Maplewoods

[sushi]

Hi, is Mapelwoods a good buy for now? As it is already close or more than 10 years liao, though its freehold. How price do you suggest? Any chance for it to go en-bloc in years to come? Maybe after the MRT is up and going? Please kindly share your view...thanks.

[i12buyhouse]

Any property could be a good buy depending on the price and rental yield and potential development

Hi, is Mapelwoods a good buy for now? As it is already close or more than 10 years liao, though its freehold. How price do you suggest? Any chance for it to go en-bloc in years to come? Maybe after the MRT is up and going? Please kindly share your view...thanks.

[proud owner]

Hi, is Mapelwoods a good buy for now? As it is already close or more than 10 years liao, though its freehold. How price do you suggest? Any chance for it to go en-bloc in years to come? Maybe after the MRT is up and going? Please kindly share your view...thanks.

If i am a developer , to want to enbloc any project .. i will consider the following :

age : at least 10 yrs old
land size
plot ratio
potential for plot ratio increase
.
maplewoods looks cramp .. they planted alot of trees to shield the closeness between blocks...

personally dont think much enbloc potential

[firestarter]

interested in maplewoods too ..
the current asking of maplewoods compared to surrounding developments makes it look very attractive ... even went as low as $728psf in Feb !!

[sushi]

Yap, but now they are asking for 900psf.. extend my interest to nexus and tessarina..worth taking a look.

[opqr753]

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[Regulators]

maplewoods is a dark and gloomy condo, very depressing IMO.

interested in maplewoods too ..
the current asking of maplewoods compared to surrounding developments makes it look very attractive ... even went as low as $728psf in Feb !!

[hk2313]

looked at it last august. nice layout. but many of the apartments seem rather dark and gloomy really, some are quite nice though. All tenants complained about mosqitoes..........

[proud owner]

looked at it last august. nice layout. but many of the apartments seem rather dark and gloomy really, some are quite nice though. All tenants complained about mosqitoes..........

if you walk around the estate ..you will notice that the blocks are pretty close to each other ...

to mask the 'closenes' ..they planted loads of trees ... its precisely becos of these plants/trees that has become the hiding places for the mozzy

[beverly]

if you walk around the estate ..you will notice that the blocks are pretty close to each other ...

to mask the 'closenes' ..they planted loads of trees ... its precisely becos of these plants/trees that has become the hiding places for the mozzy

Recently I saw an advertisement on iproperty.com for maplewoods, priced at 1.1 mil for a 3 bedder , size about 13++ sq ft. Called up the agent to ask if I can view the next day, and his reply was that the unit was tenanted out and alot ppl came to view already and owner does not want to disturb the tenant.
I was wondering - only a day ( I responded a day after the ad) and alot of ppl had view the unit but no offer yet .. ? I asked if I can view on another day, and agent asked me for my budget and asked if I am keen on other developments e.g. floridian etc. Told him Floridian is beyond my budget.
In fact, agent told me the maplewoods price has dropped to about 800 psf, past transactions revealed slightly lower or + - around 800 psf.
When I asked again if I can view that particular one asking for 1.1 mil, he said he will get back to me but came back with same reply.
I wonder if this is a gimmick ( to test market or fish for more info from potential buyers )or if there is a serious seller .
Talked to the same agent again, and he said there are other units at maplewoods asking for 900 psf to 1000 psf but he won't recommend me to buy. Spoke to anothe agent who specialised in maplewoods and was told that the asking price is 900 psf.

[proud owner]

Recently I saw an advertisement on iproperty.com for maplewoods, priced at 1.1 mil for a 3 bedder , size about 13++ sq ft. Called up the agent to ask if I can view the next day, and his reply was that the unit was tenanted out and alot ppl came to view already and owner does not want to disturb the tenant.
I was wondering - only a day ( I responded a day after the ad) and alot of ppl had view the unit but no offer yet .. ? I asked if I can view on another day, and agent asked me for my budget and asked if I am keen on other developments e.g. floridian etc. Told him Floridian is beyond my budget.
In fact, agent told me the maplewoods price has dropped to about 800 psf, past transactions revealed slightly lower or + - around 800 psf.
When I asked again if I can view that particular one asking for 1.1 mil, he said he will get back to me but came back with same reply.
I wonder if this is a gimmick ( to test market or fish for more info from potential buyers )or if there is a serious seller .
Talked to the same agent again, and he said there are other units at maplewoods asking for 900 psf to 1000 psf but he won't recommend me to buy. Spoke to anothe agent who specialised in maplewoods and was told that the asking price is 900 psf.

i went to view it in 2006 .. at that time i alerady fekt its nice on the outside but the unit seemed to have strange layout alot of angle .. maybe it was just that unit where the renovation gave me that feeling ..but i didnt like it .. and never view another .. gave it a pass since that dirst viewing ..never regretted ..

[firestarter]

saw a unit there too last month .. was 1 of my shortlisted projects and near the top of my list until i actually went to view it ..

maintenance of the place was quite bad in my opinion .. paint are peeling off, puddle of water all around after a rain (due to the undulating tiles used), pool is too small to be shared between so many units and yes .. the unit i viewed is dark and gloomy ..

another thing about handling agents whom has unit you wish to view .. i tried calling a few and they will immediately dig info such as what my budget is ..own stay or investment, interested in any other development, when i am looking to complete the purchase if interested ... etc etc .. this is even though the purpose of my call is simply to arrange for a viewing .. of course i would arrange for a viewing only if the price listed by them is within my budget ... and why do they care if i am buying for own stay or investment or whether i am interested in any other development .. if i am .. i will call the respective agent for it ... end of the day .. can't even get a confirmed date to view the unit in question ...

i am a newbie here .. so any advice from the lao jiao here on how to deal with this sort of agent is very much appreciated .. what to disclose and what not to disclose so that i don't lose my edge as a potential buyer .. rather than being labelled as not good enough for the unit i wish to view ...

[beverly]

saw a unit there too last month .. was 1 of my shortlisted projects and near the top of my list until i actually went to view it ..

maintenance of the place was quite bad in my opinion .. paint are peeling off, puddle of water all around after a rain (due to the undulating tiles used), pool is too small to be shared between so many units and yes .. the unit i viewed is dark and gloomy ..

another thing about handling agents whom has unit you wish to view .. i tried calling a few and they will immediately dig info such as what my budget is ..own stay or investment, interested in any other development, when i am looking to complete the purchase if interested ... etc etc .. this is even though the purpose of my call is simply to arrange for a viewing .. of course i would arrange for a viewing only if the price listed by them is within my budget ... and why do they care if i am buying for own stay or investment or whether i am interested in any other development .. if i am .. i will call the respective agent for it ... end of the day .. can't even get a confirmed date to view the unit in question ...

i am a newbie here .. so any advice from the lao jiao here on how to deal with this sort of agent is very much appreciated .. what to disclose and what not to disclose so that i don't lose my edge as a potential buyer .. rather than being labelled as not good enough for the unit i wish to view ...

Bro - sounds like we encounter the same "kind' of agents when enquiring about maplewoods. Worst still, it fits my budget and hence i was asking if I can view - only to be told that the tenant feels that it is not "good" to view when someone just viewed .. doesn't the seller want to sell ?
I was suspicious when I asked to arrange viewing on another day instead and was diverted to other questions that the agent was asking for.

[cheerful]

Bro - sounds like we encounter the same "kind' of agents when enquiring about maplewoods. Worst still, it fits my budget and hence i was asking if I can view - only to be told that the tenant feels that it is not "good" to view when someone just viewed .. doesn't the seller want to sell ?
I was suspicious when I asked to arrange viewing on another day instead and was diverted to other questions that the agent was asking for.

From what was being described, perhaps some of such agents were really juz 'concerned' for the potential seller ... as in maybe the seller only want serious buyers to view (else literally OPEN HOUSE lor) ...

But maybe as potential buyers, you've a rite to ask the agent point-blank "WHY DO YOU NEED TO KNOW IF IT'S FOR OWN STAY OR INVESTMENT???"

[Property_Owner]

From what was being described, perhaps some of such agents were really juz 'concerned' for the potential seller ... as in maybe the seller only want serious buyers to view (else literally OPEN HOUSE lor) ...

But maybe as potential buyers, you've a rite to ask the agent point-blank "WHY DO YOU NEED TO KNOW IF IT'S FOR OWN STAY OR INVESTMENT???"

For own stay or cause you must have the WOW feeling when you view it. For investment don't really care must. More concern on the prices. Also condition of the unit. If too run down got to spend before renting it out. Not too sure why agents like to ask this question.

[proud owner]

For own stay or cause you must have the WOW feeling when you view it. For investment don't really care must. More concern on the prices. Also condition of the unit. If too run down got to spend before renting it out. Not too sure why agents like to ask this question.

this is what is what i think :

seller set selling price too high ..and agent knows it .. but still advertise to show that they are working ..

there will be those who depends on the caveat lodged to know what was transacted some 2-3 weeks or more before ..during which time, all jack up prices ...

anyway after 5 viewings still no real offer...seller fed up ...agent scare kana scolding ..or lose the listing..hence continue to advertise ..

hence they will ask .."whats your budget ? "
otherwise they can be showing another 100 times to those who will not pay even close to the selling price..but just want to view the layout...surrounding ..etc etc ..

[firestarter]

to satisfy all the potential buyer, can't the agent just schedule a day per week for a few hours for open house ?? this is so he can arrange all interested parties to come within a fix period when the tenant is at work/out shopping etc .. min disturbance tenant, maximum exposure and easy to manage .. if the agent dunno how to manage the viewing and schedule seperate viewing for the first few potential buyers .. its only natural the seller/tenant get pissed ... its easy to be an agent .. but its these small little things that even a leyman like me can think of that differentiates the good ones from the rest ...

[cheerful]

aiyah (easy lah) ... juz 'fire' those agents who are too lazy with those logistics lor ...

[beverly]

to satisfy all the potential buyer, can't the agent just schedule a day per week for a few hours for open house ?? this is so he can arrange all interested parties to come within a fix period when the tenant is at work/out shopping etc .. min disturbance tenant, maximum exposure and easy to manage .. if the agent dunno how to manage the viewing and schedule seperate viewing for the first few potential buyers .. its only natural the seller/tenant get pissed ... its easy to be an agent .. but its these small little things that even a leyman like me can think of that differentiates the good ones from the rest ...

For that maplewoods agent that I spoke with , I suspect in the first place he doesn';t really have a seller .. i.e. I suspect he just want to get contacts and fish for information for potential buyers so as to recommend something else or keep a look out .. cos the advertisement was posted a day and I called to view and was told no viewing etc blah blah , and even arranging for a viewing on another day seems impossible with lots of excuses. Yet he asked for alot of information from me and even ask me to consider Floridian or Watten .. I told him i won't mind if it is the same price as maplewoods as advertised closed to 830 psf as what he advertised, which is of course impossible since he himself as an agent should know the market price, esp so after I told him my budget.

[Reporter]

Unit at Maplewoods sells for $1,155 psf
The Edge
Monday, 10 May 2010



Maplewoods may be 13 years old but the 697-unit freehold condominium located along Bukit Timah Road has seen a resurgence of interest from home buyers. Prices have seen strong support at the $1,000 psf level since the start of the year.

For the first time since January 2008, prices crossed the $1,200 psf level when a 1,410 sqft unit on the 5th floor of one of the 5 blocks changed hands for $1.69 million, or $1,203 psf, in January, according to a caveat lodged with URA Realis. The peak of $1,295 psf was reached in November 2007 when a 2,895 sqft unit on the 6th floor of another block was sold for $3.75 million.

Developed by Wing Tai Holdings, Maplewoods comprises 2- to 4-bedroom units and penthouses, is low-rise and set amid lush greenery. It has a convenience store and a restaurant, besides the usual condo facilities such as swimming pool, tennis court, gymnasium and barbecue pits. There is also a shuttle-bus service from Maplewoods to the cafés and supermarkets at Holland Village and Coronation Plaza as well as to the Newton MRT station.

The condo is also sought-after by those with school-going children, as it is near good schools such as Methodist Girls’ School, Hwa Chong Institute and Ngee Ann Polytechnic. What has piqued the interest of homebuyers is its proximity to the upcoming King Albert Park MRT station on the future Bukit Timah Line.

The latest asking rents for apartments at Maplewoods range from $3,700 a month for a 1,335 sqft 3-bedroom apartment to $5,800 a month for a 1,500 sqft, 3+1 bedroom unit, according to postings by property agents.

For the period of April 13 to 20, 4 units at Maplewoods were sold at price ranging from $1,052 to $1,155 psf, according to caveats lodged with URA Realis. A 2,917 sqft penthouse on the 6th floor was sold for $3.368 million, or $1,155 psf — a 9% gain for the previous owner, who purchased it for $3.1 million, or $1,063 psf, in 2007.

On the 8th floor of another block, a 1,324 sqft 3-bedroom unit was sold for $1.52 million, or $1,148 psf, representing a 3% gain over the seller’s purchase price of $1.48 million, or $1,118 psf, in 2007. In a separate block, another seller managed a significant gain of 71% from the sale of his 1,786 sqft 4-bedroom unit on the fifth floor for $1.88 million, or $1,052 psf. The unit was purchased in 2006 for $1.1 million, or $616 psf.

An 850 sqft 2-bedroom unit on the third floor changed hands for $975,000, or $1,147 psf, the 4th sold during the April 13 to 20 period.

Units at new projects launched in the vicinity — for instance, Floridian, which is jointly developed by Far East Organization and Wing Tai Holdings — have been sold at a median price of $1,400 psf, according to March new home sales figures by URA Realis. A 958 sq ft unit hit a high of $1,670 psf. On a psf basis, a record high of $1,750 psf was achieved at Floridian when a 1,862 sqft unit on the ninth floor was sold for $3.2 million in June 2008. The 336-unit condominium with 11 blocks is due for completion in 2013. According to the developers’ sales representative, more than 65% of the units have been sold.

Another upcoming development, located next to Floridian, is the 536-unit The Cascadia, which will start private previews soon and is expected to be completed next year. In 2007, 187 units were sold to 2 private funds and a few individuals, according to developer Allgreen Properties’ 2009 annual report. Prices ranged from $1,038 psf to $1,855 psf, according to caveats lodged with URA Realis.

With upcoming launches in the vicinity, buyers who want a property that they can move into or rent out immediately will once again focus their attention on the likes of Maplewoods.

[novel]

someone I know paid $1200psf for this condo recently...2 bedrooms only :P

[mr funny]

http://www.straitstimes.com/Singapor...ry_685418.html

Jun 30, 2011

New plans to fix condo's MRT woes

Residents still unhappy and insist on relocation of construction site

By Melissa Kok & Royston Sim


MAPLEWOODS condominium residents - upset over a new MRT construction site which they claimed they learnt of only last month - have been presented with new proposals addressing their concerns about traffic and safety.

First, the Land Transport Authority (LTA) will revise its plans so that trucks carting tunnelling debris from the site do not have to cut across the only access road to the Bukit Timah Road estate.

Second, its 3,000 residents have been given three options for a new pedestrian footpath to make it safer for them to reach Bukit Timah Road and Methodist Girls' School (MGS) in Blackmore Drive.

The three options are: building a gate at the back of the condo giving direct access to MGS, creating a 1.2m-wide footpath on the condo's premises leading to the school, and building a public path on the perimeter of the construction site.

'Both the vehicular and safety issues have been vastly improved,' said MP for Holland-Bukit Timah GRC Christopher de Souza, who discussed the new ideas with more than 100 residents last night.

He noted that safety for the condo's children was his top priority and that the new solution has addressed this.

Last night's meeting was his third since he first heard about residents' concerns on May 23. He was accompanied by his fellow MP for Holland-Bukit Timah GRC, Dr Vivian Balakrishnan, and LTA's chief executive Chew Hock Yong.

Unhappiness surfaced last month when residents learnt of LTA's plans for the new construction site. Work began in front of the estate for the King Albert Park MRT station last June, but was halted on June 6 due to protests over the new site which will allow trucks to carry debris from tunnelling work. The station, which is part of the Downtown Line Stage 2, is slated to be ready by 2015.

Residents said the construction work and traffic diversions would make it difficult to drive in and out of the condo.

There was also worry over the safety of pedestrians, especially students walking to MGS.

Letters were sent to the Prime Minister and a dialogue with LTA and Mr de Souza was held to discuss solutions. However, no agreement was reached.

Among the solutions offered then was the building of a footpath from the condo towards King Albert Park.

Residents also suggested moving the new construction site nearer to Sixth Avenue, but the LTA said it was not feasible due to construction limitations.

At yesterday's four-hour meeting, residents said the new suggestions gave little comfort and insisted on relocating the new construction site.

Resident Michael Morris, 49, a software salesman, said: 'We had asked for and hoped for a complete reassessment without any preconceived notions, but all they have done really is put band aids on the core issue.'

He added that residents 'still haven't heard any justification about the decision made many years ago' for locating the site in such a tightly constricted space.

More talks are expected between LTA and residents to work out a solution.

Dr Balakrishnan, who is also Minister for the Environment and Water Resources, told the residents: 'While I'm in a position to lean on them (LTA), I cannot promise you a final outcome. We will maximise safety and reduce inconvenience for you. Your pressure on LTA has made the plan better.

'This has not been a perfect plan. This is an improved plan, but I think further improvements can be made,' he added.

[email protected]

[email protected]


LTA'S OPTIONS

PROBLEM: Trucks removing tunnel debris from launch shaft at condo's sole entrance and exit will cause traffic obstruction and pose danger to pedestrians

PROPOSED SOLUTION: Get trucks to bypass condo's entrance/exit by accessing launch site from main road

PROBLEM: Children walking to Methodist Girls' School (MGS) behind Maplewoods will have to use narrow footpath flanked by busy construction site and heavy traffic on Bukit Timah Road

PROPOSED SOLUTION: Build new footpath either

Connecting Maplewoods directly to MGS by its backdoor;

Around Maplewoods using condo land;

Around construction site using public land

[alwaysgreener]

If i am a developer , to want to enbloc any project .. i will consider the following :

age : at least 10 yrs old
land size
plot ratio
potential for plot ratio increase
.
maplewoods looks cramp .. they planted alot of trees to shield the closeness between blocks...

personally dont think much enbloc potential

If a development with land area of 600,000 sq ft and only 697 residential units is "a bit cramp" (sic), I'd be very interested to know where the poster lives.

-AWG

<disclaimer - I have financial interest in the above-mentioned property, or in the firms involved in its development>

[yjcai]

860 sq feet per unit called small? then those living in d19 must be suffering.

[vince.toh70]

If a development with land area of 600,000 sq ft and only 697 residential units is "a bit cramp" (sic), I'd be very interested to know where the poster lives.

-AWG

<disclaimer - I have financial interest in the above-mentioned property, or in the firms involved in its development>

When I step into the development, it gave me the "mass market" feel.
Too many units and the pool is always crowded during the weekend.

[mygeemeel]

When I step into the development, it gave me the "mass market" feel.
Too many units and the pool is always crowded during the weekend.

I heard anyone can go in as the security is not strict. Is there a restaurant or something?

[vince.toh70]

I heard anyone can go in as the security is not strict. Is there a restaurant or something?

A mass market development has tigher security.
The prawn noodle is quite famous.

[spikey69]

Transacted prices have dropped for Nexus, maintained for Maplewoods and increased for Sterling. Nexus used to transact higher than both Maplewoods and Sterling. Now transacted prices for Sterling appear to be around the $1400 psf mark and Maplewoods and Nexus are hovering around $1300 psf.

[vince.toh70]

Transacted prices have dropped for Nexus, maintained for Maplewoods and increased for Sterling. Nexus used to transact higher than both Maplewoods and Sterling. Now transacted prices for Sterling appear to be around the $1400 psf mark and Maplewoods and Nexus are hovering around $1300 psf.

Thought Sterling is still at low S$1300?
Do u know which unit and which month transacted?

[spikey69]

Thought Sterling is still at low S$1300?
Do u know which unit and which month transacted?

Latest transaction last month at $1414 psf