Lousy 99LH. Chop carrot.
Lousy 99LH. Chop carrot.
all think so? plenty of sheep/cow out there. Grass yummy....
Ya they love hillsOriginally Posted by dmonddd
I just saw 2X SHOWROOM for hillier. What are chances it will be cheap?!
Affordable means small
npnt... one for new york theme, the other for london theme?
no 3 or 4 bedders.. target market different from usual hillview condos or even the new ones i.e. treehouse foresque etc.
Working hard through the night
Affordable means small
Developer is so desperate to launch quickly...
too late now. the demand has vanished already.Originally Posted by hyenergix
buddy who stayed ard there said showroom all ready....
looks like all developers just want to take a $1million plus from public which most dont feel that a burden given current interest rate low regime
when risk increased, what happened to interest rates during those days?
low/ high
buddy said that showroom is on fast track for completion.....looks like a 1 dec 2011 launch.
ppl enquiring in small tent still not that many.
better hurry. Sell before singaporeans wise up.Originally Posted by dmonddd
depends....$1million plus property singaporeans have cash
above $1.5million they think harder.
developers saw this segment "hot cakes" now
next year 2012 developers market leftovers overseas...
i suppose your home country ain't doing that well. otherwise u wont be squatting here.
Originally Posted by stalingrad
Unbelievable Bt Panjang mixed use site at $805 psfppr.
=====
A COMMERCIAL and residential site that will be integrated with three transportation nodes - the Bukit Panjang LRT and MRT stations and a bus interchange - attracted 10 bids at a state tender yesterday.
The top bid, from two Sim Lian entities, was for $805.26 per square foot of potential gross floor area, or 10.7 per cent higher than the second highest bid of $727.36 per square foot per plot ratio from two Keppel Land units. The third highest bid, from a partnership between United Engineers unit UED Capital Venture and Singapore Press Holdings' Earth Holdings, was $679.65 psf ppr.Sim Lian is expected to develop a retail and condo project on the 99-year leasehold site.
The Urban Redevelopment Authority (URA) has specified that a minimum 35 per cent and a maximum 40 per cent of the 612,078.41 sq ft maximum gross floor for the site has to be set aside for commercial use. When the site was launched on Oct 11, Credo Real Estate executive director Ong Teck Hui predicted that it would draw six to 10 bids with a top bid of $600-$700 psf ppr. Yesterday he said that the recent hype created from the launch of Bedok Residences, next to Bedok MRT Station, at an average price of $1,350 psf probably contributed to the optimistic sentiment at yesterday's tender.
He also noted that mixed-use developments comprising residential and commercial use have generated keen interest among home buyers, especially if they are also integrated with transportation facilities. 'The attraction is the convenience of being right at the doorstep of shopping and transport amenities which is appreciated by owner-occupiers and investors as these are strong selling points to tenants. 'There are not many commercial/residential sites in the Government Land Sales programme and such sites tend to be competitively bidded for when offered for tender. The Bedok Residences site attracted nine bidders resulting in a top bid of $841 psf ppr in September 2010 while the Punggol Central site fetched a top bid of $752 psf ppr with seven parties contesting in February 2011,' he added. An analyst estimates that assuming Sim Lian is targeting an average selling price of $1,300 psf for the residential component, the valuation for the retail component (inclusive of a 15 per cent profit margin) would be $2,700 psf.
This assumes that the mall's efficiency ratio (ratio of net lettable area to gross floor area) is 65 per cent; if the efficiency ratio goes up to 80 per cent, the retail valuation would be lower at $2,200 psf.
URA will give the developer of the latest plot at the junction of Jelebu Road and Petir Road seven years to complete the mixed development.
Other bidders at yesterday's tender included Empire Square Investments and Newston Developments, each a partnership between City Developments and Hong Leong Holdings ($671.82 psf ppr). Also bidding at yesterday's tender was a joint venture between Wing Tai's Wingstar Investment and Mercatus Retail Development (a unit of a co-operative whose shareholders are said to include NTUC Income and NTUC FairPrice); its bid was $657.36 psf ppr. BBR Property, Guthrie, SK Land and Sun Venture Group teamed up for a $595 psf ppr bid while Frasers Centrepoint group units Aquamarine Development and FC Commercial Trustee bid $572.31 psf ppr. Far East Organization's Kentish View joined forces with Sekisui House to offer $571.82 psf ppr. A partnership involving Jack Investment and Teneriffe Development, both linked to Han Chee Juan, offered $516.27 psf ppr. The lowest bid, from Kheng Leong unit Peak Shines, was $408.44 psf ppr.
Separately, URA yesterday released the detailed sales conditions for a white site in the established commercial hub at Novena under the reserve list. Developers keen on the site - at the corner of Thomson and Irrawaddy roads - can apply for its release accompanied with an undertaking of a minimum bid price. If this minimum price is acceptable to the government, the site will be launched for tender. The land parcel can have a maximum gross floor area of about 301,852 sq ft - of which at least 30 per cent must be for hotel use and the rest for residential, office, retail and other complementary commercial uses.
H88 claims this will sell at 1k psf cheap cheap. Think Sim Lian doing charity?
Tennery
Bukit Panjang Plaza
Railway Corridor
Interchange
New mall below
Close to nature
MRT
LRT
Hey hey Hillier is cheap. Anyone going for Hillier Yoga session tomorrow?
Originally Posted by Wild Falcon
Affordable means small
unless you are looking at low LTV 30% should be ok to jump...tan ku ku abit
Hillier tentage already got kids running around.
Affordable means small
interesting...staff kids.
i missed the ad in papers.
anyway not interested in something too far in the future with so many uncertainties
more downsides than upsides
Far East's The Hillier, a 528-unit project in Hillview Avenue, near the upcoming Hillview MRT station, and the 435-apartment The Nautical in Sembawang being built by MCC Land, will be launched within the next two weeks.
Agents said prices at The Hillier are expected to be around $1,200 psf, with 503 sq ft one-bedroom units to go for about $750,000.
Indicative prices for The Nautical are expected to range between $850 and $1,000 psf.
If it' really $1,200psf, then I think the price is ok lah. No matter what, it's a better location than Tennery which was going for greater than $1,200psf right? Also the Thomson Grand (further from town and ugly cheena design) or even Bedok Residences (smack in the middle of HDB neighbourhood) were going for greater than $1300osf. After all, we are talking about totally exclusive private estate surrounded by real nature and green corridor with future MRT station and retail podium downstairs.
Going to be launched 15 Dec so I heard.
i see that as well but the current market is irrational on pricing - largely demand forces and also IFS (itchy finger syndrome).
previous investment rule/thoughts may not work....
sorry i got to say this ah, i know next to 0 knowledge in hillview properties so i pull out all records with hillview name from ura...
this is like 50% more expensive than hillview regency.
last transcation
HILLVIEW REGENCY
972,000 1,119 Strata 868 Nov-11
50% more ex than..
HILLVIEW PARK
1 1,168,000 1,346 Strata 868 Nov-11
20% more ex than...
HILLVIEW HEIGHTS
1 950,000 980 Strata 970
20% more ex than (landed)- maybe not a good comparison
HILLVIEW VILLAS
Terrace House 1 2,350,000 2,829 Land 831
70% more ex than(apartment)- not a good comparison again
HILLVIEW APARTMENTS Apartment 1 880,000 1,206 Strata 730
same price as ....
HILLVISTA ELIZABETH DRIVE Condominium 1 1,100,000 915 Strata 1,202 Sep-11
50% more ex than
HILLVIEW 128 HILLVIEW AVENUE Apartment 1 910,000 1,044 Strata 872 Jul-11
50% more ex than
HILLVIEW GREEN
Condominium 1 1,280,000 1,582 Strata 809 Jul-11
i am sure there are alot more condos in the exclusive hilllview area but if we dont look so far to bukit panjang, bedok or even reservoir area......
does $1200 still sound ok if there are so many development in the 800 psf price range?
Sorry for the noob posting as i m unfamiliar with this estate.
You are right. Think 1200 psf pricing is on par with The Lania, also Far East (still selling now). Further away, TreeHouse (920 psf plus psf now) and Foresque is at 1100 plus psf (still selling now). Perhaps Far East is focusing on non-families as i think Hillier is all 1 and 2 bedders?
Originally Posted by DaytonaSS
http://www.straitstimes.com/Money/St...ry_742466.html
A taste of NY and London in Hillview Ave
Mixed-use project will have retail, small office, residential components
Published on Dec 8, 2011
hillV2, which will blend the ambience of the affluent Bukit Timah area with its history as an industrial enclave, will have a 33-unit mall mostly comprising food and beverage outlets and featuring US brands like the Dean & Deluca gourmet chain. -- PHOTO: FAR EAST ORGANIZATION
By Cheryl Lim
NEW HILLVIEW DEVELOPMENT
DEVELOPER Far East Organization is planning to place a big-city style project more associated with Orchard Road in the suburban neighbourhood of Hillview Avenue.
The aim is to capture some of the urban edge found in big cities overseas while still exploiting its distinct Singapore location.
The mixed-use development will include a two-storey retail component featuring architectural and cultural elements designed to evoke the style of places like New York and London.
There will also be a 528-unit small office, home office (SoHo) residential space called The Hillier.
The new development, to be called hillV2, is intended to reflect the area's heritage, said Mr Chng Kiong Huat, executive director for development and planning at Far East Organization.
That will mean blending the ambience of the affluent Upper Bukit Timah area with its history as a 1940s industrial enclave.
Mr Chng said hillV2's distinctive concept and proximity will appeal to the 700,000 residents in the surrounding Bukit Timah and Bukit Batok areas even though there are other retail offerings nearby, such as the Rail Mall.
Far East's new industrial-chic concept, which is similar to its mixed-use retail development in Seletar called Greenwich V, has potential, say retail consultants.
Ms Sulian Tan, senior director of retail and lifestyle at Savills Singapore, said the style may not appeal to everyone but expatriates and well-travelled Singaporeans might find it to their taste.
'I believe there is a sufficiently large customer base who would appreciate having such a lifestyle experience without having to drive all the way to the city,' said Ms Tan.
Other experts say the project could draw visitors from other parts of Singapore, especially once the nearby Hillview MRT station is completed.
But analysts caution that such a lifestyle concept might not work in other suburban areas.
'This works because the concept is linked to the distinctive past of the [Hillview] neighbourhood,' said Mr Ong Kah Seng, director at property research firm R'ST Research.
'Instead of transplanting the concept wholesale to another area, it might work better to leverage on the neighbourhood's own unique characteristics to develop a fresh concept.'
Several American brands will be at the mall, including Dean & Deluca, a gourmet chain that started in New York's SoHo district. Known for its gourmet products, bakery, cafe and delicatessen, it has stores across the United States, as well as in Japan, South Korea, Thailand and the Middle East.
The mall will have 33 units with sizes ranging from 311 sq ft to 8,887 sq ft. Food and beverage outlets will comprise 60 per cent of its total net lettable area of 55,500 sq ft.
A further 20 per cent will be allocated to a high-end supermarket, similar to the Jasons Market Place concept, said Far East. The remaining space will be taken up by beauty, lifestyle and educational services.
The mall is expected to be completed by the end of 2013.
[email protected]
Swatting flies
Affordable means small
- now units are bigger 50-100sqft more
- price reduction 750k av to 700k, 830k to 800k
1100 psf onwards?Originally Posted by dtrax
Affordable means small
developers drop price by 5%, still no taker, 10%, still no taker 15% ... rollover hs begun
Ride at your own risk !!!
What kind of condo name is one that sounds like HIV2....