telok is a idea place too
Newbie
telok is a idea place too
Newbie
Yup...you are right..some are in fact just $650psf to $800psf...but the location is kinda bad. Some are located in the middle of lorongs far away from the main road.Originally Posted by Unregister
??? What talking u? If your land is 5000 sq ft with 100 units, as compared to 50,000 sq ft with 400 units, which is more cramped and crowded? Let's see in perspective alright?
I think you're probably quite new to property investment. the gross plot which is used for psfppr in Telok Kurau is really low and cramped. It means each unit in effect has very little land. For instance, a 20,000 sq ft development with 100 units mean each unit has 200sf of land - it is that very cramped and crowded. However, for a condo I know with 300 units and 600,000 sq ft of gross area, it means each unit has 2,000sqft of land. This amt of land per unit is important, because it will affect the psfppr calculation. Why does Farrer court get so much money? it is because it is sitting on a huge plot! At the end of the day, the thing that is MOST expensive is NOT the construction cost of the unit. It is the LAND. So before you go around saying that other people's condo is more cramped, you really should calculate this on a per sq ft basis.
I think this might be too complicated for you to understand tho'.
I think a lot of condo buyers are HDB upgrader, so they see their land as only their unit, which is the same as HDB. They didn't realise that the communal space is also part of their land. At the end of the day, who doesn't want to lay claim to beautiful landscape gardens, few large pool, 3 tennis courts, children playground, putting green, large gym etc.? It's like having a country club membership at your doorstep. Once you realise that the communcal space is actually divided amongst the unit, one will not go for those horrible developments with no communal space. Some developments cut corners and don't even build underground carpark, and have unsightly 1st floor carpark which again takes away more land from you when you could have used it for beautiful landscape etc. Why settle for something that shortchange you so much? No facilities. No land. Cramped and crowded environment. Nothing. Does want have to stoop so low just to tell people you can afford a mediocre private apartment? It is really no different from staying in a HDB.
Hi,
In regards to the comments on generalizing TK condos/apts having low gross plot ratio per unit, which means cramped and little space.
How about this real life example:
http://forums.condosingapore.com/sho...5170#post25170
Above link should be posted by an agent for a "high-rise" condo near the city fringe. Look at the "psfppr" !! 60,000sqft for 212 units ?? Isn't this worst than some of those in TK?
I'm just citing an example, so sweeping statements like TK areas are cramped may not stand. If you do look and search carefully, there are developments in TK or Joo Chiat having a relatively large "psfppr" ratio.
Developers are much smarter....those with a larger land plot and yet lesser number of units will be selling for higher psf. Do search carefully.
One important point to note: TK/Katong/Joo Chiat/Siglap area are all restricted by building height or number of floors restriction.
Who knows one day, if the authorities will relax the HEIGHT restriction, than these areas will be seen in a different light ! In fact, when the authority released the masterplan 2008, there was a report indicating that developers are hoping for the height restriction to be relaxed, but too bad.
Again, not my intention to pick any argument here, just my 2-cents worth.
Cheers.
Hi knowalittle,
This is a good point. I wonder why all these discussions about TK areas being cramped, did not take the height restrictions into account.
And the possibility that one day, Singapore will be so land scarce that the authorities will relax the height restriction in these areas meant only for private housings.
Just to substantiate your case, the Clover project in bishan has a total land size of 235,899sqft with 616 units, do a quick calculation by dividing 235,899/616 will yield only 383sqft for each unit, on average.
Isn't this lower than most of the developments in TK?
haha, why I didn't think of that?
Thank you for the informative comment.
Newbie
Im not new to property investment.
But for sure the newbie is you.
I hope its not very complicated for you to understand what i'm going to say now...
How is a TK development of land area 20000sqf going to yield a 100 units when the maximum plot ratio is only 1.4 meaning max 5 stories high?
My previous house was siting on a plot of 70000sqf with plot ratio of 1.4
Meaning a GFA of 98000sqf.
The development has only 25 units.
Example:
There is a new development in TK with land size of 40000sqf , plot ratio of 1.4 and total of 36 units only gives it an average of
(40000*1.4)/36 = 1556sqf.
Simple maths...i hope thats not too hard for u.
Newbie
What talking u?
U live in SG?
Your land area of 5000sqf can built up to 100units?
You LKY?
USE YOUR BRAIN IF U HAVE ONE
Why does anyone wants to stay in an apartment with no landscape , no facilities at all. This cannot improve your quality of life. Imagine a lifestyle with everything at your doorstep - lush landscape, tennis courts, jogging track etc., entertainment room, large playgrounds, many pools, well equipped gym all at your disposal within your premise under tight security - it feels exclusive. Your condo is more than just your apartment - the landscape and surroundings matters. If you like Telok Kurau because it is ulu and small, there're many other very ulu places as well right? You pay double the HDB price for something that does not provide you better quality of life. It's not worth it. You deserve so much more. You may say "I never do any sports so nevermind my condo no facilities" but many condo dwellers (or their children) pick up new sports because the facilities are so convenient.
HAHA...not entirely wrong..but dun mind me adding my opinions...
ppl buy property for their own reasons...maybe its becos TK is mainly FH compared to some of the recent releases...or maybe its just the rustic charm..or maybe its the feeling that "I dun want to end up like another wannabe condo owner without a sense of my own identity"...lotsa reasons!
Your questions are not without their merit...but bottomline is, your definition of "quality of life" is so restricive! To have good quality life, must have lotsa facilities? Lush greenery etc etc? What if I'm a anti-social introvert who stays huddled at my TK apartment, perfectly typing out responses to property forums on the internet in the wee hours of the day, and I'm perfectly happy with my life?? One cannot assume that your percieved way of life is ideal, so justifiably, one cannot put a value to the TK property in the same way...Not picking a fight..just want to offer an alternate view...
for 900+psf buy beacon heights which is in a better location and it is definitely a highrise condo with full condo facilities and tennis court...dont waste ur money on telok kurau area with develpments with tiny pools not even enuf for a relaxing swim. those tiny projects are cheap to build and they are ripping buyers off with 900psf or above...forget it
Beacon heights is not necessarily in a better location... it is very subjective... but IMHO, TK is better located than St Michael....
BH no good
Your comments are biased. BH is not definitely better...900psf? Not worth it...
I agree those developments that spend on worst possible finishings with no facilities and no underground carpark in the messy and narrow labyrinth of Telok Kurau is a rip off. Know your stuff. Go buyer better things.
Not necessarily true.... the location of TK is still very attractive... but to each his own but no need to say "rip off"...
What's so great about the location? It's not exactly near town or convenient or can see the sea or what. Why squeeze yourself in a cramped environment, narrow roads with inferior finishings. My fren is now regretting - he says swmming pool one fat person goes in and all the water spill out - it's that small. Still need to take country club membership if you want to use more decent facilities. Also, once you say I stay in Telok Kurau, it conjures up images of people who CMI and stay in messy overcrowded labyrinth. For the same price, you can get something better.
i think quite unfair to say that only ppl who CMI stay there. some ppl like the place for their own reasons, so doesnt mean that they cant afford anywhere better. also, i think its plain silly to pass comments about the swimming pool with the fat man. no pool is that small.
The swimming pool is small indeed and not meant for swimming. It is a fair observation. I think most buy there because they need to shout they're at D15 but I find that shallow. Buy a good quality place that improves one's life with lush landscape and sports amenities -that's the most important. Life is short. Don't buy a place that does nothing to your lifestyle and so cramped that it is suffocating. The narrow streets is more suffocating than most HDBs.
i think it all boils down to personal preferences. not everyone's ideal home has lush landscape and sports amenities. some buy there because they really like it there and could not be bothered abt D15 or 16. granted its a little bit crowded there but again, more suffocating than HDB seems a little extreme
TK buyers have to resort to calculating plot ratios to justify the the value of their properties, wat a joke. Hirise condos boasts of panoramic views that TK owners could only dream of. My parents live on the top flr of a 5rm flat in Dover (25th flr) and the view is absolutely breathtaking. Sure u cn figure out why the almost 30yr old 99 year leasehold flat is valued by hdb at mre than 650k. Mreover 4 public housing nt much plot ratio to talk about and no privacy, but why cn it be priced mre expensively than a lot of units in TK in terms of quantum? Gd view units in seaview cndos also fetch a much higher premium than those wth lousy views so just basing on plot ratio is shallow. asia's most expensive cndo in hk at 25mil could probably allow the owner to buy a landed property the same size as the plot of land but the inherent val is in the spectacular bay view. Go ahead and do those useless calculations of plot ratios to justify the existence of those cheapo TK developments
Nobody buys a TK condo and hopes for the view... TK's rustic charm and its privity to town, beach and good eateries make it an attractive location... and for goodness sake, please don't drag in yp parents' 30 years leasehold with good views... try selling it now.... and see which bank bites the deal to lend the buyer the money.... try it...
Went down for a viewing today.
Boring afternoon, event the agents looked very bored.
The Verte showflat is adjacent to the Ambra showroom.
Verte has 36 units where Ambra has 24 units.
Very small developments.
TOP in 2010 but nothing built yet but I think the foundations are laid.
For both, according to the agent, are 1/2 sold.
Not much facilities, only with pool and gym.
Each unit entitled to one carpark lot.
They emphase a lot on the park which is beside the Verte.
Both showflats feel small.
Furnishings are not impressive as compared to the Amery.
But I find the agent servicing me to be professional and detailed which I'm pretty impressed.
Price around 950psf (I think 7% discount has already been given as compared to the list price) and there is interest absorption scheme.
I find the price to be too steep.
Newbie
whats the take up rate of this project?
TK has its charm. Period.
Newbie
each have his own likings
The HDB unit in Dover was bought for mere $450k and the bank has valued it at more than $620k. Many owners have sold their units in the 3 point blocks of Dover Close East at a premium, each reaping more than 200k in profits. what kind of capital appreciation has ur TK property fetched you?
Why was the sale transcated at $450k when the bank valued it at $620k?
i think he meant that he bought it at $450k sometime ago and now the valuation is $620k, implying that he could sell at more than the valuation price.
To me
TK still ok
not really a bad place
Posting Permissions
Reply With Quote