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parisrisnew
30-05-08, 13:20
99 Years Leasehold

Near MRT/Downtown East New Hub


TOP

31st August 2011

No. of Units

724 units

Unit Mix

2,3 and 4 bedroom penthouse

Full recreational facilities

Please email me at [email protected] for more details

and to be register for private Preview

Thanks

Eeast side buyer
30-05-08, 19:18
99 Years Leasehold

Near MRT/Downtown East New Hub


TOP

31st August 2011

No. of Units

724 units

Unit Mix

2,3 and 4 bedroom penthouse

Full recreational facilities

Please email me at [email protected] for more details

and to be register for private Preview

Thanks

Is that on the piece of vacant land (by CDL) near Elias condo? What is the average PSF?

parisrisnew
30-05-08, 21:25
Is that on the piece of vacant land (by CDL) near Elias condo? What is the average PSF?

Yes is that big plot of land....

PSF no indication at this time yet

Thanks

paperplate
31-05-08, 03:01
Tks for your info Mr Agt.

I guess many east lovers have been waiting for this project to be launched. I was told by an agt that CDL is looking at around $850psf.The site to me is pretty attractive for both self stay and investment as it is within 10min walking distance to pasir ris MRT. I think it is the only condo nearest to the MRT now and not to mention Eastvale as it is EC status.

It is reported CDL is holding back their launch due to bad market sentiment especially for such a big project of 700+ units. I guess $800-900psf will be the norm for mass market condos currently especially given many suburban projects like Lakeshore, Calrose, Stadia are transacting at an average of 800psf now.

Pls update us again once u know the indicative price and launch date. Tks.

East side buyer
03-06-08, 19:07
Yes is that big plot of land....

PSF no indication at this time yet

Thanks

Thanks for your info. Do you know when will they start the soft launch?

1234
03-06-08, 21:31
Dont think 800psf achievable, casa merah 5min to tanah merah mrt abt 680-700psf, waterwave abt 760psf b4 discount not appealing to me the traffic there is bust during peak due to traffic and lanes


Tks for your info Mr Agt.

I guess many east lovers have been waiting for this project to be launched. I was told by an agt that CDL is looking at around $850psf.The site to me is pretty attractive for both self stay and investment as it is within 10min walking distance to pasir ris MRT. I think it is the only condo nearest to the MRT now and not to mention Eastvale as it is EC status.

It is reported CDL is holding back their launch due to bad market sentiment especially for such a big project of 700+ units. I guess $800-900psf will be the norm for mass market condos currently especially given many suburban projects like Lakeshore, Calrose, Stadia are transacting at an average of 800psf now.

Pls update us again once u know the indicative price and launch date. Tks.

East side buyer
03-06-08, 21:40
Dont think 800psf achievable, casa merah 5min to tanah merah mrt abt 680-700psf, waterwave abt 760psf b4 discount not appealing to me the traffic there is bust during peak due to traffic and lanes

Yes. I do think 800+PSF is not too attractive. Taking into consideration that it is LH. I think 700+PSF should be quite reasonable in this market situation. As it is very close to the MRT and white sand shopping mall, I believe it will surely attract potential buyer living in the east. I personally will be very interested to look into it.

paperplate
04-06-08, 02:11
Dont think 800psf achievable, casa merah 5min to tanah merah mrt abt 680-700psf, waterwave abt 760psf b4 discount not appealing to me the traffic there is bust during peak due to traffic and lanes

I think it is a very good buy if u can get a gd facing unit at below $700psf at casah merah. The rental yield is good. 3+1 shd be able to fetch 4k.

KELVIN-ERA
06-06-08, 19:11
Developer
Hong Realty (Pte) Limited

[JV among Hong Realty, CDL & HL]

Location/ Address
61, 63, 65, 69, 71, 73, 75, 77, 79 & 81 Pasir Ris Grove

Tenure of Land
99 years leasehold w.e.f 7 Jan 2008

Site Area
41,545.165 sqm/ 447,192 sqft

Plot Ratio
2.1

Expected T.O.P
31st August 2011

Description


Proposed condominium housing development (parcel 1) comprising 10 blocks of 15/16 storey of residential flats with basement carparks, swimming pool & communal facilities on Lot 2703P MK 29 at Pasir Ris Grove



No. of Units
724 units

Unit Mix


2BR (82 - 104 sqm): 30 units

2BR + study (85 - 107 sqm): 94 units

3BR (117 – 149 sqm): 180 units

3BR + study (123 - 162 sqm): 240 units

4BR (143 – 179 sqm): 168 units

PTHSE (225 - 241 sqm): 12 units



Full recreational facilities

DEAR ALL,

Those homeowners/investors who are keen in the preview launch (3rd/4th weekend of June) of this project, please email yr contact/info to me at : [email protected]

**The psf will only be revealed on the preview launch.

Kelvin-ERA
8189 1589

parisrisnew
06-06-08, 22:44
Preview date could be on

21 June 08 or 28 June

subject to changes Thanks...

Prices not confirm at the moment


Please email me at [email protected] for more details

and to be register for private Preview

Thanks

parisrisnew
10-06-08, 19:04
Dont miss it~~:)

richardsng_era
13-06-08, 14:44
Preview Launch soon! Call now!

Description: 10 Blocks of 15/16 Storey of Residential Apartments with basement carpark (744 lots inclusive of 10 handicapped lots), swimming pool & communal facilities.

Location: 61, 63, 65, 69, 71, 73, 75, 77, 79 & 81 Pasir Ris Grove

Tenure: 99 yars wef 7 January 2008

Land Size: 447,192 sqft

Total Units: 724

Unit Types:
2 Bdrm - approx. 882~1119 sqft (30 units)
2 Bdrm + Study - approx. 914~1151 sqft (94 units)
3 Bdrm - approx. 1258~1603 sqft (180 units)
3 Bdrm + Study - approx. 1323~1743 sqft (240 units)
4 Bdrm - approx. 1538~1926 sqft (168 units)
Penthouse - approx. 2421~2593 sqft (12 units)

Expected Date of TOP: 31 December 2011

Price: TBA

Facilities:
a) Aqua Zone
Landscape Feature Pond
Leisure Pool
Sun Deck
Spa Alcoves
50m Lap Pool
Pool Cabanas
Aqua Gym
Pool Lounge
Fun Pool
Wading Pool

b) Action Zone
Basketball Half Court
'Xtreme Swing'
'Net Cell'
'Netscape'
'Rocky Climb'
'Hexagon Loop & Rope'
'Tree House'

c) Garden Zone
Flora Courts

Heliconia Court
Lily Court
Alpina Court
Iris Court
Hibiscus Court
Landscape Gardens

Fern Garden
Frangance Garden
Bamboo GardenGarden Cabanas
Lawn
Viewing Terrace

d) Leisure Zone
Fitness & Wellness Stations
BBQ Pavilion
Children's Play Area
Tennis Courts
900m Jogging Path
Gymnasium
Clubhouse

Function Room
Entertainment Room
Management Office
Changing Rooms with SaunaFunction Plaza


Contact:
Richard Sng
ERA Singapore
HP: +6592993342
Email: [email protected]
Home Page: http://www.homes88.net
My Space: http://[email protected]

parisrisnew
13-06-08, 16:18
Jus came back from showroom

email me for more updated information!!

launching in around two weeks time!!!

Cheap Cheap
13-06-08, 19:09
Any units going at below $600 psf?

Cheap Cheap
13-06-08, 19:10
any unit going at below $600 psf?

parisrisnew
13-06-08, 19:42
Prices not confirm at the moment thanks

jt88
14-06-08, 09:02
from 620psf onwards.

parisrisnew
14-06-08, 23:23
Preview in two weeks time

.......

iridrium
17-06-08, 22:49
Is this the CDL site?

parisrisnew
17-06-08, 23:24
Dont miss out the preview,

Email me to register now

Rgds

East Lover
19-06-08, 09:37
http://www.propertyguru.com.sg/images/thumb/2/f/a/e/2fae0e15563_1_V550.jpg

http://www.propertyguru.com.sg/images/thumb/f/c/9/0/fc904515564_1_V550.jpg

New Condo Launching Soon @ Pasir Ris Near Pasir Ris MRT / shopping centre Modern Residence / 10 blocks 15 story tower Total 724 units / 99 yrs 2 / 2+S / 3 3+S / 4 rm

Property Information
Development Name:Pasir Ris New Launching
Property Type:CondominiumTenure:99-year Leasehold
Property Facilities:

BBQ pits
Basement car park
Clubhouse
Fun pool
Gymnasium room
Multi-purpose hall

iridrium
19-06-08, 10:15
http://www.propertyguru.com.sg/images/thumb/2/f/a/e/2fae0e15563_1_V550.jpg

http://www.propertyguru.com.sg/images/thumb/f/c/9/0/fc904515564_1_V550.jpg

New Condo Launching Soon @ Pasir Ris Near Pasir Ris MRT / shopping centre Modern Residence / 10 blocks 15 story tower Total 724 units / 99 yrs 2 / 2+S / 3 3+S / 4 rm

Property Information
Development Name:Pasir Ris New Launching
Property Type:CondominiumTenure:99-year Leasehold
Property Facilities:

BBQ pits
Basement car park
Clubhouse
Fun pool
Gymnasium room
Multi-purpose hall

From that photo,the design does not look very attractive. Some new HDB design looks better. Somehow it gave me a Kovan Melody feel....

Anyway, it will be attractive if they can launch it below $700psf. Above $700psf, there will be a lot of options.

Unregistered70
19-06-08, 10:30
any siteplan? design not very appealing... anymore design pics?

PR
19-06-08, 10:31
any siteplan? design not very appealing... anymore design pics?

Agree, look a lot like HDB.

Orginial East Lover
19-06-08, 12:14
Agree, look a lot like HDB.

Yeah... not very attractive leh....

East Lover.
19-06-08, 14:02
Just cut and paster from one of the website. Hope this is not the final versioin...

Agree, not so interesting, just like HDB with swimming pool. Now the only hope is the price loh - hope it can be below 600psf! possible????

Unregisteredddd
20-06-08, 03:00
Just cut and paster from one of the website. Hope this is not the final versioin...

Agree, not so interesting, just like HDB with swimming pool. Now the only hope is the price loh - hope it can be below 600psf! possible????

you must be kidding...below $600psf possible if u're living on pulau ubin...

iridrium
20-06-08, 09:57
you must be kidding...below $600psf possible if u're living on pulau ubin...

Interesting to note that the 99 LH tenure starts from Jan 2008 and TOP in Aug 2011. So the effective tenure is 95.5years?

Unregistered999
20-06-08, 16:12
From that photo,the design does not look very attractive. Some new HDB design looks better. Somehow it gave me a Kovan Melody feel....

Anyway, it will be attractive if they can launch it below $700psf. Above $700psf, there will be a lot of options.

Hey, would u mind sharing with us other potential projects which is brand new, newly launched, gg to TOP soon which is going above 700psf but below 800psf??? U say above 700psf, plenty of options avail..pls share here..many hdb upgradders here.

Unregistered999
20-06-08, 16:14
Interesting to note that the 99 LH tenure starts from Jan 2008 and TOP in Aug 2011. So the effective tenure is 95.5years?

U r noob in the property sector?

Unregistered999
20-06-08, 16:15
you must be kidding...below $600psf possible if u're living on pulau ubin...

Below 600psf, tat guy may not buy also..so y bother about his unrealistic comments..lolzzz

iridrium
20-06-08, 16:55
U r noob in the property sector?

Yeah:)

Haven't have the $$ or chance to buy LH property yet.

iridrium
20-06-08, 17:19
Hey, would u mind sharing with us other potential projects which is brand new, newly launched, gg to TOP soon which is going above 700psf but below 800psf??? U say above 700psf, plenty of options avail..pls share here..many hdb upgradders here.

'Newly launched' and 'going to TOP' soon usually don't go together. Most developer launch their projects prior so that the income from the progressive payment can offset the construction cost, hence reducing the construction loan.

I don't work for the developer nor agency,so I don't have a first hand information of the sale price of future launches.
What I can do is that I can give you, the past enbloc/government land sale sites' estimate breakeven cost around $700psf.

(All the sites transacted in 2007/2008)

Hup Cheong Mansion (Allgreen) brought for $282psf/PR - Breakeven (BE) $680psf

Minton Rise (KL) $236psf/PR - BE $530psf

Tampines Court (Centrepoint & Far East) $267psf/PR - BE - $619psf

Simon Ville (Fragance) $281psf/PR - BE $710psf

URA Site at Rosewood (Evan Lim) $232psf/PR - BE $580psf

HDB Site at Pasir Ris (Chip Eng Seng) $228psf/PR - BE $650psf

URA Site at Simei St 4 (UOL & KL) $296psf/PR - BE $650psf

URA Site at West Coast Crescent (Cheung Kong) $296psf/PR - BE $650psf

URA Site at Yishun (MCL) $350psf/PR - BE $690psf

URA Site at CCK (Far East) $203psf/PR - BE $550psf

Breakeven is assumed that they made the necessary approvals and lock in the DC/DP payable (where applicable).

rayaw
21-06-08, 02:25
No way, I have seen the detail layout plan, very beautiful.

Share? Sorry, not for circulate. Be patient, it is coming out in 2 weeks time.

Unfortunate, the price will be 720 for a 1000 sqft unit and 620~650 for larger unit with big balconey.

Hope CDL give very special price for first few ubit.

I will Queue overnight for that unit if avaiable, 550 sqft for 1000 sqft unit.

Unregistered999
21-06-08, 11:25
'Newly launched' and 'going to TOP' soon usually don't go together. Most developer launch their projects prior so that the income from the progressive payment can offset the construction cost, hence reducing the construction loan.

I don't work for the developer nor agency,so I don't have a first hand information of the sale price of future launches.
What I can do is that I can give you, the past enbloc/government land sale sites' estimate breakeven cost around $700psf.

(All the sites transacted in 2007/2008)

Hup Cheong Mansion (Allgreen) brought for $282psf/PR - Breakeven (BE) $680psf

Minton Rise (KL) $236psf/PR - BE $530psf

Tampines Court (Centrepoint & Far East) $267psf/PR - BE - $619psf

Simon Ville (Fragance) $281psf/PR - BE $710psf

URA Site at Rosewood (Evan Lim) $232psf/PR - BE $580psf

HDB Site at Pasir Ris (Chip Eng Seng) $228psf/PR - BE $650psf

URA Site at Simei St 4 (UOL & KL) $296psf/PR - BE $650psf

URA Site at West Coast Crescent (Cheung Kong) $296psf/PR - BE $650psf

URA Site at Yishun (MCL) $350psf/PR - BE $690psf

URA Site at CCK (Far East) $203psf/PR - BE $550psf

Breakeven is assumed that they made the necessary approvals and lock in the DC/DP payable (where applicable).

Tks.
However, It wud be better if u can provide us with current launches or any js TOPed fire sale if any in the east side this is below 800psf?

If Livia is above 700psf, which other projects we shd consider? Any gd project in the east now that is of similar capacity as Livia? I dont mind LH but must be 5min walking distance to MRT and must be less den 800psf in the east area and must be big project with full condo facilities preferably above 150units.

iridrium
23-06-08, 10:59
Tks.
However, It wud be better if u can provide us with current launches or any js TOPed fire sale if any in the east side this is below 800psf?

If Livia is above 700psf, which other projects we shd consider? Any gd project in the east now that is of similar capacity as Livia? I dont mind LH but must be 5min walking distance to MRT and must be less den 800psf in the east area and must be big project with full condo facilities preferably above 150units.

Based on your requirementS, you probably have to wait for future launches.

Fire Sale. Not that I know of. Most people who buys suburban market are usually buying for own stay. Even if they are buying for investment, they are usually the prudent investors.

ER
24-06-08, 13:57
Based on your requirementS, you probably have to wait for future launches.

Fire Sale. Not that I know of. Most people who buys suburban market are usually buying for own stay. Even if they are buying for investment, they are usually the prudent investors.

An sms was sent to me stating the psf starts from $6xx....

what do you think? Seems reasonable to me...

rayaw
24-06-08, 15:13
If you can get 610 ~ 630, I think it is OK.

If you think of 675~ 695.

I think, it is still too high.

Way a little while till end of the year.

ER
24-06-08, 16:43
If you can get 610 ~ 630, I think it is OK.

If you think of 675~ 695.

I think, it is still too high.

Way a little while till end of the year.

My guess is that the $6xx psf is for the bigger unit..
Those units around 1,00 to 1,500 psf, we are looking at $700 and above....

Unregistered123
25-06-08, 10:27
My guess is that the $6xx psf is for the bigger unit..
Those units around 1,00 to 1,500 psf, we are looking at $700 and above....
That measn $700K for 1000 sqft (2 bedders) and 1 Mil for 1500 sqft (3 bed room +study)!
No cheap leh! Then should go Casa Merah at least it's TOP sooner than this and nearer to MRT (and city :))

iridrium
25-06-08, 13:27
An sms was sent to me stating the psf starts from $6xx....

what do you think? Seems reasonable to me...

Depending on the unit size, facing and level.

I still feel that below $700psf is reasonable. Pretty hard to get any new development below $700psf nowsaday. Not everyone will appreciate Pasir Ris, but if you don't mind the location, you might want to seriously consider it.

I would advise against buying units facing TPE regardless, they will likely to give you big balcony and double glazed window but you will never get to hang out in your balcony as it is way too noisy.

kal
25-06-08, 13:46
there wont be any units directly facing TPE.. it will be facing elias green..if i'm not wrong

East Lover 2
25-06-08, 14:31
Depending on the unit size, facing and level.

I still feel that below $700psf is reasonable. Pretty hard to get any new development below $700psf nowsaday. Not everyone will appreciate Pasir Ris, but if you don't mind the location, you might want to seriously consider it.

I would advise against buying units facing TPE regardless, they will likely to give you big balcony and double glazed window but you will never get to hang out in your balcony as it is way too noisy.
Haha! then how about the sky high priced projects in East Coast? You like sea view, you gonna to pay for the noisy polution from ECP! Even pool view, price still very very high, for the name of East Coast, D15.
D18 seems very very far to most of the non-east residents...

iridrium
25-06-08, 14:59
Haha! then how about the sky high priced projects in East Coast? You like sea view, you gonna to pay for the noisy polution from ECP! Even pool view, price still very very high, for the name of East Coast, D15.
D18 seems very very far to most of the non-east residents...

Yeah, you want Sea View (with a lot of tankers)? Be prepared for the noise.

But this Pasir Ris site don't have much view right, probably one can see Courts, Ikea and Giant across the expressway.

You are right to say that Pasir Ris IS far to most non-east residents. That is why I had a disclaimer that IF the potential buyer like Pasir Ris.

Unregistered.
26-06-08, 15:14
My agent booked my time already, now tell me that developer hold the preview. No preview this Saturday!

Anybody knows why? couldn't figure out the right price? Too high nobody buy (like what waterfront wave now, so quiet), too low lose profit?

Unregistered?
26-06-08, 15:18
Preview date could be on

21 June 08 or 28 June

subject to changes Thanks...

Prices not confirm at the moment


No preview this saturday? Confirm?

michaeltantc
27-06-08, 01:08
Ideal choice for home and investment. A condominium project comprising 10 blocks of 15/16-storey residential flats with basement carparks, full recreational facilities (including a 50m pool), and extensive landscaping. Launching very soon. Make an appointment for Preview, or contact me for more information (Michael Tan T C, 65 91256543, [email protected] ).
Amenities: Near Pasir Ris MRT station and bus interchange. Bus-stop near entrance to condominium. Tampines Expressway provides easy access to City and Changi International Airport. Entertainment Hub (Downtown East) nearby. Choices of shopping centres (White Sands, Elias Mall). Beach and parks within walking distance.

Unregistered001
27-06-08, 01:26
whats the psf?

michaeltantc
27-06-08, 16:08
The developer has not confirmed the psf yet; as well as the actual date of the preview. I could inform you of these details promptly when I receive them. My contact information: Michael Tan T C (ERA Marketing Executive) 65-9125-6543 [email protected]

michaeltantc
27-06-08, 16:23
1) View from 50m Lap Pool
2) View of Pool Lounge
3) View of Youth Park (condo in background)

parisrisnew
27-06-08, 21:33
Preview date has been changed....

Thanks

pasir ris
28-06-08, 16:54
Saw in the classified advertisements for new launch in Pasir Ris of price from $5xx psf. Can knowledgeable agents enlighten us on this. Thank you.

buy
28-06-08, 21:09
Pasir Ris is a place for younger generation right?

rayaw
28-06-08, 22:40
As dakota residences is selling well;

The developer is changing the price list to up the psf.

Sigh! price going up

Want to buy. quick quick:doh:

michaeltantc
28-06-08, 23:06
$5xx psf for Livia is 'possible' but very improbable. The Developers will only finalise the $psf on the day of the Preview (which will hopefully be soon, could be on the first weekend of July). The likely $psf range is from $600+ to $700+. I would not quote my clients a $5xx psf. It could be misleading. As is well-known, the property price is at its lowest during the preview, which is open to clients with invitation or appointment. If you would like to choose a unit in Livia that appeals to you, you could contact me for more details. I am a member of ERA Real Estate, one of two real estate agencies officially involved in marketing Livia. (Michael Tan T C, ERA Marketing Executive, 91256543, [email protected] )

buy
29-06-08, 03:16
Plus point , walking distance to MRT right

kaller
29-06-08, 14:11
is this sudden market interest going to be a sucker rally juz like the recent stock mkt where the mkt did a 2-mth rally till late May and start to resume the collapse again.....

Vikrant Pandey
30-06-08, 10:59
Property by Vikrant Pandey

Encouraging sales indicative of improving home buying sentiment
Encouraging sales at recent project launches to boost June sales. We
understand from City Development management that around 15 out of the 77
units in the recent soft launch of the Shelford Suites project near the upcoming
Botanic Gardens MRT have been sold at ASP around S$1500-1600 psf. Earlier,
according to The Business Times, Sim Lian Group has sold around 100 units at
its 99-year leasehold Clover By The Park condo last week out of the 308 units
launched at an ASP of S$750 psf. Since the launch of Dakota Residences last
Friday, Ho Bee has sold 95 units in the project at ASP of $976 psf. The sales of
the 210 units in these three projects alone will boost the Jun sales numbers.


Watch out for the upcoming launch of City Development’s Livia project.
City Developments plans to launch 200 out of 724 units in the phase 1 of its Livia
project at Pasir Ris Drive 1 this coming weekend. The units in the mass market
project are expected to be priced at around S$650 psf. The pricing is attractive
and expected to set a new benchmark of future launches in that area. The Livia
project will be the first major project launch in recent months by a large cap
developer in the mass-market segment. The sales in the project will serve as a
barometer to test the home buying sentiment and to set the tone for the
forthcoming launches for the other large cap developers.
The encouraging sales this month is expected to maintain the sales momentum
that gathered pace last month. A good sales performance next month as well
could act as a catalyst to revive the overall home buying sentiment. We maintain
our overweight call on the Singapore property developers. City Developments
(Target: S$14.05) is our top pick among large-cap stocks and Ho Bee (Target:
S$1.50) is our top pick among small/mid-cap stocks.

Vikrant Pandey
30-06-08, 11:00
Property by Vikrant Pandey

Encouraging sales indicative of improving home buying sentiment
Encouraging sales at recent project launches to boost June sales. We
understand from City Development management that around 15 out of the 77
units in the recent soft launch of the Shelford Suites project near the upcoming
Botanic Gardens MRT have been sold at ASP around S$1500-1600 psf. Earlier,
according to The Business Times, Sim Lian Group has sold around 100 units at
its 99-year leasehold Clover By The Park condo last week out of the 308 units
launched at an ASP of S$750 psf. Since the launch of Dakota Residences last
Friday, Ho Bee has sold 95 units in the project at ASP of $976 psf. The sales of
the 210 units in these three projects alone will boost the Jun sales numbers.


Watch out for the upcoming launch of City Development’s Livia project.
City Developments plans to launch 200 out of 724 units in the phase 1 of its Livia
project at Pasir Ris Drive 1 this coming weekend. The units in the mass market
project are expected to be priced at around S$650 psf. The pricing is attractive
and expected to set a new benchmark of future launches in that area. The Livia
project will be the first major project launch in recent months by a large cap
developer in the mass-market segment. The sales in the project will serve as a
barometer to test the home buying sentiment and to set the tone for the
forthcoming launches for the other large cap developers.
The encouraging sales this month is expected to maintain the sales momentum
that gathered pace last month. A good sales performance next month as well
could act as a catalyst to revive the overall home buying sentiment. We maintain
our overweight call on the Singapore property developers. City Developments
(Target: S$14.05) is our top pick among large-cap stocks and Ho Bee (Target:
S$1.50) is our top pick among small/mid-cap stocks.

michaeltantc
30-06-08, 12:40
ERA's Extended Home Warranty Plan (EHWP) gives warranty of up to 3 years (Terms & Conditions applied). The EHWP is exclusively designed for those who bought a unit in projects marketed by ERA, such as the new condominium project in Pasir Ris, Livia.

Michael Tan T C, ERA Marketing Executive, 65-9125-6543, [email protected]

michaeltantc
30-06-08, 21:30
It is confirmed! The Preview of Livia starts Saturday 5 July 2008 from 0930hrs to 1800hrs. Make an appointment with me now and choose your favourite unit early to avoid disappointment.

( Michael Tan T C, ERA Marketing Executive, +65-9125-6543, [email protected] )

michaeltantc
30-06-08, 21:33
It is confirmed! The Preview of Livia starts Saturday 5 July 2008 from 0930hrs to 1800hrs. Make an appointment with me now and choose your favourite unit early to avoid disappointment.

( Michael Tan T C, ERA Marketing Executive, +65-9125-6543, [email protected] )

Developer
30-06-08, 21:45
Attention. You have violated the rules stated by ERA & CDL. No names of the condo to be mentioned. Who's your manager?

Developer
30-06-08, 21:55
Attention. You have violated the rules stated by ERA & CDL. No names of the condo to be mentioned. Who's your manager?

Dong
01-07-08, 12:24
Attention. You have violated the rules stated by ERA & CDL. No names of the condo to be mentioned. Who's your manager?

it's an open secret dude.....

parisrisnew
01-07-08, 20:59
Preview will be starting on this Sat (5th July)

Email me for details now

Agent
02-07-08, 18:58
Attention. You have violated the rules stated by ERA & CDL. No names of the condo to be mentioned. Who's your manager?

Maybe it's your competitor that wrote this. lol

richardsng_era
03-07-08, 18:44
Booking starts now! Get your choice units before gone! Prices from $5XXK onwards. Subject to availability. Call for appointment.


Contact:
Richard Sng
ERA Singapore
HP: +65-92993342
Email: [email protected]
Skype: richardsng
Home Page: http://www.homes88.net , http://92993342.myweb.sg
My Space: http://richardsng-era.spaces.live.com

parisrisnew
03-07-08, 22:46
Booking starts this sat

Email me for details and apppt now!!

richardsng_era
04-07-08, 01:23
Enjoy 3 years of Extended Home Warranty Protection when you purchased any units through us! Call now for more information.


Contact:
Richard Sng
ERA Singapore
HP: +65-92993342
Email: [email protected]
Skype: richardsng
Home Page: http://www.homes88.net (http://www.homes88.net/) , http://92993342.myweb.sg (http://92993342.myweb.sg/)
My Space: http://richardsng-era.spaces.live.com (http://richardsng-era.spaces.live.com/)

mr funny
04-07-08, 14:08
http://www.businesstimes.com.sg/sub/news/story/0,4574,286362,00.html?

Published July 4, 2008

CDL opens Livia condo at Pasir Ris for preview

Initial units are priced at $650 psf on average; Kovan Residences launched

By KALPANA RASHIWALA


CITY Developments Ltd (CDL) has begun to preview its much-awaited Livia condo at Pasir Ris at an average price of about $650 psf for the initial batch of units, BT understands.

And next to Kovan MRT Station, the 512-unit Kovan Residences is being soft launched today and the average price is said to be $870 psf. Both projects are 99-year leasehold.

Market watchers reckon that the $650 psf average pricing for the initial phase of Livia's marketing effort is about 10 per cent lower than what the developer could have fetched 12 months ago. 'It might have been priced at $730-750 psf last year,' an industry observer suggested. The 724-unit condo is being developed at Pasir Ris Drive 1 on a plot that is part of the group's historical Pasir Ris landbank acquired decades ago.

CDL is developing Livia jointly with Hong Leong Holdings and Hong Realty. All three companies are part of Singapore's Hong Leong Group. Livia will have a total of 10 blocks, either 15 or 16 storeys high with units ranging from two-bedroom apartments to four bedders. There are also 12 penthouses.

Next to Kovan MRT Station, Centurion Kovan, controlled by UOB-Kay Hian stockbroker pair Han Seng Juan and David Loh Kim Kang, has been testing the waters for its 512-unit Kovan Residences. The average price is believed to be around $870 psf and industry talk is that some 20 cheques were offered to the developer after a well-attended dinner preview for Messrs Han's and Loh's stockbroking community contacts last Saturday. It is not known if options have been issued.

'Perhaps some of the potential buyers may have found the developer's proposed price a little challenging and made their counter offers with cheques,' a market watcher suggested.

Kovan Residences' soft launch begins today, BT understands. Officials from Centurion Kovan, part of the Duchess Development group, have not been returning BT's calls over the past few days.

Meanwhile, the project that started the current home buying wave, Ho Bee's 99-year leasehold Dakota Residences, is said to have sold 150 units since sales began a fortnight ago.

parisrisnew
04-07-08, 18:45
PSF start from 650!!

michaeltantc
04-07-08, 18:54
Dear Clients, just a gentle reminder, Livia preview is on now!

Friday 4 July, from 10am to 6pm: developers' special invitations only for their guests, very positive response noted!

Saturday, 5th July, from 9.30am: Preview starts for everyone, long queue is expected!

To avoid queuing, make an appointment with me.
Another incentive: buy a Livia unit through me, it will be covered by ERA's 'Extended Home Warranty Plan' up to 3 years (Terms & Conditions applied).

Why wait? Contact me now: Michael Tan T C, ERA Marketing Executive, 9125 6543, [email protected]

parisrisnew
04-07-08, 19:05
Dont miss out your choice units

Book an appoitment with me now~!

Unregistered5
04-07-08, 20:03
Has the queue started? Thinking of joining!

Unregistered_111
04-07-08, 21:41
http://www.businesstimes.com.sg/sub/news/story/0,4574,286362,00.html?

Published July 4, 2008

CDL opens Livia condo at Pasir Ris for preview

Initial units are priced at $650 psf on average; Kovan Residences launched

By KALPANA RASHIWALA


CITY Developments Ltd (CDL) has begun to preview its much-awaited Livia condo at Pasir Ris at an average price of about $650 psf for the initial batch of units, BT understands.

And next to Kovan MRT Station, the 512-unit Kovan Residences is being soft launched today and the average price is said to be $870 psf. Both projects are 99-year leasehold.

Market watchers reckon that the $650 psf average pricing for the initial phase of Livia's marketing effort is about 10 per cent lower than what the developer could have fetched 12 months ago. 'It might have been priced at $730-750 psf last year,' an industry observer suggested. The 724-unit condo is being developed at Pasir Ris Drive 1 on a plot that is part of the group's historical Pasir Ris landbank acquired decades ago.

CDL is developing Livia jointly with Hong Leong Holdings and Hong Realty. All three companies are part of Singapore's Hong Leong Group. Livia will have a total of 10 blocks, either 15 or 16 storeys high with units ranging from two-bedroom apartments to four bedders. There are also 12 penthouses.

Next to Kovan MRT Station, Centurion Kovan, controlled by UOB-Kay Hian stockbroker pair Han Seng Juan and David Loh Kim Kang, has been testing the waters for its 512-unit Kovan Residences. The average price is believed to be around $870 psf and industry talk is that some 20 cheques were offered to the developer after a well-attended dinner preview for Messrs Han's and Loh's stockbroking community contacts last Saturday. It is not known if options have been issued.

'Perhaps some of the potential buyers may have found the developer's proposed price a little challenging and made their counter offers with cheques,' a market watcher suggested.

Kovan Residences' soft launch begins today, BT understands. Officials from Centurion Kovan, part of the Duchess Development group, have not been returning BT's calls over the past few days.

Meanwhile, the project that started the current home buying wave, Ho Bee's 99-year leasehold Dakota Residences, is said to have sold 150 units since sales began a fortnight ago.


Buyers, let's combine our effort and bycott the showroom, let's push the price down some more! We can do it!

Unregistered........
04-07-08, 22:38
Why should we do that. Low price means cheapo neighbours. Lets keep prices high and the riff raffs away!!!!

smarian
04-07-08, 22:45
Buyers, let's combine our effort and bycott the showroom, let's push the price down some more! We can do it!

Agreed......

It's the beginning of the end of the property boom, soon the developer will start a price war to attract more buyers.....and the only way to go is to cut the prices down.

Unregistered2
04-07-08, 23:39
Agreed......

It's the beginning of the end of the property boom, soon the developer will start a price war to attract more buyers.....and the only way to go is to cut the prices down.

be realistic. if the developer bought the land at a high price do you think they will or can sell you at below cost? plus the increase in material cost and labour cost due to inflation, will the developer sell you at loss?

armpit
04-07-08, 23:45
Agreed......

It's the beginning of the end of the property boom, soon the developer will start a price war to attract more buyers.....and the only way to go is to cut the prices down.

please use your armpit to think lah. common sense will tell you that it would not happen unless major recession in singapore. And do you want recession in singapore? where you may not even be able to keep your job, and if that happen even the property were to sell at low price you may not be able to afford.

Bravo
05-07-08, 04:01
Buyers, let's combine our effort and bycott the showroom, let's push the price down some more! We can do it!

Agreed......Furthermore it's only 99 LH, it should not command more than $600 psf.

Below $600 psf......then it's worth considering.

Bravo
05-07-08, 07:26
It's been mentioned by others before, but I thought I'd revisit the wisdom (or lack thereof?) of committing your whole life savings to purchasing a 99-yr private property (of which for the majority) at current prices.

Now, if you need a home to stay in, and you can still save cash despite servicing a private property mortgage, you're fine.

But, lots of Singporeans are simply paying for the condo lifestyle without sufficient cash savings, and relying on the assumption that they can downgrade or sell the investment property when they retire and live off the capital gains.

If you buy a 99y property from the developer, by the time you retire and pay off the mortgage, the condo will have 75yrs left. If you bought the unit 2nd hand, then the lease would even less.... 60yrs for example.
Not only is the lease shorter, its also much more run down, and the architectural style will also be outdated, severely weakening its desirability and corresponding price.

99yr condos are PERISHABLE PRODUCTS.
You got to get rid of them FAST. Time works against you.
What would the market value be then? Are you so sure you can make capital gains? Can it cover the $500,000 (or more) in interest that you would have paid? It might even be a loss.

Can you count on government topping up leases in future? Not necessarily.
Enbloc? With new condos already maxing out plot-ratios, will it still be profitable for future developer to enbloc? You might be stuck with a worthless property and no retirement plan.

Buyer88
05-07-08, 08:38
Agreed......Furthermore it's only 99 LH, it should not command more than $600 psf.

Below $600 psf......then it's worth considering.

the nearby condos are transacting at 600 psf. For a new development.. I can't imagine it to price below market.

2Unregistered
05-07-08, 08:53
At 9:30am today the price will be revealed. Expected to be from $630psf upward.

Unregistered??
05-07-08, 11:18
Can some body update here what is the price psf?

Buyer123
05-07-08, 15:27
Can some body update here what is the price psf?

650 psf

good price

st michael
05-07-08, 16:46
Because hahaha, new launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are fxxking screwed now!!!!!!!!!!!

RJ
05-07-08, 16:57
650 psf

good price
Paris Ris versus St Michael's, the pricing appears to be lopsided. The latter's development must be a really really bad one because CDL is a wellknown developer, can assure quality.

Kovan
05-07-08, 17:07
Because 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
05-07-08, 17:08
Because 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!
2 idiots talking cock here!

Wake up! This thread is not for St Michael nor Dakota.

smarian
05-07-08, 20:17
When the price is right .....definitely it will attract buyers. I was at the showroom this evening it was jam pack with buyers.

Which simply conclude that all other developer have to follow in Livia footstep....you put a reasonable price you will get buyers.

As have been mentioned before...it will be a price war....the lower you go the more buyers you will attract....simple logic.

Soon other new condo launches have to lower down their asking price.

It's a pity for those stuck with their condo at the peak ....looks like they can never compete with the new developer price.

Re-saler are doomed :eek:

Unregistered3
05-07-08, 22:48
When the price is right .....definitely it will attract buyers. I was at the showroom this evening it was jam pack with buyers.

Which simply conclude that all other developer have to follow in Livia footstep....you put a reasonable price you will get buyers.

As have been mentioned before...it will be a price war....the lower you go the more buyers you will attract....simple logic.

Soon other new condo launches have to lower down their asking price.

It's a pity for those stuck with their condo at the peak ....looks like they can never compete with the new developer price.

Re-saler are doomed :eek:

when there is boom, anything can sell. now is the right time to buy, before the next bull run for the property market.

smarian
05-07-08, 22:50
When the price is right .....definitely it will attract buyers. I was at the showroom this evening it was jam pack with buyers.

Which simply conclude that all other developer have to follow in Livia footstep....you put a reasonable price you will get buyers.

As have been mentioned before...it will be a price war....the lower you go the more buyers you will attract....simple logic.

Soon other new condo launches have to lower down their asking price.

It's a pity for those stuck with their condo at the peak ....looks like they can never compete with the new developer price.

Re-saler are doomed :eek:


The Price war has begun

Waterfront Waves new release from $694 psf Straits Times July 5th

Check URA transaction Average more than $800 psf, Apr 08 $909 psf

Waterfront Waves owners will not be pleased.....:banghead:

Unregistered6
06-07-08, 00:59
any idea what sales are like so far? How many nits launched and how many taken up?

Super Husky
06-07-08, 18:07
Any units with garden? Got plans to share here?

Unregistered5
06-07-08, 20:51
Has the queue started? Thinking of joining!

Long Car Queue started! I can't get in because carpark full and a long queue of cars waiting to get in.
has the price went up?

Buyer88
06-07-08, 20:54
Long Car Queue started! I can't get in because carpark full and a long queue of cars waiting to get in.
has the price went up?

No.

650 psf to 700 psf. is already the price for the area. Price any higher... can't sell.

Unregistered5
06-07-08, 21:02
No.

650 psf to 700 psf. is already the price for the area. Price any higher... can't sell.

How many already sold?
700psf is already quite high leh

smarian
06-07-08, 21:20
I won't be surprised only 10% of the crowd will sign on the dotted line. Just look at Waterfornt Waves now new release at $694 psf but for the 6 mths it's been averaging $800 psf and highest is $920 psf when they just launch.

Livia is just price too high ....below $600 psf than it's worth considering.

Furthermore for such a big project, developer will need sales to get things going.....when the developer are press for sales ...they will drop the price again.

kal
06-07-08, 21:55
WW at $694psf, how many units, wat type, wat facing, at this price?? Livia has much more comprehensive facilities compare to WW.. I PERSONALLY prefer livia actually..

Bravo
06-07-08, 22:01
Nearby Pasir Ris, Ris Grandeur..is only at $700+ psf and it's Freehold too....if you compare with Livia which is only leasehold.....it's just price too high.....perhaps below $600psf ...then will be a good buy.

Unregisteredz
06-07-08, 23:16
went to the Livia showflat this afternoon and my goodness, it was really packed!!! who says that property market is declining must be really disappointed to see the huge crowd.

good sweet boy
06-07-08, 23:26
How many already sold?
700psf is already quite high leh

Went there wanted to buy a 2 room unit, but was told that all in stack 40, 41 and 17 were sold out. Left few units in stack 18 facing afternoon sun. respond very good can't find a car park lot and had to park far away at the HBD multi storey and walk bloody far...

michaeltantc
06-07-08, 23:32
There were huge crowds attending the preview on both days of the weekends. The sales of units were very good too. Due to company's policy, I am not at liberty to reveal actual figures.
Livia's $psf below $600? Don't hold your breath!

Unregistered6
06-07-08, 23:41
I wonder if the bigger units are selling well too

michaeltantc
07-07-08, 00:01
The bigger units are selling well too, though not as fast as the smaller ones. The 2-bedroom and 2+1-bedroom units are the most popular due to their limited supply. Half the total number of penthouses have been released during the weekends, and two-third of them are already sold!

happybuyer
07-07-08, 07:31
The bigger units are selling well too, though not as fast as the smaller ones. The 2-bedroom and 2+1-bedroom units are the most popular due to their limited supply. Half the total number of penthouses have been released during the weekends, and two-third of them are already sold!

Bought already ... happy with it. Crowd was madness.....

richardsng_era
07-07-08, 08:42
Official launch on 12 & 13 July 2008. More choice units released. Call now for preview by appointment.


Contact:
Richard Sng
ERA Singapore
HP: +65-92993342
Email: [email protected]
Skype: richardsng
Home Page: http://www.homes88.net , http://92993342.myweb.sg
My Space: http://richardsng-era.spaces.live.com

Unregistered6
07-07-08, 11:20
I was there too. Crowd control and car control was good. But the air-con was not good enough becos of the huge crowd.

Care to share how much psf u bought yr unit at please?

Unregistered6
07-07-08, 11:43
has the price increased over the preview and this coming weekend official launch

richardsng_era
07-07-08, 12:27
Prices did not increase during the preview. So far, no news from developer about price increase for official launch. Will keep all posted in the forum or if you prefer to be informed by other alternatives, do send me your contact details to my email.


Contact:
Richard Sng
ERA Singapore
HP: +65-92993342
Email: [email protected]
Home Page: http://www.homes88.net , http://92993342.myweb.sg
My Space: http://richardsng-era.spaces.live.com

michaeltantc
07-07-08, 12:50
If you would like up-to-date information of new units or stacks made available for sale, please contact me.

Michael Tan T C, ERA Marketing Executive, 9125 6543, [email protected]

richardsng_era
07-07-08, 14:36
Many units snapped up during preview. Book your choice units through us before the official launch! 3 years extended Home Warranty Plan for you.

Unregistered11
07-07-08, 14:39
isn't this the same as what you have posted in another thread? perhaps you should just continue from that one?

anyways, what are prices like for the bigger units?

Unregistered6
07-07-08, 19:28
According to some reports, CDL said it has sold 160 units at prices of between S$570 and S$740 per square foot.

Unregister
07-07-08, 19:37
According to some reports, CDL said it has sold 160 units at prices of between S$570 and S$740 per square foot.

The showflats were extremely crowded.... all the aunties that you expect to see at the market were there, as if they were doing their weekly marketing..

The prices were in my opinion, reasonably set but the unit features were very bland and the quality of the finishing leaves very much to be desired... no wonder the price were such........

registered
07-07-08, 20:11
IMO we Singaporeans, are obsessed with new condos.

The fact is that a LH99 asking for close to 700 psf versus sub-sale projects
FH project eg RG in Pasir Ris itself calling for the same or less is something to ponder and re-think.

Seriously one must think before commiting unless its for own stay and u only want this location and therefore dont mind paying the premium price but otherwise one will look back and realise the mistake in year 2010-2011.

Buyer88
07-07-08, 21:07
IMO we Singaporeans, are obsessed with new condos.

The fact is that a LH99 asking for close to 700 psf versus sub-sale projects
FH project eg RG in Pasir Ris itself calling for the same or less is something to ponder and re-think.

Seriously one must think before commiting unless its for own stay and u only want this location and therefore dont mind paying the premium price but otherwise one will look back and realise the mistake in year 2010-2011.

650 psf should be around there for a Pasir Ris location.... nearby sub-sale EC (Simei Green, Eden) transacting around 600 to 650 psf.

Undo the madness
07-07-08, 21:20
Bought already ... happy with it. Crowd was madness.....

And you are one of the mad ones........

st michael
07-07-08, 21:35
New launch at St michael Rd from 600psf, 999yr leasehold. pasir ris buyers are screwed now!!!!!!!!!!!

richardsng_era
07-07-08, 22:29
City Dev's private preview for Livia (at suburban Pasir Ris)
over the weekend. More than 200 units (out of a total
of 724 units for the development) were launched at the private preview,
including some additional 2-bedroom units that were launched on Sunday by
City Dev following strong sales on Saturday for such units, and we also
believe that more than 150 units have been sold over the weekend. Visitors had to queue to
park their cars within the compound, which had about 100 carpark lots,
with some choosing to park at the nearby HDB estate instead.
2-bedroom units (around 900-1,150 sqft) were retailing at around S$750 psf
while larger units (around 1,250-1950 sqft) were going at around S$650
psf. The buyer profile tended to be HDB upgraders as well as a handful of
new homeowners.

This strong response coincides with our positive view on the property market, that
the mass-market segment will continue to maintain some form of resilience
in the current economic conditions, supported by strong demand from the
HDB upgrader pool, given continued activity within the HDB resale market.
We believe that if sale numbers continue to be sustained in coming months,
it would encourage a re-rating in the property sector. Sustained numbers
should also boost interest within the physical market as well.
City Dev is Singapore's largest listed real estate developer and is regarded as a
proxy to the Singapore residential market.
Livia's site sits on part of City Dev's legacy landbank at Pasir Ris, which
includes other 99-year leasehold sites as well as a 999-year leasehold
site close to Livia. As much of this Pasir Ris landbank was agricultural
land which City Dev converted to residential use (with the payment of a
development premium to the State), its overall land cost is low which
ultimately pass the cost saving to the buyers.

richardsng_era
07-07-08, 22:30
City Dev's private preview for Livia (at suburban Pasir Ris)
over the weekend. More than 200 units (out of a total
of 724 units for the development) were launched at the private preview,
including some additional 2-bedroom units that were launched on Sunday by
City Dev following strong sales on Saturday for such units, and we also
believe that more than 150 units have been sold over the weekend. Visitors had to queue to
park their cars within the compound, which had about 100 carpark lots,
with some choosing to park at the nearby HDB estate instead.
2-bedroom units (around 900-1,150 sqft) were retailing at around S$750 psf
while larger units (around 1,250-1950 sqft) were going at around S$650
psf. The buyer profile tended to be HDB upgraders as well as a handful of
new homeowners.

This strong response coincides with our positive view on the property market, that
the mass-market segment will continue to maintain some form of resilience
in the current economic conditions, supported by strong demand from the
HDB upgrader pool, given continued activity within the HDB resale market.
We believe that if sale numbers continue to be sustained in coming months,
it would encourage a re-rating in the property sector. Sustained numbers
should also boost interest within the physical market as well.
City Dev is Singapore's largest listed real estate developer and is regarded as a
proxy to the Singapore residential market.
Livia's site sits on part of City Dev's legacy landbank at Pasir Ris, which
includes other 99-year leasehold sites as well as a 999-year leasehold
site close to Livia. As much of this Pasir Ris landbank was agricultural
land which City Dev converted to residential use (with the payment of a
development premium to the State), its overall land cost is low which
ultimately pass the cost saving to the buyers.

Unregistered6
07-07-08, 22:39
please la...starting price at Livia is 570 psf

Unregistered345
08-07-08, 08:30
Bought already ... happy with it. Crowd was madness.....
congrats for owning a new home.

Unregistered123
08-07-08, 10:12
was at the show room yesterday. yes, it's more crowded than I expected but it's not like there was car queue or you cannot get parking lot.

the whole condo layout looks quite similar to botania. but I cannot say the same for the material quality.

To be frank, for a far east property and LH99, I feel the 650-700 psf a little too hard to justify. 570 - 600 psf seems more reasonable, to me.

Unregistered6
08-07-08, 10:29
yesterday was a monday, although it was also Youth Day...maybe many teachers were there cos they didn't have to work : )

anyways, to each his/her own, what you see as expensive may be seen as a fair price to pay for such a condominium. I was at the showflats and I thought the quality was quite good for the price

mr funny
08-07-08, 10:37
http://www.businesstimes.com.sg/sub/suite/story/0,4574,286831,00.html?

Published July 8, 2008

Varying pace of sales at recently released projects

Most private homes register slower sales at the weekend

By KALPANA RASHIWALA


DEVELOPERS selling private homes had a mixed bag of results at the weekend.

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-07-08/BT_IMAGES_KRTAKEUP8-E27.jpg
Strong sales: The 99-year-leasehold Livia in Pasir Ris, where previews started last Friday, has chalked up relatively strong sales of 160 units

The 99-year-leasehold Livia in Pasir Ris, where previews started last Friday, has chalked up relatively strong sales of 160 units at an average of $650 per square foot (psf).

But sales were slower for most other recently released projects.

At Kovan Residences, another 20-plus units were sold at the weekend, taking total sales to more than 80 since the 99-year-leasehold project next to Kovan MRT Station was previewed at a private party on June 28.

The average price is between $870 and $900 psf.

Riding on the buying interest in Kovan Residences, MCL Land accelerated the preview of its 50-unit D-Pavilion, a freehold condo on Upper Serangoon Road slightly further away from Kovan MRT. It sold 10 units on Saturday and Sunday at an average price of $900 psf.

In Bishan, Sim Lian found buyers for another 59 units last week at its Clover By The Park condo, taking total sales to 254 since it previewed the 616-unit project on June 25.

The average price for the 99-year-leasehold project is $750 psf. Sim Lian also sold four units at The Amery in Telok Kurau last week, taking the total to 31 of the 78 units in the freehold development. The average price is $860 psf.

NTUC Choice Homes and Ho Bee Investment sold another 10 units at the weekend at Dakota Residences. The sales tally is 161 for the 348-unit, 99-year condo that is currently selling at an average price of $980 psf.

Commenting on the varying pace of sales, a developer said it is not unusual for transactions to taper off after the first weekend or two weekends of a launch, after initial demand has expressed itself and choice units are taken up.

Another developer said: 'I think potential buyers are nibbling. If they see a project they like and it's priced attractively, they'll go in. But buyers are very price-sensitive.'

Giving his take, a property consultant suggested: 'I've got the feeling these developers may be slowly pushing up prices; so demand has been tapering off.

'Once a developer has sold at least 30-40 per cent of units in a project, it may be slightly more comfortable with cash flow.

'It may then be prepared to sell the rest of the project at a slower pace if it can achieve higher prices.'

A more worrying reason could simply be that demand has dropped.

'People ask themselves: 'With all the global economic uncertainty, do I really need to buy a new home now?' said a market watcher.

City Developments Ltd said yesterday that most of the buyers at Livia are Singaporeans, while foreign buyers come from China, Indonesia, India, Malaysia and the Philippines.

Most people bought for owner occupation. The 160 units sold so far achieved prices of between $570 psf and $740 psf.

Prices start from $597,000 for a two-bedroom unit, $793,000 for a three-bedder and $991,000 for a four-bedder.

Hayden Properties starts to preview The Hamilton Scotts this week.

Prices are expected to start below $3,000 psf, though the average price is expected to be around $3,500 psf.

The freehold project comprises 54 apartments and two penthouses.

Unregistered123
08-07-08, 13:51
dun know about you guys but personally, i dun have really good feelings about livia from the first impression. when handed the brochure I thought it was the worst one I ever received. I mean if you have gone to botania or more recently Clover and received the marketing brochure you'll know. I am not comparing to more upmarket condos like one amber. Both Livia and Botania are by CDL. But the brochure quality is so different.

also, vital info are left out (or I need a new pair of specs) on livia's brochure eg. like total number of units.

Unregistered6
08-07-08, 14:00
I think they are really catering to the mass market crowd so no point spending too much on marketing. If you purchase a unit, you'll get a hard copy version cos I saw some people carrying that with their happy faces when they walked out of the showflats.

If you look at the brochure carefully, only the released units were printed.

Unregistered3
08-07-08, 18:13
I think they are really catering to the mass market crowd so no point spending too much on marketing. If you purchase a unit, you'll get a hard copy version cos I saw some people carrying that with their happy faces when they walked out of the showflats.

If you look at the brochure carefully, only the released units were printed.

So, what version do people get if they didn't buy any unit?

Unregistered7
08-07-08, 18:32
So, what version do people get if they didn't buy any unit?

hehehe, i got a flimsy 5 or so pages booklet. but unregistered123 is rite, didn't speak very much of the project. yet it's going by almost 700 psf average. Isn't botania and clover also mass market?

Unregistered888
08-07-08, 19:29
pasir ris of cos mass market, want exclusive/up market, go to district 9 pls ..

Unregistered3
08-07-08, 19:57
hehehe, i got a flimsy 5 or so pages booklet. but unregistered123 is rite, didn't speak very much of the project. yet it's going by almost 700 psf average. Isn't botania and clover also mass market?

Maybe CDL rushed to launch...no time to print nice brochures...even for mass market, nice brochures are a form of marketing tool...

Unregistered7
08-07-08, 21:02
Maybe CDL rushed to launch...no time to print nice brochures...even for mass market, nice brochures are a form of marketing tool...

hah.....came home, looked at the brochures again. it's made of 2 pieces of long paper folded into 2. That makes 6 pages that include intro, site plan, attractions and layout! The back page was also use for building specifications! Great use of paper! It must really be the greenest condo around!

Clover/botania also targetting mass market mah....the sales guy from clover told me they are targetting HDB upgraders.

Unregistered3
09-07-08, 09:23
hah.....came home, looked at the brochures again. it's made of 2 pieces of long paper folded into 2. That makes 6 pages that include intro, site plan, attractions and layout! The back page was also use for building specifications! Great use of paper! It must really be the greenest condo around!

Clover/botania also targetting mass market mah....the sales guy from clover told me they are targetting HDB upgraders.

HDB upgraders also buyers what. Just because they are HDB upgraders doesn't mean that the developer show lesser "respect" by downgrading the brochure quality...

Penthse Lover
09-07-08, 18:31
So wat are the sizes for penthouses? and the asking psf? Drawback is 99 yrs...gd enuf to stay for two generations only

ph registered
09-07-08, 19:12
So wat are the sizes for penthouses? and the asking psf? Drawback is 99 yrs...gd enuf to stay for two generations only

go to www.cdl.com.sg and look for new launches - the entire website of
Livia with floorplans etc can be found.....

PH are 2 level with large roof terraces. All units have Planter boxes,,,,,, cant figure out why so much planters in every development.

Just heard that URA has changed GFA on bay windows and planters - no more 10% extra GFA.

parisrisnew
09-07-08, 23:20
Dont miss i

Unregistered6
10-07-08, 10:36
There's some new URA ruling regarding planters and bay windows. Wonder how it will affect current and new housing projects....

Unregistered123
10-07-08, 10:49
There's some new URA ruling regarding planters and bay windows. Wonder how it will affect current and new housing projects....
URA just woke up to the bay window/GFA games! http://www.ura.gov.sg/circulars/text/dc08-17.pdf

Does it mean the floor area should exclude the bay windows/planter box? Or at least sell it in 20% of the normal PSF? In some country, the balcony price is only half price of the internal space price! Now a days, every developers in Singapore give a big big balcony, every room with bay window (actually reduce the room size), LIVIA even worse!!! Just give a big big planter, not even balcony! then dear to include all into the floor area, then sell in a sky high price!

Unregistered6
10-07-08, 11:01
my personal take is that this may add to construction costs or change in designs of new condos...ie...less bay windows/planters in new condos to come

Unregistered7
10-07-08, 16:09
subsales already appearing in newspapers' classifieds...

Unregistered1
10-07-08, 16:14
subsales already appearing in newspapers' classifieds...

Yes. Those bought during the preview. Heard the choice unit bought during the first hour of the preview. Agent told me asking price above 900K. If can flip, the owner can earn very fast $$$$$.

Unregistered7
10-07-08, 16:54
wah...wonder if there's any takers since more units are being released for this weekend...wonder what's the sales like for the 4 bedrooms type cos they are the next biggest besides the 12 penthouses

Unregistered1
10-07-08, 16:59
wah...wonder if there's any takers since more units are being released for this weekend...wonder what's the sales like for the 4 bedrooms type cos they are the next biggest besides the 12 penthouses

Heard from my agent that those are the choice units that were sold out during the 1st hour preview. This saturday they are going to launch some other units. My agent advise me to get another 2 room unit for investment. I am still thinking about it as I currently holding two other private condos.

Unregistered7
10-07-08, 17:04
thanks for the info. are the units only the smaller ones? If so, the price for these will probably be higher this weekend. I'm looking at the 4 bdrms for staying

Unregistered1
10-07-08, 17:08
thanks for the info. are the units only the smaller ones? If so, the price for these will probably be higher this weekend. I'm looking at the 4 bdrms for staying

Yes, I believe there are still alot of 4 rooms in this new launch. They are all above 1mil. I went there last sunday during the soft launch. It is very spacious and nice. Don't think they will increase the price this weekend. Else, it may scare off some potential buyer.

Uregistered
10-07-08, 17:34
Yes, I believe there are still alot of 4 rooms in this new launch. They are all above 1mil. I went there last sunday during the soft launch. It is very spacious and nice. Don't think they will increase the price this weekend. Else, it may scare off some potential buyer.

the id works make it look spacious but when u get actual unit it isnt that way - note the long planter area in living dining - its not practical at all - rather have a balcony.

Unregistered7
10-07-08, 20:51
to each his own...i actually like the use of the planter in that area because it makes the living/dining room airy and bright.

cut & paste
11-07-08, 09:46
go to www.cdl.com.sg and look for new launches - the entire website of
Livia with floorplans etc can be found.....

PH are 2 level with large roof terraces. All units have Planter boxes,,,,,, cant figure out why so much planters in every development.

Just heard that URA has changed GFA on bay windows and planters - no more 10% extra GFA.

Planner/Bay window/balcony cost 10% cheaper, but developer sell it as full internal space, that how they make money!!!

See this info:
---------------
URA just woke up to the bay window/GFA games! http://www.ura.gov.sg/circulars/text/dc08-17.pdf

Does it mean the floor area should exclude the bay windows/planter box? Or at least sell it in 20% of the normal PSF? In some country, the balcony price is only half price of the internal space price! Now a days, every developers in Singapore give a big big balcony, every room with bay window (actually reduce the room size), LIVIA even worse!!! Just give a big big planter, not even balcony! then dear to include all into the floor area, then sell in a sky high price!

talk so much for what
11-07-08, 11:56
if you like, buy

dun like, dun buy

:tongue2: :tongue1: :tongue4:

Unregistered9
11-07-08, 13:27
so true...i bought liao

Unregistered9
12-07-08, 12:47
Today official launch...2 full pages in ST...wonder what's the repsonse like...my potential new neighbours

Unregistered6
12-07-08, 18:24
so how? any price increase? maybe I start to regret liao

richardsng_era
12-07-08, 22:44
Indeed, prices has increased by about 4~5% for new release today. However, good news is that the price for the 1st 2 release remains. But units seems to be moving fast! In fact, the cost savings is passed to the buyer for the following:

1) This piece of land was purchased before the property boom.
2) Developer need not pay high prices to buy the land as in En-bloc case.
3) No demolishing of buildings needs to be done.
4) Date of TOP is shorter as all these above processes are cut down.

We do not know if the market will be, but if market turns good (which can be quite fast), then it wil be another heart pain for the buyers who have missed out on the initial launch price. Then they will start buying sub-sale at a much higher price & might not get to enjoy the Interest Absorption Scheme offered by the developer. Be positive. Thanks.

weetiong
13-07-08, 00:03
Wonder what's the take up rate after today's official launch... Was there and definitely quite a local crowd i see...

Unregistered7
13-07-08, 00:08
what's the price for the larger units? 3+S and 4 bedrooms please?

Unregistered7
13-07-08, 00:10
what's the price for the larger units? 3+S and 4 bedrooms please?

Siao
13-07-08, 00:31
any unit going at below $600 psf?

Yes, in your dreams! Come on....check the property market before posting here. Where got this price now!

michaeltantc
13-07-08, 00:41
3-bedroom-plus-study from mid $800k.
4-bedroom from high $900k.

BabyFei
13-07-08, 12:40
Any more left?

Unregistered5
13-07-08, 17:17
3-bedroom-plus-study from mid $800k.
4-bedroom from high $900k.

Hign 900K means 909K or 999K?

Unregistered321
13-07-08, 17:45
I am really quite surprised a 99 years LH development, in this location at this price is selling well.....maybe it's because it's a CDL.

comparing the psf, location and proximity to MRT station and to town, I'll take The Quartz anytime......

wannabe
13-07-08, 18:04
I am really quite surprised a 99 years LH development, in this location at this price is selling well.....maybe it's because it's a CDL.

comparing the psf, location and proximity to MRT station and to town, I'll take The Quartz anytime......

CDL Condos are not known for their quality....maybe only St Regis.

the surveyor
13-07-08, 18:34
CDL Condos are not known for their quality....maybe only St Regis.

the other CDL project I can compare Livia to is Botania at west coast. I feel botania's material feels is still better than Livia even though both are CDL. On the whole, I feel CDL has respectable build quality. The other one I feel is good is a smaller player.....Sim Lian....was quite impressed with Clover and Carabelle....

wannabe
13-07-08, 18:53
the other CDL project I can compare Livia to is Botania at west coast. I feel botania's material feels is still better than Livia even though both are CDL. On the whole, I feel CDL has respectable build quality. The other one I feel is good is a smaller player.....Sim Lian....was quite impressed with Clover and Carabelle....

Sim Lian is not bad.

the surveyor
13-07-08, 19:14
Sim Lian is not bad.

being smaller, they probably has to ensure their build quality is good to compete with the bigger boys. CDL on the other hand is more established. Like one of my friend mentioned, they dun have to pay too much attention to their marketing materials because ppl already know their quality. I have to disagree.

Been to a few showrooms lately. The marketing material quality is in the order: Kovan Residence, Clover, TQ and Livia. While I think Kovan's brochure is a little of an overkill, Livia's, on the other hand, should have more respect for it's potential buyers. I didn't stay very long at Livia showroom.....Clover on the other hand, is a good balance....

Haha
13-07-08, 20:22
Sim Lian is not bad.


They con the people $$$.... too much baywindow... planterbox... which they dun have to pay govt..yet charge the buyers.

Buyers beware!!!!

AgentNg
13-07-08, 20:23
Wonder what's the take up rate after today's official launch... Was there and definitely quite a local crowd i see...

sold 30 units on Sat. Today dunno.

toaler
13-07-08, 20:49
3-bedroom-plus-study from mid $800k.
4-bedroom from high $900k.

imho i think spending the same amount on a FH condo in west coast area will be a better investment.. but well well.. everyone has their own opinions.

AgentKhoo
13-07-08, 21:48
Geylang! Hee Hee! Dakota! Hee Hee! No tennis court! 99yr! Got MRT! Near City! Hee! Hee! Buy!

wannabe
13-07-08, 23:15
being smaller, they probably has to ensure their build quality is good to compete with the bigger boys. CDL on the other hand is more established. Like one of my friend mentioned, they dun have to pay too much attention to their marketing materials because ppl already know their quality. I have to disagree.

Been to a few showrooms lately. The marketing material quality is in the order: Kovan Residence, Clover, TQ and Livia. While I think Kovan's brochure is a little of an overkill, Livia's, on the other hand, should have more respect for it's potential buyers. I didn't stay very long at Livia showroom.....Clover on the other hand, is a good balance....

Been to both Kovan Residences and Livia showflats...very much agree with what u say.
you looking for a unit for staying or for investment?
if you looking for investment and rental yield, u can try riveredge.
Many people are trying to get rid of their units there since its very near TOP.
Prices are falling rapidly.
u can get it at $800+psf in which some people bought for more than $1000psf back last year.

Unregistered5
13-07-08, 23:54
please don't hijack this thread. We're talking about livia here.

wannabe
14-07-08, 00:04
please don't hijack this thread. We're talking about livia here.

my apologizes.

Unregistered5
14-07-08, 00:05
please don't hijack this thread. We're talking about livia here.

Unregistered6
14-07-08, 08:39
anyone went to the showflats last weekend? wonder if the price has gone up...

Unregistered111
14-07-08, 08:46
anyone went to the showflats last weekend? wonder if the price has gone up...

Look at post #12 here:

http://forums.condosingapore.com/showthread.php?t=2834

Unregistered2
14-07-08, 09:20
Hey Bravo,

You know, I absolutely agree with you. I have friends working as approving officers in HDB and banks and I was told many Singaporeans can barely afford to stay in exec flats and condos. Buying such properties for them is really living on the edge. If anything unexpected turns up, things get very ugly.

The interest payment of half a million when you service the loan is scary, but very real indeed! Imagine what you can do with that sum. To some people, it is worth paying for the luxury. This is a lifestyle decision and I have nothing against it. However, one should know that 99 year LH projects becomes more of a liability the longer you stay in them. They just do not retain value very well in the long run, whether you like it or not.

I feel it is not that one cannot stay in a 99 yr LH or is bound to make a loss staying in a 99 yr LH. You just have to be a little more mindful of the market and consider selling it off when market is good....


It's been mentioned by others before, but I thought I'd revisit the wisdom (or lack thereof?) of committing your whole life savings to purchasing a 99-yr private property (of which for the majority) at current prices.

Now, if you need a home to stay in, and you can still save cash despite servicing a private property mortgage, you're fine.

But, lots of Singporeans are simply paying for the condo lifestyle without sufficient cash savings, and relying on the assumption that they can downgrade or sell the investment property when they retire and live off the capital gains.

If you buy a 99y property from the developer, by the time you retire and pay off the mortgage, the condo will have 75yrs left. If you bought the unit 2nd hand, then the lease would even less.... 60yrs for example.
Not only is the lease shorter, its also much more run down, and the architectural style will also be outdated, severely weakening its desirability and corresponding price.

99yr condos are PERISHABLE PRODUCTS.
You got to get rid of them FAST. Time works against you.
What would the market value be then? Are you so sure you can make capital gains? Can it cover the $500,000 (or more) in interest that you would have paid? It might even be a loss.

Can you count on government topping up leases in future? Not necessarily.
Enbloc? With new condos already maxing out plot-ratios, will it still be profitable for future developer to enbloc? You might be stuck with a worthless property and no retirement plan.

Curious
14-07-08, 10:58
The Price war has begun

Waterfront Waves new release from $694 psf Straits Times July 5th

Check URA transaction Average more than $800 psf, Apr 08 $909 psf

Waterfront Waves owners will not be pleased.....:banghead:Wah lau! Non-water-facing units of course from $694 psf lah. During this release the water-facing units are still selling at above-$800psf what. Nothing has changed lah. Why should these owners not be pleased?

Unregistered123
14-07-08, 11:14
It's been mentioned by others before, but I thought I'd revisit the wisdom (or lack thereof?) of committing your whole life savings to purchasing a 99-yr private property (of which for the majority) at current prices.

Now, if you need a home to stay in, and you can still save cash despite servicing a private property mortgage, you're fine.

But, lots of Singporeans are simply paying for the condo lifestyle without sufficient cash savings, and relying on the assumption that they can downgrade or sell the investment property when they retire and live off the capital gains.

If you buy a 99y property from the developer, by the time you retire and pay off the mortgage, the condo will have 75yrs left. If you bought the unit 2nd hand, then the lease would even less.... 60yrs for example.
Not only is the lease shorter, its also much more run down, and the architectural style will also be outdated, severely weakening its desirability and corresponding price.

99yr condos are PERISHABLE PRODUCTS.
You got to get rid of them FAST. Time works against you.
What would the market value be then? Are you so sure you can make capital gains? Can it cover the $500,000 (or more) in interest that you would have paid? It might even be a loss.

Can you count on government topping up leases in future? Not necessarily.
Enbloc? With new condos already maxing out plot-ratios, will it still be profitable for future developer to enbloc? You might be stuck with a worthless property and no retirement plan.

Totally agree! There is an adv this saturday, a semi-D at simei is selling at $800K only, as it left only 55 years lease! Spoken to that agent, it's surely no renewable/extendable... checked the CPF website, not allowed to use CPF to pay the installment fully! that likes a $800K rental for 55 years, it's no way to gain back the capital when you are old, want to retire, want to down grade, as nobody can purchase it!
Will it apply the same logic for 99 LH cond?

Unregistered007
14-07-08, 11:48
Totally agree! There is an adv this saturday, a semi-D at simei is selling at $800K only, as it left only 55 years lease! Spoken to that agent, it's surely no renewable/extendable... checked the CPF website, not allowed to use CPF to pay the installment fully! that likes a $800K rental for 55 years, it's no way to gain back the capital when you are old, want to retire, want to down grade, as nobody can purchase it!
Will it apply the same logic for 99 LH cond?
beggars cannot be choosers. if you only have $10, you can only look around for $10 items.

Unregistered7
14-07-08, 11:58
people still made money from selling 99LH either as en bloc or subsales...ask those selling Kovan Melody and The Quartz how much they make...so not all 99LH are lousy

Hello Hi
14-07-08, 12:13
Totally agree! There is an adv this saturday, a semi-D at simei is selling at $800K only, as it left only 55 years lease! Spoken to that agent, it's surely no renewable/extendable... checked the CPF website, not allowed to use CPF to pay the installment fully! that likes a $800K rental for 55 years, it's no way to gain back the capital when you are old, want to retire, want to down grade, as nobody can purchase it!
Will it apply the same logic for 99 LH cond?

That works out to only $1,212 per month, and its way below rental for a semi-d. And it's inflation-proof. But there will be property tax and other amount to maintain the place but no land-lord and tenant worry or a sudden hike in rental and got to mov again. It is a buy for those looking for alternative rental for a long time but can't afford to pay so much for a semi-d but don't wish to live in a shoe-box.

Unregistered7
14-07-08, 17:18
someone from TQ thread was asking about prices for 4 bdrm unit. I thot I would share the info here.

All 4 bedrms less ground floor and PH are 1539 sq ft. My agent said 5 floors and below still can get at 991K and above. the stack 15 which is 4 - bdrm and was the first batch launched during preview has been sold out.

Unregistered6
14-07-08, 17:31
anyone bought over the weekend?

Unregistered8
14-07-08, 18:51
That works out to only $1,212 per month, and its way below rental for a semi-d. And it's inflation-proof. But there will be property tax and other amount to maintain the place but no land-lord and tenant worry or a sudden hike in rental and got to mov again. It is a buy for those looking for alternative rental for a long time but can't afford to pay so much for a semi-d but don't wish to live in a shoe-box.

hehe...i think you are looking at it too superficially. Unless one has 800K to dump without requiring any loan. try factoring in the bank interest for say 20 or even 30 years and see what you will get.

Then again, supposedly the person in question is rich and has 800k in cash to spare, do you think he/she will get a semi-d with 55 years left? I wouldn't, for one. just doesn't make sense to me......

This is a good example of the problems faced by old 99 yrs LH developments...

IMHO
14-07-08, 19:04
hehe...i think you are looking at it too superficially. Unless one has 800K to dump without requiring any loan. try factoring in the bank interest for say 20 or even 30 years and see what you will get.

Then again, supposedly the person in question is rich and has 800k in cash to spare, do you think he/she will get a semi-d with 55 years left? I wouldn't, for one. just doesn't make sense to me......

This is a good example of the problems faced by old 99 yrs LH developments...

Believe location still one of the main selling factor even if is LH.

Passerby
14-07-08, 20:22
Believe location still one of the main selling factor even if is LH.

How's the sales? The crowd was definitely there....

kl
14-07-08, 20:24
how much commmision must i pay if i bought a unit through you .....

kl
14-07-08, 20:24
[QUOTE=kl]how much commmision must i pay if i bought a unit through you .....richard

kal
14-07-08, 20:32
buyer no need to pay commission.. now already publicly advertise, u can even walk in showrm anytime...

mr funny
15-07-08, 09:58
http://www.businesstimes.com.sg/sub/suite/story/0,4574,287712,00.html?

Published July 15, 2008

Condo sales at showflats tapering off

One developer blames Livia's pricing for 'spoiling' other projects' sales

By KALPANA RASHIWALA


WHILE City Developments managed to sell 96 units last week at its Livia condo at Pasir Ris, developers of most other projects suffered rapidly declining sales at their showflats.

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-07-15/BT_IMAGES_KRTAKE15.jpg
Woodsville 28: When Frasers Centrepoint previews its project this weekend, the stakes for nearby Kovan Residences are expected to go up

At least one developer blamed Livia's attractive pricing - $650 psf on average - for 'spoiling' sales of other projects, while others said a tapering off was to be expected given negative news flows from overseas on the state of the financial and stock markets.

Developers and property agents generally reported still strong turnouts at showflats last weekend, although take-up slowed.

Sim Lian sold 19 units last week at its Clover By The Park condo in Bishan, less than the 59-unit sales it achieved in the preceding week. To date, Sim Lian has sold 273 of the total 616 units in the project. 'That's almost 45 per cent of a large project in just three weeks; that's quite an achievement given current market sentiment,' Sim Lian Group executive director Diana Kuik said when approached by BT.

The 99-year leasehold project's average price remains at $750 psf.

Sim Lian also sold a unit at The Amery, a freehold project in the Telok Kurau area, last week - again a less sparkling performance than the four units it sold a week earlier.

Next to Geylang River, NTUC Choice Homes and Ho Bee found buyers for another nine units at Dakota Residences last weekend. This brings total sales to 170 units in the 99-year project, which has an average price of about $980 psf.

Over in the Kovan MRT Station vicinity, the developer of Kovan Residences sold about 20 units last week, bringing total sales to over 100 units since the 99-year project was previewed at a private party on June 28. The average price is somewhere in the $870-900 psf range. Nearby, MCL Land sold another three units at its D-Pavilion, a freehold project priced at $900 psf on average last week. This was a slower sales rate than initial sales of 10 units the preceding weekend.

The stakes will go up for these two developers when Frasers Centrepoint previews this weekend its Woodsville 28 near Potong Pasir MRT Station - which is three MRT stops closer to town than Kovan MRT Station.

The 110-unit condo will have an average price of $880 psf. The 99-year leasehold development comprises two 17-storey blocks.

'The two- and three-bedder units, with respective average sizes of 883 sq ft and 1,195 sq ft, are about 5 to 6 per cent smaller than conventional units as we've adjusted our sizes to fit the profile of the market we're targeting - those just starting their families or young couples who want to stay near the city and even retirees.

'Two-bedroom apartments start at $700,000 and three-bedders from just over $1 million,' says Frasers Centrepoint Homes chief operating officer Cheang Kok Kheong.

CDL's spokeswoman said Livia saw strong take-up of various unit types last week, especially two- and three-bedders. 'The four-bedroom apartments were purchased either for owner occupation or rental potential in view of United World College's East Campus coming up in the vicinity.

'The project's average price remains $650 psf, with prices for certain unit types and facing being upped by 1-3 per cent for the latest release of 120 units last weekend,' she added.

The 96 units sold at Livia last week contrasted with sales of 160 units in the preceding week when CDL previewed the 99-year leasehold project, resulting in total sales of 256 units. So far, 320 of the condo's total 724 units have been released.

A veteran property consultant said: 'Crowds were generally still very good at showflats last weekend, though take-up has slowed. In any development, demand for 30-40 per cent of units comes from the surrounding population catchment. Usually that's the case, good or bad times.

'Once sales in a project launch hits a certain percentage from this catchment demand, developers have to attract people from other parts of Singapore. That's a tougher job, with a lot more convincing to be done compared with selling to people who already know the area.'

Another problem is that buyers are unsure of the property market's direction. 'Even when there are attractively priced projects, potential buyers worry if property prices will go down further. They also ask themselves whether they really need to upgrade; they worry about the economy and their jobs. The bad news coming out from financial institutions in the US is a big concern,' a property agent said.

On a more positive note, Sim Lian's Ms Kuik said: 'If you have a good product in a location where there's a pool of buyers and if your pricing is reasonable, there will be take-up.'

UWC
15-07-08, 12:56
http://www.businesstimes.com.sg/sub/suite/story/0,4574,287712,00.html?

Published July 15, 2008

Condo sales at showflats tapering off

One developer blames Livia's pricing for 'spoiling' other projects' sales

By KALPANA RASHIWALA


WHILE City Developments managed to sell 96 units last week at its Livia condo at Pasir Ris, developers of most other projects suffered rapidly declining sales at their showflats.

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-07-15/BT_IMAGES_KRTAKE15.jpg
Woodsville 28: When Frasers Centrepoint previews its project this weekend, the stakes for nearby Kovan Residences are expected to go up

At least one developer blamed Livia's attractive pricing - $650 psf on average - for 'spoiling' sales of other projects, while others said a tapering off was to be expected given negative news flows from overseas on the state of the financial and stock markets.

Developers and property agents generally reported still strong turnouts at showflats last weekend, although take-up slowed.

Sim Lian sold 19 units last week at its Clover By The Park condo in Bishan, less than the 59-unit sales it achieved in the preceding week. To date, Sim Lian has sold 273 of the total 616 units in the project. 'That's almost 45 per cent of a large project in just three weeks; that's quite an achievement given current market sentiment,' Sim Lian Group executive director Diana Kuik said when approached by BT.

The 99-year leasehold project's average price remains at $750 psf.

Sim Lian also sold a unit at The Amery, a freehold project in the Telok Kurau area, last week - again a less sparkling performance than the four units it sold a week earlier.

Next to Geylang River, NTUC Choice Homes and Ho Bee found buyers for another nine units at Dakota Residences last weekend. This brings total sales to 170 units in the 99-year project, which has an average price of about $980 psf.

Over in the Kovan MRT Station vicinity, the developer of Kovan Residences sold about 20 units last week, bringing total sales to over 100 units since the 99-year project was previewed at a private party on June 28. The average price is somewhere in the $870-900 psf range. Nearby, MCL Land sold another three units at its D-Pavilion, a freehold project priced at $900 psf on average last week. This was a slower sales rate than initial sales of 10 units the preceding weekend.

The stakes will go up for these two developers when Frasers Centrepoint previews this weekend its Woodsville 28 near Potong Pasir MRT Station - which is three MRT stops closer to town than Kovan MRT Station.

The 110-unit condo will have an average price of $880 psf. The 99-year leasehold development comprises two 17-storey blocks.

'The two- and three-bedder units, with respective average sizes of 883 sq ft and 1,195 sq ft, are about 5 to 6 per cent smaller than conventional units as we've adjusted our sizes to fit the profile of the market we're targeting - those just starting their families or young couples who want to stay near the city and even retirees.

'Two-bedroom apartments start at $700,000 and three-bedders from just over $1 million,' says Frasers Centrepoint Homes chief operating officer Cheang Kok Kheong.

CDL's spokeswoman said Livia saw strong take-up of various unit types last week, especially two- and three-bedders. 'The four-bedroom apartments were purchased either for owner occupation or rental potential in view of United World College's East Campus coming up in the vicinity.

'The project's average price remains $650 psf, with prices for certain unit types and facing being upped by 1-3 per cent for the latest release of 120 units last weekend,' she added.

The 96 units sold at Livia last week contrasted with sales of 160 units in the preceding week when CDL previewed the 99-year leasehold project, resulting in total sales of 256 units. So far, 320 of the condo's total 724 units have been released.

A veteran property consultant said: 'Crowds were generally still very good at showflats last weekend, though take-up has slowed. In any development, demand for 30-40 per cent of units comes from the surrounding population catchment. Usually that's the case, good or bad times.

'Once sales in a project launch hits a certain percentage from this catchment demand, developers have to attract people from other parts of Singapore. That's a tougher job, with a lot more convincing to be done compared with selling to people who already know the area.'

Another problem is that buyers are unsure of the property market's direction. 'Even when there are attractively priced projects, potential buyers worry if property prices will go down further. They also ask themselves whether they really need to upgrade; they worry about the economy and their jobs. The bad news coming out from financial institutions in the US is a big concern,' a property agent said.

On a more positive note, Sim Lian's Ms Kuik said: 'If you have a good product in a location where there's a pool of buyers and if your pricing is reasonable, there will be take-up.'

On the comment that the United World College (UWC) is in the vincity of Livia is taken the distance too close which is not right. UWC will be in Tampines st 72 which next the Pinesvale Condo (a HDB EC). Given the choice, the students (or their family) would prefer renting from The Tropica which just a stone throw to Bedok Reservoir. Breezy and unblock.

The Tropica
15-07-08, 12:57
On the comment that the United World College (UWC) is in the vincity of Livia is taken the distance too close which is not right. UWC will be in Tampines st 72 which next the Pinesvale Condo (a HDB EC). Given the choice, the students (or their family) would prefer renting from The Tropica which just a stone throw to Bedok Reservoir. Breezy and unblock.

Yeah, The Tropica is walking distance to UWC.

Wait Long long
15-07-08, 13:04
Agreed......

It's the beginning of the end of the property boom, soon the developer will start a price war to attract more buyers.....and the only way to go is to cut the prices down.

U r talking abt CDL. U think they are like small developers who has no money to hold / finance and will reduce the price if gather not enuf buyers? U can wait long long for the price to come down. I can bet u for tat. ;-)

Wait long long
15-07-08, 13:06
Because hahaha, new launch at St michael Rd from 600psf, 999yr leasehold. Dakoda buyers are fxxking screwed now!!!!!!!!!!!

I can imagine you have to wait 15 mins to get through the heavy traffic jams to get in and out of St Micheal's Rd. And within a good 1km, u can hardly find nice food and grocery stores ard.

hah!
15-07-08, 13:46
Hey Bravo,

You know, I absolutely agree with you. I have friends working as approving officers in HDB and banks and I was told many Singaporeans can barely afford to stay in exec flats and condos. Buying such properties for them is really living on the edge. If anything unexpected turns up, things get very ugly.

The interest payment of half a million when you service the loan is scary, but very real indeed! Imagine what you can do with that sum. To some people, it is worth paying for the luxury. This is a lifestyle decision and I have nothing against it. However, one should know that 99 year LH projects becomes more of a liability the longer you stay in them. They just do not retain value very well in the long run, whether you like it or not.

I feel it is not that one cannot stay in a 99 yr LH or is bound to make a loss staying in a 99 yr LH. You just have to be a little more mindful of the market and consider selling it off when market is good....

500K u so worried about OTHER people for what? FYI, A LOT OF PEOPLE IN SPORE got easily that money so they can afford it. If u can't afford it, go cry somewhere else. No need to be a sneaky git and 'pretend' pretend to be soo noble.

hah!
15-07-08, 13:48
Totally agree! There is an adv this saturday, a semi-D at simei is selling at $800K only, as it left only 55 years lease! Spoken to that agent, it's surely no renewable/extendable... checked the CPF website, not allowed to use CPF to pay the installment fully! that likes a $800K rental for 55 years, it's no way to gain back the capital when you are old, want to retire, want to down grade, as nobody can purchase it!
Will it apply the same logic for 99 LH cond?

those semi-D original price 100K only u know. so who's laughing now. dumm dumm.

hah!
15-07-08, 13:50
hehe...i think you are looking at it too superficially. Unless one has 800K to dump without requiring any loan. try factoring in the bank interest for say 20 or even 30 years and see what you will get.

Then again, supposedly the person in question is rich and has 800k in cash to spare, do you think he/she will get a semi-d with 55 years left? I wouldn't, for one. just doesn't make sense to me......

This is a good example of the problems faced by old 99 yrs LH developments...

hehe yourself. u r also looking at it too superficially. u r looking at it from the viewpoint of a greedy person but got no money. go earn money first, litter boy. don't talk so much in this forum. u should be working!!!

Unregistered123
15-07-08, 17:48
hehe yourself. u r also looking at it too superficially. u r looking at it from the viewpoint of a greedy person but got no money. go earn money first, litter boy. don't talk so much in this forum. u should be working!!!
halo! don't look down at poor ppl, ok? heard that a lot of ppl went to that area during the weekend, site visit on every semi-D, as they can't get the actual address yet from agent... they are so excited for the price, 800K only for a semi-D leh, who care 55 years later... they talk loud loud, see house one by house. such a good family outing! i guess the owner must be happy + angry...

KL
15-07-08, 23:32
i called up an agent few weeks ago after i found a leaflet at my car ....then the agent keep calling me back asking if i wanna buy and persuading me to buy ...thats why i wonder if their commsion so good till the try all their luck to push for sales .....

richardsng_era
15-07-08, 23:42
Hi KL

Actually, the agents are not earning much from developer as the price for Livia is already very attractive. You can read about this article from BT. One developer also blamed CDL for spoiling the market. But the fact is Livia is different from other launches as mentioned earlier. Livia in fact benefitted buyers.


www.businesstimes.com.sg/sub/suite/story/0,4574,287712,00.html (http://forums.condosingapore.com/www.businesstimes.com.sg/sub/suite/story/0,4574,287712,00.html)?
Business Times - 15 Jul 2008


Condo sales at showflats tapering off
One developer blames Livia's pricing for 'spoiling' other projects' sales

By KALPANA RASHIWALA WHILE City Developments managed to sell 96 units last week at its Livia condo at Pasir Ris, developers of most other projects suffered rapidly declining sales at their showflats.
At least one developer blamed Livia's attractive pricing - $650 psf on average - for 'spoiling' sales of other projects, while others said a tapering off was to be expected given negative news flows from overseas on the state of the financial and stock markets.

Developers and property agents generally reported still strong turnouts at showflats last weekend, although take-up slowed.

Sim Lian sold 19 units last week at its Clover By The Park condo in Bishan, less than the 59-unit sales it achieved in the preceding week. To date, Sim Lian has sold 273 of the total 616 units in the project. 'That's almost 45 per cent of a large project in just three weeks; that's quite an achievement given current market sentiment,' Sim Lian Group executive director Diana Kuik said when approached by BT.

The 99-year leasehold project's average price remains at $750 psf.
Sim Lian also sold a unit at The Amery, a freehold project in the Telok Kurau area, last week - again a less sparkling performance than the four units it sold a week earlier.

Next to Geylang River, NTUC Choice Homes and Ho Bee found buyers for another nine units at Dakota Residences last weekend. This brings total sales to 170 units in the 99-year project, which has an average price of about $980 psf.

Over in the Kovan MRT Station vicinity, the developer of Kovan Residences sold about 20 units last week, bringing total sales to over 100 units since the 99-year project was previewed at a private party on June 28. The average price is somewhere in the $870-900 psf range. Nearby, MCL Land sold another three units at its D-Pavilion, a freehold project priced at $900 psf on average last week. This was a slower sales rate than initial sales of 10 units the preceding weekend.
The stakes will go up for these two developers when Frasers Centrepoint previews this weekend its Woodsville 28 near Potong Pasir MRT Station - which is three MRT stops closer to town than Kovan MRT Station.
The 110-unit condo will have an average price of $880 psf. The 99-year leasehold development comprises two 17-storey blocks.
'The two- and three-bedder units, with respective average sizes of 883 sq ft and 1,195 sq ft, are about 5 to 6 per cent smaller than conventional units as we've adjusted our sizes to fit the profile of the market we're targeting - those just starting their families or young couples who want to stay near the city and even retirees.

'Two-bedroom apartments start at $700,000 and three-bedders from just over $1 million,' says Frasers Centrepoint Homes chief operating officer Cheang Kok Kheong.

CDL's spokeswoman said Livia saw strong take-up of various unit types last week, especially two- and three-bedders. 'The four-bedroom apartments were purchased either for owner occupation or rental potential in view of United World College's East Campus coming up in the vicinity.
'The project's average price remains $650 psf, with prices for certain unit types and facing being upped by 1-3 per cent for the latest release of 120 units last weekend,' she added.

The 96 units sold at Livia last week contrasted with sales of 160 units in the preceding week when CDL previewed the 99-year leasehold project, resulting in total sales of 256 units. So far, 320 of the condo's total 724 units have been released.

A veteran property consultant said: 'Crowds were generally still very good at showflats last weekend, though take-up has slowed. In any development, demand for 30-40 per cent of units comes from the surrounding population catchment. Usually that's the case, good or bad times.

'Once sales in a project launch hits a certain percentage from this catchment demand, developers have to attract people from other parts of Singapore. That's a tougher job, with a lot more convincing to be done compared with selling to people who already know the area.'
Another problem is that buyers are unsure of the property market's direction. 'Even when there are attractively priced projects, potential buyers worry if property prices will go down further. They also ask themselves whether they really need to upgrade; they worry about the economy and their jobs. The bad news coming out from financial institutions in the US is a big concern,' a property agent said.
On a more positive note, Sim Lian's Ms Kuik said: 'If you have a good product in a location where there's a pool of buyers and if your pricing is reasonable, there will be take-up.'

kal
16-07-08, 09:01
i called up an agent few weeks ago after i found a leaflet at my car ....then the agent keep calling me back asking if i wanna buy and persuading me to buy ...thats why i wonder if their commsion so good till the try all their luck to push for sales .....

Well, they're just providing u the service mah.. If they didnt call u, then u will also complaint they don bother la, lousy service la.... :banghead:

propertyinvestor
18-07-08, 21:50
How is the sales after the official launch? Any increased in price say a 3BR unit?

richardsng_era
19-07-08, 00:01
[quote=kl]how much commmision must i pay if i bought a unit through you .....richard

Hi KL

It's not necessary.

richardsng_era
19-07-08, 00:02
How is the sales after the official launch? Any increased in price say a 3BR unit?

Hi Propertyinvestor

Prices only increased for new unit release.

Unregistered9
19-07-08, 01:03
how many units of 3 and 4 brdrms are still at preview prices please?

eritia
25-07-08, 15:19
me .bot a 3BR .

aukang
25-07-08, 15:56
me .bot a 3BR .

Hi, congrats on your buy...please join us in the other thread for Livia owners :)

mk1
26-07-08, 23:03
how much is the 3 br u bought??? whats the livia website ?

eritia
05-08-08, 14:37
how much is the 3 br u bought??? whats the livia website ?

830k, 1259 sf leh.

1259 sf leh
05-08-08, 18:45
830k, 1259 sf leh.

1259 sf very big meh? wahlau..

lele
05-08-08, 21:56
HI ALL !!

for all livia home owners, pls feel free to join the livia group

Group home page: http://groups.yahoo.com/group/livia_sg
Group email: [email protected]

serreerreerer
06-08-08, 14:35
1259 sf very big meh? wahlau..

why? u jealous is it other people got money to buy?

1259 sf leh
06-08-08, 14:48
why? u jealous is it other people got money to buy?

what's to be jealous about a 1259 sf 99 yr leasehold apartment?? You mean you cannot afford it?? Or to you, this is the trumps standard already??

Welcome to the jungle.

Unregistered111
07-08-08, 10:37
what's to be jealous about a 1259 sf 99 yr leasehold apartment?? You mean you cannot afford it?? Or to you, this is the trumps standard already??

Welcome to the jungle.

then why u talk so much? i already said i can afford it. u must be mentally challenged. read properly before you open your mouth, small boy! respect people with more experience than you.

Unregistered5599
07-08-08, 11:54
What's the makeup of the resident population of the Livia project?

HDB upgraders?
PRs (China, Malaysian, Indian nationals)?

Is this project open to foreigners?

Unregistered37
07-08-08, 14:12
Gotten a ground floor unit. 1744sqf, 970K with garden and pool facing.

Unregistered9
07-08-08, 16:48
Gotten a ground floor unit. 1744sqf, 970K with garden and pool facing.

wow that's a good price 556psf. Congrats! Is it a 4-bedroom?

Unregistered37
07-08-08, 17:04
wow that's a good price 556psf. Congrats! Is it a 4-bedroom?

Thanks! Its a 3-1 study and patio. *Thumbsup*

mr funny
15-08-08, 20:30
http://www.businesstimes.com.sg/sub/latest/story/0,4574,292349,00.html?

August 14, 2008, 1.55 pm (Singapore time)

CityDev plans to launch 400 pte homes in 2H2008

By KALPANA RASHIWALA


City Developments said on Thursday that it plans to launch 400 private homes in Singapore in the second half of this year, subject to market conditions.

The 400 units comprise 200 units in the second phase of Livia, a 99-year leasehold condo in Pasir Ris, and 100 units each at The Arte at Thomson and The Quayside Collection at Sentosa Cove.

At a second quarter results briefing on Thursday, the group also said it has achieved average prices of S$1,500 to S$1,600 per square foot for Shelford Suites and S$650-670 per square foot for the first phase of Livia.

Kwek Leng Beng says..
17-08-08, 01:09
If Mr Kwek is still so bullish about the health of the property market, why then does Thakral Land(a wholly owned unit of Hong Leong Asia/Mr Kwek Leng Beng) want to dispose of the all the balance 17 units of The Sovereign it owns?

Thakral Land has been keeping the 17 units of The Sovereign since TOP more than a decade ago. So why sell now?

There is redevelopment potential as the site’s current Masterplan plot ratio - ratio of maximum potential gross floor area to land area - is 2.8, which is higher than the 1.8 plot ratio tapped by the existing property. So why should Mr Kwek sell now?

Is Mr Kwek saying one thing and doing the contrary?

buy
17-08-08, 02:18
you stay up so late just to post all this in every topic

LOL

ToBuy
17-08-08, 09:07
Just so at least some will appear on the front page before they're replace by another title peddling teen porn ;-)

At least my topic makes interesting read and is related to this site. You agree?

noblebaby
18-08-08, 21:41
What is the opening hour of Livia? Open on Sunday?

noblebaby
26-08-08, 12:20
just visited the showflat.

some new blocks launched, still selling at avg 650/sqft.

TOP still far away... and CDL will develop the rest of the land. whole big piece own by CDL.

Value may drop. still thinking. :cheers6:

propertyinvestor
31-08-08, 19:29
just visited the showflat.

some new blocks launched, still selling at avg 650/sqft.

TOP still far away... and CDL will develop the rest of the land. whole big piece own by CDL.

Value may drop. still thinking. :cheers6:

Don't think Livia price will drop any further from $650PSF. Unless CDL want to make a loss which I think will not be possible. But of course you can still waaaaaaaaaaaaait.:sleep:

Sniper
06-09-08, 23:00
Don't think Livia price will drop any further from $650PSF. Unless CDL want to make a loss which I think will not be possible. But of course you can still waaaaaaaaaaaaait.:sleep:

Compared to The Quarts which are selling at 700 - 800 psf, I would say Livia is cheap.

But of course you can wait and try your luck, provided the unit you are eyeing is not snapped by other potential buyers :)))

I am considering The Quarts as well as Livia, overall I like Livia better, the only drawback is the TOP still far away :(((

Livia lover
07-09-08, 07:48
Don't think Livia price will drop any further from $650PSF. Unless CDL want to make a loss which I think will not be possible. But of course you can still waaaaaaaaaaaaait.:sleep:

Small loss still better than big loss mah :doh:

Ppl
07-09-08, 21:26
I visited the showroom yesterday.Was dissapointed to hear that the developer may build more condos on that plot of land where Livia will be built.That means there is a high chance where Livis may be blocked by other condos ..Bad investment to me...

Ppl
07-09-08, 21:28
Gotten a
ground floor unit. 1744sqf, 970K with garden and pool facing.

Are you sure???Cheapest is still more than 600psf...

Unregistered37
08-09-08, 10:48
Are you sure???Cheapest is still more than 600psf...

You may like to check the URA records to verify. lol

Ppl
09-09-08, 10:14
You may like to check the URA records to verify. lol


Checked.no such transactions.

Unregistered37
09-09-08, 16:31
Checked.no such transactions.

Check again at end of the month. URA conduct periodic updates. There are a couple of units reflected currently that have below $600 psf, but seems like so far this is one of the lowest psf.

Whyohwhy
12-09-08, 03:16
Do you really want to stay with the obnoxious hdb upgraders who will just cause you endless grief? :D

Here's why
12-09-08, 09:45
Do you really want to stay with the obnoxious hdb upgraders who will just cause you endless grief? :D

Anyone can cause grief, not just HDB upgraders.

URA
17-09-08, 12:53
Private Residential Units Sold in the Month of August 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Livia ................. OCR ....... 32 ............................. 751 ................ 659 ............... 549

KK1
17-09-08, 15:32
How many carpark lots are there in Livia?

Unregistered123
17-09-08, 18:35
Anyone can cause grief, not just HDB upgraders.

True, but hdb heartlanders are the worst lot as they have not yet learnt social graces.

HDB heartlanders
17-09-08, 20:28
True, but hdb heartlanders are the worst lot as they have not yet learnt social graces.

Why are you looking down at HDB upgraders? Everyone need to upgrade themself from somewhere and improve their standard of living. We are all Singaporean, and most of us started from HDB houses and upgrade ourself if we can. Please don't be so mean... In life you never know what happen next.

If you can remember Ken Air case in 1999.

PS: Sorry, forgotten to ask you, are you a Ang mo kow or chinese?

Sniper
17-09-08, 22:29
If you consider buying Livia, you should also consider Ris Grandeur.
Eventhough it's slightly further from MRT, I would say it's cheap considering its FREEHOLD status.

I myself just realise this Ris Grandeur project after viewing Livia show flat.
I initially thought Livia is a good buy but now I am consider Ris Grandeur is even better as it is FREEHOLD.

I think it's very rare to find high rise condo with freehold status, many freehold projects are low rise.
What's more it's ready unit and just 2 years old.

Unregistered135
17-09-08, 22:31
If you can remember Ken Air case in 1999.



What about Ken Air case in 1999?

Router
24-09-08, 09:48
If you consider buying Livia, you should also consider Ris Grandeur.
Eventhough it's slightly further from MRT, I would say it's cheap considering its FREEHOLD status.

I myself just realise this Ris Grandeur project after viewing Livia show flat.
I initially thought Livia is a good buy but now I am consider Ris Grandeur is even better as it is FREEHOLD.

I think it's very rare to find high rise condo with freehold status, many freehold projects are low rise.
What's more it's ready unit and just 2 years old.

Yes i too agree with your saying. I went to Ris Grandeur once when i was viewing Livia thru my agent. I kind off fall in love with Ris Grandeur and its design. It gave me a resort theme feeling.

KK1
24-09-08, 17:10
Yes i too agree with your saying. I went to Ris Grandeur once when i was viewing Livia thru my agent. I kind off fall in love with Ris Grandeur and its design. It gave me a resort theme feeling.

But I personally think that Ris Grandeur is great if you were living in retirement. For working couples, location a bit far from MRT. But do not mind staying in Ris once retire. Pasir Ris quite nice place to be for retirement despite many people complaining about its far location from City. But it is still better than certain City Fringe projects as more tranquil......instead of constant noise and air pollution.

I heard friend mentioned that Livia parking lots is not one to one. Dunno how true is it. Livia owners can share?

Sniper
24-09-08, 22:51
But I personally think that Ris Grandeur is great if you were living in retirement. For working couples, location a bit far from MRT. But do not mind staying in Ris once retire. Pasir Ris quite nice place to be for retirement despite many people complaining about its far location from City. But it is still better than certain City Fringe projects as more tranquil......instead of constant noise and air pollution.

I heard friend mentioned that Livia parking lots is not one to one. Dunno how true is it. Livia owners can share?


I tried to measure how long it takes to walk from Ris Grandeur to MRT, it took me 15 mins (Livia to MRT 9 mins).

I think taking MRT ride from Pasir Ris to city is better than from Simei, Tanah Merah, Bedok, etc.
It is couple of minutes longer, but it's worth it because you have good guarantee that you will get a seat :)

I stay in Kembangan and I always stand up in the train all along both when I go to office as well as coming back :((
MRT is always very crowded these days :((

no logic
24-09-08, 22:58
move from kembanan to end of island just to secure a seat in MRT. strange thinking.


I tried to measure how long it takes to walk from Ris Grandeur to MRT, it took me 15 mins (Livia to MRT 9 mins).

I think taking MRT ride from Pasir Ris to city is better than from Simei, Tanah Merah, Bedok, etc.
It is couple of minutes longer, but it's worth it because you have good guarantee that you will get a seat :)

I stay in Kembangan and I always stand up in the train all along both when I go to office as well as coming back :((
MRT is always very crowded these days :((

Ris
24-09-08, 23:15
I tried to measure how long it takes to walk from Ris Grandeur to MRT, it took me 15 mins (Livia to MRT 9 mins).

I think taking MRT ride from Pasir Ris to city is better than from Simei, Tanah Merah, Bedok, etc.
It is couple of minutes longer, but it's worth it because you have good guarantee that you will get a seat :)

I stay in Kembangan and I always stand up in the train all along both when I go to office as well as coming back :((
MRT is always very crowded these days :((


You should buy bicycle instead of walking if you need to go to city on a daily basis for working....that will only cost you 3-4 mins to MRT.
Many people living in Pasir Ris use bicycle....it's handy and healthy.
As alternative, there are also many direct buses from there to important locations.

Here is another good thing be it you buy Livia or Ris Grandeur......not many people know that it is actually quite near to the beach (Pasir Ris Park)....just around 5 mins by cycling or 2 bus stop. If you just want to walk for sport.... probably 15-20 mins.

Unregistered135
25-09-08, 01:39
move from kembanan to end of island just to secure a seat in MRT. strange thinking.

Actually not strange.... I stay in Pasir Ris, and take the train to work in the central area everyday. In the morning.. even when I board the train I cannot get a seat because there are people who take the train from tampines/simei down first. But I am at least guaranteed "standing space".

Occasionally, after Bedok, the train is so packed that people cannot board and have to wait for the next train (I'm not sure if its the same case with the next train). But very frequently, by the time the train reaches Aljunied and Kallang, there is simply no standing space at all.

I always see the frustrated faces of those that are not able to board the train, and consider how much better off those staying at the edge are, compared to those nearer to city, considering both do not want to own a car.

Sniper
25-09-08, 19:09
move from kembanan to end of island just to secure a seat in MRT. strange thinking.


It might sounds funny and trivial.
But if you think again, this is something that you will have on a daily basis, so it does matter.

TheTropica
26-09-08, 13:04
Yes i too agree with your saying. I went to Ris Grandeur once when i was viewing Livia thru my agent. I kind off fall in love with Ris Grandeur and its design. It gave me a resort theme feeling.

Why don't go over to The Tropica, next to Temasek Poly. The is life in the resort living, surrounded by the Reservoir, Quarry and feel the constant breezy winds.....