View Full Version : JLD Second White Site Land Sales
Sales closing soon by end may. Will the bidding price exceed first white site price? Any opinion?
kingkong1984
11-05-11, 22:08
Sales closing soon by end may. Will the bidding price exceed first white site price? Any opinion?
Not likely.
Not likely.
Due to GE result or any particular reason?
kingkong1984
11-05-11, 22:24
Due to GE result or any particular reason?
I duno as these are not logical decisions, the invisible hand at play.
Allthepies
12-05-11, 12:12
regardless of winning bid price, it will still be good news for the West region :D anyway the West area shows the strongest support, think the government will be more inclined and happy to developed it! :ashamed1:
regardless of winning bid price, it will still be good news for the West region :D anyway the West area shows the strongest support, think the government will be more inclined and happy to developed it! :ashamed1:
PAP PAP PAP Jurong and Choa chu kang huat la...:D
PAP PAP PAP Jurong and Choa chu kang huat la...:D
more commision for u!!! huat ah!!!
Sales closing soon by end may. Will the bidding price exceed first white site price? Any opinion?
my guess..... 25%~30% above last site
my guess..... 25%~30% above last site
Wah!!! That would close to 1kpsf
Wah!!! That would close to 1kpsf
bedok mixed site sold at $841psf. and jurong with so strong commitment from govt. my guess developer could be quite agressive. landlease already secured 30 yrs lease from govt. with residential market over heating, developer might want to divert into mixed development investment :2cents:
bedok mixed site sold at $841psf. and jurong with so strong commitment from govt. my guess developer could be quite agressive. landlease already secured 30 yrs lease from govt. with residential market over heating, developer might want to divert into mixed development investment :2cents:
Agreed with you and I'm pretty sure it wouldn't be mixed with residential as yields from commercial makes more sense now....
but a white site costing 1000psf (breakeven would be even higher) is really BULL leh...
Agreed with you and I'm pretty sure it wouldn't be mixed with residential as yields from commercial makes more sense now....
but a white site costing 1000psf (breakeven would be even higher) is really BULL leh...
1st site already sold 650psf, my guess is around $900~950psf. when keppel bought lakefront at 499psf, everyone say is crazy. now u look back, the fools are the one who shout crazy. :banghead: now even ulu place the land already fetching > 400psf.
if going for long term view, JLD is to be develop into another CBD/Marina. when tat happen, 900psf become peanut :D
THE LAKESHORE HITS $1,006 PSF (http://sgrealtynews.com/2011/04/13/the-lakeshore-hits-1006-psf/)
Posted on April 13, 2011 by SgRealtySearch.com
Once known as an industrial hub, Jurong is fast transforming into one for business and leisure, driving demand and prices of homes in the vicinity, including The Lakeshore.
Plans for the Jurong Lake District — which, at 360ha, is equivalent to the size of Marina Bay — comprises a commercial hub known as Jurong Gateway and a recreational-leisure hub known as Lakeside. It was unveiled by the URA in its Master Plan 2008. The transformation of the Jurong Lake District will play out over the next 10 to 15 years.
It is already taking place gradually. The former Jurong Entertainment Centre has been transformed into JCube, a new mall with an Olympic-size ice-skating rink that will open in 2012. A few streets away, the Ng Teng Fong Hospital and Jurong Community Hospital are expected to open in 2014 and 2015 respectively. Park connectors will also be built, linking Bukit Batok to Jurong East MRT station.
Offices, hotels and other mixed developments are also in the pipeline. A 1.8ha white site near the Jurong East MRT station was launched for sale this month, following the sale of an adjacent 1.9ha white site at Jurong Gateway Road to Australia’s Lend Lease Retail Investments for $748.9 million last year. Already, the Ministry of National Development, the Agri-Food & Veterinary Authority, and the Building and Construction Authority have announced that they will be moving into the Jurong development by Lend Lease by 2015, to encourage the development of the suburban hub.
The makeover of Jurong has seen prices of new condominiums in the area setting new benchmarks. At The Lakefront Residences by Keppel Land, a 495 sq ft unit on the 16th floor was sold for $676,000, or a high of $1,365 psf, in January. The 629-unit, 99-year leasehold residential development was launched for sale last November and is expected to be completed in 2015. As at end-February, 515 of the 591 units launched had been sold, at a median price of $1,053 psf.
Lakefront Residences is just a short walk to the Lakeside MRT Station. Adjacent to the development Frasers Centrepoint’s 712-unit Caspian, which is fully sold. The latest transaction lodged with URA Realis was for a 936 sq ft unit on the sixth floor, which changed hands in a sub-sale at $830,000 ($886 psf) on Feb 11. The high of $1,102 psf was hit last August when a 463 sq ft unit on the fourth floor changed hands in a sub-sale for $510,000. Caspian is expected to be completed by 2013.
With new projects fetching more than $1,000 psf, older developments in the vicinity, such as the fouryear old The Lakeshore, along Jurong West Street, are playing catch-up. The 848-unit, 99-year leasehold The Lakeshore is located diagonally across from the Lakeside MRT Station and opposite Jurong Lake. The Lakeshore was developed by Far East Organization and is a short drive to the Jurong West Market and Food Centre and Jurong Point shopping mall.
Prices at the condo have more than doubled since the launch in 2003, hitting a peak of $1,127 psf in January, when a 1,108 sq ft unit on the 14th floor was sold for $1.25 million. From March 1 to 8, there were three resale transactions at The Lakeshore, with prices ranging from $921 to $1,006 psf.
A 1,270 sq ft unit on the first floor was sold for $1.17 million ($921 psf) — a 20% gain for the seller, who purchased the unit for $976,080 ($768 psf) in July 2007.
A 1,162 sq ft unit on the 17th floor was sold for $1.17 million ($1,006 psf), translating into a 28% gain for the seller, who purchased it for $914,490 ($787 psf) in Oct 2008.
Another 1,162 sq ft unit, on the 11th floor, was sold for $1.15 million ($989 psf), representing a 31% gain for the seller, who bought the unit for $880,000 ($757 psf) in November 2008.
Bernard Hoo, an agent with Global Real Estate (Asia), who is marketing a three-bedroom unit at $1,173 psf, notes that genuine buyers are holding out for lower prices, while investors who are able to secure tenants may be willing to offer a better price.
Source : The Edge – 28 Mar 2011
Allthepies
12-05-11, 14:53
THE LAKESHORE HITS $1,006 PSF (http://sgrealtynews.com/2011/04/13/the-lakeshore-hits-1006-psf/)
huat ah!!!! :D
have to thank all ALJ voters for making a wise choice. now money from ALJ can be channeled to Jurong. :D
heard from agent friend there are buyerS willing to pay at least 950psf for caspian 3 bed size unit.:scared-4: tats quite close to lakefront pricing. anyone has ground info? can our super agent peterng confirm?
devilplate
13-05-11, 10:55
heard from agent friend there are buyerS willing to pay at least 950psf for caspian 3 bed size unit.:scared-4: tats quite close to lakefront pricing. anyone has ground info? can our super agent peterng confirm?
Easy....jus pretending u r buyer looking for 3bedder....see how low u can get:)
Easy....jus pretending u r buyer looking for 3bedder....see how low u can get:)
i did try calling....the seller all asking $1000psf and above for pool view. below 1000psf are non pool view. but if there are genuine buyer willing to pay 950psf now, to hit > 1000psf is matter of time since caspian is going to top 2015 Q2.
i did try calling....the seller all asking $1000psf and above for pool view. below 1000psf are non pool view. but if there are genuine buyer willing to pay 950psf now, to hit > 1000psf is matter of time since caspian is going to top 2015 Q2.
bro, you huat x3 :D :D :D
i did try calling....the seller all asking $1000psf and above for pool view. below 1000psf are non pool view. but if there are genuine buyer willing to pay 950psf now, to hit > 1000psf is matter of time since caspian is going to top 2015 Q2.
I think those seller asking $1000 are not the serious seller, just out there to test the market. ALL the seller know that in another 12 months the Ppty might be TOP, most would just hold and wait and enjoy the surge during TOP. My own opinion only.
Seconda JLD White site Bidding closed.
According to first JLD white site, it was successful bid was $745mil or $650psf.
It's just hours away to know whether 2nd site can beat 1st site in bidding price...:cool:
Maximum Permissible Gross Floor Area (GFA): 88,980 m2 or 957424sqf
Min amount to bid: $510mil or $532psf.
At least 40% of the maximum permissible GFA for office use and the remainder for any one or more of the following uses:
a) Commercial (eg. Retail and Entertainment)
b) Hotel
c) Residential
The minimum 40% office quantum shall be for pure office use only and doubling the space up for residential use is not allowed.
omg....is almost double the minimum price. $1012.08psf, is higher than my expectation...... jurong huat ah!!!
http://www.ura.gov.sg/pr/graphics/2011/pr11-59a.pdf
rattydrama
25-05-11, 18:15
omg....is almost double the minimum price. $1012.08psf, is higher than my expectation...... jurong huat ah!!!
http://www.ura.gov.sg/pr/graphics/2011/pr11-59a.pdf
good upside potential. all secondary market huat x 3 ....caspian continues and now lakefront.
2nd bit is $958psf
how much are these people going to sell now? scary price continue to build up.
who is JG trustee Pte Ltd?
omg....is almost double the minimum price. $1012.08psf, is higher than my expectation...... jurong huat ah!!!
http://www.ura.gov.sg/pr/graphics/2011/pr11-59a.pdf
Am expecting it to be around $7xx~$8xx and was very surpise it bid way above $1000!!!!! :scared-1:
How often do we see GLS went past $1K? :rolleyes:
good upside potential. all secondary market huat x 3 ....caspian continues and now lakefront.
2nd bit is $958psf
how much are these people going to sell now? scary price continue to build up.
who is JG trustee Pte Ltd?
Not sure who is JG.
But tot Lend Lease huatx10 as their GFA is larger and psf price was way lower by land cost alone, Lend Lease gain $1012-$650=$362!!!! Upside by 55%!!!!!:scared-1:
rattydrama
25-05-11, 20:16
at the rate they are going, 1500psf maybe possible cos you only have one JE with huge land n under gov concept plan. who is the minister here? our finance minister.:cheers1: developer stuff with cash now.. still have another piece for tender rite?
mrt has been upgraded. This will be the financial meeting place for the company in Tuas as town is too far for them. Travel to Tuas is the same distance as you travel to AMK from Jurong East.
good upside potential. all secondary market huat x 3 ....caspian continues and now lakefront.
2nd bit is $958psf
how much are these people going to sell now? scary price continue to build up.
who is JG trustee Pte Ltd?
I luv JG Trustee........ Who care who he is??? :D :D:D
at the rate things are development, my fav D10 feels like OCR from Jurong District. Jurong story going to hit $1400 psf soon. D10 Freehold only $1500-$1600. THE GLS IS PUSHING UP ALL properties!! Lastest beneficiary i observe seems to be bishan clover by the park! Capitaland havnt launch record price development the price there chong alot last 5 months!
is Capitaland, again ~
http://www.channelnewsasia.com/stories/singaporebusinessnews/view/1131191/1/.html
omg....is almost double the minimum price. $1012.08psf, is higher than my expectation...... jurong huat ah!!!
http://www.ura.gov.sg/pr/graphics/2011/pr11-59a.pdf
Omg!!! Huat x 3!!!!
I didn't expect such a High price with Kbw taking over housing had expected to see slow down
Was still thinking of selling caspian to break even or slight profit in case Kbw crash e mkt now it seems that it's best to hold
Retail experience to rival tampines. Hmm I do not find tampines very exciting and e housing prices there also do not seem exciting n doesn't seem to push up properties values ard there
So will the impact of this to Jurong devt like caspian, lf, lh, ls etc be minimal also?
"It is likely that a pure commercial development with a high proportion of retail element will be developed on this 1.8 ha parcel," Mr Li said.
http://www.channelnewsasia.com/stories/singaporebusinessnews/view/1131191/1/.html
Since it is not residential, the prices of the residential properties may go up but not a big jump since there will be no direct benchmark, and commercial aspect of JLD is already factored in.
The high psf includes advertising fee!!! Now they no need to advertise le... people are talking about them. Same for Kovan Residence and the Bishan plot... smart move!!! :D
rattydrama
26-05-11, 08:21
Seems like cap land is capturing all the OCR prime land. They keep for future development. Maybe this is the only timen before land parcel next to mrt drying up.
"It is likely that a pure commercial development with a high proportion of retail element will be developed on this 1.8 ha parcel," Mr Li said.
http://www.channelnewsasia.com/stories/singaporebusinessnews/view/1131191/1/.html
Since it is not residential, the prices of the residential properties may go up but not a big jump since there will be no direct benchmark, and commercial aspect of JLD is already factored in.
Straitime reported in the same Capitaland bidding news that 1200 residential units will be built around JE MRT. Any clue on this?
Seems like cap land is capturing all the OCR prime land. They keep for future development. Maybe this is the only timen before land parcel next to mrt drying up.
Do you think ura will release another land on reserve for sales in JLD in the near future?
"It is likely that a pure commercial development with a high proportion of retail element will be developed on this 1.8 ha parcel," Mr Li said.
http://www.channelnewsasia.com/stories/singaporebusinessnews/view/1131191/1/.html
Since it is not residential, the prices of the residential properties may go up but not a big jump since there will be no direct benchmark, and commercial aspect of JLD is already factored in.
Highly possible and agreed with your observation.
"It is likely that a pure commercial development with a high proportion of retail element will be developed on this 1.8 ha parcel," Mr Li said.
http://www.channelnewsasia.com/stories/singaporebusinessnews/view/1131191/1/.html
Since it is not residential, the prices of the residential properties may go up but not a big jump since there will be no direct benchmark, and commercial aspect of JLD is already factored in.
No rush to build residential. The site next to it is earmarked for residential with plot ratio of 4.2! Capland can tender high high for this plot and sell high high. See the strategy?
No rush to build residential. The site next to it is earmarked for residential with plot ratio of 4.2! Capland can tender high high for this plot and sell high high. See the strategy?
Could it be a enbloc potential for blk 101-107?
Also, as present bus interchange (the 4.2 plot ratio site next to interchange) will temporary move to a site opposite to j-cube next year, guessed we have to wait for at least two to three years for that to mayerialise...
With IMM and this white site, Capland is ringfencing the Jurong Lake district like the Bishan plot. So, they don't bid high for nothing. Any other developer winning this white site will pose a threat to IMM's rental income.
With IMM and this white site, Capland is ringfencing the Jurong Lake district like the Bishan plot. So, they don't bid high for nothing. Any other developer winning this white site will pose a threat to IMM's rental income.May not be... really depending on what the site will be turned into and what customers they will attract. IMM may have a different appeal. Furthermore, at the price the Jurong white site is purchased, rental rates will probably be much higher than IMM... :p
Caspian 580psf....no more. :banghead:
Caspian 580psf....no more. :banghead:Not even with another financial crisis... :doh:
rattydrama
26-05-11, 09:49
the jade people also laughing all the way to the bank.
The immediate biggest gainers must be the HDBs just around the Jurong East MRT. When the next plot beside the MRT for residential is sold, then all the condos in this lakeside areas will go up to at least 1200 psf, even for 99LH. For 999 or FH along west coast it may go up to at least 1300 psf. If the economy stays where it is now or better...
Not even with another financial crisis... :doh:
Now if you can buy at $700 psf its dirt cheap and will be snapped up within days
:banghead: :banghead: :banghead:
The immediate biggest gainers must be the HDBs just around the Jurong East MRT. When the next plot beside the MRT for residential is sold, then all the condos in this lakeside areas will go up to at least 1200 psf, even for 99LH. For 999 or FH along west coast it may go up to at least 1300 psf. If the economy stays where it is now or better...
Haiz, i regret not buying botannia at 700 psf then!! :banghead: :banghead: :banghead: :banghead:
Seems like alot of banging walls now
rattydrama
26-05-11, 11:07
Do you think ura will release another land on reserve for sales in JLD in the near future?
dont have time to check now but from what i see, it will be developed into another township and foreigne investors will be lured here with their $$.
I think there are still many many pieces of empty land for sale, next to, beside and even up to & before the clementi area. Its depend on what gov have in their sleeve for this area. MND and Finance minister will have to talk.
JDL is a new concept. The speed of development goes in tandem with the Singapore economic cycle.
rattydrama
26-05-11, 11:08
Haiz, i regret not buying botannia at 700 psf then!! :banghead: :banghead: :banghead: :banghead:
Seems like alot of banging walls now
no need to be so sad lah, look for future potential. anyway, JDL is still JDL.
The immediate biggest gainers must be the HDBs just around the Jurong East MRT. When the next plot beside the MRT for residential is sold, then all the condos in this lakeside areas will go up to at least 1200 psf, even for 99LH. For 999 or FH along west coast it may go up to at least 1300 psf. If the economy stays where it is now or better...
All OCR huat ah!
The entire market is moving upwards again... not that previously not moving but now records after records... what does that mean??? Hmmm... :)
rattydrama
26-05-11, 16:11
The entire market is moving upwards again... not that previously not moving but now records after records... what does that mean??? Hmmm... :)
Some projects will lag behind. there could be a paradigm shift. its healthy for everyone if ppty price is gradually moving up. who wants the ppty price to drop?? :p :tsk-tsk:
Haiz, i regret not buying botannia at 700 psf then!! :banghead: :banghead: :banghead: :banghead:
Seems like alot of banging walls now
If you have holding power and don't mind 99LH, I think Lakefront & Caspian are still a good new condo buys. Even if there is little capital appreciation, rental will still be good because there are not enough condos in Jurong to support the expansion (i.e. because it is traditionally 'poor' HDB district). Imagine the crowd in Jurong and the 6.5mil population. Due to the heavy traffic, many people will choose to stay near place of work or study.
dont have time to check now but from what i see, it will be developed into another township and foreigne investors will be lured here with their $$.
I think there are still many many pieces of empty land for sale, next to, beside and even up to & before the clementi area. Its depend on what gov have in their sleeve for this area. MND and Finance minister will have to talk.
JDL is a new concept. The speed of development goes in tandem with the Singapore economic cycle.
If like this then one-north prices will be even higher manmif there is GLS in future?
devilplate
27-05-11, 00:14
omg....is almost double the minimum price. $1012.08psf, is higher than my expectation...... jurong huat ah!!!
http://www.ura.gov.sg/pr/graphics/2011/pr11-59a.pdf
Tanjong pagar white site only 1kpsf last yr...guccoland happy liao lor
http://www.guocoland.com.sg/Documents/PressReleases/2011/PressRelease-230211.pdf
If you have holding power and don't mind 99LH, I think Lakefront & Caspian are still a good new condo buys. Even if there is little capital appreciation, rental will still be good because there are not enough condos in Jurong to support the expansion (i.e. because it is traditionally 'poor' HDB district). Imagine the crowd in Jurong and the 6.5mil population. Due to the heavy traffic, many people will choose to stay near place of work or study.
Jurong east mrt is already super packed n west side has loads ah tiongs with all these new developments it's gonna be even worse . Traffic at Jurong town hall to clement every morn is quite bad already with all e offices moving down To Jurong lty better do something abt it
Allthepies
27-05-11, 03:03
huat ah!!! :D:D:D:D
Tanjong pagar white site only 1kpsf last yr...guccoland happy liao lor
http://www.guocoland.com.sg/Documents/PressReleases/2011/PressRelease-230211.pdf With this new bidded price, every seller and home owners are happy except buyers...
Jurong east mrt is already super packed n west side has loads ah tiongs with all these new developments it's gonna be even worse . Traffic at Jurong town hall to clement every morn is quite bad already with all e offices moving down To Jurong lty better do something abt it
No amount of engineering can resolve this, because this is the physical limit. So naturally people will want to buy or rent a house in Jurong, Clementi or Bukit Batok to mitigate the effect of peak hour jam.
devilplate
27-05-11, 09:41
With this new bidded price, every seller and home owners are happy except buyers...
i really dun understand....tanjong pagar white site severely undervalued at 1kpsf? or due to 1.7bil quantum..? JLD white site cost close to 1bil too....
rattydrama
27-05-11, 20:41
i really dun understand....tanjong pagar white site severely undervalued at 1kpsf? or due to 1.7bil quantum..? JLD white site cost close to 1bil too....
the world is so unfair and nothing is fair. buying hope and buying future.
I guess JLD still have many developments in the pipeline.
There will be some enbloc in the JLD region. Look at those 30 years old condo development near Jurong East MRT stn.
the world is so unfair and nothing is fair. buying hope and buying future.
I guess JLD still have many developments in the pipeline.
There will be some enbloc in the JLD region. Look at those 30 years old condo development near Jurong East MRT stn.You mean these old condos were there before even Jurong was developed? Jurong MRT only came in early 1990s, barely 20 years ago. Wow!!! I wouldn't want to stay there before 1990. 30 years ago, in 1981, much of Singapore is still under construction!!! Vibrant towns like Toa Payoh, Queenstown and AMK. Can't remember Jurong... :D
Wild Falcon
28-05-11, 15:43
Not enough MRT lines running up the west. East side got currently 2 lines, Northeast line and EW line. West side only got one line. Worst still, east side is going to add 2 more lines to 4, Eastern Region line and downtown 3, while west side only one more DTL2. In short, infrastructure in the west is grossly underprovided compared to other parts of SG. I've written to LTA and URA before and their "usual" answer is west side is low-population density compared to east. But if If LTA is keen to develop JLD into a major commercial and residential area as well as CCK, then they must make sure the infrastructure must be able to support. The current EW line is bursting at the beams.
Jurong east mrt is already super packed n west side has loads ah tiongs with all these new developments it's gonna be even worse . Traffic at Jurong town hall to clement every morn is quite bad already with all e offices moving down To Jurong lty better do something abt it
Wild Falcon
28-05-11, 15:46
Same logic as many Orchard Road retailers are not making money and everyday cry father cry mother about no customers and cannot cover rental. But the suburban malls with similar rentals are still doing well. So don't put all your eggs in one basket.
i really dun understand....tanjong pagar white site severely undervalued at 1kpsf? or due to 1.7bil quantum..? JLD white site cost close to 1bil too....
When the frenzy cools down, mass market town is still mass market town, we will know when the time comes. :p
Singaporean household income median $5k pm, $60k pa, 6x = $360k - that is the median property prices they can afford. So HDB new flat 4rm at about $300k is easily affordable, or about $300 psf.
So new private property in same locality is probably only worth 2-p3x or $600-900psf.
Commercial & office properties are another story.
You mean these old condos were there before even Jurong was developed? Jurong MRT only came in early 1990s, barely 20 years ago. Wow!!! I wouldn't want to stay there before 1990. 30 years ago, in 1981, much of Singapore is still under construction!!! Vibrant towns like Toa Payoh, Queenstown and AMK. Can't remember Jurong... :D
am bioing Ivory Height...great potential:2cents:
This is a good development worth looking at. Next to it is an EC development.
am bioing Ivory Height...great potential:2cents:
Jurong lake is going up market.
http://www.straitstimes.com/STI/STIMEDIA/image/20110727/ST_20936436.jpg
AUSTRALIAN developer Lend Lease unveiled on Wednesday, plans for its upcoming shopping mall called Jem in the Jurong Gateway.
Located beside the Jurong East MRT station, the six-storey shopping mall will house a 10-screen multiplex by Cathay and department store Robinson - its first in a suburban mall.
Other anchor tenants include Marks and Spencer, FairPrice Xtra, Courts and food court chain Koufu.
When the mall is completed in the second quarter of 2013, it will be Singapore's third-largest suburban mall.
The project also includes a 11-storey office building, which will be occupied by the Ministry of National Development, the Agri-Food & Veterinary Authority and the Building and Construction Authority.
Sounds like another Jurong point?
Sounds like another Jurong point?
I hope not. I hope more "up market" shops in JEM than what we see in JP.:2cents:
Jurong lake is going up market.
When the mall is completed in the second quarter of 2013, it will be Singapore's third-largest suburban mall.
Any idea which malls rank first and second? :rolleyes:
Sounds like another Jurong point?
It will definitely be a more upmarket mall cater for high and middle class shoppers. Capitaland mall next to it will be the same as well.
For value shopper they will go IMM or Jurong Point.
Any idea which malls rank first and second? :rolleyes:
Jurong Point - 1st (confirmed on net); Vivocity - 2nd (I think)
http://singapore-travel.com/places/shopping/the-suburbs
Jurong Point - 1st (confirmed on net); Vivocity - 2nd (I think)
http://singapore-travel.com/places/shopping/the-suburbs
From Wikipedia, the free encyclopedia
VivoCity (Chinese (http://en.wikipedia.org/wiki/Simplified_Chinese): 怡丰城) is the largest shopping mall in Singapore (http://en.wikipedia.org/wiki/Singapore). Located in the HarbourFront (http://en.wikipedia.org/wiki/HarbourFront) precinct, it was designed by the Japanese architect Toyo Ito (http://en.wikipedia.org/wiki/Toyo_Ito). Its name is derived from the word vivacity (http://en.wiktionary.org/wiki/vivacity). According to Mapletree Chairman Edmund Cheng (http://en.wikipedia.org/w/index.php?title=Edmund_Cheng&action=edit&redlink=1), VivoCity "evokes a lifestyle experience that is modern, stimulating and accessible to everyone, a place bubbling with energy and flowing with vitality". [1] (http://en.wikipedia.org/wiki/VivoCity#cite_note-vivocna-0)
From Wikipedia, the free encyclopedia
VivoCity (Chinese (http://en.wikipedia.org/wiki/Simplified_Chinese): 怡丰城) is the largest shopping mall in Singapore (http://en.wikipedia.org/wiki/Singapore). Located in the HarbourFront (http://en.wikipedia.org/wiki/HarbourFront) precinct, it was designed by the Japanese architect Toyo Ito (http://en.wikipedia.org/wiki/Toyo_Ito). Its name is derived from the word vivacity (http://en.wiktionary.org/wiki/vivacity). According to Mapletree Chairman Edmund Cheng (http://en.wikipedia.org/w/index.php?title=Edmund_Cheng&action=edit&redlink=1), VivoCity "evokes a lifestyle experience that is modern, stimulating and accessible to everyone, a place bubbling with energy and flowing with vitality". [1] (http://en.wikipedia.org/wiki/VivoCity#cite_note-vivocna-0)
JP is still the undisputed no.1 suburban mall in Singapore that is crowded every day, and one of the rare places where NTUC has 2 outlet in the same mall with one open 24hours
Vivocity is only crowded over the weekend.
Jurong Point - 1st (confirmed on net); Vivocity - 2nd (I think)
http://singapore-travel.com/places/shopping/the-suburbs
Harbourfront
Vivocity - Singapore's largest retail and lifestyle mall. Full of waterfront promenades and wide open shopping walkways, it promises an enjoyable shopping experience.
Getting There: The mall is directly connected from the basement to Harbourfront MRT station.
Jurong
Jurong Point - This is Singapore's largest suburban retail mall, with over 450 retail outlets catering to a targeted 3 million visitors a month. Jurong yet another suburban mall to offer huge entertainment, dining and shopping opportunities.
stalingrad
28-07-11, 11:24
I hope these malls in Jurong will quelch the debate about OCR vs. CCR properties. Even Robinson in OCR will be bigger, better and more gentrified than that in CCR.
I hope these malls in Jurong will quelch the debate about OCR vs. CCR properties. Even Robinson in OCR will be bigger, better and more gentrified than that in CCR.
Bro, are u inviting the bear to come in here to debate with u on new war front? :D
I hope these malls in Jurong will quelch the debate about OCR vs. CCR properties. Even Robinson in OCR will be bigger, better and more gentrified than that in CCR.
JLD could end up having 6 shopping malls in that area. This will be massive.
1) J Cube
2) IMM
3) NTF Hospital Mall
4) Jem (Lend Lease)
5) (yet to name mall owned by Capitaland)
6) site currently own by TT international (aka Big Box)
JLD could end up having 6 shopping malls in that area. This will be massive.
1) J Cube
2) IMM
3) NTF Hospital Mall
4) Jem (Lend Lease)
5) (yet to name mall owned by Capitaland)
6) site currently own by TT international (aka Big Box)
having big big malls in different centrals all over singapore is a good thing. Take some human and traffic away from the ridiculous train load and always jam expressways to orchard.
Pple still go town on fridays and sat for their partying and wedding functions.
Wild Falcon
28-07-11, 11:58
Actually a lot of nice independent eateries, pattiseries and bistros are not in town - if u know where to find them. No need to go Orchard at all for nice food or chill-out. Orchard has all the big chains that lack personality. I think Orchard probably attracts the younger teenage crowd and tourists (esp PRC). The more discerning crowd sometimes don't hang out there anymore.
having big big malls in different centrals all over singapore is a good thing. Take some human and traffic away from the ridiculous train load and always jam expressways to orchard.
Pple still go town on fridays and sat for their partying and wedding functions.
JLD could end up having 6 shopping malls in that area. This will be massive.
1) J Cube
2) IMM
3) NTF Hospital Mall
4) Jem (Lend Lease)
5) (yet to name mall owned by Capitaland)
6) site currently own by TT international (aka Big Box)
Have u been driving around JE? In particular area between jurong town hall road exit via AYE till you make a u turn at JE ST 13 and then make another right turn into boon lay way? I believe the JLD means business especially when the MND big daddy will be the anchor ministry to operate in JLD.
Great deal of transformation done/wip on road infrastructure around that area.
Also, I think the temp bus interchange would be ready by year end given the haste progress to make room for upgrading of present bus interstate site.
In addition, if you read up the project development requirement for both 1 n 2 white sites, u will know how interesting these two projects can be.
Btw, am awaiting MOE to announce plan on new science centre (to be built beside Chinese Garden MRT. Dun't know why they on hold for what? Once Science centre moved, the present science centre site planned transform into leisure hub (holland v style with canal???)
JLD development is going to be very interesting to watch. Investment wise, Ivory Heights looks good
Have u been driving around JE? In particular area between jurong town hall road exit via AYE till you make a u turn at JE ST 13 and then make another right turn into boon lay way? I believe the JLD means business especially when the MND big daddy will be the anchor ministry to operate in JLD.
Great deal of transformation done/wip on road infrastructure around that area.
Also, I think the temp bus interchange would be ready by year end given the haste progress to make room for upgrading of present bus interstate site.
In addition, if you read up the project development requirement for both 1 n 2 white sites, u will know how interesting these two projects can be.
Btw, am awaiting MOE to announce plan on new science centre (to be built beside Chinese Garden MRT. Dun't know why they on hold for what? Once Science centre moved, the present science centre site planned transform into leisure hub (holland v style with canal???)
JLD development is going to be very interesting to watch. Investment wise, Ivory Heights looks good
Ivory height is sitting on a very long piece of lake facing land, which will make a very good lakefront development, problem is they will all be west facing.
Wild Falcon
28-07-11, 13:15
Actually all these white sites in Jurong will have very healthy bidding because the govt agencies are serious about making it work and moving into Jurong which means almost guaranteed occupancy at the offices. Just read the "Jem" press release - the offices and retail hv very high committed occupancy from day 1.
Ivory height is sitting on a very long piece of lake facing land, which will make a very good lakefront development, problem is they will all be west facing.
Very long and low plot ratio for now with just 1.6 and as compare with near by residential for which lowest plot ratio is 2.8... not bad wor...
For west facing, no choice loh. :o Anyway, view is very good.
Problem is.... I think it would take a while for this Gem to get polish... 10 years minimum???:sleep:
Eldenfirefly
28-07-11, 14:53
My theory:
Its getting very expensive to develop land near the CBD area and it is alos causing obvious traffic congestion problems. They develop Marina Bay, they had to reclaim so much land, cost billions, then further build all the roads and MRT lines to support.
Yet, business like to set up shop in CBD (especially retail and finance). So, if they want to try and expand or shift some, its difficult. The only way then is to shift the government offices first lor.
So, they intend to shift all the government offices which are in or near the CBD area to a new area, and possibly Jurong looks like it will be one of those areas where a lot of new government agencies will be at next time.
The government agencies shift out, then the existing land near CBD can be redeveloped, rezoned into new commercial land, sell to developers and government huat to the sky.
Of course, all this planning, end up always infrastructure is slow to catch up. Hence, instead of making sure East West Line gets more lines laid down, because it is already at bursting point. They go and finish circle line stage 3 , and they do Thomson line first.
So, by the time they get round to doing Eastern region line, and then maybe look at Western region lines, I think Jurong area will be at bursting point already. lol But yeah, what this means is that OCR may continue to huat, especially those near to the MRT stations.
My theory:
So, by the time they get round to doing Eastern region line, and then maybe look at Western region lines, I think Jurong area will be at bursting point already. lol But yeah, what this means is that OCR may continue to huat, especially those near to the MRT stations.
Hmm, very insightful.
Do you think with proliferation of MRT reach for the whole of Singapore, will psf gap between CCR n OCR to narrow?
I hope not. I hope more "up market" shops in JEM than what we see in JP.:2cents:
Long time no see you bro.. Hor Seh boh?
It's undisputedly jp is largest suburban mall everyday full of ppl!!
Long time no see you bro.. Hor Seh boh?
It's undisputedly jp is largest suburban mall everyday full of ppl!!
Ok loh, nothing great to shout about.
Having busy work schedule for past two months. Also, have been training hard for my first marathon this year thus dun't have much time kapo. Nonetheless, remain active passive readers... :)
My opinion on JP.
Shops in JP1 better JP2. Most shops in JP2's level 1 n 2 suck! JP2 basement food street not bad though. Not sure your's?
Ok loh, nothing great to shout about.
Having busy work schedule for past two months. Also, have been training hard for my first marathon this year thus dun't have much time kapo. Nonetheless, remain active passive readers... :)
My opinion on JP.
Shops in JP1 better JP2. Most shops in JP2's level 1 n 2 suck! JP2 basement food street not bad though. Not sure your's?
Half or full? I only do 10km and worse is I walk bulk of it hahaha
No particular comments on jp. No choice for me cause i live nearby and its most convenient shopping mall on lazy weekday nights.It is very packed but good thing is the aisles are spacious and roomy and you do not get the sandwiched feeling like Nex. Terrible carpark and super cramped shopping aisles.
Half or full? I only do 10km and worse is I walk bulk of it hahaha
No particular comments on jp. No choice for me cause i live nearby and its most convenient shopping mall on lazy weekday nights.It is very packed but good thing is the aisles are spacious and roomy and you do not get the sandwiched feeling like Nex. Terrible carpark and super cramped shopping aisles.
Full for the first of my life and am aiming at sub 5hrs with around 7mins/km.
Now running at least 5x per week with around 50km++. Want join me training at jurong lake? Can jog pass your caspian wor....:D
Half or full? I only do 10km and worse is I walk bulk of it hahaha
No particular comments on jp. No choice for me cause i live nearby and its most convenient shopping mall on lazy weekday nights.It is very packed but good thing is the aisles are spacious and roomy and you do not get the sandwiched feeling like Nex. Terrible carpark and super cramped shopping aisles.
JEM will be designed by the same company that does NEX.
linchong84
28-07-11, 16:29
JEM will be designed by the same company that does NEX.
will they do the architecture for the carpark too? haha.. that would be disastrous..
JEM will be designed by the same company that does NEX.
OMG... hope we don't get to see similar mall wor. Been to Nex once and find the Mall very dark/dim at some sections (the inner section) and poor accessibility to some section of the mall (near the entrance)..
OMG... hope we don't get to see similar mall wor. Been to Nex once and find the Mall very dark/dim at some sections (the inner section) and poor accessibility to some section of the mall (near the entrance)..
Taken from BT
Jem was designed by SAA Architects, which also designed the larger Nex Mall in Serangoon Central. The design of Jem's mall consist of four atriums arranged parallel to one another to create a 'circuit' for simple circulation.
NEX is probably a bad example. there is a CNA video on the subject
http://www.channelnewsasia.com/video/index.php
Allthepies
28-07-11, 17:18
JEM will be designed by the same company that does NEX.
tat will be shitty, NEX looks completely like a "low-class" mall... ooops
tat will be shitty, NEX looks completely like a "low-class" mall... ooops
agreed...:cool:
I think ivory heights plot ratio should go up... It's a waste not to redevelop that piece of land... It's smack right in the heart of JLD, right opp the futre lakeside village
I think ivory heights plot ratio should go up... It's a waste not to redevelop that piece of land... It's smack right in the heart of JLD, right opp the futre lakeside village
Exactly!! It will be flanked by the JE MRT, future Lakeside village and adjacent to new science centre!!!! With current low plot ratio, what more can we ask for?
Full for the first of my life and am aiming at sub 5hrs with around 7mins/km.
Now running at least 5x per week with around 50km++. Want join me training at jurong lake? Can jog pass your caspian wor....:D
At the speed I jog I think your walking is much faster than me haha
Next time if u free jog by caspian help to take some updated pix? Me curious to see how it's progressing
At the speed I jog I think your walking is much faster than me haha
Next time if u free jog by caspian help to take some updated pix? Me curious to see how it's progressing
No problem. Ur block up aircon liao. progress fast and swee swee!
No problem. Ur block up aircon liao. progress fast and swee swee!
Gam xia gam xia. Wah even air con also up Liao dat is fast man. Think top next year le
Gam xia gam xia. Wah even air con also up Liao dat is fast man. Think top next year le
Will take photo tomorrow. Check out your Caspian thread...
URA has released the site next to Jurong East MRT.
$1700psf here I come :cheers1:
Land Parcel at Boon Lay Way
The land parcel is located in Jurong Gateway, which is envisioned to be Singapore’s largest commercial hub outside the city centre, with a good mix of office, retail, hotel, entertainment, food & beverage (F&B) and other complementary uses. With a site area of about 1.1ha, the land parcel can potentially yield about 590 housing units. Residents will enjoy convenient access to all parts of the island via Jurong East MRT Station, which is located nearby.
http://www.ura.gov.sg/sales/BoonLayJG/MA/BLay-intro%28MA%29.html
devilplate
22-12-11, 11:24
mabe drop to 6xxpsf ppr? lets see
Should be the hottest among the 3 site release today.
mabe drop to 6xxpsf ppr? lets see
6xx not possible lah. you reckon if the site will be suitable for SOHO style apartment?
URA has released the site next to Jurong East MRT.
$1700psf here I come :cheers1:
Land Parcel at Boon Lay Way
The land parcel is located in Jurong Gateway, which is envisioned to be Singapore’s largest commercial hub outside the city centre, with a good mix of office, retail, hotel, entertainment, food & beverage (F&B) and other complementary uses. With a site area of about 1.1ha, the land parcel can potentially yield about 590 housing units. Residents will enjoy convenient access to all parts of the island via Jurong East MRT Station, which is located nearby.
http://www.ura.gov.sg/sales/BoonLayJG/MA/BLay-intro%28MA%29.html
Units can be mostly NS facing. Beside all the amenities one can ask for. Rental prospect is immense. Better than Bedok Residences. Agree min $1700 psf.
Why not given the location?
6xx not possible lah. you reckon if the site will be suitable for SOHO style apartment?
devilplate
22-12-11, 11:39
6xx not possible lah. you reckon if the site will be suitable for SOHO style apartment?
previous nearby white site won at 8xxpsf ppr rite?
cm5 may haf cooling effect wor.....especially the 5yrs dateline for developers.....vy harsh leh
SOHO definitely goodie for this plot ;)
ikan bilis
22-12-11, 11:39
the grey color belt south of the land parcel??... some plaza open space for pedestrian walking/shopping around??... :scared-4:
http://www.ura.gov.sg/sales/BoonLayJG/tenderdocs/BLay-LPnCP.pdf
devilplate
22-12-11, 11:40
Units can be mostly NS facing. Beside all the amenities one can ask for. Rental prospect is immense. Better than Bedok Residences. Agree min $1700 psf.
wah liu.....y u suddenly turn bullish again?
previous nearby white site won at 8xxpsf ppr rite?
cm5 may haf cooling effect wor.....especially the 5yrs dateline for developers.....vy harsh leh
SOHO definitely goodie for this plot ;)
CM5 effect would have been worn out by the time the developer launch this.
If they build a SOHO style development, developer can easily market this with guaranteed 5% rental yield for 5 years.
My guess is that once MND and other ministry start filling up the offices there, demand for PRIME office space in around that area will spike.
ikan bilis
22-12-11, 11:45
Why you guys so excited ??… sekali capitaland bid high high, build service apartment and transfer to ascott…. then capitaland controls all the buildings surronding JE mrt station... :D
.... i think it is like having more commercial value as service apartments than residential condos....
wah liu.....y u suddenly turn bullish again?
I'm generally bullish for properties just beside MRT and landed.
There are no condos launched at this location before. There are many MNCs in this location, and JE is the hub of transport in the west. Caspian's and Lakefront's locations are poor cousins by comparison.
devilplate
22-12-11, 11:48
I'm generally bullish for properties just beside MRT and landed.
There are no condos launched at this location before. There are many MNCs in this location, and JE is the hub of transport in the west. Caspian's and Lakefront's locations are poor cousins by comparison.
its still OCR hor
1700psf? might as well get ICON???? :p
16xxpsf nia
http://www.propertyguru.com.sg/listing/8400006/for-sale-icon
Jurong has a huge population of HDB upgraders. They can keep their HDB and rent out to the workers in Jurong. It is just strategically located in the west, way better than Jurong Point and Clementi central. I think $1700 psf for 1 bedder can be achieved. Let's see!
These commuters must be thinking... Let me get out of this crowdy mess and I wish I can just walk 5 min to my house beside this station...
http://singaporemind.blogspot.com/2010/08/jurong-east-mrt-reaches-tipping-point.html
Get my point?
I was right on 1300psf for Bedok Residence one bedder... See if my guess of 1500psf is correct for this one...
I was right on 1300psf for Bedok Residence one bedder... See if my guess of 1500psf is correct for this one...
It depends on e size. If truly < 400 sqft MM n good facing, $1700 psf is doable. Afterall it is only $600k+. Definitely worth it for those who want the convenience of doorstep amenities.
It depends on e size. If truly < 400 sqft MM n good facing, $1700 psf is doable. Afterall it is only $600k+. Definitely worth it for those who want the convenience of doorstep amenities.
I still think 1700psf is beyond psychological limit for OCR property no matter where...
I still think 1700psf is beyond psychological limit for OCR property no matter where...
Hopefully it is lower of course.
devilplate
22-12-11, 14:05
It depends on e size. If truly < 400 sqft MM n good facing, $1700 psf is doable. Afterall it is only $600k+. Definitely worth it for those who want the convenience of doorstep amenities.
I dun tink ura approve 3xxsqft mm anymore.....so far recent launches all above 400sqft liao
devilplate
22-12-11, 14:07
I still think 1700psf is beyond psychological limit for OCR property no matter where...
Tat time skysuites@anson 18xxpsf will be damn cheap liao lor
Tat time skysuites@anson 18xxpsf will be damn cheap liao lor
Exactly. All prices should be looked at in relativity...
I still think 1700psf is beyond psychological limit for OCR property no matter where...
There are several USPs that are very different from other recent OCR projects, beside being next to the MRT hub, it is also offer direct connection to hospital, shopping malls, entertainment hub, offices, as well as a decent view overlooking the golf courses and jurong lake for most units.
I am pretty sure this project is going to set a new bench mark for OCR property. $1700 for 1 bedder is definitely possible.
IMO, those HDB flats around that area is going to benefit the most.
1700 may be achievable in bishan;
Jurong ? Seriously ?
Look at the px of HDBs around. Anywhere near bishan and queens town level ?
.... By any chance u r vested in this area ?
If 1700psf is achieved, I think we might need to brace ourselves for CM6. Lol.
Just read the ura document on minimum bid amount.
It stated that for the site to get trigger for sales, it has to meet 85% on EMV.
Given the last bid was around 1000psf for second JE site, are we looking at minimum 850psf trigger point?
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