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Thread: Stellar RV (River Valley Road) Freehold

  1. #1
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    Default Stellar RV (River Valley Road) Freehold

    Stellar RV
    Residential
    (District 10)
    408 River Valley Road Singapore 248306
    Developed By ALLIANCE LAND PTE LTD (NOBEL /FISSION/ PINNACLE)

    More Info @ http://property-in-singapore.biz/fea...e-land-pte-ltd

    Freehold – Proposed erection of a block of 7 storey flats with attic (Total 120 units), a mechanized carpark and provision for a swimming pool
    Expected T.O.P. Date:
    Best quantum for a 1+S & 2br in River Valley. Small but efficient layout.
    UNIT MIX :

    [TYPICAL]
    -1+Study/Guest (452/506 sqft) : 10 units
    -2br (517/527/538/549/560/581/614sqft) : 95 units

    [Penthse]
    -2br Duplex(818/840/890/904/915/926/936/696/990sqft) : 15 units

    Fittings & Finishes :
    -Top Quality Integrated Fridge, Washer cum Dryer, Induction Hood/Hob & Microwave Oven
    -Natural Marble for Living, Dining, Kitchen & Bedrooms
    • Subject To Availability (Grab Before It’s Gone)

    (***Info subject to changes)
    WHY STELLAR RV?
    1.FREEHOLD IN PRIME DISTRICT 10 RIVER VALLEY
    2.LOW QUANTUM, HIGH RENTAL YIELD ! CHOICE INVESTMENT !
    3.HUGE CAPITAL APPRECIATION POTENTIAL !
    4.WITHIN 2 MIN WALK TO FAMOUS EATERIES LIKE BOON TONG KEE CHICKEN RICE, PAPPA MIA BISTRO& BAR, IRVIN'S SEAFOOD, SPIZE - THE MAKAN PLACE ETC.
    5.SHORT WALK TO GREAT WORLD CITY SHOPPING MALL
    6.LESS THAN 5 MIN DRIVE TO ORCHARD SHOPPING BELT LIKE ION @ ORCHARD, WHEELOCK PLACE, WISMA ATRIA, TAKASHIMAYA, PARAGON SHOPPING MALL AND MANY MORE !
    7.CLOSE PROXIMITY TO INT'L SCHOOLS SUCH AS RIVER VALLEY PRIMARY, OVERSEAS FAMILY SCHOOL, SMU, SOTA.
    8.FULLY EQUIPPED KITCHEN
    9.HIGH QUALITY EUROPEAN FINISHES & FITTINGS
    10.WALKING DISTANCE TO FUTURE KIM SENG MRT STATION --> HUGE CAPITAL UPSIDE

  2. #2
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    How much would it cost ?

  3. #3
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    Estimating 1 bed from $1mil onwards
    2 bed from $1.15mi onwards

    Can go: http://sgnewcondolaunch.com/sale/ste...-river-valley/
    for more info

  4. #4
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    Previewing 24th May tentatively

  5. #5
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    today preview, so quiet in virtual world. in real world is it hot? anyone knows how many sold?

    Quote Originally Posted by ZeeWee
    Previewing 24th May tentatively

  6. #6
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    Quote Originally Posted by bargain hunter
    today preview, so quiet in virtual world. in real world is it hot? anyone knows how many sold?
    Hot in real world. But preview day of course hot.

  7. #7
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    Mostly Penthouses sold..

    Selling prices is much better than quoted price before preview though still about $1mil

  8. #8
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    huh? u mean most of the penthouses were sold while the standard 2 bedder units were still largely available?

    Quote Originally Posted by ZeeWee
    Mostly Penthouses sold..

    Selling prices is much better than quoted price before preview though still about $1mil

  9. #9
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    ya

    k la final tally, think 7 PH sold, 10 typical sold

  10. #10
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    huh?! that sounds BAD! after one whole day of preview?!

    Quote Originally Posted by ZeeWee
    ya

    k la final tally, think 7 PH sold, 10 typical sold

  11. #11
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    another MM project...

  12. #12
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    yeah, but surprised that a "rare" MM project in D10 no longer sells like before. maybe they have just gone a little too far crossing 2000psf.

    Quote Originally Posted by august
    another MM project...

  13. #13
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    So the crowd there yesterday mostly look see only... Beware of economy really slowing down ahead but inflation remaining high. Good chance developers will have trouble selling big units (exclude EC) in 2H 2012.

  14. #14
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    but this one small units leh.

    Quote Originally Posted by hyenergix
    So the crowd there yesterday mostly look see only... Beware of economy really slowing down ahead but inflation remaining high. Good chance developers will have trouble selling big units (exclude EC) in 2H 2012.

  15. #15
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    Most importantly this location no good....

    Shanghai Road area is becoming like a HDB estate....

  16. #16
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    Quote Originally Posted by bargain hunter
    but this one small units leh.
    Referring to properties in general.

  17. #17
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    last time boutique projects i find it acceptable. now become mickey mouse wonderland, its ruining everything!

    Quote Originally Posted by Condo Kaiser
    Most importantly this location no good....

    Shanghai Road area is becoming like a HDB estate....

  18. #18
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    Heard so 20 units only despite the low quantum at less than $1.2 million? Really cheaper than most suburban condos liao. Or market is really sian of another 400sqft CCR apartment?

  19. #19
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    Default Slow start for Stella RV condo

    A RECENT new city centre launch in River Valley has had less than enthusiastic response, a recent report said, even as other suburban projects gather healthy sales.

    Freehold 120-unit Stella RV in prime district 10 sold less than 20 units at its first weekend of launch at average prices of $2,100 per sq ft (psf), a UBS research report noted. The launch took place two weekends ago.

    Jointly developed by Nobel Design, Pinnacle Assets Group and Fission Group, the project targets local and foreign professionals and investors.
    It comprises mainly small-format units with one-bedroom plus study units at 452 sq ft, two-bedders at 517 to 581 sq ft, and penthouse units at 818 to 936 sq ft.

    'Despite the small absolute quantum at $1.2 million per unit, we think the low take-up could be due to the premium pricing versus surrounding projects,' UBS analysts Michael Lim and Adrian Chua noted.

    For instance, nearby RV Edge last transacted at $1,850 psf, Loft @ Nathan was sold at $1,750 psf while RV Suites changed hands at $1,650 psf.

    The joint venture partners acquired the site through a collective sale last June for $70.5 million - or $1,035 psf per plot ratio, including the 10 per cent gross floor area for balconies.

    'With break-even cost at around $1,450 psf, at our calculations, we think the joint venture partners are able to extract a generous pre-tax margin of close to 40 per cent based on the achieved selling price,' the analysts said.

    'However, in order to first cover the base costs, we estimate the joint venture partners would have to progressively drum up sales to at least the 80-unit level from less than 20 units currently.'

    ESTHER TEO

  20. #20
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    most of the units are 5xx sq ft 2 bedders.

    greedy developers. serves them right.


    Quote Originally Posted by Wild Falcon
    Heard so 20 units only despite the low quantum at less than $1.2 million? Really cheaper than most suburban condos liao. Or market is really sian of another 400sqft CCR apartment?

  21. #21
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    Quote Originally Posted by bargain hunter
    most of the units are 5xx sq ft 2 bedders.

    greedy developers. serves them right.
    Developer was trying to hit $40 mil (500 sqft x $600 psf x 120 units) net profit at $2100 psf. No wonder everyone wants to be a developer now.

    I think it is backfiring due to greed, unstable economy and glut of new launches.

  22. #22
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    Default related party purchases

    http://info.sgx.com/webcoranncatth.n...df?openelement

    #06-03 $1,099,756
    #03-03 $1,075,550

    i thought quantum is 1.2m? so they are giving their own people 10% discount?

    without these 2, sales is even worse.

  23. #23
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    only 17 sold in may.

  24. #24
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    interesting, another 8 sold in June to bring total sold to 21. that means 4 units bought in May were returned.

  25. #25
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    19 sold at 2077psf median in jul. 80 out of 120 to go.

  26. #26
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    Quote Originally Posted by bargain hunter
    19 sold at 2077psf median in jul. 80 out of 120 to go.
    This project has lots of potential. Limited compeition for tenant cos supply for mm units has been cut right from its door step outwards.

  27. #27
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    Quote Originally Posted by leesg123
    This project has lots of potential. Limited compeition for tenant cos supply for mm units has been cut right from its door step outwards.
    Very long no update this..

    37 out of 120 units left!

  28. #28
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    Quote Originally Posted by ZeeWee
    Very long no update this..

    37 out of 120 units left!
    3 weeks ago bro BargainHunter posted: 80 out of 120 to go.

    Not bad sales! As said, the restriction by Gov gonna push the real fringe (just outside the zone) development up. RV Edge, Nathan Loft are two high potential ones too.

  29. #29
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    http://forums.condosingapore.com/sho...0&postcount=18

    should continue our discussion here from the MKZ thread.

    yes, after the thomson line was announced, sales picked up very fast.

    as for the walking part, its just my personal experience when walking in the area.

    Quote Originally Posted by leesg123
    3 weeks ago bro BargainHunter posted: 80 out of 120 to go.

    Not bad sales! As said, the restriction by Gov gonna push the real fringe (just outside the zone) development up. RV Edge, Nathan Loft are two high potential ones too.

  30. #30
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    Quote Originally Posted by bargain hunter
    http://forums.condosingapore.com/sho...0&postcount=18

    should continue our discussion here from the MKZ thread.

    yes, after the thomson line was announced, sales picked up very fast.

    as for the walking part, its just my personal experience when walking in the area.
    Any updates on the units left?

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