Correct myself.. stack 18 may not have the spikes view as it should be blocked by stack 13. Stack 11 has limited spike views or none..Originally Posted by Condorich
Correct myself.. stack 18 may not have the spikes view as it should be blocked by stack 13. Stack 11 has limited spike views or none..Originally Posted by Condorich
For rental yield, suburbs or Yishun will be the last place I will invest in. For the price of 2 bedder in suburbs , I rather buy a one bedder in city or city fringe area. Easier to rent, better class tenants, slightly better yield and more room for price appreciation in long term.Originally Posted by mantrix
Latest info from agent is that the developer is offering a few alternative layouts to the 2+1 in an effort to move the units.
customising 2+1 units? they're really bending backwards for these smaller units.
The demand for 2 or 2+1 has been shifted to 1 bedders...
Not much they could do with the layout right? Kitchen, Balcony and Tiolet fixed....Only the study room could go as it is really odd... if they could enclose the tiolets for each room.. it should be better, but well....
Yah, the first option is to make the study and the other bedroom into a big bedroom, which is a more livable size. So u get a big 2 bedroom unit. The other option is to expand the master bedroom into the study area with walk-in wardrobe. The last option is to turn the study area into a family area with extra TV/cable socket.Originally Posted by Condorich
Not sure what you're talking about. Rental yields in mass market is currently around 3.5% while prime areas around 2.5%. Read the Nomura analysis. Rental yield means Rental/Capital, not just gross rental alone. There are mickey mouse units in the city that has difficulty renting out - and can only rent to short term tenants. Remember don't be a lemming. At today's price, may not be too wise investing in the city anymore. And new city centers are being formed all the time. There is a recent news that most govt agencies will move to Jurong Lake District by 2015 to kickstart the process. Don't be a lemming if you're late in the game.
Originally Posted by nav14
10 bids for Yishun EC site
Joyce Teo
Property Correspondent
The Straits Times
Thursday, 11 March 2010, 6.19 pm
The winning developer of the 15,074 sq m site on Yishun Avenue 11 will have to set aside 95% of units in the initial month of sale for first-time home buyers. The plot can yield about 385 units. -- Photo: Chew SengKim, ST
The tender for an executive condominium (EC) site in Yishun attracted 10 bids at the close on Thursday.
China-based MCC Land (Singapore) put in the top bid of $127.8 million or $281.3 psf ppr.
Other bidders include Far East Organization, Sim Lian Land and Boon Keng Development.
The winning developer of the 15,074 sqm site on Yishun Avenue 11 will have to set aside 95% of units in the initial month of sale for first-time home buyers. The plot can yield about 385 units.
Last week, an EC site in Sengkang drew 11 bids, with the winning offer trumping analysts' expectations by a fair margin.
The 19,000 sq m site, which can be developed into 520 apartments and is near Buangkok MRT station, was topped by Frasers Centrepoint's Opal Star and Lum Chang Building Contractors, with a bid of $193.28 million or about $315 psf ppr.
The Government last put up an EC site for sale in Punggol in September 2008 but failed to attract any bids. The last EC launched was La Casa in Woodlands in May 2005 - for around $550 psf - which was completed in early 2008.
My studio in the city fringe got rented out last month within one week of the pevious tenant moving out and at a 5% yield based on today's prices or 7% based on purchase price. There are still good buys out there if you look properly. Go for sub-sale units as they tend to be lower priced and will give better yields. The 2.5% yields are based on brand new purchases in super prime locations.Originally Posted by Wild Falcon
Yishun EC site gets 10 bids, what will be the launch price?
H88
Friday, 12 March 2010, 12:37
The Executive Condominium (EC) site at far off Yishun Avenue 11 is pretty hot, and has attracted 10 bids. The site is likely to be won by MCC Land Singapore with a $127.8M bid.
According to CBRE, the break even price for the condo built would be roughly $520 psf. Which means that the developer has plenty of space to maneuver between The Estuary's recent pricing of ~$735 psf - $870 psf and still make a healthy profit.
Of course the EC developer could get greedy and keep in trend with the recent launch of The Estuary ... but that would mean ~$750psf ECs. Would you bite then?
Just to clear your heads, the Lilydale EC that sits just beside the EC site, recently transacted between $516 psf - 536psf.
So where do the laundry money or unclean money under..?? and where do the money goes to,after surfaced as clean money..Originally Posted by jitkiat
-Decent business
-Supercars
-properties.
Last edited by jwong71; 13-03-10 at 05:05.
Market is crazy, unsustainable...
Oh my god!
The Estuary starts with a hïgh of $921 psf!
What was it thinking?
It wants to join the OCR $1,000+ psf Club?
Private Residential Units Sold in the Month of February 2010
Project Name .. Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
The Estuary ...... OCR ....... 386 ....................... 386 ........................ 921 ............. 757 .............. 633
I think some of the high floor 1 bedroom units are close to 1000psf.
1000psf??
Has this phenomenon affected the freehold condos further away like Northwood / Seletaris / Springhill?
Its only a matter of time boss...Originally Posted by mantrix
No need to see far. Just check the price of nearby condos after Centro and Optima was launched.Originally Posted by ksh
The Estuary is not crazy should it hit $1,000 psf. In fact, I am expecting it to do so because it is a sensible thing to do.Originally Posted by ksh, 16 March 2010 10.25 pm
If Bishan Loft, the going-7-year-old EC in District 20 Bishan can do $806 psf, why should The Estuary, a new and "normal" condo, not hit $1,0xx psf? It doesn't make sense!
Bishan Loft
Address ............................. psf ............ Area .......... Price .......... Contract Date
31 Bishan Street 11 #32-05 .... $806 psf .... 1,141 sqft .... $920,000 .... 4 Feb 10
Originally Posted by Reporter
this thread was one of the HOTTEST last month ..
all of a sudden .. not much update ..
fully sold ?
resale units out for sale soon ?
I guess more or less the good units were all gone. Last time went there left 2+1 and the low floor 3 bedders and a few west facing 2 bedders.
It seems that this project has become the new baseline pricing for new launch of 2010, like caspian was in 2009.
This is the usual norm... it is like a FISH feeding frenzy.. when they are biting.... even if you throw rubbish they will bite... When the frenzy is over... they won't know why did they bite.Originally Posted by proud owner
Have to wait for next feeding frenzy if it is to come.
Originally Posted by Condorich
hahah pal
i really like your analogy ... how apt
Thanks pal... it is near the waters, hope that it will not be under water when it TOPSOriginally Posted by proud owner
93 Yishun Avenue 1 #11-23
99 Yrs From 25/06/2008
$770
926
$713k
11 Mar 10
93 Yishun Avenue 1 #06-21
99 Yrs From 25/06/2008
$709
1302
$923k
10 Mar 10
93 Yishun Avenue 1 #09-19
99 Yrs From 25/06/2008
$714
1195
$853k
10 Mar 10
91 Yishun Avenue 1 #13-15
99 Yrs From 25/06/2008
$779
1216
$947k
09 Mar 10
87 Yishun Avenue 1 #05-05
99 Yrs From 25/06/2008
$816
592
$482k
09 Mar 10
93 Yishun Avenue 1 #03-22
99 Yrs From 25/06/2008
$660
1528
$1008k
09 Mar 10
89 Yishun Avenue 1 #02-12
99 Yrs From 25/06/2008
$800
603
$482k
09 Mar 10
93 Yishun Avenue 1 #10-23
99 Yrs From 25/06/2008
$767
926
$710k
08 Mar 10
93 Yishun Avenue 1 #05-19
99 Yrs From 25/06/2008
$697
1195
$832k
08 Mar 10
97 Yishun Avenue 1 #15-35
99 Yrs From 25/06/2008
$812
926
$751k
05 Mar 10
99 Yishun Avenue 1 #11-38
99 Yrs From 25/06/2008
$723
1302
$942k
23 F
Can it be exercised by first buyer and put up in sub-sale so quickly? It was launch in Feb right? You mean they exercised and then the sub sale buyers exercised it again. This is FISHY.Originally Posted by jitkiat
Done my own checks.. it is the exercised options by 1st buyer. No subsale yet. Do correct me if I am wrong. Thanks.
Definitely not subsale. Looks like studio starting at 800psf, 2br non-lake-view unit starting about 750psf.
Last edited by jitkiat; 30-03-10 at 14:33.
Hi JitKiat where to check out this info?
Surprised to see some transactions at pre-launch price but transaction date in Mar.
They are available in streetsine.comOriginally Posted by gosperence
What you see is actually the same set of transactions. Offered preview prices in Feb..., granted options. The caveats will be lodged after the option owners exercised their options (for loan cases) within the exercisable period.. so you see it in March or Apr.
Nothing surprising, nothing to shout about... as these are normal transactions. You should be more interested in sub-sale transactions.
The mystery parcel has been unveiled.
http://www.hdb.gov.sg/fi10/fi10297p....plan+(RPD).jpg
http://www.hdb.gov.sg/fi10/fi10330p....1?OpenDocument
This should moderate some of the exuberance there.
Originally Posted by Condorich
but, does those two location had anything better than Estuary?