Suites @ Guillemard (D15, Freehold, OXLEY LAND PTE LTD)

[jc]

I personally believe that the 2 developments that benefited from Suites@Guillemard success are:
1. Esta Ruby (being the closest to Paya Lebar MRT and a high-rise condo).
2. The Amarelle (the next closest to Paya Lebar MRT).

Not necessarily so. The sucessful sale of high px mickey mouse units in a small project does not imply surrounding project pxs will "fly" as well to match.

[jc]

What do you think of the Waterina and Sunnyspring then?

Close proximity but Waterina/ Sunnyspring is in a different locality vs Suites. Just like we can't compare Rivergate to Martin Place Residences. Both close proximity but in different locality of River Valley.

[Reporter]

Not necessarily so. The sucessful sale of high px mickey mouse units in a small project does not imply surrounding project pxs will "fly" as well to match.

I believe the surrounding condos (especially the mentioned 2) will "fly" but not match Suites @ Guillemard.
For example, if S @ G can sell at $1,300-1,400, then surely the 2 can sell at $1,100-1,200.

[jc]

I believe the surrounding condos (especially the mentioned 2) will "fly" but not match Suites @ Guillemard.
For example, if S @ G can sell at $1,300-1,400, then surely the 2 can sell at $1,100-1,200.

Maybe true only when the nearby 2 projects are also small project (ok they are not large project either) micky mouse units. It is the quantum that buyer can afford.

[Regulators]

these days buyers look at quantum even though the psf is ridiculous. Paying $4xx-5xxk for a tiny little hole across the road from the red light belt is as ridiculous as paying $1200psf for Ang Mo Kio.

[mcmlxxvi]

cant compare like that. paya lebar has significant growth potential. not amk.

[Reporter]

cant compare like that. paya lebar has significant growth potential. not amk.

You mean like the below-mentioned kind of growth?

Published May 24, 2008

DRAFT MASTER PLAN 2008

Spotlight falls on Paya Lebar Central as suburban star

By EMILYN YAP



Paya Lebar Central is set to become the next suburban commercial hub under the Urban Redevelopment Authority's (URA) Draft Master Plan. And if market observers are right, the area may emerge as the newest hot spot for backroom operations and small and medium enterprises (SME).

Unveiled by Minister for National Development Mah Bow Tan yesterday, the 2008 Draft Master Plan is an elaborate land use guide for Singapore in the next 10 to 15 years. To sustain economic growth and bring jobs closer to homes, the plan carves out Paya Lebar Central, Kallang Riverside and Jurong Lake District as the latest commercial and mixed-use hubs.

Paya Lebar Central will stand out as a commercial node with a unique cultural identity. The URA will set aside 12 hectares of land with about 5.32 million square feet of commercial floor space for development. Of this, office space will take up 3.16 million sq ft, while hotel and retail spaces will occupy another 2.15 million sq ft.

For new growth areas such as Paya Lebar, plot ratios may increase, said Mr Mah, who spoke to reporters after the launch of the Plan.

In terms of connectivity, Paya Lebar Central is a 10-minute drive from the Central Business District (CBD) and is linked to major expressways and roads. Come 2010, the area will become more accessible when the new Paya Lebar MRT interchange station for the Circle and East-West lines opens.

There are also plans to re-align a stretch of the Geylang River so that it runs through new commercial developments along Tanjong Katong Road. The riverbanks will be ideal for office, retail and hotel developments.

Real estate experts believe that Paya Lebar Central's proximity to town may draw backroom operations from banks and multinational corporations.

'Just six MRT stations from Raffles Place, Paya Lebar Central may be even more attractive ... compared with the Tampines Regional Centre or the Changi Business Park,' observed director of marketing and business development at Savills Singapore Ku Swee Yong.

Sharing this view was Colliers International's director of research and advisory Tay Huey Ying. Ms Tay also noted that 'Paya Lebar Central will be a suitable commercial hub for SMEs, especially for those which support light industries in the area'.

For these SMEs, deputy managing director of Knight Frank Danny Yeo said: 'Rental rates in the CBD may be too high, and some have set up offices in industrial buildings instead. Hence, the creation of a commercial hub at Paya Lebar Central will be helpful.'

According to Mr Yeo, office rents in the Paya Lebar region range broadly from $6 to $8 per sq ft per month currently. A Jones Lang LaSalle report in April noted that the CBD core Grade A gross effective office rent stood at $17.35 per sq ft per month in the first quarter.

Mr Mah reassured those who were worried about a potential excess of office space from the upcoming hubs. 'We can set land aside but it is the private investor who will make the final decision,' he said.

He also did not think there would be an oversupply of office space in the foreseeable future, up to 2010 or 2011. 'Based on projections ... we expect that all the supply that we have already put in place will be taken up.'

Beyond its business appeal, Paya Lebar Central will also charm with its distinctive Malay character. A new pedestrian mall will be created along Geylang Road to provide more space for stalls during the annual Hari Raya bazaar. The new Geylang Serai Market will also add to the local heritage when it is ready in 2009.

Next to the market, a new civic centre and plaza will become focal points for community facilities such as a library, and for events such as bazaars.

To make it easier for workers and shoppers to get around Paya Lebar Central, there will be more covered walkways, underground paths and overhead bridges in the area.

With upcoming commercial and cultural activities in Paya Lebar Central, market observers expect to see three- to four-star hotels coming up to cater to mid-tier tourists and business travellers. URA estimates that the area can accommodate 1,400 hotel rooms.

[Reporter]

WOW!

$1450 psf at Geylang and sold out within 90 minutes!!!

I think the Singapore property market is on the verge of a very huge revolution.

The HongKong-nisation of Singapore has begun!

From now on developers will likely launch lots of very small, very high psf, but very "affordable" apartments.

Which means that the psf land price in Singapore is going to experience a structural change ...

Err ... the $1,450 psf new record seems no biggie now leh.

It's not even half of Seven Palms' record lah.

Seven Palms smashes price records at Sentosa Cove
SC Global sells units at $3,100-$3,400 psf at the exclusive 4-storey project
The Business Times
Wednesday, 7 October 2009

Upmarket developer SC Global Developments is said to have sold 6 units at its Seven Palms at Sentosa Cove condo at between $3,100 psf and $3,400 psf – record prices for the upscale waterfront housing district.

On a lump-sum basis, the three and four-bedroom units were sold at about $9 million to $15 million each.

All units in the four-storey development will face either Tanjong Beach next door, or the sea or the Tanjong Golf Course at the Sentosa Golf Club.

Singaporeans are understood to have picked up 2 of the 6 units sold recently, with Singapore permanent residents buying the other 4.

Market watchers reckon SC Global is probably looking at a project-average price of about $3,500 psf for Seven Palms at Sentosa Cove. The condo will comprise just 41 units.

Standard apartment sizes range from about 2,750 sqft to 6,500 sqft.

BT understands that the biggest unit in the 99-year-leasehold project, an 8,000-sq-ft penthouse, has a price tag of about $25 million to $30 million.

Prior to this, the highest median price achieved by a developer of a Sentosa Cove condo was $2,734 psf seen at Lippo Group’s Marina Collection, which was released in late 2007.

The highest price fetched for a unit in that development was $2,917 psf, for a fourth-floor unit that sold for just over $9.8 million in December 2007.

Property consultants were generally not surprised at the record price achieved for Seven Palms, given the project’s unique positioning.

‘This will be the only condo on Sentosa Cove with direct access to a beach. And SC Global has established a track record of being able to command a premium to the market for its project,’ said CB Richard Ellis executive director (residential) Joseph Tan.

‘We’re seeing big-ticket transactions coming back to the market. For example, there are more of the $4.5 million to $12 million per apartment deals again as the bottom-up property recovery spreads to the luxury residential sector,’ he added.

Seven Palms is designed by Kerry Hill Architects, which has designed many of the Aman resorts.

SC Global clinched the 113,797-sq-ft plot, which was marketed as the Beachfront Collection, at a tender conducted by Sentosa Cove Pte Ltd (SCPL) and which closed in July 2007.

Its top bid of $268.3 million worked out to nearly $1,800 psf per plot ratio. Assuming a breakeven cost of about $2,400 psf, SC Global’s pre-tax profit from the development would be more than $170 million.

The plot has a 1.31 plot ratio (ratio of maximum potential gross floor area to land area) and a four-storey height limit. The maximum number of apartments allowed by SCPL – the district’s master planner – is 88 units.
However, SC Global has opted to build less than half that number, but with bigger units.

All penthouses and ground-floor apartments come with their own swimming pool and each unit in the project has a private lift. Housing in the immediate neighbourhood is bungalows.

[mcmlxxvi]

You mean like the below-mentioned kind of growth?

Right on, Reporter!

[mcmlxxvi]

Err ... the $1,450 psf new record seems no biggie now leh.

It's not even half of Seven Palms' record lah.

So after 1 tree hill, 100 trees, 7 palms, what next?

17 coconuts? Or 70 nuts.

[Property_Owner]

Good mah. This place so near city but not expensive. Lots of eateries plus MASSAGE parlour nearby if you need to relax. Or can 'S'exersise if too stress

[Acer]

OMG ,
This small mickey mouse house also hv baywindow and planter box

effectively usable space is much smaller

[Reporter]

So after 1 tree hill, 100 trees, 7 palms, what next?

17 coconuts? Or 70 nuts.

70 nuts?
Err ... the name like not so rite leh.

Nuts do come in pairs rite?

Let's take an example of say City Plaza (at 810 Geyland Road) being enbloced and redeveloped.
The name might read "35 Pairs O' Nuts @ Geyland".

[mcmlxxvi]

...

[Reporter]

面积不到500平方英尺 迷你公寓销量今年创纪录
吴慧敏
联合早报
星期三, 7-9-2009

越小的单位越好卖。今年来小型单位公寓在本地楼市掀起一阵抢购热潮，截至9月份发展商已经卖出了412个面积不到500平方英尺的“迷你”单位，打破历来最高水平。


世邦魏理仕（CB Richard Ellis）的数字显示，1995年整个市场只有一个面积小于500平方英尺的单位成交。但随着楼价的攀升，人们对小型单位的接受程度也逐渐提高，到了2006年，已有171个迷你单位成功在这年内找到买家。

过去四年，迷你单位的成交量逐年升高。2007年楼市进入高峰期，迷你单位的成交量也跃增60％至275个单位。到了2008年，楼市虽然陷入低潮时，整个市场成交的新私宅单位由超过1万个单位剧跌至4264个，但迷你单位的成交量仍然逆流而上，达到299个。

今年虽然还有三个月才结束，但迷你单位的成交量已经再攀高峰，达到412个。至于面积介于500至800平方英尺的小型单位，成交量也高达908个。

房地产交易活跃 迷你单位销售火热

世邦魏理仕执行董事李晓和说：“过去几个月的交易异常活跃，其中一大部分的销售热度来自这些迷你单位。发展商虽然在2009年推出更多迷你单位，但它们往往都在推出的极短时间内被买家抢购一空。”

例如今年二月推出的Alexis，尺价虽然不低（约1100元），但仍然在当时淡市中卖个满堂红。这个项目的多数单位，面积都偏小，介于400平方尺（一卧房）至650平方尺（二卧房）之间，售价介于45万到65万元。

Alexis的销售报捷马上吸引了一些发展商跟风，纷纷改换设计图，将原本较大的单位改成较小面积。例如力宝集团的经禧路公寓The Laurels原本计划建造145个单位，但后来却改成290个较小的单位。

据了解，新加坡置地的Trizon原本也只是计划建造190个单位，但最近推出时却已经改为289个单位。

上个星期，位于芽笼的Suites @ Guillemard，也在推出的第一天就火速卖出80％的单位。这个项目最大的卖点是，最小的单位只有258平方英尺，也就是大约六张半乒乓桌大小，相信是本地至今最小的公寓单位。

虽然这些单位的尺价高达1288元至1450元，但由于单位价介于38万元至55万元，容易负担，所以很快就被买家扫光。这个价位也突破了芽笼一带所有项目的尺价，几乎可以媲美纽顿一带的水平。

李晓和指出，最近推出的一些新项目，甚至将顶层豪宅（penthouse）的面积设计得只有800至1200平方英尺，跟一般家庭式单位差不多，而不是传统的超大面积。

对于这样的一个潮流是否可以持久，李晓和语带保留：“一旦这些项目完工，原本打算买来自住的人得考虑他们是否能够在这种较小型的单位住得习惯？”

“至于那些买来投资的人，也必须想想，谁会向他们租用这些房子？虽然有些单身的外籍专业人士或者单身的本地雅皮士可能觉得这种房子符合他们的生活方式，不过这类族群的人数是否足够填满这类单位，至今还是个未知数。”

自1995年来，发展商已经卖出了1306个面积小于500平方英尺的迷你单位。至于面积介于500至800平方英尺的小型单位，过去十四年来则总共卖出了6193个。

[mcmlxxvi]

Think of it like renting a room, without owner, which is livable, then you will see the beauty of the place.

I doubt this can hit 2k though. For the 258sf unit, most likely only 1500-1600pm. Some run-down eons old private walkup studio in TK without any facility already asking 1000-1200. And most studios anywhere (old apartments) is 1000-1400pm anyway. Master bedrooms in City Square are going for 1200 - in view of the full condo facilities, but no privacy as it's just a room.

[wqmai]

Think of it like renting a room, without owner, which is livable, then you will see the beauty of the place.

But location not that fantastic. Esta Ruby seems a better location. Whether for individual or a couple, I believe that 500 sq ft is acceptable. 258 sq ft is a bit unbearable unless its for temporary stay of a few months. But maybe one day, all our house would be like Japan, Hongkong. 258 sq ft is a norm then no one would say 258 sq ft is too small. It become acceptable.

[Reporter]

But location not that fantastic. Esta Ruby seems a better location. Whether for individual or a couple, I believe that 500 sq ft is acceptable. 258 sq ft is a bit unbearable unless its for temporary stay of a few months. But maybe one day, all our house would be like Japan, Hongkong. 258 sq ft is a norm then no one would say 258 sq ft is too small. It become acceptable.

Are they selling Esta Ruby?
How come I don't see any advertisement in the newspapers?
No money to advertise?

[wqmai]

Are they selling Esta Ruby?
How come I don't see any advertisement in the newspapers?
No money to advertise?

I think Esta Ruby is fully sold liao. Not sure whether TOP already or maybe next yr. Mainly sold in Dec 07 at around min $1050 psf.

[mcmlxxvi]

Project Name
Street Name
Developer
Property Type
Locality
Total Number of Units in Project Cumulative Units Launched to-date Cumulative Units Sold to-date Cumulative Units Launched but Unsold Units Launched in the Month Units Sold in the Month Median Price
($psf) in the Month Number Sold By Price Range Lowest Price ($psf) in the Month Highest Price ($psf) in the Month
Suites @ Guillemard Lim Ah Woo Road Oxley Land Pte Ltd Non-Landed RCR 72 72 6 66 72 6 1,247 1,201 1,295

[Reporter]

WOW!

$1450 psf at Geylang and sold out within 90 minutes!!!

I think the Singapore property market is on the verge of a very huge revolution.

The HongKong-nisation of Singapore has begun!

From now on developers will likely launch lots of very small, very high psf, but very "affordable" apartments.

Which means that the psf land price in Singapore is going to experience a structural change ...

We have all been conned.

It ain't $1,450 psf. It's $1,514 psf!

My goodness! This D14-RCR Mickeymousation has just put all CCR to shame!

Private Residential Units Sold in the Month of October 2009

Project Name ........ Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Suites @ Guillemard . RCR ........ 72 ............................ 66 .............................. 1,514 ........... 1,234 ............. 896

[mcmlxxvi]

Yep, little wonder then why MM apts in the more 'atas' D15 Telok Kurau area all asking 1300-1400+psf... including Prestige Lofts, The Cotz, etc...

[mcmlxxvi]

Finally, the record smallest MM on subsale. Lets see if and how much it gets sold for, if ever... http://www.propertyguru.com.sg/listi...tes-guillemard

[marktkt22]

Psf crazy,
oxley should built dog house ....pet house, instead

[mcmlxxvi]

Huat ahhhhhhh

Guillemard camp set for redevelopment
By Lip Kwok Wai | Posted: 18 February 2013 2003 hrs


Click to enlarge Photos of






inShare
4

SINGAPORE: Guillemard camp is set for redevelopment, after sitting vacant for almost ten years.

The camp has remained empty ever since the military moved out in 2003.

Currently, ownership of the land is split between the Ministry of Defence and the Singapore Land Authority.

There have been plans by URA - under its Master Plan 2008 - to redevelop the 10-hectare site for housing, but a fixed date hasn't been set.

To construct the MRT Circle Line, part of the Old Airport Road has already been closed, and cars have been passing through Guillemard Camp as a detour.

Analysts said it's time to convert the land - which is in a prime location - especially in light of Singapore's land shortage.

Director of Koh International, Chris Koh said: "I must say it's a good site, centrally located, not far from the city via Nicoll Highway, and also near to the Geylang, Kallang area.

"We should use it especially now, when housing is an issue where we feel there is insufficient supply to meet the demand. Some people might ask, 'should SAF camps be located in such prime locations?'. That will put pressure on SAF to move to the outskirts."

- CNA/ck

[phantom_opera]

make money liao dog house or otherwise

2013-04-11 #XX-XX 441 1,659psf 2009-11-09 1,264 $174,195 1,249 8.3

[mcmlxxvi]

2013-07-08 SUITES @ GUILLEMARD 70 LIM AH WOO ROAD #XX-XX 15 FREEHOLD 323 597,000 1,849psf

Ah wooooooo!

[Zerz]

2013-07-08 SUITES @ GUILLEMARD 70 LIM AH WOO ROAD #XX-XX 15 FREEHOLD 323 597,000 1,849psf

Ah wooooooo!

another freehold development @ Guillemard Road http://theguillemardsuites.com.sg/

[Areivir]

TOP achieve . Congrats all new owner

[clemdale24]

TOP achieve . Congrats all new owner

just wondering. is this really in D15?