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Thread: Freehold bargains still around

  1. #61
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    Quote Originally Posted by Regulators
    As the frequency of MRT trains increases and the 24-year-old MRT system ages, residents living close to MRT viaducts could experience higher noise levels – an issue that already plagues some.

    Hence, the Land Transport Authority (LTA) is embarking on an island-wide study to identify locations that require special attention to reduce noise, even as it kicks off a pilot project to install low-noise barriers near Bishan MRT Station, by the middle of next year.
    And similar barriers could be installed at other locations, depending on the outcome of the LTA’s noise measurement study, which will cover more than 500 blocks located close to MRT viaducts or open tracks.
    Currently, trains entering or leaving Bishan MRT Station go through a tunnel, which has a unique design that amplifies noise when trains exit from it, because of what is known as the “trumpet effect”, said the LTA.
    As the train tracks are just 26m to 35m from the nearby six-storey Blk 503 at Bishan Street 11, the rumblings have been a nuisance for some residents.
    Mr Chua Pau Huat, who has been living on the third storey for the last 20 years, tries to shut out the noise by closing his windows.
    He said it was worse in the mornings as trains pass by more frequently. “The noise is very loud, and I can’t hear the television each time the train goes past. You can ask the rest of the residents, they also have the same problem,” said Mr Chua.
    A resident on the fifth floor who only wanted to be known as Madam Chong, said that she could not hear a thing when talking on the phone, because of the noise from the trains.
    On the other hand, Madam Maimunah Ismail, who lives on the second floor, described the noise as tolerable.
    For now, the LTA said the train noise is within 80dB to 85dB, which is like listening to loud music in a room. The barriers are expected to reduce noise by at least 5dB – to within 75dB to 80dB- which would be like listening to someone practising on the piano, said LTA.
    The 2m tall barriers will stretch 180m and are insulated with materials such as rockwool, which absorbs noise. They will extend at least 25m into the tunnel.
    The LTA will call for a tender to install the barriers at Bishan later this month. Work is expected to begin in September and will be completed by the second quarter of next year.
    The LTA said the installation of noise barriers is a complex procedure, which can be done during non-operational hours, typically between 1.30 am and 4am. Drilling works will go on for about a month and residents would be informed about this.
    bro, missed out attaching the Eeeeeee video leh... hahahaha..
    Daft, Dafter, Dafterest!!!!

  2. #62
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    Quote Originally Posted by mygeemeel
    Hey bro Westman!
    Yeap, I miss Regulators and need his opinion on the MRT noise again. His MRT track recording is needed here.
    hey, coolected your chex?
    Daft, Dafter, Dafterest!!!!

  3. #63
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    Quote Originally Posted by westman
    hey, coolected your chex?
    You didn't see my caveat meh?

  4. #64
    mr funny is offline Any complaints please PM me
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    Default Freehold bargains still around

    http://www.straitstimes.com/Money/St...ry_708902.html

    Published on Sep 3, 2011

    Freehold bargains still around

    But these units are often in less attractive areas, or in poorer condition

    By Esther Teo, Property Reporter


    SKY-HIGH home prices might be the talk of the town but there are still bargains to be had - if prices are anything to go by - even in this fevered market.

    At least 47 freehold homes have sold for $600 per sq ft (psf) or less - and under $1 million - so far this year, according to caveats lodged with the Urban Redevelopment Authority. That is sweet music for home hunters faced with prices that have been edging above $1,200 psf even in new suburban projects.

    Buyers have been finding lower-priced freehold homes around the Geylang, Hougang and Pasir Ris areas, though a cheap property can mean it is in a dodgy neighbourhood or has no end of problems.

    The cheapest home sold this year by unit price was a 2,433 sq ft apartment in Lorong 20 Geylang that went for just $251 psf - or $610,000 - in June.

    Ballota Park condo in Pasir Ris also had three apartments changing hands for under $1 million and at $600 psf or under, while Wing Fong Mansion in Lorong 14 Geylang had six.

    Surprisingly, there were also two units in prime District 11 that fell into the bargain-bin category. A 1,098 sq ft flat at Shelford Regency in Bukit Timah was snapped up at $546 psf - or $600,000 - while an 861 sq ft home at Novena Court was bought for $581 psf, or $500,000.

    The 47 transactions comprise only a tiny fraction of the 9,437 secondary transactions of non-landed homes - excluding executive condos - in the market this year. Experts say many of the units could be in older developments, in less convenient locations, in original condition or include private enclosed spaces that reduce the size of the unit's livable space.

    Chesterton Suntec International research head Colin Tan noted that many of the Geylang apartments are in seedy red-light districts. Some of the units could also be rented to foreign workers.

    'There could also be a financing issue where loans for such units are seen as higher risk, so potential buyers might have to fork out cash instead, further reducing the pool of buyers,' he added.

    Cushman & Wakefield's Asia-Pacific research senior manager Ong Kah Seng said such deals, especially for homes at $500,000 and below, have been falling. The number sold below $1 million has also fallen from 74 per cent of all non-landed transactions in 2005 to 45 per cent last year, Cushman's analysis showed.

    'The decline in their share is significant, largely due to a run-up in private residential prices over the years,' he said. '(It) also meant there are much fewer lower-cost choices available for buyers who may have to compromise on the accessibility, locality, the size or age, and tenure of their home to meet their budget.'

    But bargain-hunters might still bite. Smartloans.sg chief executive Vinod Nair estimates that an 80 per cent loan of $800,000 on a $1 million home on current interest rates means a monthly mortgage of just $2,700 on a 30-year loan.

    But Mr Ong said buyers should also note that some properties have limited resale value in terms of locality, or require higher maintenance costs due to age.

    Kim Eng analyst Ooi Ti Tung said that completed freehold units below $600 psf are attractive as the replacement cost of such units is at least $650 psf, comprising land and construction costs.

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