The Garden Residences @ Serangoon North Ave 1

[Arcachon]

https://www.facebook.com/groups/1601...35474/?fref=nf

[Arcachon]

Guide Prices for The Garden Residences

Prices from: (Before Early Bird Discount)

1BR -$788,000
1BR+S - $898,000
2BR - $1.08m
2BR +S -$1.18m
3BR - $1.38m
3BR+S - $1.58m
4BR+S - $1.928m
Premium 4BR -$2.18m
Premium 5BR - $2.58m

Miss this you going to pay more later.

Two GLS and one 999 en-bloc next to The Garden Residences and a future MRT station nearby CRL.

[Arcachon]

The Garden Residences, two bus stop from Terrasse. 1676psf to 1824psf. Look like many many coming for the preview.

[Arcachon]

THE GARDEN RESIDENCES CONDO PRICE – ESTIMATED LAUNCH AND GUIDE PRICE
According to Todayonline, Mr Mak has mentioned that the top bid of The Garden Residences, may have to launch the units at above S$1,600 psf. https://www.todayonline.com/business...-s4463-million

Land cost ----------------------$835 -

“The top bid today can be considered to be very bullish and aggressive as it was about 16 per cent higher than the land price of the Serangoon Ville land parcel which was acquired yesterday by the Oxley-led consortium at S$835 psfppr (including estimated charges for intensifying the use of land and to top up the lease to a fresh 99 years),”

S$964.81 per square foot per plot ratio (psf ppr)

Construction cost---------------$350

Our estimates of $350 may not be accurate. Luxury condos may cost up to $450 and ultra-luxury condos are typically even more expensive.

Expenses and profit margin ---$356

30% of the base cost will cover the developers’ other expenses and other costs

Estimated launch price--------$1541

Minimum 1700 psf

[bargain hunter]

$1676psf to 1824psf is based on:

1BR 452sq ft (1743psf) -$788,000
1BR+S 517sq ft (1737psf) - $898,000
2BR 614sq ft (1759psf) - $1.08m
2BR +S 689sq ft (1713psf) -$1.18m
3BR 786sq ft (1756psf) - $1.38m
3BR+S 904sq ft (1748psf) - $1.58m
4BR+S 1119sq ft (1723psf) - $1.928m
Premium 4BR 1195sq ft (1824psf) -$2.18m
Premium 5BR 1539sq ft (1676psf) - $2.58m

but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?

[star]

$1676psf to 1824psf is based on:

1BR 452sq ft (1743psf) -$788,000
1BR+S 517sq ft (1737psf) - $898,000
2BR 614sq ft (1759psf) - $1.08m
2BR +S 689sq ft (1713psf) -$1.18m
3BR 786sq ft (1756psf) - $1.38m
3BR+S 904sq ft (1748psf) - $1.58m
4BR+S 1119sq ft (1723psf) - $1.928m
Premium 4BR 1195sq ft (1824psf) -$2.18m
Premium 5BR 1539sq ft (1676psf) - $2.58m

but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?

Wonder at these prices it can still sold 50% or not during launch day?

[bargain hunter]

Wonder at these prices it can still sold 50% or not during launch day?

i think even 30% sold is still a good number. the recent launches were so hot that we have gotten used to expecting > 50% sold. haha.

they did everything to beat Affinity to the launch.

[Arcachon]

Wonder at these prices it can still sold 50% or not during launch day?

Should be 100% sold phase 1. All the 1.5 million and below.

[Arcachon]

$1676psf to 1824psf is based on:

1BR 452sq ft (1743psf) -$788,000
1BR+S 517sq ft (1737psf) - $898,000
2BR 614sq ft (1759psf) - $1.08m
2BR +S 689sq ft (1713psf) -$1.18m
3BR 786sq ft (1756psf) - $1.38m
3BR+S 904sq ft (1748psf) - $1.58m
4BR+S 1119sq ft (1723psf) - $1.928m
Premium 4BR 1195sq ft (1824psf) -$2.18m
Premium 5BR 1539sq ft (1676psf) - $2.58m

but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?

Before Discount and the most value unit.

[star]

Can post some pics of the crowd today? Or agents more than crowd?

[Arcachon]

Can post some pics of the crowd today? Or agents more than crowd?

Seeing is believing, photo may not tell a thousand story.

[Arcachon]

[Arcachon]

[Arcachon]

[Arcachon]

[Kelonguni]

Ok those in the know, it’s time to share some stats.

Is it Aye or Nay for Serangoon at this psf level?

[gadiny]

Per squarefoot research, last 6 mth psf for 'neighbors' are:
1. Forest Woods (near Serangoon MRT) - S$1,486psf
2. Star of Kovan (near Kovan MRT with 1st floor commercial) - S$1,547

But I know pple will say all the new launches this year all higher than neighbors!
1. Twin Vew
- S$1,399 psf (during 1st wkend of sale)
- ~13% higher than S$1,234psf for Parc Riviera's past 6 mths sales

2. The Tapestry
- S$1,310 psf (during 1st wkends of sale)
- ~16% higher than S$1,126psf for The Alps Residences' past 6 mths sales


Latest Prediction of home price increase for 2018 after considering Q1 18 actual increase of 3.9%
https://www.straitstimes.com/busines...-rise-39-in-q1

[Arcachon]

Per squarefoot research, last 6 mth psf for 'neighbors' are:
1. Forest Woods (near Serangoon MRT) - S$1,486psf
2. Star of Kovan (near Kovan MRT with 1st floor commercial) - S$1,547

But I know pple will say all the new launches this year all higher than neighbors!
1. Twin Vew
- S$1,399 psf (during 1st wkend of sale)
- ~13% higher than S$1,234psf for Parc Riviera's past 6 mths sales

2. The Tapestry
- S$1,310 psf (during 1st wkends of sale)
- ~16% higher than S$1,126psf for The Alps Residences' past 6 mths sales


Latest Prediction of home price increase for 2018 after considering Q1 18 actual increase of 3.9%
https://www.straitstimes.com/busines...-rise-39-in-q1

TWIN VEW WEST COAST VALE Apartment 05 OCR 99 years leasehold New Sale 1 836,000 - 484 Strata 31 to 35 1,726 May-18

I think URA must have made a mistake again. 1,726psf

[Arcachon]

Ok those in the know, it’s time to share some stats.

Is it Aye or Nay for Serangoon at this psf level?

Aye or Nay got a lot only those laughing to the Bank can only see years later.

I still in the state of disbelieve.

2006 RCR $535,000 958sqft $558psf
2011 OCR $1,305,800 1453sqft $898psf
2018 OCR $????? ????? ??????

Do the Math, my math no good.

Guess can buy still wait should be able to get bigger unit with cheaper price soon.

[bargain hunter]

Ok those in the know, it’s time to share some stats.

Is it Aye or Nay for Serangoon at this psf level?

then again, affinity may be a potential undercut in price 1 week later causing buyers to hold back on Gardens initially to compare the 2 projects.

[Kelonguni]

then again, affinity may be a potential undercut in price 1 week later causing buyers to hold back on Gardens initially to compare the 2 projects.

Agree. That’s why it’s good to take multiple readings.

If Affinity comes out at the same price level or comparable then we can see again how the numbers vary.

[gadiny]

And affinity just purely based on land price has room to undercut!
1. Garden Resi - Land price =~$965psf
2. Affinity - Land price = $835psf

https://www.straitstimes.com/busines...p-bid-of-4463m

[bargain hunter]

And affinity just purely based on land price has room to undercut!
1. Garden Resi - Land price =~$965psf
2. Affinity - Land price = $835psf

https://www.straitstimes.com/busines...p-bid-of-4463m

basically, kep/wing JV tio snook.

1) they paid higher price thinking they can come on the market faster than oxley.
2) oxley consortium has probably set a new record for launching such a huge en bloc project in such a short time. (as fast as GLS)
3) if Gardens launch later than Affinity, buyers may all have already bought Affinity
4) no choice die die have to launch before Affinity but very easy for Affinity, look at their price then undercut and release this pricing 1 day before Gardens ballot.

[bargain hunter]

I do agree with bro Arcachon that its like Lexus vs Toyota but there may be some buyers who may think its ok to buy a bigger Toyota with more frills.

[bargain hunter]

Gardens vs Affinity
Facilities: 50 vs 88
Land Area: 185,022sq ft vs 296,613sq ft
No. of Units: 613 vs 1052
Size of units: Affinity has units which are bigger by 2%(1 bedder) to 25%(4 bedder). On average, units are about 5% bigger for Affinity.

So if the size is 5% bigger and psf is 5% lower, for the same quantum, will buyers choose the "lexus" or "toyota"?

[Arcachon]

Gardens vs Affinity
Facilities: 50 vs 88
Land Area: 185,022sq ft vs 296,613sq ft
No. of Units: 613 vs 1052
Size of units: Affinity has units which are bigger by 2%(1 bedder) to 25%(4 bedder). On average, units are about 5% bigger for Affinity.

So if the size is 5% bigger and psf is 5% lower, for the same quantum, will buyers choose the "lexus" or "toyota"?

Just like Southbank and Citylight. End of the day who at the Bank is more important.

The Garden Residences
Dear All.

Please inform your agents and prospects that the Early Bird Discount for The Garden Residences will only be applicable for those who participates in the balloting exercise for VIP preview and those options that are issued on balloting day.

"a bird in the hand is worth two in the bush,"

[tonymontana]

Ok those in the know, it’s time to share some stats.

Is it Aye or Nay for Serangoon at this psf level?

I hope it sells well, but for me, it's Nay at this psf level for this location.

Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!

Btw, how's the sales? Curious!

[star]

Buy a condo win a car from lucky draw. Total 50 cars to give away. Sure will sell out. Buy 1C get the other C for free.

[Laguna]

at the psf... I rather get a good FH in D15... those 10 yo FH at this price

[Arcachon]

I hope it sells well, but for me, it's Nay at this psf level for this location.

Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!

Btw, how's the sales? Curious!

Wait for the News.