Page 10 of 13 FirstFirst ... 5678910111213 LastLast
Results 271 to 300 of 362

Thread: Viva (D11, Freehold, Allgreen)

  1. #271
    Join Date
    Apr 2012
    Posts
    335

    Default

    You have not factored in the fact that Viva has 20% more not usable space (in terms of big planter areas etc) compared to surrounding older condos! (10% more useless space vs PI).

    Quote Originally Posted by jslee78
    I have done some price comparison ( 2bd room unit) for Viva condo. within Novena area based on:1) Condo. with similar large site area + common facilities : a) Park Infinia( FH) = 1987-2049psf (850m2).b) Soleil (LH) = 1800-1884psf(958m2).c) Viva (FH) = 2002-2150psf (958/1044m2)From the above, The price of Viva is about 5%(100psf) higher than its older cousin, the Mass market park infinia completed in 2008, and is about 10% higher than the Lease hold, highend Soleil completed in 2011. 2) Condo. with similar highend finishes:a) 26 Newton (FH) = 2400-2463psf (614-775m2)b) Viva (FH) = 2002-2150psf (958/1044m2)From the above, The price of Viva is about 10-15% lower than 26-Newton, which occupied a small site, is located further away from MRT and amenity, surrounded by towers on all sides and uncompleted. The only winning feature of 26 Newton is its smaller price quantum.Generally speaking, and despite limited comparison , Viva price doesnot seem to be excessively high in comparison with its neighbours. This comparison may reveal some of the reasons behind its recent price surge; It is a rare product by virtue of its large land size + within MRT walking distance + in a mature residential estate that is close to the city. Not many site have these combination of positive elements. Lastly, I am puzzled by one abnormality of Viva; The price of its larger units ( usually 3-bedroom unit) is leading the price surge. This is the opposite from most condo. in Singapore in current market situation (since the arrival of MM unit) . Upon close examination, there may be an answer to this abnormality, too.

  2. #272
    Join Date
    Jan 2011
    Posts
    1,620

    Default

    Allgreen's condos are very good quality.
    Yee ha! Did I tickle your funny bone?


  3. #273
    Join Date
    Jul 2009
    Posts
    120

    Default

    if you buy at this kind of prices very very very difficult to sell off at a higher price. I wish this person good luck.

  4. #274
    Join Date
    Jul 2011
    Location
    -
    Posts
    65

    Default

    VIVA SUFFOLK WALK Condominium, 2bedrm, $2,395,000, 958ft2, Strata: $2,500psf, May-2013.Viva with its larger land size and full condo. facilities is slowly leading the price surge in Novena area.I notice that many resale condominuim units have been sold with record breaking psf price in the April-May period; another example is southbank at 1827psf for 958ft2 unit. Price has regained its upwards trend?

  5. #275
    Join Date
    Apr 2009
    Posts
    2,009

    Default

    Quote Originally Posted by Rysk
    MR B has requested me to share this "record breaking" psf.. cos he was banned for access into this forum..

    VIVA SUFFOLK WALK Condominium $2,250,000 958sf Strata 2,349psf Mar-13
    What the... !!!

    VIVA SUFFOLK WALK Condominium $2,395,000 958sf Strata 2,500psf May-13

  6. #276
    Join Date
    Jul 2009
    Posts
    7,482

    Default

    is this high floor unit plus damn good view??

  7. #277
    Join Date
    Apr 2010
    Posts
    2,067

    Default

    Quote Originally Posted by kane
    is this high floor unit plus damn good view??
    Jurong Leasehold already asking for $1600. this is considered damn cheap.

  8. #278
    Join Date
    Jul 2011
    Location
    -
    Posts
    65

    Default

    Quote Originally Posted by kane
    is this high floor unit plus damn good view??
    Those 2 units sold at about 2350psf earlier this years were located on very high floor. Not sure for this one. What is so attractive/unique about this development that appeal to the buyers?

  9. #279
    Join Date
    Jan 2009
    Posts
    288

    Default

    Quote Originally Posted by jslee78
    Those 2 units sold at about 2350psf earlier this years were located on very high floor. Not sure for this one. What is so attractive/unique about this development that appeal to the buyers?
    Large compound, city fringe, near mall, mrt and most important is FH.

    Cross the road Soleil similar specifications, but LH hence buyer will not bite at such price tag.

    I still long to buy a unit in Novena, so just a bias observation.

  10. #280
    Join Date
    Jul 2011
    Location
    -
    Posts
    65

    Default

    This is what I have observed: In a sea of small land plot size and crowded environment in Novena area, the star premium attributed to those condo. development falls within 700m from Novena MRT station, is larger land compound, greenery and full condo. facilities.Facts: Viva(FH), Soleil(LH) and Park infinia(FH) all have larger green compound and their selling price and rental value seem resilience. Infact, larger FH land in CCR and RCR, which is located near MRT is very rare and therefore will definitely command a premium.

  11. #281
    Join Date
    Mar 2016
    Posts
    69

    Default

    Quote Originally Posted by jslee78 View Post
    This is what I have observed: In a sea of small land plot size and crowded environment in Novena area, the star premium attributed to those condo. development falls within 700m from Novena MRT station, is larger land compound, greenery and full condo. facilities.Facts: Viva(FH), Soleil(LH) and Park infinia(FH) all have larger green compound and their selling price and rental value seem resilience. Infact, larger FH land in CCR and RCR, which is located near MRT is very rare and therefore will definitely command a premium.
    Any renewed interest on this development? Just saw a unit listed at $2,059 psf last week and today, another unit was listed at $1,876 psf. Seems that prices are falling much already? I recalled going to the showflat in 2009 and the project was selling at around $1,600 psf. Those who bought at their initial launch were offered $1,400 psf. Since then, prices have rocketed sky-high amidst the property boom to $2,300 to $2,500 psf. Finally the prices are coming down. Will surely keep a lookout for more action of this development.

  12. #282
    Join Date
    Jul 2013
    Posts
    172

    Default

    Which unit selling at 1856pfs

    Viva asking prices are generally way way over the top and not inline with similar size units in surrounding condos

    That's why there are few transactions

    For 2000pfs, many other options in D9 for example. $2500pfs for a 2/3 roomers in novena condo? its hard to take for many

    When the condo gets older, prices will normalise with surrounding condos


    Quote Originally Posted by dreamer888 View Post
    Any renewed interest on this development? Just saw a unit listed at $2,059 psf last week and today, another unit was listed at $1,876 psf. Seems that prices are falling much already? I recalled going to the showflat in 2009 and the project was selling at around $1,600 psf. Those who bought at their initial launch were offered $1,400 psf. Since then, prices have rocketed sky-high amidst the property boom to $2,300 to $2,500 psf. Finally the prices are coming down. Will surely keep a lookout for more action of this development.

  13. #283
    Join Date
    May 2008
    Posts
    9,279

    Default

    Quote Originally Posted by Singleton View Post
    Which unit selling at 1856pfs

    Viva asking prices are generally way way over the top and not inline with similar size units in surrounding condos

    That's why there are few transactions

    For 2000pfs, many other options in D9 for example. $2500pfs for a 2/3 roomers in novena condo? its hard to take for many

    When the condo gets older, prices will normalise with surrounding condos
    there was an advert which we were still discussing with dreamer at the Residences @ Evelyn thread but seems like it has been taken down. maybe dreamer888 bought it. huat ah!

  14. #284
    Join Date
    May 2008
    Posts
    9,279

    Default

    just 4 days ago...............

    Quote Originally Posted by bargain hunter View Post
    no 2 bedders were transacted at viva since the cooling measures in jun 2013. the ad shows a smaller unit (slightly smaller vs R@E) at 1876psf negotiable. to me, that's an even greater bargain if u can get it at 1.9m. view both units to get a feel! good luck!

  15. #285
    Join Date
    Mar 2016
    Posts
    69

    Default

    Quote Originally Posted by bargain hunter View Post
    just 4 days ago...............
    Haha.. i wish I have bought it! I just went back to see it on Tues and it was gone! Probably snapped up quickly due to competitive pricing...

  16. #286
    Join Date
    May 2008
    Posts
    9,279

    Default

    Quote Originally Posted by dreamer888 View Post
    Haha.. i wish I have bought it! I just went back to see it on Tues and it was gone! Probably snapped up quickly due to competitive pricing...
    apparently there r many buyers lurking just waiting for below market pricing to snap up. i came across this advert for a leasehold old condo in D3, advertised at below market price, next moment also caveat lodged and advert gone.

  17. #287
    Join Date
    May 2008
    Posts
    9,279

    Default

    just gotta move a little faster to at least view first. viewing is free, no need to offer one. haha.

  18. #288
    Join Date
    Mar 2016
    Posts
    69

    Default

    Quote Originally Posted by bargain hunter View Post
    just gotta move a little faster to at least view first. viewing is free, no need to offer one. haha.
    Just curious, typically how long does it take for the caveat to be lodged? I read that it's updated every Tues and Fri. So if someone bought the unit this week, I could see the caveat on Monday (as tomorrow is a holiday)?

  19. #289
    Join Date
    May 2008
    Posts
    9,279

    Default

    Quote Originally Posted by dreamer888 View Post
    Just curious, typically how long does it take for the caveat to be lodged? I read that it's updated every Tues and Fri. So if someone bought the unit this week, I could see the caveat on Monday (as tomorrow is a holiday)?
    the caveat depends on when the lawyer lodges it but usually it happens after the buyer exercises the option. so usually at least 2 to 3 weeks have passed before the caveat is lodged. for new sales from developers i think its a bit different, not too sure how long is the lag.

  20. #290
    Join Date
    Mar 2016
    Posts
    69

    Default

    Quote Originally Posted by bargain hunter View Post
    the caveat depends on when the lawyer lodges it but usually it happens after the buyer exercises the option. so usually at least 2 to 3 weeks have passed before the caveat is lodged. for new sales from developers i think its a bit different, not too sure how long is the lag.
    I see.. thanks for the info. Anyway, i read that it's optional to lodge a caveat right? Shall see if this unit is really sold.

  21. #291
    Join Date
    May 2008
    Posts
    9,279

    Default

    Quote Originally Posted by dreamer888 View Post
    I see.. thanks for the info. Anyway, i read that it's optional to lodge a caveat right? Shall see if this unit is really sold.
    optional but my kiasi lawyer always say must lodge coz anything can happen with the seller. even though my relative "cash and carry" a unit recently, he still say lodge caveat just in case anything happens to seller lol.

  22. #292
    Join Date
    Mar 2014
    Posts
    138

    Default

    what would be the current fair market price for a 2 bedder, low floor for novena condos like Viva and Park infinia?

    1700pfs plus?

    At newton side, residence evelyn 2 bedder asking 1700pf +

  23. #293
    Join Date
    Feb 2009
    Posts
    5,837

    Default

    i have never really followed Viva ...quite surprise at the asking price at this moment ..2xxx psf ???

    not sure if it is a good price at all considering its location ....

  24. #294
    Join Date
    Mar 2016
    Posts
    69

    Default

    Quote Originally Posted by Newbie1 View Post
    what would be the current fair market price for a 2 bedder, low floor for novena condos like Viva and Park infinia?

    1700pfs plus?

    At newton side, residence evelyn 2 bedder asking 1700pf +
    I have followed VIVA quite abit as I visited the showflat some time in 2009. I know it was launched at around $1600psf at that time.

    I would say fair value should be around $1800-1900 psf considering of its location, FH status and TOP in 2013.

    I have also been looking at R@E which is selling at a lower psf but actually more towards the Newton side. Just saw a unit advertised at $1.82mm ($1760psf) above 20th floor.

  25. #295
    Join Date
    Mar 2016
    Posts
    69

    Default

    The $2.15mm 2+1 unit (1,044 sqft) at VIVA is gone also from the pptygura listings. Waiting to see their caveats to confirm if they have been sold.

  26. #296
    Join Date
    Jul 2013
    Posts
    172

    Default

    Quote Originally Posted by dreamer888 View Post
    The $2.15mm 2+1 unit (1,044 sqft) at VIVA is gone also from the pptygura listings. Waiting to see their caveats to confirm if they have been sold.
    Not sure whether is the same unit, sold for 2.02m, 1935pfs, high floor>21

    Buyer bought during launch in 2009 for 1623pfs

    that's prob fair market price for high floor.

    Low floor probably around 1800pfs

  27. #297
    Join Date
    Mar 2016
    Posts
    69

    Default

    Hi Forum Bros,

    Any thoughts on this? What do you reckon as its fair value?

    http://www.propertyguru.com.sg/listi...for-sale-viva/

    VIVA 6 Suffolk Walk #15-05 89 1800000 1879 13-DEC-2011

    VIVA 6 Suffolk Walk #15-05 89 1482300 1547 02-SEP-2009

  28. #298
    Join Date
    Jul 2008
    Posts
    372

    Default

    Quote Originally Posted by dreamer888 View Post
    Hi Forum Bros,

    Any thoughts on this? What do you reckon as its fair value?

    http://www.propertyguru.com.sg/listi...for-sale-viva/

    VIVA 6 Suffolk Walk #15-05 89 1800000 1879 13-DEC-2011

    VIVA 6 Suffolk Walk #15-05 89 1482300 1547 02-SEP-2009
    LOL why dont you buy this instead?

    http://www.propertyguru.com.sg/listi.../for-sale-vida
    The most successful investors are defined by their actions in a bear market, not a bull market.

  29. #299
    Join Date
    Mar 2016
    Posts
    69

    Default

    Good question! Guess I still prefer Novena area and Viva is closer to the MRT station and surrounding amenities?


    Quote Originally Posted by wannabe View Post

  30. #300
    Join Date
    Jul 2008
    Posts
    372

    Default

    Quote Originally Posted by dreamer888 View Post
    Good question! Guess I still prefer Novena area and Viva is closer to the MRT station and surrounding amenities?
    Both are around 9mins walk to the MRT station according to google map.
    But technically you could be right as there is a 50m difference.
    The most successful investors are defined by their actions in a bear market, not a bull market.

Similar Threads

  1. Juniper Hill Freehold by Allgreen in D9
    By uncleloh in forum Marketplace
    Replies: 0
    -: 04-05-19, 10:42
  2. Cairnhill Residences (D9, Freehold, Allgreen)
    By mr funny in forum District 9
    Replies: 54
    -: 04-03-17, 08:31
  3. Viva Vista (D5, Freehold, Oxley)
    By richwang in forum District 5
    Replies: 355
    -: 24-07-16, 22:53
  4. Cascadia (D21, Freehold, Allgreen)
    By Makelele in forum District 21
    Replies: 322
    -: 05-03-13, 19:09
  5. One Devonshire (D9, Freehold, Allgreen)
    By yktan in forum District 9
    Replies: 127
    -: 26-07-11, 08:34

Posting Permissions

  • You may not post new threads
  • You may not post replies
  • You may not post attachments
  • You may not edit your posts
  •