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

  1. #121
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    To my knowledge,they were selling about 1.4K++psf for the 118/119 and their bigger units too,so the quota prem are higher..and they are all sold out..there was a 2nd floor 2 bedder 840sq ft facing main pool for sale too.was asking abt 1.18mill...tot it was a good deal,agent told me a she was abt to collect cheque,when buyer suddenly backed out..but too bad hubby doesnt like the low floor..

  2. #122
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    Quote Originally Posted by rain
    To my knowledge,they were selling about 1.4K++psf for the 118/119 and their bigger units too,so the quota prem are higher..and they are all sold out..there was a 2nd floor 2 bedder 840sq ft facing main pool for sale too.was asking abt 1.18mill...tot it was a good deal,agent told me a she was abt to collect cheque,when buyer suddenly backed out..but too bad hubby doesnt like the low floor..
    Based on ur comment seems like all water facing 2 bedder r gone. Only left with greenery facing n logically should be priced lower then $1400++ psf.

  3. #123
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    Hi 8kenshin,

    In your earlier post about 1 week ago, I understand you mentioned
    "There are already some developer units released (pool facing) asking $1,550 psf. ".

    So, are the new release (1500psf) already cheaper than the ones u said as being ALREADY RELEASED back then as 1550psf?? Or was there a typo somewhere?

    Quote Originally Posted by 8kenshin
    These units are serviced apartments with 3x a week cleaning, SCV and up to $300 utilities included. (approximately $700p.m. value).

    I've heard Keppel has upped to almost $1500psf for the new 2BRM releases based on how quickly the first units sold.

  4. #124
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    Hi DW

    I am also confused! I remember the DTZ agent saying they were units there for $1,550psf, and was pretty sure he said they were 2BRM developer units.

    However, its appears from the other comments that these cannot be 2BRM units, and I also don't know for a fact they are developer units.

    They definitely are overlooking the pool though, they were shown to me on the map and also pointed out to me while I was standing alongside the big pool. I didn't pay attention to the stack number as for the asking price the other units I was being shown were better value. Also for that price I could (almost) buy the Reflections.

    The developes latest launch of $1475psf 2BRM units (as another poster pointed out) are at best described as "garden facing". That is they have not special facing and would be considered average at best. From that POV I think most people would pay more for the units overlooking the pool than these units.

    IMO, the best of the $1475psf units would be level 2 & 3 as these would be lookings stright into greenery rather than someone's laundry or balcony.

  5. #125
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    This thread went quiet. Any idea whats the latest status of the developers' units sale ?? Still selling like hot cakes??

    Whats the current selling price?

  6. #126
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    All the potential buyers all scared away liao.. so the thread becomes quiet...

    I'm plotting to buy Pinnacle@Duxton when the remaining units are released... even if it cost me $800k.. i also take! Help you all form the HDB base cost.. so that private can be pushed even higher! :P

  7. #127
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    I always thought those with a private property already is not allowed to buy directly from HDB anymore - you can buy subsale or resale but not directly from HDB.

    Further, if you do buy a HDB directly from I understand you would also have to stay there as your primary home ??


    Quote Originally Posted by focus
    All the potential buyers all scared away liao.. so the thread becomes quiet...

    I'm plotting to buy Pinnacle@Duxton when the remaining units are released... even if it cost me $800k.. i also take! Help you all form the HDB base cost.. so that private can be pushed even higher! :P

  8. #128
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    Quote Originally Posted by DW
    I always thought those with a private property already is not allowed to buy directly from HDB anymore - you can buy subsale or resale but not directly from HDB.

    Further, if you do buy a HDB directly from I understand you would also have to stay there as your primary home ??
    Uh.. I got a sister who's eligible to apply..

  9. #129
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    I was there again to see the agent. It looks likt the $1,550psf was not developer units, but from a private individual.

    All the 2 bedders in stack 44 (the last release from Keppel have now been sold (even level 4,block 44!). I was told that one 2Br was sold for $1480psf for this launch (probably not stack 44 though). Note that all of the units in this launch are sea facing units, so quite high prices are being achieved.

  10. #130
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    Hi 8Kenshin,
    Do you mean "Note that NOT all of the units in this launch are sea facing units, so quite high prices are being achieved."

    As far as I am aware, almost 90% of the 2BRs facing are really not that fantastic. Most of them are facing the yard or washing machinesof the 3BRs or 3+1s. I do not recall any of the 2BR having sea view, even if yes, it willbe very limited pockets of sea andwould be limited to the top floor 2BRs having the right facing.

    Quote Originally Posted by 8kenshin
    I was there again to see the agent. It looks likt the $1,550psf was not developer units, but from a private individual.

    All the 2 bedders in stack 44 (the last release from Keppel have now been sold (even level 4,block 44!). I was told that one 2Br was sold for $1480psf for this launch (probably not stack 44 though). Note that all of the units in this launch are sea facing units, so quite high prices are being achieved.

  11. #131
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    Default ROGUE AGENT IN CARRIBEAN.

    ROGUE AGENT ALERT!!

    I used to only know about this through hear-say about this particular agent (“Agent”) in Caribbean, today I just met up with one of my friend who recently bought Caribbean and confirmed this first-hand.
    This Agent in Caribbean whom she often claims herself as the resident agent. This is what I gathered.

    1. Fantastic attitude and service prior to turning in a cheque.
    2. My friend saw unit he likes and would like to see the TA, and Option before making an offer.
    3. Agent advised my friend that owner will only agree to let him see TA and Option if a cheque is available on hand to indicate there is a genuine interest.
    4. Agent confirms the the cheque will be held on trust by her, until my friends sees the TA and Option, and any release of the cheque will only be subject to his satisfactory review of the TA and Option.
    5. On the basis of her positive attitude, apparent pro-buyer ethics and Pt. 3 and 4, my friend got comfortable in issuing a cheque and ensured that the Offer to Purchase form has such subjectivities
    (a. offer will be subject to the form of TA attached and Option initialed by my friend).

    The next thing my friend know, the Agent took the Offer to Purchase and handed over the cheque to the Seller. The understanding is that Seller was advised by the Agent, that they can encash the same immediately with no due regard to the satisfaction of the subjectivities stated in the Offer to Purchase. My friend came to know about this after multiple phonecalls to the Agent and was extremely furious after he knew about this.
    While the TA and Option turned out to be fairly standard, but it was a clear deviation of the instructions given to the Agent. When my friend said that if he had not been satisfied with the TA or Option, he would have cancelled the cheque immediately, on ground of non-satisfaction of the terms of the Offer to Purchase.

    I understand the Agent attitude changed immediately and advised that my friend could walk away from the deal and lose his 1% if he wants. In any case, given that the seller has already encashed the 1% payment, she is already entitled to 0.5% of the receipts by the seller. Agent further refuted that he will be sue for criminal offences and fraud if he had tried to cancel the cheque. Indeed a dishonoured cheque could be tantamount to a basis of fraud but certainly not in such context!!

    The Agent further threatened that she will also take vigorous action on her part to recover the lost commission given him pulling out now/stopping the cheque, her commissions will be affected. She apparently gave a very forceful verbal threat that she will take action against him until the ends of the world, if need be. (at this point of the conversation, my jaws almost dropped when I heard this!!).

    My friend likes the unit, the TA and Option money was also ok so he did not let this affect his basis of the purchase and went ahead. What was really annoying is that this Agent is using all sort of reasoning and tactics to threaten her clients, which I think is rather distasteful. More importantly, notwithstanding the specific instructions of her client, she went ahead to issue the cheque without due regard of the risk her client would face (which was already told to her!!) What worse, if the TA and Option had been some can of worms, and my friend is stuck because of her rogue actions in giving out the cheque against the conditions and instructions from my friend, he will be done for!!!

    Yes, one can argue that the Agent is in obvious breach of her duty (fiduciary or standard care, that’s a separate discussion) towards her client and she could have been liable to damages, if any arose from her rogue actions. This said, it is a huge hassle and one certainly do not want to have to go to small claims tribunal or district courts (depending on the quantum of claim) for things like this… …. I am not sure about you guys, but its incidents like this that made me extremely wary and skeptical about agents in general.

  12. #132
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    Quote Originally Posted by DW
    ROGUE AGENT ALERT!!

    Yes, one can argue that the Agent is in obvious breach of her duty (fiduciary or standard care, that’s a separate discussion) towards her client and she could have been liable to damages, if any arose from her rogue actions. This said, it is a huge hassle and one certainly do not want to have to go to small claims tribunal or district courts (depending on the quantum of claim) for things like this… …. I am not sure about you guys, but its incidents like this that made me extremely wary and skeptical about agents in general.
    Your friend can make complaint to the agency in question?
    But then.. maybe not very good also.. the girl might come to ur house to make trouble for u... sigh.. such is life.. we see a lemon but we cannot tell everyone about the lemon for fear of our own safety.

  13. #133
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    Quote Originally Posted by DW
    ROGUE AGENT ALERT!!
    And that is why all agents must be licenced and regulated.

    Then again DBS was regulated and licensed and wat happened to minibond

  14. #134
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    Quote Originally Posted by focus
    Your friend can make complaint to the agency in question?
    But then.. maybe not very good also.. the girl might come to ur house to make trouble for u... sigh.. such is life.. we see a lemon but we cannot tell everyone about the lemon for fear of our own safety.
    i think you should lodge a complain to her company ..

    better still write to Straitstimes forum ..

    dont mention her name ... but mention her company ..
    and let her company contact you instead ...

  15. #135
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    The agent is from DT* and apparently, she is the main agent that operates in caribbean as the Caribbean resident agent/specialist.

    Yes, such is life. The concern is this agent knows your specific unit number and you may never know what she will do. Yes, all units in Caribbean have private lift and in terms of security, there should not be much that she can do to my friend's family in their home but do bear in mind, there are many other ways she can try to do funny things to you without having to go to the house.

    And yes, I understand she is extremely pushy type of agent and turn really nasty after she gets the cheque from you. This is the part which I really hate most.

    Yes, I think agents should be regulated as well.

    Quote Originally Posted by proud owner
    i think you should lodge a complain to her company ..

    better still write to Straitstimes forum ..

    dont mention her name ... but mention her company ..
    and let her company contact you instead ...

  16. #136
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    Quote Originally Posted by focus
    Your friend can make complaint to the agency in question?
    But then.. maybe not very good also.. the girl might come to ur house to make trouble for u... sigh.. such is life.. we see a lemon but we cannot tell everyone about the lemon for fear of our own safety.
    Freaking hell.. this type of agent should be exposed and make an example of it.. the commission is not exactly small and yes all these are our hard earn money and such hardsell, unethical tactic is certainly not forgiven

  17. #137
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    Quote Originally Posted by focus
    Your friend can make complaint to the agency in question?
    But then.. maybe not very good also.. the girl might come to ur house to make trouble for u... sigh.. such is life.. we see a lemon but we cannot tell everyone about the lemon for fear of our own safety.
    not willing to complain then lan lan keep quiet no one to blame but ownself

  18. #138
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    Quote Originally Posted by DW
    Hi 8Kenshin,
    Do you mean "Note that NOT all of the units in this launch are sea facing units, so quite high prices are being achieved."

    As far as I am aware, almost 90% of the 2BRs facing are really not that fantastic. Most of them are facing the yard or washing machinesof the 3BRs or 3+1s. I do not recall any of the 2BR having sea view, even if yes, it willbe very limited pockets of sea andwould be limited to the top floor 2BRs having the right facing.
    Hi DW

    Its weird how typos occur in the worst possible spot. Thanks for correcting my error. As a far as I know, none of this release is sea view, and at best the current release has only some channel view, and one of these (a 2BRM unit) has fetched as high at $1480psf.

    I was told earlier that there a a few with a sea facing yet to be launched, but these are stacks set several rows back, and are not the prime waterfront row.

  19. #139
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    Quote Originally Posted by DW
    The agent is from DT* and apparently, she is the main agent that operates in caribbean as the Caribbean resident agent/specialist.

    Having helped my relative get a unit there, I have a rough idea how the system works.

    DTZ is the marketing agent for Keppel the developer. There is a large team of DTZ agents agents there that call themselves part of the "resident team". This team depends on Keppel for its ricebowl (they work on this and other launches and use there presence to generate customer leads). Keppel keeps these agents on a tight leash. These agents have no power and Keppel doesn't need to put up with any nonsense from rogue agents. I have been told agents have been blacklisted from future Keppel projects after customer complaints and indeed the entire agency relationship (here DTZ) depends on how professional a job keppel thinks the agency is doing.

    For non-developer units, a "resident specialist" should be a self appointed title. In this case its a bad idea to write a blank cheque as even if the agent is honourable, the seller may not be.

    Its one of the reasons my relative bought a developer unit, even though it might have been a bit cheaper to look at the resale market. They knew that Keppel would be faster and easier to deal than the owner of a resale unit.

  20. #140
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    Quote Originally Posted by 8kenshin
    Hi DW

    Its weird how typos occur in the worst possible spot. Thanks for correcting my error. As a far as I know, none of this release is sea view, and at best the current release has only some channel view, and one of these (a 2BRM unit) has fetched as high at $1480psf.

    I was told earlier that there a a few with a sea facing yet to be launched, but these are stacks set several rows back, and are not the prime waterfront row.
    Based on details given the developer block are 42 n 44. There are no sea view for 2 bed rooms. Either pool channel n garden view only. Most are garden view. Not sure where u got the info? If yes could share the sea facing stack for 2 rooms? Thx

  21. #141
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    Quote Originally Posted by flxcat
    Based on details given the developer block are 42 n 44. There are no sea view for 2 bed rooms. Either pool channel n garden view only. Most are garden view. Not sure where u got the info? If yes could share the sea facing stack for 2 rooms? Thx
    Hi Fixcat, what you typed is correct and the only bocks now for sale are 42 &44, both of which do not have sea views. There is supposed to be some units with sea views being launched later, which are in another block.

    Cheers

  22. #142
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    Quote Originally Posted by 8kenshin
    Hi Fixcat, what you typed is correct and the only bocks now for sale are 42 &44, both of which do not have sea views. There is supposed to be some units with sea views being launched later, which are in another block.

    Cheers
    Hi,

    I have seen the site plans of all the 2 bedder frm the brochure,and if i am not wrong ,all 2 bedders do not have a direct sea view or direct channel view ( facing keppel bay),only partial channels views,greenery facing and pool view..(excludes 2+1 where size are much bigger as thay comes with patioo) the do correct me if this is not the case.

    the blocks nearerest to the sea are the lowest about 4 0r 5 floor high and they are all 3 to 4 bedders,and the nearest to the fly over are the highest 10 floor high.

    http://www.singaporeexpats.com/housi...KEPPEL-BAY.htm


    http://www.singaporeexpats.com/housi...KEPPEL-BAY.htm

  23. #143
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    Oh btw,i know they are selling unit 101 and 112 last week,wondering are any other units being released this week..

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    Looks like the developers' sales interest has come off in this forum. Anyone know whats the development in the developers' sales now?
    All fully sold ? What the prices for the developers sale now?

    Quote Originally Posted by rain
    Oh btw,i know they are selling unit 101 and 112 last week,wondering are any other units being released this week..

  25. #145
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    They are ratcheting up the prices and dribbling out the stock.

    I'd guess prices are up close to 15% from when they first started selling 3 months ago, and for this reason the pace of sales has to slow down as they are getting more demanding and the 2BRMs (cheaper on absolute basis) are mostly sold.

    There are a ton of agents so if you want info, its easy to get. Units are hard to get though, as Keppel makes the agents to present cheques and seems to only be releasing units when there is committed interest at a price they are happy to sell at.

  26. #146
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    This has gone incredibly quiet .... hear from agents that every weekend, there are still units being streamed off by the developer to buyers. Wonder if anyone knows what the situation over there now (of course I can always call up agents on websites or classifieds but I am hoping to get more of a non-agent or rather views of investors/buyers in the current situation, if one is near or have recently interacted/looked at Caribbean.

    I have a question (sorry, if it is abundantly clear to you but this is somethign I cannot quite completely understand....)

    It appears there are a certain group of people who would look to buy into existing TOPed properties, and certain group of buyers are absolutely adamant on brand new or launched (i.e. not TOPed yet) units only. Wonder if anyone can share any insights or views on what might be driving these separate groups of buyers with different kind of interest of the two "types" of aforesaid properties ?

    Helpful if various parties can share their thoughts. Thanks!


    Quote Originally Posted by 8kenshin
    They are ratcheting up the prices and dribbling out the stock.

    I'd guess prices are up close to 15% from when they first started selling 3 months ago, and for this reason the pace of sales has to slow down as they are getting more demanding and the 2BRMs (cheaper on absolute basis) are mostly sold.

    There are a ton of agents so if you want info, its easy to get. Units are hard to get though, as Keppel makes the agents to present cheques and seems to only be releasing units when there is committed interest at a price they are happy to sell at.

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    The developer has sold around 100 units for last few months and they have around 50 units left. Reference to their ad, they only advertise 3 bedders for sales and I think all the 2 bedders are sold.

    So far, I can see the highest psf lodge in the latest caveat from the developer unit is $1521psf for the stack 119.

  28. #148
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    I think the 1521psf is more likely to be a outlier rather than the norm. It is a 2-BR unit, and probably comes with tenancy (serviced apartment tenancy, which Keppel will continue to provide the service until end of tenancy term).

    Wonder if anyone knows what is the average selling price now for the 3BR and 3+1s.

    Also, anyone has any idea on my earlier question as to why certain groups of people appears to have a strong preference for new launches rather than getting existing TOPed units...???

    Quote Originally Posted by dormer
    The developer has sold around 100 units for last few months and they have around 50 units left. Reference to their ad, they only advertise 3 bedders for sales and I think all the 2 bedders are sold.

    So far, I can see the highest psf lodge in the latest caveat from the developer unit is $1521psf for the stack 119.

  29. #149
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    Quote Originally Posted by DW
    I think the 1521psf is more likely to be a outlier rather than the norm. It is a 2-BR unit, and probably comes with tenancy (serviced apartment tenancy, which Keppel will continue to provide the service until end of tenancy term).

    Wonder if anyone knows what is the average selling price now for the 3BR and 3+1s.

    Also, anyone has any idea on my earlier question as to why certain groups of people appears to have a strong preference for new launches rather than getting existing TOPed units...???
    I don't think 1521psf is a outlier since this is a 2 bedders on the highest floor & pool facing units. The Mid-Floor for this stack is already at 1461psf reference to the caveat lodge.

    It will be interesting to see the 7th & 8th floor of this stack transcation price later.

  30. #150
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    Quote Originally Posted by DW

    Also, anyone has any idea on my earlier question as to why certain groups of people appears to have a strong preference for new launches rather than getting existing TOPed units...???
    AFAIK, there are three dynamics playing out:

    Own stay vs. investment - almost every Asian woman wants brand new. Investors normally seek to rent out, so 2nd hand is just fine - and in fact even better as its cheaper

    Own stay vs. flip: New properties offer the opporunity for subasale, and for previous launches, IAS and DPS which gives extra leverage on returns.

    Now vs later: Completed property obviously is avaliable for own stay or rental immediately, while "new" often involves a wait of 1-4 years.

    In short, my take is there is not two types of buyers, but many more sub groups making choices based on what's best for them.

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