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Thread: The Stellar

  1. #1
    Join Date
    Jun 2008
    Posts
    43

    Post The Stellar

    will it be good to generate rental income? I m toying with the idea of owning a 2 bedder. Need advise here. What is a reasonable psf?

  2. #2
    Join Date
    May 2008
    Posts
    50

    Default Stellar

    Good price will be 650 psf

  3. #3
    Join Date
    May 2008
    Posts
    50

    Default

    Looking at the historical record and based on the property value increase striaght line, 650 psf is good.

    Now the market is moving at sharp curve and price shoot up to 8XX.

    Wait for a while abt end of the year, it should land at 650~670 psf

    Project NameFloor Area
    (sqft) Price (S$)Price
    Per SqftTransaction
    DateThe Stellar2,2071,573,0007132008-03The Stellar1,3351,000,0007492008-02The Stellar1,3241,130,0008532007-11The Stellar1,001830,0008292007-11The Stellar2,0021,400,0006992007-11The Stellar1,3131,129,1808602007-10The Stellar947808,0008532007-08The Stellar947730,0007712007-08The Stellar1,4641,100,0007512007-08The Stellar1,3131,020,0007772007-08The Stellar1,044830,0007952007-07The Stellar1,3891,145,9258252007-07The Stellar1,3351,054,6507902007-07The Stellar1,281968,0007562007-07The Stellar1,033745,0007212007-07The Stellar1,206980,0008132007-07The Stellar1,3131,050,0008002007-07The Stellar1,3351,105,3808282007-07The Stellar2,0021,538,0007682007-07The Stellar1,324993,0007502007-06
    Project NameFloor Area
    (sqft) Price (S$)Price
    Per SqftTransaction
    DateThe Stellar1,324993,0007502007-06The Stellar1,9701,350,0006852007-06The Stellar1,335921,1506902007-06The Stellar1,378950,0006892007-06The Stellar1,6791,258,0007492007-06The Stellar1,3891,084,5007812007-06The Stellar1,3891,067,4007682007-06The Stellar1,7221,300,0007552007-06The Stellar1,3891,032,3007432007-06The Stellar1,4211,078,0007592007-05The Stellar1,4851,065,0007172007-05The Stellar1,4211,141,2008032007-05The Stellar1,389953,1006862007-05The Stellar1,4211,124,1007912007-05The Stellar1,3891,025,1007382007-04The Stellar1,389997,2007182007-03The Stellar1,389933,3006722007-02The Stellar1,5931,080,0006782007-02The Stellar1,389868,5006252006-12The Stellar1,7221,010,0005872006-12Project NameFloor Area
    (sqft) Price (S$)Price
    Per SqftTransaction
    DateThe Stellar1,206770,0006382006-12The Stellar1,206777,0006442006-11The Stellar1,421863,0006072006-11The Stellar1,8941,007,2005322006-11The Stellar1,206783,8886502006-11The Stellar1,421887,8886252006-11The Stellar1,335776,0005812006-11The Stellar1,335788,0005902006-11The Stellar1,7331,100,0006352006-11The Stellar1,335720,0005392006-10The Stellar1,421842,0005932006-10The Stellar1,485875,0005892006-10The Stellar1,292710,0005502006-10The Stellar1,485880,0005932006-10The Stellar1,335780,0005842006-09The Stellar1,421895,0006302006-09The Stellar1,485880,0005932006-09The Stellar1,335736,0005512006-09The Stellar1,733934,0005392006-09The Stellar1,755998,0005692006-09Project NameFloor Area
    (sqft) Price (S$)Price
    Per SqftTransaction
    DateThe Stellar1,485850,0005722006-09The Stellar1,033611,0005912006-08The Stellar1,528828,0005422006-08The Stellar1,593933,8005862006-08The Stellar1,389930,0006702006-08The Stellar2,2071,300,0005892006-08The Stellar2,2071,393,0006312006-08The Stellar1,033603,0005842006-08The Stellar1,7871,024,0005732006-08The Stellar1,7011,130,0006642006-08The Stellar1,421845,0005952006-08The Stellar1,464780,0005332006-08The Stellar1,421825,0005812006-08The Stellar1,033595,0005762006-08The Stellar1,313725,0005522006-08The Stellar1,335710,0005322006-08The Stellar947593,0006262006-08The Stellar1,281736,0005752006-08The Stellar1,421872,0006142006-08The Stellar1,023600,0005872006-08Project NameFloor Area
    (sqft) Price (S$)Price
    Per SqftTransaction
    DateThe Stellar1,8841,008,0005352006-08The Stellar1,335788,0005902006-08The Stellar1,7761,080,0006082006-08The Stellar947614,0006482006-08The Stellar1,356730,0005382006-08The Stellar1,152735,0006382006-08

  4. #4
    Join Date
    May 2008
    Posts
    50

    Default Transacted price.

    The Stellar1,8841,008,0005352006-08The Stellar1,335788,0005902006-08The Stellar1,7761,080,0006082006-08The Stellar947614,0006482006-08The Stellar1,356730,0005382006-08The Stellar1,152735,0006382006-08

  5. #5
    Join Date
    May 2008
    Posts
    50

    Default Transacted price

    Cannot get in right.

    Please goto URA http://www.ura.gov.sg/realEstateWeb/...ubmitSearch.do

    THE STELLARWEST COAST ROADCondominium1,560,0002,207707May-08THE STELLARWEST COAST ROADCondominium1,150,0001,421809May-08THE STELLARWEST COAST ROADCondominium1,028,0001,335770May-08THE STELLARWEST COAST ROADCondominium1,573,0002,207713Mar-08THE STELLARWEST COAST ROADCondominium1,000,0001,335749Feb-08THE STELLARWEST COAST ROADCondominium830,0001,001829Nov-07THE STELLARWEST COAST ROADCondominium1,400,0002,002699Nov-07THE STELLARWEST COAST ROADCondominium1,130,0001,324853Nov-07THE STELLARWEST COAST ROADCondominium1,129,1801,313860Oct-07THE STELLARWEST COAST ROADCondominium808,000947853Aug-07THE STELLARWEST COAST ROADCondominium1,100,0001,464751Aug-07THE STELLARWEST COAST ROADCondominium1,020,0001,313777Aug-07THE STELLARWEST COAST ROADCondominium730,000947771Aug-07THE STELLARWEST COAST ROADCondominium1,054,6501,335790Jul-07THE STELLARWEST COAST ROADCondominium1,145,9251,389825Jul-07THE STELLARWEST COAST ROADCondominium1,105,3801,335828Jul-07THE STELLARWEST COAST ROADCondominium830,0001,044795Jul-07THE STELLARWEST COAST ROADCondominium980,0001,206813Jul-07THE STELLARWEST COAST ROADCondominium1,050,0001,313800Jul-07THE STELLARWEST COAST ROADCondominium1,538,0002,002768Jul-07THE STELLARWEST COAST ROADCondominium745,0001,033721Jul-07THE STELLARWEST COAST ROADCondominium968,0001,281756Jul-07THE STELLARWEST COAST ROADCondominium993,0001,324750Jun-07THE STELLARWEST COAST ROADCondominium993,0001,324750Jun-07

  6. #6
    West Coast expert Guest

    Default

    Price falling for sure. Caveats are for those bought before. Recent prices have slumped. Wait for 500 psf offers by end of the year. It should come.

  7. #7
    Join Date
    Jun 2008
    Posts
    43

    Default

    Thanks for your response. Great help!
    I am a rookie. Wouldn price inc after TOP considering Stellar will be TOP soon?
    Is $780k for a 984 sq ft cheap?

  8. #8
    Join Date
    May 2008
    Posts
    50

    Default Price coming down

    620K will be a nice price.

    Be patient, Wait, you will see price tumbling down.

  9. #9
    Stellar Supporter Guest

    Default

    Quote Originally Posted by West Coast expert
    Price falling for sure. Caveats are for those bought before. Recent prices have slumped. Wait for 500 psf offers by end of the year. It should come.
    Mr West Coast expert, kindly substantiate yr 500psf prediction. Even Bishan (woolu location) new condo launch reap average price of 750psf. New launches at little India (another woolu location) are reaping 1000psf. Even HDB prices are currently maintaining high price, especially city area.

    With the high inflation not coming down soon, coupled with high steel and other raw material prices, I think you will have to wait long long to go anything near 500psf. If you are selling 500psf, I will be glad to buy from you. I think you are more of a "Tua Pow Sian" expert.

  10. #10
    Join Date
    Jun 2008
    Posts
    43

    Default

    rayaw, can you share with me why you think prices will tumble? Do you expect bank int rates to increase sharply?

  11. #11
    Half-thought Guest

    Default

    West Coast area is an ok place lar, not the best or worse but so-so in between. So about 600 to 800 psf depending on type of land and developer. Stellar is hit with the current downside of capital shortage, uncertainty and economic downturn, and very much less demand. Compared to other west Coast condos, it is too near by the roads on both sides of the condo, so try to buy one in between so less noisy. Also, i think there is some big road work being porposed by Stellar. Do your homework carefully. With all these considered, units facing Clementi road ok at 500 to 550psf, facing the other road at 550 to 600psf ok, in the centre of the condo at about 580 to 620 psf can lar. Units facing Clementi road can even go lower to maybe 450psf, but only these units because they are badly located.

  12. #12
    Tan Ku Ku Guest

    Default

    Quote Originally Posted by Half-thought
    West Coast area is an ok place lar, not the best or worse but so-so in between. So about 600 to 800 psf depending on type of land and developer. Stellar is hit with the current downside of capital shortage, uncertainty and economic downturn, and very much less demand. Compared to other west Coast condos, it is too near by the roads on both sides of the condo, so try to buy one in between so less noisy. Also, i think there is some big road work being porposed by Stellar. Do your homework carefully. With all these considered, units facing Clementi road ok at 500 to 550psf, facing the other road at 550 to 600psf ok, in the centre of the condo at about 580 to 620 psf can lar. Units facing Clementi road can even go lower to maybe 450psf, but only these units because they are badly located.
    Bro, please substantiate your pricing on how you derived at yr psf. The way you talk like you know West Coast so well. Even woolu places are fetching above 600psf. If you sell at 450psf, I will buy from you.

  13. #13
    i also want Guest

    Default

    Quote Originally Posted by Tan Ku Ku
    Bro, please substantiate your pricing on how you derived at yr psf. The way you talk like you know West Coast so well. Even woolu places are fetching above 600psf. If you sell at 450psf, I will buy from you.
    $450 psf? Me too!

  14. #14
    ZZZZ Guest

    Default

    Quote Originally Posted by i also want
    $450 psf? Me too!
    Has been house hunting every weekends for the past 6 months for a bargain unit in the west. I was hoping to pick up a bargain couple with so many articles talking down on the property market.

    However, the current asking price is still very stiff and the owners are not willing to lower their expectation.

    For what I have gathered, current price in the west is as followed:-

    $600+psf to $800+psf for leasehold project
    $800+psf to $900+psf for freehold project

    Less than $600psf is already hard to come by don't talk about less than $500psf.

    Really Tan Ku Ku!!!

  15. #15
    Tan Ku Ku Guest

    Talking

    Quote Originally Posted by ZZZZ
    Has been house hunting every weekends for the past 6 months for a bargain unit in the west. I was hoping to pick up a bargain couple with so many articles talking down on the property market.

    However, the current asking price is still very stiff and the owners are not willing to lower their expectation.

    For what I have gathered, current price in the west is as followed:-

    $600+psf to $800+psf for leasehold project
    $800+psf to $900+psf for freehold project

    Less than $600psf is already hard to come by don't talk about less than $500psf.

    Really Tan Ku Ku!!!
    Bro,

    Its now a waiting game to see who will crack, buyer or seller!!!! Whoever cannot tahan will crack and give in. For seller, its about holding power. For buyer, its about how urgent you need a roof. No other way out.

  16. #16
    3 cents Guest

    Default

    Got people say market will go down by 40% and the slide has started. As fast as it went up, it will suddenly tumble down even faster as gravity picks up speed. So if now 800psf, do your own maths lor, isit 500psf or less if prediction is correct? Stellar could be worse hit because of major road expansion being considered right next to it, so those by the road, like blk 10 and 12, very the jialak.

  17. #17
    650psf now Guest

    Default

    Go to Nation Property website, the asking price is now posted at 650psf, and if negotiable, means about 600 to 630psf. It's looking bad and returning to its launched price and maybe can go below. Stellar is probably badly hit by what's happening around it.

  18. #18
    Flyover Guest

    Default

    There was a ST report of a flyover proposal along Clementi Road for heavy vehicles to fly over to the ever expanding container port. If my calculation is correct, the vehicles will have close and almost full view of the Stellar's swimming pool, and Stellar swimmers will have full view of the flyover and its music. Hope my calculation is wrong. But if correct, how?

  19. #19
    Reply to TKK Guest

    Default

    Quote Originally Posted by Tan Ku Ku
    Bro, please substantiate your pricing on how you derived at yr psf. The way you talk like you know West Coast so well. Even woolu places are fetching above 600psf. If you sell at 450psf, I will buy from you.
    Dear TKK, I don't know West Coast that well lar, except that I have seen all the launches there stretching from Pasir Panjang to Infiniti area, from its not so good days to its high and now struggling time, and have bought and sold and profit from this area. I am giving my opinion to the applelemon. It can turn out wrong. No one can predict the future so accurate one. But if I am applelemon, I tan until Stellar drops to 550psf and below for units not facing Clementi Road. I will avoid blk 10 and blk 12 for sure. But up to you lar, applelemon. Go get more views and professional opinions and then decide lor. Go and see for yourself at the site lor.

  20. #20
    kc Guest

    Default Tan Ku Ku

    Quote Originally Posted by Reply to TKK
    Dear TKK, I don't know West Coast that well lar, except that I have seen all the launches there stretching from Pasir Panjang to Infiniti area, from its not so good days to its high and now struggling time, and have bought and sold and profit from this area. I am giving my opinion to the applelemon. It can turn out wrong. No one can predict the future so accurate one. But if I am applelemon, I tan until Stellar drops to 550psf and below for units not facing Clementi Road. I will avoid blk 10 and blk 12 for sure. But up to you lar, applelemon. Go get more views and professional opinions and then decide lor. Go and see for yourself at the site lor.
    Ok lah, I accept what you say above. All I am asking is not to give poor applelemon wrong impression that prices will go down to so low. Skalia if really applelemon thought that market is really so bad and he keep on wait and wait, skali when F1 comes and IR start business and then economy bounce back just like share market and then property prices shoot up again, then poor applelemon will be kenna caught and have to buy something at a much higher price.

    My opinion is that if the current price is something you can afford in the long term (I don't mean go to bank and borrow 80% type one ah), and if you really need to urgently have a roof over, then by all means go house hunting this weekend and if you see something you like, just go ahead and buy. As you mentioned, we all cannot predict whats going to happen in the next 3, 6 or 12 months just like yesterday TOTO someone in Singapore kenna 3million, wa pian, If I were him or her, I straight away go to C&C buy a Merc first, then I go to Orchard road buy a condo. Any leftover $$$ I donate. ha ha!!!!

  21. #21
    Join Date
    Mar 2008
    Posts
    97

    Default

    Quote Originally Posted by kc
    just like yesterday TOTO someone in Singapore kenna 3million, wa pian, If I were him or her, I straight away go to C&C buy a Merc first, then I go to Orchard road buy a condo. Any leftover $$$ I donate. ha ha!!!!
    haha i dont think you will be left with much to donate after getting a condo in orchard road unless you are talking about those studio apartments..

  22. #22
    New Guest

    Default

    I saw some postings for several units of 2 to 3 bedrooms from 650 to 700 psf. Think many who bought at 500 plus psf are thinking of selling them now before TOP expected end of this year. Good time to buy?

  23. #23
    property supporter Guest

    Default

    Quote Originally Posted by New
    I saw some postings for several units of 2 to 3 bedrooms from 650 to 700 psf. Think many who bought at 500 plus psf are thinking of selling them now before TOP expected end of this year. Good time to buy?
    It very much depend on how confident you think prices for West Coast projects, particularly Stellar will go. For a FH project with proximity to major highways - AYE, West Coast highway, proximity to city and future Jurong hub, what more can you ask for with 650 to 700psf??

    I guess you might be thinking of getting it at 500psf, right? Chances of it going down to that level is quite remote unless Singapore goes into a very deep recession and owners have lost their jobs with no $$$ to pay bank loan. But please take into consideration that Stellar is located at a busy junction, between Clementi Road and West Coast Road, thus I would'nt want to buy a unit facing the junction for sure. Also, there will be a new highway coming up at the junction, so be careful to get a unit facing the highway.

  24. #24
    New Guest

    Default

    Thank you for your advice. For those facing the busy junction and HW, is it possible to go at 500psf, about the launch price? Is is very noisy or still ok? can open windows or not?

  25. #25
    property supporter Guest

    Thumbs up

    Quote Originally Posted by New
    Thank you for your advice. For those facing the busy junction and HW, is it possible to go at 500psf, about the launch price? Is is very noisy or still ok? can open windows or not?
    It very much depends on individual. Some like west sun, many don't. Some having budget don't mind the noise and pollution, I do mind as you or yr wife will have to clean your unit like crazy everyday.

    However, if you can manage to convince owner to sell you any unit at 500psf for Stellar, I think you better grab it before its gone. I don't think the price will go down to 500psf. If there is, I will snap it faster than you.

    We need to be realistic in our purchase so as not to waste time for house hunting. It can be tiring and boring going in and out of condo unit.

    If you look at Singapore, the only place that is near the city and having low price is none other than D5. I think this will be a gem waiting to be harvest.

  26. #26
    Unregistered 2 Guest

    Default

    I was at Varsity Park recently and got to see Stellar also. From what I see of the unfinished buildings, some buildings are very close to each other and also close to Varsity Park. Some Stellar units face the busy 4 ways junction used frequently by heavy trucks entering in and out of the nearby container ports. IMHO, there are only a few units worth buying there, those sandwiched between the other units - so less noisy. But the buildings are very close to each other. One building, labelled in red as blk 10, was wai wai, about 30 or 40 degree slanted against the other building. So the units there will be very close to their adjacent neighbours.

  27. #27
    Passing By Guest

    Default

    Passed by, looks cramp and crowded and most units near to each other. Flanked on both sides by two busy roads. Future looking to have a flyover, so more noisy roads next to it. Prices dipping and this one looks to be in for a great bargain. My call at 500 psf.

  28. #28
    Zulu Guest

    Default

    My opinion on Stellar. Even at 400psf, I would'nt want to stay at such a cramp up place. Not fogetting the project is smack in between a busy junction of Clementi/West Coast rd. Not even if it is FH. I would rather choose Varsity Park next door which is really good to raise a young family. I am looking for a 2 bedder there but unfortunately, not many 2B is on sale.

  29. #29
    Hooray Guest

    Default

    Stellar prices are really dropping with so many bad news plus other bad news about this condo. It's dropping faster than Varsity Park and Clementi Woods despite it being a FH condo. It's going for less than 650psf now. Just about 10% more cut and it's the 2005 developer's launch price. It's going to TOP year-end or earley next year - really bad timing. This is a deferred payment condo and I am prediciting a cut-throat price of $500 psf for investors to cut their losses. Blk 10, blk 12 and other blocks facing the road can be even lower by another 10% - about $450 psf, with a possible flyover looming over it - can even be lower because unlkely to have takers. $420 psf can for some of these units. The choice ones are sandwiched inside, not much view, so also not very good but quieter. Hooray time for bargain hunters.

  30. #30
    Observing Guest

    Default

    very cram man like sardine packed together D5 very quiet now i agree can buy at average launched price for this one something like 500 to 550psf can consider lar and i think anything more if buying with lottery money can also lar

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