Hundred Trees (Former Hong Leong Garden @West Coast Drive)

[jsh]

For this development, either you face the noise or you face the hot sun!!!!!!!!!!!

Most stacks faces North/South. Only the 1&2 bedders face either northeast or southwest. So sun is not so much of a problem since angled sun is not as hot as direct sunlight. But noise is a different matter.

Does anyone know of any other methods of reducing noise beside the usual double glazing of windows & sliding doors.

For 100 trees half the stacks faces the park towards the south so should be quiet.

[jlrx]

Did I put words in your mouth?

"I guess since you are HDB dweller, you fail to take your comparison of Mirage Tower and Ardmore in the long run to see the difference between FH and LH"


"Anyway I have never seen people with money, I mean serious money, actuall want to stay in HDB, and since you stay in HDB just shows that you are simply not a seasoned property player, period. Can say plenty but cannot do."

Originally Posted by xebay11
No not stay HDB means dumb, ignorant, or stupid, come on don't put words into my mouth. My remarks are only directed personally at you, if you want to show examples you must lead by example then you are credible, IMHO all you are sprouting is hindsight information, nothing concrete and I did ask you what to invest in now, no reply, I am open to your ideas, so please share and I will evaluate the soundness of your proposition, as I said I am waiting with cash but personally I feel that market is too high and that there would be a correction soon.

The word "HDB" has become an insult. Even an ex-teacher wrote recently that HDB kids are less motivated.

No matter how nice they make the new flats, people are still trying to get out because it is still considered as subsidised housing for those who cannot make it.

I guess that explains the long queues and blank cheques.

[jonleelk]

Most stacks faces North/South. Only the 1&2 bedders face either northeast or southwest. So sun is not so much of a problem since angled sun is not as hot as direct sunlight. But noise is a different matter.

Does anyone know of any other methods of reducing noise beside the usual double glazing of windows & sliding doors.

For 100 trees half the stacks faces the park towards the south so should be quiet.

On drawing, the N-S stack are 24 degree from N...thus more of a NE than true north.

[xebay11]

Which is worst? Hot sun or Noise?

IMHO I think noise is worse, as it is 24/7 and you can't even have a peaceful moment ever if you live at the AYE, OTH hot sun if indirect can still be negated with double glazed glass, curtains, blinds and air con and it is only in the afternoon, at least at night you can still enjoy the peace and quiet.

[jsh]

Which is worst? Hot sun or Noise?

IMHO I think noise is worse, as it is 24/7 and you can't even have a peaceful moment ever if you live at the AYE, OTH hot sun if indirect can still be negated with double glazed glass, curtains, blinds and air con and it is only in the afternoon, at least at night you can still enjoy the peace and quiet.

Its not really 24/7. When you are at home you just need to close all the windows & doors that faces the source of the noise . Those windows & doors that do not ,can be kept open. Also at night we normally sleep in an aircon room anyway. Noise can be greatly reduced if developers provide good double glazed windows . In fact I was told by an agent that when he was marketing a unit at Cosmopolitan he could hardly hear any noise from the road . He said that the developer had paid particular attention to the sealing around the window frames & the glass thus ensuring no noise can get through.

Only problem is if you want quietness you have to sacrifice enjoying alfresco wind on the balcony.

[bargain hunter]

there are millionaires (the unleveraged type) who live in hdbs.

The word "HDB" has become an insult. Even an ex-teacher wrote recently that HDB kids are less motivated.

No matter how nice they make the new flats, people are still trying to get out because it is still considered as subsidised housing for those who cannot make it.

I guess that explains the long queues and blank cheques.

[bargain hunter]

Interlace only sold 233 out of a total 1040 units. of course, only 360 units are launched so that's 65% of launched units. if 65% of this project can be cleared this weekend, then i guess there will be ripple effect.

If this project sells as well as Interlace, then we can see what ripple effects it might bring..

[bargain hunter]

drove past at 9pm. carpark was full, many shoes outside showflat, wonder if sales has already started???

[moneyspinner]

drove past at 9pm. carpark was full, many shoes outside showflat, wonder if sales has already started???

Judging from what you observe, looks like this is going to be another sold out project!!!!!!!!!!!!!! So property prices will continue to head northwards!!!!!!!!

[BBelle]

drove past at 9pm. carpark was full, many shoes outside showflat, wonder if sales has already started???

dun think so..
agent called and say balloting is tmw morning.

[dtrax]

drove past at 9pm. carpark was full, many shoes outside showflat, wonder if sales has already started???

Maybe all agents' cars, all agents' shoes??

[gfoo]

pwfah so many posts in so short a time. here's my 2 cents lah.

there is now a serious schism in the market. Those who have access to cheap credit, and those who have lost access to cheap credit.

my friends who have businesses that target lower-middle, lower-mass and malay markets - all suffering. look at geylang serai. then take a drive to leng kee. go into those kia, chevrolet showrooms - bo lang. then go to mb, pml, volv etc - wu lang. same story in today's coe prices.

For those of you that cow bay cow bu about the market, note that there is still a segment of the market that hasn't been as 'lucky' as you, with resentment and social issues starting to build there.

this crazy property market is wholly driven by 2 things. a false sense of security and 'richness' caused by an artificial propping of HDB flats - which then translates to an 'asset-backed' ability to access cheap credit.

today a 30 year old DINK family using CPF alone can buy a $1m apartment at interest rates of 1.8%. His 20% downpayment funded by profit from selling his flat. Of course the mass market is being driven up. See what happens when interest rates go back to the historical median of 3%. then all their CPF PLUS an additional 30% of take home pay gone, and they will cry. Unfortunately for many buyers today, i think this scenario might hit even before their property TOP.

People should have some cow sense. Go and see the ST table on biggest gainers/losers. Mass market even during the early 2009 downturn to date is all in positive territory vs 2007. High-end is still down 20% from 2007. Haven't you considered that you're buying at the highs for mass market? Econs 101 teaches buy low sell high. why you all want to buy high and sell low?

Before you buy your property, ask yourself these questions:
- can you tahan a doubling of interest rates and thus, your monthly repayments?
- can you afford to top up an additional 10% cash to the bank in case your property value falls 30% in the event of a double dip?
- what was your property price in 2005, and is today's price multiple backed by locational fundamentals or driven by kiasu upgraders?

your purchase must be backed by logic and locational fundamentals for price maintenance and appreciation in the medium to long term.

Marina bay was $1000psf in 2005, and trades at 2.5x multiple now. but it benefits from $60 billion in infrastructure pumped into the immediate area, limited supply as there are only 2 condos with room for only 1 more, and is positioned as an important commercial and lifestyle hub that could displace orchard.

Toa Payoh (Centro) is trading at a 4x multiple now. AMK at 3.5x. 100Trees at 2.5x. Does anything warrant this increase? if it does, then why worry?

The big question is not whether you can afford property prices today, but if you can afford property prices in the future. For me, i'm aggressively seeking to refinance my stuff with 3 year fixed rates, and marginally taking out some equity up to 60% LTV.

[jsh]

drove past at 9pm. carpark was full, many shoes outside showflat, wonder if sales has already started???

Was down at the showflat in the afternoon to take a look. Today is special preview & booking day for the former residents of Hong Leong Gardens condo. Can't go in but just took a peek at the model layout.

After they had their pick don't know what's left as they only launched 150units. Hopefully they will release more units tomorrow. Tomorrow is vvip preview for those who have submitted blank cheques & its by balloting.

[gfoo]

for avoidance of doubt, let me state that i am highly bearish about the property market, except for areas that target the well heeled, but excluding orchard which i personally think is in a state of decay.

there are only 3 areas i like today: marina bay, sentosa cove and tanjong rhu. and ONLY for the reason that the govt is pumping billions into the area, and these 3 are the only beneficiaries. i like to go where the money is.

Just like F1, the IR is NOT going to make businesses in Singapore have windfall profits etc. Novelties like this are meant to make Singapore a playground for the rich, and that segment in terms of headcount is few and far in between. The whales will get comped room or villa, and they might just stick around for a few days/weeks before flying back to their family and business base.

No, those 3 places i mentioned are not direct beneficiaries of the IR, but rather beneficiaries of the expanded, upscaled lifestyle infrastructure aimed at making the Bay a playground for the rich. These places will not attract the whales, but rather the existing and constantly arriving expat CXOs and migrant businessmen and the local nouveau-riche, or offspring of old money.

[Lucas]

Was down at the showflat in the afternoon to take a look. Today is special preview & booking day for the former residents of Hong Leong Gardens condo. Can't go in but just took a peek at the model layout.

After they had their pick don't know what's left as they only launched 150units. Hopefully they will release more units tomorrow. Tomorrow is vvip preview for those who have submitted blank cheques & its by balloting.

I got an e-mail from another agent (who I don't know..) that I just need to print out his email and it will be the VVIP pass to go in.

Any Heong Leong Garden Residents can tell us what is the psf for the various size unit?

[jlrx]

Econs 101 teaches buy low sell high. why you all want to buy high and sell low?

If it were that easy, there will be no takers for economics professor jobs. They will all be billionaires.

Look at the two graphs below. They are taken from real historical charts.

What is the next step? Is it the right time to buy?

One of them will make you very very rich, one will make you very very poor. Chances 50:50.

Which one is buy low sell high? Which one is buy high sell low?

[Reporter]

for avoidance of doubt, let me state that i am highly bearish about the property market, except for areas that target the well heeled, but excluding orchard which i personally think is in a state of decay.

..........

Perhaps buying a new Aztech Computer home can change your bearishness into bullishness?

Aztech Proposes To Diversify Its Business By Venturing Into The Property Sector
Ms Pavani Nagarajah
Company Secretary
Aztech Group Ltd.
Friday, 24 September 2009, 19:36:13

The Board of Directors of Aztech Group Ltd is pleased to announce that, in line with the Group’s long-term strategy of diversifying it’s business, the Group proposes to venture into the property development, building construction and property management businesses (the “New Business”).

The Group believes that the economic growth in the Asia-Pacific region has led to an increase in the demand for services in the New Business and that the New Business would have bright prospects in Singapore and the Asia-Pacific region given the high savings rate and economic progress in the region.

Initially, the Group proposes to enter the residential property segment in Singapore as a boutique developer. Given the projected population growth, the Group believes that there will be long-term sustainable demand for the New Business. The residential property sector in Singapore has seen tremendous growth in terms of the number of new projects launched as well as the amount of interest in these projects among investors and buyers.

An extraordinary general meeting (the “EGM”) will be convened to seek the approval of shareholders for the Group to engage in the New Business.

[gfoo]

Perhaps buying a new Aztech Computer home can change your bearishness into bullishness?

lol. then everyday the apartment will turn blue and everything just stops working till reboot

[august]

there are only 3 areas i like today: marina bay, sentosa cove and tanjong rhu. and ONLY for the reason that the govt is pumping billions into the area, and these 3 are the only beneficiaries. i like to go where the money is.

No, those 3 places i mentioned are not direct beneficiaries of the IR, but rather beneficiaries of the expanded, upscaled lifestyle infrastructure aimed at making the Bay a playground for the rich. These places will not attract the whales, but rather the existing and constantly arriving expat CXOs and migrant businessmen and the local nouveau-riche, or offspring of old money.

steady brother, i like this 3 areas too.
marina bay and sentosa cove especially, are for the long haul, as full potential can only be realised some 3-5 yrs ahead. i suspect not many has that kind of holding power to weather the dips inbetween.

[bargain hunter]

in the first place, not many can afford an apartment in sentosa.

steady brother, i like this 3 areas too.
marina bay and sentosa cove especially, are for the long haul, as full potential can only be realised some 3-5 yrs ahead. i suspect not many has that kind of holding power to weather the dips inbetween.

[jonleelk]

Received sms from a huttons agent this morning (but not from the other 2 huttons agents that I had discussed this development with) that showroom packed with people at 8am, likely for the "lucky draw". Huttons collected 120 cheques so far.

[BBelle]

Received sms from a huttons agent this morning (but not from the other 2 huttons agents that I had discussed this development with) that showroom packed with people at 8am, likely for the "lucky draw". Huttons collected 120 cheques so far.

got info that it is more than $930psf above for lowest floor

[xtink]

only 120? i expected 1200 chqs....

[bargain hunter]

From today's business times:

Published September 25, 2009

Hundred Trees condo priced at $895 psf

By KALPANA RASHIWALA

CITY Developments Ltd (CDL) is said to have begun selling the first phase of the 956-year leasehold Hundred Trees condo in the West Coast area at an average price of $895 per square foot.

Buyers can opt for an interest absorption scheme (IAS) - but they'll have to pay 2.5 per cent more.
About 150 of the project's total 396 units are believed to have been released under the first phase.
Sales to former owners of the Hong Leong Garden Condominium - from whom CDL bought the site through a collective sale in 2007 - began yesterday. CDL staff as well as special guests were also invited to purchase units at Hundred Trees yesterday.

[BBelle]

From today's business times:

Published September 25, 2009

Hundred Trees condo priced at $895 psf

By KALPANA RASHIWALA

CITY Developments Ltd (CDL) is said to have begun selling the first phase of the 956-year leasehold Hundred Trees condo in the West Coast area at an average price of $895 per square foot.

Buyers can opt for an interest absorption scheme (IAS) - but they'll have to pay 2.5 per cent more.
About 150 of the project's total 396 units are believed to have been released under the first phase.
Sales to former owners of the Hong Leong Garden Condominium - from whom CDL bought the site through a collective sale in 2007 - began yesterday. CDL staff as well as special guests were also invited to purchase units at Hundred Trees yesterday.

$895 is for 4bedders units I guess..
My agent told me 2+study is from $930 onwards

[cheerful]

$895 is for 4bedders units I guess..
My agent told me 2+study is from $930 onwards

Rt, doesn't sound like 895 psf - more like 930 if factor in 2.5% IAS?

[BBelle]

Rt, doesn't sound like 895 psf - more like 930 if factor in 2.5% IAS?

$930 is NPS price
so u need to add another 2.5% for IAS

[Property_Owner]

Its not really 24/7. When you are at home you just need to close all the windows & doors that faces the source of the noise . Those windows & doors that do not ,can be kept open. Also at night we normally sleep in an aircon room anyway. Noise can be greatly reduced if developers provide good double glazed windows . In fact I was told by an agent that when he was marketing a unit at Cosmopolitan he could hardly hear any noise from the road . He said that the developer had paid particular attention to the sealing around the window frames & the glass thus ensuring no noise can get through.

Only problem is if you want quietness you have to sacrifice enjoying alfresco wind on the balcony.

Metro? Go hear for yourself. Enough had been said for metro!

[bargain hunter]

he's referring to Cosmo, not metro rite? the one at the big cross junction of river valley.

anyone hear about any action at the launch yet? almost 12pm liao.

Metro? Go hear for yourself. Enough had been said for metro!

[Reporter]

Received sms from a huttons agent this morning (but not from the other 2 huttons agents that I had discussed this development with) that showroom packed with people at 8am, likely for the "lucky draw". Huttons collected 120 cheques so far.

Queuing up for a ballot to buy trees? Cute!

Remind me of queuing up for a ballot to buy Singapore BlueChip IPO. Very tiring!

Perhaps they thought they are buying a Singapore government-run bluechip company instead of trees?
Who knows?

Immigrant influx and the property market
PropertyGuru.com.sg
Friday, 25 September 2009

In the middle of debates regarding the condition of Singapore’s property market, a survey was conducted to shed light on why the city’s real estate industry bounced back much quicker than most analysts expected.

The said survey was accredited and commissioned by the feedback unit of the Singaporean Government, Reach. The unit polled 360 respondents comprising people who have just acquired permanent residency and citizenship in Singapore. During the course of the survey, the respondents were asked several questions regarding the city they just recently adopted as their own.

Some of the major findings are: 95% would recommend living in Singapore to other people; 93.3% feel that their overall Singaporean experience has exceeded expectations; 87.5% transitioned smoothly and did not encounter any problems with the political system; and 80.6% consider the cost of living in Singapore as manageable.

Taking the survey at its face value, the results may be seen as resounding endorsements to move to Singapore and live here. Yes, the positive findings may not be surprising at all because the sample was taken from people who attended ceremonies for the bestowal of their citizenship certificates. “They wouldn't be new citizens if they don't enjoy living in Singapore,” remarked Terence Chong, a sociologist at the Institute of Southeast Asian Studies.

However, informal conversations with permanent residents and expats also generally yield somewhat similar reactions: Singapore is a really “easy-to-live-in” city.

With the city’s status as an attractive city to live in and the government’s liberality with regard to immigration policies, it comes as no surprise that the population of residents in Singapore has been ballooning steadily in the past few years. Consequentially, the demand for homes has also been growing. To some degree, this explicates why property rental and selling prices have remained firm.

Prime Minister Lee Hsien Loong said in a statement that immigrant inflow will slow down, but the tap will not be turned off. He also reiterated that Singapore will definitely “need new immigrants for the indefinite future.” Wooing foreigners to relocate here thus remains a major policy, even though the number of immigrants to be taken in is calibrated every once in a while. The current larger population base and the continuous influx of immigrants will guarantee a minimum level of new housing demand on a yearly basis.

In the meantime, Singapore has survived the economic downturn virtually unscathed and has emerged as an oasis or haven of stability, aside from being recognised as a booming “hub city” in the fastest developing region in the world. As such, analysts forecast that the city will remain as an immigrant and financial capital magnet. In a way, owning a property here may be equated to owning a stake in a Singapore government-run firm. Very much similar to bluechip stocks, it’s not unimaginable that liveable cities and well-managed nations should also enjoy premiums.