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

[hyenergix]

Yeah, it looks quite empty; there's hardly any lights in the units at night. In general it is quite nice, except for the refinery view.

[Heng]

I went to take a look ........

.... At night, it's total darkness for the golf view and I see HDB towers ... But once I think of the fact the golf view will be disappearing, I get worried. I also worried whether would there be long period of construction over the area, noise & etc.

.... End up I didn't buy any of the 2 units. I suggest those who are serious in buying, you may want to see both day and night views, these are millions dollars units, no harm seeing more views before committing.

btw, the underground carparks there really give me headaches haha it's too big! .

View before buying otherwise it will be a most ...... purchase
Many units not livable

Posted by Reflections viewer on Dec 29, 2011
Many of the tower units have bed rooms that have walls that come together in sharp v-angles, and with a pillar in the middle of the master bedroom! I think you would have trouble fitting a queen sized bed into the master bedroom. The designer architecture looks nice on the outside, but results in many units which are not livable

I am not the writer or in any way related to the above comments

[hopeful]

wearing high heels is uncomfortable, yet it makes the wearer taller and sexier.
Would staying in Reflections be the same, the "stayer" be looked as more "atas"?

[singaporecondo99]

I heard from the agent the maintenance fees range from 500-700+ for just 2-3 bedders. Is it true ? My current condo is only around 200. Wah, that's quite xiong... i can use the money to upgrade my Jetta to Merc C class already. Srry, if I sound cheapo haha sigh...some condo can see see nice can already.

[Lovelle]

I heard from the agent the maintenance fees range from 500-700+ for just 2-3 bedders. Is it true ? My current condo is only around 200. Wah, that's quite xiong... i can use the money to upgrade my Jetta to Merc C class already. Srry, if I sound cheapo haha sigh...some condo can see see nice can already.

COE shoot up faster than reflections. Cannot la..

[Lovelle]

I went to take a look at the 3 bedrooms villa in reflections last weekend, with 2 different facings - the yacht, w a star cruise and the golf view, which is nearer to the entrance, facing the golf net. I even requested to go back to the same units at night, to see their night views.

Sorry, im not to influence other ppl's choice here but just saying what i observe. The views are a big contrast. At night, it's total darkness for the golf view and I see HDB towers ... The golf during the day looks much nicer, occasionally with some water sparkling to hydrate the golf area. But once I think of the fact the golf view will be disappearing, I get worried. I also worried whether would there be long period of construction over the area, noise & etc.

I love the yacht view alot, it encompasses the sea and sentosa as the background. During the night, keppel bridge, sentosa and the gigantic star cruise were all lit up. IMO, it looks nicer than the day, I like it, my kind of dream home, but it's abit over my budget and the agent told me the owner is v firm on the price, has already paid off in cash (wah so rich) and no hurry to sell.... End up I didn't buy any of the 2 units. I suggest those who are serious in buying, you may want to see both day and night views, these are millions dollars units, no harm seeing more views before committing.

btw, the underground carparks there really give me headaches haha it's too big! But overall, i feel that it's a very nice project. If I have the money, I would want to get the yacht view villa. I mean if.

for renting or staying ? For renting , subsidised tenant to have great view ?

[orangeroad80]

I love the yacht view alot, it encompasses the sea and sentosa as the background. During the night, keppel bridge, sentosa and the gigantic star cruise were all lit up. IMO, it looks nicer than the day, I like it, my kind of dream home......
But overall, i feel that it's a very nice project. If I have the money, I would want to get the yacht view villa. I mean if.

Get the yacht, sentosa view, be it villa or tower. You can see fireworks every Fri and Sat. Even for a weekday, last night I saw a 10 mins fireworks from Sentosa from my master bedroom, not sure what's the event at sentosa. Fireworks, w a lit up big cruise docking at harbour front and unique view of sparkling cable cars, v nice ~

[Heng]

Get the yacht, sentosa view, be it villa or tower. You can see fireworks every Fri and Sat. Even for a weekday, last night, I saw a 10 mins fireworks from Sentosa from my master bedroom, not sure what's the event at sentosa. Fireworks, w a lit up big cruise docking at harbour front and unique view of sparkling cable cars, this is a better million-dollar view than water town's.

So many units without the views you are enjoying : misery of spending more than a million $ for no view or disappearing view.

Thus equal amount of million $ but no joy... only misery for months to come ???

[HP65]

Tne " empty " feel is likely due to many units are for SALE / RENT and thus there are so many advertisements in propertyguru, etc.....

After waiting for 5 years since 2007, another long wait .....

Having waited 5 years, what is another 5 years? If this project's price drop, other projects would have drop as well and even earlier. Golf view or sentosa view, they have their price. Golf view will go someday, and its cheaper for a reason...but that `some day' is at least 10-15 years away. By then, I'm sure great depression also would have come and gone. And being golf view, the rental yield would be higher as well since the price is cheaper. Tenants r not going to care in 10 years time the golf view is going away. So tell me, if I can rent it out for 10 years at good yield, would I sell it cheap? Doesn't take a genius to figure that out...or does it?

Why would anybody sell it cheap (even if golf view) to vultures who day and night is hovering over the towers looking for a fire-sale. In fact, the more I see interests in this project, the more I would hold my price. Even rent out at low low price I'm certain its a blue-chip ppty with its proximity to Vivocity, Keppel bay and sure support from Keppel to support/ protect the price since they have unsold units AS WELL AS the 3rd plot next to Carribean. I dare say, its one of the most beautiful project I have seen for a long time, inside and outside.

[Lovelle]

if lose job or company in trouble during crisis. It's a question if still can pay installment to enjoy the view.

[HP65]

if lose job or company in trouble during crisis. It's a question if still can pay installment to enjoy the view.

That's my point...if lose job or company in trouble, I'll rather be holding a unit at The Reflection that a unit at other condo. Whether golf, pillar or sentosa view, its still `safer' to hold a unit in this unit than other condo at comparable price. The very fact that even within a single forum like this can generate so much interest, it speaks volume with regards to the attractiveness of Reflection itself. People can try to talk down the development, but its clear its never going to work. And if prices do drop for this project, I'm pretty sure other developments would have dropped as well.

Investors who bought into this project are fully aware its highly competitive when searching for tenants. Those who can't hold and had to let go...usually are novice investors. And any loss they made count as `coaching fees'.

[Heng]

something for every resident .. bus service ... if only to avoid the "confusing " carpark

[Lovelle]

That's my point...if lose job or company in trouble, I'll rather be holding a unit at The Reflection that a unit at other condo. Whether golf, pillar or sentosa view, its still `safer' to hold a unit in this unit than other condo at comparable price. The very fact that even within a single forum like this can generate so much interest, it speaks volume with regards to the attractiveness of Reflection itself. People can try to talk down the development, but its clear its never going to work. And if prices do drop for this project, I'm pretty sure other developments would have dropped as well.

Investors who bought into this project are fully aware its highly competitive when searching for tenants. Those who can't hold and had to let go...usually are novice investors. And any loss they made count as `coaching fees'.

if lose job, then reflections price can still hold at 1700 psf ? i think it will be like $1400 by then. Later bank call up and ask for top up ,,

[flxcat]

Having waited 5 years, what is another 5 years? If this project's price drop, other projects would have drop as well and even earlier. Golf view or sentosa view, they have their price. Golf view will go someday, and its cheaper for a reason...but that `some day' is at least 10-15 years away. By then, I'm sure great depression also would have come and gone. And being golf view, the rental yield would be higher as well since the price is cheaper. Tenants r not going to care in 10 years time the golf view is going away. So tell me, if I can rent it out for 10 years at good yield, would I sell it cheap? Doesn't take a genius to figure that out...or does it?

Why would anybody sell it cheap (even if golf view) to vultures who day and night is hovering over the towers looking for a fire-sale. In fact, the more I see interests in this project, the more I would hold my price. Even rent out at low low price I'm certain its a blue-chip ppty with its proximity to Vivocity, Keppel bay and sure support from Keppel to support/ protect the price since they have unsold units AS WELL AS the 3rd plot next to Carribean. I dare say, its one of the most beautiful project I have seen for a long time, inside and outside.

Probably Caribbean will suffer since keppel had more or less let go units they were holding. May be price will dip larger for Caribbean with your view. Hmm....

[DaytonaSS]

visited a few unit for viewing. very nice i must say. Definitely would feel good staying in a area like that. Personally i would go for the villa units, near to the small water inlets with some sea and yatch views. The BBQ area see already also steam! Relax there will a beer chilling out is as good as it gets.

Even got firesale units also easily $2-3m. At 40% down payment for 2nd property, how many can afford?

Seriously i dont understand how can anyone dont like this kind of nice environment. The question is only affordability lah. I mean if u dont like nice design(in fact best in Singapore), dont like sea view or even greenery golf course, or even the best jogging track in Singapore, luxuriously spaceous nice lobby among other nice things i too lazy to type...... one must be staying in a GCB or something.

Best development in my view. No $$$ no talk.

[DaytonaSS]

That's my point...if lose job or company in trouble, I'll rather be holding a unit at The Reflection that a unit at other condo. Whether golf, pillar or sentosa view, its still `safer' to hold a unit in this unit than other condo at comparable price. The very fact that even within a single forum like this can generate so much interest, it speaks volume with regards to the attractiveness of Reflection itself. People can try to talk down the development, but its clear its never going to work. And if prices do drop for this project, I'm pretty sure other developments would have dropped as well.

Investors who bought into this project are fully aware its highly competitive when searching for tenants. Those who can't hold and had to let go...usually are novice investors. And any loss they made count as `coaching fees'.

agree with u bro. But i wont rent out such nice development, own-self enjoy more shiok. how to find something to up this environment?

[DaytonaSS]

So many units without the views you are enjoying : misery of spending more than a million $ for no view or disappearing view.

Thus equal amount of million $ but no joy... only misery for months to come ???

paiseh bro heng, i see alot of OCR developement also selling $1m facing HDB or worst...... r they in misery? IF u dont mind, look out your window, what do u see ah?

btw thanks for some of your sharing. U looking for a nice unit there? i saw a firesale for villa unit (half facing carribeans n yatch area) only selling $1400++, snap up in no time. Owner lost $100 psf i hear. Too bad no enough ammo to pick a 3rd one. If not will be a great buy.

[Heng]

...... r they in misery? IF u dont mind, look out your window, what do u see ah?

btw thanks for some of your sharing. U looking for a nice unit there? i saw a firesale for villa unit (half facing carribeans n yatch area) only selling $1400++, snap up in no time. Owner lost $100 psf i hear. .

Equal misery for ALL ok. BUT others also pay about same $ and got sea view, better layout, higher floor ? Thus it is better to view many times before buying to avoid many days viewing in misery ... Reflections on "why I rush in why they rush to get out ? "

$100 psf lost is very small...Actually owner lost more because back in 2007, any property easily doubled in value before the cooling measures were implemented.

That was my experience and that of many friends ....buy at $1.5m and sell at $ 3m was what owner of Reflections missed ?

For non-residential propertyies, it was even better, buy at about $500k , sell at close to 3 times that price.

[HP65]

Equal misery for ALL ok. BUT others also pay about same $ and got sea view, better layout, higher floor ? Thus it is better to view many times before buying to avoid many days viewing in misery ... Reflections on "why I rush in why they rush to get out ? "

$100 psf lost is very small...Actually owner lost more because back in 2007, any property easily doubled in value before the cooling measures were implemented.

That was my experience and that of many friends ....buy at $1.5m and sell at $ 3m was what owner of Reflections missed ?

For non-residential propertyies, it was even better, buy at about $500k , sell at close to 3 times that price.

I'm pretty sure investors of Reflection do not bet on this project alone. In fact, it was pretty clear they were probably multiple ppty owners. Besides, what's the point of trying to tell people the opportunity forgone if they had invested in Reflection? Does their opportunity forgone benefitted you in any way? Or do you have a sinister joy in seeing somebody lost opportunities

I dunno, it seems like you are trying to wage a pyscological war on the marginal investors who might really have bet all their savings on this 1 project (and also happen to surf in this forum). All i can say is there will be far and few in between and i suggest you strike a close relationship with specialist agents of Reflection to search for such `firesales'. It reminds me of The Rivergate saga back in 2009....lots of similarities...big fund holding, iconic project, lots of interests......

And besides, how can you say equal misery for all? If you think you can press down the prices of golf view just because they are close to sea view price, maybe you SHOULD then buy the sea view since by your reasoning, the sea view is under valued lol. In time to come, I bet you the better facing unit will command a higher price....

Or your budget only allows you to go for OCR resale 99LH projects....which is the feeling I'm getting from all your numerous posts...ie trying to buy reflection golf view at OCR prices Which means, you DO see the value of this project...even if its golf view or pillar view or whatever poo layout. And if you see value, what makes you think other investors doesn't

[devilplate]

dun tok about view first la.....

i tink this project shd at least command 1300psf++ for very low flr no view units....

villas at 1400psf can consider wor....

how about interlace? hmmm

[Heng]

URA data can be a good guide to prices :

Helps to avoid buyer's remorse.

Otherwise no idea if PAID too much for unit ?

Agents always put up prices as high as possible as they expect bargaining by prospects.

[Lovelle]

dun tok about view first la.....

i tink this project shd at least command 1300psf++ for very low flr no view units....

villas at 1400psf can consider wor....

how about interlace? hmmm

when i viewed D'leedon. Agent also ask me to consider interlace.

[devilplate]

when i viewed D'leedon. Agent also ask me to consider interlace.

i did consider interlace too....

i missed the 2bdr 11-168

wakaka

[HP65]

URA data can be a good guide to prices :

Helps to avoid buyer's remorse.

Otherwise no idea if PAID too much for unit ?

Agents always put up prices as high as possible as they expect bargaining by prospects.

Wah, super helpful leh, Heng.....even advice people where to get info. Actually, for seasoned investors, they have lots of sources for transparent info, ura is one of the least detailed. No info of unit number, if its resale/ developer sale or even late lodgement (especially useful for just TOPped project during the time when DPS was offered).

As such, your `kind' advice might even be misleading....misleading others to think that they might be able to get the price now when its actually the original purchase price 2-4 years back In the end, others might missed out on an opportunity thinking that is current mkt price when in fact was historical price.

Pls, if you are serious about ppty investment, invest in a paid system or better still, get close to good agents to print out the detailed info for you. Some of these agents are even close friends of mine now....

[Lovelle]

i did consider interlace too....

i missed the 2bdr 11-168

wakaka

interflace look majestic from AYE but it doesn't match ur investment criterias such as :

mrt, location, etc

why u looking ?

[HP65]

agree with u bro. But i wont rent out such nice development, own-self enjoy more shiok. how to find something to up this environment?

Unfortunately, its too far away from my kid's school (unless they study in RVPS) and they currently walk to school and the unit is a bit smaller than my current place. Otherwise, its going to be a nice place to stay. In fact, i do intend to retire here in the future....near enuf to amenities, hospital, walk by the nature or sea and definitely more peaceful than another ppty of mine which faces the sea AND ECP....

[eseko1]

interflace look majestic from AYE but it doesn't match ur investment criterias such as :

mrt, location, etc

why u looking ?

I agree, I was driving along Alexandra rd and saw interlace, is like a superstructure sitting on top of the hill. I wander how it will looks like when it is complete.

[Heng]

Pls, if you are serious about ppty investment, invest in a paid system or better still, get close to good agents to print out the detailed info for you. Some of these agents are even close friends of mine now....

Many thanks for your advice. Many agents provided me with data from their paid systems and I find that both FREE & PAID data are in agreement , except that paid data has additional info such as unit numbers, caveat numbers, owner names, etc. BUT prices and dates of OTP / S&P are same.

Posted here for easy reference to those who do not want to go out of this site to URA : a government web-site and thus with responsibility to the general public even if provided data is free.

[Rysk]

Many thanks for your advice. Many agents provided me with data from their paid systems and I find that both FREE & PAID data are in agreement , except that paid data has additional info such as unit numbers, caveat numbers, owner names, etc. BUT prices and dates of OTP / S&P are same.

Posted here for easy reference to those who do not want to go out of this site to URA : a government web-site and thus with responsibility to the general public even if provided data is free.

Hi Ah Heng,
Thanks for the data..
But till now you haven't let me know.. Are those good facing? Meaning facing RWS.. if not, what kind of psf for those with RWS facing.. I saw URA data which you hid it from your data which is high psf$$

Those high psf are the good facing one??

1,346sf - $2,239psf - Feb 2012
2,336sf - $1,987psf - Jan 2012
1,367sf - $2,600psf - Dec 2012

REFLECTIONS AT KEPPEL BAY KEPPEL BAY 1,346Strata 2,239 Feb-12
REFLECTIONS AT KEPPEL BAY KEPPEL BAY 2,336Strata 1,987 Jan-12
REFLECTIONS AT KEPPEL BAY KEPPEL BAY 1,367Strata 2,600 Dec-11

[Heng]

Hi Ah Heng,
Thanks for the data..
But till now you haven't let me know.. Are those good facing? Meaning facing RWS.. if not, what kind of psf for those with RWS facing.. I saw URA data which you hid it which is high psf$$

Those high psf are the good facing one??

I am only focussing on 2 bedders : those penthouses or big units will have nice sea views and even with high psf $ will not lose money because demand will be there. Just as in big cars, even with $70k coe, sales are just as good.

BUT if you buy the small units and they have no views,etc...resale / rental is going to be difficult ? so even with low psf of $1,400 , does it still make sense ?

PRIME, CHOICE units are usually for own stay.. premium psf ok ..
BUT those with no views ???