View Full Version : Your opinion on Sunshine Plaza, Bencoolen and Burlinton Sq
Hi, I'm looking for a property around that area for investment purpose, need your opinion on these 3 projects. Price seem to be still quite attractive comparing to others in CBD area.
Which development is a better investment ? Sunshine, Bencoolen or Burlington?
Unregistered
13-06-07, 21:34
am looking for city sq or parc emily studio too. Any comment on these too?
tks
Unregistered
14-06-07, 16:44
All 3 are equally good in terms of location. Now it all depends on the details like view, price, and condition of unit. Get the best deal for the price.
For City Sq and Parc Emily, I would prefer Parc Emily for obvious reasons. It is at least D9, near Orchard, and situated in a peaceful location with lots of greenery.
I would have a big headache if I lived in City Sq, with the surroundings, it is like living in some 3rd world country. Not to mention the traffic jams at Serangoon Rd/Little India/Farrer Park/Jalan Besar. You say, don't drive and take MRT instead? Good luck with the MRT over there.... it is as close as it gets to being in a 3rd world slum without leaving Singapore. Wow, awesome.. get to experience old-world Asian 'culture' in modern gleamng Singapore! I bet your expat tenants will love City Square!
Unregistered
14-06-07, 17:10
Good luck with the MRT over there.... it is as close as it gets to being in a 3rd world slum without leaving Singapore. Wow, awesome.. get to experience old-world Asian 'culture' in modern gleamng Singapore! I bet your expat tenants will love City Square!
this is sarcastic right?
Unregistered
14-06-07, 20:36
this is sarcastic right?
yeh i agreed too . Very sarcastic! the only 3rd world i can experience here is probably ----- your kampong MENTALITY!
Unregistered
15-06-07, 01:00
be it Sunshine, Bencoolen or Burlington OR city sq, parc emily studio... you should indicate your budget, room type, min/max holding period and maybe targetted gains, purpose, preferences......... before anyone can comment on which is a better choice.......
yes, believe that there will be room for improvement in the prices of property in this district. Its just 1 street across many properties eg 8@ mount sophia and prices r still lower. When the circle line mrt nxt to spore museum is up, believe prices will go up. so many different MRT stations nearby. Started Investing in the area some yrs ago and buying/selling properties in the area now..
Unregistered
18-07-07, 11:57
am looking for city sq or parc emily studio too. Any comment on these too?
tks
If you buy City sq you eat roti plata everyday, at parc emily you still can find fried hokkien mie and ba kut teh I think.
Unregistered
13-03-08, 15:30
What do you all think will be the effects of URA's ophir/rochor corridor development plan in this area? All views are welcome, thank you.
Unregistered
13-03-08, 16:32
What do you all think will be the effects of URA's ophir/rochor corridor development plan in this area? All views are welcome, thank you.
residential here will definitely appreciate in price! because of the potential rental gains and general economic boost the ophir-rochor devt will bring!
Unregistered
13-03-08, 16:53
In 15 years time.
Unregistered
13-03-08, 17:21
URA releasing land between 5 to 10 years depending on demand. Don't think have to wait until 15 years.
Unregistered
15-03-08, 10:55
Not only that. Look at the development taking place around the area, South beach, Iluma, Ibis hotel, Wilkie edge and very soon bugis becoming interchange for east and downtown line. Now URA say developing ophir rochor corridor. Are all these coincidence?
URA releasing land between 5 to 10 years depending on demand. Don't think have to wait until 15 years.
Unregistered
17-03-08, 10:45
Check out the rendered picture of ophir and rochor strip, the new development near rochor centre are much higher than the surrounding buildings. This could mean an increase of plot ratio to encourage redevelopment.
Not only that. Look at the development taking place around the area, South beach, Iluma, Ibis hotel, Wilkie edge and very soon bugis becoming interchange for east and downtown line. Now URA say developing ophir rochor corridor. Are all these coincidence?
Seems like the rental here is still going strong. The bencoolen hit the $6 psf mark at the 75th percentile, congratulations.
Data from URA website,
25% Median 75%
=== ===== ===
The Bencoolen 4.69 4.94 6.0
Burlington Sqr 4.47 4.6 5.24
Sunshine Plaza <-- Less than 10 rental contracts signed, so no entry
not bad lah
12-05-08, 20:27
I like this location. very convenient. when ERP gets more and more ganies around the city area, it is properties like this which will be in demand among expat tenants. cos no need to drive.
yes the rents in burlington square are still going strong and prices psf have gone up!! the management office provides prompt and good support to owners. nice view if you can buy units from 15th storey onwards. There are 3 towers, A, B and C.
The Bencoolen - Noisy, dirty surrounding. Full of temple patron and roadside stalls. Always busy.
Burlington Square - A classy environment. A plus point is the Rochor downtown circle line, just next door.
Sunshine Plaza - Isolated and it is reflected in the prices of both rental and sale.
City square - Nice place in a lousy environment and like they say - 3rd World environment, just outside. Full of budget hotels in the vicinity and also the known Pertain. Plus point - Freehold.
Overall, Burlington Square leads the price at the moment with a 840 sq ft unit being sold at S$1 million or 1191 psf.
devilplate
09-07-10, 10:40
The Bencoolen - Noisy, dirty surrounding. Full of temple patron and roadside stalls. Always busy.
Burlington Square - A classy environment. A plus point is the Rochor downtown circle line, just next door.
dun really see ur point....bencoolen just beside burlington....y one is classy and the other is lousy? btw, anytime more sellers for burlington den bencoolen....duno y
I have viewed both condo and that was my conclusion. I, find The Bencoolen" to be quite busy all day round, inclusive of weekends and nights. Feng Shui wise, having a temple is a "no go".
Security wise. Burlington Square is quite tight, both at Ground Zero and on the 5th floor. CCTV is plentiful. Rochor Station nearby is a plus as mentioned.
So, it is up to you, just my view.
Your quote .............
dun really see ur point....bencoolen just beside burlington....y one is classy and the other is lousy? btw, anytime more sellers for burlington den bencoolen....duno y
Huh? Do you mean you've to take the lift "twice" to reach the apartment, from ground flr to 5th flr, then change at 5th flr to higher flr? I can only think of this explanation for having 2 security counters, and you call this "quite tight" security :doh: Regardless of all the busy, feng shui, temple etc.. Ultimately whether a place is conducive to stay or not, the rental tenants are willing to pay tells it all, just go check (I believe you had?) URA's rental statistics, you'll know which one is leading. Don't get me wrong, I like both, including sunshine plaza (they all have their pros and cons), I just find your comparison.. er.. a bit skewed :tsk-tsk:
I have viewed both condo and that was my conclusion. I, find The Bencoolen" to be quite busy all day round, inclusive of weekends and nights. Feng Shui wise, having a temple is a "no go".
Security wise. Burlington Square is quite tight, both at Ground Zero and on the 5th floor. CCTV is plentiful. Rochor Station nearby is a plus as mentioned.
So, it is up to you, just my view.
Your quote .............
Hi Devilplate,
I can tell you why anytime more sellers for burlington than bencoolen. There are 179 units in Burlington Square while there are only 80 units in Bencoolen. Hence why :)
Munich18: thanks for the review :) I think you are right that Rochor station being 0.18km from Burlington will bring up the prices in future as it links direct to the new Downtown.
Hexx: So which would you buy ultimately?
Anyone can elaborate on the future Bugis mrt interchange and Rochor Station serving as downtown line 2 and 3 interchange?
devilplate
11-07-10, 23:41
Hi Devilplate,
I can tell you why anytime more sellers for burlington than bencoolen. There are 179 units in Burlington Square while there are only 80 units in Bencoolen. Hence why :)
Munich18: thanks for the review :) I think you are right that Rochor station being 0.18km from Burlington will bring up the prices in future as it links direct to the new Downtown.
Hexx: So which would you buy ultimately?
Anyone can elaborate on the future Bugis mrt interchange and Rochor Station serving as downtown line 2 and 3 interchange?
according to pptyguru, bencoolen got 94units...
to me bencoolen and burlington same same...its the matter of getting a best priced and best facing unit out of the 2.
sunshine cannot compare with these 2 if based on MRT ...sunshine is really not so near to bugis mrt. took me about 10min to walk....i recce b4...
Hi Devilplate,
Sorry about the exact nos in Bencoolen. Just that as Bencoolen has lesser units so Burlington always lead in pricing.
So do you think Bencoolen or Burlington is a good place to buy for investment?
according to pptyguru, bencoolen got 94units...
to me bencoolen and burlington same same...its the matter of getting a best priced and best facing unit out of the 2.
sunshine cannot compare with these 2 if based on MRT ...sunshine is really not so near to bugis mrt. took me about 10min to walk....i recce b4...
devilplate
12-07-10, 00:08
Hi Devilplate,
Sorry about the exact nos in Bencoolen. Just that as Bencoolen has lesser units so Burlington always lead in pricing.
So do you think Bencoolen or Burlington is a good place to buy for investment?
i was actually considering one of the unit at burlington vs citylights last yr...but decide to choose CL due to high rental yield, newer(no nid to spend $ on reno) and nicer view. i also have stronger faith on the future kallang riverside devt:D
rochor mrt may not boost the prices of burlington/bencoolen since oredi near to bugis mrt and if it does, the effect shd oredi been priced in:D
Er.. I'm not buying any of them. Just want to point out the comparison is flawed.
Hi Devilplate,
I can tell you why anytime more sellers for burlington than bencoolen. There are 179 units in Burlington Square while there are only 80 units in Bencoolen. Hence why :)
Munich18: thanks for the review :) I think you are right that Rochor station being 0.18km from Burlington will bring up the prices in future as it links direct to the new Downtown.
Hexx: So which would you buy ultimately?
Anyone can elaborate on the future Bugis mrt interchange and Rochor Station serving as downtown line 2 and 3 interchange?
Sunshine is nearer to bras basah mrt la.. Go suntec very fast. But I must say, east west line is better connected to offices for now..
according to pptyguru, bencoolen got 94units...
to me bencoolen and burlington same same...its the matter of getting a best priced and best facing unit out of the 2.
sunshine cannot compare with these 2 if based on MRT ...sunshine is really not so near to bugis mrt. took me about 10min to walk....i recce b4...
If you compare walking to bugis mrt (downtown line), I can tell you it is further as compared to bugis mrt (east west line). So this rochor station definitely going to make a difference, price in or not, I don't know..
i was actually considering one of the unit at burlington vs citylights last yr...but decide to choose CL due to high rental yield, newer(no nid to spend $ on reno) and nicer view. i also have stronger faith on the future kallang riverside devt:D
rochor mrt may not boost the prices of burlington/bencoolen since oredi near to bugis mrt and if it does, the effect shd oredi been priced in:D
devilplate
12-07-10, 01:05
If you compare walking to bugis mrt (downtown line), I can tell you it is further as compared to bugis mrt (east west line). So this rochor station definitely going to make a difference, price in or not, I don't know..
once the mrt is announced...will be priced in.
Looking at the past 1-yr price trends, you are right to choose CL over burlington. Amazing.
[quote=devilplate]i was actually considering one of the unit at burlington vs citylights last yr...but decide to choose CL due to high rental yield, newer(no nid to spend $ on reno) and nicer view. i also have stronger faith on the future kallang riverside devt:D
Greeting to you and No offence, in my reply.
Taking two lifts changes is not a measure of security or rather it is the composition of the mixed development and layout. If you have viewed Burlington Square, then, maybe you would not write such a comment or like you say - skewed. You can reach the apartment from the carpark directly.
You are right that the current quarter URA rental for the 75th - 100th percentile is higher in The Bencoolen and let me share a little information with you. The Bencoolen was developed by Hong Leong and I was one of the people trying to buy one at the time, but an investment company bought it wholesale except one unit. Currently, this investment company still holds some units and they, being having deep pockets don't lower rent and note that they provide maids and cleaning services and so the rental is higher. If units at Burlington Square provides the same service, don't you think that the rent will be higher. Also note that in statistics, we ignore the highest and lowest as freak result. That is background to you.
The real comparison is the resale price. In the latest from URA, the unit goes for 1050 psf as of last transaction in April 2010 and no more transaction since then. The Burlington Square last transaction was 1191 psf done in June 2010
Ultimately, where you buy is a choice that a buyer make and even the worst property will still be transacted at its appropriate cost. We all defer in our views or else, the world will be mono colour and we will all buy the same brand of car. I wish you well, if you are buying in the area.
Huh? Do you mean you've to take the lift "twice" to reach the apartment, from ground flr to 5th flr, then change at 5th flr to higher flr? I can only think of this explanation for having 2 security counters, and you call this "quite tight" security :doh: Regardless of all the busy, feng shui, temple etc.. Ultimately whether a place is conducive to stay or not, the rental tenants are willing to pay tells it all, just go check (I believe you had?) URA's rental statistics, you'll know which one is leading. Don't get me wrong, I like both, including sunshine plaza (they all have their pros and cons), I just find your comparison.. er.. a bit skewed :tsk-tsk:
Greetings to you too. No offence also, just stating my observation.
For sunshine and bencoolen, aren't both of them mixed development also? Do they need to take the lift "twice" to reach the apartment?
Er.. what makes you think that I'm refering "only" to the 75th - 100th percentile rental figures (which you think bencoolen leads due to the investment company providing value added services)? Go look at the lower percentile and median in the past few quarters/years.
Is there a reason why you only take the highest transacted price for comparison? You seems to be contradicting yourself in your comparison logic by implying, in rental, don't just look at higher percentile, but in transacted price, look at higher percentile. Shouldn't we also consider lower percentile and median for transacted price as well?
There are valuation tools around to compare these median transacted figures from database actually.
Greeting to you and No offence, in my reply.
Taking two lifts changes is not a measure of security or rather it is the composition of the mixed development and layout. If you have viewed Burlington Square, then, maybe you would not write such a comment or like you say - skewed. You can reach the apartment from the carpark directly.
You are right that the current quarter URA rental for the 75th - 100th percentile is higher in The Bencoolen and let me share a little information with you. The Bencoolen was developed by Hong Leong and I was one of the people trying to buy one at the time, but an investment company bought it wholesale except one unit. Currently, this investment company still holds some units and they, being having deep pockets don't lower rent and note that they provide maids and cleaning services and so the rental is higher. If units at Burlington Square provides the same service, don't you think that the rent will be higher. Also note that in statistics, we ignore the highest and lowest as freak result. That is background to you.
The real comparison is the resale price. In the latest from URA, the unit goes for 1050 psf as of last transaction in April 2010 and no more transaction since then. The Burlington Square last transaction was 1191 psf done in June 2010
Ultimately, where you buy is a choice that a buyer make and even the worst property will still be transacted at its appropriate cost. We all defer in our views or else, the world will be mono colour and we will all buy the same brand of car. I wish you well, if you are buying in the area.
I am not going into any argument with you. Do you own a unit at The Bencoolen? If you are so good, then - congratulations and keep it up and maybe Singapore needs a person like you for sustain economic growth.
Greetings to you too. No offence also, just stating my observation.
For sunshine and bencoolen, aren't both of them mixed development also? Do they need to take the lift "twice" to reach the apartment?
Er.. what makes you think that I'm refering "only" to the 75th - 100th percentile rental figures (which you think bencoolen leads due to the investment company providing value added services)? Go look at the lower percentile and median in the past few quarters/years.
Is there a reason why you only take the highest transacted price for comparison? You seems to be contradicting yourself in your comparison logic by implying, in rental, don't just look at higher percentile, but in transacted price, look at higher percentile. Shouldn't we also consider lower percentile and median for transacted price as well?
There are valuation tools around to compare these median transacted figures from database actually.
Nope .
I am not going into any argument with you. Do you own a unit at The Bencoolen? If you are so good, then - congratulations and keep it up and maybe Singapore needs a person like you for sustain economic growth.
The Rochor Station is next to Sim Lim Square and certainly not 180 metres. I can confirm that you can throw a stone and hit it. This station connects to Brash Basah and Chinatown in the south west and Tampinese in the east. Of course, there are interchange stations along the way.
Hi Devilplate,
I can tell you why anytime more sellers for burlington than bencoolen. There are 179 units in Burlington Square while there are only 80 units in Bencoolen. Hence why :)
Munich18: thanks for the review :) I think you are right that Rochor station being 0.18km from Burlington will bring up the prices in future as it links direct to the new Downtown.
Hexx: So which would you buy ultimately?
Anyone can elaborate on the future Bugis mrt interchange and Rochor Station serving as downtown line 2 and 3 interchange?
Hi Munich
Yes, the rochor station is just at doorstep of burlington square. i wonder if it links direct to the new marina financial centre....not sure if it's an interchange like serangoon/dolby ghaut.
about sunshine plaza, you mentioned isolated meaning the prices/rent are lower than burlington square? actually i thought sunshine is closer to orchard so be better...but i heard a lot of china people staying there, not sure how true it is but recently, there were good reviews given on it in property guru. but i don't like the first floor where there are F & B shops and makes the place smells funny.
I have attached the train map and you check its relevance. To me, the Esplanade and Promenade Station via Bras Basah Station may be the answer to your connectivity to the Marina Financial Centre.
Sunshine Plaza prices are a tad lower. I agree with you that it is nearer to Orchard Road as the development is just across the Peace Centre. Basically, it all boils down to connectivity and convenience. Say, if you have a car, then your reasoning is correct, but if you don't drive and need to move around, then, a place near to a MRT Station would be a plus point, although, neither The Bencoolen or Burlington Square fits the bill at the moment. The next point is the availability of daily necessity, like grocery shopping and place to eat. At the Burlington Square, street life is busy and you can get anything you want. even a NTUC and also the Albert Food Centre.
I did a check on the URA website about rental at Sunshine Plaza for 2010Q1 and the median is 4.16. It is actually not a bad figure compared with the other two developments. As for sale, the URA website data shows that Sunshine Plaza is much lower, but then, we should also be cautious as it may be a freak transaction due to a special seller. Overall, my opinion is negative for Sunshine Plaza as the entrance has grills and reminds me of a jail place. Maybe you take a walk to Sunshine Plaza, if you are around the area to see for the first hand.
Good review in Property Guru for Sunshine Plaza or for that matter, any development may be written by a housing agent trying to market the place or the owners themselves. From Internet review experience, generally you can believe bad review and not good review.
As for China nationals staying there, I am not sure and it is best to direct the question to the Managing Agent on site. I own properties and I have been to China and my impression tells me that the China nationals are more kiasu than you and me and that they are the best economic student, meaning - maximizing utilities. Take note of that I have negative experience in renting to them and of course, I also have bad tenants from other countries, so it boils down to interviewing them and having drastic tenancy agreement to hold them. If you have housing agent friends, then you talk to them as to what race or nationality that most owners will avoid and you will get the picture. I don't want to sound racist, but "get real".
You are right about the smell from F & B outlets. It is a fact and I also notice it. Another point is the presence of pests like rats and cockroaches. You open the rubbish chute and if there are physical evidence by their presence or eggs, then you have an infestation.
I don't want to skew your property purchase or rental, but know your objectives and you won't be wrong.
Hi Munich
Yes, the rochor station is just at doorstep of burlington square. i wonder if it links direct to the new marina financial centre....not sure if it's an interchange like serangoon/dolby ghaut.
about sunshine plaza, you mentioned isolated meaning the prices/rent are lower than burlington square? actually i thought sunshine is closer to orchard so be better...but i heard a lot of china people staying there, not sure how true it is but recently, there were good reviews given on it in property guru. but i don't like the first floor where there are F & B shops and makes the place smells funny.
They are already so close to MRT? Why still hope for another? To add to conjestion?
When there are more people, everything slows down. Even trying to walk across the street is a problem.
In the past, people live in houses far apart from each other. But with modernisation, people actually want to stay closer together, in smaller units, with bad quality air and the usual rush hour peak. And they are willing to pay higher prices for that? Go with the flow and make a killing.
In 2015, the Rochor mrt will be almost at the doorstep of Burlington Square condo and links to stations such as Bugis, Promenade, Bayfront...Chinatown as part of Downtown line 2 so it makes it even more convenient for commuters to reach the Marina Financial Centre. Now, a short walk to Bras Basah station can access to places in the Circle line. Bugis station is undergoing construction to become an interchange to ease congestion. It is the government's plan for the city area to be super well-connected via mrt. This place is really very convenient in terms of amenities as well and the units in the condo are rented out very easily to expats. :)
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