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Thread: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

  1. #1
    mabel Guest

    Default Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Caribbean won the Landscaping Award only recently and now it won the highly acclaimed international award for building excellence, the Prix d'Excellence in 2006. In 2004 it won the local BCI award for construction excellence.

    Caribbean is now 95% sold only left about 10 units for sale. Congrats to the developer Keppel Land for its success. New condo Emerald Bay launching early next year at S$1,300 psf. This will push up Caribbean psf to at least $1,000-1,100.

    Great condo to live in. Lots of expats renting this place, and also lots of kids.

  2. #2
    mr funny is offline Any complaints please PM me
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    Default Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Singapore Companies
    Published November 22, 2006

    KepLand's $30m marina gives nearby condos a lift

    By ARTHUR SIM

    THE waterfront lifestyle is set to get a boost from Keppel Land's $30 million Marina@Keppel Bay, slated for completion at the end of next year.


    Marina@Keppel Bay: With space for almost 200 yachts, it will add to the upmarket positioning of KepLand's soon-to-be-launched condominium

    The marina on Keppel Island will be able to accommodate almost 200 yachts, with five berths for mega yachts of between 100 and 200 feet.

    The marina will also add to the upmarket positioning of Keppel Land's soon-to-be-launched condominium next to its Caribbean@Keppel Bay.

    Already, news of the Sentosa integrated resort has helped push up prices in the area. Caribbean was launched at about $800 psf in 2000, but prices have since surged almost 50 per cent. Keppel Land has only a few units left - and its deputy general manager of marketing (residential) Albert Foo says prices are now around $1,200 psf.

    Like Sentosa Cove, the area, with Keppel Land's as-yet-unnamed new condominium development, is being marketed as a playground for the rich and famous, and Mr Foo says the response from foreign investors has been good.

    The condominium is being designed by renowned architect Daniel Libeskind. 'We have test marketed the design overseas and we are confident of getting a wider range of foreign investors,' Mr Foo said.

    At the Caribbean, about 20 per cent of buyers are foreigners, he said.

    Prices of the 1,200-unit new development have not been fixed, but Mr Foo said Keppel Land will take its cue from prices at Sentosa Cove. He said that apart from this development, Keppel Land has three more residential sites at Keppel Bay.

    One site will share Keppel Island with the marina and is expected to be for luxury housing. The other two sites are between Caribbean and HarbourFront Centre. No time frame has been announced for these developments.

  3. #3
    Unregistered Guest

    Thumbs down Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    lastest caveat below $1,000 . Buyers are not stupid .

  4. #4
    Unregistered Guest

    Angry Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Can't imagine how many sporeans will lose not only all their CPF , but all their cash , plus top up until god knows when ? All these prices are too ridiculous for 99 projects with more than 950 units . As of now , caribbean still has 250+ units sold back to KEppel . Can you imagine , this is called sold out ???????

  5. #5
    interested in caribbean Guest

    Default Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Over at the condo.com.sg website there are a lot of people slamming Caribbean! Can someone explain all the pros and cons of Caribbean? Because compared to Reflections this is relatively very cheap. If price going to fall like some people say, then I guess I will wait a while to pick one unit up here. For staying, not renting. So what do you think, will the price fall or not?

  6. #6
    UBS Investment Research Guest

    Default Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Quote Originally Posted by Unregistered
    Can't imagine how many sporeans will lose not only all their CPF , but all their cash , plus top up until god knows when ? All these prices are too ridiculous for 99 projects with more than 950 units . As of now , caribbean still has 250+ units sold back to KEppel . Can you imagine , this is called sold out ???????

    We are projecting an overall price rise of 20% this year.

    We think it is unlikely that residential prices in Singapore will decrease as seen in the US market. This is mainly because we believe Singapore residential prices are still in a catch-up stage, compared to GDP.

  7. #7
    Unregistered Guest

    Thumbs down Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Quote Originally Posted by interested in caribbean
    Over at the condo.com.sg website there are a lot of people slamming Caribbean! Can someone explain all the pros and cons of Caribbean? Because compared to Reflections this is relatively very cheap. If price going to fall like some people say, then I guess I will wait a while to pick one unit up here. For staying, not renting. So what do you think, will the price fall or not?
    If caribbean was so good why did you not buy there when it was cheap , there is a reason why caribbean still holds above 200 of its own units and claimed to be sold . Because the sales suck . Now they launched reflections so high that the flipper dare not buy . Apparently reflections had a very low coverage because the sales were not impressive , there were many fire sale reflections going on on the weekend , because the option payment will be due this weekend . Just see how many reflections units are thrown back this weekend . This will gauge the price it should be . Fools rush in .

  8. #8
    aim, cock, and fire! Guest

    Default Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Quote Originally Posted by Unregistered
    If caribbean was so good why did you not buy there when it was cheap , there is a reason why caribbean still holds above 200 of its own units and claimed to be sold . Because the sales suck . Now they launched reflections so high that the flipper dare not buy . Apparently reflections had a very low coverage because the sales were not impressive , there were many fire sale reflections going on on the weekend , because the option payment will be due this weekend . Just see how many reflections units are thrown back this weekend . This will gauge the price it should be . Fools rush in .
    I know you are the same guy posting over at the Reflections thread, because you have a space before all your punctuation marks! LOL! You are a funny guy you know.

    Anyway what I want to say is, fools DO rush in. However do you know why they are called fools? Rushing in to buy is not the problem. The problem lies with themselves - they are not prepared, they never did their research, they never adequately analysed the property they rushed in to buy.

    Savvy investors/speculators would have done all their groundwork, research, finance preparations, etc. to the extent of driving down to the site to survey and recce the place as well as every other building, office, condo, road, bus route, MRT, expressway, and even coffeeshop that is within 1 KM of their target property. And they do it well before the launch.

    The rule of the game is same as being a sniper: you pick a target early, spend some time analysing the behaviour and movement of the target, decide whether to abort mission and move on to another target, if staying with the same target then you take aim, wait... wait... wait... wait... wait... until the right moment then BANG. Be the first one to chiong the best unit for the lowest price.

  9. #9
    aim, cock, and fire! Guest

    Default Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    If you decide that the property is no good, and you can justify adequately to yourself why it is not good or not worth your money, then just leave and pick another one. Do not simply follow the crowd and do not simply believe the hype of journalists, advertisements, consultants, salesmen, etc. Have your own mind.

    That is how some smart investors picked up lots of cheap prime property back in 2003/2004 when every body said property was lousy investment. Now in 2007 every body saying how hot property is and how much more it will go up, the smart investors are selling it back to you at 2X, 3X the price and laughing their way to what ever next big thing they are putting their profit in.

  10. #10
    Unregistered Guest

    Talking Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Quote Originally Posted by aim, cock, and fire!
    If you decide that the property is no good, and you can justify adequately to yourself why it is not good or not worth your money, then just leave and pick another one. Do not simply follow the crowd and do not simply believe the hype of journalists, advertisements, consultants, salesmen, etc. Have your own mind.

    That is how some smart investors picked up lots of cheap prime property back in 2003/2004 when every body said property was lousy investment. Now in 2007 every body saying how hot property is and how much more it will go up, the smart investors are selling it back to you at 2X, 3X the price and laughing their way to what ever next big thing they are putting their profit in.
    Agreed , your logic is one that many SGporeans do not see . They only listen to newspapers BS and TV's bias coverage . Look at one shenton . Look at the classifieds , one shenton still has many developers units . This is the most classic case of BS .

  11. #11
    Unregistered Guest

    Talking Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Quote Originally Posted by aim, cock, and fire!
    I know you are the same guy posting over at the Reflections thread, because you have a space before all your punctuation marks! LOL! You are a funny guy you know.

    Anyway what I want to say is, fools DO rush in. However do you know why they are called fools? Rushing in to buy is not the problem. The problem lies with themselves - they are not prepared, they never did their research, they never adequately analysed the property they rushed in to buy.

    Savvy investors/speculators would have done all their groundwork, research, finance preparations, etc. to the extent of driving down to the site to survey and recce the place as well as every other building, office, condo, road, bus route, MRT, expressway, and even coffeeshop that is within 1 KM of their target property. And they do it well before the launch.

    The rule of the game is same as being a sniper: you pick a target early, spend some time analysing the behaviour and movement of the target, decide whether to abort mission and move on to another target, if staying with the same target then you take aim, wait... wait... wait... wait... wait... until the right moment then BANG. Be the first one to chiong the best unit for the lowest price.
    In fact i have just sniped a mismatched property recently . I am watching the caveats and classifieds asking prices of my property . Secondary market asking very very high , but still waiting for caveats to react .

  12. #12
    Unregistered Guest

    Talking Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Good luck to you. Hope you do well as well. Lucky for us SGs are quite stupid and foolish and like to listen to propaganda. If not very hard to make money, hahahaha.

  13. #13
    shalorsar Guest

    Wink Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Carribean prices have increased over 30% in 12 months, and the average price continues to increase every month, currently at about $1100psf.
    Reflections is selling fast at over $1900psf, this makes Caribbean price very attractive with runway for growth easily over $1500psf.
    Caribbean has the same fundamental attraction as Reflections, if not better. Vivocity, Harbour Front, Circle Line, Marina and Sentosa IR are all right beside Caribbean. The "bargains" may be gone, but Caribbean will continue to be a good buy at a slight discount to reflections price.

  14. #14
    shalorsar Guest

    Default Re: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

    Business Times - 20 Apr 2007

    Condos bask in reflected glow of new launches
    By ARTHUR SIM
    (SINGAPORE) New property launches are raising the asking prices of existing developments around them by as much as 10 to 50 per cent within weeks.
    The most recent example is neighbouring developments Reflections at Keppel Bay and Caribbean at Keppel Bay.
    Units at Caribbean - which received its Temporary Occupation Permit in 2004 and is now fully sold - were selling for around $1,000 per sq ft in the secondary market in the first quarter of this year. But since Reflections was launched this month at an average price of about $1,900 psf, asking prices for Caribbean have surged to $1,200-$1,500 psf.
    Property agent Andrew Tan of DTZ Debenham Tie Leung says most of the buyers he has seen are investors who expect prices to keep rising for the next few years. 'They plan to sell it in two years and even if the price goes up by $100 psf they will make money.'
    Another agent, Kenny Tan of ERA, who is also marketing units at Caribbean, says prices have been edging up for a few months. 'The prices for Reflections have supported the increase,' he said.
    Savills Singapore director of marketing and business development Ku Swee Yong says the same spillover effect is happening elsewhere.
    In traditional prime areas, transacted prices for new developments like Orchard Residences, Suites @ Cairnhill and Trillium have hoisted prices of surrounding developments. And in some areas outside the prime districts, new launches appear to have an even bigger impact.
    Mr Ku says that on the East Coast, the launches of The View @ Meyer and more recently Seafront on Meyer - at prices averaging $1,500-$1,600 psf - have boosted prices of existing developments like the 10-year-old The Makena.
    According to Savills' analysis of available data, the average price for The Makena over three months from December 2006 to February 2007 was about $834 psf. Mr Ku says prices have since passed $1,000 psf. Indeed, a check of advertisements in The Straits Times Classifieds recently revealed that some owners are now asking for $1,300 psf.
    Asking prices are not the same as transacted prices, but Mr Ku says valuations that factor in prices of recent transactions in the same area - for old or new property - appear to support higher asking prices. 'The valuation of an older development is dragged up by association,' he said.
    Jones Lang LaSalle national director (head of valuation advisory services, capital markets) Tan Keng Chiam said: 'Empirical evidence has proved that sale prices of new units will influence the value of the neighbouring old developments, be it up or down.'
    There are several methods of calculating valuations, such as direct comparison and income.
    Mr Tan says that with direct comparison, a valuer has to understand the dynamics of the market and judge the appropriate discount for an older development against a newer one. Factors include age, condition, location, amenities and even design.
    The income is based on rental return under current market conditions. 'For older developments, with the current rental being known, one can work out the net yield based on the transacted prices,' Mr Tan said. 'Such yield, when applied to the new development, will present a level of rental which one has to decide is realistic and achievable when the development is completed.'
    Saying that valuations sometimes require a 'reality check', Mr Tan said the income approach can be seen as the 'rational approach'. Ideally, of course, the market finds its own level and it is supported by fundamentals.
    Colliers International associate director (residential) Vincent Chong believes the spike in some prices is not a matter of under or over-valuation, but more of demand and supply.
    'Asking prices for residential developments are based on how the market is performing at the time of the launch,' he said. 'If there is no demand, a project will not sell even if the asking price is very low. Conversely, when demand is high, chances are, benchmark price records are then set - for example, Sentosa Cove and Reflections.
    'When such new launches do well, more often than not the demand will then spill over to the neighbouring properties, and as such, prices for older developments will be re-adjusted upward to reflect the market demand.'
    Copyright 2005 Singapore Press Holdings Ltd. All rights reserved.

  15. #15
    Habourfront Area Guest

    Default Prospect of Caribbean by the Keppel Bay

    Hi.

    Could any one share if this is a good investment? And currently ~S$1,300psf is it reasonable in current market as I realise some owners bought direct from developer was paying much lower price psf. Thanks

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    Default

    i read somewhere that Carribbean has the highest rental. it was just <$700psf in 2006.

  17. #17
    registered Guest

    Default

    Quote Originally Posted by Habourfront Area
    Hi.

    Could any one share if this is a good investment? And currently ~S$1,300psf is it reasonable in current market as I realise some owners bought direct from developer was paying much lower price psf. Thanks

    800 to 900k psf max is oK for now

    but if credit crisis continues then cant say may be lower

  18. #18
    Unregistered111 Guest

    Default

    Quote Originally Posted by jt88
    i read somewhere that Carribbean has the highest rental. it was just <$700psf in 2006.

    You must be an idiot to use 2006 price as a guide for 2008. 2 yrs is a long time, for price to go up and of course nobody is going to sell it to you for the price they bought at.

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    Quote Originally Posted by Unregistered111
    You must be an idiot to use 2006 price as a guide for 2008. 2 yrs is a long time, for price to go up and of course nobody is going to sell it to you for the price they bought at.
    ??

    of course I know that. i was just replying the previous poster and telling him the price difference for past 2 yrs. I didnt ask him to buy at 2006 price you goon.

  20. #20
    Harborfront Areas Guest

    Default

    Quote Originally Posted by jt88
    ??

    of course I know that. i was just replying the previous poster and telling him the price difference for past 2 yrs. I didnt ask him to buy at 2006 price you goon.
    Hi All,

    Thanks for the updates, in this case I shall wait for awhile ~$1,000 - $1,100 before looking to this project again.

    Anyway the surrounding is what captured my heart for this project and the Reflection next door, especially when the full seafront promanade walkway that joins Labador park to Vivo City.

    Unfortunately, Reflection tho is newer, but the psf is way too high and does not have private lift as compared to Caribbean, so will likely revisit this project when the price is dropped further.

  21. #21
    Wiseman Guest

    Default

    Quote Originally Posted by Unregistered111
    You must be an idiot to use 2006 price as a guide for 2008. 2 yrs is a long time, for price to go up and of course nobody is going to sell it to you for the price they bought at.

    see who is a greater idiot in 6 mths time.

  22. #22
    Unregistered888 Guest

    Default

    Quote Originally Posted by Wiseman
    see who is a greater idiot in 6 mths time.
    You lor! HDB is already how much now you expect private to be the same as HDB is it? Dream on!

  23. #23
    Interested Guest

    Default

    Quote Originally Posted by Unregistered888
    You lor! HDB is already how much now you expect private to be the same as HDB is it? Dream on!
    Private condo same price as HDB flat?
    What kind of HDB flat? 4-room? 5-room? Executive?
    HDB flat in which area?

    Can be more specific?
    A 5-room flat costs more than a 4-room flat.
    A flat in Woodlands is priced differently from a flat in Queenstown.

    I am keen leh.

    [/QUOTE]

  24. #24
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    Default CARIBBEAN AT KEPPEL BAY photos

    Project Name-CARIBBEAN AT KEPPEL BAY
    Developer-Keppel Bay Pte Ltd(Keppel Land Limited)
    Property Type-Condominium
    Tenure - 99 Yrs From 16/08/1999
    Total Units - 969
    Completion Date - Jul-2004
    District - 4

    2 bedroom (839 - 1571sf)
    3 bedroom (1205 - 2281sf)
    4 bedroom (1636 - 2723sf)
    Penthouse (4650 - 6135sf)











    more from:
    http://www.virtualhomes.sg/caribbeanatkeppelbay

  25. #25
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    Quote Originally Posted by Wiseman
    see who is a greater idiot in 6 mths time.
    There are fire sales right now going from $950psf....

  26. #26
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    Quote Originally Posted by hayata1972
    There are fire sales right now going from $950psf....
    $950 psf is not fire sales, should be $800 psf and below

  27. #27
    Reporter's Avatar
    Reporter is offline F01 N54 Sheer Driving Pleasure
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    Quote Originally Posted by Moa Moa Chen
    $950 psf is not fire sales, should be $800 psf and below
    Do you mean "should be $743 psf and below"?
    Cos' the lowest for The Lakeshore (@ Jurong West) in October is $743psf - not $800psf.

    Quote Originally Posted by URA
    Private Residential Units Sold in the Month of October 2008

    Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
    The Lakeshore .. OCR ....... 6 ............................... 1,038 ............. 865 ............... 743

  28. #28
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    Default more photos and elevation









    see the 720 degree virtual tour from:

    http://www.virtualhomes.sg/caribbeanatkeppelbay


  29. #29
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    Quote Originally Posted by Reporter
    Do you mean "should be $743 psf and below"?
    Cos' the lowest for The Lakeshore (@ Jurong West) in October is $743psf - not $800psf.
    hello we are talking about Caribbean At Keppel Bay, fire sales for Lakeshore below $500 psf

  30. #30
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    Quote Originally Posted by Reporter
    Do you mean "should be $743 psf and below"?
    Cos' the lowest for The Lakeshore (@ Jurong West) in October is $743psf - not $800psf.
    Quote Originally Posted by Moa Moa Chen
    hello we are talking about Caribbean At Keppel Bay, fire sales for Lakeshore below $500 psf
    Reporter is telling you The Lakeshores have been transacted between $743psf and $1,038psf from URA figures.

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