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Thread: Caribbean At Keppel Bay (D4, 99-year Leasehold, by Keppel Land)

  1. #41

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    Quote Originally Posted by sumo22
    Whoa! Thanks for the tip. But I also wonder if the traffic congestion issue will improve after all the construction work on the road is completed. Anyone eyeing or know more abt this property can share any info?
    The existing up ramp near caribbean will be converted to a down ramp for vehicles from city to henderson can use the viaduct to bypass the stretch at vivo hoping will ease some traffic. And more potential at a much later stage is the opening of promenade linking from laborado park to vivo which enhance the waterfront living lifestyle further. But tis got to wait much longer. Hope tis helps.

  2. #42

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    I've been watching this area for the last few years as I think it has a lot of potential. Here's some observations:

    1) There are not many homes in the world minutes away from a theme park or a multi-billion dolar resort casino.

    2) Carribbean and Reflections are the only real choices for people looking to stay close to the casino, without being on Sentosa itself. Both developments, along with other avaliable undeveloped parcels of land in the vicinity are owned by Keppel, who is controlling new supply for the area to maximise their prices.

    3) Some people think that staying on Sentosa itself is better, and while it may be, this must be balanced against the daily inconvenience. The traffic on the bridge is sometimes very bad and the road are narrow and limited to 40kmhr, which is a real negative for someone like myself that wnat as reliably short commute time for myself and for my kids. Going to Orchard from the Oceanfront or the Azure takes as much time as from Ang Mio Kio, a famous "ulu" place. (No offence to anyone, I've stayed there and its a great place)

    4) Some proplethink that staying at Marina Bay is better, and for people that like city living (e.g. HK) it may well be. However, as someone whose office is in Raffles place, its not for me, nor I think many of the people I know. The idea of staying right next to your work is probably only appealing to Type-A personalities without families, and the idea of facing ERP daily is also a turnoff. (That said, the views and prestige are top notch)

    5) That said, the Carribbean has tended to elicit love-hate responses from Singaporeans. Detractors criticize many things for styling to the canals, but the bottom line for these people usually seems to be that they do not think this area should fetch D9 prices. IMHO is similar to the "Mercedes makes the best cars" type of thinking.

    6) The people that really like the development include Brits and Australians (resort lifestyle and sea views), Japanese (spacious, with low rise buildings) and people with kids (great facilities, lots of amenities), paricularly those whose address is not driven by being next to a particular school

    7) A lot of people who stay stay at the Carribbean are also attracted by the MRT. The development has one of the emptiest car parks in Singapore, and it looks like maybe 1 out of 3 apartments don't own a car.

    The one thing I am curious about is how easy it is to get a cab from there. Does anyone know?

  3. #43

    Default Traffic Jams

    other than the traffic jams, carribean is quite an ideal place that is close to sentosa , looking around a 2 bed room unit , if any agents has any leads, please email me: chris168@singnet.com.sg looks attactive if can get around 800psf.

  4. #44

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    Carribean's location and lifestyle amenities around Sentosa is what appeals to me too. I'm seriously looking at 2bedrm units under 900sqft.

    Appreciate if anyone can send your offers to me at mervyn00@singnet.com.sg

  5. #45
    Join Date
    Jun 2008
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    Wouldn't Reflections be a better buy since it is brand new....

    Carribean alerady 5 yr old.. the rule of thumb for 99LH is after 5yr, it starts to depreciate in value.

  6. #46

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    I'm looking at $750psf myself. Dunno whether can get or not though, as the rental yields as this TOP a long time ago and the rental yields are high.

    If the economy dips, anything can happen though...

    FWIW, I think Reflections could be a new superprime adress (like Ardmore), but the pricing is $1.5m for the cheapest units...also like Ardmore

  7. #47

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    Quote Originally Posted by focus
    Wouldn't Reflections be a better buy since it is brand new....

    Carribean alerady 5 yr old.. the rule of thumb for 99LH is after 5yr, it starts to depreciate in value.
    Reflections is priced way out of my reach leh. Even caribbean has hovered around minimum 1k psf currently, will it go lower? D15/16 already 850psf on ave.

    Besides, I prefer the low-rise caribbean better. The gigantic towers of Reflections dont seem to be appropriate for that kind of location, no doubt its designed by renowned architect.

  8. #48

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    reflection does not have private lift vs caribbean. Is private lift still something owner or tenant is looking for in a condo? Curious to know the trend. Thx

  9. #49

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    Quote Originally Posted by flxcat
    reflection does not have private lift vs caribbean. Is private lift still something owner or tenant is looking for in a condo? Curious to know the trend. Thx
    personally i dont quite like private lift ..passe ...

    why i dont like :
    dusty,
    pay for a space that cant really use
    fengshui wise no good ..the lift door is your 'main door' ...
    imagine, your door opens into a 'pit' ?

    a blk of four units .. a common lift is good enough ..

  10. #50

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    A private lift is a genuine luxury feature found in the top end apartments like Ardmore, Four Seasons Park, The Claymore, Orchard Scotts and so on. There are a few mid-market developments with private lifts (e.g at Costa Rhu 2008 price $1000psf), but its not common because lifts are expensive to install and maintain, and they do not use floorspace efficently.

    The only major difference when you have a private lift is that seeing your neighbours (and them seeing you) becomes rare. People also can't drop in unannounced as you have to "send" the lift to them. For corporate types, big bosses and their wives that stay in very exclusive developments, this may be a attraction. This also applies to people that have been traumatized by bad neighbours in the past.

    I think people at the Caribbean probably like it on average though I am not sure they would pay much more psf for the feature. If the development ever gets super prime becasue of the halo effect from the Casino, people will definitely point to it as evidence of its exclusiveness though! As a side note, I am a big believer in location, and am fascinated that the Claymore's high rentals are due almost entirely to the fact that its opposite to the American club, and also a pickup point for the AAS.

    For me, the private lifts aren't a feature to pay more for, but a reminder that the Caribbean was planned and built as a genuine luxury development. The original launch price in 2002 was $1100 psf, on par with River Valley developments (later cut a lot due to slow sales nationwide over that period). Keppel got the land virtually free 30+ years ago, and the construction cost psf of the deveopment were very high. I have heard that in the days when sand, steel and labour were still quite cheap, construction costs came in at around $450 psf, higher in today's money than the $600psf today being spent on MBR and One Shenton Way (albeit some of the money at the Caribbean going to pools and landscaping). That's why the units there have private lifts, keyless aceess, ducted air conditiong and so on.

    Lastly, I'm not sure one comment about the private lifts being dusty is always correct. At the Carribbean, the lifts open to a small enclosed area (maybe a 100-150sqft), which leads to a seperate lockable door for the unit. The enclosed area is not part of the floor area for the unit on the floor plans I've seen. The other side of the enclosed area has a one way door that leads to a common area, with a service lift and the fire escape.
    Last edited by 8kenshin; 14th April 2009 at 08:40 AM.

  11. #51

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    Hmm..thinking aloud private lift seems to be an advantage for bicycle lovers who can park their expensive. Can see more n more people picking up the sport.

    Anyway both caribbean n reflection r nice condo, but for long term investment i will go for lower priced caribbean at around $1m to max $1.2m taking into the fact that reflection is above $1.5m. Asis appears that the next 8 to10yrs the competition from new condo in tis area is limited. Just my own opinion.

  12. #52

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    its dusty becos, whenever the lift goes up or down ..the air compressed air pushes the dust out to the lift lobby which is in your house now ...

    yes can put bicycle, golf bags etc .. but eventually will become clutters and thats bad fengshui

    as for 'avoiding' bad neighbours .. on the same note .. becos of private lift.. i am now unable to 'confront' my noisy neighbours as i have no access to their unit ..

  13. #53

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    Quote Originally Posted by proud owner
    as for 'avoiding' bad neighbours .. on the same note .. becos of private lift.. i am now unable to 'confront' my noisy neighbours as i have no access to their unit ..
    lol this is funny

  14. #54

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    I was looking at the Straits Times today. Unbelievably, I could not see even one single unit at Carribbean advertised for sale. Even more unbelievable, there is someone asking almost $3 million for a 1,500 sqft 3-roomer in Lucky Plaza.

    Is the the shortest recession ever or is the market nuts?

  15. #55

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    Quote Originally Posted by 8kenshin
    I was looking at the Straits Times today. Unbelievably, I could not see even one single unit at Carribbean advertised for sale. Even more unbelievable, there is someone asking almost $3 million for a 1,500 sqft 3-roomer in Lucky Plaza.

    Is the the shortest recession ever or is the market nuts?
    the market is nuts, because rental is still dropping. I am under the impression the developers (to keep the value of their properties in their books, higher than they are) and major property agencies (which profit from selling/marketing new properties from the big players) are trying to fix the prices, and keep them high artificially.
    Look at the recent article in which developers and valuers met. There is no reason for them to meet, or get cozy. Otherwise you end up with the same problem as the rating agencies for stocks/bonds had, conflict of interest.

    The good news is, the harder they try to withstand the tsunami, the bigger the crash. Just be patient.

  16. #56

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    Quote Originally Posted by 8kenshin
    I was looking at the Straits Times today. Unbelievably, I could not see even one single unit at Carribbean advertised for sale. Even more unbelievable, there is someone asking almost $3 million for a 1,500 sqft 3-roomer in Lucky Plaza.

    Is the the shortest recession ever or is the market nuts?
    in propertyguru :
    2nd may 1 carribean for sale
    1st may 3 carribean for sale

    alot of Citylights, metropolitan, clementiwoods , botannia ..

    only 1 Stellar on 1st may

  17. #57

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    Quote Originally Posted by proud owner
    in propertyguru :
    2nd may 1 carribean for sale
    1st may 3 carribean for sale

    alot of Citylights, metropolitan, clementiwoods , botannia ..

    only 1 Stellar on 1st may
    one thing for sure ....the psf is higher for almost all projects ..

    one stellar transacted at 788 psf ... weeks back we see seller asking below 700 psf

  18. #58

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    Thanks for the info. The May asking prices a bit under 1,000psf. According to the caveats, a unit was sold at the Caribbean for under $800psf last month.

    I posted the following on another thread in response to a poster saying a cvaeat was filed for $634 psf at the Icon (cheaper than Stellar!). Hope the double post is OK, as the Caribbean was one of the properties I had in mind when i posted it:

    I wonder if the URA or anyone else investigates that transactions well below the last sales price are above board.

    I am not questioning this transaction in particular, but have noticed a few developments where there has been very large drops (over $100-200psf) over the last transacted price, though the units never seem to have been advertised.

    Like the poster above, I'd happily pay $634 psf (and more) for the Icon, but have not seen any advertised for sale at that price, nor at auction (I am on most mailing lists from auction houses).

    In the past, a few agents I met as a potential buyer have have hinted that a side deal may be possible without any encouragement on my part. This can be overdeclaring the value (to get a higher loan) or undeclaring (to rip-off the CPF).

    Anyone with any experience to add as to whether sales with "wild" prices are above board?

  19. #59

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    does anyone know the rental for a 4 bedroom at Carribean ?

  20. #60

    Default Private Lifts

    Private lifts are just another way developers tries to selling something to you that can't be sold.

    Akin the balcony and planter boxes.

    basically the lift excess area, the balcony and the planter boxes are all the area above the 100% GFA Efficiency.

    In another word, i suspect that a lot of future launches willhaev private lifts, because otherwise the inefficient areas will be too much, and developers would not be able to recover the "potential GFA" they pays for when then enbloc an old development

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