Rainforest EC new launch

[solsys]

And where is the landing price spot for OCR in your opinion?

Ideal GAP between

HDB and EC $200-$250psf (HDB to dip as COV dissipates )
EC and OCR $150-$250psf ( EC, OCR to rise in tandem and stabilize the GAP with HDB)
OCR and RCR $300- $400psf ( RCR to drop from it's levels now)
RCR and CCR $700-$1000psf. ( CCR to drop from it's levels now)

You decide what HDB resale values should be and the rest will fall in place. Guess HDB resale prices wrongly then all calculations will haywire.

Reason: The most fundamental valuation is HDB resale before COV.

[peterng8]

new launch possible to be high ...resale will be even more dormant after this CM5...

cost of development all gone up(inclu land bidding), hard to expect new launch low price and coupled with developer know singkies like upgrading ,so sell high even no need to point gun at them they also buy happily...so who is the main culprit who continue to support high new launch price? the developer? the agent? the bank or THE BUYER?

looking at HDB at CCK for 5 room(3 bedroom) 500K +...EC at CCK now almost 1million...upgraders sell resale at 500k+ and buy a million dollars NEW EC ...they will just love it with loan can stretch 30yrs and low interest rate, they will think why not? so possible to expect high launch price still sell?

However, interest rate increase will be mother of all CM, will that happen soon?

[yjcai]

http://www.ongpohlin.com/2011/12/indicative-pricing-for-ec-in-choa-chu.html

Rumoured Indicative Pricing. Did not even see anything in the 6xx range.


2 BR +Study - 772 psf
3 BR Compact - 765 psf ~ 792 psf
3 BR - 755 psf ~ 770 psf
3 BR Dual Key - 719 psf ~ 744 psf
4 BR Compact - 760 psf ~ 767 psf
4 BR - 761 psf ~ 768 psf

2 Bedroom + Study77 sqm /829 sqf 12 units $640,000
3 Bedroom Compact88 - 91 sqm/947 - 980 sqf 152 units $750,000
3 Bedroom 105 - 107 sqm/1130 - 1152 sqf 172 units $870,000
3 Bedroom Dual Key116 - 120 sqm/1249 - 1292 sqf 20 units $930,000
4 Bedroom Compact115 - 116 sqm/1238 - 1249 sqf 39 units $950,000
4 Bedroom 127 - 128 sqm/1367 - 1378 sqf 20 units $1,050,000

[kane]

4 bedroom price same as 2 bedroom?

[yjcai]

4 bedroom price same as 2 bedroom?

PSF is supposed to be lower but notice they place the big 4 BR units on the upper level with views to the lower level. Level 2 supposedly on higher ground. This is where their profits come?
Exp 4 bedders. .

[kane]

Stack 18 looks to be the best pick of the crop.

[yjcai]

9 months ago. EC 4 BR can still get at 5xx psf.

[kane]

9 months ago. EC 4 BR can still get at 5xx psf.

which EC was that?

[solsys]

Impressive, EC gapping away from HDB and closing gap with PC, which means OCR PC will have to scale up further.

[gav108]

est 700-800psf for this ec?? according to website this is 500m frm mrt, and we r talking abt choa chu kang mrt here - 14 stations away from city hall. r they selling the next door stagmont camp view as an asset?? as much as some people avoid hospitals n places of worship, there r those who avoid army camps. btw this condo is very near a mosque too, so the area will be jammed packed with cars at times...

wow this pricing damn near to ocr condo pricing...

[yjcai]

which EC was that?

belysa prive canopy.

[hyenergix]

9 months ago. EC 4 BR can still get at 5xx psf.

It's the raising of the income ceiling to $12k. Most of us here are expecting EC price to increase.

[solsys]

Reiterate in nx 6 - 9mths,

HDB Resale down

EC up
OCR up

RCR down
CCR down

It is already happening....

[kane]

I like prive for it's location.

[peterng8]

est 700-800psf for this ec?? according to website this is 500m frm mrt, and we r talking abt choa chu kang mrt here - 14 stations away from city hall. r they selling the next door stagmont camp view as an asset?? as much as some people avoid hospitals n places of worship, there r those who avoid army camps. btw this condo is very near a mosque too, so the area will be jammed packed with cars at times...

wow this pricing damn near to ocr condo pricing...

is this the latest pricing on psf?

http://singapore-realty.com/booking.html

my thought is CCK PC psf price has peaked with this EC psf price, if anything(macro/micro) unexpected happen, price will drop for CCK PC ?

[solsys]

is this the latest pricing on psf?

http://singapore-realty.com/booking.html

my thought is CCK PC psf price has peaked with this EC psf price, if anything(macro/micro) unexpected happen, price will drop for CCK PC ?

If this is the price, then blossom residences buyers will kick themselves.

Unlikely, I think should be higher.

I think they are casting the net to catch more applicants then filter down to those who can buy above > 700 psf.

[yjcai]

is this the latest pricing on psf?

http://singapore-realty.com/booking.html

my thought is CCK PC psf price has peaked with this EC psf price, if anything(macro/micro) unexpected happen, price will drop for CCK PC ?

Lets talk about 3 bedder 870k... 682 psf..... Then it states 3 BR 105 sqm - 132 sqm (maybe patio)

At 682 psf, 105 sqm (1130 sq ft) is also $770660.
I think this is the 'from psf' for lower floors. Median price still $870000.

At 682 psf, 132 sqm (1417 sq ft) (3 bedder patio) is also $966394.

Doubt the average psf is 684 psf. If it is, will be sold out very very fast.

[kane]

That 600+ psf is before or after first timer grant?

[newbie11]

Heard it will be 800 psf

[hyenergix]

The prices of condos are quite resilient at this point. If an EC at CCK is launched at $800 psf, ECs closer to the city and near the MRT will be launched at $1,000 psf. This acts as another price floor or springboard for pte condos to go higher. The HDB valuation model is flawed. Developers and contractors are laughing their way to the banks.

[phantom_opera]

Garmen will launch 5000 ECs in 2012 ... that is like 10 projects ... another supply crunch to remove the demand for mass market condo

[flagship74]

Heard it will be 800 psf

hearsay 850-900psf?

[mygeemeel]

The prices of condos are quite resilient at this point. If an EC at CCK is launched at $800 psf, ECs closer to the city and near the MRT will be launched at $1,000 psf. This acts as another price floor or springboard for pte condos to go higher. The HDB valuation model is flawed. Developers and contractors are laughing their way to the banks.

It is already flawed the moment salary ceiling increase to S$12,000. The developers quietly increase prices in view of higher demand, thus setting new benchmark. It closes the gap (or at least the garmen hopes for) between EC and Mass Mkt PC price. Eventually, the buyers will still buy Mass Mkt PC (due to ideal location, can liquidate easier, full facilities etc).

One segment supports another segment. If DBSS is selling above S$700,000, the EC will be higher. Let's say S$800~900k? With most Mass Mkt PC going at about S$900k~1M, i say the price support will continue. Is it possible for Mass Mkt PC to fall to S$800k? Maybe. But if it does, will EC volume pick up?

To be fair, EC units are generally bigger than Mass Mkt ones.

Another group: if parents currently own HDB then there is a possibility that they sell their HDB and buy a unit next to their kids.

Many buyers have made quite a fair bit from the last couple of years when properties prices went up. Now buyers have more buying power. Anything they like and price is within their means, they will just buy.

[peterng8]

hearsay 850-900psf?

850 to 900 psf for CCK EC? ha ha

million dollar suburban EC project where 3 years ago u can buy it at almost half the price for a similar sized unit... if assuming upgraders are from CCK, CCK resale HDB 5 room price the most fetch up is to 500K(i think most around 450K ), with the CURREnt low interest rate, will singkies upgraders bite the price even if close to million as income ceiling has raised for EC... ??

[mygeemeel]

850 to 900 psf for CCK EC? ha ha

million dollar suburban EC project where 3 years ago u can buy it at almost half the price for a similar sized unit... if assuming upgraders are from CCK, CCK resale HDB 5 room price the most fetch up is to 500K(i think most around 450K ), with the CURREnt low interest rate, will singkies upgraders bite the price even if close to million as income ceiling has raised for EC... ??

The current buyers' mentality is different. i visited Hillier and was very surprised to see so many people buying/interested. Isn't it a bad deal at that price? Isn't better to buy a FH which is just 2 mins across the road and at a lower price?

The developers have a reserved price to bid. They will eventually be selling with some profit. These prices will surely be higher than current price.

Funny... who sets the reserve bid price? How to have affordable homes?

[phantom_opera]

So far CM5 does not affect OCR for sure ... in fact OCR price may inch up slowly soon due to EC price hike ... after CNY will see

[peterng8]

The current buyers' mentality is different. i visited Hillier and was very surprised to see so many people buying/interested. Isn't it a bad deal at that price? Isn't better to buy a FH which is just 2 mins across the road and at a lower price?

The developers have a reserved price to bid. They will eventually be selling with some profit. These prices will surely be higher than current price.

Funny... who sets the reserve bid price? How to have affordable homes?

even if the bidded price is low...the selling price may not be low, it does not matter as long as BUYER still take the bite at whatever price throw at them in NEW launch..with the low interest rate favourable to them.

looking at resale, finding buyers have become even tougher...

[kane]

At 800psf for an ec, there are PC selling for 900psf without restrictions. Surely they are not thinking of selling it at 800psf?

[peterng8]

At 800psf for an ec, there are PC selling for 900psf without restrictions. Surely they are not thinking of selling it at 800psf?

maybe that will depend on the seller whether he is seriously thinking of selling or is he in a dilemma state of holding it for other purpose such as rental or selling at ideal price(which macro/micro env needs to be considered too)? as eligible buyers after CM1- CM5 are spoilt with choices now....

[kane]

maybe that will depend on the seller whether he is seriously thinking of selling or is he in a dilemma state of holding it for other purpose such as rental or selling at ideal price(which macro/micro env needs to be considered too)? as eligible buyers after CM1- CM5 are spoilt with choices now....

I mean PC sold by developer at 900psf. Not individual seller who might shift the goal post when your offer comes in.