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phantom_opera
12-09-12, 07:37
Start a proper thread with proper name

http://www.thekovanregency.com/wp-content/uploads/2012/09/siteplan-e1347342124898.png

http://www.thekovanregency.com/wp-content/uploads/2012/09/location-map-e1346752261105.png

pricing / unit types:

http://www.thekovanregency.com/site-floor-plans/

phantom_opera
12-09-12, 07:40
Fact Sheet

http://www.thekovanregency.com/kovan-regency/fact-sheet/

Proposed Condominium Housing Development Comprising 6 Blocks of 15 Storey Residential Flats and 15 Strata Terrace Units with Swimming Pool, Ancillary Facilities (Total 393 Units) and 1 Basement Carpark on Lot 09582C Mk 22 at Kovan Road, Simon Road (Hougang Planning Area)

182,824 sqft
car park 412 units

http://www.thekovanregency.com/wp-content/uploads/2012/09/01.png

http://www.thekovanregency.com/wp-content/uploads/2012/09/011.png

leesg123
12-09-12, 08:46
99 Years wef 24 April 2012

LH property at FH pricing...

Kanarazu
12-09-12, 08:58
99 Years wef 24 April 2012

LH property at FH pricing...

How come there are some LH can start at 103 years but this one cannot?

phantom_opera
12-09-12, 09:18
The 50m lap pool looks tiny ... 3 lanes max??
Where is the Tennis Court??

Kanarazu
12-09-12, 09:29
The 50m lap pool looks tiny ... 3 lanes max??
Where is the Tennis Court??

Looks 5-6m width max..

maisonjai
12-09-12, 09:46
Looks like terraces have 2 car lots, not bad wor.

Kanarazu
12-09-12, 10:25
Looks 5-6m width max..

If this is correct the pool is about the same size as that of Bliss... 378 units vs 140 units using the pool... :)

Shoeboxsupporter
12-09-12, 10:49
1 BEDRM
FRM $680K - $750K

I rather buy completed ALEXIS and be neigbour with Air Stewardess :tongue3:

leesg123
12-09-12, 11:22
How come there are some LH can start at 103 years but this one cannot?Because the owner of this land is the gov and so 99 yrs. The 103 yrs owner is private developer holding to freehold land, but selling the apartment with 103 yrs lease. after 103 years, the developer take back the land, cannot enbloc.

Kanarazu
12-09-12, 17:42
Some of the floor plans:
Http://developersales.sg/kovan-regency/

phantom_opera
12-09-12, 17:58
Thanks ... this is 2br premium floor plan ... very efficient layout and both rooms able to fit queen size bed .. what is the balcony 'open to sky' means?

http://developersales.files.wordpress.com/2012/09/kovan-regency-2br-fp.jpg

Kanarazu
12-09-12, 18:06
Thanks ... this is 2br premium floor plan ... very efficient layout and both rooms able to fit queen size bed .. what is the balcony 'open to sky' means?

http://developersales.files.wordpress.com/2012/09/kovan-regency-2br-fp.jpg

Means partially sheltered balcony. Take note this floor plan is for 14th floor so may not be representative of all floors 2BR-P. :)

In terms of layout, I'll take a close look later. The clipped corners are strange though and seems to lack a place for shoe rack.

nochoice
12-09-12, 18:08
Layout not too bad for the 2 bedder premium...

dtrax
12-09-12, 18:15
1 BEDRM
FRM $680K - $750K

I rather buy completed ALEXIS and be neigbour with Air Stewardess :tongue3:

By quantum theory, this pricing already fail whale liao. 700k+ av how to fight??

Rosy
12-09-12, 18:35
By quantum theory, this pricing already fail whale liao. 700k+ av how to fight??
Check out kovan residences price quantum? A 2bedder cost 1.2mil

dtrax
12-09-12, 18:52
Check out kovan residences price quantum? A 2bedder cost 1.2mil

Not referring to 2bedders n beyond. Was referring to 1bedder being quantum theory pegged to upstream CCR MM [7xx-800K+], as well as downstream for Non-CCR MM [4xxk region].

Rosy
12-09-12, 19:05
Not referring to 2bedders n beyond. Was referring to 1bedder being quantum theory pegged to upstream CCR MM [7xx-800K+], as well as downstream for Non-CCR MM [4xxk region].
Everything is relative.

For those non ccr mm 4xxk, their 2bedder is in the range of 700k.

There is no 1bedder at kovan residences. However based on 1.2mil for 2bedder, their 1bedder should be about 800k if there is any.

dtrax
12-09-12, 19:25
Everything is relative.

For those non ccr mm 4xxk, their 2bedder is in the range of 700k.
Yes you are not wrong to say that, likewise a 1.2m CCR studio is also in the range of a 1.2m Kovan regency. In that case there will be no end in comparison.

My basis of it being overpriced in terms of the quantum theory applies only to studios and MM. For example if a CCR MM is 7xxk-800k+. The gap compared to a standard CCR studio [upstream] about ~1.1Xmil is a comfortable 3xxk. If you compare a non-ccr studio [downstream] at 700k. This gap is reduced to about 100k. In terms of appreciation it is rather limited.

carbuncle
12-09-12, 19:27
guess existing MM in the vicinity will not be affected....


no, actually they will. asking price will go even higher now.

price
12-09-12, 19:36
guess existing MM in the vicinity will not be affected....


no, actually they will. asking price will go even higher now.

Whats a RC Ledge?

Rosy
12-09-12, 19:38
Yes you are not wrong to say that, likewise a 1.2m CCR studio is also in the range of a 1.2m Kovan regency. In that case there will be no end in comparison.

My basis of it being overpriced in terms of the quantum theory applies only to studios and MM. For example if a CCR MM is 7xxk-800k+. The gap compared to a standard CCR studio [upstream] about ~1.1Xmil is a comfortable 3xxk. If you compare a non-ccr studio [downstream] at 700k. This gap is reduced to about 100k. In terms of appreciation it is rather limited.

I just have a 2nd look at the unit sizes. 506sqft for 1bedder.

Maybe you are refering to 3xxsqft mm? Someone mentioned alexis, their mm is about 400sqft.

Anyway i am equally surprised by the fact that a 2bedder in kovan residences can command 1.2mil. I guess kovan has almost reach the prices of rcr projects like citysquare and citylights.

carbuncle
12-09-12, 19:46
remote control ledge.
residents committed ledge.
really convoluted ledge.

carbuncle
12-09-12, 19:47
look at the darkness that surrounds city square and city lights.

kovan is still bright and cheery... for now

Rosy
12-09-12, 19:50
I just have a 2nd look at the unit sizes. 506sqft for 1bedder.

Maybe you are refering to 3xxsqft mm? Someone mentioned alexis, their mm is about 400sqft.

Anyway i am equally surprised by the fact that a 2bedder in kovan residences can command 1.2mil. I guess kovan has almost reach the prices of rcr projects like citysquare and citylights.

I am pretty amazed that a 1bedder in citylights commands 1mil now. It has breached the quantum price of a ccr mm?

It is good to be part of this forum whenever i have the time. Keep me updated on the current pricing and trend.

price
12-09-12, 20:01
look at the darkness that surrounds city square and city lights.

kovan is still bright and cheery... for now
haha why will it slowly turn dark too?

carbuncle
12-09-12, 20:03
no la. that's why the price can keep escalating.... don't forget still have the wing tai one

phantom_opera
12-09-12, 20:30
haha why will it slowly turn dark too?

hmm ... dark side of the force growing stronger ... no racist intent ;)

Kanarazu
12-09-12, 20:48
Whats a RC Ledge?

Reinforced concrete. 再鞏固的石屎

dtrax
12-09-12, 21:04
I just have a 2nd look at the unit sizes. 506sqft for 1bedder.

Maybe you are refering to 3xxsqft mm? Someone mentioned alexis, their mm is about 400sqft.

Anyway i am equally surprised by the fact that a 2bedder in kovan residences can command 1.2mil. I guess kovan has almost reach the prices of rcr projects like citysquare and citylights.

3xx-400+ we can consider as MM, 500-600sqft will be the normal studio. Just like pple say 4xxk alexis buyers are siao but if you compare with a studio One North trading at 690-700k.

Bo bian anything within walking distance to MRT is as good as gold bar these days :)

dtrax
12-09-12, 21:09
I am pretty amazed that a 1bedder in citylights commands 1mil now. It has breached the quantum price of a ccr mm?

It is good to be part of this forum whenever i have the time. Keep me updated on the current pricing and trend.

I did some basic analysis of the trends for MM in terms of vols of sales vs the price band in various CCR and Non-CCR:
http://forums.condosingapore.com/showthread.php?p=302719#post302719
I might be wrong but if you draw a bell curve, I would say the extreme ends of the graph [ being the 400K non-ccr mm and low quantum ccr mm buyers] will have a better chance of a higher returns vs the bulk of buyers in other segments

Citylights 1rm studio has hit >1mil for quite some time and I guess it is mainly because of steady rental yield which is still about >4% gross rental easily for 1mil

CP5211
12-09-12, 22:10
I just have a 2nd look at the unit sizes. 506sqft for 1bedder.

Maybe you are refering to 3xxsqft mm? Someone mentioned alexis, their mm is about 400sqft.

Anyway i am equally surprised by the fact that a 2bedder in kovan residences can command 1.2mil. I guess kovan has almost reach the prices of rcr projects like citysquare and citylights.
1.2 mil is the asking price for 2 bedder (883 sq ft) low floor and facing noisy upper serangoon road, the higher floors and better facings (883 sq ft also) are asking close to 1.3 mil

Kanarazu
12-09-12, 22:38
Means partially sheltered balcony. Take note this floor plan is for 14th floor so may not be representative of all floors 2BR-P. :)

In terms of layout, I'll take a close look later. The clipped corners are strange though and seems to lack a place for shoe rack.

Looks like web administrator removed the floor plan on the website. :)
Here's my assessment of the layout of 2BR-P:

1. There is a small area at the front door which could be used as shoe rack for small shoes less than 25cm. Big shoes have to go into the DB/ST store next to the dining table, along with other things meant for the store room since there is no HS.
2. The main 敗筆 in the unit is the area around dining table looks congested. The chairs when used will exceed 20cm into the walkway and the dining table shown on floor plan is 1200mm x 750mm, quite small I would say. Something like 1350 x 850 would be more comfortable.
3. Master bed room have ample space to add more wardrobe probably another 2m max. This is good.
4. URA considers RC ledge as GFA if it exceed 1.4m. The one in the layout seems to be around 1.45m, hope I am wrong here. :)

Kanarazu
12-09-12, 23:11
The 50m lap pool looks tiny ... 3 lanes max??
Where is the Tennis Court??

It's about 6.4m wide pool.

bakasa2002
12-09-12, 23:20
It's about 6.4m wide pool.

Machiam mbs?

ZeeWee
13-09-12, 12:52
Showflat opened for viewing!!

Come look look see see

Floorplans can't 'widely' circulate yet

http://sgnewcondolaunch.com/sale/kovan-regenc-by-hoi-hup/

CP5211
13-09-12, 14:14
Thanks ... this is 2br premium floor plan ... very efficient layout and both rooms able to fit queen size bed .. what is the balcony 'open to sky' means?

http://developersales.files.wordpress.com/2012/09/kovan-regency-2br-fp.jpg

For the 2 and 3 bedders, the Master Br is on side of the living room while the common Br are on the other side. Is such a layout good in terms of functionality and privacy? Thank you

ZeeWee
13-09-12, 14:29
For the 2 and 3 bedders, the Master Br is on side of the living room while the common Br are on the other side. Is such a layout good in terms of functionality and privacy? Thank you

You will see such layout at Sea Esta and it's quite popular I would say

Some Buyers even went as far to say its easier to rent out.. Individual take

CP5211
13-09-12, 14:36
You will see such layout at Sea Esta and it's quite popular I would say

Some Buyers even went as far to say its easier to rent out.. Individual take
Thanks ZeeWee. Could you shed some light as to why it is easier to rent out? The only reason I could think of is when owner is staying and occupying the MasterBr and he rent out the common bed room. More privacy for the landlord?

auroraborealis
13-09-12, 14:49
Err.. Regarding point 1., the fridge is beside the small area, not a v.gd idea to build shoe rack there I think.

Do you also have the 1+1 unit floor plan? Can post pls?



Looks like web administrator removed the floor plan on the website. :)
Here's my assessment of the layout of 2BR-P:

1. There is a small area at the front door which could be used as shoe rack for small shoes less than 25cm. Big shoes have to go into the DB/ST store next to the dining table, along with other things meant for the store room since there is no HS.
2. The main 敗筆 in the unit is the area around dining table looks congested. The chairs when used will exceed 20cm into the walkway and the dining table shown on floor plan is 1200mm x 750mm, quite small I would say. Something like 1350 x 850 would be more comfortable.
3. Master bed room have ample space to add more wardrobe probably another 2m max. This is good.
4. URA considers RC ledge as GFA if it exceed 1.4m. The one in the layout seems to be around 1.45m, hope I am wrong here. :)

Kanarazu
13-09-12, 17:51
Err.. Regarding point 1., the fridge is beside the small area, not a v.gd idea to build shoe rack there I think.

Do you also have the 1+1 unit floor plan? Can post pls?

I am referring to the area outside the unit which can place shoe rack. Believe that area is also part of GFA?
No I don't have any other floor plans...If you found any more pls share. :)

4wheels
14-09-12, 09:07
Thanks ZeeWee. Could you shed some light as to why it is easier to rent out? The only reason I could think of is when owner is staying and occupying the MasterBr and he rent out the common bed room. More privacy for the landlord?

privacy for both the landlord and tenant.:)

ZeeWee
14-09-12, 09:13
Thanks ZeeWee. Could you shed some light as to why it is easier to rent out? The only reason I could think of is when owner is staying and occupying the MasterBr and he rent out the common bed room. More privacy for the landlord?

Thats precisily what some Buyers said haha..

Anyway if any of you seen Sea Esta, Kovan Regency will be somehow similiar

There are even units with Dual Views (Again yes but popular), this should be the best selling stacks

*just input the pricing, should be fairly accurate liao*

http://sgnewcondolaunch.com/sale/kovan-regenc-by-hoi-hup/

4wheels
14-09-12, 09:20
Thats precisily what some Buyers said haha..

Anyway if any of you seen Sea Esta, Kovan Regency will be somehow similiar

There are even units with Dual Views (Again yes but popular), this should be the best selling stacks

*just input the pricing, should be fairly accurate liao*

http://sgnewcondolaunch.com/sale/kovan-regenc-by-hoi-hup/

Dual view is great if the views are good, otherwise it become for the sake of having a dual view.

Such as those low floor units, the view that is toward the private should have the balcony remove for that side as it doen't make sense to view the roof top of the private housing.

carbuncle
14-09-12, 11:39
ha. I was right. guessed it was from 688k up

dtrax
14-09-12, 12:47
Those who need the flrplans can PM me, me no agent however :)

Kanarazu
14-09-12, 14:02
It will be harder to sell Bartley Residences once Kovan Regency is launched.

carbuncle
14-09-12, 14:22
what about that Gambling Ridge or something....

carbuncle
14-09-12, 14:23
Gambler Rich

Kanarazu
14-09-12, 14:39
Gambler Rich

Haha that one freehold and quite Mickey mouse, quite difficult to compare. It sure is expensive though, I would put it in the same league as naung residences.

CP5211
14-09-12, 16:19
Hi,
I am trying to get a 883 sq ft 2 bedder in Kovan Residence for investment. However, those better facing and high floor units are all asking more than $1.3 million. Now with the launching of Kovan Regency, I see they have 775 sq ft 2 bedroom premium, indicative pricing $920k to $1.079 mil. Would Kovan Regency be a better choice given the affordable quantum? When tenants say they want 2 bedrooms, do they also specify the minimum size of the unit? I am fine with a lower rental (since smaller area) as compared to K Residence (or other 2 bedroom projects like K Melody) Any advice are welcome! Thank you so much!

CP5211
14-09-12, 16:22
Thats precisily what some Buyers said haha..

Anyway if any of you seen Sea Esta, Kovan Regency will be somehow similiar

There are even units with Dual Views (Again yes but popular), this should be the best selling stacks

*just input the pricing, should be fairly accurate liao*

http://sgnewcondolaunch.com/sale/kovan-regenc-by-hoi-hup/
Thanks ZeeWee and 4Wheels.

4wheels
14-09-12, 16:27
Hi,
I am trying to get a 883 sq ft 2 bedder in Kovan Residence for investment. However, those better facing and high floor units are all asking more than $1.3 million. Now with the launching of Kovan Regency, I see they have 775 sq ft 2 bedroom premium, indicative pricing $920k to $1.079 mil. Would Kovan Regency be a better choice given the affordable quantum? When tenants say they want 2 bedrooms, do they also specify the minimum size of the unit? I am fine with a lower rental (since smaller area) as compared to K Residence (or other 2 bedroom projects like K Melody) Any advice are welcome! Thank you so much!

for tenant, they will visit the condo and determine if it is worth the price. size in psf does not necessary tell u the livable size. So, if I were to rent, I will visit the unit before I decide.

carbuncle
14-09-12, 16:51
Kovan Residence you can get the rental immediately. See how much difference is that accumulated over 4yrs by the time Kovan Regency is finished.

Assume 4k for ease of calculation. one yr is 50k, 4yrs is 200k.

hopeful
14-09-12, 17:35
Kovan Residence you can get the rental immediately. See how much difference is that accumulated over 4yrs by the time Kovan Regency is finished.

Assume 4k for ease of calculation. one yr is 50k, 4yrs is 200k.


Hi,
I am trying to get a 883 sq ft 2 bedder in Kovan Residence for investment. However, those better facing and high floor units are all asking more than $1.3 million. Now with the launching of Kovan Regency, I see they have 775 sq ft 2 bedroom premium, indicative pricing $920k to $1.079 mil. ......

1.3mil -200k = 1.1mil, still more than the 920k to 1.079mil range.
furthermore 200k is not total received, pay interest portion, property tax, maintenance etc.
lets net equity buildup is only 100k, 1.3mil - 100k = 1.2mil, now further away from 920k to 1.079mil range.

Rosy
14-09-12, 17:43
1.3mil -200k = 1.1mil, still more than the 920k to 1.079mil range.
furthermore 200k is not total received, pay interest portion, property tax, maintenance etc.
lets net equity buildup is only 100k, 1.3mil - 100k = 1.2mil, now further away from 920k to 1.079mil range.
Land lease difference and building depreciation too.

Interestingly, new launches are beginning to undercut relatively new neighbouring projects nowadays.

Kanarazu
14-09-12, 18:12
1.3mil -200k = 1.1mil, still more than the 920k to 1.079mil range.
furthermore 200k is not total received, pay interest portion, property tax, maintenance etc.
lets net equity buildup is only 100k, 1.3mil - 100k = 1.2mil, now further away from 920k to 1.079mil range.

But 883 is nearly 15% larger than 775 sq ft, that's another factor that affects the price. And Residences is much closer to MRT and amenities.

2824
14-09-12, 21:34
But 883 is nearly 15% larger than 775 sq ft, that's another factor that affects the price. And Residences is much closer to MRT and amenities.
Actually suspect bot much difference in space k residence bay window really quite a bit. :2cents:

carbuncle
14-09-12, 23:30
don't forget the opportunity cost of time. you cant predict the market what it will be like in 4yrs time, but you can see for yourself the present state of market.

Kanarazu
15-09-12, 00:13
Actually suspect bot much difference in space k residence bay window really quite a bit. :2cents:

True... About 65 sq ft of 883 goes to bay window.

hopeful
15-09-12, 00:26
don't forget the opportunity cost of time. you cant predict the market what it will be like in 4yrs time, but you can see for yourself the present state of market.

yes, we cannot predict 4 years time, but if boom continue, both condo also benefit, if economy goes down, both condo also affected.

what we know now is that the difference is alot, even after taking into consideration the equity buildup due to 4 yrs rental income.

lets consider difference in rental income.
now the difference between 2 condo is 1.2 mil (from equity buildup) - 1mil (average of selling price) = 200k.
if kovan residence has higher rental by 500 per month (maybe because larger size and nearer to mrt)

the time it takes to cover the 200k difference is 20000/500 = 400 months = 33 years.

so buy Kovan residence or kovan regency better?

Kanarazu
15-09-12, 00:26
Dual view is great if the views are good, otherwise it become for the sake of having a dual view.

Such as those low floor units, the view that is toward the private should have the balcony remove for that side as it doen't make sense to view the roof top of the private housing.

Besides view, the living and dining area will be bright and well ventilated too.

CP5211
15-09-12, 02:11
Thank you everyone for your valuable inputs!

Cyberknight
15-09-12, 11:22
Hi,
I am trying to get a 883 sq ft 2 bedder in Kovan Residence for investment. However, those better facing and high floor units are all asking more than $1.3 million. Now with the launching of Kovan Regency, I see they have 775 sq ft 2 bedroom premium, indicative pricing $920k to $1.079 mil. Would Kovan Regency be a better choice given the affordable quantum? When tenants say they want 2 bedrooms, do they also specify the minimum size of the unit? I am fine with a lower rental (since smaller area) as compared to K Residence (or other 2 bedroom projects like K Melody) Any advice are welcome! Thank you so much!

I have a high floor unit nearby for sale. PM me if interested.

4wheels
15-09-12, 13:28
Besides view, the living and dining area will be bright and well ventilated too.

Yes. For brightness, buy those with living and dining side by side (horizontal) instead of vertical layout

Cyberknight
15-09-12, 14:58
Is the show flat open?

auroraborealis
15-09-12, 15:26
Think so... Was very very crowed there when we drove by



Is the show flat open?

zeamybro
15-09-12, 15:30
Is the show flat open?
Yes it is opened

phantom_opera
15-09-12, 15:34
Will be hottest project since katong regency, next time the name regency will be a legend

zeamybro
15-09-12, 16:55
I m surprised to see ceramic tiles even for the 3br, but I must say they look fantastic.

Super crowded showflat

phantom_opera
15-09-12, 16:58
Bro, how is sales?

dtrax
15-09-12, 16:59
I m surprised to see ceramic tiles even for the 3br, but I must say they look fantastic.

Super crowded showflat

Yup juz came b it's soo crowded but a lot of agents too. Lol 15+6+3% discount

lifeline
15-09-12, 17:37
told by agent over phone - tasked to make sure it is a sell out!

wah?! trying to have the "Kovan effect", mimicking Caspian ? :D

zeamybro
15-09-12, 17:57
Bro, how is sales?

Agents said collected many cheques, I think 1/1+1/2br sure sold out, considering v few units. 3br I think shld hit at least 50%

lifeline
15-09-12, 18:01
agent said got to ballot some more ! wah... so hot!!!
favour from 1 developer to another - heat up the market... incrementally.

before long, another cm is here again.
who knows, if this one can sell out in quickest time, another cm may be implemented overnight! though I think they will not want to put on the brakes too fast.

webber
15-09-12, 18:57
Those who need the flrplans can PM me, me no agent however :)

you can also go to http://www.kovanregency-condo.com to find out more.

Kanarazu
15-09-12, 20:51
I m surprised to see ceramic tiles even for the 3br, but I must say they look fantastic.

Super crowded showflat
Hmm.. Not even homogeneous or compressed marble tiles?

bakasa2002
15-09-12, 21:32
Hmm.. Not even homogeneous or compressed marble tiles?

When developer is selling location, normally they will not bother w quality material. Best example is Sky habitat!

Btw, what's the avg Psf for this proj?

zeamybro
15-09-12, 21:38
When developer is selling location, normally they will not bother w quality material. Best example is Sky habitat!

Btw, what's the avg Psf for this proj?

The living rm is ceramic tiles (but can fake as marble in terms of feel and looks) and bedroom is engineered timber stripe or something like that, meaning its not even timber but something slightly better than laminate? Regardless, the floorings look v nice in the showflat, much better than the sky habitat ones...

I think 2/3br is looking at $1200psf onwards... 1br din ask though

bakasa2002
15-09-12, 21:43
The living rm is ceramic tiles (but can fake as marble in terms of feel and looks) and bedroom is engineered timber stripe or something like that, meaning its not even timber but something slightly better than laminate? Regardless, the floorings look v nice in the showflat, much better than the sky habitat ones...

I think 2/3br is looking at $1200psf onwards... 1br din ask though

Sky habitat win hands down for cheapo finishing at a exorbitant Psf! Best finish seen so far in OCR gonna be luxurie. Really good IMO ...

zeamybro
15-09-12, 21:49
Sky habitat win hands down for cheapo finishing at a exorbitant Psf! Best finish seen so far in OCR gonna be luxurie. Really good IMO ...

Oh my vote for best finishings would be The Lush ...

Anyway balloting for KR would be on 29th sep .....

lajia
15-09-12, 21:50
The living rm is ceramic tiles (but can fake as marble in terms of feel and looks) and bedroom is engineered timber stripe or something like that, meaning its not even timber but something slightly better than laminate? Regardless, the floorings look v nice in the showflat, much better than the sky habitat ones...

I think 2/3br is looking at $1200psf onwards... 1br din ask though

Wa...actually the price quite scary....can't imagine when the development launch beside the Jurong east MRT...so many private there, I'm sure there should be some good picks when u walk slightly in...

bakasa2002
15-09-12, 21:55
Oh my vote for best finishings would be The Lush ...

Anyway balloting for KR would be on 29th sep .....

Have not seen the lush cos did not really consider boutique development but will go take a look. :)

KR not selling yet? So today is preview only and so many people???

kane
15-09-12, 22:34
Anyone took pics at the showroom?

dtrax
15-09-12, 22:36
Hmm.. Not even homogeneous or compressed marble tiles?

ceramic tiles that look like marble.. the in thing these days

Kanarazu
15-09-12, 23:11
ceramic tiles that look like marble.. the in thing these days

Faux marble tiles.. I've seen those white ones with grey streaks or patches, really look like the real stuff.

zeamybro
15-09-12, 23:34
Wa...actually the price quite scary....can't imagine when the development launch beside the Jurong east MRT...so many private there, I'm sure there should be some good picks when u walk slightly in...

Yes, considering a 2BR at Kovan Residences was asking about only $8XXpsf back in 2008, now Kovan Regency is expected to ask at least $1250psf???

Bakasa- Yeah, KR is not opened for sales yet, but ppl are throwing in cheques to "queue" and ballot on 29 Sep =)

CP5211
16-09-12, 07:33
Yup juz came b it's soo crowded but a lot of agents too. Lol 15+6+3% discount
Hi can you advise what's 15+6+3? Thank you

bakasa2002
16-09-12, 10:37
Hi can you advise what's 15+6+3? Thank you

Go back a few pages for the answer, the last 3% is absd and it apply only for first day even if own zero or one ppty and happen to be holding a pink ic... :)

CP5211
16-09-12, 16:03
Go back a few pages for the answer, the last 3% is absd and it apply only for first day even if own zero or one ppty and happen to be holding a pink ic... :)
Hi bakasa2002, I went back but couldn't find answer. Do you mind explain what it means?

lifeline
16-09-12, 16:10
Hi can you advise what's 15+6+3? Thank you

It means listed price x 0.85 x 0.94 x 0.97.
So effective "discount" is 22.497%, not 24%.
Hope this helps.

CP5211
16-09-12, 16:45
It means listed price x 0.85 x 0.94 x 0.97.
So effective "discount" is 22.497%, not 24%.
Hope this helps.

Thanks Lifeline!

4wheels
16-09-12, 18:48
Yup juz came b it's soo crowded but a lot of agents too. Lol 15+6+3% discount

Should not look at discount. Ultimately is the psf that count. The psf is high quite many people can afford this.:)

CP5211
16-09-12, 21:51
Should not look at discount. Ultimately is the psf that count. The psf is high quite many people can afford this.:)

Thanks 4wheels for the reminder. There is a separate thread "Discount 15% + 5% + 3%...??" by radha08.
I am a bit confused, if developer is giving the ABSD rebate to every buyer, does it 'benefit' those buyers who need to pay ABSD?

lajia
16-09-12, 22:13
Should not look at discount. Ultimately is the psf that count. The psf is high quite many people can afford this.:)

agree, sometimes they are just trying to confuse you that you had a good deal. simple just raise the price saying that this is a new release phase and then tell you got more discounts....walau, completely nonsense. always ask them what was the psf before and after discounts and you will know :D honest agent will yiyi oror, those cunning one will give u all kind of BS...:2cents:

kane
16-09-12, 22:25
far east discount for first phase tends to be as long as the grocery list.

cnud
16-09-12, 22:31
Seems that QE3 effect is there... Show rooms packed...

bakasa2002
16-09-12, 23:48
Visited this afternoon, really crazy crowd. Q to get into showflat to view, agent had to wait to get a table to sit down to talk prices. Really hot!

Selling point is 2br estimated at 1mil is cheaper than Kovan residences 1.2mil. Quantum game again but I think 1/2br will really be gone fast!

kane
17-09-12, 00:22
Did people have to queue to buy?

CP5211
17-09-12, 00:24
has anyone took part in balloting before? Heard those submitted cheques will be eligible for balloting on 29 Sep

kane
17-09-12, 00:30
So today was just for viewing and the actual purchase is later?

bakasa2002
17-09-12, 00:32
Did people have to queue to buy?

Actually, they open the showflat sorely for show and cheque collection, no sale as yet. Sale will take place on 29 Sep, but judging by response I guess 50% sold in first week is easy...

IMO, finish and material use is below my expectations, and ID is not exciting, but I'm sure most buyers couldn't care less w the location and 'reasonable' quantum as compare to kovan residences. :)

kane
17-09-12, 00:35
Oh i see, trying to stir interest.

CP5211
17-09-12, 00:36
Actually, they open the showflat sorely for show and cheque collection, no sale as yet. Sale will take place on 29 Sep, but judging by response I guess 50% sold in first week is easy...

IMO, finish and material use is below my expectations, and ID is not exciting, but I'm sure most buyers couldn't care less w the location and 'reasonable' quantum as compare to kovan residences. :)

what about compare K Regency with Bliss at Kovan? But heard Bliss only left ground floor units and penthouses

kane
17-09-12, 00:38
Bliss owners must be pretty pleased with themselves.

zeamybro
17-09-12, 00:39
what about compare K Regency with Bliss at Kovan? But heard Bliss only left ground floor units and penthouses

Bliss is further in but FH. I remember bliss has a larger living/dining but the 2nd rm could not fit in a queen sized bed. Balcony also v big

CP5211
17-09-12, 00:44
Bliss is further in but FH. I remember bliss has a larger living/dining but the 2nd rm could not fit in a queen sized bed. Balcony also v big
Thanks zeamybro, can you eyeing a unit in K Regency?

zeamybro
17-09-12, 00:55
Thanks zeamybro, can you eyeing a unit in K Regency?

Yes I m, cos I like the location

CP5211
17-09-12, 01:02
Yes I m, cos I like the location

Great! I am eyeing a 2 bedroom premium at stack 24. Do you have any idea how the balloting works on 29 Sep?

Super
17-09-12, 01:16
Great! I am eyeing a 2 bedroom premium at stack 24. Do you have any idea how the balloting works on 29 Sep?

Disclaimer: I might be wrong. The best is to confirm with your agent. :)

This project is marketed by Huttons. If they don't change their style... your cheque and documents will have a number attached to it on the balloting day.

All the numbers will be place in a bowl and they will draw one out each time and announced the name associated with that number. Once your name is called, you and your agent will entered the showroom to select whatever units are available then.

There may also be grouping. Ppl who buy multiple units will be drawn first. Followed by PH. Then the rest (aka Non multiple units and PH) will be drawn together.

Kanarazu
17-09-12, 06:51
Visited this afternoon, really crazy crowd. Q to get into showflat to view, agent had to wait to get a table to sit down to talk prices. Really hot!

Selling point is 2br estimated at 1mil is cheaper than Kovan residences 1.2mil. Quantum game again but I think 1/2br will really be gone fast!

I saw some advertisements that distance is 200m to MRT. I think it should be around 300m since the escalator is located nearer to lowland road than Simon road. Its further distance as well as material used could justify why the price is lower, not to forget their 2 bedders premium are 14% smaller than Kovan Residences.

Kanarazu
17-09-12, 06:57
Bliss is further in but FH. I remember bliss has a larger living/dining but the 2nd rm could not fit in a queen sized bed. Balcony also v big

Can fit a queen size bed and still have 600mm walkway on 2 sides of the bed. The bed needs to be placed against the wall and window. Still walk-able as 600mm is typical shoulder width but 780mm would be recommended.

Kanarazu
17-09-12, 08:13
Bliss is further in but FH. I remember bliss has a larger living/dining but the 2nd rm could not fit in a queen sized bed. Balcony also v big

For 2 bedder bliss balcony is 9sqm while aircon ledge is 2sqm. Kovan Regency is 7 and 3 respectively. In terms of percentage of space used as balcony or aircon ledge, Bliss 2 bedder has 10.5% of its GFA under PES while a 2BR-Premium in Kovan Regency has 13.9% under PES.

minority
17-09-12, 08:20
the road in front of kovan is perceptually jam... with this new condo I can envision it will be even more jam.

kane
17-09-12, 08:43
the road in front of kovan is perceptually jam... with this new condo I can envision it will be even more jam.

Time to do road expansion and create a flyover or underpass.

insigina
17-09-12, 08:57
the road in front of kovan is perceptually jam... with this new condo I can envision it will be even more jam.

I thought with this project they are going to cut a new road and call it Kovan Rise? Anyway, the traffic is not that bad...

Kanarazu
17-09-12, 09:01
Time to do road expansion and create a flyover or underpass.

Evening time left turning traffic along upp serangoon rd into kovan road should be able to leverage the relatively less congested bus lane. :)

phantom_opera
17-09-12, 09:13
Those who bought kovan residences at 1.2m now bang wall Liao .. new one though smaller but more efficient layout

minority
17-09-12, 10:04
I thought with this project they are going to cut a new road and call it Kovan Rise? Anyway, the traffic is not that bad...

Try driving there in the morning 8-10am and u tell me.

Kanarazu
17-09-12, 10:17
Those who bought kovan residences at 1.2m now bang wall Liao .. new one though smaller but more efficient layout

About 11.3% goes to balcony/planter and another 6.9% bay windows. Total 18.2%.

insigina
17-09-12, 10:21
Try driving there in the morning 8-10am and u tell
me.

I live within the area. There are no issues getting in and out of the area to join Upp Serangoon Rd. But if you are referring to Upp Serangoon Rd, I agree. The city bound stretch from Heartland Mall up to Serangoon Shopping Centre is no fun.

carbuncle
17-09-12, 10:22
I hereby appoint bro Kanarazu as resident Dimension Consultant

nochoice
17-09-12, 10:34
anyone saw the 893 sq ft 3 bedder floor plan? really tempted to buy, but dont know will it be too small or not? the 980 sq ft is good, but at 1.2mil, a bit high....:(

propertychap
17-09-12, 10:36
How much is the psf? I was amazed at the crowd at the showflat. 1 mil for a 2 bedder sounds reasonable. But I still prefer the furnishing at Bliss and it is freehold but psf is 1500

stl67
17-09-12, 11:01
I live within the area. There are no issues getting in and out of the area to join Upp Serangoon Rd. But if you are referring to Upp Serangoon Rd, I agree. The city bound stretch from Heartland Mall up to Serangoon Shopping Centre is no fun.

but traffic is still moving and not like crawling right.. i think sat morning can be worst sometime as traffic jams while trying to turn into the car park where NTUC is located.

insigina
17-09-12, 11:15
but traffic is still moving and not like crawling right.. i think sat morning can be worst sometime as traffic jams while trying to turn into the car park where NTUC is located.

Yes, especially bad on Sat morning into mid afternoon. But traffic is still moving though. Kovan Regency is a good location - somewhat tucked away on high ground yet close to everything. I'd be sorely tempted if I am in the market. I wonder if the car park beside KR will still be there or is it part of the site?

iridrium
17-09-12, 11:33
Yes, especially bad on Sat morning into mid afternoon. But traffic is still moving though. Kovan Regency is a good location - somewhat tucked away on high ground yet close to everything. I'd be sorely tempted if I am in the market. I wonder if the car park beside KR will still be there or is it part of the site?
Part of the site.

4wheels
17-09-12, 11:35
IMO, finish and material use is below my expectations, and ID is not exciting, but I'm sure most buyers couldn't care less w the location and 'reasonable' quantum as compare to kovan residences. :)

Agree. Visited the show flat and finish not really good. The window height is at slight above waist level level similar to those HDB height. I understand the bay windows is gone but the the windows height should start at knee height.

zeamybro
17-09-12, 11:58
About 11.3% goes to balcony/planter and another 6.9% bay windows. Total 18.2%.

Kanarazu - u r really good in dimensions :)

Ya I think when we compare the psf between the 2 KRs, we should also take into consideration the planters/balconies and baywindows.

I have a colleague staying in Kovan Residences who complain to me about the excessive noise/dust from the road. Those inner facing ones are facing the west sun.

cnud
17-09-12, 12:46
Any room for LTA to widen the road at Upp Serangoon? It's a nightmare happening during daytime!

price
17-09-12, 13:07
Kovan is getting so hot these days. should they include this as part of D13 / bartley area soon

DC33_2008
17-09-12, 13:19
Marketing strategy is good to lock-in the cheque early becos too many project will be launching in the few weeks time.
Actually, they open the showflat sorely for show and cheque collection, no sale as yet. Sale will take place on 29 Sep, but judging by response I guess 50% sold in first week is easy...

IMO, finish and material use is below my expectations, and ID is not exciting, but I'm sure most buyers couldn't care less w the location and 'reasonable' quantum as compare to kovan residences. :)

DC33_2008
17-09-12, 13:22
Wouldn't the size of bedroom be rather small in a 893sq ft unit?
anyone saw the 893 sq ft 3 bedder floor plan? really tempted to buy, but dont know will it be too small or not? the 980 sq ft is good, but at 1.2mil, a bit high....:(

Kanarazu
17-09-12, 13:37
anyone saw the 893 sq ft 3 bedder floor plan? really tempted to buy, but dont know will it be too small or not? the 980 sq ft is good, but at 1.2mil, a bit high....:(

Can have 2 double size beds and 1 single bed. If you want additional storage space you can only build at the tv console area or master bed room. 16.8% of 893 goes to balcony or aircon ledge already.

stl67
17-09-12, 13:42
Kanarazu - u r really good in dimensions :)

Ya I think when we compare the psf between the 2 KRs, we should also take into consideration the planters/balconies and baywindows.

I have a colleague staying in Kovan Residences who complain to me about the excessive noise/dust from the road. Those inner facing ones are facing the west sun.

I think the inner one is facing north-west sun. So the sun is not so direct. but view is unblocked by the landed so it should be very windy.

zeamybro
17-09-12, 15:12
I think the inner one is facing north-west sun. So the sun is not so direct. but view is unblocked by the landed so it should be very windy.

NW sun would be the worst, especially when it comes during Mar-Sep period which is the hottest in singapore. Regardless, the location of Kovan Residences is really superb la, MRT at door-step. Kovan Regency residents would need to walk about 300m longer, somemore upslope if going home.

stl67
17-09-12, 15:20
Kovan is getting so hot these days. should they include this as part of D13 / bartley area soon

From what I see, some of the nuseries next to heartland mall are gone and maybe some will slowly disappear. Once all gone, heartland mall may be rebuilt into a bigger mall/residence with bigger car parks especially now the car park is so congested. Land there is $$ expensive.

CP5211
17-09-12, 15:59
does any one knows why there is no tennis court in K Regency whereas K Residence can have one? Both about the same land area, K Residence 191,966.25 sq ft where as K Regency 182,924 sqft. K Residence has 32 stacks (which are generally bigger) and K Regency has 27 stacks + 15 townhouses

ZeeWee
17-09-12, 16:15
does any one knows why there is no tennis court in K Regency whereas K Residence can have one? Both about the same land area, K Residence 191,966.25 sq ft where as K Regency 182,924 sqft. K Residence has 32 stacks (which are generally bigger) and K Regency has 27 stacks + 15 townhouses

Precisely got the townhouse so no space liao for more facilities

Kanarazu
17-09-12, 16:52
I hereby appoint bro Kanarazu as resident Dimension Consultant

No lah, I am just 搬門弄府,I am sure many experts here 臥虎藏龍 in this forum never come out.

lajia
17-09-12, 17:05
does any one knows why there is no tennis court in K Regency whereas K Residence can have one? Both about the same land area, K Residence 191,966.25 sq ft where as K Regency 182,924 sqft. K Residence has 32 stacks (which are generally bigger) and K Regency has 27 stacks + 15 townhouses

They squeeze until blood also come out... Scary, look at the number of ppl going to be in this plot. :scared-3:

Kanarazu
17-09-12, 17:29
They squeeze until blood also come out... Scary, look at the number of ppl going to be in this plot. :scared-3:

What's an objective method to measure density? Will sum of bed capacity in all units be a good measurement? Eg 1 bedder has 2 occupants, 3 bedder has 5 occupants, 2 bedder compact has 3 while 2 bedder premium has 4 etc.

Kanarazu
17-09-12, 22:08
anyone saw the 893 sq ft 3 bedder floor plan? really tempted to buy, but dont know will it be too small or not? the 980 sq ft is good, but at 1.2mil, a bit high....:(

The 2nd bedroom which has the queen size bed has only 600mm wide walkway on all 3 sides. The 3rd bed room has a single bed with only 500mm wide walkway on 2 sides. These are the more cramped part of the unit. If its for your own stay you need to think if you can accept these measurements.

bakasa2002
17-09-12, 22:29
They squeeze until blood also come out... Scary, look at the number of ppl going to be in this plot. :scared-3:

K Regency has more units than K residences?

iridrium
17-09-12, 22:32
From what I see, some of the nuseries next to heartland mall are gone and maybe some will slowly disappear. Once all gone, heartland mall may be rebuilt into a bigger mall/residence with bigger car parks especially now the car park is so congested. Land there is $$ expensive.
One of the nursery is already being converted to carpark.

CP5211
18-09-12, 00:28
K Regency has more units than K residences?
K Regency has 278 units + 15 townhouses. K Residence has 521 units

Kanarazu
18-09-12, 06:36
K Regency has 278 units + 15 townhouses. K Residence has 521 units
Should be 378, typo. Plot ratio is 2.1 and 3.5 respectively hence Residences have more units.

Kanarazu
18-09-12, 06:56
anyone saw the 893 sq ft 3 bedder floor plan? really tempted to buy, but dont know will it be too small or not? the 980 sq ft is good, but at 1.2mil, a bit high....:(

Floor plan 980 below:

http://www.kovanregency.com.sg/kovan-regency-floorplans-type-C2.htm

2nd bedroom about same size as 893. 3rd bed room is much more roomy.

carbuncle
18-09-12, 09:57
bro kana.... your Fu3 should be axe that Fu3. not the abode that Fu3.

carbuncle
18-09-12, 09:58
and the Ban1 should be zebra that Ban1 not moving house one.

carbuncle
18-09-12, 10:00
oh sorry! I just realised you did it on purpose!!! what a pun. power

bakasa2002
18-09-12, 10:00
Floor plan 980 below:

http://www.kovanregency.com.sg/kovan-regency-floorplans-type-C2.htm

2nd bedroom about same size as 893. 3rd bed room is much more roomy.

I think this layout is the same as the one they have at the showflat. One issue the agent mentioned is that the main door open straight to mbr door, so not good for people who believe in fengshui... Not sure how true ...

carbuncle
18-09-12, 10:01
pun men nong fool (me)

Kanarazu
18-09-12, 10:23
I think this layout is the same as the one they have at the showflat. One issue the agent mentioned is that the main door open straight to mbr door, so not good for people who believe in fengshui... Not sure how true ...

I m not a FS person but you can easily put up a partition wall at the MBR entrance or do an artistic screen 屏風。 that should do the trick.

Kanarazu
18-09-12, 10:25
oh sorry! I just realised you did it on purpose!!! what a pun. power

Haha. Not sure if you caught the 臥室and儲藏室parts.

zeamybro
18-09-12, 11:31
Notice that the 1+1 is bigger than the 2BR compact A2, and almost similar layout with the 2BR A4 (but without the door to the 2nd bedroom)

1+1 BR [Type A3] - 614 sqft - 12 Units
2 BR [Type A2] - 592 sqft - 36 Units
2 BR [Type A4] - 624 sqft - 12 Units

Kanarazu
18-09-12, 12:25
Notice that the 1+1 is bigger than the 2BR compact A2, and almost similar layout with the 2BR A4 (but without the door to the 2nd bedroom)

1+1 BR [Type A3] - 614 sqft - 12 Units
2 BR [Type A2] - 592 sqft - 36 Units
2 BR [Type A4] - 624 sqft - 12 Units

The 2 bedder has larger windows...should be cheaper since less space and balcony.

DC33_2008
18-09-12, 12:41
Just an observation: Smaller apartment up to 2 bedders have sliding door for the masterbedroom. 2bedder (premium) and above have swinging door. Is it because there is no space for a swinging door?

Kanarazu
18-09-12, 13:12
Just an observation: Smaller apartment up to 2 bedders have sliding door for the masterbedroom. 2bedder (premium) and above have swinging door. Is it because there is no space for a swinging door?

To increase flexibility of placement of furniture since the Living dining area is already so small.

cotter
18-09-12, 14:12
To increase flexibility of placement of furniture since the Living dining area is already so small.

went to see the showflats and the living dinning is really very small..

azeoprop
18-09-12, 15:30
Wonder how much is the 592sqft type A2 2 bedder starting from... Most probably the cheapest will be the stack 3 facing the bin center.

:ashamed1:

zeamybro
18-09-12, 15:39
Wonder how much is the 592sqft type A2 2 bedder starting from... Most probably the cheapest will be the stack 3 facing the bin center.

:ashamed1:

I cant remember how much the agent quoted me, but i guess its around 850K .....

blackapple
18-09-12, 16:45
I cant remember how much the agent quoted me, but i guess its around 850K .....

So expensive .. After discount ?? :scared-1:

zeamybro
18-09-12, 17:04
So expensive .. After discount ?? :scared-1:

I remember the agent quoted me 850K after discount..

anyway you may wanna take reference from this website on the indicative prices:

http://sgnewcondolaunch.com/sale/kovan-regenc-by-hoi-hup/

1 Bedroom506/570 High $68xk to $76xk
1 + Study614/700 $78xk to $88xk
2 Bedroom592 to 1001 $8xxk onwards
2 Bedroom (Premium)775 $93xk to $1.1xmil
3 Bedroom (Compact)893 /980 $1.08xmil onwards
3 Bedroom130 $1.2xmil onwards
3 Bedroom + Utility1055 to 1389 $1.26mil onwards

webber
18-09-12, 17:10
So expensive .. After discount ?? :scared-1:
The agent says so...showed me Kovan Residence URA data the 2 bedroom sold at 1.2m!! Woh!

http://kovanregency-condo.com/2_gallery/slideshow/Kovan-regency-terrace-facade-1-w800.jpg (http://kovanregency-condo.com)

CP5211
18-09-12, 17:36
Should be 378, typo. Plot ratio is 2.1 and 3.5 respectively hence Residences have more units.
I'm sorry for the wrong info. Thanks Kanarazu.

CP5211
18-09-12, 18:14
I remember the agent quoted me 850K after discount..

anyway you may wanna take reference from this website on the indicative prices:

http://sgnewcondolaunch.com/sale/kovan-regenc-by-hoi-hup/

1 Bedroom506/570 High $68xk to $76xk
1 + Study614/700 $78xk to $88xk
2 Bedroom592 to 1001 $8xxk onwards
2 Bedroom (Premium)775 $93xk to $1.1xmil
3 Bedroom (Compact)893 /980 $1.08xmil onwards
3 Bedroom130 $1.2xmil onwards
3 Bedroom + Utility1055 to 1389 $1.26mil onwards

Hi,
May I know the meaning of indicative pricing? For actual pricing on 29 Sep, is there a tolerance level which it is allowed to deviate from this indicative pricing?
Take for eg 2 Bedroom (Premium) $93xk to $1.1x million
Does it mean that the 2nd floor will cost around $93xk and the highest floor will be capped at $1.19 million?

zeamybro
18-09-12, 23:28
Hi,
May I know the meaning of indicative pricing? For actual pricing on 29 Sep, is there a tolerance level which it is allowed to deviate from this indicative pricing?
Take for eg 2 Bedroom (Premium) $93xk to $1.1x million
Does it mean that the 2nd floor will cost around $93xk and the highest floor will be capped at $1.19 million?

Nothing is fixed yet, just estimated or projected pricings .... Can be higher or lower

lois
19-09-12, 00:13
Kovan Regency pricing is very reasonable.

Seletar Park Residence (http://www.singaporenewlaunchguru.com/seletar-park-residence/) 1 bedroom(528sqft) with no MRT nearby is selling almost same price as Kovan Regency's 1 bedroom.

Investors may like to consider Seletar Park Residence as the developer(Tuan Sing) is giving Guarantee Rental Yield of 4.5% for 2 years for any 1 bedroom purchased.

Luxury finishing with Award Winning Architect (SCDA).

https://dl.dropbox.com/u/49304149/SPR/SPRfacade.jpg

kane
19-09-12, 00:46
You paid for your own gtd rental. Lol.

KTKW
19-09-12, 04:43
I stay around the area and I must say that I myself also fell in love with that place!!

http://www.kovan-regency.info/

bakasa2002
19-09-12, 22:59
Kovan Regency pricing is very reasonable.

Seletar Park Residence (http://www.singaporenewlaunchguru.com/seletar-park-residence/) 1 bedroom(528sqft) with no MRT nearby is selling almost same price as Kovan Regency's 1 bedroom.

Investors may like to consider Seletar Park Residence as the developer(Tuan Sing) is giving Guarantee Rental Yield of 4.5% for 2 years for any 1 bedroom purchased.

Luxury finishing with Award Winning Architect (SCDA).



Seletar most wld be buying for own stay whereas lots of people at KR will be looking to rent it out I would say. :)

zeamybro
20-09-12, 15:23
Seletar most wld be buying for own stay whereas lots of people at KR will be looking to rent it out I would say. :)

If i buy KR, it will be more for own stay leh.. In fact, i have friends who own Kovan Melody and Residences, and all are for own stay.

Kanarazu
21-09-12, 14:58
ceramic tiles that look like marble.. the in thing these days

The floor tiles seem like homogenous tiles that look like marble, got such homogeneous tiles these days? The wall tiles seems to be a mix of ceramic and homogeneous tiles that look like marble. If you look carefully you can see the silk-screen print patterns on one particular type which is confirmed ceramic.

nochoice
21-09-12, 14:59
The floor tiles seem like homogenous tiles that look like marble, got such homogeneous tiles these days? The wall tiles seems to be a mix of ceramic and homogeneous tiles that look like marble. If you look carefully you can see the silk-screen print patterns on one particular type which is confirmed ceramic.

I think both the floor tile and wall tile are ceramic!

Laguna
21-09-12, 15:04
I think both the floor tile and wall tile are ceramic!

procelin (?) ceramic
not as thick as ceramic.
if there is stain, very very very difficult to remove

azeoprop
21-09-12, 16:39
Want marble and branded fittings go buy Riversails, 800psf only haa haa. :rolleyes:

carbuncle
21-09-12, 17:48
I thought Heron more lux?

CP5211
24-09-12, 19:34
Anybody going for balloting this weekend? Seems like not much interest in this thread compared to ECO thread. Agent said most likely will be selling around $1400 psf after discount. Frankly speaking is ECO better located?

4wheels
24-09-12, 19:40
Anybody going for balloting this weekend? Seems like not much interest in this thread compared to ECO thread. Agent said most likely will be selling around $1400 psf after discount. Frankly speaking is ECO better located?

This project should be better located. To me, the negative is the lousy finishing and the wall for the window is as high as the waist level. Newer HDB also has knee height wall for window. Not too sure why developer think other wise.

Laguna
24-09-12, 19:44
showflat opens into the nite.
I see the double balcony, the one at the kitchen, good to sun clothings but so far away from the yard...
not sure how big is the back balcony and seems like quite a waster

was told, 3 and 4 bedroom is around $1,250

zeamybro
24-09-12, 19:48
This project should be better located. To me, the negative is the lousy finishing and the wall for the window is as high as the waist level. Newer HDB also has knee height wall for window. Not too sure why developer think other wise.

I think not all bedrooms have short windows ... Some are full panel windows

CP5211
24-09-12, 20:04
showflat opens into the nite.
I see the double balcony, the one at the kitchen, good to sun clothings but so far away from the yard...
not sure how big is the back balcony and seems like quite a waster

was told, 3 and 4 bedroom is around $1,250
Type C3 (105 m2, 3 bedroom) comes with 2 balconies with area 15 m2. %age is 14.2%. From the site plan, it is north south facing and hence with 2 balconies, it should be very windy.

Kanarazu
24-09-12, 20:09
This project should be better located. To me, the negative is the lousy finishing and the wall for the window is as high as the waist level. Newer HDB also has knee height wall for window. Not too sure why developer think other wise.

Maybe concrete cheaper than glass? Care to elaborate why the finishing is lousy? Are you referring to the tiles?

carbuncle
24-09-12, 20:20
waist height wall is good... can walk around in undies or none

zeamybro
24-09-12, 20:34
Notice something interesting about this project is that it has some 2/3br layouts which allow the 2nd bedroom to be an ensuite.

Friends were joking yday that they could do up a fake wall for the 2br and pretend to be a 1br, thus preventing 'some' relatives from wanting to come and bunk in..

Kanarazu
24-09-12, 20:50
Notice something interesting about this project is that it has some 2/3br layouts which allow the 2nd bedroom to be an ensuite.

Friends were joking yday that they could do up a fake wall for the 2br and pretend to be a 1br, thus preventing 'some' relatives from wanting to come and bunk in..

That will be a rare '1 bedder' with enclosed kitchen :)

CP5211
24-09-12, 20:53
4564Hi,
Is it functional for the yard+utility and the kitchen to be separated?

Kanarazu
24-09-12, 20:59
4564Hi,
Is it functional for the yard+utility and the kitchen to be separated?

Washing machine is at the yard should be ok. What is the concern?

CP5211
24-09-12, 21:06
Washing machine is at the yard should be ok. What is the concern?
Thanks Kanarazu. I thought it will be better for them to be together, from doing household chores point of view

Congress
24-09-12, 21:10
The floor plans are very efficient and AC ledge is small.

Kanarazu
24-09-12, 21:15
Anybody going for balloting this weekend? Seems like not much interest in this thread compared to ECO thread. Agent said most likely will be selling around $1400 psf after discount. Frankly speaking is ECO better located?

What type of units for $1400psf?

zeamybro
24-09-12, 21:22
Thanks Kanarazu. I thought it will be better for them to be together, from doing household chores point of view

If do heavy cookings then the laundry will be free from the cooking smells... Lol. Think developer designs the floorplan in such a way to receive max sunlight and capitalizes on the NS facing.

Location wise I thought its good becos it's jus one stop away from Serangoon Nex, an interchange with Circle line which brings you to NS line at bishan and EW line at PayaLebar. Also directly linked to Dhoby Ghaut which is a major interchange of 3 train lines..

Overall I think it's a simple, boring but non-gimmicky and no nonsense kind of project which appeals to me

hovivi
24-09-12, 21:22
Anybody going for balloting this weekend? Seems like not much interest in this thread compared to ECO thread. Agent said most likely will be selling around $1400 psf after discount. Frankly speaking is ECO better located?

$1400psf? Maybe can consider some city fringe projects.. I know you know which one I'm referring to ;)

Kanarazu
24-09-12, 21:25
If do heavy cookings then the laundry will be free from the cooking smells... Lol. Think developer designs the floorplan in such a way to receive max sunlight and capitalizes on the NS facing.

Location wise I thought its good becos it's jus one stop away from Serangoon Nex, an interchange with Circle line which brings you to NS line at bishan and EW line at PayaLebar. Also directly linked to Dhoby Ghaut which is a major interchange of 3 train lines..

Overall I think it's a simple, boring but non-gimmicky and no nonsense kind of project which appeals to me

If you check concept plan 2001 there is supposed to be MRT interchange at Hougang and punggol.

CP5211
24-09-12, 21:28
What type of units for $1400psf?
Type B2, 775 sq ft, indicative $1.09 million for higher floors

CP5211
24-09-12, 21:30
$1400psf? Maybe can consider some city fringe projects.. I know you know which one I'm referring to ;)
Thanks hovivi. yes I know :)

Kanarazu
24-09-12, 21:45
Type B2, 775 sq ft, indicative $1.09 million for higher floors

That's probably for the 13th floor of the best stack. If you buy low floors that is only $1200, which puts you at $200psf below Bliss.

CP5211
24-09-12, 21:51
That's probably for the 13th floor of the best stack. If you buy low floors that is only $1200, which puts you at $200psf below Bliss.
Thanks. Its for investment so will probably get mid floor.

lifeline
25-09-12, 17:24
may be keen on this project. however with the projected price pegged to next door's kovan residences and remembering upper limit of phantom's affordability index of 1400psf, this project is already setting the benchmark for this area. where will the potential upside come from? unless all projects in singapore get boosted by qe3 and mrt premiums go up further...

for the 1/2br, the nicer-sized 2br premium faces south, looking at the perimeter and gets blocked by the kovan residences. seems like 1 br has better facing... will be hot.

CP5211
25-09-12, 17:40
may be keen on this project. however with the projected price pegged to next door's kovan residences and remembering upper limit of phantom's affordability index of 1400psf, this project is already setting the benchmark for this area. where will the potential upside come from? unless all projects in singapore get boosted by qe3 and mrt premiums go up further...

for the 1/2br, the nicer-sized 2br premium faces south, looking at the perimeter and gets blocked by the kovan residences. seems like 1 br has better facing... will be hot.

@lifeline, if I am not wrong, for 2 bedroom premium, only stack 24 is blocked by Kovan Residence. However it is closest to the MRT as there is a side door. stack 16 has nice views of the landed and stack 20 is somewhere in between.

Since I only qualify for 60% loan, I tried to get a resale in Kovan Residence. If I buy Kovan Regency, the 40% upfront cash (20% downpayment, 10% ~ 9 months later & another 10% ~ 9 months later) But as I've mentioned before, the 883 sf 2 bedroom all asking above $1.3 million and facing noisy upper serangoon rd (> $1,472 psf). So I thought of getting K Regency this Sat. So far the indicative prices seems reasonable to me.

Noexit
25-09-12, 17:44
[quote=lifeline]may be keen on this project. however with the projected price pegged to next door's kovan residences and remembering upper limit of phantom's affordability index of 1400psf, this project is already setting the benchmark for this area. where will the potential upside come from? unless all projects in singapore get boosted by qe3 and mrt premiums go up further...

for the 1/2br, the nicer-sized 2br premium faces south, looking at the perimeter and gets blocked by the kovan residences. seems like 1 br has better facing... will be hot.[/quote

But seems like the balcony is 9m is it too big for 2 bedder ]

lifeline
25-09-12, 17:53
@CP5211 : that's the same stack my friend advised if getting 2br for investment. rental yield may be there; own stay will be ok; only wondering where is the upside coming from... stack 04 may be better - unblocked by kovan residences, away from bin, provided dun mind the size, number and looking straight into the road - unless get high floor.

CP5211
25-09-12, 18:18
@CP5211 : that's the same stack my friend advised if getting 2br for investment. rental yield may be there; own stay will be ok; only wondering where is the upside coming from... stack 04 may be better - unblocked by kovan residences, away from bin, provided dun mind the size, number and looking straight into the road - unless get high floor.
I'm buying to fight inflation + rental. Stack 04 (1+study) looks good. I'm looking at 2 bedroom premium.

hyenergix
25-09-12, 18:29
Bubble.....

Kanarazu
25-09-12, 18:48
may be keen on this project. however with the projected price pegged to next door's kovan residences and remembering upper limit of phantom's affordability index of 1400psf, this project is already setting the benchmark for this area. where will the potential upside come from? unless all projects in singapore get boosted by qe3 and mrt premiums go up further...

for the 1/2br, the nicer-sized 2br premium faces south, looking at the perimeter and gets blocked by the kovan residences. seems like 1 br has better facing... will be hot.

Another way of looking at affordability is quantum. Psf may go up but unit size shrinks in future, go the way of Hong Kong... When I saw KR and some other new launches I realized 2BR above 800 sq ft are now rare in D19.

There won't be any more new launches nearby and nearer to MRT, is that a good thing for KR? The next one will be Wingtai almost 600m away but FH and further down the road who knows the HUDC blocks 7xx next to The Florence will privatize and go enbloc in future.

Kanarazu
25-09-12, 19:02
[quote=lifeline]may be keen on this project. however with the projected price pegged to next door's kovan residences and remembering upper limit of phantom's affordability index of 1400psf, this project is already setting the benchmark for this area. where will the potential upside come from? unless all projects in singapore get boosted by qe3 and mrt premiums go up further...

for the 1/2br, the nicer-sized 2br premium faces south, looking at the perimeter and gets blocked by the kovan residences. seems like 1 br has better facing... will be hot.[/quote

But seems like the balcony is 9m is it too big for 2 bedder ]

That's the 1+1, technically the same as 2 bedder... Yes it's too big.

4wheels
25-09-12, 21:52
Another way of looking at affordability is quantum. Psf may go up but unit size shrinks in future, go the way of Hong Kong... When I saw KR and some other new launches I realized 2BR above 800 sq ft are now rare in D19.

There won't be any more new launches nearby and nearer to MRT, is that a good thing for KR? The next one will be Wingtai almost 600m away but FH and further down the road who knows the HUDC blocks 7xx next to The Florence will privatize and go enbloc in future.

the currently building carpark right next to the nursery and all the nurseries are planned for residential. Do not know when it will happen.

bakasa2002
25-09-12, 22:01
Type B2, 775 sq ft, indicative $1.09 million for higher floors

I tot indicative prices are from low floors and not so hot stacks, no?:scared-2:

zeamybro
25-09-12, 22:55
I tot indicative prices are from low floors and not so hot stacks, no?:scared-2:

I think its quite hard to differentiate between better or lousier stacks in this project...

For the stacks facing Simon Rd, they are either closer to the main gate but too close to Kovan Residences, or further away from the main gate, faces landed and a Temple .....

For the stacks facing Florence Rd, I think the most inner stack would have better unblocked view, but in general the horizon would be blocked by the HDB...

CP5211
26-09-12, 00:29
the currently building carpark right next to the nursery and all the nurseries are planned for residential. Do not know when it will happen.
Agent said Kovan Regency is the last plot in the area, anyway to verify? Thank you!

azeoprop
26-09-12, 00:37
Any idea what plans they have for the kovan bus interchange? :beats-me-man:

Kanarazu
02-10-12, 19:32
Any idea what plans they have for the kovan bus interchange? :beats-me-man:

I seriously doubt any govt initiated renewal will happen within an opposition ward.

bakasa2002
02-10-12, 20:36
Any idea how's the sales of KR over the wkend? I heard more than 90% sold???

Laguna
02-10-12, 20:42
aiyo, forum off, then all off

only left with TH and PH

kane
02-10-12, 20:56
Anyone took some field pics on Saturday?

bakasa2002
02-10-12, 20:56
aiyo, forum off, then all off

only left with TH and PH

Hahaha ... Ya, forum is main source of info mah ...

price
02-10-12, 21:20
Any idea how's the sales of KR over the wkend? I heard more than 90% sold???
i last heard its sold out. Show flat closing liao

Laguna
02-10-12, 21:34
I visited the showflat before the launch and the launch day. Could not get in on the day of launch as it was just too packed and Q was too long.

The only plus point about this project is the walking distance to MRT and not facing the main road. All the observations made by the forummers are valid in term of windows, swimming pool, quality, efficiency of layout etc.

The other aspect I want to highlight is the exceptionally high profit margin made by the developer. Hoi Hup secured the site for S$507psf ppr in January this year and, with this sort of quality and build, I estimate the profit margin is in the high end of 30%.

In other words, even if the Govt sold the land cheap, the developers will not sell cheap, So, don't blame our PAP.

Kanarazu
02-10-12, 21:39
I visited the showflat before the launch and the launch day. Could not get in on the day of launch as it was just too packed and Q was too long.

The only plus point about this project is the walking distance to MRT and not facing the main road. All the observations made by the forummers are valid in term of windows, swimming pool, quality, efficiency of layout etc.

The other aspect I want to highlight is the exceptionally high profit margin made by the developer. Hoi Hup secured the site for S$507psf ppr in January this year and, with this sort of quality and build, I estimate the profit margin is in the high end of 30%.

In other words, even if the Govt sold the land cheap, the developers will not sell cheap, So, don't blame our PAP.


Is the land sales psf inclusive of the 10% bonus GFA, otherwise the profits even higher.

kane
02-10-12, 21:44
And a similar logic applies to those EC, the higher the ceiling, the higher the price. They're starting to see that now.

Laguna
02-10-12, 21:46
yes, some more
now, double AC ledge, double balcony
and some worst, got RC ledge included as well

kane
02-10-12, 21:51
Actually the rear balcony looks like just took the space of what was the backyeard in the typical design of the past. But the double aircon ledge is absolutely redundant. URA should clamp down on the ruling on these senseless aircon ledges. Otherwise we will soon have to think in terms of efficiency ratios like HK

Kanarazu
02-10-12, 21:54
Actually the rear balcony looks like just took the space of what was the backyeard in the typical design of the past. But the double aircon ledge is absolutely redundant. URA should clamp down on the ruling on these senseless aircon ledges. Otherwise we will soon have to think in terms of efficiency ratios like HK

When URA knows, they will AC-know-ledge this problem.

Kanarazu
02-10-12, 21:58
yes, some more
now, double AC ledge, double balcony
and some worst, got RC ledge included as well

RC ledge is counted only if in excess of 2m. I hardly see long ones around though.

Laguna
02-10-12, 22:05
RC ledge is counted only if in excess of 2m. I hardly see long ones around though.

not many people know of this...
I saw one recently....scary...buyers are paying for all these unusable areas

price
02-10-12, 22:10
yes, some more
now, double AC ledge, double balcony
and some worst, got RC ledge included as well
wats rc ledge ?

Kanarazu
02-10-12, 22:13
wats rc ledge ?

Reinforced concrete ledge. Like AC ledge but no railing...

kane
02-10-12, 22:13
The air con maintenance guy gets a luxurious serving of space to do their maintenance work.

kane
02-10-12, 22:15
Reinforced concrete ledge. Like AC ledge but no railing...

What's the purpose of this ledge? Does Kovan Regency have it?

price
02-10-12, 22:17
Reinforced concrete ledge. Like AC ledge but no railing...
so when u have R/C why do u need another A/C?

DC33_2008
02-10-12, 22:18
Had a firend's brother whoa bought A 2000sqft unit in D11 and realised that the actual useable area Is reduced with large balcony, large AC ledge and even the double volume space. :simmering:
not many people know of this...
I saw one recently....scary...buyers are paying for all these unusable areas

DC33_2008
02-10-12, 22:20
The 3 bedder even have two separate AC ledges and two balcony. .
What's the purpose of this ledge? Does Kovan Regency have it?

Kanarazu
02-10-12, 22:20
What's the purpose of this ledge? Does Kovan Regency have it?

Provides shade from sun and rain. KR has it at the bathroom but only 1.45m long. To be fair they are part of the facade and may exist primarily for the external look and feel.

kane
02-10-12, 22:21
Had a firend's brother whoa bought A 2000sqft unit in D11 and realised that the actual useable area Is reduced with large balcony, large AC ledge and even the double volume space. :simmering:

Must always ask about the double volume space. I think it's a standard to count it now. As for balcony and aircon ledge, that should have been visible on the floor plan no? Here, everyone is always very critical about the size of air con ledges with some projects like KR having 2 for such a small unit!

Kanarazu
02-10-12, 22:28
Must always ask about the double volume space. I think it's a standard to count it now. As for balcony and aircon ledge, that should have been visible on the floor plan no? Here, everyone is always very critical about the size of air con ledges with some projects like KR having 2 for such a small unit!

Each outdoor unit for a/c typically only 30cm x 90cm excluding protruding parts so a 2sqm AC ledge should be sufficient if 2 units are required. Similarly 1sqm for 1 unit is good enough. Anything more is really luxury for the carrier man.

Kanarazu
02-10-12, 22:30
so when u have R/C why do u need another A/C?

RC ledge cannot install aircon. No railing mah!

DC33_2008
02-10-12, 22:34
Construction cost of AC ledge is about $30-50psf but developer charge $1300psf. Wow! Look at the profit.
Each outdoor unit for a/c typically only 30cm x 90cm excluding protruding parts so a 2sqm AC ledge should be sufficient if 2 units are required. Similarly 1sqm for 1 unit is good enough. Anything more is really luxury for the carrier man.

buttercarp
02-10-12, 22:35
Provides shade from sun and rain. KR has it at the bathroom but only 1.45m long. To be fair they are part of the facade and may exist primarily for the external look and feel.

RC ledge can be quite a headache when pigeons settle there, or bees build a hive there.

kane
02-10-12, 22:40
RC ledge can be quite a headache when pigeons settle there, or bees build a hive there.

the ledge is pure profit man. but yeah, if you get pigeon poo all over that is going to be a real headache.

bakasa2002
02-10-12, 22:45
Hmm, is RC ledge indicated in floor plans?

Another question, what's the actual selling psf for KR?

zeamybro
02-10-12, 23:18
Hmm, is RC ledge indicated in floor plans?

Another question, what's the actual selling psf for KR?

Depends on the size and floor level .. Think avg is 1300psf

By the time it was my turn to join the queue on sat, I see abt less than 10 condo units left .... V scary .... Think ppl are smart and can easily differentiate between better and poorer projects, this one doesn't require much marketing efforts and gimmicks also selling like hotcakes ...

propertychap
02-10-12, 23:25
Is this a good project? Kovan residences closer to mrt

kane
02-10-12, 23:42
1250psf near mrt considered bao jiak ah? what's the other draw besides location?

Kanarazu
02-10-12, 23:42
RC ledge can be quite a headache when pigeons settle there, or bees build a hive there.

Like that can learn about the birds and the bees from the washroom. :)

zeamybro
02-10-12, 23:55
1250psf near mrt considered bao jiak ah? what's the other draw besides location?

The mrt is the main draw. It's not just any other mrt stations but being one stop away from Serangoon interchange which brings u connected to the red, green and future DTL line within 3-4 stops. Moreover it brings u directly to the city at Dhoby Ghaut which is another major interchange itself. Hence, I see potential tenants from all over the island ...

Other draws include the NS facing, very simple and squarish layouts, not v congested site layout (not like only 20m away from opp block) and nearby amenities...

Not vested though

phantom_opera
03-10-12, 00:02
The mrt is the main draw. It's not just any other mrt stations but being one stop away from Serangoon interchange which brings u connected to the red, green and future DTL line within 3-4 stops. Moreover it brings u directly to the city at Dhoby Ghaut which is another major interchange itself. Hence, I see potential tenants from all over the island ...

Other draws include the NS facing, very simple and squarish layouts, not v congested site layout (not like only 20m away from opp block) and nearby amenities...

Not vested though

u talk until like perfect lol

NEL is not my cup of tea ... i think more potential should be Tampines (or 1-2 stops from Tampines or Expo) as it will have 3 lines connected to it

kane
03-10-12, 00:04
The mrt is the main draw. It's not just any other mrt stations but being one stop away from Serangoon interchange which brings u connected to the red, green and future DTL line within 3-4 stops. Moreover it brings u directly to the city at Dhoby Ghaut which is another major interchange itself. Hence, I see potential tenants from all over the island ...

Other draws include the NS facing, very simple and squarish layouts, not v congested site layout (not like only 20m away from opp block) and nearby amenities...

Not vested though

what is the distance between the blocks?

zeamybro
03-10-12, 00:08
what is the distance between the blocks?

This one must consult our resident dimension consultant Kanarazu... Before the forum was down, he could even provide an estimate to the pool width taking into account the height and width of the side steps :tongue3:

zeamybro
03-10-12, 00:09
u talk until like perfect lol

NEL is not my cup of tea ... i think more potential should be Tampines (or 1-2 stops from Tampines or Expo) as it will have 3 lines connected to it

I m jus responding to his query on the draws of this project ... So u only get to read the plus points in my response :p