Parc Imperial

[Regulators]

Nothing better to say, just keep quiet is the best, don't make yourself a clown in the new year:doh:
Why you so supportive of Regulator and helping him to scold all the bad words? Both of you registered in Apr 2009! Mmm, Regulator is Patricia and Patrica is Regulator? Double face and double head? :beats-me-man:

[melodies]

Deleted. Deleted.



Nothing better to say, just keep quiet is the best, don't make yourself a clown in the new year:doh:

[mantrix]

Deleted. Deleted.

??? What's gog on...

[melody]

I am asking: Is Regulator and Patricia the same person?
And your reply is as below. Is your reply any relationship to what I am asking? :doh: Or rather, you don't dare to answer the question because this is the truth? :tongue3:



Nothing better to say, just keep quiet is the best, don't make yourself a clown in the new year:doh:


Why you so supportive of Regulator and helping him to scold all the bad words? Both of you registered in Apr 2009! Mmm, Regulator is Patricia and Patrica is Regulator? Double face and double head? :beats-me-man:

[rattydrama]

Richard, interesting news to me. Do you have more details on the LRT matter such as the proposed layout?

[richwang]

Any speculation that those areas along west coast will eventually become 50 storey 99 LH? So the Pasir Panjang market, 2nd hand car marekt will all become high end 99 LH one day? (Just extend Reflextion).
I've taken the bus ride along Pasir Panjang Road many times, there is no justification to build LRT with the current ridership. (not many people alighting). If those high rise 99 LH are built (10-20 years later), then we can see the LRT (if not MRT) linking Haw Paw Village to Cliementi (or Jurong East).
For that, I can speculate a few train stations: Science Park II junction, NUS Business School junction.

Thanks,
Richard

[Regulators]

You were not asking an innocent question, you are trying to incite or stir an argument. What do you mean by "double face, or double head?" ? If you continue with this line of nonsensical talk, you are no different from teddy. Your query serves no useful purpose so answering to your query makes me as bo liao as you:doh:
I am asking: Is Regulator and Patricia the same person?
And your reply is as below. Is your reply any relationship to what I am asking? :doh: Or rather, you don't dare to answer the question because this is the truth? :tongue3:

[richwang]

my house in spore has a park behind ... in the night .. its so quiet .. i had to lower the tv to just 14 ( when living in the city, i had to tune to 28 before i could hear anything) ...

initially, the silence is deafening .... but after a week or so .. i actually enjoy the peace ...

LRT is relatively quiet. <50dB noise level. MRT is much more noisy. I guess about 70-90 dB.

Thanks,
Richard

[new2mondrian]

Sorry, I thought there's only mrt around pasir panjang area? LRT is at bukit panjang right? Has it been announced by govt that there will be LRT ard science park/nus/pasir panjang area? Or is it mere speculation?

Thanks for clarifying. It would be great if there is indeed LRT. Link all the way to Mapletree business city and fusionopolis/one-north/Rochester area would be even better. :)

[rattydrama]

Sorry, I thought there's only mrt around pasir panjang area? LRT is at bukit panjang right? Has it been announced by govt that there will be LRT ard science park/nus/pasir panjang area? Or is it mere speculation?

Thanks for clarifying. It would be great if there is indeed LRT. Link all the way to Mapletree business city and fusionopolis/one-north/Rochester area would be even better. :)

It make sense to have a LRT link to Dover MRT but is there any plan to do so? I am puzzled about the LRT line and so far only hear from this thread.

[new2mondrian]

It make sense to have a LRT link to Dover MRT but is there any plan to do so? I am puzzled about the LRT line and so far only hear from this thread.
Yup I thought it makes sense too. Based on URA masterplan, large tracts of land around south buona vista area are listed as commercial, most likely to cater to future expansion of science park. Currently biopolis, fusionopolis, science park, NUH, NUS, mediapolis are all not directly served by mrt. The stations are all a good 500m to 1km or more away. I thought linking things up by LRT makes sense. Plus Nepal Hill and Rochester park areas are all to be redeveloped.

Proud owner- your friend bought Sarhad Ville is it? Good choice... I was looking at a unit there in Q12010. Askg for 730psf then. Within a year it cheong to 1k psf. Unbelievable...

[proud owner]

Yup I thought it makes sense too. Based on URA masterplan, large tracts of land around south buona vista area are listed as commercial, most likely to cater to future expansion of science park. Currently biopolis, fusionopolis, science park, NUH, NUS, mediapolis are all not directly served by mrt. The stations are all a good 500m to 1km or more away. I thought linking things up by LRT makes sense. Plus Nepal Hill and Rochester park areas are all to be redeveloped.

Proud owner- your friend bought Sarhad Ville is it? Good choice... I was looking at a unit there in Q12010. Askg for 730psf then. Within a year it cheong to 1k psf. Unbelievable...


Have u bbt anything around there?

[new2mondrian]

Have u bbt anything around there?

Yup, bought something around Q42010 at 700psf. Very near to Sarhad Ville.

[phantom_opera]

This project is the best test for MM, future MRT very near, but any successful case to rent out > 2k for 3XXsqft unit? Asking price is insane at 1.6kpsf-1.7kpsf given the workmanship of Fragrance :doh:

[devilplate]

This project is the best test for MM, future MRT very near, but any successful case to rent out > 2k for 3XXsqft unit? Asking price is insane at 1.6kpsf-1.7kpsf given the workmanship of Fragrance :doh:

oredi hitting 2.2-2.5k for the 3xxsqft w/o MRT....real test shd be any rental increase after MRT open?

btw, worksmanship bad for fragrance?:beats-me-man:

[mcmlxxvi]

oredi hitting 2.2-2.5k for the 3xxsqft w/o MRT....real test shd be any rental increase after MRT open?

btw, worksmanship bad for fragrance?:beats-me-man:

Bad workmanship? He hasnt seen anything yet! Lol

[phantom_opera]

There are many pictures in the property guru trying to rent out the MMs under Parc Imperial, you can judge yourself whether the internal furnishing or the condo is up to your standard :p

Original owner who bought 1.2kpsf is just waiting to flip to a naive buyer at 1.6kpsf. At 670k for 398sqft, assume net rental of 2k per month after income tax/agent fee/furnishing cost/renovation, it is 3.5% .... minus bank interest of 1% which can only go up from here, you get the return same as your CPF OA with lots of hassle and leg work and stress ... wonderful :(

So buyers beware.

[devilplate]

There are many pictures in the property guru trying to rent out the MMs under Parc Imperial, you can judge yourself whether the internal furnishing or the condo is up to your standard :p

Original owner who bought 1.2kpsf is just waiting to flip to a naive buyer at 1.6kpsf. At 670k for 398sqft, assume net rental of 2k per month after income tax/agent fee/furnishing cost/renovation, it is 3.5% .... minus bank interest of 1% which can only go up from here, you get the return same as your CPF OA with lots of hassle and leg work and stress ... wonderful :(

So buyers beware.

i tot u mentioned workmanship....now become furnishing?:beats-me-man:

anyw, nett 3.5% oredi vy good....most ppty r gross 3.5% yield now...LOL

[phantom_opera]

i tot u mentioned workmanship....now become furnishing?:beats-me-man:

anyw, nett 3.5% oredi vy good....most ppty r gross 3.5% yield now...LOL

That is assuming the MM unit can be fully tenanted throughout the year and bank loan rate stays at 1% ;)
MM unit is truly a Ponzi scheme.

[devilplate]

That is assuming the MM unit can be fully tenanted throughout the year and bank loan rate stays at 1% ;)
MM unit is truly a Ponzi scheme.

any unit also cannot be fully tenanted one lor...

but i tink, MM surely run the risk of not getting any renters at all if the layout really unlivable.....functional obsolence:doh:

[mcmlxxvi]

There are many pictures in the property guru trying to rent out the MMs under Parc Imperial, you can judge yourself whether the internal furnishing or the condo is up to your standard :p

Original owner who bought 1.2kpsf is just waiting to flip to a naive buyer at 1.6kpsf. At 670k for 398sqft, assume net rental of 2k per month after income tax/agent fee/furnishing cost/renovation, it is 3.5% .... minus bank interest of 1% which can only go up from here, you get the return same as your CPF OA with lots of hassle and leg work and stress ... wonderful :(

So buyers beware.

CPF OA don't have capital gain potential la aiyo.

[PropertiesHunter]

Best Capital gain Project in D05

Developer Sale 2009 1298psf

2011 highest transaction 1750psf

[PropertiesHunter]

Best Capital gain Project in D05

Developer Sale 2009 1298psf

2011 highest transaction 1750psf

More than 25% for 2 yrs

CPF OA need 10 yrs

[richwang]

It is interesting that the 1st AGM for Parc Imperial has only 16% attendance - short of the 30% required. I guess most are "investors" who care more about the monthly rental cash flow than the gardening of the landscape.

Is it legal to have lucky draw prize to attract owners to attend the AGM?
How about an iPad 2 to get 30% owners to show up?

Thanks,
Richard

[ParcImperial]

It is interesting that the 1st AGM for Parc Imperial has only 16% attendance - short of the 30% required. I guess most are "investors" who care more about the monthly rental cash flow than the gardening of the landscape.

Is it legal to have lucky draw prize to attract owners to attend the AGM?
How about an iPad 2 to get 30% owners to show up?

Thanks,
Richard

Who's gg to foot the bill for the prizes?

[richwang]

http://www.straitstimes.com/STI/STIMEDIA/pdf/20110819/ST_IMAGES_CLRENT.pdf

By the way, the property management company has replied that regulation doesn't allow management fund to be used as luck draw prizes.

Let's see how many will show up in Oct meeting.

Thanks,
Richard

[richwang]

There will be free Circle Line ride on Oct 2 (Sunday). Maybe I should recommend to the Management to hold the 1st annual meeting on that day. Let's hope we have enough owners to attend the meeting.

Thanks,
Richard

[stalingrad]

this project is a joke. sorry, I have to say that.

[richwang]

I've contacted the Management Company. Unfortunately they cannot hold the AGM on Oct 2 - the recent auditing report will not be ready by then.

But I will still try to take train ride to see how far the underground walking will be. If the station is at the other side of the highway, the walking can be long.

Thanks,
Richard

[victorchoo]

http://i52.tinypic.com/efjqjr.jpg

[devilplate]

victorchoo, this is the project tat u sold off after 1yr? hehe

[richwang]

PARC IMPERIAL PASIR PANJANG S$720,000 398 sqft 1,808 psf Dec-11

I thought the price 1600 psf was crazy, but now it hits 1800 psf. The good news is plot ratio of 1.4 area will no longer see MM. So the en-bloc site opposite this project will not be MM. The only competition is Viva Vista - which is a little bit far from the MRT station.

By the way, could the owners attend the coming 1st AGM meeting? I am going there to show support. We don't want to see the meeting fall below required numbers again.

Thanks,
Richard

[rattydrama]

PARC IMPERIAL PASIR PANJANG S$720,000 398 sqft 1,808 psf Dec-11

I thought the price 1600 psf was crazy, but now it hits 1800 psf. The good news is plot ratio of 1.4 area will no longer see MM. So the en-bloc site opposite this project will not be MM. The only competition is Viva Vista - which is a little bit far from the MRT station.

By the way, could the owners attend the coming 1st AGM meeting? I am going there to show support. We don't want to see the meeting fall below required numbers again.

Thanks,
Richard

I must be missing some news, why 1.4 plot ratio not able to build MM?
can still build some MM units and the rest in 2b or 3b right?

[richwang]

PARC IMPERIAL PASIR PANJANG ROAD Condominium S$850,000, 495 sqft Strata 1,717 psf May-12

Thanks,
Richard

[richwang]

Sorry, what I meant was you cannot have MM Project (like Parc Imperial or Viva Vista) in 1.4 plot ratio landed area.

And yes, you can still MM unit (normally developer will have at least one stack to show their starting price), but you cannot have mostly MMs in the project (I call it MM Project) - because the average size will need to be about 1000 sqft.

Thanks,
Richard

[Kanarazu]

Sorry, what I meant was you cannot have MM Project (like Parc Imperial or Viva Vista) in 1.4 plot ratio landed area.

And yes, you can still MM unit (normally developer will have at least one stack to show their starting price), but you cannot have mostly MMs in the project (I call it MM Project) - because the average size will need to be about 1000 sqft.

Thanks,
Richard

Just take GFA of the project and divide by 753 sq ft which gives the max no. Of units allowed to be built for a 1.4 plot ratio site. Exceptions are in telok kurau area where it's to be divided by 1076 sq ft instead of 753.

[carbuncle]

Sorry, what I meant was you cannot have MM Project (like Parc Imperial or Viva Vista) in 1.4 plot ratio landed area.

And yes, you can still MM unit (normally developer will have at least one stack to show their starting price), but you cannot have mostly MMs in the project (I call it MM Project) - because the average size will need to be about 1000 sqft.

Thanks,
Richard
Oh my goodness. Bro rich your reply came 5 months late...

[rattydrama]

PARC IMPERIAL PASIR PANJANG ROAD Condominium S$850,000, 495 sqft Strata 1,717 psf May-12

Thanks,
Richard

Congratulations! I was so cheap when launched! Looks like there is not enough MM in this area and huge rental demand driving Parc Imperial Price to the roof.

[carbuncle]

PARC IMPERIAL PASIR PANJANG ROAD Condominium S$850,000, 495 sqft Strata 1,717 psf May-12

Thanks,
Richard
If Prestige Heights worse location can fetch close to or maybe even over 1800psf i dont see why not for PI. Nothing to shout about.

[phantom_opera]

PARC IMPERIAL PASIR PANJANG ROAD Condominium 1 688,000 398 Strata 1,727 Aug-12

looks like 1800psf or 700k is the resistance for such MM, after putting the sofas and queen size bed ... no more space even to walk :simmering:

some units even can see port

http://cdn-sg2.pgimgs.com/images/thumb/3/d/3/f/3d3f0a25235013_1_V550.jpg

mm ... for gay?

http://cdn-sg2.pgimgs.com/images/thumb/6/d/a/d/6dadf125235040_1_V550.jpg

http://cdn-sg2.pgimgs.com/images/thumb/5/8/d/f/58df4925235062_1_V550.jpg

[carbuncle]

sorry hor gay has better taste than this

[minority]

wah piang..... must well do away the sofa.

[phantom_opera]

New record psf of $1,879 PSF IN JUL 2012 FOR A 388-SQFT UNIT

2012-07-02 #03-XX 388 1,879 728,000

[carbuncle]

New record psf of $1,879 PSF IN JUL 2012 FOR A 388-SQFT UNIT

2012-07-02 #03-XX 388 1,879 728,000

why not... if Alexis can hit 19xx psf

[dtrax]

why not 2k psf then? :scared-2: :scared-2:

[phantom_opera]

very likely 2kpsf for both Alexis and PI in Q1 2013 if no further CM

[dtrax]

very likely 2kpsf for both Alexis and PI in Q1 2013 if no further CM

I would say is no sweat. MM in these 2 can hit 800-850k in absolute quantum easily; especially Alexis if can sustain 3k rental p.m netting a gross >4% yield. If rental demand increase to a firm 3500, the next barrier to hit will be 900K+

These 2 projects have very gd value propositions for now since the MM is not over saturated at the moment.

[dtrax]

MM location damn important. IMO, those at TK or Geylang will be the worse place to invest where it is already MM infested. For Alexis, the immediate surrounding condos are old and large size units so for single expats with lower budget cant rent anw since these condos easily mid 4k+ and beyond for their huge 2bedders. I would say the same for Parc Imperial at the moment as long as it is flanked by larger/non-MM/non-1rm developments. Next in consideration is gd location n MRT will complete the formula of an excellent MM investment.

Time to exit is when yield drops 3+% and more MMs being built in the surrounding areas.

[dtrax]

Rental in caspian MM doing not bad as well:

CASPIAN LAKESIDE DRIVE 22 Non-landed Properties na* 2,800 400 to 500 Sep-12
CASPIAN LAKESIDE DRIVE 22 Non-landed Properties na* 2,600 400 to 500 Sep-12

[phantom_opera]

that's about it

PARC IMPERIAL PASIR PANJANG ROAD 05 Non-landed Properties na* 2,750 300 to 400 Nov-12
PARC IMPERIAL PASIR PANJANG ROAD 05 Non-landed Properties na* 2,650 300 to 400 Nov-12
PARC IMPERIAL PASIR PANJANG ROAD 05 Non-landed Properties na* 2,750 300 to 400 Nov-12
PARC IMPERIAL PASIR PANJANG ROAD 05 Non-landed Properties na* 2,700 400 to 500 Nov-12
PARC IMPERIAL PASIR PANJANG ROAD 01 Non-landed Properties na* 2,600 300 to 400 Nov-12

[mcmlxxvi]

Plateauing around 2.7k

[phantom_opera]

$1,880 PSF IN JAN 2013 FOR A 366-SQFT UNIT

[richwang]

In the (draft) Master Plan 2013, the tiny park opposite Parc Imperial will be widened. The whole west coast will be more or less linked to allow continuous cycling and jogging.

[Allthepies]

Wonder why this development selling so cheaply? Is it due to poor workmanship? Condo falling apart? Or high maintenance fee?

[minority]

its so darn small!

[richwang]

Wonder why this development selling so cheaply? Is it due to poor workmanship? Condo falling apart? Or high maintenance fee?

Timing!
It was selling very "HIGH" at launch time (Year 2009) at S$1200 psf when the surrounding was selling at < S$1k psf.

[phantom_opera]

MM bought in 2011 also panic sale

30 APR 2014 253C PASIR PANJANG ROAD #XX-XX 452 1,522psf 4 AUG 2011 1,449 $33,000 1,000d 1.8%