PDA

View Full Version : RV RESIDENCES (999, Allgreen)



Acer
30-01-09, 17:02
Hi,

Happen to pass by River Valley road and saw this development.
But don't look like there is any construction going on. Don't find any show flat around that plot.

Anyone know what had happen to this project?

While google, I found this information


"In May 2007, through a joint venture company formed with Asiawide Holdings Pte Ltd, Allgreen acquired a 999-year leasehold tenure site in River Valley, which will be developed into a seven-storey condominium, RV Residences, comprising 220 compact units of mainly 2+1 rooms. Written permission for the development plans was obtained on 22 October 2007 and the launch is slated for later in 2008."

Extracted the para from Allgreen's 2007 Annual Report

Petmail
30-01-09, 21:27
Hi,

Happen to pass by River Valley road and saw this development.
But don't look like there is any construction going on. Don't find any show flat around that plot.

Anyone know what had happen to this project?

While google, I found this information

[/B]


This project was shelved till further notice, information given to me by one of my client is that expected launching price to be around 1800psf but given the current sentiment, they rather postpone it.

:)
Pet

SP specialist
30-01-09, 22:30
There is a show room at Great world city. But if you don't drive into a small road leading to the office towers, you will not notice it.

As what Pet said, the develpment is put on hold till further notice.

Acer
30-01-09, 23:13
There is a show room at Great world city. But if you don't drive into a small road leading to the office towers, you will not notice it.

As what Pet said, the develpment is put on hold till further notice.

oic..
was put on hold..

any idea how long can they on hold.

I understand.. after a period of year after they got the land, they must construct, right?

leesg123
01-01-13, 16:46
oic..
was put on hold..

any idea how long can they on hold.

I understand.. after a period of year after they got the land, they must construct, right?RV Residences already half way through construction. But it is weird not seeing it listed on squarefoot! why? none are sold yet?

A check on URA shows that none of the 248 are launched yet! Why?



http://cdn-sg2.pgimgs.com/images/thumb/1/1/4/d/114d8c30708915_1_V550.jpg


http://cdn-sg2.pgimgs.com/images/thumb/7/4/0/8/74083224699745_1_V550.jpg

leesg123
01-01-13, 17:18
Assuming each unit can fetch $200k profit, that a would be a cool almost $50m profit. they delisted in 2011...:doh:

dtrax
01-01-13, 17:28
Assuming each unit can fetch $200k profit, that a would be a cool almost $50m profit. they delisted in 2011...:doh:

Cash gaogao balance sheet gaogao.. die die no want launch yet. They waiting ccr chiong then start to sell

priorityqueen
25-05-13, 12:45
called the number outside the project, the person said will only be launched close to TOP. looking at the progress, should be early next year...

but isn't it better to launch it say end last year when the market was good, before the Jan cooling measures??

leesg123
27-05-13, 14:41
called the number outside the project, the person said will only be launched close to TOP. looking at the progress, should be early next year...

but isn't it better to launch it say end last year when the market was good, before the Jan cooling measures??Any indicative pricing?

priorityqueen
03-06-13, 11:21
Any indicative pricing?

yes, was told that average about $2,200 for 1, 2 , 3 & 4 bedder.
for 1 bedder, likely to be $2,400 - this is my guess lar.

estimated to launch end july this year.

Anyone keen to register for VVIP can call 68873893 - the number on the banner outside the project.

mosaic
29-06-13, 01:38
Valley Park finally starting to catch up liao. 1700psf

priorityqueen
22-07-13, 13:57
any news on this?? is the showflat still in the process of building or is the VIP launch over??

ZeeWee
22-07-13, 22:14
any news on this?? is the showflat still in the process of building or is the VIP launch over??

VIP launch mid aug tentatively

priorityqueen
25-07-13, 07:41
VIP launch mid aug tentatively

You r right. found out from an agent that showflat will be ready for viewing first week aug while preview day will be mid - 3rd week aug.

1 bedder of 419sf starts from $965k+ to $1.1m, n 2 bedder of 688 sq ft are abt 1.58m to 1.73m. psf about $23XX onwards. Is this considered the right range or expensive side??

Wonder if this is true - agent said they have started "soft" registration as demand (gauged from enquiries) are enthuastic...some potential buyers have submitted photocopies of IC and cheques to register for queue number...so gan jiong??

mcmlxxvi
25-07-13, 09:44
Allgreen would rather have plenty unsold than lelong.

vboy
06-08-13, 12:19
River Valley condo to launch at $2,100 psf
Aug 6, 2013 - PropertyGuru.com.sg


The 248-unit RV Residences condominium (pictured) in District 10 is expected to launch by end-August with prices from S$2,100 to S$2,300 psf.

Developed by Allgreen Properties, the 999-year leasehold project is located at River Valley Road and is being marketed by DTZ, media reports said.

The development comprises one- to four-bedroom apartments and penthouses. Approximately 85 percent of the units will be of “compact sizes at less than 850 sq ft”, said DTZ. One-bedders start from 419 sq ft while the two- to four-bedroom types range from 678 sq ft to 1,270 sq ft. Penthouses will be between 796 sq ft to 1,539 sq ft.

“The wide range of apartment types coupled with a comprehensive set of facilities give RV Residences the versatility to reach out to a broad market, starting with singles looking for a compact living space, to nuclear families and all the way to extended families, who will be pleased with the spacious four-room units and penthouses,” said Margaret Thean, Executive Director for Residential at DTZ.

Noexit
20-08-13, 17:53
RV Residences launch this week (http://www.propertyguru.com.sg/property-management-news/2013/8/36462/rv-residences-launch-this-week)

By property guru

Allgreen Properties is expected to launch sales of condo units at RV Residences this week, with around 50 to 80 units being released initially, media reports said.
The seven-storey development comprises 248 units with a mix of housing types from one-bedroom apartments to five-bedroom penthouses.
Average prices will likely be lower than S$2,000 psf after an early-bird discount. As such, absolute prices will range between S$833,000 for a 419 sq ft one-bedder on the second floor to S$2.8 million for a 1,539 sq ft duplex penthouse.
Located on River Valley Road, the project is within proximity to Great World MRT station on the Thomson Line, as well as shops and offices at Great World City.
The 999-year leasehold project will obtain TOP in the second quarter of 2014.
Image: RV Residences (Artist's impression)

bargain hunter
20-08-13, 19:43
i m very surprised, why no one discussing this project? isn't < 900k for prime 1 bedder very attractive?

amk
20-08-13, 20:24
Because the traditional CCR buyers have long stopped buying anything ....

Noexit
20-08-13, 21:38
i m very surprised, why no one discussing this project? isn't < 900k for prime 1 bedder very attractive?

Is cheap is less then 900 k

bargain hunter
20-08-13, 21:45
i personally know of someone who bot a FH 1 bedder at bartley for 800+k last year. surely, there are non traditional CCR buyers who will come in for this project if this price is for real?




Because the traditional CCR buyers have long stopped buying anything ....

mcmlxxvi
21-08-13, 07:05
That price probably only for that one unit facing the worst like bin point.

priorityqueen
21-08-13, 07:52
Still, "absolute prices will range between S$833,000 for a 419 sq ft one-bedder on the second floor"...

this rate is still attractive, at $1988 psf...those without bin facing will still be ard $2000+-$2100...

I think allgreen are gradually lowering their prices...when i called and enquire some time back, they said $2,200-$2,300....closer to launch they announced $2100-$2300. This week they launching, even got $1998...

look like they did not collect many cheques and so now need to lelong...

mcmlxxvi
21-08-13, 08:17
河谷 River Valley (何苦) 追求?

Any cap gain upside? GWC MRT?

bargain hunter
21-08-13, 09:11
yah, upcoming GWC MRT but its still quite a walk actually. near enough walkable though.


河谷 River Valley (何苦) 追求?

Any cap gain upside? GWC MRT?

bargain hunter
21-08-13, 23:30
failed to stir much discussion haha.

is the VVIP preview tomorrow or not?

priorityqueen
22-08-13, 07:29
failed to stir much discussion haha.

is the VVIP preview tomorrow or not?


VVIP is fri.

teddybear
22-08-13, 08:02
1. Attractive doesn't mean it is a good investment.
2. Absolute low price is only attractive to OCR and heartlanders to buy.


i m very surprised, why no one discussing this project? isn't < 900k for prime 1 bedder very attractive?

mcmlxxvi
22-08-13, 12:03
See attachment

Noexit
22-08-13, 13:04
http://www.allgreen.com.sg/wp-content/brochure/rvresidences.pdf 。

blackjack21trader
22-08-13, 13:56
May I know why developer have not launch, there are already people selling in propertyguru? And also why the project looks like TOPed liao ?

Thank You in Advance.

blackjack21trader
22-08-13, 14:00
May I know why developer have not launch, there are already people selling in propertyguru? And also why the project looks like TOPed liao ?

Thank You in Advance.

Paiseh, it is the developer agents selling in propertyguru and also the completed unit photo I saw is the showflat la....the project 3D graphics also look like real photo !


WOAAAHAAHAHHHEHEHEH

leesg123
22-08-13, 14:11
They have already built the roof.

Paiseh, it is the developer agents selling in propertyguru and also the completed unit photo I saw is the showflat la....the project 3D graphics also look like real photo !


WOAAAHAAHAHHHEHEHEH

bargain hunter
22-08-13, 14:23
bro, as per MM king's earlier msg, go down at 1pm tomorrow to the showflat which has been right beside great world city for years (yes, tomorrow they will finally sell liao).



May I know why developer have not launch, there are already people selling in propertyguru? And also why the project looks like TOPed liao ?

Thank You in Advance.

bargain hunter
22-08-13, 14:31
the 1 bedders at 833k are priced cheaper than almost everything in D10.

only RV Edge which has a smaller 366/377 sq ft size are cheaper.

leesg123
23-08-13, 10:42
Any bros and sis going down later? Pls provide updates here on the crowd and pricing. Will somebody scream ICE CREAM?!

yowetan
23-08-13, 11:02
I be taking lunch break and rush down!

blackjack21trader
23-08-13, 13:09
Any bros and sis going down later? Pls provide updates here on the crowd and pricing. Will somebody scream ICE CREAM?!

Ya, I would like to know also. Please share as I cannot go down, many will recognise me :(

priorityqueen
23-08-13, 13:43
Ya, I would like to know also. Please share as I cannot go down, many will recognise me :(


I will go tmr to the showflat to see see...chow(4) chow(4) re(4) nao(4)...

why blackjack21trader? paiseh i am quite new in this forum and may have missed other treads with your identity...dun tell me u are a celebrity? even celebrity can go lar....i saw yang li bing at Dnest then :P

bargain hunter
23-08-13, 14:32
years ago, i saw yang li bing at lincoln suites showflat. she serial ppty investor or just kpo?


I will go tmr to the showflat to see see...chow(4) chow(4) re(4) nao(4)...

why blackjack21trader? paiseh i am quite new in this forum and may have missed other treads with your identity...dun tell me u are a celebrity? even celebrity can go lar....i saw yang li bing at Dnest then :P

bargain hunter
23-08-13, 14:33
back from showflat. at 2+ agent said sold 20+.

showflat was rather empty. there are pple viewing but most definitely no balloting.

bargain hunter
23-08-13, 14:36
most of the units i enquired were not sold (but i din enquire 1 bedder lah).

4 bedder psf very low leh, why nobody take?

but its ground floor lah (only 3 units of 4 bedders all ground floor). #01-11, 2.167m. 1799psf.

greglhc
23-08-13, 14:39
most of the units i enquired were not sold (but i din enquire 1 bedder lah).

4 bedder psf very low leh, why nobody take?

but its ground floor lah (only 3 units of 4 bedders all ground floor). #01-11, 2.167m. 1799psf.

what was psf for two bedder?

leesg123
23-08-13, 14:41
Problem with this project is that half of the units face the WEST sun.

bargain hunter
23-08-13, 14:43
3 bedder 06-16 sold

06-32 1.766m. 2051psf for 861 sq ft.

2 bedder high floor #06 facing away from road: 1.4m+ just under 2100psf.

bargain hunter
23-08-13, 14:44
AND the very same units FACE THE ROAD TOO!


Problem with this project is that half of the units face the WEST sun.

bargain hunter
23-08-13, 14:45
I believe the units i looked at on 06 facing away from road should be the most expensive and that's still under 2100psf. so average should be around 2000psf with road facing ones under 2000psf.


what was psf for two bedder?

priorityqueen
23-08-13, 14:50
years ago, i saw yang li bing at lincoln suites showflat. she serial ppty investor or just kpo?

no, she is agent. but heard she do for familar clients only...dunno how true...

bargain hunter
23-08-13, 14:52
oh hahaha. when i saw her in 2007, think she went as a client and was trying to pose to look pretty.



no, she is agent. but heard she do for familar clients only...dunno how true...

mermaid
23-08-13, 14:54
Ya, I would like to know also. Please share as I cannot go down, many will recognise me :(

u nid to go down personally to find out meh? din u claimed to hv 3rd eye?



years ago, i saw yang li bing at lincoln suites showflat. she serial ppty investor or just kpo?

she's an agent rah ...

leesg123
23-08-13, 15:04
3 bedder 06-16 sold

06-32 1.766m. 2051psf for 861 sq ft.

2 bedder high floor #06 facing away from road: 1.4m+ just under 2100psf.So what is the cheapest unit pricing like? Any issue with it? Facing transformer room?

bargain hunter
23-08-13, 15:32
the only 1 bedder which faces inside faces the bin centre of both valley park and its own. it does have the best floor plan though. i didn't ask the price. but the cheapest unit as reported at 833k is true.


So what is the cheapest unit pricing like? Any issue with it? Facing transformer room?

amk
23-08-13, 15:40
what's the maintenance fee for 1/2 bedder and the 4bedder you asked ?

leesg123
23-08-13, 15:45
the only 1 bedder which faces inside faces the bin centre of both valley park and its own. it does have the best floor plan though. i didn't ask the price. but the cheapest unit as reported at 833k is true.facing bins how to rent out? Smelly deh! Considering so many units there!

bargain hunter
23-08-13, 15:49
4 bedder is 399.

2 and 3 bedder is the same 349

and 1 bedder is 285




what's the maintenance fee for 1/2 bedder and the 4bedder you asked ?

bargain hunter
23-08-13, 15:52
another thing to note. there are 6 blocks. only the centre 2 blocks have direct access by llift to the roof pool. everyone else has to take the lift downstairs then take the lift up in those 2 blocks again.

bargain hunter
23-08-13, 15:55
quoting MM king at the other thread referring to this project,

"那个低于2000每平方尺的 应该是鄙货。(that less than 2000psf one should be a lousy good)"

toiletsiao
23-08-13, 17:22
years ago, i saw yang li bing at lincoln suites showflat. she serial ppty investor or just kpo?

she is an agent...

mermaid
23-08-13, 17:48
quoting MM king at the other thread referring to this project,

"那个低于2000每平方尺的 应该是鄙货。(that less than 2000psf one should be a lousy good)"

wait she come back fm RV vvip will tell u:
我真犯贱,买了那间低于2000每平方尺的鄙货 :D

Noexit
23-08-13, 18:07
4 bedder is 399.

2 and 3 bedder is the same 349

and 1 bedder is 285

Can know y allgreen maintance fee always higher then other project

blackjack21trader
23-08-13, 18:46
u nid to go down personally to find out meh? din u claimed to hv 3rd eye?




...

I cannot believe a highly educated person like you can believe in a THIRD EYE and all the nonsense I spouted thus far !:doh:

blackjack21trader
23-08-13, 18:48
Is it you guys are all siao one ? Siaolang say I siao lang.

Please la...many times I dun even believe myself.

:tongue3:

bargain hunter
23-08-13, 19:44
any updates? how many sold? i'm the only one who went down?!

leesg123
23-08-13, 20:01
any updates? how many sold? i'm the only one who went down?!
Dont know if our inhouse agent bro zeewee is involved in this project boh.

bargain hunter
23-08-13, 20:21
prob not. he's from huttons i think. this project seems like dtz is sole agent.


Dont know if our inhouse agent bro zeewee is involved in this project boh.

leesg123
24-08-13, 10:01
Anyone going down later?

dtrax
24-08-13, 13:53
Hearsay abt 30+ sold. 833k unit facing overhead bridge. Marbless everywhere n miele appliances. Foc sliding island table for 1 bedder

greglhc
24-08-13, 13:58
Hearsay abt 30+ sold. 833k unit facing overhead bridge. Marbless everywhere n miele appliances. Foc sliding island table for 1 bedder

Nice. Sounds like a good buy.

Does anyone know the price of one bedder that isn't facing river valley rd?

Allthepies
24-08-13, 18:29
Can rent at least 4000 for studio in that location?

Adva181
24-08-13, 18:31
Check URA listing.
~$3500

leesg123
24-08-13, 18:42
This location we use Frasers service apt and Great World service apt as a gauge in terms of rental.

Allthepies
24-08-13, 18:48
Check URA listing.
~$3500
Hmm at 3.5k yield looks bad for a mm... any comments?

leesg123
24-08-13, 21:04
Hmm at 3.5k yield looks bad for a mm... any comments?
Depends on the entry price. If u enter like most of the early batch at $700k, the yield is 6%

bargain hunter
24-08-13, 21:54
there's only one stack of one bedder that isn't facing RV road. but it faces valley park's AND its own substation + 3 tennis courts of valley park. so i dunno if u can call that good facing.

it also faces a minor road but everyone who wants to patronise the eateries across the minor road looks for parking there.

an actual site visit scared me. looks like a lot of MM gonna TOP there in the next 2 years.



Nice. Sounds like a good buy.

Does anyone know the price of one bedder that isn't facing river valley rd?

leesg123
24-08-13, 22:30
there's only one stack of one bedder that isn't facing RV road. but it faces valley park's AND its own substation + 3 tennis courts of valley park. so i dunno if u can call that good facing.

it also faces a minor road but everyone who wants to patronise the eateries across the minor road looks for parking there.

an actual site visit scared me. looks like a lot of MM gonna TOP there in the next 2 years.
Think of it this way. There is ccr, the number of mm top there is equal to building a hotel there. Can absorb one.

Adva181
24-08-13, 23:00
Few years back, an agent recommended me a FH unit in RV. The price was quite good at that time but the thought of competing with so many developments really put me off. During then, i spoke Devilplate (if you all can still rem him) Finally I decided a 99LH unit in D1. No regrets...
Then I was given extra discount for a high floor FH unit at Twilight D10. And again was put off by the strong rental competition in that area. And I went for a unit in D7. Again no regrets.

Do your own homework n dun simply listen to agent or follow the crowd. N dun listen to the third eye :doh:
My friend just got a unit at D15 for 1.6m, rental only 3.6k.
Barely enough to cover installment. The most scary part is do you think he can find the next buyer to buy from him at 1.7m + SD + ABSD = 1.9m? The yield is disgusting. The competition is scary in D15.

I think the most potential now is D6 n D7. These 2 places dun have many condo.

leesg123
24-08-13, 23:09
Few years back, an agent recommended me a FH unit in RV. The price was quite good at that time but the thought of competing with so many developments really put me off. During then, i spoke Devilplate (if you all can still rem him) Finally I decided a 99LH unit in D1. No regrets...
Then I was given extra discount for a high floor FH unit at Twilight D10. And again was put off by the strong rental competition in that area. And I went for a unit in D7. Again no regrets.

Do your own homework n dun simply listen to agent or follow the crowd. N dun listen to the third eye :doh:
My friend just got a unit at D15 for 1.6m, rental only 3.6k.
Barely enough to cover installment. The most scary part is do you think he can find the next buyer to buy from him at 1.7m + SD + ABSD = 1.9m? The yield is disgusting. The competition is scary in D15.

I think the most potential now is D6 n D7. These 2 places dun have many condo.I think singapore current situation is that every district are sprouting many condos. Oh on d15 I see a different story. A two bedder resale for $840k, rental $3.5k. Perhaps your friend over paid or the agent didnt work hard enough.

Adva181
25-08-13, 09:00
Urs a mm unit?
His is a regular size unit 1100sf x $1300psf + ABSD. = $1.6m

amk
25-08-13, 09:28
4 bedder is 399.

2 and 3 bedder is the same 349

and 1 bedder is 285

Tis is very very low, esp so for a new project in CCR. ( to the other member, I really thought u were kidding)

U want to guess what the maintenance is for a 2BD in Tuang Sing's Cluny Park Resi. ?

Adva181
25-08-13, 09:31
Tis is very very low, esp so for a new project in CCR. ( to the other member, I really thought u were kidding)

U want to guess what the maintenance is for a 2BD in Tuang Sing's Cluny Park Resi. ?


I rem Skysuites oso very low. ~$300 including carpark.

amk
25-08-13, 09:41
Few years back, an agent recommended me a FH unit in RV. The price was quite good at that time but the thought of competing with so many developments really put me off. During then, i spoke Devilplate (if you all can still rem him) Finally I decided a 99LH unit in D1. No regrets....

What do you think of the "competition" in punggol, pasir ris , tampinese now ? I thought answer is obvious.

I guess u bought Clift ? A subsales at low 1.x mil in 2010 is a gd deal. Trilight today enjoys healthy demand, I wouldn't say it would be a bad deal either. You could have done both and observe how the market behaves.

As always, pty investment is not entirely about yield. When the market moves, you need to make sure your rental pty has demand. Whatever yield is irrelevant if there is no demand.

Adva181
25-08-13, 10:03
What do you think of the "competition" in punggol, pasir ris , tampinese now ? I thought answer is obvious.

I guess u bought Clift ? A subsales at low 1.x mil in 2010 is a gd deal. Trilight today enjoys healthy demand, I wouldn't say it would be a bad deal either. You could have done both and observe how the market behaves.

As always, pty investment is not entirely about yield. When the market moves, you need to make sure your rental pty has demand. Whatever yield is irrelevant if there is no demand.

Yup, bought Clift n a few others. Agree with u, most important is still demand.

I still dun really trust the rental demand for suburban condo.
My friend in NV was saying it was like a ghost town n everyone waiting to rent.
4Bedder at 4k pm, 3br at 3.5k still negotiable.
Next time sea esta, sea strand, ripple bay, vue8, stratum and along the whole stretch of loyang besar, pasir is going to be :scared-4:

leesg123
25-08-13, 10:16
Urs a mm unit?
His is a regular size unit 1100sf x $1300psf + ABSD. = $1.6m
Not mm, 720sqft. Absd is the killer.

leesg123
25-08-13, 10:18
Yup, bought Clift n a few others. Agree with u, most important is still demand.

I still dun really trust the rental demand for suburban condo.
My friend in NV was saying it was like a ghost town n everyone waiting to rent.
4Bedder at 4k pm, 3br at 3.5k still negotiable.
Next time sea esta, sea strand, ripple bay, vue8, stratum and along the whole stretch of loyang besar, pasir is going to be :scared-4:
Precisely! Very scarly. Double Bay also.

leesg123
25-08-13, 10:20
Tis is very very low, esp so for a new project in CCR. ( to the other member, I really thought u were kidding)

U want to guess what the maintenance is for a 2BD in Tuang Sing's Cluny Park Resi. ?
I think because there are many units. In the medium to long run, I think those with skypool will need to fork out alot for maintenance.

lajia
25-08-13, 13:26
I think everyone knows, it is about demand, which is critical and not how cheap it is at this moment. It is all about forward looking. Now, it might be a good deal, but maybe not 3 yrs later. or maybe, now it is not a good deal, but who knows 3 yrs later.....

therefore, if your prime concern is about rental, always follow where the job creation is...if more jobs are going to be created in finance sectors, then maybe D1 might be a good consideration. And if referring to the upcoming Changi Business pk, then maybe over at Changi, TM might be good, and so on and so forth for JLD, etc...

CCR will take a while to recover. If you can hang on the storms, RV I think still good if pricing is right...:)


Yup, bought Clift n a few others. Agree with u, most important is still demand.

I still dun really trust the rental demand for suburban condo.
My friend in NV was saying it was like a ghost town n everyone waiting to rent.
4Bedder at 4k pm, 3br at 3.5k still negotiable.
Next time sea esta, sea strand, ripple bay, vue8, stratum and along the whole stretch of loyang besar, pasir is going to be :scared-4:

bargain hunter
25-08-13, 22:08
these are just starting rates. maintenence always only go up wat. cosmopolitan 2 bedder 600, 3 bedder 800. how did that happen? what justifies an 800 a month maintenence?


Tis is very very low, esp so for a new project in CCR. ( to the other member, I really thought u were kidding)

U want to guess what the maintenance is for a 2BD in Tuang Sing's Cluny Park Resi. ?

starrynight
25-08-13, 22:31
The Cosmopolitan 2-bedder is $683 per month :D

I was incredulous when I heard it... not many facilities somemore.. but someone has to pay for the fancy car park and statue in the basement lift lobby I guess..


these are just starting rates. maintenence always only go up wat. cosmopolitan 2 bedder 600, 3 bedder 800. how did that happen? what justifies an 800 a month maintenence?

astroboy8681
26-08-13, 01:06
The Cosmopolitan 2-bedder is $683 per month :D

I was incredulous when I heard it... not many facilities somemore.. but someone has to pay for the fancy car park and statue in the basement lift lobby I guess..

This is such a comforting news... I am not alone...

priorityqueen
26-08-13, 07:41
wow, the $6xx and $800 per month maintenance fees are too way high...i wld have fainted...agree with bargain hunter bro, how to justify?

can someone enlighten? If you compare stellar RV and RV residences, they are just across the road. Stellar RV was launched last year ard sep? and although not 100% sold immediately, still manage to clear all and the psf was abt $2100...

abt a year later, RV res launched at about the same pricing (or maybe slightly lower?) but the sales looked pathetic....the showroom was not as busy as other projects i feel...

The cooling measures effect? otherwise why?
Allgreen held back the launch because it wanted to sell at a higher rate, but eventually it didn't/couldn't?

Heng
26-08-13, 08:48
Although 2 bedroom is quoted at $1.9k psf or about $1.3x m,

80% loan means $1.1m and for that a min income of

$25k per month is expected.

Over 10 years loan, the monthly instalment is about

$10k per month.

If young borrower , how to have $25k per month ?
If retiree, how to repay $10k per month with just rental income ?

leesg123
26-08-13, 08:55
Although 2 bedroom is quoted at $1.9k psf or about $1.3x m,

80% loan means $1.1m and for that a min income of

$25k per month is expected.

Over 10 years loan, the monthly instalment is about

$10k per month.

If young borrower , how to have $25k per month ?
If retiree, how to repay $10k per month with just rental income ?
How come loan $1.1 m need 25k mthly income?

Heng
26-08-13, 09:24
How come loan $1.1 m need 25k mthly income?

Citibank officer at showroom wrote on paper :
if self-employed needs about $27k

fixed & variable : 25k
-------------------------------------------------------
upon TOP : $10k instalment per month if based on 10 years loan

wirehtc
26-08-13, 09:26
I think everyone knows, it is about demand, which is critical and not how cheap it is at this moment. It is all about forward looking. Now, it might be a good deal, but maybe not 3 yrs later. or maybe, now it is not a good deal, but who knows 3 yrs later.....

therefore, if your prime concern is about rental, always follow where the job creation is...if more jobs are going to be created in finance sectors, then maybe D1 might be a good consideration. And if referring to the upcoming Changi Business pk, then maybe over at Changi, TM might be good, and so on and so forth for JLD, etc...

CCR will take a while to recover. If you can hang on the storms, RV I think still good if pricing is right...:)

Difficult for CCR to recover.

bargain hunter
26-08-13, 09:43
stellar RV is more mickey mouse than RV Resi, that's why could sell. also 20xxpsf, it sold very few units. later it cut price by a bit to 19xxpsf then moved the rest. it was 500+ sq ft TWO bedders. the marketing point for the agents was, "where can you find FH 2 bedders in prime district for 1.0xm?"

in comparison, RV Resi is 400+ sq ft 1 bedder and just under 700 sq ft for 2 bedders (1.3m+). adding in the new loan rules of course helps to make it harder to sell.

anyone knows what's the latest sales figure? 30+ or 40+? or i scream i scream?



wow, the $6xx and $800 per month maintenance fees are too way high...i wld have fainted...agree with bargain hunter bro, how to justify?

can someone enlighten? If you compare stellar RV and RV residences, they are just across the road. Stellar RV was launched last year ard sep? and although not 100% sold immediately, still manage to clear all and the psf was abt $2100...

abt a year later, RV res launched at about the same pricing (or maybe slightly lower?) but the sales looked pathetic....the showroom was not as busy as other projects i feel...

The cooling measures effect? otherwise why?
Allgreen held back the launch because it wanted to sell at a higher rate, but eventually it didn't/couldn't?

proud owner
26-08-13, 10:05
does anyone know why they took so long to launch ?/

the showflat was up like over a year ..maybe longer ... if they had launched earlier it would have been sold out within a week

Heng
26-08-13, 10:45
stellar RV.... cut price by a bit to 19xxpsf then moved the rest. it was 500+ sq ft TWO bedders. the marketing point for the agents was, "where can you find FH 2 bedders in prime district for 1.0xm?"

in comparison, RV Resi is 400+ sq ft 1 bedder and just under 700 sq ft for 2 bedders (1.3m+). adding in the new loan rules of course helps to make it harder to sell.


RV residences : larger units are at about $1.7x psf

leesg123
26-08-13, 10:53
does anyone know why they took so long to launch ?/

the showflat was up like over a year ..maybe longer ... if they had launched earlier it would have been sold out within a week
Greed. They miscalculated and didn't foresee so many rounds of cooling measures.

star
26-08-13, 11:05
The main killer is the TDSR. Bank will not lend u money easily. My friend $8600 per month only can loan $500k. He has no outstanding loan. Even if crisis do come i wonder how many can still get a loan amount? $8600 for $500k is too little. Pls go to bank and find out. My friend went to ocbc.

yowetan
26-08-13, 11:09
The main killer is the TDSR. Bank will not lend u money easily. My friend $8600 per month only can loan $500k. He has no outstanding loan. Even if crisis do come i wonder how many can still get a loan amount? $8600 for $500k is too little. Pls go to bank and find out. My friend went to ocbc.

Hi...This is a drastic measure from TDSR.

I am more fortunate; I manage to get more, bigger amount to finance my Mt Sinai apartment.

I am from OCBC too, but I admit I did just within a month window period of TDSR, and actually apply few days before TDSR officiate.

star
26-08-13, 11:23
For single now to buy a condo at $1.2m is tough now. But if married couple it is much easier.

That is why u see ec selling like hot cakes.

bargain hunter
26-08-13, 11:35
bro, it was built long ago. since 2008 i think.

they missed the 2007 boat. so they decided start building and launch closer to TOP. looks like they missed the boat again.


does anyone know why they took so long to launch ?/

the showflat was up like over a year ..maybe longer ... if they had launched earlier it would have been sold out within a week

bargain hunter
26-08-13, 11:37
1798psf for 4 bedder. can call it 1800psf actually.


RV residences : larger units are at about $1.7x psf

thomastansb
26-08-13, 14:46
If CCR can hold on to its price, it would be a bonus already.



Difficult for CCR to recover.

thomastansb
26-08-13, 14:49
Your friend get 10 years loan ah?

For a million dollar loan (1.25M purchase price), your income has to be around $7718.

I am using 3.75% interest for 30 years. Monthly repayment is $4631. So 60% DSR = around 7.7k.




The main killer is the TDSR. Bank will not lend u money easily. My friend $8600 per month only can loan $500k. He has no outstanding loan. Even if crisis do come i wonder how many can still get a loan amount? $8600 for $500k is too little. Pls go to bank and find out. My friend went to ocbc.

star
26-08-13, 15:40
Your friend get 10 years loan ah?

For a million dollar loan (1.25M purchase price), your income has to be around $7718.

I am using 3.75% interest for 30 years. Monthly repayment is $4631. So 60% DSR = around 7.7k.
Hi, the calculation is far less than 60% as quoted by govt. I think bank want to play it safe. He plan to loan for 25years. He is only 37yrs old.
If anyone went to other banks can kindly share here how is the loan amount now? Thanks.

thomastansb
26-08-13, 16:02
Huh? That is the guideline by MAS. 30 years @ 3.5% interest. In fact, I used 3.75% because my bank always use 3.75% which is higher than MAS recommendation.



Hi, the calculation is far less than 60% as quoted by govt. I think bank want to play it safe. He plan to loan for 25years. He is only 37yrs old.
If anyone went to other banks can kindly share here how is the loan amount now? Thanks.

star
26-08-13, 16:37
Hi thomas, ocbc bank officer show us he uses this to calculate:
http://www.ocbc.com.sg/personal-banking/Loans/calculators/homeloan.html

thomastansb
26-08-13, 16:44
I key in $8,000 combined income and a 30 years loan.

I can borrow 518k. OCBC also put there - based on 30% DSR.

So if based on 60% DSR, I would be able to borrow 1.036 million. Almost the same calculation that I have given you (7.7k to borrow 1M).





Indicative loan amount
:
S$518,000

Monthly payment
:
S$1,709^
[Based on a debt servicing ratio of 30%]





Hi thomas, ocbc bank officer show us he uses this to calculate:
http://www.ocbc.com.sg/personal-banking/Loans/calculators/homeloan.html

star
26-08-13, 16:47
Maybe they really play it safe and reduce to 30%. I hope others will have some information on other banks too.

thomastansb
26-08-13, 17:01
Never heard of that. If OCBC don't want business, many other banks are willing to take it the business. I just sms my OCBC agent, DSR maintained at 60%.

Maybe your friend credit rating is really bad (eg: pay minimum sum for credit card for 6 months) but he/she didn't tell you. Or car loan, credit line loan or study loan. All these will eat into DSR. But the bank (and MAS) stand is clear. 60% DSR, 3.5% interest and 30 years.





Maybe they really play it safe and reduce to 30%. I hope others will have some information on other banks too.

shauntanzs
26-08-13, 17:22
Hi thomas, ocbc bank officer show us he uses this to calculate:
http://www.ocbc.com.sg/personal-banking/Loans/calculators/homeloan.html

This OCBC calculator not so accurate lah.
It didnt factor in the amount of loan one is currently holding.
TSDR is surely affecting people like me. My current outstanding loan is about 2.5m. The only positive note for me is luckily I am still young and can stretch 30yrs.

Back to RV residences, I always like CCR projects under 1m, but now that my loan amount is under MAS control, I need to pick my next purchase very carefully.

Heng
26-08-13, 17:25
I key in $8,000 combined income and a 30 years loan.

I can borrow 518k. OCBC also put there - based on 30% DSR.

So if based on 60% DSR, I would be able to borrow 1.036 million. Almost the same calculation that I have given you (7.7k to borrow 1M).




Please confirm if my understanding is correct :

using the calculator provided by OCBC, a monthly income of $18,500 should be able to secure a $1.11m loan based on 60% DSR ?

Instalment is $10k ?


555,000 loan $1,110,000.00 693,750 purchase price $1,387,500.00




4905 instalment $9,810.00

leesg123
26-08-13, 18:00
Everyone pls ignore the ocbc calculator. not accurate one. Talk to their bankers. Also, talk to foreign banks as they are more aggressive.
Please confirm if my understanding is correct :

using the calculator provided by OCBC, a monthly income of $18,500 should be able to secure a $1.11m loan based on 60% DSR ?

Instalment is $10k ?


555,000 loan $1,110,000.00 693,750 purchase price $1,387,500.00




4905 instalment $9,810.00

mcmlxxvi
26-08-13, 18:16
哇诸位已在精打算盘了!?敢问为何不须再三考虑这项目?

Wa all bros already busy playing abacus liao!? Dare ask why no need again thrice think thru this project?

leesg123
26-08-13, 18:18
Loft@Nathan fully sold?

leesg123
27-08-13, 10:15
Anyone knows why these condos along the road cant go beyond 8 stories??

priorityqueen
27-08-13, 13:44
Anyone knows why these condos along the road cant go beyond 8 stories??


I had the same question too...

and is it true that projects which are "shorter" in height are less popular because they are deemed as apartments and not condo?

flxcat
27-08-13, 14:40
I had the same question too...

and is it true that projects which are "shorter" in height are less popular because they are deemed as apartments and not condo?
Too close to embassy? Like Brunei embassy behind?

bargain hunter
27-08-13, 15:05
answering my own question with more quesstions:


from BT:

"Meanwhile, Allgreen Properties is believed to have sold 20 to 30-odd units at RV Residences, a 999-year leasehold project on River Valley Road. The average price for the initial batch of 80 units is said to be around $2,000 psf. RV Residences comprises 248 units."

did they verify with allgreen or they simply drew the info from this thread which estimated 20 to 30 odd units? :D

surely 20 or 30 units easily can count and confirm?




anyone knows what's the latest sales figure? 30+ or 40+? or i scream i scream?

leesg123
27-08-13, 18:28
I had the same question too...

and is it true that projects which are "shorter" in height are less popular because they are deemed as apartments and not condo?
Not really, I would think that shorter projects have more room for appreciation should the plot ratio or whatever restrictions removed. Look at the east side so many short short projects because of paya lebar airbase. Now airbase moving, so no height restrictions. Good thing for those freehold projects as they can afford to wait for the big picture to take place and.... enbloc!

supermax
27-08-13, 21:42
[quote=leesg123]Not really, I would think that shorter projects have more room for appreciation should the plot ratio or whatever restrictions removed. Look at the east side so many short short projects because of paya lebar airbase. Now airbase moving, so no height restrictions. Good thing for those freehold projects as they can afford to wait for the big picture to take place and.... enbloc![/quot


RV Residences sells about 2000psf,what about Valley Park?

Heng
28-08-13, 11:57
[quote=supermax....,what about Valley Park?[/quote]

about $1,5xx psf for small units , less than $2m ?

see attached from ura website

leesg123
28-08-13, 13:00
about $1,5xx psf for small units , less than $2m ?

see attached from ura websiteValley park is very old already. waiting for enbloc, but a bit too big to digest.

mosaic
29-08-13, 20:00
Not really, I would think that shorter projects have more room for appreciation should the plot ratio or whatever restrictions removed. Look at the east side so many short short projects because of paya lebar airbase. Now airbase moving, so no height restrictions. Good thing for those freehold projects as they can afford to wait for the big picture to take place and.... enbloc!

enbloc? Why would developers want to pay sky high en bloc prices when they can just buy the land that has been freed up. Plus all the small small projects so troublesome. Must buy some here buy some there combine together than make a decent land size. I think en bloc there have to wait long long.

leesg123
29-08-13, 21:22
enbloc? Why would developers want to pay sky high en bloc prices when they can just buy the land that has been freed up. Plus all the small small projects so troublesome. Must buy some here buy some there combine together than make a decent land size. I think en bloc there have to wait long long.
If got land of course buy land. But are there that many land available in ccr?

supermax
29-08-13, 21:31
If got land of course buy land. But are there that many land available in ccr?


Vallley Park big piece of land in good location deserved deep pockets developer attention.

leesg123
29-08-13, 21:37
Vallley Park big piece of land in good location deserved deep pockets developer attention.
Same like yong an park. Too big to digest. Developer have learnt their lesson seeing how capital land struggle selling dleedon.

proud owner
30-08-13, 02:09
Same like yong an park. Too big to digest. Developer have learnt their lesson seeing how capital land struggle selling dleedon.


the other lesson is from Horizon ....

old condos with old folks ... a lot of issues .... enbloc process can drag for years

vboy
30-08-13, 10:18
Valley Park completed in 1997 right?

So 4 more years before its 20 years old ...

Not easy to enbloc. Too many units and too big to digest

Unless jointly developed by 2-3 big companies..

DKSG
30-08-13, 13:23
Valley Park completed in 1997 right?

So 4 more years before its 20 years old ...

Not easy to enbloc. Too many units and too big to digest

Unless jointly developed by 2-3 big companies..

The problem with Valley Park is not with the digestion, but simple maths.

Currently, individual units can sell for $1,6xx psf.
RV Residences selling for $2,0xx psf ?

Can you see the problem ?

DKSG

vboy
30-08-13, 14:35
RV Residences one bedder is from 419 to 452 sf
2 bedder is 678 sq ft to 699 sq ft

Valley Park one bedder starts from 753 to 818 sf
and 2 bedder from 1216 to 1356 sf

This kind of consolidation in old and new prices is a sign of end of bull mkt, hence not conducive to any type of enbloc (regardless of property)

in the run up of a bull market, we always see huge difference btwn new launches and older properties, which is when many enblocs occur.





The problem with Valley Park is not with the digestion, but simple maths.

Currently, individual units can sell for $1,6xx psf.
RV Residences selling for $2,0xx psf ?

Can you see the problem ?

DKSG

door
09-09-13, 13:05
Any thoughts on whether the 3 bedroom will be a good buy?

bargain hunter
20-09-13, 13:14
1st caveat lodged 06-33 678 sq ft 2040psf 1.38324m

cornycow
04-03-14, 20:21
any updates on this pty? seems like it is gonna TOP soon.

frequently visit spize which is next to it for supper. seems like a very decent development!!

priorityqueen
07-03-14, 12:48
any updates on this pty? seems like it is gonna TOP soon.

frequently visit spize which is next to it for supper. seems like a very decent development!!

Yah I estimate gg to TOP in June/July 2014.
decent meaning?

I find the design quite poorly done, personal opinion. there seem to be metal grilles installed in the windows...like HDB style like that... is that even necessary?

leesg123
26-03-14, 20:33
Yah I estimate gg to TOP in June/July 2014.
decent meaning?

I find the design quite poorly done, personal opinion. there seem to be metal grilles installed in the windows...like HDB style like that... is that even necessary?

Perhaps it is right next to the row of eateries, so not very secure?

dlky73
14-04-14, 09:16
Hi, am thinking of buying a unit facing valley park, does anyone have experience staying in such units? there is a road between unit and valley park, and beyond that is their multi storey carpark.

I think it's gonna be noisy right?

Any advise appreciated.

minority
14-04-14, 22:39
It's a very busy road. So u think abt the noise

bargain hunter
15-04-14, 06:37
there shouldn't be a road between this unit and valley park, what kind of road is it?

but if u're facing the multi storey car park directly, will be noisy. unless u choose a level which is higher than their multi storey car park.



Hi, am thinking of buying a unit facing valley park, does anyone have experience staying in such units? there is a road between unit and valley park, and beyond that is their multi storey carpark.

I think it's gonna be noisy right?

Any advise appreciated.

Jaykj
15-04-14, 07:22
there shouldn't be a road between this unit and valley park, what kind of road is it?

but if u're facing the multi storey car park directly, will be noisy. unless u choose a level which is higher than their multi storey car park.

I think the 'road' is the internal road within valley park leading to the multi-story car park.

dlky73
15-04-14, 07:42
Yes the road is the valley park internal road leading to the multi storey carpark and one of their blocks, so I assume less noisy than units that face the main road.


The DTZ agent told me the units facing main road have double glazed glass for all their windows, but this is not stated in the brochure, dunno whether they bluffing or not.

cornycow
21-04-14, 19:46
Have a friend who's vested in this project. Agent called him to say that the TOP has been delayed till q1 2015!!!???

To think that the development is almost fully done up. Any particular reason for the developer to delay TOP?

dlky73
07-05-14, 10:03
yea i was told by the agent TOP delayed, supposedly the developer wanter to "improve" some things in the units. Hope it's Fibre Broadband wiring!

Any brothers here vested/interested in this project? i'm also considering Mill Point, Tiara and river Place as alternatives

timtan2525
02-06-14, 19:56
Yes the road is the valley park internal road leading to the multi storey carpark and one of their blocks, so I assume less noisy than units that face the main road.


The DTZ agent told me the units facing main road have double glazed glass for all their windows, but this is not stated in the brochure, dunno whether they bluffing or not.

I'm interested in this project too, but haven't committed to buying. I was also told the main road units have double glazed windows but I didn't ask very much because I'm looking more at units facing Valley Park.

I've entered Valley Park a number of times to stand along their internal road (for about 15-30 minutes) to check out the noise, personally it doesn't seem too bad to me. Maybe you can try doing that during peak hours to see if it's tolerable to you?

Too bad about the delay in TOP.. was looking forward to viewing the actual unit this month.

dlky73
03-06-14, 08:53
Yea I did that too. After a while I decided it is not worth it to pay so much for a development that looks only at another condo, so now I'm exploring older ones at the same psf like rivergate and inspira

willshaw
04-06-14, 12:34
I'm interested in this project too, but haven't committed to buying. I was also told the main road units have double glazed windows but I didn't ask very much because I'm looking more at units facing Valley Park.

I've entered Valley Park a number of times to stand along their internal road (for about 15-30 minutes) to check out the noise, personally it doesn't seem too bad to me. Maybe you can try doing that during peak hours to see if it's tolerable to you?

Too bad about the delay in TOP.. was looking forward to viewing the actual unit this month.

Any insider information about why TOP is delayed? :eek:

ezonme
15-05-15, 23:00
There is a 2 bedders PH unit at RV residences. Selling at about $1.6xm, size about 796sqft. Living room and kitchen at the lower floor and bedrooms at the upper floor.

Any expert can comment on this type of unit?

proud owner
15-05-15, 23:34
There is a 2 bedders PH unit at RV residences. Selling at about $1.6xm, size about 796sqft. Living room and kitchen at the lower floor and bedrooms at the upper floor.

Any expert can comment on this type of unit?

if it is a Valley park facing unit, then ok ...

generally those facing RV rd, for sure noisy...

though have double glazed window ...but cant be closing window 24/7 right ?

i am pretty sure you can get it below 2000 psf

proud owner
15-05-15, 23:36
There is a 2 bedders PH unit at RV residences. Selling at about $1.6xm, size about 796sqft. Living room and kitchen at the lower floor and bedrooms at the upper floor.

Any expert can comment on this type of unit?

just to add on ..... split between 2 floors... thats like 390 sqft each floor, take away the stairs ... not much left ...

ezonme
16-05-15, 00:04
The unit faces valley park and at the last stack near the side road. I thot is quite unique to have PH for 2 bedders albeit the small size.

proud owner
16-05-15, 00:25
RV residences acquired the land way before those across the main RV rd...

but they launched it way too late ... as a result they have been unable to sell the project, while those opposite all fully sold ..

and by the way ... the closer you are to Kellock rd ... the stronger the smell of food ... lol

if i am not wrong, the rubbish dump is at that end too ...

a 9xx sqft 2 bedroom unit at Jervois rd ... older one ... single floor ... going at 1.4x mil ....

i personally would prefer those ...

ezonme
16-05-15, 00:53
Jervois road a bit far from amenties.
The unit is 7th floor, Will there be smell from the dump room?
Those projects opposite RV are also commanding the same psf as rv but I agree with you those units facing the main road will be noisy esp there are a few buses plying the road.

Look like the project finally TOP...may go to view the PH this weekend.

proud owner
16-05-15, 00:57
Jervois road a bit far from amenties.
The unit is 7th floor, Will there be smell from the dump room?
Those projects opposite RV are also commanding the same psf as rv but I agree with you those units facing the main road will be noisy esp there are a few buses plying the road.

Look like the project finally TOP...may go to view the PH this weekend.


my best friend lives in a condo in Jervois ... walk to Valley point etc ... very near .... his son studies at Alexandra pri sch

3mins walk to sch

proud owner
16-05-15, 01:42
[QUOTE=ezonme;506240]Jervois road a bit far from amenties.
The unit is 7th floor, Will there be smell from the dump room?
Those projects opposite RV are also commanding the same psf as rv but I agree with you those units facing the main road will be noisy esp there are a few buses plying the road.

Look like the project finally TOP...may go to view the PH this weekend.[/QUO



sent u a PM

bargain hunter
16-05-15, 22:01
i think the project TOP-ed quite awhile back. know of someone who moved in in march.

proud owner
16-05-15, 22:21
i think the project TOP-ed quite awhile back. know of someone who moved in in march.

march ?

not possible ....

my friend was the 3rd to collect key ... and was in April

bargain hunter
17-05-15, 10:19
strange, was there any other project nearby which TOP in Feb? they moved during the term 1 school holidays which was in march.


march ?

not possible ....

my friend was the 3rd to collect key ... and was in April

timtan2525
18-05-15, 16:02
Project top end Feb. My fren was one of the earliest to collect, got keys in first week of March. I went to see my frens unit that same week. Got some units rented out liao, see attachment.

Quite like the place, am considering buying a unit there but waiting for release of more stacks. Agent told me allgreen is still holding back a few stacks, not sure what they are waiting for oso.

I went to see the showflat too, road facing unit. It's very quiet when the windows/sliding doors are closed, the double glazing seems good. Will go visit during peak hour to listen with the windows open lol.

IMO I still prefer this area to jervois area. Good distance from valley point, great world city and all the different buses to CBD and town.

http://i.imgur.com/p7TJkqB.jpg

proud owner
18-05-15, 17:29
Project top end Feb. My fren was one of the earliest to collect, got keys in first week of March. I went to see my frens unit that same week. Got some units rented out liao, see attachment.

Quite like the place, am considering buying a unit there but waiting for release of more stacks. Agent told me allgreen is still holding back a few stacks, not sure what they are waiting for oso.

I went to see the showflat too, road facing unit. It's very quiet when the windows/sliding doors are closed, the double glazing seems good. Will go visit during peak hour to listen with the windows open lol.

IMO I still prefer this area to jervois area. Good distance from valley point, great world city and all the different buses to CBD and town.

http://i.imgur.com/p7TJkqB.jpg



my friend rented her 3 bedroom unit as well at 5.5k .... but was fully furnished... as it was corp lease which amount cannot be taken back by tenant ... tenant negotiated 5.5k to cover :
fully furnished
internet
SCV
utilities (capped at $300)

so nett all ... rent really about $5k for fully furnished

timtan2525
18-05-15, 18:21
my friend rented her 3 bedroom unit as well at 5.5k .... but was fully furnished... as it was corp lease which amount cannot be taken back by tenant ... tenant negotiated 5.5k to cover :
fully furnished
internet
SCV
utilities (capped at $300)

so nett all ... rent really about $5k for fully furnished

oic.. Is your frens unit the one reflected in the URA listing? Heard from agent there is another unit rented for $5.5k but only covering utilities up to $2xx. Net rent abt $5.3k. Pretty decent IMO. But agent said this project owners mostly ownstay :O quite surprising

proud owner
18-05-15, 18:35
oic.. Is your frens unit the one reflected in the URA listing? Heard from agent there is another unit rented for $5.5k but only covering utilities up to $2xx. Net rent abt $5.3k. Pretty decent IMO. But agent said this project owners mostly ownstay :O quite surprising

i am not sure if that is hers in the data ...

this kind of rent really Heng Suai type ...

for that size 8xx sqft 3 bedroom ...the room is really small ...

the agent brought the tenants who just arrived in SG and urgently needed a place and didnt have much time to look around ...

i bet if they look more places ... 5.5k they can get bigger unit ...

lucky for my friend

hopefully those who own the 8xx sqft 3 bedroom in RV dont have a high expectation that it will fetch 5.5k rent ...

the 2 bedroom at Boutiq (killiney ) fully furnished ... damn nice ... 5k can get ... location i feel is better ... got all the amenities and walk to MRT

bargain hunter
18-05-15, 19:33
speaking of boutiq, i just walked past it and saw that Killiney 118 has been all covered up again. I thought the project has already TOP and there are already people staying inside?! what's going on?! on the canvas, they even said that the eatery is business as usual. how are the tenants gonna stay in pitch black darkness?!

ezonme
19-05-15, 04:30
The stack nearer to valley point is still not released. Left only a handful units facing valley park while quite a lot facing main road..

timtan2525
20-05-15, 16:42
i am not sure if that is hers in the data ...

this kind of rent really Heng Suai type ...

for that size 8xx sqft 3 bedroom ...the room is really small ...

the agent brought the tenants who just arrived in SG and urgently needed a place and didnt have much time to look around ...

i bet if they look more places ... 5.5k they can get bigger unit ...

lucky for my friend

hopefully those who own the 8xx sqft 3 bedroom in RV dont have a high expectation that it will fetch 5.5k rent ...

the 2 bedroom at Boutiq (killiney ) fully furnished ... damn nice ... 5k can get ... location i feel is better ... got all the amenities and walk to MRT

Nv been to Boutiq before, but checked it out and it's about 550m to the nearest MRT, same distance as RV resi to the upcoming GW MRT

Looked at floor plns for the 2BR... looks like none of the 2nd BR can fit queen sized bed? RV resi able to fit queen sized bed in the 2nd BR.

Think most of the space for Boutiq went to long corridor/balcony/master BR since kitchen is also open concept & with no yard.

Anyway just my personal pref lar...I quite like RV resi personally. To each his own :encouragement::encouragement:

ezonme
20-05-15, 19:54
There is a 2 bedders PH unit at RV residences. Selling at about $1.6xm, size about 796sqft. Living room and kitchen at the lower floor and bedrooms at the upper floor.

Any expert can comment on this type of unit?

The unit was sold at 1.6m. I think is quite decent price for a PH
Quite like the idea of PH for 2 bedder despite the small area esp is at CCR.
Not too sure how the dump will affect the unit. ..

Back to drawing board...
Anyone can comment..

The shore residences high floor with a bit of West sun 890sqft at 1.3Xm or
Rv residences 2 bedder PH at 1.6m. Both 2 bedder.

proud owner
20-05-15, 23:53
The unit was sold at 1.6m. I think is quite decent price for a PH
Quite like the idea of PH for 2 bedder despite the small area esp is at CCR.
Not too sure how the dump will affect the unit. ..

Back to drawing board...
Anyone can comment..

The shore residences high floor with a bit of West sun 890sqft at 1.3Xm or
Rv residences 2 bedder PH at 1.6m. Both 2 bedder.


why didnt you buy ? since you liked it ?

thought you said you were planning to go view it over the weekend ?

i remember it was still available on weekend ...

you didnt go ?

ezonme
21-05-15, 00:05
Was told the unit has been sold when I went to the showroom. Caveat lodged late apr... :(

proud owner
21-05-15, 00:07
Was told the unit has been sold when I went to the showroom. Caveat lodged late apr... :(


only 1 such unit ?

caveat lodged in late apr ?

i saw the advert over weekend leh ...

ezonme
21-05-15, 03:27
only 1 such unit ?

caveat lodged in late apr ?

i saw the advert over weekend leh ...

17 APR 2015461 RIVER VALLEY ROAD #07-04NEW SALE797STRATA2,0091,600,000

Yup. Is the only 2 beds PH in the project. One of the reasons I find it attractive.

timtan2525
21-05-15, 08:29
17 APR 2015461 RIVER VALLEY ROAD #07-04NEW SALE797STRATA2,0091,600,000

Yup. Is the only 2 beds PH in the project. One of the reasons I find it attractive.

Was looking at the brochure: http://www.allgreen.com.sg/wp-content/brochure/rvresidences.pdf

Looks like type PH-B1, B2 and B3 are all 2BR penthouses?

bargain hunter
21-05-15, 09:12
think he means the only one not facing the road?


Was looking at the brochure: http://www.allgreen.com.sg/wp-content/brochure/rvresidences.pdf

Looks like type PH-B1, B2 and B3 are all 2BR penthouses?

timtan2525
21-05-15, 09:44
think he means the only one not facing the road?

Ohh paiseh I misunderstood

willshaw
21-05-15, 10:32
has price come down since launch 2 yrs ago?

ezonme
21-05-15, 12:38
Ohh paiseh I misunderstood

:)