Thanks expert
Thanks expert
similar to lincoln suites in D11 (i still think that one is the most absurd), a case of developer paying an expensive price for the land and maximising profits through the concessions gained from planters/bay windows. i always think for 3 bedroom condos, 2 bedrooms able to only accomodate only single beds is a downgrade from hdb.
Originally Posted by noblebaby
I have a feeling the best top-floors 3-bedders for The Estuary may hit above $1,000 psf. But there is a high chance I will be wrong!Originally Posted by sgproperty-advisor, SkyscraperCity, 23 February 2010 10.07 am
http://www.businesstimes.com.sg/sub/...73716,00.html?
Published February 23, 2010
Eyes on Estuary for impact of anti-speculation moves
This week's preview of MCL condo could indicate if demand has been dented
By KALPANA RASHIWALA
ALL eyes in the property market are on MCL Land's preview this week of its Yishun condo to see if demand has been dented by last Friday's anti-speculation measures.
The Estuary: One and two-bedroom units make up nearly 40 per cent of the total 608 units in the project. Some 200 units in the 99-year leasehold condo will be previewed at an average price of about $750 per sq ft
One and two-bedroom units - which have typically been popular among some speculators at property launches over the past year - make up nearly 40 per cent of the total 608 units in the project, The Estuary.
The Hongkong Land subsidiary will preview about 200 units in the 99-year leasehold condo at an average price of about $750 per sq ft (psf), said MCL chief executive Koh Teck Chuan.
Property industry watchers will be focusing on the demand for smaller units - especially the 85 one-bedders which range from 590-603 sq ft. Smallish apartments have often been targets for speculators over the past year as the lump sum outlay is relatively more affordable. And for developers, smallish units can achieve the highest psf price.
MCL is pricing its one-bedders at $835 psf on average, translating to a lump sum investment of about $500,000.
Meanwhile, property giant Far East Organization said last Friday night's government announcement of measures to cool the market had affected the number of show-flat visitors at the weekend.
The group's chief operating officer, property sales, Chia Boon Kuah, said: 'We have seen some impact on visitors. The weekend launch of Altez (in Tanjong Pagar) received about 600 groups of visitors. So far we have sold a total of 140 out of 155 units released.
'Across our other show flats, we noticed a slowdown in visitorship, though the number of units sold remain comparable over a typical weekend.
'The majority of Far East's buyers are owner-occupiers or investors with a mid to long-term investment horizon. We will continue to meet demand from this segment and expect to proceed with our planned launches this year, while keeping a close watch on market reactions.'
As for Yishun, where MCL is gearing up to preview The Estuary, Mr Koh said: 'We believe our buyers will comprise mostly owner-occupiers and will not be affected by the government's measures. There hasn't been any private condo launch in Yishun for many years.'
The development, in blocks of 15-17 storeys, is near Khatib Station and overlooks Lower Seletar Reservoir.
Last Friday night, the government announced the introduction of a seller's stamp duty for those buying residential properties from Feb 20 and selling them within a year, in a bid to curb short-term speculation. The new seller's stamp duty is in addition to the buyer's stamp duty.
As well, the loan-to-value limit for all housing loans provided by financial institutions will be reduced from 90 per cent to 80 per cent to foster greater financial prudence.
Some property consultants say the second measure could have an impact on some buyers of entry-level private condos.
'That can be quite a challenge for some HDB upgraders as effectively it could mean having to come up with 20 per cent cash downpayment, since their CPF savings would be tied up in their existing flats,' said Knight Frank managing director (residential services) Peter Ow.
'And schemes like interest absorption and deferred payment - which helped such buyers tide over the construction of their new homes - are no longer available.'
The Estuary's two-bedroom units range from 904 to 926 sq ft and have an average price of $780 psf. Its three-bedders (1,184 to 1,302 sq ft) cost $722 psf on average, while the four-bedders (1,453-1,528 sq ft) have an average price of $689 psf.
Savills Singapore's analysis of URA Realis caveats information as of yesterday showed 191 caveats for sub-sales - sometimes seen as a proxy for speculative activity - of non-landed private homes were lodged last month and 10 for February. The highest monthly figure last year was in June, when 597 sub-sale caveats were lodged. During the 2007 bull run, the highest monthly figure was in July, with 867 caveats.
Spot on...
How obvious...
Mistakes of developers should not be passed on to buyers.
Personally, the block facings could be better... such as face more of the reserviour (4 bedders), smaller balcony, bigger masterbed rooms and other rooms. The design could be improved with penthouses or duplex units or sky bridges etc.... the ceremic tiles are a real disappointment.
Wait for the sales results
ha ha...but it is a good post neverthelessOriginally Posted by noblebaby
Ceramic tiles??? You mean the living/dining room flooring is ceramic tiles???Originally Posted by Condorich
this pic good..thanksOriginally Posted by jitkiat
If still blur blur, try the animated ultimate sun motion simulator
http://astro.unl.edu/naap/motion3/an...sunmotions.swf
Luckily I did not wait for this project and went ahead with my purchase last year. Although I don't get beautiful reservoir view, but the difference in price can let me go for a phuket holiday 100 times. The view of the beaches in phuket is 100 times better than seletar reservoir.
Fantastic, just what I needed.Originally Posted by jitkiat
On top of that, the location also buay gan ...
Originally Posted by noblebaby
meant for HDB upgraders lahOriginally Posted by Regulators
Seletar Reservoir view also not bad lah, better than MRT track view or city view. It is the reservoir is not that as accessible to public compared to Bedok Reservoir.Originally Posted by azeoprop
Of course, it is pale in comparision to some other places so don't spend too much on condo until you can't afford to see the following:
Phewa Lake, Nepal
Kanas Lake, Northern XinJiang China
its ceremic and/or homogeneous tiles... all tiles... no marble or granite...Originally Posted by Avatar
double check if you go to the show room and confirm it.
Does anyone know if the floor plans can be found on the web? I am hoping to view the floor plans without meeting an agent, or going to the showroom.
http://www.h88.com.sg/article/The+Es...unch+tomorrow/
Originally Posted by tboonk
http://www.propertylaunch.sg/The%20Estuary.phpOriginally Posted by tboonk
This is better with site map
http://www.propertylaunch.sg/images/...y%20Layout.pdf
Thanks for forwarding the link.Originally Posted by Condorich
In my opinion, the floor layout is not ideal.
Balcony and planters are too huge.
For the C2 layout (3 bedder), there is only one ideal way to position your TV. Based on that location, the sofa will be back facing the walk path to the bedroom. Not my cup of tea.
Just went to the show flat, pack with so many people even on a thursday noon time. Heard already sold 150-200 units. Almost everything sold in phase 1. Just bought a unit.
you just bought a unit at estuary? for own stay or investment?
Originally Posted by Moo2010
Congratulations on your purchase, "Moo2010"!Originally Posted by Regulators, 25 February 2010 2.48 pm
If it is for own stay, do enjoy the waterview, the watersports and the greenery.
What is the average pricing? I heard they are holding some stacks. Stack 8 seems quite good in terms of view and shield from the afternoon sun but they are not releasing now.Originally Posted by Moo2010
Joined on 29 Jan 10, good for you. which unit did you buy and how much did you paid for it? Would you be exercising the option? You went for the pool view, reservior view or the stadium view?
OK. It's an investment unit. Nevertheless, all the best in your investment. Cool!Originally Posted by Moo2010, 3 weeks ago
investment?
Originally Posted by Reporter
I've bought a 1 bedder unit at stack 4 (consider quite high floor). I couldnt get stack 3 due to overwhelming demand. The only floor left for me in stack 3 is 4th storey and below which I'm afraid its going to be difficult to sell in future. In the end, I bought stack 4 high floor. I dunno whether I'm making a right or wrong choice. For stack 12, 1 bedder, I didn't buy becoz I'm worried of stadium strong light.
So i choose stack 4 instead. I bought w/o viewing.
Stack 4 will have west sun throughout the year. Am i right?
Originally Posted by Moo2010
how much did you pay for your unit?
Originally Posted by Moo2010
Your planned investment is rental or capital appreciation?