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Thread: [email protected] (D10, Freehold, CDL)

  1. #1
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    Default [email protected] (D10, Freehold, CDL)

    ...another launch coming...thoughts ?

    1800-2000 psf

    VOLARI @ Balmoral Road








    Description
    • Developer : City Developments Limited
    • Location Address: District 10, 12 Balmoral Road
    • Tenure : Estate In Fee Simple (Freehold)
    • Expected T.O.P : 30th June 2014
    • Site Area : Est 9,493 SQM / 102,183SQFT
    • No. of Blocks/ Storeys : 1 blocks / 12 storey
    • Total No. of Units: 85 units total
    • No of carparks: 95 lots total, Inclusive of 2 handicap lots & 4 Pte carpark lots for 1st storey units

    Units Mix
    • 2 bedroom - 123sqm / 1324sqft : 20 units
    • 3 bedroom - 152-261sqm / 1636-2809sqft : 31 units
    • 4 bedroom - 202-255sqm / 2174 -2745sqft : 29 units
    • Penthouses - 326-573sqm / 3509-6168sqft : 5 units
    Recreation Facilities


    • 50 M Lap Pool
    • Massage Spout
    • SPA Pool
    • Reflective Pool
    • Splash Pool
    • Water Fore Court
    • Function Room
    • Gym
    • Sunken Lounge
    • Outdoor Dinning Pavilion
    • Massage Pavilion
    • Meditation Deck
    • Sun Deck
    • Lawn
    Highlights
    • Prestigious residential enclave in District 10 address
    • Panoramic views towards lush greenery of Goodwood Hill Estate
      Within 1KM from SCGS & ACS (Baker Rd)
    • Close proximity to Orchard Rd
    • Well facilitated by major expressway & near to Newton MRT & upcoming Stevens Station
    • Proximity to Premier clubs e.g. The Pines Club, The Tanglin Club, The America Club, The Raffles Town Club
    • Designed by renowned architect - Carlos Otts, Profile include Cliveden @ Grange, One Shenton & The Solitaire.
    • All Units North- South Orientation
    • Single Loading with Good Crosss ventilation & Stunning Lush views
    • Outdoor Jacuzzi at balcony for selected 3 & 4 bedroom apartment.





    Schematic Plan
    ------------------



    Floor Plans
    -------------














  2. #2
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    if this project is priced at $1800psf & above, same project by CDL for [email protected] which is nearer to newton mrt is underpriced. last i see price transacted in ura is $1432psf. last i viewed the [email protected] is well maintained altho' top in 2007. good rental income i saw last round at peak prices. 1km radius to 2 ACS schools - ACS barker and ACS monkhill and also SJI. sadly not many for sale. I missed opportunities in mar. cdl project better quailty on finishing


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    Quote Originally Posted by dmonddd
    if this project is priced at $1800psf & above, same project by CDL for [email protected] which is nearer to newton mrt is underpriced. last i see price transacted in ura is $1432psf. last i viewed the [email protected] is well maintained altho' top in 2007. good rental income i saw last round at peak prices. 1km radius to 2 ACS schools - ACS barker and ACS monkhill and also SJI. sadly not many for sale. I missed opportunities in mar. cdl project better quailty on finishing

    Valerie , Volar La, Volar la ha ha ha ...
    what a name ..
    cannot compare with Evelyn lah

    this Volari has NO NEIGHBOURS within 200m radius ...at least this is what the artiste's impression is telling me ..or bluffing me ...

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    Quote Originally Posted by proud owner
    Valerie , Volar La, Volar la ha ha ha ...
    what a name ..
    cannot compare with Evelyn lah

    this Volari has NO NEIGHBOURS within 200m radius ...at least this is what the artiste's impression is telling me ..or bluffing me ...
    Volari sounds like a musical play ! Anyway, too X if the starting price is 1900 psf.

  5. #5
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    If Volari can sell at $1800 psf, then many other condos in Newton & Novena also can sell at this price or even higher if near to MRT and shopping malls. (This Volari not so convenient lei!).

    Quote Originally Posted by dmonddd
    if this project is priced at $1800psf & above, same project by CDL for [email protected] which is nearer to newton mrt is underpriced. last i see price transacted in ura is $1432psf. last i viewed the [email protected] is well maintained altho' top in 2007. good rental income i saw last round at peak prices. 1km radius to 2 ACS schools - ACS barker and ACS monkhill and also SJI. sadly not many for sale. I missed opportunities in mar. cdl project better quailty on finishing


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    200m not that far.....2km ok
    smaller land area as compared to [email protected]
    unless you drive....


    Quote Originally Posted by proud owner
    Valerie , Volar La, Volar la ha ha ha ...
    what a name ..
    cannot compare with Evelyn lah

    this Volari has NO NEIGHBOURS within 200m radius ...at least this is what the artiste's impression is telling me ..or bluffing me ...

  7. #7
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    Quote Originally Posted by richie$$$
    200m not that far.....2km ok
    smaller land area as compared to [email protected]
    unless you drive....

    can you see from the picture .. there is NOT A SINGLE house near by .. it is surrounded by trees only ...

    hahahh

    misrepresentation .. i think the govt should step in to fine those developers with such irresponsible pictures ..

    alot of oversea buyers dont even come to view but buy off the plan .. they will pay 1800 psf base on whatever info they get from developer ..
    and then they will advertise 20 pct sold at 1800 psf forcing the price up ..

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    Quote Originally Posted by proud owner
    can you see from the picture .. there is NOT A SINGLE house near by .. it is surrounded by trees only ...

    hahahh

    misrepresentation .. i think the govt should step in to fine those developers with such irresponsible pictures ..

    alot of oversea buyers dont even come to view but buy off the plan .. they will pay 1800 psf base on whatever info they get from developer ..
    and then they will advertise 20 pct sold at 1800 psf forcing the price up ..
    yes i may be one of them u r right

  9. #9
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    you don't get it. The whole idea is Volari IS NOT near MRT that makes it a selling point. The supposed high class exclusivity. Although I do not see the appeal of Balmoral at 1900psf at all, I think somehow, projects that are having an unblocked view of greenery at goodwood hill are always priced at such a crazy premium (the other 2 previewed at the peak being Goodwood Residences and Sui Generis). I have no idea why they deserve such a huge premium vs say Belmond Green just across the road!



    Quote Originally Posted by melodies
    If Volari can sell at $1800 psf, then many other condos in Newton & Novena also can sell at this price or even higher if near to MRT and shopping malls. (This Volari not so convenient lei!).

  10. #10
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    Well, then based on such reasoning, "[email protected]" being near MRT (about 400m away) and beside a big major busy road should be selling cheaper than Volari (being not near to any MRT and not beside a busy major road).

    Fact is, location location location! Developers can market at whatever price as they like but after several years, the true value will prevail. The once hot but now cool places (prices never go back to previous peak) include East Coast, Upper Bukit Timah etc. I believe this Volari is going to be another one if they can sell at $2000 psf or more...

    Quote Originally Posted by bargain hunter
    you don't get it. The whole idea is Volari IS NOT near MRT that makes it a selling point. The supposed high class exclusivity. Although I do not see the appeal of Balmoral at 1900psf at all, I think somehow, projects that are having an unblocked view of greenery at goodwood hill are always priced at such a crazy premium (the other 2 previewed at the peak being Goodwood Residences and Sui Generis). I have no idea why they deserve such a huge premium vs say Belmond Green just across the road!

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    http://www.businesstimes.com.sg/sub/...42148,00.html?

    Published July 17, 2009

    CDL launching Balmoral Rd condo project

    Preview of 437-unit Waterfront Key at Bedok Reservoir likely today

    By KALPANA RASHIWALA


    AFTER holding on to its Garden Hotel property at Balmoral Road for 10 years, City Developments Ltd (CDL) is finally launching an 85-unit condo project on the site.


    Waterfront Key is a 99-year-leasehold condo with 437 units. Prices had not been finalised by last night, but market watchers reckon the cue will be taken from current pricing for Waterfront Waves next door, which they are selling at $680-$700 psf on average.

    A preview for staff and directors began yesterday, while sales to invited guests are slated to begin today.

    The average price of the 12-storey freehold condo [email protected] is understood to be about $2,000 per square foot (psf) for early birds. Market watchers say this is about 20-25 per cent below peak 2007 prices in the location.

    The condo comprises two, three and four-bedroom units and penthouses. The two-bedders are about 1,325 sq ft, and based on the $2,000 psf average price, the lump sum investment would be about $2.7 million.

    At Bedok Reservoir, Far East Organization and Frasers Centrepoint are expected to preview Waterfront Key today to staff, business associates and buyers who have registered interest.

    Waterfront Key is a 99-year-leasehold condo with 437 units. Prices had not been finalised by last night, but market watchers reckon the cue will be taken from current pricing for the developers' Waterfront Waves next door, which they are selling at $680-$700 psf on average.

    The 405-unit condo, released early last year, is 78 per cent sold.

    Back at Balmoral Road, it has been a decade-long wait for CDL, which bought Garden Hotel in June 1999 for $108 million from Kechapi Pte Ltd, controlled by the Chua family that once controlled Cycle & Carriage - now known as Jardine Cycle & Carriage. Garden Hotel comprises two four-storey wings. The original building was built in the early 1970s and the other wing was completed in 1983. The show suite for the Volari condo that CDL will develop on the site is on the fifth-floor rooftop of Garden Hotel, which is still operating but is likely to shut later this year.

    Garden Hotel has a site area of 102,200 sq ft.

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    say whattever you want but project looks serene..and within mins from CBD. only ERP when use PIE

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    anyone knows the profiles of buyers who bgt the 2 bedder for 2.7 mio ?? at tis px, can buy a comfortable 4 bedders in many areas. dun understand the rationale for the soldout for 2 bedders. the yield will not be fantastic, and for own stay seem small . for fliipping, who will buy a bedder for over 3 mio ???guess people are just too rich !

  14. #14
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    Many projects also looks serene, particularly those in Yio Chu Kang. Within mins from CBD, almost all CCR projects applies. The one that doesn't look serene (e.g. [email protected] beside a busy major road) sells for >$5000 psf. Thus, not sure whether serene will fetch better pricing (otherwise YCK can sell at >$2000 psf).

    Quote Originally Posted by richie$$$
    say whattever you want but project looks serene..and within mins from CBD. only ERP when use PIE

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    how's the sales status like other than 2 bedders (confirmed soldout for 2 bedders?!)? it was only open to directors and business associates of CDL for the first day. Since these people are so rich, maybe they purposely bought all the 2 bedders to create headlines and in the bigger scheme of things entice demand for the 3 and 4 bedders where the company makes the profits back? good tactic huh? if they fail to entice demand then just say too bad lor, bet on the wrong "toto" ticket...aiyah, 2.7m only mah they say.


    Quote Originally Posted by denverusa
    anyone knows the profiles of buyers who bgt the 2 bedder for 2.7 mio ?? at tis px, can buy a comfortable 4 bedders in many areas. dun understand the rationale for the soldout for 2 bedders. the yield will not be fantastic, and for own stay seem small . for fliipping, who will buy a bedder for over 3 mio ???guess people are just too rich !

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    what i meant was with regards to the balmoral comparison with newton/novena projects. people feel balmoral is more valuable not because it is near mrt. especially for the side which faces that supposed greenery of goodwood hill (i still don't understand the appeal hee).

    MarQ is at 4kpsf is supposedly because of the SC Global brand and their supposed superior finishing. too high end liao, i don't know how to compare MarQ vs Volari.

    Another example of your hot place crashing down is at Duchess!

    Near the peak in 2007, Wee Cho Yaw, Wee Ee Cheong, 1 director and wife of CEO bought at near the lowest psf of 1546, 1554, 1556, 1591psf as declared in the 2007 announcement of sales to related parties. Then they sold more units to their related parties biz associates etc at 16xx to 17xx over the next 2 days. This was followed by launch to the public FROM 18xx in the following 2 days. In less than a week, some units were sold at more than 2000psf and a few units were even mad enough to be transacted as high as 2300psf! recently, a caveat is lodged for a firesale at 1399psf bought at 1811psf. That's a 22.7% loss. Can imagine the forcesales coming up for this development and you can bet prices can never recover to the peaks for this development. I pity the poor fella who bought at 2300psf.


    Quote Originally Posted by teddybear
    Well, then based on such reasoning, "[email protected]" being near MRT (about 400m away) and beside a big major busy road should be selling cheaper than Volari (being not near to any MRT and not beside a busy major road).

    Fact is, location location location! Developers can market at whatever price as they like but after several years, the true value will prevail. The once hot but now cool places (prices never go back to previous peak) include East Coast, Upper Bukit Timah etc. I believe this Volari is going to be another one if they can sell at $2000 psf or more...

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    demand and supply forces....we only talking about local buyers. you need to add foreign buyers into the equation.....which justify for the hot demand for the property. further nearby good schools also play a part in the equation.

    the suburb areas selling like hot cakes also push the prices in D9, 10, 11. mass market new launches are going beyond 800psf.

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    At this price, will rather go for ferrell residences. believe there are only one type of layout for the 34 unit project. Each is abt 1841 (abt there) and price is around 2.8mm. At least its 3 bedders

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    I would like to point out that foreclosures happen only to people who can ill afford to pay. The profile of buyers at the 1800 psf to 2500 psf level are not of your typical fish market showflat speculator.

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    Personally, I believe MarQ can achieve such high pricing, is first and foremost, about location (being at Paterson), and not just about brand and quality. Otherwise, SC Global might as well build the MarQ in Woodlands and sell at such price based on brand and quality.

    Bringing back to about location, then, my feeling is Balmoral is not worth so much. Firstly, it can't be compared to say Paterson or Cuscaden areas which cater for the rich. Secondly, it can't appeal to the middle-upper income who prefers the convenience of Newton & Novena. Balmoral is what I call "si bu xiang" (in the middle of no-where).

    Quote Originally Posted by bargain hunter
    what i meant was with regards to the balmoral comparison with newton/novena projects. people feel balmoral is more valuable not because it is near mrt. especially for the side which faces that supposed greenery of goodwood hill (i still don't understand the appeal hee).

    MarQ is at 4kpsf is supposedly because of the SC Global brand and their supposed superior finishing. too high end liao, i don't know how to compare MarQ vs Volari.

    Another example of your hot place crashing down is at Duchess!

    Near the peak in 2007, Wee Cho Yaw, Wee Ee Cheong, 1 director and wife of CEO bought at near the lowest psf of 1546, 1554, 1556, 1591psf as declared in the 2007 announcement of sales to related parties. Then they sold more units to their related parties biz associates etc at 16xx to 17xx over the next 2 days. This was followed by launch to the public FROM 18xx in the following 2 days. In less than a week, some units were sold at more than 2000psf and a few units were even mad enough to be transacted as high as 2300psf! recently, a caveat is lodged for a firesale at 1399psf bought at 1811psf. That's a 22.7% loss. Can imagine the forcesales coming up for this development and you can bet prices can never recover to the peaks for this development. I pity the poor fella who bought at 2300psf.

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    i guess you all have failed to see d one major difference of projects within balmoral/newton/bukit timah/dunearn versus other districts around balestier/novena..

    public housing? HDB ?

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    Volari now had sold more than 50%.. i think around 45 units sold till today. Amazing. Most units now are asking 2100psf above for high floor and still selling!!

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    thanks for update. the people who can afford this kind of quantum are probably not as sensitive to the psf level or economic conditions.


    Quote Originally Posted by SP specialist
    Volari now had sold more than 50%.. i think around 45 units sold till today. Amazing. Most units now are asking 2100psf above for high floor and still selling!!

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    such sales record will send strong signals on $psf for surrounding new projects and existing projects nearby.

    i see the major difference between CDL projects and other bigger developers is the quality finishing.

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    http://www.businesstimes.com.sg/sub/...42416,00.html?

    Published July 20, 2009

    50-60 units sold at Volari, 120 at Waterfront Key

    By KALPANA RASHIWALA


    PROPERTY sales over the past few days continued to post encouraging numbers.


    Returning confidence: Far East Organization and Frasers Centrepoint have sold 120 units of Waterfront Key at an average price of $735 psf. Nearly all the buyers opted for normal progressive payments

    City Developments is understood to have sold between 50 and 60 units of its 85-unit [email protected] condo at Balmoral Road. The 12-storey freehold project, priced at about $2,000 psf on average, will be built on the current Garden Hotel site. Residents will enjoy views of the lush greenery of the Goodwood Hill area. It was released for sale late last week.

    Over at Bedok Reservoir, Far East Organization and Frasers Centrepoint have sold 120 units of Waterfront Key at an average price of $735 psf.

    This pricing is about 5-8 per cent higher than the $680-700 psf average price at which the two developers are selling units at the adjacent Waterfront Waves, which was 78 per cent sold as of last Thursday. Both projects are 99-year leasehold.

    As for their latest condo, the 437-unit Waterfront Key, 176 units have been released since Friday. Far East said that in terms of absolute quantum, prices range from $593,000 for a two-bedroom unit of 840 sq ft to $1.42 million for a 1,518 sq apartment with four bedrooms. The sole penthouse in the initial batch of 176 units is a 2,992 sq ft unit priced at $3.14 million.

    Buyers of nearly all the 120 units sold did not opt for an interest absorption scheme (IAS), which comes at a 4 per cent price premium. The units released so far comprise a good mix of reservoir-facing, park-fronting and pool-view apartments. The 15-storey condo has a total of eight blocks.

    Volari's prices range from $1,800 psf to $2,300 psf. BT understands that an IAS is included in the price. However, the majority of buyers are understood to have opted for normal progressive payments, which means that they save 2 per cent on the pricing.

    Developers have sold over 7,300 private homes in Singapore in the first six months of this year, surpassing the measly 4,264 units sold for the whole of last year. This has started to give developers some pricing power.

    A seasoned property developer said that typically, price stability sets in when developers sell about 5,500 to 6,000 units over a 12-month period.

    Increasingly, property analysts are predicting an increase in private home prices for the whole of this year and see the trend gaining momentum in 2010. Analysts' estimates of full-year sales for this year range from around 9,000 to 14,000 units.

    The strong home buying in recent months runs counter to the backdrop of wage cuts and job losses amid the recession.

    Analysts credit the revival in home buying to developers' strategy of chopping prices earlier this year, pent-up demand, the stock-market rally, a low interest rate environment, lack of trust among investors in financial instruments after Lehman's collapse and the appeal of property as an anti-inflationary hedge.

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    went to see the showflat on sun. seriously, no tennis court, most rooms on the back facing balmoral road, big balconies, i really dun know how to appreciate it at 2100 psf plus. someone got to enlighten me on the beauty of this project.

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    Quote Originally Posted by denverusa
    went to see the showflat on sun. seriously, no tennis court, most rooms on the back facing balmoral road, big balconies, i really dun know how to appreciate it at 2100 psf plus. someone got to enlighten me on the beauty of this project.

    cos its so near to Slone ..where they serve the BEST oxtail soul

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    volare oh oh
    volareee oh oh oh oh


    sorry cant get the tune out of my head ~

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    When the last time something in Balmoral sold for above $2000psf? Quite expensive, seems to make other projects in Orchard looks undervalued in comparison..

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    It means soon Orchard will be shooting for >$3000 psf! Heard Paterson Suites and even [email protected] will be re-launched again early next year (and you can guess what price they will re-launch at - not too far from previous prices).

    Quote Originally Posted by tamp81
    When the last time something in Balmoral sold for above $2000psf? Quite expensive, seems to make other projects in Orchard looks undervalued in comparison..

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