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Thread: Nine Residences @ Yishun Junction 9

  1. #211
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    Quote Originally Posted by 5littlecow View Post
    This one 4 residences should be cheaper right ? Due to the location and the land price bidded which is lower than 9 residence
    http://www.btinvest.com.sg/property/...un-mixed-site/

    Lower than expected bids at tender for Yishun mixed site
    14 Jan 2015 14:18 by Lee Meixian

    A HOUSING Board tender for a mixed-use commercial/residential site at Yishun Ave 4 which closed on Tuesday garnered a “muted” turnout from just five bidders.

    This fell short of consultants’ earlier predicted six, to as many as 18 bidders by the most bullish of the lot.

    Northern Resi and Northern Retail, both units of listed construction engineering group BBR Holdings, beat four others to offer the highest price of S$185.09 million, which translates to S$629.24 per square foot per plot ratio (psf ppr).

    Again, this was below even the floor of consultants’ predictions of at least S$650 psf ppr for the highest bid.

    The Yishun plot, with a gross floor area of about 27,327 square metres, is the first of two selected government land sale sites to adopt a new building method called prefabricated prefinished volumetric construction (PPVC). It has to meet a certain level of prefabrication under new government rules for the built sector.

    Two Koh Brothers units, KBD Ventures and Changi Properties, put in a very close second highest bid of S$181.6 million (S$617.37 psf ppr), only 1.9 per cent less than the highest tenderer.

    R’ST Research director Ong Kah Seng thus called the top bid a “chance occurrence”. When interest is high in a site, bidders would bid aggressively, resulting in a wide margin between the first and second bids, but there was notably no outlying top bid in this tender, he said.

    Sim Lian (Focus) Pte Ltd put in the third highest bid of S$168 million (S$571.14 psf ppr). The fourth and fifth bidders were Wee Hur Development and KSH Land Development, respectively.

    Desmond Sim, CBRE research head for South-east Asia, said it was not surprising that the tender participants were developers with a construction arm, given the site’s mandatory use of PPVC technology. “Such developers have the advantage of being able to control construction costs better, transferring potential savings into their profit margins,” he said.

    But the higher construction cost using the PPVC method – which involves assembling whole rooms or apartment units complete with internal fixtures off-site, and installing them on-site Lego-style – may also have been priced into the subdued bids, SLP International executive director Nicholas Mak said.

    “In a buoyant property market, the developer may be able to pass on the higher construction costs to the buyers. But this could be difficult in the current market,” he said. The alternative would thus be for the developer to lower its own land costs.

    Ong Teck Hui, national research director at JLL, said the bidders also likely also took into account retail and residential competition in the vicinity.

    Northpoint City, an integrated development which includes the largest mall in the north, will be completed in 2018, while Junction Nine at Yishun Ave 9 will be ready in mid-2017. There are also some 920 units for sale at Northpark Residences, and 660 units for sale at Symphony suites.

    Chia Siew Chuin, director of research & advisory at Colliers, cited the requirement for the commercial component of the development to be held under a single strata lot as another reason for the low bids.

    “This disallows any strata subdivision of the commercial component during the lease term, which could have prompted a more cautious bidding strategy from developers due to the more restrictive investment exit options available,” she said.

    The expected breakeven price for the residential component is estimated to be S$950 to S$1,000 psf. Its selling price could range from S$1,050 to S$1,150 psf, depending on the state of the market when it launches, she said.

    The retail component could also achieve monthly gross rents of S$6 to S$12 psf, she added.

  2. #212
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    Quote Originally Posted by 5littlecow View Post
    This one 4 residences should be cheaper right ? Due to the location and the land price bidded which is lower than 9 residence
    http://www.propertyguru.com.sg/prope...-200-residenti

    Mixed development in Yishun to yield 200 residential units
    Feb 4, 2015

    The 99-years leasehold land parcel at Yishun Avenue 4, which was awarded to joint tenderers Northern Resi and Northern Retail last month, is proposed for a mixed development consisting of about 60 percent residential and 40 percent commercial space.

    Northern Resi will develop and sell around 200 residential dwelling units, while Northern Retail will develop the commercial units and be the single strata owner upon completion, its developers said in a statement.

    The commercial units will include shops, restaurants, food court and a supermarket.

    The development will use Prefabricated Prefinished Volumetric Construction (PPVC) and Prefabricated Bathroom Units (PBU) for at least 65 percent of the constructed floor area and bathroom units respectively, as required by the government’s initiative to use labour-efficient construction methods to improve construction productivity.

    Northern Resi and Northern Retail are wholly-owned subsidiaries of NorthernOne Development, and the immediate holding company of NorthernOne is Northern Development, a wholly-owned subsidiary of BBR Property.

    BBR Group’s CEO Andrew Tan said, “We are pleased that this new project will leverage the integrated competencies within the BBR Group, in terms of engineering solutions, construction methods as well as property development expertise.”

    Muneerah Bee, Senior Journalist at PropertyGuru, wrote this story. To contact her about this or other stories email [email protected]

  3. #213
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    Quote Originally Posted by 5littlecow View Post
    This one 4 residences should be cheaper right ? Due to the location and the land price bidded which is lower than 9 residence
    How did u find out that the name is going to be 4 residences? It's not a very lucky number to begin with.

    Btw here are the exciting updates in pic took them today
    Attached Images Attached Images

  4. #214
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    Quote Originally Posted by Wendywendy View Post
    How did u find out that the name is going to be 4 residences? It's not a very lucky number to begin with.

    Btw here are the exciting updates in pic took them today
    hahahahaha!!!!! no lah. type "brand new upcoming mixed development at yishun ave 4" is so looong... i type 4R everybody knows wat it is. lolol!!!

    the pics look great!!! ap00 always take the inwards facing units. and u always take the outwards facing units. it always feels good to see the development from all angles. the naked facade of the mall looks fantastic!!! it reminds me of the old capitol building in the old days...

    wah. u so early reach home already ah?

  5. #215
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    Quote Originally Posted by MrTan View Post
    hahahahaha!!!!! no lah. type "brand new upcoming mixed development at yishun ave 4" is so looong... i type 4R everybody knows wat it is. lolol!!!

    the pics look great!!! ap00 always take the inwards facing units. and u always take the outwards facing units. it always feels good to see the development from all angles. the naked facade of the mall looks fantastic!!! it reminds me of the old capitol building in the old days...

    wah. u so early reach home already ah?
    I'm not so hardworking as ap00 to go to the new BTOs to take the pics only occasionally I'll take the lift to the 10 floor of the old neighboring blocks to snap some pics.

    I eat sleep work YISHUN.
    Hee

  6. #216
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    Quote Originally Posted by Wendywendy View Post
    I'm not so hardworking as ap00 to go to the new BTOs to take the pics only occasionally I'll take the lift to the 10 floor of the old neighboring blocks to snap some pics.

    I eat sleep work YISHUN.
    Hee
    ap00 didn't go to the new BTOs to take the pics. He drives to the mscp and goes to the sky garden/park to do it.

    U shld work together with ap00 to post ur pics to the 9R fb leh...

    Eat sleep work yishun? Damn. Got such good lobang. Still got or not? Intro leh... Hehehe...

    then what's wif carrying ur laptop handbag shoppings walk back home to 2xx from mrt? Ur office at khatib?

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    Thanks ap00!!!

    now we need somebody architectural engineering trained to educate us what they are building/installing closest to the mscp. it looks like optimus prime to me. first they built the cabin. now they are building the trailer.

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    Quote Originally Posted by MrTan View Post
    Thanks ap00!!!

    now we need somebody architectural engineering trained to educate us what they are building/installing closest to the mscp. it looks like optimus prime to me. first they built the cabin. now they are building the trailer.
    My guess is that the new structure is for the air conditioning for the mall. It's their ac ledge. Haha. Why? Cos the structure has some sort of a ventilation - to hide the hideous air cons but allow it to cool.

    The one we saw a few weeks ago I guess it's water tanks? Cos of the metal pipes.. Gas pipes not so thick.

    Thanks Ap00 again!

  9. #219
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    Quote Originally Posted by Wendywendy View Post
    My guess is that the new structure is for the air conditioning for the mall. It's their ac ledge. Haha. Why? Cos the structure has some sort of a ventilation - to hide the hideous air cons but allow it to cool.

    The one we saw a few weeks ago I guess it's water tanks? Cos of the metal pipes.. Gas pipes not so thick.

    Thanks Ap00 again!
    Water tanks and thick metal pipes? Hhhmmm... then think should be water filtration units for the swimming pool...

    Air con for the mall? Hhhmmm... then think should be air con condensers liao... that means that whole area there will be hot and noisy... what facilities do we have there huh? Haiz... one of the cons of staying in a mixed development...

  10. #220
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    wow, so much discussions! It shouldn't be too noisy nor hot, as there seems to be a wall separating those units from the condo area.
    Do visit https://www.facebook.com/junctionnineresidences !
    Like and share the page

  11. #221
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    last 10 units.... it said...

    http://www.mysgprop.com/junction-9-residences/

    Sold Again 3/14/2015! Last 10 Units, Selling Out Soon!!
    Hurry before the price break the record high in Yishun, SOON!

  12. #222
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    Quote Originally Posted by spirintel View Post
    last 10 units.... it said...

    http://www.mysgprop.com/junction-9-residences/

    Sold Again 3/14/2015! Last 10 Units, Selling Out Soon!!
    Hurry before the price break the record high in Yishun, SOON!
    I think there's a spillover effect from the opening of the NorthPark residences show flat , and the opening of the new temporary bus interchange which will put commuters in direct view of Nine Residences showflat which is just outside one of the entrances of the temporary bus interchange

  13. #223
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    Quote Originally Posted by spirintel View Post
    last 10 units.... it said...

    http://www.mysgprop.com/junction-9-residences/

    Sold Again 3/14/2015! Last 10 Units, Selling Out Soon!!
    Hurry before the price break the record high in Yishun, SOON!
    Hahahahaha!!!!! YEAH YEAH YEAH!!!

    hi spirintel, welcome onboard!!! and welcome to the 9R final countdown team!!! hahahahaha!!!!!

    have u already bought or r u a potential buyer for 9R? SS? NPR? 4R?

  14. #224
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    Quote Originally Posted by Apohosis View Post
    I think there's a spillover effect from the opening of the NorthPark residences show flat , and the opening of the new temporary bus interchange which will put commuters in direct view of Nine Residences showflat which is just outside one of the entrances of the temporary bus interchange
    definitely!!! there are non-huttons non-propnex agents nearby NPR showflat canvassing for 9R business...

  15. #225
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    Quote Originally Posted by ap00 View Post
    wow, so much discussions! It shouldn't be too noisy nor hot, as there seems to be a wall separating those units from the condo area.
    found the proper name for it already. it's called cooling towers. NPR has it as well and they are much bigger than ours. unavoidable since their mall is much bigger than J9 also.

    facilities near the cooling towers are Grand Piazza, PLAY Splash and PLAY Scape. dun know if there r any adverse effects or not.

    facility near the water filtration unit is the GreenHaus. same sentiments.

  16. #226
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    Quote Originally Posted by MrTan View Post
    definitely!!! there are non-huttons non-propnex agents nearby NPR showflat canvassing for 9R business...
    SS need to buck up. They are really quiet.

  17. #227
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    Quote Originally Posted by Wendywendy View Post
    SS need to buck up. They are really quiet.
    peace and tranquility mah... or else how to listen to symphony... hehehe... :P

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    Quote Originally Posted by MrTan View Post
    peace and tranquility mah... or else how to listen to symphony... hehehe... :P
    Last heard is about 50 units sold right ? Now how many sold ?

  19. #229
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    Quote Originally Posted by Apohosis View Post
    Last heard is about 50 units sold right ? Now how many sold ?
    Abt 100+

  20. #230
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    Quote Originally Posted by MrTan View Post
    Wah! Cham ah! I old man old uncle got option form no fb acct ah. How to join sia? How ah how ah?? Hahahahaha!!!!!

    Pple big development many units a lot of chatters. We small development few units. I count here count there so far I can use 1 hand to count who can join and is joining and I still got 1 extra finger left. We all know who we are. ;p

    This forum got private group chat or not? If not, can use watsapp or wechat? I volunteer... our D27 professional expert specialist to be our initiator, moderator and regulator. Those who agree say AYE. Those who disagree say AYE also. Hahahahaha!!!!!
    Hey all.. I've sent a pm to u regarding our wa group. Do revert if keen. Cheers!

  21. #231
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    should be able to clear the remaining stocks by this month.

  22. #232
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    Quote Originally Posted by Pro888 View Post
    should be able to clear the remaining stocks by this month.
    Good news to all 9 residents, NorthPark helped to push sales

  23. #233
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    Quote Originally Posted by 5littlecow View Post
    Good news to all 9 residents, NorthPark helped to push sales
    How many left? U buy yet?

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    Visited the showflat last sat. Left abt 5 units of 2 bedrooms apt. Was told that the developer is giving the buyers of these remaining units S$10k reno cheque upon TOP.

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    Quote Originally Posted by accura69 View Post
    Visited the showflat last sat. Left abt 5 units of 2 bedrooms apt. Was told that the developer is giving the buyers of these remaining units S$10k reno cheque upon TOP.
    How was the crowd at 9R showflat? Crowded? Sparsely? So u brought it? Or u buy NPR?

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    less than 5 people viewing. I did not buy this and waiting to view NPR.

    Quote Originally Posted by MrTan View Post
    How was the crowd at 9R showflat? Crowded? Sparsely? So u brought it? Or u buy NPR?

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    7 units left

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    Quote Originally Posted by MrTan View Post

    wow! very fast leh. Avg done close to $1.3k psf

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    https://www.ura.gov.sg/realEstateIIW...tSearch.action

    URA developers sales website shows that by jan 15, 9R sold 153 cumulative units to date, including 3 units in jan 15.

    However, same website shows that by feb 15, 9R sold 170 cumulative units to date, including 7 units in feb 15.

    My question is: 7 + 153 = 160 mah. Why is it 170? I checked 2013 2014. Numbers all tie. So cannot be caveats non caveats lodged. Hhhmmm... Puzzled.

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