View Full Version : The Está (D15, Freehold, MCL Land)
MCL is reporting US$100+ lost for 2008.
That is mainly due the write down of those few pieces of land.
In fact they are try to be smart to make u of this bad time to declare losses from these purchases and hope to reclaim bigger profit from those projects in later time. This is a tactic. But too bad, the mistake they made maybe hard to be reversed.
MCL is reporting US$100+ lost for 2008.
That is mainly due the write down of those few pieces of land.
In fact they are try to be smart to make u of this bad time to declare losses from these purchases and hope to reclaim bigger profit from those projects in later time. This is a tactic. But too bad, the mistake they made maybe hard to be reversed.
This is not unique to MCL but will be prevalent among all listed developers. In fact i think it is good news to buyers as i reckon subsequent new launch might be cheaper.
Writedowns are purely accounting tricks. these listed developers are opportunists. in good times, a writedown will plunge their stock. in bad times, a writedown shows them to be prudent and will raise their stock price.
this - together with the measures and extensions given by the government, gives them about 1 year more of breathing space.
Writedowns are purely accounting tricks. these listed developers are opportunists. in good times, a writedown will plunge their stock. in bad times, a writedown shows them to be prudent and will raise their stock price.
this - together with the measures and extensions given by the government, gives them about 1 year more of breathing space.
Yes... when they write down, their land bank may be cheaper, and hence may launch at lower px still can show profit to shareholders. Else, they can't launch at a loss right? Though net result might be similar in both cases, but technically different :)
No accounting trick. Just an accounting policy. Apart from City Developments, all SP property developers revalue their property assets (landbank, commercial properties, etc) at the end of every financial year. Good times see large revaluation surpluses. Naturally, bad times see a reversal of these surpluses. The REITs do the same. However, the losses do tell investors a lot about the asset purchase timing of a property company. Some companies are real bad in timing that they destroy their balance sheet. It could be a serious issue causing a property company to fold up because of inadequate collateral against bank loans. Not much different from someone who buys a condo at the wrong time.
VIPCLUB2004
26-02-09, 13:56
Refer to the history https://www.ura.gov.sg/pr/graphics/2009/pr09-04a7.pdf
if the crisis this time is worse than the one in 1997, then the index of condo likely to hit 120 in 2010.... Thr price went down for 7 Qs in the last crisis, if it is quite the same for this time, means it will likely hit the bottom in first half of 2010. But the economy was V last time and will be a U or L this time according to the government, so this time the price decline period may take more than 2 years...
Yes... when they write down, their land bank may be cheaper, and hence may launch at lower px still can show profit to shareholders. Else, they can't launch at a loss right? Though net result might be similar in both cases, but technically different :)
Just curious.. when they revalue downwards, the total equity in the balance sheet will decrease also..
So, can companies secrectly pocket some cash from the downward revaluations without being found out??
Just wondering.. since Satyam can declared they got billions of cash... but found that it was not the case... so what is stopping company from saying they lost billions of cash but it is because of writedowns?
Just curious.. when they revalue downwards, the total equity in the balance sheet will decrease also..
So, can companies secrectly pocket some cash from the downward revaluations without being found out??
Just wondering.. since Satyam can declared they got billions of cash... but found that it was not the case... so what is stopping company from saying they lost billions of cash but it is because of writedowns?
That's provided the company's auditors are in collusion with the company. Highly unlikely in SP.
Just curious.. when they revalue downwards, the total equity in the balance sheet will decrease also..
So, can companies secrectly pocket some cash from the downward revaluations without being found out??
Just wondering.. since Satyam can declared they got billions of cash... but found that it was not the case... so what is stopping company from saying they lost billions of cash but it is because of writedowns?
Revaluation is a non-cash item ie DR P/L Revalution Loss (Expense) CR Investment Property. Equity is reduced accordingly if there is a net loss after tax. So a company can be making an accounting loss but not necessarily lose money.
VIPCLUB2004
04-03-09, 10:39
Watering :sleep:
WolleyDragon
06-03-09, 11:01
Esta thread most prob dead with no further discussions on this project sales..
same as The Sea View thread.. :)
East Lover
06-03-09, 13:50
Esta thread most prob dead with no further discussions on this project sales..
same as The Sea View thread.. :)
owner/agent still ask sky high price. no more possibility for bargain room. what for waste time in Esta
owner/agent still ask sky high price. no more possibility for bargain room. what for waste time in Esta
Most units are already occupied. Don't think people are willing to sell at this moment in time.
Indeed the prices are still sky high. for max ard 1000sqft got to fork out ard 1mil... thats way way above the budget of "HDB upgraders" (ie. myself)...
However, that really sets me thinking. People here always say "oh... now should hoard cash and buy condo when prices are low". I'm thinking whether these Caspian and Alexis buyers are among those cash hoarders who now find "condo prices have come down", and therefore entering the market at this pt in time... which the following argument is, if these ppl can afford at this level, there might be a greater pool of ppl with a lesser cash pool. Then when condo prices fall say 50-100psf, then they all enter into the market...
When will we ever see the 40-50% decrease that most ppl are talking abt?
There will always be ppl who believe the market has been corrected or price is fair. As long as you believe that 6 mths to 1 year down, price is going to be lower, it doesn't matter why others are buying.
Property price will only bottom when no one is buying. All these so called "cash hoarders" need to be soaked up by the market before price can spiral down again.
A lot of home purchase happen in the showroom, subsale is still pretty quiet...
Indeed the prices are still sky high. for max ard 1000sqft got to fork out ard 1mil... thats way way above the budget of "HDB upgraders" (ie. myself)...
However, that really sets me thinking. People here always say "oh... now should hoard cash and buy condo when prices are low". I'm thinking whether these Caspian and Alexis buyers are among those cash hoarders who now find "condo prices have come down", and therefore entering the market at this pt in time... which the following argument is, if these ppl can afford at this level, there might be a greater pool of ppl with a lesser cash pool. Then when condo prices fall say 50-100psf, then they all enter into the market...
When will we ever see the 40-50% decrease that most ppl are talking abt?
VIPCLUB2004
16-03-09, 10:32
watering ~~~~~~~~~~~:sleep:
WolleyDragon
16-03-09, 17:23
Just saw in URA database 3 Heros who paid > $900 psf for The Esta (One Hero song song paid $1000 psf...)
Just saw in URA database 3 Heros who paid > $900 psf for The Esta (One Hero song song paid $1000 psf...)
Bank valuations are going up for this project :p
Just saw in URA database 3 Heros who paid > $900 psf for The Esta (One Hero song song paid $1000 psf...)
one of them...
39 Amber Gardens #04-2x
Freehold
$926
1593
$1475k
25 Feb 09
one of them...
39 Amber Gardens #04-2x
Freehold
$926
1593
$1475k
25 Feb 09
Interesting. A 4th floor unit can fetch this kind of pricing...
East Lover
18-03-09, 11:19
Interesting. A 4th floor unit can fetch this kind of pricing...
Maybe an indonesian buyer? Direct pool facing, so attractive, go so much $$$, no place to spend, then pay nearly 1.5mil at Esta loh. Maybe 4 is a lucky number in Indonesia??? :p
VIPCLUB2004
26-03-09, 14:12
so cold here.... :sleep:
East Lover
27-03-09, 15:25
so cold here.... :sleep:
Your $800K D15 FH dream house seems no much chance liao... :doh:
VIPCLUB2004
30-03-09, 15:36
Your $800K D15 FH dream house seems no much chance liao... :doh:
$800K is the price I am willing to pay :spliff: I have a house with 2,500+sqf build-in area and 15,000++sqf land in Changjiang delta zone, China, around 20 minutes drive to the nearby city, only cost me less than $80K :doh: Actually I'd rather to save the interests of the $800K loan and retire very comfortably there oneday :D
VIPCLUB2004
30-03-09, 15:48
Your $800K D15 FH dream house seems no much chance liao... :doh:
One thing to ask you, if I buy a condo, just want to own it for 5 to 10 years then sell it, does it matter very much whether it is a 99 LH or FH?? Thanks
East Lover
30-03-09, 16:00
One thing to ask you, if I buy a condo, just want to own it for 5 to 10 years then sell it, does it matter very much whether it is a 99 LH or FH?? Thanks
IMO, it does matter.
The LH's 折旧率惨不忍睹。After 10 years, no value at all. The elias green @ pasir ris, it's even cheaper than HDB EA at Tampines, and 4 room flat at bisan???
However, if it's at prime location, it's difference story for 99LH. BUT if it's at prime location, it will NOT be cheap also, right?
For 99 LH, maybe buy 2nd hand property for own stay... cheap & good.
just received sms from agent, Aquarius by the park near bedok resevior,1324 sqft asking 738K only, it was asking 800+ last year.
VIPCLUB2004
30-03-09, 16:13
IMO, it does matter.
The LH's 折旧率惨不忍睹。After 10 years, no value at all. The elias green @ pasir ris, it's even cheaper than HDB EA at Tampines, and 4 room flat at bisan???
However, if it's at prime location, it's difference story for 99LH. BUT if it's at prime location, it will NOT be cheap also, right?
For 99 LH, maybe buy 2nd hand property for own stay... cheap & good.
just received sms from agent, Aquarius by the park near bedok resevior,1324 sqft asking 738K only, it was asking 800+ last year.
Noted with many thanks!
One thing to ask you, if I buy a condo, just want to own it for 5 to 10 years then sell it, does it matter very much whether it is a 99 LH or FH?? Thanks
A leasehold property in a prime location is worth more than a freehold property in a lousy location.
Within the same location, a freehold property is worth more than a leasehold property.
Ultimately, it's location, location and location. And of course the price (i.e. the timing of the purchase).
VIPCLUB2004
06-04-09, 16:48
A leasehold property in a prime location is worth more than a freehold property in a lousy location.
Within the same location, a freehold property is worth more than a leasehold property.
Ultimately, it's location, location and location. And of course the price (i.e. the timing of the purchase).
Noted with thanks! Expecting condo price drop 10% to 20% further by the end of 2009 since it dropped more than 13% in Q1 2009... :D
:sleep: :sleep: :sleep:
Noted with thanks! Expecting condo price drop 10% to 20% further by the end of 2009 since it dropped more than 13% in Q1 2009... :D
:sleep: :sleep: :sleep:
You can only be the winner if you're able to catch the boat when it dips. :cool:
VIPCLUB2004
07-04-09, 15:36
You can only be the winner if you're able to catch the boat when it dips. :cool:
I don't want to be a winner :D I just want to be myself, buy a condo at the price I believe it worth, if I could buy it, I will be happy, if cannot, I will still be happy to stay in my HDB as usual.....
VIPCLUB2004
07-04-09, 16:15
http://www.singaporeexpats.com/
Check for more information there....
Saw in Business Times one unit transacted at 691psf. Does anyone know which unit is that?
I don't want to be a winner :D I just want to be myself, buy a condo at the price I believe it worth, if I could buy it, I will be happy, if cannot, I will still be happy to stay in my HDB as usual.....
yup..well said bro..:)
Saw in Business Times one unit transacted at 691psf. Does anyone know which unit is that?
My trusty agent told me it's #x8-0x. The unit is obviously not advertised at that price, so I urge all buyers to make offers substantially lower than the asking prices. You never know if you'll be next to break the record. Record low price.
proud owner
27-04-09, 01:12
My trusty agent told me it's #x8-0x. The unit is obviously not advertised at that price, so I urge all buyers to make offers substantially lower than the asking prices. You never know if you'll be next to break the record. Record low price.
this is interesting cos my frnd sold his unit in esta close to 1000 psf last yr ...
VIPCLUB2004
27-04-09, 09:31
We singaporeans are too polite... I think we could offer at least 20% lower than the owner's asking price, then see how the owner's response, just like play tennis, need many round to come to the final price.... must make agents work hard a little bit to help us save some $$$, otherwise too easy for them to earn that big amount of $$$ :D
East Lover
27-04-09, 12:03
We singaporeans are too polite... I think we could offer at least 20% lower than the owner's asking price, then see how the owner's response, just like play tennis, need many round to come to the final price.... must make agents work hard a little bit to help us save some $$$, otherwise too easy for them to earn that big amount of $$$ :D
I saw one LH99 project at D15 2 weeks ago, last weekend i tried to call other units in the same project. guess what, agent said owner is asking 1.2 mil!!! but he can try it at 1 mil! That's 200K difference leh!
Then i told him i have checked with 5,6 banks, all the indications are only at 900K, when did you do the bank indication, he told me 2 months ago!:scared-3:
that means this unit has been put for sales for at least 2 mths liao, and the bank indication has been dropped to 100K within 2 mth!
So shalll we wait for another 2 more mth to Q3? then price will drop below 900K???:D
so just wait loh :sleep:
VIPCLUB2004
27-04-09, 14:48
I saw one LH99 project at D15 2 weeks ago, last weekend i tried to call other units in the same project. guess what, agent said owner is asking 1.2 mil!!! but he can try it at 1 mil! That's 200K difference leh!
Then i told him i have checked with 5,6 banks, all the indications are only at 900K, when did you do the bank indication, he told me 2 months ago!:scared-3:
that means this unit has been put for sales for at least 2 mths liao, and the bank indication has been dropped to 100K within 2 mth!
So shalll we wait for another 2 more mth to Q3? then price will drop below 900K???:D
so just wait loh :sleep:
Not 2 more Ms but 2 more Qs, maybe 2 more Ys :D I don't think that the property price will go up significantly for the next 2 years, so no need to be in hurry :sleep:
I saw one LH99 project at D15 2 weeks ago, last weekend i tried to call other units in the same project. guess what, agent said owner is asking 1.2 mil!!! but he can try it at 1 mil! That's 200K difference leh!
Then i told him i have checked with 5,6 banks, all the indications are only at 900K, when did you do the bank indication, he told me 2 months ago!:scared-3:
that means this unit has been put for sales for at least 2 mths liao, and the bank indication has been dropped to 100K within 2 mth!
So shalll we wait for another 2 more mth to Q3? then price will drop below 900K???:D
so just wait loh :sleep:
Yes! Yes! ... Wait... still waiting...
Saw in Business Times one unit transacted at 691psf. Does anyone know which unit is that?
I think Business Times made a mistake. I don't see such a transaction on URA's website.
http://www.ura.gov.sg/realEstateWeb/realEstate/pageflow/transaction/submitSearch.do
This is the list of transactions since Jan 09 I've gotten from my property agent friend.
Project Name Unit sqm Price ($) $ psf Date
THE ESTA #20-19 122 1,223,000 931 9-Apr-09
THE ESTA #16-13 130 1,280,000 915 2-Mar-09
THE ESTA #16-20 148 1,593,000 1000 27-Feb-09
THE ESTA #09-20 145 1,326,850 850 25-Feb-09
THE ESTA #04-20 148 1,475,000 926 25-Feb-09
THE ESTA #15-02 136 1,280,000 874 23-Feb-09
THE ESTA #03-20 145 1,264,410 810 18-Feb-09
THE ESTA #04-16 137 1,261,125 855 13-Feb-09
THE ESTA #11-06 130 1,100,000 786 6-Feb-09
THE ESTA #08-01 128 1,157,520 840 2-Feb-09
THE ESTA #13-20 145 1,330,000 852 28-Jan-09
THE ESTA #09-02 136 1,250,000 854 23-Jan-09
THE ESTA #20-17 145 1,480,000 948 19-Jan-09
THE ESTA #19-04 122 1,181,700 900 14-Jan-09
THE ESTA #17-16 136 1,244,400 850 13-Jan-09
THE ESTA #07-16 136 1,270,752 868 7-Jan-09
THE ESTA #05-17 148 1,133,370 711 7-Jan-09
THE ESTA #02-16 137 1,209,500 820 6-Jan-09
THE ESTA #06-16 137 1,191,800 808 6-Jan-09
THE ESTA #16-05 105 960,500 850 5-Jan-09
This is the list of transactions since Jan 09 I've gotten from my property agent friend.
Project Name Unit sqm Price ($) $ psf Date
THE ESTA #20-19 122 1,223,000 931 9-Apr-09
THE ESTA #16-13 130 1,280,000 915 2-Mar-09
THE ESTA #16-20 148 1,593,000 1000 27-Feb-09
THE ESTA #09-20 145 1,326,850 850 25-Feb-09
THE ESTA #04-20 148 1,475,000 926 25-Feb-09
THE ESTA #15-02 136 1,280,000 874 23-Feb-09
THE ESTA #03-20 145 1,264,410 810 18-Feb-09
THE ESTA #04-16 137 1,261,125 855 13-Feb-09
THE ESTA #11-06 130 1,100,000 786 6-Feb-09
THE ESTA #08-01 128 1,157,520 840 2-Feb-09
THE ESTA #13-20 145 1,330,000 852 28-Jan-09
THE ESTA #09-02 136 1,250,000 854 23-Jan-09
THE ESTA #20-17 145 1,480,000 948 19-Jan-09
THE ESTA #19-04 122 1,181,700 900 14-Jan-09
THE ESTA #17-16 136 1,244,400 850 13-Jan-09
THE ESTA #07-16 136 1,270,752 868 7-Jan-09
THE ESTA #05-17 148 1,133,370 711 7-Jan-09
THE ESTA #02-16 137 1,209,500 820 6-Jan-09
THE ESTA #06-16 137 1,191,800 808 6-Jan-09
THE ESTA #16-05 105 960,500 850 5-Jan-09
Anymore updates? :)
East Lover
29-05-09, 12:09
Basically, a feng shui leak we typically talk about is any problems within the house. For a house for example, if you have a corner across the building cutting into the house, therefore this is considered a leak. Or that you have a door opening to a window across. Missing Corner from a layout is also another leak. This is also another leak.
So it seems a lot of things need to do for OA, due to the irregular layout.
Let's look at shapes of houses with `cut-outs/indents' at various compass directions:-
http://www.geomancy.net/resources/protrud2.gif
See illustration above. If the `cut-out/indent' is at:-
1. North : Will meet with an accident.
2. North-East : Occupant will have poor planning.
3. East : Will be easily discouraged or suffer from low morale.
4. South-East : Daughters will not be successful in love affairs.
5. South : Will mix with bad company or be cheated.
6. South-West : Have constant bad luck.
7. West : Will frequently flirt around.
8. North-West : Will have frequent quarrels.
Do take note that if houses have too much protrusions or `cut-outs/indents' these are equally no good. Usually the problems could range from illness for members of the family, business failures or frequent quarrels and bad luck.
7. West : Will frequently flirt around.
considered back luck meh? 'West' sounds positive to me ;)
East Lover
29-05-09, 14:03
considered back luck meh? 'West' sounds positive to me ;)
if your layout got missing corner, then you need to do something to cure it respectively.
Since you said 'West' sounds positive to you, if the west side got missing corner, it representing that you are short of it :cool: so ask the master to do up lah.
By the way, I posted in wrong thread.... should be at OA thread instead. :pThe Esta layout seems good to me, except the asking price :)
Also, the Sail got irregular shape meh???
WolleyDragon
29-05-09, 14:06
if your layout got missing corner, then you need to do something to cure it respectively.
Since you said 'West' sounds positive to you, if the west side got missing corner, it representing that you are short of it :cool: so ask the master to do up lah.
By the way, I posted in wrong thread.... should be at OA thread instead. :pThe Esta layout seems good to me, except the asking price :)
Also, the Sail got irregular meh???
Hi Bro,
You still aiming for OA???
East Lover
29-05-09, 14:10
Hi Bro,
You still aiming for OA???
Haha, give up already!
Happened to read this intresting feng shui article, then quickly link it to our famous OA layout loh, so post to share with all OA fans / East Loving members. :)
Who knows posted at wrong thread :doh: haha
Got perfect sq/ rect units one meh?
Now u know why FS business thrives so well under any economic condition.
This caught my eye
http://www.propertyguru.com.sg/listing/414582/for-sale-the-esta
esta penthouse (3200sqft) asking for 1531psf!! 4.9million
btw esta penthouses have large balconies. Really large... Great views of the other housing blocks, you can see what everyone is having for dinner,and a glimmer of the sea, if you look between those old buildings (eyesores). Oh and I believe that is one amber being built just a few feet away. So as you can see it is a real penthouse expierence with fantastic views (sarcasm off)
hey, people still think we dont have a bubble?
Huh, what bubble? Aren't the streets paved with gold and monkeys in the trees shitting greenbacks from their arses? That's why people are willing to pay $900psf for LH cemetary land
Property_Owner
12-06-09, 21:48
This caught my eye
http://www.propertyguru.com.sg/listing/414582/for-sale-the-esta
esta penthouse (3200sqft) asking for 1531psf!! 4.9million
btw esta penthouses have large balconies. Really large... Great views of the other housing blocks, you can see what everyone is having for dinner,and a glimmer of the sea, if you look between those old buildings (eyesores). Oh and I believe that is one amber being built just a few feet away. So as you can see it is a real penthouse expierence with fantastic views (sarcasm off)
hey, people still think we dont have a bubble?
life is a cycle. if everyone is making money, then where the money came from.
WolleyDragon
30-06-09, 11:37
since some prick propped up the One Amber thread.. I'll doing my part for The Esta...
So how's sales? :D
Hmm with the wierd layout of OA able to fetch such high prices now in the papers, think Esta would be on par or slightly higher? :confused:
Are there still vacant units in this project?
proud owner
02-09-09, 01:35
life is a cycle. if everyone is making money, then where the money came from.
from those "think i can afford" HDB upgraders lor
Anyone knows what is the average maintenance fees for a 2 bedroom unit in Esta?
Anyone knows what is the average maintenance fees for a 2 bedroom unit in Esta?
I think about 20 cents psf pm.
Are there still vacant units in this project?
I think about 10-20% of owners still haven't moved in. Vacant units are available from the secondary market. Project sold out long long time ago in early 06.
http://www.straitstimes.com/STI/STIMEDIA/common/mast_home.gif
Suburban home prices soar
Some mid-tier projects have topped previous peaks, figures based on URA data show
Fiona Chan
The Straits Times
Friday, 9 October 2009
http://www.straitstimes.com/STI/STIMEDIA/image/20091008/front-fiosurpass.jpg
Citylights, a new condominium which incorporates conservation shophouses in its layout, is almost complete. In the left background are HDB flats along Jellicoe Road. -- Photo: ST
House hunters: If it feels like that suburban condominium you are eyeing is just as expensive now as it was during the 2007-2008 property boom, that is because it probably is.
Although overall private home prices are still some 15% below recent peaks, prices of mass market homes have already climbed back to the levels of early last year, right before the recession hit.
According to the Urban Redevelopment Authority’s (URA’s) latest estimate, released last week, prices of suburban private homes are just 3% shy of their peak levels in the second quarter of last year.
Some individual projects – such as Seletaris in Yio Chu Kang and Casa Merah in Tanah Merah – have already surpassed these levels, going by calculations done by The Straits Times using data from URA’s Realis database.
For mid-tier properties, URA’s data indicated prices remain about 15% off peaks last year.
But some condos in this category are also bucking the trend, with higher prices in the third quarter this year than in the property boom just past.
In the Jalan Besar area, for instance, three condominiums – Citylights, Southbank, and City Square Residences – are now commanding higher average psf than they did at the height of the boom, according to The Straits Times’ calculations.
The calculations compared these condos’ average price psf in the third quarter this year with the second quarter of last year. All the projects had several sales in the most recent quarter, but some had as few as two in the second quarter of last year as sentiment tapered off ahead of the recession.
Similarly, in the East Coast area, projects such as The Esta and The Sea View have already breached their peak average psf prices. This pattern has also cropped up in selected condos from Clementiwoods in Clementi to The Regency @ Tiong Bahru.
While launches of suburban condos have seen a massive surge in demand in recent months, resales of existing homes have so far stayed out of the limelight. But they have also been appreciating in value as sentiment in the real estate market goes from strength to strength, said property consultants.
'For mass-market leasehold projects outside the prime areas, just based on resale prices, we have almost gone back to the 2007-2008 levels,' said Ms Chua Chor Hoon, head of South-east Asia research at DTZ Debenham Tie Leung.
According to her research, the average price of a leasehold non-landed resale home rose to $610 psf in the third quarter of this year, a mere $5 psf less than the most recent peak of $615 psf.
With private home prices still on an uptrend, having jumped a 20-year record of 16% in the third quarter this year, it seems just a matter of time before suburban condo prices hit new highs.
But consultants say this may not necessarily happen, at least not by the end of this year.
For one thing, the Government’s measures to cool the property market, announced last month, could have a dampening effect on home sales and moderate price increases.
This is unlikely to hit actual demand for homes, but the announcement’s psychological impact could cause a knee-jerk reaction and help prevent private home prices from escalating at an unsustainable pace, said Ms Tay Huey Ying, director of research and advisory at property firm Colliers International.
'As it is, the stand-offs between buyers and sellers in the secondary market are showing signs of a return,' she said. Buyers are also starting to complain about the higher prices of mass market homes.
'We have seen a slight slowdown in sales generally in the market, partly because of the prices, and partly because of the Government’s announcements,' she said, adding that prices have yet to suffer.
'I think some people are refusing to pay high prices, but sellers are not lowering their asking prices, so we are seeing the number of inquiries and also transactions come down a bit.'
anyone has any comment about the finishes and the quality of this project? did MCL land deliver as marketed?
Property_Owner
09-05-10, 14:42
anyone has any comment about the finishes and the quality of this project? did MCL land deliver as marketed?
Not bad, 4 stars out of 5. My unit is rented out. :)
Not bad, 4 stars out of 5. My unit is rented out. :)
Do u mind to reveal the month rental?
The Está has a nëw hïgh of $1,340 psf!
The Está
Address ........................... psf ............... Area .......... Price ............ Contract Date
37 Amber Gardens #17-14 .... $1,340 psf .... 1,001 sqft .... $1,341,000 .... 5 May 10
Hi guys or agents , pm me if have 3 br mid floor units > 1300sf for <$1.1k psf
The Está has a nëw hïgh of $1,340 psf!
The Está
Address ........................... psf ............... Area .......... Price ............ Contract Date
37 Amber Gardens #17-14 .... $1,340 psf .... 1,001 sqft .... $1,341,000 .... 5 May 10
Does this unit have sea view?
Does any agent know if Esta has any stacks that have permanently unblocked seaview even after silversea is up? Which commands higher price? the poolview or the unblocked view facing mountbatten road?
I don't think any block has unblocked seaview. At best, you can get partial seaview, after all the development including silversea.
I don't think any block has unblocked seaview. At best, you can get partial seaview, after all the development including silversea.
Thanks for your reply. In your opinion, which is more expensive? the poolview or unblocked view of mountbatten road?
My personal preference is for pool view as Mountbatten view is pretty noisy. The south view (partial sea view) is quieter. I am not sure how the market prices the different orientation.
should consider The Seaview before making the decision on Esta
should consider The Seaview before making the decision on Esta
i have seen seaview and the landscape is the best in that area. But after taking the price difference btw esta and seaview into consideration, i think i can forego the nice stuff like aircon lobby and 5 swimming pools and nice clubhouse in seaview and settle for something that looks decent enough like esta. If high floor facing mountbatten road, will the road noise still be a problem?
devilplate
03-12-10, 09:18
i have seen seaview and the landscape is the best in that area. But after taking the price difference btw esta and seaview, i think i can forego the nice stuff like aircon lobby and 5 swimming pools and nice clubhouse and settle for something that looks decent like esta. If high floor facing mountbatten road, will the road noise still be a problem?
yes...still noisy and the unblocked view nth great....poolview for esta best....how abt 1amber...can sniff out those facing meyer direction with partial seaview....view not bad:D
What is the ratio of carpark lots to households? Do they have parking problem?
yes...still noisy and the unblocked view nth great....poolview for esta best....how abt 1amber...can sniff out those facing meyer direction with partial seaview....view not bad:D
Do u have vested interest in OA? heh :)
I will be viewing OA again next week. I have seen OA before but really dont like the layout of the units. So, i am viewing OA again to give one last chance before i decide which one to get. Will the OA partial seaview faing meyer road be blocked by any upcoming developments?
devilplate
03-12-10, 10:09
Do u have vested interest in OA? heh :)
I will be viewing OA again next week. I have seen OA before but really dont like the layout of the units. So, i am viewing OA again to give one last chance before i decide which one to get. Will the OA partial seaview faing meyer road be blocked by any upcoming developments?
no blockage in future....but got noon sun though....put nice high grade clear solar films lor..
for one amber, i dislike those layout with separate living and dining....makes the dining area so cramped and narrow:tsk-tsk:
so u goto choose the right layout....view more!
i just feel tat esta blocks r closer to each other compared to 1amber
no blockage in future....but got noon sun though....put nice high grade clear solar films lor..
for one amber, i dislike those layout with separate living and dining....makes the dining area so cramped and narrow:tsk-tsk:
so u goto choose the right layout....view more!
i just feel tat esta blocks r closer to each other compared to 1amber
thNKS for your input devilplate!
thNKS for your input devilplate!
are you looking for 2 bed rooms or 3 bed rooms?
There are 2 types of layouts for the former and a couple more for 3 bedrooms.
Initially when i first viewed OA, i was shown the layouts that I didn't like. But subsequently other agents showed me the other layouts and I finally decided on one!
i have seen seaview and the landscape is the best in that area. But after taking the price difference btw esta and seaview into consideration, i think i can forego the nice stuff like aircon lobby and 5 swimming pools and nice clubhouse in seaview and settle for something that looks decent enough like esta. If high floor facing mountbatten road, will the road noise still be a problem?
I quite like the pool and water features at one amber - gives a serene and calm feeling.
I quite like the pool and water features at one amber - gives a serene and calm feeling.
I m looking for a 3 bedder at esta but shall consider OA if layout is right for me. Yes the water features at OA are nice but I find them overdone ie too many small ponds right next to walking path that I feel scared for my 2 yr old to run around for fear of tripping into the water feature.
no blockage in future....but got noon sun though....put nice high grade clear solar films lor..
for one amber, i dislike those layout with separate living and dining....makes the dining area so cramped and narrow:tsk-tsk:
so u goto choose the right layout....view more!
i just feel tat esta blocks r closer to each other compared to 1amber
For One Amber, if u don't draw the curtains in the dining room, your neighbour can see what u r having for dinner. Probably can hear u talking as well. The units are just too close to each other. Eg. stk 1 & 7 etc. Check out for yourselves.
For One Amber, if u don't draw the curtains in the dining room, your neighbour can see what u r having for dinner. Probably can hear u talking as well. The units are just too close to each other. Eg. stk 1 & 7 etc. Check out for yourselves.
I agree with u on that point. Plus i also dont like the idea of baywindows in the dining room as well. Too cramped. I hope there are other better layouts in other stacks in OA.
devilplate
13-12-10, 09:23
I agree with u on that point. Plus i also dont like the idea of baywindows in the dining room as well. Too cramped. I hope there are other better layouts in other stacks in OA.
there r better layout....i tink stack 13,8,17
there r better layout....i tink stack 13,8,17
I thought One amber Stk 17 & 18 Dining also face each other. Same problem as stk 1 & 7. Stk 8 & 13 has a situation where Master bedroom would be like an oven in the afternoon. Other than that, seems like one of the better layout as compare to the rest.
I did not know so many elderly above 65years old in marine parade. Ratio of 1 in 5. This might change with the TOP of new developments in this area.
Hi does anyone know when was Esta launched for sale? what was the price of a 1313sf unit high floor back then?
LH99 Hedges Park at Flora Road/Drive in Changi area launched and small units is more then $1000 psf liao, D15 ESTA, One Amber, SeaView and the rest will see prices chiong chiong soon... i think??? Any opinion for D15 and D16?
Wild Falcon
17-04-11, 17:19
A lot of supply, possibly the highest supply of units in the entire Singapore. Check classifieds. Also very cluttered and dense with so much construction. Having said that, very popular with Indians and PRC. Some people call certain parts of Meyer/Tg Rhu a Hindi ghetto (even LKY admitted "if the Indian bought up all the East Coast condos, we cannot stop them). The indians are prepared to pay a premium to be near their own type. So well, might have potential if the Indians continue to dominate in this part of the island. But I think the condos here all fully valued liao, taking into account the Indian ghettos.
LH99 Hedges Park at Flora Road/Drive in Changi area launched and small units is more then $1000 psf liao, D15 ESTA, One Amber, SeaView and the rest will see prices chiong chiong soon... i think??? Any opinion for D15 and D16?
A lot of supply, possibly the highest supply of units in the entire Singapore. Check classifieds. Also very cluttered and dense with so much construction. Having said that, very popular with Indians and PRC. Some people call certain parts of Meyer/Tg Rhu a Hindi ghetto (even LKY admitted "if the Indian bought up all the East Coast condos, we cannot stop them). The indians are prepared to pay a premium to be near their own type. So well, might have potential if the Indians continue to dominate in this part of the island. But I think the condos here all fully valued liao, taking into account the Indian ghettos.
Soon half of commuters in Parkway Parade will be indians...
A lot of supply, possibly the highest supply of units in the entire Singapore. Check classifieds. Also very cluttered and dense with so much construction. Having said that, very popular with Indians and PRC. Some people call certain parts of Meyer/Tg Rhu a Hindi ghetto (even LKY admitted "if the Indian bought up all the East Coast condos, we cannot stop them). The indians are prepared to pay a premium to be near their own type. So well, might have potential if the Indians continue to dominate in this part of the island. But I think the condos here all fully valued liao, taking into account the Indian ghettos.
East coast is a very large area so u need to be specific. It is separated into Tanjong Rhu, Meyer, Amber, Marine parade, etc. n even within each sector there are certain condos favoured by certain race. Obviously u have not been to the Amber neighbourhood. More often than not, u can see Caucasians around. Yes a higher proportion of NRI r residing in Tanjong Rhu area.
About being dense n cluttered? Which area that is primarily zoned for residential condo is not dense? Cairnhill? River valley? Newton? I would rather buy in a area full of condos rather than condo among the HDBs... High supply met with high demand is ok n common in the prime district. Or u prefer low supply low demand in chua chu kang?
It is interesting that u think Condos here r fully valued. U think by saying this can talk down the mkt? So u think areas with lots of local chinese are more worthwhile to invest? Try Yishun or maybe the stretch of A to B to C condos near Changi Prison that may be the next most happening place...
Soon half of commuters in Parkway Parade will be indians...
Yeah rite.... maybe there are so many of them that they camp outside your door....
LH99 Hedges Park at Flora Road/Drive in Changi area launched and small units is more then $1000 psf liao, D15 ESTA, One Amber, SeaView and the rest will see prices chiong chiong soon... i think??? Any opinion for D15 and D16?
D15 Amber neighbourhood resale units are definitely undervalued, in consideration of the land value n the future potential. Hedges Park is overvalued, so are many mass mkt condos.
francophile
18-04-11, 07:17
East coast is a very large area so u need to be specific. It is separated into Tanjong Rhu, Meyer, Amber, Marine parade, etc. n even within each sector there are certain condos favoured by certain race. Obviously u have not been to the Amber neighbourhood. More often than not, u can see Caucasians around. Yes a higher proportion of NRI r residing in Tanjong Rhu area.
About being dense n cluttered? Which area that is primarily zoned for residential condo is not dense? Cairnhill? River valley? Newton? I would rather buy in a area full of condos rather than condo among the HDBs... High supply met with high demand is ok n common in the prime district. Or u prefer low supply low demand in chua chu kang?
It is interesting that u think Condos here r fully valued. U think by saying this can talk down the mkt? So u think areas with lots of local chinese are more worthwhile to invest? Try Yishun or maybe the stretch of A to B to C condos near Changi Prison that may be the next most happening place...
I agree about certain races being attracted to certain condos within the area as opposed to the entire area itself.I know people who live at the seafront and the Belvedere and struggled to find any Indians.I mean they are obviously there-it is meyer Road after all.But overall it was very well balanced.
Yeah rite.... maybe there are so many of them that they camp outside your door....
Outside yours lah. Me not staying in the east :im-so-happy:
Outside yours lah. Me not staying in the east :im-so-happy:
We know u don't stay in the east... n that u probably have to grapple with the jams on CTE when going home...
East coast is a very large area so u need to be specific. It is separated into Tanjong Rhu, Meyer, Amber, Marine parade, etc. n even within each sector there are certain condos favoured by certain race. Obviously u have not been to the Amber neighbourhood. More often than not, u can see Caucasians around. Yes a higher proportion of NRI r residing in Tanjong Rhu area.
About being dense n cluttered? Which area that is primarily zoned for residential condo is not dense? Cairnhill? River valley? Newton? I would rather buy in a area full of condos rather than condo among the HDBs... High supply met with high demand is ok n common in the prime district. Or u prefer low supply low demand in chua chu kang?
It is interesting that u think Condos here r fully valued. U think by saying this can talk down the mkt? So u think areas with lots of local chinese are more worthwhile to invest? Try Yishun or maybe the stretch of A to B to C condos near Changi Prison that may be the next most happening place...
yes i agree that east coast is a large area so u cannot generalise. any opinion/s on which is the "best" neighbourhood/area in the east coast? By "best" i mean close to facilities, bus stops, future mrt stations, city, etc
im looking for a place (landed or condo) in D15 so pls offer me some advice. my options are very open and theres no pressure at all to buy one in the near future. just keeping a eye out for good deals i guess..
Thanks!
D15 Amber neighbourhood resale units are definitely undervalued, in consideration of the land value n the future potential. Hedges Park is overvalued, so are many mass mkt condos.
Thanks for your upbeat opinion on amber area because i share the exact sentiments and that is why i have bought a place in Esta last month. Anyway, no one has answered my Qs regarding the launch price of Esta and when was it launched. i want to know a bit of its history. In Esta, from my cursory observations there, there is equal mix of Caucasians, Chi and Ind. I may be wrong because i havent moved in there yet :) hopefully by end May. Woohoo!
devilplate
21-04-11, 08:53
Thanks for your upbeat opinion on amber area because i share the exact sentiments and that is why i have bought a place in Esta last month. Anyway, no one has answered my Qs regarding the launch price of Esta and when was it launched. i want to know a bit of its history. In Esta, from my cursory observations there, there is equal mix of Caucasians, Chi and Ind. I may be wrong because i havent moved in there yet :) hopefully by end May. Woohoo!
1amber 7xxpsf....so esta cud be slightly lower
devilplate
21-04-11, 08:55
D15 Amber neighbourhood resale units are definitely undervalued, in consideration of the land value n the future potential. Hedges Park is overvalued, so are many mass mkt condos.
when things get smaller....'psf' is vy misleading....especially after 60% LTV
1amber 7xxpsf....so esta cud be slightly lower
Ah ic ic, i bought a resale for 1250 psf, with the belief that there is room for it to rise and with the hope it will.
Thanks for your upbeat opinion on amber area because i share the exact sentiments and that is why i have bought a place in Esta last month. Anyway, no one has answered my Qs regarding the launch price of Esta and when was it launched. i want to know a bit of its history. In Esta, from my cursory observations there, there is equal mix of Caucasians, Chi and Ind. I may be wrong because i havent moved in there yet :) hopefully by end May. Woohoo!
Esta launch at high $6xx to $7xx. But that was i think End 2005 where everything was much cheaper :)
when things get smaller....'psf' is vy misleading....especially after 60% LTV
We know psf is high for Mickey units that is low on quantum because they are affordable at $500k to $700k. But buying a LH 3rm at Lakeside for $11xx psf or 2rm at $12xxpsf? vs Amber FH $14xx or $15xxpsf? The choice is clear to me... b4 or after 60% LTV :)
kingkong1984
24-04-11, 05:02
We know psf is high for Mickey units that is low on quantum because they are affordable at $500k to $700k. But buying a LH 3rm at Lakeside for $11xx psf or 2rm at $12xxpsf? vs Amber FH $14xx or $15xxpsf? The choice is clear to me... b4 or after 60% LTV :)
No no....
U r mislead into buying, lakeside units smaller right? So cannot use psf to compare like that. But amber area is definitely much much better.
No no....
U r mislead into buying, lakeside units smaller right? So cannot use psf to compare like that. But amber area is definitely much much better.
I am comparing 2rm & 3rm for both locations. Nothing i can do that nowadays new launch 4rm size is similar to resale 3rm, new launch 3rm size like resale 2rm, etc. In the older condos, the studio size is like approx 1000sqft. So how to compare?? :)
homehunter
30-06-11, 15:06
PUB has listed amber rd/east coast road as one of the flood prone areas. anyone knows if there were any incidents around that area in recent history?
PUB has listed amber rd/east coast road as one of the flood prone areas. anyone knows if there were any incidents around that area in recent history?
The only flooding incidents which were publicised are further down towards the Tanjong Katong side - row of shophouses (Nasi Lemak place) and landed around the Crescent/Branksome area more towards the old airport road. The meyer/amber stretch was not affected as far as I know. The PUB has already completed some drainage works at Amber a while back.
Shophouses along Tanjong Katong
http://media.straitstimes.com/stlytebox/gallery/20100717-floods/images/09.jpg
Floods at crescent road/branksome
http://media.straitstimes.com/stlytebox/gallery/20100717-floods/images/12.jpg
http://static.stomp.com.sg/site/servlet/linkableblob/stomp/416032/thumbnail/fancy_a_dip_at_crescent_road
homehunter
30-06-11, 17:44
thanks for sharing!
Anyone knows how big the site area of The Esta is?
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