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

**dtrax** · 01-02-12, 16:53

Originally Posted by hopeful

hello,
please check with URA. No such thing as so many units in Reflection drop until so drastic, like the caveats you posted recently.
I have emailed URA and have received the following reply:

Thank you for your feedback. We have investigated and confirmed that the 3 transactions below were lodged by the sub-purchaser after he/she signed a fresh agreement with the developer. However, in lodging the caveat, the sub-purchaser quoted the price paid by the original purchaser instead of the sub-sale price. We have therefore removed these records since they do not reflect the actual transaction price for the sub-sale.

1) unit number 21-78 caveated 2011-11-15 psf $2354.

2) unit number 14-78 caveated 2011-11-25 psf $2269

3) unit number 13-78 caveated 2011-11-03 psf $2257

Thank you.

Heng, can you email to URA to ask them to remove the other records that you find duplicate transactions? thanks in advance.

lol you all should get paid for helping URA to moderate those dummy transactions

**teddybear** · 01-02-12, 20:04

Wah! You like that will make all the BEARs shouting CRASH! CRASH!!! curse you like HELL for bursting their dream and their only chance to prove that prices has crashed armed even with SISV and URA data to convince others!

Originally Posted by hopeful

hello,
please check with URA. No such thing as so many units in Reflection drop until so drastic, like the caveats you posted recently.
I have emailed URA and have received the following reply:

Thank you for your feedback. We have investigated and confirmed that the 3 transactions below were lodged by the sub-purchaser after he/she signed a fresh agreement with the developer. However, in lodging the caveat, the sub-purchaser quoted the price paid by the original purchaser instead of the sub-sale price. We have therefore removed these records since they do not reflect the actual transaction price for the sub-sale.

1) unit number 21-78 caveated 2011-11-15 psf $2354.

2) unit number 14-78 caveated 2011-11-25 psf $2269

3) unit number 13-78 caveated 2011-11-03 psf $2257

Thank you.

Heng, can you email to URA to ask them to remove the other records that you find duplicate transactions? thanks in advance.

**rattydrama** · 01-02-12, 20:09

there goes my dream home!!!!!

when to see 1200 psf coming? in my dreams... I think need to change plan and switch to Penang property for equal or better view....

**rattydrama** · 01-02-12, 20:14

Originally Posted by dtrax

lol you all should get paid for helping URA to moderate those dummy transactions

on a 2nd though, is this a delibrate act from concern party or it is just a genuine mistake?

**CCR** · 01-02-12, 20:19

Why are you all so concern with the round pillar at the corner? Itsmactually quite unique right?

**hopeful** · 01-02-12, 20:36

Originally Posted by teddybear

Wah! You like that will make all the BEARs shouting CRASH! CRASH!!! curse you like HELL for bursting their dream and their only chance to prove that prices has crashed armed even with SISV and URA data to convince others!

use cow sense can already know that something is wrong with SISV and URA data.
1) where got so many "firesales" in such a short period of time ?
2) 2 transactions per unit within a short period with CM4 incur SSD 16%

**ecimbew** · 01-02-12, 22:36

I really love Reflections but I have no money. Sigh...

I can only look at the floor plans.

http://www.singaporeexpats.com/housi...-BAY.htm#_self

**Heng** · 02-02-12, 06:31

from $2,134 psf to $1,987 psf : decrease in psf for a very good facing, high floor unit, auspicious number , etc may not be surprising in view of the following data from URA :

This is the most recent available data based on info submitted by developer

Thus estimated losses of about $400,000 for owner is understandablein January this year 2012. It could have been larger , like the $1m drop in tower 25 caveat shown previously.

**iceflight** · 02-02-12, 08:22

Originally Posted by Heng

from $2,134 psf to $1,987 psf : decrease in psf for a very good facing, high floor unit, auspicious number , etc may not be surprising in view of the following data from URA :

This is the most recent available data based on info submitted by developer

Thus estimated losses of about $400,000 for owner is understandablein January this year 2012. It could have been larger , like the $1m drop in tower 25 caveat shown previously.

The $1m drop in #21-78 is neither accurate nor true, more a technical issue of 2 processes going on at the same time, another eg is #14-78 lodged in Nov 2011, option was taken in August and completed on the same day the caveat is lodged, neither units are sold at loss and I wouldn't say there's much profits in it as well. More than 60% of 25 (Tower 1A) are sold. I cannot provide more details of transactions for confidentiality purpose.

**hopeful** · 02-02-12, 08:35

Originally Posted by Heng

from $2,134 psf to $1,987 psf : decrease in psf for a very good facing, high floor unit, auspicious number , etc may not be surprising in view of the following data from URA :

This is the most recent available data based on info submitted by developer

Thus estimated losses of about $400,000 for owner is understandablein January this year 2012. It could have been larger , like the $1m drop in tower 25 caveat shown previously.

I give up.

Heng, can you check URA records whether
1) unit number 21-78 caveated 2011-11-15 psf $2354
is still available in the system. According to their reply, they have removed it.

Last I checked the free URA data available, only 1 unit 3,186sf transacted in the whole of 2011, and that is at $2668psf, ie they have removed the duplicate record.

**iceflight** · 02-02-12, 08:50

Originally Posted by hopeful

I give up.

Heng, can you check URA records whether
1) unit number 21-78 caveated 2011-11-15 psf $2354
is still available in the system. According to their reply, they have removed it.

Last I checked the free URA data available, only 1 unit 3,186sf transacted in the whole of 2011, and that is at $2668psf, ie they have removed the duplicate record.

That's true also on SISV realink. #21-78 is the unit which the caveat is lodged

**Heng** · 02-02-12, 09:06

Originally Posted by iceflight

That's true also on SISV realink. #21-78 is the unit which the caveat is lodged

I am referrring to the very first 2012 caveat listed in URA site :

the one that shows about $400k loss

for the unit previously caveated in 2007 : ie #29-98 a very good unit on high floor, with sea view and auspicious number, etc

**iceflight** · 02-02-12, 09:15

Originally Posted by Heng

I am referrring to the very first 2012 caveat listed in URA site :

the one that shows about $400k loss

for the unit previously caveated in 2007 : ie #29-98 a very good unit on high floor, with sea view and auspicious number, etc

Yeah........... I'm only referring to #21-78. Cheers

**Rosy** · 02-02-12, 09:16

Do us and also to yourself a favor

Compile all the suspicious caveats and send it to ura to verify

There could possibly be 1 or 2 real firesale deal.

**Heng** · 02-02-12, 09:28

$1,987 psf for a very good unit in 2012 ( First caveat in URA web-site )

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

$1,551 psf ( Last caveat for 2011 in URA web-site )

I tend to believe these transactions rather than the more than $2k psf bantered by various agents.

Attached file can be seen by any member of public visiting URA web-site

No need for vague explanations.

I believe that cooling measures are working and these government measures will show results in the months to come.

**Rosy** · 02-02-12, 09:31

What is the unit number for this 1987psf. Thanks

**Rosy** · 02-02-12, 09:33

Looks like you are anxiously looking for a good deal in this lovely project.

Let us know if you happen to find some good deals which you do not want to buy. Thanks in advance

Maybe we can offer some finding fee too? Legal right?

**hopeful** · 02-02-12, 09:34

Originally Posted by Heng

I am referrring to the very first 2012 caveat listed in URA site :

the one that shows about $400k loss

for the unit previously caveated in 2007 : ie #29-98 a very good unit on high floor, with sea view and auspicious number, etc

Heng, do you admit that you are wrong in post #466? like unit #21-78.
I have already informed about the possibility of duplicate caveats and that i have previously informed URA about suspicious caveats in other projects (that i am interested in) and they have corrected it their database. Systems are run by humans and humans are not infallible.

You put too much faith in system rather than cow sense.

Just a reminder:
if it is too good to be true, it probably is.

**8kenshin** · 02-02-12, 10:31

On my visit last Saturday, all the asking prices for Reflections for marina facing villas were well over over $2K psf. Will be interesting to see if the ABSD and possibly slowing economy will throw up any bargains (count me in for any direct seaview for $1600psf!)

I remember watching Sail like a hawk a bit after the worst of the 2009 financial crisis, despite what everyone said (i.e. saw caveats or saw deal), I never personally a unit I wanted for less than $2000-2200psf.

Saw Rivergate and Cosmopolitan at ~ $1400psf though.

**thomastansb** · 02-02-12, 16:07

There will be a 1.4k psf 2 bedders showing up soon.

**Rosy** · 02-02-12, 17:02

Originally Posted by thomastansb

There will be a 1.4k psf 2 bedders showing up soon.

low floor golf course view?

i receive sms asking for 14xxpsf.

**HP65** · 02-02-12, 17:20

Originally Posted by thomastansb

There will be a 1.4k psf 2 bedders showing up soon.

You bought? Or you selling? 2 bedder 1.4k psf is good, even if golf view. Congrats if you bought!

**Rosy** · 02-02-12, 17:53

Originally Posted by HP65

You bought? Or you selling? 2 bedder 1.4k psf is good, even if golf view. Congrats if you bought!

I am not sure whether it is genuine sms sent by agent. But u can trying calling some agents now if you are keen. There is really a 14xxpsf avail. not sure it is taken already

**rattydrama** · 02-02-12, 18:06

i am keen in this project, urgent pls pm me...looking at 1200psf for 2bedder....

**howgozit** · 02-02-12, 18:18

Originally Posted by rattydrama

i am keen in this project, urgent pls pm me...looking at 1200psf for 2bedder....

Wow! 1200psf 2 bedder ? If got I also want.. willing to consider all facing, "unlucky" number...etc pls pm me agent number. Thanks!

**rattydrama** · 02-02-12, 18:41

Originally Posted by howgozit

Wow! 1200psf 2 bedder ? If got I also want.. willing to consider all facing, "unlucky" number...etc pls pm me agent number. Thanks!

haha...wait lah, you will nvr know, 1000 owners here, just need 1 to give in.

**dtrax** · 02-02-12, 19:11

Originally Posted by rattydrama

haha...wait lah, you will nvr know, 1000 owners here, just need 1 to give in.

Wah dun like tat leh.. I already tio con by 1.2k psf for Rivergate firesale 3yrs ago.. dun tempt me again

**dtrax** · 02-02-12, 19:12

Originally Posted by Rosy

low floor golf course view?

i receive sms asking for 14xxpsf.

I believe haha... that time got agent sms low 1.5kpsf for golf course view >10flr urgently selling. Maybe now lower to 1.4k+ psf already. Is 2rm or 2+S? Larger 2+S quantum no cheap hor.. large quantum units, you can see "firesale" rates almost anywhere coz easily >2-3mil

**8kenshin** · 02-02-12, 19:43

Originally Posted by dtrax

I believe haha... that time got agent sms low 1.5kpsf for golf course view >10flr urgently selling. Maybe now lower to 1.4k+ psf already. Is 2rm or 2+S? Larger 2+S quantum no cheap hor.. large quantum units, you can see "firesale" rates almost anywhere coz easily >2-3mil

If got, p.m me please! If real, a good buy as Carribbean psf the same and probably a cinch to rent out at $4-5K p.m..

I'm skeptical though...I saw any number of "Sail best view $1,800psf!!!!" ads only to be quoted $2,6000 psf when I called because "that apartment had already been sold". Hopefully the new rules are keeping agents honest, but unless we some lose their licensed, I take agent marketing with a pinch of salt.

**howgozit** · 02-02-12, 20:19

Originally Posted by 8kenshin

I take agent marketing with a pinch of salt.

How about a pound of salt instead ?... hehe

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

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Price drop from $2,134 psf to $1,987 psf in 2012 january

#29-98 : first caveat listed in 2012 ( URA site )

$1,987 psf in 2012 : no reason to be suspicious

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