Imperial Heights (D15, Freehold, Fragrance Properties)

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Imperial Heights at 16 Ipoh Lane

This 19th storey development comprises 100 units offering 1,2 & 3 bedroom apartments and penthouses which are duplexes of 3 and 4 bedrooms.

Facilities include swimming pool, gymnasium, BBQ pit, children's playground, outdoor fitness station and surface and basement carpark lots.

Walking distance to Paya Lebar MRT and future Tanjong Katong Circle Line MRT. Good Schools within 1 kilometres are Kong Hwa School, Haig Girls' School and Tanjong Katong Primary School.

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CRAP development . No view , no space and ridiculous prices . Buy here to die here .

makele,

just bought a Mergui rd condo also built by Fragrance developer bec mrt nearby (fringe area near town) but was seriously considering imperial heights at Ipoh Ln bec eastcoast properties r premium & most people from e region prefer east coast for the view and exclusiveness so prices likely to go up. At that time, imperial showflat was still up but now it's completely sold.

but in my opinion imperial heights actually has more amenities n will enjoy good rental returns in being east coast. Hence prices not 2 high 4 me. Esp since view to the sea is not blocked n no new high rise will be built between IH and sea (since that area is reserved 4 landed homes). If u're interested 2 see mergui, imperial, parc emily that i plotted on map, see http://maps.google.com/maps/ms?ie=UT...&t=k&z=18&om=1

hope tt helps u

Quote:

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Originally Posted by Mergui fan

makele,

just bought a Mergui rd condo also built by Fragrance developer bec mrt nearby (fringe area near town) but was seriously considering imperial heights at Ipoh Ln bec eastcoast properties r premium & most people from e region prefer east coast for the view and exclusiveness so prices likely to go up. At that time, imperial showflat was still up but now it's completely sold.

but in my opinion imperial heights actually has more amenities n will enjoy good rental returns in being east coast. Hence prices not 2 high 4 me. Esp since view to the sea is not blocked n no new high rise will be built between IH and sea (since that area is reserved 4 landed homes). If u're interested 2 see mergui, imperial, parc emily that i plotted on map, see http://maps.google.com/maps/ms?ie=UT...&t=k&z=18&om=1

hope tt helps u

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Is Parc Emily also a Fragrance development?

It's by CDL n i think a the typical CDL hgh quality luxury devpm.

Quote:

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Originally Posted by Mergui Fan

It's by CDL n i think a the typical CDL hgh quality luxury devpm.

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You mentioned Mergui, Imperial and Parc Emily. I thought they were all from Fragrance.

Your Mergui diagram seems to be pointing to a wrong location.

Private Residential Units Sold in the Month of February 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Esta Ruby ......... RCR ....... 1 ............................... 1,157 ............. 1,157 ............ 1,157

http://www.businesstimes.com.sg/mnt/...head_small.gif
High-density homes may complement Paya Lebar hub
Study says they may come up on sites that are currently industrial estates
Kalpana Rashiwala
Business Times
Tuesday, 8 January 2008

The development of vacant state sites already zoned for commercial use immediately around Paya Lebar MRT Station will spearhead the transformation of the area into a commercial hub.

More interestingly, however, high-density homes may also come up slightly further away on sites currently occupied by industrial estates to support an expected influx of population as Paya Lebar shapes up as a sub-regional centre.

Jones Lang LaSalle (JLL), in a recent study of likely changes in the upcoming Master Plan 2008, identified three sites - two currently part of Eunos industrial estate owned by the Housing and Development Board (HDB) and the third also in an industrial estate but privately owned - that could be developed into high-rise homes, whether public or private. Despite the fact that the three plots are currently being used as industrial facilities, two of these sites are actually zoned for residential use under the existing Master Plan 2003, while the third is slated for reserve use.

The need to inject a bigger live-in population to complement the development of Paya Lebar as a sub-regional centre may see HDB offering the three sites for development into housing, especially if the plots are accorded relatively high plot ratios of 3.5 to 4.0 to optimise their proximity to Paya Lebar MRT Station, which will be an interchange station, at the cross section of the new Circle Line and existing East-West Line.

JLL argued these plot ratios - which reflect the ratio of maximum potential gross floor area to land area - are similar to the plot ratios granted for housing projects in the Tiong Bahru vicinity. 'Injecting more homes in the Paya Lebar area will help maintain a balance between residential and commercial uses in the location,' JLL said.

And with the increased live-in population will arise the need for having more schools, which can be developed on a plot already zoned for education under the current master plan, JLL's study suggests.

The property consultancy also suggests that two sites currently zoned for Business 1 (suitable for clean and light industrial/ warehouse use) - one each in Aljunied and Eunos industrial estates - are likely to be rezoned to Business Park or Logistics Park to better complement the proposed commercial developments that will be built closer to Paya Lebar MRT Station.

The plot ratios of these two sites are also likely to be raised from 2.5 currently to 2.5 to 2.8, JLL said.

'The improved accessibility of the Paya Lebar location that will result from the area serving as an interchange between two MRT lines will boost the location's image and attractiveness as an alternative office location in the longer term,' JLL said.

The property consultancy does not envisage a plot ratio increase for the vacant state sites currently zoned for commercial use immediately around Paya Lebar MRT Station, as their existing 4.2 plot ratios are in sync with the Tampines Finance Park.

Last year, the government said Paya Lebar will be developed into a business hub to provide space for Singapore's continued growth as a global business centre. Plans for its transformation are expected to be fleshed out in Master Plan 2008, which will be ready later this year.

National Development Minister Mah Bow Tan in June last year ruled out massive, across-the-board hikes in plot ratios islandwide in Master Plan 2008.
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Esta Ruby

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Facilities
• Landscape Garden
• BBQ Area
• Reflective Pool
• Bicycle Stand
• Swimming Lap Pool @ Roof
• Children's Playground
• Outdoor Fitness Station
• Suntanning Area
• Shopfronts 1F

Amenities
• Freehold
• Foreigners Eligible
• No Capital Gains Tax
• Next to Paya Lebar MRT
• By Convenient Shopping
• Near Major Schools
• Near Major Expressways
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A dazzling new home beckons ...

Esta Ruby is everything its name suggests – a rare gem of a development that offers an ideal haven for those looking for tranquility within the spoils of the city. With only 72 exclusive apartments, this 19-storey building comes with private lifts for each unit, shops on the ground floor and every conceivable amenity to cater to your every whim. Located just minutes from the Nicoll Highway and PIE, withing walking distance of Paya Lebar MRT Station, it's easy to retreat into your own private Eden after a busy day.


Taking care of your every creature comfort

A self-contained heaven, Esta Ruby comes with a surprisingly complete range of amenities facilities. Have an alfresco party at the BBQ area, watch the kids frolick at the children's playground, or work out a good sweat yourself at the outdoor fitness station. And for a more romantic time, swim under the stars, with your other half at the wonderful rooftop pool. With so much to do at home, you don't even need to step out.


Majestic seaview right from your living room

Esta Ruby provides an idyllic living space that makes you feel miles away from the stress of city life. Units on the higher floors even offer an unobstructed view of the sea so that everytime you gaze out of your window, your every care dissipates amongst clouds, waves, and the expansive horizon.

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Esta Ruby – a priceless discovery to call home


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http://www.straitstimes.com/Invest/S...ry_245558.html

June 8, 2008

property

Makeover to turn Paya Lebar into commercial node

Traditional Malay character to add unique flavour to area's development

By Fiona Chan Property Reporter

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The Paya Lebar Station Plaza, seen here as an artist's impression, is part of the Government's draft masterplan to position the area into a fringe hub along the lines of Novena and Buona Vista. -- PHOTO: URA
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Paya Lebar was one of Singapore's earliest commercial hubs, but it now stands neglected and underdeveloped, with the Singapore Post Centre building its sole marker of modernisation.

Within the next 15 years, however, all that will change.

The neighbourhood around the Paya Lebar MRT station is slated for a major makeover as part of the Government's recently unveiled draft masterplan.

It will be transformed into Paya Lebar Central, a suburban commercial node nestled between the city centre and the bustling Tampines commercial hub.

About 12ha of land around Sims Avenue and Geylang Road will be put up for development, yielding some 5.4 million sq ft of commercial space.

More than half of this space has been earmarked for offices. The rest will be for shops and hotels with about 1,400 rooms.

While Paya Lebar will be positioned as a fringe hub along the lines of Novena and Buona Vista, the area's traditional local Malay character will add a unique flavour.

Apart from the new commercial buildings, some upcoming developments include landscaped public spaces around the cleaned-up Geylang River, a pedestrian mall along Geylang Road, and a new plaza square and civic centre next to the rebuilt Geylang Serai Market.

All these exciting plans make Paya Lebar an 'interesting sub-regional centre', said Mr Chia Ngiang Hong, the group general manager of property developer City Developments.

'It has the potential to become as successful as Novena,' he said at the masterplan's launch last month.

But what does this all mean for potential investors and current owners of Paya Lebar properties?

Property consultants say it is a bit premature to predict any trend in property values right now or even in the next few years.

Over time, however, starting from about five years from now, properties in the area will almost definitely become more valuable, they add.

Office buildings and shopping centres are the most obvious beneficiaries, said Dr Chua Yang Liang, the head of South-east Asia research at property consultancy Jones Lang LaSalle.

'The plans to improve Paya Lebar will have a long-term impact on the properties around the area,' he said. 'The first thing that comes to mind is that the commercial assets will benefit from the increased activity once things start to take shape.'

There are limited avenues for small-time investors to take advantage of, though, as there are not that many strata-titled commercial properties in the immediate area. The few that exist include City Plaza.

Dr Chua said, however, some properties in the nearby Geylang area might enjoy a spillover effect. Prices and rents of office and shop units there, such as coffee shops, have been on the rise recently.

Mr Li Hiaw Ho, executive director of CB Richard Ellis (CBRE) Research, also said hi-tech industrial buildings in the vicinity of Paya Lebar Central were likely to rise in value over time.

As for residential developments, there are currently no plans for new housing sites in Paya Lebar. This, however, may prove a boon to existing homes in the area.

Their prices and rentals are expected to rise, as the critical mass of workers that will flow into the commercial hub look for homes nearby to buy or rent, consultants say.

Currently, there are few major projects in the vicinity. Most apartment blocks are boutique developments around Guillemard Road, Guillemard Crescent, Sims Avenue, Haig Road and Geylang.

Prices differ widely, depending on the area, according to CBRE, citing data from the Urban Redevelopment Authority.

CBRE's analysis show some recent launches, such as Esta Ruby in Guillemard Road and Cosmo in Guillemard Crescent, have commanded prices well above $1,000 per sq ft (psf).

Latest transactions for nearby developments along Haig Road, such as Butterworth 8 and Haig Garden, have fetched prices hovering around $1,000 psf.

Others, such as Sunflower Regency in Lorong 20 Geylang, are hovering at between $500 psf and $600 psf.

The same trends can be seen for completed projects. Homes in Geylang proper - including those in Sims Green, The Sunny Spring, Wing Fong Mansions, The Waterina and Aston Mansions - have been transacted recently at well below $600 psf.

On the other hand, homes in Geylang East, in projects such as Simsville and Central Grove, have been sold for $600 to $900 psf.

Le Crescendo, one of the rare condominiums along Paya Lebar Road, is fetching between $800 psf and $1,000 psf for its newly completed units.

As for public housing, prices for a three-room flat in the Geylang town range from $170,000 to $300,000, according to sales in the last three months. Prices are lower in estates along Paya Lebar Way, Eunos Crescent, Balam Road and Circuit Road, and higher in Haig Road and Aljunied Crescent.

Five-room flat prices range from below $300,000 in the Ubi area to well above $400,000 in Eunos Crescent.

[email protected]


Development plan

Within the next 15 years, about 12ha of land in Paya Lebar will be put up for development around Sims Avenue and Geylang Road, which will yield some 5.4 million sq ft of commercial space.

Private Residential Units Sold in the Month of June 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Versilia On Haig . RCR ....... 1 ............................... 1,018 ............. 1,018 ............ 1,018

Just taken today... :scared-5:

Does anyone know the size of the swimming pool? :scared-5:

Quote:

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Originally Posted by penglz

Does anyone know the size of the swimming pool? :scared-5:

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Hopefully it will be bigger than the City Regency one. (refer to other thread)

16 Ipoh Lane #18-04 Freehold $1327 452 $600k 08 Dec 09
16 Ipoh Lane #17-06 Freehold $1250 452 $565k 26 Nov 09
16 Ipoh Lane #13-06 Freehold $1217 452 $550k 04 Nov 09
16 Ipoh Lane #08-06 Freehold $1194 452 $540k 23 Oct 09

Got the word 'Heights' in condo name means price will keep pushing new highs?