Originally Posted by bargain hunter
dude, dun blame him lah. He seldom bother his business too much these days
Originally Posted by bargain hunter
dude, dun blame him lah. He seldom bother his business too much these days
i don't blame him. its his company (now run by his son, i think???) that is ruining his reputation.
Originally Posted by Property_Owner
hard to say if the buyers have studied the project u know...
872 sq ft of 2 bedrooms at 1.15m on average is more than 1300psf for 103 year leasehold in D15.
Originally Posted by iamforum
ever heard of someone paid 750kOriginally Posted by bargain hunter
for a HDB unit ?
feo is famous for busing in indonesians/prc investors by the busloads for property tours - these people won't know the innate rep feo has locally, or the implications of being at the mercy of the developer after 103 years . 99yr LH govt land buyers' descendants have a good chance of redevelopment/embloc options, the descendants of these Shore buyers will prob have to start selling seashells by the seashoreOriginally Posted by iamforum
if u think about it, a 5-rm hdb, 1,300sq ft flat for 750k at marine terrace with panaromic (real unblocked) full sea view and definite en-bloc potential (albeit not at premium prcies) is more sane than a 1.15m 2 bedroom, 872 sq ft, apartment with no special view and no en-bloc potential.
Originally Posted by iamforum
Too bad the Seaview dont have 2 bedrm, for 1.15m for 2 bedrm, I will buy OA or ESTA anytime. But when this project completed, think it will bring pressure to rental market there, esp for studio units.Originally Posted by bargain hunter
haha
everyone have his/her own stands
forum is just a place where each and
everyone voice out his/her views.
Precisely! Agree with you on both points.
Originally Posted by nochoice
Originally Posted by nochoice
I would recommend Seaview. Very exclusive development in D15, mostly expats and common facilities are not crowded. One Amber is rather far to Parkway Parade.
Of course SV has the best of both world, its near parkway and is freehold, but... dont have 2 bed rm. A 2+1, 1216 sf will easily cost you more than 1.45 mil, I agree with u, unless you are buying a studio there which cost more than $760k, Still its better value than the shore...thats my personal view...Originally Posted by blackfire
You own a unit there or marketing one?Originally Posted by blackfire
Neither, i just comparing the 3 projects since someone asked. Personally the best project development in East Coast is Parc Seabreeze, excellent location,right in the center of all main amenities with sea/city view. The only problems are the address in Joo Chiat (address does matter in the property valuation) and the relatively small plot of land.Originally Posted by Property_Owner
I would rate them in the following order:
1.Cote D Azur
2.Seaview
3.Silversea
Seaview is good but will be hemmed in from the North and South once FEO projects TOP, may be quite congested.
Agreed that Cote D Azur is the best in terms of location, the only fallback is the small plot of land, and the developer has squeezed out all possible ways in using the plot of land and leveraging the sea view, hence low potential for enbloc in the future.Originally Posted by condoinvestor
In term of value for money and budget of less than a mil, I would rate:Originally Posted by condoinvestor
1. Seaview studio
2. One Amber studio or 2 bedroom(low flr) although a bit far from PP, but is FH
3. Cote D Azur, 99 LH studio or 2 bedrm
personally went to see few unit in ESTA but dont quite like it as the block is quite close facing one another and the 2 bedrm facing the mountbatten rd is quite noisy....
The ranking would change in 5-10 yrs time once Marine Parade MRT and
New Katong Mall and few more new condos developed. I think Seaview being freehold and its location would still rank 1st or 2nd. The traffic noise/pollution from expressway should knock down ranking of those sea facing development despite good view and easy access to beach.
visited the sales gallery at SilverSea last nite. Many units below 12th floor (one/two bedrooms) were marked "reserved". Apparently, these were for cheques collected and will be booked in on Thursday. Yet to see.
The lowest psf is $1050 +. Std practice of FEO, high floor not to be released now. Show flat ready in Jan 2010.
Very poor site layout, about 30-40% of the land (total 191,000sq ft) is taken up for the road and the multiple storey carpark which comes with two roof top tennis courts.
Asked, why sold at 103 LH and not FH, answer, FEO wants to buy back next time for a mixed development.
Overall assessment of the project : there are much better buy at The Seaview and One Amber.
how about parc seabreeze? it's nearer to amenities than the developments situated along amber road.Originally Posted by nochoice
It is going to be terribly noisy at the big junction with lot of human and car traffic 24x7
Joo Chiat Address
The land is too small
very big balcony with planter
too many balcony / planter
swimming pool next to a big traffic junction
Asked, why sold at 103 LH and not FH, answer, FEO wants to buy back next time for a mixed development.
Interesting, more like take back rather than buy back....
ie buy back at a price lower than today's sell price. 20 to 30 years time they will give today's buyers one chance to sell back, say depreciated and no one else can en-bloc so owners then will need to decide want to en-bloc or wait till 103 years lease is up.
Originally Posted by condoinvestor
looks like very few good points abt this development.
Isn't it most of the condos we mentioned are situated next to big traffic junction/circle. AngMos like big balcony. Difficult to compare Parc Seabreeze with the rest as it is a small development with only have 3 n 4 rms and most of our forumers are comparing studio to 2 rms.Originally Posted by Laguna
Parc seabreeze's location is good... but, thats if you dont mind the traffic. For me location although important, but will take into other consideration like eg. Parc seabreeze if I'm not wrong is not full condo status, cos dont have tennis court(whether you played tennis or not is another story). If is cost the roughly the same psf let says $1300psf for a 4 bedroom, which will you buy, the SeaView or Parc seabreeze (both are near PP)? thats your choiceOriginally Posted by eng81157
When talk about en-bloc potential, plse take note that from Master Plan, only Sea View, Shore, Parc Seabreeze areas have 2.1. Other such as Cote D Azul, Silver Sea, Esta, One Amber already almost max to 2.8.
URA will likely approve/auto increase 2.1 to >2.8 but not easy for those already 2.8.
Be mindful on these when you plan to buy one of these to hope for enbloc later.
Originally Posted by sealover
is the location is really good ... 30-40 yrs down the road ..developer can still apply URA and have the plot ratio increase from 2.8 to 3.8 ??
it is highly possible ...
anyway all these condos are so new .. i wont buy IF purely speculating on en bloc, rather put money on old old projects
based on the development layout, there's a huge distance between marine parade road and parc seabreeze's facilities like swimming pool. if we say it's near to the main road, the argument would like across board to the other condos, like OA or Cote D'azur eh?Originally Posted by nochoice
since i do not play tennis personally, hence i can't really comment much on the need for a tennis court.
if we compare proximity to amenities, e.g. groceries, market, parc seabreeze has a shorter walking distance to these features than seaview. isn't it so? probably the 3/4 bedrooms in parc seabreeze will cater preferably to larger families, which would probably appreciate proximity to amenities. just my thoughts
Interesting what gg to happen 20-30 years later. Is FEO gg to buy back at the its own selling price? If FEO is expecting to buy at a higher price, then it does not make sense as FEO might as well leave the plot empty till then. although one may argue that there is holding cost for the land, but there is also the construction and development cost for this project. So FEO is actually passing the property market risk to the buyers, but with limited upside as FEO still can timed the "enbloc"Originally Posted by condoinvestor