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Thread: The Aristo @ Amber (D15, FH)

  1. #931
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    Sorry for the delay as I am just back from Indonesia handling my client S&P for a unit at Meyer Road.

    Aristo will TOP in Sep or Oct the latest. This is just my guest but as I said i am not developer so I cannot confirm the actual date. In anycase this project needs to TOP latest by December 2013 - thats the final TOP deadline.

    Honestly this project is a beautiful project. I am not trying to sell the units there as an agent but based on my honest opinion after seeing a unit there and the clubhouse. The furnishings are quality furnishings - they used Hansgrohe fittings, Raindance shower for the bathrooms, duravit fittings, Italian white/grey marble at living and dining, solid wood long strip flooring etc. The 100 year old conservation house fronting Aristo is Bidwell's one and only residential project in Singapore, with others being commercial like Raffles Hotel, Goodwood Park Hotel and National Theatre.

    In addition Aristo selling points are:

    (a) Singapore's few freehold sea fronting new condos. There arent many freehold new condos with seaview in Singapore. The only ones left now are Meyerise and the upcoming Amber Skye apart from Aristo. There are practically no more. The rest are 99 year leasehold condos. So this is itself a plus point and a niche market. You can hardly get a freehold condo with such a prime location coupled with sea view fronting.

    (b) New projects are asking at $2200psf on average. Aristo is still selling at a 30% discount despite the fact that Aristo has a better facing than units at The Cape, 16@Amber and Amber Skye.

    (c) The new ERL mrt line - Amber Station will be just behind Aristo. This will push up Aristo units once the announcement made in the next 6 months from now. This station will have 2 underground opening - one opening will be near the roundabout while the other one will be near parkway/Cote D Azur. Dont ask me how I know this info.

    (d) Amber Skye, the new project by China Sonangol Land, will be launched at at an average $2200-2500psf. The developer, which is cash rich has decided to postpone launch while resume with the construction of the condo. They dont need the $$$ to start construction. They rather wait for the ERL line announcement then they will launch/sell their units. What does this tell u ??? If u are smart u will know. And mind u, Amber Skye sea view is not as good as the units at Aristo.

    (e) Sea view is a plus plus plus point for sellers. Buyers are willing to pay a premium as much as $500psf more for higher floor units with seaview. Just look at Aalto transactions you will have an idea - the same size unit on the low floor can sell at $1600psf while another similar unit on the high floor at the same stack can sell at $2200psf. So the better your sea view, the more the $$$. The sea means luck and fortune not only better view.

    (f) Amber/Meyer will remain a jewel in the east and will soon be elevated as a prime district with the upcoming major plan for east coast - which includes the completion of the Marina Coastal Expressway, the new National Stadium in 2014, the ongoing F1 Grand Prix, the next plan for the 3rd casino/integrated entertainment complex near the Marina East (Fort Road) area being the last unspoilt beach land in Singapore once the new tender for casino/IR will start in 2017. Dont forget, the East coast park itself is undergoing a major transformation with the upcoming Parkland @ East Coast park completing in 2014, the Marine Cove (under renovation now) in 2015. This will make this location one of the best place in Singapore to live and entertain. So dont expect people who own units at Amber/Meyer to sell their units to you at a discount.

    (g) Marine Parade/Amber location being closed to all the good amenities - good schools (Tao Nan/Dunman/JCs etc), good shopping (Parkway/I12/Other new upcoming malls), good food (countless restaurants along the stretch of East Coast Road and East Coast beach), good transport (all major bus lines/ new mrt coming up which goes to town and to the airport in one stretch), good sports activities (the beach for cyclist/sea sports/joggers, and the stadium/Chinese swimming club (tennis/gym/pool/other sports activities).

    (h) Aristo 100 year old conservation house history is in itself an asset to the property - this project is Bidwell one and only residential project done during his lifetime. He is the renown architect for Raffles Hotel, Goodwood Park Hotel and National Theatre. The Butterfly House gate and main entrance is beautifully conserved to preserve the spirit of Amber Road while retaining the ambience of old blended with modern concept - the 4 units on every floor at the modern building typifies the shape of the butterfly wings/body while the conserve house is the head of the butterfly with the gate being the butterfly antennae spread over 2 sides.

    (i) To the Chinese, Aristo building has one of the best fengshui in this area. The open sea behind signifies fortune and unending good luck, the Chinese Swimming Club massive pools in front and the side signify further endless good luck, the greenery view at the side signifies longevity and good health. The design of the gate facing outwards (converging shape) signify the act of absorbing wealth from outside. This confirms the fact that the previous owners of Aristo (conserved house) were renowned businessman from the Jewish Cashin family to the reputable Lee clan. As such, owners of Aristo will also inherit this good fengshui energy.

  2. #932
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    TOP any moment now (within 1 month) as NOA for commissioning has just been issued.

    A1694-00045-2006-CN01CD-SS COMMISSIONING SUBMISSIONISSUE NOA FOR COMMISSIONING23/08/2013 16:40:56-

  3. #933
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    Quote Originally Posted by Shawn
    TOP any moment now (within 1 month) as NOA for commissioning has just been issued.

    A1694-00045-2006-CN01CD-SS COMMISSIONING SUBMISSIONISSUE NOA FOR COMMISSIONING23/08/2013 16:40:56-
    FINALLY!!!!!!!!!!!!!!!!

  4. #934
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    Quote Originally Posted by Shawn

    (c) The new ERL mrt line - Amber Station will be just behind Aristo. This will push up Aristo units once the announcement made in the next 6 months from now. This station will have 2 underground opening - one opening will be near the roundabout while the other one will be near parkway/Cote D Azur. Dont ask me how I know this info.

    I disagree with a few things u said, in particular this one.
    OPening near the roundabout? I dont see any land available for an opening to be near the roundabout.

    If u look at the previous posts by forummers here and at skyscrapercity.com, the somewhat accepted stations in this region are as follows:

    Tanjong Katong South station:
    - entrances at the current tanjong katong south park, big splash(across the ECP).
    - Evidence: SI machines aplenty at the aforementioned park. New bus stop with bus 36, 48, to serve future MRT commuters.

    Marine Parade station:
    - entrances at the vicinity of the old cinema, parc seabreeze area
    - Evidence: SI machines aplenty, you can see them now directly in front of parc seabreeze

    I have never heard of a station at the roundabout, or at cote dazur. No one has ever mentioned it. except you. No one has ever seen SI machines there. have u?

  5. #935
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    Why do you think he speculated a MRT there? Any motive? Anyway, those are pure speculations. He said TOP end 2012 at the very latest but he has been wrong so many times.

    56 units only, need 6 years to build? They think they building Reflection ah? Hahaha.

    The layout is a real turn off for me even though the location is great. But the rental will speak for itself. Tenants come in, they will decide how much to pay for the poor layout.




    Quote Originally Posted by clemdale24
    I disagree with a few things u said, in particular this one.
    OPening near the roundabout? I dont see any land available for an opening to be near the roundabout.

    If u look at the previous posts by forummers here and at skyscrapercity.com, the somewhat accepted stations in this region are as follows:

    Tanjong Katong South station:
    - entrances at the current tanjong katong south park, big splash(across the ECP).
    - Evidence: SI machines aplenty at the aforementioned park. New bus stop with bus 36, 48, to serve future MRT commuters.

    Marine Parade station:
    - entrances at the vicinity of the old cinema, parc seabreeze area
    - Evidence: SI machines aplenty, you can see them now directly in front of parc seabreeze

    I have never heard of a station at the roundabout, or at cote dazur. No one has ever mentioned it. except you. No one has ever seen SI machines there. have u?

  6. #936
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    why won't the tanjong katong mrt near to the few katong schools? it makes more sense then located at big splash area.

  7. #937
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    Quote Originally Posted by Lovelle
    why won't the tanjong katong mrt near to the few katong schools? it makes more sense then located at big splash area.
    It is all speculations.... no one knows exactly where the stations will be until the formal announcement is made.

  8. #938
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    Quote Originally Posted by Lovelle
    why won't the tanjong katong mrt near to the few katong schools? it makes more sense then located at big splash area.
    which few katong schools are u referring to?

    for now, SI machines are seen within the tanjong katong south park, next to sin aik fresh mart. also, there have been a couple of machines next to Aalto and in front of Amber Point in the recent past (im not sure if its still there).

    so, im pretty sure a station will be there. i guess this station will serve the jalan seaview and amber residents. to a certain extent, the meyer road residents east of meyerise (thereabouts; of which im referring to sovereign, makena, peach garden) will also be within walking distance to this station.

    i guess why this station is placed so far south, and not further up north within tanjong katong itself is because the government plans on redeveloping big splash and the surrounding eateries. this station is planned to serve as the main link to east coast park.

    the above is what i have gathered from past forummers' views and insights, and of course, expertise. having lived in this area all my life, i tend to agree with the above. feel free to express ur opinions!

  9. #939
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    Quote Originally Posted by thomastansb
    Why do you think he speculated a MRT there? Any motive? Anyway, those are pure speculations. He said TOP end 2012 at the very latest but he has been wrong so many times.

    56 units only, need 6 years to build? They think they building Reflection ah? Hahaha.

    The layout is a real turn off for me even though the location is great. But the rental will speak for itself. Tenants come in, they will decide how much to pay for the poor layout.
    Well Thomastan, Aristo started construction in end 2010 and not 6 years to build as you claim. Aristo was launched in 2008/2009 and from 2009-2010, there was no construction as the showflat is still there. The reason why the construction was slow was because of the conservation house which has to be preserved in front of the construction site.

    There are other condos which are equally slow like Moda near east coast road, which is still under construction although launched slightly later than Aristo in 2009.

    I think if you are bent on condemning other people's condo, with some ulterior motives, u can get lost and stop posting unproductive comments here. Go to other sites my sincere advise. Otherwise, people might misconstrue your intention as someone who desperate to get a unit there at cheap price.

    People like u should just focus on suburban areas like Pasir Ris or Tampines.

  10. #940
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    Quote Originally Posted by clemdale24
    I disagree with a few things u said, in particular this one.
    OPening near the roundabout? I dont see any land available for an opening to be near the roundabout.

    If u look at the previous posts by forummers here and at skyscrapercity.com, the somewhat accepted stations in this region are as follows:

    Tanjong Katong South station:
    - entrances at the current tanjong katong south park, big splash(across the ECP).
    - Evidence: SI machines aplenty at the aforementioned park. New bus stop with bus 36, 48, to serve future MRT commuters.

    Marine Parade station:
    - entrances at the vicinity of the old cinema, parc seabreeze area
    - Evidence: SI machines aplenty, you can see them now directly in front of parc seabreeze

    I have never heard of a station at the roundabout, or at cote dazur. No one has ever mentioned it. except you. No one has ever seen SI machines there. have u?
    The SI Machines were behind the Chinese Swimming Club for a while a year back. Notice that piece of vacant land behind Aristo and in front of Silversea. That piece of land belongs to the government and Far East has actually requested to acquire that land to be built as a bigger development combined with the existing Silversea land. However, it was turned down by the Singapore government as this land is reserved for special purpose.

    Based on my communication with Far East senior staffs, this land is set aside for the proposed future Amber mrt station which will have an underground connection/link. On the other side, the link will connect to Parkway/Cote D Azur side. The mrt will run underground in the east coast.

    Reason why mrt stations will be at the east coast lines are because we already have another mrt lines running deeper in like Dakota, Paya Lebar, Kembangan etc.

    That goes to explain why Far East is aggressively acquiring lands near the roundabout as they have the first access to information.

  11. #941
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    Quote Originally Posted by Shawn
    The SI Machines were behind the Chinese Swimming Club for a while a year back. Notice that piece of vacant land behind Aristo and in front of Silversea. That piece of land belongs to the government and Far East has actually requested to acquire that land to be built as a bigger development combined with the existing Silversea land. However, it was turned down by the Singapore government as this land is reserved for special purpose.

    Based on my communication with Far East senior staffs, this land is set aside for the proposed future Amber mrt station which will have an underground connection/link. On the other side, the link will connect to Parkway/Cote D Azur side. The mrt will run underground in the east coast.

    Reason why mrt stations will be at the east coast lines are because we already have another mrt lines running deeper in like Dakota, Paya Lebar, Kembangan etc.

    That goes to explain why Far East is aggressively acquiring lands near the roundabout as they have the first access to information.

    Did you just make up those story to sell property or what?

    Amber station as you propose will be too close to Marine Parade station, and there has been a very lengthy and detail discussion on the possible site for Tanjong Katong station, not AMBER station

    https://dl.dropboxusercontent.com/u/.../ERL2013-4.jpg

    https://dl.dropboxusercontent.com/u/.../ERL2013-4.jpg
    "Never argue with an idiot, or he will drag you down to his level and beat you with experience."

  12. #942
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    Quote Originally Posted by Shawn
    Sorry for the delay as I am just back from Indonesia handling my client S&P for a unit at Meyer Road.

    (c) The new ERL mrt line - Amber Station will be just behind Aristo. This will push up Aristo units once the announcement made in the next 6 months from now. This station will have 2 underground opening - one opening will be near the roundabout while the other one will be near parkway/Cote D Azur. Dont ask me how I know this info.
    FYI - as an agent, you should know better than anyone that its against CEA guidelines to provide conjecture when selling property. by saying not to ask you how you know, you are implying you have insider knowledge, which means if someone in the govt is providing you with masterplan info before it is released - both your heads will roll.

    so if you want to speculate, specify that you are making an assumption - otherwise blindly leading investors by making such calls *is illegal* and the CEA can clamp down on you hard.

  13. #943
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    Quote Originally Posted by Ringo33
    Did you just make up those story to sell property or what?

    Amber station as you propose will be too close to Marine Parade station, and there has been a very lengthy and detail discussion on the possible site for Tanjong Katong station, not AMBER station

    https://dl.dropboxusercontent.com/u/.../ERL2013-4.jpg

    https://dl.dropboxusercontent.com/u/.../ERL2013-4.jpg
    Kkkkk no need to get so worked up.

    in all fairness, no one knows where the future stations are until they are formally announced, so for now we can only base speculations on visual evidence such as SI machines. i personally did not see the SI machines behind CSC, but Shawn did. so lets give him the benefit of the doubt. actually, even though there may have been soil testing there, that could just be an extrance/ exit.

  14. #944
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    goodness...entering Q4 2013 already and why Aristo still not TOPed?!

    Admire the facade whenever i drove past

  15. #945
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    Quote Originally Posted by astroboy8681 View Post
    goodness...entering Q4 2013 already and why Aristo still not TOPed?!

    Admire the facade whenever i drove past
    CLUELESS!!!!!!!!!!!!!!!!!!!!

  16. #946
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    Shawn said latest Q4 2012 will TOP. Now approaching Q4 2013. You give him the benefit of doubt?

    56 units only, take so many years to build? Not as if it is sitting on a 500,000 sqft land. The land size is pathetic but took so long. Even Silversea is finishing. Optima launched in end 2009 already collecting rental for 1 year.




    Quote Originally Posted by clemdale24 View Post
    Kkkkk no need to get so worked up.

    in all fairness, no one knows where the future stations are until they are formally announced, so for now we can only base speculations on visual evidence such as SI machines. i personally did not see the SI machines behind CSC, but Shawn did. so lets give him the benefit of the doubt. actually, even though there may have been soil testing there, that could just be an extrance/ exit.

  17. #947
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    Something might have gone terribly wrong with this project that we are not aware about?
    It's impossible for such a small project taking more than 5yrs to complete!
    'Haig162' launched much later which is further down the road after 'the esta' has already TOP couple of mths ago.
    Or maybe aristo did not passed the final inspection test from the relevant authority..

  18. #948
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    Some issues between the contractor and developer?? Owners here may want to consider coming together and look for the developer for some explanation...

  19. #949
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    Quote Originally Posted by Tmi View Post
    Some issues between the contractor and developer?? Owners here may want to consider coming together and look for the developer for some explanation...
    Sure got issues, but not disclosed to public .... No workers there to finish up the work too. Just the same since weeks ago.

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    Quote Originally Posted by Simply East View Post
    Sure got issues, but not disclosed to public .... No workers there to finish up the work too. Just the same since weeks ago.
    Omg ... perhaps contractors bid too low and lack of funds to complete certain works and developers refused to help? They have until end of this year, and the developer is going to compensate the owners. Anyone knows how the compensation works? Compensate loss of rentals etc?

  21. #951
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    Quote Originally Posted by Tmi View Post
    Omg ... perhaps contractors bid too low and lack of funds to complete certain works and developers refused to help? They have until end of this year, and the developer is going to compensate the owners. Anyone knows how the compensation works? Compensate loss of rentals etc?
    See SnP, will state date for vacant posession and if is end of this yr. Usually is 10% p.a interest calculated on daily basis.

  22. #952
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    Most contracts for the sale and purchase of property in Singapore will incorporate standard terms called the Singapore Law Society's Conditions of Sale 1999

    Look out for these 3 powerful clauses which should be common be icommercial, industrial or residential purchases:

    13.4 If the Vendor for any reason does not deliver vacant possession of the Unit to the Purchaser by the Transfer Date, the Vendor must pay to the Purchaser liquidated damages.

    13.5 Liquidated damages under clause 13.4 are to be calculated on a daily basis, commencing from the day immediately after the Transfer Date, at the rate of 10% per annum on the total sum of all the instalments paid by the Purchaser towards the Purchase Price, and shall run until the Purchaser receives a Notice of Vacant Possession from the Vendor in respect of the Unit.

    13.6 Any liquidated damages payable to the Purchaser under clause 13.4 may be deducted from any instalment of the Purchase Price due to the Vendor.

  23. #953
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    Quote Originally Posted by Tmi View Post
    Omg ... perhaps contractors bid too low and lack of funds to complete certain works and developers refused to help? They have until end of this year, and the developer is going to compensate the owners. Anyone knows how the compensation works? Compensate loss of rentals etc?
    The remaining 20%? Sounds not bad

  24. #954
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    I pity those who bought at more than 1700 psf in 2008. It was launched in June 2008 at 1.7k psf. 6 months later, in Dec 2008, developer drop price to $900+ psf because of the financial crisis. Weak holding power but buyers sure repent.

    Fast forward 5 years later, still haven't TOP. Like what people said, even Haig 162 has TOP even though it was launched 2 years later. And Haig 162 is a much bigger project.





    Quote Originally Posted by fiat500 View Post
    Something might have gone terribly wrong with this project that we are not aware about?
    It's impossible for such a small project taking more than 5yrs to complete!
    'Haig162' launched much later which is further down the road after 'the esta' has already TOP couple of mths ago.
    Or maybe aristo did not passed the final inspection test from the relevant authority..

  25. #955
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    Quote Originally Posted by thomastansb View Post
    I pity those who bought at more than 1700 psf in 2008. It was launched in June 2008 at 1.7k psf. 6 months later, in Dec 2008, developer drop price to $900+ psf because of the financial crisis. Weak holding power but buyers sure repent.

    Fast forward 5 years later, still haven't TOP. Like what people said, even Haig 162 has TOP even though it was launched 2 years later. And Haig 162 is a much bigger project.
    the only people benefiting at those who live in katong >10 years. their properties sky rocket already.

    i see a car parked there every now and then since i have a clear view of the building. i can also see the top of the building as well, but dont see any rectification works on the roof top (or anyone working on it for that matter) so i wonder what exactly the issue is ...

    on a side note, does anyone know which agency Shawn work for? out of curiosity :P

  26. #956
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    Quote Originally Posted by evolutionx View Post
    the only people benefiting at those who live in katong >10 years. their properties sky rocket already.

    i see a car parked there every now and then since i have a clear view of the building. i can also see the top of the building as well, but dont see any rectification works on the roof top (or anyone working on it for that matter) so i wonder what exactly the issue is ...

    on a side note, does anyone know which agency Shawn work for? out of curiosity :P
    are u a fellow katong resident? where do u live?

  27. #957
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    Quote Originally Posted by evolutionx View Post
    the only people benefiting at those who live in katong >10 years. their properties sky rocket already.

    i see a car parked there every now and then since i have a clear view of the building. i can also see the top of the building as well, but dont see any rectification works on the roof top (or anyone working on it for that matter) so i wonder what exactly the issue is ...

    on a side note, does anyone know which agency Shawn work for? out of curiosity :P
    Should be propnex...

  28. #958
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    Imagine those who bought here in 2008 and looking for rental income must be frustrated. Soon, got to compete with their neighbouring massive silversea project for rental.
    Quote Originally Posted by fiat500 View Post
    Should be propnex...

  29. #959
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    Not only that. Because the developers sell a lot of units at 900+ psf, they can afford to rent out at much lower price. I don't understand why the developer has to do that



    Quote Originally Posted by DC33_2008 View Post
    Imagine those who bought here in 2008 and looking for rental income must be frustrated. Soon, got to compete with their neighbouring massive silversea project for rental.

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    Quote Originally Posted by clemdale24 View Post
    are u a fellow katong resident? where do u live?
    yes sir. but not for long. bought another place recently in town. however,currently spitting distance of aristo

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