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Thread: Robin Residences Freehold | T.O.P. Soon

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    Default Robin Residences Freehold | T.O.P. Soon

    Robin Residences a Freehold Condominium, which will be obtaining their T.O.P. soon, is located at Singapore prime district 10 - Robin Drive a prestigious address with minutes walk to the upcoming Stevens MRT Station. Robin Residences is at the fringe of Orchard and well connected to major expressways such as PIE / CTE and major arterial roads. This 5-storey condominium development comprising of communal facilities and a clubhouse and beautifully appointed, your home boasts top quality finishes with meticulous attention to every detail. Well mix of Studio to 6 bedroom penthouses exclusive to 134 units in an exquisitely designed, you can take the pick of a safe haven nestled in modern comfort at.

    View actual unit now. Please dial 61001778 or visit Robin Residences Singapore to view floor plans and video.


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    Already TOP?
    What is the likely rental yield?

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    Very high pfs

    probably around 2 to 2.5% for smaller units

    Quote Originally Posted by richwang View Post
    Already TOP?
    What is the likely rental yield?

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    http://www.robin-residence.org/starbuy

    all the prices and the up to 100k discount info at this website.

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    the number of rental adverts had been decreasing so i am assuming despite the low yield, at least it is able to be rented out.

    so far there have been 2 3-bedders rented out at 5,300 and 5,400 (caveats lodged). assuming after discount prices are at 2.4m+, yield is indeed 2.5%.

    the more decent sized 2-bedders (800+ sq ft) were rented out at 4k and 4.2k. at a discounted price of just under 2m, that's also around 2.5% yield.

    smaller "2 bedroom" (538 sq ft) units had been rented out at 2.6 to 3k with a mode of 4 units at 2.8k. prices sold ranged from 1.228m to 1.329m. using the average, yield is also 2.6%. these 2 bedrooms are sold out though.

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    If anyone is keen to install track guided indoor/outdoor blinds (no gaps!) and retractable insect screens . Pls call 98806538 for measure and quote.

    Products are all made in Australia!

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    6 Oct 2016 #04-08 1,066sq ft 2,398psf $2,555,000 list price $2,594,000 $39k discount
    5 Oct 2016 #04-01 1,830sq ft 2,328psf $4,260,000 list price $4,347,000 $87k discount

    left with final 1 5 bedder #03-01 asking for the same price.

    discount is not a lot but seems enough to start moving some of the units. The current discount seems like up to $100k (of course $100k off is for the penthouses).

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    2300pfs after discount for non MM units looks very high for the location
    seems like peak price


    Quote Originally Posted by bargain hunter View Post
    6 Oct 2016 #04-08 1,066sq ft 2,398psf $2,555,000 list price $2,594,000 $39k discount
    5 Oct 2016 #04-01 1,830sq ft 2,328psf $4,260,000 list price $4,347,000 $87k discount

    left with final 1 5 bedder #03-01 asking for the same price.

    discount is not a lot but seems enough to start moving some of the units. The current discount seems like up to $100k (of course $100k off is for the penthouses).

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    Quote Originally Posted by Singleton View Post
    2300pfs after discount for non MM units looks very high for the location
    seems like peak price
    that's the thing, but still able to move. while not MM, these units are smaller than the typical CCR big units. 1066 sq ft 3 bedder (that's the size of a 2 bedder at rivergate), 1830sq ft for 5 bedder, similarly, rivergate's 4 bedders on average are bigger than that.

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    the selling point of this project is proximity to the future stevens mrt interchange.

    do note that i m vested in the developer, sing holdings, so whatever i write here may be biased.

    by buying the developer, i'm effectively buying robin residences at 230psf, not 2300psf. 90% discount. hahahaha.

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    Bro, u are good.
    at 2300pfs how to have upside in next 10 years, MRT already up, another interchange no difference
    If there is a big mall, cinemas, etc etc, maybe
    Look at Glyndebourne opposite, bigger land area, exclusive units
    2000-2300pfs in 2010 before bull run, look at prices now.


    Quote Originally Posted by bargain hunter View Post
    the selling point of this project is proximity to the future stevens mrt interchange.

    do note that i m vested in the developer, sing holdings, so whatever i write here may be biased.

    by buying the developer, i'm effectively buying robin residences at 230psf, not 2300psf. 90% discount. hahahaha.

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    Quote Originally Posted by Singleton View Post
    Bro, u are good.
    at 2300pfs how to have upside in next 10 years, MRT already up, another interchange no difference
    If there is a big mall, cinemas, etc etc, maybe
    Look at Glyndebourne opposite, bigger land area, exclusive units
    2000-2300pfs in 2010 before bull run, look at prices now.
    indeed glyndebourne looks more comfortable in a sense (if not facing the road) but the current market favours smaller units and closer proximity (even crossing that big junction does make a difference with regards to proximity to the mrt interchange). In the end, Robin Resi is competing with those along robin road area and turns out that this project is the least boutique and the tennis court which they managed to squeeze in on the rooftop actually makes it the most "complete" condo in the area. 2mins walk to cold storage and subway also helps i guess. looking at the caveats, most of the units were rented out rather quickly (albeit at very low rental yield, at least can easily be rented out).

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    agree current market favours the 3 roomers at 700-800 sfeet or 2 roomers at 500 sqfeet
    still puzzled at robin's prices, low rise with limited open space
    those condos right next to united square down the road are even cheaper

    as for that scgs junction, there should be exits at SCGS when new mrt interchange is up

    Quote Originally Posted by bargain hunter View Post
    indeed glyndebourne looks more comfortable in a sense (if not facing the road) but the current market favours smaller units and closer proximity (even crossing that big junction does make a difference with regards to proximity to the mrt interchange). In the end, Robin Resi is competing with those along robin road area and turns out that this project is the least boutique and the tennis court which they managed to squeeze in on the rooftop actually makes it the most "complete" condo in the area. 2mins walk to cold storage and subway also helps i guess. looking at the caveats, most of the units were rented out rather quickly (albeit at very low rental yield, at least can easily be rented out).

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    Quote Originally Posted by Singleton View Post
    agree current market favours the 3 roomers at 700-800 sfeet or 2 roomers at 500 sqfeet
    still puzzled at robin's prices, low rise with limited open space
    those condos right next to united square down the road are even cheaper

    as for that scgs junction, there should be exits at SCGS when new mrt interchange is up
    those are more mass market at 700 sq ft 3 bedders?

    there are a group of buyers who only want brand new. ie first hand from developer. there are no brand new condos near united square although most are relatively new.

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    Quote Originally Posted by bargain hunter View Post
    6 Oct 2016 #04-08 1,066sq ft 2,398psf $2,555,000 list price $2,594,000 $39k discount
    5 Oct 2016 #04-01 1,830sq ft 2,328psf $4,260,000 list price $4,347,000 $87k discount

    left with final 1 5 bedder #03-01 asking for the same price.

    discount is not a lot but seems enough to start moving some of the units. The current discount seems like up to $100k (of course $100k off is for the penthouses).
    the peak psf for this project so far was 2518psf for a 409 sq ft studio

    ROBIN RESIDENCES 07 Robin Drive #05-21 38sq m $1030000 2518psf 14-JAN-2016

    and for 3 bedder:

    ROBIN RESIDENCES 01 Robin Drive #04-02 104sq m $2767000 2472psf 11-DEC-2015

    so there is already some discount. they actually sold the project at 22xxpsf to 24xxpsf in 2014 and much of 2015. the top 8 psfs from 2479psf to 2518psf were actually achieved in 2016 albeit all on 409 sq ft studios.

    for the next 18 highest psf from 2421psf to 2477psf, only 1 unit was sold in 2014 and the rest were in 2015 and 2016. this included the 3 bedder mentioned above and a 4 bedder which cost 3.586m.

    they had sold about 70% of the project before deciding to offer these small discounts for the remaining 30% this month.

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    Quote Originally Posted by Singleton View Post
    Bro, u are good.
    at 2300pfs how to have upside in next 10 years, MRT already up, another interchange no difference
    If there is a big mall, cinemas, etc etc, maybe
    Look at Glyndebourne opposite, bigger land area, exclusive units
    2000-2300pfs in 2010 before bull run, look at prices now.
    bro, Robin Resi is better value compared to this not even freehold lol:

    HIGHLINE RESIDENCES KIM TIAN ROAD Condominium 03 RCR 99 yrs lease commencing from 2013 New Sale 1 $1,143,700 - 506sq ft Strata 31 to 35 2,261psf Jun-16

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    Agree that Highline is expensive
    But comparison high risk condo vs low rise condo always debatable
    A super high floor in a very high rise condo pfs will naturally be very high based on views and top of the world feeling that might excite some
    Based on FH and LH, robin definitely more worth it
    But both are expensive nonetheless

    its all relative
    If we compare with Echelon at Alexandre 1 stop away from Highline, their studio unit at 41st floor is almost 2500pfs
    Then these 2 before cheap

    Quote Originally Posted by bargain hunter View Post
    bro, Robin Resi is better value compared to this not even freehold lol:

    HIGHLINE RESIDENCES KIM TIAN ROAD Condominium 03 RCR 99 yrs lease commencing from 2013 New Sale 1 $1,143,700 - 506sq ft Strata 31 to 35 2,261psf Jun-16

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    Super high floor condo unit can commend super high psf???

    That give me an an idea though, that is developers should just build 50 or more storeys high OCR condos and sell at super high price (higher than CCR and much better profits)!


    Quote Originally Posted by Singleton View Post
    Agree that Highline is expensive
    But comparison high risk condo vs low rise condo always debatable
    A super high floor in a very high rise condo pfs will naturally be very high based on views and top of the world feeling that might excite some
    Based on FH and LH, robin definitely more worth it
    But both are expensive nonetheless

    its all relative
    If we compare with Echelon at Alexandre 1 stop away from Highline, their studio unit at 41st floor is almost 2500pfs
    Then these 2 before cheap

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    Proof of concept already

    If not how did Echelon 41st floor hit almost 2500pfs from 2nd floor onwards 1800pfs+

    In future, condos probably 50 to 80 stories high

    Nearer the clouds, higher the pfs, better than going under the ground


    Quote Originally Posted by teddybear View Post
    Super high floor condo unit can commend super high psf???

    That give me an an idea though, that is developers should just build 50 or more storeys high OCR condos and sell at super high price (higher than CCR and much better profits)!

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    Quote Originally Posted by Singleton View Post
    Proof of concept already

    If not how did Echelon 41st floor hit almost 2500pfs from 2nd floor onwards 1800pfs+

    In future, condos probably 50 to 80 stories high

    Nearer the clouds, higher the pfs, better than going under the ground
    Possible to go up to 90 floors only because above this height Singapore is blinded by the Building.

    You also don't want to stay there because you will receive a lot of radio wave.

    https://en.wikipedia.org/wiki/List_o...s_in_Singapore

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    Quote Originally Posted by Singleton View Post
    Agree that Highline is expensive
    But comparison high risk condo vs low rise condo always debatable
    A super high floor in a very high rise condo pfs will naturally be very high based on views and top of the world feeling that might excite some
    Based on FH and LH, robin definitely more worth it
    But both are expensive nonetheless

    its all relative
    If we compare with Echelon at Alexandre 1 stop away from Highline, their studio unit at 41st floor is almost 2500pfs
    Then these 2 before cheap
    but we have hardly seen any echelon transactions since it was launch at the peak.

    ECHELON ALEXANDRA VIEW Condominium 03 RCR 99 yrs lease commencing from 2012 Sub Sale 1 $2,010,000 - 1,313sq ft Strata 06 to 10 1,531psf Jun-15

    "only" 1531psf in june 2015.

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    Quote Originally Posted by teddybear View Post
    Super high floor condo unit can commend super high psf???

    That give me an an idea though, that is developers should just build 50 or more storeys high OCR condos and sell at super high price (higher than CCR and much better profits)!
    so that justifies paying high psf for a 5 storey development like robin residences right? the future en-bloc potential is huge based on 50 storeys lol.

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    probably because of SSD, launched in Jan 2013
    think very hard for buyers to achieve profits
    also hard for Robin and those highly priced condos during property peak

    of course anything possible for the next property bull run

    u are right, the challenge is to see resale transactions
    if there are buyers willing to buy resale 2000-2500 pfs, then perceived value will be set.

    But honestly 2500pfs for alexandre locale is high
    thats why the assumption is that premium must be the high floor view

    Quote Originally Posted by bargain hunter View Post
    but we have hardly seen any echelon transactions since it was launch at the peak.

    ECHELON ALEXANDRA VIEW Condominium 03 RCR 99 yrs lease commencing from 2012 Sub Sale 1 $2,010,000 - 1,313sq ft Strata 06 to 10 1,531psf Jun-15

    "only" 1531psf in june 2015.

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    do not need super high floor

    Got view can already

    20th floor Silversea 99LH at katong, hit almost 2800pfs

    Quote Originally Posted by teddybear View Post
    Super high floor condo unit can commend super high psf???

    That give me an an idea though, that is developers should just build 50 or more storeys high OCR condos and sell at super high price (higher than CCR and much better profits)!

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    Quote Originally Posted by Newbie1 View Post
    do not need super high floor

    Got view can already

    20th floor Silversea 99LH at katong, hit almost 2800pfs
    but same thing now, its closer to mid 17xx to 18xxpsf while non seaview r at 13xxpsf.

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    Quote Originally Posted by Singleton View Post
    probably because of SSD, launched in Jan 2013
    think very hard for buyers to achieve profits
    also hard for Robin and those highly priced condos during property peak

    of course anything possible for the next property bull run

    u are right, the challenge is to see resale transactions
    if there are buyers willing to buy resale 2000-2500 pfs, then perceived value will be set.

    But honestly 2500pfs for alexandre locale is high
    thats why the assumption is that premium must be the high floor view
    echelon buyers bought just before the final measures. some may be keen to cut loss if they had bought on hype and don't really need the unit that they bought. 4 year SSD coming to an end soon so some may start selling and depressing the price.

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    Echelon just TOP, go visit

    just browsed p guru

    first 2 pages asking 1900-2500+pfs

    Where got depressed prices

    all want to sell like orchard road condos

    Quote Originally Posted by bargain hunter View Post
    echelon buyers bought just before the final measures. some may be keen to cut loss if they had bought on hype and don't really need the unit that they bought. 4 year SSD coming to an end soon so some may start selling and depressing the price.

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    Quote Originally Posted by Newbie1 View Post
    Echelon just TOP, go visit

    just browsed p guru

    first 2 pages asking 1900-2500+pfs

    Where got depressed prices

    all want to sell like orchard road condos
    http://www.propertyguru.com.sg/listi...r-sale-echelon

    http://www.propertyguru.com.sg/listi...r-sale-echelon

    then why still nobody take this value 16xxpsf unit?

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    The 1001sfeet size was the cheapest, few such units, likely loft units, started from 1400pfs ++ to 1800pfs ++ at launch

    This seller from low floor, probably still earn if transact at 1600pfs+

    The normal sized units all asking 1900-2500pfs


    Quote Originally Posted by bargain hunter View Post

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