A few CCR transactions sold at a loss (reported in The Edge)

[gentlemanofleisure]

My first proper unit for my own stay and I would like a spacious condo instead of 1,000 sf for 3 bedrooms. Preferably with a tennis court so I can play more often. I need a three BR too.

I have stayed in Hillview, Telok Blangah, River Valley and East Coast. I like East coast the best so far; certain part of East Coast.

Would like to keep the quantum manageable so that I can direct my cashflow to other potential investment.

My friend who is an agent keep recommending newly launched overpriced condo. Quite tired of such recommendations so I have to look on my own.

BH, are you retired? So much time to man the forum.

[bargain hunter]

My first proper unit for my own stay and I would like a spacious condo instead of 1,000 sf for 3 bedrooms. Preferably with a tennis court so I can play more often. I need a three BR too.

I have stayed in Hillview, Telok Blangah, River Valley and East Coast. I like East coast the best so far; certain part of East Coast.

Would like to keep the quantum manageable so that I can direct my cashflow to other potential investment.

My friend who is an agent keep recommending newly launched overpriced condo. Quite tired of such recommendations so I have to look on my own.

BH, are you retired? So much time to man the forum.

wah, i'm not the one manning the forum (reporter2) is manning it.

i'm not fortunate enough to be retired.

[wannabe]

Thanx. I'm looking for a unit near Amber/Meyer or D11.
If anyone has good bargain, do msg me.
Happy to buy a round of drinks. Ha.

For Amber and Meyer, whats your budget?

[gentlemanofleisure]

Below 2 bucks preferred.
Apology for hijacking this thread.

[wannabe]

Below 2 bucks preferred.
Apology for hijacking this thread.

For newer projects along Amber Rd,
you can try "The Cape". But for below 2 bucks, max you will get a 850sqf 2 bedroom only.
Suites @ Amber, 16 Amber not really advisable.
Have not seen the older bigger Apartments in Amber Road.

[proud owner]

quite tough for a decent size FH 3 bedder below 2 mil.....

for 3 bedder i would consider at least 1500 sqft
For FH at Meyer/Amber which is probably the most prime of D15 .... i feel your budget is insufficient.

[amk]

quite tough for a decent size FH 3 bedder below 2 mil.....

for 3 bedder i would consider at least 1500 sqft
For FH at Meyer/Amber which is probably the most prime of D15 .... i feel your budget is insufficient.

Hard truth. Thank you for spotting the elephant in the room.

[gentlemanofleisure]

Thanx for the feedback.
I guess I have to rework my budget.

[bargain hunter]

Scotts Highpark

Sold 4 APR 2016 43 SCOTTS ROAD #XX-XX 1,744sq ft 1,921psf
Bought 4 MAY 2007 2,145psf

[bargain hunter]

teddy, there are quite a few bargains in your pet project, aren't u gonna snap up?

did u get the #11-01 at 2.53m 1927psf or did u say its the other 3 bedder facing that u r looking for?

1st transaction below 2000psf for a standard unit in a looooooooooong time.

currently being advertised:

http://www.propertyguru.com.sg/listi...rson-residence

#23-03 bought in august 2009 at 6.8m. asking $7.02m NEGOTIABLE. ie willing to sell at loss?

http://www.propertyguru.com.sg/listi...rson-residence

looks like #21-01 bought at the peak in jul 2007 at 6.6m. asking 5.45m

http://www.propertyguru.com.sg/listi...rson-residence

let me hassle a guess based on the pictures. possibly #08-02? i m not sure but looks like a stack 2. asking $3m.

[bargain hunter]

at jones lang laselle auction on 28th apr at amara level 3 2.30pm:

mortgagee sale:

#18-09 OUE Twin Peaks 1604 sq ft 3+study

bought on 12 Sep 2012 at 4.5m so must pay 4% SSD?

20% off would be 2244psf 3.6m. already lower than the low floor units which OUE dangling carrot at 2300psf. should be a bargain at 2000psf, 3.2m?

[bargain hunter]

at the same auction: mortgagee sale

#19-19 Silversea 2,551sq ft 4 bedder. bought 8 feb 2012 at 4.782m (1875psf).

20% off would be 3.8256m (1500psf). good buy?

[teddybear]

I am looking for the other quiet facing 3 bedder...

The stack 1 3-bedder is facing the Tennis court and now facing a huge construction site (will be difficult to tenant out for now)......

The 4-bedder you mentioned I am sure is stack 2 based on the photos (unless the agent didn't use the real photo taken from that unit). Looks around mid-floor to me, possibly #08 as you mentioned, and definitely stack 2 (too low to my liking).

$3M for the 1496 sqft unit is cheap, but not sure whether genuine sale or agent trying to hook for buyer?
I had the frustration of meeting many agents advertising PR units who always advertise below market rate sale price but end up there is no such unit at such price available for sale (they are advertising at unrealistically low sale price just to hook for buyers and then want to represent us as buyer's agent and end up introducing other units to us).

Is the #11-01 at 2.53m 1927psf genuine sale or decoupling? Sound too cheap to me to be a genuine sale... That kind of price is like 2009 all over again!!!!!!!!!!

teddy, there are quite a few bargains in your pet project, aren't u gonna snap up?

did u get the #11-01 at 2.53m 1927psf or did u say its the other 3 bedder facing that u r looking for?

1st transaction below 2000psf for a standard unit in a looooooooooong time.

currently being advertised:

http://www.propertyguru.com.sg/listi...rson-residence

#23-03 bought in august 2009 at 6.8m. asking $7.02m NEGOTIABLE. ie willing to sell at loss?

http://www.propertyguru.com.sg/listi...rson-residence

looks like #21-01 bought at the peak in jul 2007 at 6.6m. asking 5.45m

http://www.propertyguru.com.sg/listi...rson-residence

let me hassle a guess based on the pictures. possibly #08-02? i m not sure but looks like a stack 2. asking $3m.

[bargain hunter]

I am looking for the other quiet facing 3 bedder...

The stack 1 3-bedder is facing the Tennis court and now facing a huge construction site (will be difficult to tenant out for now)......

The 4-bedder you mentioned I am sure is stack 2 based on the photos (unless the agent didn't use the real photo taken from that unit). Looks around mid-floor to me, possibly #08 as you mentioned, and definitely stack 2 (too low to my liking).

$3M for the 1496 sqft unit is cheap, but not sure whether genuine sale or agent trying to hook for buyer?
I had the frustration of meeting many agents advertising PR units who always advertise below market rate sale price but end up there is no such unit at such price available for sale (they are advertising at unrealistically low sale price just to hook for buyers and then want to represent us as buyer's agent and end up introducing other units to us).

Is the #11-01 at 2.53m 1927psf genuine sale or decoupling? Sound too cheap to me to be a genuine sale... That kind of price is like 2009 all over again!!!!!!!!!!

u can try, i think its genuine. my experience with agents with photos from a certain unit usually r genuine and can view without co-broke type. i think the 4 bedder may even be sold at 2.7m or just 1800psf if the seller is keen enough. in the current market, with construction around, tenants hard to find, a keen seller may be all that's needed to bring it down to 1800psf.

[teddybear]

$1800 psf? Wow! That is almost 2009 Global Financial Crisis price!
Let's see..........
I remember the peak price transacted in PR is S$2775 psf (think hit in 2011 or 2012) for a 4-bedder, so that means the price has dropped by 35.1% !!!!!!!!! This is clear evident that CCR private property price has crashed!

All thanks to the property cooling measures (despite situation now is far much different and in much better condition than during the 2009 global financial crisis)!!!!!!!!!!!

u can try, i think its genuine. my experience with agents with photos from a certain unit usually r genuine and can view without co-broke type. i think the 4 bedder may even be sold at 2.7m or just 1800psf if the seller is keen enough. in the current market, with construction around, tenants hard to find, a keen seller may be all that's needed to bring it down to 1800psf.

[bargain hunter]

http://www.propertyguru.com.sg/listi...helford-suites

Shelford Suites

either 05-03 or 05-05. 05-05 bought in jul 08 at 4.564m. 05-03 at 3.852m in 09. either way, seems like even if its 05-03, owner is also willing to sell at loss?

i m not a bukit timah person, for discussion purposes, can i ask the bukit timah experts. can we benchmark this unit against the penthouse at Duchess Residences? ie #05-02 at 3.5m or are these 2 projects not in the same league with Shelford Resi a grade down?

[amk]

shelford resi should be one grade down, simply by virtue of location. one way in/out, hilly roads, congested with many small boutique 50-60 unit apartments side by side along the road, etc. duchess side many accesses, predominantly landed houses, and much less density of condos. you can see the prices, shelford side is somewhere ard 10-20% lower than duchess side. Project specific wise, one is more than 4 times the land area of the other, with much more elaborate landscaping works. duchess resi was meant to be a better project, e.g. no 2 bedrooms, decent size 3bds, etc.

[bargain hunter]

shelford resi should be one grade down, simply by virtue of location. one way in/out, hilly roads, congested with many small boutique 50-60 unit apartments side by side along the road, etc. duchess side many accesses, predominantly landed houses, and much less density of condos. you can see the prices, shelford side is somewhere ard 10-20% lower than duchess side. Project specific wise, one is more than 4 times the land area of the other, with much more elaborate landscaping works. duchess resi was meant to be a better project, e.g. no 2 bedrooms, decent size 3bds, etc.

thanks for info. so what's the bargain price for that penthouse? 1000psf? 3.326m hee.

[bargain hunter]

THE ARCADIA ARCADIA ROAD Condominium 11 CCR 99 yrs lease commencing from 1979 Resale 1 $5,100,000 - 7,503sq ft Strata 06 to 10 680psf Apr-16

Sold 8 APR 2016 237 ARCADIA ROAD #XX-XX 7,503sq ft 680psf
Bought 1 JUL 1999 427psf

This was a mortgagee sale. anyone knows the reason why a unit bought so long ago on a not so high quantum can kenna mortgagee sale 17 years later?

anyway, the point is:

some one bought a similar sized penthouse in another block at $10m in 2010. this recent unit is sold at half the price.

[bargain hunter]

the sail mortgagee sale sold at auction

Sold 31 MAR 2016 2 MARINA BOULEVARD #XX-XX 1,625sq ft 2,184psf
Bought 31 DEC 2010 3,076psf

[bargain hunter]

icon also can lose so much?

Sold 10 MAR 2016 10 GOPENG STREET #XX-XX 1,001sq ft 1,538psf
Bought 14 FEB 2008 2,177psf

[bargain hunter]

the orchard resi

Sold 1 APR 2016 238 ORCHARD BOULEVARD #XX-XX 2,465sq ft 3,043psf
Bought 26 JAN 2012 4,057psf

not an april fool's joke. lost 2.5m gross.

[bargain hunter]

Orange grove resi continues its string of losses:

Sold 7 APR 2016 27 ORANGE GROVE ROAD #XX-XX 2,207sq ft 1,677psf
Bought 13 JUL 2007 2,088psf

[stalingrad]

Orange grove resi continues its string of losses:

Sold 7 APR 2016 27 ORANGE GROVE ROAD #XX-XX 2,207sq ft 1,677psf
Bought 13 JUL 2007 2,088psf

Losing $1 million here and $2 million there. It seems that Singaporeans have a bottomless pocket. The government lost $5 billion here and $10 billion there on UBS, Citi Corp, and no one is held accountable.

I really envy Singapore and its citizens, so rich and so careless about money.

[bargain hunter]

Losing $1 million here and $2 million there. It seems that Singaporeans have a bottomless pocket. The government lost $5 billion here and $10 billion there on UBS, Citi Corp, and no one is held accountable.

I really envy Singapore and its citizens, so rich and so careless about money.

maybe its foreigners?

[stalingrad]

maybe its foreigners?

Yes, it could be either Chinese or Indonesians, for whom it was dirty money that got lost. So, no harm done.

[proud owner]

Orange grove resi continues its string of losses:

Sold 7 APR 2016 27 ORANGE GROVE ROAD #XX-XX 2,207sq ft 1,677psf
Bought 13 JUL 2007 2,088psf

A fengshui master once told me .... This condo very good fengshui ......

Not any unit in particular but the entire estate .... he said ....

[bargain hunter]

A fengshui master once told me .... This condo very good fengshui ......

Not any unit in particular but the entire estate .... he said ....

but so far the entire estate 100% sold at loss record leh and many of the sellers bought at the launch in late 06 early 07, not at the hype of mid 07.

[bullman]

but so far the entire estate 100% sold at loss record leh and many of the sellers bought at the launch in late 06 early 07, not at the hype of mid 07.

Hi BH,

There was a group of investors who bulk bought into the project at around $1300 during GFC. I don't think that the caveats were lodged.

[august]

Hi BH,

There was a group of investors who bulk bought into the project at around $1300 during GFC. I don't think that the caveats were lodged.

oh yes, iirc one of them could be peter lim.