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Thread: V on Shenton

  1. #91
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    Quote Originally Posted by Learner
    4 units at v shenton? i have yet to decide. while i like the place the price is very high
    no. 3 ccr, 1fh ocr.

  2. #92
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    and also worried that price of v shenton may come down like one shenton (as what phantom said but not sure why yet)

  3. #93
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    Quote Originally Posted by lifeline
    my friend just told me he called up last week... minimum size 1000sf above 30 storeys with indicative from 4k psf = 4mil minimum! How to get firesale at 2k psf
    make v shenton looks like a steal

  4. #94
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    lifeline, do you have any price info on Marina One?

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    Quote Originally Posted by Learner
    lifeline, do you have any price info on Marina One?

    no idea. certainly higher I think. glucoland will be high and guess one marina may be higher.
    so ask yourself...
    do you want to buy at the next peak or enter now?
    do you want capital gain or rental yield or both?
    as 1 writer contributed, need to also differentiate between inflation yield and investment yield. of course regardless got yield still better than no yield.

  6. #96
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    Quote Originally Posted by Learner
    and also worried that price of v shenton may come down like one shenton (as what phantom said but not sure why yet)

    actually if you are worried that was a true price down, then go in for one shenton, esp as one marina is just 2 blocks behind. you need to go view units or showflats at one shenton, clift, vos, altez, skysuites, etc to get a feel of location, buzz, layout, etc to assess your entry requirements, your likes and dislikes, etc.

    another friend musing over selling his fh central, realise his paper gains and convert over to district 1 for even better rental yield - already cash out, ok even if no top effect (cos already captured the paper gain), move on to rental yield in lh ccr, no need gearing cos will be fully paid up (unlike geared for existing); only slight blip will be extra stamp duty and agent's fee.

    food for thought. different folks, different strokes. what's yours?

    dun mtb

  7. #97
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    if bank is axing everywhere, then you also expect rental to be under pressured and many more condo ToP at the same time.

    but owning a D1 is good for employer as they want their employees to stay near to office.

  8. #98
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    Quote Originally Posted by Lovelle
    if bank is axing everywhere, then you also expect rental to be under pressured and many more condo ToP at the same time.

    but owning a D1 is good for employer as they want their employees to stay near to office.


    if one's outlook for the future is bad, then dun buy. just wait!
    though the investment plan is to at least hold for the medium to long term.

  9. #99
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    Quote Originally Posted by lifeline
    actually if you are worried that was a true price down, then go in for one shenton, esp as one marina is just 2 blocks behind. you need to go view units or showflats at one shenton, clift, vos, altez, skysuites, etc to get a feel of location, buzz, layout, etc to assess your entry requirements, your likes and dislikes, etc.

    another friend musing over selling his fh central, realise his paper gains and convert over to district 1 for even better rental yield - already cash out, ok even if no top effect (cos already captured the paper gain), move on to rental yield in lh ccr, no need gearing cos will be fully paid up (unlike geared for existing); only slight blip will be extra stamp duty and agent's fee.

    food for thought. different folks, different strokes. what's yours?

    dun mtb

    my primary objective is capital gain. will go for rental if the market turns soft.

  10. #100
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    Quote Originally Posted by Learner
    my primary objective is capital gain. will go for rental if the market turns soft.

    it's a judgement call.

    you got to take a stand and decide :
    - in now or wait,
    - new (progressive payment) or resale (less competition, better value - can nego),
    - got good holding power = never fear
    - why invest?
    - where? which location got upside?

    from new cm till today, friends have gone in for 5 purchases.

  11. #101
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    What did your friends buy? New or resale?
    Quote Originally Posted by lifeline
    it's a judgement call.

    you got to take a stand and decide :
    - in now or wait,
    - new (progressive payment) or resale (less competition, better value - can nego),
    - got good holding power = never fear
    - why invest?
    - where? which location got upside?

    from new cm till today, friends have gone in for 5 purchases.

  12. #102
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    Quote Originally Posted by DC33_2008
    What did your friends buy? New or resale?

    3 new - 1 ccr, 1 ocr, 1 rcr; 2 ccr subsales

  13. #103
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    Have asked this before, but no one seems to have the answers.
    Possible reasons why One Shenton is trading at a discount?
    Poor views? Poor finishing? Poor layout? Why Clift is more expensive?

  14. #104
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    Quote Originally Posted by ekl2ekl2
    Have asked this before, but no one seems to have the answers.
    Possible reasons why One Shenton is trading at a discount?
    Poor views? Poor finishing? Poor layout? Why Clift is more expensive?

    maybe clift has better view. but the finishing is so so. one shenton view blocked by the asia square buildings. this is my opinion only, not sure what the others think.

  15. #105
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    Clift has its own pool of tenants with less competition. Quiet, unblock.
    1S fight with Sail, Icon is noisy due to construction n future competition with Altez n SS.

  16. #106
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    No resale?
    Quote Originally Posted by lifeline
    3 new - 1 ccr, 1 ocr, 1 rcr; 2 ccr subsales

  17. #107
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    Quote Originally Posted by lifeline
    it's a judgement call.

    you got to take a stand and decide :
    - in now or wait,
    - new (progressive payment) or resale (less competition, better value - can nego),
    - got good holding power = never fear
    - why invest?
    - where? which location got upside?

    from new cm till today, friends have gone in for 5 purchases.
    can share which location friend purchase ? D1

  18. #108
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    Quote Originally Posted by Lovelle
    can share which location friend purchase ? D1

    3 in D1 and D2

  19. #109
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    Quote Originally Posted by lifeline
    3 in D1 and D2
    rental yield is higher here.

  20. #110
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    Quote Originally Posted by DC33_2008
    No resale?

    no. just panned out that way. why?

  21. #111
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    OS smallest unit is at least 580sf
    The Clift has one at 506sf

    OS monthly mgmt fee at least $400 for the smallest unit (think one of the highest in the area) .. but feels really posh and well maintained.. went to see it once 2 mths ago.

    Thats why not very popular with investors?



    Quote Originally Posted by ekl2ekl2
    Have asked this before, but no one seems to have the answers.
    Possible reasons why One Shenton is trading at a discount?
    Poor views? Poor finishing? Poor layout? Why Clift is more expensive?

  22. #112
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    Quote Originally Posted by vboy
    OS smallest unit is at least 580sf
    The Clift has one at 506sf

    OS monthly mgmt fee at least $400 for the smallest unit (think one of the highest in the area) .. but feels really posh and well maintained.. went to see it once 2 mths ago.

    Thats why not very popular with investors?
    1S smallest unit is 531sf. Yes mgmt fee is more ex.
    Clift smallest unit is 495sf, quantum smaller.

  23. #113
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    Just opposite V on Shenton - DBS building to become a mall.

    SGX may be moving out of SGX Centre come 2014 too! Another residential cum retail mall?

    OUE plans to invest in 2 retail malls in CBD: report
    By Wong Siew Ying | Posted: 30 July 2012 2008 hrs


    SINGAPORE: Developer Overseas Union Enterprise (OUE) is set to invest in excess of S$140 million on two retail mall projects in the central business district.

    Among the plans, OUE will be developing a five-storey retail mall at the existing DBS Building at Shenton Way, according to a source close to the matter.

    Built in 1975, DBS Building at Shenton Way will soon be home to a new shopping mall, spanning some 170,000 square feet.

    According to a source familiar with the plans, OUE is expected to spend over S$100 million to build the new mall.

    It is slated to open in mid-2014, and the mall will offer retail and F&B options as well as a supermarket.

    Analysts said a retail development will support an increasing residential population in the downtown area.

    Donald Han, special advisor, HSR, said: "On the size of 170,000 (square feet) you would probably expect rents on average of about S$13 - 16 per square foot. Because this is still a new market place, it certainly has more upturn, upside in the next two to three years especially when most of the residential and hotel components are fully in place."

    OUE acquired DBS Building in 2010 for about S$871 million. The podium level will be converted to a shopping mall, but it appears that the developer is keeping the two office towers and it is currently looking for tenants.

    Existing anchor tenant DBS Bank is expected to move out of both office towers by year-end.

    And it is likely that OUE could see some rental upside when it leases the office space to new tenants.

    Apart from the developments along Shenton Way, Channel NewsAsia understands that OUE will also refurbish the shopping mall at One Raffles Place.

    Renovation work could start at the end of the year and it is expected to cost over S$40 million.

    - CNA/cc

  24. #114
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    This is good news for D1 and D2. What will SGX become?
    Quote Originally Posted by vboy
    Just opposite V on Shenton - DBS building to become a mall.

    SGX may be moving out of SGX Centre come 2014 too! Another residential cum retail mall?

    OUE plans to invest in 2 retail malls in CBD: report
    By Wong Siew Ying | Posted: 30 July 2012 2008 hrs


    SINGAPORE: Developer Overseas Union Enterprise (OUE) is set to invest in excess of S$140 million on two retail mall projects in the central business district.

    Among the plans, OUE will be developing a five-storey retail mall at the existing DBS Building at Shenton Way, according to a source close to the matter.

    Built in 1975, DBS Building at Shenton Way will soon be home to a new shopping mall, spanning some 170,000 square feet.

    According to a source familiar with the plans, OUE is expected to spend over S$100 million to build the new mall.

    It is slated to open in mid-2014, and the mall will offer retail and F&B options as well as a supermarket.

    Analysts said a retail development will support an increasing residential population in the downtown area.

    Donald Han, special advisor, HSR, said: "On the size of 170,000 (square feet) you would probably expect rents on average of about S$13 - 16 per square foot. Because this is still a new market place, it certainly has more upturn, upside in the next two to three years especially when most of the residential and hotel components are fully in place."

    OUE acquired DBS Building in 2010 for about S$871 million. The podium level will be converted to a shopping mall, but it appears that the developer is keeping the two office towers and it is currently looking for tenants.

    Existing anchor tenant DBS Bank is expected to move out of both office towers by year-end.

    And it is likely that OUE could see some rental upside when it leases the office space to new tenants.

    Apart from the developments along Shenton Way, Channel NewsAsia understands that OUE will also refurbish the shopping mall at One Raffles Place.

    Renovation work could start at the end of the year and it is expected to cost over S$40 million.

    - CNA/cc

  25. #115
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    Timeline:
    1. 100 AM [Nov-Dec 2012]
    2. DBS Building Mall [2014]
    3. Tanjong Pager 3.2Bil Mega Mixed Development [Est 2016]
    4. SGX Center [???]

  26. #116
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    Raffles Place still bustling with life

    http://news.asiaone.com/A1Business/G...12-382910.html

    There has also been talk that the SGX, the diamond centre of the finance sector, is shopping for a new address once its lease at the SGX Centre expires in 2014.



    SPECIAL REPORT
    Marina Bay:
    A Garden City by the Bay | A Global Business Hub
    August 2012

    http://www.cbre.com.sg/Publications/...18_UPDATED.pdf

  27. #117
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    Quote Originally Posted by lifeline
    Raffles Place still bustling with life

    http://news.asiaone.com/A1Business/G...12-382910.html

    There has also been talk that the SGX, the diamond centre of the finance sector, is shopping for a new address once its lease at the SGX Centre expires in 2014.



    SPECIAL REPORT
    Marina Bay:
    A Garden City by the Bay | A Global Business Hub
    August 2012

    http://www.cbre.com.sg/Publications/...18_UPDATED.pdf

    the report painted a very interesting and vibrant vision for Marina Bay.... now only time will tell if it will materialise

  28. #118
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    Article below quotes one possible location for SGX is Asia Square..
    But i think possibly could be at the One Marina, which is billed to be the new CBD Epicentrum of Singapore! )


    Quote Originally Posted by DC33_2008
    This is good news for D1 and D2. What will SGX become?


    Buzz over talk of SGX shopping for new address


    Current lease not up till 2014 but house-hunting believed to have started


    By Yasmine Yahya

    The Singapore Exchange (SGX) is shopping around for a new home, sources have
    told The Straits Times.

    The bourse operator's lease at the SGX Centre at Shenton Way does not expire
    until 2014 but there is talk the firm has already started looking at
    potential new offices.

    One building apparently already surveyed is Asia Square, the Grade A
    building in Marina View which counts big names such as Citi and Google among
    its tenants.

    However, 'they are still evaluating and nothing definitive is happening
    yet,' another source close to the matter said.

    SGX's impending move is likely to be exciting news for landlords in the
    financial district, especially as occupancy and rents at prime office spaces
    have been sliding, property analysts said.

    Average monthly gross rents for Grade A office space in the Central Business
    District slipped 1.6 per cent in the last quarter from the previous three
    months.

    'I wouldn't be surprised if one of them is trying to win SGX,' said Mr Colin
    Tan, research head at Chesterton Suntec International.

    'There's no lack of space (in the financial district) and we're not sure
    what's lying ahead, especially with the euro zone debt crisis and all that,
    so I think it's better to tie them down now.'

    Add to that the fact that the SGX is a Grade A tenant.

    'Having the SGX as an occupant would add some prestige to the building. In
    many major cities, the stock exchange is a point of reference for the
    financial district; it's a landmark,' noted Mr Ku Swee Yong, chief executive
    of International Property Advisor.

    The SGX occupies nearly 170,000 sq ft of space at the SGX Centre.

    In 2007, United Overseas Bank bought all the space owned by the SGX, then
    leased it back to the bourse operator for seven years, with an option to
    renew for a further three years.

    According to media reports at the time, the two parties agreed on a gross
    monthly rent of $6.25 per square foot (psf) for the first year with annual
    increases of 4 per cent.

    This means the SGX is likely to be paying a gross monthly rent of about
    $7.91 psf today.

    If it moves to a new building instead of opting for the lease renewal, it
    will likely have to fork out higher rentals, Mr Ku noted.

    Although prime office rents began falling last quarter, they are still up 13
    per cent for the whole of last year. In the last three months of last year,
    buildings like Asia Square were rented out at $12 psf to $13 psf a month,
    while Ocean Financial Centre rents stood at $11 psf.

    Mr Tan pointed out that for the higher rental, the SGX would also enjoy a
    more prestigious address. After all, most of the big banking names have
    moved to the New Downtown area of Marina Bay.

    'In a sense, Raffles Place is losing some of its shine. Some people would
    say that all buildings in the Marina Bay area are world class, which you
    can't really say for Raffles Place,' he said.

    'And to be able to tell your clients that your office is next to the iconic
    Marina Bay Sands, and to have a view of that from your office. These are the
    things that sometimes give you a little edge.'

    Mr Ku said that if cost is an issue, the SGX could split up the team into
    two locations.

    'Maybe their headquarters, with their key executives, could be at the
    financial district, since that's where most of their members, such as the
    banks and stockbrokers, are.

    'But the bulk of their staff could be based in the city fringe or even
    farther out, maybe nearer to where their data centre is.'

    When approached by The Straits Times, an SGX spokesman said: 'SGX's lease
    for SGX Centre ends in mid-2014 and we are considering our options.'

  29. #119
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    LOOK AT THE POTENTIAL:


  30. #120
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    Quote Originally Posted by vboy
    OS smallest unit is at least 580sf
    The Clift has one at 506sf

    OS monthly mgmt fee at least $400 for the smallest unit (think one of the highest in the area) .. but feels really posh and well maintained.. went to see it once 2 mths ago.

    Thats why not very popular with investors?
    On the contrary it is popular with investors. Good rental yield due to the location. The management fee is definitely on the high side.

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