Double Bay Residences, Simei St4 (D18, 99LH, 646units, UOL/Kheng Leong)

[xebay11]

I also like staying near HDB so got more amenities but it's a fact DBR is a crap.

Care to share why?

Please don't talk about overcrowded facilities, this is a fact which no one can escape from, facilities not good, nobody uses, facilities good it will be overcrowded.

But do share on other issues why DBR is crap.

[chestnut]

Don't get so upset over what people say. Everyone has there own opinion and a right to that. The key is everything in life, there are pros and cons.

example :
Near good school - good for kids, but getting out in morning and coming in evening is a nitemare.
Up on the hill - good view but if walking to your unit, tough.
Away from bus stop - quiet, but must have car. kids will suffer when raining (when kids are secondary school).
Near mrt - convenient but a bit nosiy
etc, etc, etc.

You have to do your own homework, for home dwelling, more homework to do. For investment, look towards mrt and supporting industries nearby.

Remember, be objective in what you want, determine what is important to you. For myself, I have freehold properties which commands lower rental but the intention is that when both spouses pass on, we will pass this units to the kids. There are others who purchase 99 yrs near mrt and get better roi, but when the unit has 60 years lease, they hope to have enbloc. To each his own. What is important is you are happy with your purchase be it for own stay or investment.

[Daniel_Yee]

The track noise. It is enough.

Care to share why?

Please don't talk about overcrowded facilities, this is a fact which no one can escape from, facilities not good, nobody uses, facilities good it will be overcrowded.

But do share on other issues why DBR is crap.

[xebay11]

Same thinking as me, I too went for another FH this time, BTW my parents and me, we have two FH units including one landed and I hope that I will still be renting out my FH units when I am 80 (Just met such an 80 yo property owner renting our his FH prewar house in Katong for $3k+ pm) and later pass it down to my children.

[hoching]

FH or LH doesn't really matter in Singapore. FH land can also become LH land if government wants to acquire it and pay you the so-called "market" rate. There are many MRT projects coming and those land in the vicinity of the underground tracks will be acquired for safety reasons be it FH or LH. Once the project is completed, the land will be released for sale again as a LH land. In the end, you also won't be able to pass to your future generations. For LH, there is a good chance to enbloc and top-up lease if location is good cos our garment always like to rejuvenate Singapore with new buildings and make sure that the top-up lease is affordable to developers.

[shespawn]

The track noise. It is enough.

there's always pros and cons in any development. so what you hate, there are merits to balance that. CM is nice, just that the two bedders are all having bad facing except for stack 48. But that stack's prices are too expensive. So DBR provide me with a nice pool view and good price, that's why i went for it.

[xebay11]

FH or LH doesn't really matter in Singapore. FH land can also become LH land if government wants to acquire it and pay you the so-called "market" rate. There are many MRT projects coming and those land in the vicinity of the underground tracks will be acquired for safety reasons be it FH or LH. Once the project is completed, the land will be released for sale again as a LH land. In the end, you also won't be able to pass to your future generations. For LH, there is a good chance to enbloc and top-up lease if location is good cos our garment always like to rejuvenate Singapore with new buildings and make sure that the top-up lease is affordable to developers.

At least FH there is a chance of passing down, BTW if you buy FH property within a FH private estate in the East, very little chance of Government acquisition, as East area cannot build very high and also density must be controlled due to proximity of airport and would not be affected by road.

Like I said many times, we are looking at enbloc of LH or properties built many years ago, the land usage was very poor hence good enbloc potential, but these days, the LH properties all super built up, how to achieve good enbloc price for win win? Even LP is difficult to enbloc due to high asking price.

Next, if land very well located, all the more likely to be taken back by the Government for re-release.

Also these days FH psf prices are less than LH so why not go FH?

[Condorich]

there's always pros and cons in any development. so what you hate, there are merits to balance that. CM is nice, just that the two bedders are all having bad facing except for stack 48. But that stack's prices are too expensive. So DBR provide me with a nice pool view and good price, that's why i went for it.

If buyer willing to offer u, why dont you sell. MRT noise is bad if too near, better sell before the building is up as it is harder to ignore it when u can see and feel it......

[Daniel Foo]

The track noise. It is enough.

I fullly agree. The MRT noise can be quite giddy after you are exposed to it for a long time. Just take a walk right behind DBR (the Simei Park Connector).
There is a Harvey Crescent playground there.
Stand right below the MRT track and you will understand the noise level. Alternatively, you need to wear your MP3 or Sony Walkman headphones 24 X 7 or turn your air-con on 24 X 7

Let's see whether DBR developers after building the proposed multi story car park and 4 storey waterfall can diffuse the MRT noise.
Jit Kiat can elaborate further...


DBR has quite good facilities based on the low psf & quantum but the downside is the MRT noise. Can be a turnoff when you wanna sleep

[shespawn]

I fullly agree. The MRT noise can be quite giddy after you are exposed to it for a long time. Just take a walk right behind DBR (the Simei Park Connector).
There is a Harvey Crescent playground there.
Stand right below the MRT track and you will understand the noise level. Alternatively, you need to wear your MP3 or Sony Walkman headphones 24 X 7 or turn your air-con on 24 X 7

Let's see whether DBR developers after building the proposed multi story car park and 4 storey waterfall can diffuse the MRT noise.
Jit Kiat can elaborate further...


DBR has quite good facilities based on the low psf & quantum but the downside is the MRT noise. Can be a turnoff when you wanna sleep

my friend stays next to pioneer mrt station, and we can't hear any mrt sound when you close the windows. even when it's open, it's not bothering at all.

condorich: if you take a look at the prices of tropical spring and modena, they are holding very well and they are much closer to the tracks with nothing to buffer the noise. 100k or 200k profit just don't work out for a home given that it can be earned in a couple of years. i don't want to wait 2-3 years to buy at the right price again. Of course if i have a few properties to play around like some of you, i can easily just let go. (but im not rich mah, i just a typical hdb upgrader)

[Daniel_Yee]

I sold my metropolitan because of the track noise. High floor somemore > 30. And don't tell me noise travel up. It is crap. I have tried going floor to floor. At 10 floor, you can go crazy. The noise get softer as you go higher but at 30+, it is still driving me nuts. I didn't know that when I bought it from developer. So immediately, I sold it after TOP because it is impossible to stay one. Anyway, at a hefty profit But I dump into a Tiong Bahru Condo because the tracks are underground. From that TOP day onwards, I know it is impossible to stay near the MRT track. If facing MRT, then I must say you have good tolerance. It is just my experience of buying a condo beside the track. If you think you can take it, go ahead. But I can tell you, my feeling at that point of time is like "I buy condo to enjoy but yet it is noisy like shit". Especially in sat/sun afternoon, the weather is hot and you will feel super pek cek one. Luckily I got 40% gain. Then you can say got air-con but you can on how many hours a day? I rather spend my money on something that I can enjoy. At least some fresh air. Got facilities also no point if noisy until siao. Then again, you might have your own liking but IMO, DBR is crap.

my friend stays next to pioneer mrt station, and we can't hear any mrt sound when you close the windows. even when it's open, it's not bothering at all.

condorich: if you take a look at the prices of tropical spring and modena, they are holding very well and they are much closer to the tracks with nothing to buffer the noise. 100k or 200k profit just don't work out for a home given that it can be earned in a couple of years. i don't want to wait 2-3 years to buy at the right price again. Of course if i have a few properties to play around like some of you, i can easily just let go. (but im not rich mah, i just a typical hdb upgrader)

[shespawn]

I sold my metropolitan because of the track noise. High floor somemore > 30. And don't tell me noise travel up. It is crap. I have tried going floor to floor. At 10 floor, you can go crazy. The noise get softer as you go higher but at 30+, it is still driving me nuts. I didn't know that when I bought it from developer. So immediately, I sold it after TOP because it is impossible to stay one. Anyway, at a hefty profit But I dump into a Tiong Bahru Condo because the tracks are underground. From that TOP day onwards, I know it is impossible to stay near the MRT track. If facing MRT, then I must say you have good tolerance. It is just my experience of buying a condo beside the track. If you think you can take it, go ahead. But I can tell you, my feeling at that point of time is like "I buy condo to enjoy but yet it is noisy like shit". Especially in sat/sun afternoon, the weather is hot and you will feel super pek cek one. Luckily I got 40% gain. Then you can say got air-con but you can on how many hours a day? I rather spend my money on something that I can enjoy. At least some fresh air. Got facilities also no point if noisy until siao. Then again, you might have your own liking but IMO, DBR is crap.

my friend stays at blk 649B HDB flat at jurong west st 61. http://www.streetdirectory.com/asia_...travel_site_1/
we SERIOUSLY can't hear anything. Don't tell me HDB materials for wall are better and thicker?
noise travels in a spherical path where it goes in all directions, (unless something blocks or muffles it) and the sound drops off by the square of the distance. So for DBR, there is a MSCP to block the noise and im also staying away from the tracks, so it should help. Of course, if i have a choice, i choose underground MRT, but there is NO underground MRT in the East line. Don't talk about those future Eastern Region lines, it be too late for me to wait for that to happen.

[Daniel_Yee]

I am just telling my opinion. If you cannot hear, then cannot hear lor.

my friend stays at blk 649B HDB flat at jurong west st 61. http://www.streetdirectory.com/asia_...travel_site_1/
we SERIOUSLY can't hear anything. Don't tell me HDB materials for wall are better and thicker?
noise travels in a spherical path where it goes in all directions, (unless something blocks or muffles it) and the sound drops off by the square of the distance. So for DBR, there is a MSCP to block the noise and im also staying away from the tracks, so it should help. Of course, if i have a choice, i choose underground MRT, but there is NO underground MRT in the East line. Don't talk about those future Eastern Region lines, it be too late for me to wait for that to happen.

[shespawn]

I am just telling my opinion. If you cannot hear, then cannot hear lor.

then im also telling you that there are certain conditions that make those properties near mrt, less noisy lah. So not all are really that bad.

[Daniel_Yee]

Ok. Great. Then hopefully, my advice is heeded by others (not you i know).

then im also telling you that there are certain conditions that make those properties near mrt, less noisy lah. So not all are really that bad.

[Condorich]

my friend stays next to pioneer mrt station, and we can't hear any mrt sound when you close the windows. even when it's open, it's not bothering at all.

condorich: if you take a look at the prices of tropical spring and modena, they are holding very well and they are much closer to the tracks with nothing to buffer the noise. 100k or 200k profit just don't work out for a home given that it can be earned in a couple of years. i don't want to wait 2-3 years to buy at the right price again. Of course if i have a few properties to play around like some of you, i can easily just let go. (but im not rich mah, i just a typical hdb upgrader)

Ok, dont look back, enjoy and relax.... You will know the truth later, good luck!

[kEN9170]

my current house is 500-600m away from mrt track, in between with hdb high rise blocks, i still get to hear the mrt noise every 3-5 mins interval. The noise is more obvious especially during the night.

Ok. Great. Then hopefully, my advice is heeded by others (not you i know).

[thomastansb]

Probably the train there use floating technology? Meaning the MRT doesn't touches the track. Then maybe it's ok to open the windows. Not that I don't want to believe you but it is an impossible task to do so. Used to go stirling road there to wash my car. Cannot remember what block but got at least 2-3 HDB blocking the tracks. 500m at least. The MRT still kin kong kin kong every 2-3 mins. Can hear it very distinctively.

But 600+ psf is ok lor. I mean you pay peanuts, you get monkeys. So you get what you paid for I guess.

my friend stays next to pioneer mrt station, and we can't hear any mrt sound when you close the windows. even when it's open, it's not bothering at all.

condorich: if you take a look at the prices of tropical spring and modena, they are holding very well and they are much closer to the tracks with nothing to buffer the noise. 100k or 200k profit just don't work out for a home given that it can be earned in a couple of years. i don't want to wait 2-3 years to buy at the right price again. Of course if i have a few properties to play around like some of you, i can easily just let go. (but im not rich mah, i just a typical hdb upgrader)

[Daniel Foo]

Probably the train there use floating technology? Meaning the MRT doesn't touches the track. Then maybe it's ok to open the windows. Not that I don't want to believe you but it is an impossible task to do so. Used to go stirling road there to wash my car. Cannot remember what block but got at least 2-3 HDB blocking the tracks. 500m at least. The MRT still kin kong kin kong every 2-3 mins. Can hear it very distinctively.

But 600+ psf is ok lor. I mean you pay peanuts, you get monkeys. So you get what you paid for I guess.

The challenge you stay <100m away from the MRT track is that you have to bear with the noise level. On top of noise you will get the vibration when the train slows down.
Can be annoying if you want to relax peacefully after a hard day's work. Anyway it is dependent on your noise level tolerance

It is the same for those condo projects near the Changi airport area etc Pasir Ris, Loyang, Changi area, or Kampong Ubi, Eunos area whereby it is near Paya Lebar airbase. You will have to bear with the aeroplane noise when they take off or landing time.

That is why you notice those projects near Changi airport area are lower rise i.e. <16 storey unlike our friends at Centro & Trevista whereby they can build up to 40 storey high. This is for height clearance reason for plane landing.

Anyway once you stay there maybe you will be immune to it and accept it as a part of your life or a more crude way to put it is you "lan lan". Price to pay for convenience lol

[jitkiat]

Wah, very hot

Just face it. As long as there is a gap for the MRT noise (or expressway/major road noise) within 500m radius. It will probably reach you, just how loud only. Besides the proximity, the noise level depends on:

- whether something higher than the noise source block your flat, this will probably reduce the noise by half. To know what I mean, you go to the back of Tropica Spring/Modena or back of Easpoint, you will suddenly realize the noise level is cut at least 70%-80%
- the facing, of course you directly face it worse loh, ironically, those main-poolview/ waterfall facing units are directly facing the MSCP/MRT track, probably the 5-storey waterfall will work its magic ... let's see
- how high your flat, if your flat is much higher than the MSCP then worse
- Existence of plants, trees, green walls aplenty in DBR, water features (like a one-storey pool drop in DBR) etc to absorb, diffuse or drown out the noise
- You have to be thankful MRT do not operate btn 12.30-5.30am, unlike major expressways (ECP? AYE?) or major artery road (Toa Payoh ??)

You have to give the DBR architect from DP architect some credits, it is obvious that he is trying very hard to minimize the MRT noise, unlike many other projects near MRT track who do nothing during design stage.

Conclusion, some stacks in DBR (e.g. high floors stack 14,15,16,18,19,53,54,55) will have very bad exposure to MRT noise but they are at least 50-70psf cheaper. I think spespawn unit is safe, mid floor stack 6 is completely shielded by MSCP and high floors at stack 14 & 19. And MRT track is going away after the MSCP.

I don't agree DBR is a crap project. Simei may be a so-so location but DBR does have some unique features like 5-storey waterfall, one-tree island, library, jungle pool, elevated jacuzzi, nice landscaping etc. Most important of all, it is only priced 50psf above much older projects like TS/Modena/Savannah (600-650psf) nearby.

spespawn, l wont consider subsale until TOP ... I really want to see the 5-storey waterfall, read book under the one tree island and enjoy other special features and see how loud the MRT noise to see how successful is the architect.

[jitkiat]

WFW/WFK has Bedok Reservoir, DBR has "artificial" waterfalls, sky-jacuzzi, semi-natural one-tree island too ... the old tree is really big

[echotrain]

You seriously will not know how the sound will travel till the building is up.

Near MRT more convenience, but higher risk of louder sounds from the track and train...

At most just turn on aircon and close windows. Are the windows at double bay double glazed? That may help.

But seriously... it is not about if you can hear the sound of the MRT, it is about if your FUTURE BUYER will hear it.

[jitkiat]

You seriously will not know how the sound will travel till the building is up.

Near MRT more convenience, but higher risk of louder sounds from the track and train...

At most just turn on aircon and close windows. Are the windows at double bay double glazed? That may help.

But seriously... it is not about if you can hear the sound of the MRT, it is about if your FUTURE BUYER will hear it.

FUTURE tenants as well. The same argument applies to those flats facing the MRT track/busy artery road/expressways like The Arte, WFK, Metropolitan, Tropical Spring, Trevista, Optima, Interlace, Infiniti .. the list goes on. If you are in for an investment, timing is everything ... the rest is secondary. If you are in for rental, the rental yield in Tropical Spring/Modena is above 4% even without any special features.

[xebay11]

my friend stays next to pioneer mrt station, and we can't hear any mrt sound when you close the windows. even when it's open, it's not bothering at all.

Yes I have stayed 200+m to Bukit Batok MRT station before, I too can report the same, the noise is audible but not bothering at all.

DF can only talk down about others and only his CM is the best project in the Suburbia East, all others are crappy. LOL.

[jitkiat]

From new paper, The Sail owner(s) complaining about noise (outdoor rock concert) from Esplanade too ... but this will not affect its value, as usual, some owners say ok, some called police

[Daniel_Yee]

DBR is near the track only. Not the MRT station. If DBR can be located as near to the MRT as they are to the track, then it is better. Unless you think you can get on the MRT from the track...

You seriously will not know how the sound will travel till the building is up.

Near MRT more convenience, but higher risk of louder sounds from the track and train...

At most just turn on aircon and close windows. Are the windows at double bay double glazed? That may help.

But seriously... it is not about if you can hear the sound of the MRT, it is about if your FUTURE BUYER will hear it.

[Daniel_Yee]

I do seriously think tanah merah and kembangan area is probably the best along the eastern MRT line. Of course, suburban will be forever suburban. There is no way suburban can beat city living. But at least find better one. Not with some lame track noise every few mins.. I rather stay at a good HDB location then to die die want to stay at some lousy low cost condo just for a condo status. The track noise is ridiculous.

Yes I have stayed 200+m to Bukit Batok MRT station before, I too can report the same, the noise is audible but not bothering at all.

DF can only talk down about others and only his CM is the best project in the Suburbia East, all others are crappy. LOL.

[shespawn]

I do seriously think tanah merah and kembangan area is probably the best along the eastern MRT line. Of course, suburban will be forever suburban. There is no way suburban can beat city living. But at least find better one. Not with some lame track noise every few mins.. I rather stay at a good HDB location then to die die want to stay at some lousy low cost condo just for a condo status. The track noise is ridiculous.

ok, point taken lah. if keep complaining about noise, this will never end. Kembangan astoria's mrt noise is terribly louder! what are you comparing now? staying next to mrt tracks is better than next to mrt station because you have the beeping or loud system announcements.

[shespawn]

Ok. Great. Then hopefully, my advice is heeded by others (not you i know).

i didn't know you were providing advice, you are just here to say DBR is crap.

[xebay11]

I do seriously think tanah merah and kembangan area is probably the best along the eastern MRT line. Of course, suburban will be forever suburban. There is no way suburban can beat city living. But at least find better one. Not with some lame track noise every few mins.. I rather stay at a good HDB location then to die die want to stay at some lousy low cost condo just for a condo status. The track noise is ridiculous.

I too think that TM and Kembangan is the best along Eastern line. LOL.