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Thread: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

  1. #301
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    Heard that developer is selling the Villas with unblocked sea view at a price tag of at least S$3200psf. & must purchase one whole floor to enjoy the price. So far no takers yet.

  2. #302
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    This is for penthouse or all floors? I'm not sure the size of one floor, but assuming its 15,000 sqft that would be a $50 million cheque.

    If this is true, I wonder if they are benchmarking SC Global...really suprised when Ho from the Banyan Tree said in an interview he wanted to do SC Global type developments.

    SC Global really ballsy, nevers sells cheap...Marq units asking price is above $6K psf, take it or leave it. One Unit can be above $40 million.

  3. #303
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    buy it and repent for 20yrs

  4. #304
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    Actually, apart from the lack of schooling options, Reflections Villa would be my idea place in Singapore to live for own stay....can imagine living with the water right outside the window.

    I know Sentosa offers the same, but the extra drive is not my cup of tea! Even the occasional drive to Azure or Oceanfront irritates me...traffic too slow and nothing to see...getting more lazy and impatient as I get older.

    $4m (the minimum cost of the ocean facing Villas) is too much capital for me to tie up though....

  5. #305
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    Quote Originally Posted by 8kenshin
    Actually, apart from the lack of schooling options, Reflections Villa would be my idea place in Singapore to live for own stay....can imagine living with the water right outside the window.

    I know Sentosa offers the same, but the extra drive is not my cup of tea! Even the occasional drive to Azure or Oceanfront irritates me...traffic too slow and nothing to see...getting more lazy and impatient as I get older.

    $4m (the minimum cost of the ocean facing Villas) is too much capital for me to tie up though....
    can u remember initial launch how much they sell the villas for?

    i tink ard 2kpsf rite?

  6. #306
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    Quote Originally Posted by richardsng_era
    Heard that developer is selling the Villas with unblocked sea view at a price tag of at least S$3200psf. & must purchase one whole floor to enjoy the price. So far no takers yet.
    haha, in Penang, even a better seaview for only S$250-$350 psf

  7. #307
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    Quote Originally Posted by Laguna
    haha, in Penang, even a better seaview for only S$250-$350 psf
    I'm not keen to stay in Penang though

    I have friends living in Australia with a river by their doorstep...USD1m over there but this kind of property money cannot buy in Singapore...even $1billion for reconstruction may not be able to do it due to zoning.

  8. #308
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    Quote Originally Posted by devilplate
    can u remember initial launch how much they sell the villas for?

    i tink ard 2kpsf rite?
    Unblocked direct sea view cheapest $2300psf, blocked view (e.g. behind clubhouse) around $1950psf

  9. #309
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    Quote Originally Posted by 8kenshin
    Unblocked direct sea view cheapest $2300psf, blocked view (e.g. behind clubhouse) around $1950psf
    tats vy ex during tat time...no wonder i was turned off.....i was eyeing the villas too

  10. #310
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    Quote Originally Posted by 8kenshin
    This is for penthouse or all floors? I'm not sure the size of one floor, but assuming its 15,000 sqft that would be a $50 million cheque.

    If this is true, I wonder if they are benchmarking SC Global...really suprised when Ho from the Banyan Tree said in an interview he wanted to do SC Global type developments.

    SC Global really ballsy, nevers sells cheap...Marq units asking price is above $6K psf, take it or leave it. One Unit can be above $40 million.
    It's for the entire floor

  11. #311
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    Quote Originally Posted by richardsng_era
    It's for the entire floor
    Thanks...so the information is confirmed?

    According to a paragraph from a Chinese site, a record price of almost $2,900 psf has already been acheived for a 2100sqft apartment at the reflections.


    "根据新加坡野村证券(Nomura)最新的房地产报告,新加坡吉宝置业的吉宝湾映水苑(Reflections at Keppel Bay)的一个2100平方英尺单位,最近创下了每平方英尺近2900元的新售价纪录,买家为中国籍。以此计算,总成交价近604万元"


    http://bbwdm.cn/show_info.asp?id=364954

  12. #312
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    Quote Originally Posted by 8kenshin
    Thanks...so the information is confirmed?

    According to a paragraph from a Chinese site, a record price of almost $2,900 psf has already been acheived for a 2100sqft apartment at the reflections.


    "根据新加坡野村证券(Nomura)最新的房地产报告,新加坡吉宝置业的吉宝湾映水苑(Reflections at Keppel Bay)的一个2100平方英尺单位,最近创下了每平方英尺近2900元的新售价纪录,买家为中国籍。以此计算,总成交价近604万元"


    http://bbwdm.cn/show_info.asp?id=364954

    a friend of mine bought a unit during on the very first day of launch ... paid like 19xx psf very close to 2000 psf ...high floor, facing IR , and unblocked view ....
    hes been trying to sell at 2500 psf ... but no taker at all ... been marketing since then ...

    yet we see higher psf transacted , BUT for new units ...
    no one is buying subsale ...

    guess the trend hasnt changed ... people only want to buy new units and not subsale

  13. #313
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    Quote Originally Posted by proud owner
    a friend of mine bought a unit during on the very first day of launch ... paid like 19xx psf very close to 2000 psf ...high floor, facing IR , and unblocked view ....
    hes been trying to sell at 2500 psf ... but no taker at all ... been marketing since then ...

    yet we see higher psf transacted , BUT for new units ...
    no one is buying subsale ...

    guess the trend hasnt changed ... people only want to buy new units and not subsale
    I always wondered if it had been FEO + Huttons rather than Keppel Land +DTZ, whether the development would have sold a lot faster.

    No offense to FEO or Silverseas supporters (which BTW is a good development), but as a comparision, it looks like Reflections will be quite close to what was marketed (quality, location) and renders, but Silverseas is quite different.

  14. #314
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    Does the unit got awkward column or odd shape? Otherwise, should be able to sell.
    Quote Originally Posted by proud owner
    a friend of mine bought a unit during on the very first day of launch ... paid like 19xx psf very close to 2000 psf ...high floor, facing IR , and unblocked view ....
    hes been trying to sell at 2500 psf ... but no taker at all ... been marketing since then ...

    yet we see higher psf transacted , BUT for new units ...
    no one is buying subsale ...

    guess the trend hasnt changed ... people only want to buy new units and not subsale

  15. #315
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    Quote Originally Posted by devilplate
    interlace quite value for money now.....1200psf seems 'cheap' now...

    but the furnishing is worse den some mass market project

    TOP shd be around end 2014....mabe can pick up durians by den

    btw u guys consider interlace as mid-end project?
    TOP should be around end of 2013. Woh Hup is the main contractor for this project, as shown in this link
    http://www.wohhup.com/The-Interlace.htm

  16. #316
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    People would rather buy from the developers as this project offers deferred payment scheme. Hence, they would just need to foot 20% as down payment and pray hard that the government revises the LTV for second home ownership to a maximum of 80%.

  17. #317
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    Quote Originally Posted by JSVM
    People would rather buy from the developers as this project offers deferred payment scheme. Hence, they would just need to foot 20% as down payment and pray hard that the government revises the LTV for second home ownership to a maximum of 80%.
    This would be correct for a lot of developments, but may not apply to this one. TOP is supposed to be 1Q2012(I called Keppel 2 weeks ago) and buying defferred may not offer much bang for the buck.

    All units sold before the introduction for the 60% LTV cap (March 2011?) are also exempt fom this rules, which is probably 90% of sales to date.

  18. #318
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    If so, then it doesn't make complete sense why would people buy from the developers than sub-sale!

    Can I ascertain that if someone were to opt for deferred payment scheme before the recent cooling measures that imposed 60% LVR (assuming the person has more than one property), then he is not subject to 60% LVR but still 80%? I thought otherwise...

  19. #319
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    Quote Originally Posted by JSVM
    If so, then it doesn't make complete sense why would people buy from the developers than sub-sale!

    Can I ascertain that if someone were to opt for deferred payment scheme before the recent cooling measures that imposed 60% LVR (assuming the person has more than one property), then he is not subject to 60% LVR but still 80%? I thought otherwise...


    Its even odder as this situation is a reverse of the Caribbean experience...here the developer was cheaper than the open market in 2006 &2007, prior to the announcement of the casino.

    The only reason I can think of is that developer price and open market price are not much different....(10-20% higher than launch prices). That being the case,and as the show flat is still open, many would rather buy from the developer,who also has a wider range of units. So absent a fire sale or a very prime unit, buying from the developer may be preferred.

    On your question, the date of the OTP determines whether the 60% LTV appliesor not, so whether deferred or otherwise is not a factor. However, the banks will not usually lend 80% though on a second property, their own credit policies mean that they will only lend 70-75% in most cases.
    Last edited by 8kenshin; 05-06-11 at 21:15.

  20. #320
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    Thanks for the clarification. Just hope that the lower LVR does not force these people into selling prior to TOP!

    While I think the sea-facing units are quite a good buy, one downside of this project is its distance from the MRT and Vivo City, although some may argue that a 10 to 15 mins walk is considered alright. And this situation is made worse if one's unit is at the far-side of the development, away from the main entrance which makes an even longer walking distance to the MRT or Vivo City.

    Being a huge development with over 1000 units, the other downside is that rental is going to be very competitive in the first few months and owners must be prepared for a lower than expected rental in the first 2 years of tenancy. Somewhat similar to the Sail.

  21. #321
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    Quote Originally Posted by JSVM
    Thanks for the clarification. Just hope that the lower LVR does not force these people into selling prior to TOP!

    While I think the sea-facing units are quite a good buy, one downside of this project is its distance from the MRT and Vivo City, although some may argue that a 10 to 15 mins walk is considered alright. And this situation is made worse if one's unit is at the far-side of the development, away from the main entrance which makes an even longer walking distance to the MRT or Vivo City.

    Being a huge development with over 1000 units, the other downside is that rental is going to be very competitive in the first few months and owners must be prepared for a lower than expected rental in the first 2 years of tenancy. Somewhat similar to the Sail.
    accept 1yr tenancy if its low rent lor

    how far to walk to telok blangah mrt? within 7mins from the nearest end?

  22. #322
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    heard from agents tht marina residences having a lot of vacant units
    with KBW's tip, it looks like we hv to be cautious

  23. #323
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    I think so... 1310 units advertised for sale
    http://www.propertyguru.com.sg/searc...sidence/sale/2

    Assuming a conservative duplicate listing of 6 times per unit, this works out to over 200 units unsold since TOP in 2010. Prices are too high. Maybe if cut by 30% then the units can move.

  24. #324
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    Unlikely but u r right. Units not moving.

  25. #325
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    Quote Originally Posted by richardsng_era
    Heard that developer is selling the Villas with unblocked sea view at a price tag of at least S$3200psf. & must purchase one whole floor to enjoy the price. So far no takers yet.
    A villas unit has hit a all time high of $3,025psf for 2,949sqft size. It must be a super nice unit to fetch this kind of price.

  26. #326
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    Quote Originally Posted by dormer
    A villas unit has hit a all time high of $3,025psf for 2,949sqft size. It must be a super nice unit to fetch this kind of price.
    must have regretted buying at this price..
    maybe he can get it for 2000psf at present mkt condition..

  27. #327
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    Quote Originally Posted by fiat500
    must have regretted buying at this price..
    maybe he can get it for 2000psf at present mkt condition..
    You can test the water by offering 2000 psf for a similar unit?

  28. #328
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    Quote Originally Posted by fiat500
    must have regretted buying at this price..
    maybe he can get it for 2000psf at present mkt condition..
    Why worry? Can pay almost 9mil for this unit.

  29. #329
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    Quote Originally Posted by dormer
    Why worry? Can pay almost 9mil for this unit.
    true! there's nothing to worry..at most lose $$$ only.

  30. #330
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    Quote Originally Posted by dormer
    A villas unit has hit a all time high of $3,025psf for 2,949sqft size. It must be a super nice unit to fetch this kind of price.
    This is Blk 21 #05-69

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