View Full Version : Mi Casa (D23, 99 Years, Far East Organization)
Total: 457, sold to-date: 422, unslod till end of May 2010: 35;
Sold in May 2010: 9 unit, highest S$830PSF, lowest S$699PSF.
Wild Falcon
16-06-10, 21:06
Looks like Mi Casa and Hillvista in D65 are Far East best performing projects liao => 60% sold and less than 50 units leftover. The rest of Far East projects all CMI.
last week heard from my fren who bought a unit, he said construction is quite fast, and they have started to pay for the installment.
For those who hav started progress loan repayment, should hav received the certificate/letter of progress of construction from FarEast.
Does the letter state the estimate/target TOP date?
Mine is on Tower C2, which is still now a piece of empty land between C1 and C3...
For those who hav started progress loan repayment, should hav received the certificate/letter of progress of construction from FarEast.
Does the letter state the estimate/target TOP date?
Mine is on Tower C2, which is still now a piece of empty land between C1 and C3...
TOP is usually 6 to 9 mths ahead of what is lstated.
Total: 457, sold to-date: 422, unslod till end of May 2010: 35;
Sold in May 2010: 9 unit, highest S$830PSF, lowest S$699PSF.
That's 92% sold. Balance 8% will take forever to sell.? If at all. The prices are indeed attractive as compared to Treehouses. That one is more ulu and not near any amenities but I'll keep a look out for Jurong East development!
I brough a second-hand Unit of A3, the original owner has paid the 1st 10% of Loan, that means he has paid 30% of the total cost till now.
can i know anyone manage to sell off?:beats-me-man:
can i know anyone manage to sell off?:beats-me-man:
From what I know... these are the done deals. Not very profitable except 1.
317 Choa Chu Kang Avenue 3 #03-15 $590 1119 $660k 23-Apr-09
317 Choa Chu Kang Avenue 3 #03-15 $643 1119 $720k 29-Sep-09
60k before less commission
317 Choa Chu Kang Avenue 3 #04-13 $590 990 $584k 7-Apr-09
317 Choa Chu Kang Avenue 3 #04-13 $666 990 $660k 23-Feb-10
76k before less commission
317 Choa Chu Kang Avenue 3 #07-14 $722 990 $715k 20-May-10
317 Choa Chu Kang Avenue 3 #07-14 $604 990 $597k 23-Apr-09
118k before less commission (good deal)
317 Choa Chu Kang Avenue 3 #08-14 $687 990 $680k 27-Apr-10
317 Choa Chu Kang Avenue 3 #08-14 $610 990 $603k 23-Apr-09
77k before less commission
323 Choa Chu Kang Avenue 3 #05-26 $643 1259 $810k 27-Apr-10
323 Choa Chu Kang Avenue 3 #05-26 $615 1259 $774k 21-Apr-09
36k before less commission
325 Choa Chu Kang Avenue 3 #05-29 $687 1259 $865k 20-Apr-10
325 Choa Chu Kang Avenue 3 #05-29 $615 1259 $774k 6-May-09
91k before less commission
327 Choa Chu Kang Avenue 3 #06-34 $637 1119 $713k 25-Jun-09
327 Choa Chu Kang Avenue 3 #06-34 $661 1119 $739k 27-Aug-09
26k befor less commission (Fire sale or sale to relative... where is the profit?)
can i know anyone manage to sell off?:beats-me-man:
This is your first post and I am curious to know why you asked. I posted and you also didn't reply.. wasted my time to get the transactions for u.
Are you interested in this property? Currently, it is very quiet there with not much interest there. Though there are quite a few postings under property guru. Tree houses are selling at much higher prices.
Any starbuys for the remaining units? :beats-me-man: Is the showroom still open?
yes... show room still open..
bargains around... check property guru... around $7xx psf only.... this project is dead now... balance units 3 & 4 bedders at above $1 million from developer.
Check with FEO.
This is your first post and I am curious to know why you asked. I posted and you also didn't reply.. wasted my time to get the transactions for u.
Are you interested in this property? Currently, it is very quiet there with not much interest there. Though there are quite a few postings under property guru. Tree houses are selling at much higher prices.
i am thinking to sell of my unit..not sure if this is the right or shall i wait for TOP.:doh:
i am thinking to sell of my unit..not sure if this is the right or shall i wait for TOP.:doh:
No harm trying.. not easy to sell...
This project is dead now... usual pattern is
Hot and Lots of Interest during Launched....
Dead quiet with occassional bargain buys during construction time
Top... sudden interest and hot again.
If u need to sell now... not easy to sell unless price is attractive. Usually people will wait till TOP to sell. But it is easier to find bargains now as holding period is shorter and those who need to sell are those who want to liquidate their investments... even at a small profit as you can see above?
What stack do u have?
No one can time the market. You must have a target price first. If it hits, sell. Hold the cash and wait.
i am thinking to sell of my unit..not sure if this is the right or shall i wait for TOP.:doh:
327 Choa Chu Kang Avenue 3 #06-34 $637 1119 $713k 25-Jun-09
327 Choa Chu Kang Avenue 3 #06-34 $661 1119 $739k 27-Aug-09
26k befor less commission (Fire sale or sale to relative... where is the profit?)
I contacted the agent b4. It wasn't sold for profit. Firesale or not, cannot tell lah. 26k is enough to cover stamp duty but not enough for 2% agent fee. May be agent charge less?
I contacted the agent b4. It wasn't sold for profit. Firesale or not, cannot tell lah. 26k is enough to cover stamp duty but not enough for 2% agent fee. May be agent charge less?
Think hard... it could be agent's own unit... earn developer commission... now getting rid of it...
if they have more holding power... profit should be better...
next is selling to own relative... sometimes at a lost too.
Who cares.. they spoilt market anyway.
i am thinking to sell of my unit..not sure if this is the right or shall i wait for TOP.:doh:
it all depends..go by your feeling ba!! :scared-2:
Think hard... it could be agent's own unit... earn developer commission... now getting rid of it...
if they have more holding power... profit should be better...
next is selling to own relative... sometimes at a lost too.
Who cares.. they spoilt market anyway.
trust yourself ...
Agents?? I rest my case !!!
trust yourself ...
Agents?? I rest my case !!!
agents can be buys also right?
agent a sell to agent b also can right?
agent sell at a loss also can right?
I am not saying it is a confirmed agent case but it is a possibility. This project sucks! people go for Tree houses instead of this one.. speaks for itself.
devilplate
31-07-10, 10:49
last time vy easy to become agts...today u r not...tmr u can be one of them...
now they r trying to implement a compulsory exam for newcomers....lets see:D
Regarding to the dry kitchen sink position, that is not located at the near wall side as displayed in the shown room.
When the sink is at the side of aisle, that is very ugly since when we open our unit door, the sink is the first item we will see...
I have let my wrote to the developer, however, the developer said they only can located the sink at the aisle side.
Anybody have any ideas? :simmering: :tongue3:
I am not saying it is a confirmed agent case but it is a possibility. This project sucks! people go for Tree houses instead of this one.. speaks for itself.[/quote]
Mi casa not so bad, walk to lot 1 shopping centre and mrt only 3 mns ...tree house is located around the forest full of trees so the design may need to be unique...which one got potential if looking at the location?
devilplate
23-08-10, 11:36
I am not saying it is a confirmed agent case but it is a possibility. This project sucks! people go for Tree houses instead of this one.. speaks for itself.
Mi casa not so bad, walk to lot 1 shopping centre and mrt only 3 mns ...tree house is located around the forest full of trees so the design may need to be unique...which one got potential if looking at the location?[/quote]
and treehse cost alot more!:doh:
Mi casa not so bad, walk to lot 1 shopping centre and mrt only 3 mns ...tree house is located around the forest full of trees so the design may need to be unique...which one got potential if looking at the location?
and treehse cost alot more!:doh:[/quote]
strange...why there are people who buy without thinking? and why there are people who think too much and without buying?
very interesting...
Regarding to the dry kitchen sink position, that is not located at the near wall side as displayed in the shown room.
When the sink is at the side of aisle, that is very ugly since when we open our unit door, the sink is the first item we will see...
I have let my wrote to the developer, however, the developer said they only can located the sink at the aisle side.
Anybody have any ideas? :simmering: :tongue3:
The developer said that the sink away wall is much safer and their decesion is final decision.
The developer said that the sink away wall is much safer and their decesion is final decision.
The attached is received from developer.
experts~... anyone has views for a 2+1 1119 sqf at #11-25 asking $810k... what is the bank valuation there now? Is it below valuation?
The listing is at property guru..
then TODAY...I saw another one here... laggi best
http://www.propertyguru.com.sg/listing/577014/micasa - asking $736k only...
ANY VIEWS?
Kieve Tan
Senior Associate Manager
Call (+65) 9759 1804
http://www.propertyguru.com.sg/listing/1598085/for-sale-mi-casa
experts~... anyone has views for a 2+1 1119 sqf at #11-25 asking $810k... what is the bank valuation there now? Is it below valuation?
The listing is at property guru..
then TODAY...I saw another one here... laggi best
http://www.propertyguru.com.sg/listing/577014/micasa - asking $736k only...
ANY VIEWS?
Kieve Tan
Senior Associate Manager
Call (+65) 9759 1804
experts~... anyone has views for a 2+1 1119 sqf at #11-25 asking $810k... what is the bank valuation there now? Is it below valuation?
The listing is at property guru..
then TODAY...I saw another one here... laggi best
http://www.propertyguru.com.sg/listing/577014/micasa - asking $736k only...
ANY VIEWS?
Kieve Tan
Senior Associate Manager
Call (+65) 9759 1804
736K cannot be...confirm cannot be...compare to northvale and waren, this price is even lowe than the 2 older condos....very fishy.. if yes, quikly jump on it mai tu laio for this one...
bargain hunter
26-08-10, 22:41
cashrich, quick call and grab. :) let us know what excuse he give if no such unit. :ashamed1:
http://www.propertyguru.com.sg/listing/1598085/for-sale-mi-casa
devilplate
26-08-10, 23:56
cashrich, quick call and grab. :) let us know what excuse he give if no such unit. :ashamed1:
even if they just listed on dat day when u call them, they can say sold oredi and push next cheapest unit to u....some say assistant/PA update wrongly:p
i met one even more power...say still avail...den told me owner put on hold when i met him on site and try to push me another unit instead:simmering:
bargain hunter
27-08-10, 00:57
i kenna the assistant/PA update wrongly one a few times liao, even for landed (in which case can't really push the next unit) so looks like genuinely PA screwed up and they din push any unit to me anyway. :ashamed1: wonder why they employ assistants to give them more trouble hahaha.
even if they just listed on dat day when u call them, they can say sold oredi and push next cheapest unit to u....some say assistant/PA update wrongly:p
i met one even more power...say still avail...den told me owner put on hold when i met him on site and try to push me another unit instead:simmering:
WTF!!! to that agent... really an asshole.. all bluff one... Really a bargain at $736k...
Anyway, when bargain hunter appears... you know something has attracted it... bargain hunter is always on the LOOK OUT :)
bargain hunter
27-08-10, 14:13
bargain hunter has not been able to find any bargains recently leh. but u r rite, i m always on the LOOK OUT :D
so what excuse did that "too good to be true" asshole say to u?
WTF!!! to that agent... really an asshole.. all bluff one... Really a bargain at $736k...
Anyway, when bargain hunter appears... you know something has attracted it... bargain hunter is always on the LOOK OUT :)
even if they just listed on dat day when u call them, they can say sold oredi and push next cheapest unit to u....some say assistant/PA update wrongly:p
i met one even more power...say still avail...den told me owner put on hold when i met him on site and try to push me another unit instead:simmering:
another modus operandi is to post a dummy ad with a lower price *to grab* the business of a genuine selling agent. when potential buyer looks at this ad, he will contact this agent. and this agent will bring him to the real one and becomes co-broke, and earns the comm for practially doing nothing.
bargain hunter has not been able to find any bargains recently leh. but u r rite, i m always on the LOOK OUT :D
so what excuse did that "too good to be true" asshole say to u?
owner put on HOLE.
"WHOLE", "HOLE", "HOLD"
bargain hunter
29-08-10, 10:15
that's the crappiest reason to give. so obviously showing the agent is a conman.
owner put on HOLE.
"WHOLE", "HOLE", "HOLD"
that's the crappiest reason to give. so obviously showing the agent is a conman.
Hi,
What's happening for Micasa? What would be average price selling now? Any construction stage current update? Thanks to all
Yes... wanted to reply this earlier but posting using hp is giving me quite alot of difficulties.
The rail has to go... the traffic at the junction needs to be improved.
There is a need for a better concentration of commercial spaces there.. Perhaps the railway mall could be moved and located there also, which I doubt it will unless the expressway gets realigned.
A thing about the traffic conjestion... the worst it becomes, the better it is in terms of justifications for a fly over or underpass.... I would think that a fly over would be more appropriate as the rail can remain where it is. Let us see how the mess there can be cleared up by better urban planning.
http://forums.condosingapore.com/showthread.php?p=70042#post70042
Said in Sept 2009.. Govt announced that there will be a fly over there.. in Aug 2010/
http://www.straitstimes.com/BreakingNews/Singapore/Story/STIStory_570757.html (http://www.straitstimes.com/BreakingNews/Singapore/Story/STIStory_570757.html)
Map of two new fly over
http://www.straitstimes.com/STI/STIMEDIA/pdf/20100825/flyover.pdf (http://www.straitstimes.com/STI/STIMEDIA/pdf/20100825/flyover.pdf)
... I can be a fortune teller liao. Woo Hooo~
Hi,
What's happening for Micasa? What would be average price selling now? Any construction stage current update? Thanks to all
Ramesh. You have to call FEO agents to get the answers! I presume you are a Indian? Not vested here... crappy project. Looks like HDB with void decks. Beware of the racist here... they like to call some people "parabooneks".
Ramesh. You have to call FEO agents to get the answers! I presume you are a Indian? Not vested here... crappy project. Looks like HDB with void decks. Beware of the racist here... they like to call some people "parabooneks".
what is paraboonek..I only heard of dancing para para :D
what is paraboonek..I only heard of dancing para para :D
I saw someone using, Geylang OKT? or some others??
Sorry I don't wish to be too direct to a Japanese!
No one can time the market. You must have a target price first. If it hits, sell. Hold the cash and wait.
with the current situation..think got to hold till TOP.
with the current situation..think got to hold till TOP.
Not necessarily correct. Quite a few deals involving mainly 3 bedders. Asking has softened but valuation remained. Similar for most other under construction projects. This is mainly for self stay. It will dip next year before going up again when nearer to TOP.
Hi Guys,
Mi Casa latest constuction pic
Hi Guys,
Mi Casa latest constuction pic
Hi Zaichai,
Good pictures. Looks like tower B2/B3 floors upto 13 level
devilplate
18-10-10, 10:57
isit a fair deal to get a unit at Mi casa (park facing) at around 750psf?
any Mi casa Fans or haters?:p
Wild Falcon
18-10-10, 11:22
Minimal downside. Upside not sure. I'm sure the agent will say "look at Hillview The Lanai - $1300psf. Mi Casa is undervalued ...." hehe.
isit a fair deal to get a unit at Mi casa (park facing) at around 750psf?
any Mi casa Fans or haters?:p
rattydrama
18-10-10, 11:29
750psf is the support price right now where probably some sellers will let go for north newer projects. You can try.
isit a fair deal to get a unit at Mi casa (park facing) at around 750psf?
any Mi casa Fans or haters?:p
isit a fair deal to get a unit at Mi casa (park facing) at around 750psf?
any Mi casa Fans or haters?:p
The project TOP is 1st quarter 2012, hence price will rise steeply from 2nd half of 2011.
For 750psf, you should aim for at least 12th floor unit for park facing.
When I bought a unit facing the mosque during Apr 2009, I paid less than 650psf for unit above 10th floor.
When is the last time you heard of a FarEast Project selling at 750psf when approaching TOP?
Wait long long....
isit a fair deal to get a unit at Mi casa (park facing) at around 750psf?
any Mi casa Fans or haters?:p
BTW...there is hardly anymore empty land in CCK central that is within walking distance from CCK MRT, except the empty plot of land now between Mi Casa and the mosque / polyclinic.
In comparison, nearby Warren condo of 6 year-old showed recent resale average pricing of about 700psf, do not expect a brand new FarEast project ( Mi Casa) to be re-selling at the same price as Warren...
devilplate
18-10-10, 22:34
so looks like 750psf for mi casa is a gd deal? very hard to find park facing units subsale....only found 04-15....asking 810k....4th flr :tsk-tsk: ...probably see tree trunks only...lol
devilplate
18-10-10, 22:35
The project TOP is 1st quarter 2012, hence price will rise steeply from 2nd half of 2011.
For 750psf, you should aim for at least 12th floor unit for park facing.
When I bought a unit facing the mosque during Apr 2009, I paid less than 650psf for unit above 10th floor.
When is the last time you heard of a FarEast Project selling at 750psf when approaching TOP?
Wait long long....
r u not afraid of future devts as ur unit is facing?
so looks like 750psf for mi casa is a gd deal? very hard to find park facing units subsale....only found 04-15....asking 810k....4th flr :tsk-tsk: ...probably see tree trunks only...lol
To know the market pricing well, check the website for latest Mi Casa resale pricing.
http://www.streetsine.com/static/home2/map.jsp
unit 04-15 is no good, from the layout, it's direct bright west-sun in the afternoon, very hot...
Expensive.....
Most of the owners are holding for own stay....
r u not afraid of future devts as ur unit is facing?
It's good facing the mosque, considering the price I paid for it.
No west sun in afternoon, so it's not hot.
In terms of chinese "feng shui" belief, the door entrance is not directly facing "West", hence avoid "west-north wind", that's what old folk believe in.
Generally, a 14th floor unit facing HDB(main road) is equivalent in pricing to 11th floor unit facing the mosque.
While those facing the direct "west" sun has the cheapest pricing during Apr last year, including the *-15 side of units
Wild Falcon
18-10-10, 23:13
Then just buy the west sun. Better than those dark and dingy house with no sun. Sure confirm better appreciation in the future if steep discount. West sun with good view better than no sun with no view and no privacy. That's my mantra - so far works.
It's good facing the mosque, considering the price I paid for it.
No west sun in afternoon, so it's not hot.
In terms of chinese "feng shui" belief, the door entrance is not directly facing "West", hence avoid "west-north wind", that's what old folk believe in.
Generally, a 14th floor unit facing HDB(main road) is equivalent in pricing to 11th floor unit facing the mosque.
While those facing the direct "west" sun has the cheapest pricing during Apr last year, including the *-15 side of units
devilplate
18-10-10, 23:17
It's good facing the mosque, considering the price I paid for it.
No west sun in afternoon, so it's not hot.
In terms of chinese "feng shui" belief, the door entrance is not directly facing "West", hence avoid "west-north wind", that's what old folk believe in.
Generally, a 14th floor unit facing HDB(main road) is equivalent in pricing to 11th floor unit facing the mosque.
While those facing the direct "west" sun has the cheapest pricing during Apr last year, including the *-15 side of units
hmm....unless u intend to sell when it TOP lor...its terrible to face construction in future.
i will only consider park facing units for Mi casa(own preference) stack 15 not ideal...further in like stack 10,9 for eg will be better....angled afternoon sun lor...BUT, i check with some agts....04-15 is the only park facing unit avail for sale....there r many units facing empty plot of land on sale now
i remember park facing units all gone when i was there on the 2nd day of preview...den agts pyscho me to get those units facing the empty land...
stack 18 high flr will be gd as well
rattydrama
19-10-10, 01:23
so looks like 750psf for mi casa is a gd deal? very hard to find park facing units subsale....only found 04-15....asking 810k....4th flr :tsk-tsk: ...probably see tree trunks only...lol
realised its a 2 bedder.... isnt 3 bedder better at this price?
devilplate
19-10-10, 10:12
realised its a 2 bedder.... isnt 3 bedder better at this price?
yes, stack 15 is a 2+study....3bedder(probably pay 120k more to get a proper 3bedrooms more value for $)
exploring options now....no other park facing units avail leh....
315 Choa Chu Kang Avenue 3 #15-10
99 Yrs From 25/08/2008
$830
1292
$1071k
18 Aug 10
is this transaction a subsale or bot direct from developer??
this is kind of ideal unit and height(level) i am looking for
devilplate
19-10-10, 10:18
realised its a 2 bedder.... isnt 3 bedder better at this price?
errr....do u mean looking elsewhr like yewtee R 3bedders which cost ard 900k?
i agree Mi Casa floor space is very big in today's market which results in higher quantum
rattydrama
19-10-10, 10:58
what is the floor area you are looking at?
For mass market condo, it is easier to sell with 3 bedder instead of 2+1. For rental, 3 bedder should attract more interest from tenants rather than 2+1 as one could rent a whole unit and sublet the balance 2 rooms.
Valuer usually dont care much about facing from what I understand from bankers. The price differentiation is not that great, maybe around 20K for mass market condo. But owner asking price is horrendous if its a pool view.
yes, stack 15 is a 2+study....3bedder(probably pay 120k more to get a proper 3bedrooms more value for $)
exploring options now....no other park facing units avail leh....
315 Choa Chu Kang Avenue 3 #15-10
99 Yrs From 25/08/2008
$830
1292
$1071k
18 Aug 10
is this transaction a subsale or bot direct from developer??
this is kind of ideal unit and height(level) i am looking for
devilplate
19-10-10, 11:26
what is the floor area you are looking at?
For mass market condo, it is easier to sell with 3 bedder instead of 2+1. For rental, 3 bedder should attract more interest from tenants rather than 2+1 as one could rent a whole unit and sublet the balance 2 rooms.
Valuer usually dont care much about facing from what I understand from bankers. The price differentiation is not that great, maybe around 20K for mass market condo. But owner asking price is horrendous if its a pool view.
er...very confusing....stack 10 is actually facing pool....my old brochure is WRONG!
so far...no subsale done yet for park facing units.....i manage to find another park facing but low flr again....3rd flr(3bedder).....useless....rather get 3rd flr poolview
devilplate
19-10-10, 11:32
anybody or agts knows of any mid-high flr units for stack 15,16,11,12,7,8 selling in Mi Casa....PM me yah...tks:D
kingkong1984
19-10-10, 11:33
Projects near top would draw more interest. However, new launches could take away some of its interest. I heard that the plot of land between 10 mile junction and the mrt would impact the prices. Any views?
devilplate
19-10-10, 11:44
Projects near top would draw more interest. However, new launches could take away some of its interest. I heard that the plot of land between 10 mile junction and the mrt would impact the prices. Any views?
ten mile junction was bot by FEO rite? 5xxpsf rite? cfm above 1kpsf one! near bukit panjang MRT
FEO wana dominate north-west isit? lol:D
kingkong1984
19-10-10, 11:54
I duno, not from there. I am not referring to that, i am referring to the condo land not sold yet between the lrt and mrt. Dun have the ura details here. Are you familiar with that area?
devilplate
19-10-10, 12:00
I duno, not from there. I am not referring to that, i am referring to the condo land not sold yet between the lrt and mrt. Dun have the ura details here. Are you familiar with that area?
i only manage to dig out this old article...
FEO paid 436psf for ten mile junction
http://www.h88.com.sg/article/Ten+Mile+Junction+draws+strong+offer+of+%24164m/
Wild Falcon
19-10-10, 12:07
FEO is fine - they still build real houses to house real people. Wait till some Fragrance and Hotel-81 inspired developers start to come and that is the end of the district....
Why u suddenly so "hot" on Mi Casa?
I think Mi Casa first-time buyers should be doing well? I recall during Mi Casa launch, there was this project called L'viv at Newton. One of my friend bought Mi Case at $650psf. Another more atas one decide to buy L'viv at $2,100psf because she say must buy "prime" district due to "location location location" mantra. Turn out the one who bought Mi Casa already make a decent return at today's price of $750-$800psf; while our dear L'viv friend still making losses after taking in transaction costs. Lesson learnt: Always look at VALUE. Those agents who shout "Location location location" without looking at value are very "chek ark".
ten mile junction was bot by FEO rite? 5xxpsf rite? cfm above 1kpsf one! near bukit panjang MRT
FEO wana dominate north-west isit? lol:D
devilplate
19-10-10, 12:12
FEO is fine - they still build real houses to house real people. Wait till some Fragrance and Hotel-81 inspired developers start to come and that is the end of the district....
Why u suddenly so "hot" on Mi Casa?
I think Mi Casa first-time buyers should be doing well? I recall during Mi Casa launch, there was this project called L'viv at Newton. One of my friend bought Mi Case at $650psf. Another more atas one decide to buy L'viv at $2,100psf because she say must buy "prime" district due to "location location location" mantra. Turn out the one who bought Mi Casa already make a decent return at today's price of $750-$800psf; while our dear L'viv friend still making losses after taking in transaction costs. Lesson learnt: Always look at VALUE. Those agents who shout "Location location location" without looking at value are very "chek ark".
dun buy also can mah...gain more knowledge lor...too free ...haha
i familiar with central/east but lousy at other areas....
i like to invest in FEO(first phase) or near them....:D
i realised Mi Casa dun have much subsales done....Caspian is very hot!
btw, Mi Casa launch last yr April-May(preview) and L viv is this yr right?
anyway Lviv no-no...ur fren shd invest in trilight instead
kingkong1984
19-10-10, 12:15
http://www.ura.gov.sg/LsmMap/showSite.do?q=617
moneymatters
19-10-10, 13:56
http://www.ura.gov.sg/pr/graphics/2010/pr10-62a45.pdf
Tender details according to URA website is Nov 2010. Interestingly, LTA confirmed during its DTL 2 presentation last Saturday that this site will be developed into a fully integrated commercial/transportation hub. I was hoping LTA will release artist impression of the mixed developmen to the public soon. If you use Bedok MRT/Bus Interchange land tender won by Capital Land/ CapitalMall Asia of $800+psf per plot ratio, neigbouring properties around this site will automatically get a boost in future selling price.
kingkong1984
19-10-10, 14:03
Thanks, i agree, maybe can wait for tender results to see the impact. Mass market condo around it should gain. I will bet on this than Mi Casa.
devilplate
19-10-10, 15:50
Thanks, i agree, maybe can wait for tender results to see the impact. Mass market condo around it should gain. I will bet on this than Mi Casa.
Mi casa is considered near enuff to feel the impact rite? (not vested hor)
very nearby only got mayspring and linear....both of them i dun like....dun ask me y:p
unless further down cashew area....
rattydrama
19-10-10, 16:11
dont really fancy this proejct cos its a intersection or a main road. lorries, cars and concrete trucks to sungei kadut industrial park are using this road. I think worst than D5 Pasir Panjang.
R those trucks going to JB using this road stilll?
i only manage to dig out this old article...
FEO paid 436psf for ten mile junction
http://www.h88.com.sg/article/Ten+Mile+Junction+draws+strong+offer+of+%24164m/
In terms of chinese "feng shui" belief, the door entrance is not directly facing "West", hence avoid "west-north wind", that's what old folk believe in.
Bro, sorry to disappoint you, but your unit IS in the "North-West aka 西北" orientation. In fact, almost the whole MiCasa development is in this orientation, less the few tallest stacks that are either facing HDB or the army camp.
Bro, sorry to disappoint you, but your unit IS in the "North-West aka 西北" orientation. In fact, almost the whole MiCasa development is in this orientation, less the few tallest stacks that are either facing HDB or the army camp.
No, there is more to the interpretation.
"North-West aka 西北" orientation would not be a concern, if my unit door entrance is blocked by the adjacent pool-facing unit.
No, there is more to the interpretation.
"North-West aka 西北" orientation would not be a concern, if my unit door entrance is blocked by the adjacent pool-facing unit.
Bro, we "agree to disagree". :D
When it comes to "风水", there are quite a few different "门派" with different theories. I was very close to buying a pool facing stack 9/10 on the first preview night (not day since sales started at about 8pm), which will be in the same orientation as your unit. However, I was strongly advised against by my 风水师 as according to their "门派", all are considered under the 西北 orientation.
So I decided against it ultimately...宁可信其有. ;)
devilplate
19-10-10, 18:39
Bro, we "agree to disagree". :D
When it comes to "风水", there are quite a few different "门派" with different theories. I was very close to buying a pool facing stack 9/10 on the first preview night (not day since sales started at about 8pm), which will be in the same orientation as your unit. However, I was strongly advised against by my 风水师 as according to their "门派", all are considered under the 西北 orientation.
So I decided against it ultimately...宁可信其有. ;)
den which project u bot after tat?:D
Seems like there are some distressed sellers.
Pre TOP crisis?
319 Choa Chu Kang Avenue 3 #02-17
99 Yrs From 25/08/2008
$640
1324
$848k
24 Sep 10
This one facing?
devilplate
19-10-10, 19:47
Seems like there are some distressed sellers.
Pre TOP crisis?
319 Choa Chu Kang Avenue 3 #02-17
99 Yrs From 25/08/2008
$640
1324
$848k
24 Sep 10
This one facing?
this probably the worse facing...facing cck drive and HDB and only 2nd flr....seriously at 640psf i also dunwan to buy:p
Bro, we "agree to disagree". :D
When it comes to "风水", there are quite a few different "门派" with different theories. I was very close to buying a pool facing stack 9/10 on the first preview night (not day since sales started at about 8pm), which will be in the same orientation as your unit. However, I was strongly advised against by my 风水师 as according to their "门派", all are considered under the 西北 orientation.
So I decided against it ultimately...宁可信其有. ;)
Some fengshui views.
http://www.12zy.com/zhengmingyuan/guest/chufang.html
坐东大门向西，家里的财位在北面，刚好也在家里的厕所，那什么财气都给冲走了，家里就不聚财。
化解的方法在厕所放大叶植物和钱箱，钱箱里面放些钱，钱的数量不限，如果厕所门边够位置的话就在那里放个鱼缸，连带催财。将漏财问题减到最少。因为考虑餐桌那边放鱼缸，容易对到厨房门，会水火交战。所以不推荐将鱼缸放那里。或者避开厨房门也可以。
坐东大门向西，2004年-2024年是旺财不旺丁。适合收入不稳定人士、自雇人士居住。
The Art of Fengshui is subjective as it depends on your elements. For that reason, Fengshui master can smoke you into neverland.
You have to find the right prescription to enhance the postive and cancel out the negative.
Name will also have some fengshui implication.
What does "Mi casa"mean? doesn't sound good though.
devilplate
19-10-10, 22:41
Name will also have some fengshui implication.
What does "Mi casa"mean? doesn't sound good though.
means 'my home'
There is still some developer units, high floor, psf starting from 800 psf. Give me a text if you are interested.
devilplate
22-10-10, 12:47
There is still some developer units, high floor, psf starting from 800 psf. Give me a text if you are interested.
subsale only around 750psf for park and poolview facing
There is some developer units still available, high floor starting psf from 800 psf.
Given the fact that EC is going for 600-700 psf, Ten Mile is going to launch @ 950 psf, and removing of rail line. Micasa is a good buy.
Contact me Eddie Hu @ 91881715
Agent comm @ 1%
moneymatters
22-10-10, 15:12
There is some developer units still available, high floor starting psf from 800 psf.
Given the fact that EC is going for 600-700 psf, Ten Mile is going to launch @ 950 psf, and removing of rail line. Micasa is a good buy.
Contact me Eddie Hu @ 91881715
Agent comm @ 1%
How do you know that Ten Mile is going for $950 psf when pre-marketing is still not done.
rattydrama
22-10-10, 15:50
subsale only around 750psf for park and poolview facing
FEO may decide to sell away those unsold units at reasonable price cos coming next year there is a time limit as to how long they can hold on to their unsold units.
so looks like 750psf for mi casa is a gd deal? very hard to find park facing units subsale....only found 04-15....asking 810k....4th flr :tsk-tsk: ...probably see tree trunks only...lol
Too expensive, the seller must have assume buyers are not knowledgeable...
At 750psf, should get at least 13th floor..
Oct transacted prices:
Address
Tenure
PSF
Area Sqft
Price
Contract Date
317 Choa Chu Kang Avenue 3 #07-15
99 Yrs From 25/08/2008
$697
1119
$780k
07 Oct 10
Really it's already hard to belief that cck area can fetch higher than $700 psf. Shouldn't there be a price differential from lifestyle estates like parsir ris? At best this area is only comparable to far north in terms of pricing?
rattydrama
23-10-10, 12:20
majority of the condos are within walking distance to the main MRT line, namely cck and yew tee. And it is not far away for Jurong and Tuas industrial estate.
That is why CCK is holding up the price.
The upcoming Jurong Lake District which is about 3 MRT stations away could have contributed to the price as well.
Really it's already hard to belief that cck area can fetch higher than $700 psf. Shouldn't there be a price differential from lifestyle estates like parsir ris? At best this area is only comparable to far north in terms of pricing?
would Yew tee residences be a better buy then??
rattydrama
23-10-10, 12:44
would Yew tee residences be a better buy then??
I would think so. It is relatively new as compared to other projects and sheltered all the way from MRT to this condo. probably this is the hidden germs.
Mi Casa, being the runner up in terms of age is not that near in comparison and you will need to cross the road. In raining days, probably all wet.
However, right now owners are unwilling to let go at market price cos they also feel that there are a lot of upside potentials. Rental yield is superb.
condos within 5 years of TOP still have rooms for price run up. But I am not too sure about FEO projects hor.
seems that the price has gone up quite alot since the last time I check which is about 1 month ago.
Wild Falcon
23-10-10, 13:52
Why is Pasir Ris "lifestyle estate"? Because of the whatever downeast themepark issit ? I have never been to that downtown east themepark and frankly i would imagine a horrible place of screaming children - don't think anyone miss anything if he/she is not able to go to that themepark everyday. Choa Chua Kang is quieter and nearer farms, orchid nurseries, nature reserves with a lot of green pockets. It definitely feels "cooler" and closer to nature. That is a lifestyle in itself.
And CCK is closer to town than Pasir Ris - which is really at the edge of northeastern SG and as far from the city center and future lake district as can be already. And the beach has been declared to be unsafe for the longest time.
Really it's already hard to belief that cck area can fetch higher than $700 psf. Shouldn't there be a price differential from lifestyle estates like parsir ris? At best this area is only comparable to far north in terms of pricing?
I would think so. It is relatively new as compared to other projects and sheltered all the way from MRT to this condo. probably this is the hidden germs.
Mi Casa, being the runner up in terms of age is not that near in comparison and you will need to cross the road. In raining days, probably all wet.
However, right now owners are unwilling to let go at market price cos they also feel that there are a lot of upside potentials. Rental yield is superb.
condos within 5 years of TOP still have rooms for price run up. But I am not too sure about FEO projects hor.
seems that the price has gone up quite alot since the last time I check which is about 1 month ago.
Hehe hope the 'hidden germs' are not too many...superbugs prevail nowadays...
rattydrama
23-10-10, 14:32
good views. The downside of CCK is it is a small estate and densely populated.
Why is Pasir Ris "lifestyle estate"? Because of the whatever downeast themepark issit ? I have never been to that downtown east themepark and frankly i would imagine a horrible place of screaming children - don't think anyone miss anything if he/she is not able to go to that themepark everyday. Choa Chua Kang is quieter and nearer farms, orchid nurseries, nature reserves with a lot of green pockets. It definitely feels "cooler" and closer to nature. That is a lifestyle in itself.
And CCK is closer to town than Pasir Ris - which is really at the edge of northeastern SG and as far from the city center and future lake district as can be already. And the beach has been declared to be unsafe for the longest time.
rattydrama
23-10-10, 14:33
sorry what is superbugs? my engrish no so power.
Hehe hope the 'hidden germs' are not too many...superbugs prevail nowadays...
sorry what is superbugs? my engrish no so power.
Cos u said germs what...should be gems...so I just joking ard... :)
kingkong1984
23-10-10, 16:25
http://www.ura.gov.sg/LsmMap/showSite.do?q=617
Get this lah, better location.
rattydrama
23-10-10, 20:56
Oops! Thanks for the correction.
Cos u said germs what...should be gems...so I just joking ard... :)
rattydrama
23-10-10, 21:01
Get this lah, better location.
Yes potential cos it is a mixed development. How is the access to the MRT station? Has the site been sold?
North is pretty happening now.
devilplate
23-10-10, 22:43
Yes potential cos it is a mixed development. How is the access to the MRT station? Has the site been sold?
North is pretty happening now.
r u sure north is happening now? or isit merely due to some ppl here? lol:p
rattydrama
24-10-10, 22:28
r u sure north is happening now? or isit merely due to some ppl here? lol:p
There are alot of new land releases from HDB and URA over at the north areas. For example, Yishun, Semabwang, Woodlands, Bt Panjang areas.
The last private in Woodlands was Rosewood suits (2009) and the last EC was built 5 years ago - La Casa.
This in general will help to pump up the prices. There are plots of empty lands in these areas waiting for the government to release.
kingkong1984
25-10-10, 09:14
Help u on this, north will be spurred by thomson line, new Yishun bus interchange and new condo's. Switching will take place plus new comers. The aerohub will also affect it and punggol side. If the area beside KTP hospital is developed.... There's also enough land for a uni, poly, sports hub etc or a new town even. Not saying that it will be there, but highlighting the spaces there.
r u sure north is happening now? or isit merely due to some ppl here? lol:p
nah you are right, North is happening due to people like me :spliff:
like last time property investment was so happening due to people like jlrx and reporter but they are gone now
if north sinks then i'll disappear too :p
actually North is for people who likes to buy $5000 COE because they ask themselves the question 'can this get any lower'?
of course, stay away from those 1K++psf condos lah... :tsk-tsk:
The attached is received from developer.
Hi yshuang/all, appreciate if someone could advice from where u are able to get the details of the finilised interior design. The FEO agents? or is developer? FEO? I have purchased a unit (A2 facing the pool) there and would love to get the latest plans. Thanks for any info.....
g
devilplate
29-10-10, 15:00
Hi yshuang/all, appreciate if someone could advice from where u are able to get the details of the finilised interior design. The FEO agents? or is developer? FEO? I have purchased a unit (A2 facing the pool) there and would love to get the latest plans. Thanks for any info.....
g
i asked the FEO agts station at Lanai showflat(mi casa sales gallery), they also not sure....:doh:
When you purchase the unit, don't the developer give you a separate brochure?
The brochure would have details on the floor layout, specs, etc. Not sure if different developers have different practice...
Hi yshuang/all, appreciate if someone could advice from where u are able to get the details of the finilised interior design. The FEO agents? or is developer? FEO? I have purchased a unit (A2 facing the pool) there and would love to get the latest plans. Thanks for any info.....
g
kingkong1984
01-11-10, 20:50
I think he got subsale one. Maybe bought it without much thought. Must be a great deal there in terms of psf, $700 psf?
I think he got subsale one. Maybe bought it without much thought. Must be a great deal there in terms of psf, $700 psf?
ppl like u should really read a post before making comments....wise man once said "better to shutup than to say something stupid"......i clearly said finished internal design layout details etc and referred to the 3D that one of the earlier guys managed to get.... must be a SG thing of buying a $$$ property without thinking OR maybe u have some past experience...:rolleyes:
Anyways........clarified with the FEO ppl and the one showed earlier (3D) is only done on cases where major layout changes are done and justifications etc are required to convince the unit buyers.....
Hi yshuang/all, appreciate if someone could advice from where u are able to get the details of the finilised interior design. The FEO agents? or is developer? FEO? I have purchased a unit (A2 facing the pool) there and would love to get the latest plans. Thanks for any info.....
g
Hi, Gaume3,
I also donot know the details of the finilised interior design.
I got the sink location design from Far East. You may try call 68306356 for details.
Hi, Gaume3,
I also donot know the details of the finilised interior design.
I got the sink location design from Far East. You may try call 68306356 for details.
thx yshuang!:cheers6:
kingkong1984
06-11-10, 05:50
ppl like u should really read a post before making comments....wise man once said "better to shutup than to say something stupid"......i clearly said finished internal design layout details etc and referred to the 3D that one of the earlier guys managed to get.... must be a SG thing of buying a $$$ property without thinking OR maybe u have some past experience...:rolleyes:
Anyways........clarified with the FEO ppl and the one showed earlier (3D) is only done on cases where major layout changes are done and justifications etc are required to convince the unit buyers.....
You are no better!
:doh:
means 'my home'
Mi Casa in hokkien pronounce as "Mee Kah Sa"
Mee : Noodle
Kah sa : throw away..
Mi Casa = Throw away Noodle... :D :D
kingkong1984
06-11-10, 11:04
Nice joke. How abt La casa?
Mi ca sa
La ca sa
Bo la sa
Nice joke. How abt La casa?
Mi ca sa
La ca sa
Bo la sa
It's a true joke.
Was discussing with my old mum that I'm looking at Mi Casa during launch.
she objected and further went on to say the name sound so silly and she wondered why the developer want to throw away noodle....:doh:
Almost fainted upon hearing her feedback! :D
kingkong1984
06-11-10, 14:18
Maybe dev should come up with better names like mee lak sa.
Mee kia da or mee pok bao
rattydrama
06-11-10, 15:57
Maybe dev should come up with better names like mee lak sa.
Mee kia da or mee pok bao
or Mee Siam Mai Hum.... developer care to take this name??
Mi Casa can also be know as Mee Ka san (Noodle slimer):banghead:
kingkong1984
06-11-10, 18:58
This one better, http://www.gayhometrade.com/
This one better, http://www.gayhometrade.com/
ooooo I like:spliff:
devilplate
07-11-10, 00:20
wah...u guys making fun of spanish:p
You are no better!
:doh:
Well neither are u really :confused: thx!
wah...u guys making fun of spanish:p
Hokkien Spanish to be exact..:spliff:
FEO is fine - they still build real houses to house real people. Wait till some Fragrance and Hotel-81 inspired developers start to come and that is the end of the district....
Why u suddenly so "hot" on Mi Casa?
I think Mi Casa first-time buyers should be doing well? I recall during Mi Casa launch, there was this project called L'viv at Newton. One of my friend bought Mi Case at $650psf. Another more atas one decide to buy L'viv at $2,100psf because she say must buy "prime" district due to "location location location" mantra. Turn out the one who bought Mi Casa already make a decent return at today's price of $750-$800psf; while our dear L'viv friend still making losses after taking in transaction costs. Lesson learnt: Always look at VALUE. Those agents who shout "Location location location" without looking at value are very "chek ark".\
Mi casa is it facing the mosque? what is the orientation facing?
I heard some of the units will be facing the mosque ...
:)
Property agents typically treat N, NE and NW as "north facing". The park facing Mi Casa units are actually looking at NW, to be exact.
In feng shui, N and NE are generally good direction. NW is a NO-NO. :tsk-tsk:
how about N-S in fengshui?:)
Just found out that the land site beside Mi Casa is earmarked as an EC development. Wonder how this will affect the price of Mi Casa and nearby condos. Experts' comments are welcomed. Cheers. ;)
http://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/Choa%20Chu%20Kang%20Drive%20-%20Main/$file/CCK+Drive.pdf
shauntanzs
25-11-10, 22:20
It can only go up..
hi shauntanzs, care to elaborate, vis-a-vis a private development? :)
rattydrama
26-11-10, 09:43
It will depend on the land cost developer is paying for the EC. My guess is price of mi casa should move up a little.
devilplate
26-11-10, 09:44
It will depend on the land cost developer is paying for the EC. My guess is price of mi casa should move up a little.
for brandnew projects...Mi casa in the west and Oasis in the east r the cheapest oredi....
kingkong1984
26-11-10, 10:03
for brandnew projects...Mi casa in the west and Oasis in the east r the cheapest oredi....
Bro. Not Really
http://www.fareast.com.sg/FEOCorp.Upload/CMS/Pdf/MiCasa-FEOWeb.pdf
>$1000 psf leh!!!!
http://www.ura.gov.sg/pr/graphics/2010/pr10-137a3.pdf
devilplate
26-11-10, 10:10
Bro. Not Really
http://www.fareast.com.sg/FEOCorp.Upload/CMS/Pdf/MiCasa-FEOWeb.pdf
>$1000 psf leh!!!!
http://www.ura.gov.sg/pr/graphics/2010/pr10-137a3.pdf
go for subsale mah....2-3wks ago there r a few 3-4bedders asking for 750psf
btw, the prices is so called Listed Price before discount....FEO selling the remaining units at 850-950psf after discount....unless they up the price recently
It will depend on the land cost developer is paying for the EC. My guess is price of mi casa should move up a little.
price of mi casa will go down if EC is built, than it is time to go in.
devilplate
26-11-10, 10:25
me not vested...but i foresee next plot EC will be launched at average 700psf(MRT and mall still within 7-8mins walk...not bad compared to canopy @ yishun)....so effectively Mi casa shd be 850psf....
me not vested...but i foresee next plot EC will be launched at average 700psf(MRT and mall still within 7-8mins walk...not bad compared to canopy @ yishun)....so effectively Mi casa shd be 850psf....
I predict those buying EC will be upgrader and first timer rather than investor as it is EC, hope that it will neutralise any further price up of mi casa..as the price of some condo now at that area is somewhere near condo at lakeside...of course it can go the other way if developer bid highers but with the new land site release..hope it can be mitigated that..as I want to ad in mi casa as my portfolio too...
kingkong1984
26-11-10, 10:59
Just found out that the land site beside Mi Casa is earmarked as an EC development. Wonder how this will affect the price of Mi Casa and nearby condos. Experts' comments are welcomed. Cheers. ;)
http://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/Choa%20Chu%20Kang%20Drive%20-%20Main/$file/CCK+Drive.pdf
The only way to find out, developer's bid price, which will be the minimum price (land cost + construction cost) that he would sell. Sometimes the developer's reputation will play a part also.
Finally, The developer's launch price. EC and Condo are 2 different segments so cannot compare. If this one is a private condo, I am sure that it would be like a Caspian and Lakefront effect. I would say the consolation is no more mosque view but have to bear with construction.
Jan 11 or May 11.. land for sale. Have to check the web. The same question also goes for Optima site. Have to study the news sites and if they are near to underconstruction projects. That is important to see.
It will be very interesting if FEO win the bid on the EC plot and I wonder how they will market it.
to upgrader or 1st time buyer EC to them is a condo sell at discount..as after ten years...a price check will show the pte and EC price at same area with aprox same age does not differ by much...another tip...
kingkong1984
26-11-10, 12:09
It will be very interesting if FEO win the bid on the EC plot and I wonder how they will market it.
oh yes... did a search... the sister project is La Casa (EC) in Woodlands and it is also by Far East. Both selling on Greek Island theme.
http://www.lacasa.com.sg/index.htm
If so... Caspian and Lakefront effect will be repeated there. But I think with so much land supply, there's no hurry to buy from sub sale until top. Seems like $750 3 Bedder could be a bargain now. Too bad they don't have 1 bedders there with FH.
Just hope that they don't call it Laksa Mee.
True.
But, there is last plot just next to the mosque, if bid open in say 2012 (EC or Private), it will be more interesting with the EC "sandwich" in between Mi Casa and last plot.
I doubt EC will fetch the same price after ten years
to upgrader or 1st time buyer EC to them is a condo sell at discount..as after ten years...a price check will show the pte and EC price at same area with aprox same age does not differ by much...another tip...
oh yes... did a search... the sister project is La Casa (EC) in Woodlands and it is also by Far East. Both selling on Greek Island theme.
http://www.lacasa.com.sg/index.htm
If so... Caspian and Lakefront effect will be repeated there. But I think with so much land supply, there's no hurry to buy from sub sale until top. Seems like $750 3 Bedder could be a bargain now. Too bad they don't have 1 bedders there with FH.
Just hope that they don't call it Laksa Mee.
Apart from Mi Casa and La Casa, FEO also has another condo in Woodlands called Casablanca...they sure like Casa a lot.
Wonder what their next mass market project will be called...Rasa Casa?
kingkong1984
26-11-10, 12:45
True.
But, there is last plot just next to the mosque, if bid open in say 2012 (EC or Private), it will be more interesting with the EC "sandwich" in between Mi Casa and last plot.
I doubt EC will fetch the same price after ten years
For that, you have to check EC's that are 10 years old. Look for side by side projects.
For now, you can compare Lilydale with The Canopy Prices (5 years or so). From $550k to $750k in 1 year or 2 years. Go check past results.
EC are sold at a discount due to restrictions. Newspaper wrote 15% to 20% less than Market Rate. First timer should get EC if they can afford HDB. Same restrictions, but different value after 5 years.
True.
But, there is last plot just next to the mosque, if bid open in say 2012 (EC or Private), it will be more interesting with the EC "sandwich" in between Mi Casa and last plot.
I doubt EC will fetch the same price after ten years
that will depend on the area too...and also EC is pte after 10 years..
rattydrama
26-11-10, 14:38
Two different thoughts. Its price gap and upside potential.
I think it will have upside potential as recent transaction is around 650-750psf transaction.
We wait for the land cost for the EC and can further comment. EC construction cost should be around 300psf + profit.
Two different thoughts. Its price gap and upside potential.
I think it will have upside potential as recent transaction is around 650-750psf transaction.
We wait for the land cost for the EC and can further comment. EC construction cost should be around 300psf + profit.
It's all about location, hence the pricing.
See attached file for past EC land bids $.
If close to MRT, land cost will be >300psf.
Then break-even cost after construction abt $600psf.
Hence likely launched at >$700psf by developer, just like the Esparina EC average $750psf.
EC pricing is generally 15%~20% lower than mass condo.
So..from 2nd half 2011, Mi Casa sub-sale average wil be >$850psf.
So...current Mi Casa sub-sale average $750psf would definitely rise a lot in less than 1 year time from now.
Note Mi Casa TOP is first half of 2012.
kingkong1984
26-11-10, 17:14
No, there is more to the interpretation.
"North-West aka 西北" orientation would not be a concern, if my unit door entrance is blocked by the adjacent pool-facing unit.
Read that your unit is facing mosque side...With the new EC, are you going to sell your unit as there's no more mosque view, it should be blocked unless developer have strange designs. Mi Casa is designed as such because of army camp behind, cannot peep too much.
The EC would have to follow. This is one ulu area where traffic is actually not that bad. There's lots of potential for school zone at the area near ITE and the JC behind.
I am guessing that the new condo might be called
Casa De Executive?
Casa De Camp?
Casa De Army?
Casa De Royale? Just joking.
That's provided FEO win the bid on the EC plot.
I think those Mi Casa owners with the park view will fetch higher resale prices with the existence of the EC or after 10 years.
Read that your unit is facing mosque side...With the new EC, are you going to sell your unit as there's no more mosque view, it should be blocked unless developer have strange designs. Mi Casa is designed as such because of army camp behind, cannot peep too much.
The EC would have to follow. This is one ulu area where traffic is actually not that bad. There's lots of potential for school zone at the area near ITE and the JC behind.
I am guessing that the new condo might be called
Casa De Executive?
Casa De Camp?
Casa De Army?
Casa De Royale? Just joking.
Wild Falcon
26-11-10, 18:30
Wow. Just found out from another thread and FEO website that FEO is selling Mi Casa above $1000psf now?
kingkong1984
26-11-10, 18:46
Wow. Just found out from another thread and FEO website that FEO is selling Mi Casa above $1000psf now?
Yes but listed prices and no done deals. After discount 850 to 950 psf, minimum 800 psf. Try subsale bargains there.
rattydrama
27-11-10, 00:00
At the current market sentiments, anything that is 1m and/or below 850psf still have potential for upside and definitely will have to be near MRT.
D'leedon at 1600psf.....this shows that some concern buyers will bite at 850 psf.
It's all about location, hence the pricing.
See attached file for past EC land bids $.
If close to MRT, land cost will be >300psf.
Then break-even cost after construction abt $600psf.
Hence likely launched at >$700psf by developer, just like the Esparina EC average $750psf.
EC pricing is generally 15%~20% lower than mass condo.
So..from 2nd half 2011, Mi Casa sub-sale average wil be >$850psf.
So...current Mi Casa sub-sale average $750psf would definitely rise a lot in less than 1 year time from now.
Note Mi Casa TOP is first half of 2012.
price of mi casa will go down if EC is built, than it is time to go in.
EC impact to Mi Casa is negligible...
Launching of the Ten Mile Junction project by Far East at early next year 2011 @ could be more than $900psf... will impact Mi Casa with significant price rise.
With the Mi Casa TOP just one year plus away in first half of 2012, Mi Casa owners should just hold on sub-sale until end 2011, and then "huat!!" :)
Hope no EC built next to where i stay,why there is EC introduced in the first place? It is not introduced by garmen for no reason.. nevertheless, the quality of some EC is not as bad as people will envisage as some of the EC quality is also good. for CCK, what is the buyer profile? majority is Investor or HDB upgraders or 1st timer? if am staying in a pte where a EC is going to be built next to it, it is not a news that I am going to rejoice esp the area is a purely residential area..this is just my view.:2cents:
Will the EC site be bidded higher than mi casa site? I am not sure on that on how the starting bid of EC is determined? any view on this ?:)
kingkong1984
28-11-10, 10:27
Good questions.... Smarter than your usual rod in mouth thing. Normally a new condo beside a condo would either compete or compliment it. Compete if new launch is cheaper or better designed such as provision of underground carpark. Compliment if more expansive like lakefront and caspian effect.
In the case of ec beside a new condo, the compete part is affected due to restrictions. However, as most would want to stay close together, children will get bigger ec while parents buy smaller units in condo. If the demand of ec is no good and people can get from open market like canopy, then the pricing and undergound carpark will compete with it. Latest EC prices are 760 psf esparina as benchmark, this ec will be similar if not higher. Please note that some may not like ec status as lose face. Last ec before mi casa was la casa at 550 psf and above, it would therefore never hit 550 psf there. My guess, the ec will follow condo pricing. Saw some 3 bedders asking 73x psf. Top earlier and looks good. But have to bear for construction next door.
Why underground carpark is a plus point?
Good questions.... Smarter than your usual rod in mouth thing. Normally a new condo beside a condo would either compete or compliment it. Compete if new launch is cheaper or better designed such as provision of underground carpark. Compliment if more expansive like lakefront and caspian effect.
In the case of ec beside a new condo, the compete part is affected due to restrictions. However, as most would want to stay close together, children will get bigger ec while parents buy smaller units in condo. If the demand of ec is no good and people can get from open market like canopy, then the pricing and undergound carpark will compete with it. Latest EC prices are 760 psf esparina as benchmark, this ec will be similar if not higher. Please note that some may not like ec status as lose face. Last ec before mi casa was la casa at 550 psf and above, it would therefore never hit 550 psf there. My guess, the ec will follow condo pricing. Saw some 3 bedders asking 73x psf. Top earlier and looks good. But have to bear for construction next door.
kingkong1984
28-11-10, 10:39
Because next door dun have and most equate mcp carpark with hdb carpark. This ec might have mcp car park like next door due to near army camp restrictions. I wont be surprised that the design is goin to be similar to each other except expect more 2 bedders there. My guess on winning land bid $300 to $350. Selling price 700psf to 1000 psf
EC impact to Mi Casa is negligible...
Launching of the Ten Mile Junction project by Far East at early next year 2011 @ could be more than $900psf... will impact Mi Casa with significant price rise.
With the Mi Casa TOP just one year plus away in first half of 2012, Mi Casa owners should just hold on sub-sale until end 2011, and then "huat!!" :)
Just found out that the Ten Mile Junction project by Far East would be launched at $1100psf for the early-bird preview. The ripple effect to Mi Casa sub-sale pricing will be great. Mi Casa owners hold till next year & huat!!
But maintenance cost of basement carpark is higher with mechanical ventilation system and leaky basement walls. In some instance, flooding of carparks.
kingkong1984
28-11-10, 11:16
But maintenance cost of basement carpark is higher with mechanical ventilation system and leaky basement walls. In some instance, flooding of carparks.
Dun worry, i am familiar with the west, this one will never flood unless design cock up. This area is on high ground. Lilydale, canopy, esparina. New ecs all basement car park unless i am wrong
Sea level is rising every year. Maybe multi-storey carpark will be more popular in future.
Dun worry, i am familiar with the west, this one will never flood unless design cock up. This area is on high ground. Lilydale, canopy, esparina. New ecs all basement car park unless i am wrong
Good questions.... Smarter than your usual rod in mouth thing. Normally a new condo beside a condo would either compete or compliment it. Compete if new launch is cheaper or better designed such as provision of underground carpark. Compliment if more expansive like lakefront and caspian effect.
In the case of ec beside a new condo, the compete part is affected due to restrictions. However, as most would want to stay close together, children will get bigger ec while parents buy smaller units in condo. If the demand of ec is no good and people can get from open market like canopy, then the pricing and undergound carpark will compete with it. Latest EC prices are 760 psf esparina as benchmark, this ec will be similar if not higher. Please note that some may not like ec status as lose face. Last ec before mi casa was la casa at 550 psf and above, it would therefore never hit 550 psf there. My guess, the ec will follow condo pricing. Saw some 3 bedders asking 73x psf. Top earlier and looks good. But have to bear for construction next door.
putting a rod into someone mouth is nothing to do with a person whether smart or not, look at another angle, what is the reason that lead to all this , iti is simply start of name calling and this where it starts all the fray...take a search of my posts before judging a person. Recently i notice a lot of newbies is it old bird giving new nick? anyway I have seen and decipher most of the posts in this forum including yours...:) from there I can judge..
kingkong1984
28-11-10, 11:29
Ok judge. Please spare me the rod! So what is your point? I was being helpful by responding to u and wat do i get? Waste my time.
I would think mayspring will be affected positively if ten mile junction price is high, another one will be the new one(released next year) at choa chu kang road which it is a private condo..
why the land besides mi case is EC instead of C, if the motive is to encourage higher pricing, the land might as well be tendered as C instead of EC? any view on this..
kingkong1984
28-11-10, 11:39
Why ec is because govt want to cool market. Like that u also duno? How to play property? U see a few ec sites near mrt for mass market right?
shauntanzs
28-11-10, 12:20
Two different thoughts. Its price gap and upside potential.
I think it will have upside potential as recent transaction is around 650-750psf transaction.
We wait for the land cost for the EC and can further comment. EC construction cost should be around 300psf + profit.
Construction cost is 150psf only max..
Cost of concrete based on 250mm thick = $2.50psf
Cost of screed + H.tiles + adhesive + waterproofing = $4.50psf.
Of cause you add labour + profit + landscape, painting, window, foundation etc etc etc... But for mass market it rarely hit above $150psf. :spliff:
kingkong1984
28-11-10, 15:27
Construction cost is 150psf only max..
Cost of concrete based on 250mm thick = $2.50psf
Cost of screed + H.tiles + adhesive + waterproofing = $4.50psf.
Of cause you add labour + profit + landscape, painting, window, foundation etc etc etc... But for mass market it rarely hit above $150psf. :spliff:
Shauntanzs... you want to check this?
http://www.hot-property.sg/condo-land-falling-below-building-costs/
The contractor doing this project has stated that the project value is about 100 million. Based on that, duno true or not.. construction cost shall be $175 psf.
$203 (land cost)+$175 (construction cost) = $378 (price of HDB). Then x 2 = price of condo = $756 psf... then add in (Profit = anything above $756, developer asking $850 psf and above now right?)
Anyway if you want to know the real construction cost, subscribe to BCA.
Centris construction cost is at about $117.33M
I would think mayspring will be affected positively if ten mile junction price is high, another one will be the new one(released next year) at choa chu kang road which it is a private condo..
why the land besides mi case is EC instead of C, if the motive is to encourage higher pricing, the land might as well be tendered as C instead of EC? any view on this..
Very limited empty land in vicinity of CCK MRT. Surrounding landmark could be a factor? The land beside Mi Casa hardly have any nearby shops/wet market facilities, at least 10 min walk to CCK MRT, and sees heavy traffic & roadside parking occasionally.
shauntanzs
28-11-10, 18:18
Subscribled. I am equipped with tools which tells me the building cost of every single building in Singapore. Keen to know Scala? The sail or even MBR?
Centris is 175psf becos it include JP2 mah. And due to it's close proximity with JP1, the basement need to use contiguous bored piling which brings up the cost. Plus during 2007, there is a sudden price increase in raw material like concrete n steel.
Why not u try La Casa or Edewise?
Anyway, there are still many hidden cost priced in but not use for construction.
Imagine developer paid Woh Hup 175psf, then what is the real cost residentials are getting minus contractors profit? :hell-hath-no-fury:
kingkong1984
28-11-10, 18:36
Yeah lor...... Wah lau egh, fei fei one.
shauntanzs
28-11-10, 18:40
Story1:
I came to know the boss of a jap contractor who won a 900mil project in Singapore and he told me behind close door that his cost to build is only 450mil!!!
Story2:
A jap contractor tendered a project for 600mil and they are very confident initially. The came the Chinese and offered the developer 350mil.:scared-1:
If condo owners get to know the base cost a project, they will fall sick... :D
kingkong1984
28-11-10, 18:43
Wow, u are in the biz, can tell. Published prices are not the real ones as it is often inflated or excessively inflated. Then come the cost cutting for max max profit.
Construction cost is 150psf only max..
Cost of concrete based on 250mm thick = $2.50psf
Cost of screed + H.tiles + adhesive + waterproofing = $4.50psf.
Of cause you add labour + profit + landscape, painting, window, foundation etc etc etc... But for mass market it rarely hit above $150psf. :spliff:
I'm a bit confused. R u talking abt "real cost"? As in how much does it cost to the builder ? Or the contract sum developer gave to builders ?
If it's for the "real cost", it's irrelevant. It's like the real cost of my DVD player in a china factory is probably 10bucks, but I still have to buy at 100.
If it's for the 2nd one. I'm surprised. For many projects, the contract sum to the builder is public knowledge. And many of them are easily higher than 200. For example the poh lian job for UOL's Meadows project comes out to be abt 300.
devilplate
28-11-10, 20:13
its fair to use a round up figure of 300psf 'construction cost' for mass market condos...goto include many overheads like comm, ads fees, showflat etc etc....
for prime luxury...probably 450-500psf
shauntanzs
28-11-10, 20:16
Duplicated
shauntanzs
28-11-10, 20:21
The 300psf is what the developer initial budgeting, then comes the negotiation with contractor to reduce. It may end up 230psf. That's not the end, along the way, the contractor will start proposing cheaper or faster alternative with some cost saving going back the developer. The final figure usually ends at 150psf +/- subject to a few consideration such as depth of basement, type of basement, height of building etc etc.
300psf is the max limit not the actual amount developer paid to the contractor.
We often hear developer sell 50% of unit then close for phase 1. If developer profit is really 100psf+/- den for a 1000psf project they need to sell 90% to break-even which is a big big risk!!
I mentioned in another thread my dad works in a listed developer firm hence I roughly knows their cost.
devilplate
28-11-10, 20:21
The 300psf is what the developer initial budgeting, then comes the negotiation with contractor to reduce. It may end up 230psf. That's not the end, along the way, the contractor will start proposing cheaper or faster alternative with some cost saving going back the developer. The final figure usually ends at 150psf +/- subject to a few consideration such as depth of basement, type of basement, height of building etc etc.
300psf is the max limit not the actual amount developer paid to the contractor.
nid to consider other overheads wat....tats y i said 300psf ok la....
kingkong1984
28-11-10, 20:28
Mass market prices, 250 and above psf then, no basement 200 psf then. Watever corner leave it to the real insiders.
shauntanzs
28-11-10, 20:31
Mass market prices, 250 and above psf then, no basement 200 psf then. Watever corner leave it to the real insiders.
:)
Smart..
Sorry I'm still not sure what u meant. Look at this link, probably the cheapest builder in SG
http://www.chinaconstruction.com.sg/newver/News.htm
It lists out exact contract sum given to them. U can compute the psf cost for just the construction. Most of them are ard 200 to 300 plus. Cheapest seems to be the yishun MCL one. I thought this number is definitive for the developer, that's the cost to them. How china com do it themselves with whatever material of labor and etc are, well, his margin. Therefore it's not wrong to estimate construction cost to be 200 to 300.
Actually I thought builders like to propose "compatible" material to developers to reduce their own cost. The contract sum either stays as it is, or went up when they claim "variations". Got contractor propose something resulting getting less from th original contract sum ?
shauntanzs
28-11-10, 20:55
Alamak, dun name the contractor please... Or else all building built by them will drop value :D
Not once I encountered them. Architect specify something which cost 20psf and our mr Chinese will offer developer a 5psf reduction if he allows the change. But in actual fact, the alternative material only cost 10psf.
From here, developer cut construction cost and builder increase profit..:spliff:
shauntanzs
28-11-10, 21:01
Duplicated
But a reputable architect , or developer, will say no for real inferior cases , won' they ? After all SG market is not like in China... Customers eventually will complain, or even sue them to court. (I know of one case, architect specify tempered glass for the balcony. Contractor came up with a proposal to change to aluminum railing instead. Architect said no.)
Is such practice rampant in the industry ? BCA closing one eye on this ?
shauntanzs
28-11-10, 21:26
Yup.. Mr C propose to Architect and of cos he say no.. So mr C goes direct to Developer... :D
Developer are smart, they use low quality for things u can't see. Such as screed, adhesive, pipes etc and use better quality for those you can see such as tiles, window, sink etc etc..
This is Singapore but the contractors are not :D
rattydrama
28-11-10, 21:35
With a 5 year restriction, EC owner cannot buy another private even if they have the $. Unless the EC comes with strategic location, the upside is gonna to be restricted as you can only sell to Singaporean/PR after 5 years and foreigners after 10 years. After 10 years, interest of investor could have die off.
CCK is another area where currently few investors are looking at so the price not yet been chased. This is just my view. Could JLD and 10 mile junction has an spill over effect? What about the upgrading of Jurong East MRT Line? Nobody has so far mention about this.:spliff:
Good questions.... Smarter than your usual rod in mouth thing. Normally a new condo beside a condo would either compete or compliment it. Compete if new launch is cheaper or better designed such as provision of underground carpark. Compliment if more expansive like lakefront and caspian effect.
In the case of ec beside a new condo, the compete part is affected due to restrictions. However, as most would want to stay close together, children will get bigger ec while parents buy smaller units in condo. If the demand of ec is no good and people can get from open market like canopy, then the pricing and undergound carpark will compete with it. Latest EC prices are 760 psf esparina as benchmark, this ec will be similar if not higher. Please note that some may not like ec status as lose face. Last ec before mi casa was la casa at 550 psf and above, it would therefore never hit 550 psf there. My guess, the ec will follow condo pricing. Saw some 3 bedders asking 73x psf. Top earlier and looks good. But have to bear for construction next door.
kingkong1984
28-11-10, 21:36
Yup.. Mr C propose to Architect and of cos he say no.. So mr C goes direct to Developer... :D
Developer are smart, they use low quality for things u can't see. Such as screed, adhesive, pipes etc and use better quality for those you can see such as tiles, window, sink etc etc..
This is Singapore but the contractors are not :D
See a example of poor quality or design. See orchid park condo. I duno other poorly built condos to give an example.
kingkong1984
28-11-10, 21:41
With a 5 year restriction, EC owner cannot buy another private even if they have the $. Unless the EC comes with strategic location, the upside is gonna to be restricted as you can only sell to Singaporean/PR after 5 years and foreigners after 10 years. After 10 years, interest of investor could have die off.
CCK is another area where currently few investors are looking at so the price not yet been chased. This is just my view. Could JLD and 10 mile junction has an spill over effect? What about the upgrading of Jurong East MRT Line? Nobody has so far mention about this.:spliff:
Yup, hard to say abt this area. D23 was undervalue for a long time. Then came mrt but govt release more land in d23. So hard to tell. Another area with potential is yishun but again, more labd supply. Like that go to commercial better?
rattydrama
28-11-10, 21:44
The new condo @ CCK Road is next to the LRT station and 1 stop from 10 mile junction. No too bad but its the CCK main road.....it used to be very jam during peak hours. Not sure about now. Anyone can comment about the traffic there?
I would think mayspring will be affected positively if ten mile junction price is high, another one will be the new one(released next year) at choa chu kang road which it is a private condo..
Good point. But since it is near MRT and at CCK central, what price do you think the developer will bid?
why the land besides mi case is EC instead of C, if the motive is to encourage higher pricing, the land might as well be tendered as C instead of EC? any view on this..
rattydrama
28-11-10, 21:52
I would think that CCK has more potential than Yishun. It is jut my opinion.
Those stay in Yishun will move to Sembawang, AMK and further up town area and most of them work in town.
What about those stay in CCK? Will they move to Woodlands or town area? So there maybe demand. I read in masterplan 2008, CCK has been quoted as an example to bring home closure to jobs so definitely will have more housing there.
My vendor built a plant in Sg Kadut but was granted if not wrong a 15 year lease so maybe some preparation works in the pipeline by our master planner. (hope my memory don't fail)
Yup, hard to say abt this area. D23 was undervalue for a long time. Then came mrt but govt release more land in d23. So hard to tell. Another area with potential is yishun but again, more labd supply. Like that go to commercial better?
rattydrama
28-11-10, 21:59
My construction costs also include project management costs, interest to fund the project, material costs, COWs claims, liability, warranty, main office support etc... Maybe I am wrong but was not able to get $150psf at this moment.
Construction cost is 150psf only max..
Cost of concrete based on 250mm thick = $2.50psf
Cost of screed + H.tiles + adhesive + waterproofing = $4.50psf.
Of cause you add labour + profit + landscape, painting, window, foundation etc etc etc... But for mass market it rarely hit above $150psf. :spliff:
rattydrama
28-11-10, 22:05
HDB go for standard.. standard design, layout, contract terms like mass production office. Materials has to subscribe from panel of approved supplier by the main con, definitely it brings down the costs.
Private non standard - can be good and can be very bad quality and design.
Shauntanzs... you want to check this?
http://www.hot-property.sg/condo-land-falling-below-building-costs/
The contractor doing this project has stated that the project value is about 100 million. Based on that, duno true or not.. construction cost shall be $175 psf.
$203 (land cost)+$175 (construction cost) = $378 (price of HDB). Then x 2 = price of condo = $756 psf... then add in (Profit = anything above $756, developer asking $850 psf and above now right?)
Anyway if you want to know the real construction cost, subscribe to BCA.
Centris construction cost is at about $117.33M
kingkong1984
28-11-10, 22:06
I would think that CCK has more potential than Yishun. It is jut my opinion.
Those stay in Yishun will move to Sembawang, AMK and further up town area and most of them work in town.
What about those stay in CCK? Will they move to Woodlands or town area? So there maybe demand. I read in masterplan 2008, CCK has been quoted as an example to bring home closure to jobs so definitely will have more housing there.
My vendor built a plant in Sg Kadut but was granted if not wrong a 15 year lease so maybe some preparation works in the pipeline by our master planner. (hope my memory don't fail)
It depends on the transformation of jurong lake, jurong east and then the 10 mile area. So much to anticipate there than boring Yishun. But yishun got a lot of land, just no plans announced.
rattydrama
28-11-10, 22:09
Big Project at the North Area right?
Story1:
I came to know the boss of a jap contractor who won a 900mil project in Singapore and he told me behind close door that his cost to build is only 450mil!!!
Story2:
A jap contractor tendered a project for 600mil and they are very confident initially. The came the Chinese and offered the developer 350mil.:scared-1:
If condo owners get to know the base cost a project, they will fall sick... :D
rattydrama
28-11-10, 22:17
Yishun you have to wait lagi long. So for now maybe the West is still more promising in comparison. For own stay, I don't mind Woodlands actually.
It depends on the transformation of jurong lake, jurong east and then the 10 mile area. So much to anticipate there than boring Yishun. But yishun got a lot of land, just no plans announced.
kingkong1984
29-11-10, 05:15
Yup, take turns. D23 now as need to support new mrt.
Then woodlands as need to support thomson line. When all these up, after 10 to 20 yrs, Yishun. Thats why Yishun prices are like that.
That's provided FEO win the bid on the EC plot.
I think those Mi Casa owners with the park view will fetch higher resale prices with the existence of the EC or after 10 years.
what make you think that owners with park view will fetch higher resale prices?:D
My unit is facing park view.
fooblackie
29-11-10, 08:08
what make you think that owners with park view will fetch higher resale prices?:D
My unit is facing park view.
my exp too. Park view commands a general higher price than other views. Guess residents do welcome a nature view if it is available,esp in a concrete jungle singapore.
If there is no nearby park, pool view may be the next permium priced apartments...
yes, this what I like to see at the forum...questions and futher discussions to trigger more thinking and learning....cheers:)
Why ec is because govt want to cool market. Like that u also duno? How to play property? U see a few ec sites near mrt for mass market right?
you have answered my question and that is the initial point I am saying that mi casa price will not further increase or will be capped in check if there is a EC built next to it...and That is why I dont want the place I am staying to have a EC built next to it too..:)
The new condo @ CCK Road is next to the LRT station and 1 stop from 10 mile junction. No too bad but its the CCK main road.....it used to be very jam during peak hours. Not sure about now. Anyone can comment about the traffic there?
during peak hours it is still jammed esp the dir. towards bukit panjang....
Good point. But since it is near MRT and at CCK central, what price do you think the developer will bid?
there is another question which I posed earlier for discussion when I ask how EC area is bidded based on what criteria...if anyone can share more on this, it will be good...:)
Agreed. If we minus those units with pool view, the rest of Tower B facing road and HDB and Tower C, facing u/c EC.
my exp too. Park view commands a general higher price than other views. Guess residents do welcome a nature view if it is available,esp in a concrete jungle singapore.
If there is no nearby park, pool view may be the next permium priced apartments...
Agreed. If we minus those units with pool view, the rest of Tower B facing road and HDB and Tower C, facing u/c EC.
i was being quoted more expensive with pool view than parkview during that time.
Hopefully no EC will be built.
kingkong1984
29-11-10, 15:42
you have answered my question and that is the initial point I am saying that mi casa price will not further increase or will be capped in check if there is a EC built next to it...and That is why I dont want the place I am staying to have a EC built next to it too..:)
Yup, u have a point. No wonder u r not interested. Bad news for buyers there. Just hope that developer dun bid, difficult to hope for that. Next hope, bid high high and sell high high. If not, better run if vested there!
Yup, u have a point. No wonder u r not interested. Bad news for buyers there. Just hope that developer dun bid, difficult to hope for that. Next hope, bid high high and sell high high. If not, better run if vested there!
I am still interested in getting Mi Casa in my portfolio, i am still interested maybe getting it at a adjusted price in the near future if what we discussed now become true hopefully...:)
kingkong1984
29-11-10, 17:48
I am still interested in getting Mi Casa in my portfolio, i am still interested maybe getting it at a adjusted price in the near future if what we discussed now become true hopefully...:)
I think it might be better to get EC's right from the start if u qualify. They usually are winners.
If not, hope for fire sales next door.
I cannot understand FEO Mi Casa concept, with pool view units, you do not enjoy pool view if you have higher floor unit, worst, the Mi Case design is pool view unit on higher floor will be looking at your opposite neighbours unit instead of the pool (sitting in living room instead of standing at balcony) and you have to pay higher psf. sigh.
i was being quoted more expensive with pool view than parkview during that time.
Hopefully no EC will be built.
I think it might be better to get EC's right from the start if u qualify. They usually are winners.
If not, hope for fire sales next door.
Firesales at Mi Casa is almost zero chance.
(1) With slightly more than 1 year to TOP(early 2012), price can only up.
(2) With 7-min walking distance to CCK MRT, it's good location.
(3) It's 1st condo launch in 8 years in CCK since Warren launch(2001)
(4) Hardly any empty land left in vicinity of CCK central, hence almost no competition.
(5) The new EC besides Mi Casa is constrained by HDB rules for house-hold income. So the EC is not direct competitor for Mi Casa.
(6) Most owers for Mi Casa bought for own stay, hence supply for sub-sale is limited.
In fact, some of the agents told me it's now becoming seller market for the project.
unless we have an economic recession next year....
you have answered my question and that is the initial point I am saying that mi casa price will not further increase or will be capped in check if there is a EC built next to it...and That is why I dont want the place I am staying to have a EC built next to it too..:)
Let's look at the ground rules for EC.
EC is never a real competitor to mass condo during the first 10 years, because of the HDB rules & regulations for EC.
EC rules:
95% of units are set aside for first-timers during the initial launch period.
First-timers means those have not owned any HDB flat at all!
Only one month after launch, then the remaining available units open for second-timer(upgraders) application.
Monthly household income ceiling is $10K.
Target buyers are first-timers, must be singapore citizen.
Mass condo:
Target buyers are upgraders.
Most of Mi Casa owners are upgraders.
If searched thro HDB website for infor, sites chosen for EC could be related to profile of target buyers(first-timers). Initial conclusion could be made.
I think the EC would put a strain on micasa's price.
kingkong1984
30-11-10, 03:28
Firesales at Mi Casa is almost zero chance.
(1) With slightly more than 1 year to TOP(early 2012), price can only up.
(2) With 7-min walking distance to CCK MRT, it's good location.
(3) It's 1st condo launch in 8 years in CCK since Warren launch(2001)
(4) Hardly any empty land left in vicinity of CCK central, hence almost no competition.
(5) The new EC besides Mi Casa is constrained by HDB rules for house-hold income. So the EC is not direct competitor for Mi Casa.
(6) Most owers for Mi Casa bought for own stay, hence supply for sub-sale is limited.
In fact, some of the agents told me it's now becoming seller market for the project.
Sorry to say bad things about this. You have a EC facing unit there and it is considered a good facing (avoid west sun, avoid road junction and avoid main road). However, the effects of EC can be felt both ways. Either positive or negative. Please be careful and informed. The critical price of mass market should HOLD and price appreciation is checked now. But it could drop if something bad happened. Buying for self stay is a good choice, buying for investment for capital gain and rental yield, theres a better time and a better location elsewhere.
unless we have an economic recession next year....[/QUOTE]
Let's look at the ground rules for EC.
EC is never a real competitor to mass condo during the first 10 years, because of the HDB rules & regulations for EC.
EC rules:
95% of units are set aside for first-timers during the initial launch period.
First-timers means those have not owned any HDB flat at all!
Only one month after launch, then the remaining available units open for second-timer(upgraders) application.
Monthly household income ceiling is $10K.
Target buyers are first-timers, must be singapore citizen.
Mass condo:
Target buyers are upgraders.
Most of Mi Casa owners are upgraders.
If searched thro HDB website for infor, sites chosen for EC could be related to profile of target buyers(first-timers). Initial conclusion could be made.
actually EC is targetted at sandwished class(be it first timer or upgrader)...usually the first month sale is for first timer to give them priority, after that it is open to upgraders as well(any resale levy to be paid now?)..so put oneself in a upgrader shoes..would it be better to jump in to buy a pTe at Choa chu kang(residential area) now or wait to see the EC first and than decide in terms of pricing and quality perspective? :)
kingkong1984
30-11-10, 09:08
Peter, r u familar with the open to all phase? Would the holding period of 5 yrs apply and can they hold condo or sold off condo a yr ago. This would be impt questions for akow.
actually EC is targetted at sandwished class(be it first timer or upgrader)...usually the first month sale is for first timer to give them priority, after that it is open to upgraders as well(any resale levy to be paid now?)..so put oneself in a upgrader shoes..would it be better to jump in to buy a pTe at Choa chu kang(residential area) now or wait to see the EC first and than decide in terms of pricing and quality perspective? :)
CCK central is quite unique cos of limited land supply.
Unless they convert the deserted Kiat Hong Camp opposite "palm garden" to residential plots
Now left only 2 plots of land, one is the proposed EC, the other one is just adjacent to the mosque.
The EC has many restrictions:
Can read the EC Act if have time.
statutes.agc.gov.sg/non_version/cgi-bin/cgi_retrieve.pl?actno=REVED-99A&doctitle=EXECUTIVE+CONDOMINIUM+HOUSING+SCHEME+ACT%0A&date=latest&method=part&sl=1
95% for first-timers during initial launch is rule set by HDB.
Subsequently in open-to-all phase for remaining units, the HDB rules still apply.
Those who have own private property are dis-qualified to apply for EC, unless one has dispose of his private property more than 30 months prior to EC application.
If I fall within the monthly $10K household income, I will buy EC if I plan to stay there for more than 10 years.
After 10 years, all HDB rules are lifted for EC.
From this year EC land bid prices as attached, the CCK EC land is likely > $300psf, cos it's still reasonably close to MRT(10 min walk).
Developer likely launch it at more than $700psf then.
Mi casa land cost is low,it was only $203psf bidded during mid-2008
That's why FarEast could launch it from $585psf in Mar 2009.
If now can still get low-floor pool-view Mi casa sub-sale unit at $800psf, I think it's good idea to buy, instead of waiting for the developer to launch EC during 2nd half of 2011, by then Mi Casa is close to TOP & price would have gone up.
General election is due 2011, unlikely to expect significant price drop, if any. Things likely to stay stable until election.
Peter, r u familar with the open to all phase? Would the holding period of 5 yrs apply and can they hold condo or sold off condo a yr ago. This would be impt questions for akow.
if i am not wrong, EC is 5 yrs later can sell to local or PR, after 10 yrs than to foreigner where it is considered pte...
once initial period is over(usually one month) for first timers, upgraders are encouraged to buy..my question earlier on is there any resale levy for upgraders if buy EC? No, there is no resale levy, the resale levy is scrapped after 2009 to give upgraders another alternative that is to say, another choice besides buying pte which has condo facilities...my point of view..:)
so let say, if I am an upgrader, I can compare pte and EC if next to each other by price and quality as location is the same...people(upgrader and YOUNG first timers) at CCK will be happy to see that garmen is doing something to control the price....for thsoe buyig resale HDB at CCK, the current policy already capped the COV and price...smart move..:2cents:
other info on selling and buying of existing property when considering EC :
http://www.hdb.gov.sg/fi10/fi10321p.nsf/w/BuyingNewFlatEC?OpenDocument#ECFirstTimer
rattydrama
30-11-10, 12:16
(3) Might not be correct, there is a mixed development next to Yew Tee MRT - YewTee Residences TOP in Jan 2009.
Firesales at Mi Casa is almost zero chance.
(1) With slightly more than 1 year to TOP(early 2012), price can only up.
(2) With 7-min walking distance to CCK MRT, it's good location.
(3) It's 1st condo launch in 8 years in CCK since Warren launch(2001)
(4) Hardly any empty land left in vicinity of CCK central, hence almost no competition.
(5) The new EC besides Mi Casa is constrained by HDB rules for house-hold income. So the EC is not direct competitor for Mi Casa.
(6) Most owers for Mi Casa bought for own stay, hence supply for sub-sale is limited.
In fact, some of the agents told me it's now becoming seller market for the project.
Sorry to say bad things about this. You have a EC facing unit there and it is considered a good facing (avoid west sun, avoid road junction and avoid main road). However, the effects of EC can be felt both ways. Either positive or negative. Please be careful and informed. The critical price of mass market should HOLD and price appreciation is checked now. But it could drop if something bad happened. Buying for self stay is a good choice, buying for investment for capital gain and rental yield, theres a better time and a better location elsewhere.
unless we have an economic recession next year....[/quote]
kingkong1984
30-11-10, 12:35
Ok, thats akow and my posts mixed. I will start a new thread to discuss this.
I think the EC would put a strain on micasa's price.
I've just conducted a small experiment from my colleagues (3 of them) who has basic knowledge about property with the following question...
I did not named the Mi Casa nor the EC site for fairness.
Property
Condo A and EC locate side by side with Condo A nearer to MRT.
Condo A TOP by 2012 and EC top 2015 (can start to sell by 2020)
Scenario 1
In year 2020, if Condo A sell $800 psf and Executive Condo sell $700 psf or less, which one would you buy?
All three answered EC
Scenario 2
In year 2020, if Condo A sell $800 psf and EC sell $800 psf or more, which one would you buy?
two of them : Condo A
one of them : Depend which condo is nicer
After the test, we have a short review and the three colleagues mentioned since environmental is almost identical, the differentiation between both projects diminished or reduced. Apart from the fact that Condo will have adventage for the first five to 10 years over EC, it's advantages will be diminished as time passed.
Critical question is: Can EC PSF going to be above Condo as in the case of Micasa ?
Please draw your own conclusion....:2cents:
[quote=peterng8]if i am not wrong, EC is 5 yrs later can sell to local or PR, after 10 yrs than to foreigner where it is considered pte...
once initial period is over(usually one month) for first timers, upgraders are encouraged to buy..my question earlier on is there any resale levy for upgraders if buy EC? No, there is no resale levy, the resale levy is scrapped after 2009 to give upgraders another alternative that is to say, another choice besides buying pte which has condo facilities...my point of view..:)
so let say, if I am an upgrader, I can compare pte and EC if next to each other by price and quality as location is the same...people(upgrader and YOUNG first timers) at CCK will be happy to see that garmen is doing something to control the price....for thsoe buyig resale HDB at CCK, the current policy already capped the COV and price...smart move..:2cents:]
Potential concern for upgrader here is.....EC at CCK central will be special case, in terms of demand.
Let me explain..
(1) Unlike Esparina EC(Buangkok), or EC at Punggol, this EC besides Mi Casa is likely to be the one and only one EC in CCK central, 10 min from MRT.
Cos land scarcity at CCK central.
(2) Developer cannot bid too high price for the EC land. Because the launch price has to be financially viable & affordable to those with $10K household income.
(3) Therefore, the EC is going to be in "high demand", attracting first-timer from CCK, Yew Tee, Bukit Panjang, Bukit Batok who are looking for affordable condo lifestyle in vicinity of MRT.
(4) So...with 95% quota allocated for first-timer under HDB rule, I doubt much will be left for upgrader one month after launch. Likely upgraders will need to ballot for the 5% quota given to them.
:2cents:
[quote=peterng8]if i am not wrong, EC is 5 yrs later can sell to local or PR, after 10 yrs than to foreigner where it is considered pte...
once initial period is over(usually one month) for first timers, upgraders are encouraged to buy..my question earlier on is there any resale levy for upgraders if buy EC? No, there is no resale levy, the resale levy is scrapped after 2009 to give upgraders another alternative that is to say, another choice besides buying pte which has condo facilities...my point of view..:)
so let say, if I am an upgrader, I can compare pte and EC if next to each other by price and quality as location is the same...people(upgrader and YOUNG first timers) at CCK will be happy to see that garmen is doing something to control the price....for thsoe buyig resale HDB at CCK, the current policy already capped the COV and price...smart move..:2cents:]
Potential concern for upgrader here is.....EC at CCK central will be special case, in terms of demand.
Let me explain..
(1) Unlike Esparina EC(Buangkok), or EC at Punggol, this EC besides Mi Casa is likely to be the one and only one EC in CCK central, 10 min from MRT.
Cos land scarcity at CCK central.
(2) Developer cannot bid too high price for the EC land. Because the launch price has to be financially viable & affordable to those with $10K household income.
(3) Therefore, the EC is going to be in "high demand", attracting first-timer from CCK, Yew Tee, Bukit Panjang, Bukit Batok who are looking for affordable condo lifestyle in vicinity of MRT.
(4) So...with 95% quota allocated for first-timer under HDB rule, I doubt much will be left for upgrader one month after launch. Likely upgraders will need to ballot for the 5% quota given to them.
Similar tot with Akow.
However, with this scenario, the EC price might strain Mi Casa psf in the long run...
kingkong1984
30-11-10, 14:48
Let me share an insight here. If a new condo is up beside, the competition is worst as free for all. Price, design, quality, and basement car park will do it. So if u have a new condo beside it at land cost 250 psf min and construction cost 250 min with basement car park and developer sells at 850 psf. The new condo will win hands down. Worst if it is cheaper.
But if u havea ec, even with basement car park, it is not free for all due to restrictions. The positive side is that lots of first timers will go for this and with them came their non eligible parents, brothers and sisters and relatives. Where do they go? Resale hdb and other condo. If u cannot move to be with parents, move your parents there. Next is that all EC buyer will take a look at Mi Casa and use it as benchmark, they will compare and of course pay a bit more for total freedom to buy and sell. The question is how much diff. I would agree with newspaper report of at least 15 to 20 percent as the GAP. Use developer launch price and not land bid price. I will come back and congratulate akow if it is as predicted in terms of price gap.
kingkong1984
30-11-10, 15:29
Let me share an insight here. If a new condo is up beside, the competition is worst as free for all. Price, design, quality, and basement car park will do it. So if u have a new condo beside it at land cost 250 psf min and construction cost 250 min with basement car park and developer sells at 850 psf. The new condo will win hands down. Worst if it is cheaper.
But if u havea ec, even with basement car park, it is not free for all due to restrictions. The positive side is that lots of first timers will go for this and with them came their non eligible parents, brothers and sisters and relatives. Where do they go? Resale hdb and other condo. If u cannot move to be with parents, move your parents there. Next is that all EC buyer will take a look at Mi Casa and use it as benchmark, they will compare and of course pay a bit more for total freedom to buy and sell. The question is how much diff. I would agree with newspaper report of at least 15 to 20 percent as the GAP. Use developer launch price and not land bid price. I will come back and congratulate akow if it is as predicted in terms of price gap.
Guys, can continue the discussion there? This thread is for Mee Laksa Owners leh. Akow, I am joking ok.
http://forums.condosingapore.com/showthread.php?t=10370
The question is how much diff. I would agree with newspaper report of at least 15 to 20 percent as the GAP. Use developer launch price and not land bid price. I will come back and congratulate akow if it is as predicted in terms of price gap.[/quote]
This is the key point and it will limit the upside of mi casa if that is the case. whether it is upgrader or 1st timer, the EC is attractive enough in location as in CCK neighorhood...it is no doubt that it will be no lack of interested party...let see how the price of mi casa will be affected. another point is if considering CCK as a whole, there are at least 3 EC nearby in CCK north 7...Quintet, windermere and Yew Mei green, it will be interesting to see how this will impact on the oncoming EC price in Choa chu Kang drive...I will be watching closely on mi casa price ...cheers...;)
kingkong1984
30-11-10, 17:17
The question is how much diff. I would agree with newspaper report of at least 15 to 20 percent as the GAP. Use developer launch price and not land bid price. I will come back and congratulate akow if it is as predicted in terms of price gap.
This is the key point and it will limit the upside of mi casa if that is the case. whether it is upgrader or 1st timer, the EC is attractive enough in location as in CCK neighorhood...it is no doubt that it will be no lack of interested party...let see how the price of mi casa will be affected. another point is if considering CCK as a whole, there are at least 3 EC nearby in CCK north 7...Quintet, windermere and Yew Mei green, it will be interesting to see how this will impact on the oncoming EC price in Choa chu Kang drive...I will be watching closely on mi casa price ...cheers...;)[/quote]
Yes, good learning for me. Anyway, what matters is the DEVELOPER'S LAUNCH PRICE. Cheap all die.. Ex all happy. BTW, your point on so many EC's, would it not make non EC's rarer and supported by EC owners (who sell after 5 years or 10 years). Take profit and roll again... life is roll roll roll. I dun think they like to squeeze into MM but I would like to advocate "BUY THE SMALLEST UNIT" and be friends with "SMALL IS BEAUTIFUL". Cheers.
Let's move away from Mee Laksa and move on to other threads.. talk too much here until like developer rep liao.
This is the key point and it will limit the upside of mi casa if that is the case. whether it is upgrader or 1st timer, the EC is attractive enough in location as in CCK neighorhood...it is no doubt that it will be no lack of interested party...let see how the price of mi casa will be affected.
Mi Casa pricing is the benchmark in CCK central. EC effect is negligible during first 5 years, only meaningful to analyse EC effects after 5 years.
Quite good article on "Will property prices ever fall? Wait long long"
http://www.h88.com.sg/article/Property+prices+will+continue+its+upward+climb/
The new launch at Bt Panjang also by Far East will be priced at $1100 psf, according to an agent. Will this support prices at CCK? In my view, although EC may be believed to keep prices in check; but on a positive note, it may also be better as the EC will block Mi Casa from the mosque. At least, Mi casa will have EC view, garden view, pool view and HDB, and no more mosque view.
The new launch at Bt Panjang also by Far East will be priced at $1100 psf, according to an agent. Will this support prices at CCK? In my view, although EC may be believed to keep prices in check; but on a positive note, it may also be better as the EC will block Mi Casa from the mosque. At least, Mi casa will have EC view, garden view, pool view and HDB, and no more mosque view.
The B.Panjang ten mile junction project by FarEast, the pricing is not sustainable.
With a new B.Panjang MRT in 2015 does not justify the $1100psf...
How to justify $1100psf at CCK without any big master plan like the Jurong Lake District...
The woodlands road in front is heavy traffic with many Malaysia heavy trucks everyday, residents could just inhale vehicle exhaust smoke every morning & evening...
Somemore the land cost was bidded at $436psf, and the launch price at $1100psf, hence very expensive with high profit margin...
If the ten mile junction project sells well, then it might support surrounding projects.... Slim chance
devilplate
30-11-10, 21:37
b4 greenwich was launched, 8xxpsf i oredi find expensive...but FEO manage to sell quite well at 850-1470psf!
3 Seletar Road #02-01
99 Yrs From 21/12/2009
$860
1055
$907k
26 Aug 10
7 Seletar Road #05-25
99 Yrs From 21/12/2009
$1470
603
$886k
21 Sep 10
amazingly tat a 3bedder (guess staff's special discount?) and a 1bedder 1mth later almost same price!:scared-3: :eek: :scared-1:
rattydrama
01-12-10, 00:15
ECs and Condos are no difference. Price gap of each project in the same vicinity will depend on
1. Design (poor design will attract less interest)
2. Age of project (old project above 10 years tends to attract less interest)
3. Built Quality
4. No. of units
5. Profile of the owners (having visited some ECs, don’t like the profile of the owner, a lot of foreigners from Philippines – just my opinion after observation)
ECs will have restriction in terms of lost of opportunity to sell when market is good. The time frame that one will be trapped is 5 years + 3 years construction period. It’s a whopping 8 years once you sign on the dotted line. Is the time frame worthwhile? One could have sold Mi Casa twice.
kingkong1984
01-12-10, 01:20
Smart ratty. Ec creates attention and stimulate demand for free and yet cannot compete with condo for full 8 years. Price could have doubled like condos sold in 03/04. Dun understand the power? Go check the price of grandeur8 now in 11/12. Can imagine if a EC had been built beside it or near it (nuovo). When the tide comes, all prices will rise.
Saw alot of listings asking 850 psf and above. Some above 1000 psf. Current owners should really hold until top or at least until elections where everything is fine and ok. Price will drop only when economy is in recession. The supply is not too big as hdb owners are keeping their hdb instead of selling. And most importantly, these are near mrts and commercial areas which are in demand. Just pity other not so nice locations, those are the ones to drop. Makes sense?
proud owner
01-12-10, 01:35
Smart ratty. Ec creates attention and stimulate demand for free and yet cannot compete with condo for full 8 years. Price could have doubled like condos sold in 03/04. Dun understand the power? Go check the price of grandeur8 now in 11/12. Can imagine if a EC had been built beside it or near it (nuovo). When the tide comes, all prices will rise.
Saw alot of listings asking 850 psf and above. Some above 1000 psf. Current owners should really hold until top or at least until elections where everything is fine and ok. Price will drop only when economy is in recession. The supply is not too big as hdb owners are keeping their hdb instead of selling. And most importantly, these are near mrts and commercial areas which are in demand. Just pity other not so nice locations, those are the ones to drop. Makes sense?
why is everyone thinking that after GE prices will chiong ?
why can govt introduce more drastic measures after they win ?
kingkong1984
01-12-10, 01:48
why is everyone thinking that after GE prices will chiong ?
why can govt introduce more drastic measures after they win ?
Past history, price cheong after winning. Stable country, good govt, foreigners will come in.
l love tis forum... learnt alot from here.
I am putting my bets on the opposite.
I think more drastic measures will be in place to slow the hot money after the elections.
Past history, price cheong after winning. Stable country, good govt, foreigners will come in.
kingkong1984
01-12-10, 09:29
Life is a gamble, u win some, u lose some. Tats why got deals. If it is so clear, why buy and why sell. Buy more mm, very good for keeping.
Mi Casa pricing is the benchmark in CCK central. EC effect is negligible during first 5 years, only meaningful to analyse EC effects after 5 years.
Quite good article on "Will property prices ever fall? Wait long long"
http://www.h88.com.sg/article/Property+prices+will+continue+its+upward+climb/
Wah...good news for first-timers buying EC, from latest news..
deferred payment scheme (DPS) would motivate first-timers to snap up the EC units beside Mi Casa, if the developer offers the scheme.
The EC launch price may be higher if demand increases due to DPS.
One likely scenario is...no choice for upgraders, but to look to Mi Casa sub-sales for new condo.
Either way, Mi Casa owners "huat"!
Looking towards average $900psf at TOP.
- - - - - - - - - - - - - - - - - -
Published December 1, 2010
http://www.businesstimes.com.sg/mnt/static/image/ax/c.gif
Exec condo surprises with DPS option
By EMILYN YAP
(SINGAPORE) NTUC Choice Homes Co-operative (NCH) and Chip Eng Seng (CES) are launching an executive condominium (EC) project in Punggol with a surprising feature - a deferred payment scheme (DPS).
Trend-setter? The launch of Prive by NCH and CES with a deferred payment scheme may trigger owners of other executive condo projects to also offer the scheme.
Many in the property industry had assumed that the DPS was entirely scrapped in the boom year of 2007 to curb speculation. The two developers' move could trigger owners of other EC projects to also offer DPS.
Buyers can finance their homes through a normal payment scheme (NPS) or the DPS. Under the DPS, they need to pay only a 5 per cent booking fee and 15 per cent of the purchase price. They will not need to make further payments until the development obtains its Temporary Occupation Permit.
- - - - - - - - - - - - - - - - -
rattydrama
01-12-10, 12:14
Yes all CCK Huat! Not many projects in CCK areas until recently. This is a good news for those who have vested interest.:D The price wont swing that much and you are also protected by new projects and opportunity for price upside.
Apartment size in this areas pretty liveable and if developer decids to build more MMs for newer projects, the psf will only swing up. :o
Was told by agent that recent sub sale transaction at mi casa was 970 k for four room mid flr facing park, 970 k low flr facing pool, 920 k mid flr facing park. Most unit are calling for 950 k and above tho there is still one low flr face hdb calling for 918k. Anyone can verify? The caveats not out yet as these take more than a month to be out after offer is accepted by seller
kingkong1984
01-12-10, 20:28
Those deals are done before the annoucement. After annoucement, there maybe panic sellers. Wait for fire sales due to owner ignorance. Though I believe EC has not impact on this and acts as a support level of + 15 to 25% (some say 30%).
Things are TOTALLY DIFFERENT due to the new land sales programme. Be patient.
Was told by agent that recent sub sale transaction at mi casa was 970 k for four room mid flr facing park, 970 k low flr facing pool, 920 k mid flr facing park. Most unit are calling for 950 k and above tho there is still one low flr face hdb calling for 918k. Anyone can verify? The caveats not out yet as these take more than a month to be out after offer is accepted by seller
The sub-sale pricing is still lower than developer's direct sales price.
Apparently some Mi Casa owners are ignorant abt Mi Casa potentials.
Normally FarEast project is sold at a "premium", price can only go up.
From the attached price list(as at end-Oct), could see developer push up prices, typical mid-floor pool view at about $850psf, & high-floor HDB-view at about $810psf.
Interest in property would rise at time within 6 months from TOP
So..from 2nd half 2011, should see more demand hence quicker price increase then.
Most upgraders wont stand a chance for the EC besides Mi Casa, so they still have to consider Mi Casa sub-sale for new condo.
The sub-sale pricing is still lower than developer's direct sales price.
Apparently some Mi Casa owners are ignorant abt Mi Casa potentials.
Normally FarEast project is sold at a "premium", price can only go up.
From the attached price list(as at end-Oct), could see developer push up prices, typical mid-floor pool view at about $850psf, & high-floor HDB-view at about $810psf.
Interest in property would rise at time within 6 months from TOP
So..from 2nd half 2011, should see more demand hence quicker price increase then.
Most upgraders wont stand a chance for the EC besides Mi Casa, so they still have to consider Mi Casa sub-sale for new condo.
Not not FEO projects can gurantee good price....
See Hillview Regency for example.....
after 5 years... developer units still avail....
:2cents:
Was told by agent that recent sub sale transaction at mi casa was 970 k for four room mid flr facing park, 970 k low flr facing pool, 920 k mid flr facing park. Most unit are calling for 950 k and above tho there is still one low flr face hdb calling for 918k. Anyone can verify? The caveats not out yet as these take more than a month to be out after offer is accepted by seller
have similar information from an agent after a brief check with him....
full impact yet to be fully felt.
The sub-sale pricing is still lower than developer's direct sales price.
Apparently some Mi Casa owners are ignorant abt Mi Casa potentials.
Normally FarEast project is sold at a "premium", price can only go up.
From the attached price list(as at end-Oct), could see developer push up prices, typical mid-floor pool view at about $850psf, & high-floor HDB-view at about $810psf.
Interest in property would rise at time within 6 months from TOP
So..from 2nd half 2011, should see more demand hence quicker price increase then.
Most upgraders wont stand a chance for the EC besides Mi Casa, so they still have to consider Mi Casa sub-sale for new condo.
Guys...my fren just bought a 2000 sq ft palm gardens pent hse at 1.2 mil...thats abt 600 psf...given that palm garden is abt 9 yrs old....do you think condo at cck has more chance for upside?
kingkong1984
01-12-10, 22:08
Silly Hillview Regency.. no mrt... booo booo nooo nooo..
Westman... Lakeholmz (far), Caspian, Lakefront and Parc Oasis etc all got MRT right?
MRT is the magic formula.
As new releases are near MRT station plots. All near MRT plots should hold its value or increase further and those without MRT/LRT suffer. Will you not agree? That's why must buy FH near MRT MM's. Got it? HDB folks will want to buy them when they keep their HDB for rental and then (self stay there).
devilplate
01-12-10, 22:09
Guys...my fren just bought a 2000 sq ft palm gardens pent hse at 1.2 mil...thats abt 600 psf...given that palm garden is abt 9 yrs old....do you think condo at cck has more chance for upside?
any details like actual built in?
some PH is completely roof terrace on top which i tink 600psf is just a fair price
http://www.propertyguru.com.sg/listing/2634352/for-sale-palm-gardens
if this ad is genuine....i tink ur fren had overpaid...
Guys...my fren just bought a 2000 sq ft palm gardens pent hse at 1.2 mil...thats abt 600 psf...given that palm garden is abt 9 yrs old....do you think condo at cck has more chance for upside?
Palm gardens TOP in 2000, more than 10 years now.
After 10 years, all the way down hill, unless the location has master-plan like "Jurong Lake District".
It's all about location,very important.
Must be close to MRT, not LRT...
CCK very difficult, see the Warren condo pricing now, completed since 2004, very limited upside...
Even for Mi Casa, within first 5 years, quick quick must sell b4 price goes down hill....
any details like actual built in?
some PH is completely roof terrace on top which i tink 600psf is just a fair price
http://www.propertyguru.com.sg/listing/2634352/for-sale-palm-gardens
if this ad is genuine....i tink ur fren had overpaid...
His has no roof terrace, just a nice balcony, 3 bedroom, a loft style living room and a open concept kitchen....I think its nice, we played mj in his balcony..haha
Just got updated by Far East that they just sold a high floor 1324 sqft HDB facing unit at around 830 psf! Now only two 3 bedder left from developer. Sigh... HDB facing also cost so much!
Just got updated by Far East that they just sold a high floor 1324 sqft HDB facing unit at around 830 psf! Now only two 3 bedder left from developer. Sigh... HDB facing also cost so much!
Of course lah, #18-17 is very high floor, higher than opposite HDB blocks..
$1.1 mil (aft discount) for HDB-facing, unbelievable.
kingkong1984
03-12-10, 19:24
Duno true or not, hope that buyer dun come in this forum and read. A few listings around 725 psf advertised. Personally, I wont consider it as looking at HDB roof top, very not impressive.
Where are the listing of 725 psf? I only know of a fifth flr unit facing hdb on sale.
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