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View Full Version : The Artra, the next Mixed Development in D3 right next to Redhill MRT



uncleken
06-02-17, 17:54
The Artra Condo is a new launch development (http://www.condolaunchsg.com) expecting to be launched in Q1 2017. Developed by Tangs Holdings, this mixed development will be a 400 Units development with 2 bedrooms to 4 bedrooms. With its exciting location with development next to the Redhill MRT (http://www.condolaunchsg.com/properties/the-artra-condo-alexandra-view/), it will be a very sort after project, with easy accessibility. Right below the development will be 15 commercial shops, 1 Supermarket and a chilcare. With its land bid of $851 per sqft per plot ratio (psf ppr), my guess is that units will be sold approx $1450 psf. The restained bidding allowed The Artra Condominium (http://www.condolaunchsg.com/properties/the-artra-condo-alexandra-view/) to have the land bid attractive.The Artra Condo at Alexandra View (http://www.condolaunchsg.com/properties/the-artra-condo-alexandra-view/) will be the next new development to watch out for.

This makes it fairly attractive when we compare with Principal Gardens (http://www.condolaunchsg.com/properties/principal-gardens/), closer to the Jervois area yet further from the Redhill MRT. Units at current are selling from $1,518 psf. What is exciting about Principal Gardens is the top quality furnishes which the developer provides, the abundance of facility by renowned developer UOL.

Another development which is also very attractive yet convenient is Highline Residences (http://www.condolaunchsg.com/properties/highline-residences/). Nestled in the charming Tiong Bahru, Highline Residences cannot be missed. Within 5 mins walk, you could take on the MRT at Tiong Bahru Station, or even 3 mins walk to the famous Tiong Bahru Wet Market for grocery shopping or famous food choices. With this Chinese New Year, the developer is giving out great and generous discounts. You could be one of the buyer who could get an Ang Bao discount of up to $50k. We expect to see great take up rates for this new development (http://www.condolaunchsg.com) with this Ang Bao discount.

These are some exciting projects in district 3 (http://www.condolaunchsg.com/listings/district-1-8/) to choose from. All developments are exciting. With a convenient development right next to the MRT, an exclusive living right next to Jervois GCB landed en-clave or a development with prestige yet a blend of heritage, these are some OCR (Outside Central Region) developments one should seriously consider.

Fiona2004
22-03-17, 10:35
when is VVIP date?
The Artra Condo is a new launch development (http://www.condolaunchsg.com) expecting to be launched in Q1 2017. Developed by Tangs Holdings, this mixed development will be a 400 Units development with 2 bedrooms to 4 bedrooms. With its exciting location with development next to the Redhill MRT (http://www.condolaunchsg.com/properties/the-artra-condo-alexandra-view/), it will be a very sort after project, with easy accessibility. Right below the development will be 15 commercial shops, 1 Supermarket and a chilcare. With its land bid of $851 per sqft per plot ratio (psf ppr), my guess is that units will be sold approx $1450 psf. The restained bidding allowed The Artra Condominium (http://www.condolaunchsg.com/properties/the-artra-condo-alexandra-view/) to have the land bid attractive.The Artra Condo at Alexandra View (http://www.condolaunchsg.com/properties/the-artra-condo-alexandra-view/) will be the next new development to watch out for.

This makes it fairly attractive when we compare with Principal Gardens (http://www.condolaunchsg.com/properties/principal-gardens/), closer to the Jervois area yet further from the Redhill MRT. Units at current are selling from $1,518 psf. What is exciting about Principal Gardens is the top quality furnishes which the developer provides, the abundance of facility by renowned developer UOL.

Another development which is also very attractive yet convenient is Highline Residences (http://www.condolaunchsg.com/properties/highline-residences/). Nestled in the charming Tiong Bahru, Highline Residences cannot be missed. Within 5 mins walk, you could take on the MRT at Tiong Bahru Station, or even 3 mins walk to the famous Tiong Bahru Wet Market for grocery shopping or famous food choices. With this Chinese New Year, the developer is giving out great and generous discounts. You could be one of the buyer who could get an Ang Bao discount of up to $50k. We expect to see great take up rates for this new development (http://www.condolaunchsg.com) with this Ang Bao discount.

These are some exciting projects in district 3 (http://www.condolaunchsg.com/listings/district-1-8/) to choose from. All developments are exciting. With a convenient development right next to the MRT, an exclusive living right next to Jervois GCB landed en-clave or a development with prestige yet a blend of heritage, these are some OCR (Outside Central Region) developments one should seriously consider.

proud owner
23-03-17, 00:40
why is UNCLEKEN banned ???

Arcachon
24-03-17, 00:18
why is UNCLEKEN banned ???

Must be Only Adv, No TCSS.

PropVestor
18-04-17, 15:02
Was told by my agent the closing for interest is 24th April.

Going to take a look this Friday morning to avoid the weekend crowd.

Some of the things we need to understand about this mixed development.
1) Is the shops strata or lease? How big are they and who will it be potentially tenanted to? This will affect the value of the residence in its entirety. I know there is a supermarket lot allocated for it. Where will be pool sit on top of? Some development do not watch out for structural design like these. I trust DP Architects for my investments but this one I am not so sure. Need to read more about them.
2) What is the management fee like and how does the commercial units affect it.
3) Height clearance from the MRT noise level for those units facing it.

This is on top of the layout, facing, pricing, amenities questions which we are all so familiar about.

Who else has seen the units? Any comments?

PropVestor

Khng8
18-04-17, 18:11
Was told the car park lots need to be balloted and it included in the management fees. Can't remember what the fees are.

Arcachon
19-04-17, 00:53
Let me see what I can get from my manager, interested can pm me.

Now oversea.

Arcachon
19-04-17, 02:10
1475 agent not including the co-broke agent, like that how can it not sold out.

The last time they collect cheque was 2011, wow time fly.

Look more interesting on the other side of the Wall.

A) Single Tower with ONLY total 400 units.
- Only 190 units of 2 + S
- Only 96 units of 3 bdrm
- Only 64 units of 3 bdrm + S
- Only 32 units of 3 bdrm+S+ Pte Lift
- Only 6 units of 5 + Family + Pte Lift

B) 31 footsteps and shelter all the way to MRT.
- Our love ones do not need to hit the road!
- The ART of creating MORE time for our love ones.

C) A project that comes with good potential upside and high rental returns.

D) Supported with retail space, childcare center and 10K sft supermarket!

E) Selling below nearby launches (Guide price from $1530psf)

F) Generous layouts for all types.

G) Prices starts at $1.1x mil. Guide price.

Preview: 15/4/2017
SF closed: 24/4/2017 night

Official Launch:
29/4/2017 (balloting)

Arcachon
19-04-17, 22:48
Step by Step on D Day.

Official Launch:
29/4/2017 (balloting)

Guys pls take note, there is no proxy form for ARTRA. The LOA is also the proxy form. For buyers who are unable to make it on balloting day:

1. Sign LOA
2. Pre Sign PDI (will confirm date of release again)
3. Standby somewhere with mobile and/or Internet access on balloting day
4. When his/her turn comes agent will go to booking counter and send sms/Whatsapp to client asking for permission to draw out the stated unit on behalf of them
5. Client must reply with YES or any similar answer to complete the process

proud owner
19-04-17, 23:18
I am not so keen on this ...

sandwiched between Ascentia Sky and MRT station...

no GCB views (kana blocked by Ascentia )

But may have Sea view if above the HDBs... Then again this facing may be noisy as Redhill is above ground station.


On the same point, Sea view units in Ascentia WILL BE BLOCKED eventually ...


just feel its very cramp there now ...

HP65
19-04-17, 23:25
I am not so keen on this ...

sandwiched between Ascentia Sky and MRT station...

no GCB views (kana blocked by Ascentia )

But may have Sea view if above the HDBs... Then again this facing may be noisy as Redhill is above ground station.


On the same point, Sea view units in Ascentia WILL BE BLOCKED eventually ...


just feel its very cramp there now ...

PO,

What do you think? Prince Charles side better (The Crest, Principle Garden) or Redhill MRT side better? GCB view (peace & quiet) + Direct Park Connector Access or MRT Proximity better?

proud owner
19-04-17, 23:34
PO,

What do you think? Prince Charles side better (The Crest, Principle Garden) or Redhill MRT side better? GCB view (peace & quiet) + Direct Park Connector Access or MRT Proximity better?

hey bro

long time no hear from you ...

i definitely prefer Prince Charles side ...

bargain hunter
20-04-17, 00:45
seems like ARTRA is trying the undercut, pricing is lower than both the crest and principal garden right?

proud owner
20-04-17, 04:09
to me, its only plus point is its proximity to MRT station.

totally lacking in the exclusivity of Principal Gardens and Crest.....all being in D3..

Arcachon
20-04-17, 08:59
seems like ARTRA is trying the undercut, pricing is lower than both the crest and principal garden right?

Price to sell, like UOL project.

HP65
20-04-17, 09:27
to me, its only plus point is its proximity to MRT station.

totally lacking in the exclusivity of Principal Gardens and Crest.....all being in D3..

Thanks for your comments! My heart also say PG, Crest but my brain says Redhill side...hmm. I think I will think about the tenant profile and decide which area is better. If buying bigger units, targeting families, then Crest, PG might be better. But if targeting singles or DINkY, then maybe Redhill would be preferred....

I love it that this forum is stirring again....after a long hiatus the last few years....

HP65
20-04-17, 09:36
seems like ARTRA is trying the undercut, pricing is lower than both the crest and principal garden right?

Yeah, I think so too. That's why I'm starting to look at new launches again.....some of the newer launches do present some compelling propositions... esp when it undercuts nearby projects with better attributes. Such instances happens once every 10-odd years.

Arcachon
20-04-17, 09:48
9 more days to balloting

Step by Step on D-Day.

Official Launch:
29/4/2017 (balloting)

http://forums.condosingapore.com/showthread.php/26174-The-Artra-the-next-Mixed-Development-in-D3-right-next-to-Redhill-MRT/page2

bargain hunter
20-04-17, 09:49
Yeah, I think so too. That's why I'm starting to look at new launches again.....some of the newer launches do present some compelling propositions... esp when it undercuts nearby projects with better attributes. Such instances happens once every 10-odd years.

and land prices are going up again. so the next batch from next year onwards won't present such undercutting opportunities.

bargain hunter
20-04-17, 09:50
9 more days to balloting

Step by Step on D-Day.

Official Launch:
29/4/2017 (balloting)

http://forums.condosingapore.com/showthread.php/26174-The-Artra-the-next-Mixed-Development-in-D3-right-next-to-Redhill-MRT/page2

watch the seaside residences balloting this saturday first. :)

bargain hunter
20-04-17, 09:52
oh yah, with ARTRA FROM 14xxpsf and Martin Modern next month/june averaging 2300psf. even with the difference in RCR/CCR classification AND different product, i think its pretty clear which is a better investment.

Arcachon
20-04-17, 10:03
Artra @ RedHill Buyer Interest Group.-https://www.facebook.com/groups/213807482452666/

Arcachon
20-04-17, 10:33
4 more days to give your LOA & cheque.

LOA & cheque collection closed on 24 April

9 more days to balloting

Step by Step on D-Day.

Official Launch:
29/4/2017 (balloting)

http://forums.condosingapore.com/sho...hill-MRT/page2

Arcachon
20-04-17, 10:38
watch the seaside residences balloting this saturday first. :)

What will be your guess?

bargain hunter
20-04-17, 11:48
What will be your guess?

re: seaside residences modestly expecting them to sell 200+ units. 300+ units would be above my expectations. 400+ units would be HOT! :onthego:

Arcachon
20-04-17, 21:44
http://the-artracondo.com/

Arcachon
20-04-17, 22:01
Share value in mixed developments

A mixed development can comprise residential units, offices and shops in one development. Some examples are Roxy Square, The Plaza, Sunshine Plaza and Burlington Square. In such developments, different weight factors are used to account for the unequal usage of common facilities among the different user groups. Shops, which incur a higher percentage of maintenance expenses because they use more air-conditioning and other facilities like escalators, are allotted a proportionately larger share value. Shop owners therefore pay a higher levy than owners of offices or residential units.

https://www.bca.gov.sg/bmsm/others/strata_living.pdf

proud owner
20-04-17, 22:41
Thanks for your comments! My heart also say PG, Crest but my brain says Redhill side...hmm. I think I will think about the tenant profile and decide which area is better. If buying bigger units, targeting families, then Crest, PG might be better. But if targeting singles or DINkY, then maybe Redhill would be preferred....

I love it that this forum is stirring again....after a long hiatus the last few years....




Bro

PM-ed you....


meanwhile ... if you are targeting singles...rental .... close to MRT... i feel Queens Peak is better ....

Direct access from Condo to MRT station...

yet it has VIEWs that Artra lacks ...

Arcachon
21-04-17, 01:16
https://propertyforesight.wordpress.com/2007/09/04/revised-en-bloc-law-fixes-imbalances-in-mixed-estates/

This change was made to address the imbalance in share values in a mixed development. Share values are assigned when a unit is first sold, and help determine what each owner pays in maintenance fees and how many voting rights he has in an estate’s management.

Although share values are partly determined by unit size, owners of commercial units generally get more share values than home owners. For every one share value given to a home owner, an office owner in the same estate gets four and a shop owner, five.

This has led to complaints from residents in mixed developments who are reluctant to sell their estate en bloc but who may not have a choice.

The proposed change has itself been tweaked since March, when the Ministry of Law first considered a second layer of consent.

Its initial proposal was based on the total number of an estate’s units, rather than its total area. But after feedback from the public and experts, the ministry changed its mind.

Property consultants yesterday said the new rule will make things more equitable for home owners.

Arcachon
21-04-17, 01:18
3 more days to give your LOA & cheque.

LOA & cheque collection closed on 24 April

9 more days to balloting

Step by Step on D-Day.

Official Launch:
29/4/2017 (balloting)

http://forums.condosingapore.com/sho...hill-MRT/page2

Arcachon
21-04-17, 08:08
*PRICE GUIDE*
:house:2 + Study (786-829sqft)
:arrow_right: from *_S$1,19X,XXX_* /
from $1513psf

:house:3 bedroom (1044-1119sqft)
:arrow_right: from *_S$1,59X,XXX_* /
from $1530sf

:house:3 + Study (1227sqft)
:arrow_right: from *_S$1,79X,XXX_* /
from $1460psf

:house:3 + Study + Private Lift (1410sqft)
:arrow_right: from *_S$2,09X,XXX_* /
from $1480sf

:house: 5 + Family (2583sf)
from $4.XXM

bargain hunter
23-04-17, 17:25
among the government land sales sites, after seaside, artra and martin modern (may/june), there will be a hiatus and for H2, there's only a bukit batok and fernvale site (Singholdings/Wee Hur said launch closer to year END). there're not enough new launches to go around. pent-up demand is going to be very strong by year end.

smellyfish
23-04-17, 22:06
just wondering, are the buyers now mostly people who can do 50-40% LTV + ABSD, or are we seeing a large group of first time buyers since the last run

Kelonguni
23-04-17, 22:12
just wondering, are the buyers now mostly people who can do 50-40% LTV + ABSD, or are we seeing a large group of first time buyers since the last run

How about settle first loan and high LTV but pay ABSD? I know several.

bargain hunter
23-04-17, 22:14
just wondering, are the buyers now mostly people who can do 50-40% LTV + ABSD, or are we seeing a large group of first time buyers since the last run

i don't think its so easy to do the 50% loan equity loan thinghy. there are still a lot of other requirements so not that many people will do it. also, it doesn't mean you pay 50% down no need TDSR. you have to have a > 50% paid property THEN do the reverse. banks won't lend buyers 50% just because they are going to pay 50% down.

bargain hunter
23-04-17, 22:24
How about settle first loan and high LTV but pay ABSD? I know several.

that would be pent-up demand. the buyers would include upgraders/2nd property buyers (first property being a mass market property or an hdb). they would also have the option of applying for absd remission by moving into the new property in 4 years time when it TOPs and selling their current place.

Arcachon
24-04-17, 01:31
LOA & cheque collection closed on 24 April

5 more days to balloting

Official Launch:
29/4/2017 (balloting)

bargain hunter
25-04-17, 08:30
Martin Modern launch in H2 2017

https://www.guocoland.com.sg/Documents/PressReleases/2017/MartinModernPressRelease24April-final.pdf

Artra huat ah. no new launches between this sat and Martin Modern, at least 2 month hiatus.

bargain hunter
29-04-17, 20:09
LOA & cheque collection closed on 24 April

5 more days to balloting

Official Launch:
29/4/2017 (balloting)

how many sold today?

Arcachon
30-04-17, 11:11
how many sold today?

Wait for the News.

Tomutomi
30-04-17, 12:00
what's good about this development :)

bargain hunter
30-04-17, 13:47
hmm, around 30% sold becoz no 1 bedder and starts from 2+study.

looks like small units (1 and 2 bedders) are really the success formula.

Kelonguni
30-04-17, 13:51
hmm, around 30% sold becoz no 1 bedder and starts from 2+study.

looks like small units (1 and 2 bedders) are really the success formula.

Quantum-sensitive period...

henryhk
30-04-17, 21:56
Quantum-sensitive period...

So Aratra sale is a flop due to bigger units and oversupply, and Price will drop😂😂

bargain hunter
30-04-17, 22:52
So Aratra sale is a flop due to bigger units and oversupply, and Price will drop😂😂

lots of unsold units at queens peak, commonwealth towers, the crest and principal garden collectively.

Khng8
01-05-17, 07:57
Newspaper reported - launched 200 units sold 130 units. 85 3-bdrm & 45 2-bdrm.

PropVestor
02-05-17, 12:57
Thats a decent performance and the psf is pitched mid point of Alex and Principal Garden. Not sure if they can go any higher for 2 bedders. Principal Garden Phase II will be pitching around average $1,800psf?

2 cents,
PropVestor

reporter2
08-05-17, 20:43
130 units at Redhill's Artra sold over the weekend

May 1, 2017

by Cai Haoxiang


SOME 130 units in Artra, a 400-unit condo next to Redhill MRT station, were sold over the weekend.

The average price was S$1,700 per square foot.

Launched on April 29 with 200 units released, the 44-storey development was notable for its larger-sized units. Apartments sold over the weekend comprised two-bedroom and three-bedroom units.

The development also comes with a supermarket and 16 commercial units.

"We are off to a very encouraging start in the sales and believe that the momentum will continue in the days ahead," said Tan Tee Khoon, managing director of Knight Frank subsidiary KF Property Network, a real estate agency.

Knight Frank is one of the agents marketing the development.

Artra was developed by FEC Skyline, a 70-30 joint venture between Far East Consortium and New World Development.

It joins other developments in the area such as Alex Residences, The Crest, and Principal Garden.

The Artra site was secured at the end of 2015 with a bid of S$851 per square foot per plot ratio (psf ppr), which was relatively subdued compared to S$970 psf ppr paid for nearby Alex Residences in December 2012.

Christine Li, Cushman & Wakefield Singapore research director, called Artra's launch performance "decent". "This is given how there's no one-bedder in the project, and the price starts from S$1.2 million," she said.

Buyers are attracted by the project's location, which will be linked to the MRT via a covered walkway, she said.

The supermarket in the development is also the only one in the area, Ms Li added.

bargain hunter
12-05-17, 15:18
138 caveats lodged

bargain hunter
26-05-17, 15:30
146 caveats. looks like 8 more sold in the past week.

Nighttrain
25-03-18, 07:52
The selling price went up about $100k....��

bargain hunter
25-03-18, 10:26
The selling price went up about $100k....��

yes, i think a few weeks back. Park Place is relaunching at at least 5% above last year's price. The Crest has also released another tower at higher prices.