Any recommendation?
Any recommendation?
the shelford. but you hardly find any unit for sale.
further asking price is still high because local owners occupied or entry prices were high then.
Bro,
Thank for your advise. Sad to know as wanted to get one at shelford area.
first saw last year at $1300psf
now saw ura prices at about $1000psf
the better project in shelford area with gate to main road.
Other projects need to use the shortcut.
watten estate is another affordable one. more for own stay.
Watten estate got new release? It price is competitive with Shelford I will serious look into it.
Need expert advise for this.
Visit show flat of Shelford 23 and quoted $1230 pfs.
Any expert here can provide advise? I don't really know whether this psf is consider high, average or low at this time if I commit to buy?
Originally Posted by fn6193
wat about Shelford Suites? Any idea developer's pricing now?
Latest check quoted at $1600 pfs
oh ok, same as launch price, no drop.Originally Posted by fn6193
I have a unit in 19 Shelford. I think it is one of the better ones in Shelford area (of course, The Shelford is better as it is newer). Down side - it is more than 10 years old.Originally Posted by august
Another option is Kellett Court but it is a small development (~32 units).
4 new developments: Shelford Suites (CitiDev), 18 Shelford (Popular), 23 Shelford and D'Chateau (or something similar).
Of course, good to hear what others have to say ...
BR
DO drop me a line @ 82818888 if you are keen to explore shelford @ 1210psf. brand new from developer. thanks!
Pet
i like 19 shelford too. lots of open space, and some of the units have really wonderful view. however, i find the single level units to be too small. the 3bedders are all 2 level. also, some of the bedrooms may not have sufficient windows.Originally Posted by ToBMaster
it's a short walk to dunearn road via shortcut, so not too bad.
Hi duckweed,
Note that for the 3 bedrooms, they are available in both flat plan and duplex. The flat plans are quite rare though. I personally find the 3 br flat plan too small (about 1,110 sq ft) and much prefer the 3 br duplex (1400+ to 1700+).
You are right about the windows. One thing I don't like is that for the duplex, the windows are mostly fixed and only the top panel can open. For the 2 bedroom on the upper level, the ventilation is only a small panel that is quite high. Looks like those are designed to be under air conditioning most of the time.
Originally Posted by duckweed
Shelford Suites - Most of the units face East & West - Hot like hell in the afternoon till night time.
D'Chateau - Small project, little facility.
23 Shelford & 18 Shelford - Looks very cramp.
Actually Shelford road area usually very bad traffic jam especially just before school starts and after school ends (because of Raffles Girls Primary School nearby).
Originally Posted by ToBMaster
I actually visited the showflats of Shelford Suites, D'Chateau and 23 Shelford. As usual, all very nicely done, but, it seems the land areas are all rather small unlike the older ones ...
As for traffic jam after school, I am not too familiar as I usually return home much later. However, on the few rare occasions that I returned home at 6+, dunearn road is jammed (lanes 2 and 3) up till hillcrest road. But if you keep to the right lane, it should be OK ... Wait till you try King's road and the vicinity near NYPS in the morning and at 1+ ... luckily, NYPS is a single session school.
However, I realise that the condo units in Duchess Road area are more expensive than those in Watten and Shelford Roads although they are just separated by BT/Dunearn.
Regarding 19 Shelford, I have visited many units during my house-hunting days. The 4th floor 3BR duplex units come in different configurations. Some units do have proper windows on the upper level (rare though). However, the best units are the 10th floor duplex units (proper windows in both the upper floor units), better if they are facing the pool.
Happy house-hunting :-)
PS: I am an interested party as I stay in 19 Shelford
Originally Posted by teddybear
driving past NYPS at 5 plus is a nightmare. I dont know why the darn school allows parents to park their cars by the roadside obstructing the traffic flow.
Originally Posted by ToBMaster
Are you sure? NYPS is a single session school. CCA ends 5+. Did you get your timing correct?
No disrespect meant.
BR
Originally Posted by Regulators
10th floor at 19shelford - must have truly lovely view all around? it should be the highest point at shelford, i think? last time when i was looking around, no units in the tower block were on sale.
regarding traffic near schools. this should be expected, i suppose? i pity those who are planning to get in/out of yet-to-be-completed hillcrest villas in the future. i am not sure where the entrance/exit is, but i do believe the line of cars queueing to get into rgps stretches around this devt, and likely to block the entrance/exit.
hence, it's good to be near, but never too near.
if one is coming back from PIE and dunearn road is jammed, can go into vanda road and from there, you can reach shelford road, bypassing dunearn. just need to know how to zig-zag inside.
Hi, anyone here viewed or stayed in Shelford Regency? Hows that place? How much do you reckon its worth based on pfs? Its seems to be nearer in term of walking distance to Coronation Plaza and maybe future MRT station.
Think you really have to see the place cos it was built sometime back. Then decide. But there are a large number of condos in the Shelford region which may exacerbate the traffic situation. Must go during peak hour to see?Originally Posted by sushi
i recall seeing a unit at shelford regency in 2007, so hope i remember correctly. didn't like the development. smallish plot and the unit i viewed was very dark. car park seemed rather cramped. it's closer to dunearn road compared to many of the other shelford projects.Originally Posted by sushi
the shelford should be the most accessible with the side gate very close to the bus-stop. while developments on the other side of shelford road have the shortcut footpath to the junction of dunearn/adam junction (very close to adam road eatery).
Shelford Suite phrase x launched last week, anyone check it out what is the latest psf?
6 months ago it quoted $1600.
19 Shelford has a walk way down to the dunearn/adam junction, but the walk to coronation plaza where the bank, NTUC and eateries are seem to be quite a distance away compare to Shelford Regency. Guess if seriously looking at that place, one must be able to accept the heavy traffic during the peak hours.Originally Posted by duckweed
Anyone experience the small route drive back to RGPS? Hows the traffic like in the morning? I know the main dunearn road is bad. : )
Seems like this Shelford area is mainly for home stayer rather than investing...so do you think is worth buying a unit in either 19 Shleford or Shelford Regency at $1kpsf? Do you reakon that the price in this area will be more or less stagnant or did have some appreication potential? Anyone please kindly input your views...Thanks...
Only ok for own stay (not investment) but then still have to tolerate the traffic jam in the area and limited amenities and shopping. IMHO not worth >$1k psf.
Originally Posted by shoobie
Don't think its worth it. Between the two, I think 19 Shelford is nicer. For some strange reason, my handphone can never work properly when in Shelford Regency. The unit I saw is also quite dark and the master bedroom layout a bit weird.
With quite a lot of construction going on, renting out will be hard if your unit faces a site.
Originally Posted by shoobie
My take is for own stay. Or for those who are trying to get their kids into the neighbouring schools. But I think you go do some parent volunteer etc can stand better chance than just blowing your money to stay nearby. Better still if you blow money by donating to build a school hall, sure get in :P
That few development does not seem to be fetching high rental rates. The unit in Shelford Regency you saw is 2 or 3 bedrooms?Originally Posted by watchdog
All:
I am replying to some of the postings. BTW, I have vested interest in 19 Shelford, so my views may not be impartial, although I try to "retrict/avoid" partialness. Just to state upfront.
You may not agree with my views but it is good to agree to disagree. Right?
To echotrain:
Getting into NYPS by becoming a parent volunteer is very difficult. I have been through that, not every Tom, Dick and Harry can be a parent volunteer. One needs to provide services that the school needs. If I am not wrong, most of the condos in Shelford area are within 1km from NYPS and RGPS. This year, the statistics for P1 registration are as follow:
NYPS: Phase 2C: 55 applicants (54 within 1 km) for 47 places
RGPS: Phase 2C: All appplicants within 2km accepted; balotting for those living more than 2km away
To watchdog:
I agree, 19 Shelford is definitely better, but to each his own ...
To teddybear
The recent 99Y LH condo in AMK is selling at > 1K psf, so a freehold condo in BT should be priced higher, right? Honestly, I am as confused as everyone about the recent property prices. The best rule may just be: pay the price that you are happy and comfortable with.
As for amenities, there is Cold Storage and Island Creamery at Serene Centre, which is 10 minutes' walk from 19 Shelford, using the Adam/Shelford path. Of course, not forgetting NTUC at Coronation Plaza; and the new additions: Starbucks and NYNY. But all these are not important to me. I usually get my groceries elsewhere. What is nice though, is the proximity to Botanic Gardens.
As for traffic jams, my observation is that the traffic is heavy on Farrer Road in the morning and Bukit Timah in the evening. As for traffic conditions in the morning for Shelford Road, I have already posted my observations somewhere, so I shan't repeat.
To shoobie
A 2br 19 Shelford unit should be able to command a rental of 2.5K to 3K per month (current situation, used to be 3K+ in 2008, before the crisis). Anyway, I guess a return of 3-4% for a freehold property is reasonable. But again, it all boils down to each person's expectation.
To fn6193:
Shelford Suites was relaunched last week. I believe the price is now 14xx psf, down from 16xx. Good luck to the few early buyers
To duckweed:
The Shelford is the "newest" completed property in Shelford area and it is the most expensive too. Majority of the units are quite big, which means the absolute value is big too. I do recall that there is a block with smaller units but I cannot confirm. Pardon my forgetfulness ...
To sushi:
Try using Google Earth to get a perspective of the Shelford area. I believe Shelford Regency is a small development (56 units) slightly larger than Kelett Court. Between Shelford Regency and Kellett Court (32 units), I would choose the latter. Personally, I prefer 19 Shelford (256 units @ 11xx psf) or The Shelford (215 units at 13xx psf). {The prices are current average asking prices, not transacted prices}
Maybe you should start a new thread on Shelford Regency so as to get more information.
I am posting because:
1. I have vested interest in 19 Shelford
2. I am trying to provide an owner's perspectives
3. Agents may have all the information but if they do not stay in the area, they may not understand.
4. There are fantastic agents who provide balanced views, but an additional source of information is good.
TBM
Thanks ToBMaster,
Your views are very useful to those of us that can only base our experiences on our relatively short viewing experiences and exploration of the area.
Sushi,
The unit I saw was a 3BR. The bedroom has a strange bay window like projection (facing the pool). What I always do when I see a development is check the MCST noticeboard. You can find lots of funny things there. I read about some complaints about vandalism etc - didn't give me a good impression although I concede this can go on in any other development.
FWIW, the development I like the most in that area is The Shelford. Saw a unit at the very top of the hill overlooking the stepped slopes going down to the lowest point. Very nice.... unfortunately the price not so nice. I like the overall design and the fact that the back gate lets you out directly to Bukit Timah / Dunearn. Children can reach the bus stop easily compared to the other developments. And for those looking, the 3BR is to me better than the 3BR + study, because the study is quite awkward with no windows and hence no natural lighting.