Silversea (D15, 99 years Leasehold, Far East Organization)

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Originally Posted by The Real 2¢

If you think other East Coast is not as prime as Meyer Road, go ahead and decalre it should be priced lower than Meyer Road. But don't mis-lead ppl thinking they can buy it at HDB flat price.

HDB flat is public housing. How can a private condo be priced at public housing price?

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Real 2¢, From Meyer road to HDB, there is still a huge range for different pricing. Definitely, Silversea is better than HDB. On this, I am aligned to you... just not at the same price as Meyer Road condo.

I think if Seaview, Amber and Esta is selling at 800-1k psf in current market, then it is not logical for any one to pay 1.3K for Silversea.

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Originally Posted by newe2

im a newbie. Wats wrong with fe?

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Hi newe2,

FE got nothing wrong,just my personal bad experience for my previous house @ D5 by them.As for comments,do a search in this forum,you will be able to Read More.;)

Cheers

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Originally Posted by Just my 2 cent worth..

Real 2¢, From Meyer road to HDB, there is still a huge range for different pricing. Definitely, Silversea is better than HDB. On this, I am aligned to you... just not at the same price as Meyer Road condo.

I think if Seaview, Amber and Esta is selling at 800-1k psf in current market, then it is not logical for any one to pay 1.3K for Silversea.

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the days of "easy" money made by invst bankers thru high comm and bonuses ARE OVER.

now sanity will come and ppl will not pay sky high prices for a LEASEHOLD S.S CONDO - before u say there is better view of sea - will say SO WHAT ?

FH CONDO at 800-1K is considered low for amber rd area.......

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Originally Posted by registered

the days of "easy" money made by invst bankers thru high comm and bonuses ARE OVER.

now sanity will come and ppl will not pay sky high prices for a LEASEHOLD S.S CONDO - before u say there is better view of sea - will say SO WHAT ?

FH CONDO at 800-1K is considered low for amber rd area.......

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It would be very interesting if Amber Road freehold is sold at the same price as a 99-leasehold in Sengkang.

$841psf? Anyone is selling?

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Originally Posted by URA

Private Residential Units Sold in the Month of September 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Quartz ....... OCR ....... 6 ............................... 841 ................ 738 ............... 694

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Originally Posted by OMG

OMG!
TQ has just broken its August record high of $832psf with a new record high of $841psf.
What's going on?

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Originally Posted by Unreg¡stered

It would be very interesting if Amber Road freehold is sold at the same price as a 99-leasehold in Sengkang.

$841psf? Anyone is selling?

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I'm selling. Only 650psf.

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Originally Posted by Joe6816

I'm selling. Only 650psf.

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What are you selling at $650psf?

The Quartz in Sengkang?

Or Livia in Pasir Ris?

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Originally Posted by URA

Private Residential Units Sold in the Month of September 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Livia ................. OCR ....... 9 ............................... 702 ................ 677 ............... 646

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Quote:

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Originally Posted by registered

the days of "easy" money made by invst bankers thru high comm and bonuses ARE OVER.

now sanity will come and ppl will not pay sky high prices for a LEASEHOLD S.S CONDO - before u say there is better view of sea - will say SO WHAT ?

FH CONDO at 800-1K is considered low for amber rd area.......

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Yes, exactly!
Everyone here is a loser.
There is only one big winner - IRAS.

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Originally Posted by The Straits Times

http://sphreg.asiaone.com/RegAuth2/images/mainST(b).gif
Property sub-sales net $95m profits
Third-quarter showing still strong but market will soften soon: Experts
Fiona Chan
Property Reporter
Wednesday, 22 October 2008

http://www.thesailmarinabay.com/sail.jpg

Private home prices may have slid in the third quarter but the sub-sale market was still going strong.

Ninety-six per cent of owners who resold an uncompleted home between July and last month pocketed profits from the deals, according to new data by property consultancy Savills Singapore.

These transactions, officially known as sub-sales, occur when you buy a home and resell it before it is built. They are used as a proxy for property speculation because the owner resells the home without ever living in it.

Only 12 sub-sale transactions out of the 306 that Savills analysed in the quarter incurred a loss, amounting to just under $1 million of red ink. The rest made a total of $95.1 million in gains, Savills said.

This continues the trend in the first half of the year, when 97% of such deals turned in profits. But the profits seen in the third quarter were considerably narrower as home prices started softening more quickly.

Profitable sub-sellers made an average of $323,420 in the third quarter, but this was skewed upwards by a single large deal: a whopping $6.7 million profit from the sale of a 63rd-storey penthouse at The Sail @ Marina Bay.

Excluding this sale, the average gain was $301,784 - almost 40% lower than the average gain in the first half of the year. It works out to an average profit for each seller of about 30% over the purchase price.

Still, 'to be able to achieve such gains in a year when the property market has gone into a standstill is highly commendable', said Mr Ku Swee Yong, director of business development and marketing at Savills Singapore.

But in case would-be speculators become tempted by these gains, other consultants noted that the bulk of these deals probably occurred before the Sept 14 collapse of United States investment bank Lehman Brothers, which caused the financial crisis to take a sudden turn for the worse.

'The real estate market typically lags behind the stock market by six months or more, so we will probably start to see the real effect early next year,' said Mr Nicholas Mak, director of research and consultancy at Knight Frank.

'These profitable sub-sale transactions took place before the market hit the skids. It is extremely risky to go and speculate in the market right now.'

Most sellers who made a profit in the third quarter had originally bought their units in the last two years and benefited from the sharp run-up in prices in the period, said Mr Ku. While values have weakened somewhat this year, they are still generally higher than in 2006.

Sellers who held on to their units for a longer time before reselling them in the third quarter made more gains, Savills' data showed. Even those who had bought a unit as late as this year and offloaded it in the third quarter made an average gain of $98,600.

If they had sold the unit in the first half of the year, however, they would probably have doubled their gain.

The biggest profits of more than $1 million each were for units at The Sail @ Marina Bay, St Regis Residences and Cairnhill Residences.

On the flip side, sub-sale losses for the quarter averaged $76,820 for each loss-making deal. A unit at Watermark Robertson Quay chalked up the biggest loss of $207,552, while units at Soleil @ Sinaran, 8 @ Mt Sophia and One Amber were also sold at losses of more than $100,000 each.

All the losses were for units that had been bought last year or this year, according to Savills' data. Sub-sellers who had bought their units at the peak of property fever, between June and September last year, bled the most.

'In any case, there are always desperate sale cases even during good times,' Mr Ku noted.

The Sail @ Marina Bay had the largest number of sub-sales in the quarter - 19 - with each deal netting its seller an average profit of $1.1 million. There was one loss, of $62,890, for a second-floor unit.

Other projects with more than 10 sub-sales included Parc Emily in Dhoby Ghaut, Park Infinia at Wee Nam, Riveredge in Tanjong Rhu and The Esta in Marine Parade.

But the profits were not just confined to developments in the prime districts.

At Casa Merah in Tanah Merah, 10 sub-sales yielded an average profit of $100,351, while Atrium Residences in Geylang saw four sub-sales with an average gain of $54,556.

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Originally Posted by Question

What are you selling at $650psf?

The Quartz in Sengkang?

Or Livia in Pasir Ris?

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ONE AMBER. Only 650psf

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Originally Posted by Joe6816

ONE AMBER. Only 650psf

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Size of unit? Which floor and stack?

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Originally Posted by registered

the days of "easy" money made by invst bankers thru high comm and bonuses ARE OVER.

now sanity will come and ppl will not pay sky high prices for a LEASEHOLD S.S CONDO - before u say there is better view of sea - will say SO WHAT ?

FH CONDO at 800-1K is considered low for amber rd area.......

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I really dont understand ... first you say .. "now sanity will come and ppl will not pay sky high prices for a LEASEHOLD " then you say "FH CONDO at 800-1K is considered low for amber rd area......."

what is the message that you want to deliver.

Don't think 800-1k psf for amber area is low price, it is the right price for current market condition. Silversea is overpriced at 1.3kpsf. But given the bleak outlook, amber area price (in fact most good location property) may go down further. whether it will go down to 650psf , i think it depends on how hard Singapore is being hit next year.. which is still unclear now.. just my thoughts

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Originally Posted by Question!

Size of unit? Which floor and stack?

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3+1, stack 16. No noon sun

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Originally Posted by Joe6816

3+1, stack 16. No noon sun

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http://www.singaporeexpats.com/singa...ta/typeB3a.jpg

<$1mil ?

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Originally Posted by Joe6816

3+1, stack 16. No noon sun

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It's One amber. 3+1 room. Stack 16. Not Esta

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Originally Posted by Joe6816

It's One amber. 3+1 room. Stack 16. Not Esta

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Size? And which floor? Do you have floor plan to view?

how come joe sell one amber

sell until to here?

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Originally Posted by Just my 2 cent worth..

http://www.singaporeexpats.com/singa...ta/typeB3a.jpg

<$1mil ?

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http://homelist101.com/newprojects/o...ns/type_C6.pdf
1378 x 650 = $895700, even < $900K! call him now!!! :P

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Originally Posted by buy

how come joe sell one amber

sell until to here?

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Maybe sooner or later he will also sell Silversea:p

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Originally Posted by Joe6816

ONE AMBER. Only 650psf

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No thanks!
Better don't buy your unit.

So many bought 99LH Livia in PAsir Ris recently and gave your D15 FH unit a miss.
Your unit must be a lousy cursed unit.

If it is good, they would bought your unit at the same price.
Too bad for you!

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Originally Posted by URA

Private Residential Units Sold in the Month of September 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Livia ................. OCR ....... 9 ............................... 702 ................ 677 ............... 646

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Quote:

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Originally Posted by Unreg¡stered

Yes, exactly!
Everyone here is a loser.
There is only one big winner - IRAS.

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Quote:

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Originally Posted by The Straits Times

http://sphreg.asiaone.com/RegAuth2/images/mainST(b).gif
Property sub-sales net $95m profits
Third-quarter showing still strong but market will soften soon: Experts
Fiona Chan
Property Reporter
Wednesday, 22 October 2008

http://www.thesailmarinabay.com/sail.jpg

Private home prices may have slid in the third quarter but the sub-sale market was still going strong.

Ninety-six per cent of owners who resold an uncompleted home between July and last month pocketed profits from the deals, according to new data by property consultancy Savills Singapore.

These transactions, officially known as sub-sales, occur when you buy a home and resell it before it is built. They are used as a proxy for property speculation because the owner resells the home without ever living in it.

Only 12 sub-sale transactions out of the 306 that Savills analysed in the quarter incurred a loss, amounting to just under $1 million of red ink. The rest made a total of $95.1 million in gains, Savills said.

This continues the trend in the first half of the year, when 97% of such deals turned in profits. But the profits seen in the third quarter were considerably narrower as home prices started softening more quickly.

Profitable sub-sellers made an average of $323,420 in the third quarter, but this was skewed upwards by a single large deal: a whopping $6.7 million profit from the sale of a 63rd-storey penthouse at The Sail @ Marina Bay.

Excluding this sale, the average gain was $301,784 - almost 40% lower than the average gain in the first half of the year. It works out to an average profit for each seller of about 30% over the purchase price.

Still, 'to be able to achieve such gains in a year when the property market has gone into a standstill is highly commendable', said Mr Ku Swee Yong, director of business development and marketing at Savills Singapore.

But in case would-be speculators become tempted by these gains, other consultants noted that the bulk of these deals probably occurred before the Sept 14 collapse of United States investment bank Lehman Brothers, which caused the financial crisis to take a sudden turn for the worse.

'The real estate market typically lags behind the stock market by six months or more, so we will probably start to see the real effect early next year,' said Mr Nicholas Mak, director of research and consultancy at Knight Frank.

'These profitable sub-sale transactions took place before the market hit the skids. It is extremely risky to go and speculate in the market right now.'

Most sellers who made a profit in the third quarter had originally bought their units in the last two years and benefited from the sharp run-up in prices in the period, said Mr Ku. While values have weakened somewhat this year, they are still generally higher than in 2006.

Sellers who held on to their units for a longer time before reselling them in the third quarter made more gains, Savills' data showed. Even those who had bought a unit as late as this year and offloaded it in the third quarter made an average gain of $98,600.

If they had sold the unit in the first half of the year, however, they would probably have doubled their gain.

The biggest profits of more than $1 million each were for units at The Sail @ Marina Bay, St Regis Residences and Cairnhill Residences.

On the flip side, sub-sale losses for the quarter averaged $76,820 for each loss-making deal. A unit at Watermark Robertson Quay chalked up the biggest loss of $207,552, while units at Soleil @ Sinaran, 8 @ Mt Sophia and One Amber were also sold at losses of more than $100,000 each.

All the losses were for units that had been bought last year or this year, according to Savills' data. Sub-sellers who had bought their units at the peak of property fever, between June and September last year, bled the most.

'In any case, there are always desperate sale cases even during good times,' Mr Ku noted.

The Sail @ Marina Bay had the largest number of sub-sales in the quarter - 19 - with each deal netting its seller an average profit of $1.1 million. There was one loss, of $62,890, for a second-floor unit.

Other projects with more than 10 sub-sales included Parc Emily in Dhoby Ghaut, Park Infinia at Wee Nam, Riveredge in Tanjong Rhu and The Esta in Marine Parade.

But the profits were not just confined to developments in the prime districts.

At Casa Merah in Tanah Merah, 10 sub-sales yielded an average profit of $100,351, while Atrium Residences in Geylang saw four sub-sales with an average gain of $54,556.

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Wow!
I should have worked as an agent for the last 3 months and grabbed all these deals for myself.
The commission is more than enough for me to retire!

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Originally Posted by Reg¡stered

No thanks!
Better don't buy your unit.

So many bought 99LH Livia in PAsir Ris recently and gave your D15 FH unit a miss.
Your unit must be a lousy cursed unit.

If it is good, they would bought your unit at the same price.
Too bad for you!

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livia is overpriced for its location

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Originally Posted by toaler

livia is overpriced for its location

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Overpriced? Sure?
Cheaper than TQ in Sengkang.

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Originally Posted by URA

Private Residential Units Sold in the Month of September 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Quartz ....... OCR ....... 6 ............................... 841 ................ 738 ............... 694

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Quote:

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Originally Posted by OMG

OMG!
TQ has just broken its August record high of $832psf with a new record high of $841psf.
What's going on?

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Quote:

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Originally Posted by Reg¡stered

No thanks!
Better don't buy your unit.

So many bought 99LH Livia in PAsir Ris recently and gave your D15 FH unit a miss.
Your unit must be a lousy cursed unit.

If it is good, they would bought your unit at the same price.
Too bad for you!

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Do you know why they bought 99-leasehold Livia in Pasir Ris instead of Joe6816's freehold OneAmber at the same price?

Why don't they do it since it is a better deal?

Why?

Because Joe6816 is a conman!

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Originally Posted by Please!

Do you know why they bought 99-leasehold Livia in Pasir Ris instead of Joe6816's freehold OneAmber at the same price?

Why don't they do it since it is a better deal?

Why?

Because Joe6816 is a conman!

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How did he con people? Details please?!

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Originally Posted by Say What

How did he con people? Details please?!

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i know .. i know ..
he advertised 650psf .. get people interested ..
then bring them to Livia and sell them Livia ..
otherwise how come Livia same price as his 650psf ??

i very smart right ?? hee hee !!

Stack 16 is 3rm unit. Not 3+1.

650psf is unbelievable, desperate seller? Low floor?

And just for everyone's info, One Amber's substation is just at stack 16.

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Originally Posted by Please!

Do you know why they bought 99-leasehold Livia in Pasir Ris instead of Joe6816's freehold OneAmber at the same price?

Why don't they do it since it is a better deal?

Why?

Because Joe6816 is a conman!

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Originally Posted by Say What

How did he con people? Details please?!

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Originally Posted by NPR

i know .. i know ..
he advertised 650psf .. get people interested ..
then bring them to Livia and sell them Livia ..
otherwise how come Livia same price as his 650psf ??

i very smart right ?? hee hee !!

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Why this Joe want to do this kind of thing?
Does he think we are 3-year-old kids?

vvery blur - or what - this is silversea thread - come to the point

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Originally Posted by NPR

i know .. i know ..
he advertised 650psf .. get people interested ..
then bring them to Livia and sell them Livia ..
otherwise how come Livia same price as his 650psf ??

i very smart right ?? hee hee !!

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Yes, you very smart. Lucky you didn't call him. If not you end up buying Livia. It's so smart of you to think of it. But who is so stupid that want to buy one amber but end up with Livia.

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Originally Posted by esta_650psf

http://homelist101.com/newprojects/o...ns/type_C6.pdf
1378 x 650 = $895700, even < $900K! call him now!!! :P

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Thanks. I prefer esta's unit layout.