I saw the caveats for Kembangan court and all around 700 psf. The new listing seems on the high side. Maybe enbloc going on?
Newbie
I saw the caveats for Kembangan court and all around 700 psf. The new listing seems on the high side. Maybe enbloc going on?
Junior
definately no enbloc going on yet. when.? i dont know.. haha.Originally Posted by propertychap
but for sure,valuation cant match.
Newbie
Did you check the valuation for that unit?
What is the valuation? Can counter offer at that valuation price?
Newbie
I am comparing Kembangan court with guillemard view.
Any opinion which is a better investment?
Newbie
Even want to get a unit at kembangan court also not easy as not many sellers.
Junior
valuation ard 460k-480k.. the owner refused to give in. nothing less 520k.
im damn pissed off bcos of
1) the agent wrong-information on 786sqft, shld be 732sqft.
2) the valuation cant match the selling price.
Junior
and this super cheap unit is not found on propertyguru.com.sg
u can call and ask the agent for the 828k, bank valuation.
i need to search back for better deals.. but i forgot which link,fxxk
Newbie
You mean from 828K to 520K?
Newbie
is that 520k unit still available?
Junior
no more lol.. if i buy i flip to u 720k.. cheaper than the 828k unit.
u ok,i ok..
Junior
http://www.propertyguru.com.sg/listi...embangan-court
@ propertychap:
Finally there are some pictures for the k.court.
this is the same unit i view that time,recongise the dinning table and display.
if you are keen,maybe you can take a look and pass the address to a valuer. probably give you the same answer, 732sqft.
from 520k, flipping at 828k.. see if you wanna bite. the masterbed room get direct NOON SUN. FYI
Last edited by jwong71; 19-01-11 at 20:40.
Newbie
I saw the caveat for that unit is 786 sqft. It is not 732 sqft as you said. I see there are 2 other caveats for Kembangan court, also around that psf. One of them is a big unit. If really enbloc, these people really make money. The location is so near MRT and freehold. Should be attractive to small developers?
Actually where can get 700 psf for a freehold near MRT apartment nowadays?
Junior
Banging on hopes of enbloc at this price? Ehhh I got frds shre bgt Neptune court at 1.2m below Val 1.4m. They were happy buying below valuation.
til date I think never see daylight. If the enbloc payout is just break-even cos of high purchase. If u bgt at 828k is abt 1.1k psf. Worth it?
developers enbloc and probably sell ard 1.4- 1.6k psf at max. Do ur sum
Newbie
I meant at 700 psf, is it worthwhile the bet for enbloc? for 1k psf, definitely no
Junior
yes 700psf. But the turn off is the noon sun as well. At that point I'm more concern to sell for profits. I love to sit on cash explore other opportunity
Newbie
With the current market sentiment, I would think if can get at 700 psf, sounds like a good deal. You reckon the seller would budge if I quote 750 psf to him?
Newbie
The valuation you got seems on the low side. I looked at the past caveats and seems like 700psf is the market price. looking at kembangan suites, the price seems to creep up to 1400 psf already before TOP. may reach 1600 psf upon TOP. that makes 700 psf sounds like a good deal, even though an older apartment but more spacious.
Junior
I had sound out the agent alrdy
highly impossible. No worries this owner got to hold til enbloc which can take many years to materialize it. And he may missed out cycles.
Investors be better off buying Kembangan suites than this at high price for rental. Not very attractive for tenants.
Newbie
Wonder why there are not many owners selling their units at KC?
Junior
either wan sell high and Val can't march. U can call up on the 828k check ur OWN banker for valuation.
Or owners wait for enbloc
Unless u dontmind pay high and get low rental.
Newbie
I checked the agent say rental is 2000. based on his buy price of 575k, rental yield is good for him 4.2%
Newbie
usually face noon sun will get lower valuation? most people dont like noon sun
Newbie
Actually with the new measures of 16% seller stamp duty, how to make quick money nowadays?
Exalted
aiyo...leme repeat again: ppty is a form of wealth accumulation and NOT for u to make quickie gains.....pls goto forex/stocks for a quickie
Newbie
Latest caveat #04-02 at $1241 psf. Its a record for the development. Its facing TK with unblock view if I am not wrong.
This is very good. $250 more psf for me to start selling.
Newbie
When is it going to TOP? Will the price go up closer to TOP? How much is the expected rental?
Will bring up the prices of neighbouring older apartments if price of KC goes up
Newbie
1) TOP in 2Q 2011. Just paid up to 60%. Waiting for TOP payment.
2) According to vested and bullish me, price will continue to rise towards TOP. Look at the amount of subsale for this development of 60+ units. Its incredible. If PI is a guide, then 1.5 to 1.6 k psf is achievable.
3) Rental yield is 4.5 to 5% for buyers now.
4) If you are talking about Kembangan Court or Plaza, then forget it. They will not move much despite KS moving. Its an irrational market out there. Who wants old(value buy) when there is something new and swanky(poor buy) down the road? Maybe its just my irrational thought.
东方
I think $1500psf is only possible for the highest unblocked smallest unit... and only after TOP. But highly likely considering the new launch at Lor Melayu expected 1400psf.
Senior
After KS has TOP, those who buy from current owners will find it difficult to sub-sale as KS will be considered an old condo by then unless they keep it unoccupied while waiting for price to increase further above stamp duties + other holding costs. Is this likely? Buy to rent maybe but they are subjecting themselves to interest rate increase.
Newbie
What was the launch price psf?
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