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mr funny
11-02-09, 12:52
http://www.businesstimes.com.sg/sub/news/story/0,4574,318454,00.html?

Published February 11, 2009

Launch of 6 more condos likely in next few months

All but one of these private condo projects are on 99-yr-leasehold sites

By KALPANA RASHIWALA


DEVELOPERS of at least six mass-market private condos could release their projects in the next few months, riding on buying momentum generated lately by the Caspian condo near Jurong Lake - despite the recession.

Property consultancy CB Richard Ellis (CBRE) tips Oasis @ Elias, The Gale on Flora Road in Upper Changi and Ascentia Sky on Alexandra Road among projects for possible launch in the next two quarters.

Others include UOL's 646-unit condo at Simei Street 4, Frasers Centrepoint's project in Woodleigh Close and a 571-unit condo by NTUC Choice Homes at Lor 2/3 Toa Payoh near Braddell MRT Station.

All but one of these projects are on 99-year-leasehold sites bought through government land tenders in the past 14 months. The exception is The Gale, a freehold condo to be developed by Tripartite Developers as the latest in its series of condo projects in the Upper Changi location.

Frasers Centrepoint's recent sales spurt for Caspian has shown where the base price is for the mass market.

The developer released the first 250 units of the 99-year-leasehold condo during a preview last week, at an average price of $580 per square foot (psf), followed by a second batch of about 130 better-facing units at $600 psf. So far, more than 330 units have been sold in the development, which is next to Lakeside MRT Station.

BT understands the developer is likely to offer a further 150 units during a public launch this weekend - and that pricing is likely to be calibrated upwards.

CBRE executive director Joseph Tan attributes the good response to Caspian partly to its timely launch, coinciding with the government's announcement in Parliament that it will upgrade, expand and transform Jurong into a business and recreational hub.

'The project is also priced competitively, within the affordability of HDB upgraders,' he said. 'The sales momentum seen at Caspian is an encouragement to developers to get their projects ready for launch in the second and third quarters of 2009.'

Knight Frank executive director Peter Ow said that in current conditions, mass-market suburban projects aimed at HDB upgraders are more likely to sell than projects in other segments.

'After all, HDB upgraders buying private homes for their own occupation are the core group of buyers left today,' he said. 'Investors and 'specu-vestors' are lying low. And as for foreign buyers, investing in overseas properties might not be a priority right now.'

Amid today's tight lending climate, owner-occupiers are also more likely to secure finance from banks than investors, provided they have the means to service their loans, Mr Ow said.

He reckons that for condos in outlying areas near MRT stations, the price resistance for a new launch in today's market would probably be in the $600-650 psf range on average.

Another analyst put a price resistance in a higher band of $750-$850 psf for condos in mature HDB estates such as Toa Payoh and Ang Mo Kio.

http://www.businesstimes.com.sg/mnt/media/image/launched/2009-02-11/krlaunch11.jpg

latour
14-02-09, 15:42
Any further details on the Gale ? its at Flora Road right... Far East Project again... any good ???

AK47
15-02-09, 22:27
Wing Tai cannot launch Ascentia now after Alexis sabo by pricing their FH at average 1000psf.

They will need to price around 1000psf to just breakeven. Considering that its 99yrs vs Alexis FH. It would be tough on sales and harder to make money.

For Simei plot to sell, UOL will probably price around $630psf, that will have some profit but not much.

latour
22-02-09, 20:24
How much will be Gale be priced psf ? When launch ?

j0lene
04-05-09, 19:09
Anyone have any idea when the launch will be?

marktkt22
06-05-09, 13:01
That area traffic is pretty congested, and there an abundance of projects in that Area (from A to F, and the latest G). It should be good for own stay but dont think it a good choice as investment.

latour
11-05-09, 10:51
That area is more for homestay, not very good for investment as rental is not that fantastic. The value also do not react much to the market. Heard from someone whom bot a unit at that area that the agent says maybe launch at Q4 ? but not sure.

azeoprop
13-06-09, 09:41
Where can I register for vip preview of the gale? :confused:

hyip68034
14-06-09, 21:53
:scared-1:<< Another exciting FREEHOLD project launching in exclusive Flora rd >>:scared-1:

Launching soon in early/mid JULY !!

For more information, please feel free to contact/register with the PIC :

KELVIN-ERA
Hp: 8189 1589
[email protected]

condo101
19-06-09, 11:15
For detail or preview and news update of The Gale (http://www.thegale.sg), visit The Gale's (http://www.thegale.sg) website.

mr funny
23-06-09, 12:23
http://www.businesstimes.com.sg/sub/suite/story/0,4574,338787,00.html?

Published June 23, 2009

New projects enjoy strong weekend sales

8@ Woodleigh drew mostly S'poreans, specu-vestors due to its location

By KALPANA RASHIWALA


(SINGAPORE) There seems to be no let-up in home sales.

http://www.businesstimes.com.sg/mnt/media/image/launched/2009-06-23/BT_IMAGES_KRWOOD23.jpg
Selling like hotcakes: 302 of the total 330 units in the 8@ Woodleigh condo were sold between Friday and Sunday. The average price of the 99-year leasehold project near Potong Pasir MRT Station is about $780 per square foot

http://www.businesstimes.com.sg/mnt/media/image/launched/2009-06-23/BT_IMAGES_KRWOOD23-H3W.jpg
The Gale: A Facebook page for Tripartite Developers' project will be launched to help market it. It is expected to be launched to the public in July

Frasers Centrepoint is said to have sold 302 of the total 330 units in its 8@Woodleigh condo since Friday. The average price of the 99-year leasehold project near Potong Pasir MRT Station is about $780 per square foot. Buyers who opt for an interest absorption scheme (IAS) offered by the developer have to pay 3 per cent more.

The 15-storey development comprises five blocks. About 40 per cent of the units are studios, two-bedders as well as apartments with two-bedrooms plus study. The remaining 60 per cent are three- and four-bedders.

The average price of a studio unit is around $400,000 while a two-bedder typically costs between $650,000 and $670,000.

The project drew mostly Singaporean buyers. In addition to attracting those who bought units for their own occupation, the project is said to have drawn a fair bit of specu-vestors.

8@Woodleigh's location next to the future Stamford American International School gives it a strong investment appeal.

'Some people bought with a view to leasing the units to expat families (for the bigger units) or to the single teachers at the school (for studios and two-bedders),' a market watcher said.

The project is being marketed by DTZ and ERA.

Over at Devonshire Road, Allgreen Properties sold 130 units last week at One Devonshire, a 36-storey freehold condo with a total 152 units.

The average price of the units sold is understood to be $1,800 psf, assuming a normal progress payment scheme.

Allgreen is charging buyers a 2 per cent price premium for IAS. For those who opt for the deferred payment scheme, the price premium is 3 per cent.

Around 65 per cent of the 130 buyers have opted for normal progress payment. Knight Frank is marketing the development.

Chip Eng Seng group's Oasis @ Elias condo is expected to be released soon, as early as this week. The 99-year project has a total 388 units and should give some competition to City Developments' Livia condo nearby.

Over at Flora Road, in the Upper Changi area, Tripartite Developers is getting ready to launch its freehold condo, The Gale. A Facebook page for the project will be launched to help market the project.

The Gale comprises 329 units in nine blocks. The eight-storey project has a range of unit sizes, from one-bedders to four-bedroom apartments with a roof terrace.

Buyers will have the option of signing up for IAS. Buyers and current owners of a Tripartite property will enjoy a loyalty bonus (a 0.5 per cent price discount) if they buy a unit at The Gale, and a referral fee (0.5 per cent of purchase price) if they get a friend or family member to buy a unit in the condo.

Tripartite is a joint venture involving Hong Leong Holdings, City Developments and TID Pte Ltd. Hong Leong Holdings, which issued a press statement on the project yesterday, did not give an indication of pricing. 'The project is expected to be launched to the public in July,' it added.

condo101
25-06-09, 07:36
Would THE GALE (http://www.thegale.sg) be as hot as 8@Woodleigh?
Will there be a overnight Q?

Check out the THE GALE's FaceBook (http://www.facebook.com/pages/Singapore-Singapore/The-Gale/86790732733?ref=nf) page!

condo101
25-06-09, 07:51
The Gale (http://www.facebook.com/pages/Singapore-Singapore/The-Gale/86790732733?ref=mf) - Hong Leong Holdings launched a page on Facebook to market its 329-unit The Gale in Upper Changi, to disseminate information to Web-savvy property watchers and to engage with a wider audience. Read more @ http://www.straitstimes.com/Money/Story/STIStory_394025.html

azeoprop
25-06-09, 07:57
The Gale (http://www.facebook.com/pages/Singapore-Singapore/The-Gale/86790732733?ref=mf) - Hong Leong Holdings launched a page on Facebook to market its 329-unit The Gale in Upper Changi, to disseminate information to Web-savvy property watchers and to engage with a wider audience. Read more @ http://www.straitstimes.com/Money/Story/STIStory_394025.html (http://www.straitstimes.com/Money/Story/STIStory_394025.html)

Showroom open today? :confused:

condo101
25-06-09, 08:04
Showroom open today? :confused:
Showroom open in July.
For Pre-booking & appointment for VIP preview, please visit THEGALE.sg (http://www.thegale.sg) for more info.

moonk123
30-06-09, 10:36
Project Name-The Gale
Developer-Tripartite Developers Pte Ltd
Property Type-Condominium
Tenure - Freehold
Total Units - 329
Completion Date - 30 Sept 2014
District - 17

Available Unit Types
1 bedroom / Studio (689 - sf)
2 bedroom (904 - 1195sf)
2 bedroom + study (980 - 1259 sf)
3 bedroom (1345 - 1604 sf)
3 bedroom + study (1464 - 1808sf)
4 bedroom (1636 - 1991sf)
4 bedroom Penthouse (1916 - 2465sf)

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_001.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_002.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_003.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_005.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_006.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_floor_type2a.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_floor_type2a1.jpg

http://www.virtualhomes.sg/FileUpload/Project/2786/Images/the_gale_floor_type3a.jpg

>>>> Click here for more floor plans and info>>> (http://www.virtualhomes.sg/thegale#)

Source from : virtualhomes.sg (http://www.virtualhomes.sg/thegale#)

.

azeoprop
30-06-09, 11:12
No floor plan for studio (1bedroom) apartment? :)

mr funny
01-07-09, 17:04
http://www.businesstimes.com.sg/sub/suite/story/0,4574,339793-1246391940,00.html?

Published June 30, 2009

Robust private home sales in June

But it is too early to call a recovery, cautions OCBC Investment Research

By UMA SHANKARI


(SINGAPORE) Private home sales stayed strong in June.

http://www.businesstimes.com.sg/mnt/media/image/launched/2009-06-30/BT_IMAGES_UMPROP30.jpg
Freehold property: Artist's impression of Vista Residences; Far East Organization's Mr Chia says that buyers are mainly Singaporeans and there is strong interest from young professional managers, teachers and civil servants

Far East Organization sold 74 apartments in its 280-unit Vista Residences at a private preview last weekend, the developer said yesterday.

And Frasers Centrepoint said that it has fully sold two of its projects - the 330-unit 8@Woodleigh and the 110-unit Woodsville 28. Homes at 8@Woodleigh went for an average of $790 per sq ft (psf), while units at Woodsville 28 sold for an average price of $775 psf.

8@Woodleigh was launched just two weeks ago. Woodsville 28 was launched in July 2008 but most units languished until the buying momentum returned to the market this year.

Over at the freehold Vista Residences - on Jalan Dusun and Jalan Datoh at the corner of Thomson Road - prices start at $960 psf. The project will be officially launched tomorrow, but Far East released 88 units at a weekend preview, and 85 per cent of them were snapped up.

'Buyers are mainly Singaporeans and there is particularly strong interest from young professional managers, teachers and civil servants who are buying to occupy,' said Chia Boon Kuah, chief operating officer of Far East Organization's property arm.

While units at Vista Residences have sold for more than homes in the nearby The Arte - a City Developments project where units were launched at an average price of $880 psf in March - the difference in pricing is due to the difference in unit sizes and floor plans, analysts say.

'Vista Residences offer smaller size units that command higher psf pricing and also smaller balcony space than The Arte,' OCBC Investment Research analyst Foo Sze Ming said in a note yesterday. 'As such, we caution that the strong buying momentum at higher psf pricing for the new launch should not be viewed as a new uptrend for property prices.'

Mr Foo said that it is too early to call a recovery in the property market. 'We remain unconvinced by the recent 'recovery' in the physical property market,' he said.

'We believe buying strength over the recent weeks could have been driven by the spillover effect from earlier pent-up demand that drew cash rich local investors back into the market. In our view, potential catalysts for price increase will have to come from an inflow of foreign funds into the property market, as well as a pick up in employment opportunities.'

Foreign funds were the driving force of the property boom in 2007, but have not come back to the market in a big way.

Looking ahead, more mass-market and mid-market launches are expected in the coming weeks, including Oasis@Elias, a 388-unit, 99-year leasehold project at Elias Road by Chip Eng Seng, and The Gale, a 329-unit, freehold project at Flora Road by Tripartite Developers.

Kenshinto80
02-07-09, 12:39
Anyone can confirm whether there a temple next to The Gale development?

azeoprop
05-07-09, 14:51
Went to look at the site just now, alot of Knight Frank agents hanging around the area trying to hook customers....scary. They claim that there will be long Q and if u want ur unit must give blank cheque first.:doh: I don't see any temples around there though. The land slopes upwards to the east.

condo101
05-07-09, 15:19
Went to look at the site just now, alot of Knight Frank agents hanging around the area trying to hook customers....scary. They claim that there will be long Q and if u want ur unit must give blank cheque first.:doh: I don't see any temples around there though. The land slopes upwards to the east.

The temple is in Mariam Walk.

marktkt22
05-07-09, 17:05
condo101 is right.The current showflat location is opp Ferr park, which is not the actual site.

Actual site is very deep in, end of Mariam walk(which is beside edelweiss) and the end of FLora road. There is no road linking Mariam and Flora currently.Or if you can recall, Gale is probably at the showflat of Edelweiss.
So yes, there is a temple opposite. and yes, it is remote.

I drove there last night, yes, the show flat location is full of knightfrank agents claiming that the projt will be luanched with crowd.

price seem too be 650 onward, which is high. Edelweiss launched at 400-500psf. Ferr park launched at 500-550 psf. Gale launched at >650psf seem exp to me.:)

azeoprop
05-07-09, 19:17
I still remember Ferreria park last time launch 1 bedroom unit only 348k.....should have bought. :(

heutistmeintag
06-07-09, 01:11
E and F parks are launched when the market price was low then, how can compare with now?

condo101
06-07-09, 08:06
price seem too be 650 onward, which is high. Edelweiss launched at 400-500psf. Ferr park launched at 500-550 psf. Gale launched at >650psf seem exp to me.:)

I still remember Ferreria park last time launch 1 bedroom unit only 348k.....should have bought. :(
marktkt22, you can't compare Edelweiss & Ferr park launch price with The Gale.
A 3A HDB use to cost only $60k - $70k. Now? $200k - $3++k!

azeoprop, you will be saying the same thing few year later if you do not buy now.
Maybe you will be said something like this: I still remember The Gale last time launch 1 bedroom unit only 5++k.....should have bought. :D

Take action now, be realistic. There are no more project going to be launch at the price that marktkt22 mentioned.

Don't, IF ONLY! or I SHOULD HAVE! again.

Sincerely
condo101

azeoprop
06-07-09, 16:53
Here's the temple. It blesses the old Yan Kit Village which is now the A to G park condos. :)
http://www.yktemple.com/

Shareen
06-07-09, 17:33
After all the talk about the FREEHOLD condo project, would anyone be interested to attend the VVIP Preview this Saturday? The average psf for this property is approx. $620psf, and prices are expected to be at its lowest during the very first launch!

Pls CONTACT/SMS me @ 98515704 to RSVP (**$2,500 "Barang Barang" voucher for the first 300 who come)!

Cheers,
Shareen:spliff:
Knight Frank

azeoprop
06-07-09, 20:18
After all the talk about the FREEHOLD condo project, would anyone be interested to attend the VVIP Preview this Saturday? The average psf for this property is approx. $620psf, and prices are expected to be at its lowest during the very first launch!

Pls CONTACT/SMS me @ 98515704 to RSVP (**$2,500 "Barang Barang" voucher for the first 300 who come)!

Cheers,
Shareen:spliff:
Knight Frank

Sunday come no more offer? :confused: Not free on Sat. :(

Petmail
07-07-09, 03:42
Expected launch will be this coming friday! Those who are looking forward to new updates to this project may drop by my website: www.projectlaunches.com

Will be updating more key informations on this project plus many others day to day. You may also register your interest in my website where I bring you down to buy direct! those who are keen to explore the special offers or attention may also drop me a note in my website too.

Cheers!
Pet

xtink
07-07-09, 09:00
what is the indicative psf for the 2br?

Petmail
07-07-09, 12:37
Hi bro keep a look out at my webby for more information day by day! Will put them up once available!

Cheers!
Pet

marktkt22
07-07-09, 21:53
E and F parks are launched when the market price was low then, how can compare with now?

since market price is not low,as you said, then it is indeed exp. :)
Are we taught to buy low and sell high...IMHO

I have a place to stay so I am in no rush for 2nd ppty. I just do my $ accumulation and wait... for those who are in need of a place to stay, any price is a right price, as long as you like it.

marktkt22
07-07-09, 22:00
marktkt22, you can't compare Edelweiss & Ferr park launch price with The Gale.
A 3A HDB use to cost only $60k - $70k. Now? $200k - $3++k!

azeoprop, you will be saying the same thing few year later if you do not buy now.
Maybe you will be said something like this: I still remember The Gale last time launch 1 bedroom unit only 5++k.....should have bought. :D

Take action now, be realistic. There are no more project going to be launch at the price that marktkt22 mentioned.

Don't, IF ONLY! or I SHOULD HAVE! again.

Sincerely
condo101


To be frank, E was launched during dot com bubble/SARS. F was launched before the mkt rally. Both are quite recent, within say 6years but as you would put it, launched at low price .
HDB 3rm at 60K was like perhap at least 10 years ago. Cannot really compare them.:)

Anyway, I am actually more keen to know : Among all the A to G project, which is better located , from a general perspective. They are either at mariam or Flora.If I remeber correctly, Ballota, G and Edelweiss are along mariam. The rest A,C,D F are along Flora. ;)

Also, Not sure whether you notice, There an hugh empty piece of land opposite Ferr (at the current G showflat)....

vinc1281
08-07-09, 01:02
Hi people

Went down to the Gale to have a look. dont ask me how. I have my network. :D

Anyway the project is really nice. A private corner allocated to spa related stuffs with facilites like hot spa. land shape abit funny (jagged at the bottom). highest floor 10th due to proximity to airport. Have a glass shelter pathway cutting btw the feature and lap pool leading to a clock tower. nice water features with clubhouse within 4 blocks.

definitely one of the nicest big projects i've seen! quiet and surreal. the stars are especially nice there. hahaha. Layout is ok. quite big for a 3br. plus about $650 psf for FH. hmmm.. imho worth a look.

can PM me if you need more info. don't want to spoil the thrill for you. But honestly if you drive and would like a quiet place to come back to. definitely worth a look.

But the usual observation, two way single lanes will jam. but understands there is plan to link up flora road to mariam drive so traffic will improve by TOP i hope.

If you know something abt coastal breeze pls go to the thread. i'm looking at this project now and definitely welcome your inputs. :D thanks in advance.

novel
10-07-09, 11:18
nay, got info that 2/3 bedder priced at 750psf and above....not going to see anymore coz for the price its too FAR!!!

novel
10-07-09, 11:34
sorry the price range is 710 ~ 740 psf

azeoprop
10-07-09, 21:03
So how is the VVIP preview? :cool:

venus
10-07-09, 21:06
Heard by afternoon more than 100 sold.

azeoprop
10-07-09, 21:31
waaa...so ulu yet so popular? :doh: What kind of price are they selling at? If very high price, might as well buy Ferreria Park TOP soon, can get immediate rental yield.

Honesty
10-07-09, 23:35
Heard by afternoon more than 100 sold. Heard from who?? If at this time still can sell 100 units within one day, then confirm Singaporean are very very rich. No wonder the govt need to consider property gain tax from speculator. Don't worry about the market up or down, JUST BUT IT!!! VERY BRAVE!!!!

kale
11-07-09, 00:17
nowsadays alot of agents talking in this forum, not much sincere contributions and feedbacks from here......

venus
11-07-09, 00:22
Went to hv a look in the afternoon, was very very crowded. The agent claimed 100 plus units sold. 30plus units were sold even b4 today's preview, i guessing should be bought by their staff, relatives, business associates, etc.

azeoprop
11-07-09, 00:35
So I guess I no need to go for my appointment this Sunday liaoz, by that time nothing left for me to buy....:eek:

venus
11-07-09, 00:48
So I guess I no need to go for my appointment this Sunday liaoz, by that time nothing left for me to buy....:eek:

Go tmr lor. I didnt even make any appointment. This agent followed me behind my car as i drove in, so scary.

bargain hunter
11-07-09, 00:54
correct me if i am wrong, but isn't A to G all within close proximity of Changi Prison? I have never been to the area before and am just looking at the street directory so i have no idea what the area is like and why it was once touted as the cheapest freehold area in singapore.





To be frank, E was launched during dot com bubble/SARS. F was launched before the mkt rally. Both are quite recent, within say 6years but as you would put it, launched at low price .
HDB 3rm at 60K was like perhap at least 10 years ago. Cannot really compare them.:)

Anyway, I am actually more keen to know : Among all the A to G project, which is better located , from a general perspective. They are either at mariam or Flora.If I remeber correctly, Ballota, G and Edelweiss are along mariam. The rest A,C,D F are along Flora. ;)

Also, Not sure whether you notice, There an hugh empty piece of land opposite Ferr (at the current G showflat)....

ClemenceLY
11-07-09, 23:48
Walked in today without appt, showroom packed with lots of agents, bank staff and potential buyers. Price for 3+1 around 650 to 700psf (depending on stacks and floors). The 3+1 layout of the rooms (masterbed, study and rest of rooms) look good.

Agreed location is an issue, no nearby amenities (mall, food court, ...) within walking distance, though shuttle service provided for the first year.

It was reported on news today (also reported earlier om news few days ago), somehow it able to get into the news.

It is near the airport, anyone knows if it is noisy (especially during the night) ?

gfoo
12-07-09, 00:12
over half sold -165units over these few days- my gosh. $700psf for loyang?

cndomay
12-07-09, 08:35
Walked in today without appt, showroom packed with lots of agents, bank staff and potential buyers. Price for 3+1 around 650 to 700psf (depending on stacks and floors). The 3+1 layout of the rooms (masterbed, study and rest of rooms) look good.

Agreed location is an issue, no nearby amenities (mall, food court, ...) within walking distance, though shuttle service provided for the first year.

It was reported on news today (also reported earlier om news few days ago), somehow it able to get into the news.

It is near the airport, anyone knows if it is noisy (especially during the night) ?


Civil aircraft noise is not a problem. But there are now fighter jets stationed in changi, i dun know whther they have been causing any noise problems.

The bigger negative of this area is the need to travel to tampines or pasir for amenities. taking shuttle is a turn-off to me.

why didn't hong leong, the biggest landlord here, build a cluster of amnenites to enhance the convenience of the area?

starby06
12-07-09, 14:45
I went to this development an hour ago. Saw big crowd, spoke to ERA agent and found show house look nice. Many units sold within the last 2 days, left the more expensive units like 700+ psf. People look see look see alot. Most cars at the carpark have HDB labels, likely upgraders more.

azeoprop
12-07-09, 16:32
Just came back from the showroom, very crowded indeed. Was thinking of picking up a 1 bedroom unit for my own stay, but the last one sold out this morning. The price range for 1 bedroom units is from 490k to 550k all at 689sqft. The fittings and flooring is quite upmarket for a mass market condo, but still seems quite expensive for loyang. Maybe its better to wait for the property heat to cool down first. :beats-me-man:

moneyspinner
12-07-09, 17:07
Just came back from the showroom, very crowded indeed. Was thinking of picking up a 1 bedroom unit for my own stay, but the last one sold out this morning. The price range for 1 bedroom units is from 490k to 550k all at 689sqft. The fittings and flooring is quite upmarket for a mass market condo, but still seems quite expensive for loyang. Maybe its better to wait for the property heat to cool down first. :beats-me-man:

This is really hype! This place is really ulu. No amenities nearby, no MRT in the vicinity, no shops,............... Unless you want a trully 'exclusive' place, .................... no thanks.:tsk-tsk:

Honesty
12-07-09, 18:21
This is really hype! This place is really ulu. No amenities nearby, no MRT in the vicinity, no shops,............... Unless you want a trully 'exclusive' place, .................... no thanks.:tsk-tsk:

To be honest, I really don't understand why people rush to buy in this vicinity at sure a high price.

At loyang there are so many developments from A to F already and now G. So many units there, how to sell or rent high the next time, so many competition. And I think Gale is the most expensive one.

This rich people really got nothing better to do...

Lord Anus
12-07-09, 18:28
This is really hype! This place is really ulu. No amenities nearby, no MRT in the vicinity, no shops,............... Unless you want a trully 'exclusive' place, .................... no thanks.:tsk-tsk:

the same could be said for those freehold condos in grange rd, tanglin, napier, bukit timah and holland (those far from the main road). but those cost a bomb.

marktkt22
12-07-09, 21:21
really seem to me it a mindlesss herd instinct to buy at such a price, for such remote location with no amenties or any future in sight.
Except hong leong with continue to launch H , I, K projt for more "herd" to snap up...good reference with be ferr and edelweiss, and G should just be slightly higher ...not to that extent:scared-4:

shespawn
13-07-09, 10:07
700 psf is pretty high for a ulu location with no amenities. but again, i'm sure there is always a real reason for the hdb upgraders to buy there.

azeoprop
13-07-09, 16:00
I've notice that most of the units do not have household shelters, what is the leagal requirement for household shelters in Singapore nowadays? :confused:

cheerful
13-07-09, 18:03
Think previously got some discussion at some other threads ... no longer a requirement in new projects (after dunno which year, maybe 07?) ... common shelter shld be availabe though ..

jitkiat
14-07-09, 10:19
SINGAPORE: About 65 per cent or 215 units of The Gale condominium development in Loyang were sold at a preview that started last Friday.
The units were sold at an average price of S$650 to S$700 per square foot.



July new home sales breaking record again?? GDP expected to contract only -4 to -6% this year. S&P500 rebounds strongly at support level at 875 ... people will rush to showflats again this weekend ... good for the developers

Honesty
14-07-09, 23:24
SINGAPORE: About 65 per cent or 215 units of The Gale condominium development in Loyang were sold at a preview that started last Friday.
The units were sold at an average price of S$650 to S$700 per square foot.



July new home sales breaking record again?? GDP expected to contract only -4 to -6% this year. S&P500 rebounds strongly at support level at 875 ... people will rush to showflats again this weekend ... good for the developers

""Government has released information on how much supply is coming onto the market, the transacted prices and how many units have been sold on the deferred payment scheme.
This gives buyers complete information, rather than to have reports of high prices alone, he said.

‘For example, there are about over 40,000 units coming onto the market in the next three or four years – I think people must know that.’""

HDB prices are stable....how about private property????? 40,000 units coming :scared-4::scared-4::scared-4::scared-4: how to digest:confused::confused::confused::confused:

ClemenceLY
19-07-09, 23:47
Flip through a few websites to gather some info to share (please highlight if I missed out any major figures...)

Supply :
HDB flats to offer this year : 8,000 (as announced by Mah in early July 2009, last year 7,800)
The rest to be covered by private housing...

Demand :
Annual marriages : > 20,000 (23,966 in 2007) => assume 80% of them eventually need a new house, the demand from this group is 16,000. Note that while some in this group will buy from re-sale, the seller of the re-sale unit would need to get a new unit.

New Immigrants : est 50,000 (34,800 new PRs for first 6 months in 2008) => assume 20% (worst case min) need housing as some may share or come as a family, the demand from this group is about 10,000. Again this group may buy from resale but the overall demand for new units remain.

Hence the total demand yearly est is 26,000 (did not consider the details on some families leaving S'pore, upcoming en-bloc, ...)

Overall :
Housing shortfall = 18,000 (26,000 - 8,000) :scared-4:
Previous record condo sold is about 12,000 units and this year sold fuigures could be close to the record figure. This still leaves about 6,000 units short fall (or room for error in my estimation)...

I believe the gov plays an important role on the housing prices. It used to build more than 20,000 units yearly in the 1990s but it has reduced significantly when there was a reported huge number of unsold units in early 2000s. It has cleared most by now but new building units remains relatively low. At this rate, the private housing could sustain building >10,000 units per year.

cheerful
20-07-09, 11:08
Went to the Gale out of curiousity ... maybe this one will pose a challenge to O@Elias .....

shespawn
20-07-09, 11:57
gee, if that's what the gahmen is doing, they sure know how to drive up prices for the developers. pity the next generation who has to pay for the sky high hdb prices next time, im sure the loan term will be extended to 50 years also.

jitkiat
20-07-09, 12:07
gee, if that's what the gahmen is doing, they sure know how to drive up prices for the developers. pity the next generation who has to pay for the sky high hdb prices next time, im sure the loan term will be extended to 50 years also.

In Japan, loan can be extended to 3 generations :scared-4:

bargain hunter
20-07-09, 12:16
what was the takeup rate like?


Went to the Gale out of curiousity ... maybe this one will pose a challenge to O@Elias .....

cheerful
20-07-09, 12:34
what was the takeup rate like?

well, I didn't actually count coz there was no signboard displayed outside, only agents holding on to pieces of information ...

I asked one agent about 2+1 (majority of these are on the outside, not facing the pool) ... most taken up, except for those not facing any water feature) ... even those facing the tennis court also gone. Then, he asked if interested in 3 bedders .. i said no & balek kampung after that ...

The developer has launched all units for this project already ..

cheerful
20-07-09, 12:37
The two showflats appear ok .. layout looks spacious with big balconies so may appeal to those who are suckers for balconies :p

The pool should be 50m lap plus they 've decent-looking children pool ... overall showflat comparable if not betta than Livia tt's how I feel ..

But won't consider that location lah ... juz go there survey survey only :D .. looks like pretty good sentiments leh.

bargain hunter
20-07-09, 12:51
Just read from CLSA research, another 44 sold up till yesterday so total sold is 259 units sold.



well, I didn't actually count coz there was no signboard displayed outside, only agents holding on to pieces of information ...

I asked one agent about 2+1 (majority of these are on the outside, not facing the pool) ... most taken up, except for those not facing any water feature) ... even those facing the tennis court also gone. Then, he asked if interested in 3 bedders .. i said no & balek kampung after that ...

The developer has launched all units for this project already ..

cheerful
20-07-09, 13:31
wah like tt not bad leh ..

Actually heard an agent saing tt The Gale prob has pulled some pp from other showflats .. guess it may not be exaggerated (if referring to O@E).

bargain hunter
20-07-09, 15:02
little is heard of O@E since its launch, maybe take up not so good?



wah like tt not bad leh ..

Actually heard an agent saing tt The Gale prob has pulled some pp from other showflats .. guess it may not be exaggerated (if referring to O@E).

azeoprop
20-07-09, 15:55
Went to oasis today to take a look still quite a few 2 bedders not sold, mostly the HDB facing stacks. Prices are the same as it was during the preview, which is still the cheapest psf so far i've found in the east. However, the finishing is a grade below what u can find in waterfront key and Gale. :2cents:

moshimoshi
26-07-09, 09:42
What's the current price for a 3 bedroom at The Gale? anyone knows?

trixie
28-07-09, 20:12
What's the current price for a 3 bedroom at The Gale? anyone knows?

i was quoted 1.05 mil for a 3+1 unit, pool facing on level 3 - 5. works out to be 729psf on average. you can use this as a gauge. the psf won't differ too much for 3 or 3+1 units.

kal
28-07-09, 21:35
its 90% of 329units sold

bigfart
28-07-09, 22:01
Hi all,

Anyone book a unit at THE GALE?

ClemenceLY
29-07-09, 02:21
Wow, 90% sold in only a month ? :scared-4: The aggressive advert through radio, paper, TV, post cards and coupled with the property buying craze, really help to drive up the sales.... The developers and agents are laughing to the bank...

greenhorn
29-07-09, 18:22
To be precise, its 90% sold in 3 weeks!!! Wow... Developer also raised prices recently, in tandem with other launched projects. Think many are counting down to the day its "sold out".

Wonder what's the USP for The Gale and how it compares with other new condos in D17, D18 an D20? Obviously it must have appeal coz of good sales. Anyone can share?

stlinking
29-07-09, 22:47
Well Done!

proud owner
29-07-09, 22:50
Well Done!



any idea how the other freeholds nearby are doing ?

what makes this a better deal than buying its neighbour ? beside the age of the condo ...

trixie
30-07-09, 09:38
any idea how the other freeholds nearby are doing ?

what makes this a better deal than buying its neighbour ? beside the age of the condo ...



maybe the facilities? got spa pool, hydrobath, foot reflex... and the developer giving out free fridge, washing machine and dryer.
i find the finishings of the interior is good but i dun really like the big balcony. i went there last sun, only got 50 units left.

the high psf of the gale has also jacked up the price of ferraria park and now sellers are asking for more than 700 psf, buyers are willing to pay more too.

cheerful
30-07-09, 09:44
maybe the facilities? got spa pool, hydrobath, foot reflex... and the developer giving out free fridge, washing machine and dryer.
i find the finishings of the interior is good but i dun really like the big balcony. i went there last sun, only got 50 units left.

the high psf of the gale has also jacked up the price of ferraria park and now sellers are asking for more than 700 psf, buyers are willing to pay more too.

Well, overall layout looks not too bad although a buyer should 've scrutinized the units in detail .. & u'll see that the effect of staring at your neighbour's kitchen :scared-5:

Yup, maybe the freebies help but do note that it's a microwave oven only that is given (not the real conventional ones) ... throw in fridge & washer-cum-dryer ... and there u go ... almost sell-out liao ...

greenhorn
30-07-09, 10:04
Yup, i visited showflat last weekend and was impressed by the unit layout and facilities at the gale. Has good looks (exterior) and quality finishings too. Agree that the gale had injected new lease of life into that area and prices had risen since.

Someone told me the gale has good feng shui and is living up to its name - strong wind whirling thru at great speeds & making people run (blown away by it or be left behind)...hehe

Wrt the big balconies, my wife likes it alot for the lifestyle and "real condo feel". Think in 5 years at TOP, the market would be at a higher psf level than today. FH, mah...Hence many investors bought for the upside potential too. At the rate its going, wonder if sub-sales will appear in the ST ads soon.

990113d03
30-07-09, 10:16
Will being near to Changi Prison clusters has any effect on the potential of the Gale and the other A-F condo development in the area. The brochure deliberately hid Changi prison in the location map i observed. Changi prison is also FH there with the Gale and A-F condos. So Changi prison is sitting on a super large $700+psf land? Does one mind buying expensive FH condo and stay near prison? From the 90% sell out of Gale, it seems Sporean doesnt mind at all.

jitkiat
30-07-09, 10:20
Will being near to Changi Prison clusters has any effect on the potential of the Gale and the other A-F condo development in the area. The brochure deliberately hid Changi prison in the location map i observed. Changi prison is also FH there with the Gale and A-F condos. So Changi prison is sitting on a super large $700+psf land? Does one mind buying expensive FH condo and stay near prison? From the 90% sell out of Gale, it seems Sporean doesnt mind at all.

When the market is hot, property next to prison or cemetry also can sell. When the market is down and out, then you know why location is important. :2cents:

proud owner
30-07-09, 10:35
Will being near to Changi Prison clusters has any effect on the potential of the Gale and the other A-F condo development in the area. The brochure deliberately hid Changi prison in the location map i observed. Changi prison is also FH there with the Gale and A-F condos. So Changi prison is sitting on a super large $700+psf land? Does one mind buying expensive FH condo and stay near prison? From the 90% sell out of Gale, it seems Sporean doesnt mind at all.


ahahaha i would have missed that point

Looks like the prison also good fengshui , those go in vow not to return ..otherwise risk kana forced by inmate to eat shit , BJ and kana rear 'admiral'

990113d03
30-07-09, 10:41
What u say is true, when sentiments is so good like now, launch a FH condo at Tuas Checkpoint will also sell out. Benefits is can travel to n fro Malaysia conveniently and 10 mins to Jurong Pt for amenities which is the same as the Gale and the A-F developments which is 10min drive to Tampines mall. Investment potential in Tuas condo is can sell to expats working in heavy industries and shipping industries there. IMO, having private residential estate in Tuas is better than Floral road near Changi Prison. If the Floral road is named Prison Road, will the Gale sell so well? Your immediate neighbours are prisoners and potential investors are prison wardens. From what i know, prison wardens got their lodging in a hostel(big units) with condo facilities near the changi prison for very low rates.

jitkiat
30-07-09, 10:44
What u say is true, when sentiments is so good like now, launch a FH condo at Tuas Checkpoint will also sell out. Benefits is can travel to n fro Malaysia conveniently and 10 mins to Jurong Pt for amenities which is the same as the Gale and the A-F developments which is 10min drive to Tampines mall. Investment potential in Tuas condo is can sell to expats working in heavy industries and shipping industries there. IMO, having private residential estate in Tuas is better than Floral road near Changi Prison. If the Floral road is named Prison Road, will the Gale sell so well? Your immediate neighbours are prisoners and potential investors are prison wardens. From what i know, prison wardens got their lodging in a hostel(big units) with condo facilities near the changi prison for very low rates.
Ok la, will get flame from The Gale owners soon :D. They sure have valid reason buying there. May be hubby is pilot or wife is air stewardess. Those who buy to flip will be in for a disappointment. I went there once, I was wondering what a hell is that ghostly empty condo in grey colour ... later I found out the name starts with 'F'.

proud owner
30-07-09, 10:49
Ok la, will get flame from The Gale owners soon :D. They sure have valid reason buying there. May be hubby is pilot or wife is air stewardess.


ahhaah

you guys are really good

i cant help but want to add more ...

not far from Ikea ..
Prison Road not nice .. Prison Gateway Link more high class
near changi beach ... lots of gays
easy access to highway ...noisy
big balcony ? can see prison yard ?

anymore one time finish all then we let them decide if it is good a buy


ok i stop now

990113d03
30-07-09, 10:51
Sorry if I offended some Gale owners for my light hearted comments. The showflat interior and facilities is nice with good layout actually. Ya, now i tink if there is a J development besides The Gale next time can be called The Jail... it rhymes... haha...

bargain hunter
30-07-09, 10:52
or prison officer. work, live, play at changi...



Ok la, will get flame from The Gale owners soon :D. They sure have valid reason buying there. May be hubby is pilot or wife is air stewardess. Those who buy to flip will be in for a disappointment. I went there once, I was wondering what a hell is that ghostly empty condo in grey colour ... later I found out the name starts with 'F'.

bargain hunter
30-07-09, 10:53
too late liao, 90% sold already...your comments came too late or your agenda is also to help cdl clear units hahaha :)



ahhaah

you guys are really good

i cant help but want to add more ...

not far from Ikea ..
Prison Road not nice .. Prison Gateway Link more high class
near changi beach ... lots of gays
easy access to highway ...noisy
big balcony ? can see prison yard ?

anymore one time finish all then we let them decide if it is good a buy


ok i stop now

cheerful
30-07-09, 10:55
too late liao, 90% sold already...your comments came too late or your agenda is also to help cdl clear units hahaha :)

I wonder if those buyers actually studied the overall layout & realised the closeness of those units (back-to-back) ...

990113d03
30-07-09, 10:57
I cant remember The Gale's orientation le. I wonder there is any units which is prison facing? Can see the prisoners play basketball or can see the morning parade where they have to strip for the wardens to inspect at parade square? I tink Changi Prison has high walls is to prevent the A-F condos and the Gale from peeping into their activities right? Haha... sorry, im too over this time...

proud owner
30-07-09, 11:02
I cant remember The Gale's orientation le. I wonder there is any units which is prison facing? Can see the prisoners play basketball or can see the morning parade where they have to strip for the wardens to inspect at parade square? I tink Changi Prison has high walls is to prevent the A-F condos and the Gale from peeping into their activities right? Haha... sorry, im too over this time...


i think most Gale buyers are china chinese or HK , Taiwan chinese or chinese Educated chinese ..... confused ?

becos according to Sun Zi Pin Fa ( sorry if i spell sala) ...the most dangerous place is the safest place

cheerful
30-07-09, 11:06
LOL ..... so sarcastic :D


i think most Gale buyers are china chinese or HK , Taiwan chinese or chinese Educated chinese ..... confused ?

becos according to Sun Zi Pin Fa ( sorry if i spell sala) ...the most dangerous place is the safest place

cheerful
30-07-09, 11:10
Maybe those pp who bought ever considerd this lah i.e. if do cooking, then can share the smell with ur good neighbours lor .. :rolleyes:

990113d03
30-07-09, 11:16
I ask the agent who attended me at the Gale what if a prisoner escape or there is a prison breakout, wouldnt it be dangerous to the residents of the Gale and the A-F condos, he was stunned for a moment then sheepishly say that the prison wardens would conduct area search around the A-F condos and the Gale and the prisoners will not be able to hide in any of the condos easily. I laughed at his answer. Remember MSK... he crippled leg also can escape...

greenhorn
30-07-09, 11:28
One man's meat is another man's poison.

With 300 investors in so short a time, somethng must be right about the gale... Think must be the top seller for the month of July. Maybe its got the x-factor : the G-spot. ;)

jitkiat
30-07-09, 11:50
One man's meat is another man's poison.

With 300 investors in so short a time, somethng must be right about the gale... Think must be the top seller for the month of July. Maybe its got the x-factor : the G-spot. ;)
Check out Ris Grandeur (freehold), its location, its price against Livia (99LH)

bargain hunter
30-07-09, 12:14
can also be local chinese mah...added security good wat...not as easy to breakout as that whitley place.





i think most Gale buyers are china chinese or HK , Taiwan chinese or chinese Educated chinese ..... confused ?

becos according to Sun Zi Pin Fa ( sorry if i spell sala) ...the most dangerous place is the safest place

bargain hunter
30-07-09, 12:22
walls are high with barbed wires, unlike the whitley place. :D


I ask the agent who attended me at the Gale what if a prisoner escape or there is a prison breakout, wouldnt it be dangerous to the residents of the Gale and the A-F condos, he was stunned for a moment then sheepishly say that the prison wardens would conduct area search around the A-F condos and the Gale and the prisoners will not be able to hide in any of the condos easily. I laughed at his answer. Remember MSK... he crippled leg also can escape...

shespawn
30-07-09, 13:25
I ask the agent who attended me at the Gale what if a prisoner escape or there is a prison breakout, wouldnt it be dangerous to the residents of the Gale and the A-F condos, he was stunned for a moment then sheepishly say that the prison wardens would conduct area search around the A-F condos and the Gale and the prisoners will not be able to hide in any of the condos easily. I laughed at his answer. Remember MSK... he crippled leg also can escape...

wah, you really HKG movie director. the prison there is maximum security until cannot escape lah. I would only say those living at ballota is more at risk, since theirs is just next to it.

990113d03
30-07-09, 13:44
Singapore Prison Service (SPS) provide staff quarters at very low rates for their prison wardens not for no reason... there must be clear n present danger of prison breakout. There was once someone posted in the forum of straits times regarding using public monies to build staff quarters for prison wardens and questioned whether it is justifiable. Fyi, the staff quarters in the the new Changi Prison is like a condo with facilities like swimming pool, gym, free carpark lots etc. And it is known that a lot of prison wardens has double income by buying HDB or condos and rent out while staying in the staff quarters. SPS replied that there is clear and present danger of prison breakout that y it is justified to provide staff quarters for prison wardens so as to activate them in the short possible time in event of a breakout.

ClemenceLY
30-07-09, 23:33
With all these talks of proximity to Changi prison, the price of Gale for remaining 10% unsold units will fall ? I don't think so. Other than the famous Mas S. escape, not aware there are other escapees, especially in Changi Prison... More heads will roll if another escapee made the news !

I went to see about 2 weeks ago, the units are N-S direction (suppose to be good for Fengshui direction), not facing the prison which is towards the east direction, anyway B condo would have block the view too.

To be fair to Gale, compared this FH to those similar price LH 99years or even much more expensive LH in the east area, I believe the Gale do has its value (for the 90% owners).

acewee
28-10-09, 17:58
Another way of looking at it is Ballota is the safest condo in Singapore since got 24hr armed guards keeping watch. :doh:



wah, you really HKG movie director. the prison there is maximum security until cannot escape lah. I would only say those living at ballota is more at risk, since theirs is just next to it.

shespawn
28-10-09, 19:53
Singapore Prison Service (SPS) provide staff quarters at very low rates for their prison wardens not for no reason... there must be clear n present danger of prison breakout. There was once someone posted in the forum of straits times regarding using public monies to build staff quarters for prison wardens and questioned whether it is justifiable. Fyi, the staff quarters in the the new Changi Prison is like a condo with facilities like swimming pool, gym, free carpark lots etc. And it is known that a lot of prison wardens has double income by buying HDB or condos and rent out while staying in the staff quarters. SPS replied that there is clear and present danger of prison breakout that y it is justified to provide staff quarters for prison wardens so as to activate them in the short possible time in event of a breakout.

you are wrong, there's no condo facilities like swimming pool or gym at the quarters.

Wynners
29-10-09, 12:16
Shespwan, fyi, confirm there is gym n pool at the quarters. I have friends who are senior officers in changi prison. The quarters are very 'hot'. A lot of senior officers wan to stay in quarters and buy condo outside to rent. Double income, thats y prison officers are rich!

shespawn
29-10-09, 13:09
Shespwan, fyi, confirm there is gym n pool at the quarters. I have friends who are senior officers in changi prison. The quarters are very 'hot'. A lot of senior officers wan to stay in quarters and buy condo outside to rent. Double income, thats y prison officers are rich!

Is it? i attended friend's birthday party there, and they don't have a pool. just a function room and small minimart there. but staying there has certain restrictions and i wouldn't want to see my colleagues everyday.

Wynners
29-10-09, 13:28
Spore Prison Service(SPS) actually got a few staff quarters in Singapore. The new changi complex has the newest staff quarters which has condo like facilities. Read below for complaint from public on cutting waste of public monies.

http://app.mof.gov.sg/cutwaste/suggestionview.asp?id=22675

shespawn
29-10-09, 13:39
Spore Prison Service(SPS) actually got a few staff quarters in Singapore. The new changi complex has the newest staff quarters which has condo like facilities. Read below for complaint from public on cutting waste of public monies.

http://app.mof.gov.sg/cutwaste/suggestionview.asp?id=22675

they never mention whether there is swimming pool leh. i know there's security guard post. im also curious to know.

greenhorn
29-10-09, 13:46
Building contract has been awarded and work is expected to start next month and to be completed by November 2012. Good news for all Gale owners.:cheers6:

This project looks very promising and should set a new benchmark for condos in D17/18. The Gale's prices are holding up well in both resale and primary market sales.

Wynners
29-10-09, 13:54
My prison friends told me got swimming pool and gym facilities, just like condo., free parking also at a very cheap nominal rate. Think the quarters very big, the pool n gym shld be hidding somewhere. Actually SPS can justify the gym n pool as they can say these facilities are for their officers to train up physical fitness, then the public complain also lan lan.

azeoprop
20-11-09, 20:57
any more 2 bedrooms including ground floor units left? :beats-me-man:

sleek
20-11-09, 22:42
any more 2 bedrooms including ground floor units left? :beats-me-man:

Wah! Shopping for your 3rd properties? :D

Reporter
12-01-10, 23:19
Private Residential Units Sold in the Month of September 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Gale ......... OCR ....... 298 ...................... 5 ........................... 848 .............. 739 .............. 722

Private Residential Units Sold in the Month of October 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Gale ......... OCR ....... 300 ...................... 2 ........................... 793 ............... 786 .............. 778
Still have 29 units available.
$848 psf remains its high.

Reporter
12-01-10, 23:22
http://images03.olxsg.com/ui/2/27/62/35722562_1.jpg

Hong Leong's advertisement video link: http://www.youtube.com/watch?v=4MgqtzIyTdQ

Reporter
16-01-10, 17:26
Private Residential Units Sold in the Month of December 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Gale ......... OCR ....... 301 ...................... 1 ........................... 792 ............... 792 ............. 792
Can't break September's new high of $848 psf.

greenhorn
12-03-10, 17:24
URA to launch the tender for the Reserve List site
at Upper Changi Road North / Flora Drive in two weeks' time.

http://www.ura.gov.sg/sales/UppChangiFloraDr/MA/UpperChangiFloraDr-main(T).htm


Going by recent bidding trends by developers, this site should attract good bids. Also, since it was triggered from reserve list, must have some level of demand for it.

Owners of The Gale and all A-F projects there, look set for a good harvest from your investments in due time...

marktkt22
25-04-10, 21:52
URA to launch the tender for the Reserve List site
at Upper Changi Road North / Flora Drive in two weeks' time.

http://www.ura.gov.sg/sales/UppChangiFloraDr/MA/UpperChangiFloraDr-main(T).htm


Going by recent bidding trends by developers, this site should attract good bids. Also, since it was triggered from reserve list, must have some level of demand for it.

Owners of The Gale and all A-F projects there, look set for a good harvest from your investments in due time...

biggest gainer is Edelweiss owner, which is just beside.
They got their unit at rather low cost 400-500psf few year back, and Ferraria, Gale is providing a good support price for thm. They are definitely laughing all the way to the bank...

sgkingkong
21-06-10, 23:31
Has the Gale's development started? Think the last time I visited the site, it was still a flat land...

sswh218
16-09-10, 23:31
foundation for the Gale has just been completed.. I've paid 10% in the progressive payments. Wondering when will the next payment be.

sgkingkong
22-10-10, 00:18
foundation for the Gale has just been completed.. I've paid 10% in the progressive payments. Wondering when will the next payment be.

Just paid my 10% too.

romeo
22-10-10, 00:38
Singapore Prison Service (SPS) provide staff quarters at very low rates for their prison wardens not for no reason... there must be clear n present danger of prison breakout. There was once someone posted in the forum of straits times regarding using public monies to build staff quarters for prison wardens and questioned whether it is justifiable. Fyi, the staff quarters in the the new Changi Prison is like a condo with facilities like swimming pool, gym, free carpark lots etc. And it is known that a lot of prison wardens has double income by buying HDB or condos and rent out while staying in the staff quarters. SPS replied that there is clear and present danger of prison breakout that y it is justified to provide staff quarters for prison wardens so as to activate them in the short possible time in event of a breakout.

:doh: i wish to correct some misconceptions abt SPS staff quarters.. while it is indeed akin to a private devt.. there are no facilities.. no swim pool, no gym, no tennis court.. only a small function room, and some bbq pits..

also, reasons for building n occupying the staff quarters is for operational reasons like quick response in times of contingency..

lastly, there has been zero incident of escape from SPS facilities for like more than a decade.. i think

the latest incident of mas selamat is whitley detention centre under ISD..

hope the above clarify..

romeo
22-10-10, 00:44
My prison friends told me got swimming pool and gym facilities, just like condo., free parking also at a very cheap nominal rate. Think the quarters very big, the pool n gym shld be hidding somewhere. Actually SPS can justify the gym n pool as they can say these facilities are for their officers to train up physical fitness, then the public complain also lan lan.

haha.. let me assure u there is no swim pool n gym.. i think sps is very clear that staff quarters are not meant for 'enjoyment', just simple housing for staff who choose to stay there for operational purposes..

sswh218
22-10-10, 09:24
We see a need to change the design a liitle bit; i.e. re-locate a room door in the condo unit. Who do we approach for a request to change the internal layout design of the condo? I thought it is better to raise the issue now (during the construction stage) than to wait till TOP when the features are already built and then do the "amendments". A waste of money and resources. Any idea who we can approach ? Whether there is any fees or charges to request for change of the positioning of a room door? There are no addition of removal of room door, just a matter of re-positioning it.

devilplate
22-10-10, 09:29
We see a need to change the design a liitle bit; i.e. re-locate a room door in the condo unit. Who do we approach for a request to change the internal layout design of the condo? I thought it is better to raise the issue now (during the construction stage) than to wait till TOP when the features are already built and then do the "amendments". A waste of money and resources. Any idea who we can approach ? Whether there is any fees or charges to request for change of the positioning of a room door? There are no addition of removal of room door, just a matter of re-positioning it.

i dun tink developer will entertain u....especially a big sized project

imagine almost everyone wants to alter here and there...

gohsoonk
22-10-10, 09:58
For minor modifications,

(1) You can ask to write in to the developer via the lawyer.

(2) You can write in yourself to the developer and get a quote for the modification.

However, not sure if your request is considered minor...


We see a need to change the design a liitle bit; i.e. re-locate a room door in the condo unit. Who do we approach for a request to change the internal layout design of the condo? I thought it is better to raise the issue now (during the construction stage) than to wait till TOP when the features are already built and then do the "amendments". A waste of money and resources. Any idea who we can approach ? Whether there is any fees or charges to request for change of the positioning of a room door? There are no addition of removal of room door, just a matter of re-positioning it.

moomooteo
12-11-10, 15:37
Wondering who have actually purchased units? From what I gather from the thread, I have list out below. It seem that the construction works is very slow as only foundation is completed since last July launch.

1. sswh218 stack?
2. sgkingkong stack?
3. moomooteo stack23
4.
5.

sswh218
25-11-10, 14:51
Received another letter from the lawyer's office that a further 10% payment is due. The last payment was only in Sep or Oct (jus 2 or 3 months ago) and within such a short period, another 10% payment is due. Has anyone gone to the site and check on the construction progress?

If this payment is done, 40% of the condo unit would be paid up. Given the TOP is scheduled 2014 and we are not even stepping into year 2011, isn't it too 'quick' for the payments? :scared-5:

devilplate
25-11-10, 15:04
Received another letter from the lawyer's office that a further 10% payment is due. The last payment was only in Sep or Oct (jus 2 or 3 months ago) and within such a short period, another 10% payment is due. Has anyone gone to the site and check on the construction progress?

If this payment is done, 40% of the condo unit would be paid up. Given the TOP is scheduled 2014 and we are not even stepping into year 2011, isn't it too 'quick' for the payments? :scared-5:

i assume u bot low flr unit?

moomooteo
26-11-10, 10:20
Went down yesterday. Saw that the walls already up to third storey for those bloacks facing Flora Rd. Think it is blk 62, 64 and 66. So if you have bought 2-3 storey at these blocks , not surprising that they will collect the 10% for completion of wall.

moomooteo
26-11-10, 11:07
I should say completion of reinforced concrete framework is done up to 3 storey for most blocks instead of walls. Walls is misleading as the developer will collect the other 5%.

I believe the project will TOP in 2013,first quarter, as the construction is expected to be done by Nov 2012. The construction expected completion date is from the Lian Beng project information board at the end of Flora Rd.

Below is a schedule for the progressive payment

Completion of foundation work10%Completion of reinforced concrete framework of unit10%Completion of brick walls of unit5%Completion of roofing/ceiling of unit5%Completion of electrical wiring, internal plastering, plumbing and installation of door and window frames of unit 5%Completion of car park, roads and drains serving the housing project5%Notice of Vacant Possession25%On Completion Date15%

The developer will collect money as they progress for each block and storey. Collect money, sure fast hand fast leg meh. But don worry, these money will not go to developer directly but into a project account. Even the developer belly up, these money are still in the project account and must be used for the construction of the project.

kingkong1984
26-11-10, 11:15
Just paid my 10% too.

This must be my long lost relative.

sgkingkong
29-11-10, 22:14
This must be my long lost relative.

from the time of the apes... cheers! :cheers4:

moomooteo
07-12-10, 10:09
Picture taken by standing on Mariam Rd end.

sswh218
07-12-10, 13:33
I understand that the DTL2 will be contructed and ready by 2017. I think the closest MRT station is the one along Upper Changi Road. I might have read from somewhere that a MRT station is to be built at the present site of the Shell petrol station along Upper Changi Road. Anybody have any insider news (from LTA) to verify this is true?

Where is the nearest MRT station to Gale when the Downtown line opens in 2017?

sswh218
07-12-10, 13:44
sorry..it is DTL 3 (not DTL2).

Where exactly is the Upper Changi MRT station in DTL3 ?

990113d03
07-12-10, 14:55
The Upper Changi East MRT station is rather near to expo actually... suppose to cater for 4th University built nearby. I would say the nearest estate to it is simei. It is not near to changi prison that side.

greenhorn
07-12-10, 15:13
http://www.lta.gov.sg/images/Alignment%20of%20DTL.pdf

In that part of DTL3, the 2 closest stations to The Gale seems to be Tampines East and Upper Changi.

There is an Expo station which is nearer Simei.

Hope this helps.

990113d03
07-12-10, 15:36
The upper changi east station is nearer to Simei estate than the expo station. The shell station is just besides the Tropicana condo. The Gale with the other alphabet condos will not be within walking distance to any of these DTL3 stations.

greenhorn
07-12-10, 16:07
Based on the map, the nearest DTL3 station to The Gale should be Tampines East located at junction of Tampines Ave 7 and 9, near to Tampines JC. If wanna walk, think its possible but will take you some time to commute by foot. The Upp Changi station is too far off.

heutistmeintag
10-12-10, 03:19
Picture taken by standing on Mariam Rd end.

Hey moomooteo, you were ex-FPC? :p

moomooteo
10-12-10, 07:54
Alex, yes I am ex FPC. U got yourself a unit in Gale?:)

heutistmeintag
12-12-10, 23:17
Alex, yes I am ex FPC. U got yourself a unit in Gale?:)

hehe, I didnt. Wish I could afford another though. :D

moomooteo
29-12-10, 08:32
I have just paid another 10%. The reinforced structures has being completed till the 4 storey for most blocks. This construction pace is on track for TOP in 1 quarter 2013. If we are lucky, we might be able to celebrate the New Year of 2013 in GALE. :cheers6:

sgkingkong
29-12-10, 12:52
I have just paid another 10%. The reinforced structures has being completed till the 4 storey for most blocks. This construction pace is on track for TOP in 1 quarter 2013. If we are lucky, we might be able to celebrate the New Year of 2013 in GALE. :cheers6:

Nice... Let's Lou Hai at The Gale together in 2013...

kingkong1984
29-12-10, 12:55
2013... you guys must be joking... so far ahead?

sswh218
31-12-10, 01:00
I understand that gale has pneumatic operated rubbish chute. Wondering whether this is any good? There is 1 or 2 condos in Singapore already using this system. Any body out there knows or receive any feedback from the users whether this system is really good? It is a system that 'sucks' in rubbish to a central refuse. The advantage I see maybe there should be no ants or cockroaches as they would be sucked into the central refuse.

hyenergix
31-12-10, 04:40
Are you sure the suction force is so great that ants and cockroaches can be sucked away? My impression of these insects is that they can grip really well. I have ants or bees clinging onto my wind screen despite driving at 60 km/hr.

devilplate
31-12-10, 09:13
Are you sure the suction force is so great that ants and cockroaches can be sucked away? My impression of these insects is that they can grip really well. I have ants or bees clinging onto my wind screen despite driving at 60 km/hr.

hehe i agree too...but this system still got advantage and benefits ground flr lovers....only one central rubbish bin ctr....cannot imagine ground flr unit near bin ctr:scared-3:

i tink can use the water flushing system to flush bugs?

moomooteo
31-12-10, 11:13
Even without the pneumatic system, as long as the whole condo got basement carpark, the ground floor units will not be affected. The rubbish chutes opening points will be at the basement levels. But the "Ba Wu" will fill out the whole carpark when rubbish is being cleared.

I have not seem this pneumatic system, but will think that it will be better than the traditional type, especially if you are on the lower floors. The rubbish falling down from the hiher floors will often hit your rubbish chutes, creating noise at night and a horrible sight when you open up the chutes. :scared-2:

sleek
31-12-10, 11:19
Unlikely for the garbage truck to be able to access the basement carpark, so probably will be at the ground floor. :confused:


Even without the pneumatic system, as long as the whole condo got basement carpark, the ground floor units will not be affected. The rubbish chutes opening points will be at the basement levels. But the "Ba Wu" will fill out the whole carpark when rubbish is being cleared.

I have not seem this pneumatic system, but will think that it will be better than the traditional type, especially if you are on the lower floors. The rubbish falling down from the hiher floors will often hit your rubbish chutes, creating noise at night and a horrible sight when you open up the chutes. :scared-2:

mantrix
31-12-10, 11:25
No wonder called 'The Gale' - also partly from the suction force!

moomooteo
31-12-10, 13:41
Unlikely for the garbage truck to be able to access the basement carpark, so probably will be at the ground floor. :confused:

They use a buggy like tram to collect the bins and transfer to the main rubbish centre. This way, no need for rubbish truck to go into condo and carpark

sswh218
31-12-10, 20:57
The puematic refuse system does not require waste trucks to move about the condo premises. The waste collection station typically is situated quite far from the residential areas and are connected by under ground pipes. So no mobile waste trucks to intrude into the residential blocks like the conventional hdb flats. The system operates much like the aircraft toilet flushing system where a big blast of air is sucked into the system together with your rubbish with speed up to 75km/h. I understand city square mall being an Eco mall makes use of such system.

moomooteo
01-01-11, 19:14
The pneumatic system sounds good. However, if one day I forget and throw a winning 4D ticket into the chute, then my money really suck away. :doh: It happened once but that time was using the old system so we can still find it in the bin downstairs.:o

ClemenceLY
02-01-11, 19:32
Anyone knows if the pneumatic system would incur higher maintenance cost ?

moomooteo
02-01-11, 23:38
In the near term, we will not see the higher cost. However, when this system breakdown say in 5 years and needs to be overhaul, this will incur a dent to the sinking fund of the condo.

For near term, I will expect the maintance fee to be around $43 per share value.

sswh218
03-01-11, 08:20
Hi, how do u get $43/share value? Any calculation to show?

moomooteo
03-01-11, 11:52
$43 is based on the maintaince fee paid on previous condo at Flora. In fact, Carrisa and Ferraria is +/- around this price. I not too sure of Ballota and Azeala maintaince fee as I have no friends there.

ClemenceLY
03-01-11, 23:35
I did a search on the usage of such pneumatic refuse system and found that there are quite a few condo (such as The Sail and Marina bay residences) which has adopted such system. Refer to the link : http://sgforums.com/forums/1707/topics/353415?page=1 for more info.

Hopefully with more buildings using such system, the cost of future maintenance (expert labour and "spare parts") would be lower...:)

sswh218
04-01-11, 23:42
Given there are so many adopters of such puenmatic refuse system, any feedback on the usability of such system from the condo residents? Good or bad?

Is there a double or single chute system for Gale? There are a quite a few condos in singapore that makes use of the double chute system: one for recycleable waste n the other non-recycleable.

moomooteo
25-01-11, 10:46
The new road linking Mariam Way and Flora Rd has being completed. It is currently barricaded up and pending road marking. The street light are currently being installed as I do not see any yesterday night.

Construction of Blk 62 and 64 is up to the five level. Blk 66 is up to level 4 but for blk 68, it is very slow till level 2 only. For the blks behind, I could not see as I was there at night and there is no night construction.

greenhorn
25-01-11, 12:47
The new road linking Mariam Way and Flora Rd has being completed. It is currently barricaded up and pending road marking. The street light are currently being installed as I do not see any yesterday night.

Construction of Blk 62 and 64 is up to the five level. Blk 66 is up to level 4 but for blk 68, it is very slow till level 2 only. For the blks behind, I could not see as I was there at night and there is no night construction.

Is the construction for The Gale considered fast or slow or normal? Wonder why they built the road first before the construction of the condo is completed. New road to open to public soon?

Noticed that prices for the Flora Rd condos A-G have been steadily rising and are now averaging at $7xx - 8xx psf? At this rate, psf for Gale could hit $9xx at TOP? New pricing benchmark -the new condo coming up on the land bought by HL at the GLS last year. Who knows, $1k psf could just come to this part of town...which is near the awakening Pasir Ris and Tampines.

moomooteo
25-01-11, 14:16
I will say the pace of construction is slightly towards the slow side. A building contract is usually 30months, so from Dec 09 which they started foundation, 13 months have passed. For blk 68 to be at only 2 floor is on the slow side.

The road will be open to public, and I think the road should be opened earlier to relieve the traffic at Flora area. This will provide another more convenient entry point as we could now use Bedok exit from TPE to go into Flora area. :)

As to prices, Ferraria is now hitting the high $8XX psf and 1 bedder near very high $9XXpsf.

For those of us that bought Gale, we are on the average Low to mid $7xx psf(except those patio units which is real low psf$) . So I will not be surprised to see $8XX psf. In Dec, a one bedder 03-20 is sub sale at $871psf.

I am actually predicting nearer to TOP, prices will be in the high $9xx regions for 2 bedders and over $9XXpsf for 3or bigger units. For 1 bedders it will be over $1XXXpsf.

However, there is a few factors that will finally affect Gale resale pricing.

1. The sucess of HL in selling the 99LH in the plot beside Japanese school.
2. The price which this 99LH is marketing at. I predict $8XXpsf.
3. The price of the new GLS land which will be released through the confirmed land sale in the second quarter of 2011. This land is beside Ferraria Park.
4. The developer which get this land. Pray hard it is FEO ;) and all will HUAT.:)

dlam
29-01-11, 09:56
My first contribution. :) Just happen to pass by Gale, and snapped some photo on the progress.

2011

2012

kingkong1984
29-01-11, 10:44
My first contribution. :) Just happen to pass by Gale, and snapped some photo on the progress.

2011

2012
U come Attached! Haha, welcome your virgin post.

ClemenceLY
29-01-11, 20:55
As to prices, Ferraria is now hitting the high $8XX psf and 1 bedder near very high $9XXpsf.

For those of us that bought Gale, we are on the average Low to mid $7xx psf(except those patio units which is real low psf$) . So I will not be surprised to see $8XX psf. In Dec, a one bedder 03-20 is sub sale at $871psf.


Both Gale and Ferraria are almost next to each other. Ferraria completed more than a year ago. Is it normal that a completed condo can fetch higher price than an under construction condo ?

richardsng_era
29-01-11, 22:14
We still have some developer units for sale in the Gale. Feel free to call us.

moomooteo
30-01-11, 11:08
Both Gale and Ferraria are almost next to each other. Ferraria completed more than a year ago. Is it normal that a completed condo can fetch higher price than an under construction condo ?

Yes, new completed project should be higher as

1. Can be rented or for own stay immediately
2. Can see, feel and compare the physical unit.
3. Most completed unit already renovated

But, if the completed project is already many years, especially LH projects, then it will be normal to see completed project cheaper than BUC projects.

moomooteo
30-01-11, 11:15
We still have some developer units for sale in the Gale. Feel free to call us.

Ya, the 2 units of 2+1 on the second floor 02-06 and 02-13.
And 1 more unit of 2+1 on the 4 floor. All these are units facing Flora road.

sswh218
08-02-11, 11:54
Just happened to pass by the Gale construction site during CNY. Markings on Flora Road are done and the street lamps are up. I would think that the Flora road will be open this week or next.

With the opening of Flora Rd, i guess the construction activity will be more intense due to easier access to the construction and the condo can be completed by Nov 2012 (next year!).

moomooteo
10-02-11, 09:40
Just happened to pass by the Gale construction site during CNY. Markings on Flora Road are done and the street lamps are up. I would think that the Flora road will be open this week or next.

With the opening of Flora Rd, i guess the construction activity will be more intense due to easier access to the construction and the condo can be completed by Nov 2012 (next year!).

This road will likely not to be used for access to the construction site. They are entering the site through the vacant land behind the showflat. To open up this road is actually inconvenience to the construction. They could use this access in the past and do not need to clean up the area. But now, being this is a public road, Lian Beng have to take care that mud and others do not get onto the road or they will be fined. This does not help to speed up construction.

As to completing by Nov 2012, this is very likely. But to TOP at that time, it will be very low possibility. So my guess will be earliest Q1 2013.

moomooteo
11-02-11, 16:14
Went past this afternoon. My guess are confirmed. The new road will not be used for access to construction site. And blk 66 and 68 is still the slowest blk. Blk 66 at level 2 and Blk68 at level 1. The rest of the blks at level 5 to level 6. Attached are the photos.

sswh218
11-02-11, 23:35
Thanks for the great photos!

Indeed, blk 66 and 68 are slower than the few blks facing flora road. But are u able to observe the construction progress of blks behind, i.e. 70, 72, 74 and 76. Are they also at level 5 or 6 now? If u are on Flora Rd, u may not be able to see those blks behind.

Why the blks are all even numbers? If use even numbers, then there are 2 blks with '4', i.e. 64 and 74. And Why start from the number 62??

moomooteo
12-02-11, 14:19
The rest of the blks are at 5-6 levels. Only these 2 blks much slower than the rest.

Why even numbers? This side of Flora Rd is even number and the opposite side (Estella Garden) is odd.

Why start from Blk62. I can only think becos Edelewiss starts from Blk80. Since we have 9 blks, and counting backwards, you will get Blk 62.

jeslyn12
14-02-11, 17:07
Under the agreement, when is the expected TOP date?

moomooteo
15-02-11, 12:01
Under the agreement, when is the expected TOP date?

If I remember correctly, 1 Sep 2014.

sswh218
21-02-11, 23:11
With the increase in workers levy (in the budget release last week), wondering whether it would affect the pace of construction as the Lian Beng may cut down the number of workers on site to save cost. The completion may be extended??

The floor to ceiling height of each condo unit as mentioned in the specification is typically 2.8m. Wondering whether the ground level units has a higher ceiling height? more than 2.8m? 3m or higher?

greenhorn
22-02-11, 09:32
With the increase in workers levy (in the budget release last week), wondering whether it would affect the pace of construction as the Lian Beng may cut down the number of workers on site to save cost. The completion may be extended??

The floor to ceiling height of each condo unit as mentioned in the specification is typically 2.8m. Wondering whether the ground level units has a higher ceiling height? more than 2.8m? 3m or higher?

I doubt it. Lian Beng will have to pay HL hefty penalties for any delays in construction viz contracted completion deadline. LB would have factored in cost increases and such in their contracts with developer. Anyway looks like the Gale is coming up nicely. No worries...

moomooteo
22-02-11, 11:15
The groundfloor ceiling height is the same as other floor. This info is from what I heard from developer.

As to delay, the whole project on paper is to TOP latest 30 Sep 2014. Any earlier is bonus. So any delay before 30 Sep 2014 is not compensable.

However, I do not think that there will be delay due to increase in levy.

jeslyn12
05-03-11, 17:28
:mad:
The new road linking Mariam Way and Flora Rd has being completed. It is currently barricaded up and pending road marking. The street light are currently being installed as I do not see any yesterday night..


The road is now open

mcmlxxvi
10-03-11, 07:52
Drum roll.... we now have the name of the H condo...

Hedges Park @ Flora Road! Launching Soon!

Close to Changi Airport, Changi Business Park

Developer: Hong Leong

Total No. Of Tower: TBA

No. Of Storey: TBA

Total No. Of Unit: 500 luxurious units.

Tenure: Leasehold 99 years

Address: Flora Road/Upp Changi Road

District: 18

Hedges Park Lifestyle Condo Facilities:


Hedges Park Unit Type:

1 bed
2 bed
2 +study
3 bed
3+ study
4 bed
PentHouse

*Please note all infos given are estimated figures only. Subject to Changes anytime*

More Info to Be Released Soon!

---

Personally, I thought Hibiscus or what may be a more classy name... now it's just a hedge so LC omg...

sgkingkong
10-03-11, 23:22
Tenure: Leasehold 99 years


how come only 99 years?

moomooteo
11-03-11, 08:51
GLS awarded on 30 Apr 10 to Tripartitie. Price : $3542 psm
GLS land. That is why 99LH

dlam
11-03-11, 12:26
Any news on the launch price?? It will be great is it is above $900psf like H2O. Will definitely help to push up the price of Gale. :D

devilplate
11-03-11, 12:44
Any news on the launch price?? It will be great is it is above $900psf like H2O. Will definitely help to push up the price of Gale. :D

high chance 9xxpsf:cheers6: but tat doesnt mean gale price will go up...coz still goto compare and compete with the rest of the older projects:D

moomooteo
11-03-11, 13:07
high chance 9xxpsf:cheers6: but tat doesnt mean gale price will go up...coz still goto compare and compete with the rest of the older projects:D

I think that The Hedge if launched at above 900psf will definitely push up Gale prices. This is due to one FH and the other 99LH. However, my feel is that it will only launch at max high 8XX psf for large format and 1000++ psf for the small formats units (1 bedders). This is the first 99LH in the area. All other projects are either 999 or FH.

The older projects in Flora, with Ferraria Park behind the latest to be completed is transacting at about 850psf for large format units.

With Gale still BUC, It will move towards the 9++ psf but nearer to TOP.

azeoprop
11-03-11, 13:11
Sad...these A to G condos used to be the indicative cheapest FH land in Singapore....now also 900psf liaoz....:beats-me-man:

Fleur
11-03-11, 14:09
At this kind of pricing, NV residences is a much better buy. At least it is walking distance to a MRT station.

moomooteo
11-03-11, 14:34
If wan to compare on just pricing, than no end as per below examples.

Oasis @Elias better than NV (got mall beside mah and cheaper)
NV better than H20 (becos cheaper and near MRT)
Livia better than NV ( similar pricing but soon TOP)

All these comparison are not apple to apple comparison and I believe many will disagree to my comparisons.

moomooteo
11-03-11, 14:39
Sad...these A to G condos used to be the indicative cheapest FH land in Singapore....now also 900psf liaoz....:beats-me-man:

This area is still the cheapest FH land in Singapore. Abit with inflation, prices have went up and have not maintained at previous level.

Upper Bukit Timah Prices is now higher with The Lanai and Hillvista @ 1K+ psf level.

Fleur
11-03-11, 15:13
This area is still the cheapest FH land in Singapore. Abit with inflation, prices have went up and have not maintained at previous level.

Upper Bukit Timah Prices is now higher with The Lanai and Hillvista @ 1K+ psf level.

Geylang area is the still cheapest pricing. Canne Lodge is in between HDBs and walking distance and is still <900 psf.

devilplate
11-03-11, 15:14
Geylang area is the still cheapest pricing. Canne Lodge is in between HDBs and walking distance and is still <900 psf.

geylang still cheapest..sort of agree...some FH older apts without any facilities ard 6xxpsf only...

Fleur
11-03-11, 15:19
Flora road condos are cheap for many reasons:
- no amentities
- no MRT although Tampines East MRT is coming up, but it would not be walking distance
- near factories
- small road filled with very condos (very hard to even get cabs)
- far from city

devilplate
11-03-11, 15:27
Flora road condos are cheap for many reasons:
- no amentities
- no MRT although Tampines East MRT is coming up, but it would not be walking distance
- near factories
- small road filled with very condos (very hard to even get cabs)
- far from city

u nvr mention prison...hehe

moomooteo
11-03-11, 15:31
Geylang area is the still cheapest pricing. Canne Lodge is in between HDBs and walking distance and is still <900 psf.
Confused. Flora area condo is cheap or expensive?In one thread, u say Geyland cheaper. In another, u say Flora area is cheap. Quote "small road filled with very condos (very hard to even get cabs) ". Have u stayed in this area before? U sure hard to get cab?

devilplate
11-03-11, 15:35
Confused. Flora area condo is cheap or expensive?In one thread, u say Geyland cheaper. In another, u say Flora area is cheap. Quote "small road filled with very condos (very hard to even get cabs) ". Have u stayed in this area before? U sure hard to get cab?

i tink she/he meant flora is cheap for a reason and geylang FH apts is still the cheapest in whole SG ...hehe

moomooteo
11-03-11, 15:39
i tink she/he meant flora is cheap for a reason and geylang FH apts is still the cheapest in whole SG ...hehe

Geyland is cheap for a well known reason. If u have a family, will u want to live in Geyland. U still can get 6xxpsf in Flora. Ballota Park is @ this pricing level.

Fleur
11-03-11, 15:54
Geyland is cheap for a well known reason. If u have a family, will u want to live in Geyland. U still can get 6xxpsf in Flora. Ballota Park is @ this pricing level.

I know of people who stay in Flora Road. When they tried to sell the condos, takes very long to sell. Like it or not, the issue of cabs is a real thing. When cabs turn out from the airport, they tend to go to Tampines Ave 7 not Flora road.

Fleur
11-03-11, 15:56
I know of someone who bought Ballota penthouse. Until today at this pricing, it is still below his buying price.

moomooteo
11-03-11, 16:11
I know of someone who bought Ballota penthouse. Until today at this pricing, it is still below his buying price.

Firstly, cabs are fluid and got timing. They will be at spots where they will have better chance of getting passenges for that period.

In weekday morning (7am -8am), there is a lot of cabs. However, in the afternoons, yes there are not much cabs around. In the evenings from 6-10pm, there is no issue of cabs as a lot of cabs dropoff passenges in the nearby condos.

Secondly, as to issue of your friend's pricing of penthouse.
158 Mariam Way #05-02
Freehold
$656
1701
$1115k
31 Jan 11


You friend must have got it as subsale today's pricing is higher than launch.

dlam
11-03-11, 19:38
I think that The Hedge if launched at above 900psf will definitely push up Gale prices. This is due to one FH and the other 99LH. However, my feel is that it will only launch at max high 8XX psf for large format and 1000++ psf for the small formats units (1 bedders). This is the first 99LH in the area. All other projects are either 999 or FH.

The older projects in Flora, with Ferraria Park behind the latest to be completed is transacting at about 850psf for large format units.

With Gale still BUC, It will move towards the 9++ psf but nearer to TOP.

Nowaday the developer is getting very smart. They will use stuff like funiture voucher, better interior finishing to push up the price. So 9++psf should be achievable. :D If so, the Gale should go up. It is a trend in A-G condo, Gale push up the price of Ferraria when it is launched. :2cents:

sswh218
11-03-11, 21:27
There are reports of a potential housing tsunami coming in 2013 or 2014 where there will be an oversupply of houses. This will push house prices and rental southwards. Do not be surprised that the psf in flora area may dip to 600 plus or 700 plus.

moomooteo
11-03-11, 21:56
There are reports of a potential housing tsunami coming in 2013 or 2014 where there will be an oversupply of houses. This will push house prices and rental southwards. Do not be surprised that the psf in flora area may dip to 600 plus or 700 plus.
Yes, the older projects are now trading at these levels, do not need the oversupply story to make this happen.

But for the newer project, all bought at 700+ psf from developer. U mean all will lose their pants and sell below cost?:tsk-tsk: Maybe a few firesale possible, for those flippers who need to get rid of their holdings. These are what a lot of sideliners are waiting for.

Fleur
11-03-11, 22:51
Location location location. Poorer location will tend to have more firesales.

Fleur
11-03-11, 22:59
Geyland is cheap for a well known reason. If u have a family, will u want to live in Geyland. U still can get 6xxpsf in Flora. Ballota Park is @ this pricing level.

You will be surprised. Some lorongs are very decent. At lor 3,there are even HDB flats.

dlam
01-04-11, 15:47
The H Condo is starting to bring up the price of condo around the area. Edelweiss Park just had a transaction of 808psf for 1249sqft apartment - should be a record for the year. The Gale just had one transaction that is 866psf. Good sign ... :D

moomooteo
03-04-11, 10:33
The H Condo is starting to bring up the price of condo around the area. Edelweiss Park just had a transaction of 808psf for 1249sqft apartment - should be a record for the year. The Gale just had one transaction that is 866psf. Good sign ... :D

More good signs will come when the H condo is a success and the land opposite Ferraria Park is won by FEO;) . HUAT Ha.......... :cheers1:

toiletsiao
03-04-11, 11:33
More good signs will come when the H condo is a success and the land opposite Ferraria Park is won by FEO;) . HUAT Ha.......... :cheers1:

FEO was runnerup for the H plot bidding last yr... pray they do well this yr :D

latour
03-04-11, 23:28
FEO was runnerup for the H plot bidding last yr... pray they do well this yr :D

FEO will probably go for the land after the Hedges Park and the land beside Ferraria Park. When tat happen then it should be good for all the condos over the A to G...

moomooteo
19-05-11, 19:45
Developer calling for the 5% for the completion of brick walls. Heard from resident engineer expectation to TOP 4Q 2012:)

sgkingkong
20-05-11, 09:49
Developer calling for the 5% for the completion of brick walls. Heard from resident engineer expectation to TOP 4Q 2012:)

My stack seems a little slower. I am not even called for the completion of reinforced concrete yet.

moomooteo
20-05-11, 21:09
My stack seems a little slower. I am not even called for the completion of reinforced concrete yet.

You must have bought high floor on blk 68 and 66. These are the only two blks that is still not to 8 storey high. Blk 66 is at 5 floor and blk 68 is at 4 floor.

sgkingkong
20-05-11, 23:39
You must have bought high floor on blk 68 and 66. These are the only two blks that is still not to 8 storey high. Blk 66 is at 5 floor and blk 68 is at 4 floor.

I am at 66... :)

sswh218
21-05-11, 02:04
I'm at stack 72 and low floor. But I have not receive letter from developer asking 5% for brick walls??:http://forums.condosingapore.com/images/smilies/confused.gif

sswh218
21-05-11, 02:09
You must have bought high floor on blk 68 and 66. These are the only two blks that is still not to 8 storey high. Blk 66 is at 5 floor and blk 68 is at 4 floor.

How did u manage to monitor the progress of the development so closely? Are u staying nearby? Are u able to get an aerial view of the development? If yes, where do u get that 'helicopter' view? nearby tall building?

kingkong1984
21-05-11, 07:59
His lawyers more hardworking or ...

moomooteo
21-05-11, 08:02
I'm at stack 72 and low floor. But I have not receive letter from developer asking 5% for brick walls??:http://forums.condosingapore.com/images/smilies/confused.gif

For Blk 72, u should receive the letter by Jun. Actually, I have not receive my letter, but my banker have called me to inform me that my loan drawdown date is 23 May. I believe the drawdown date for blk 72 will be around the same date as I am on blk 70.

If u want to have a aerial view of the progress, Ballota or Dalia will be able to see clearly.

sswh218
21-05-11, 23:34
Did u specially request your banker to call/inform u whenever the loan is to be disbursed? My DBS banker is silent and does not proactively inform me.

After jun, when do u think is the next 5% drawdown? Must prepare to pay a lump sum in $10k blocks.

moomooteo
22-05-11, 00:23
This HSBC banker is a friend. As this the first drawdown for the loan, he gave me a call to ask for which mailing address. As to your question for next 5%(for roof and ceiling), I think it will be called together with the 5% for the walls. If not, it will be very soon after the walls 5%. As long as they have complete the next floor above u, they can call for the next 5%.

sswh218
22-05-11, 00:48
Oh.. This is the first drawdown for u? U mean u have paid 40% upfront when u purchased the gale unit?? U only took 60% loan?

dlam
22-05-11, 09:11
I am in Blk 62. Will always kanna me first for all sort of payment. :)

dlam
22-05-11, 09:27
Sorry. need help here. Are we suppose to have the blueprint of our unit? Ceiling height, specific measurement of each room etc??

Can't seems to find it. It is not in the Sales and Purchase Agreement.

DC33_2008
22-05-11, 10:45
Ceiling height is usually not in the document. But do check as I know some development has substantially lower floor-to-ceiling as compared to the specified.
Sorry. need help here. Are we suppose to have the blueprint of our unit? Ceiling height, specific measurement of each room etc??

Can't seems to find it. It is not in the Sales and Purchase Agreement.

moomooteo
22-05-11, 11:20
Oh.. This is the first drawdown for u? U mean u have paid 40% upfront when u purchased the gale unit?? U only took 60% loan?
Yes, can only take 60%.

moomooteo
22-05-11, 11:30
Sorry. need help here. Are we suppose to have the blueprint of our unit? Ceiling height, specific measurement of each room etc??

Can't seems to find it. It is not in the Sales and Purchase Agreement.

Ha ha. Blk62 is the first blk and this has the fastest progress. Therefore alway kana payment first. But think in this way, since they have more time to complete your blk, workmanship will be better. They will rush out those blks with the slower progress during the later stage when the developer press the contractor for TOP. And u will know what will happen.

As to your question, developer will not give u a blueprint. No ceiling height and no measurement of the rooms. They at most will give u a scaled drawing for your unit if u request for it. That's all. But from what I know, ceiling height will at least be 2.8m. U can only plan according to the scasled drawing, and when u get the actual units upon TOP, then u will know exactly how big your units is. This is due to the tolerance that is allow by the contract for our size and if i don remember wrongly, it is +/-2%. If the surveyor found that the size is within this tolerance, then pass and no compensation. That is why we have a surveyor to check our unit size before TOP and hand over of keys. This survey will be paid by us beofre TOP.

dlam
22-05-11, 13:40
Ha ha. Blk62 is the first blk and this has the fastest progress. Therefore alway kana payment first. But think in this way, since they have more time to complete your blk, workmanship will be better. They will rush out those blks with the slower progress during the later stage when the developer press the contractor for TOP. And u will know what will happen.

As to your question, developer will not give u a blueprint. No ceiling height and no measurement of the rooms. They at most will give u a scaled drawing for your unit if u request for it. That's all. But from what I know, ceiling height will at least be 2.8m. U can only plan according to the scasled drawing, and when u get the actual units upon TOP, then u will know exactly how big your units is. This is due to the tolerance that is allow by the contract for our size and if i don remember wrongly, it is +/-2%. If the surveyor found that the size is within this tolerance, then pass and no compensation. That is why we have a surveyor to check our unit size before TOP and hand over of keys. This survey will be paid by us beofre TOP.

Thanks. This is definitely useful information. See u next year neighbour. :)

DC33_2008
22-05-11, 13:42
You can ask your lawyer to request for detail floor plan if you do not have one. You have paid for the legal service.
Ha ha. Blk62 is the first blk and this has the fastest progress. Therefore alway kana payment first. But think in this way, since they have more time to complete your blk, workmanship will be better. They will rush out those blks with the slower progress during the later stage when the developer press the contractor for TOP. And u will know what will happen.

As to your question, developer will not give u a blueprint. No ceiling height and no measurement of the rooms. They at most will give u a scaled drawing for your unit if u request for it. That's all. But from what I know, ceiling height will at least be 2.8m. U can only plan according to the scasled drawing, and when u get the actual units upon TOP, then u will know exactly how big your units is. This is due to the tolerance that is allow by the contract for our size and if i don remember wrongly, it is +/-2%. If the surveyor found that the size is within this tolerance, then pass and no compensation. That is why we have a surveyor to check our unit size before TOP and hand over of keys. This survey will be paid by us beofre TOP.

dlam
22-05-11, 20:23
You can ask your lawyer to request for detail floor plan if you do not have one. You have paid for the legal service.

I got mine from a subsale last year. As part of the handover, the detail floorplan was not included. Do you mean that this is an extra info that I have to get from the developer through my lawyer?

moomooteo
22-05-11, 21:17
There is no detailed floor plan to start with in the first place. In the S&P, there is no inclusion of floor plan. Do you have the brochure for the gale. That is the basis. Anyway, you do not need you lawyers. U can write to Tripartite for a scaled floor plan.

Yours unit is a 3br ground floor (01-04)or the 3+1(1485 sqf) or the 3br. Anyway congrats as u have got it at good price.

sswh218
23-05-11, 00:21
How does the surveyor charges his service? Based on the unit's size?what is the typical cost for a say, 2+1 unit?


Ha ha. Blk62 is the first blk and this has the fastest progress. Therefore alway kana payment first. But think in this way, since they have more time to complete your blk, workmanship will be better. They will rush out those blks with the slower progress during the later stage when the developer press the contractor for TOP. And u will know what will happen.

As to your question, developer will not give u a blueprint. No ceiling height and no measurement of the rooms. They at most will give u a scaled drawing for your unit if u request for it. That's all. But from what I know, ceiling height will at least be 2.8m. U can only plan according to the scasled drawing, and when u get the actual units upon TOP, then u will know exactly how big your units is. This is due to the tolerance that is allow by the contract for our size and if i don remember wrongly, it is +/-2%. If the surveyor found that the size is within this tolerance, then pass and no compensation. That is why we have a surveyor to check our unit size before TOP and hand over of keys. This survey will be paid by us beofre TOP.

moomooteo
23-05-11, 21:21
Yes survey based on size. If remember correctly, a few hundred dollars (not more than $500). This survey will be arranged by developer before key handover.

DC33_2008
23-05-11, 21:43
Survey fee varies from firms to firms. Smaller ones charge lower fee as compared to those larger and found in prime area. First question: what is the valuation for? Some can be just $300.
Yes survey based on size. If remember correctly, a few hundred dollars (not more than $500). This survey will be arranged by developer before key handover.

moomooteo
23-05-11, 21:48
The survey is for independent party to verfy if the size of the unit built is within specifications. This is a must for all new projects before key handover. The surveyor will be chosen by the developer but the fees will be borne by the unit owners.

DC33_2008
23-05-11, 21:50
It does not make sense. There is a conflict of interest if valuer is chosen by the developer.
The survey is for independent party to verfy if the size of the unit built is within specifications. This is a must for all new projects before key handover. The surveyor will be chosen by the developer but the fees will be borne by the unit owners.

moomooteo
23-05-11, 22:00
If u have bought brand new projects before, u will know. This is the practise. Best part is u will not even see the report after paying. Ha Ha....:banghead:

devilplate
23-05-11, 22:21
The survey is for independent party to verfy if the size of the unit built is within specifications. This is a must for all new projects before key handover. The surveyor will be chosen by the developer but the fees will be borne by the unit owners.
Fees shd b half half

dlam
23-05-11, 23:09
There is no detailed floor plan to start with in the first place. In the S&P, there is no inclusion of floor plan. Do you have the brochure for the gale. That is the basis. Anyway, you do not need you lawyers. U can write to Tripartite for a scaled floor plan.

Yours unit is a 3br ground floor (01-04)or the 3+1(1485 sqf) or the 3br. Anyway congrats as u have got it at good price.

Thanks. I've got the brochure - but thought there should be something better than that. :)

Glad to see the price getting up for the Gale over the last one year - but ultimately see looking at the property for own stay rather than investment for long term.

sswh218
24-05-11, 23:59
The survey is for independent party to verfy if the size of the unit built is within specifications. This is a must for all new projects before key handover. The surveyor will be chosen by the developer but the fees will be borne by the unit owners.

Can we choose our own surveyor since this is to be paid by the unit owner? If the actual unit is larger than the specification, owner should not be expected to pay extra, right? if actual is smaller than specs, we 'win' by receiving a compensation. if actual is bigger than specs, we 'win' by having a larger 'unpaid' floor area. So it is a 'win, win' situation.

sswh218
25-05-11, 00:06
Can we get the floor plans with dimensions from the surveyor? The surveyor must have a copy of the floor plan with detailed dimensions to carry out his work/verification. Can we then get a copy from him since we are paying for his services? It is very useful to have a floor plan with dimensions clearly indicated. It helps in planning out renovations and budgeting.

moomooteo
25-05-11, 00:31
As mentioned, cannot choose which surveyor. This survey is still long time away, at key handover(next year end). But even as u pay, u still cannot get your detailed floor plan. I think bro devilplate is correct. It is half &half between owner and developer. I have forgotten about the actual fees since my last new unit is 2years back.

If size smaller, got compensate. if bigger than allowed tolerance, i don know if we need to pay. I think we need to, but I don think this will ever happen. But can anyone advise?

sswh218
25-05-11, 20:41
If the actual unit is larger than specification, Why should we pay for something that we did not ask for? The 'contractual' agreement is so much square feet and the developer should stick to this agreement. Imagine if u purchased a 3 room unit, and the developer built a pent-house size unit and expected u to pay the difference??

moomooteo
25-05-11, 21:48
This is not possible in real life. If buy 3Bdrm become penthouse, we can sue as this is deliberate by developer. Can get free upgrade leh.... We are talking about difference in 1-2% of the total area.

sswh218
31-05-11, 09:10
Just received letter requesting another 5% payment from developer and bank has disbursed the amount. That would bring payment to 45%. Intend to pay cash in $10k blocks. Would it be possible that overall 60% payment would b asked by end of this year??

A lot has been said about the possible TOP by Q4 of next year. When would be the last payment for COC (certificate of completion)?

devilplate
31-05-11, 09:43
Just received letter requesting another 5% payment from developer and bank has disbursed the amount. That would bring payment to 45%. Intend to pay cash in $10k blocks. Would it be possible that overall 60% payment would b asked by end of this year??

A lot has been said about the possible TOP by Q4 of next year. When would be the last payment for COC (certificate of completion)?

y make partial redemption?? int rate so low now.....

sswh218
31-05-11, 10:23
y make partial redemption?? int rate so low now.....

The interest rate for cash parked in bank is even lower. I do not really invest with this amount of cash. Even if it is invested, no time to monitor. U have any investment tools to recommend??

devilplate
31-05-11, 10:27
y make partial redemption?? int rate so low now.....

The interest rate for cash parked in bank is even lower. I do not really invest with this amount of cash. Even if it is invested, no time to monitor. U have any investment tools to recommend??

http://forums.condosingapore.com/showthread.php?t=11407

sswh218
31-05-11, 10:32
Thanks for the URL lead.

But my car is fully paid and so is my present house that I'm living.

devilplate
31-05-11, 10:35
Thanks for the URL lead.

But my car is fully paid and so is my present house that I'm living.

Crisis is an opportunity to those who got the $$$$ (for eg...recent Japan earthquake...u wud haf profited 10-20% on stocks if u r quick)

i am aso holding cash too....

u may wana check out stanchart mortgage one loan package....int offset loan

sswh218
31-05-11, 11:12
Crisis is an opportunity to those who got the $$$$ (for eg...recent Japan earthquake...u wud haf profited 10-20% on stocks if u r quick)

i am aso holding cash too....

u may wana check out stanchart mortgage one loan package....int offset loan

Thanks for the advice.

There are risks in investment. There is no certainity to win in all investments. Btw, Did u gain from stocks or other investment instruments due to the Japanese tsunami? I m already with DBS. If changed to scb, will need to consider plawyers charges, lawyers fees and the such.