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Thread: The Estuary

  1. #601
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    Quote Originally Posted by new2mondrian
    illegal or otherwise, what is the way? I am interested! can pm me?
    Amused... no secret... talking the container trucker's road into the terminal, just after vivocity, a illegal u-turn using that road. Beware, you may be fined.

  2. #602
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    Quote Originally Posted by moneyspinner
    Re highlighted portion in red. This may not be true. Eg if you have bought a good high floor unit in Viva at Novena on deferred payment, you can have a possible gain of about S$200K within 1 year with minimal cash outlay!
    That was in the past before the new rules kick in (no more DPS) and the improved sentiments post 2nd Quarter 09 where developers had raised their prices by 15% to 30% (rough estimate) till date.

    More caveats should be comin in but that's in the past. The rules of the game has been changed and less of the flippers now. But the most important thing is that developers had priced in the gains...

    8 Suffolk Walk #11-11
    Freehold
    $1,421
    1345
    $1912k
    25-Aug-09






    8 Suffolk Walk #11-11
    Freehold
    $1,598
    1345
    $2150k
    24-Nov-09

  3. #603
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    Quote Originally Posted by Condorich
    Amused... no secret... talking the container trucker's road into the terminal, just after vivocity, a illegal u-turn using that road. Beware, you may be fined.
    Not only that, you may collide with the container trucks going straight to Brani, if you value your life I would strongly not recommend using this highly illegal method to get to Vivo City, Starlingrad may one day leave West Coast at 9 and have his Coffee Bean coffee at 9:10..........but not in Vivo City......trust me.

  4. #604
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    Yes, developers these days already priced-in the possible gains from your pocket. Viva was launched sometimes ago. Now, with stamp duty for selling within a year and prices up 30% averagely since Q2'09 plus no more DPS and 80% max loan, nothing much left. 20% upfront payment is like putting $200K (15%) if your property is close to a mil.

    Someone asked about noise. It's manageable for Yishun 1, but for those 1 bedder facing the main road (Yishun Ave) leading to Khatib station is a bit noisy. As working adult, most of the times will be away from home during weekdays. Day time traffic is low, but sometimes Lentor Ave jammed frequently in the evening. Rest assured sunday morning will be a peaceful one....

  5. #605
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    Quote Originally Posted by Reporter, Northwood, 2 March 2010 10.57 am
    Quote Originally Posted by Lao Hu, Northwood, 2 March 2010 10.51 am
    Quote Originally Posted by Reporter, Northwood, 2 March 2010 12.20 am
    $710 psf is history now.
    Almost-1-year-old Northwood has set a nëw hïgh of $720 psf!


    Northwood
    Address ............................ psf ............ Area ........... Price ......... Contract Date
    70 Jalan Mata Ayer #04-23 .... $720 psf .... 1,313 sqft .... $945,000 .... 20 Jan 10
    It should be $743psf
    62 Jalan Mata Ayer #05-14 Freehold $743 1130 $840k 14 Nov 09
    Oops! I missed that one for Northwood.

    Luckily you corrected me early, otherwise my posting may have .....
    Sorry! My bad!
    The hïgh for almost-1-year-old Northwood is $743 psf - not $720 psf.

    $743 psf seems close to The Estuary's $750 psf.
    Anyhow, some wants The Estuary to be priced the same as or lower than Northwood. I wonder why.

  6. #606
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    Quote Originally Posted by gosperence
    Yes, developers these days already priced-in the possible gains from your pocket. Viva was launched sometimes ago. Now, with stamp duty for selling within a year and prices up 30% averagely since Q2'09 plus no more DPS and 80% max loan, nothing much left. 20% upfront payment is like putting $200K (15%) if your property is close to a mil.

    Someone asked about noise. It's manageable for Yishun 1, but for those 1 bedder facing the main road (Yishun Ave) leading to Khatib station is a bit noisy. As working adult, most of the times will be away from home during weekdays. Day time traffic is low, but sometimes Lentor Ave jammed frequently in the evening. Rest assured sunday morning will be a peaceful one....
    I could have bought your stack if I never purchased mine last year. I was tired of waiting for this project to launch so i went ahead with my purchase last year....

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    Quote Originally Posted by xebay11
    Not only that, you may collide with the container trucks going straight to Brani, if you value your life I would strongly not recommend using this highly illegal method to get to Vivo City, Starlingrad may one day leave West Coast at 9 and have his Coffee Bean coffee at 9:10..........but not in Vivo City......trust me.
    hahahaha! so i see.... thanks for the enlightenment! =)

  8. #608
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    Quote Originally Posted by gosperence
    Someone asked about noise. It's manageable for Yishun 1, but for those 1 bedder facing the main road (Yishun Ave) leading to Khatib station is a bit noisy. As working adult, most of the times will be away from home during weekdays. Day time traffic is low, but sometimes Lentor Ave jammed frequently in the evening. Rest assured sunday morning will be a peaceful one....
    At least you don't have to worry about tiles popping up in the middle of night, after a few years of stay..

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    Quote Originally Posted by azeoprop
    I could have bought your stack if I never purchased mine last year. I was tired of waiting for this project to launch so i went ahead with my purchase last year....
    congrats on your 8@woodleigh purchase, if I read the posts correctly on ur holdings.. prices has indeed appreciated... with room to grow further... good in terms of stay or investment.

    Same sentiment too.. the wait is way too long and the final product is less appealing to me than anticipated. But it is still acceptable to stay if the price is about $700 to $750 psf for the reserviour 3 bedders.. with no offence to the folks who bought this project. Who knows it will appreciate even further... good luck to the next generation....

  10. #610
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    Quote Originally Posted by gosperence
    I bought a unit - 3 bedders at $700psf, fronting the lower seletar reservior view last Thursday before price increased to $760psf. I love the view, and the peaceful n tranquility of the reservior (although there is a 6-lanes drive in front). The reservior has no car park now, but i'm not sure it's in the making, thus the park area seldom visited by public. The whole park is under renovating or upgrading under PUB's ABCWater program. They're building a seating outdoor threater, a new futuristic arch of jetty (u can see the structure already up), a rower house for kayak and a bridge connecting a river and a 0.3km elevated broadwalk. I think it's nice when completed this June.
    I think 1-2 bedders the demand is not really there in Yishun. The location is still far from Koo Teck Phuat Hospital, although very near to the AeroScience Park in planning.

    The showroom is closed now (preview end). The agent i purchased from told me official open for sales this Friday, and official brochure will be out. Good stack like 08 will be opened for sales at $865psf averagely....

    One think i don't like for all new condo design now, balcony is big and planter box eat into livable area. Common practice now....
    FYI, 1 bedder to 2 bedder are also selling as good as 3 and 4 bedders. 1 bedder like stack 3 and 12 are fully sold. Left stack 4 and 5 low floor. (mostly below 3-4th storey). For 2 bedder, stack 1 and 2 are fully sold as well, in fact 2 bedder sells quite well. But 2 + study sells abit slower, I also dunno why, maybe its the facing I guess. Those stack facing stadium shld beware of strong stadium light at night...I counted its abt 8 lights in total.

    In this project, the sales for 1,2,3 or 4 bedders are quite evenly distributed according to ST and I also constantly updated by the ERA agents. Not just the 3 bedder price went up, 1-2 bedder price also went up by quite a bit. Early birds all buys slightly cheaper. That is for sure.

    As for investment wise, i would not go for 3 bedder because theres not much profit margin even it sells at $700psf+ (for 1303sqft) =approx $930K. Bor hwa coz near 1 mil. If I throw in another $100K-150K more maybe I can get a cluster house liao. But if for home stay then its fine. Coz the view will be quite nice.
    For this price, Some will probably go for Livia 3 bedder ($800K plus)....much cheaper, but no nice view to see. So its some kinda trade off.

    Just my
    Last edited by Moo2010; 02-03-10 at 12:20.

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    I feel that the Quartz also got potential but then I miss the boat. sheesh...That time money all go to savannah and Kovan.
    I drive past Buangkok area, now all different liao, got mrt and and 24 hr kopitiam and NTUC also 24 hrs, shiok man.
    If buy early, one might be $300K richer by now.

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    Quote Originally Posted by Moo2010
    I feel that the Quartz also got potential but then I miss the boat. sheesh...That time money all go to savannah and Kovan.
    I drive past Buangkok area, now all different liao, got mrt and and 24 hr kopitiam and NTUC also 24 hrs, shiok man.
    If buy early, one might be $300K richer by now.
    Seen the Quartz too... depending what time you buy, you can be $300k richer or poorer too... imagine the later buyers who bought after you, just a floor below yours and they paid about $200k to $300k less than the preview buyers... how would you feel? The worst thing is that it's not just 1 isolated deal... there were many so called pre TOP discounted deal... Got a friend who got a bargain deal at about $880k for 1600 sqf sized thereabout and his 1 floor up and few floors down all gotten the unit at about $1.1 million from the developer... Did you know? Of course the friend is laughing or beaming with a wide smile everytime when he sees his neighbours..

    Ask around and see whether the Quartz buyers who bought high are happy about it? If you are the one who bought low, you are the smarter ones... the same analogy goes for any condo project in Singapore.

    "Exercise the option and look forward to taking profit" Maybe with a little sacarism but I'm sure you won't mind it too much than my usual "I wish you good luck".

    We really don't know about the future though.. it's beyond our control so you don't have to take my comments too seriously. You can be right all along. Cheers


  13. #613
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    the showflat goers kind of mentality is "no fish prawn also good" so for the MM units to go in Estuary, not surprising. Buyers buying on impulse or thru showflat tactics may not end up with good buys few years down the road.

    Quote Originally Posted by Moo2010
    FYI, 1 bedder to 2 bedder are also selling as good as 3 and 4 bedders. 1 bedder like stack 3 and 12 are fully sold. Left stack 4 and 5 low floor. (mostly below 3-4th storey). For 2 bedder, stack 1 and 2 are fully sold as well, in fact 2 bedder sells quite well. But 2 + study sells abit slower, I also dunno why, maybe its the facing I guess. Those stack facing stadium shld beware of strong stadium light at night...I counted its abt 8 lights in total.

    In this project, the sales for 1,2,3 or 4 bedders are quite evenly distributed according to ST and I also constantly updated by the ERA agents. Not just the 3 bedder price went up, 1-2 bedder price also went up by quite a bit. Early birds all buys slightly cheaper. That is for sure.

    As for investment wise, i would not go for 3 bedder because theres not much profit margin even it sells at $700psf+ (for 1303sqft) =approx $930K. Bor hwa coz near 1 mil. If I throw in another $100K-150K more maybe I can get a cluster house liao. But if for home stay then its fine. Coz the view will be quite nice.
    For this price, Some will probably go for Livia 3 bedder ($800K plus)....much cheaper, but no nice view to see. So its some kinda trade off.

    Just my

  14. #614
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    Quote Originally Posted by ksh
    Nobody wants to talk about possibly high noise environment
    from the traffic surroundings...
    That's because it is irrelevant to discuss this knowing that the condo is situated next to a busy junction. You just have to accept this trade off if you decide to buy. If you want convenience, you have to accept the traffic noise. If you want peace and quiet, go live in Pulau Ubin.

  15. #615
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    Oh I see, no wonder I still cannot figure out how to get down the elevated West Coast Highway into Vivo City car park without traveling on Telok Blangah Road. I am law abiding one, and don't intend to trade my life and healthy body for the saving in time & money...

    Quote Originally Posted by xebay11
    Not only that, you may collide with the container trucks going straight to Brani, if you value your life I would strongly not recommend using this highly illegal method to get to Vivo City, Starlingrad may one day leave West Coast at 9 and have his Coffee Bean coffee at 9:10..........but not in Vivo City......trust me.

  16. #616
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    The Quartz actually not bad if bought cheap for own stay, but then again you pay for what you get - homogeneous tiles in living & dinning rooms, parquet in bedrooms, BRs are actually quite small (typical of all new condos nowsdays), facilities are not really sufficient for 600+ units, far away from Central (not suitable for people who work in the Central, South, or Western areas, but good for those working in the North-East or East).

    Quote Originally Posted by Condorich
    Seen the Quartz too... depending what time you buy, you can be $300k richer or poorer too... imagine the later buyers who bought after you, just a floor below yours and they paid about $200k to $300k less than the preview buyers... how would you feel? The worst thing is that it's not just 1 isolated deal... there were many so called pre TOP discounted deal... Got a friend who got a bargain deal at about $880k for 1600 sqf sized thereabout and his 1 floor up and few floors down all gotten the unit at about $1.1 million from the developer... Did you know? Of course the friend is laughing or beaming with a wide smile everytime when he sees his neighbours..

    Ask around and see whether the Quartz buyers who bought high are happy about it? If you are the one who bought low, you are the smarter ones... the same analogy goes for any condo project in Singapore.

    "Exercise the option and look forward to taking profit" Maybe with a little sacarism but I'm sure you won't mind it too much than my usual "I wish you good luck".

    We really don't know about the future though.. it's beyond our control so you don't have to take my comments too seriously. You can be right all along. Cheers


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    i have seen the Quartz. A lot of people throwing for sales now. The facilities are indeed insufficient for so much units packed in a small land size.

    Yes, noise level for the Estuary can be irritating during morning & evening traffic peak hours on weekdays.

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    Quote Originally Posted by gosperence
    i have seen the Quartz. A lot of people throwing for sales now. The facilities are indeed insufficient for so much units packed in a small land size.

    Yes, noise level for the Estuary can be irritating during morning & evening traffic peak hours on weekdays.
    Why did you buy then, if you feel that the noise level will be irritating?

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    Reasons I bought:

    1. Near to my working place at AMK Industrial Park II near Apple, NCS, Motorola
    2. My auntie few blocks away, mum can visit easily
    3. The reservoir is under upgrading, i like the 170m deep into the reservoir platform that's currently under construction
    4. Nice view
    5. Affordable at $700psf
    6. If for own stay, don't care it's 99 or FH.
    7. All amenities are nearby, although Khatib station is 8min walks not 3min.
    8. Design ok nothing to shout about

  20. #620
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    Quote Originally Posted by gosperence
    i have seen the Quartz. A lot of people throwing for sales now. The facilities are indeed insufficient for so much units packed in a small land size.

    Yes, noise level for the Estuary can be irritating during morning & evening traffic peak hours on weekdays.
    Site area of The Quartz 236,650 sq ft (9 blocks, 4 stacks each, 625units)
    Estuary 290,080 sqft (7 blocks, 6 stacks each, 608 units)

    That much of difference meh? Anyway The Quartz 3br was only 500psf.

  21. #621
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    今年推出新公寓 售价多不再大众化
    (Mass-market condo is no longer priced for mass market)
    苏世鹏
    联合晚报
    星期二, 2-3-2010


    实龙岗3道(Serangoon Avenue 3)的地点虽然适合兴建大众化私宅项目,但推出的价格很可能是每平方尺800元至1000元($800-$1,000 psf)。(图/档案照)

    今年所推出的新公寓项目中,售价在每平方尺1000元以下的项目,可能不到五个!(Almost all condo launches this year will be priced above $1,000 psf. If there is any that will be priced below $1,000 psf, it will be no more than 5!)

    世邦魏理仕(C B Richard Ellis)的预测也是,私宅价格在今年有望升高8到10%,而且将以“稳步上升”的情况逐步攀高。

    在市区和周边的大部分项目,在今年推出时的售价预料在每平方尺1600到2500元之间($1,600-$2,500 psf)。

    世邦魏理仕也预料,售价在每平方尺1000元以下的项目,可能只有不到五个。

    其中的一个(one of the few that is priced below $1,000 psf),是已于2月底在义顺1道和2道交界处推出的The Estuary,发展商MCL地产在2008年以2亿1350万元标得这个地段,推出时的售价是每平方英尺750到820元($750-$820 psf)。

    此外,在武吉班让的策士纳道(Chestnut Ave),是由城市发展与丰隆集团于去年联手以1亿4368万元标得,在今年上半年推出的售价可能是每平方尺670到700元。

    还有,在后港11街的地段,则是以前中等入息公寓民登苑(Minton Rise)集体出售后腾出的,占地47万2378平方尺,可兴建的新单位数目偏高,预料将达到1088个。
    两项目标价高 售价也将偏高

    将在今年内推出的大众化(mass-market condo)和中档私宅,当中两个项目推出时可能达到每平方尺1100元,售价并不再“大众化”(price is no longer mass-market)。

    这两个项目,分别是旧机场路附近的达哥打弯(Dakota Crescent)和罗弄泉地铁站附近的实龙岗3道地段。

    Huttons产业集团高级产业董事陈荣贵指出说,由于发展商在去年竞相出手和以预期还高的价格标下这两个地段,相信在今年推出时售价也将偏高。

    其中,达哥打弯地段(Dakota Crescent)的最高标价是3亿2900万元,预料,发展商华业集团在今年下半年推出时的售价是每平方尺1000到1100元)($1,000-$1,100 psf)。

    实龙岗3道(Serangon Avenue 3)的地价也偏高,这个地点虽然适合兴建大众化私宅项目,但是最终推出的价格很可能是每平方尺800元至1000元($800-$1,000 psf)。

    陈荣贵也说:“达哥打弯也靠近体育城,重要体育设施的发展相信会带动周边房地产价格,而实龙岗3道,可以发展成实龙岗和后港的重要腹地。”

  22. #622
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    Almost all new mass-market condos launching this year will be priced above $1,000 psf. The Estuary is one of the last few mass-market condos that are priced below $1,000 psf.

    Will below-$1,000psf-mass-market condo launches become history soon?

    I am no historian but it seems like everyone is rushing down to Yishun to own a part of this history now. Perhaps that is also a history in making?

  23. #623
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    Quote Originally Posted by Regulators
    the showflat goers kind of mentality is "no fish prawn also good" so for the MM units to go in Estuary, not surprising. Buyers buying on impulse or thru showflat tactics may not end up with good buys few years down the road.
    The key thing about profit earning is not just about whether you have bought something worthy or not...it is whether there's buyers who is willing to buy from you.

    You talk so much how unworthy it is to buy Estuary 1 bedder, in the end the sales keep going up steadily. Twist your brain abit la, don't always follow the crowd, try analyze things deeper. Try study the unique buying sentiments and profit margin. No fish prawn also good is also an indication of buyer's unique sentiment. As long as there's people buy, I'm still the winner.

    U can only convince me if there is no sales going on. Else, pls don't talk about how many years down the road that kinda crap as no one will be able to predict and we have enough of that. We already hearing you loud and clear.
    Its a fact that Estuary is selling well and all units are evenly distributed in terms of sales. bro, dont waste time la. U don't buy doesnt mean others won't buy.

    If I don't buy anything, I everyday also can be like you sit down here and criticize. Very convenient right?

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    I finally know what separate the rich from the poor. The rich sees possibilities in everything. The poor condemns everything he sees. And thats why they never take any actions, got alot of sound but no activity.

    Anyway, the upcoming condos price is going to hit more than $1100psf onwards....those who want huge bedrooms, near mrt, nice view, no traffic jam, aircon bus interchange, windy no west sun, marble tiles, no bay window, convenient, near city, below $800psf....u can slowly wait lo.

    Maybe wait long long then got.
    Lets see who in the end suffer from this phrase: no fish got prawns also good.

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    Quote Originally Posted by gosperence
    Reasons I bought:

    1. Near to my working place at AMK Industrial Park II near Apple, NCS, Motorola
    2. My auntie few blocks away, mum can visit easily
    3. The reservoir is under upgrading, i like the 170m deep into the reservoir platform that's currently under construction
    4. Nice view
    5. Affordable at $700psf
    6. If for own stay, don't care it's 99 or FH.
    7. All amenities are nearby, although Khatib station is 8min walks not 3min.
    8. Design ok nothing to shout about
    Thanks for sharing. I think you got a good deal at $700psf.

  26. #626
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    Thanks fclim.
    Some odd unit is at $695psf, and some agent got it before preview for their own disposal later at $668psf only. These are closed-door sales we couldn't snap.
    Attached Images Attached Images

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    Posted some pics of Lower Seletar Reservoir remaking right in front of the Estuary. This made the surrounding more scenic. I like the viewing deck like a seashell in the middle of the reservoir (those rowers will hate this as it block their path )

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    Quote Originally Posted by fclim
    Thanks for sharing. I think you got a good deal at $700psf.
    Yes I would agree too... at least he is very frank about the lay out... like what karenk said before.. take the good and bad.

    When you buy for self stay.. it is really a different set of criteria and sometimes the price difference is not really that important as long as you can still afford it. Secondary considerations versus primary needs.

    Frankly, its not because I am sour grapes here. Do want to point out to others than Moo2010 that 1 bedders are always first to sell out...within hours of the preview even..... if the 1 bedders here cannot sell out.. its really not worth investing. Moo2010 is probably buying for self stay so he has probably a different set of criteria.

    Altez...1 bedder all sold out right? Most if not all D9,10,11 FH 1 bedders always sell out first before the 2 bedders.... the speed of the sales will give a rough estimate of the current and future demand.

    In city area, get 1 bedders as quantum is high. However, people do value the convenience and will still pay to stay.
    In suburb, get at least a 2 bedders as the value placed on convenience is not as much and the folks would have a stronger preference for a bigger unit at a cheaper price. Simple concept of trade of.

  29. #629
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    Got my 2 bedder @ $763 psf.

    Small area but decided to purchase it since it offers alot of natural greenies... Anyone got any idea it take how long for TOP?

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    Wah reefy u bought without knowing when it will TOP? In SNP agreement which i received today, it's stated 31st Dec 2013. Developer always put 3 years to safeguard themselves. If the project is sold-out within the next few weeks, then foundation will start and it typically ready by Q1'2013 or TOP by then. This will follow by CSC before deadline 31st Dec 2013. U can start move in by Q1'2013 if this is for your own stay.

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