Grange Heights

[maryland]

I heard the GH got the 80% required for their enbloc, but at an asking price of S$2,500psf ppr. JLL have their work cut out as at this price a developer would need launch for close to 4k psf. They have 1 year to market it so I guess they hope that prices will go up as much again in the next 12 months as they have in the last 12 months. The rise in prices in the last 12 months has been just incredible, but can the same happen again over the next year? Any views on this?

[Unregistered]

I heard the GH got the 80% required for their enbloc, but at an asking price of S$2,500psf ppr.

That is simply ridiculous! I hope it fails. I mean, the level of greed infecting some of our countryfolk is unconcionable.

[Unregistered]

That is simply ridiculous! I hope it fails. I mean, the level of greed infecting some of our countryfolk is unconcionable.

You bet. $2500 are way too much. If you add the construction cost, then the break even price will be $3000. Developers are not that stupid.

If Iam the developer, I will buy the whole project of The Grange which will TOP next year. Owners Currently selling at only $2600. Cheaper then grange height, then resell it next year for $3100 when TOP. Remember, The Grange is a new luxury project yet to be TOP (no need contruction cost anymore). Grange height is an old condo.

[OMG!!!]

I heard the GH got the 80% required for their enbloc, but at an asking price of S$2,500psf ppr. JLL have their work cut out as at this price a developer would need launch for close to 4k psf. They have 1 year to market it so I guess they hope that prices will go up as much again in the next 12 months as they have in the last 12 months. The rise in prices in the last 12 months has been just incredible, but can the same happen again over the next year? Any views on this?

$2500 ppr????? The bulk part of the Grange Heights plot isn't even on Grange Road! Just a small entrance...

JLL are not a good en bloc agent. They got replaced a few times by their clients because they weren't handling their clients' en blocs well. The top notch agent for en bloc is ****.

[Unregistered]

I heard the GH got the 80% required for their enbloc, but at an asking price of S$2,500psf ppr. JLL have their work cut out as at this price a developer would need launch for close to 4k psf. They have 1 year to market it so I guess they hope that prices will go up as much again in the next 12 months as they have in the last 12 months. The rise in prices in the last 12 months has been just incredible, but can the same happen again over the next year? Any views on this?

HAHHAH LOL. $2500??

Ardmore II just got transacted at $2500 and it is brand new.

If I am the developer I will enbloc ardmore II instead no need to take down building and build some more.
Just sell it again at TOP 2010

[Unregistered]

are you on drugs. why are you replying to a June 2007 posting? GH as since been sold enbloc and the new development on the site has already been sold out at way above 2500psf.

[Unregistered]

are you on drugs. why are you replying to a June 2007 posting? GH as since been sold enbloc and the new development on the site has already been sold out at way above 2500psf.

Ha ha! It's funny! I agree with you.
He is probably drunk when he is reading this forum.
Anyway, that hacker is to be blamed for all these confusions.

[Unregistered]

Nope GH wasnt en blocked, dont misled others.

[Unregistered]

Nope GH wasnt en blocked, dont misled others.

No wonder they try to mislead others because they stucked and no choice but to mislead or is it because of stress factor?

[Unregistered]

are you on drugs. why are you replying to a June 2007 posting? GH as since been sold enbloc and the new development on the site has already been sold out at way above 2500psf.

You sniff glue too much lah loserss or probably you imagine too much?

someone still selling and you say it is enbloced and the new project selling way above that?


see losers april 2008 ad. some still selling and even still mentioning enbloc potential.

GRANGE RD, GRANGE HT, Grange Hgts. Enbloc potential! 91776598

[Unregistered]

April 9, 2008

Prices of high-end condos starting to fall as sales dwindle
Downward trend may continue for next few quarters, experts predict
By Fiona Chan, Property Reporter

HOME prices are starting to fall, as several high-end properties begin to feel the squeeze of retreating buyers.
Sales of Singapore's most expensive condominiums - all the rage last year - have dwindled to just a trickle this year.

And with plunging sales, prices have also started to dip, although official figures have yet to reflect this trend.

Early signs of the slide lie in the handful of caveats filed involving many luxury projects in the first quarter. These showed prices fell from the previous quarter, in some cases by up to 20 per cent.

In Districts 9 to 11, Singapore's creme de la creme of residential locations covering Orchard, Holland and Bukit Timah, average prices have fallen by about 30 per cent since the beginning of the year, according to caveats.

They dropped to an average of $1,564 per sq ft (psf) between January and March from $2,023 psf in the preceding three months.

FEELING THE SQUEEZE
In luxury island enclave Sentosa Cove, almost all condos posted drops in average psf prices, ranging from 2 per cent for the Marina Collection to 23 per cent for The Azure.

Property experts say this could be because luxury home buyers are now selecting only the most competitively priced properties.

'Market activity is very slow now, so any transactions that do take place are likely to be from people who have found attractive buys,' said Mrs Ong Choon Fah, the executive director at property firm DTZ Debenham Tie Leung.

She said high-end properties in the traditional prime districts were more dependent on investor buying, so they could be more affected by the current global credit crunch and weaker sentiment.

'A lot of people who bought luxury homes are also 'specuvestors', so they may be happy making just a small profit and selling quickly,' Mrs Ong explained.

The Government estimated last week that private home prices continued to climb in the first three months of the year, albeit at a slower pace. They rose 4.2 per cent, down from 6.8 per cent in the previous three months.

In the priciest segment, the core central region, the price gain dropped to 4.4 per cent from 7.5 per cent in the previous quarter. This region covers Districts 9 to 11, the Marina Bay area and Sentosa.

Anecdotal evidence from property insiders and caveats lodged, however, showed that prices at many projects fell rather than rose this year. At Scotts Square in Scotts Road, only two units have been sold so far this year - at an average price of $3,700 psf, down from $4,000 psf for 42 units in last year's fourth quarter.

Similarly, at The Oceanfront @ Sentosa Cove, the most recent deals were in February, where three units were sold at $1,720 to $1,751 psf. Just six months before that, 15 units were sold at an average price of $2,480 psf.

Other high-profile, pricey condos, such as the Marina Bay Residences and The Marq on Paterson Hill, have yet to see a single caveat lodged this year.

But the story is not all bad. The Orchard Residences, which holds the title of Singapore's most expensive condo, has sold only one unit this year - but at $4,700 psf, higher than most of its other sales.

Other older condos in areas such as Cavenagh or Balmoral may also be trading at higher prices from their previously low base, pushing up the overall prices for the whole district, suggested Mr Ku Swee Yong, director of marketing and business development at Savills Singapore.

But he said the price index for high-end homes may be under pressure in the next two quarters, now that 'everyone wants a bargain'.

'You only need developers to start giving discounts or people starting to buy lower-

floor units instead of penthouses. That will push the index down and put pressure on prices.'

[Unregistered]

Published April 9, 2008

Private bankers upbeat despite credit crunch

By GENEVIEVE CUA


(SINGAPORE) The world may be mired in a credit crunch, economic slowdown and rocky stock markets. But bankers catering to the well-heeled in Asia expect growth almost akin to that of last year, as they hunker down to squeeze yet more productivity out of their relationship managers.

Credit Suisse managing director and head of private banking Marcel Kreis, for instance, says revenues and assets under management have been growing by 20-30 per cent annually. 'Our Asia Pacific private banking operations have been enjoying very strong momentum and this is expected to continue in the next two years, with the objective of doubling the Asian business.'

Merrill Lynch head of global wealth management (Asia Pacific) Rahul Malhotra says the bank saw growth of 30-40 per cent in assets last year. 'I would be surprised if we didn't see those numbers this year . . . There is growth overall in Asian economies. Even with what is happening in the US, inherently we will see growth come through.'

Private banks' relatively low penetration of Asian markets presents opportunities, says Tjun Tang, Boston Consulting Group director. BCG is currently compiling data for its annual wealth survey. 'We're seeing assets sitting in private banks of less than US$1 trillion. But household wealth across Asia comes to US$16 trillion . . . Many banks are growing 20-30 per cent a year. If the underlying wealth is growing at an 8 per cent rate, there must be an increasing penetration of services.'

Market volatility, however, could impact banks' revenue streams as a substantial proportion comprises income that is transactional in nature. 'In Asia, a lot of revenues are generated through private banks selling transactional products. Now that there is less of a single directional trend, one risk is that private banking income may decline or be less stable,' says Mr Tang.

Still, he expects margins in Asia to remain healthy. 'We're still fairly bullish on Asia despite compensation levels having gone up a lot. Pre-tax margins are still in good territory.'

On the hiring front, the appetite for junior bankers appears to have abated, but almost all the banks say they are on the lookout for mature bankers with a book of business.

Nick Hughes of Fox Partnership, which specialises in placing top-level hires in wealth management, says: 'A bank may suffer sub-prime woes. But if there is a strong banker talent, he or she is an asset, regardless of the current situation.' Banks, he adds, will demand more accountability.

The firm continues to work on a number of 'interesting' projects, which includes placing Asian bankers in posts in Switzerland, for instance, to serve Asia from Europe, as well as the reverse - the hiring of European bankers for Asia.

On investments, bank strategists continue to see opportunities in emerging markets, particularly the Middle East and Latin America, and selected Asian markets. JP Morgan Private Bank chief investment strategist Ivan Leung believes regional stock markets are 'excellent long- term investments'. He singles out Thailand and Taiwan, which have underperformed Asia ex-Japan for four years, but are at the start of a domestic turnaround. Singapore and Korea are cheap, he adds, 'but will likely require some patience'.

On a 12-month view, Deutsche Bank Private Wealth Management forecasts a return of 10-16 per cent for US equities; 8-13 per cent for Euroland; and a higher 10-17 per cent for Latin America and Asian equities due to higher growth and earnings.

Stop wasting your time on the forum or this thread. The forum will not make you rich.
Have a break. Let me buy you a cup of coffee.

- Your private banker

[Unregistered777]

go 4 beacon heights along mar thoma road which is the tallest development near boon keng mrt (28 floors). it is 999 years with full condo facilities (50m lap pool and tennis court etc), 5 min drive to town or 3 MRT STOPS to town, it has spectacular view of the city skyline, strategically situated in the middle of singapore and accessible to all parts of singapore as it is within minutes from the future woodsville interchange coming along, it is a peaceful neighbourhood whilst near town, priced below 1k psf.....etc etc. So what are you guys waiting for......HOT HOT HOT GO AND BUY!!!!

[mr funny]

http://www.channelnewsasia.com/stori...393697/1/.html

Lee Tat wins legal battle against Grange Heights residents

Posted: 02 December 2008 1913 hrs


SINGAPORE: A dispute between property developer Lee Tat Development and Grange Heights residents over a strip of land came to an end on Tuesday as the Court of Appeal ruled in favour of Lee Tat, overturning an earlier appeal decision.

It is extremely rare for the Court of Appeal to re-look a case that it has passed judgement on.

Since the 1970s, Lee Tat has been trying to stop the residents from using a pathway, which is surrounded by land owned by the developer, as a shortcut to nearby shopping centres and bus stops.

After four court proceedings over many years, the Court of Appeal has finally given the right of way to Lee Tat.

In the ruling, it is noted that for more than 30 years, residents have not used the pathway often.


- CNA/so