 years remaining lease, which would be a significant discount to today's price - the value would be 10 years of rental paid upfront - not much.

And for every one person who gets enbloced, there are 10,000 others who didn't. And 99 years is not a long time - there is probably only 5 enbloc fever windows in this period to get rid of your 99 years property. It would be interesting if some properties who didn't get enbloced come close to 99 years. I can imagine the desperation of the owners...

No need to imagine, i belive you will die before the lease expries.

[Unregistered2]

YOUR PROPERTY WILL DEFINITELY HAS 0 VALUE AFTER 99 YEARS.
I AM SURE NO ONE WILL ARGUE ON THIS.

So if you plot the price of your property in a graphic against period of lease, it must have a point where it will start declining.
But you're right, it looks like this point will not happen in the first 5 years.
Most of the 99 year lease properties will reach this point after 10 years.

isn't that common sense that our property will have zero value after 99 years? need you to tell?

[Investment Banker]

isn't that common sense that our property will have zero value after 99 years? need you to tell?


YES, BUT THAT'S NOT MY MAIN POINT.

My main points are:
- There is limited window for your property to appreciate in value (i.e. the first 5 years)
- There is a point in time where your property will start declining (i.e. 10 years)

While it's true that most likely we already die after 99 years old, I think we still need to keep those 2 points in mind as 5-10 years is perfectly within our range of lifetime (i.e. who knows after 5-10 years you need cash, want to upgrade to a new launched condo, going overseas, etc).

[TQ]

Why bother to discuss so much on leasehold or freehold.
In this forum, we are talking about TQ. Most of us here are either the buyer or potential buyer.

Last weekend was at BK MRT, very lively. Am sure TQ will be a good choice.
2 coffee shops, 24hrs NTUC, schools, and shops nearby......

[st michael]

New launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are screwed now!!!!!!!!!!!

[Investment Banker]

Who the hell don't know your mother is a woman. Everyone knows what is the meaning of leasehold, no need you to explain so much... If you have the money then go for freehold. But if you only have so much and need a roof over your head then the best option will be the best. Why worry so much, we won't be around when the lease expires.


The fact that many people keep saying the property price will always go up and never go down is a good evidence that not everyone knows the meaning of leasehold.
Or maybe they just forgot that it is a leasehold condo?

[Quartz Watch]

Hullo....why talk abt 99 years or free hold..important is whether you like or dislike..99 years can last you 4 generations...by that time, all the design of buildings will be so futuristic, all those FH units will be grossly outdated and will be kind of like living in the old age if you do not tear them down and rebuild.

[ChickenRice]

Hullo....why talk abt 99 years or free hold..important is whether you like or dislike..99 years can last you 4 generations...by that time, all the design of buildings will be so futuristic, all those FH units will be grossly outdated and will be kind of like living in the old age if you do not tear them down and rebuild.


I think Investment Banker didn't mainly talk about 99 years or freehold, but rather the side effect of that...which is the decline in property value after 5-10 years.

[Duck Rice]

I think Investment Banker didn't mainly talk about 99 years or freehold, but rather the side effect of that...which is the decline in property value after 5-10 years.

Chiltern Park, 99 years leasehold at Lorong Chuan was selling at $550k for 3 bedroom 14 years ago and they are selling $900k. How about that? nobody can really can predict what happen next. Plot ratio change, land change, everythings change by then.

[ChickenRice]

Chiltern Park, 99 years leasehold at Lorong Chuan was selling at $550k for 3 bedroom 14 years ago and they are selling $900k. How about that? nobody can really can predict what happen next. Plot ratio change, land change, everythings change by then.


Thanks to buoyant economy, but it will surely decline in value, don't you agree? I think it's just a matter of time.
Even if the buoyant economy continue to happen, it can't help much.
As you put it, the economy is something we can't predict, but the decline in the remaining lease is something absolute to happen.

[ChickenPorridge]

Chiltern Park, 99 years leasehold at Lorong Chuan was selling at $550k for 3 bedroom 14 years ago and they are selling $900k. How about that? nobody can really can predict what happen next. Plot ratio change, land change, everythings change by then.


You're sure or not? or just the asking price (still looking for buyer)?
Sorry to say but if someone really buy at that price, I am sure he must feel regret after making the deal.
He should buy The Quarts at 700K and save the remaining 200K.
It's new condo, more beautiful, near MRT, and the remaining lease is still 99 years :))))

[Unregistered2]

New launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are screwed now!!!!!!!!!!!
why are you so happy that others are screwed now? why wish ill of others?

[Unregistered2]

You're sure or not? or just the asking price (still looking for buyer)?
Sorry to say but if someone really buy at that price, I am sure he must feel regret after making the deal.
He should buy The Quarts at 700K and save the remaining 200K.
It's new condo, more beautiful, near MRT, and the remaining lease is still 99 years :))))

to this i think it is true because the parents of my daughter's friend who got a unit in chiltern park when it was launched sold it for a profit and then used it to buy a landed property in paya lebar.

[BS]

why are you so happy that others are screwed now? why wish ill of others?

Because this bastard cannot afford a condo, that's why.

[Unregistered6]

c'mon guys, let's live and let live....focus on the discussion at hand...property...and more specifically, condominiums

[kennt]

c'mon guys, let's live and let live....focus on the discussion at hand...property...and more specifically, condominiums

Yes agree :) . For those who want to discuss other issue, please open your own thread in the discussion section. This thread is for TQ owners and would-be-owners.

[TQ]

Yes agree :) . For those who want to discuss other issue, please open your own thread in the discussion section. This thread is for TQ owners and would-be-owners.

Yes. Fully agree. I thinking of buying a unit.
Checked URA website, the take up rate of TQ is now 60%.

[WHY WHY TELL ME WHY]

Yes. Fully agree. I thinking of buying a unit.
Checked URA website, the take up rate of TQ is now 60%.

Don't understand why the developer don't advertise TQ. The ad may cost 16,000 for full page colour in the ST, but I think it is worth it for the awareness. Many of my friends don't where is TQ as they are not staying in this region. I am sure the TQ can sell better for it good design layout and reasonable pricing and 2 mintues to MRT.

[pocus]

Don't understand why the developer don't advertise TQ. The ad may cost 16,000 for full page colour in the ST, but I think it is worth it for the awareness. Many of my friends don't where is TQ as they are not staying in this region. I am sure the TQ can sell better for it good design layout and reasonable pricing and 2 mintues to MRT.

The developers are obviously not anxious to get rid of their units on hand yet. They probably guess that the price will stay fairly stable over the next 1/2 to 1 year, as the condo gets built up.

[Confuse Buyer]

I wanted to buy TQ but after scanning property ads in newspaper, I just realise that there are many freehold units in East Coast/Tanjong Katong area are selling around the same price (800K).

So I kind of a back out a bit now.

Are they not a good location?
Sorry I am not so familiar with East Coast area yet...so I would appreciate any opinions.

[TQ]

I wanted to buy TQ but after scanning property ads in newspaper, I just realise that there are many freehold units in East Coast/Tanjong Katong area are selling around the same price (800K).

So I kind of a back out a bit now.

Are they not a good location?
Sorry I am not so familiar with East Coast area yet...so I would appreciate any opinions.

Well, the greatest factor for TQ price is that it's near to MRT. Prices for these property, public or private, will not depreciate too much when things happen. Leasehold or freehold doesn't matter anymore.

[ManOnEarth]

Well, the greatest factor for TQ price is that it's near to MRT. Prices for these property, public or private, will not depreciate too much when things happen. Leasehold or freehold doesn't matter anymore.


What? leasehold or freehold doesn't matter?
Common man...let's not pretend it doesn't matter.
Of course it does matter, the value of freehold property will not decline with time.

[Property Hunter]

Well, the greatest factor for TQ price is that it's near to MRT. Prices for these property, public or private, will not depreciate too much when things happen. Leasehold or freehold doesn't matter anymore.


With MRT always very very crowded nowadays...I am wondering if being near to MRT is still a good bargain.
I myself still looking for property at the moment, but I would rather forgo the option to stay near MRT and look for units with 999 yrs or freehold.

Like for me, it takes 25 minutes to go to the office by MRT, and it takes 40 minutes if I go by bus.
But I still prefer bus as it's not too crowded and I can have a seat (hence I can read book, etc).
It's also more tiring to take MRT after working hours as I have to see many stressful faces :))

[Property Hunter]

I wanted to buy TQ but after scanning property ads in newspaper, I just realise that there are many freehold units in East Coast/Tanjong Katong area are selling around the same price (800K).

So I kind of a back out a bit now.

Are they not a good location?
Sorry I am not so familiar with East Coast area yet...so I would appreciate any opinions.


Go for freehold I would say, but check first if the location has good bus access, especially to your office !!!

[TQ new owner]

Don't understand why the developer don't advertise TQ. The ad may cost 16,000 for full page colour in the ST, but I think it is worth it for the awareness. Many of my friends don't where is TQ as they are not staying in this region. I am sure the TQ can sell better for it good design layout and reasonable pricing and 2 mintues to MRT.

Yes. You are right. The awareness of TQ is rather low. Last week, at the Bishan Clover show flat, I was very surprised that even a property agent had not even heard of TQ. I need to tell her that it was a condo somewhere near Buangkok MRT. Are quite sure that if the potential buyer know about TQ and start doing the comparison, they will find that it was very much costs efficient as compare with Livia, Kovan residences and Clover. (I had just bought a unit very recently) I think Guocoland marketing should make some efforts to market the project if they want to take the opportunity to ride this small mass market property "BULL".

[clover lover]

Does TQ have tennis court? Very important. A new condo project like dakota doesn't even have a tennis court.

[TQ new owner]

Does TQ have tennis court? Very important. A new condo project like dakota doesn't even have a tennis court.

Yes, TQ has a tennis court..

[Livia Lover]

Yes. You are right. The awareness of TQ is rather low. Last week, at the Bishan Clover show flat, I was very surprised that even a property agent had not even heard of TQ. I need to tell her that it was a condo somewhere near Buangkok MRT. Are quite sure that if the potential buyer know about TQ and start doing the comparison, they will find that it was very much costs efficient as compare with Livia, Kovan residences and Clover. (I had just bought a unit very recently) I think Guocoland marketing should make some efforts to market the project if they want to take the opportunity to ride this small mass market property "BULL".


I am comparing TQ and Livia, I think overall Livia is better.
Not only is it near to MRT, but also bus station and big shopping mall (TQ only has very few small shops).
The price is even cheaper at around 650 psf as compared to TQ at around 700 psf.

The only drawback for Livia is that we need to wait longer for the TOP.

[Freehold]

I am comparing TQ and Livia, I think overall Livia is better.
Not only is it near to MRT, but also bus station and big shopping mall (TQ only has very few small shops).
The price is even cheaper at around 650 psf as compared to TQ at around 700 psf.

The only drawback for Livia is that we need to wait longer for the TOP.


Both TQ and Livia are just 99 years leasehold.
Go and check newspaper ads and you will find many new freehold projects just being launched nearby Boon Keng, Telok Kurau, etc.

They are not near to MRT, but it will surely give you better peace of mind knowing the price will not erode with time.

[Freehold]

That is correct. That is why the Bayshores and Mandarin Gardens are always fighting about enbloc - because some of them jolly well know if they miss this enbloc window, they won't know when is the next window, and as the property ages, their bargaining power will decline significantly. Imagine the day you only have 10 year lease left, who will buy from you at the current price? Whoever who buy the property from you will only pay for the 10 years remaining lease, which would be a significant discount to today's price - the value would be 10 years of rental paid upfront - not much.

And for every one person who gets enbloced, there are 10,000 others who didn't. And 99 years is not a long time - there is probably only 5 enbloc fever windows in this period to get rid of your 99 years property. It would be interesting if some properties who didn't get enbloced come close to 99 years. I can imagine the desperation of the owners...


Sorry you're wrong brother, no need to come close 99 yrs, the actual desperation actually starts 10-15 years after TOP.

That's when many owners will "test the water" by trying to resell at same or higher price but NO ONE ACTUALLY TAKE THE BAIT.

[TQ new owner]

I am comparing TQ and Livia, I think overall Livia is better.
Not only is it near to MRT, but also bus station and big shopping mall (TQ only has very few small shops).
The price is even cheaper at around 650 psf as compared to TQ at around 700 psf.

The only drawback for Livia is that we need to wait longer for the TOP.

Yes. Early TOP is my top priority now. And also I prefer north east rather than the east area.

[D15 and D19 condo owner]

I wanted to buy TQ but after scanning property ads in newspaper, I just realise that there are many freehold units in East Coast/Tanjong Katong area are selling around the same price (800K).

So I kind of a back out a bit now.

Are they not a good location?
Sorry I am not so familiar with East Coast area yet...so I would appreciate any opinions.

At around 800K, you can only be looking 2 bedder or smaller boutique unit at the east coast.

But at 800K, you can definitely get a quite decent 3 bedder at TQ.

[Icekopi]

Does TQ have tennis court? Very important. A new condo project like dakota doesn't even have a tennis court.

Hi all,

TQ have 2 tennis courts, 1 basketball pratice court, sky gym, BBQ pits and swimming pools.

There are a total of 9 blocks total 625 units. They have 688 carpark lots altogether.

I can see a lot of ppl here talking about 99yrs leasehold and freehold, comparing condos in Pasir Ris, East Coast and Kovan.

Of course, potential buyers will have to think of the pros and cons b4 commiting. For those who have been staying in the Northeast area I believe that most will take a liking to TQ almost immediately.

Personally, I just sold my 5-rm HDB in Punggol recently and was looking around till I went to the showflat. It did not take me long to decide and purchased a unit. I am never goona pay HDB the 45k levy for goodness!
I used the $ to pay the 5% downpaynent instead.

Another catch will be that TQ will TOP by late 1st or early 2nd quarter 2009.

[Unregistered111]

Was at TQ showroom yesterday. Am I impressed with, well, not TQ's design, but the HDB's design next to it!! I think TQ looks a little dated compared to the HDB!

Anyway, TQ has quite a few NS facing units this release should be quite popular......

damn! those HDB were impressive! Sorry, I cannot help it....

[D15 and D19 condo owner]

Was at TQ showroom yesterday. Am I impressed with, well, not TQ's design, but the HDB's design next to it!! I think TQ looks a little dated compared to the HDB!

Anyway, TQ has quite a few NS facing units this release should be quite popular......

damn! those HDB were impressive! Sorry, I cannot help it....

Surreounded by nice HDB is much better than surrounded by wululu HDB.

[pool view]

Surreounded by nice HDB is much better than surrounded by wululu HDB.
Ya, I think the surrounding is better then Clover. It has the cornor land by itself and the pools is exclusive to the TQ owners. Clover some how share the pool view with the surrounded HDB owners, quite funny feeling.

[TQ]

What? leasehold or freehold doesn't matter?
Common man...let's not pretend it doesn't matter.
Of course it does matter, the value of freehold property will not decline with time.

The price will go on tendem with the upturn or downturn due to circumstances. Do you mean that freehold will be to immune to all? I agree with you that leashold will decline in time but my pint here is leasehold near to MRT is a different ballgame.

[Unregistered2]

Was at TQ showroom yesterday. Am I impressed with, well, not TQ's design, but the HDB's design next to it!! I think TQ looks a little dated compared to the HDB!

Anyway, TQ has quite a few NS facing units this release should be quite popular......

damn! those HDB were impressive! Sorry, I cannot help it....
true, the hdb there is impressive, but like alll mass condos, it will be a different story when it is fully built up and you are given an opportunity to tour inside.

[Unregistered8]

The price will go on tendem with the upturn or downturn due to circumstances. Do you mean that freehold will be to immune to all? I agree with you that leashold will decline in time but my pint here is leasehold near to MRT is a different ballgame.

I feel TQ is nice for staying if your work place is town or near MRT stations. but if i had a unit there, i'll probably stay for 5 or max 10 years and try to sell it since it is lease hold. also for me if value retention is important eg. pass on to kid, then i'll look for one that's at 999 year lh or freehold.....

[Unregistered2]

I feel TQ is nice for staying if your work place is town or near MRT stations. but if i had a unit there, i'll probably stay for 5 or max 10 years and try to sell it since it is lease hold. also for me if value retention is important eg. pass on to kid, then i'll look for one that's at 999 year lh or freehold.....

To me, proximity to the MRT is very important as it is linked to almost any part of singapore unlike the bus system. So long as we are near to any MRT stations, we can get home easily. This will increase rental yields too.

[Unregistered8]

To me, proximity to the MRT is very important as it is linked to almost any part of singapore unlike the bus system. So long as we are near to any MRT stations, we can get home easily. This will increase rental yields too.

i cannot disagree it will be good for rental. But for long term staying, I beg to differ. :)

[D15 and D19 condo owner]

i cannot disagree it will be good for rental. But for long term staying, I beg to differ. :)

I also have this thinking of selling off after a few years of staying. Then maybe buy another HDB flat to stay for good. But if TQ can fetch good rental yield by then, maybe consider to rent it out to generate some retirement fund.

[???]

You fail math issit? How to last 4 generations? You assume die at 25 years old issit? The point is if you buy when the property has 70 years lease left, and assuming people like until 85, your property lease expires before you die. So at that point, say 70 years lease left - the value will drop drastically because it CANNOT even last one lifetime.


Hullo....why talk abt 99 years or free hold..important is whether you like or dislike..99 years can last you 4 generations...by that time, all the design of buildings will be so futuristic, all those FH units will be grossly outdated and will be kind of like living in the old age if you do not tear them down and rebuild.

[Stan]

Both TQ and Livia are just 99 years leasehold.
Go and check newspaper ads and you will find many new freehold projects just being launched nearby Boon Keng, Telok Kurau, etc.

They are not near to MRT, but it will surely give you better peace of mind knowing the price will not erode with time.


I don't agree with you. Leasehold and freehold price will still depend on market condition. Property next or near to MRT will command a different depreciation compare those which does not.

[TQ1]

I also have this thinking of selling off after a few years of staying. Then maybe buy another HDB flat to stay for good. But if TQ can fetch good rental yield by then, maybe consider to rent it out to generate some retirement fund.

Can you still buy new HDB if you have a Condo?? And how many of you is intending to keep your exisiting HDB to rent out and stay in TQ? I'm toying the idea now but not confirm. Heard you need a minimum sum of 49K in your CPF before you can hold 2 properties. Anybody can share? :)

[D15 and D19 condo owner]

Can you still buy new HDB if you have a Condo?? And how many of you is intending to keep your exisiting HDB to rent out and stay in TQ? I'm toying the idea now but not confirm. Heard you need a minimum sum of 49K in your CPF before you can hold 2 properties. Anybody can share? :)

No, you can't buy new HDB if you already own a condo. You can only consider resale flat. It may be a good idea to keep your current HDB for rental if you have enough CPF. But on the other hand, as you cannot use the sales of your current HBD , the TQ loan will be much higher. Furthermore, you need to maintain the minimum sum in your CPF. (A combination of your SA and OA)

[Unregistered1]

Livia's 8 mins walk to MRT sure bor? Remember the actual site is the other end of the showflat. Seems very far leh....whereas TQ is only opposite. I'm giving Livia a miss for now.

Any idea if stack 29, 30, 31 launched? I'm looking for a 4BR unit.

[Unregistered2]

Livia's 8 mins walk to MRT sure bor? Remember the actual site is the other end of the showflat. Seems very far leh....whereas TQ is only opposite. I'm giving Livia a miss for now.

Any idea if stack 29, 30, 31 launched? I'm looking for a 4BR unit.

You will have to take a really brisk walk to make it 8 minutes to MRT for Livia.

[Unregistered2]

i cannot disagree it will be good for rental. But for long term staying, I beg to differ. :)
no one can tell if a place is for long term staying until you stay there. so far, TQ owners seem like a pleasant lot, judging from their responses here. anyway, let's not look too far for now. you won't know what will happen tomorrow.

[Pty hunt]

Livia's 8 mins walk to MRT sure bor? Remember the actual site is the other end of the showflat. Seems very far leh....whereas TQ is only opposite. I'm giving Livia a miss for now.

Any idea if stack 29, 30, 31 launched? I'm looking for a 4BR unit.

I thought TQ only have 3 and 3+1. Don't know it also have a 4BR. See any TQ agent in this forum can advise when will it be launching the 4BR. Very interested in LIVIA 4BR but will still prefer the north east area.

[Unregistered1]

I thought TQ only have 3 and 3+1. Don't know it also have a 4BR. See any TQ agent in this forum can advise when will it be launching the 4BR. Very interested in LIVIA 4BR but will still prefer the north east area.

I think 29, 30 and 31 is ground level unit with it's own small garden area. The site plan I saw is rather big, so I thought I would have 4BR. Anyway, any agent here can advise?

[stack 53]

I just brought a unit in stack 53 for $629 psf . I brought it under subsale .Your purchase price of $460 psf is very very cheap . Is your unit brought during yr 2006 and it is in high floor?

[TQ stack 61]

I just brought a unit in stack 53 for $629 psf . I brought it under subsale .Your purchase price of $460 psf is very very cheap . Is your unit brought during yr 2006 and it is in high floor?

I think those who purchased at $460 must be very early or during the initial soft launch. For my unit facing the tennis court, I bought early last year at around $520PSF. I think based on current mass market pricing your $629 should be a vey good buy. Congrats and welcome to TQ

[Unregistered7]

I thought TQ only have 3 and 3+1. Don't know it also have a 4BR. See any TQ agent in this forum can advise when will it be launching the 4BR. Very interested in LIVIA 4BR but will still prefer the north east area.

I prefer the NE as well but bought a 4 bedroom in Livia as the price of the 4 bedroom is similar to the 3+1 in TQ. I would say faciliaties are comparable but for Livia, u have to walk longer distance to reach MRT.

One other reason for choosing Livia is the closeness to Pasir Park which is accesible by bikes from the park connector

[pty hunt]

I prefer the NE as well but bought a 4 bedroom in Livia as the price of the 4 bedroom is similar to the 3+1 in TQ. I would say faciliaties are comparable but for Livia, u have to walk longer distance to reach MRT.

One other reason for choosing Livia is the closeness to Pasir Park which is accesible by bikes from the park connector.

Really? If I am not wrong, TQ 3+1 is over 1mil. Livia 4BR should way above 1mil right?

[Unregistered8]

Yes. Early TOP is my top priority now. And also I prefer north east rather than the east area.

I was told TOP will be 1st quarter next yr. Any chance of even earlier date like end of this yr? Wondering if can move in b4 chinese new yr...

[Unregistered7]

not really. Just above 1 mil. In nfact, My agent told me cheapest 4 bdrm was 991K...probably low floor but it's 4 bdrm :)

[TQTQTQ]

don't think TQ can TOP end of this year from the progress of it... looks like it is gonna be 1st qtr next year.. but it is good to see the final product starting to take shape already in some part of the constructions w paints and windows... and the sky bridge gym thingie taking shape too... waiting for the day when i don see mud and construction veh in the area where the tennis courts should be, driving pass TQ. :P

[Unregistered2]

not really. Just above 1 mil. In nfact, My agent told me cheapest 4 bdrm was 991K...probably low floor but it's 4 bdrm :)
congrats for being a condo owner, livia or TQ.

[Pty Hunt]

not really. Just above 1 mil. In nfact, My agent told me cheapest 4 bdrm was 991K...probably low floor but it's 4 bdrm :)

If that is the case, it is quite worthwhile. I will go down to take a look this weekend. Thanks for your information.

[TQ stack 61]

don't think TQ can TOP end of this year from the progress of it... looks like it is gonna be 1st qtr next year.. but it is good to see the final product starting to take shape already in some part of the constructions w paints and windows... and the sky bridge gym thingie taking shape too... waiting for the day when i don see mud and construction veh in the area where the tennis courts should be, driving pass TQ. :P

Yes. I do hope TQ can TOP as soon as possible. But looking at the construction progress, it is more likely to be 1Q 09. Sometime pass by and manage to take a quick "peek" between the fence, you can see the internal structure taking shape. Last week, I went to the top floor of the nearby HDB and try to take some shots of the construction progress but unfortunately, I am unable to capture good pictures.

[Stack51]

I prefer the NE as well but bought a 4 bedroom in Livia as the price of the 4 bedroom is similar to the 3+1 in TQ. I would say faciliaties are comparable but for Livia, u have to walk longer distance to reach MRT.

One other reason for choosing Livia is the closeness to Pasir Park which is accesible by bikes from the park connector

congrats on yr purchase. Do come back to TQ thread (although u may spend most of yr time in Livia's thread) when u're free. :)

[Unregistered7]

congrats on yr purchase. Do come back to TQ thread (although u may spend most of yr time in Livia's thread) when u're free. :)

TQ (er...I mean Thank You : )

btw, I checked with my agent, she said Livia 4-bdrm low floor (5 and below) still going for 991K upwards...

[Livia potential buyer]

TQ (er...I mean Thank You : )

btw, I checked with my agent, she said Livia 4-bdrm low floor (5 and below) still going for 991K upwards...

Can you roughly let me know what is the smallest floor area for a 4 bdrm? As for the 991K type, what is the floor area? When is the TOP? Sorry to bother you so much. Thanks alot

[Hi]

Can you roughly let me know what is the smallest floor area for a 4 bdrm? As for the 991K type, what is the floor area? When is the TOP? Sorry to bother you so much. Thanks alot

4 bdrm generally 1539sqft...5th floor and above need at least S$1m.

[Unregistered4]

Can you roughly let me know what is the smallest floor area for a 4 bdrm? As for the 991K type, what is the floor area? When is the TOP? Sorry to bother you so much. Thanks alot

Er...sorry...this it TQ thread.

[Livia potential buyer]

4 bdrm generally 1539sqft...5th floor and above need at least S$1m.

Wow. Quite a big area. Almost the size of a EA. I think with the PSF you are paying, it should be consider quite worthwhile. Congrats on your good purchase. I will go take a look this coming weekend. Thanks for your input.

[Unregistered7]

please hop over to Livia thread below....

http://forums.condosingapore.com/showthread.php?p=24058&posted=1#post24058

[Livia potential buyer]

please hop over to Livia thread below....

http://forums.condosingapore.com/showthread.php?p=24058&posted=1#post24058

Yes. Will do. Else the TQ guys must be wondering why are we discussing about Livia at TQ thread?

[Unregistered7]

sorry cut and paste wrongly...this is the correct link to Livia thread

http://forums.condosingapore.com/showthread.php?p=24058#post24058

[URA]

Private Residential Units Sold in the Month of June 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Quartz ....... OCR ....... 11 ............................. 805 ................ 728 ............... 569

[Unregistered2]

with so many MRT stations coming on stream, the value of condos or private devt next to MRTs will increase. congrats to TQ owners.

[TQ4]

Can any TQ owner here advise me normally how many months in advance the developer will send letter to inform you on the TOP date? Will I have time to sell my HDB?

[stack 61]

Can any TQ owner here advise me normally how many months in advance the developer will send letter to inform you on the TOP date? Will I have time to sell my HDB?

As for me, I had just sold my HDB flat. Initial intention is to allow ample time for the agent to slowly sell my flat but end up he is able to sell it off for me at my prefer price in a short time. So no choice have to release my flat and will be looking around for rental flat in the next 1-2 months. Maybe you can try to call Guocoland to find out about your question on TOP.

[Unregistered2]

As for me, I had just sold my HDB flat. Initial intention is to allow ample time for the agent to slowly sell my flat but end up he is able to sell it off for me at my prefer price in a short time. So no choice have to release my flat and will be looking around for rental flat in the next 1-2 months. Maybe you can try to call Guocoland to find out about your question on TOP.
are you staying in hougang? so quickly your hdb flat is snapped up!?

[SIA]

Under CPF rule, you have 6 months after TOP to sell your HDB flat.


Can any TQ owner here advise me normally how many months in advance the developer will send letter to inform you on the TOP date? Will I have time to sell my HDB?

[Stack 61]

are you staying in hougang? so quickly your hdb flat is snapped up!?

Yes. I stay in Hougang. Somemore not near to MRT. About 10 minutes walking distance to MRT. Look like resale for HDB is quite good now. Can sell at good price and high COV.

[noblebaby]

how about the feng sui of TQ? any one believe in feng sui?

[Unregistered2]

Yes. I stay in Hougang. Somemore not near to MRT. About 10 minutes walking distance to MRT. Look like resale for HDB is quite good now. Can sell at good price and high COV.
thanks for the info. hope mine will fetch a good price too when i have to sell it when TOP comes. all the best to all TQ owners too.

[Stack 61]

Under CPF rule, you have 6 months after TOP to sell your HDB flat.

But I think you do not need to sell the HDB if you can, unless you buy another resale HDB.

[Unregistered5]

But I think you do not need to sell the HDB if you can, unless you buy another resale HDB.

You're right. But you need to have the mimimum sum of $49K in your CPF (OA,SA and Investment). Apprantely this is a new rule from 2006...damm...those bought before does not have such a restriction.

[Unregistered8]

no one can tell if a place is for long term staying until you stay there. so far, TQ owners seem like a pleasant lot, judging from their responses here. anyway, let's not look too far for now. you won't know what will happen tomorrow.

what i meant was that it's a 99 yr lease hold so value will not retain as well as 999yrs or fh developments. So for imho not for long term staying, not for passing the roof over to my kid. But I think it will be good for rental since it is near mrt.

[kennt]

You're right. But you need to have the mimimum sum of $49K in your CPF (OA,SA and Investment). Apprantely this is a new rule from 2006...damm...those bought before does not have such a restriction.


OK guys, the poll is active for 1 month for those who is thinking to hold 2 properties (HDB and TQ). Vote now!

[Unregistered2]

what i meant was that it's a 99 yr lease hold so value will not retain as well as 999yrs or fh developments. So for imho not for long term staying, not for passing the roof over to my kid. But I think it will be good for rental since it is near mrt.
actually how long term is long term? few people would like to stay in the same place for 99 years. most would have upgraded or gone on to stay in another newer condo or sell for a big profit and move on to a landed property perhaps. but anyway, point noted. thanks.

[Landed]

actually how long term is long term? few people would like to stay in the same place for 99 years. most would have upgraded or gone on to stay in another newer condo or sell for a big profit and move on to a landed property perhaps. but anyway, point noted. thanks.

IMO, the only property that really deamand a LH status is landed property. YOu can do whatecer you want on the land and pass on to the next generation. For Condo, you cannot so much if majority wanna En Bloc.

[dodoine]

Hey understand that block 53, level 8 (actually 6 cuz lowest level starts at 3), 9 (7), 10 (8) and 12 (10) all not taken since it's launch in June 2006. Any idea why?

Anyway, it was "priced from S$490 per square foot (psf) on average" during its launch in 2006. Now its $600++.. Sigh.. Those who have bought in 2006 must be laughing their backsides off...

http://www.guocoland.com.sg/Announce23.shtml

And already launched for 2 years, with so many units left, is it normal?

Any good agent revealed anything? I'm a walk-in but I don't think the agent tells me everything. Kept getting the feeling he's hiding something... hmm...

[888]

Hey understand that block 53, level 8 (actually 6 cuz lowest level starts at 3), 9 (7), 10 (8) and 12 (10) all not taken since it's launch in June 2006. Any idea why?

Anyway, it was "priced from S$490 per square foot (psf) on average" during its launch in 2006. Now its $600++.. Sigh.. Those who have bought in 2006 must be laughing their backsides off...

http://www.guocoland.com.sg/Announce23.shtml

And already launched for 2 years, with so many units left, is it normal?

Any good agent revealed anything? I'm a walk-in but I don't think the agent tells me everything. Kept getting the feeling he's hiding something... hmm...

location. That's the main issue.

[Unregistered2]

Hey understand that block 53, level 8 (actually 6 cuz lowest level starts at 3), 9 (7), 10 (8) and 12 (10) all not taken since it's launch in June 2006. Any idea why?

Anyway, it was "priced from S$490 per square foot (psf) on average" during its launch in 2006. Now its $600++.. Sigh.. Those who have bought in 2006 must be laughing their backsides off...

http://www.guocoland.com.sg/Announce23.shtml

And already launched for 2 years, with so many units left, is it normal?

Any good agent revealed anything? I'm a walk-in but I don't think the agent tells me everything. Kept getting the feeling he's hiding something... hmm...
couldn't remember where block 53 is. however, this is the situation with guocoland. it likes to launch only a handful of units every time. it withheld the choice blocks to the last. there were especially 2 blocks which were not even put on sale until recently.

could anyone confirm if block 53 is one of the choice blocks?

[Unregistered2]

location. That's the main issue.
if location is an issue, i believe livia will have a bigger problem, isn't it?

[pty hunt]

location. That's the main issue.

I don't think there is any location issue at TQ. In Singapore, if you stay near MRT, even staying at the northern tip or even at the border is no big deal. But if you really want good location, then stay in Orchard road.

[propertyinvestor]

couldn't remember where block 53 is. however, this is the situation with guocoland. it likes to launch only a handful of units every time. it withheld the choice blocks to the last. there were especially 2 blocks which were not even put on sale until recently.

could anyone confirm if block 53 is one of the choice blocks?

Blk 53 is facing the nice looking HDB. It is not one of the choice blocks.

[Unregistered2]

Blk 53 is facing the nice looking HDB. It is not one of the choice blocks.
ha! thanks. that also explains why there are few takers. but if the psf is low and you don't mind facing the hdb, it could be considered.

[TQ rocks]

couldn't remember where block 53 is. however, this is the situation with guocoland. it likes to launch only a handful of units every time. it withheld the choice blocks to the last. there were especially 2 blocks which were not even put on sale until recently.

could anyone confirm if block 53 is one of the choice blocks?

yap..those 06 thru to early-mid 07 buyers are laffing very hard now to the bank for subsale... they are making money for sure...anything btn 20% to even 50%... to think that at that point in time, there are still ppl lamenting it is expensive... i for one didnt and even though i love it, i did not buy then due to various uncertainties and when it comes to finally being able to do so last year it was too late...i had to grab a subsale which the prev. owner profited 35%... its crazy and a bit hard to swallow but thats the market now...bottomline is i m still happy with my purchase... it depends on who u want to please now as a buyer... developer or subsalers... either way, they are profiting big time... just a matter of who comes off as the attractive pkg to ur requirement if u r genuinely considering a unit in TQ... key pt is nobody is selling condo at a lost..at least for now or i don see it in next couple of years... u cant stop ppl from profitting so make your purchase a happy one by ensuring u are totally satisfied with the unit u r buying...

[Happy TQ owner]

yap..those 06 thru to early-mid 07 buyers are laffing very hard now to the bank for subsale... they are making money for sure...anything btn 20% to even 50%... to think that at that point in time, there are still ppl lamenting it is expensive... i for one didnt and even though i love it, i did not buy then due to various uncertainties and when it comes to finally being able to do so last year it was too late...i had to grab a subsale which the prev. owner profited 35%... its crazy and a bit hard to swallow but thats the market now...bottomline is i m still happy with my purchase... it depends on who u want to please now as a buyer... developer or subsalers... either way, they are profiting big time... just a matter of who comes off as the attractive pkg to ur requirement if u r genuinely considering a unit in TQ... key pt is nobody is selling condo at a lost..at least for now or i don see it in next couple of years... u cant stop ppl from profitting so make your purchase a happy one by ensuring u are totally satisfied with the unit u r buying...

In early 07 when I bought TQ, the price difference between my TQ and the average selling price of my EA (at that time) is a big different of more than 220K. Now, (just sold my EA), the different is narrowed down to less than 100K. (As compared to the price of TQ which I bought in early 07).

For those who bought in 06 (and own a Executive HDB), it may be even closer to 50K different thus make it very easy for them to finance their TQ. (Almost a 1-to-1 conversion).

[Unregistered2]

In early 07 when I bought TQ, the price difference between my TQ and the average selling price of my EA (at that time) is a big different of more than 220K. Now, (just sold my EA), the different is narrowed down to less than 100K. (As compared to the price of TQ which I bought in early 07).

For those who bought in 06 (and own a Executive HDB), it may be even closer to 50K different thus make it very easy for them to finance their TQ. (Almost a 1-to-1 conversion).
hmm... that means TQ prices did not increase as much or as fast as HDB resale flats. thanks for the info.

[Happy TQ owner]

hmm... that means TQ prices did not increase as much or as fast as HDB resale flats. thanks for the info.

I think you had mistaken my meaning. Let me do a rough explanation here.

1) Price difference between TQ bought in early 07 and EA (hougang) in early 07 is more than $220K.

2) Price difference between TQ bought in early 07 and EA (Hougang) in mid 08 is less than 100K.

But of course if you want to calculate the current price appreciation. You have to compare the current TQ price say $650PSF, this will work out to be more than $250K price different between TQ mid 08 and EA mid 08.

In term of actual % appreciation.

My HDB is around 28% price increased from early 07 to mid 08.
Whereas TQ is close to 30% for the same period.

[stack61]

I think you had mistaken my meaning. Let me do a rough explanation here.

1) Price difference between TQ bought in early 07 and EA (hougang) in early 07 is more than $220K.

2) Price difference between TQ bought in early 07 and EA (Hougang) in mid 08 is less than 100K.

But of course if you want to calculate the current price appreciation. You have to compare the current TQ price say $650PSF, this will work out to be more than $250K price different between TQ mid 08 and EA mid 08.

In term of actual % appreciation.

My HDB is around 28% price increased from early 07 to mid 08.
Whereas TQ is close to 30% for the same period.

It will be whether you want to take profit of 100K+ from your HDB or 100K+ from your TQ upon TOP next time. For me, I will prefer to take profit of 100K from my HDB. Mmm, Yes. From the previous buying price of my HDB to the current market selling price, I am surprised that there is already a hugh price appreciation. Congrat to all HDB upgrader who bought TQ in 06 or up to mid 07. Cheers.

[kennt]

It will be whether you want to take profit of 100K+ from your HDB or 100K+ from your TQ upon TOP next time. For me, I will prefer to take profit of 100K from my HDB. Mmm, Yes. From the previous buying price of my HDB to the current market selling price, I am surprised that there is already a hugh price appreciation. Congrat to all HDB upgrader who bought TQ in 06 or up to mid 07. Cheers.

You're using the buy low sell high tactic. Not many people can foresee this but some of TQ owners here took risk to invest during that time which obviously pays off now. Just imagine what will be like if not for the sub-prime crisis.....will it appreciate further??....mmm....:D

[propertyinvestor]

You're using the buy low sell high tactic. Not many people can foresee this but some of TQ owners here took risk to invest during that time which obviously pays off now. Just imagine what will be like if not for the sub-prime crisis.....will it appreciate further??....mmm....:D

I think even with the present sub-prime crisis, I will still foresee some upside for TQ taking into consideration TOP next year and the starting of first IR. If sub-prime crisis end this year, to "huat" in 09 will sure be no problem.

[Freehold]

I think even with the present sub-prime crisis, I will still foresee some upside for TQ taking into consideration TOP next year and the starting of first IR. If sub-prime crisis end this year, to "huat" in 09 will sure be no problem.


Increase a bit and then decrease steadily all the way until it reaches 99 years.

[Property Analyst]

Increase a bit and then decrease steadily all the way until it reaches 99 years.


Exactly right, the graphic will be more or less like below:


PRICE
^
|
|
| *
| * *
|* *
| *
| *
| *
| *
| *
-----------------------------------------------------*-----> TIME
CUTOFF 99 yrs


Some properties have different CUTOFF time, but average this will be 10 yrs after TOP.

[Don't worry so much]

Exactly right, the graphic will be more or less like below:


PRICE
^
|
|
| *
| * *
|* *
| *
| *
| *
| *
| *
-----------------------------------------------------*-----> TIME
CUTOFF 99 yrs


Some properties have different CUTOFF time, but average this will be 10 yrs after TOP.
Our Nation building to now is only about 43 years, and you see so many changes along the way. From a poor island to so many no.1 now in Singapore, and is only 43 years. So who can tell what's going to happen next in another 99 years time? Just look at Hong Kong buildings, they are at least 50 storeys high in most of the area and the build-in is so small. Reason being they are more than 6 million people staying there. And this is what going to happen in Singapore, For whatever reason, I think is better have something now, which you can afford than to wait till for something good that you may not be able to afford later.

[propertyinvestor]

Our Nation building to now is only about 43 years, and you see so many changes along the way. From a poor island to so many no.1 now in Singapore, and is only 43 years. So who can tell what's going to happen next in another 99 years time? Just look at Hong Kong buildings, they are at least 50 storeys high in most of the area and the build-in is so small. Reason being they are more than 6 million people staying there. And this is what going to happen in Singapore, For whatever reason, I think is better have something now, which you can afford than to wait till for something good that you may not be able to afford later.

Yes. Don't think you have to worry. FH price will still go down in term of recession. When building gets old, pricing in FH will also be heavily discounted. Another point you have to take note is that prices of FH is also higher than LH99 when you bought it NEW.

[dodoine]

couldn't remember where block 53 is. however, this is the situation with guocoland. it likes to launch only a handful of units every time. it withheld the choice blocks to the last. there were especially 2 blocks which were not even put on sale until recently.

could anyone confirm if block 53 is one of the choice blocks?

Blk 53 is definitely not the choice block. But I'm not sure when did they release blk 53. Seems like they also released this in 2006. 2 years without people buying? And quite a few units left. Anybody can confirm this?

IMHO, I belong to those who think that prices will fall. When government annouced plans about IR and proposed increase of new population, and with property boom elsewhere, property companies took the chance to invest. The knew that the market sentiments would be good and rising. Once they launch and start selling, investment risks are passed to the buyers.

At the first stage of the boom, speculators come into the market, slowly driving up the prices. When the market is climbing slowly, more speculators come in. Many people with spare cash also turned into speculators. Thus more speculators, more buyers, prices shoot up.

The property companies always strike the rod at the hotest, buy and launch when they feel market sentiments are the highest. Why would they want to wait? Why would they want to miss out this big piece of meat? As a result, supply goes up, and demand goes further which is why prices keep going up.

There would be a point that prices peak, and stablise (which is now). Speculators leave the market. Some already selling, some hoping the prices to go further up, noting that the sentiments are still good. But why don't the prices come down? Cuz the market is still driven by genuine home-stayers. There'll always be upgraders, but during property boom, speculators fill the market. And at the time where HDB prices are high, upgraders sell to buy private. As per news reports, the current home-buyers are people who are buying to stay.

The time comes when most of these home-stayers finish their shopping. Speculators want to sell, but demand would slowly drop. With new TOPs and existing condos for sale, supply up, demand doesn't match, prices go down.

This has happened before, and I think it'll happen again...

In my opinion, prices will start to fall towards the end of 2008 (companies are rushing to sell and home-stayers rushing to buy before Ghost Month). And will fall even more in 2009 til 2010.

Anyway, these are just my opinions and please don't take them too seriously. I welcome comments and discussion. Cheers.

[TQ Agent]

Stack 53 and 51 was launched between Aug and Oct 2006 respectively. Both stacks now fully sold.