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Thread: Emerald Gardens - your view

  1. #21

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    Quote Originally Posted by gfoo
    it's going for about $1300psf right?

    i think it's better living than icon simply coz there's much better food and entertainment all around you but it's different than the rest as it's considered outside of CBD, more chinatown than CBD.

    you can't compare it to the sail or mbr - very different type of living, which nobody knows how it's gonna turn out until the IR, MBFC, CLP and Gardens is built. Will it be Central Park NY, Manhattan, or Las Vegas living? no one knows now.
    You can't compare Emerald to Icon. Icon is a dead town during weekends. Sail and MBR is about work, life and play(gamble).


    'I believe you're going to see a transformation in Singapore. It'll be the most vibrant lively city in this part of the world. And I believe in the next five years, we'll see it evolve.'

    Says MM Lee,
    July 8, 2007

  2. #22
    Join Date
    Nov 2008
    Posts
    253

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    Quote Originally Posted by lyn
    I dun agree the land value of regalia, urbana and EG same as amber...amber should be lower... any others have feedback?

    More or less, I am decided on emerald garden. House hunting really tiring.

    Urbana too expensive abt 1300-1400 psf...
    Regalia odd shape and not cheap...about 1000psf... Also regalia units i saw requires massive reno and noisy/dusty from the road esp those at cross junction.
    Emerald Garden has the convinence of upcoming MRT and it's quiet...went there in the evening and i like the feel ard club street. agree it's 999 vs the other 2 FH...but 999 still long long way. so did not factor this as a consideration.

    Any other view welcome
    To clarify Land value of Urbana similar to Regalia. Both higher than Emerald Gdns. Emerald Gdns land value similar to Amber. If MRT comes into play, EG is more covenient.

  3. #23

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    How to u conclude that Regalia and Urbana LV is the same and EG similiar to Amber...?

    Quote Originally Posted by jc
    To clarify Land value of Urbana similar to Regalia. Both higher than Emerald Gdns. Emerald Gdns land value similar to Amber. If MRT comes into play, EG is more covenient.

  4. #24

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    <deleted post>

  5. #25

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    Quote Originally Posted by lyn
    Hi,

    I'm looking to find a condo in town, for own stay and capital appreciation. Was looking at emerald gardens. Any view? Agents told me that this is the only 999 condo in District 1. and with the new cross street MRT, it's only 1 stop away from MFC and 2 stops from IR. Do you think it's a better buy than the Sail, the icon which is 99yrs? What's a price you guys think is a good entry price?

    any views welcome. Thanks.
    So did you buy?
    I went to view the property recently and I think it is a hidden gem. A value buy compared to its 2 neighbours. It is located within walking distance to 3 MRT stations (Raffles, Chinatown and Cross Street) covering almost all the major lines. Although the property is a bit old but it has a special charm and resort feel when you enter the development.

  6. #26

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    Quote Originally Posted by durian
    So did you buy?
    I went to view the property recently and I think it is a hidden gem. A value buy compared to its 2 neighbours. It is located within walking distance to 3 MRT stations (Raffles, Chinatown and Cross Street) covering almost all the major lines. Although the property is a bit old but it has a special charm and resort feel when you enter the development.

    yes. I love the place. It's 10 years old but quite well maintain. Not too old. anyway location is what matters. Some friends are now aware of this place and also looking for units there. Not many people know of this place unlike Sail or MBR or Icon as they has much more units and more agents marketing.

  7. #27

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    Quote Originally Posted by lyn
    yes. I love the place. It's 10 years old but quite well maintain. Not too old. anyway location is what matters. Some friends are now aware of this place and also looking for units there. Not many people know of this place unlike Sail or MBR or Icon as they has much more units and more agents marketing.
    So which one of you'll offered for the 2 bedroom that's advertised last Sat? Arrange for viewing but was told someone made and offer liao.

  8. #28

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    Quote Originally Posted by blackswan
    So which one of you'll offered for the 2 bedroom that's advertised last Sat? Arrange for viewing but was told someone made and offer liao.
    i was not aware of sat 2bdrm ad so not sure which one u refering to. Friends are also looking for 2bdrm are they think the bigger ones harder to rent cos families maynot want to stay around there since there is no schools. 2bdrm seems more popular.

  9. #29
    Join Date
    Mar 2009
    Posts
    10,738

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    I will avoid Urbana and all the properties within 500m of that SingTel Commcentre tower. (Scare of the too strong radio transmission)...

    Quote Originally Posted by 爱屋及乌
    How to u conclude that Regalia and Urbana LV is the same and EG similiar to Amber...?

  10. #30

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    Quote Originally Posted by blackswan
    So which one of you'll offered for the 2 bedroom that's advertised last Sat? Arrange for viewing but was told someone made and offer liao.
    I called up too. The agent told me it's a flipping option. I wanted to view but someone had already offered without viewing. Damn sian loh. Quite a good buy for me.

  11. #31

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    Quote Originally Posted by Property_Owner
    I called up too. The agent told me it's a flipping option. I wanted to view but someone had already offered without viewing. Damn sian loh. Quite a good buy for me.
    The question that keeps ringing in my mind is "Why don't the agent let me do the viewing (since the unit is vacant), as how come he know that I will not offer higher?"

    But guess he must have work on the unit for quite some time so dun screw up the deal since its done.

  12. #32

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    Quote Originally Posted by blackswan
    The question that keeps ringing in my mind is "Why don't the agent let me do the viewing (since the unit is vacant), as how come he know that I will not offer higher?"

    But guess he must have work on the unit for quite some time so dun screw up the deal since its done.
    I also damn piss off as it is well within my budget. You know me, I dun give those offer that can't close. If the price is reasonable and i like the unit, why not! Knn, miss a good buy.

    Guess what you said is true. Maybe unit already under negotiation and sellers is willing to accept the offer so agent dun want to give a higher offer which will make the seller greedy.

  13. #33

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    Quote Originally Posted by Property_Owner
    I also damn piss off as it is well within my budget. You know me, I dun give those offer that can't close. If the price is reasonable and i like the unit, why not! Knn, miss a good buy.

    Guess what you said is true. Maybe unit already under negotiation and sellers is willing to accept the offer so agent dun want to give a higher offer which will make the seller greedy.
    Dun need to piss off. If not wrong, over the weekend, at least 4 -5 advert on EG, one 4 bedder, one 3 bedder and three 2 bedder I think.
    Time for me to move on.

  14. #34

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    Quote Originally Posted by blackswan
    Dun need to piss off. If not wrong, over the weekend, at least 4 -5 advert on EG, one 4 bedder, one 3 bedder and three 2 bedder I think.
    Time for me to move on.
    How much is the option selling at? me new to property. surprised that people can flip option at this time....Also what is a fair price for this project?

  15. #35

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    Below is extracted from propertyguru.com. Like Real!

    S$ 1,430,000 Negotiable | 2 beds | 2 baths
    1,171 sqft / 109 sqm | S$ 1221.18 psf (built-in)
    EMERALD GARDENS!! CHEAPEST!!! 2+1 FOR $1220PSF. HIGH FLOOR

    Hi, I have a nice and spacious 2+1 unit for sale at Emerald Gardens. High floor. $1220 psf - Cheapest PSF at Emerald Garden. Similar units are asking around $1350 psf so grab a fantastic bargain deal today. Condo facilities. High capital and rental yield. Cheapest freehold property in district of this type. Best location. Call now for viewing as sure to go off fast

    Please call Priya on 91067234 to arrange viewing asap.
    We also specialise in and have many other units at Emerald Gardens. Please call now for more info.


    BEST SERVICE FOR BUYERS & SELLERS!!!
    Hi Buyers & Sellers. We specialise in sales of private residential units within the central/city regions of Singapore including Tanjong Rhu area. Many ready buyers urgently looking for units. 100% satisfaction guaranteed. We provide top service and your interests are our No. 1 priority. We will negotiate the best price for you!

    Your Friendly Agent,
    Agent Priya
    HP: 9106 7234
    Email: sgbestrealestate@gmail.com

  16. #36

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    called the agent up....wrong posting...it's asking 1420 psf...she say it's a partial pool view unit....I dun really like pool view unit...prefer those looking out, more windy. Pool unit can be have a suffocating feel.

  17. #37

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    Agent liar.
    Easiest way to attract buyers.
    Don't think she typed wrong, see her wording.

    "High floor. $1220 psf - Cheapest PSF at Emerald Garden. Similar units are asking around $1350 psf so grab a fantastic bargain deal today."


    Emerald Garden very few transactions.

    No buyer or No seller ?

    A hidden gem, the only 999 residential in Raffles Place ( D1 not China town ).
    High Enbloc potential at 3.5 plot ratio and 108k sf site and just nice 10 years old this month.

  18. #38

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    Quote Originally Posted by NTG
    Agent liar.
    Easiest way to attract buyers.
    Don't think she typed wrong, see her wording.

    "High floor. $1220 psf - Cheapest PSF at Emerald Garden. Similar units are asking around $1350 psf so grab a fantastic bargain deal today."


    Emerald Garden very few transactions.

    No buyer or No seller ?

    A hidden gem, the only 999 residential in Raffles Place ( D1 not China town ).
    High Enbloc potential at 3.5 plot ratio and 108k sf site and just nice 10 years old this month.
    Yes a hidden gem... just that a bit late now as the prices has gone up pretty fast... getting hot... no done deals as it may not be attractive at this price if enblock is unsuccessful. But again.. willing buyer, willing seller

    There is another FH the Arris near to it (District 2).

  19. #39

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    Arris surrounded by HDB and small site. Not attractive.

    Emerald Garden two levels of basement car park.
    Very few car parked there ( under utilized )
    Most owners are investors.
    Easy to enbloc.
    108,000 sf * 3.5
    = 378,000 psf
    = 378 units of 1000sf 2 bedder
    = 630 units of 600sf studio

    Sail, One Shenton, Marina Bay Residences as price reference.
    Developer easily sell at $1800 psf onward.

  20. #40

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    Went to view this project a month and a half ago.
    Like that area thoroughly. Just that the cpompound is too small for my 2 kids to really run around (have to say the pool is really small).

    The ceiling is also not as high as those new launches in the last couple of years.

    But one very good thing going for it is that the quoted square feet is really that as there are no bay window, planters or huge balcony (in fact only certain unite have it).

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