Here are my personal observations over the last 3 years and ? the development of a potential price inequality, wondering what you guys think ?
1. bukit timah road/dunearn road
New estates
floridian/cascadia/jardin going between 1600-1900psf
generally i would rank jardin>=floridian>cascadia
Old estates
tessarina, nexus, sterling, maplewoods, blossomvale
all transacting 1400psf there abouts on average
2. jalan jurong kechil
signature park 1000++ psf
terrene 1300++ psf
apartments (w/o condo facilities) charisma view, grand regency, grand chateau have transacted at 1050++ psf
3. hillview area
im very surprised that symphony heights/summerhill have transacted 1200-1300psf ( in my opinion , over-valued )
this is the first price inequality
4. now u would notice that the shall i say neglected stretch along upperbukit timah road with
Springdale/Southaven/Bukit regency
this area is transacting 1000+
(same as jalan jurong kechil and ?lower than hill view area)
what do u guys think?
this area should be valued at 1100-1200psf
upsides and advantages
1. MRT 600m, southaven is probably the most walkable
not possible at jalan jurong kechil, upslope and very far in hill view
2. Amenities (food across the road -> cheong chin nam road vs railmall and none at jalan jurong kechil)
3. No ERP (compare this to hillview)
4. Nature? pros and cons
5. Better location (more central closer to the bukit timah stretch)
would be looking at these condos with great interest
intrinsic value should see higher transacted caveats soon
what do u guys think?
im personally vested in this area
am looking for more bargains