Why pay so high for a condo with no tennis court?Originally Posted by Unregistered343
Why pay so high for a condo with no tennis court?
cannot have a cake and eat it too....Why pay so high for a condo with no tennis court?
good location... city view for units facing south... mrt at the door step....
1000 psf... I think it is reasonable....
Imagine GardenVista also 99 LLH.... location not good... junction of main road.... asking 1300 psf!!!!!!
what do you mean... it wouldn't cost the developer very much money to build and maintain a tennis court! but it will benefit the residents greatly. wonder why didn't they build one!
Utter lack of foresight is what I call it.
Better forget about this koyak project and move on. Why chose a geylang vicinity condo with no full condo facilities?
Utter lack of foresight is what I call it.
Better forget about this koyak project and move on. Why chose a geylang vicinity condo with no full condo facilities?
Hey...check this out
http://www.wharfresidence.com.sg/
Garden Vista is at Bukit Timah near Blackmore and MGS. Will get Blackmore MRT station on Downtown line. Dakota is near Geylang and will cater to the China mei mei market - near to Dakota MRT station - you will see lots of China mei mei loitering there in the future. Why are you comparing 2 very different things?
MRT - both have. DK have one immediately when TOP. Rental will be excellent. Near IRs... rental demand from expats will be there. Garden Vista... where got MRT immediately.... DK 5 min from CBD...Suntec City... Garden Vista how to compare????
Schools ? - DK got more good schools within 1 km - Dunman High, Kong Kwa. Tao Nan.
Views - Best units in DK will have citi view.... top floors may see part of the sea front. Garden Vista - see wat har? Noise at major road junction will be deafening... not forgetting... the sound from the trains passing by.
Residents - Dunno why people keep saying China Mei Mei around??? DK may be near Geylang... but it is not inside Geylang. You might have as well... say abt those landed houses besides DK.... you know how much one unit selling... in millions. You got see Mei Mei loitering there??? you really talk rubbish.
So > 1300psf for Garden Vista.... siao!!! last time first time launch only 700 psf.... 1300 psf is a rip off.
1600 psf. No tennis court??? what the world has come to.
By Foo Sze Ming
Wed, 16 Jul 2008, 10:12:22 SGT
URA released its June transaction data for private residential properties yesterday. Launches of non-landed properties jumped 149.3% MoM to 1,057 units in June, buoyed by the surge in mass market property launches in Rest of Central Region. Transaction volume for non-landed properties also surged and reached a high since September 2007. Demand for mass market projects remained healthy, with some of the newly-launched projects achieving over 60% take-up rate. Little activities were seen in the mid- and high-end market properties but pricing remained resilient in June. Approximately 72.8% of the transactions came from 8 new launches and older launches are seeing fewer transactions and we do not dismiss the possibility of developers lowering their selling prices if unsold inventories continue to build up. We reiterate our BUY recommendations for UOL with fair value of S$4.94 and Soilbuild with fair value of S$1.20.
Surge in launches and transaction volumes in June. URA released its June transaction data for private residential properties yesterday. Launches of non-landed properties (NLP) jumped 149.3% MoM to 1,057 units in June, buoyed by the surge in mass-market property projects in Rest of Central Region (RCR). NLP transaction volume also surged 90.4% MoM in June and reached a new high since September 2007. Although the take-up rate for units in Outside Central Region (OCR) fell to 65.4% in June, the take-up rate in RCR soared to 74.3%.
Take-up rate healthy for mass market projects. Significant mass-market projects launched in June include Clover by the Park (308 units in RCR), Dakota Residences (210 units in RCR) and Kovan Residences (100 units in OCR); they achieved take-up rates of 64.0%, 68.4% and 29.0%, respectively. We believe that such take-up rates are commendable under the current challenging market condition. This shows underlying strength in the mass-market segment.
Resilient pricing in mid market properties amidst thin volume. Other than Parc Sophia, there were no significant new launches in the mid- and high-end segments; take-up rate for Parc Sophia was also comparatively lower at 40.1%, possibly due to greater caution exercised by buyers for pricier projects. Other mid-market projects like Mount Sophia Suites and Parc Centennial are still seeing resilient pricing albeit amidst thin volume. In the luxury segment, Nassim Park Residence sold another 15 units in June and achieved a take-up rate of 77.1% for the 70 units launched so far.
Look out for building up of unsold inventories. We note that 72.8% of the June transactions came from eight new launches while older launches saw fewer transactions. We estimate that there is still some 2,720 of launched but unsold units from older projects and do not dismiss the possibility of developers lowering their selling prices if unsold inventories continue to build up. Also, developers may launch more projects ahead of the Chinese Lunar Seventh Month and also to take advantage of the improving sentiment and this may dampen pricing going forward.
Revisiting our recommendations. While the data points towards an improvement in the property market, underlying strength still largely lies in the mass-market segment. We reiterate our BUY recommendations for UOL with fair value of S$4.94 and Soilbuild with fair value of S$1.20 as the remaining of their residential development projects fall into the mid- to mass-market segment, which is still seeing resilient pricing and healthy take-ups so far.
Dakota will have lots of prostitutes and foreign workers renting the units. Many squeeze 20 to 30 workers in each unit. It's ok to have no tennis court because chickens and banglas will not have the time or inclination to play tennis.
Sorry, kong kwa and tao nan are not good schools. It's not comparable to those in Bukit Timah. Even if i stay in the east, I wouldn't send my children there. Their English standard is very bad.
Actually I think a lot of Singaporeans are not thinking properly. Who will the casinos attract in SG? Obviously the target market is China, period. So well, what is the crowd at Dakota near Geylang? The China men at casinos who are looking for China mei mei at Dakota MRT station. The Bukit timah crowd is a different crowd though. So it's not comparable. It's a different target market. Those who love Dakota like yourself will not like Bukit Timah with the hills and nature reserves, and vice versa.
Draw a line from D14 to prime D10. And another line from D11/D21 to D10. Which is nearer to town? DK how to reach town in 5 minutes? It is on the worst line called Circle line that only gets you to other ulu areas. It will take you 45 min to reach Orchard Road via MRT, including waiting, walking and interchanging and more interchanging and than more waiting and than actual commuting time on the train.
I'm just trying to tell you that Geylang and Bukit Timah is just NOT comparable. It's like comparing Joo Chiat and Nassim. And conclude Nassim should only be sold at $600psf.
210 units sold, wow...good take up rate, way to go! No need to argue, statistics speak volume.
If not for racism, buyers of Dakota would have much better options at a lower price and Freehold somemore. Loot at City Square - full facilities (even got bowling alley), next to a mega mall with cinema , next to a ready MRT station just 2 stops away from Orchard (not circle line), nearer to business district & orchard and most importanly FREEHOLD. Best part of it is it is the same price as Dakota in the sub-sale market.
Why ? Just because it is located at the edge of Little India, not realising in terms of convenience and value for money it is a much better deal than Dakota
Sometimes I am just amazed at the though process of buyers.
In al fairness, City Sq is already at the edge of Little India. It is further from Little India than Dakota to Geylang. As for racialism, Meyer is infested with Indians and still fetching good price. One Indian even bought an entire private road in Meyer and own all the properties on that road! But at the end of the day, I think most will prefer their own type, i.e. China mei mei and China men from casinos. I tink they could be right, the rentals from the China gamblers and mei meis can be quite good.
you talk like some rich idiot who looks down on even city-fringe areas. luckily you did not buy DK. i'm sure DK residents will not want you as their neighbour.
anyone knows the unit height of dakota residences?
Yah mann... simply sour grapes... poor man is like that one. Always thinking how come the rich becomes richer by the day
Aiyo... believe most of residents have cars.... hey once I saw a Lambo at the showroom.... BMWs and Mercs aplenty. And they are not the Ho Bee's executives or the agents....
Tan Nan is a SAP school.... Kong Hwa too. They are not bad... Dunman High is among the top 3 Sec school in Singapore based on results.
Again on DK. DK has very good location... really at the cross roads of everything and very centralised... the Marina Bay Golf course is within 5 min drive... suntec ..5 min drive. Opposite the road... 5 to 10 min...you have the famous Old Airport Hawker Center.... NTUC is there also.... it's quite convenient.
DK is not 100% without flaws... but for 1000 psf. I think there is upside potential. When it TOP... I believe it should fetch around 1300 to 1400 psf.
Of course... having a bukit timah address is great.... there are good schools too. I will buy one there if I have the money... but with 1000 psf... and to find a condo with a good location... DK is a value buy.
210!!!!!! wow!
Do you advocate Livia or Clover?Utter lack of foresight is what I call it.
Better forget about this koyak project and move on. Why chose a geylang vicinity condo with no full condo facilities?
1300-1400psf is very hard to achieve in this Geylang, unless the China men gamblers gamble very big and overnight make a lot of money. The main worry of Dakota is how to clean itself from the dirty image? If you go to Paya Lebar MRT toilet, you'll notice it's the dirtiest toilets ever with the China mei mei all doing their make up there and squatting on the toilet bowl. These China mei mei will most definitely move wholesale to Dakota station and the vicinity when the station is ready since the station is much nearer to Geylang. Imagine your wife or daugter alight at this station. The first thing that comes to people's mind is they are prostitutes. The dirty old men will also loiter there. The environment is just too complicated - not good for a home. Investment wise, the China mei mei and gamblers might give good rental but may disappear overnight if they lose money at casino. The whole Geylang area has already become a mini-China with so many Chinese steamboats around. It would be worse with the IR.
And from what I know, this place got very few parking lots - 1 lot per unit. This is one of those things that will piss off the rich people with many cars. It's meant to attract people WITHOUT cars.
Agent talking rubbish. if after 5 years still can sell at $600psf considered fantastic already. Sucks@!
aiyo... now condos.... 1 car lot for 1 unit.
600 psf? Aiyo... you should be jobless by then... s"pore in recession
Waterfront, Livia, Clover are actually all better than DR. Why you keep calling it DK DK DK. DK higher class sounding than DR meh? If you use the acronyms correctly.... it should be DR. Excuse me for a sec while I run out of the DR showroom to get my fix from my favourite china mei mei
Don't be ridiculous. 600psf is perfectly alright for a condo without full facilities. Plus 99LH type some more. Plus in lousy location near smelly longkang and within the red light vicinity with china mei mei and banglas.
Quite true too. Actually I think Dakota Residences is not too bad. Dakota is quite a far walk to the Geylang Lorongs. Pros would more likely get there from the Aljunied MRT station as that is nearer for them. Too bad about the lack of tennis courts but most people staying in condos don't really book them so still OK.
If you have seen the area where DR is, you would know that it is actually quite near the exclusive private landed housing estate of Katong and Mountbatten where many of the Old Rich stay. Geylang is much further away and cannot be seen from DR. I bet most of those people who bought could be young couples who want to stay near their parents/in-laws living in the private houses at the Katong/Mountbatten district nearby.
Agreed. The location being so near to the city is like a goldmine considering most young couples could only afford to buy their first homes in suburban areas like Sengkang, Punggol, Yishun, Sembawang etc. MRT to Suntec and Marina Bay is just 3-4 stops away!! DR buyers are lucky I would say but just be careful not to overpay for this project (or any project) considering the economy might head south next year.
Having said that, I must caution that while agents must always put in a good word for any project, I myself would think thrice about buying a unit at Dakota Residences. First of all, it is not an investment grade condo for the savvy investor. i.e. for investment grade properties, one would look at D9, D10, D11, and D15 as a last resort. It is also extremely unlikely for investment grade properties to appear in D14 (at last count, none). Thus, Dakota Residences is actually a HDB heartlander's upgrader type of condo. If one is able to put up with the antics of the upgrader, then one is more than welcome to buy more units at this project.
Secondly, it is rather unfortunate that the developer chose not to include a tennis court, as the inclusion of the tennis court would no doubt up the prestige of the project. I do hear rumblings at the showrooms about how the developer can spend so much on full page adverts and yet scrimp on the tennis court feature. Well, my take is the developers know their bottom line better than us.
Actually, the quality of tenants are chosen by the owners themselves. So if you have one owner who has no qualms about renting to the pros, then that's it for the entire project, as the returns are much more lucrative than if you rent to a bona fide family type of tenants. The latter would not be able to pay as much as these pros.
Good night!
That is so true. I for one know of people who buy the place who have NO INTENTION of staying there. They just want to capitalise on the casinos effect on the prostitution and China gamblers market. An investor will not care what hanky panky gets inside his unit. So, this is NOT an "atas" place as some people keep mentioning. It is 5 min walk to Geylang, which the developers have purposely left out in it brochures. It faces Geylang river. People are in denial and say it's far. The old rich in say Tanglin, Bukit Timah etc. do not buy 99 years property for their future generations. if they buy 99LH, it is for investment, e.g. rental yields. For owner occupiers, its best to look for wholesome units with higher % of owner occupier. Some of the houses in Telok Kurau are actually rented to the Chinese prostitues already. I'm almost certain the people who choose to rent here will NOT be the wholesome family type. They will be those who pay a premium to be near Geylang, so that they don't have to pay the rental of hotels etc. every night for the activities.
Having said that, I must caution that while agents must always put in a good word for any project, I myself would think thrice about buying a unit at Dakota Residences. First of all, it is not an investment grade condo for the savvy investor. i.e. for investment grade properties, one would look at D9, D10, D11, and D15 as a last resort. It is also extremely unlikely for investment grade properties to appear in D14 (at last count, none). Thus, Dakota Residences is actually a HDB heartlander's upgrader type of condo. If one is able to put up with the antics of the upgrader, then one is more than welcome to buy more units at this project.
Secondly, it is rather unfortunate that the developer chose not to include a tennis court, as the inclusion of the tennis court would no doubt up the prestige of the project. I do hear rumblings at the showrooms about how the developer can spend so much on full page adverts and yet scrimp on the tennis court feature. Well, my take is the developers know their bottom line better than us.
Actually, the quality of tenants are chosen by the owners themselves. So if you have one owner who has no qualms about renting to the pros, then that's it for the entire project, as the returns are much more lucrative than if you rent to a bona fide family type of tenants. The latter would not be able to pay as much as these pros.
Good night!
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