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Thread: Residences @ Evelyn (D11, Freehold, CDL)

  1. #211
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    [quote=proud owner]
    Quote Originally Posted by teddybear
    Are you sure? Let's look at the cold hard facts:
    (we have to factor in floor level and facing and size of units - Both seem almost same to me, which means Residences @ Evelyn has no price premium to Park Infinia despite before so-called "more exclusive" with 200+ units vs PI 486 units. In fact, Newton Suites, being much closer to Novena MRT station, is transacted at higher prices than R@E which is closer to Newton MRT station).


    so what does that tell us ??

    people are paying high prices without realising ? or people are only willing to pay higher for newer development ?

    or people are being 'cheated' by developers ?

    why are all the newer projects costing mroe ? has construction cost gone up ?

    or are buyers stupid ?

    Fear Of Loss theory.....Kaisu....No medicine to cure....nothing you can help...

  2. #212
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    Quote Originally Posted by teddybear
    Are you sure? Let's look at the cold hard facts:
    (we have to factor in floor level and facing and size of units - Both seem almost same to me, which means Residences @ Evelyn has no price premium to Park Infinia despite before so-called "more exclusive" with 200+ units vs PI 486 units. In fact, Newton Suites, being much closer to Novena MRT station, is transacted at higher prices than R@E which is closer to Newton MRT station).
    Hi TB, agree with you but think we should respect the owners privacy by avoiding to post actual unit numbers here I believe the main reason for the decreasing price difference in this case is that there are actually 3 Squares (USQ, Velocity, SQ2) closer to PI and NSuites in the last few years. There is also a covered walkway from USQ to Novena MRT whereas there isn't even a proper walkway between R@E or 1Newton to MRT.

    But once again I would like to reserve final judgement until after Trilight is launched to see the actual $psf and takeup rate.

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    [quote=Honesty]
    Quote Originally Posted by proud owner


    Fear Of Loss theory.....Kaisu....No medicine to cure....nothing you can help...
    buyers should really do homework ...

    so many compare PI and R@E ... go take a look at who's who living where ..

    PI may have bigger land .. but with the number of units double that of R@E can imagine the crowd during 'peak' hr ...

  4. #214
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    Quote Originally Posted by proud owner

    why are all the newer projects costing mroe ? has construction cost gone up ?

    or are buyers stupid ?
    Buyers are smarter than we think. Actually there is a premium for unconstructed projects versus projects going to TOP since both are new. The reasons could be:
    a) Unconstructed projects have smaller size units and hence quantum is sometimes less than TOP projects even if the $psf is higher
    b) Better finishing and marketing for showflat projects and also banks loan all in one package. Showrooms are not cheap. Marketing 101.
    c) Unconstructed projects are easy on the buyers cashflow. Only 20% upfront. Rental market is not great at the moment if have to pay 100% within 3 months and cannot find tenants immediately.
    d) Common trend is that units sell very fast during 1 or 2 week of launch and then stops. What's remaining are large units and penthouses.

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    Quote Originally Posted by andy
    Buyers are smarter than we think. Actually there is a premium for unconstructed projects versus projects going to TOP since both are new. The reasons could be:
    a) Unconstructed projects have smaller size units and hence quantum is sometimes less than TOP projects even if the $psf is higher
    b) Better finishing and marketing for showflat projects and also banks loan all in one package. Showrooms are not cheap. Marketing 101.
    c) Unconstructed projects are easy on the buyers cashflow. Only 20% upfront. Rental market is not great at the moment if have to pay 100% within 3 months and cannot find tenants immediately.
    d) Common trend is that units sell very fast during 1 or 2 week of launch and then stops. What's remaining are large units and penthouses.

    ahahhah looking oly at Quantum is hardly smart ...

    at the end of the day ... its psf that really counts ...

    i can pay for a decent location, old unit , FH ... and throw in 20k and do it really nice ..

    buyers are simply lazy

  6. #216
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    Quote Originally Posted by proud owner
    i can pay for a decent location, old unit , FH ... and throw in 20k and do it really nice ..
    really ah? 20K can do it really nice?

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    Quote Originally Posted by proud owner
    ahahhah looking oly at Quantum is hardly smart ...

    at the end of the day ... its psf that really counts ...

    i can pay for a decent location, old unit , FH ... and throw in 20k and do it really nice ..

    buyers are simply lazy
    Think you need to do your research to throw 20K (just enough to do a nice new kitchen) and expect to get decent returns for tenants for a 6 year old unit when there are many new units to choose from. Have tried that & have also done my research

    For own stay I can move in any 10 year old FH and don't need to do up anything. Honestly resale market is not moving at all & many agents dont get a single call for their adverts even if price 30% down from new launch. I don't buy the suggestion that all buyers are dumb

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    Quote Originally Posted by andy
    Think you need to do your research to throw 20K (just enough to do a nice new kitchen) and expect to get decent returns for tenants for a 6 year old unit when there are many new units to choose from. Have tried that & have also done my research

    For own stay I can move in any 10 year old FH and don't need to do up anything. Honestly resale market is not moving at all & many agents dont get a single call for their adverts even if price 30% down from new launch. I don't buy the suggestion that all buyers are dumb

    search and you will find ...

    for a hard top kitchen countertop + 2metre long island + all the cabinetries + a full glass panel on the island top to the ceiling ...

    my kitchen is 600 sqft ... with a induction cooker + hood + 1 metre long sink + oven + microwave + fridge total 25k

    dont ask me the brand .. you will be surprised ..they arent china brand ..the sink alone cost 900 ...

  9. #219
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    Quote Originally Posted by andy
    Think you need to do your research to throw 20K (just enough to do a nice new kitchen) and expect to get decent returns for tenants for a 6 year old unit when there are many new units to choose from. Have tried that & have also done my research

    For own stay I can move in any 10 year old FH and don't need to do up anything. Honestly resale market is not moving at all & many agents dont get a single call for their adverts even if price 30% down from new launch. I don't buy the suggestion that all buyers are dumb
    i helped a friend renov his 1550 sqft 3 bedroom at pacific mansion ..

    polished the marble floor , polish and lacquered the parquet bedroom floors ..retile the toilets (3 toilets) + toilet flooring ... less than 25 k


    and why i say 20k can do nice nice ?? cos now all the units are so tiny ..

    and what i quoted are for 1550 sqft 3 bedroom and my own house 3600 sqft ...

    seriously people ...search and you will find ... and I am not a contractor ..

  10. #220
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    Quote Originally Posted by proud owner
    search and you will find ...

    for a hard top kitchen countertop + 2metre long island + all the cabinetries + a full glass panel on the island top to the ceiling ...

    my kitchen is 600 sqft ... with a induction cooker + hood + 1 metre long sink + oven + microwave + fridge total 25k

    dont ask me the brand .. you will be surprised ..they arent china brand ..the sink alone cost 900 ...
    I opened up a kitchen, knockdown walls & hack floors. Put in new floor tiles and wall to ceiling tiles + new cooker+new sink+ new hob +new wall2celing glass cabinets+ new kitchen top + new stove + 2xnew invertor branded aircons + designer taps + new dryer+new washer all for less than 20K. I am not a contractor either.

    My point is that a new kitchen does not get you the tenants who would go for new development and new units. Own stay is entirely different.

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    Quote Originally Posted by andy
    I opened up a kitchen, knockdown walls & hack floors. Put in new floor tiles and wall to ceiling tiles + new cooker+new sink+ new hob +new wall2celing glass cabinets+ new kitchen top + new stove + 2xnew invertor branded aircons + designer taps + new dryer+new washer all for less than 20K. I am not a contractor either.

    My point is that a new kitchen does not get you the tenants who would go for new development and new units. Own stay is entirely different.

    so its the mentality of sporeans ... new is good ...

    so old project will never have any value?

    so sad

    some of us have to think differently ..

  12. #222
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    Quote Originally Posted by proud owner
    so old project will never have any value?

    so sad

    some of us have to think differently ..
    Oh yes, the land value will appreciate and may double or triple in the next 2 decades. The space over the land just depreciates after TOP.
    So much wastage and how can SG be "green" Look @ Anderson 18

    I don't know why we design and build buildings using cheap labour or cheap material to only last 10 years and then take it down. They build them superfast after project sold. Look at the Arte and Sky11. Is it really nice to look at as you drive past?

    This baywindow GFA is going to cost a lot of greenhouse gases!

    Overseas where I've bought/sold real estates the building lasts decades and appreciates in value. People just renovate and they do it themselves brick by brick every weekend. Go for enbloc....you crazy
    Last edited by andy; 11-09-09 at 23:06.

  13. #223
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    Quote Originally Posted by andy
    Oh yes, the land value will appreciate and may double or triple in the next 2 decades. The space over the land just depreciates after TOP.
    So much wastage and how can SG be "green" Look @ Anderson 18

    I don't know why we design and build buildings using cheap labour or cheap material to only last 10 years and then take it down. They build them superfast after project sold. Look at the Arte and Sky11. Is it really nice to look at as you drive past?

    This baywindow GFA is going to cost a lot of greenhouse gases!

    Overseas where I've bought/sold real estates the building lasts decades and appreciates in value. People just renovate and they do it themselves brick by brick every weekend. Go for enbloc....you crazy

    yep

    i used to live in a very cosy 1 bedroom in sweden ... its over 100 yr old

    enbloc ??? they asked ? never heard of such word

  14. #224
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    We are comparing R@E, PI, and NS which are all projects more than 1 year old. Which one is the new one you are referring to?
    We have not even talked about the new ones yet. Lincoln Suites at about $2k psf?

    [quote=proud owner]
    Quote Originally Posted by teddybear
    Are you sure? Let's look at the cold hard facts:
    (we have to factor in floor level and facing and size of units - Both seem almost same to me, which means Residences @ Evelyn has no price premium to Park Infinia despite before so-called "more exclusive" with 200+ units vs PI 486 units. In fact, Newton Suites, being much closer to Novena MRT station, is transacted at higher prices than R@E which is closer to Newton MRT station).


    so what does that tell us ??

    people are paying high prices without realising ? or people are only willing to pay higher for newer development ?

    or people are being 'cheated' by developers ?

    why are all the newer projects costing mroe ? has construction cost gone up ?

    or are buyers stupid ?

  15. #225
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    Quote Originally Posted by proud owner
    yep

    i used to live in a very cosy 1 bedroom in sweden ... its over 100 yr old

    enbloc ??? they asked ? never heard of such word
    Ah yes. Love Sweden, which part of Stockholm?

    Saw the "tradesman" repairing a stone wall. Just one person with precision cutting tools and machinery. These are professionals not truckloads of unskilled workers.

    Would have taken the whole day to replace 1meter square slab of stone wall.

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    Quote Originally Posted by teddybear
    Are you sure? Let's look at the cold hard facts:
    (we have to factor in floor level and facing and size of units - Both seem almost same to me, which means Residences @ Evelyn has no price premium to Park Infinia despite before so-called "more exclusive" with 200+ units vs PI 486 units. In fact, Newton Suites, being much closer to Novena MRT station, is transacted at higher prices than R@E which is closer to Newton MRT station).

    Residences @ Evelyn:
    #15-07
    Freehold
    $1451
    1539
    $2233k
    31 Jul 09
    #13-01
    Freehold
    $1580
    1528
    $2415k
    29 Jul 09
    #09-01
    Freehold
    $1413
    1528
    $2160k
    10 Jul 09
    #22-08
    Freehold
    $1432
    1033
    $1480k
    11 Jun 09
    #19-05
    Freehold
    $1290
    1109
    $1430k
    21 May 09
    #17-05
    Freehold
    $1290
    1109
    $1430k
    13 May 09
    #18-05
    Freehold
    $1328
    1109
    $1472k
    11 May 09
    #27-08
    Freehold
    $1210
    1033
    $1250k
    05 May 09

    Park Infinia:
    #18-13
    Freehold
    $1399
    850
    $1190k
    20 Aug 09
    #16-12
    Freehold
    $1402
    1582
    $2218k
    19 Aug 09
    #16-14
    Freehold
    $1500
    1335
    $2002k
    17 Aug 09
    #11-09
    Freehold
    $1580
    1001
    $1581k
    17 Aug 09
    #15-11
    Freehold
    $1498
    2002
    $3000k
    15 Aug 09
    #21-08
    Freehold
    $1475
    1464
    $2159k
    11 Aug 09
    #25-06
    Freehold
    $1317
    1442
    $1900k
    03 Aug 09
    #15-16
    Freehold
    $1466
    893
    $1310k
    28 Jul 09
    #04-05
    Freehold
    $1290
    1464
    $1888k
    28 Jul 09
    #09-01
    Freehold
    $1450
    1464
    $2122k
    20 Jul 09
    #15-12
    Freehold
    $1420
    1582
    $2246k
    15 Jul 09
    #14-09
    Freehold
    $1558
    1001
    $1560k
    10 Jul 09
    #06-07
    Freehold
    $1450
    1001
    $1451k
    08 Jul 09

    Newton Suites:
    #10-02
    Freehold
    $1696
    1238
    $2100k
    17 Jul 09
    #34-01
    Freehold
    $1631
    797
    $1299k
    14 Jul 09
    wow....i see PI transactions from Jul-Aug more than R@E transactions May-Jul. PI seems like "flipper" project. such project wld c wide fluctuations on prices as buyers may not be able to analyse. PI prices will correct itself - let's see

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    Quote Originally Posted by dmonddd
    wow....i see PI transactions from Jul-Aug more than R@E transactions May-Jul. PI seems like "flipper" project. such project wld c wide fluctuations on prices as buyers may not be able to analyse. PI prices will correct itself - let's see
    Pls check the data below The facts don't lie. There is not a single flipper for this PI project since jan 2009.

    Accept the facts man..that PI $psf has caught up to R@E $psf and not hope against the trend. I don't own either of the properties.

    2A #23 -07 6 #31 -11 2A #14 -07 2A #08 -07 2A #24 -07 2A #22 -07 2A #28 -07 6A #26 -15 2A #27 -07 2A #02 -08 6A #19 -15 6 #26 -11 6A #31 -13 6A #23 -15 2A #10 -07 6A #24 -15 2A #02 -09 2A #18 -04 2A #18 -09 2A #14 -10 2A #14 -05 2A #04 -09 2A #14 -04 2A #17 -09 2A #17 -04 2A #24 -09 2A #23 -08 2A #03 -08 2A #06 -04 2A #07 -09 6A #04 -16 6 #07 -11 6A #11 -15 2A #26 -09 2A #06 -05 2A #26 -10 2A #27 -09 6A #16 -14 2A #24 -04 6A #09 -15 2A #15 -10 2A #08 -04 6A #18 -13 6 #16 -12 6A #16 -14 2A #11 -09 6 #15 -11 2A #21 -08 2A #25 -06 6A #15 -16 2A #04 -05 2 #09 -01 6 #15 -12 2A #14 -09 2A #06 -07 2A #21 -07

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    Quote Originally Posted by proud owner
    i helped a friend renov his 1550 sqft 3 bedroom at pacific mansion ..
    No offense to your friend but you are aware of the reputation of pacific mansion? Getting the desired tenant mix is difficult. That's why it's priced at a discount to other similar, neighbouring condos. The best way to extract value from pacific mansion is through enbloc, which was what it tried to do at the peak of the market in 2007 but failed to achieve due to its ridiculous high asking price.

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    Quote Originally Posted by lancelot
    No offense to your friend but you are aware of the reputation of pacific mansion? Getting the desired tenant mix is difficult. That's why it's priced at a discount to other similar, neighbouring condos. The best way to extract value from pacific mansion is through enbloc, which was what it tried to do at the peak of the market in 2007 but failed to achieve due to its ridiculous high asking price.
    absolutely agree with you. It's not only the inside that tenants look at but also the type of tenants, the neighbourhood, the facilities and even the quality of the security guards and mgmt who can police the do's and dont's

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    Quote Originally Posted by andy
    Pls check the data below The facts don't lie. There is not a single flipper for this PI project since jan 2009.

    Accept the facts man..that PI $psf has caught up to R@E $psf and not hope against the trend. I don't own either of the properties.

    2A #23 -07 6 #31 -11 2A #14 -07 2A #08 -07 2A #24 -07 2A #22 -07 2A #28 -07 6A #26 -15 2A #27 -07 2A #02 -08 6A #19 -15 6 #26 -11 6A #31 -13 6A #23 -15 2A #10 -07 6A #24 -15 2A #02 -09 2A #18 -04 2A #18 -09 2A #14 -10 2A #14 -05 2A #04 -09 2A #14 -04 2A #17 -09 2A #17 -04 2A #24 -09 2A #23 -08 2A #03 -08 2A #06 -04 2A #07 -09 6A #04 -16 6 #07 -11 6A #11 -15 2A #26 -09 2A #06 -05 2A #26 -10 2A #27 -09 6A #16 -14 2A #24 -04 6A #09 -15 2A #15 -10 2A #08 -04 6A #18 -13 6 #16 -12 6A #16 -14 2A #11 -09 6 #15 -11 2A #21 -08 2A #25 -06 6A #15 -16 2A #04 -05 2 #09 -01 6 #15 -12 2A #14 -09 2A #06 -07 2A #21 -07
    are you an agent? i've been looking for one at R@E.

    the data facts may not accurately reflect the prices of PI. I see as overpriced given the higher no of units in PI, interior materials used. I viewed both projects. It's either PI is overly priced or R@E is underpriced.

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    Quote Originally Posted by dmonddd
    are you an agent? i've been looking for one at R@E.

    the data facts may not accurately reflect the prices of PI. I see as overpriced given the higher no of units in PI, interior materials used. I viewed both projects. It's either PI is overly priced or R@E is underpriced.
    Sorry nope.
    Just search & call. So many same adverts but not moving. Saw one for $1,5xxpsf 1023sqft 9/09/2009

    I have nothing to add if you do not believe the caveats

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    Or it is the other way round? R@E looking for same or higher price than PI but nobody want to pay same price for R@E as per PI whereas PI many people want to grab so many more transactions at same or higher price than R@E?

    Quote Originally Posted by dmonddd
    are you an agent? i've been looking for one at R@E.

    the data facts may not accurately reflect the prices of PI. I see as overpriced given the higher no of units in PI, interior materials used. I viewed both projects. It's either PI is overly priced or R@E is underpriced.

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    Quote Originally Posted by teddybear
    Have you seen the great view from surrounding projects? e.g. Park Infinia stack 9 above 25th level and no West sun in front. Unfortunately none from R@E with no West sun.
    sorry to digress yah ........but what so great about the view from stack 9 PI high floor? can see kallang basin / marina bay???

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    Quote Originally Posted by teddybear
    Or it is the other way round? R@E looking for same or higher price than PI but nobody want to pay same price for R@E as per PI whereas PI many people want to grab so many more transactions at same or higher price than R@E?
    there are a couple of reasons ..

    1.herd instinct again ..more people buy means good .. so the moment PI sales exceeds RE .. all think PI is better ..

    2. RE owners has a class of their own ..if only i am allowed to review who owns a unit there(which i cant review ) ... they buy to stay and for long term investment .. hence very few units available for sale .. assuming 10/200 for sale in RE ..and 20/400 in PI ..more choices in PI = higher chance of a sale .. hence it will move up higher, faster ..

    Ikea items as selling very very well ... are they really good ?

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    Quote Originally Posted by proud owner
    there are a couple of reasons ..

    1.herd instinct again ..more people buy means good .. so the moment PI sales exceeds RE .. all think PI is better ..

    2. RE owners has a class of their own ..if only i am allowed to review who owns a unit there(which i cant review ) ... they buy to stay and for long term investment .. hence very few units available for sale .. assuming 10/200 for sale in RE ..and 20/400 in PI ..more choices in PI = higher chance of a sale .. hence it will move up higher, faster ..

    Ikea items as selling very very well ... are they really good ?
    True to some extent but if I were a true blue investor for the mid term, I would look at potential yield, potential capital gain and market sentiments for that location. I would not really care whether the seller is really attached to the property or not. Does it matter if one property was for sale vs 10 properties? I think not. Do I care if the bathrooms were gold-plated in Balestier, I think not.

    For own stay it's different. I've lived many years very close to R@E. I go to USQ every other day to shop or to do kids stuff. Its 15 mins walk but I usually drive 3 mins down the road cos of kids and when you buy stuff it's too heavy too carry. However I like the convenience of MRT and schools and so I didn't move. But my property didn't appreciate for 10 years. In fact it depreciated over time until 2006

    Are properties really good buys if very few people want to sell (for their own reasons) and those willing to part with it ask for premium?

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    Quote Originally Posted by andy
    True to some extent but if I were a true blue investor for the mid term, I would look at potential yield, potential capital gain and market sentiments for that location. I would not really care whether the seller is really attached to the property or not. Does it matter if one property was for sale vs 10 properties? I think not. Do I care if the bathrooms were gold-plated in Balestier, I think not.

    For own stay it's different. I've lived many years very close to R@E. I go to USQ every other day to shop or to do kids stuff. Its 15 mins walk but I usually drive 3 mins down the road cos of kids and when you buy stuff it's too heavy too carry. However I like the convenience of MRT and schools and so I didn't move. But my property didn't appreciate for 10 years. In fact it depreciated over time until 2006

    Are properties really good buys if very few people want to sell (for their own reasons) and those willing to part with it ask for premium?
    i tend to agree with proud owner on his/her points. And proud owner hits the bull eye.

    MRT and schools are more crucial....look at the traffic near USQ whether during weekdays or weekend.

    You only want to be close but not near. If you stay near food court, it's extremely convenient but...expect air pollutions and if lucky there are no rats. Proud owner is right...owners at R@E rather leave them vacant than renting them out - enuf holding power. I heard from agent many units at R@E are vacant as if they are leaving them for the next generation. Agents have been pestering the owners to transact but finally gave up. Car park is less than 20% occupied. Maintenance I see is in tip top condition during my last view of a unit there.

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    Quote Originally Posted by andy
    Are properties really good buys if very few people want to sell (for their own reasons) and those willing to part with it ask for premium?
    back to proud owner's comments - those properties who are heavily transacted do not translate into good property.

    Dont forget buyers are either staying there or renting out. projects with high transactions volume would normally see high turnover of tenants as landlords or owners wld recoup its investments at esclating rent.

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    Quote Originally Posted by Unregistered
    Is this all for real or just some mouth watering stories......
    u actually believe all those BS stories? ha3

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    Quote Originally Posted by dmonddd
    back to proud owner's comments - those properties who are heavily transacted do not translate into good property.

    Dont forget buyers are either staying there or renting out. projects with high transactions volume would normally see high turnover of tenants as landlords or owners wld recoup its investments at esclating rent.
    So according to your logic, the $psf transacted for properties like the sail@marina (166 transactions/year) and rivergate (153transactions/year), citysquare 160transactions/year are pure speculative/flipping prices.

    Hence the above registered $psf for highly transacted projects are not real & will fall faster naturally compared to a property with few transactions (e.g., Soliel@Sinaran) or no transactions for the year like Solitaire. Can you cite real evidence to support this theory?

    What then could be the reasons that NewtonSuites $psf @ Novena (6 transactions/year) have exceeded R@E @ Newton (13 transactions/year)?

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    Quote Originally Posted by andy
    So according to your logic, the $psf transacted for properties like the sail@marina (166 transactions/year) and rivergate (153transactions/year), citysquare 160transactions/year are pure speculative/flipping prices.

    Hence the above registered $psf for highly transacted projects are not real & will fall faster naturally compared to a property with few transactions (e.g., Soliel@Sinaran) or no transactions for the year like Solitaire. Can you cite real evidence to support this theory?

    What then could be the reasons that NewtonSuites $psf @ Novena (6 transactions/year) have exceeded R@E @ Newton (13 transactions/year)?
    wow, you must be heavy in property market to be able to pull the above. if not, you really put effort in the count. kudos

    ura site- lowest to highest

    city square $639- 1271
    newton suite $1193-1696
    residences@evelyn- $1118-1580
    the sail $1146-2499

    see the band width.

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