Viva (D11, Freehold, Allgreen)

[Makelele]

This freehold site has a land area of approximately 10,540.5 sqm and is located on the western side of Thomson road, almost mid-way between its junctions with Newton/Kampong Java Roads.

The immediate vicinity is mixed in nature comprising residential developments such as "Lincoln Lodge", "Suffolk Apartments", amongst others, interspersed by commercial developments such as United Square, Goldhill Centre/Plaza and Revenue House.

Prominent developments in the vicinity also include Hotel Royal and St Michael's Primary School.

Accessibilty to and from the subject property is exhanced by its proximity to the Central Expressway and major roads such as Thomson/Bukit Timah Roads.

The proposed development is within walking distance from the Novena MRT station.

The proposed development will comprise 2 blocks of 30 storey with a total of approximately 250 condominium units (2/3/4 bedrooms type) with basement carparks. The common facilities including swimming pool, tennis court and clubhouse.

http://img154.imageshack.us/img154/8655/singaporecgix292184649yah1.gif

[Unregistered]

I think it is called Viva. I hope they will change the name though.

[Odnoc]

Viva is an ok name but too similar to another one called Vida at District 9. Any news about Viva? It is not that near to MRT and I find that part of Novena a little dull. It's much more happening closer to Velocity side.

[Unregistered]

Viva is an ok name but too similar to another one called Vida at District 9. Any news about Viva? It is not that near to MRT and I find that part of Novena a little dull. It's much more happening closer to Velocity side.

Expats with kids don't want "happening". They want safe, stable, respectable, amenities, TOys r Us, specialised learning centres for kids, MRT transport. Eton house is here, as well as Pat's Schoolhouse. Each charging $2500/month school fees.

Not a singles place but for expat families with young children it is a godsend.

[Unregistered]

Any idea when Viva will be launched?

[Newbie]

Is there any update on Viva?

[cherrycreek]

private preview was last fri to sun . i thk it is close for overseas sales. the last time i heard on sat was 20 plus sales, not sure of sun sale. quality is like sky @ eleven. However, dun like the address sulfolk walk, and no view cos most blocks facing united square. also think it is too near thomson rd which can be busy during peak hours and the traffic noise.

they shd hv launched last yr and sale will be gone in 3 dys. wrong timing now. also, they shd priced more attractively given that they bgt the land cheap years ago.

[Newbie]

Any idea of the psf? Or layout plans/site plan? Are there any discounts from these private previews?

[cherrycreek]

average 1500 to 1600 psf. no other discount

[Macadamia Latte]

went to the showroom over the public holiday. The 4 bedroom (1991sf) looks good- built-in wardrobe is gorgeous and the developer is throwing in a huge two-door fridge.

As much as its well-located and parked within walking dist to MRT, I felt really "squeezed" in there. Perhaps its because of all the surrounding condos and there are more new ones launching in the area- up down left right!

=and they are not releasing one of the blocks=

hmm...wonder if prices will drop next year bc of the financial crisis..

[cherrycreek]

the showflat still opened ?? i thot it is closed indefinitely for overseas sales?? how is the take up rate ?

[Macadamia Latte]

yes it is still open.. at least for a little while longer.
one of the blocks is not open to public launching though.

[Interested]

I went for the preview and only 2 blocks were up for sale. So they have released more units now? Is it still at the same price - abt 1500psf?

[no mrt?]

how cme no mrt nearby for this dev?

[Macadamia Latte]

yupe still the same price, and they have not released more units.
u think the price will fall further amidst the negative market sentiments now?

[Macadamia Latte]

how cme no mrt nearby for this dev?


the MRT is about 5-10mins walk away- Novena station. its underground.

[interested]

i'm not sure if the price will fall down, but i hope it will when the other units are launched later...

[Wee Teck]

VVIP Preview Soon

Call me (http://tanweeteck.myweb.sg/65) to register!

Click here for details (http://tanweeteck.myweb.sg/65)
Mins from Novena MRT
Close to ACS, SCGS & SJI (Jnr)

Freehold by Allgreen Singapore condominium next to United Square

3 blocks of 30 storeys

2 bedroom 957sqft to 1044sqft
3 bedroom 1323sqft to1345sqft
4 bedroom 1840sqft to 1991sqft
Penthouses 3289sqft

[Wee Teck]

VIVA @ Novena District 11

VIVA 2 bedrooms

VIVA VVIP Preview Soon

Call me (http://tanweeteck.myweb.sg/) for inquiries on VIVA

Viva is Walking Distance from Novena MRT
Close to ACS, SCGS & SJI (Jnr)

Project - VIVA

Developer - Thomson Peak Pte Ltd
(Allgreen Properties Limited)

Location - Suffolk Walk (Next to United Square)

Viva - One of the largest freehold parcel in D11

VIVA Highlights
- highly sought after project,
- comes with superior layouts, finishes and
fittings

VIVA Finishings
- Be enthralled by the flawless layout
- Be enchanted by the white Volakas marble
that is provided throughout the apartment
(even common bathrooms!!)
- Be captivated by the full Miele Kitchen
appliances that will be standard
provisions

Viva Selling at an attractive price!

VIVA consist of 3 blocks of 30 storeys
No of units: 235

2BR (957 sqft) : 25

2+S (1044 sqft) : 25

3BR (1323 – 1345 sqft) : 69

3+S (1517 – 1528 sqft) : 39

4BR (1840 – 1991 sqft) : 65

Viva Suites (2486 – 3810 sqft) : 9

Viva Penthouses (4908 – 6339) : 3


Viva Payment Schemes
- NPS
- IAS
- DPS

[moneyspinner]

Any comments on this development? Design looks sleek! Agent advised price now at $1,600 to 1,700 psf. Apparently, 2 bedders are gone! Is this good development? How is it compared to Evelyn, Park Infinia and the future Lincoln Lodge?:doh:

[fairlady04]

As of 12pm, about 70 units had been sold (incl some 15, 20 units sold Oct 08). all the 2br and 2+1 units (the lousiest facing ones cos direct west sun) have been taken up at S$1600+psf. Looks quite good though, but maintenance a bit high $420 for 3br, with no private lift leh.

Is this better than Park Infinia? or Lincoln Lodge?

[EBD]

As of 12pm, about 70 units had been sold (incl some 15, 20 units sold Oct 08). all the 2br and 2+1 units (the lousiest facing ones cos direct west sun) have been taken up at S$1600+psf. Looks quite good though, but maintenance a bit high $420 for 3br, with no private lift leh.

Is this better than Park Infinia? or Lincoln Lodge?

1345 sq ft @ 1600 psf. Assume 80% loan, 30 years.
monthly payment.
2% - S$6,363.37 3% - S$7,258.34
4% - S$8,219.18
5% - S$9,241.92

If I was buying, I wouldn't be worried about the 420 for maintenance being this amount. If I can afford that kind of monthly payment 420 is peanuts.

[moneyspinner]

1345 sq ft @ 1600 psf. Assume 80% loan, 30 years.
monthly payment.
2% - S$6,363.37 3% - S$7,258.34
4% - S$8,219.18
5% - S$9,241.92

If I was buying, I wouldn't be worried about the 420 for maintenance being this amount. If I can afford that kind of monthly payment 420 is peanuts.

So what do you think? Is the development at the location worth S$1,600 psf? Think it's more expensive than Rivergate, etc at River Valley!

[teddybear]

Different people have different preference. Personally I feel Viva is in a much better and more convenient location than Rivergate - be it whether by public transport, go to shopping, or even drive.


So what do you think? Is the development at the location worth S$1,600 psf? Think it's more expensive than Rivergate, etc at River Valley!

[tantan]

Different people have different preference. Personally I feel Viva is in a much better and more convenient location than Rivergate - be it whether by public transport, go to shopping, or even drive.

Me too! I prefer Viva than Rivergate.

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[bargain hunter]

VIVA is good but as EBD pointed out, good luck on monthly payments and cross fingers that interest rate does not spike to 5% as illustrated. looks real scary. :)



1345 sq ft @ 1600 psf. Assume 80% loan, 30 years.
monthly payment.
2% - S$6,363.37 3% - S$7,258.34
4% - S$8,219.18
5% - S$9,241.92

If I was buying, I wouldn't be worried about the 420 for maintenance being this amount. If I can afford that kind of monthly payment 420 is peanuts.

[moneyspinner]

VIVA is good but as EBD pointed out, good luck on monthly payments and cross fingers that interest rate does not spike to 5% as illustrated. looks real scary. :)

OVERPRICED project!!!!!!!!!!!!!:scared-1:

[denverusa]

2 bedders went for 1500 plus to well past 1600 psf. so to make profit one has to sell above 1800 psf ??? any taker on thomson rd ??

[dormer]

I went to the showflat last weekends and one of the agent quoted me a 2 bedder at #20+ for $1900psf. I don't believe her quotation and asked her to reconfirm again.

She said it is correct. Lincoln Suites is going to launch at $2000psf+ and $1900psf is reasonable now.

There is no way that I will pay this amount for Viva. I rather go for Park Infinia.

[moneyspinner]

I went to the showflat last weekends and one of the agent quoted me a 2 bedder at #20+ for $1900psf. I don't believe her quotation and asked her to reconfirm again.

She said it is correct. Lincoln Suites is going to launch at $2000psf+ and $1900psf is reasonable now.

There is no way that I will pay this amount for Viva. I rather go for Park Infinia.

Do you know how many units have been sold in terms of percentage? I have also been to the showflat. The location, layout and furnishing of the development is very beautiful. The rooms are much bigger than what you can find now in most other developments. :doh:

[dormer]

Do you know how many units have been sold in terms of percentage? I have also been to the showflat. The location, layout and furnishing of the development is very beautiful. The rooms are much bigger than what you can find now in most other developments. :doh:

I have asked the agent the same question but she did not calculate. She only showed me her file with stickers on many units that represent sold. I guess VIVA is 70% to 80% sold. Can anybody verify?

[dunatos]

Do you know how many units have been sold in terms of percentage? I have also been to the showflat. The location, layout and furnishing of the development is very beautiful. The rooms are much bigger than what you can find now in most other developments. :doh:

Yea, I agree, the layout has less balcony and planter space than the other new units. But I haven't gone to the showroom. Time to make that trip soon.

[chenjdd]

i just signed up for a unit at Viva, however I am quite scared, first time buying such expensive staff, hope at least this price will stable for the next few years.

[august]

i just signed up for a unit at Viva, however I am quite scared, first time buying such expensive staff, hope at least this price will stable for the next few years.

psf? which bank is the developer tying up with?

[bargain hunter]

According to Allgreen's results announcement today, since Aug 3 relaunch till yesterday total sold 162 units out of 235 with 73 units left.

[chenjdd]

According to Allgreen's results announcement today, since Aug 3 relaunch till yesterday total sold 162 units out of 235 with 73 units left.

73 units left today? we were told most of the insider/quieter stacks such as 9-10-11 are already gone, and we missed a lot of choices since we hesitated a few days...can we trust the agent does give us all available to chose?

[teddybear]

Which stack is yours and which floor and how much $psf?


73 units left today? we were told most of the insider/quieter stacks such as 9-10-11 are already gone, and we missed a lot of choices since we hesitated a few days...can we trust the agent does give us all available to chose?

[moneyspinner]

Which stack is yours and which floor and how much $psf?

My understanding is apparently the developer may select units for sale and some units may not be open for sale at time of enquiry. Not sure what's the objective but suspect its for maximisation of profits!

[bargain hunter]

were you looking for a 3 or 4 bedder? could it be that there are more choices for 4 bedders left than 3 bedders? also, there may be some less desirable stacks which you had stated that you are not keen e.g. beside road, so the agent "helped" you limit down to those that are possible choices for you?


73 units left today? we were told most of the insider/quieter stacks such as 9-10-11 are already gone, and we missed a lot of choices since we hesitated a few days...can we trust the agent does give us all available to chose?

[bargain hunter]

the process you described is more of a typical far east tactic. :D you'd never know what's still available, which units in your desired stack are still available etc.

for allgreen, at most they would say, leave the top 5 floors for higher prices but it would be quite obvious from their sales chart that those units have not been released.


My understanding is apparently the developer may select units for sale and some units may not be open for sale at time of enquiry. Not sure what's the objective but suspect its for maximisation of profits!

[jwong71]

i just signed up for a unit at Viva, however I am quite scared, first time buying such expensive staff, hope at least this price will stable for the next few years.

DO NOT OVERSTRETCH URSELF. Betting on next few yrs of recovery,tagged with a big mortgage is :scared-3: .

[bargain hunter]

yeah, aboveall, its a mortgage which causes most of the stress.



DO NOT OVERSTRETCH URSELF. Betting on next few yrs of recovery,tagged with a big mortgage is :scared-3: .

[moneyspinner]

Do you guys opine that this is one of the better new developments on offer at this time?

[bargain hunter]

i would say so. other than price being a bit of a stretch (yet one of the more reasonable ones), everything else seems good.


Do you guys opine that this is one of the better new developments on offer at this time?

[moneyspinner]

i would say so. other than price being a bit of a stretch (yet one of the more reasonable ones), everything else seems good.

So, it would seem that the is a reasonable chance of potential for further appreciation going forward subject to the economy and STI continual improvement going forward. Price on ask currently is $1,500 to $1,600 psf. Not sure whether Allgreen will adjust the price as available unsold units dwindle.

[bargain hunter]

allgreen's track record is they don't have such bad habits (unlike far east, uol) but they may if the remaining unsold units were un-released high floor units. Agree with your 2 pre-conditions totally. the 1500 to 1600 could be worth 15% more if things go so swee swee. but if things turn ugly again, premium product also cannot hold up in prices. eg Newton One, Residences @evelyn, Park Infinia prices easily adjusted down 20 to 30% from 2007 high to 2009 low.



So, it would seem that the is a reasonable chance of potential for further appreciation going forward subject to the economy and STI continual improvement going forward. Price on ask currently is $1,500 to $1,600 psf. Not sure whether Allgreen will adjust the price as available unsold units dwindle.

[duckweed]

understand from agent that only 1 block in viva is within 1km of acps (this is the one at barker).

[bargain hunter]

huh? like that also can...hopefully, those who have young sons did not buy the wrong block!


understand from agent that only 1 block in viva is within 1km of acps (this is the one at barker).

[duckweed]

huh? like that also can...hopefully, those who have young sons did not buy the wrong block!

but all blocks should be within 1km of acjs and so very the close to sji junior.

[andy]

Does anyone know if any of the units, that is the balcony & windows will be blocked by Park Infinia.

Also will the Kampung Java CTE flyover be near enough to create much traffic noise.

Apart from that the layout seems very good although $1500++psf will be a record for a launch in Novena area.

[chenjdd]

Does any body know about latest launch price this weekend? Thanks!

[chenjdd]

Does anyone know if any of the units, that is the balcony & windows will be blocked by Park Infinia.

Also will the Kampung Java CTE flyover be near enough to create much traffic noise.

Apart from that the layout seems very good although $1500++psf will be a record for a launch in Novena area.

As I studied in Google, there isn't real block from PI, but later afternoon sun may be in general "reduced" by PI, in particular stack 11 and 06.

[andy]

Does any body know about latest launch price this weekend? Thanks!

Launched 2 weeks ago. 2X units left of 235units. Prices varies between 14xx to 16xx depending on floor and/or NPS or IAS. This is more or less near or lower than the resale value of PI;-)

[moneyspinner]

Launched 2 weeks ago. 2X units left of 235units. Prices varies between 14xx to 16xx depending on floor and/or NPS or IAS. This is more or less near or lower than the resale value of PI;-)

Understand more than 90 pct sold as of today. Can anyone confirm this? Also noted some flippers asking for $1,800 psf for a 3 bedder??:scared-1:

[dfstan]

Understand more than 90 pct sold as of today. Can anyone confirm this? Also noted some flippers asking for $1,800 psf for a 3 bedder??:scared-1:

i'm really curious to why there's a demand for such high price? does it justify it? maybe, anyway everyone has their own view in terms of valuation.

i still cannot understand why ppl are being suck into this frenzy market and agents are the one making monies and i hate agents!

[chenjdd]

we considered its super convenience
MRT for non-driving families
big site with full facilities- good for kids and elders at home to run around, making friends, etc
shopping very convenient
schools in UQ
ACS for boy SCGS for girl
eateries - we eat outside 2-3 times a week
interior quality looks good
however time for us to consider is too short, choice of units already limited, not our more desired unit

[duckweed]

we considered its super convenience
MRT for non-driving families
big site with full facilities- good for kids and elders at home to run around, making friends, etc
shopping very convenient
schools in UQ
ACS for boy SCGS for girl
eateries - we eat outside 2-3 times a week
interior quality looks good
however time for us to consider is too short, choice of units already limited, not our more desired unit

if don't drive, not convenient to get to scgs. besides, don't think it's within 1km. if want to be near scgs, should consider getting the trevose or trevose park. can walk to school.

[andy]

if don't drive, not convenient to get to scgs. besides, don't think it's within 1km. if want to be near scgs, should consider getting the trevose or trevose park. can walk to school.

Used to live in one of these in trevose cres. Quiet & serene. Very convenient for car to get to PIE. Also if you take buses, anyone will take u to orchard or newton circus. However pretty much nothing else in the vicinity other than walk to SCGS. Have to drive to United Sq to do all other things.

Ultimately it's a trade off.

However steven mrt coming soon.....

[bargain hunter]

I find it a little hard to believe that 90% sold. Allgreen's official statement in their results announcement last Wed said 70% sold so I find it hard to believe they sold another 50 units in the past 4 days, especially when the remaining available units are the larger 3 and 4 bedders.



Understand more than 90 pct sold as of today. Can anyone confirm this? Also noted some flippers asking for $1,800 psf for a 3 bedder??:scared-1:

[Property_Owner]

If I was buying, I wouldn't be worried about the 420 for maintenance being this amount. If I can afford that kind of monthly payment 420 is peanuts.


Yup, true. You think I bother about maintenance fee when I bought ardmore.

[moneyspinner]

Got this from another website.

Status as of Aug 17, 2009

The official launch of Viva at Novena was on last Friday, where many units were already sold during the preview (http://bensonkoh.com/2009/45-of-viva-condo-units-sold-at-preview/). Today, Viva is officially 87% sold, with 204 out of 235 snapped up by buyers.
Buyers recognizes the value of the project attributed mostly to its prime locality just right next to United Square. It’s also less congested among the other projects found in the vicinity. There are 3 main selling factors to the project:-

Location
Very functional layout (Good size)
Quality FinishingWhat is left after today?
Till date, what is remaining are:-

3 Penthouses (Type PH3 [lower floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph3-lower-floor1.jpg), upper floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph3-upper-floor.jpg)], PH2 [lower floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph2-lower-floor.jpg), upper floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph2-upper-floor.jpg)] and PH1 [lower floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph1-lower-floor.jpg), upper floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph1-upper-floor.jpg)])
2 Sky Suites (Type S2 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-s2.jpg) and S1a layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-s1a.jpg))
5 4-bedroom units (Type D2 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-d2.jpg))
10 4-bedroom units (Type D3 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-d3.jpg))
5 3-bedroom units (Type C2 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-c2.jpg))
6 2-bedroom+study units (Type B1s layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-b1s.jpg))
1 2-bedroom unit (Type B1 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-b1.jpg))Download the latest updated Viva sold units here (http://bensonkoh.com/wp-content/uploads/2009/08/Viva-Elevation-chart.pdf).

[chenjdd]

Got this from another website.

Status as of Aug 17, 2009

The official launch of Viva at Novena was on last Friday, where many units were already sold during the preview (http://bensonkoh.com/2009/45-of-viva-condo-units-sold-at-preview/). Today, Viva is officially 87% sold, with 204 out of 235 snapped up by buyers.
Buyers recognizes the value of the project attributed mostly to its prime locality just right next to United Square. It’s also less congested among the other projects found in the vicinity. There are 3 main selling factors to the project:-
Location
Very functional layout (Good size)
Quality FinishingWhat is left after today?
Till date, what is remaining are:-
3 Penthouses (Type PH3 [lower floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph3-lower-floor1.jpg), upper floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph3-upper-floor.jpg)], PH2 [lower floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph2-lower-floor.jpg), upper floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph2-upper-floor.jpg)] and PH1 [lower floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph1-lower-floor.jpg), upper floor layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-ph1-upper-floor.jpg)])
2 Sky Suites (Type S2 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-s2.jpg) and S1a layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-s1a.jpg))
5 4-bedroom units (Type D2 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-d2.jpg))
10 4-bedroom units (Type D3 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-d3.jpg))
5 3-bedroom units (Type C2 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-c2.jpg))
6 2-bedroom+study units (Type B1s layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-b1s.jpg))
1 2-bedroom unit (Type B1 layout (http://bensonkoh.com/wp-content/uploads/2009/08/viva-b1.jpg))Download the latest updated Viva sold units here (http://bensonkoh.com/wp-content/uploads/2009/08/Viva-Elevation-chart.pdf).

Thanks. Pls keep us updated.

[chenjdd]

if don't drive, not convenient to get to scgs. besides, don't think it's within 1km. if want to be near scgs, should consider getting the trevose or trevose park. can walk to school.
I don't mean transport easiness to SCGS, that can be solved easily by school bus. More important for parents is to have opportunities to register their girls. For SCGS, as I study for the past years, staying within 1-2km have very good chance to avoid ballot. More than 2km low/no chance liao. Viva right within 1-2km to SCGS.

[andy]

I don't mean transport easiness to SCGS, that can be solved easily by school bus. More important for parents is to have opportunities to register their girls. For SCGS, as I study for the past years, staying within 1-2km have very good chance to avoid ballot. More than 2km low/no chance liao. Viva right within 1-2km to SCGS.

Nowadays, even 1km or 1-2km also have to ballet for "branded" schools like SCGS and ACSJ. My girl got balleted cos last half hour before closure, many parents come with S&P agreements to say they are 1km within SCGS. Quite a few condos will be coming up along bukit timah road. Suggest you rent for 1 year around trevose and move back to Viva.

Convenience wise Viva is excellent for shopping, tuition and eat-out.

[andy]

Got this from another website.

. There are 3 main selling factors to the project:-

Location
Very functional layout (Good size)
Quality Finishing
Park Infinia seems to have good facilities and is just as near to United SQ. Can anyone point me to another link which has floor layout and also any comments on the quality of finishing?

[dunatos]

Just been to the Viva showroom today.
The layout is nice, appliances provided are nice and some of the finishing touches are good.
Even the showroom carpark was full in the afternoon.
I was surprised that many people were looking at the larger unit than the smaller unit.
Are they seeing something that I'm not?

[teddybear]

So have you bought a unit?


we considered its super convenience
MRT for non-driving families
big site with full facilities- good for kids and elders at home to run around, making friends, etc
shopping very convenient
schools in UQ
ACS for boy SCGS for girl
eateries - we eat outside 2-3 times a week
interior quality looks good
however time for us to consider is too short, choice of units already limited, not our more desired unit

[bargain hunter]

could it be that the smaller units have significantly higher psf?



Just been to the Viva showroom today.
The layout is nice, appliances provided are nice and some of the finishing touches are good.
Even the showroom carpark was full in the afternoon.
I was surprised that many people were looking at the larger unit than the smaller unit.
Are they seeing something that I'm not?

[moneyspinner]

could it be that the smaller units have significantly higher psf?

I think that is one reason. Another is that supply of smaller units is massive and bigger units are becoming a rare commodity. So it should command a premium in the longer term. :)

[dfstan]

i think vivia at $1600 psf is record in the area. correct me if i'm incorrect please.

[ToBMaster]

All:

I went on Sunday evening and was told that all 2BR were sold and smallest units are the 2+1 (6 suffolk stack 5, 6). I was given a brochure for 8 Suffolk and was told that 3+1 BR (1345 sqf) available from 20 to 29 floors, stack (9, 11). So it is surprising to see so many units gone.

Also, with DPS, 7% discount and without DPS, 10% discount. The average price is around 16xx psf for the 3+1. I think it is over-priced. But then, I was told Lincoln Suites will be launching this weekend at 18xx psf.

The agent was telling me that at 2M (1600x1345x0.97), the 3+1 can fetch 7K monthly rental as there are a lot of foreign doctors blah blah.... I can only say: a load of rubbish! (Bullshit to be exact!). Of course, I did not say that to him.

The property market is becoming ridiculous. Good luck to the buyers, either they make big bucks or be saddled with large loans for a long, long time. (Does not apply to the rich though, c'est la vie).

Please buy within your means. Always questions what agents say - ultimately, they are just doing their job, trying to list all the positives assuming utopian conditions!

BR
TBM

[andy]

i think vivia at $1600 psf is record in the area. correct me if i'm incorrect please.

Well if you can consider Park Infinia as the same area, the highest was $1700 for a unit on the 28th story during Oct 07. I haven't check Lucida. It was also rather high.

[duckweed]

if i were to compare Viva with PI, my observations are as follows:

Viva:
1) units have better layout and use of space
2) definitely much better fittings and finishing
3) more convenient location for those not driving - faster to get to bus-stop along thomson (but not those at newton) and mrt
4) fewer units - so should be deemed as less crowded

PI:
1) much better views (for those not blocked by viva, namely towers 2 and 2A)
2) bigger land - don't think viva has much grounds for kids to roam as they are all landscaped
3) better accessibility with 2 entrances/exits
4) nicer address - for those who are bothered with this, not that it really matters

both are good for those with school-going kids, close to amenities. suffolk walk may be rather busy in future, since both properties will use this road, along with thomson baptist church worshippers.

in terms of facilities, don't think there's much differences, although i could be wrong as i didn't pick up the brochure when i visited viva showflat some time back.

[blackswan]

A very good and concise comparison indeed. Was told while at showflat that VIVA land size is half of PI.

[teddybear]

No lah. Newton Suites nearby highest price transacted $1981 psf. Lucida highest price transacted so far is $1721 psf.


i think vivia at $1600 psf is record in the area. correct me if i'm incorrect please.

[andy]

No lah. Newton Suites nearby highest price transacted $1981 psf. Lucida highest price transacted so far is $1721 psf.

Pple in this PI forum get very religious defining whether PI is considered Newton or Novena. The argument is that if they deemed it to be a different "feel" in another road, it would justify a price difference

Newton suites is considered Newton but PI is in between Newton and Novena. Should there also be a distincion between Suffolk Road, Suffolk Walk, Lincoln Road versus the likes of Thomson Euro Asia and Soliel on the opposite?

[dfstan]

Pple in this PI forum get very religious defining whether PI is considered Newton or Novena. The argument is that if they deemed it to be a different "feel" in another road, it would justify a price difference

Newton suites is considered Newton but PI is in between Newton and Novena. Should there also be a distincion between Suffolk Road, Suffolk Walk, Lincoln Road versus the likes of Thomson Euro Asia and Soliel on the opposite?

i'm consfused. care to elaborate further, please?

[teddybear]

Ai yo, Newton Suites in Newton? What is definition of Newton? As far as I know, Newton Suites is under URA Novena planning area, including Residences@Evelyn, Newton One, Park Infinia, Thomson Euro Asia, Strata etc. So there is really no big difference except the exact location. In fact, Newton Suites is so much more closer to Novena MRT station than Newton MRT station. Actually, I would think that being closer to Novena MRT station is better because of the surrounding amenities and shopping malls. It is also easier to get onto CTE & PIE (both directions) from Novena MRT area than Newton MRT area.


Pple in this PI forum get very religious defining whether PI is considered Newton or Novena. The argument is that if they deemed it to be a different "feel" in another road, it would justify a price difference

Newton suites is considered Newton but PI is in between Newton and Novena. Should there also be a distincion between Suffolk Road, Suffolk Walk, Lincoln Road versus the likes of Thomson Euro Asia and Soliel on the opposite?

[dfstan]

only time will tell if at the price is a good buy. pray hard to those who bought it.

[august]

only time will tell if at the price is a good buy. pray hard to those who bought it.


pardon me.. but, buy if u can hold
cannot hold then need to pray, then got problem liao

[dfstan]

pardon me.. but, buy if u can hold
cannot hold then need to pray, then got problem liao

just to clarify your comments please, :)

are you saying at this price psf is worth the investment, if one can hold?

or let's put it another perspective, worth if for own stay?

[andy]

i'm consfused. care to elaborate further, please?

It means that they don't consider the $psf for Newton Suites or R@Evelyn which is more exclusive Newton area can be compared to Viva or PI which is deemed more Novena area. In other words if PI/Viva is $1500psf then anything on Lincoln road, trilight, R@Evelyn should be priced even higher:-)

[dfstan]

It means that they don't consider the $psf for Newton Suites or R@Evelyn which is more exclusive Newton area can be compared to Viva or PI which is deemed more Novena area. In other words if PI/Viva is $1500psf then anything on Lincoln road, trilight, R@Evelyn should be priced even higher:-)

technically yes but also depends on supply and demand, i guess.

some may perceive novena more amenities whereby some view newton more exlcusive. however, i do understand your perspective.

again, i wonder where does these ppl get their monies from enabling to jump into the wagon? flippers?

[andy]

Ai yo, Newton Suites in Newton? What is definition of Newton? As far as I know, Newton Suites is under URA Novena planning area, including Residences@Evelyn, Newton One, Park Infinia, Thomson Euro Asia, Strata etc. So there is really no big difference except the exact location. In fact, Newton Suites is so much more closer to Novena MRT station than Newton MRT station. Actually, I would think that being closer to Novena MRT station is better because of the surrounding amenities and shopping malls. It is also easier to get onto CTE & PIE (both directions) from Novena MRT area than Newton MRT area.

Yes I agreed with everything you've said. However if you go and read all the recent threads, there is almost unanimous belief that if PI or Viva is at $1500, then Trilight/Evelyn should be $1800 because they are in a more exclusive area compared to condos near Thomson road which are deemed closer to "Hospital town"

[teddybear]

I believe your conclusion is wrong. You can go to check what are the recent prices being transacted at Residences@Evelyn vs PI and see whether people have paid a premium for them vs PI. The transacted prices seem to indicate that there is no difference between the 2, i.e. people are not paying a premium for Res@Evelyn now vs PI.


Yes I agreed with everything you've said. However if you go and read all the recent threads, there is almost unanimous belief that if PI or Viva is at $1500, then Trilight/Evelyn should be $1800 because they are in a more exclusive area compared to condos near Thomson road which are deemed closer to "Hospital town"

[dfstan]

so what is the $ psf in this region typically?

[andy]

I believe your conclusion is wrong. You can go to check what are the recent prices being transacted at Residences@Evelyn vs PI and see whether people have paid a premium for them vs PI. The transacted prices seem to indicate that there is no difference between the 2, i.e. people are not paying a premium for Res@Evelyn now vs PI.

I said there is a belief but here are the facts during the peak of the property boom in 2007.
Evelyn=> $2345=#11, $1956=#23 , $1934=#19
Newton 1 => $2000=#23, $1900=#22, $1850=#25
PI=> $1700=#28, $1699=#29 , $1649=#13

The caveats now are a little hard to compare since PI has about 20 transactions in Jun, Evelyn= 1 or 2, Newton 1= 4 transactions

[bargain hunter]

I agree with andy on this. In 2007 peak, Residences @ Evelyn and Newton One commanded a premium in psf vs PI. The recent observation that PI has equal psf to the other 2 is because:
1) developer unloading premium units at high psf has helped to entice interest and more transactions in PI.
2) R@E, many units were tenanted out in late 2007 and those who want to sell would probably only be starting now vs earlier this year.
3) R@E and Newton One have very big unit sizes. In 2007, it did not matter what the $ quantum was. This year, so far, my observation is that those super big sized units tend to command a slightly lower psf mainly because of the high $ quantum required. However, as the market improves, that is changing as well and the discount for bigger units is lessening.

In a way, R@E and Newton One are "undervalued" relative to PI but it won't be easy to find low asking prices in current times at these 2 developments either.

Personally, I would prefer PI over the other 2 developments but only if PI is at a discount. :D




I said there is a belief but here are the facts during the peak of the property boom in 2007.
Evelyn=> $2345=#11, $1956=#23 , $1934=#19
Newton 1 => $2000=#23, $1900=#22, $1850=#25
PI=> $1700=#28, $1699=#29 , $1649=#13

The caveats now are a little hard to compare since PI has about 20 transactions in Jun, Evelyn= 1 or 2, Newton 1= 4 transactions

[moneyspinner]

I agree with andy on this. In 2007 peak, Residences @ Evelyn and Newton One commanded a premium in psf vs PI. The recent observation that PI has equal psf to the other 2 is because:
1) developer unloading premium units at high psf has helped to entice interest and more transactions in PI.
2) R@E, many units were tenanted out in late 2007 and those who want to sell would probably only be starting now vs earlier this year.
3) R@E and Newton One have very big unit sizes. In 2007, it did not matter what the $ quantum was. This year, so far, my observation is that those super big sized units tend to command a slightly lower psf mainly because of the high $ quantum required. However, as the market improves, that is changing as well and the discount for bigger units is lessening.

In a way, R@E and Newton One are "undervalued" relative to PI but it won't be easy to find low asking prices in current times at these 2 developments either.

Personally, I would prefer PI over the other 2 developments but only if PI is at a discount. :D

What about PI vs VIVA? Which would you prefer and reasons?

[andy]

In a way, R@E and Newton One are "undervalued" relative to PI but it won't be easy to find low asking prices in current times at these 2 developments either.

Personally, I would prefer PI over the other 2 developments but only if PI is at a discount. :D

I'm not sure about Newton1 since there is 1 block where the windows and balconies of units above 15flr facing the Istana is completely blocked out by opaque screen louvres.

Does anyone know when this became law and if R@E and PI didn't have this requirement, then doesn't this defeat the purpose of the security objective it was intended?

[teddybear]

Yap but that was like almost 2 years ago. There used to be perception that condos near Newton MRT is higher class and should command a premium vs those closer to Novena MRT. However, as people start to live in PI and enjoy the conveniency of the location of PI, people start to realize that PI is better and more convenient than R@E and NO. Hence, we start to see the transacted prices of PI almost same as R@E and PI. It was like Upper Bukit Timah where once it commanded >$1000 psf but that is already history.


I said there is a belief but here are the facts during the peak of the property boom in 2007.
Evelyn=> $2345=#11, $1956=#23 , $1934=#19
Newton 1 => $2000=#23, $1900=#22, $1850=#25
PI=> $1700=#28, $1699=#29 , $1649=#13

The caveats now are a little hard to compare since PI has about 20 transactions in Jun, Evelyn= 1 or 2, Newton 1= 4 transactions

[DKSG]

Many units in R@E is very badly blocked by Trilight coming up soon.

From the first floor to the highest floor in a few stacks are totally blocked.

I viewed a unit recently and noted that things are not looking good for R@E for the next 3 years.

Tenants worry when the piling will start. Buyers can imagine how the big plot of land in front gets built up.

Thats one of the reasons why prices there are under pressure.

[bargain hunter]

that's a tough one, each has its own strong points as PI resident, duckweed had already pointed out. Agree with those points. To me VIVA has an edge naturally since it is newer and better designed and furnished. The hard part is how much a premium over PI should one be willing to pay for VIVA.



What about PI vs VIVA? Which would you prefer and reasons?

[andy]

Yap but that was like almost 2 years ago. There used to be perception that condos near Newton MRT is higher class and should command a premium vs those closer to Novena MRT. However, as people start to live in PI and enjoy the conveniency of the location of PI, people start to realize that PI is better and more convenient than R@E and NO. Hence, we start to see the transacted prices of PI almost same as R@E and PI. It was like Upper Bukit Timah where once it commanded >$1000 psf but that is already history.

I think it is a little premature to draw this conclusion. It may be so but it would be perhaps more prudent to wait until Trilight and Lviv is launched and compared with Viva and Lincoln Suites in terms of takeup rate and $psf;-)

[august]

What about PI vs VIVA? Which would you prefer and reasons?

Park Infinia for me... bcos its cheaper .. :)

[meeth18]

What about PI vs VIVA? Which would you prefer and reasons?

VIVA for me... Nearer to amenities and much better quality finishing / more efficient layout than PI. Also PI is too huge a development. personally i do not like too many units, 200+ at most :)

[qus]

I like both

[moneyspinner]

Any status on the project? Guess should be more or less sold out by now??????? Seem very quiet leh?

[dmonddd]

Many units in R@E is very badly blocked by Trilight coming up soon.

From the first floor to the highest floor in a few stacks are totally blocked.

I viewed a unit recently and noted that things are not looking good for R@E for the next 3 years.

Tenants worry when the piling will start. Buyers can imagine how the big plot of land in front gets built up.

Thats one of the reasons why prices there are under pressure.

i dun mind if there are sellers as nowadays there are developments everywhere surrounding the better located projects. Look at Scott highpark and the Psf transacted...it's like hong kong. but condos in newton and novena will be noise polluted for next 3 years. I hear that the mgmt fees for res@e is pretty low.

sadly the smaller units are always snapped up......and not many units for sale as most owners hv holding power. sigh:doh:

[dmonddd]

Many units in R@E is very badly blocked by Trilight coming up soon.

From the first floor to the highest floor in a few stacks are totally blocked.

I viewed a unit recently and noted that things are not looking good for R@E for the next 3 years.

Tenants worry when the piling will start. Buyers can imagine how the big plot of land in front gets built up.

Thats one of the reasons why prices there are under pressure.

i dun mind if there are sellers as nowadays there are developments everywhere surrounding the better located projects. Look at Scott highpark and the Psf transacted...it's like hong kong. but condos in newton and novena will be noise polluted for next 3 years. I hear that the mgmt fees for res@e is pretty low.

sadly the smaller units are always snapped up......and not many units for sale as most owners hv holding power. sigh:doh:

[meeth18]

the project should be some 90% sold by now.. all 2BRs are sold with only a handful 2+1 (facing afternoon sun and PI) left as of last week. other than this, probably a couple of big units ie. penthses and sky suites remaining which not many people can afford :rolleyes: believe the 2BR went for as high as 1750psf

[andy]

I have a question for this development.

If the buyers bought at $1550 how low can it go assuming a W recovery?
On the other hand if we assume a V recovery how high can it go?

[andy]

Look at Scott highpark and the Psf transacted...it's like hong kong.

The Scott Highpark units behind overlooking Goodwood greenery are actually quite ok. However I can't believe the front portion is less than 5meters to the next building. Yes the psf is unreal. Has anyone seen the quality?

[dmonddd]

The Scott Highpark units behind overlooking Goodwood greenery are actually quite ok. However I can't believe the front portion is less than 5meters to the next building. Yes the psf is unreal. Has anyone seen the quality?

yep...higher psf beoz of its next to newton mrt entrance. exclusivity and small is the in-thing. high density condo is off as the place gets overcrowded. looks at hamilton and urban resort.

[bargain hunter]

If W, assume 20% down to 1250psf i guess, similar to what happened to PI from 2007 peak to early 2009 lows.

If V, the sky's the limit, 2000psf? (that was the price touted as VIVA's sale price when i spoke to some agents in 2007 during the peak, but VIVA was never launched till late 2008 and again in aug 2009).




I have a question for this development.

If the buyers bought at $1550 how low can it go assuming a W recovery?
On the other hand if we assume a V recovery how high can it go?

[andy]

If W, assume 20% down to 1250psf i guess, similar to what happened to PI from 2007 peak to early 2009 lows.

If V, the sky's the limit, 2000psf? (that was the price touted as VIVA's sale price when i spoke to some agents in 2007 during the peak, but VIVA was never launched till late 2008 and again in aug 2009).

$2000psf @ $4/psf rental is only 2.4% gross Is that sustainable? Lowest bank loan is around 1.5% but net rental yield will probably be lower be around 1.5%:tsk-tsk:

[bargain hunter]

well, if you are assuming a V shaped recovery, then rentals must rise to $5 or even $6psf to justify 2000psf.

i am still biased towards a W shaped recovery, obviously i do not think rentals are going anywhere too far above $4psf.




$2000psf @ $4/psf rental is only 2.4% gross Is that sustainable? Lowest bank loan is around 1.5% but net rental yield will probably be lower be around 1.5%:tsk-tsk:

[oilman]

I lived in Newton (opposite VIVA) before I moved to Mount Sinai ( next to Trizon) a year ago. I still owned both the properties of which the one in Newton is rented out.

VIVA is convenient for those who works in Orchard or its surrounding areas and one does not actually even need to drive.

As for Mount Sinai area, its a more serene and tranquil place to live in with less traffic and noise.

My office is at Great World CIty. The amazing thing is that it takes me a shorter time to drive from Mount Sinai to my office than from Newton which is a much shorter distance during office and peak hours..

Being nearer to town does not means its takes a shorter time to travel and also depends where one works or heading to. Mount Sinai area is connected parallelly by 5 main roads ( AYE,Dover, Ulu Pandan, Bukit Timah and PIE) and is very convenient getting to almost anywhere in Spore.

In conclusion, Newton will likely command a higher rental but not necesssary in its yield ( depends on purchase price ) and possibly attracts more singles expariates while Mount Sinai area is ideal for families and own stay.

[bargain hunter]

curious qn: considering you are working at great world city, in deciding to move to mt sinai area rather than say jervois area, what were your major considerations?

i would think prices are similar or at most a small premium for jervois area, still pretty tranquil, so just curious as to what you considered before deciding to settle in mt sinai area.


I lived in Newton (opposite VIVA) before I moved to Mount Sinai ( next to Trizon) a year ago. I still owned both the properties of which the one in Newton is rented out.

VIVA is convenient for those who works in Orchard or its surrounding areas and one does not actually even need to drive.

As for Mount Sinai area, its a more serene and tranquil place to live in with less traffic and noise.

My office is at Great World CIty. The amazing thing is that it takes me a shorter time to drive from Mount Sinai to my office than from Newton which is a much shorter distance during office and peak hours..

Being nearer to town does not means its takes a shorter time to travel and also depends where one works or heading to. Mount Sinai area is connected parallelly by 5 main roads ( AYE,Dover, Ulu Pandan, Bukit Timah and PIE) and is very convenient getting to almost anywhere in Spore.

In conclusion, Newton will likely command a higher rental but not necesssary in its yield ( depends on purchase price ) and possibly attracts more singles expariates while Mount Sinai area is ideal for families and own stay.

[oilman]

curious qn: considering you are working at great world city, in deciding to move to mt sinai area rather than say jervois area, what were your major considerations?

i would think prices are similar or at most a small premium for jervois area, still pretty tranquil, so just curious as to what you considered before deciding to settle in mt sinai area.

Well for one I prefer only small project like Montview for more privacy and exclusivity purposes. The finishings, view and layout in Montview was one of the best I have seen when I was looking around.

Besides I also prefer the location in Mount Sinai which is next to Holland V, Rochester Park, Sunset Way, Bio/Fusionpolis a, Dempsey and etc which offers great choices for eating or hanging out .

[teddybear]

Which roads you take from Montview to Great World City that allow you to reach in much shorter time than from Newton to Great World City?


I lived in Newton (opposite VIVA) before I moved to Mount Sinai ( next to Trizon) a year ago. I still owned both the properties of which the one in Newton is rented out.

VIVA is convenient for those who works in Orchard or its surrounding areas and one does not actually even need to drive.

As for Mount Sinai area, its a more serene and tranquil place to live in with less traffic and noise.

My office is at Great World CIty. The amazing thing is that it takes me a shorter time to drive from Mount Sinai to my office than from Newton which is a much shorter distance during office and peak hours..

Being nearer to town does not means its takes a shorter time to travel and also depends where one works or heading to. Mount Sinai area is connected parallelly by 5 main roads ( AYE,Dover, Ulu Pandan, Bukit Timah and PIE) and is very convenient getting to almost anywhere in Spore.

In conclusion, Newton will likely command a higher rental but not necesssary in its yield ( depends on purchase price ) and possibly attracts more singles expariates while Mount Sinai area is ideal for families and own stay.

[andy]

Well for one I prefer only small project like Montview for more privacy and exclusivity purposes. The finishings, view and layout in Montview was one of the best I have seen when I was looking around.

Besides I also prefer the location in Mount Sinai which is next to Holland V, Rochester Park, Sunset Way, Bio/Fusionpolis a, Dempsey and etc which offers great choices for eating or hanging out .

Apart from the views from Montview (BR are a little small i feel) should a buyer consider Montview rather than Trizon instead? The $psf seems comparable....

[andy]

well, if you are assuming a V shaped recovery, then rentals must rise to $5 or even $6psf to justify 2000psf.

i am still biased towards a W shaped recovery, obviously i do not think rentals are going anywhere too far above $4psf.

I am not sure if there is a correlation between rentals and $psf, since rental is basically supply & demand and $psf is more STI & sentiment driven. In fact prices actually drop in Q308 from Q307 whilst rental went up. For newton area, max is around $5+ But I agree that rentals will not go anywhere these 2 years. Recoveries can be anything V, VL, W, Catepillar?

If rental is not going anywhere, then buyers now must believe in a V or W recovery for capital appreciation, right? On the other hand if it is a VL, the yield of 3% does not change for the buyer assuming rental can be maintained at current level. 3% yield is still better than the 1.5% interest from the bank loan in a VL scenario.:cheers6:

[bargain hunter]

well, not correlated in the short term but fundamentals will prevail over the longer term. if rentals do not move up, its hard for prices to go up much further from here on because of the 3% yield. There is also the wild card of interest rates. Many people may have underestimated what a 1% increase in interest rates for their bank loans mean for their monthly payments, let a alone a 2 or even 3% increase in interest rates?



I am not sure if there is a correlation between rentals and $psf, since rental is basically supply & demand and $psf is more STI & sentiment driven. In fact prices actually drop in Q308 from Q307 whilst rental went up. For newton area, max is around $5+ But I agree that rentals will not go anywhere these 2 years. Recoveries can be anything V, VL, W, Catepillar?

If rental is not going anywhere, then buyers now must believe in a V or W recovery for capital appreciation, right? On the other hand if it is a VL, the yield of 3% does not change for the buyer assuming rental can be maintained at current level. 3% yield is still better than the 1.5% interest from the bank loan in a VL scenario.:cheers6:

[andy]

well, not correlated in the short term but fundamentals will prevail over the longer term. if rentals do not move up, its hard for prices to go up much further from here on because of the 3% yield. There is also the wild card of interest rates. Many people may have underestimated what a 1% increase in interest rates for their bank loans mean for their monthly payments, let a alone a 2 or even 3% increase in interest rates?

I don't believe rentals will go up unless this recovery gains momentum very soon since the CCR region supply of completed units will accelerate in coming 2 or 3 years. However, prices likely to fluctuate based on sentiments. Interest rate would not jump unless the global economy is clearly out of the woods.

It would only be a problem when you have high interest rate and high unemployment since banks are generally conservative in the amount they lend compared to the income level.

[oilman]

Which roads you take from Montview to Great World City that allow you to reach in much shorter time than from Newton to Great World City?

Ulu Pandan--Botanical--Grange...and its a very nice route with plenty of greenery all along the way...
Getting to town ( say ION ) from Mount Sinai takes 10-15 minutes at anytime of the day.

Try driving along Newton and Scotts during peak hours and u will know what i mean..

[teddybear]

That is very surprising. Looking at the map, Newton (e.g. Park Infinia) to GWC (Great World City) is about 2.5km, while Montview to GWC is about 7.5km. If somebody drive from Park Infinia to GWC at average 30 km/h, then another person to drive from Montview to arrive at same time or earlier at GWC must travel at average of >90km/h? Is this calculation correct or I miss something?


Ulu Pandan--Botanical--Grange...and its a very nice route with plenty of greenery all along the way...
Getting to town ( say ION ) from Mount Sinai takes 10-15 minutes at anytime of the day.

Try driving along Newton and Scotts during peak hours and u will know what i mean..

[bargain hunter]

my personal feel is also it is still definitely faster to drive from newton circus to GWC than from Mt. Sinai, no matter how bad the peak hour traffic jam is.



That is very surprising. Looking at the map, Newton (e.g. Park Infinia) to GWC (Great World City) is about 2.5km, while Montview to GWC is about 7.5km. If somebody drive from Park Infinia to GWC at average 30 km/h, then another person to drive from Montview to arrive at same time or earlier at GWC must travel at average of >90km/h? Is this calculation correct or I miss something?

[panamera]

its to do with perception. might take longer but feels shorter cos it is smoother and a more pleasant drive.

[moneyspinner]

I don't know but I have a feel that VIVA units will appreciate in value faster than those in Mount Sinai/Holland area. Opinion?

[andy]

I don't know but I have a feel that VIVA units will appreciate in value faster than those in Mount Sinai/Holland area. Opinion?
In property it is location, location and location which translates to next to shops & banks & medical, next to MRT and next to Orchard/Marina Bay.

I don't know if VIVA will appreciate in due time but assuming both locations can appreciate in value, then VIVA or Newton location is likely to go higher.

How about Lincoln Suites vs VIVA? What is your take?

[chenjdd]

In property it is location, location and location which translates to next to shops & banks & medical, next to MRT and next to Orchard/Marina Bay.

I don't know if VIVA will appreciate in due time but assuming both locations can appreciate in value, then VIVA or Newton location is likely to go higher.

How about Lincoln Suites vs VIVA? What is your take?

I will still take VIVA given its land size, which gives a feeling of space. I find its 50 sqm/per unit is at higher side in Singapore yet it's at prime area. I also consider its' high-end design and fittings.

I much hesitated between Shelford area, Holand area and Novena/Newton. Shelford and Holand (inner area) are more quiet, and I also like Shelford area's low floor feeling, but since this time we are more for investment than own stay, we still go for Novena/Newton.

[proud owner]

my personal feel is also it is still definitely faster to drive from newton circus to GWC than from Mt. Sinai, no matter how bad the peak hour traffic jam is.


by actual distance ..Newton to GWC is shorter ... BUT the slow traffic at the cicus and the jam along scotts is bad ,,

while ulu pandang thru holland , grange is very smooth ..

i totally agree with OILMAN ... i have driven that way many times .. and always regretted taking the newton - GWC way


will be worse nextr time .. look at the way people cross the road between ION and Borders .. total disregard for traffic lights ..

[andy]

while ulu pandang thru holland , grange is very smooth ..



Have you driven between gleneagles hospital in holland to grange during peak hours? This stretch is a parking lot during that time;-) Or is there another way to Grange road?

[proud owner]

Have you driven between gleneagles hospital in holland to grange during peak hours? This stretch is a parking lot during that time;-) Or is there another way to Grange road?

if u are going to grange you shud keep to the right as you approach gleneagles ...traffic slows down in front of hosp and left turning lane into orchard area.. while right lane is smooth

[bargain hunter]

not comparable rite? Lincoln suites is small tiny units on a pathetic small plot of land, how to compare to viva? lincoln suites is just an attempt for developer who paid a record price for the site at the peak in 2007 to sell at high psf. blocked left right and centre by other condos i believe?



In property it is location, location and location which translates to next to shops & banks & medical, next to MRT and next to Orchard/Marina Bay.

I don't know if VIVA will appreciate in due time but assuming both locations can appreciate in value, then VIVA or Newton location is likely to go higher.

How about Lincoln Suites vs VIVA? What is your take?

[andy]

not comparable rite? Lincoln suites is small tiny units on a pathetic small plot of land, how to compare to viva? lincoln suites is just an attempt for developer who paid a record price for the site at the peak in 2007 to sell at high psf. blocked left right and centre by other condos i believe?

How about Trizon and L'viv along Newton then? Think Newton MRT is going to be the main Interchange for Orchard and Downtown. Should be pretty hot if the pricing is attractive.

[bargain hunter]

LOL, L'VIV will probably be launched when prices are not attractive but sentiment even hotter :D You referring to Trilight and not trizon?



How about Trizon and L'viv along Newton then? Think Newton MRT is going to be the main Interchange for Orchard and Downtown. Should be pretty hot if the pricing is attractive.

[andy]

LOL, L'VIV will probably be launched when prices are not attractive but sentiment even hotter :D You referring to Trilight and not trizon?

L'viv breakeven is around $1050psf. It is smaller plot of land around 50,000sqft. Ascentia Sky originally was targeted around $1000psf but later launch higher. So wing tai could launch L'viv around $1600 to $1700 to make a handsome profit.

Sorry it should be trilight. Anyone has any idea what's the targeted $psf?

[meeth18]

L'viv breakeven is around $1050psf. It is smaller plot of land around 50,000sqft. Ascentia Sky originally was targeted around $1000psf but later launch higher. So wing tai could launch L'viv around $1600 to $1700 to make a handsome profit.

Sorry it should be trilight. Anyone has any idea what's the targeted $psf?

trilight land was purchased at $990 psf ppr so including construction and interest cost, breakeven should be at least $1400psf. i suppose it will launch at around $1800psf or more? newton one is already quoting $1700psf or so and new projects typically price at a premium of 10-20% ...

[andy]

trilight land was purchased at $990 psf ppr so including construction and interest cost, breakeven should be at least $1400psf. i suppose it will launch at around $1800psf or more? newton one is already quoting $1700psf or so and new projects typically price at a premium of 10-20% ...

Can someone explain to me why there should be a 10-20% premium for a unit 3 years from TOP versus a unit that has just TOP but has NEVER been occupied (e.g., Newton 1), that is, it is new.

I find this premium fascinating since buyers are actually willing to pay more for a unit they cannot see vesus one that has been built:banghead:

[meeth18]

Can someone explain to me why there should be a 10-20% premium for a unit 3 years from TOP versus a unit that has just TOP but has NEVER been occupied (e.g., Newton 1), that is, it is new.

I find this premium fascinating since buyers are actually willing to pay more for a unit they cannot see vesus one that has been built:banghead:

just some strange singaporean mentality i suppose... agree that it does not make sense but we are seeing it in projects like ascentia sky vs metropolitan. By the time trilight is launched, newton one will no longer be 'brand new'. developers like ho bee may have the power to hold on to trilight until they feel it's a good price to launch... anyway not that many new projects in the vicinity to compete except for l'viv.

[bargain hunter]

Wing Tai is greedy, i think they may wait for sentiment to be stronger then gun for 1800 to 2000psf. Luckily Ascentia Sky sales are not going so well, teach them a lesson. I still advocate avoid A. Sky, just doesn't make sense at all.


L'viv breakeven is around $1050psf. It is smaller plot of land around 50,000sqft. Ascentia Sky originally was targeted around $1000psf but later launch higher. So wing tai could launch L'viv around $1600 to $1700 to make a handsome profit.

Sorry it should be trilight. Anyone has any idea what's the targeted $psf?

[bargain hunter]

there are many reasons, some valid, some not so i suppose a small premium is justified but above 10% is probably too wide.

1) New launches are obviously newer projects and likely come with better fittings as well.
2) New projects may be smaller in sq ft, hence, psf is higher while quantum is not that far off. New projects which have higher sq ft and higher psf combined are the killers.
3) Cash flow reasons: for new projects, need not fork out so much for next 3 years and the bulk of loan and interest payments kick in nearer to TOP. counter argument is of course rental should rightly be an offset to these payments for existing projects so i guess the argument is more valid for those purchasing for own stay.
4) purchase for own stay has just enough for downpayment now and needs 3 years to build up their reserves and higher income to meet monthly payments so they do not mind paying the higher price.
5) speculators love the low need for downpayment and do not mind paying however big a premium. when there are enough of such people around, the gap between existing and new projects increases.





just some strange singaporean mentality i suppose... agree that it does not make sense but we are seeing it in projects like ascentia sky vs metropolitan. By the time trilight is launched, newton one will no longer be 'brand new'. developers like ho bee may have the power to hold on to trilight until they feel it's a good price to launch... anyway not that many new projects in the vicinity to compete except for l'viv.

[moneyspinner]

Any new development for this development? Saw in property website, 2/3 bedders now asking for > $1,700 psf!! Anybody know whether subsale at this level transacted?:scared-4:

[bargain hunter]

i finally visited the showflat last sat. was told other than penthouses, left 5 4-bedders and 5 2+study (maybe less now) so around 95% sold already.


Any new development for this development? Saw in property website, 2/3 bedders now asking for > $1,700 psf!! Anybody know whether subsale at this level transacted?:scared-4:

[moneyspinner]

i finally visited the showflat last sat. was told other than penthouses, left 5 4-bedders and 5 2+study (maybe less now) so around 95% sold already.

So what is your opinion of this development? Is it worth the asking price? Upside potential? How is this development compare to other launches todate?

[bargain hunter]

based on the remaining units, i would say asking price for 4 bedders at 1600psf are fair. but for 2+ study very high floor (but park infinia view ie no view), >1700psf is not worth.

there are hardly any equivalent launches in D11 so i guess it is the best so far. Lincoln Suites waiting for VIVA to sell out so that they can launch at an obscene price. vs sophia residences, i have a personal preference for this place vs sophia so my views are biased towards here. :D

upside potential i seriously don't know. the agent said in time to come (3 to 5 years), sure surpass 2000psf lah but somehow, i can't imagine prices above 2000psf subsales for VIVA with the large amount of prime supply coming out in the next 3 years. So my feel is upside is not much at say 10 to 15% to just under 2000psf. After less off 3% stamp duty and 1 to 2% agents' commissions, end up with peanut profits for all the risks.





So what is your opinion of this development? Is it worth the asking price? Upside potential? How is this development compare to other launches todate?

[august]

upside potential i seriously don't know. the agent said in time to come (3 to 5 years), sure surpass 2000psf lah but somehow, i can't imagine prices above 2000psf subsales for VIVA with the large amount of prime supply coming out in the next 3 years. So my feel is upside is not much at say 10 to 15% to just under 2000psf. After less off 3% stamp duty and 1 to 2% agents' commissions, end up with peanut profits for all the risks.

really, the last person to listen to is the agent ... :p

[andy]

So what is your opinion of this development? Is it worth the asking price? Upside potential? How is this development compare to other launches todate?

If you can get a 2bedder for <$1600, I feel it is worthwhile.

There is no more land of this size in the Newton/Novena area with the exception of Trilight. What I heard is that Trilight launch $psf will be ridiculously high.

We also need to rethink the assumption if Newton is $2000 then Orchard will be $3000. I believe the city fringe appreciating more compared to Orchard/Scotts/Carnhill.

[bargain hunter]

today's BT said trilight may be launched next month.



If you can get a 2bedder for <$1600, I feel it is worthwhile.

There is no more land of this size in the Newton/Novena area with the exception of Trilight. What I heard is that Trilight launch $psf will be ridiculously high.

We also need to rethink the assumption if Newton is $2000 then Orchard will be $3000. I believe the city fringe appreciating more compared to Orchard/Scotts/Carnhill.

[andy]

today's BT said trilight may be launched next month.

I would not buy anything from Ho Bee no matter what the price? Anyway $2000psf is the rumour:scared-2:

[moneyspinner]

If you can get a 2bedder for <$1600, I feel it is worthwhile.

There is no more land of this size in the Newton/Novena area with the exception of Trilight. What I heard is that Trilight launch $psf will be ridiculously high.

We also need to rethink the assumption if Newton is $2000 then Orchard will be $3000. I believe the city fringe appreciating more compared to Orchard/Scotts/Carnhill.

Thank you so much for all the opinions. I am thinking more of the 4 bedder. Going forward 4 bedders may become a rare commodity as most of the units are 1/2 or 3 bedders of ridiculously small size in most launches and Singaporean transit to smaller pigeon holes. Do you think a 4 bedder will be a better bet??

[andy]

Thank you so much for all the opinions. I am thinking more of the 4 bedder. Going forward 4 bedders may become a rare commodity as most of the units are 1/2 or 3 bedders of ridiculously small size in most launches and Singaporean transit to smaller pigeon holes. Do you think a 4 bedder will be a better bet??

4 bedders are stack 7 or stack 8. I believe stack 1 is sold out, being the lowest quantum. Stack 1 and Stack 8 has that funny basins in the middle of the master bedroom. I believe all owners will hack this feature out upon CSC. Stack 7 has the best views for the 4 bedders. All are N/S facing very important to avoid noon sun since the no GFA bay windows ruling came along.

Low floors => lower quantum, lesser risk & higher chance for appreciation. But I don't think you can flip and make a capital gain quickly, unlike the 2 bedders. Downside will be cushioned by Lincoln Suites and Trilight $psf.

[moneyspinner]

4 bedders are stack 7 or stack 8. I believe stack 1 is sold out, being the lowest quantum. Stack 1 and Stack 8 has that funny basins in the middle of the master bedroom. I believe all owners will hack this feature out upon CSC. Stack 7 has the best views for the 4 bedders. All are N/S facing very important to avoid noon sun since the no GFA bay windows ruling came along.

Low floors => lower quantum, lesser risk & higher chance for appreciation. But I don't think you can flip and make a capital gain quickly, unlike the 2 bedders. Downside will be cushioned by Lincoln Suites and Trilight $psf.

Thank you. I share the same view. Absolute quantum is a concern really. Not many players are willing to commit more than S$3.0 million to a bet that the economy is recovering and hence the STI and the Singapore property market will appreciate in tandem going forward.:beats-me-man:

[dmonddd]

i hear trilight site has been cleared of all equipments

[moneyspinner]

i hear trilight site has been cleared of all equipments

Mean launching soon?

[moneyspinner]

Notice this project isn't sold out until now? There are some penthouses, 2 bedders, 2+1 bedders and 4 bedders available for sale from the developer! What happen? Thought this is a popular project???????????????

[Reporter]

Private Residential Units Sold in the Month of August 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
VIVA .............. CCR ....... 218 ...................... 203 ....................... 1,846 ........... 1,537 .......... 1,385
Wow!
They sold 203 units in August and left only 17 units as of 31st August.

Did they sell these remaining 17 units during September?

[teddybear]

Heard many Indonesians bought Viva.


Wow!
They sold 203 units in August and left only 17 units as of 31st August.

Did they sell these remaining 17 units during September?

[chenjdd]

After Sept sales, still 8 units left. Has developer up-ed the price? the highest sold in Sept is 1800+psf

[bargain hunter]

might have come from the 20 plus floor 2+study units. was quoted 1800+ when i went there last month.


After Sept sales, still 8 units left. Has developer up-ed the price? the highest sold in Sept is 1800+psf

[Reporter]

Private Residential Units Sold in the Month of September 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
VIVA ................. CCR ........ 227 ......................... 14 .............................. 1,829 ............ 1,623 ............. 1,505
Slightly lower than August's high of $1,846 psf?

[ekl2ekl2]

Found this on the web. Viva sold out now except penthouses.

KF Property Network (Member of Singapore Knight Frank Group) (http://www.facebook.com/pages/KF-Property-Network-Member-of-Singapore-Knight-Frank-Group/104903019032?ref=mf) </SPAN>Congratulations to our team at VIVA! All typical units SOLD!!! The last 3 penthouses in the development are released for SALE! VIVA is probably the best selling development in its class! Well done, Knight Frankers!

[andy]

KF Property Network (Member of Singapore Knight Frank Group) (http://www.facebook.com/pages/KF-Property-Network-Member-of-Singapore-Knight-Frank-Group/104903019032?ref=mf)Congratulations to our team at VIVA! All typical units SOLD!!! The last 3 penthouses in the development are released for SALE! VIVA is probably the best selling development in its class! Well done, Knight Frankers!

This is what happens when Lincoln Suities starts to be successful @ selling above $1800psf.:cool:

[moneyspinner]

Understand the last few units were all bought by foreigners. In fact, one foreigner bought 2 units 2 bedder + 1 high floor at one go last week. Looks like foreigners are beginning to come back in a big way!:scared-1:

[andy]

Understand the last few units were all bought by foreigners. In fact, one foreigner bought 2 units 2 bedder + 1 high floor at one go last week. Looks like foreigners are beginning to come back in a big way!:scared-1:
Are these Indonesians who only buy new properties?

When are the buyers of resale coming back?

[moneyspinner]

Understand that there were some subsales transacted for this development but do not know the details. Have to wait for the caveats lodged to know the details.

[Reporter]

http://www.straitstimes.com/STI/STIMEDIA/common/mast_home.gif
Foreigners back in private home market
Foreign buyers are streaming back into the private homes market in growing numbers, especially those from China
Joyce Teo
The Straits Times
Thursday, 5 November 2009

http://www.straitstimes.com/STI/STIMEDIA/image/20091105/homesales-st.jpg
New research from property consultancy Savills Singapore shows foreigners accounted for 22.7% of private home sales in the third quarter. -- Photo: Desmond Foo, ST

Foreign buyers are streaming back into the private homes market in growing numbers, especially those from China.

New research from property consultancy Savills Singapore shows foreigners accounted for 22.7% of private home sales in the third quarter – above the 19.7% average since the start of 2000.

Buyers from China have dislodged those from India for the No. 3 spot in the rankings this year with a contribution of nearly 15% of total foreign purchases. This puts China just behind Indonesia in the second spot and Malaysia at No. 1.

In the past two years, India had been in third spot, but it has slipped to fourth.

Last year, buyers from China had moved up to the No. 4 spot, dislodging buyers from Britain.

Buyers from Myanmar featured more strongly, coming in at No. 8. They did not make it to the top 10 last year, and were 10th in 2007.

In the July to September period, foreign buyers – including permanent residents – lodged 2,448 private home caveats, a key step to buying a home.

This is up from 1,807 caveats in the second quarter and just 498 in the first, according to data compiled by Savills.

In all, permanent residents bought 1,389 homes in the third quarter.

DTZ said its preliminary data for the third quarter showed that foreigners accounted for about 25% of total sales, compared with about 33% during the boom of 2007.

The most popular project sought by foreigners was Sophia Residence, a project launched in July. Then came Caribbean at Keppel Bay, Ascentia Sky, One Devonshire and Viva.

Permanent residents preferred Melville Park, a 99-year leasehold condominium in Simei, the recently launched Trevista, followed by Caribbean at Keppel Bay.

About 54% of the purchases by China buyers were for resale homes, said DTZ head of South-east Asia research Chua Chor Hoon.

Like Malaysian buyers, buyers from China tend to prefer homes priced between $500,000 and $1 million.

One-fifth of them bought homes costing $1.5 million to as much as $5 million.

Indonesians, however, tended to go for higher priced projects, particularly those priced $1.5 million to $5 million.

They like properties located at Novena, River Valley and the Singapore River.

They had been the biggest group of foreign buyers, taking first place from 2004 to 2007, only to lose the spot to Malaysia during the recent economic crisis, said Ms Christine Sun, Savills Singapore’s senior research & consultancy manager.

The latest figures featured a substantial rise in the number of foreign transactions for higher-priced properties.

A total of 86 properties priced above $5 million were sold in the quarter, up from 27 in the second and a mere six in the first.

Also, there was a 60% rise in deals for projects costing between $1.5 million and $5 million. Demand from foreigners for mass market homes was little changed from the second quarter.

Savills said recent data showed that foreigners who are not permanent residents tend to buy more pricey projects.

This group was also more likely to buy homes in prime districts than permanent residents, said Ms Sun. ‘We are hearing that more of these super-rich mainland Chinese buyers have come in recent weeks to buy prime properties like the bungalows in Sentosa Cove.’

But the big influx of foreigners to the luxury market in the 2006-2007 boom has not quite returned, consultants said.

Still, support from regional buyers could rise further. Jones Lang LaSalle’s head of residential, Ms Jacqueline Wong, said the firm has had rising interest from new potential buyers from India, China and Russia in the past four months.

‘We are one of the places they are considering. They see Singapore as a safe haven,’ said Ms Wong.

A senior private banker at a foreign bank said: ‘We are seeing some clients consider buying a Singapore property as one of a string of homes they have around the world. Luxury homes have come down 30% from the peak, so they are better value now.’

DTZ’s Ms Chua said foreign buyers see the growing attraction of Singapore as a global city and expect prices to keep rising as the economy strengthens.

‘Prices of prime and luxurious units have not reached 2007 levels and there is still the potential of capital appreciation depending on the rate of economic recovery,’ she said.

http://i266.photobucket.com/albums/ii268/kcc0002/ForeignBuyersOnTheRise.jpg

[bargain hunter]

according to the table provided, Novena still fav among Indo and Malaysians. Chinese budget, "Mostly between $500k and $1m and prefer Jurong West, Bedok and Kallang." :D


http://www.straitstimes.com/STI/STIMEDIA/common/mast_home.gif
Foreigners back in private home market
Foreign buyers are streaming back into the private homes market in growing numbers, especially those from China
Joyce Teo
The Straits Times
Thursday, 5 November 2009

http://www.straitstimes.com/STI/STIMEDIA/image/20091105/homesales-st.jpg
New research from property consultancy Savills Singapore shows foreigners accounted for 22.7% of private home sales in the third quarter. -- Photo: Desmond Foo, ST

Foreign buyers are streaming back into the private homes market in growing numbers, especially those from China.

New research from property consultancy Savills Singapore shows foreigners accounted for 22.7% of private home sales in the third quarter – above the 19.7% average since the start of 2000.

Buyers from China have dislodged those from India for the No. 3 spot in the rankings this year with a contribution of nearly 15% of total foreign purchases. This puts China just behind Indonesia in the second spot and Malaysia at No. 1.

In the past two years, India had been in third spot, but it has slipped to fourth.

Last year, buyers from China had moved up to the No. 4 spot, dislodging buyers from Britain.

Buyers from Myanmar featured more strongly, coming in at No. 8. They did not make it to the top 10 last year, and were 10th in 2007.

In the July to September period, foreign buyers – including permanent residents – lodged 2,448 private home caveats, a key step to buying a home.

This is up from 1,807 caveats in the second quarter and just 498 in the first, according to data compiled by Savills.

In all, permanent residents bought 1,389 homes in the third quarter.

DTZ said its preliminary data for the third quarter showed that foreigners accounted for about 25% of total sales, compared with about 33% during the boom of 2007.

The most popular project sought by foreigners was Sophia Residence, a project launched in July. Then came Caribbean at Keppel Bay, Ascentia Sky, One Devonshire and Viva.

Permanent residents preferred Melville Park, a 99-year leasehold condominium in Simei, the recently launched Trevista, followed by Caribbean at Keppel Bay.

About 54% of the purchases by China buyers were for resale homes, said DTZ head of South-east Asia research Chua Chor Hoon.

Like Malaysian buyers, buyers from China tend to prefer homes priced between $500,000 and $1 million.

One-fifth of them bought homes costing $1.5 million to as much as $5 million.

Indonesians, however, tended to go for higher priced projects, particularly those priced $1.5 million to $5 million.

They like properties located at Novena, River Valley and the Singapore River.

They had been the biggest group of foreign buyers, taking first place from 2004 to 2007, only to lose the spot to Malaysia during the recent economic crisis, said Ms Christine Sun, Savills Singapore’s senior research & consultancy manager.

The latest figures featured a substantial rise in the number of foreign transactions for higher-priced properties.

A total of 86 properties priced above $5 million were sold in the quarter, up from 27 in the second and a mere six in the first.

Also, there was a 60% rise in deals for projects costing between $1.5 million and $5 million. Demand from foreigners for mass market homes was little changed from the second quarter.

Savills said recent data showed that foreigners who are not permanent residents tend to buy more pricey projects.

This group was also more likely to buy homes in prime districts than permanent residents, said Ms Sun. ‘We are hearing that more of these super-rich mainland Chinese buyers have come in recent weeks to buy prime properties like the bungalows in Sentosa Cove.’

But the big influx of foreigners to the luxury market in the 2006-2007 boom has not quite returned, consultants said.

Still, support from regional buyers could rise further. Jones Lang LaSalle’s head of residential, Ms Jacqueline Wong, said the firm has had rising interest from new potential buyers from India, China and Russia in the past four months.

‘We are one of the places they are considering. They see Singapore as a safe haven,’ said Ms Wong.

A senior private banker at a foreign bank said: ‘We are seeing some clients consider buying a Singapore property as one of a string of homes they have around the world. Luxury homes have come down 30% from the peak, so they are better value now.’

DTZ’s Ms Chua said foreign buyers see the growing attraction of Singapore as a global city and expect prices to keep rising as the economy strengthens.

‘Prices of prime and luxurious units have not reached 2007 levels and there is still the potential of capital appreciation depending on the rate of economic recovery,’ she said.

http://i266.photobucket.com/albums/ii268/kcc0002/ForeignBuyersOnTheRise.jpg

[moneyspinner]

Confirm a 3 bedder resale was transacted at S$1,749 psf in Oct 2009!

[andy]

Confirm a 3 bedder resale was transacted at S$1,749 psf in Oct 2009!

Level 17th?

[moneyspinner]

Level 17th?

Don't know. Can anybody help? But looking at the transacted prices, this development is already at the same level or even surpassing those at Newton!:scared-4:

[teddybear]

Wah, looking back, the somebody who bought at $1385 psf had got a big bargain & profit already! (never mind which floor or stack - better ones even greater value).


Don't know. Can anybody help? But looking at the transacted prices, this development is already at the same level or even surpassing those at Newton!:scared-4:

[ekl2ekl2]

Don't know. Can anybody help? But looking at the transacted prices, this development is already at the same level or even surpassing those at Newton!:scared-4:

Heard that subsales were done from 16xxpfs to 17xxpfs.
Current adverts asking prices from 1650pfs to 18xxpfs, comparable with developer sale prices at trilight.

[Grand123]

Level 17th?
Latest 3 transactions listed in streetsine.com Address
Tenure
PSF
Area Sqft
Price
Contract Date
8 Suffolk Walk #24-10
Freehold
$1699
1528
$2597k
19 Oct 09
8 Suffolk Walk #17-09
Freehold
$1749
1324
$2315k
12 Oct 09
6 Suffolk Walk #29-05
Freehold
$1829
958
$1752k
08 Oct 09

[Reporter]

http://www.straitstimes.com/STI/STIMEDIA/common/mast_home.gif
Foreign property buyers go outside prime areas
Districts 9, 10 and 15 still rule, but Novena, Jurong, Balestier pick up
Joyce Teo
The Straits Times
Monday, 16 November 2009

http://business.asiaone.com/A1MEDIA/business/11Nov09/images/20091115.205853_property.jpg
Savills said district 12 - which includes the Balestier (pictured), Serangoon and Toa Payoh areas - has emerged as one of the top new choices among foreigners this year. -- Photo: ST

Foreign property investors are venturing out of traditional prime areas to snap up homes in other parts of the island.

A new study has found overseas buyers have become keen on district 12, which includes the Balestier area and which is associated with karaoke bars and lighting shops.

A Savills Singapore study found that districts 9, 10 and 15 have remained the top spots for foreign buyers over the past three years.

District 9 includes the Orchard and River Valley areas; 15 covers Katong, Joo Chiat and Amber Road, and 10 includes the posh Ardmore area, and the Bukit Timah, Holland Road and Tanglin neighbourhoods.

Districts 11 and 22 have become more popular thanks to the higher number of launches there, Savills said.

In the past three years, there have been at least 30 major launches in district 11 – Novena and Thomson – alone, including Viva, Park Infinia at Wee Nam, and Miro at Lincoln Road.

District 22 – it is centred on Jurong – has hosted launches of The Centris, The Caspian and The Lakeshore.

Savills said district 12, which includes the Balestier, Serangoon and Toa Payoh areas, has emerged as one of the top new choices among foreigners this year.

Its new projects include The Arte, Trevista, Vista Residences, Nova 48, Nova 88 and Domus.

‘These city-fringe projects are near to the city and yet relatively more affordable compared to core central projects,’ said Savills’ senior manager of research and consultancy, Ms Christine Sun.

Consultants say that in district 12, average prices have been lower, at about $900 psf compared with the over $1,000 psf that Novena, only a few hundred metres away, can fetch. However, the gap is closing, partly due to district 12’s increased popularity as well as the small units offered which have a higher per unit asking price.

A closer look at the sales data from the three most popular districts of 9, 15 and 10 shows that most of the foreign buyers came from Malaysia, Indonesia, mainland China and India.

In fact, they accounted for 73.9% of total foreign private property purchases in the first nine months, compared with 59.1% for the whole of 2007 when the market was booming.

A lot of foreigners came to Singapore to buy back then.

Many of the high net-worth buyers from Europe, Russia and elsewhere have not quite returned, property experts said.

But Malaysian buyer numbers have risen by 10% this year compared with 2007, although Indonesian investor numbers have fallen by 4%.

Mainland Chinese buyers are also up 7.4%, while Indian buyers rose 1.1%.

A recent Savills study showed that foreigners, especially those from China, were returning to the market.

Foreigners formed about 22.7% of private home sales in the third quarter – above the 19.7% average since the start of 2000.

‘Malaysians and Indonesians prefer prime districts 9 and 10, which tend to be higher-priced projects,’ said Ms Sun.

She added that mainland Chinese and Indian buyers bought more homes in the city fringe and outside of central regions, such as districts 15, 16, 18 and 22.

The properties in these regions tend to be relatively less pricey and more mass market.

Western buyers, including those from Australia, Britain and the United States, tend to congregate in certain districts, such as districts 9, 10 and 15.

The Japanese prefer district 9, while the Koreans are keen on districts 9 and 10, as well as 16, which includes Bedok and Upper East Coast.
District 9 has the highest concentration of foreign buyers, at 31%.

The other top districts popular with foreigners had a proportion of between 19 and 25%.

[Reporter]

Private Residential Units Sold in the Month of October 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
VIVA ................. CCR ......... 232 ......................... 5 ................................ 1,801 ............ 1,755 ............ 1,548
Slightly lower than August's high of $1,846 psf.

Still have 3 units unsold as of end October.

[moneyspinner]

Message deleted.

[Reporter]

Viva
Address ........................... psf ................ Area ............. Price .............. Contract Date
6 Suffolk Walk #16-05 ..... $1,733 psf ........ 958 sqft .... $1,660,000 ..... 1 Dec 09
6 Suffolk Walk #29-06 ..... $1,801 psf ..... 1,044 sqft .... $1,880,000 ..... 9 Nov 09


Wah lau!
Flipped just before 3 months!

6 Suffolk Walk #16-05 ..... $1,733 psf ........ 958 sqft .... $1,660,000 ..... 1 Dec 09
6 Suffolk Walk #16-05 ..... $1,606 psf ........ 958 sqft .... $1,538,000 ..... 2 Sep 09

[andy]

Viva
Address ........................... psf ................ Area ............. Price .............. Contract Date
6 Suffolk Walk #16-05 ..... $1,733 psf ........ 958 sqft .... $1,660,000 ..... 1 Dec 09
6 Suffolk Walk #29-06 ..... $1,801 psf ..... 1,044 sqft .... $1,880,000 ..... 9 Nov 09


Wah lau!
Flipped just before 3 months!

6 Suffolk Walk #16-05 ..... $1,733 psf ........ 958 sqft .... $1,660,000 ..... 1 Dec 09
6 Suffolk Walk #16-05 ..... $1,606 psf ........ 958 sqft .... $1,538,000 ..... 2 Sep 09

Small time flipper. After stamp duty it is like a xmas bonus. Do you think he would have done better to wait?

[moneyspinner]

I agree, Andy. Should have waited. Economy is picking up. Should be able to do better in FY2010. VIVA is a great project in a great location!

[Reporter]

Small time flipper. After stamp duty it is like a xmas bonus. Do you think he would have done better to wait?
This X'mas bonus is quite small.
Its value is smaller than $127,000 psf!
Can you believe it?

Why not wait for a profit of at least $127,000?
Even that is small.

I think he should hold for a longer period for a bigger gain.


http://www.avmaroc.com/images/actualite/thumbs/aid-149162_0.jpg
Hong Kong shop space goes for rëcörd US$90,000 psf (S$127,ÖÖÖ psf)
Agence France-Presse
Hong Kong
Tuesday, 22 December 2009, 1.57 pm CCT

http://d.yimg.com/ca.yimg.com/p/091222/afp/iphoto_1261464950926-1-0jpg.jpg
The exterior of the Emperor jewellery shop on Canton Road in Hong Kong on December 22. The Hong Kong property market hit another high as Emperor International Holdings spent US$108 million to acquire the property. - Photo: Antony Dickson, AFP

A company run by Hong Kong's best-known entertainment mogul has paid a record US$108 million (S$151.7 million) for a shop in one of the city's busiest districts, a report said yesterday.

The sale of the 1,212-sqft outlet comes as the city's government tries to contain soaring property costs because of fears that they are getting out of control.

The price works out to about US$90,000 psf (S$127,ÖÖÖ psf), making it the city's most expensive retail space, the South China Morning Post reported, quoting an unnamed source.

"It is unknown if this is now the möst expensive shop in the world, but obviously it's a record in the city," real-estate agent Lawrence Wong told the daily newspaper.

..........
..........

[andy]

This X'mas bonus is quite small.
Its value is smaller than $127,000 psf!
Can you believe it?

Why not wait for a profit of at least $127,000?
Even that is small.

I think he should hold for a longer period for a bigger gain.

Hi Reporter,
I like all your bullish news.

But don't you have any bearish news? We need some balancing acts as well.:cool:

[Reporter]

Hi Reporter,
I like all your bullish news.

But don't you have any bearish news? We need some balancing acts as well.:cool:
You mean like "PAP I vs PAP II" instead of "PAP vs WP"?

[moneyspinner]

Just call up some agents. Sounds like quite a bit of people are looking around to buy. Should see some activities in the coming days!!!!!!!!!!!!:)

[moneyspinner]

Heard a mid floor unit was transacted at $1,850 psf at this development recently!:doh:

[Reporter]

Heard a mid floor unit was transacted at $1,850 psf at this development recently!:doh:
Primary sale or subsale?

Higher than August's all-time high of $1,846 psf?


Private Residential Units Sold in the Month of August 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
VIVA .............. CCR ........ 218 ...................... 203 ........................ 1,846 ........... 1,537 ........... 1,385

[moneyspinner]

Just advised from agent that buyers from Shanghai and Indonesia are looking for units in VIVA. Willing to pay above market prices. Sellers are welcome.:scared-1:

[teddybear]

What price is considered 'above market prices'?


Just advised from agent that buyers from Shanghai and Indonesia are looking for units in VIVA. Willing to pay above market prices. Sellers are welcome.:scared-1:

[andy]

What price is considered 'above market prices'?

I saw advert in papers today that there are 20 units available. Why the need to pay "above market prices"?

One unit above #24-xx asking for above $2000psf. Is this above market price?

[moneyspinner]

I saw advert in papers today that there are 20 units available. Why the need to pay "above market prices"?

One unit above #24-xx asking for above $2000psf. Is this above market price?

To answer your questions, have to ask the agent from Knight Frank.:)

[chenjdd]

VIVA Suffolk Walk Thomson Peak Pte Ltd Non-Landed CCR 235 235 235 0 0 3 1,273 (http://www.ura.gov.sg/realEstateWeb/realEstate/pageflow/price/submitPriceDetails.do?hdl_no=B1237) 1,242 1,310

Just saw that the last 3 units of VIVA were sold at record low unit prices, anyone know why? Knew they are large penthouse or so, anybody knows the full price tags?

[Grand123]

2 Suffolk Walk #11-02
Freehold
$1475
1518
$2239k
19 Aug 09
2 Suffolk Walk #11-02
Freehold
$1799
1518
$2730k
24 Feb 10

The owner of unit #11-02 made almost $0.5Mil in 6 months.

[teddybear]

Viva 11th floor at $1799 psf?

Soleil 12th floor already $1991 psf!

More pathetic is Strata (6th floor) stuck at $15xx psf!



2 Suffolk Walk #11-02
Freehold
$1475
1518
$2239k
19 Aug 09
2 Suffolk Walk #11-02
Freehold
$1799
1518
$2730k
24 Feb 10

The owner of unit #11-02 made almost $0.5Mil in 6 months.
Originally Posted by mcmlxxvi, Novelis, 10 April 2010 2.07 pm
OMG!

Address Tenure PSF Area Sqft Price Contract Date
75 Sinaran Drive #12-01 Freehold $1991psf 527 $1050k 25 Mar 10
75 Sinaran Drive #07-01 Freehold $1498 527 $790k 11 Nov 09

[melodies]

Even more pathetic is Thomson Euro-Asia 16th floor only $1432 psf! Is there some problem with this estate or most people have overlooked because of the not so-nice name or? :confused:


Viva 11th floor at $1799 psf?

Soleil 12th floor already $1991 psf!

More pathetic is Strata (6th floor) stuck at $15xx psf!



Originally Posted by mcmlxxvi, Novelis, 10 April 2010 2.07 pm
OMG!

Address Tenure PSF Area Sqft Price Contract Date
75 Sinaran Drive #12-01 Freehold $1991psf 527 $1050k 25 Mar 10
75 Sinaran Drive #07-01 Freehold $1498 527 $790k 11 Nov 09

[andy]

Viva 11th floor at $1799 psf?

Soleil 12th floor already $1991 psf!

More pathetic is Strata (6th floor) stuck at $15xx psf!



Originally Posted by mcmlxxvi, Novelis, 10 April 2010 2.07 pm
OMG!

Address Tenure PSF Area Sqft Price Contract Date
75 Sinaran Drive #12-01 Freehold $1991psf 527 $1050k 25 Mar 10
75 Sinaran Drive #07-01 Freehold $1498 527 $790k 11 Nov 09

It's not soleil, it is Novelis and it is a MM unit at 527sqft.

Lincoln suites across the road is now at $2338psf for 463sqft

[jlrx]

It's not soleil, it is Novelis and it is a MM unit at 527sqft.

Lincoln suites across the road is now at $2338psf for 463sqft

http://commercialappeal-web.com/blake/wp-content/uploads/2007/11/mickey-mouse.gifhttp://greeting-cards-4u.com/platinum6/pictures/images/GraphicsPlus/Toons/Disney/MickeyMouse/MickeyWizard1.jpg
http://th06.deviantart.net/fs8/150/i/2005/348/9/2/Mickey_Mouse___The_Wizard_by_Virangelus.jpg

[Reporter]

It's not soleil, it is Novelis and it is a MM unit at 527sqft.

Lincoln suites across the road is now at $2338psf for 463sqft
Lincoln Suites' high is $2,365 psf sold in October 2009.

[moneyspinner]

Any update for this project??

[Fisherman]

Just noted that a unit has crossed at $1,950 psf unit size 1,959 sq ft in Aug 2011!!!!!!!!!!!!!

[Tbear]

Anyone knows when the project is likely to TOP? Went past the other day and the blocks look quite built up

[dunatos]

This project is very slow... anyone has an idea when it will TOP?

[devilplate]

This project is very slow... anyone has an idea when it will TOP?
Likely to b 2013

[Newbie Homebuyer]

This project looks good but i think it will have a problem with noise. With balconies facing Thomson Road (one block is right next to the road) and back facing the CTE, there will be a constant buzz of traffic.

[Komo]

Freehold normally slow in top?:hell-hath-no-fury:

[Lovelle]

during launched it was going for 1600psf, i thought they were mad...

[kane]

during launched it was going for 1600psf, i thought they were mad...

i thought they were doing 1500? where are they transacting now? I thought i saw about $1850?

[reuters]

i thought they were doing 1500? where are they transacting now? I thought i saw about $1850?

Newton side has got Residences at Evelyn going for about 1,700 - 1,850psf and is the better side of Newton... what justifies Viva going for so much? Just another myth again?? Maybe these are just random numbers that don't exist!

[kane]

Newton side has got Residences at Evelyn going for about 1,700 - 1,850psf and is the better side of Newton... what justifies Viva going for so much? Just another myth again?? Maybe these are just random numbers that don't exist!

new always trump old, whether it's on the good side or not. it's a singaporean mentality.

[Rysk]

Newton side has got Residences at Evelyn going for about 1,700 - 1,850psf and is the better side of Newton... what justifies Viva going for so much? Just another myth again?? Maybe these are just random numbers that don't exist!
Res @ eve is slightly better location, but nothing there.. Whereas Viva have all the convenient with United sq, velocity, novena sq, mrt, SJI, etc

[dmonddd]

agree new trumps over old.
this is near hospital but not as near as soleil...wifey and i debating if there's an outbreak..will ppl still visit the area?

but hope this will not happen
asking wifey if she remembered the impact on prices then during SARS

[Rysk]

agree new trumps over old.
this is near hospital but not as near as soleil...wifey and i debating if there's an outbreak..will ppl still visit the area?

but hope this will not happen
asking wifey if she remembered the impact on prices then during SARS

But if it did happen again.. only the smart wifey will tell you to grab one unit if the price really fall same like the last SARS! :p
During the last one, my wife told me to grab one at $1m, but I have not balls keep telling her what shit impart, & now is $1.6m:banghead:

[dmonddd]

But if it did happen again.. only the smart wifey will tell you to grab one unit if the price really fall same like the last SARS! :p
During the last one, my wife told me to grab one at $1m, but I have not balls keep telling her what shit impart, & now is $1.6m:banghead:

eas to say on the hindsight
i share the same predicament....wifey and i kept debating how low is low?

not u dont hv balls...the spiral effect just kicked in. easy to say ...same like stocks . when price falls, we wait and after a while, no guts to go further as every min it keeps falling.

[Yin Yin]

Follow wifey's advice, and take it as final say...even if it goes wrong, wifey will not blame you.

Moreover, most wifeys have good judgement that is God's given!

[ekl2ekl2]

Newton side has got Residences at Evelyn going for about 1,700 - 1,850psf and is the better side of Newton... what justifies Viva going for so much? Just another myth again?? Maybe these are just random numbers that don't exist!

Park Infinia and Viva recent transactions (from URA) all between 1650+pfs to 1900+pfs (excluding studio). Based on previous reviews, most think Viva's quality looks good but views are limited. One stack is almost completely blocked and another stack very close to the road. Prices comparable to Evelyn and Trilight. Soleil current asking prices are also similar.

[dmonddd]

Park Infinia and Viva recent transactions (from URA) all between 1650+pfs to 1900+pfs (excluding studio). Based on previous reviews, most think Viva's quality looks good but views are limited. One stack is almost completely blocked and another stack very close to the road. Prices comparable to Evelyn and Trilight. Soleil current asking prices are also similar.
psf at times benefits projects that have smaller units
evelyn doesnt hv less<1000 sq ft. higher psf doesnt reflect better side of Newton.

btw didnt pass throught d canal during recent flash floods
any one did? One fren had a bad experience in another country when embankment broke and water flood into basement. his merc SLS turned into a submarine. james bond. he always kept reminding me of condos along canal.

[Rysk]

If my car is a SLS, I would have bought Hamilton Scott and park my precious car right infront of my living room.. Even newton canal flood oso no worry

[Newbie Homebuyer]

Any one knows if the schools nearby this development are noisy? WOuld you hear like national anthems in the morning and bells ringing during recess?

[Fisherman]

Viva crosses $2000 psf in Oct 2011. A unit between 21-25 floor floor area

1,528 sq ft was sold for $3,068,224 at $2,007 psf in Oct 2011!!!!!!!!!!!:scared-3:

[dtrax]

not very impressive lar:

VIVA 8 Suffolk Walk #23-10 1 142 Strata 3,068,224 21607 2007 06-OCT-2011 Condominium Freehold Uncompleted Sub Sale Private 11 30 307465 Central Region Novena
VIVA 8 Suffolk Walk #23-10 1 142 Strata 2,529,900 17816 1655 03-SEP-2009 Condominium Freehold Uncompleted New Sale Private 11 30 307465 Central Region Novena

[Fisherman]

not very impressive lar:

VIVA 8 Suffolk Walk #23-10 1 142 Strata 3,068,224 21607 2007 06-OCT-2011 Condominium Freehold Uncompleted Sub Sale Private 11 30 307465 Central Region Novena
VIVA 8 Suffolk Walk #23-10 1 142 Strata 2,529,900 17816 1655 03-SEP-2009 Condominium Freehold Uncompleted New Sale Private 11 30 307465 Central Region Novena

Not bad already if the original deal with the developer was done on a deferred payment basis. Owner cash outlay was only $505,980.00 Gain is 106 pct over a 2 year period!:scared-1:

[Newbie Homebuyer]

This one looks like it will be quite badly affected by the NSE. NSE will be underground, below Thomson road but the construction works will be from 2013 to 2020 - 7 years! And Thomson road is the only entry point for cars for Viva. Think this whole area will be resemble the Farrer Road road works during this period.

[devilplate]

This one looks like it will be quite badly affected by the NSE. NSE will be underground, below Thomson road but the construction works will be from 2013 to 2020 - 7 years! And Thomson road is the only entry point for cars for Viva. Think this whole area will be resemble the Farrer Road road works during this period.
Very nice....i am aiming to get a 2bdr at launch px ;)

[Newbie Homebuyer]

Very nice....i am aiming to get a 2bdr at launch px ;)

You may have a few to choose from ... along Thomson Road, Sky@Eleven's only entry point is also affected. There's also Amaninda, Cube 8, 368. Even landed housing at Novena (behind/ next to the church), Chancery Lane, Jalan Merlimau ... Thomson Road is already pretty jammed up on weekends and weekday peak hours. Imagine the noise and traffic with the detours for 7 years.... Rental will be affected, hence the property prices.

[devilplate]

You may have a few to choose from ... along Thomson Road, Sky@Eleven's only entry point is also affected. There's also Amaninda, Cube 8, 368. Even landed housing at Novena (behind/ next to the church), Chancery Lane, Jalan Merlimau ... Thomson Road is already pretty jammed up on weekends and weekday peak hours. Imagine the noise and traffic with the detours for 7 years.... Rental will be affected, hence the property prices.
Great! Lets camp there! :D

[bargain hunter]

TOP party for CCR.


Great! Lets camp there! :D

[ekl2ekl2]

This one looks like it will be quite badly affected by the NSE. NSE will be underground, below Thomson road but the construction works will be from 2013 to 2020 - 7 years! And Thomson road is the only entry point for cars for Viva. Think this whole area will be resemble the Farrer Road road works during this period.


Will the underground NSE along Thomson affect the property prices?
Congestion due to narrowed roads above ground?

[hektor]

anyone knows when will this TOP? thanks.

[ekl2ekl2]

anyone knows when will this TOP? thanks.

Owners or agents should know.
Drive pass this condo daily, noticed the secruity guards have started work, finishing touches by workers, so looks very soon, possibly within August?

[ekl2ekl2]

Looks like Viva has Top and keys collected.
Saw viewers walking in the compound yesterday.

[Floor Xpert - Lena Lim]

Dear Owners,

We are glad to share our services to you here.

Floor Xpert is specialise doing outdoor decking , laminate flooring & baywindows. We have whole range of products for your selection.

Kindly refer to attach pictures for more information. Or visit us at www.floorxpert.com (http://www.floorxpert.com/)

We have done project for Mi Casa, Caspian, Liva, Woodleigh , Optima & etcs

We look forward for your support.

Thank you

Regards
Lena http://forums.condosingapore.com/images/smilies/smile.gif

[blackjack21trader]

Dear Owners,

We are glad to share our services to you here.

Floor Xpert is specialise doing outdoor decking , laminate flooring & baywindows. We have whole range of products for your selection.

Kindly refer to attach pictures for more information. Or visit us at www.floorxpert.com (http://www.floorxpert.com/)

We have done project for Mi Casa, Caspian, Liva, Woodleigh , Optima & etcs

We look forward for your support.

Thank you

Regards
Lena http://forums.condosingapore.com/images/smilies/smile.gif


very nice sister lena ! got ur photo bo?

[blackjack21trader]

very nice sister lena ! got ur photo bo?

good la...sister Lena ignore me leh :(

[proud owner]

good la...sister Lena ignore me leh :(


You also ignore me leh


I pm you. Your mail box full.

I leave message here. You also don't reply.

Sigh

[blackjack21trader]

You also ignore me leh


I pm you. Your mail box full.

I leave message here. You also don't reply.

Sigh

paiseh la... i prefer to do discussion here so that all can share mah. that is why i left the pm box full. anyway the pm box storage size too small also.

paiseh la..dun anger la, brother :)

[proud owner]

paiseh la... i prefer to do discussion here so that all can share mah. that is why i left the pm box full. anyway the pm box storage size too small also.

paiseh la..dun anger la, brother :)


Ok fair

I wanted to ask bat what you mentioned bat inter terraces being over priced

I can't find that thread. Can u direct me there so that we can take the discussion on the correct thread pls

[blackjack21trader]

Ok fair

I wanted to ask bat what you mentioned bat inter terraces being over priced

I can't find that thread. Can u direct me there so that we can take the discussion on the correct thread pls

oh...that thread happened to be corrupted due to some database problem experienced by this forum last week. i presume admin can only retrieved the backup up to 2 weeks ago ba:)

[blackjack21trader]

Ok fair

I wanted to ask bat what you mentioned bat inter terraces being over priced

I can't find that thread. Can u direct me there so that we can take the discussion on the correct thread pls

btw, now 40% loan only u still wanna buy ?

[proud owner]

btw, now 40% loan only u still wanna buy ?


A frd sold his last mth. He thinks it's toppish


I am asking as my bro has one and wanted your view. If he shud sell?

[blackjack21trader]

A frd sold his last mth. He thinks it's toppish


I am asking as my bro has one and wanted your view. If he shud sell?

very good question. i have the answer. but u must promise to tell only ur bro and noone else because i realise that there are many arrogant suckers on planet Earth. so keep this to u and ur brother only. i will pm u in a sec after i use my third eye to reveal ur brother's property.

[silver023]

Units here asking for the sky in terms of prices... Is there something i'm missing?

4 bdrs asking ard $4.5mil! :scared-4:

[DKSG]

Units here asking for the sky in terms of prices... Is there something i'm missing?

4 bdrs asking ard $4.5mil! :scared-4:

People trying their luck!
Viva's prices has been stuck at 1900-2050 for loooong time.

DKSG

[Perlin]

Dear Owner,

I'm Perlin from Floor Xpert Pte Ltd, on behalf of Floor Xpert.

I am glad to share our services to you here.

Floor Xpert is specialise in doing outdoor decking , laminate flooring & baywindows. We have whole range of products for your selection.

Do refer to the attach pictures for more information. Or visit us at www.floorxpert.com (http://www.floorxpert.com/)

We have done project for Mi Casa, Caspian, Liva, Woodleigh , Optima, Trizon, Viva & etcs

Feel Free to Contact me at 9182 7628 for more information.

We look forward to your support. Thank you!

Regards
Perlin :)
Email : [email protected]
FB : http://www.facebook.com/FloorXpert

[DKSG]

People trying their luck!
Viva's prices has been stuck at 1900-2050 for loooong time.

DKSG

For 2,050 psf, there are many choices in more prime districts...

DKSG

[silver023]

For 2,050 psf, there are many choices in more prime districts...

DKSG

Hmm, that's what I thought. Coz even at $4M, I'd rather buy a nice semi-D in D15, or like you said, another apartment in more prime area. And foreigners would probably not buy since +10% ABSD.

But indeed most interesting to see how asking prices are stretched.

[ekl2ekl2]

Hmm, that's what I thought. Coz even at $4M, I'd rather buy a nice semi-D in D15, or like you said, another apartment in more prime area. And foreigners would probably not buy since +10% ABSD.

But indeed most interesting to see how asking prices are stretched.

Have just been to view Viva. They do not have MM units.
Their units start at 5th floor, actually these are the same as 2nd floor. So not sure why they used 5th floor for 2nd floor. Look at the overall height, its 3-4 flr shorter that similar 30storey condos in the area.

2 units low floor sold recently for 1900-2000pfs.
Agree that asking prices at least 2000pfs and some >2300pfs very high.
The whole area, like prices everywhere now very inflated.

Some stacks at Viva poor facing, and in a down market will have a hard time clearing. Finishing is good but not impressed with the whole fascade.

Think even at the current inflated market, a more reasonable price for the low floor units would be around 1700-1800pfs depending on facing. Maybe its the TOP euphoria.

[kane]

it's the newness euphoria. park infinia + 20% premium lor. market seems to accept such rough rule of thumb. we can beg to differ but we rational beings don't form the market.

[silver023]

Yup, and TOP nuisance... many agents posting dummy ads. Most listings for same units and I suspect some agents advertise an incredibly high price so that owners will contact them to sell their units :tsk-tsk:

[ekl2ekl2]

Talking about TOP euphoria, new record just set for Viva

3 roomer 2148pfs, $2.88M

Now the rest can ask for 2200-2500pfs.

[kane]

Talking about TOP euphoria, new record just set for Viva

3 roomer 2148pfs, $2.88M

Now the rest can ask for 2200-2500pfs.

What floor? Maybe it has a commanding view of the surroundings.

[ekl2ekl2]

What floor? Maybe it has a commanding view of the surroundings.

18th floor, facing park and United sq car park and edge of pool.

Have seen various stacks at Viva, no great views generally except those facing swim pool directly and those units having some of the city and CTE views.

[dtrax]

8 Suffolk Walk #18-09

[kane]

was it the 18 floor that draw the buyer's interest? heh.

[Rysk]

2012-10-08 #18-XX 1,324sf
2,148psf

:eek:

[Rysk]

2012-10-08 #18-XX 1,324sf
2,148psf

:eek:

$2,844,450 :eek:

[Kehl]

WoodPro, is a member of the National Wood Flooring Association and one of the few timber contractors who registered with the Building Control Authority (BCA). We have done numerous Decking and Bay Windows at Mi Casa/ Caspian / Rochelle / Vivace / The Verve... Etc.
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http://www.facebook.com/photo.php?fbid=340483849381751&set=a.340483699381766.78532.100002604167153&type=3&theater

[Perlin]

Dear Owner,

I'm Perlin from Floor Xpert Pte Ltd, on behalf of Floor Xpert.

I am glad to share our services to you here. Do check out the BP price valid from 1.11.2012

Floor Xpert is specialise in doing outdoor decking , laminate flooring & baywindows. We have whole range of products for your selection.

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We have done project for Mi Casa, Caspian, Liva, Woodleigh , Optima, Trizon, Viva & etcs

Feel Free to Contact me at 9182 7628 for more information.

We look forward to your support. Thank you!

Regards
Perlin :)
Email : [email protected]
FB : http://www.facebook.com/FloorXpert

[Rysk]

2012-10-08 #18-XX 1,324sf
2,148psf

:eek:

Well.. yet another record breaking..

1,528sf
2,198psf

[Rysk]

Well.. yet another record breaking..

1,528sf
2,198psf

Yet another one.. UP UP UP :D

VIVA SUFFOLK WALK Condominium 3,438,000 1,528 Strata 2,249psf Nov-12