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Thread: The Garden Residences @ Serangoon North Ave 1

  1. #31
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  2. #32
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    Quote Originally Posted by Arcachon View Post
    Guide Prices for The Garden Residences

    Prices from: (Before Early Bird Discount)

    1BR -$788,000
    1BR+S - $898,000
    2BR - $1.08m
    2BR +S -$1.18m
    3BR - $1.38m
    3BR+S - $1.58m
    4BR+S - $1.928m
    Premium 4BR -$2.18m
    Premium 5BR - $2.58m

    Miss this you going to pay more later.

    Two GLS and one 999 en-bloc next to The Garden Residences and a future MRT station nearby CRL.

  3. #33
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    The Garden Residences, two bus stop from Terrasse. 1676psf to 1824psf. Look like many many coming for the preview.




  4. #34
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    THE GARDEN RESIDENCES CONDO PRICE – ESTIMATED LAUNCH AND GUIDE PRICE
    According to Todayonline, Mr Mak has mentioned that the top bid of The Garden Residences, may have to launch the units at above S$1,600 psf. https://www.todayonline.com/business...-s4463-million

    Land cost ----------------------$835 -

    “The top bid today can be considered to be very bullish and aggressive as it was about 16 per cent higher than the land price of the Serangoon Ville land parcel which was acquired yesterday by the Oxley-led consortium at S$835 psfppr (including estimated charges for intensifying the use of land and to top up the lease to a fresh 99 years),”

    S$964.81 per square foot per plot ratio (psf ppr)

    Construction cost---------------$350

    Our estimates of $350 may not be accurate. Luxury condos may cost up to $450 and ultra-luxury condos are typically even more expensive.

    Expenses and profit margin ---$356

    30% of the base cost will cover the developers’ other expenses and other costs

    Estimated launch price--------$1541

    Minimum 1700 psf

  5. #35
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    $1676psf to 1824psf is based on:

    1BR 452sq ft (1743psf) -$788,000
    1BR+S 517sq ft (1737psf) - $898,000
    2BR 614sq ft (1759psf) - $1.08m
    2BR +S 689sq ft (1713psf) -$1.18m
    3BR 786sq ft (1756psf) - $1.38m
    3BR+S 904sq ft (1748psf) - $1.58m
    4BR+S 1119sq ft (1723psf) - $1.928m
    Premium 4BR 1195sq ft (1824psf) -$2.18m
    Premium 5BR 1539sq ft (1676psf) - $2.58m

    but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?

  6. #36
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    Quote Originally Posted by bargain hunter View Post
    $1676psf to 1824psf is based on:

    1BR 452sq ft (1743psf) -$788,000
    1BR+S 517sq ft (1737psf) - $898,000
    2BR 614sq ft (1759psf) - $1.08m
    2BR +S 689sq ft (1713psf) -$1.18m
    3BR 786sq ft (1756psf) - $1.38m
    3BR+S 904sq ft (1748psf) - $1.58m
    4BR+S 1119sq ft (1723psf) - $1.928m
    Premium 4BR 1195sq ft (1824psf) -$2.18m
    Premium 5BR 1539sq ft (1676psf) - $2.58m

    but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?
    Wonder at these prices it can still sold 50% or not during launch day?

  7. #37
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    Quote Originally Posted by star View Post
    Wonder at these prices it can still sold 50% or not during launch day?
    i think even 30% sold is still a good number. the recent launches were so hot that we have gotten used to expecting > 50% sold. haha.

    they did everything to beat Affinity to the launch.

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    Quote Originally Posted by star View Post
    Wonder at these prices it can still sold 50% or not during launch day?
    Should be 100% sold phase 1. All the 1.5 million and below.

  9. #39
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    Quote Originally Posted by bargain hunter View Post
    $1676psf to 1824psf is based on:

    1BR 452sq ft (1743psf) -$788,000
    1BR+S 517sq ft (1737psf) - $898,000
    2BR 614sq ft (1759psf) - $1.08m
    2BR +S 689sq ft (1713psf) -$1.18m
    3BR 786sq ft (1756psf) - $1.38m
    3BR+S 904sq ft (1748psf) - $1.58m
    4BR+S 1119sq ft (1723psf) - $1.928m
    Premium 4BR 1195sq ft (1824psf) -$2.18m
    Premium 5BR 1539sq ft (1676psf) - $2.58m

    but as u mentioned, these are before early bird discounts. but just to confirm, these are the FROM 1676 to 1824psf and not the average right?
    Before Discount and the most value unit.

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    Can post some pics of the crowd today? Or agents more than crowd?

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    Quote Originally Posted by star View Post
    Can post some pics of the crowd today? Or agents more than crowd?
    Seeing is believing, photo may not tell a thousand story.

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    Ok those in the know, it’s time to share some stats.

    Is it Aye or Nay for Serangoon at this psf level?
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

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    Per squarefoot research, last 6 mth psf for 'neighbors' are:
    1. Forest Woods (near Serangoon MRT) - S$1,486psf
    2. Star of Kovan (near Kovan MRT with 1st floor commercial) - S$1,547

    But I know pple will say all the new launches this year all higher than neighbors!
    1. Twin Vew
    - S$1,399 psf (during 1st wkend of sale)
    - ~13% higher than S$1,234psf for Parc Riviera's past 6 mths sales

    2. The Tapestry
    - S$1,310 psf (during 1st wkends of sale)
    - ~16% higher than S$1,126psf for The Alps Residences' past 6 mths sales


    Latest Prediction of home price increase for 2018 after considering Q1 18 actual increase of 3.9%
    https://www.straitstimes.com/busines...-rise-39-in-q1

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    Quote Originally Posted by gadiny View Post
    Per squarefoot research, last 6 mth psf for 'neighbors' are:
    1. Forest Woods (near Serangoon MRT) - S$1,486psf
    2. Star of Kovan (near Kovan MRT with 1st floor commercial) - S$1,547

    But I know pple will say all the new launches this year all higher than neighbors!
    1. Twin Vew
    - S$1,399 psf (during 1st wkend of sale)
    - ~13% higher than S$1,234psf for Parc Riviera's past 6 mths sales

    2. The Tapestry
    - S$1,310 psf (during 1st wkends of sale)
    - ~16% higher than S$1,126psf for The Alps Residences' past 6 mths sales


    Latest Prediction of home price increase for 2018 after considering Q1 18 actual increase of 3.9%
    https://www.straitstimes.com/busines...-rise-39-in-q1
    TWIN VEW WEST COAST VALE Apartment 05 OCR 99 years leasehold New Sale 1 836,000 - 484 Strata 31 to 35 1,726 May-18

    I think URA must have made a mistake again. 1,726psf

  19. #49
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    Quote Originally Posted by Kelonguni View Post
    Ok those in the know, it’s time to share some stats.

    Is it Aye or Nay for Serangoon at this psf level?
    Aye or Nay got a lot only those laughing to the Bank can only see years later.

    I still in the state of disbelieve.

    2006 RCR $535,000 958sqft $558psf
    2011 OCR $1,305,800 1453sqft $898psf
    2018 OCR $????? ????? ??????

    Do the Math, my math no good.

    Guess can buy still wait should be able to get bigger unit with cheaper price soon.

    Last edited by Arcachon; 20-05-18 at 21:46.

  20. #50
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    Quote Originally Posted by Kelonguni View Post
    Ok those in the know, it’s time to share some stats.

    Is it Aye or Nay for Serangoon at this psf level?
    then again, affinity may be a potential undercut in price 1 week later causing buyers to hold back on Gardens initially to compare the 2 projects.

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    Quote Originally Posted by bargain hunter View Post
    then again, affinity may be a potential undercut in price 1 week later causing buyers to hold back on Gardens initially to compare the 2 projects.
    Agree. That’s why it’s good to take multiple readings.

    If Affinity comes out at the same price level or comparable then we can see again how the numbers vary.
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

  22. #52
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    And affinity just purely based on land price has room to undercut!
    1. Garden Resi - Land price =~$965psf
    2. Affinity - Land price = $835psf

    https://www.straitstimes.com/busines...p-bid-of-4463m

  23. #53
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    Quote Originally Posted by gadiny View Post
    And affinity just purely based on land price has room to undercut!
    1. Garden Resi - Land price =~$965psf
    2. Affinity - Land price = $835psf

    https://www.straitstimes.com/busines...p-bid-of-4463m
    basically, kep/wing JV tio snook.

    1) they paid higher price thinking they can come on the market faster than oxley.
    2) oxley consortium has probably set a new record for launching such a huge en bloc project in such a short time. (as fast as GLS)
    3) if Gardens launch later than Affinity, buyers may all have already bought Affinity
    4) no choice die die have to launch before Affinity but very easy for Affinity, look at their price then undercut and release this pricing 1 day before Gardens ballot.

  24. #54
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    I do agree with bro Arcachon that its like Lexus vs Toyota but there may be some buyers who may think its ok to buy a bigger Toyota with more frills.

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    Gardens vs Affinity
    Facilities: 50 vs 88
    Land Area: 185,022sq ft vs 296,613sq ft
    No. of Units: 613 vs 1052
    Size of units: Affinity has units which are bigger by 2%(1 bedder) to 25%(4 bedder). On average, units are about 5% bigger for Affinity.

    So if the size is 5% bigger and psf is 5% lower, for the same quantum, will buyers choose the "lexus" or "toyota"?

  26. #56
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    Quote Originally Posted by bargain hunter View Post
    Gardens vs Affinity
    Facilities: 50 vs 88
    Land Area: 185,022sq ft vs 296,613sq ft
    No. of Units: 613 vs 1052
    Size of units: Affinity has units which are bigger by 2%(1 bedder) to 25%(4 bedder). On average, units are about 5% bigger for Affinity.

    So if the size is 5% bigger and psf is 5% lower, for the same quantum, will buyers choose the "lexus" or "toyota"?
    Just like Southbank and Citylight. End of the day who at the Bank is more important.

    The Garden Residences
    Dear All.

    Please inform your agents and prospects that the Early Bird Discount for The Garden Residences will only be applicable for those who participates in the balloting exercise for VIP preview and those options that are issued on balloting day.

    "a bird in the hand is worth two in the bush,"

  27. #57
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    Quote Originally Posted by Kelonguni View Post
    Ok those in the know, it’s time to share some stats.

    Is it Aye or Nay for Serangoon at this psf level?
    I hope it sells well, but for me, it's Nay at this psf level for this location.

    Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!

    Btw, how's the sales? Curious!

  28. #58
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    Buy a condo win a car from lucky draw. Total 50 cars to give away. Sure will sell out. Buy 1C get the other C for free.

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    at the psf... I rather get a good FH in D15... those 10 yo FH at this price

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    Quote Originally Posted by tonymontana View Post
    I hope it sells well, but for me, it's Nay at this psf level for this location.

    Then again, I'm just a poor guy. So I'm happy for buyers who are willing to splash the cash to get a brand spanking new unit with all the wonderful amenities!

    Btw, how's the sales? Curious!
    Wait for the News.

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