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View Full Version : De Royale (D12, Freehold, Hoi Hup)



sigh
18-01-07, 16:45
Anyone here have good or bad comment for Deroyale?
It is just TOP not along ago and the condo look really great from outside.
Do you think its a great location for investment??:rolleyes:
Its only 5-10 min walk to Toa Payoh Mrt.:cool:

Madeira
18-01-07, 17:00
I would say the location is superb.
Not too many condo in Toa Payoh. So the value would likely be sustained.

kahlid
18-01-07, 17:57
Just next to the busy PIE, may be a tad too noisy

kellysdc
25-01-07, 14:35
De Royale is nearer to the Toa Payoh MRT compared to many condos on the other side of Balestier Road. I like the high-rise concept and the looks of this, but the resale price is quite :scared-3:

Intrepid Explorer 2.0
02-02-07, 15:48
Some De Royale pics taken last year before TOP :o

http://img114.imageshack.us/img114/4776/deroyale7qs6.jpg

http://img114.imageshack.us/img114/8421/deroyalenf9.jpg

http://img114.imageshack.us/img114/6174/deroyale1ii8.jpg

http://img114.imageshack.us/img114/6103/deroyale2kk3.jpg

http://img114.imageshack.us/img114/881/deroyale3cj3.jpg

http://img114.imageshack.us/img114/2192/deroyale4bm4.jpg

http://img114.imageshack.us/img114/1777/deroyale5dl8.jpg

Unregistered
04-02-07, 12:32
Unfortunately the building looks old fashion and not as impressive when compared to other nearby condo.

Unregistered
06-02-07, 15:14
I agree... looks like a new generation HDB. How come their architects have no creativity? Most new developments launched today also look similar. Take Waterford for example. You put it in Bukit timah, Holland Village, or Clementi, or East Coast, it will still fit in with the rest of the condos there. All look the same. :(

Unregistered
23-02-07, 14:34
The fence looks very cheapskate! See through concept? Archi of Building not very modern, many concrete and little glass, except it has very towering height that make it looks slightly impressive among others in Balestier area!

Newbie
27-06-08, 14:26
Anyone know what was the launch price for De royale? Interested to buy a resale unit now.

DR
27-06-08, 14:31
Anyone know what was the launch price for De royale? Interested to buy a resale unit now.

Launch prices from the developer were around 650+ psf, depending on floor level.

Recent transacted prices are around 1000+ psf, again depending on facing and level.

Newbie
27-06-08, 14:38
Latest transacted price was $794/psf. Is it worthwhile to pay $1K+/psf for De royale? I saw some advert for rental at $4K per mth, good investment based on current price of $1K+/ psf?

DR
27-06-08, 15:43
Latest transacted price was $794/psf. Is it worthwhile to pay $1K+/psf for De royale? I saw some advert for rental at $4K per mth, good investment based on current price of $1K+/ psf?

In my view, no. Not really worthwhile to pay above 1k psf for De Royale given current market. Max you should go is $950 psf for high floor (>20) units with good facing (i.e. stacks 1 and 5), and below 900 psf for lower floor units. Most stacks (other than 1 and 5) face each other.

Newbie
27-06-08, 15:55
Thanks for your advice. I personally feel that there is no hurry to buy now since its a resale unit and given current mkt condition, price might go down. I also agree with you on the 2 blks facing each other, too near.

Newbie
27-06-08, 17:05
Am new to buying private property. I know the stamp duty for new development is 3% of purchase price, is this the same for resale? Also, for resale, I believe we need to pay agent commission, what is the commission %?

Other than stamp duty and agent commission, what other charges do I need to factor in my budget?

Thanks

DR
27-06-08, 17:28
Am new to buying private property. I know the stamp duty for new development is 3% of purchase price, is this the same for resale? Also, for resale, I believe we need to pay agent commission, what is the commission %?

Other than stamp duty and agent commission, what other charges do I need to factor in my budget?

Thanks

Exact formula for stamp duty is:

1% of first $180,000 + 2% of next $180,000 + 3% of any further amount.

Simplified formula, 3% of purchase price minus $5400.
(Assuming purchase price is > $360,000)

Same stamp duty for new purchase or resale.

Buyer usually does not pay agent's commission, the seller will be the one paying that.

Conveyancing charges usually around $2k+ to $3k+, check with your lawyer. Usually the bank lending you money will subsidise some of this, check the exact details with your bank.

De Royale is within walking distance to Toa Payoh MRT, but not a comfortable walk as you will have to cross over a long and tall overhead bridge to cross the expressway. Should take around 10 mins at normal walking pace.

Newbie
30-06-08, 09:33
Thanks for the info.

Do you think now its a good time to buy pte property? Will prices fall further?
Went to clover by the park showflat and price ard $790/psf for high floor, feel that its quite reasonable in today's market but am concerned property prices might fall.

Unregistered999
30-06-08, 23:19
Dun buy anything now, wait for Jan2009

Newbie
01-07-08, 14:52
Are you expecting property prices to fall?

Prophet
08-07-08, 17:38
Price will go up by Q4.

Unregistered888
26-07-08, 00:21
go 4 beacon heights along mar thoma road which is the tallest development near boon keng mrt (28 floors). it is 999 years with full condo facilities (50m lap pool and tennis court etc), 5 min drive to town or 3 MRT STOPS to town, it has spectacular view of the city skyline, strategically situated in the middle of singapore and accessible to all parts of singapore as it is within minutes from the future woodsville interchange coming along, it is a peaceful neighbourhood whilst near town, priced below 1k psf.....etc etc. So what are you guys waiting for......HOT HOT HOT GO AND BUY!!!!

Unregistered123
27-07-08, 22:49
Deroyale is crap. So few facilities and stuff so many units into this enbloc devt. The 2+1 is pathetic. At 1055sqft, you would be hardpressed to store anything in the bedrooms or bathrooms. The only thing going for it is that it was 100% sold during the launch, so folks think that there must be something going on - a good deal that they cannot miss. But I beg to differ. To be fair, this is the only condo in balestier that has a tennis court. But the rest of the facilities are pathetic for the kind of rental price the tenants are paying.

Other condos like Belleforte, Papillon, Calarasi, Parc Haven and D'Lotus are just as good.

Unregistered forever
28-07-08, 00:13
go for beacn heights whch is in d12. Gd units almost sold out b4 public launch so hurry. Go 4 the high flrs at 900plus psf and enjoy panoramic unblockd views. It has full cndo fac including tennis court n 50m pool. Wat r u waiting 4? Btw i am nt an agent coz they r parasites.
Deroyale is crap. So few facilities and stuff so many units into this enbloc devt. The 2+1 is pathetic. At 1055sqft, you would be hardpressed to store anything in the bedrooms or bathrooms. The only thing going for it is that it was 100% sold during the launch, so folks think that there must be something going on - a good deal that they cannot miss. But I beg to differ. To be fair, this is the only condo in balestier that has a tennis court. But the rest of the facilities are pathetic for the kind of rental price the tenants are paying.

Other condos like Belleforte, Papillon, Calarasi, Parc Haven and D'Lotus are just as good.

Cellona
03-08-08, 01:04
I read this forum with interest.

There was an entry by DR on 27 Jun who mentioned about Stack 1 & 5 of DeRoyale. I can't agree more with him/her. Though the units facing the DeRoyale pool(s) are bigger units (3 bedroom), their proximity from one another doesn't provide privacy.

I've been to both stacks before. My sister & her friend own one unit each. I feel Stack 5 is better than 1 in terms of view. Though Stack 5 (1055sf) have no pool view at DeRoyale, the master bedroom enjoys the view of multiple pool view of Toa Payoh Pools (5 of them) plus two more pools at Police Club (forgot its name). For Chinese, a lot of 財 (cai=wealth).

Balcony view of Stack 1 & 5 are good. Though Stack 5 is closer to the PIE but Jalan Rajah & canal give the condo a rather good buffer before the expressway.

There is no blockage even at the long bath in the Master Bathroom whereas Stack 1 master bedroom's & bathroom's view is blocked by nearby flats/condos. No privacy.

Though the walk to Toa Payoh MRT isn't a very short one, its close proximity to HDB Hub, shops, banking facilities, restaurants, food courts, supermarkets (2 NTUC & 1 Coldstorage) bookshop, Spore Post makes it convenient for one to run errands . Moreover, TP station is only 3 stations away from Orchard station.

The walk to Toa Payoh MRT is via Toa Payoh Park where you can find the well-known Oasis Taiwan Porridge...the one that has been shifted from somewhere near Singapore Indoor Stadium.

If only I've the necessary funds, I'd like to buy a unit in DeRoyale. Very envious of my sis & her friend. So now can only enjoy the view & facilities when I visit them. :)

Cellona
03-08-08, 01:29
Deroyale is crap. So few facilities and stuff so many units into this enbloc devt. The 2+1 is pathetic. At 1055sqft, you would be hardpressed to store anything in the bedrooms or bathrooms. The only thing going for it is that it was 100% sold during the launch, so folks think that there must be something going on - a good deal that they cannot miss. But I beg to differ. To be fair, this is the only condo in balestier that has a tennis court. But the rest of the facilities are pathetic for the kind of rental price the tenants are paying.

Other condos like Belleforte, Papillon, Calarasi, Parc Haven and D'Lotus are just as good.

I am amazed at what Unregistered 123 has mentioned in his post 6 days ago. I wonder if she/he has been to all the ptys & studied all of them before his/her post. Just in case any reader here is misguided by his/her post, I'd like to share my 2-cent worth of opinion with all of you.

When my sister & her family were looking for a condo near Toa Payoh, I went around to look for one with her family whenever I've the time as I love seeing properties.

1) Belleforte - depending on which unit you are staying...in the first place Belleforte has only abt 50 units (not referring to any website for info, just from memory). Lower floor units facing Balestier Road actually have the rear view of the old shophouses. Also, Belleforte is further away from Toa Payoh MRT compared to DeRoyale. Higher units probably have better view.

2)Papillon - should be about 4 years old by now (also from memory). The view is terrible. You get either the flatted factory view or the temple view. The facade faces Golden Wall Flatted Factory while the rear faces the temple. May be higher floor units at the rear get better view. Again, devt is only about 50 units.

3)Parc Haven, Calarasi & D'lotus are at Kim Keat side & definitely cannot be compared with Jalan Rajah/Jalan Rama Rama side. Kim Keat side ptys have traditionally been lower in value (in both capital value & rental value) than this side of Balestier which is closer to District 11.

4) Why tenants are paying more for DeRoyale as compared to the rest of the ptys mentioned. DeRoyale has good quality finishes & is well-managed by Knight Frank. Security is tight as it is not only at the main entrance you have guards, there are guards before each block's lift lobby. Next, there is electronic door lock system. Facilities-wise..25m pool, wading pool, jacuzzi, massage spa near pool, steam room, gym, BBQ area, Tennis Court, 2 children's playground etc (the ones I can remember)

5)It's only fair if one compares light with light...DeRoyale is a twin twr project with 204 units. The finishes are of high quality because Hoi Hup being a construction firm wants to make a foray into the pty devt industry. Just like Lian Beng's (construction firm) latest OLA showflat (East Coast Road) & Kovan Residences showflat...you'd see fantastic interior decor (any time better interior decor than Dakota Residences & Clover at Bishan). The finishes provided at OLA are much better quality than those offered at Clover & Dakota.

6)Tenants are not ignorant people, they can also tell if the development is of good quality finishes or not. That is why up to today, 10-year old Trellis Towers developed by City Development still commanding good rental. Of course, the view is another plus point. No one can deny the fact that a condo unit with superb view can be leased out much quicker than one that has none to offer. :)

Unregistered123
03-08-08, 21:38
I think Cellona is the one misleading people here. Many tenants are looking to shift out of Deroyale to other Balestier units due to the ridiculous asking rental prices there. What view? Direct afternoon sun view? ;)

Go check out the apts yourself if you don't believe. Pathetically small and overcrowded. What to expect, seeing that this 2 buildings (Duke and Duchess
) are built so close to one another due to lack of space from an enbloc sale. Only the 1st owners and the developers made money. What good finishings are you taking about? They are at best average. And only the penthouses and those units with wet and dry kitchens are of average size. DeRoyale also faces a temple (in a residential landed unit), suffers from overcrowding and small unit size... and all the one block of the two bedrooms face direct afternoon sun. To be fair, if the 2+1 units did not have a study room, then the units would have been a decent size. As it is now, it is like living in a sardine can.

The hype over Deroyale is overdone... and the agents there did a good job of pushing the initial rentals there skyhigh die to the 100% sold rate earlier. Most of these tenants are now moving on to the other apts in Balestier i.e. Calarasi, Parc Haven, Rajah Towers, Belleforte, Papillon, Twin Heights and D'Lotus for much better value for money deals. :doh:

curious
03-08-08, 21:51
hi guys,

just wondering what a brand new 660sqf studio in D12 above 20th floor with good view and full condo facilities can rent for? The condo is 3 stops to town.

Thanks


I think Cellona is the one misleading people here. Many tenants are looking to shift out of Deroyale to other Balestier units due to the ridiculous asking rental prices there. What view? Direct afternoon sun view? ;)

Go check out the apts yourself if you don't believe. Pathetically small and overcrowded. What to expect, seeing that this 2 buildings (Duke and Duchess
) are built so close to one another due to lack of space from an enbloc sale. Only the 1st owners and the developers made money. What good finishings are you taking about? They are at best average. And only the penthouses and those units with wet and dry kitchens are of average size. DeRoyale also faces a temple (in a residential landed unit), suffers from overcrowding and small unit size... and all the one block of the two bedrooms face direct afternoon sun. To be fair, if the 2+1 units did not have a study room, then the units would have been a decent size. As it is now, it is like living in a sardine can.

The hype over Deroyale is overdone... and the agents there did a good job of pushing the initial rentals there skyhigh die to the 100% sold rate earlier. Most of these tenants are now moving on to the other apts in Balestier i.e. Calarasi, Parc Haven, Rajah Towers, Belleforte, Papillon, Twin Heights and D'Lotus for much better value for money deals. :doh:

Cellona
04-08-08, 00:53
I think Cellona is the one misleading people here. Many tenants are looking to shift out of Deroyale to other Balestier units due to the ridiculous asking rental prices there. What view? Direct afternoon sun view? ;)

Go check out the apts yourself if you don't believe. Pathetically small and overcrowded. What to expect, seeing that this 2 buildings (Duke and Duchess
) are built so close to one another due to lack of space from an enbloc sale. Only the 1st owners and the developers made money. What good finishings are you taking about? They are at best average. And only the penthouses and those units with wet and dry kitchens are of average size. DeRoyale also faces a temple (in a residential landed unit), suffers from overcrowding and small unit size... and all the one block of the two bedrooms face direct afternoon sun. To be fair, if the 2+1 units did not have a study room, then the units would have been a decent size. As it is now, it is like living in a sardine can.

The hype over Deroyale is overdone... and the agents there did a good job of pushing the initial rentals there skyhigh die to the 100% sold rate earlier. Most of these tenants are now moving on to the other apts in Balestier i.e. Calarasi, Parc Haven, Rajah Towers, Belleforte, Papillon, Twin Heights and D'Lotus for much better value for money deals. :doh:


Readers of CONDOsingapore.com should see DeRoyale units to judge for themselves. I just cannot comprehend why Unreg 123 can be so worked-up right from his/her first post calling DeRoyale 'crap' ungraciously. I can't help to feel she/he was either a dissatisfied & sore ex-tenant of DeRoyale or she/he is an agent with many units of other Dist 12 condominiums/apartments to market for lease or sale & using this forum as his/her marketing tool selfishly.

If she/he is sincerely helping readers of CONDOsingapore.com, then she/he should sing praises of all the other Dist 12 condominiums/apts he/she mentioned in their respective threads rather to attempt to splatter 'venom' in irrelevant grounds.

Anyone with a right mind would not even consider that small single-storey
terrace house along Jln Rama Rama a temple. Has he/she ever compared the size of the temple at Boon Teck Road with that small prayer place at Jalan Rama Rama? Has he/she looked up the street directory, all temples in Spore are indicated as 'temple' in the street directory. A temple housed in a terrace house can be switched back to residential as it is not its zoning in the Master Plan whereas the plot of land where the 'temple' along Boon Teck Road is sitting on is zoned for Place of Worship. Moreover, one has to walk across a small road to reach the so-called temple from DeRoyale whereas Papillon's plot of land is adjacent to Boon Teck Road Temple, no buffer.

Most high-rise units of DeRoyale have unblocked view. Prospective tenants, you can judge for yourselves when you view the units for rental. Yes..the 3 bedroom units are located rather close to one another & I didn't disagree with Unreg 123 in this respect. But Stack 1 & 5 have better uncluttered view. Prospective tenants, see for yourselves to believe if you feel that my view is in partial conflict with that of Unreg 123.

Unreg 123 believes in the lack of view in DeRoyale & highly recommend older apts such as 30-40-year old Rajah Tower, shorter devts such as Calarasi, Parc Haven (10sty), D'Lotus, Papillon & Belleforte (20sty). Yes...Twin Hts is pretty tall & it's the best competitor for DeRoyale due to the size of the development. However, Twin Hts used to have better view but with many condominiums mushrooming in the Mandalay area, the view is not as good as before. So could Unreg 123 specifically quote about the view of the rest of the condo she/he mentioned?

If view isn't a big part for your consideration, prospective tenant, surely, DeRoyale's proximity to Toa Payoh MRT is one big PLUS point (Pls read my earlier posts). None of the devts Unreg 123 mentioned are of closer proximity to an MRT station than DeRoyal.

Stack 1 & 5 are of 1055 sf, 2+1+1. 2 bedrooms, 1 study room which can squeeze a single bed. There is a Civil Defence shelter which can be used as a store. Layout is squarish & it's easy to get furniture. I don't know how big a 2 bedroom unit Unreg will deem a reasonable size?

Finishes of DeRoyale is good as compared to other develpments in Balestier area. Of course, I cannot compare DeRoyale's finishes with those of St Regis or Nassim Residences or any prime district properties 9, 10 & 11. Living/Dining - Marble or Parquet flooring(original buyer had to choose), bedrooms - Parquet flooring, Master bath - granite tiles flooring. Gateman electronic lock that uses either number combination or electronic key. Beautiful i FORMZ bathroom basin integrated with cabinet below. GROHE taps. BOSCH electric appliances. Corian solid surface for kitchen.

Unreg 123 mentioned the land size of DeRoyale being small when it is almost 100,000sf, which is more than twice the required land size for condo development. 64 Hoover walk up Apts & a stretch of Terrace houses used to sit on this plot of land. Pls see the rest of the condos(other than Twin Hts, Rajah Twrs) he/she mentioned, then you'd know what 'small' is.

When Unreg 123 mentioned many tenants are moving out of DeRoyale...I wonder where he/she got the information from. In the first place, there aren't that many tenants in DeRoyale, at least for the 1055 sf. Due to its reasonable sale price back in early 2004, many buyers are owner-occupiers themselves.

To prospective buyer & tenant, please view Stack 1 & 5 (#01 & #05 at the end of the unit number) & judge for yourselves.

DR
04-08-08, 02:13
Readers of CONDOsingapore.com should see DeRoyale units to judge for themselves. I just cannot comprehend why Unreg 123 can be so worked-up right from his/her first post calling DeRoyale 'crap' ungraciously. I can't help to feel she/he was either a dissatisfied & sore ex-tenant of DeRoyale or she/he is an agent with many units of other Dist 12 condominiums/apartments to market for lease or sale & using this forum as his/her marketing tool selfishly.

If she/he is sincerely helping readers of CONDOsingapore.com, then she/he should sing praises of all the other Dist 12 condominiums/apts he/she mentioned in their respective threads rather to attempt to splatter 'venom' in irrelevant grounds.

Anyone with a right mind would not even consider that small single-storey
terrace house along Jln Rama Rama a temple. Has he/she ever compared the size of the temple at Boon Teck Road with that small prayer place at Jalan Rama Rama? Has he/she looked up the street directory, all temples in Spore are indicated as 'temple' in the street directory. A temple housed in a terrace house can be switched back to residential as it is not its zoning in the Master Plan whereas the plot of land where the 'temple' along Boon Teck Road is sitting on is zoned for Place of Worship. Moreover, one has to walk across a small road to reach the so-called temple from DeRoyale whereas Papillon's plot of land is adjacent to Boon Teck Road Temple, no buffer.

Most high-rise units of DeRoyale have unblocked view. Prospective tenants, you can judge for yourselves when you view the units for rental. Yes..the 3 bedroom units are located rather close to one another & I didn't disagree with Unreg 123 in this respect. But Stack 1 & 5 have better uncluttered view. Prospective tenants, see for yourselves to believe if you feel that my view is in partial conflict with that of Unreg 123.

Unreg 123 believes in the lack of view in DeRoyale & highly recommend older apts such as 30-40-year old Rajah Tower, shorter devts such as Calarasi, Parc Haven (10sty), D'Lotus, Papillon & Belleforte (20sty). Yes...Twin Hts is pretty tall & it's the best competitor for DeRoyale due to the size of the development. However, Twin Hts used to have better view but with many condominiums mushrooming in the Mandalay area, the view is not as good as before. So could Unreg 123 specifically quote about the view of the rest of the condo she/he mentioned?

If view isn't a big part for your consideration, prospective tenant, surely, DeRoyale's proximity to Toa Payoh MRT is one big PLUS point (Pls read my earlier posts). None of the devts Unreg 123 mentioned are of closer proximity to an MRT station than DeRoyal.

Stack 1 & 5 are of 1055 sf, 2+1+1. 2 bedrooms, 1 study room which can squeeze a single bed. There is a Civil Defence shelter which can be used as a store. Layout is squarish & it's easy to get furniture. I don't know how big a 2 bedroom unit Unreg will deem a reasonable size?

Finishes of DeRoyale is good as compared to other develpments in Balestier area. Of course, I cannot compare DeRoyale's finishes with those of St Regis or Nassim Residences or any prime district properties 9, 10 & 11. Living/Dining - Marble or Parquet flooring(original buyer had to choose), bedrooms - Parquet flooring, Master bath - granite tiles flooring. Gateman electronic lock that uses either number combination or electronic key. Beautiful i FORMZ bathroom basin integrated with cabinet below. GROHE taps. BOSCH electric appliances. Corian solid surface for kitchen.

Unreg 123 mentioned the land size of DeRoyale being small when it is almost 100,000sf, which is more than twice the required land size for condo development. 64 Hoover walk up Apts & a stretch of Terrace houses used to sit on this plot of land. Pls see the rest of the condos(other than Twin Hts, Rajah Twrs) he/she mentioned, then you'd know what 'small' is.

When Unreg 123 mentioned many tenants are moving out of DeRoyale...I wonder where he/she got the information from. In the first place, there aren't that many tenants in DeRoyale, at least for the 1055 sf. Due to its reasonable sale price back in early 2004, many buyers are owner-occupiers themselves.

To prospective buyer & tenant, please view Stack 1 & 5 (#01 & #05 at the end of the unit number) & judge for yourselves.

Haha, I sense an argument slowly building up here.

To clarify matters, I am the one who posted posts #10, 12 & 15, i.e. the one who said go for stacks 1 and 5 if you really want to buy a unit at De Royale.

To set matters straight, high floor stack 1 and 5 units DO offer great unblocked views, both from the balcony and bedrooms. All other stacks however, have blocked views as they face the other tower. What you can see are only the units facing you directly, which is a big turnoff as it creates the impression that you are in just another pigeon hole in the development.

Also, just in case anyone's interested, stack 1 and 5 units are 2 + Study units up to the 25th floor (or thereabouts), from the 26th floor onwards they are full 3-bedroom units, equal in size to all other De Royale units (i.e. 1281sqft), albeit with a totally different layout which is more efficient in my opinion. (At least there's no bulky bar counter making your living room that much smaller)

As for the finishing, I would say that it is of pretty decent quality, nothing fantastic, but definitely not too shabby. In comparison with the other developments mentioned, e.g. Belleforte, Papillon, D'Lotus, etc, De Royale is definitely more distinctive due to its towering height and large size.

D'Lotus is a scam job from Allgreen. The units are small and cramped, and the bathrooms are so small that you'll have trouble picking up your soap if you drop it during showering. The neighbourhood is crap too, old industrial buildings or chinese temple, take your pick. (By the way, URA has rezoned the area for residential use, the industrial buildings will make way eventually. The neighbourhood may be more pleasant in the future, but be prepared for lots of construction before that happens). And of cos, it is within minutes' walk to Toa Payoh MRT, perhaps 20-30 minutes to be exact.

Papillon is crap: huge irregularly shaped and useless balcony almost half the size of the living and dining area, almost totally obstructed view for majority of units (and if you are lucky to get a top floor unit, you get to just overlook the neighbouring rooftops of the aged neighbouring developments, just wonderful!!). The common rooms are ridiculously small, even for this age and era, and the common facilities are minimal. Units are orientated E-W, instead of N-S.

Belleforte is barely ok, just make sure you get a high floor unit to look above your neighbours. But it is decidedly looking aged and unimpressive. To be honest I have not seen units in Parc Haven and Calarasi, so I can't comment on the interior. But the location is definitely not as desirable as De Royale, unless being close to Whampoa Market is all you crave.

Now, having said all that, I still think that De Royale is overpriced at the current asking prices. It is the best condo on this side of balestier currently, but not all that great. The walk to Toa Payoh hub is relatively long and unpleasant (first you cross a large drain, then climb a long overhead bridge across the expressway, then attempt to cross a major road on the Toa Payoh side without a conveniently located crossing, all the while totally unsheltered.) Its facade is boring and uninspiring, facilities are just ok.

In summary, if you really must stay in this part of Balestier, De Royale is your best choice. But try not to pay too much for it. $950-1000+ psf is way too high in my opinion, but luckily asking prices are slowly but surely dropping recently. I really wonder what those people who bought units in Casa Fortuna and Verve are thinking of. But then again, unit sizes there are small, starting from studios, so I guess the overall quantums are small. The forummer who asked about potential rental for a studio unit in the area must be referring to one of these developments.

What I mean is that at these prices, you have many options. Look a little harder, and if you still prefer De Royale, by all means go ahead. Just try to get a high floor stack 1 or 5 unit there.

Hope I have not managed to piss off everyone in this thread, this is just my frank opinion. I just happened to be so bored tonight, hence the lengthy reply to your posts. Anyway, to each their own, and have fun property hunting... :)

Unregistered123
04-08-08, 09:46
Looks like Cellona is getting hot and bothered. See how she anxiously argues about the temple residential unit and devoted one whole para to it. She must be an agent or desperate seller of DeRoyale.

No point paying more than $1000psf for crap with small sized facilities. Go check out the laughing stock of the pool that DeRoyale has. Face it, developments dotted in Balestier are all about the same. No point overpaying so much for DeRoyale, whether you are owner or tenant wise. You can pick up the rest of the projects in Balestier at 20% to 30% cheaper. If you buy DeRoyale, you will only make the 1st and now desperate owners happy and laughing away to the bank.

I am not an agent nor buyer. But I only buy when I see value. See how Cellona denigrates all the other developments in Balestier while trumpeting her own DeRoyale. Does that not smack of an anxious or panicky owner out to take advantage of naive and gullible buyers? ;)

Cellona
04-08-08, 10:18
Haha, I sense an argument slowly building up here.

To clarify matters, I am the one who posted posts #10, 12 & 15, i.e. the one who said go for stacks 1 and 5 if you really want to buy a unit at De Royale.

To set matters straight, high floor stack 1 and 5 units DO offer great unblocked views, both from the balcony and bedrooms. All other stacks however, have blocked views as they face the other tower. What you can see are only the units facing you directly, which is a big turnoff as it creates the impression that you are in just another pigeon hole in the development.

Also, just in case anyone's interested, stack 1 and 5 units are 2 + Study units up to the 25th floor (or thereabouts), from the 26th floor onwards they are full 3-bedroom units, equal in size to all other De Royale units (i.e. 1281sqft), albeit with a totally different layout which is more efficient in my opinion. (At least there's no bulky bar counter making your living room that much smaller)

As for the finishing, I would say that it is of pretty decent quality, nothing fantastic, but definitely not too shabby. In comparison with the other developments mentioned, e.g. Belleforte, Papillon, D'Lotus, etc, De Royale is definitely more distinctive due to its towering height and large size.

D'Lotus is a scam job from Allgreen. The units are small and cramped, and the bathrooms are so small that you'll have trouble picking up your soap if you drop it during showering. The neighbourhood is crap too, old industrial buildings or chinese temple, take your pick. (By the way, URA has rezoned the area for residential use, the industrial buildings will make way eventually. The neighbourhood may be more pleasant in the future, but be prepared for lots of construction before that happens). And of cos, it is within minutes' walk to Toa Payoh MRT, perhaps 20-30 minutes to be exact.

Papillon is crap: huge irregularly shaped and useless balcony almost half the size of the living and dining area, almost totally obstructed view for majority of units (and if you are lucky to get a top floor unit, you get to just overlook the neighbouring rooftops of the aged neighbouring developments, just wonderful!!). The common rooms are ridiculously small, even for this age and era, and the common facilities are minimal. Units are orientated E-W, instead of N-S.

Belleforte is barely ok, just make sure you get a high floor unit to look above your neighbours. But it is decidedly looking aged and unimpressive. To be honest I have not seen units in Parc Haven and Calarasi, so I can't comment on the interior. But the location is definitely not as desirable as De Royale, unless being close to Whampoa Market is all you crave.

Now, having said all that, I still think that De Royale is overpriced at the current asking prices. It is the best condo on this side of balestier currently, but not all that great. The walk to Toa Payoh hub is relatively long and unpleasant (first you cross a large drain, then climb a long overhead bridge across the expressway, then attempt to cross a major road on the Toa Payoh side without a conveniently located crossing, all the while totally unsheltered.) Its facade is boring and uninspiring, facilities are just ok.

In summary, if you really must stay in this part of Balestier, De Royale is your best choice. But try not to pay too much for it. $950-1000+ psf is way too high in my opinion, but luckily asking prices are slowly but surely dropping recently. I really wonder what those people who bought units in Casa Fortuna and Verve are thinking of. But then again, unit sizes there are small, starting from studios, so I guess the overall quantums are small. The forummer who asked about potential rental for a studio unit in the area must be referring to one of these developments.

What I mean is that at these prices, you have many options. Look a little harder, and if you still prefer De Royale, by all means go ahead. Just try to get a high floor stack 1 or 5 unit there.

Hope I have not managed to piss off everyone in this thread, this is just my frank opinion. I just happened to be so bored tonight, hence the lengthy reply to your posts. Anyway, to each their own, and have fun property hunting... :)

DR, I read your post with interest & I think you are a fair person who gave a detailed & impartial summary of the projects in the Balestier area. Thank you for your sharing. :)

I feel if one were to post in any forum, not just CONDOsingapore , one should be a responsible person to present a balanced view of a project. In any project, there would be strengths & weaknesses.

I'll take your advice if I ever have the money to purchase a unit in Balestier.:)

Btw, 1055sf is confirmed to be from #02- #25. From #26 onwards, it's 3-bedroom units as mentioned in your post.

I think Verve is selling based on the numerous Universities' Asian Campuses (Queen Margaret, Curtin etc) that are along Ah Hood Road & Jln Rajah. Guess this is another reason why Verve & Casa Fortuna are also selling at higher prices than those in other parts of Balestier.

Not just DeRoyale, the entire market is softening, other than HDB & a few successful launches such as Clover & Dakota. We shall see the launch price of City Devt project, near the junction of Thomson & Balestier for an indication of the prices in this vicinity. Though City Dev project is a Dist 11 project, it is at its fringe, if not for its success in acquiring Concorde & The Albany (enbloc), it'd be a Dist 12 project.;)

Cellona
04-08-08, 11:00
Looks like Cellona is getting hot and bothered. See how she anxiously argues about the temple residential unit and devoted one whole para to it. She must be an agent or desperate seller of DeRoyale.

No point paying more than $1000psf for crap with small sized facilities. Go check out the laughing stock of the pool that DeRoyale has. Face it, developments dotted in Balestier are all about the same. No point overpaying so much for DeRoyale, whether you are owner or tenant wise. You can pick up the rest of the projects in Balestier at 20% to 30% cheaper. If you buy DeRoyale, you will only make the 1st and now desperate owners happy and laughing away to the bank.

I am not an agent nor buyer. But I only buy when I see value. See how Cellona denigrates all the other developments in Balestier while trumpeting her own DeRoyale. Does that not smack of an anxious or panicky owner out to take advantage of naive and gullible buyers? ;)


Firstly, I'm not an owner of DeRoyale & as per my first reply to Unreg 123 it's my sister & her friend who own DeRoyale. I've no vested interest in this project. DeRoyale is so convenient as all amenities are in close proximity including the latest 24-hour food centre occupying the old 'Baslestier Market' that my sister & her family will NEVER sell their property.

I've devoted one paragraph on the temple issue cos I don't wish to see readers of this thread be ill-informed.

I'm also not an agent, if I'm one, I'd be busy preparing my marketing plans than to reply Unreg 123. To cite weaknesses of DeRoyale such as the 3-bedroom ones (stack#02-/#03 /#06 & #07) is fair but if one were to condemn the entire project without highlighting the strengths of it, I think this is utterly unfair to the project, the developer, the architect , the engineers & to the readers of this thread who may be prospective tenant or buyer. A balanced view is very important when you want to present a case well.

This may be a just another property forum but I think a person who post should study a development carefully before making sweeping statement such as Unreg 123 last post (not the most recent one) when she/he said DeRoyale has Afternoon Sun View???? I wonder which unit is he/she referring to. None of the units in DeRoyale has direct afternoon sun. In valuation term, the facing of an apartment/condominium is determined by where the living room is facing. Stack #01-faces East, its west side is currently blocked by Rajah Twr. Stack #02- & #03 face North. Stack #05- faces East & Master bedroom - slight West sun. Stack #06- & #07 face South. So one should do one's research well before posting a statement which may deemed the truth by ignorant readers. If Unreg 123 has used words like 'I feel', 'I think', 'I personally believe'...then, this constitute his/her own view & readers will have to see the property to judge for themselves & not rely on information as factual.

Whatever I've posted in my last few posts are written with reference to DeRoyale brochure, DeRoyale site plan & old newspaper cuttings kept by my sister.

To quote what you feel the property is worth in monetary terms is fair because everyone's view of today's market differ. No one has a crystal ball to tell what will happen in this uncertain global economy that will indirectly affect the property market.

Condosingapore.com is the first property forum I participated as I wasn't even aware there are such forums in the net. I was checking something on District 12 that I chanced upon this forum.

Unregisteredxyz
04-08-08, 11:40
GO FOR BEACON HEIGHTS!!! It is cheaper and anytime better than De Royale.

Unregistered_abc
04-08-08, 19:54
Hi Cellona & all

I have benefitted from many helpful souls offering genuine advice.
Continue to offer help and advice, your help is appreciated.
Don't waste keystrokes on idiotics posts.

Regards


Firstly, I'm not an owner of DeRoyale & as per my first reply to Unreg 123 it's my sister & her friend who own DeRoyale. I've no vested interest in this project. DeRoyale is so convenient as all amenities are in close proximity including the latest 24-hour food centre occupying the old 'Baslestier Market' that my sister & her family will NEVER sell their property.

I've devoted one paragraph on the temple issue cos I don't wish to see readers of this thread be ill-informed.

I'm also not an agent, if I'm one, I'd be busy preparing my marketing plans than to reply Unreg 123. To cite weaknesses of DeRoyale such as the 3-bedroom ones (stack#02-/#03 /#06 & #07) is fair but if one were to condemn the entire project without highlighting the strengths of it, I think this is utterly unfair to the project, the developer, the architect , the engineers & to the readers of this thread who may be prospective tenant or buyer. A balanced view is very important when you want to present a case well.

This may be a just another property forum but I think a person who post should study a development carefully before making sweeping statement such as Unreg 123 last post (not the most recent one) when she/he said DeRoyale has Afternoon Sun View???? I wonder which unit is he/she referring to. None of the units in DeRoyale has direct afternoon sun. In valuation term, the facing of an apartment/condominium is determined by where the living room is facing. Stack #01-faces East, its west side is currently blocked by Rajah Twr. Stack #02- & #03 face North. Stack #05- faces East & Master bedroom - slight West sun. Stack #06- & #07 face South. So one should do one's research well before posting a statement which may deemed the truth by ignorant readers. If Unreg 123 has used words like 'I feel', 'I think', 'I personally believe'...then, this constitute his/her own view & readers will have to see the property to judge for themselves & not rely on information as factual.

Whatever I've posted in my last few posts are written with reference to DeRoyale brochure, DeRoyale site plan & old newspaper cuttings kept by my sister.

To quote what you feel the property is worth in monetary terms is fair because everyone's view of today's market differ. No one has a crystal ball to tell what will happen in this uncertain global economy that will indirectly affect the property market.

Condosingapore.com is the first property forum I participated as I wasn't even aware there are such forums in the net. I was checking something on District 12 that I chanced upon this forum.

Cellbonka
04-08-08, 22:29
People who insult others just because their own condos got disparaged are sooo sooo bitter and sooo sooo easily angered :doh:

d12 buyer
05-08-08, 00:43
thx 4 ur insite. Is beacon heights a gd buy coz of new woodsville interchange n proximity to town?
Haha, I sense an argument slowly building up here.

To clarify matters, I am the one who posted posts #10, 12 & 15, i.e. the one who said go for stacks 1 and 5 if you really want to buy a unit at De Royale.

To set matters straight, high floor stack 1 and 5 units DO offer great unblocked views, both from the balcony and bedrooms. All other stacks however, have blocked views as they face the other tower. What you can see are only the units facing you directly, which is a big turnoff as it creates the impression that you are in just another pigeon hole in the development.

Also, just in case anyone's interested, stack 1 and 5 units are 2 + Study units up to the 25th floor (or thereabouts), from the 26th floor onwards they are full 3-bedroom units, equal in size to all other De Royale units (i.e. 1281sqft), albeit with a totally different layout which is more efficient in my opinion. (At least there's no bulky bar counter making your living room that much smaller)

As for the finishing, I would say that it is of pretty decent quality, nothing fantastic, but definitely not too shabby. In comparison with the other developments mentioned, e.g. Belleforte, Papillon, D'Lotus, etc, De Royale is definitely more distinctive due to its towering height and large size.

D'Lotus is a scam job from Allgreen. The units are small and cramped, and the bathrooms are so small that you'll have trouble picking up your soap if you drop it during showering. The neighbourhood is crap too, old industrial buildings or chinese temple, take your pick. (By the way, URA has rezoned the area for residential use, the industrial buildings will make way eventually. The neighbourhood may be more pleasant in the future, but be prepared for lots of construction before that happens). And of cos, it is within minutes' walk to Toa Payoh MRT, perhaps 20-30 minutes to be exact.

Papillon is crap: huge irregularly shaped and useless balcony almost half the size of the living and dining area, almost totally obstructed view for majority of units (and if you are lucky to get a top floor unit, you get to just overlook the neighbouring rooftops of the aged neighbouring developments, just wonderful!!). The common rooms are ridiculously small, even for this age and era, and the common facilities are minimal. Units are orientated E-W, instead of N-S.

Belleforte is barely ok, just make sure you get a high floor unit to look above your neighbours. But it is decidedly looking aged and unimpressive. To be honest I have not seen units in Parc Haven and Calarasi, so I can't comment on the interior. But the location is definitely not as desirable as De Royale, unless being close to Whampoa Market is all you crave.

Now, having said all that, I still think that De Royale is overpriced at the current asking prices. It is the best condo on this side of balestier currently, but not all that great. The walk to Toa Payoh hub is relatively long and unpleasant (first you cross a large drain, then climb a long overhead bridge across the expressway, then attempt to cross a major road on the Toa Payoh side without a conveniently located crossing, all the while totally unsheltered.) Its facade is boring and uninspiring, facilities are just ok.

In summary, if you really must stay in this part of Balestier, De Royale is your best choice. But try not to pay too much for it. $950-1000+ psf is way too high in my opinion, but luckily asking prices are slowly but surely dropping recently. I really wonder what those people who bought units in Casa Fortuna and Verve are thinking of. But then again, unit sizes there are small, starting from studios, so I guess the overall quantums are small. The forummer who asked about potential rental for a studio unit in the area must be referring to one of these developments.

What I mean is that at these prices, you have many options. Look a little harder, and if you still prefer De Royale, by all means go ahead. Just try to get a high floor stack 1 or 5 unit there.

Hope I have not managed to piss off everyone in this thread, this is just my frank opinion. I just happened to be so bored tonight, hence the lengthy reply to your posts. Anyway, to each their own, and have fun property hunting... :)

DR
05-08-08, 01:41
thx 4 ur insite. Is beacon heights a gd buy coz of new woodsville interchange n proximity to town?

Well, I can only give you my opinion. And in my opinion, definitely not. Here's why I say that:

1. It is located in Mar Thoma Road, very far in from the main road. Try walking from the Beacon Hts site to Boon Keng MRT or Potong Pasir MRT and you'll see. It's quite far and should take around 20 mins or so.

2. If you drive, traffic in this area is notoriously bad. But then this affects all the condos in this area, not just BH.

3. Minimal amenities in the immediate vicinity.

4. Right smack next to the intersection of PIE and CTE. Maybe if you keep windows closed and aircon on all day it'll be ok.

5. One of the many recent developments that try to shrink unit sizes to reduce quantums (see also Vetro). Some call these units cosy I guess, but then some others would call them shoeboxes or mickey mouse homes.

I can't comment on the finishing, cos have not seen it. The city views from BH should be quite nice, but many other condos in the vicinity have the same city views too.

Some of the points above refer to BH alone, some refer condos in the area in general. I do actually like the area for its proximity to town though, but there are better options, like Intero, One Leicester, One St Michael's, Platinum Edge etc. All these are Freehold (or 999LH) and are closer to the MRT stations and amenities (the potong pasir condos are only 3-5 mins away from the MRT, food, neighbourhood centre, etc.). In addition, they can all be had for about the same $850psf that BH is asking for.

Now, even if all things are equal about BH and the developments that I mentioned above, buying any of those above will mean you get your unit at least a good 2-3 years earlier than beacon heights, cos they have achieved TOP or are approaching TOP. Whether you are buying to stay or to rent, doesn't it make better sense to have the unit now rather than wait another 2-3 years for it? After all, you are paying about the same price in PSF terms. A further advantage will be that some of these developments have already TOPed and you can physically see for yourself the finishing, views, facilities, etc before you decide, rather than rely on mock-ups and brochures. You are still likely to be the first to stay in the unit you buy as many of these buyers have yet to move in.

The above is just my opinion since you asked... Otherwise I can't really be bothered to rebut the person going all around the forum to promote/sell Beacon Heights.

(Actually, the way this person promotes BH in his irritating manner, I am sure he knows he's turning people off. I am starting to suspect his/her actual intention is not really to promote BH, but put readers off BH instead...) :)

8 Mar Thoma
05-08-08, 03:39
i have tried walking to boon keng mrt from beacon heights, it takes only less than 5-10 min. i also tried driving to town and it took me 5 to 10 min as well. it is near town yet pristine and it is the tallest development in st michael, so i think is a good buy. it has a 50m pool, tennis court, floating gym, basement carpark (which is more expensive to build) etc. one st michael is too short and near the road, so not a good location. one leicester is 4 stops to town, not as near to town as beacon heights. mar thoma rd is somewhere beside kallang river where people can go fishing so very good feng shui. beacon heights is walkable to kallang riverside park and even to potong pasir or boon keng amenities. being next to pie and cte intersection and with the new $130 million woodsville interchange coming up, traffic will be excellent there and anyone driving could easily switch to a road leading to almost any part of singapore with ease. the studios in beacon heights have balconies that face the pool (very unique) and if one is staying on the high floor, macritchie reservoir and the cityscape can be seen. nobody would want to live near the main road at the entrance of st michael as it is too noisy. i have taken a short cut to boon keng mrt and along the way, there are many shops and eateries nearby, so it is not true that there are no amenities nearby. in my opinion, it is really hard to find a pristine location in singapore yet near the town and mrt, so beacon heights has to be a good buy. i would advise people to forget about the small projects along st michael as beacon heights (towering at #28) will put all the small apartments and condos nearby to shame when it is fully built. a high profile director of a bank has bought the penthouse and all 6 penthouses are sold to high networth individuals, so it can't be that bad an investment as described by DR. Vetro, also mar thoma rd has been fully sold for more than $1k psf and with beacon heights at #28 going for lesser, it is s steal in today's market.



Well, I can only give you my opinion. And in my opinion, definitely not. Here's why I say that:

1. It is located in Mar Thoma Road, very far in from the main road. Try walking from the Beacon Hts site to Boon Keng MRT or Potong Pasir MRT and you'll see. It's quite far and should take around 20 mins or so.

2. If you drive, traffic in this area is notoriously bad. But then this affects all the condos in this area, not just BH.

3. Minimal amenities in the immediate vicinity.

4. Right smack next to the intersection of PIE and CTE. Maybe if you keep windows closed and aircon on all day it'll be ok.

5. One of the many recent developments that try to shrink unit sizes to reduce quantums (see also Vetro). Some call these units cosy I guess, but then some others would call them shoeboxes or mickey mouse homes.

I can't comment on the finishing, cos have not seen it. The city views from BH should be quite nice, but many other condos in the vicinity have the same city views too.

Some of the points above refer to BH alone, some refer condos in the area in general. I do actually like the area for its proximity to town though, but there are better options, like Intero, One Leicester, One St Michael's, Platinum Edge etc. All these are Freehold (or 999LH) and are closer to the MRT stations and amenities (the potong pasir condos are only 3-5 mins away from the MRT, food, neighbourhood centre, etc.). In addition, they can all be had for about the same $850psf that BH is asking for.

Now, even if all things are equal about BH and the developments that I mentioned above, buying any of those above will mean you get your unit at least a good 2-3 years earlier than beacon heights, cos they have achieved TOP or are approaching TOP. Whether you are buying to stay or to rent, doesn't it make better sense to have the unit now rather than wait another 2-3 years for it? After all, you are paying about the same price in PSF terms. A further advantage will be that some of these developments have already TOPed and you can physically see for yourself the finishing, views, facilities, etc before you decide, rather than rely on mock-ups and brochures. You are still likely to be the first to stay in the unit you buy as many of these buyers have yet to move in.

The above is just my opinion since you asked... Otherwise I can't really be bothered to rebut the person going all around the forum to promote/sell Beacon Heights.

(Actually, the way this person promotes BH in his irritating manner, I am sure he knows he's turning people off. I am starting to suspect his/her actual intention is not really to promote BH, but put readers off BH instead...) :)

DR
05-08-08, 23:07
i have tried walking to boon keng mrt from beacon heights, it takes only less than 5-10 min. i also tried driving to town and it took me 5 to 10 min as well. it is near town yet pristine and it is the tallest development in st michael, so i think is a good buy. it has a 50m pool, tennis court, floating gym, basement carpark (which is more expensive to build) etc. one st michael is too short and near the road, so not a good location. one leicester is 4 stops to town, not as near to town as beacon heights. mar thoma rd is somewhere beside kallang river where people can go fishing so very good feng shui. beacon heights is walkable to kallang riverside park and even to potong pasir or boon keng amenities. being next to pie and cte intersection and with the new $130 million woodsville interchange coming up, traffic will be excellent there and anyone driving could easily switch to a road leading to almost any part of singapore with ease. the studios in beacon heights have balconies that face the pool (very unique) and if one is staying on the high floor, macritchie reservoir and the cityscape can be seen. nobody would want to live near the main road at the entrance of st michael as it is too noisy. i have taken a short cut to boon keng mrt and along the way, there are many shops and eateries nearby, so it is not true that there are no amenities nearby. in my opinion, it is really hard to find a pristine location in singapore yet near the town and mrt, so beacon heights has to be a good buy. i would advise people to forget about the small projects along st michael as beacon heights (towering at #28) will put all the small apartments and condos nearby to shame when it is fully built. a high profile director of a bank has bought the penthouse and all 6 penthouses are sold to high networth individuals, so it can't be that bad an investment as described by DR. Vetro, also mar thoma rd has been fully sold for more than $1k psf and with beacon heights at #28 going for lesser, it is s steal in today's market.

And there you have it. Two opposing views about Beacon Hts, which can only help in presenting you with a better picture about the project.

Just take a little bit of time and survey the area and site, see if you can 'walk to MRT in 5-10 mins, but can also choose to take the shuttle bus' like what the above post claimed, look out for the 'many amenities along the way' mentioned, and see if the place is really 'quieter than One St Micheal's at the main road even though BH itself is at the intersection of PIE and CTE'.... Check out the other projects mentioned in and around the area and make your choice.

Happy property hunting, and I think we can leave the BH discussion for its very own thread, this thread is about De Royale after all. ;)

Serious investor
15-08-08, 10:09
To put money where my mouth is, I am willing to fork out over $800psf for DeRoyale. That shows my confidence in this project.

800psf?haha
15-08-08, 12:19
nobody wud be interested in ur 800psf. Go to the suburbs
To put money where my mouth is, I am willing to fork out over $800psf for DeRoyale. That shows my confidence in this project.

Unregistered123
16-08-08, 22:39
nobody wud be interested in ur 800psf. Go to the suburbs

You sotong or what? Where do you think Balestier is? :rolleyes:

That a buyer willing to offer 800psf you should already be screaming for joy! :doh:

@@@
16-08-08, 23:27
nuthead, balestier is in d12 near novena, toa payoh n town. Wth 800psf u can't even buy hillvista or park natura in ulu ulu upper bt timah, wat mre bout a new dev in d12 near town. Maybe u shud buy geylang cndo if u want cheap n near town cndos otherwise cntinue to dream on. I thk u knw next to nothng bout property pricing
You sotong or what? Where do you think Balestier is? :rolleyes:

That a buyer willing to offer 800psf you should already be screaming for joy! :doh:

Unregistered123
17-08-08, 07:43
Wahahaha... you must be a toad lusting after a swan. Don't try to compare to D11 when you are way way a distant D12 away. Balestier is just next door to Geylang too. Don't you know the china girls and even ducks have joints in Balestier? So... IMHO, about the same as Geylang.

Look at how many temples are dotting Balestier. Does D11 have light industrial areas in their vicinity? No? Balestier has. Even Geylang donch have. Want to act rich, buy a good condo in D10 or D11. Don't just try to be a pseudo rich knowing next to nothing about property in Singapore. Go brush up on your geography and property pricing first b4 you engage me here lah :doh:

Really wasting my time to reply to you. :tongue1:


nuthead, balestier is in d12 near novena, toa payoh n town. Wth 800psf u can't even buy hillvista or park natura in ulu ulu upper bt timah, wat mre bout a new dev in d12 near town. Maybe u shud buy geylang cndo if u want cheap n near town cndos otherwise cntinue to dream on. I thk u knw next to nothng bout property pricing

you are a 8====o head
17-08-08, 08:17
There is no denying that D12 is near town whatever you say. you are obviously hopeless at pricing properties as some jurong properties are already pricing at some properties in upper bukit timah, hillview, bishan and areas far from town are alreay pricing at 800 to 900 psf. Balestier is in the city fringe and who the hell told u balestier is a red light area. you might have picked up some china old hag to screw there but doesnt mean the place is red light district. obviously you do not drive so you wont appreciate the closeness between novena and balestier (sigh). btw nobody is trying to be pseudorich or rish here, u are just an empty vessel casting assumptions in this forum. As to why you would use prostitutes as references, i think you must be a regular patron of such sleazy activities. So if you find chickens and ducks outside orchard towers, does it mean orchard area is a red light district? you must be a nuthead through and through...hahaha


Wahahaha... you must be a toad lusting after a swan. Don't try to compare to D11 when you are way way a distant D12 away. Balestier is just next door to Geylang too. Don't you know the china girls and even ducks have joints in Balestier? So... IMHO, about the same as Geylang.

Look at how many temples are dotting Balestier. Does D11 have light industrial areas in their vicinity? No? Balestier has. Even Geylang donch have. Want to act rich, buy a good condo in D10 or D11. Don't just try to be a pseudo rich knowing next to nothing about property in Singapore. Go brush up on your geography and property pricing first b4 you engage me here lah :doh:

Really wasting my time to reply to you. :tongue1:

you are a stupid idiot
17-08-08, 08:25
Stupid idiot, wait for the next 20 years for de royale to drop to 800psf. btw if you think balestier is like a red light area, why buy it? You are a dickhead that has contradicted urself without knowing...LOL


To put money where my mouth is, I am willing to fork out over $800psf for DeRoyale. That shows my confidence in this project.

So silly
17-08-08, 08:33
Going by your argument, then Geylang is also near town and should command a premium too. 5 to 8 mins drive down Guillemard Rd and voila... you are at Suntec city and Raffles Place. You want to pooh pooh geylang prostitutes and pretend that Balestier got no prostitutes - and so thick skinned trying to desperately link to Novena? Hahaha... dream on. Same red light location my friend. Got chickens and ducks, better than Geylang. I think you started your Geylang reference on the other poster first. Now when the tables are turned, you got hot under the collar.

Sorry to have burst your bubble. Time to wake up :D :D


There is no denying that D12 is near town whatever you say. you are obviously hopeless at pricing properties as some jurong properties are already pricing at some properties in upper bukit timah, hillview, bishan and areas far from town are alreay pricing at 800 to 900 psf. Balestier is in the city fringe and who the hell told u balestier is a red light area. you might have picked up some china old hag to screw there but doesnt mean the place is red light district. obviously you do not drive so you wont appreciate the closeness between novena and balestier (sigh). btw nobody is trying to be pseudorich or rish here, u are just an empty vessel casting assumptions in this forum. As to why you would use prostitutes as references, i think you must be a regular patron of such sleazy activities. So if you find chickens and ducks outside orchard towers, does it mean orchard area is a red light district? you must be a nuthead through and through...hahaha

Geylang OKT
17-08-08, 08:36
Stupid idiot, wait for the next 20 years for de royale to drop to 800psf. btw if you think balestier is like a red light area, why buy it? You are a dickhead that has contradicted urself without knowing...LOL

We are looking for places to rent in Balestier too. $600psf can? Geylang still better as nearer to town. But we are willing to compromise.

u r a dickhead
17-08-08, 21:23
there r prostitutes even in orchard, numbskull... Never heard of balestier being red light but u r definitely one of their rare and faithful customer. I think u enjoy patronising old chickens and ah quah in balestier, please dnt deny it. U r the only joker in the entire forum and singapore that speaks of balestier being red light so u must have been the sole builder of their client base. Dnt bother replying wth different names coz u are 1 and the same person who wanted to buy de royale at 800psf and turned around to contradict urself by callng it a red light area. Wat an idiotic and senseless jerk u r...
Going by your argument, then Geylang is also near town and should command a premium too. 5 to 8 mins drive down Guillemard Rd and voila... you are at Suntec city and Raffles Place. You want to pooh pooh geylang prostitutes and pretend that Balestier got no prostitutes - and so thick skinned trying to desperately link to Novena? Hahaha... dream on. Same red light location my friend. Got chickens and ducks, better than Geylang. I think you started your Geylang reference on the other poster first. Now when the tables are turned, you got hot under the collar.

Sorry to have burst your bubble. Time to wake up :D :D

u r 2 faced jerk
17-08-08, 21:28
'so silly' and 'unregistered 123' are the same person, the same self-contradicting arsehole

Unregistered123
17-08-08, 22:07
'so silly' and 'unregistered 123' are the same person, the same self-contradicting arsehole

Losing your cool and sprouting obscenities isn't going to get your De Royale condo sold above 800psf. It only shows the type of people who will buy these chicken locations :tongue1: :tongue2:

Grow up and be a mature person. Win your arguments by logic, not by losing your cool and uttering vulgarities. Hahahaha :D

u r a dickhead still
17-08-08, 22:37
i dnt own de royale cndo so ur comments on balestier have no effect on me. I however think u lack the intelligence to even knw u contradicted urself and frm ur comments u r obviously a filthy chicken n duck patron in balestier. A foul mouth frm anyone else will nt make u any filthier than u already are. Calling u an arsehole is already being kind to u coz u appear to be worse than that...
Losing your cool and sprouting obscenities isn't going to get your De Royale condo sold above 800psf. It only shows the type of people who will buy these chicken locations :tongue1: :tongue2:

Grow up and be a mature person. Win your arguments by logic, not by losing your cool and uttering vulgarities. Hahahaha :D

u r self-righteous prick
17-08-08, 22:41
sprouting obscenities is better than u patronising chicken and ah quah in balestier...LoL
Losing your cool and sprouting obscenities isn't going to get your De Royale condo sold above 800psf. It only shows the type of people who will buy these chicken locations :tongue1: :tongue2:

Grow up and be a mature person. Win your arguments by logic, not by losing your cool and uttering vulgarities. Hahahaha :D

Losing your cool again?
17-08-08, 22:49
Wow! Why post under so many nicks? Grow up. Be a man and mature to handle a difference of opinion. A loser always resorts to mouthing vulgarities. Wahahahah :tongue1: :tongue2:


i dnt own de royale cndo so ur comments on balestier have no effect on me. I however think u lack the intelligence to even knw u contradicted urself and frm ur comments u r obviously a filthy chicken n duck patron in balestier. A foul mouth frm anyone else will nt make u any filthier than u already are. Calling u an arsehole is already being kind to u coz u appear to be worse than that...

Unregistered123
17-08-08, 22:54
Losing your cool and sprouting obscenities isn't going to get your De Royale condo sold above 800psf. It only shows the type of people who will buy these chicken locations :tongue1: :tongue2:

Grow up and be a mature person. Win your arguments by logic, not by losing your cool and uttering vulgarities. Hahahaha :D

And there you have it folks. You can re-read the posts of the loser who resorts to vulgarities when he loses an argument. Very entertaining to know the mindset of the loser type who buy lousy condos. Next to Geylang don't dare admit... yet want to hao lian and say near Novena.

He is the pseudo rich and cannot make it type who buy balestier because he cannot afford the real quality condos in D9, D10 and D11. :D :D :D

u r always a dickhead
17-08-08, 22:58
who is the loser, self-contradicting plonker? U contradicted urself in the midst of the argument and it is like scoring an own goal, so who is the loser? I thinj people will know who the childish one is. Matured people don't post messages wth childish face icons and i thinj all matured people wud agree. Don't make urself look like a fool again, ok?
Wow! Why post under so many nicks? Grow up. Be a man and mature to handle a difference of opinion. A loser always resorts to mouthing vulgarities. Wahahahah :tongue1: :tongue2:

Unregistered123
17-08-08, 23:01
Hahahah.... you are getting so frustrated and angry that you now have so many typos. If you cannot take the heat... then get the hell out of the kitchen. Cool down, drink liang teh... work hard, so that you can upgrade to a condo in a better location. And don't visit too many chickens and ducks at your favourite hangout in balestier :D :D :D


who is the loser, self-contradicting plonker? U contradicted urself in the midst of the argument and it is like scoring an own goal, so who is the loser? I thinj people will know who the childish one is. Matured people don't post messages wth childish face icons and i thinj all matured people wud agree. Don't make urself look like a fool again, ok?

Unreg123 the plonker
17-08-08, 23:04
i just said i dont own any cndo in balestier so wat is there to hao lian, u r one blur sotong. U must have bonked too many chickens n ducks in balestier and it is eating into ur tiny brain, if u even have one. Go on making urself a fool here sprouting irrelevant nonsense and scoring own goals by contradicting urself... It is really fun seeing u cornered
And there you have it folks. You can re-read the posts of the loser who resorts to vulgarities when he loses an argument. Very entertaining to know the mindset of the loser type who buy lousy condos. Next to Geylang don't dare admit... yet want to hao lian and say near Novena.

He is the pseudo rich and cannot make it type who buy balestier because he cannot afford the real quality condos in D9, D10 and D11. :D :D :D

Unregistered123
17-08-08, 23:05
Wahahaha... you must be a toad lusting after a swan. Don't try to compare to D11 when you are way way a distant D12 away. Balestier is just next door to Geylang too. Don't you know the china girls and even ducks have joints in Balestier? So... IMHO, about the same as Geylang.

Look at how many temples are dotting Balestier. Does D11 have light industrial areas in their vicinity? No? Balestier has. Even Geylang donch have. Want to act rich, buy a good condo in D10 or D11. Don't just try to be a pseudo rich knowing next to nothing about property in Singapore. Go brush up on your geography and property pricing first b4 you engage me here lah :doh:

Really wasting my time to reply to you. :tongue1:

Well... enough of educating you for tonight. Remember to work hard so that you can upgrade ;) :D

Unregistered123
17-08-08, 23:09
Hee hee... not only are you a loser, you are also a lousy liar and foul mouth owner. Anybody reading thru the posts will know that you immediately turned defensive and jumped to the defence of deroyale. I think with lousy and small minded owners like you, Deroyale not even worth 800psf.

Hee hee hee.... :tongue1: :tongue2:


i just said i dont own any cndo in balestier so wat is there to hao lian, u r one blur sotong. U must have bonked too many chickens n ducks in balestier and it is eating into ur tiny brain, if u even have one. Go on making urself a fool here sprouting irrelevant nonsense and scoring own goals by contradicting urself... It is really fun seeing u cornered

wat a plonker u r
17-08-08, 23:14
wow i called u a balestier chicken n duck patron n u are calling me one as well? By not denying earlier, u have silently admitted u visit chickens and ducks in balestier, wow i hit a home run on this one. Haha, u must be running out of thngs to say, how pathetic so u r hoping i m a chicken n duck patron like u, lol. Continue scoring own goals and contradict urself further. Go and look 4 ur 800psf balestier home (ur first post) so u can be near to ur chickens and ducks..haha
Hahahah.... you are getting so frustrated and angry that you now have so many typos. If you cannot take the heat... then get the hell out of the kitchen. Cool down, drink liang teh... work hard, so that you can upgrade to a condo in a better location. And don't visit too many chickens and ducks at your favourite hangout in balestier :D :D :D

Unregistered123
17-08-08, 23:20
I always discuss the facts of the case, and not get personal. That you have to stoop so low as to say others visit pros and ducks only goes to show that since you do not have a good grasp of the facts, the only thing you can do is to make personal attacks which have nothing to do with what we are discussing. I am only advising you not to visit those pros and ducks since you live so near them. Can get AIDS you know ;)

Anyway... this goes to show your level of maturity and understanding of the situation. To continue to engage you is just to humour you. Hahahahah :D :D :D


wow i called u a balestier chicken n duck patron n u are calling me one as well? By not denying earlier, u have silently admitted u visit chickens and ducks in balestier, wow i hit a home run on this one. Haha, u must be running out of thngs to say, how pathetic so u r hoping i m a chicken n duck patron like u, lol. Continue scoring own goals and contradict urself further. Go and look 4 ur 800psf balestier home (ur first post) so u can be near to ur chickens and ducks..haha

hahaha wat a joke
17-08-08, 23:23
that was a missed strike for u coz i dont own a condo in balestier...hahaha say all u like bout anywhere, i m nt affectd. I have all along been playng u like a toy and teasing ur low interllect. Enjoy house hunting in ur chicken paradise in balestier and i thk if u find hard enuf, u may find a 800psf 30yr old squatter beside ur chicken coop, hahaha
Hee hee... not only are you a loser, you are also a lousy liar and foul mouth owner. Anybody reading thru the posts will know that you immediately turned defensive and jumped to the defence of deroyale. I think with lousy and small minded owners like you, Deroyale not even worth 800psf.

Hee hee hee.... :tongue1: :tongue2:

Unregistered123
17-08-08, 23:36
In order to pacify you, a low class CMI "pseudo-rich", you can have the last word on this topic. :D :D :D


that was a missed strike for u coz i dont own a condo in balestier...hahaha say all u like bout anywhere, i m nt affectd. I have all along been playng u like a toy and teasing ur low interllect. Enjoy house hunting in ur chicken paradise in balestier and i thk if u find hard enuf, u may find a 800psf 30yr old squatter beside ur chicken coop, hahaha

to the plonker
18-08-08, 02:03
enjoy bonking ur chickens n ducks in balestier. That may stimulate production of some grey matter in you as u r lacking in it.
In order to pacify you, a low class CMI "pseudo-rich", you can have the last word on this topic. :D :D :D

bonkers
19-08-08, 23:02
Balestier is a famous red light area. People who bought there are fully aware of that. That's why most of the condos are mickey mouse tiny units - catering to those with v low budget and looking for quick bonk. The developer use this low absolute amount to attract low budget buyers. Some people don't mind staying in a place size of old chang kee kiosk, while some others may fee; claustrophobic. As for those who are fans of the chickens, a small place is more condusive for such activities :)


enjoy bonking ur chickens n ducks in balestier. That may stimulate production of some grey matter in you as u r lacking in it.

u r nuts
20-08-08, 00:05
there r many new condos in balestier going for mre than 1kpsf, u call that low budget? U must be one of those chicken n duck bonking plonkers that give any district u find a chicken a bad name. Maybe u can call orchard area red light as well coz ducks and chickens hang outside orchard towers every day. I dnt live in balestier but it is no way a red lite area.
Balestier is a famous red light area. People who bought there are fully aware of that. That's why most of the condos are mickey mouse tiny units - catering to those with v low budget and looking for quick bonk. The developer use this low absolute amount to attract low budget buyers. Some people don't mind staying in a place size of old chang kee kiosk, while some others may fee; claustrophobic. As for those who are fans of the chickens, a small place is more condusive for such activities :)

nicole08
28-04-09, 11:19
Hi,anyone can advise how much psf is de royale selling currently? :)

franzmark
28-04-09, 14:07
should be 400psf :D



Hi,anyone can advise how much psf is de royale selling currently? :)

nicole08
28-04-09, 23:41
should be 400psf :D

Franzmark, if really so...mai tan liao!!!:cheers5:
my understanding is during early launch, average is 600 psf.
Now there is unit selling as high as 1.3+ mil :scared-4: :scared-4: :scared-4: :scared-4: :scared-4:
Tai Lang Pang Huay ar!!! :middle-finger2:

franzmark
29-04-09, 00:10
My sentence was not completed yet........you wished :doh: :doh: :doh:



Franzmark, if really so...mai tan liao!!!:cheers5:
my understanding is during early launch, average is 600 psf.
Now there is unit selling as high as 1.3+ mil :scared-4: :scared-4: :scared-4: :scared-4: :scared-4:
Tai Lang Pang Huay ar!!! :middle-finger2:

ckwee13
17-03-10, 12:41
3 bedroom high floor central location. Walking distance to Toa Payoh MRT & TPY central. Excellent condition. Unfurnished/ furnished (can be discussed). Full condo facilities with tennis court/gym/steam rm/spa pool/ jaccuzi/ rock wall etc; Price negotiable. Call 92345670/ 91007115 or email at [email protected]

Rysk
26-06-11, 22:26
Yet another latest record breaking psf base on a 1281sf unit at De Royale..

$1,575,000 1281sf $1230psf