Property market sentiments?

[mightyleftfoot]

It's pure herd mentality. This will flushed out all those with cash and kiasu mentality.
What's left after this feeding frenzy will be pple who are more cautious and less risk takers.
Remember, most companies report flat results, meaning nobody will pay big bonuses at the end of the year, so $$ supply is tight.
And with supply still in excess, the prices will fall...
Timeline: +/- 12 mths

[kurby]

Property prices need to be supported by economic growth and income growth.

When both are missing, then are prices sustainable?

There is no argument that land prices in SG will go up since land is limited. The question is the rate of increase....will it go up 30% every year? Or will it be a gradual increase of say 5% every year?

GDP growth for SG at best is 6%, this year we are negative, so what is supporting the property prices??

[bargain hunter]

I have a question regarding whether for investment, is it better to invest in the stock market or properties?

My opinion is that the property market has rebounded a lot faster than the stock market and makes investing in stocks attractive relative to investing in properties currently. Dividend yields are also higher than rental yields currently.

If one is of the opinion that the economy is recovering, isn't it just as safe to invest in stocks as compared to properties? On a risk-adjusted basis, that makes stocks even more attractive because if the economy is not recovering, its so much easier to exit the stock market vs the property market.

[teddybear]

Simple lah. Income growth comes from the hot stock market and businesses that benefit from the recession. Many people made a lot of money from stocks and these businesses. Then, they transfer the money to buy properties while they are still cheap and probably made a killing again. These are the gurus who made all the money. Then, with all the money made in stocks and properties, they spend and spend like no tomorrow and you see GDP growth and economic growth that followed (by that time those still side-lined waiting to see economic growth start to invest, they start losing money (again!) and start to wonder why the economy is so strong but stock and property prices not going up after they invest).

Property prices need to be supported by economic growth and income growth.

When both are missing, then are prices sustainable?

There is no argument that land prices in SG will go up since land is limited. The question is the rate of increase....will it go up 30% every year? Or will it be a gradual increase of say 5% every year?

GDP growth for SG at best is 6%, this year we are negative, so what is supporting the property prices??

[EBD]

I have a question regarding whether for investment, is it better to invest in the stock market or properties?

My opinion is that the property market has rebounded a lot faster than the stock market and makes investing in stocks attractive relative to investing in properties currently. Dividend yields are also higher than rental yields currently.

If one is of the opinion that the economy is recovering, isn't it just as safe to invest in stocks as compared to properties? On a risk-adjusted basis, that makes stocks even more attractive because if the economy is not recovering, its so much easier to exit the stock market vs the property market.

Totally agree. Even during the exit for the door in 3Q/4Q you could still get to an exit with stocks. Even if the door had shrunk.

For property the door simply finished and you would be stuck.

The yields are also attractive or at least were for stocks vs property. No doubts on tax if sold at a profit within 3 years. Hidden costs are a minimum compared to property tax, maintainance fund for condo etc.... repair budget for apartment

I like property but it's no the only game in town.

As for new launches , the asking price is now totally not supported by any fundamental. Well, good look to those who bought.

If you are going to buy, as a previous poster noted, better to buy completed prime than new launches IMHO.

[andy]

Property prices need to be supported by economic growth and income growth.

When both are missing, then are prices sustainable?

There is no argument that land prices in SG will go up since land is limited. The question is the rate of increase....will it go up 30% every year? Or will it be a gradual increase of say 5% every year?

GDP growth for SG at best is 6%, this year we are negative, so what is supporting the property prices??

Well the stock market is the leading indicator and they have priced in a V-shape recovery. If corporate earnings shows that in the next 2 quartrs then the property prices are supported.

If not we will just go back to where we came from. So the bulls are betting on a 15-20% downside and possibly 20%-30% upside;-)

[dmonddd]

be cautious..property hunters who are trying to depress the property market with negative input. it may be a double edge sword...as you may be retrenched. exception for those retired with pensions, those with sufficient cash to settle purchase.

stock price dependent on co's future earnings.
asian crisis- some companies fold and shareholders are always at the back of the queue when it comes to liquidation

first to take dividends last to be paid.

slowdown in property....flippers die....developers cant collect to repay bank....bank take legal action...developer busted....stock price comes down.....investors caught.....bank presses for repayment....investors bankrupt....developers staff retrenched ...cant pay loans...banks ...etc

[qianfugui]

Totally agree. Even during the exit for the door in 3Q/4Q you could still get to an exit with stocks. Even if the door had shrunk.

For property the door simply finished and you would be stuck.

The yields are also attractive or at least were for stocks vs property. No doubts on tax if sold at a profit within 3 years. Hidden costs are a minimum compared to property tax, maintainance fund for condo etc.... repair budget for apartment

I like property but it's no the only game in town.

As for new launches , the asking price is now totally not supported by any fundamental. Well, good look to those who bought.

If you are going to buy, as a previous poster noted, better to buy completed prime than new launches IMHO.

Fully agreed with the above. Stocks is liquid and can be out at any moment.
Property game is out for me. I have bgt my ideal FH home in city-fringe in 2006 before IR winner announcement and had been staying.

No more investment in property for rental yieldls or future capital appreciation. The risks are all too clear as echoed by so many folks here. Only stocks investments can give you better returns in next 2/3 years.

[moneymatters]

Photos 1 of 1
Marina Bay Financial Centre



SINGAPORE: The government is seeing some signs of speculation in the Singapore property market, according to National Development Minister Mah Bow Tan.

Speaking on the sidelines of the topping out ceremony of the Marina Bay Financial Centre on Wednesday morning, Mr Mah said the government is monitoring the situation.

He added that it is uncertain if the buying momentum seen in recent months can be sustained.

"The forecast is still for negative growth this year. Although it's not as negative as it was in the beginning of the year. I think there is still uncertainty... But what is important really is for all of us, all the players in the market, to make sure that the market remains healthy," said Mr Mah.

According to latest data from the Urban Redevelopment Authority (URA), sales of uncompleted private homes reached a record high of 1,825 units in June as improving sentiment in the market spurred homebuyers to snap up more units.

Mr Mah assured that there is adequate supply of units in the market for now and the government is prepared to release more land for sale if necessary.

On the Marina Bay Financial Centre, Mr Mah noted that it has already attracted over S$20 billion of private real estate investments from both local and international investors. About 61 per cent of space in the centre has been pre-leased.

Mr Mah also reiterated the government's commitment to the project, saying another S$1 billion in infrastructure works will be invested over the next 10 to 15 years. The figure is on top of the S$7.5 billion already invested in Marina Bay.

[kurby]

Yes, I believe market has priced in a V-shape recovery. The next 2 quarters will review if this is indeed true. Current quarters we are seeing corporate earnings which are better than expected, but if you read deeper, you will see that no doubt earnings has increased, revenue has not. The earnings are mainly supported by cost cutting measures.

Many people make money from stock market, but at the same time, many people also lose money in the stock market. The stock market is a zero sum game (though not exactly cause the exchanges always take a cut), someone win someone surely will lose.

[bargain hunter]

Photos 1 of 1
Marina Bay Financial Centre



SINGAPORE: The government is seeing some signs of speculation in the Singapore property market, according to National Development Minister Mah Bow Tan.

Speaking on the sidelines of the topping out ceremony of the Marina Bay Financial Centre on Wednesday morning, Mr Mah said the government is monitoring the situation.

He added that it is uncertain if the buying momentum seen in recent months can be sustained.

"The forecast is still for negative growth this year. Although it's not as negative as it was in the beginning of the year. I think there is still uncertainty... But what is important really is for all of us, all the players in the market, to make sure that the market remains healthy," said Mr Mah.

According to latest data from the Urban Redevelopment Authority (URA), sales of uncompleted private homes reached a record high of 1,825 units in June as improving sentiment in the market spurred homebuyers to snap up more units.

Mr Mah assured that there is adequate supply of units in the market for now and the government is prepared to release more land for sale if necessary.

On the Marina Bay Financial Centre, Mr Mah noted that it has already attracted over S$20 billion of private real estate investments from both local and international investors. About 61 per cent of space in the centre has been pre-leased.

Mr Mah also reiterated the government's commitment to the project, saying another S$1 billion in infrastructure works will be invested over the next 10 to 15 years. The figure is on top of the S$7.5 billion already invested in Marina Bay.

So now its official, government does see some speculation, any comments, those who said all genuine demand, economic recovery, buy now or never?

[jitkiat]

Stock market correction coming ... Shanghai down 5% today ....

[gfoo]

Originally from the Centro thread, reposting it here for the benefit of all.

i find it strange, why do u prime district owners always feel that rise in pty px must always be led by prime districts all the time? Could ths trend be slowly reversing whereby CCR pty pxs are stabalising while RCR n OCR are steadily increasing? IMO condos like Sail n MBR are artificially high n current pricing seems like forward pricing to me. Do those who bought the sail at 2kpsf seriously expect px to go up to 3kpsf when IR comes up? The Sail started off as a mass mkt condo in CCR n interior will always be mass mkt quality. The locatn for the sail may be fantastic to some but not everybody who goes to CBD for work likes to live in it.

In the height of the crisis, there was a 45% drop in prime prices off 2007 highs, compared to 15% for mass market. In this run up, mass market has recovered at 2007 prices and beyond +10%, while prime is still about -20% off 2007 highs.

It is hard to say exactly what's fair psf for marina bay condos. But this area remains the only area that the government has committed $7.5b in direct public infrastructure works, and they have committed another $1b this morning. This also is the only place where within a 100m radius you have access to 2 MRT stations, a manhattan-like 'central' park, the Gardens by the Bay, upper-tier shopping at the IR, MBFC prime offices, mid-tier shopping at the underground malls, waterfront boardwalks, pubs and restaurants at collyer, and can shoot rubber band at the fireworks station in the middle of the bay. 100m radius. I see this more as a lifestyle buy, rather than just to stay close to the office. I suspect down the road, this place could be quite manhattan-esque.

The Sail at peak was about $3500psf. If Centro and the new ones that just came out are asking for $1150psf just to be close to HDB flats and heartland amenities, then $3500psf is cheap. It's not about being atas, it's about pricing relativity.

Before anyone comes flaming me, note that i am not pushing my condo. I'm just asking you to think this question while you visit this URA site : "6 months ago i could have stayed in this area for the same price i am paying for ang mo kio HDB surroundings today. Wu hua boh?"

of course, i'll be more than happy if you also ask: "today ang mo kio is $1150psf. how much more should i offer for the sail?" - i will direct you to my agent

[Regulators]

7.5bil spent to spruce up marina area is to boost tourism? So r u telling us that just becoz more tourists visit the IR n casinos in D1, there4 the condos in D1 (regardless of whether it is luxury class or mass mkt quality) should be triple the prices of suburban condos? I thk those people who pay for the Sail at 2kpsf n those who pay for Amk at 1k psf r equally nuts.

Originally from the Centro thread, reposting it here for the benefit of all.



In the height of the crisis, there was a 45% drop in prime prices off 2007 highs, compared to 15% for mass market. In this run up, mass market has recovered at 2007 prices and beyond +10%, while prime is still about -20% off 2007 highs.

It is hard to say exactly what's fair psf for marina bay condos. But this area remains the only area that the government has committed $7.5b in direct public infrastructure works, and they have committed another $1b this morning. This also is the only place where within a 100m radius you have access to 2 MRT stations, a manhattan-like 'central' park, the Gardens by the Bay, upper-tier shopping at the IR, MBFC prime offices, mid-tier shopping at the underground malls, waterfront boardwalks, pubs and restaurants at collyer, and can shoot rubber band at the fireworks station in the middle of the bay. 100m radius. I see this more as a lifestyle buy, rather than just to stay close to the office. I suspect down the road, this place could be quite manhattan-esque.

The Sail at peak was about $3500psf. If Centro and the new ones that just came out are asking for $1150psf just to be close to HDB flats and heartland amenities, then $3500psf is cheap. It's not about being atas, it's about pricing relativity.

Before anyone comes flaming me, note that i am not pushing my condo. I'm just asking you to think this question while you visit this URA site : "6 months ago i could have stayed in this area for the same price i am paying for ang mo kio HDB surroundings today. Wu hua boh?"

of course, i'll be more than happy if you also ask: "today ang mo kio is $1150psf. how much more should i offer for the sail?" - i will direct you to my agent

[EBD]

Yes, I believe market has priced in a V-shape recovery. The next 2 quarters will review if this is indeed true. Current quarters we are seeing corporate earnings which are better than expected, but if you read deeper, you will see that no doubt earnings has increased, revenue has not. The earnings are mainly supported by cost cutting measures.

Many people make money from stock market, but at the same time, many people also lose money in the stock market. The stock market is a zero sum game (though not exactly cause the exchanges always take a cut), someone win someone surely will lose.

Stock is absolutely not a zero sum game.

Hold over time and you will generally increase in capital & dividend.
Zero sum is for inexperienced "traders" with 5 minute investment horizon.

Property is also not a sure win proposition.

As for earnings being better than expected. It just means they are better than awful. - which was the expectation. Many are still way down from highs.

[gfoo]

7.5bil spent to spruce up marina area is to boost tourism? So r u telling us that just becoz more tourists visit the IR n casinos in D1, there4 the condos in D1 (regardless of whether it is luxury class or mass mkt quality) should be triple the prices of suburban condos? I thk those people who pay for the Sail at 2kpsf n those who pay for Amk at 1k psf r equally nuts.

Nope, my argument is not about the IR or the casino. the $7.5b is spent on central park, promenade, gardens, water features, boardwalks, landscapes, underground connectors, watersports, security, transport & utilities - all public facilities.

A further $32b has been spent by Sands/Keppel/CheungKong on the IR, MBFC, ArtScience museum and the shopping malls. And then we have the $350m waterfront lifestyle facilities from the new remake of collyer quay all the way to one fullerton.

The IR/casino is only a piece of the puzzle, and even if we don't factor it in, that still leaves us with all the other entertainment, shopping, garden and recreation facilities, as well as the onefuller-collyer stretch. i don't even have to step a foot in the IR to have a great living.

And that's just the 180 degrees bay facing 100m radius. The other 180 degrees where lau pa sat, one shenton and where Singapore's tallest 'empire state building' wannabe is supposed to be has yet to be built.

The Sail admittedly has f@cked up finishing in the lifts landings, and the lifts themselves (shit, the lifts dun even have aircon!!!) - god knows how in the world CDL can even brand this a 6-star. But the MCST gets conservancy and maintenance funds of close to $1m a month - thus it's a matter of time before some changes are made. Already many residents have filed complaints. Technically, 18k goldplate each lift won't even come up to 1/5 of 1 month's conservancy.

Should the Sail be worth 3x mass market? - let the market decide esp when everything is ready - just half a year more at the very most and we can see soon. Other than OR@Ion, i know of no other locale that gives such a breadth of facilities or standard of living in terms of reacheable public and private facilities within a 100m radius. Even the Orchard makeover was $35m, not mbay's $7.5b.

[Regulators]

u mention of all the money spent by the govt in marina as if it is a legacy for residents living within a 1km radius of those facilities. Truth is ppl everywhere in singapore go to marina for entertainment and every part of singapore to marina wont take mre than half an hr on the expressway. Marina has always been a place of entertainment frm b4 with or without the IR or new developments. The newly injectd funds simply means mre tourism revenue n mre tourists visiting that area. If that is the case if govt decides to inject 100bil into Jurong lake district n turn it into anthr tourism n business hub, shouldnt pxs of condos there hit 2kpsf (revenue frm immediate heartlanders n tourists)? Why should pxs of prime move even higher just becoz suburban condos move higher?

Nope, my argument is not about the IR or the casino. the $7.5b is spent on central park, promenade, gardens, water features, boardwalks, landscapes, underground connectors, watersports, security, transport & utilities - all public facilities.

A further $32b has been spent by Sands/Keppel/CheungKong on the IR, MBFC, ArtScience museum and the shopping malls. And then we have the $350m waterfront lifestyle facilities from the new remake of collyer quay all the way to one fullerton.

The IR/casino is only a piece of the puzzle, and even if we don't factor it in, that still leaves us with all the other entertainment, shopping, garden and recreation facilities, as well as the onefuller-collyer stretch. i don't even have to step a foot in the IR to have a great living.

And that's just the 180 degrees bay facing 100m radius. The other 180 degrees where lau pa sat, one shenton and where Singapore's tallest 'empire state building' wannabe is supposed to be has yet to be built.

The Sail admittedly has f@cked up finishing in the lifts landings, and the lifts themselves (shit, the lifts dun even have aircon!!!) - god knows how in the world CDL can even brand this a 6-star. But the MCST gets conservancy and maintenance funds of close to $1m a month - thus it's a matter of time before some changes are made. Already many residents have filed complaints. Technically, 18k goldplate each lift won't even come up to 1/5 of 1 month's conservancy.

Should the Sail be worth 3x mass market? - let the market decide esp when everything is ready - just half a year more at the very most and we can see soon. Other than OR@Ion, i know of no other locale that gives such a breadth of facilities or standard of living in terms of reacheable public and private facilities within a 100m radius. Even the Orchard makeover was $35m, not mbay's $7.5b.

[gfoo]

You are right, if the govt pumps in $100billion committed and tendered funds to the Jurong lake district for infrastructure and facilities, i will immediately buy a nice unit there. It will shoot up more than 3x, 4x, 5x. $100 billion is a lot - it's like gilding each road with gold, and you have another $90 billion left.

Yes the govt money will benefit all, but the landscaping and facilities will most definitely benefit residents as well. It's like telling the whole telok kurau area (same size) that govt is spending $7.5b to build flower-lined landscaped roads & walkways, parks, gardens, ponds, underground shopping malls and aircon connectors.

Marina South is Marina South, Mbay is Mbay. The MSouth buildings we used to know is now going to be turned into part of the Gardens and cruise terminal.

Why should pxs of prime move even higher just becoz suburban condos move higher?

Singapore really has no suburban area, it's so small that almost everything is urban. In other countries, real suburban areas like the Hamptons, Martha's Vin, etc - gated communities for the super rich etc - are priced more than in the cities. But prices in Manhattan facing central park or the hudson, next to the financial center still outstrips all of them by multiples.

[gfoo]

becoz i'm obviously vested, so my views are biased. any other bros here care to add your views?

[Regulators]

a 1000sf unit at the sale would cost 2mil, wouldnt u agree that this is a ridiculous px to pay for a mass mkt condo (or i shud say apt) just for bay view and sme tourist amenities around. Millionaires who have too much money to throw aside, a logical thnking person wud spend that money on a freehold landed pty in D15 a short dist frm the sea, Marina bay, town and all those amenities u mentioned. Those who pay 2kpsf for the sail are as stupid as those who spend 1kpsf buying hillvista.

You are right, if the govt pumps in $100billion committed and tendered funds to the Jurong lake district for infrastructure and facilities, i will immediately buy a nice unit there. It will shoot up more than 3x, 4x, 5x. $100 billion is a lot - it's like gilding each road with gold, and you have another $90 billion left.

Yes the govt money will benefit all, but the landscaping and facilities will most definitely benefit residents as well. It's like telling the whole telok kurau area (same size) that govt is spending $7.5b to build flower-lined landscaped roads & walkways, parks, gardens, ponds, underground shopping malls and aircon connectors.

Marina South is Marina South, Mbay is Mbay. The MSouth buildings we used to know is now going to be turned into part of the Gardens and cruise terminal.



Singapore really has no suburban area, it's so small that almost everything is urban. In other countries, real suburban areas like the Hamptons, Martha's Vin, etc - gated communities for the super rich etc - are priced more than in the cities. But prices in Manhattan facing central park or the hudson, next to the financial center still outstrips all of them by multiples.

[gfoo]

a 1000sf unit at the sale would cost 2mil, wouldnt u agree that this is a ridiculous px to pay for a mass mkt condo (or i shud say apt) just for bay view and sme tourist amenities around. Millionaires who have too much money to throw aside, a logical thnking person wud spend that money on a freehold landed pty in D15 a short dist frm the sea, Marina bay, town and all those amenities u mentioned. Those who pay 2kpsf for the sail are as stupid as those who spend 1kpsf buying hillvista.

point taken. let's hear fr others

[Property_Owner]

becoz i'm obviously vested, so my views are biased. any other bros here care to add your views?

Let the market decide. Let nature take it's course. If buyers know few months ago was lowest, all will be rich now. If sellers know market moving up, who will sell few months ago

[Regulators]

last thing to add, i think valuators should relook their valuation guidelines

Let the market decide. Let nature take it's course. If buyers know few months ago was lowest, all will be rich now. If sellers know market moving up, who will sell few months ago

[kurby]

Let the market decide. Let nature take it's course. If buyers know few months ago was lowest, all will be rich now. If sellers know market moving up, who will sell few months ago

Fully agree....let the market speak...whatever we say here are just views of different people with opposite vested interest...

Keep the discussion friendly yah...

[tanumy]

For future investment point of view better buy condo in east. It is decent housing location and also nearer to town area. Many new developements coming. Gd one at the moment are double bay residence at simei.

[teddybear]

Marina Bay area - well, up and coming bright star. Only concern is all 99LH properties. Stay for 10 years and have to flip out because they just depreciate in value.

I prefer FH, the longer I stay in it, the more valuable it is, just like making wine. Obviously not everywhere in Singapore, but some place which can't be replaced in Singapore because of the established status and history and accumulated $xx billions spent on it. Guess where? I go with Simon Cheong's preference - Orchard Road. Any FH property within 500m of Orchard MRT and ION will be good bet! Govt has accumulatively spent don't know how many $xx billions on infrastructure and marketing etc to get Ochard to where it is now over the past 30+ years and still planning and re-planning and re-making Orchard. I suppose can't go wrong betting on those FH properties around Orchard MRT & ION (and there are now very few FH available there).

If we believe Singapore is going the way of NY or London, then the price multiples of properties between inner happening area and outlying area will continue to increase more and more (as it is, rich become richer and poor become poorer - sad but true). To gain from price appreciation of properties, always go for CCR and avoid OCR.

becoz i'm obviously vested, so my views are biased. any other bros here care to add your views?

[proud owner]

For future investment point of view better buy condo in east. It is decent housing location and also nearer to town area. Many new developements coming. Gd one at the moment are double bay residence at simei.

i said before and will say again

East ..how east ?

east coast is the most congested residential area in spore ..

touch wood .. one bomb wil destroy more here than anywhere else in spore ... there are simply too many condos and landed in east coast ..

on investment point of view .. when mkt collapses, there are alot more sellers than any other locations..

becos of the dense developments, its almost impossible to widen the roads without tearing down the shop houses on both sides.. if they do ..all the so called famous eateries will be gone .. where is the charm left ?

so it is almost certain east coast will remian as cramp as ever .. with the exception of meyer, crescent area ...

[teddybear]

Try driving along ECP and a person will find that he/she is perpetually stuck with traffic jam all the way to the city (& back) during peak hours. Even non-peak hours also so heavy traffic, not to mention some stupid tortoise driving at 80km/hr on the right most lane at the same speed as the other vehicle on its left (blocked up the few lanes that you can't even drive faster & over-take (and mine you, this is true experience and happen most of the time)). Meyer area is also as bad. East Coast only good for people who can just live there without needing to travel West (no ECP, No!).

i said before and will say again

East ..how east ?

east coast is the most congested residential area in spore ..

touch wood .. one bomb wil destroy more here than anywhere else in spore ... there are simply too many condos and landed in east coast ..

on investment point of view .. when mkt collapses, there are alot more sellers than any other locations..

becos of the dense developments, its almost impossible to widen the roads without tearing down the shop houses on both sides.. if they do ..all the so called famous eateries will be gone .. where is the charm left ?

so it is almost certain east coast will remian as cramp as ever .. with the exception of meyer, crescent area ...

[august]

a 1000sf unit at the sale would cost 2mil, wouldnt u agree that this is a ridiculous px to pay for a mass mkt condo (or i shud say apt) just for bay view and sme tourist amenities around. Millionaires who have too much money to throw aside, a logical thnking person wud spend that money on a freehold landed pty in D15 a short dist frm the sea, Marina bay, town and all those amenities u mentioned. Those who pay 2kpsf for the sail are as stupid as those who spend 1kpsf buying hillvista.

well orchard rd condos like orchard residences, marq, cuscaden etc over 3k or 4k psf, amt wld be in the millions or dbl digit millions.. its just an orchard rd apt, so is that ridiculous??

i'm not in the position to say whether this kind of prices is ridiculous or not.. but undeniably the pricing of these so-called bestest of the best will filter down to prime, sub-prime, mass mkt condos, suburbs etc.. we just have to live with it


so looking at the relative pricing i dun think paying 2k psf now for marina bay is that outrageous considering it hit over 3k psf during 2007 peak.. To me orchard rd represents the safe bet, its reputation means it will always be sought after by these super rich, which means every boom cycle it will be the most expensive in SG. Marina bay on the other hand is new and unproven, it is a risky bet and as a result the mkt priced it lower than orchard rd prime. But without a doubt the potential is there, it may even catch up with the orchard rd prime, and maybe even surpass it.. perhaps not in the next 1 or 2 yrs, but once everything is up, after 3 or 4 yrs who knows?

[wqmai]

i said before and will say again

East ..how east ?

east coast is the most congested residential area in spore ..

touch wood .. one bomb wil destroy more here than anywhere else in spore ... there are simply too many condos and landed in east coast ..

on investment point of view .. when mkt collapses, there are alot more sellers than any other locations..

becos of the dense developments, its almost impossible to widen the roads without tearing down the shop houses on both sides.. if they do ..all the so called famous eateries will be gone .. where is the charm left ?

so it is almost certain east coast will remian as cramp as ever .. with the exception of meyer, crescent area ...

Ai ya, Buy those condo in Jurong point lor. But also a lot of cars, jam here jam there. Maybe next time if got condo build in Tuas, buy one there lor as its the only exclusive condo. When market collapses, it will have the least seller due to it is exclusiveness. Weekdays will have jams but weekends confirm no jam.