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Thread: Emerald Gardens - your view

  1. #91
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    Quote Originally Posted by jc
    Well i am not sure whether who stays there actually affects the value of the Land where the property sits. No offense to anyone staying there, it may be a nice place to stay to some, but still overpriced at $1.4psf now. If the whole mkt moves up, yes i believe the px of it will move too.
    They do not stay there but they own them.

  2. #92
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    Quote Originally Posted by DC33_2008
    They do not stay there but they own them.
    Well i don't know who owns them Well if u don't mind can PM me if the names are too private to be mentioned.

  3. #93
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    i think pty play is capital appreciation and upside, for yield as jc pointed out reits and some stocks give much better yield

  4. #94
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    Quote Originally Posted by DC33_2008
    I fully agree with you that EG is different from the other newer developments. They draw a different crowd. People's park has a different crowd. You may want to visit EG to see who is there.
    i wont be surprised if some of them are cashing out of EG and moving on to marina bay ~

  5. #95
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    I believe so but some of them may not need to do that as they are cash rich.
    Quote Originally Posted by august
    i wont be surprised if some of them are cashing out of EG and moving on to marina bay ~

  6. #96
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    Quote Originally Posted by DC33_2008
    I believe so but some of them may not need to do that as they are cash rich.

  7. #97
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    Quote Originally Posted by cashrich

    wah! you the man!

  8. #98
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    Default LATEST CAVEATS LODGED

    Address Tenure PSF Area Sqft Price Contract Date
    #08-12 999 Yrs $1478 1055 $1559k 08 Apr 10
    #10-07 999 Yrs $1295 1055 $1366k 29 Mar 10

  9. #99
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    Quote Originally Posted by DC33_2008
    Address Tenure PSF Area Sqft Price Contract Date
    #08-12 999 Yrs $1478 1055 $1559k 08 Apr 10
    #10-07 999 Yrs $1295 1055 $1366k 29 Mar 10
    pricing is very reasonable (aka mai-tu-liao) indeed....

    but seems like all owners are now asking for $14XXpsf onwards. The $1295psf transaction looks like a fantastic deal.

  10. #100
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    Agree. That is a bargain. the unit has pool views and is quite windy.


    Quote Originally Posted by new2mondrian
    pricing is very reasonable (aka mai-tu-liao) indeed....

    but seems like all owners are now asking for $14XXpsf onwards. The $1295psf transaction looks like a fantastic deal.

  11. #101
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    hi, seem that there a mix of good and bad review in 2010 on this projt...i am keen on this projt , and it for investment /rental purpose.. any problem or feedbacks from forumer to share ,,?

  12. #102
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    Default Jump in price at EG in Jun 2011 at $1680psf

    Recent caveat lodge in June for EG at $1680psf. Anyone knows the size and stack?

  13. #103
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    33 Club Street #08-18 1,216 $2,043k
    $1,680 Jun 2, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #04-02 1,529
    $2,200k $1,439 May 6, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #04-14 1,259 $1,760k $1,398 Apr 11, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #03-23 926 $1,400k $1,512 Apr 11, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #11-26 980 $1,550k $1,582 Mar 8, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #02-16 829 $1,300k $1,568 Mar 8, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #04-04 990 $1,535k $1,550 Mar 1, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #03-08 969 $1,510k $1,559 Feb 18, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #05-27 937 $1,480k $1,580 Jan 24, 2011 1999 999 Yrs From 01/10/1827 Resale

    33 Club Street #11-23 926 $1,480k $1,599 Jan 17, 2011 1999 999 Yrs From 01/10/1827 Resale

  14. #104
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    This is probably highest in the last two years for this size of apartment.
    Quote Originally Posted by Laguna
    33 Club Street #08-18 1,216 $2,043k
    $1,680 Jun 2, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #04-02 1,529
    $2,200k $1,439 May 6, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #04-14 1,259 $1,760k $1,398 Apr 11, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #03-23 926 $1,400k $1,512 Apr 11, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #11-26 980 $1,550k $1,582 Mar 8, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #02-16 829 $1,300k $1,568 Mar 8, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #04-04 990 $1,535k $1,550 Mar 1, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #03-08 969 $1,510k $1,559 Feb 18, 2011 1999 999 Yrs From 01/10/1827 Resale
    33 Club Street #05-27 937 $1,480k $1,580 Jan 24, 2011 1999 999 Yrs From 01/10/1827 Resale

    33 Club Street #11-23 926 $1,480k $1,599 Jan 17, 2011 1999 999 Yrs From 01/10/1827 Resale

  15. #105
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    this is rosed quite a bit since 2009... will rise to $2000 psf i think. When MRT is up.

  16. #106
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    This project was launched in the 1980s, if not wrong the price as about $1000 psf and was very hot with lot of ppl selling option then.

    Unfortunately, this is a 1.4 plot ration land with high of 5 storey, else the enbloc potential is great.

  17. #107
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    The URA Cpncept Plan shows plot ratio of 3.5. The current height of EG is already 8-storey high. The floor-to-ceiling is much higher than the new development.
    Quote Originally Posted by Laguna
    This project was launched in the 1980s, if not wrong the price as about $1000 psf and was very hot with lot of ppl selling option then.

    Unfortunately, this is a 1.4 plot ration land with high of 5 storey, else the enbloc potential is great.

  18. #108
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    Quote Originally Posted by DC33_2008
    The URA Cpncept Plan shows plot ratio of 3.5. The current height of EG is already 8-storey high. The floor-to-ceiling is much higher than the new development.
    There is no way to have plot ratio of 3.5 and a height constraint.

  19. #109
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    Quote Originally Posted by Laguna
    There is no way to have plot ratio of 3.5 and a height constraint.
    Extracted from URA Concept Plan:



    Only entrance shop building is under conservation. Read carefully.

    As defined by URA :

    GPR = Max # of Storey
    1.4 = 5
    1.6 = 12
    2.1 = 24
    2.8 = 36
    >2.8 > greater than 36



  20. #110
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    Quote Originally Posted by DC33_2008
    Extracted from URA Concept Plan:



    Only entrance shop building is under conservation. Read carefully.

    As defined by URA :

    GPR = Max # of Storey
    1.4 = 5
    1.6 = 12
    2.1 = 24
    2.8 = 36
    >2.8 > greater than 36

    thanks for the info...useful

  21. #111
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    People are interested in EG becos Telok Ayer mrt stn in the new DTL1 is just 100m away from EG.
    Quote Originally Posted by Laguna
    thanks for the info...useful

  22. #112
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    saw this gem sometime back...

    but well... missed the boat.

    I think the best ones will be the plot opposite amara hotel.. duno what name already. But must see its selling price.. got cut robert head or not.

  23. #113
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    Quote Originally Posted by DC33_2008
    Extracted from URA Concept Plan:



    Only entrance shop building is under conservation. Read carefully.

    As defined by URA :

    GPR = Max # of Storey
    1.4 = 5
    1.6 = 12
    2.1 = 24
    2.8 = 36
    >2.8 > greater than 36


    Visited EG a few times and suspect that the plot ratio might have been maxed out as the common area is rather small. Any idea?

  24. #114
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    This will be an excellent gem if plot ratio is revised upwards as URA planners' policy is to increase plot ratio of land near mrt to maximise it. Vertical compact housing will be the way to go in Singapore. Not sure if the plot ratio of EG has been revised upwards after 1998.
    Quote Originally Posted by SpinCity
    Visited EG a few times and suspect that the plot ratio might have been maxed out as the common area is rather small. Any idea?

  25. #115
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    Quote Originally Posted by DC33_2008
    This will be an excellent gem if plot ratio is revised upwards as URA planners' policy is to increase plot ratio of land near mrt to maximise it. Vertical compact housing will be the way to go in Singapore. Not sure if the plot ratio of EG has been revised upwards after 1998.
    If the plot ratio can be revised upwards it definitely have redevelopment potential as it is a very rare residential site in that area

    However, this plot of land sits among conservative shop houses and I think it may look a bit odd to erect a 20-story+ high-rise building there.

    Anyway, if one day EG goes for enbloc, I will definitely sign the CS but right now I am very happy with collecting rents

  26. #116
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    I would not like it to be enbloc. Would like to keep it given its uniqueness.
    Quote Originally Posted by SpinCity
    If the plot ratio can be revised upwards it definitely have redevelopment potential as it is a very rare residential site in that area

    However, this plot of land sits among conservative shop houses and I think it may look a bit odd to erect a 20-story+ high-rise building there.

    Anyway, if one day EG goes for enbloc, I will definitely sign the CS

  27. #117
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    Quote Originally Posted by DC33_2008
    I would not like it to be enbloc. Would like to keep it given its uniqueness.
    Interesting, on one hand you consider it's a gem once plot ratio increases, on the other you don't want it to be enbloc

    Anyway, I hope that when that day do come, if you and I both are still owners there, we can have enough signatures to push it through
    Just my hope though and you are welcome to hope otherwise
    Happy to collect rents, may be happier to enbloc. Who knows

  28. #118
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    You are right. It is rather ironic. But GEM is to be kept and passed on to my children. Tap on the rental for the passive income as long as I can.
    Quote Originally Posted by SpinCity
    Interesting, on one hand you consider it's a gem once plot ratio increases, on the other you don't want it to be enbloc

    Anyway, I hope that when that day do come, if you and I both are still owners there, we can have enough signatures to push it through
    Just my hope though and you are welcome to hope otherwise
    Happy to collect rents, may be happier to enbloc. Who knows

  29. #119
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    This is rare.. keep it... its a golden pot.

  30. #120
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    agreed that it's a gem given it's location and 999LH status. Been eyeing it....

    Only problem is.... it's quite ugly....

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