Which condominum project has the biggest gain factor in 2008?

[hayata1972]

I say Tanjong rhu. Especially Costa rhu, Sanctuary green and Waterplace. Why? because the first Singapore icon<Singapore flyer> will be completed before 2008 Chinese new year. After that, the formation of Gardens at Marina bay will be done before the completion of Marina sands casino. The main point, i am trying to make is that, the prices of these 3 condominium projects are the most resonable for the potential area they are situated in.

[hayata1972]

Undervalued is Tanjong rhu. That is the true underdog now. Come 2008, this prediction will be reality.

[disneyland SG]

Last but not least, don't forget the disney factor.

"Marina East could be home to Disneyland"

LHZB (p1) reported that according to reliable sources, the Singapore government is currently in talks with Walt Disney and if all goes well, the magical castles of Mickey Mouse will be found in Marina East.

Three months ago, Malaysia invited Walt Disney to set up a Disneyland in Malaysia. However, the Walt Disney spokesperson has revealed that they have no intentions to develop the theme park in Malaysia. In the case of Singapore, Walt Disney has had plans to set up a theme park here since the 1990s. This is because our working language is English and we are the hub of Southeast Asia.

Sources also revealed that the government has recommended a site beside Marina Bay Golf Course for the development of Disneyland. The scale of the development will be similar to the 70ha Tokyo Disneyland.

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Last edited by ignoramus : September 7th, 2006 at 05:48 AM.

[Unregistered]

I say Tanjong rhu. Especially Costa rhu, Sanctuary green and Waterplace. Why? because the first Singapore icon<Singapore flyer> will be completed before 2008 Chinese new year. After that, the formation of Gardens at Marina bay will be done before the completion of Marina sands casino. The main point, i am trying to make is that, the prices of these 3 condominium projects are the most resonable for the potential area they are situated in.

Hi hayata1972,
Need to check with you something. The piece of empty land between Costa rhu and Sanctuary green, is it going to be developed? Very curious. Also this speculation about disneyland is very exciting. If it comes true, tanjong rhu will become top spot in SG without a doubt.

[Bukit timah]

Everyone is talking about prime, sub-prime, east coast, sentosa, but bukit timah area has not started yet. There are many underpriced gems in bukit timah.

[Registered]

Everyone is talking about prime, sub-prime, east coast, sentosa, but bukit timah area has not started yet. There are many underpriced gems in bukit timah.

Can help us by listing some of them?

[hayata1972]

Bukit timah? Hmmmm... Yes, i would also agree it is undervalued right now. But with so much hype in the Casino areas, the buzz does not seem to spread to that area. Wonder if there will be or when the media starts to mention that area. Bukit timah and East coast used to be the sub-prime area for foreign investors during the last few booms. Now, only East coast is part of the boom, because of its proximity to the marina sands IR.
Let me do some research on BT area. I will get back to you with some info.

[hayata1972]

Hi hayata1972,
Need to check with you something. The piece of empty land between Costa rhu and Sanctuary green, is it going to be developed? Very curious. Also this speculation about disneyland is very exciting. If it comes true, tanjong rhu will become top spot in SG without a doubt.

Very speculative about the disneyland factor. Not too sure about it though, but true that SG Gov proposed the golf area for disneyland . For the piece of land in-between Costa rhu and Sanctuary green,
if URA where to sell it, i will speculate it to be done by 3rd to 4th quater 2007. The launch price there will definately set the benchmark for Tanjong rhu. Meyer VS Tanjong rhu is like comparing Belestier VS Novena.

[hayata1972]

Based on my research on Bukit timah, it has led to this conclusion. Upp bukit timah area, hillview area, jalan jurong kechil, southhaven area. I spot this 3 places. If you can get somewhere around there right now at a reasonal price, i will strongly suggest you guys look into it. Underpriced right now because of non-media coverage. It used to be a luxuary area, will be again very soon. My 2 cents worth.

[2008 hmmmm....]

I agree with hayata1972 for 2008. Yes Tanjong rhu, because of the proximity to Marina IR and Upp Bukit timah because of the Bukit timah address. Also before you forget, there is still Balesiter. Balestier prices are still low compared with novena. What do you think?

[PropNe]

Based on my research on Bukit timah, it has led to this conclusion. Upp bukit timah area, hillview area, jalan jurong kechil, southhaven area. I spot this 3 places. If you can get somewhere around there right now at a reasonal price, i will strongly suggest you guys look into it. Underpriced right now because of non-media coverage. It used to be a luxuary area, will be again very soon. My 2 cents worth.

Went to a forum on Friday evening. The CEO of one of the largest property agency said in the forum that District 21, which used to be no. 1 district in 1996, is history in this boom. Things have changed.

[Unregistered]

Based on my research on Bukit timah, it has led to this conclusion. Upp bukit timah area, hillview area, jalan jurong kechil, southhaven area. I spot this 3 places. If you can get somewhere around there right now at a reasonal price, i will strongly suggest you guys look into it. Underpriced right now because of non-media coverage. It used to be a luxuary area, will be again very soon. My 2 cents worth.

The asking price for many of the units in the three areas that you mentioned had already gone up 25-35 % since Dec 2006. It is therefore an under statment to say prices in these area have not yet moved. Certainly, confirmation is needed from looking at actual caveats lodged in the last three months. Generally, there are two-four months delay in the process and it is really make valuation difficult for banks

[Unregistered]

Went to a forum on Friday evening. The CEO of one of the largest property agency said in the forum that District 21, which used to be no. 1 district in 1996, is history in this boom. Things have changed.

I believe I was at the same talk as you. The CEO of PropNex gave a talk. He highlighted and comapred the subsale activities in all the districts during the last boom (1996) and this boom (2007). The main differences was that the highest subsale activity in 1996 was registered in district 21 (bukit timah/upper bukit timah/clementi) whereas in this boom, district 21 was almost near bottom and the higghest activities are in districts 9, 10 and 11.

He seems to imply that district 21 is no longer relevant, but I think he missed a most important point in his analysis. He forgot to explain why so much subsale activities was going on in district 21 back in 1996. I believe there in a lot to do with the move announced by govt in early 1990s to transform bukit timah and upper bukit timah areas to a residential belt. As a result of that policy change, Govt set aside lands to move all the factories in that areas to other places on the island. This had a dramatic effect in stimulating a boom in condos developemnts in the mid-90 in that areas. This, couple with the general property boom in the mid-90s, causes massive amount of speculative activities in district 21.

The land for Garden Vista was formerly Yap Hok Shing factory. When Far East was just about to launch the project at 1997-98, the whole Asia went into slum because of asian crisis and the launch was suspended and the land was vacant for quite a few years.

I found the man made a number of factual errors (probably unintentional) in his speech and I suggest that you take his words with a grain of salt.

[Unregistered]

I believe I was at the same talk as you. The CEO of PropNex gave a talk. He highlighted and comapred the subsale activities in all the districts during the last boom (1996) and this boom (2007). The main differences was that the highest subsale activity in 1996 was registered in district 21 (bukit timah/upper bukit timah/clementi) whereas in this boom, district 21 was almost near bottom and the higghest activities are in districts 9, 10 and 11.

He seems to imply that district 21 is no longer relevant, but I think he missed a most important point in his analysis. He forgot to explain why so much subsale activities was going on in district 21 back in 1996. I believe there in a lot to do with the move announced by govt in early 1990s to transform bukit timah and upper bukit timah areas to a residential belt. As a result of that policy change, Govt set aside lands to move all the factories in that areas to other places on the island. This had a dramatic effect in stimulating a boom in condos developemnts in the mid-90 in that areas. This, couple with the general property boom in the mid-90s, causes massive amount of speculative activities in district 21.

The land for Garden Vista was formerly Yap Hok Shing factory. When Far East was just about to launch the project at 1997-98, the whole Asia went into slum because of asian crisis and the launch was suspended and the land was vacant for quite a few years.

I found the man made a number of factual errors (probably unintentional) in his speech and I suggest that you take his words with a grain of salt.

I agree
If you look at all the new condo projects are bing built at this momment and in the next 12 months, you will notice that they are mainly concentrate in district 9, 10, 11 and the sentasa cove areas. Not surprisingly, these are the areas registered highest subsale activities. With the deferred payment scheme, it really encourages many to jump in to take a shot at the casino game known as the "property boom"

[agent]

The asking price for many of the units in the three areas that you mentioned had already gone up 25-35 % since Dec 2006. It is therefore an under statment to say prices in these area have not yet moved. Certainly, confirmation is needed from looking at actual caveats lodged in the last three months. Generally, there are two-four months delay in the process and it is really make valuation difficult for banks

For your info, caveats are now only 2weeks to 3weeks from the day you sign the option. I have been doing a few transactions for clients and check up on their caveats. You must be born in 1932 right?

[Unregistered]

I find Maplewoods very very enduring. It is an older condo, but in terms of maintenance and the external looks, it looks about the same age or maybe even newer than Tessarina. It has been a well-maintained condo. Of course I am talking about the condo compound, the interior of the units may be different cos subject to owner/tenant wear and tear. But still can renovate and restore to new condition and be rented out.

As far as biggest gain factor, I find the Blossomvale has very high potential for high gain. With the Jardin launching next door at very high price, Blossomvale will definitely see higher prices than now.

Another one that I think has great potential is in the lower Thomson road area, around Balestier Road. CDL has bought en bloc a lot of land around there. They will surely launch high and make it very posh and desirable. The location actually not bad, if you can ignore Balestier being a seedy place. But I believe with this condo and the others by UOL and Soilbuild, Balestier will be transformed into a decent residential area with upper mid tier prices. Balestier actually has a lot of potential because near CDB and expressways. So buy an older one around this area with en bloc potential.

[Unregistered]

I find Maplewoods very very enduring. It is an older condo, but in terms of maintenance and the external looks, it looks about the same age or maybe even newer than Tessarina. It has been a well-maintained condo. Of course I am talking about the condo compound, the interior of the units may be different cos subject to owner/tenant wear and tear. But still can renovate and restore to new condition and be rented out.

As far as biggest gain factor, I find the Blossomvale has very high potential for high gain. With the Jardin launching next door at very high price, Blossomvale will definitely see higher prices than now.

Another one that I think has great potential is in the lower Thomson road area, around Balestier Road. CDL has bought en bloc a lot of land around there. They will surely launch high and make it very posh and desirable. The location actually not bad, if you can ignore Balestier being a seedy place. But I believe with this condo and the others by UOL and Soilbuild, Balestier will be transformed into a decent residential area with upper mid tier prices. Balestier actually has a lot of potential because near CDB and expressways. So buy an older one around this area with en bloc potential.

Maplewoods asking prices have already increase too much for being a good buy already. Some owners actually dare to hold the prices at $1,000psf as of right now. Blossomvale i am not too sure though, but balestier has a very good potential. In balestier, the prices have not yet reached even mid potential. As for tanjong rhu, i thought the prices would be very high, but checking the classifieds i see some owners asking below $1,000psf. Some even $700+psf, no wonder hayata1972 spotted this mismatch. Personally i have no more extra money to invest. But i would definately put my money in TG rhu if there is still a good buy there. IR is just next door, what other hints do we need?

[hayata1972]

I find Maplewoods very very enduring. It is an older condo, but in terms of maintenance and the external looks, it looks about the same age or maybe even newer than Tessarina. It has been a well-maintained condo. Of course I am talking about the condo compound, the interior of the units may be different cos subject to owner/tenant wear and tear. But still can renovate and restore to new condition and be rented out.

As far as biggest gain factor, I find the Blossomvale has very high potential for high gain. With the Jardin launching next door at very high price, Blossomvale will definitely see higher prices than now.

Another one that I think has great potential is in the lower Thomson road area, around Balestier Road. CDL has bought en bloc a lot of land around there. They will surely launch high and make it very posh and desirable. The location actually not bad, if you can ignore Balestier being a seedy place. But I believe with this condo and the others by UOL and Soilbuild, Balestier will be transformed into a decent residential area with upper mid tier prices. Balestier actually has a lot of potential because near CDB and expressways. So buy an older one around this area with en bloc potential.

Hmmm.... Balestier is a underdog. Definately better than geylang. Freehold with good and quick access to town and even IR areas. Yes can you give us a few examples of good buys in Balestier?

[joe]

Undervalued is Tanjong rhu. That is the true underdog now. Come 2008, this prediction will be reality.

hayata1972 why are your pics so small?

[hayata1972]

hayata1972 why are your pics so small?

Sorry joe, but i can only upload pics of certain resolution, if not it is hard to go up. By the way, thanks guys, for the response and follow-ups. I am still looking out for potential buys. May all you guys "HOCK" together!

[balestier]

I recently went to see a unit in balestier. It is in the project called ROCCA BALESTIER. The 3-bedrm penthouse is of a OK size, has a open roof top to see the skies. Asking price is $1.2mil, roughly $400psf. Only thing, it is partially blocked by windy heights and there is a temple below plus p/hr hotels surrounding it. Enviornment wise is not to good. But for food and public transport, it is very good. Anyway, if a project like AXIS[email protected] area can ask for $800-900+psf, what is $400-600+?
I recommend this condo. It is undersold because of the enviornment, but if you can wait until IR starts, the prices will have to go up.

[Unregistered]

Give me $300psf for ROCCA BALESTIER, and I still have to consider with such surrounding environment.

[Unregistered]

Give me $300psf for ROCCA BALESTIER, and I still have to consider with such surrounding environment.

I will grab it anytime if it is 300 psf
It can easily give me 8-10% yield, almost more than double than most other condos in SIngapore.
One of the reasons that it is hard for Sing property to boom is because of rental yield in comparing to major cities.
In 2004 and perhaps in 2005, property in singapore can be considered good buy because renatl yield is finally moving. Now, I am not sure especially many of the new projects are pricing at a level that investors are supposed to be looking at 3-4% yield. So, unless the rental is going to double from the current level in the next 3 years (which is highly unlikely), the property boom will be cooling off faster than you think

[BEACON ROCKS!]

I have been studying up on THE BEACON. Wonder why this project is not hot? Any comments? I think it has very good potential yield. One of the best buys for good gains in 2008 in my book.

[hayata1972]

I have been studying up on THE BEACON. Wonder why this project is not hot? Any comments? I think it has very good potential yield. One of the best buys for good gains in 2008 in my book.

I agree with you. I totally forgot about the beacon. Due to its proximity, the prices are still not at a ridiculous position yet. I went to see the beacon sometime back, was talking to some agent about it, had a very long talk. The beacon is the last of the line of non-marina bay CBD area condos. The icon,lumiere,[email protected],have all achieved above $1,000psf prices, but not the beacon Yet. There is still some upside, better to buy below $1,000psf than above $2,000psf. My guess is by next year, the prices will be corrected.

[barbarblackchic]

Isn't the Beacon blocked on one side by Cantonment HDB, blocked on another side by Pinnacle @ Duxton, and on yet another side by older HDBs and the Police Station? One can safely guess why prices for Beacon haven't been running up like they have for the Icon and the rest. Please correct me if I am wrong.

[hayata1972]

Isn't the Beacon blocked on one side by Cantonment HDB, blocked on another side by Pinnacle @ Duxton, and on yet another side by older HDBs and the Police Station? One can safely guess why prices for Beacon haven't been running up like they have for the Icon and the rest. Please correct me if I am wrong.

You definately have a point there, lincoln modern is fully blocked but prices are way above $1,000psf. The [email protected] in balestier is Totally blocked and in the heart of balestier worst off. Above $900psf. There are plenty of blocked projects out there, but prices are very high, why?

[Curious]

Isn't the Beacon blocked on one side by Cantonment HDB, blocked on another side by Pinnacle @ Duxton, and on yet another side by older HDBs and the Police Station? One can safely guess why prices for Beacon haven't been running up like they have for the Icon and the rest. Please correct me if I am wrong.

Is Beacon sold out yet? I thought it was sold out some time back.
If not, can you let me know what are left and at what price level?
Thanks.

[hayata1972]

Is Beacon sold out yet? I thought it was sold out some time back.
If not, can you let me know what are left and at what price level?
Thanks.

apparently beacon was already sold out long ago. Now the units in the market are all 2ndary units. Take a look at them.

[Curious]

apparently beacon was already sold out long ago. Now the units in the market are all 2ndary units. Take a look at them.

What price level is the subsale market doing? What is your thought?