One Amber (D15, 999 years, UIC/Singland)

[WolleyDragon]

no transactions for Feb likely because all went to new or relaunches like Caspian, Alexis, Livia, etc etc?

Not true, people who committed at Caspian are folks who are familiar with Jurong area (in other words, Jurong people seldom buy D15 and D15 folks don't buy Jurong area.. Alexis are mainly speculators looking for a quick flip (at low overall cost) or for rental / investment opportunities... Livia, are there much sales ? from what I know, they are having trouble selling even after lowering the ask price...

At the end of the day, the only reason for no sales in Feb is mainly due to price, price, price..

[code01]

Yes, I also read the papers, and also noticed that all are asking 8xx psf (however, there are some already listing at $795 psf).. You should however, not take whatever the agents say at face value... you know the chinese saying about flower sellers always say their flowers are nice and pretty??

Take up rate very good?? January only transacted 5 deals, highest was 861 psf, lowest was $762 psf.. February lagi worse, no sales at all.. What it means is that buyers are NOT willing to commit at 8xx psf. to-date there are no caveats lodged with URA.. (The same goes for The Esta & The Sea View, where take up rate is extremely slow)..

What we have here is a crossroad situation.. Buyers all expect that the current prices will be LOWER.. Sellers cannot face reality that the market price is so low, so still ask for 8xx psf..

However, the whole situation will become clearer once One Amber obtains its TOP. One Amber is the most susceptible to fail under the deferred payment scheme. When you weed out those speculators who cannot get financing for their home loan, you will see fire sales everywhere.. Once all the owners are able to obtain financing, the is no pressure to sell, and thus, the prices will maintain at a certain level (eg. The Esta).

To have 5 transaction in a project in a down market is considered very good. Anyway there were transaction in feb and march and its just not out in caveat yet. URA information might not be that current as it depends on when the lawyers lodge the caveat.

People are coming into OA because Esta has got no more stock. All the serious sellers in Esta and Seaview have sold their units and the rest has rented out their units. Hence there is little or no transactions in Esta n Seaview. So everyone is aiming for OA now lor.

Demand for properties ard 1 million is still there despite the ongoings.

[pegasus]

Based on the name list of buyers I saw, there's a couple of Dr and quite a few Indonesian-sounding names. And from talking to two agents who have asked me if I'm keen to sell (the so-called OA specialists), the number of possible sellers is quite low. People who wanted to flip would have sold out by now. So you are left with the owner-occupier and the investor-for-rental type. With low mortgage rate, it is not difficult to get nett rental yield higher than the current dismal savings rate of < 1%.

For a big-ticket item like a house, no one waits for the last minute to line up a loan even when you take deferred payment.

The current credit crisis is not new; it started mid-07. Maybe you will get a few owners who will do fire sale but I think the number will not be high.

[East Lover]

Hi All,

I'm attaching simple trend analysis of Amber sites (One Amber, The Esta & The Sea View) obtained from www.livesingapore.com

thanks for the sharing. luckily you downloaded the old data... that website already retired.

[WolleyDragon]

Unless we can see hard proof of transactions (via URA which is the official data), , I won't take whatever agents comments at face value (on the good take-up rates, reasonable prices etc).

On another note, I somehow see marketing agents asking for sky high prices again (Just saw a $1000 psf ad at propertyguru.com for One Amber)...

I seriously am wondering how these prices are being determined; Our Singapore GDP is facing a 10% reduction in FY2009 (as predicted by great leader LKY), local SGX has seen market value drop 30% since Dec'08, Job losses are unavoidable in FY2009, worldwide economy is in deep shit.. US / UK home market values are still sliding down like a limp turd in the toilet bowl..

With all these bad news; local agents can happily put out an advert asking $1K plus.. sigh

[coburn]

Unless we can see hard proof of transactions (via URA which is the official data), , I won't take whatever agents comments at face value (on the good take-up rates, reasonable prices etc).

On another note, I somehow see marketing agents asking for sky high prices again (Just saw a $1000 psf ad at propertyguru.com for One Amber)...

I seriously am wondering how these prices are being determined; Our Singapore GDP is facing a 10% reduction in FY2009 (as predicted by great leader LKY), local SGX has seen market value drop 30% since Dec'08, Job losses are unavoidable in FY2009, worldwide economy is in deep shit.. US / UK home market values are still sliding down like a limp turd in the toilet bowl..

With all these bad news; local agents can happily put out an advert asking $1K plus.. sigh

well I also dont understand..
but at the end of the day, it is willing buyer, willing seller...
they must have sensed demand and price it accordingly.

just like so many of us are shocked at the price of Alexis but it still sold out in 3 days. We cannot refute there is demand and plenty of buyers around

[East Lover]

well I also dont understand..
but at the end of the day, it is willing buyer, willing seller...
they must have sensed demand and price it accordingly.

just like so many of us are shocked at the price of Alexis but it still sold out in 3 days. We cannot refute there is demand and plenty of buyers around

I think a lot of us in this forum don't really understand. but let's think of it other way: more buyers willing to commit and commited in such silly high price, less compititor for us to pickup the really good buy in the near future.

Anyway, I really don't think we should pay more than 1mil for a 3 bedders in Esta or One Amber, given the property scale, floor layout and the facts of over-supplied East Coast.

So if eventually we will buy nothing, well, what's a big deal??? I have my own house stay already, i have my spare cash to spend, i can retire young. So if i missed this expensive boat, that is definitely not my lost.

Don't forget, cash is the king today. let's worry about the inflication after this storm, now ppl are worrying how to secure the job, how to survive the business.

Whoever over committed, they will cry eventually. i really doubt the property market can pickup so fast within 2-3 years. what if price keep on dropping, no tenant, bank valuation dropping, one day bank ask you to topup the gap, then how?

Be patient. Be steady.

[code01]

Unless we can see hard proof of transactions (via URA which is the official data), , I won't take whatever agents comments at face value (on the good take-up rates, reasonable prices etc).

On another note, I somehow see marketing agents asking for sky high prices again (Just saw a $1000 psf ad at propertyguru.com for One Amber)...

I seriously am wondering how these prices are being determined; Our Singapore GDP is facing a 10% reduction in FY2009 (as predicted by great leader LKY), local SGX has seen market value drop 30% since Dec'08, Job losses are unavoidable in FY2009, worldwide economy is in deep shit.. US / UK home market values are still sliding down like a limp turd in the toilet bowl..

With all these bad news; local agents can happily put out an advert asking $1K plus.. sigh

Seller want this price so agent put up lor. Agent got money to burn mah

The funny thing as is in spite of all the bad news, there is really not alot of units with good prices left. I also wonder why

[Donatello]

Thanks, will know in 6 months time i think .
The other thing is OA is 999yrs not freehold - any real real differences ???

OA is freehold. That's what's stated in the brochure from developer.

[latour]

OA is freehold. That's what's stated in the brochure from developer.

??? Is it FREEHOLD or 999 years now ???

[b&j]

??? Is it FREEHOLD or 999 years now ???

Its a freehold....

[b&j]

Seller want this price so agent put up lor. Agent got money to burn mah

The funny thing as is in spite of all the bad news, there is really not alot of units with good prices left. I also wonder why

Quite a number of units are bought for own stay. And during the property peak last yr, there were many good units sold at $1000psf & above. I guess those good units have mostly been taken up.

[swiftpuker]

The "cheaper" units with reasonable floor level and pricing don't stay in the market for long.

Those left have higher asking prices. People who have seen 1000psf won't be easily let go at $800psf. Launch price in terms of psf not low also.

Feeling is that those asking at $900psf above just trying their luck to find someone who would take up at that price.

Eventually, people who missed the selling boat get fed up and stop selling their unit to convert to own stay or rental, either subsidising the tenant or "tahan" the storm.

Supply of low quantum units eg 2 bedders in the market now not a lot.

Maybe near TOP may see more units for sale? Next year lower prices or become like Esta?

[code01]

The "cheaper" units with reasonable floor level and pricing don't stay in the market for long.

Those left have higher asking prices. People who have seen 1000psf won't be easily let go at $800psf. Launch price in terms of psf not low also.

Feeling is that those asking at $900psf above just trying their luck to find someone who would take up at that price.

Eventually, people who missed the selling boat get fed up and stop selling their unit to convert to own stay or rental, either subsidising the tenant or "tahan" the storm.

Supply of low quantum units eg 2 bedders in the market now not a lot.

Maybe near TOP may see more units for sale? Next year lower prices or become like Esta?

bro u r spot on man

[East Lover]

The "cheaper" units with reasonable floor level and pricing don't stay in the market for long.

Those left have higher asking prices. People who have seen 1000psf won't be easily let go at $800psf. Launch price in terms of psf not low also.

Feeling is that those asking at $900psf above just trying their luck to find someone who would take up at that price.

Eventually, people who missed the selling boat get fed up and stop selling their unit to convert to own stay or rental, either subsidising the tenant or "tahan" the storm.

Supply of low quantum units eg 2 bedders in the market now not a lot.

Maybe near TOP may see more units for sale? Next year lower prices or become like Esta?

Wow, entire forum soooooooo quiet, the post as little as Esta's transaction

let's see whether changes when TOP coming...

[b&j]

Wow, entire forum soooooooo quiet, the post as little as Esta's transaction

let's see whether changes when TOP coming...

Hi East Lover,
Ya man! TOP should be half a yr more.....progress looks good now....

[nochoice]

Hi East Lover,
Ya man! TOP should be half a yr more.....progress looks good now....

Looking at the progress, if can be TOP by end of the year very lucky already.

[b&j]

Looking at the progress, if can be TOP by end of the year very lucky already.

I think end of the year is definitely not a problem. They have already completed all the roofs. Now already installing the window panes & glasses. Painting of rooms are also in progress.

[thomastansb]

Is this a subsale? Or late caveat? Is 700+ a norm for One Amber now? Considering icon is just 1k, sail at 1.2k and even skyline is 1.1k psf for low floors.


ONE AMBER AMBER GARDENS Condominium 1 906,480 1,259 720 Feb-09

[august]

Is this a subsale? Or late caveat? Is 700+ a norm for One Amber now? Considering icon is just 1k, sail at 1.2k and even skyline is 1.1k psf for low floors.


ONE AMBER AMBER GARDENS Condominium 1 906,480 1,259 720 Feb-09

this is lowest floor

[myxzyden]

this is lowest floor

how you manage to find out? you know the unit number?

[august]

how you manage to find out? you know the unit number?

7 Amber Gardens #03-15

[firec]

Anyone knows the estimated maintenance fees for a 3+1?

[b&j]

There was a newspaper article on Straits Times yesterday indicating that One Amber is one the properties which will TOP by this year end. Also states that in Jan-Feb there were 8 transacations, showing that it is one of the more popular properties in the market.

[WolleyDragon]

like that also can har???

[VIPCLUB2004]

ONE AMBER AMBER GARDENS Condominium 1 906,480 1,259 720 二月-09
ONE AMBER AMBER GARDENS Condominium 1 1,044,970 1,259 830 二月-09
ONE AMBER AMBER GARDENS Condominium 1 1,117,600 1,270 880 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,149,241 1,335 861 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,000,000 1,313 761 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,230,000 1,507 816 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,083,225 1,313 825 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,038,000 1,302 797 一月-09


Starting to sell at $7xx psf liao....

[b&j]

ONE AMBER AMBER GARDENS Condominium 1 906,480 1,259 720 二月-09
ONE AMBER AMBER GARDENS Condominium 1 1,044,970 1,259 830 二月-09
ONE AMBER AMBER GARDENS Condominium 1 1,117,600 1,270 880 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,149,241 1,335 861 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,000,000 1,313 761 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,230,000 1,507 816 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,083,225 1,313 825 一月-09
ONE AMBER AMBER GARDENS Condominium 1 1,038,000 1,302 797 一月-09


Starting to sell at $7xx psf liao....

A property agent told me that those units selling at $7xx are mostly low floors and west facing. Good units are still sold at $8xx.

[Property_Owner]

A property agent told me that those units selling at $7xx are mostly low floors and west facing. Good units are still sold at $8xx.

Keke, just bought 1 unit there.

[Spunk]

Keke, just bought 1 unit there.

Congrats! , care to share how much u paid for it??? Floor level and facing??

Many thanks.

[Property_Owner]

Congrats! , care to share how much u paid for it??? Floor level and facing??

Many thanks.

Thanks. $800plus psf. Mid floor, pool facing. 3+1.