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Thread: Telok Kurau - Value buy?

  1. #1
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    Default Telok Kurau - Value buy?

    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area

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    For investment or own stay? since you listed the positive points, I'll list the negative ones.

    1. very cluttered - not healthy for owners occupier
    2. no privacy - neighbouring apartment will look directly into your unit
    3. poor facilities - as mentioned below. swimming pool is more like bathutb
    4. quality of units - most developers are budget hotel Fragrance/H81 type - so design and quality also looks like budget hotel
    5. very hot because of how closely the units built together.
    6. large supply because a few terrace house become 50 units of apartments
    7. new developments by Fragrance are almost all mickey mouse doghouse units - not sure if u will get desirable tenants in the future
    8. some apartments there are rented to Chinese PRCs who are in the vice trade.
    9. low quantum apartments to bring up PSF (u go propertyguru and filter by private property <500k and only 2 places appear - Geylang and Telok Kurau), in short, not sure what sort of neighbours u get - those who die die must stay condo type but budget less than $500k?
    10. But #9 above can also be a positive point in the sense if developers only sell mickey mouse in that area, may bring up the PSF rapidly (albeit artificially with those tiny units)
    11. Some of the cubik box are really realy ugly - worse than HDB flats.

    Quote Originally Posted by Regulators
    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area

  3. #3
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    Default telok kurau

    Quote Originally Posted by Regulators
    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area
    Hi Regulators, Tao Nan is moving away.

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    Quote Originally Posted by tericia
    Hi Regulators, Tao Nan is moving away.

    temporarily though, till their renovations are done

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    i question the potential coz being in D15 and being able to find relatively new projects at 8xxpsf, it is quite a steal imo. I would think that paying 8xxpsf for a freehold apartment in D15 telok kurau is anytime more justified than buying 99yr The Treehouse in upper bt timah at 9xxpsf, Casa Aereta in Geylang at 1kpsf or the ugly looking Centris in Jurong West extension for 9xxpsf. from an investment perspective, correct me if i am wrong.

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    Quote Originally Posted by Regulators
    i question the potential coz being in D15 and being able to find relatively new projects at 8xxpsf, it is quite a steal imo. I would think that paying 8xxpsf for a freehold apartment in D15 telok kurau is anytime more justified than buying 99yr The Treehouse in upper bt timah at 9xxpsf, Casa Aereta in Geylang at 1kpsf or the ugly looking Centris in Jurong West extension for 9xxpsf. from an investment perspective, correct me if i am wrong.
    if it's for personal stay, i would pick TK amongst all the other options.

    treehouse = bukit panjang. upper bukit timah just makes it sound more prestigious and cover up the ulu location of which

    casa aereta = maybe buy to rent out to FTs who are getting raided at hotel 81 & fragrance hotels pretty much in recent times

    centris = jurong west. the epitome of ulu-ness and not to mention the congregation of FTs at jurong point every weekend "faint"

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    talking bout uluness and price mismatch, 2 bedders in Centris are screaming for 8xxk to 900k, something unheard of in jurong in entire history of singapore property.


    Quote Originally Posted by eng81157
    if it's for personal stay, i would pick TK amongst all the other options.

    treehouse = bukit panjang. upper bukit timah just makes it sound more prestigious and cover up the ulu location of which

    casa aereta = maybe buy to rent out to FTs who are getting raided at hotel 81 & fragrance hotels pretty much in recent times

    centris = jurong west. the epitome of ulu-ness and not to mention the congregation of FTs at jurong point every weekend "faint"

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    I have also observed an increase in investor's interest in the TK area. Look at the recent transactions done in D15 and you will observe for yourself.

    I would go for PH units in this area as there is a height restriction. So the PH units at 5th and 6th storey will enjoy relatively unblock views.

    I understand that agents/ investors preach that PH units are not value for money due to the roof top balconies, staircase etc but I think that for TK play, one should go for PH to be unblocked, more windy, light etc and the facing is really important here. You will not want something like CV(you guess), that has EW facing PH!

    Expats like roof balconies and the lifestyle and PH units move fast in the rental market, although the rental yield may not be as attractive as in a studio or 2 br.

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    Quote Originally Posted by Regulators
    talking bout uluness and price mismatch, 2 bedders in Centris are screaming for 8xxk to 900k, something unheard of in jurong in entire history of singapore property.
    u're not joking eh?? is this developer's sale or subsale?

    back in 2006/2007, 3BRs from one amber, esta and cote d'azur were going for about 800-900k and it was considered expensive.

    now in far far away land, separated from all civilization, the land of ulu-ness personified commands 800-900k for 2BRs???

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    if want to buy a ph in tk, then have to do maths liao, find out what u paying for livable space and non-livable space and so whether the gross psf adds up. also have to choose the right lorongs to buy. i think lorong M and N are ok.

    Quote Originally Posted by bullman
    I have also observed an increase in investor's interest in the TK area. Look at the recent transactions done in D15 and you will observe for yourself.

    I would go for PH units in this area as there is a height restriction. So the PH units at 5th and 6th storey will enjoy relatively unblock views.

    I understand that agents/ investors preach that PH units are not value for money due to the roof top balconies, staircase etc but I think that for TK play, one should go for PH to be unblocked, more windy, light etc and the facing is really important here. You will not want something like CV(you guess), that has EW facing PH!

    Expats like roof balconies and the lifestyle and PH units move fast in the rental market, although the rental yield may not be as attractive as in a studio or 2 br.

  11. #11
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    sorry, it is not 900k for a 2 bedder, it is 950k...

    http://www.propertyguru.com.sg/listi...le-the-centris


    Quote Originally Posted by eng81157
    u're not joking eh?? is this developer's sale or subsale?

    back in 2006/2007, 3BRs from one amber, esta and cote d'azur were going for about 800-900k and it was considered expensive.

    now in far far away land, separated from all civilization, the land of ulu-ness personified commands 800-900k for 2BRs???

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    Quote Originally Posted by Regulators
    if want to buy a ph in tk, then have to do maths liao, find out what u paying for livable space and non-livable space and so whether the gross psf adds up. also have to choose the right lorongs to buy. i think lorong M and N are ok.
    When I buy PH, I normally use the two-third rule usable space rule. But if you look in depth into the TK PHs, its a bit confusing as I observe some owners "reclaim" their roof balconies into extra rooms etc. So its really on a case by case basis. I agree that M and N are still ok for now. Some of the others are really cluttered. Thats why I was looking into developments on the other side of still road but not those that are too near to Joo Chiat.

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    For investment (usually expats), best to have the following for TK:

    1. Quiet area (no rowdy neighbours who mahjong or karaoke or crazy dogs)
    2. Decent facilities (means no pond as excuse for pool)
    3. Reasonable layout (separate kitchen best for expats who love to cook)
    4. Balcony a plus (expats like to entertain)
    5. Ground floor unit (same reason as 4) for alfresco dining
    6. Easy to get a cab right outside the development - means close to major road
    7. Close to convenient stores or small eateries with edible food

    This effectively narrows down to anything along Lor G or left side of Lor N.

    Quote Originally Posted by Regulators
    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area

  14. #14
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    u vested in tk?

    Quote Originally Posted by mcmlxxvi
    For investment (usually expats), best to have the following for TK:

    1. Quiet area (no rowdy neighbours who mahjong or karaoke or crazy dogs)
    2. Decent facilities (means no pond as excuse for pool)
    3. Reasonable layout (separate kitchen best for expats who love to cook)
    4. Balcony a plus (expats like to entertain)
    5. Ground floor unit (same reason as 4) for alfresco dining
    6. Easy to get a cab right outside the development - means close to major road
    7. Close to convenient stores or small eateries with edible food

    This effectively narrows down to anything along Lor G or left side of Lor N.

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    I bought a 4 bedder along lorong H with open terrace and private pool and that development only has 3/4 bedders

    It is 7 mins walking distance to Kembangan MRT as well

    I guess it is not a bad buy for personal stay

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    I bought an apt in Lor N.
    Been surveying all the lorongs in TK and find that Lor N to be one of the least cluttered. PLus my apt is near the PArk connector, making accessibility to MRT and East Coast PArk a plus point.
    Now eagerly awaiting for TOP in 9mths times.
    Hope the developer (Roxy Land) doesn't disappoint in the build & finishing quality.

    BtW, FEO owns a big plot along Lor N and have just launched it (The Sound) at around $1500psf.
    Luckily, their main entrance faces East Coast Rd, which should not cause traffic issues along Lor N.

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    Quote Originally Posted by rambo6
    I bought an apt in Lor N.
    Been surveying all the lorongs in TK and find that Lor N to be one of the least cluttered. PLus my apt is near the PArk connector, making accessibility to MRT and East Coast PArk a plus point.
    Now eagerly awaiting for TOP in 9mths times.
    Hope the developer (Roxy Land) doesn't disappoint in the build & finishing quality.

    BtW, FEO owns a big plot along Lor N and have just launched it (The Sound) at around $1500psf.
    Luckily, their main entrance faces East Coast Rd, which should not cause traffic issues along Lor N.
    did u buy the lucent?

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    Quote Originally Posted by eng81157
    did u buy the lucent?
    yes sir,
    The Lucent. The Ambrosia was out of budget and also sold out.

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    Quote Originally Posted by rambo6
    yes sir,
    The Lucent. The Ambrosia was out of budget and also sold out.
    did u consider the verte? heard there's a park in front of it and it's nearer to kembangan mrt comparatively

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    Quote Originally Posted by eng81157
    did u consider the verte? heard there's a park in front of it and it's nearer to kembangan mrt comparatively
    I bought the verte

    yes TK park is next to it and minimum of that project is 3 bedders

  21. #21
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    Quote Originally Posted by kellogs
    I bought a 4 bedder along lorong H with open terrace and private pool and that development only has 3/4 bedders

    It is 7 mins walking distance to Kembangan MRT as well

    I guess it is not a bad buy for personal stay
    Good buy, those ppl who don't know this area well will make all negative views, but I find the proximity to MRT and the whole of Singapore by car through the expressway effortless, no where in Singapore can you connect at your door step through PIE, CTE, TPE, ECP, KPE etc, this convenience is priceless. Drive or don't drive. The connector and well placed crossing lights makes it super safe for school children to take MRT by themselves.

    Not to mention, Katong, PP and the new Katong Mall all at a stone's throw away and even reachable on foot, so is the best most "happening" part of the East Coast beach by connector, great for keep fit fanatics and holiday resort feel 365 days per year. Cycle and jog all you want anytime 24/7 without worry about cars or smog at the connector and beach.

    Also yeah other places may be more classy and up market but also way more expensive, as for the older developments in TK, they will be enbloced slowly. MRT for the other 'better' places in the East? 2020 even then only still planning and investigating soil ????

    Cluttered? Why not form a committe to petition LTA to paint double yellow lines throughout the estate.

    Go in TK as a starter and if want to upgrade, aim for Frankel or Siglap later This area can stay for whole life, you may move out but u will never move away
    Last edited by xebay11; 11-05-10 at 21:27.

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    zzz..so many agts ard...

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    no core selling point in TK...used to be a nice landed enclave....enbloc craze simply spoil the whole environment. Hopefully, no boutique apts sprouting in next door Frankel.

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    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    No offense but I think all your points that you thought of are 'non' points.

    1)It is largely FH definately but you are comparing with the terrace & semi-Ds which make up most of the properties there.

    2)Tao Nan is not such a good school - nothing compared to schools around Bukit Timah

    3)Very subjected to what is near or far

    4)agreed no HDB view, but is cluttered, alot of roads no thru road.

    5)Comparing apples to orange, sometime things are cheap for a reason.

    Hope that helps, but guess you probably know all these already. Maybe it will give other potential telok kurau buyers something to think about.

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    Yah. Agents and owners will obviously give biased views lah. I don't think it is fair to compare Telok Kurau with some of the other condos someone mentioned. Have you seen the renderings for Treehouse? How to compare right? It has full facilities with tennis courts, green building, large land area, skating rink or whatever, beautiful view of nature etc. I'm not invested but I think the comparison is ridiculous. A Treehouse person is never going to be a Telok Kurau person - they are just different. You look down on Dairy Farm as "ulu" but those people staying there like the serenity and spaciouness lah. Telok Kurau is the exact opposite - cluttered, small Fragrance-style boxy developments with no real facilities. Also, I used to own a small development in another district and the maintenance is very high and eats into your rental yield if you're looking to rent out.

    As I say, I don't see any aesthetics or beauty in the developments there - the worst-looking developments in the entire Singapore are all concentrated there but if you have to stay in D15 and have no budget for anything better and don't mind the quality of the developments then go ahead and buy. Also, if you're a "new" investor with a small budget, then this is probably the only place (other than Geylang) with new launch selling at $300+k or $400k - cheaper than HDB. Go propertyguru and filter for units less than $500k and Telok Kurau will be ranked on top. I'm wary of buying areas with new launch focusing on mickey mouse units though - it just shows even developers have no confidence of selling a normal unit and have to go down the "low quantum less than $500k" route.

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    Quote Originally Posted by Regulators
    i question the potential coz being in D15 and being able to find relatively new projects at 8xxpsf, it is quite a steal imo. I would think that paying 8xxpsf for a freehold apartment in D15 telok kurau is anytime more justified than buying 99yr The Treehouse in upper bt timah at 9xxpsf, Casa Aereta in Geylang at 1kpsf or the ugly looking Centris in Jurong West extension for 9xxpsf. from an investment perspective, correct me if i am wrong.
    Actually the price speak for itself. If it is freehold and yet still command only sub $800psf, wat do u think is wrong with that area?

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    Quote Originally Posted by xebay11
    Good buy, those ppl who don't know this area well will make all negative views, but I find the proximity to MRT and the whole of Singapore by car through the expressway effortless, no where in Singapore can you connect at your door step through PIE, CTE, TPE, ECP, KPE etc, this convenience is priceless. Drive or don't drive. The connector and well placed crossing lights makes it super safe for school children to take MRT by themselves.

    Not to mention, Katong, PP and the new Katong Mall all at a stone's throw away and even reachable on foot, so is the best most "happening" part of the East Coast beach by connector, great for keep fit fanatics and holiday resort feel 365 days per year. Cycle and jog all you want anytime 24/7 without worry about cars or smog at the connector and beach.

    Also yeah other places may be more classy and up market but also way more expensive, as for the older developments in TK, they will be enbloced slowly. MRT for the other 'better' places in the East? 2020 even then only still planning and investigating soil ????

    Cluttered? Why not form a committe to petition LTA to paint double yellow lines throughout the estate.

    Go in TK as a starter and if want to upgrade, aim for Frankel or Siglap later This area can stay for whole life, you may move out but u will never move away
    No sure what you are attempting to say, you're just being very general.
    Driving is "effortless", try taking a drive along Lorong J/Still Road. What is effortless is Tanjong Rhu, Meyer/Ford Rd exit ECP or Tanjong Katong/Amber exit ECP.5-6 min flat to Suntec/Sands.

    Anyway you sound like you have been reading too many sales kits

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    not sure about others, but i visit someone i know at TK pretty often in the last 2 years. the journey from PIE to TK through jalan eunos leading to still road (is that the name of that road?) is horrendous. the same goes for the opposite direction. it's jam both ways!

    i am not travelling during peak hours, btw.

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    Quote Originally Posted by duckweed
    not sure about others, but i visit someone i know at TK pretty often in the last 2 years. the journey from PIE to TK through jalan eunos leading to still road (is that the name of that road?) is horrendous. the same goes for the opposite direction. it's jam both ways!

    i am not travelling during peak hours, btw.
    Yup, the Eunos area towards Still Road is usually pretty jammed, but it's not that bad, at least the car moves a little at a time.

    I think TK is a pretty nice neighbourhood to live in coz it's relatively quiet, laid-back and breezy. Of course, it would be nice if your apartment was closer to the main road (Still Road or Telok Kurau Road) coz the lorongs do get pretty cramped.

    All in all, as pointed out by other members above, we each have our own preference as to our preferred location for stay or investment. Easterners think the West is super ulu, vice versa. As long as you're happy with you apartment can already.

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    1 year back TK look like a ulu place to buy. Now as long as not jurong or boon lay can consider good buy.

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