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Thread: Residences @ Evelyn (D11, Freehold, CDL)

  1. #61
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Hi evelyn owner, which project are u rolling yr profit to ?? were u the one who bgt it for ACS add ? u thk newton hitting max at 2K psf ? talked to wing tai staff tdy saying newton meadow launching at 2K-2200 psf.

  2. #62
    Unregistered Guest

    Talking Re: Residences @ Evelyn (D11, Freehold, CDL)

    I guess avelyn owner had just set a new benchmark price around newton area.

  3. #63
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    i dont think my 2000psf record will stand for long. someone offered my friend 2100psf for a 2 bedroom high floor but he is not selling.

    i'll prob roll it to Sentosa going for the same price now.

  4. #64
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    i dont think my 2000psf record will stand for long. someone offered my friend 2100psf for a 2 bedroom high floor but he is not selling.

    i'll prob roll it to Sentosa going for the same price now.

    Oceanfront, Azure or The coast??? Why did you choose sentosa???

    I think it is safer to stay at dist 9, 10 and 11.

    evelyn owner, did you find it is easier to sell a condo when it is TOPed??

  5. #65
    evelyn owner Guest

    Wink Re: Residences @ Evelyn (D11, Freehold, CDL)

    Yes I found it much easier to sell once TOP cos of real buyers who need a place to stay.

    Why Sentosa? I think it is undervalued. And cos of its scarcity value (unlike Marina Bay where there is so so much land- Sail and MBR excepted cos they're bay facing). Once the casino, high end hotels & the marina is fully up Sentosa Cove will be "the world's most desirable address" heheh. Just my 2 cents worth. I'd choose Coast cos every unit has seaview.

    Yes I think FH 9/10/11 is safer but I already hv those. I bought an orchard condo last Oct at 1750psf when Coast was going for 1600psf. I sold the Orchard one last month for 2650 and Coast is still 2000-2100. Sentosa didnt move much cos there is no new launch to set the beanchmark. But I think the new CDL launch will be close to 3K.

  6. #66
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    wow. how much hv u made to-date ?? are u eyeing any new launches ? orchard area like metz 2500 psf u thk has rm to move up ?

  7. #67
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    hv made abt $3m cos i went in the 1st property early around july 05. then roll and roll with one eye on the exit door. in 2-3 yrs time i wanna sell everything except the house i m staying in, pay off my debts then sit on cash cos i know property is illiquid and i wont be able to time my exit right at the top.

    everything has room to move up but personally in orchard area i only like leonie/grange/cairnhill. i'd prefer st thomas suites over metz. u can stiill get for 2200psf. if i were to choose a project i'd either choose a very popular one or one that is almost TOP. not that i can afford but even i i cld, i wont buy benchmark orchard like MarQ/orchard turn/scotts sq cos at that price i'd hv to wait a long time to make money.i dont believe in paying for materials or facilities cos my aim is investment/ speculation not to live in it. i look at property just like stocks ie i'd choose blue chip stocks with high liquidity and lower PE compared to peers so that i hv a bigger margin of error incase i'm wrong.

    i'd only look for areas that i know are prime 9/10/11/4 and land-scarce. i'd buy devts where i know there'll be new launches coming up to boost up the price. for eg i'd buy 6th ave before duchess launches. i'd buy coast before new sentosa launches and i'd buy orange grove/ardmore area before the new launches come onstream. i wont buy 99yr except sentosa and i m never lucky enuf to buy old units that'll go en bloc.

    i'm no guru so this is just my view. other people hv their own views.

    as to new launches, they are so pricey so if sub sale is 20-30% cheaper i'd go for subsale.of course the down-side is the progress payment.

  8. #68
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    hv made abt $3m cos i went in the 1st property early around july 05. then roll and roll with one eye on the exit door. in 2-3 yrs time i wanna sell everything except the house i m staying in, pay off my debts then sit on cash cos i know property is illiquid and i wont be able to time my exit right at the top.

    everything has room to move up but personally in orchard area i only like leonie/grange/cairnhill. i'd prefer st thomas suites over metz. u can stiill get for 2200psf. if i were to choose a project i'd either choose a very popular one or one that is almost TOP. not that i can afford but even i i cld, i wont buy benchmark orchard like MarQ/orchard turn/scotts sq cos at that price i'd hv to wait a long time to make money.i dont believe in paying for materials or facilities cos my aim is investment/ speculation not to live in it. i look at property just like stocks ie i'd choose blue chip stocks with high liquidity and lower PE compared to peers so that i hv a bigger margin of error incase i'm wrong.

    i'd only look for areas that i know are prime 9/10/11/4 and land-scarce. i'd buy devts where i know there'll be new launches coming up to boost up the price. for eg i'd buy 6th ave before duchess launches. i'd buy coast before new sentosa launches and i'd buy orange grove/ardmore area before the new launches come onstream. i wont buy 99yr except sentosa and i m never lucky enuf to buy old units that'll go en bloc.

    i'm no guru so this is just my view. other people hv their own views.

    as to new launches, they are so pricey so if sub sale is 20-30% cheaper i'd go for subsale.of course the down-side is the progress payment.

    I think even if you buy subsale, you still get a deffered payment scheme if the 1 st owner select the deffered payment method.

    How about St regis, It will TOP next year, currently selling at $3800. Do you think we can sell it at $4800 when TOPed??

    Paterson residence also selling at $2500 and TOP 2008. Do you think it is a good buy??

  9. #69
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    St Regis is an excellent property and I'm sure it'll rise to 7k psf by 2010 but when I buy investment properties I look for biggest potential margin increase,and right now I find it in Sentosa.

    Actually at 2500psf I like Four Seasons Park best. It has the biggest footprint and always a favourite. Be prepared for negative carry tho.

    If i want to sell at TOP then I'd choose the cheapest devt in the best location. So I wont buy St Regis. I'd buy Paterson residences cos the neighbouring Leonie has many new launches which will set new benchmarks.

    Hvg said that I'd avoid properties next to flyovers, hospitals,monsoon drains and highways.

    What are you looking at now and psf price?

  10. #70
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    St Regis is an excellent property and I'm sure it'll rise to 7k psf by 2010 but when I buy investment properties I look for biggest potential margin increase,and right now I find it in Sentosa.

    Actually at 2500psf I like Four Seasons Park best. It has the biggest footprint and always a favourite. Be prepared for negative carry tho.

    If i want to sell at TOP then I'd choose the cheapest devt in the best location. So I wont buy St Regis. I'd buy Paterson residences cos the neighbouring Leonie has many new launches which will set new benchmarks.

    Hvg said that I'd avoid properties next to flyovers, hospitals,monsoon drains and highways.

    What are you looking at now and psf price?
    Actually looking for $1300-$1400 psf 4 bdrms in D 9, 10, 11 but cannot get a good one becuse most of them are already above $1800 psf.
    Around newton, balmoral and river valley will be the best.

    At my budget, I can only look at Waterford, watermark, park infinia. But now I also dont think they will be selling at that price.
    Thinking of pavilion 11 but it is close to balestier not novena which I dont like.

    I also interested in condo near Bugis, bras basah area but cannot find any condo there. Any newlaunch around that area ?

  11. #71
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    is it good to look at cluster housing? there's one coming up around old holland area, very near to tessarina.

  12. #72
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    was looking at 4 bedrm in Urbana going for 1900 psf, u thk is gd buy ?

    vested interest in Park infinia, bgt during launch, not sure when is the gd time to sell or shd keep for long term investment.

    with upp bkt timah going above 1400 (cascadia, sale push bk)to 1800 psf (jardine) and soleil going for 1500 psf, i am not sure what can ppl afford nowadays ! it jus goes up every wk, government shd ask developer to mark up the price slowly. when e developer sells at high price (eg duchess residence) and for whatever reason, people pay for the price, the whole area will be jacked up jus like that.

    evelyn owner, jus curious, what type of hse u r calling home now ? condo or landed ? is landed the safest bet now?

  13. #73
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by Unregistered
    was looking at 4 bedrm in Urbana going for 1900 psf, u thk is gd buy ?

    vested interest in Park infinia, bgt during launch, not sure when is the gd time to sell or shd keep for long term investment.

    with upp bkt timah going above 1400 (cascadia, sale push bk)to 1800 psf (jardine) and soleil going for 1500 psf, i am not sure what can ppl afford nowadays ! it jus goes up every wk, government shd ask developer to mark up the price slowly. when e developer sells at high price (eg duchess residence) and for whatever reason, people pay for the price, the whole area will be jacked up jus like that.

    evelyn owner, jus curious, what type of hse u r calling home now ? condo or landed ? is landed the safest bet now?
    I think Cascadia and jardin is located at lower bukit timah not upper.

    Is soleil a good buy?? I like its location but dont like the hospital site behind.
    If selling at $1300, I will still consider buying but at $1500 I will think again due to hospital.

  14. #74
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    hv made abt $3m cos i went in the 1st property early around july 05. then roll and roll with one eye on the exit door. in 2-3 yrs time i wanna sell everything except the house i m staying in, pay off my debts then sit on cash cos i know property is illiquid and i wont be able to time my exit right at the top.

    everything has room to move up but personally in orchard area i only like leonie/grange/cairnhill. i'd prefer st thomas suites over metz. u can stiill get for 2200psf. if i were to choose a project i'd either choose a very popular one or one that is almost TOP. not that i can afford but even i i cld, i wont buy benchmark orchard like MarQ/orchard turn/scotts sq cos at that price i'd hv to wait a long time to make money.i dont believe in paying for materials or facilities cos my aim is investment/ speculation not to live in it. i look at property just like stocks ie i'd choose blue chip stocks with high liquidity and lower PE compared to peers so that i hv a bigger margin of error incase i'm wrong.

    i'd only look for areas that i know are prime 9/10/11/4 and land-scarce. i'd buy devts where i know there'll be new launches coming up to boost up the price. for eg i'd buy 6th ave before duchess launches. i'd buy coast before new sentosa launches and i'd buy orange grove/ardmore area before the new launches come onstream. i wont buy 99yr except sentosa and i m never lucky enuf to buy old units that'll go en bloc.

    i'm no guru so this is just my view. other people hv their own views.

    as to new launches, they are so pricey so if sub sale is 20-30% cheaper i'd go for subsale.of course the down-side is the progress payment.
    But if you were to buy The Coast and it goes up to 2500psf, don't you think Residences@Evelyn would reach that price by then. I mean sometimes we could only be making the agents and govt richer (commission & stamp duty). Some projects may lah for a short while but ultimately all well located projects are moving up together in this bullish market.
    So it may pay to remain vested in one project especially if it is well located until your gut feel tells you to get out for good.

  15. #75
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    wow i feel like a guru - which i'm not. i'll try to answer the qns in my personal capacity.

    first of all- are all the properties mentioned for investment or own stay?

    i like cluster housing esp gilstead brooks, barker terraces cos it is lower psf hence you can get better rental yield from them so yes I'd look at old holland rd cluester if it is FH.

    for 1300-1400 i wld buy Maplewoods, Tessarina or Shelford cos the new CDL Shelford and Cascadia launch will push it up (expected to be 2200psf & 1700 respectively). At <1500 i wld buy Watermark tho I wld prefer rivergate (1700-1800?) or pier. I wld not consider Tribeca cos i think Zouk & car park will hv a new devt which will block its views.

    I wont buy Jardin cos next to flyover.

    I wont buy Soleil cos of Balestier. I wld buy PI up to 1600psf cos Lincoln Lodge land cost is already 1500psf. I will not buy Lincoln Modern cos it's blocked on 3 sides.

    as for where i'm staying- i just bot a small bungalow near ACS cos i think prime landed is very undervalued. can still get 1000psf+ and abit more if it is new, almost 40-50% cheaper than equiv condo of the same size.

  16. #76
    Unregistered Guest

    Thumbs up Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by Unregistered
    But if you were to buy The Coast and it goes up to 2500psf, don't you think Residences@Evelyn would reach that price by then. I mean sometimes we could only be making the agents and govt richer (commission & stamp duty). Some projects may lah for a short while but ultimately all well located projects are moving up together in this bullish market.
    So it may pay to remain vested in one project especially if it is well located until your gut feel tells you to get out for good.

    I believe the Govt just made $5 billion dollar just from 3% stamp duty.

    Imagine how much the Govt make from yearly residences tax + sales of land. $ Billions!!

    Not only that, they just raised the GST by 2 %.
    So, if the 2 IRs have to buy constrution materials in Singapore of a total of $2-3 billion dollars, a 2% increase is huge earning just from the IRs.

    Not only that, the biggest and unrealized profit for the govt is:

    The building of luxury condos(which we know so many today) may have to purchase a lot of things in Singapore, ie Glasses, expensive kitchen cabinets, tiles, marbles and so many other things you name it and imagine how much the Govt made by increasing the 2% GST??? $Billions

    $ BILLIONS BILLIONS BILLIONS

  17. #77
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    yes transaction cost is a factor but by selling evelyn ($3M investment) I can roll the $1M profit as downpayment to buy Coast($5M investment) so my investment amt wld hv increased. So even if both Newton and Sentosa increases at the same rate, my absolute profit would be bigger. Of course this is taking bigger risk.

    also i think sentosa would outperform Newton. Once all the plots hv been sold and the demand is still great, we dont need to be an economist to know what will happen to price. I think when all projects TOP, Sentosa should be 90% of Orchard prices. So if my forecast for Orchard is 7k psf, Sentosa shld be 6.3Kpsf given it a 300% upside compared to Orchard's 200% upside from current levels.

    Now, I havent bought yet so pls dont go push up the price there ok?

  18. #78
    Unregistered Guest

    Talking Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    yes transaction cost is a factor but by selling evelyn ($3M investment) I can roll the $1M profit as downpayment to buy Coast($5M investment) so my investment amt wld hv increased. So even if both Newton and Sentosa increases at the same rate, my absolute profit would be bigger. Of course this is taking bigger risk.

    also i think sentosa would outperform Newton. Once all the plots hv been sold and the demand is still great, we dont need to be an economist to know what will happen to price. I think when all projects TOP, Sentosa should be 90% of Orchard prices. So if my forecast for Orchard is 7k psf, Sentosa shld be 6.3Kpsf given it a 300% upside compared to Orchard's 200% upside from current levels.

    Now, I havent bought yet so pls dont go push up the price there ok?
    Why not buy ---> http://www.singaporeexpats.com/singa...y-the-cove.htm

    It is the most affordable in sentosa cove. Only cost $1400 subsale.

    Saw an add you can try this one. Its a steal at $1400 penthouse unit.--->

    OCEAN RD, THE BERTH BY THE COVE, 4 Rm, The Berth By the Cove 4-rm/ penthse $1450 psf+ Ocean & Waterway View Pls Call 98800180

    You better hurry or I will be the one who is going to steal this one and push up the price.

  19. #79
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    haha, thanks evelyn owner, u r like a defacto guru now.Appreciate yr views. .Anyway, how much is a small bungalow cost now in the vicinity of chancery ? Pls alert me when there is gd deal there ! Were u in the previous ppty boom cycle ?

    quick check, the stack of PI next to the drain facing istana considered bad deal ??


    wat i dont understand is that if MM doesnt want the rent to shoot up but the sale of condo price skyrocketed, ultimately we hv no yield to talk abt but jus capital appreciation and at the end of the dy, who is going to keep buying condo at 3, 4 mio for a start in the prime areas?

  20. #80
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    i dont think govt can control rents. govt can control price by increasing supply,taxes and indirectly, rents as prices-rents are directly related. becos so many units are being torn down, rents are bound to rise as more foreigners come to singapore to catch the booming economy.typical supply crunch.

    I wld not buy PI facing drain if i can help it.

    a small bungalow(4500-5500 sq ft) fr trevose to chancery stretch costs around $6-7m if new and $5m+ if old.

    i had just graduated in the last cycle so couldnt afford to buy anything (thankfully),many people who got caught last cycle are still not in this cycle leaving it to new suckers like me

    in the words of warren buffett: "there are old fools and there are new fools, just dont be a regular fool"

  21. #81
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    a small bungalow(4500-5500 sq ft) fr trevose to chancery stretch costs around $6-7m if new and $5m+ if old.
    You mean land area 4500-5500 sq ft? Is that cheap or expensive? What is the height restriction placed on the Trevose to Chancery stretch? I believe 3 storeys not possible? So have to maximise plot ratio by building right up to the setback limit?

  22. #82
    Unregistered Guest

    Smile Re: Residences @ Evelyn (D11, Freehold, CDL)

    Hi evelyn owner. jus curious . How u manage to buy a bungalow and hvg so much capital for yr investm having graduated 10 yrs ago. i reckon u r in yr late thirties which is my age too and i am still struggling with my first mortgage for my first tiny condo !! Any tips is welcome !!

  23. #83
    evelyn owner Guest

    Talking Re: Residences @ Evelyn (D11, Freehold, CDL)

    wah what happend to this website? was shut down for a few days.

    oh my industry pays very well so had the cash flow to finance the properties. to tell u honestly i only has $400K cash to invest 2 yrs ago. took 90% loan for $4m worth of properties, which rose 50%.

    eg
    $400K cash to buy $4m property
    price went up 50% to $6M
    cashed out. took $2M profit to buy $10M worth of properties.

    It's very high risk and i dont recommend doing at this stage of the mkt. Well maybe for 1-2 more yrs can. (fingers crossed)

  24. #84
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by evelyn owner
    wah what happend to this website? was shut down for a few days.

    oh my industry pays very well so had the cash flow to finance the properties. to tell u honestly i only has $400K cash to invest 2 yrs ago. took 90% loan for $4m worth of properties, which rose 50%.

    eg
    $400K cash to buy $4m property
    price went up 50% to $6M
    cashed out. took $2M profit to buy $10M worth of properties.

    It's very high risk and i dont recommend doing at this stage of the mkt. Well maybe for 1-2 more yrs can. (fingers crossed)
    But to get a loan of 8 million your income must be super high(70-80k per month?).

  25. #85
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by Unregistered
    But to get a loan of 8 million your income must be super high(70-80k per month?).

    Of course lah.Ministerial calibre.

  26. #86
    Unregistered Guest

    Thumbs up Re: Residences @ Evelyn (D11, Freehold, CDL)

    Quote Originally Posted by Unregistered
    But to get a loan of 8 million your income must be super high(70-80k per month?).
    Well, I guess evelyn owner made a right move at a right time.

    Actually you can borrow from the bank for 20-30 years so that the monthly payment will be more affordable.

    I had a friend who bought The anchorage and borrowed from the bank for 20 yrs.

    Guess what, He rented out the apt and the monthly rent is enough to pay for the bank.
    what is even luckier is this fellow bought it at $600 psf and know the price is $1000 psf.

    Well I guess if you want to make big bucks you must have the courage and evelyn owner just did it.

    The $400k is now became $3.5m.

  27. #87
    evelyn owner Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    my income not so high la. abt $60k/mth. def not ministerial.
    i just hope that with $10m exposure i can make 50% ie another $5m. my target is $10m profit this cycle so i can retire by 40. heh. i dont want to ride it to the end cos this super high leverage can kill.

    timing is crucial. i think you can make 50% from sentosa from here within the next 6-12mths. marina bay has enuf land supply for 30 yrs.orchard is quite difficult from here within 12 mths and bkt timah has just gone up. i dare not punt the outlying areas like rochester/east coast cos i believe this is a foreign led rally while the suburban areas are not in the foreign radar. but who knows, there may be spillover like at rochester/meyer. i'm not smart enuf to know where the rainbow ends.

    yes. stretch yr loan to max tenure and go for no penalty scheme. there are also banks offering interest only loan. actually if u take 70% loan, some banks dont look at your debt servicing/income ratio. another thing, i dont use CPF to pay for housing cos that is my rainy day piggy bank just in case i cant pay cash due to job loss/disability/property crash/etc. with $300K cash it can service my loans for about 1 yr so i can avoid bankruptcy.

  28. #88
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    Is this all for real or just some mouth watering stories......

  29. #89
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    where is the gd place to put money now if want to flip ?? With every tom, dick and harry buying everything,the good buys are almost gone.

    I was talking to an indonesian who has the same tactic as evelyn owner, he put $1m+ worth of deferred payment in Pk infinia, cuscadian royale, cairnhill residence and ritz residence last tyr. Having sold all except PI for ownstay, he told me not only is PI free, he still has a cool 1-2 mio as profit in the bank! He was saying that SIngaporean not only kia si, kia su, now kia bo (scared dont have) and buying all the expensive ppty from the indon who r downloading them now hving earned $1 m per ppty.

    which ppty in RV, Newton , cairhill respectively are considered gd buy tt will substain no matter wat the economy?

  30. #90
    Unregistered Guest

    Default Re: Residences @ Evelyn (D11, Freehold, CDL)

    I believe him.

    I have friends earning that salary in IBs. I also have friends earning that amount in law firms. They are all only 30+ years old, driving Porsches, wearing $100k watches, etc. They don't work on Wall Street, but in HK and Singapore. Those working on Wall Street have that bulge bracket salary multiplied 3 times. People in the know will know what I am talking about.

    The difference between evelyn owner and my friends, is that he makes property investments. My friends are not interested in property investment, preferring to buy property to stay (ie:- only 1 property) and spend their money on holidays, $20k handbags and gourmet restaurants.

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