JURONG GATEWAY CONDO LAUNCHING!!

[081828]

Just to also compare with other recent launches (with substantial proportion of units sold):

Bartley Ridge: (Bartley, Circle Line)

INDICATIVE PRICE RANGE / AVERAGE*
$1,024 - $1,564 PSF / $1,280 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 81.3%, PR 11.9%, FOREIGNER 6.7%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 58.7%, PRIVATE 41.3%

D'Nest (Pasir Ris, EW line)

INDICATIVE PRICE RANGE / AVERAGE*
$744 - $1,299 PSF / $976 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 80.1%, PR 15.7%, FOREIGNER 4.0%, COMPANY 0.1%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 63.0%, PRIVATE 37.0%

La Fiesta (Sengkang, NE line)

INDICATIVE PRICE RANGE / AVERAGE*
$975 - $1,440 PSF / $1,163 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 80.5%, PR 14.7%, FOREIGNER 4.8%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 69.1%, PRIVATE 30.9%

Jewel @ Buangkok (Buangkok, NE line)

INDICATIVE PRICE RANGE / AVERAGE*
$990 - $1,411 PSF / $1,192 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 87.1%, PR 9.9%, FOREIGNER 2.9%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 69.6%, PRIVATE 30.4%

Sant Ritz (Potong Pasir, NE line)

INDICATIVE PRICE RANGE / AVERAGE*
$1,126 - $1,655 PSF / $1,469 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 82.5%, PR 6.8%, FOREIGNER 8.7%, COMPANY 1.9%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 38.6%, PRIVATE 61.4%

Q Bay Residences (some distance from Tampines West, DTL3)

INDICATIVE PRICE RANGE / AVERAGE*
$913 - $1,224 PSF / $1,073 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 82.1%, PR 12.4%, FOREIGNER 5.5%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 65.0%, PRIVATE 35.0%

Midtown Residences

INDICATIVE PRICE RANGE / AVERAGE*
$1,106 - $1,643 PSF / $1,434 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 95.8%, PR 4.2%, FOREIGNER 0.0%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 68.1%, PRIVATE 31.9%

Observation:

Buyer Profile
These projects had above 80% of buyers who are Singaporeans. Quite similar to the earlier batch of projects I have listed except for J Gateway. So J Gateway does differ from the rest in terms on the proportion of buyers who are non-Singaporeans.
Other than Sant Ritz, the rest of the projects had a significant proportion (e.g. > 60%) of buyers with HDB addresses. Interestingly, contrast this with the earlier batch of projects that have I listed where the mix between HDB and private addresses is more balanced or skewed towards private addresses. I do realise this fact may not be significant but nevertheless it is an interesting observation to me.

Prices achieved

Based on the prices achieved, D'nest, Bartley Ridge, La Fiesta and Jewel @ Buangkok do appear to be value for money relative to the other projects. Admittedly, this may be a subjective interpretation and it depends on the value that one assigns to each location. If I compare J Gateway to these projects, again it does not appear that J Gateway prices are an anomaly relative to the rest.

[hopeful]

Extracted the following info from squarefoot research for J Gateway:

BUYER PROFILE BY STATUS#
SINGAPOREAN 66.7%, PR 0.0%, FOREIGNER 33.3%, COMPANY 0.0%

BUYER PROFILE BY PURCHASER ADDRESS#
HDB 53.3%, PRIVATE 46.7%

It is interesting that the proportion of buyers who are foreigners is quite high for a project deemed "lousy" by many in this forum....LOL. Let's not forget they would have to pay 15% ABSD. Also noted about half of the buyers had a private address (not too different from other recent new launches).
.......

of course the proportion of foreign buyers are high.
they dont know the historical valuation of jurong and bishan.
if they had known, they would have bought in bishan instead.
these foreign buyers are suckers once again.

another interpretation is that these foreigners are not burdened by historical baggage, they see and evaluate each area with fresh eyes. this scenario though is very very very unlikely.

[chestnut]

of course the proportion of foreign buyers are high.
they dont know the historical valuation of jurong and bishan.
if they had known, they would have bought in bishan instead.
these foreign buyers are suckers once again.

another interpretation is that these foreigners are not burdened by historical baggage, they see and evaluate each area with fresh eyes. this scenario though is very very very unlikely.

Look @ Iskanda and compare with KL....

If you go KL itself....
Look at Monk Kiara vs Bukit Bintang
Look at Puchong vs Ampang, etc...

If you look at Bishan in its earlier days, everyone shun it... Did anyone thot Bishan would have a Mil dollar HDB????

Look at Tanah Merah condos, how much are they going for??? But nobody mentions how ex it is????

Why????

When the sail was launched??? Did people believe in Marina area??? How much money was pumped into it????

When Sentosa was first launched, did people believe in Sentosa??? How much money was pumped in???

When the govt pump money into an area (Infra), do people expect the govt to get back the money????

I am so confused???? You think the govt will pump money into an area for no reason????

The best part is people get so caught up with fumes, toxic pollution, etc... We have the NEA, rite????

There is no stats to prove all this health issue....


The installation was later taken over by Shell company which built Singapore's first oil refinery in 1961. Today, the oil giant Shell, has its largest refinery with a capacity of 400,000 barrels per day, at Bukom.

http://infopedia.nl.sg/articles/SIP_922_2005-01-19.html

52 years on, there should cases now rite????

[Ringo33]

of course the proportion of foreign buyers are high.
they dont know the historical valuation of jurong and bishan.
if they had known, they would have bought in bishan instead.
these foreign buyers are suckers once again.

another interpretation is that these foreigners are not burdened by historical baggage, they see and evaluate each area with fresh eyes. this scenario though is very very very unlikely.

Suckers are actually those who bought Sky Habitat, D Leedon and Interlace at launch, not J Gateway buyer.

As I have said before, when a project is sold out within 1 day, that means there are too many buyers in the market chasing after the limited supply. And this can only benefit the owners of J Gateway when they decided to sell in 3 to 4 years time.

[Ringo33]

A picture tells a thousand words

[hopeful]

my post was with reference from this:
http://forums.condosingapore.com/sho...postcount=1475

many times, i forget to put /sarc tag.

[Wunderkind]

Just to also compare with other recent launches (with substantial proportion of units sold):

Bartley Ridge: (Bartley, Circle Line)

INDICATIVE PRICE RANGE / AVERAGE*
$1,024 - $1,564 PSF / $1,280 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 81.3%, PR 11.9%, FOREIGNER 6.7%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 58.7%, PRIVATE 41.3%

D'Nest (Pasir Ris, EW line)

INDICATIVE PRICE RANGE / AVERAGE*
$744 - $1,299 PSF / $976 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 80.1%, PR 15.7%, FOREIGNER 4.0%, COMPANY 0.1%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 63.0%, PRIVATE 37.0%

La Fiesta (Sengkang, NE line)

INDICATIVE PRICE RANGE / AVERAGE*
$975 - $1,440 PSF / $1,163 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 80.5%, PR 14.7%, FOREIGNER 4.8%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 69.1%, PRIVATE 30.9%

Jewel @ Buangkok (Buangkok, NE line)

INDICATIVE PRICE RANGE / AVERAGE*
$990 - $1,411 PSF / $1,192 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 87.1%, PR 9.9%, FOREIGNER 2.9%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 69.6%, PRIVATE 30.4%

Sant Ritz (Potong Pasir, NE line)

INDICATIVE PRICE RANGE / AVERAGE*
$1,126 - $1,655 PSF / $1,469 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 82.5%, PR 6.8%, FOREIGNER 8.7%, COMPANY 1.9%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 38.6%, PRIVATE 61.4%

Q Bay Residences (some distance from Tampines West, DTL3)

INDICATIVE PRICE RANGE / AVERAGE*
$913 - $1,224 PSF / $1,073 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 82.1%, PR 12.4%, FOREIGNER 5.5%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 65.0%, PRIVATE 35.0%

Midtown Residences

INDICATIVE PRICE RANGE / AVERAGE*
$1,106 - $1,643 PSF / $1,434 PSF

BUYER PROFILE BY STATUS#
SINGAPOREAN 95.8%, PR 4.2%, FOREIGNER 0.0%, COMPANY 0.0%
BUYER PROFILE BY PURCHASER ADDRESS#
HDB 68.1%, PRIVATE 31.9%

Observation:

Buyer Profile
These projects had above 80% of buyers who are Singaporeans. Quite similar to the earlier batch of projects I have listed except for J Gateway. So J Gateway does differ from the rest in terms on the proportion of buyers who are non-Singaporeans.
Other than Sant Ritz, the rest of the projects had a significant proportion (e.g. > 60%) of buyers with HDB addresses. Interestingly, contrast this with the earlier batch of projects that have I listed where the mix between HDB and private addresses is more balanced or skewed towards private addresses. I do realise this fact may not be significant but nevertheless it is an interesting observation to me.

Prices achieved

Based on the prices achieved, D'nest, Bartley Ridge, La Fiesta and Jewel @ Buangkok do appear to be value for money relative to the other projects. Admittedly, this may be a subjective interpretation and it depends on the value that one assigns to each location. If I compare J Gateway to these projects, again it does not appear that J Gateway prices are an anomaly relative to the rest.

Thanks for the information. Interesting to know that despite the hefty ABSD on foreigners purchase of private properties, there is still a significant percent of them who bought JG. This bucks the usual statistics for most OCR properties where the predominant buyers are locals.

Will this change the landscape for JLD?

Will the foreigners bring in more buying from the counterparts into JLD?

The likelihood is high.

[Ringo33]

Thanks for the information. Interesting to know that despite the hefty ABSD on foreigners purchase of private properties, there is still a significant percent of them who bought JG. This bucks the usual statistics for most OCR properties where the predominant buyers are locals.

Will this change the landscape for JLD?

Will the foreigners bring in more buying from the counterparts into JLD?

The likelihood is high.

Foreigners buying activities at J Gateway is a strong validation of the attractiveness and potential of the development. J-Gateway is not an ordinary mass market condo, its a unique and iconic development located right in the heart of 2nd largest high rise business district in Singapore.

Within JLD you have got shopping malls, commercial buildings, hospitals, schools, hotels, country club, integrated transport hub, tourist attractions, gardens, lakes etc, where else in Singapore can you find such a comprehensive and well design district outside central area?

When Jurong Gateway is fully developed in about 10 years time, the entire area will be buzzing with so much activities that people will start to forget they are in jurong.

[august]

edited ......

[newbie11]

Jurong east is already bustling. Shudder to think more will work and live there.

[vanan75]

Anyone has pictures of the construction of J-Gateway? what's happening over there...

[vovolversace]

This is great news. Let wait for Bishan Sky Vue profile. I bet close to 100% Singaporeans, cause only Singaporeans know that Bishan is "superior".

nono.Foreigner don't interested in a hdb estate without any uniqueness.They rather interested in a potential 2nd cbd.

Now and In the future,only JLD,East Coast,Marina Bay,Sentosa,Bukit Timah,Tanglin,Orchard,Holland,RV and Keppel bay which can caught the attention of foreign buyers.What is Bishan to them.To them Bishan is a middle class hdb estate,nothing special compared to other hdb estate,no differents.To them hdb estate is always be a hdb estate.how much superior can be for a hdb estate?Only egoistic people will think Bishan is superior as they cannot afford to live in CCR.They are wannabes,so said Bishan is superior.

[Ringo33]

From LTA Masterplan 2013 This could be good news for J Gateway residents as I think that the office building where MND is located will need it.

reducing noise LeveLs

Singapore is more built-up than ever before and
inevitably, noise pollution in some areas has increased.
Some people living near MRT tracks and busy roads are
experiencing more noise and we are working to reduce
this to improve our environment.

We have completed installing noise barriers at the new
MRT viaduct at Jurong East Station and near Bishan
Station. We are also going to test noise barriers at
Tampines, Jurong East and Toh Guan. We expect that
some 20km of noise barriers may be needed in all to
reduce noise pollution from our train network. We will
also continue to explore other noise mitigation measures.
We are installing the barriers in phases, starting towards
the end of 2013 and completing by 2020.
To tackle road traffic noise, we are conducting a
study together with agencies such as the National
Environment Agency (NEA) on possible mitigation
measures. Those living near the PIE, the West Coast
Highway and in Bishan may see noise barriers being set
up and “hear” the difference. If trials are successful, we
will look into expanding the scheme.
As Singapore continues to grow, more and more people
will live closer to elevated MRT lines and busy roads. We
are working with other agencies such as HDB and URA
to ensure that we manage noise levels satisfactorily

[Wunderkind]

Anyone has pictures of the construction of J-Gateway? what's happening over there...

Dun think you can see anything up yet. The foundation work is in progress.

Patience, my friend.

[Strata]

One of my friend as a property agent told me that the return units are actually around 50% of total units; mostly affect by TDSR.

[Ringo33]

One of my friend as a property agent told me that the return units are actually around 50% of total units; mostly affect by TDSR.

https://www.squarefoot.com.sg/market...returned-units

[dudick]

One of my friend as a property agent told me that the return units are actually around 50% of total units; mostly affect by TDSR.

So your agent is telling you that there are over 300 return units in J Gateway?
Funny, my agent told me that there is still a waiting list for j gateway. My agent is from the developer assigned agent, hutton group. So can you get your agent friend to show us the list of returned units? I think my agent will be very interested

[pmet]

So your agent is telling you that there are over 300 return units in J Gateway?
Funny, my agent told me that there is still a waiting list for j gateway. My agent is from the developer assigned agent, hutton group. So can you get your agent friend to show us the list of returned units? I think my agent will be very interested

May I know which type/unit has a waiting list? Funny my agent from Hutton too told me that the developer is still selling the two units which I had returned (2-bedder).

[CondoWE]

one said 50% return, one said waiting list and one said he returned 2 bedder....who is the right one..!

[Ringo33]

one said 50% return, one said waiting list and one said he returned 2 bedder....who is the right one..!

Btw, 50% return is impossible else newspaper, TV, radio will announce liao

Maybe 50% of the return units are due to TDSR. Last I check there was around 17 units return.

[pmet]

one said 50% return, one said waiting list and one said he returned 2 bedder....who is the right one..!

I personally don't think 50% is correct or even remotely accurate. But I was only referencing the post above which states there's a waiting list (for all or just MM we don't know). I'm not an agent so don't quote me on that, I'm only posting what I honestly know is true

BTW, I think this project has great potential. I'm still holding on to my penthouse for own stay and intending to buy another 2 units for investment when the price corrects. One of the reason why I returned the 2 units was indeed TDSR.

[ZeeWee]

allow me to clear all doubts... No units available at all

everytime a unit gets returned, there will be almost a mini balloting at Huttons office

[princess_morbucks]

Yes, Jgateway condo is SOLD OUT!
This is taken from URA website (as of AUG 2013)

[Learner]

allow me to clear all doubts... No units available at all

everytime a unit gets returned, there will be almost a mini balloting at Huttons office

May I know what is the price? Same as launch?

[princess_morbucks]

May I know what is the price? Same as launch?

You can check URA website for the latest transaction.

This is a screenshot from URA website :

[ZeeWee]

May I know what is the price? Same as launch?

sorry I cant recall exact price but given such a hot project, the price will always be slightly higher and there will still be takers

[Learner]

Hi princess - I was wondering if the price of the returned units will be higher or same as the launch. Guess zee wee has answered me

Thanks zee wee

[princess_morbucks]

Hi princess - I was wondering if the price of the returned units will be higher or same as the launch. Guess zee wee has answered me

Thanks zee wee

Yes, Zee wee is this forum's in- house agent and he will know best.
I only kaypoh and look for info on URA .

[Learner]

Yes, Zee wee is this forum's in- house agent and he will know best.
I only kaypoh and look for info on URA .

Hi princess, I appreciate your help too. Thanks

[ZeeWee]

no la.. I only in the know how for Huttons projects.. the rest I wont dare comment de