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Thread: Miro (D11, Freehold, Far East Organization)

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    Default Miro (D11, Freehold, Far East Organization)

    http://www.businesstimes.com.sg/sub/...94318,00.html?

    Published August 28, 2008

    Developers weigh odds for launches after Ghost Month

    Some may want to test market now rather than risk deterioration in sentiment

    By KALPANA RASHIWALA


    (SINGAPORE) Some developers have been quietly oiling their launch machinery in the past few weeks as they get ready for previews and launches, especially with the Hungry Ghosts Month ending this Saturday.


    Boulevard Vue's facade will be designed by well-known Japanese interior designer Super Potato. The freehold project's 26 apartments (one per floor) are about 4,500 sq ft each, while the two duplex penthouses occupying the top four levels are 8,000-plus sq ft and 11,000-plus sq ft.

    With the property outlook expected to worsen before it gets better, there may just be an incentive for some to launch their projects sooner - or wait it out till late-2009/2010, a seasoned property consultant told BT.

    Another consultant, Knight Frank executive director Peter Ow, said: 'Whatever name you call it - preview, private invitation, etc, the aim is for developers to test the market. If the response is sufficient at the price they want, they'll begin sales. If the response isn't up to what they want, they won't sell. As a developer, you don't want to risk launching a project, selling a few units and getting stuck.'

    Projects that have begun to be previewed this month include Far East Organization's 85-unit freehold Miro at the corner of Lincoln and Keng Lee roads (at an average $1,600 per square foot) and a 54-unit cluster housing project at Greenwood Avenue. Units in the 103-year leasehold development range from 3,000 to 3,700 sq ft.

    Over at Nathan Road, Tat Aik Group has been inviting potential buyers to view Nathan Residences, a 91-unit freehold project priced at around $2,000 psf on average.

    Keppel Land is also expected to release this weekend in Hong Kong and Singapore about 30-40 units under the next phase of Reflections at Keppel Bay.

    The average price is expected to be similar to the earlier phase launched around April last year, at about $1,800 to $2,000 psf. Deferred payment is expected to continue to be offered.

    Hong Fok Corporation's 360-unit Concourse Skyline apartments at Beach Road, KepLand's 56-unit freehold Madision Residence near the junction of Bukit Timah and Keng Chin roads, and City Developments Ltd's The Arte at Thomson are understood to be other projects that could hit the market soon.

    In the high-end segment - where sentiment is weakest - Far East Organization, which has already sold two units at its 28-unit luxury development Boulevard Vue at Cuscaden Road, opened its showflat for the project recently and is expected to step up marketing activity.

    The project's 26 apartments (one per floor) are about 4,500 sq ft each, while the two duplex penthouses occupying the top four levels are 8,000-plus sq ft and 11,000-plus sq ft. Prices for low- and mid-level units in the 33-storey freehold project range from $3,600 psf to $3,900 psf.

    BT understands the price tag for the bigger penthouse will likely be around the $4,500 psf mark, working out to an absolute sum of about $50 million. If achieved, the absolute amount would set a new record for a penthouse in Singapore.

    Boulevard Vue's facade will be designed by well-known Japanese interior designer Super Potato. BT understands that the unit layouts will be customised to buyers' preference.

    A critical factor affecting developers' launch decisions is pricing, given the bearish sentiment.

    'Pricing will be more realistic for fresh launches, but for projects released earlier, it would be difficult for established developers to trim prices without upsetting earlier buyers, especially VIPs,' the seasoned property consultant said.

    Agreeing, Jones Lang LaSalle Singapore's residential head Jacqueline Wong said: 'Such developers may just hold the remaining units in the project if necessary and have another shot at selling them upon the project's completion. For new projects too, the financially stronger players can hold off developing for a while.

    'However, developers who are fairly new or need the cashflow will have to be realistic in their pricing and will be more amenable to negotiating with buyers.'

    Another industry observer said that instead of outright price cuts, it may be easier for developers to attract new buyers into existing projects by offering furnishing vouchers, guaranteed yields (for newly completed projects) or arranging for attractive mortgage packages.

    A mid-sized developer said: 'We have to accept the fact that prices have to be marked to market; otherwise we can't sell enough units to generate the required cashflow. For sites bought within the past 12 months, developers would need to sell at least 50 per cent of the development to generate sufficient cashflow to finance the project's construction - taking into account high land price paid and rising construction costs, among other factors.'

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    http://www.straitstimes.com/Money/St...ry_274328.html

    Sep 2, 2008 Tuesday

    Developers starting to preview projects

    With Hungry Ghost month over, condo projects being launched to test market

    By Fiona Chan, Property Reporter


    An artist's impression of Reflections at Keppel Bay. Units in a new tower block there were released for sale over the weekend. -- PHOTO: KEPPEL CORP

    NOW that Hungry Ghost month is over, property developers are starting to line up project previews and launches to test the market.

    Keppel Land released a new high-rise tower block at its Reflections at Keppel Bay on the weekend, putting up a third of the block's 83 units for sale in Singapore and Hong Kong.

    About 10 apartments have been sold since Saturday, at an average of just over $2,000 per sq ft (psf). Prices range from $1,500 to $2,300 psf, depending on the floor and the view.

    A two-bedroom apartment on a low floor would cost about $1.5 million, according to property agents. Reflections has a total of 1,129 units in six high-rise tower blocks and 11 low-rise villa blocks.

    Also on the weekend, Far East Organization invited interested buyers to its showflat for Miro in Lincoln Road, which sources say will be launched in about two weeks.

    The freehold 85-unit development is priced at around $1,700 per sq ft (psf) on average, they said. Prices start at about $1.6 million for a one-bedroom studio loft of 990 sq ft.

    Also available in the 32-storey tower are two-bedroom units of 1,302 sq ft and three-bedroom lofts at more than 1,600 sq ft.


    A boutique project at nearby Moulmein Road starts previews this weekend with plans for a launch next Monday.

    Mulberry Tree has 32 freehold units and a 'retro-style' facade, said an agent marketing the development. Indicative prices have been set at $1,300 to $1,500 psf. They start at less than $700,000 for the smallest apartment.

    Agents said the two-bedroom flats, of about 710 sq ft each, would cost around $900,000. The project is forecast to be completed at the end of 2011.

    Developer Hong Fok is expected to preview its Concourse Skyline in Beach Road later this month. Prices are likely to range from $1,600 to $2,000 psf, with two-bedroom units priced upwards of $1.8 million, The Straits Times understands.

    The 360-unit development is slated to be completed in 2013.

    Tat Aik Group has also started to preview its Nathan Residences, which will be developed on the former Nathan Court in Nathan Road.

    Sales are expected to start this week, with prices in the region of $2,000 psf, said marketing agents. One-bedroom units will start at $1.2 million and two-bedroom apartments are likely to go for $1.6 million.

    [email protected]

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    Wink Miro - Indulgence in Barcelonian art living



    Miro - Indulgence in Barcelonian art living

    A loft at the Miro

    With its air lofts and pristine lines, Miro is minimalist chic at its best. Text Lynn Seah

    It is easy to see why it’s not just artists and Bohemians who find lofts appealing. The high ceilings and well-lit interiors so beloved of painters are also alluring to anyone who loves large, fluid spaces and the possibilities they offer.

    It is an attractive style of living that is available at Miro. Far East Organisation’s upcoming project in the Newton area. Featuring 85 freedhold units, all with double volume site at the junction of Keng Lee and Lincoln roads.

    The sense of space in the airy lofts, which range from 99sqft for a one-bedroom to 5,800 sq ft for a loft penthouse is, accentuated by balconies that extend from the living rooms and master bedrooms, giving each home a private outdoor space.

    The outdoors is further integrated into the development through each seven landscaped terraces, located at four-storey intervals on the 31-storey tower. Residents can chat over cuppa in the garden pavilions of these sky terraces, which come equipped with pantry facilities.

    Amenities on the first and second floors provide more opportunities for interaction. There’s a fitness area, children’s playground and dog run on the first floor, and those who prefer more relaxing pursuits can head for the spa pools, massage suits and Vichy showers on the second floor. The second floor also has a barbecue and outdoor dining deck where residents can entertain guests.

    With delightful shared spaces like these, home owners may well be tempted to treat them like as an extension of their living rooms. Indeed, Miro was designed to facilitate socializing and active healthy living.

    As ample light streams through its windows, balconies and sky gardens, Miro offers creative home owners and inviting canvas on which to stretch out their ideal habitat. The color and greenery from the garden terraces that punctuate the tower at regular intervals, and the interplay of light and shadow created by the recesses, ledges and balconies on the façade, also add interest to the clean lines of the building.

    Vibrant, bright and spacious, plus an enviable location close to several prestigious schools, Orchard Road and the shopping and dining hub of Novena – the draw of Miro is almost too picture perfect to resist. LM>

    FACILITIES

    1st Storey
    Outdoor Recreational Facilities
    • Entrance Water Features
    • Lounge Deck
    • Children's Playground
    • Fitness Court
    • Fern Garden
    • Dog Run

    2nd Storey
    • Lap pool
    • Hydrotherapy Sanctuary Spa Beds
    • Spa Sanctuary
    • Dreamscape Sanctuary
    • Entertainment Court
    • Splash Pool
    • Deck Lounge
    • Steam Rooms


    AMENITIES


    • Novena MRT Station
    • Newton Hawker Centre
    • Orchard Road shopping & entertainment belt
    • Cairnhill Community Club
    • Cairnhill Art Centre
    • The American Club




    The vinicity mapping of Miro location



    The layout sitemap






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    Wink Additional pictures for Miro


















    Interested Party | Please call Aaron | 90287921.

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    Smile Additional information- updated 4th May 2009

    Miro - Located at 1 lincon road next to United Square.

    Price at $1500.00 with 2 years rental gurantee currently selling for 3th or 5th floor.

    Total storey: 32

    Site area: 40,204 sqft.

    Total units: 85 units.

    Total tower: 1

    Interested: Please call Aaron | 9028 7921

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    Smile Special promo unit.

    We have one special promo unit:selling from $1300 PSF.

    Interested party: Please

    call for appointment fixing.


    Warmest regards.
    Aaron | 90287921.

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    Smile Contact details.

    Hi dear all,

    For those who are interested for a viewing appointment or having enquiries on the project stated. Kindly drop me a mail or give me a call to have your enquiries answered. No obligation required.

    Please state your name and contact number. I will get back to you asap.

    Name: Aaron

    Contact: 90287921
    Email: [email protected]

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    Default The Art of Loft Living @ Miro (Lincoln road)

    Brand New Unique Building Design
    ===
    Tenure : FreeHold
    ===
    Brand New Development
    ===
    Situated at No. 1 Lincoln Road
    FreeHold
    1/2/3 loft bdrm units (Double Storey)
    Unque structure
    ===
    Miro is close to cosmopolitan Orchard Road as well as bustling Novena.
    Newton MRT station is also within walking distance.
    ===
    The 1st storey has been zoned for outdoor activities such as the children’s playground and fitness area,
    The 2nd storey deck is dedicated for reposeful spa living. Weekend dinners can also be held by the spa pool or entertainment terrace.
    ===
    The concept of extending the living space is further evident in the landscaped terraces on the 3rd, 9th, 13th, 17th, 21st, 25th and 29th storeys. With pantries designed as an integral amenity in the garden pavilions, breakfast under the skies can be experienced on these sky terraces.
    ===
    View the Showflat today - 9061-9884 Roger Tan

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    Quote Originally Posted by roger168
    Brand New Unique Building Design
    ===
    Tenure : FreeHold
    ===
    Brand New Development
    ===
    Situated at No. 1 Lincoln Road
    FreeHold
    1/2/3 loft bdrm units (Double Storey)
    Unque structure
    ===
    Miro is close to cosmopolitan Orchard Road as well as bustling Novena.
    Newton MRT station is also within walking distance.
    ===
    The 1st storey has been zoned for outdoor activities such as the children’s playground and fitness area,
    The 2nd storey deck is dedicated for reposeful spa living. Weekend dinners can also be held by the spa pool or entertainment terrace.
    ===
    The concept of extending the living space is further evident in the landscaped terraces on the 3rd, 9th, 13th, 17th, 21st, 25th and 29th storeys. With pantries designed as an integral amenity in the garden pavilions, breakfast under the skies can be experienced on these sky terraces.
    ===
    View the Showflat today - 9061-9884 Roger Tan
    Hi, I'm interested to see the floor plans in relation to the siteplan of Miro. Can anyone post it?


    Where is the showflat?

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    Quote Originally Posted by wmwa
    Hi, I'm interested to see the floor plans in relation to the siteplan of Miro. Can anyone post it?


    Where is the showflat?
    Hi WMWA,
    would be happy to show you, plse call me at 91163014 for further details.

    francis
    91163014
    RE/MAX

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    Hey all !

    This place is launching this weekend I think ...

    Can just walk in ... no need to get people to show u ...

    YFG

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    Popped over to check out the showflat. Impressive finishing.

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    I saw it during their investor preview some months back ..

    The toilet marble is very very impressive ... Well Done !

    YFG

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    Quote Originally Posted by wmwa
    Popped over to check out the showflat. Impressive finishing.
    hey do you mind sharing what is the average psf?

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    Quote Originally Posted by eng00701
    hey do you mind sharing what is the average psf?
    asking above $1400psf from www.propertyguru.com.sg
    that will push up prices for park infinia (PI) as well since PI is completed.

    now the question is how well the units are sold?

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    i think normally, new launches always transact at a premium above completed properties. Strange but probably because lower outlay upfront.

    not sure how well market will absorb loft units though.


    Quote Originally Posted by dmonddd
    asking above $1400psf from www.propertyguru.com.sg
    that will push up prices for park infinia (PI) as well since PI is completed.

    now the question is how well the units are sold?

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    I think prices START from $1,400 ...

    The average is abt $1,500 --> anyone can confirm this ?

    YFG

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    the loft looks very classy. wanted to go down take a look but didnt have the time. any idea what is the takeup rate of this project? how many % sold?

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    Quote Originally Posted by eng00701
    the loft looks very classy. wanted to go down take a look but didnt have the time. any idea what is the takeup rate of this project? how many % sold?
    answering my own question in case anyone interested. haha

    it seems to be not really selling too well. developer only released up to 17 floor and only less than half have been sold. apparently developer raised the price by about $100 psf from initial launch price because of all the positive sentiments in the property market.
    i was quoted almost $1500 psf for 15th floor unit. honestly the 2 room layout is very unique and gives a very relaxing sense of spaciousness.
    sunken bath is an added plus which is seldom seen. price tag too steep. works out to be about 2 million. agent told me it can easily be rented out for 3k plus. which is ridiculously low for a 2 mil unit.

    Agent is nice chap but a bit too pushy. keep asking me for check and to give him a price to negotiate with developer. apparently it is not selling too well maybe thats why any potential customer he bite on really hard.

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    This only has loft units right? Most people don't want such unit because for example a quoted 1500 sqft unit actually only has <1200 sqft of usable space because it seems the empty space to created the high ceiling in living room is also included in the 1500 sqft (can anybody confirm this?). Imagine you pay $1500 psf, then actually you are paying >$1875 psf of usable space! (and for that Lincoln Road area? ).

    Quote Originally Posted by eng00701
    answering my own question in case anyone interested. haha

    it seems to be not really selling too well. developer only released up to 17 floor and only less than half have been sold. apparently developer raised the price by about $100 psf from initial launch price because of all the positive sentiments in the property market.
    i was quoted almost $1500 psf for 15th floor unit. honestly the 2 room layout is very unique and gives a very relaxing sense of spaciousness.
    sunken bath is an added plus which is seldom seen. price tag too steep. works out to be about 2 million. agent told me it can easily be rented out for 3k plus. which is ridiculously low for a 2 mil unit.

    Agent is nice chap but a bit too pushy. keep asking me for check and to give him a price to negotiate with developer. apparently it is not selling too well maybe thats why any potential customer he bite on really hard.

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    Quote Originally Posted by eng00701
    answering my own question in case anyone interested. haha

    it seems to be not really selling too well. developer only released up to 17 floor and only less than half have been sold. apparently developer raised the price by about $100 psf from initial launch price because of all the positive sentiments in the property market.
    i was quoted almost $1500 psf for 15th floor unit. honestly the 2 room layout is very unique and gives a very relaxing sense of spaciousness.
    sunken bath is an added plus which is seldom seen. price tag too steep. works out to be about 2 million. agent told me it can easily be rented out for 3k plus. which is ridiculously low for a 2 mil unit.

    Agent is nice chap but a bit too pushy. keep asking me for check and to give him a price to negotiate with developer. apparently it is not selling too well maybe thats why any potential customer he bite on really hard.
    is 3k after deducting maintenance? i think going forward rental will be an issue.. even prime orchard area 3 bedder rental is coming down close to high 3k or 4k range.

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    is there free parking there? i understand that the showflat is located at Cairnhill right? thought of going down but if no free parking i lazy already hee.


    Quote Originally Posted by eng00701
    answering my own question in case anyone interested. haha

    it seems to be not really selling too well. developer only released up to 17 floor and only less than half have been sold. apparently developer raised the price by about $100 psf from initial launch price because of all the positive sentiments in the property market.
    i was quoted almost $1500 psf for 15th floor unit. honestly the 2 room layout is very unique and gives a very relaxing sense of spaciousness.
    sunken bath is an added plus which is seldom seen. price tag too steep. works out to be about 2 million. agent told me it can easily be rented out for 3k plus. which is ridiculously low for a 2 mil unit.

    Agent is nice chap but a bit too pushy. keep asking me for check and to give him a price to negotiate with developer. apparently it is not selling too well maybe thats why any potential customer he bite on really hard.

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    i can't confirm, but that is my understanding as well. far east really like to build lofts huh, lofts at Jardin and lofts at Miro. I think lofts are hard to sell, locals don't really like to buy for own stay and rentals for 2 bedder at 3k+ is the same as any other 2 bedder, yet lofts cost more both in quantum and in "effective" psf. that's why sales slow.


    Quote Originally Posted by teddybear
    This only has loft units right? Most people don't want such unit because for example a quoted 1500 sqft unit actually only has <1200 sqft of usable space because it seems the empty space to created the high ceiling in living room is also included in the 1500 sqft (can anybody confirm this?). Imagine you pay $1500 psf, then actually you are paying >$1875 psf of usable space! (and for that Lincoln Road area? ).

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    Quote Originally Posted by bargain hunter
    is there free parking there? i understand that the showflat is located at Cairnhill right? thought of going down but if no free parking i lazy already hee.
    when i went, i parked at the front door. dun care. haha. there is space only for 2 cars and not supposed to park there. and reversing out is a nightmare. cos the traffic non-stop. lucky agent help block traffic. otherwise i will be there forever. but i was told by agent that buidling beside got free parking. no label or directions, who the hell will know. its the worst showroom carpark i went.
    the developer also damn irritating. development at newton then put showroom at cairnhill. maybe to give false impression that its very near orchard.

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    its a bit like luma actual location at river valley grove got the cheek to put showroom on leonie hill like that.

    but for far east, that is their site for a future development so they decided to put showflat permanently there while they start work on actual site. i suspected it will be the worst place to attempt to park a car.


    Quote Originally Posted by eng00701
    when i went, i parked at the front door. dun care. haha. there is space only for 2 cars and not supposed to park there. and reversing out is a nightmare. cos the traffic non-stop. lucky agent help block traffic. otherwise i will be there forever. but i was told by agent that buidling beside got free parking. no label or directions, who the hell will know. its the worst showroom carpark i went.
    the developer also damn irritating. development at newton then put showroom at cairnhill. maybe to give false impression that its very near orchard.

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    there's valet park available. Just stop right in front of the showflat, and the valets will help you to park at the building on its left (which I've actaully missed it cos no signage and couldn't reverse back to the allocated parking)

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    isn't the building beside it a private condo?

    Quote Originally Posted by magdalene
    there's valet park available. Just stop right in front of the showflat, and the valets will help you to park at the building on its left (which I've actaully missed it cos no signage and couldn't reverse back to the allocated parking)

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    Quote Originally Posted by bargain hunter
    isn't the building beside it a private condo?
    i didnt take close look at building cos i have no intention of going back but that's the exact building the agent told me to park at too. apparently its free. there was no signage or valet on the day i went. maybe only for weekends.
    but you can take your time. showroom was deserted when i went and from the look of the prices, the units will be there for a lo .... ooong time.

    oh yeah. just a sidenote, it also has a seven gardens concept. same as 1 devonshire.

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    i am definitely not going to buy a loft. just curious and want to see what the showroom is like . i also think the units will be available for a long time. being far east, don't worry, 10 years after development completed they will still have units to sell to you.


    Quote Originally Posted by eng00701
    i didnt take close look at building cos i have no intention of going back but that's the exact building the agent told me to park at too. apparently its free. there was no signage or valet on the day i went. maybe only for weekends.
    but you can take your time. showroom was deserted when i went and from the look of the prices, the units will be there for a lo .... ooong time.

    oh yeah. just a sidenote, it also has a seven gardens concept. same as 1 devonshire.

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