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View Full Version : Esta Ruby, Freehold, 19 Levels



Teana
05-05-08, 12:36
Esta Ruby
http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby1.jpg....http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby6.jpg....http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby3.jpg....http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby2.jpg
Facilities
• Landscape Garden
• BBQ Area
• Reflective Pool
• Bicycle Stand
• Swimming Lap Pool @ Roof
• Children's Playground
• Outdoor Fitness Station
• Suntanning Area
• Shopfronts 1F
Amenities
• Freehold
• Foreigners Eligible
• No Capital Gains Tax
• Next to Paya Lebar MRT
• By Convenient Shopping
• Near Major Schools
• Near Major Expressways
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A dazzling new home beckons ...
Esta Ruby is everything its name suggests – a rare gem of a development that offers an ideal haven for those looking for tranquility within the spoils of the city. With only 72 exclusive apartments, this 19-storey building comes with private lifts for each unit, shops on the ground floor and every conceivable amenity to cater to your every whim. Located just minutes from the Nicoll Highway and PIE, withing walking distance of Paya Lebar MRT Station, it's easy to retreat into your own private Eden after a busy day.

Taking care of your every creature comfort
A self-contained heaven, Esta Ruby comes with a surprisingly complete range of amenities facilities. Have an alfresco party at the BBQ area, watch the kids frolick at the children's playground, or work out a good sweat yourself at the outdoor fitness station. And for a more romantic time, swim under the stars, with your other half at the wonderful rooftop pool. With so much to do at home, you don't even need to step out.

Majestic seaview right from your living room
Esta Ruby provides an idyllic living space that makes you feel miles away from the stress of city life. Units on the higher floors even offer an unobstructed view of the sea so that everytime you gaze out of your window, your every care dissipates amongst clouds, waves, and the expansive horizon.
http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby4.jpg................http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby7.jpg................http://i266.photobucket.com/albums/ii268/kcc0002/EstaRuby5.jpg
Esta Ruby – a priceless discovery to call home

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URA
05-05-08, 13:13
Private Residential Units Sold in the Month of February 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Esta Ruby ......... RCR ....... 1 ............................... 1,157 ............. 1,157 ............ 1,157


17 March 2008

Business Times
05-05-08, 13:15
http://www.businesstimes.com.sg/mnt/static/image/images/topMasthead_small.gif
High-density homes may complement Paya Lebar hub
Study says they may come up on sites that are currently industrial estates
Kalpana Rashiwala
Business Times
Tuesday, 8 January 2008

The development of vacant state sites already zoned for commercial use immediately around Paya Lebar MRT Station will spearhead the transformation of the area into a commercial hub.

More interestingly, however, high-density homes may also come up slightly further away on sites currently occupied by industrial estates to support an expected influx of population as Paya Lebar shapes up as a sub-regional centre.

Jones Lang LaSalle (JLL), in a recent study of likely changes in the upcoming Master Plan 2008, identified three sites - two currently part of Eunos industrial estate owned by the Housing and Development Board (HDB) and the third also in an industrial estate but privately owned - that could be developed into high-rise homes, whether public or private. Despite the fact that the three plots are currently being used as industrial facilities, two of these sites are actually zoned for residential use under the existing Master Plan 2003, while the third is slated for reserve use.

The need to inject a bigger live-in population to complement the development of Paya Lebar as a sub-regional centre may see HDB offering the three sites for development into housing, especially if the plots are accorded relatively high plot ratios of 3.5 to 4.0 to optimise their proximity to Paya Lebar MRT Station, which will be an interchange station, at the cross section of the new Circle Line and existing East-West Line.

JLL argued these plot ratios - which reflect the ratio of maximum potential gross floor area to land area - are similar to the plot ratios granted for housing projects in the Tiong Bahru vicinity. 'Injecting more homes in the Paya Lebar area will help maintain a balance between residential and commercial uses in the location,' JLL said.

And with the increased live-in population will arise the need for having more schools, which can be developed on a plot already zoned for education under the current master plan, JLL's study suggests.

The property consultancy also suggests that two sites currently zoned for Business 1 (suitable for clean and light industrial/ warehouse use) - one each in Aljunied and Eunos industrial estates - are likely to be rezoned to Business Park or Logistics Park to better complement the proposed commercial developments that will be built closer to Paya Lebar MRT Station.

The plot ratios of these two sites are also likely to be raised from 2.5 currently to 2.5 to 2.8, JLL said.

'The improved accessibility of the Paya Lebar location that will result from the area serving as an interchange between two MRT lines will boost the location's image and attractiveness as an alternative office location in the longer term,' JLL said.

The property consultancy does not envisage a plot ratio increase for the vacant state sites currently zoned for commercial use immediately around Paya Lebar MRT Station, as their existing 4.2 plot ratios are in sync with the Tampines Finance Park.

Last year, the government said Paya Lebar will be developed into a business hub to provide space for Singapore's continued growth as a global business centre. Plans for its transformation are expected to be fleshed out in Master Plan 2008, which will be ready later this year.

National Development Minister Mah Bow Tan in June last year ruled out massive, across-the-board hikes in plot ratios islandwide in Master Plan 2008.
http://www.businesstimes.com.sg/mnt/media/image/launched/2008-01-08/kreast.jpg

buy
06-05-08, 00:36
thanks for the posting

Business Times
06-05-08, 14:02
http://www.businesstimes.com.sg/mnt/static/image/images/topMasthead_small.gif
New Master Plan expected to see selective changes
Key sectors seen benefiting include hotels, aerospace, healthcare, transport
Kalpana Rashiwala
The Business Times
Tuesday, 6 May 2008

Urban Redevelopment Authority's Master Plan 2008 - which will be exhibited soon - will see changes in land use and increases in plot ratios, but these will be selective and focused on growth areas, rather than a widespread upgrade in densities, DBS Vickers Securities said in a report dated yesterday.

The strategic initiatives from the Master Plan will filter down to improved growth fundamentals for various economic sectors. While the property sector will be a key and obvious beneficiary, also standing to benefit from the strategic outline are the hotels, aerospace, healthcare, transport and construction sectors, the report said.

More land will be provided for development of the aerospace industry and the establishment of a designated hub near Seletar Airport will continue to provide strong fundamentals for the sector's continued growth. For the healthcare sector, DBS Vickers sees a medical hub developing around the Novena area and 'we could see rezoning of land parcels in this area to facilitate the development of this medical hub'.

It also suggests plot ratio increases in some mature HDB estates, as part of the rejuvenation plan. With Jurong and Paya Lebar earmarked as new business hubs outside the CBD, 'we are likely to see a concentration of Government Land Sale projects in these two areas in the medium term'.

Noting that the authorities have revealed plans for new residential enclaves such as the area around Marina South Gardens and Kallang Basin, it said, 'we expect rezoning and plot ratio adjustments in these areas'.

'We expect much of the key significant land use and plot ratio changes to be concentrated in certain strategic areas - Seletar (aerospace industrial use), Jurong (new regional centre), Paya Lebar (commercial hub near city fringe), Marina Bay (white sites and residential), Novena (medical and healthcare), Kallang Basin (residential) and Ophir-Rochor (mixed development).'

The report added: 'With the phased opening of the Circle Line from 2009 onwards, we also expect to see an increase in plot ratios for undeveloped state land sites that are close to Circle Line MRT stations, and in particular those that intersect with existing MRT stations.'

'With interchange stations planned at Paya Lebar, Serangoon, Bishan, Buona Vista, Harbourfront and Dhoby Ghaut, we believe that the highest potential for plot ratio changes could come at the Paya Lebar and Serangoon stations, given that the area around the remaining interchange stations are already relatively built up,' DBS Vickers said.

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-05-06/060508_krmaster6.jpg

URA
09-05-08, 19:04
Private Residential Property Transactions with Caveats Lodged

Project Name . Price ............. Floor Area . Price ........ Date Of Option
Aalto ................ $16,275,000 . 5,608sqft ... $2,902psf . Mar 08
Aalto ................ $4,577,000 ... 1,959sqft ... $2,336psf . Feb 08
Aalto ................ $3,142,300 ... 1,442sqft ... $2,179psf . Dec 07
Aalto ................ $3,659,800 ... 2,024sqft ... $1,809psf . Dec 07
Aalto ................ $4,270,300 ... 2,024sqft ... $2,110psf . Dec 07
Aalto ................ $6,269,100 ... 2,443sqft ... $2,565psf . Dec 07
.........
.........

buy
09-05-08, 19:49
prices still up leh

Business Times Weekend
01-06-08, 10:25
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Paya Lebar Master Plan is long overdue
Colin Tan
The Business Times Weekend
Saturday, 29 May 2008

http://business.asiaone.com/a1media/business/05May08/images/20080529.162857_museum.jpg

NOT many Singaporeans, especially younger ones, would know that Paya Lebar Central - the Master Plan area unveiled last week - was once a booming commercial hub.

Those of us who grew up in the area remember the old wet market at Geylang Serai as the heart of all the bustling activity. So it was amusing to see the area described in the weekend newspapers as a sleepy industrial estate. Apart from the city centre, it was one of the earliest and busiest commercial hubs in Singapore's early history.

In the late 1960s and early 1970s, Paya Lebar boasted one of Singapore's earliest department stores - operated by Emporium Holdings at the Haig Road-Geylang Road junction, next to the Lion City Hotel. The area was teeming with people - especially at night. It was lit by gas-filled halogen lamps from the stalls of street hawkers, which bathed the entire area in a warm, golden glow.

The Peranakan museum at Armenian Street could be relocated to Paya Lebar Central, as the nearby Joo Chiat area was once an area populated by Peranakans.
Although Singapore's car population back then was minuscule compared with today, there were frequent traffic jams in Paya Lebar, even though most people either walked to where they wanted to go or took a trishaw.

The area was also home to Singapore's first 24-hour supermarket at Tanjong Katong complex. But the concept was way ahead of its time. And once the novelty wore off, the supermarket drew fewer and fewer shoppers.

http://business.asiaone.com/A1MEDIA/business/05May08/images/20080529.162410_payalebar.jpg

And time stood still in Paya Lebar as the forces of change started to exert themselves elsewhere in Singapore. The population of Paya Lebar was slowly relocated to new housing estates such as Chai Chee and Bedok, and onwards to Tampines. Shorn of its population base, the area went into a slow decline. So in a sense, the unveiling of the Master Plan for Paya Lebar Central is long overdue. The area has been forgotten for far too long.

Its key strengths are its proximity to the city, its cultural heritage and the fact that it will have an MRT interchange. Its main weakness is the absence of a large population base. The nearest housing estates are at Geylang East and Eunos, which are small compared with the likes of Bedok, Tampines and Ang Mo Kio. As such, Paya Lebar is not a natural hub.

Having an MRT interchange helps, but it is no longer such a big deal. Soon there will be many more interchanges - all competing for the same market. Similarly, being close to the city is an attraction, but there are plenty of competing areas that are even closer, such as Kallang and Lavender. On the other hand, places like Novena have a huge head start.

Where will companies locate their backroom operations at Paya Lebar? If it is too expensive to be in the city, why stop at the edge of the city where rents are only a shade cheaper? Why not go all the way to Tampines or Jurong East, where rents are not just affordable but way cheaper? Is Paya Lebar a place for SMEs? Maybe. If property prices shoot up with all the upgrading and new improvements, as some analysts suggest, we can forget about SMEs setting up offices there.

The edge that Paya Lebar Central has over other areas is its cultural heritage. Geylang Serai - which maybe the Master Plan area should have been named - can be to the Malay Muslim community what Chinatown and Little India are to the Chinese and Indians. Ironically, what gives these two areas their vibrancy is the presence of the large number of work permit holders from India and China. It lends the area much-needed authenticity. Many Singaporeans are Westernised, preferring Starbucks or McDonald's instead of the traditional coffee shops or sarabat stalls.

Paya Lebar's cultural heritage also means it has strong tourism potential. At the moment, the celebrations during the month of Ramadan attract few tourists. It is mainly a local event. The number of non-Muslim local visitors is dismal. Singapore and STB have already achieved a difficult task - getting the numbers to even come to Singapore. And if the two integrated resorts and the hosting of global events such as the Formula One race and the Youth Olympics mean many more people will come to Singapore, the next step then is to increase their average length of stay. Increasing the number of must-see attractions is one way.

While it has been decided to do away with the Malay Village, there should be efforts to find an alternative. Having a civic centre with designs inspired by traditional Malay stylistic elements is good. But expecting it to take off like it did in Toa Payoh may not be realistic, as there is not much of a population base in the area. We do not want the place to be alive only during Ramadan. The tourists, if they come, will help supplement the market.

Maybe a museum celebrating Malay culture and heritage in the region - similar to the Peranakan museum at Armenian Street - can be set up. In fact, the Peranakan museum may be relocated to Paya Lebar Central, as the nearby Joo Chiat area was once an area populated by Peranakans. Chinatown and Little India are slowly coming back despite the pace of Singapore's modernisation. In the case of Paya Lebar Central or Geylang Serai, it will not be easy. But we owe to ourselves to give it out best shot - and preserve part of our heritage.

CNA
01-06-08, 10:38
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Paya Lebar and Kallang to be developed as new commercial hubs
Channel NewsAsia
Sunday, 25 May 2008

Paya Lebar and Kallang will be developed into new commercial hubs, just like the Jurong Lake District. This is part of the government’s Draft Master Plan, which charts land use over the next 10 to 15 years.

Marina Bay and the city centre will continue to be the key commercial node in Singapore. New growth areas like Tanjong Pagar, Beach Road and the Ophir—Rochor corridor will also be developed.

However, more commercial hubs will be needed outside the city, to offer alternatives to businesses and bring jobs closer to homes.

One regional centre will be in Paya Lebar. About 12 hectares of land are available for development, and half a million square metres will be set aside for office, hotel and retail spaces.

The Urban Redevelopment Authority (URA) said at least 1,400 hotel rooms can be built in the area. And in the near future, residents will be able to shop and dine by the Geylang riverfront.

National Development Minister Mah Bow Tan said: "When the Marina Barrage is completed some time later this year, we will be able to stabilise the water levels in Geylang River.

"Around the Geylang River area, we will be able to integrate very attractive public spaces, malls and so on. The plan is to realign the Geylang River so that it runs through the new commercial developments."

The proposals will build on the area’s distinctive Malay identity, so there will be a new Geylang Serai Market and Civic Centre. The Civic Centre will house a Community Club, community development offices and even a library.

More activities and bazaars can also be staged at a new plaza, next to the upcoming Paya Lebar MRT interchange.

As for Kallang Riverside, it has been earmarked as the next lifestyle precinct. Urban planners said new parks, waterfront residences and recreational spaces can be developed at the 64—hectare area.

About 600,000 square metres of land will also be devoted to commercial use, with 3,000 new hotel rooms in the pipeline.

About 4,000 waterfront homes have been planned for the area. And the new properties will have a variety of storey heights, stepping down towards the waterfront. This will allow those living further inland to also enjoy the views of the waterfront.

Parts of the historic Kallang Airport will also be conserved and redeveloped into a new entertainment and retail attraction. Also in the works are an integrated second—storey linkway to connect Kallang MRT station to the Old Airport Square and the future Sports Hub.

All in, URA said there are plans to add 327,200 new homes around the island over the next 15 years.

Members of the public can send their feedback on the Draft Master Plan through the URA website.

The Master Plan 2008 will be gazetted after incorporating views from the public at the Draft Master Plan exhibition at the URA Centre.

The Straits Times
01-06-08, 10:46
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Work, live and play at Paya Lebar Central and Kallang Riverside
These are two new growth areas under URA's Draft Master Plan 2008.
Ian Lim
The Straits Times
Saturday, 24 May 2008

Singaporeans will have two new areas - Paya Lebar Central and Kallang Riverside - to work, live and play, under the URA's Draft Master Plan 2008.

Minister for National Development Mah Bow Tan announced details for the two new areas during the launch of the Draft Master Plan 2008 exhibition on Friday morning.

Mr Mah said: 'The Draft Master Plan 08 envisions Singapore in 2020 as a lively yet liveable global city.'

He said the plan will guide Singapore's land use for the next 10, 15 years and ensure that there is enough land to support economic growth.

He added that the plan will also look at providing quality housing and leisure space, as well as cutting down on commuting by bringing jobs closer to where people live.

Paya Lebar Central
The two new growth areas are part of the plan to increase the number of commercial hubs or nodes outside the CDB, said Mr Mah.

Paya Lebar Central will be developed around Paya Lebar MRT station and will have more than 500,000 sq m of commercial floor space within the 12ha zone.

Mr Mah said: 'Paya Lebar Central will be an attractive location for businesses that do not need to be located within the city centre but still want to be close by.'

He added that the area is well known for its local Malay heritage and the URA will encourage new developments to enhance the local character.

There are also plans to incorporate Geylang River into future developments and new public spaces by realigning a stretch of the river to run along new buildings along Tanjong Katong Road.

Kallang Riverside
As for the new Kallang development, Mr Mah said it is part of the Greater Marina Bay District and will be home to the new Sports Hub.

Calling it the next lifestyle destination near the city centre, Mr Mah said: 'About 4,000 new waterfront homes are planned for the area, offering more opportunities for Singaporeans to enjoy city living.'

He also said that there will be space for 3,00 hotel rooms at Kallang, with another 400,000 sq m for a mix of office, retail and entertainment outlets. He added that the former Kallang airport will be conserved and will offer a range of lifestyle and retail facilities.

Keeping Familiar Places
Mr Mah said that another focus of the URA plan will be to make Singapore 'a home of choice' for Singaporeans.

'To make Singapore an endearing home, the Draft Master Plan will seek to retain places of identity and heritage. Particular emphasis will be placed on retaining familiar places and structures that residents identify with, such as markets within older HDB towns like Queenstown,' said Mr Mah.

Unregistered444
01-06-08, 22:07
hmmm isn't Esta Ruby in District14 near Geylang?

buy
02-06-08, 11:10
geylang area going to have a new facelift

right

Unregistered444
02-06-08, 14:39
don't .. heard nothing mentioned about this ... hopefully it does ... can't imagine the government spend so much on spicing up Kallang and then find that the activities at Geylang spill over ... like what is happening with Joo Chiat.

mr funny.
02-06-08, 17:27
Published May 24, 2008

DRAFT MASTER PLAN 2008

Spotlight falls on Paya Lebar Central as suburban star

By EMILYN YAP

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-05-24/BT_IMAGES_DRAFT24B.jpg

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.

Unregistered444
03-06-08, 11:41
Published May 24, 2008

DRAFT MASTER PLAN 2008

Spotlight falls on Paya Lebar Central as suburban star

By EMILYN YAP

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-05-24/BT_IMAGES_DRAFT24B.jpg

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.

but nothing mentioned about what they plan to do about the sleaze in Geylang and Joo Chiat? How can we expect to raise our families amidst such activities?

Unreg¡stered
03-06-08, 17:09
but nothing mentioned about what they plan to do about the sleaze in Geylang and Joo Chiat? How can we expect to raise our families amidst such activities?
Strange!
You stay in Tanjung Katong Road or City Plaza area. Why you worry about Geyland and Joo Chiat areas?
They are totally unrelated.

Curious
03-06-08, 17:13
Strange!
You stay in Tanjung Katong Road or City Plaza area. Why you worry about Geyland and Joo Chiat areas?
They are totally unrelated.
Esta Ruby at the corner of Tanjung Katong Rd and Guillemard Rd?
The one behind City Plaza?

Unregistered444
04-06-08, 00:47
Esta Ruby at the corner of Tanjung Katong Rd and Guillemard Rd?
The one behind City Plaza?

yes it is. i personally feel that it is too close to the Geylang Lorongs. although some may say that is not so near red-light lorongs ... i remember reading about it in the papers that the residents of the so-called 'safe' lorongs were up in arms as the activites were expanding into their zone and if they do expand, it'll scare off potential buyers. hopefully the government will do something about it.

Unregistered444
04-06-08, 00:54
Strange!
You stay in Tanjung Katong Road or City Plaza area. Why you worry about Geyland and Joo Chiat areas?
They are totally unrelated.

R they? I don't think so unless the government does something to curb or relocate the expansion of vice activites in Geylang. It is too close to Geylang especially. Have u ever driven pass Esta Ruby and checked out CityPlaza or LionCity hotel? It's like another golden mile complex.

paperplate
04-06-08, 02:18
Anyone knows the actual site of the mountbatten mrt?

There is a construction beside esta ruby and opposite grandlink...isit a mrt stn?

Unreg¡stered
04-06-08, 13:09
R they? I don't think so unless the government does something to curb or relocate the expansion of vice activites in Geylang. It is too close to Geylang especially. Have u ever driven pass Esta Ruby and checked out CityPlaza or LionCity hotel? It's like another golden mile complex.
Have you seen the Paya Lebar Central 2008 plan prior to commenting on City Plaza or Lion City? Check first before you comment.

Unreg¡stered
04-06-08, 13:19
Anyone knows the actual site of the mountbatten mrt?

There is a construction beside esta ruby and opposite grandlink...isit a mrt stn?
Esta Ruby is about 70m from the nearest entrance of the upcoming Paya Lebar MRT Interchange.

The current EW Paya Lebar MRT station is about 150m away.

Old Airport MRT station is further away.

Under the new Paya Lebar Central 2008 plan, it is sitting next to 2 commercial buildings (i.e. office buildings) (including City Plaza which is currently not a commerical building) and a 700-room hotel (the current Lion City Hotel has only 166 rooms).

City Plaza has to go to become an office building.
Lion City has to go to make way for a 700-room hotel.
The old cinema has to go to become an office building.
Look at the plot ratio of these 3 and you will know.

paperplate
04-06-08, 13:51
Esta Ruby is about 70m from the nearest entrance of the upcoming Paya Lebar MRT Interchange.

The current EW Paya Lebar MRT station is about 150m away.

Old Airport MRT station is further away.

Under the new Paya Lebar Central 2008 plan, it is sitting next to 2 commercial buildings (i.e. office buildings) (including City Plaza which is currently not a commerical building) and a 700-room hotel (the current Lion City Hotel has only 166 rooms).

City Plaza has to go to become an office building.
Lion City has to go to make way for a 700-room hotel.
The old cinema has to go to become an office building.
Look at the plot ratio of these 3 and you will know.

Do u mean that the on going construction that I mention earlier is actually an entrance to the paya lebar mrt?

The old airport mrt is also known at dakota/tanjong katong mrt stn?...I know the actual site is further down from dunman road..next to an old army camp. How about mountbatten mrt stn? I heard from agts saying that mountbatten mrt stn is near to cosmo...but they also duno the exact location..maybe the plan not out yet?

Unregistered444
04-06-08, 15:24
Have you seen the Paya Lebar Central 2008 plan prior to commenting on City Plaza or Lion City? Check first before you comment.

Of course ... no change to City Plaza or Lion City. The Paya Lebar redevelopment plan starts from Geylang Road onwards .. go here and check http://www.ura.gov.sg/DMP2008/paya_lebar_main.html? Have you yourself checked before you replied to me?

The thing is you're missing the point ... is the government doing anything about the vice activities in Geylang? You cannot deny the possibility and the probability of it spreading towards that area due to its proximity.

Unregistered444
04-06-08, 15:25
Esta Ruby is about 70m from the nearest entrance of the upcoming Paya Lebar MRT Interchange.

The current EW Paya Lebar MRT station is about 150m away.

Old Airport MRT station is further away.

Under the new Paya Lebar Central 2008 plan, it is sitting next to 2 commercial buildings (i.e. office buildings) (including City Plaza which is currently not a commerical building) and a 700-room hotel (the current Lion City Hotel has only 166 rooms).

City Plaza has to go to become an office building.
Lion City has to go to make way for a 700-room hotel.
The old cinema has to go to become an office building.
Look at the plot ratio of these 3 and you will know.

and where did you get that info from? pls send link to verify and confirm ....

Unreg¡stered
09-06-08, 11:30
Of course ... no change to City Plaza or Lion City. The Paya Lebar redevelopment plan starts from Geylang Road onwards .. go here and check http://www.ura.gov.sg/DMP2008/paya_lebar_main.html? Have you yourself checked before you replied to me?

The thing is you're missing the point ... is the government doing anything about the vice activities in Geylang? You cannot deny the possibility and the probability of it spreading towards that area due to its proximity.
Vice? What vice are you talking about?
Vice at the top of the commercial buildings, condos or institutions?

The plot ratio for all the "Lorongs" have been revised to 2.8.
Which means they are going to tear down the whole place and replaced with high-rises.
Some are commercials (i.e offices) (in blue), some are residentials (in peach) and some are institutions (in orange).

City Plaza is an apartment with retail shops now. It has been revised to be a commerical building with no residential component (in blue).

The old cinema along Tanjung Katong Road has been revised to commerical building (in blue) with plot ratio of 4.2! This is a very-high office building.

Now tell us are there any low plot ratio in the new plan? No right? Not even a single one. This simply means there are going to tear down the whole Geyland. You mean the vice will move to a temporary place and then move back to the new high-rises?

Please check the plan before you comment.

mr funny.
09-06-08, 11:40
http://www.straitstimes.com/Invest/Story/STIStory_245558.html

June 8, 2008

property

Makeover to turn Paya Lebar into commercial node

Traditional Malay character to add unique flavour to area's development

By Fiona Chan Property Reporter

http://www.straitstimes.com/STI/STIMEDIA/image/20080607/ST_SUNTIMES_1_CURRENT_MNYFIOPAYA.jpg
The Paya Lebar Station Plaza, seen here as an artist's impression, is part of the Government's draft masterplan to position the area into a fringe hub along the lines of Novena and Buona Vista. -- PHOTO: URA
http://www.straitstimes.com/STI/STIMEDIA/image/20080608/ST8999554899955401_01_0001.jpg

Paya Lebar was one of Singapore's earliest commercial hubs, but it now stands neglected and underdeveloped, with the Singapore Post Centre building its sole marker of modernisation.

Within the next 15 years, however, all that will change.

The neighbourhood around the Paya Lebar MRT station is slated for a major makeover as part of the Government's recently unveiled draft masterplan.

It will be transformed into Paya Lebar Central, a suburban commercial node nestled between the city centre and the bustling Tampines commercial hub.

About 12ha of land around Sims Avenue and Geylang Road will be put up for development, yielding some 5.4 million sq ft of commercial space.

More than half of this space has been earmarked for offices. The rest will be for shops and hotels with about 1,400 rooms.

While Paya Lebar will be positioned as a fringe hub along the lines of Novena and Buona Vista, the area's traditional local Malay character will add a unique flavour.

Apart from the new commercial buildings, some upcoming developments include landscaped public spaces around the cleaned-up Geylang River, a pedestrian mall along Geylang Road, and a new plaza square and civic centre next to the rebuilt Geylang Serai Market.

All these exciting plans make Paya Lebar an 'interesting sub-regional centre', said Mr Chia Ngiang Hong, the group general manager of property developer City Developments.

'It has the potential to become as successful as Novena,' he said at the masterplan's launch last month.

But what does this all mean for potential investors and current owners of Paya Lebar properties?

Property consultants say it is a bit premature to predict any trend in property values right now or even in the next few years.

Over time, however, starting from about five years from now, properties in the area will almost definitely become more valuable, they add.

Office buildings and shopping centres are the most obvious beneficiaries, said Dr Chua Yang Liang, the head of South-east Asia research at property consultancy Jones Lang LaSalle.

'The plans to improve Paya Lebar will have a long-term impact on the properties around the area,' he said. 'The first thing that comes to mind is that the commercial assets will benefit from the increased activity once things start to take shape.'

There are limited avenues for small-time investors to take advantage of, though, as there are not that many strata-titled commercial properties in the immediate area. The few that exist include City Plaza.

Dr Chua said, however, some properties in the nearby Geylang area might enjoy a spillover effect. Prices and rents of office and shop units there, such as coffee shops, have been on the rise recently.

Mr Li Hiaw Ho, executive director of CB Richard Ellis (CBRE) Research, also said hi-tech industrial buildings in the vicinity of Paya Lebar Central were likely to rise in value over time.

As for residential developments, there are currently no plans for new housing sites in Paya Lebar. This, however, may prove a boon to existing homes in the area.

Their prices and rentals are expected to rise, as the critical mass of workers that will flow into the commercial hub look for homes nearby to buy or rent, consultants say.

Currently, there are few major projects in the vicinity. Most apartment blocks are boutique developments around Guillemard Road, Guillemard Crescent, Sims Avenue, Haig Road and Geylang.

Prices differ widely, depending on the area, according to CBRE, citing data from the Urban Redevelopment Authority.

CBRE's analysis show some recent launches, such as Esta Ruby in Guillemard Road and Cosmo in Guillemard Crescent, have commanded prices well above $1,000 per sq ft (psf).

Latest transactions for nearby developments along Haig Road, such as Butterworth 8 and Haig Garden, have fetched prices hovering around $1,000 psf.

Others, such as Sunflower Regency in Lorong 20 Geylang, are hovering at between $500 psf and $600 psf.

The same trends can be seen for completed projects. Homes in Geylang proper - including those in Sims Green, The Sunny Spring, Wing Fong Mansions, The Waterina and Aston Mansions - have been transacted recently at well below $600 psf.

On the other hand, homes in Geylang East, in projects such as Simsville and Central Grove, have been sold for $600 to $900 psf.

Le Crescendo, one of the rare condominiums along Paya Lebar Road, is fetching between $800 psf and $1,000 psf for its newly completed units.

As for public housing, prices for a three-room flat in the Geylang town range from $170,000 to $300,000, according to sales in the last three months. Prices are lower in estates along Paya Lebar Way, Eunos Crescent, Balam Road and Circuit Road, and higher in Haig Road and Aljunied Crescent.

Five-room flat prices range from below $300,000 in the Ubi area to well above $400,000 in Eunos Crescent.

[email protected]


Development plan

Within the next 15 years, about 12ha of land in Paya Lebar will be put up for development around Sims Avenue and Geylang Road, which will yield some 5.4 million sq ft of commercial space.

buy
11-06-08, 22:39
prices will increase in this area

Unregistered444
11-06-08, 23:03
Vice? What vice are you talking about?
Vice at the top of the commercial buildings, condos or institutions?

The plot ratio for all the "Lorongs" have been revised to 2.8.
Which means they are going to tear down the whole place and replaced with high-rises.
Some are commercials (i.e offices) (in blue), some are residentials (in peach) and some are institutions (in orange).

City Plaza is an apartment with retail shops now. It has been revised to be a commerical building with no residential component (in blue).

The old cinema along Tanjung Katong Road has been revised to commerical building (in blue) with plot ratio of 4.2! This is a very-high office building.

Now tell us are there any low plot ratio in the new plan? No right? Not even a single one. This simply means there are going to tear down the whole Geyland. You mean the vice will move to a temporary place and then move back to the new high-rises?

Please check the plan before you comment.

look the fact of the matter is that there are vice activities in Geylang and all I am asking is are the relevant authorities doing something about it else no matter what they develop at Paya Lebar, there might be a spillover effect. Unfortunately, you simply choose to ignore this. I am not interested in what happens in Paya Lebar if there is no clampdown on activities in the Geylang Lorongs which you have to admit has been expanding over the past few months.

'This simply means there are going to tear down the whole Geyland.' - please explain how did you come to that conclusion when I don't see anything mentioned in the Master Plan about the Geylang lorongs? Aren't they all freehold private properties? How does the government plan to acquire those and build beautiful high-rises? Please think before you post!

Continue to ignore if you like but the facts are clear.

kal
11-06-08, 23:14
So those new condos/apts in Haig/butterworth(Vesilia/Worthington..etc) area will be good catch if price is reasonable ?

buy
12-06-08, 00:02
should be a good catch

Curious
26-06-08, 13:48
So those new condos/apts in Haig/butterworth(Vesilia/Worthington..etc) area will be good catch if price is reasonable ?
Versilia at Haig or a different Versilia?

orh gui tao
26-06-08, 14:20
i like geylang for the charm.

i also like durian.

i also like china mei mei.

if got seller want to sell $300 psf i will buy



look the fact of the matter is that there are vice activities in Geylang and all I am asking is are the relevant authorities doing something about it else no matter what they develop at Paya Lebar, there might be a spillover effect. Unfortunately, you simply choose to ignore this. I am not interested in what happens in Paya Lebar if there is no clampdown on activities in the Geylang Lorongs which you have to admit has been expanding over the past few months.

'This simply means there are going to tear down the whole Geyland.' - please explain how did you come to that conclusion when I don't see anything mentioned in the Master Plan about the Geylang lorongs? Aren't they all freehold private properties? How does the government plan to acquire those and build beautiful high-rises? Please think before you post!

Continue to ignore if you like but the facts are clear.

Unregistered678
26-06-08, 20:21
i like geylang for the charm.

i also like durian.

i also like china mei mei.

if got seller want to sell $300 psf i will buy

with all the china mei mei around, you won't even have 300 psf in your life savings ... they will suck you and your durians dry!

Down Down
26-06-08, 21:14
Singapore factory output down 12.8% on-year in May
Posted: 26 June 2008 1323 hrs

SINGAPORE - Singapore's industrial production in May slumped by a much-bigger-than-expected 12.8 per cent from a year ago, pulled down by a 55.1 per cent drop in biomedical output, the government said Thursday.

Analysts had projected a fall of 2.5 per cent for May.

On a seasonally adjusted basis, industrial output last month fell 5.7 per cent from April, the Economic Development Board (EDB) said in its monthly report.

"Production in May dropped 12.8 per cent compared to the same month last year, largely due to a contraction in the biomedical manufacturing cluster," said the EDB.

The sharp plunge in biomedical output was due mainly to the pharmaceuticals segment, which shrank 58.2 per cent because a different batch of ingredients was produced, it said.

Precision engineering also declined last month with output down 4.8 per cent on the year, but other sectors fared better. The EDB reported increased output in electronics, chemicals and transport engineering.

Electronics output gained 3.8 per cent in May. Almost all electronics segments recorded higher production but information and communications, and consumer electronics, were exceptions, the EDB said.

Chemicals production was up 2.2 per cent and transport engineering increased 13.0 per cent, boosted by the robust marine and offshore engineering industries, it said.

Singapore's monthly manufacturing report is widely monitored as the sector accounts for a third of the city state's gross domestic product, worth 243 billion Singapore dollars in 2007.

The export-reliant economy grew slower than estimated in the year's first quarter, at 6.7 per cent, as demand weakened due to a slowdown in the United States and other key markets, the government has said. - AFP/ir

CNA - June 26 '08

UPUP
26-06-08, 22:12
June 26, 2008

Citi sees no oversupply of homes in next two years

It estimates only 60% of the 30,000 units forecast will be completed, so fall in prices will be modest

By Joyce Teo, Property Correspondent


ANALYSTS from Citigroup have stuck their necks out to dismiss some market predictions of a crippling property glut in the next two years.

Official figures show that around 30,000 homes will be completed in the next two years, but Citi reckons only around 60 per cent will likely be ready.

If the bank's forecast is accurate, it could mean that downward pressure on prices will not be as great as some had feared.

Citi's report on Singapore property, which came out on Tuesday, pointed to where previous predictions may have got it wrong.

It stated that by the end of March, there were 6,000 collective sale units that had yet to be demolished.

Some of the delays are because of legal challenges over sales, as well as developers extending lease periods for owners due to the weak primary market, Citi said.

It estimated that there will be 8,200 units completed next year and 10,200 in 2010, assuming no further collective sales are done.

These numbers are way below market expectations of 12,500 units next year and 17,500 units in 2010, it said.

These higher supply numbers had led many experts to conclude that an oversupply was on the cards.

But Citi stated: 'We have always argued that such estimates are not always accurate and they often get revised downward over time.'

However, it did not elaborate further on the reasons for its lower supply projections.

Knight Frank director of research and consultancy Nicholas Mak said the direct impact of the supply completion figures on prices is limited because most of these homes would already have been sold.

But a large supply of homes for occupation would negatively affect rentals, and this would in turn hit prices, he added.

Savills Singapore also believes the supply figures released by the Urban Redevelopment Authority are too high.

Mr Ku Swee Yong, its director of marketing and business development, said completion delays in collective sales, as well as delayed launches, have not been factored in.

'There are insufficient construction resources, which means there will likely be delays,' he added.

'Prices of mid- to high-end properties will fall but not to the extent of the 30 per cent to 40 per cent drop predicted by some analysts.'

Banks like Credit Suisse and Barclays Capital have forecast drops of up to 40 per cent in rents and prices, but Citi tips a fall of up to 30 per cent, and largely only in high-end homes.

Citi expects this sector will suffer from falling demand, particularly as expatriates and locals keep downgrading.

That will put downward pressure on rents of prime homes and further pressure on prices, it said.

Citi also said a long downturn like the one that caught out many buyers in the late 1990s and early 2000s is unlikely.

This is because resale volumes are still at above average levels, reflecting strong genuine demand. There is no sign of overbuilding or an overall housing shortage.

Also, mass market homes remain highly affordable and are supported by high rental yields of more than 5 per cent, Citi said.

'Due to the sharp rise, we believe high-end residential is likely to suffer the brunt of the 20 per cent to 30 per cent price decline while the mass market should remain fairly firm.'

The mid-tier segment is likely to fall by 10 per cent to 20 per cent, it said. These are from a high base.

Luxury home prices have surged by 149 per cent since the troughs in 2004.

Prices in the mid-tier and mass-market segments rose by a still robust 79 per cent and 39 per cent respectively.

Unreg¡stered
26-06-08, 23:14
Published May 24, 2008

DRAFT MASTER PLAN 2008

Spotlight falls on Paya Lebar Central as suburban star

By EMILYN YAP

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-05-24/BT_IMAGES_DRAFT24B.jpg

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).

....................

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.
I love this Paya Lebar Central thing.

Curious
24-07-08, 10:33
I love this Paya Lebar Central thing.
When will government start selling land for office building(s)?

AK47
27-07-08, 23:29
When will government start selling land for office building(s)?

Master plan is forward looking up to 15 years ahead.

It may be years later before the first plot is make available for tender, depending very much on market condition.

AK47
27-07-08, 23:38
Geylang lorong was already 2.8 plot ratio in 2003 Masterplan. There was no revision in 2008.


Vice? What vice are you talking about?
Vice at the top of the commercial buildings, condos or institutions?

The plot ratio for all the "Lorongs" have been revised to 2.8.
Which means they are going to tear down the whole place and replaced with high-rises.
Some are commercials (i.e offices) (in blue), some are residentials (in peach) and some are institutions (in orange).

City Plaza is an apartment with retail shops now. It has been revised to be a commerical building with no residential component (in blue).

The old cinema along Tanjung Katong Road has been revised to commerical building (in blue) with plot ratio of 4.2! This is a very-high office building.

Now tell us are there any low plot ratio in the new plan? No right? Not even a single one. This simply means there are going to tear down the whole Geyland. You mean the vice will move to a temporary place and then move back to the new high-rises?

Please check the plan before you comment.

CX
09-08-08, 17:35
$300 psf?willing to wait will have lah..


i like geylang for the charm.

i also like durian.

i also like china mei mei.

if got seller want to sell $300 psf i will buy

Unregistered_!_
10-08-08, 11:22
Mayb u shld consider buying hdb @ $300psf....lol

nicenice
21-08-08, 22:57
when tis project TOP?

Unreg¡stered
02-10-08, 14:00
when tis project TOP?
Dunno. I think 2010.

Aunty123
06-10-08, 23:06
How much is it?

C.X
06-10-08, 23:37
How much is it?

Launching price is around $1000psf onwards.

Unreg¡stered
07-10-08, 15:51
Launching price is around $1000psf onwards.
But swimming pool in the sky leh.
Good and bad.
Good, can see Singapore Flyer while swimming.
Bad, damn cold man!

Teana
06-08-09, 22:59
But swimming pool in the sky leh.
Good and bad.
Good, can see Singapore Flyer while swimming.
Bad, damn cold man!

The water in the pool will evaporate under the sun?

Reporter
02-09-09, 11:46
One unit sold in July at $1,000psf? What type is that?

Reporter
19-09-09, 01:36
Private Residential Units Sold in the Month of July 2009

Project Name .. Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Esta Ruby ........ RCR ....... 2 ........................... 1,023 ........... 1,012 .......... 1,000
Oh! 2 not 1.

Reporter
01-10-09, 13:40
http://www.h88.com.sg/images/h88_masthead_logo.jpg
Singapore's smallest studio spotted: 258 sqft

http://www.h88.com.sg/images/content/2009-09-29/suitesatguillemard.jpg

Just when we though "mickey mouse" units got as small as they possibly could, we found a studio that stumped us at Suites@Guillemard, a boutique development in District 14 that is launching soon.

The unit in question is a Type L studio:
http://www.h88.com.sg/images/content/2009-09-29/suitesatguillemard_studio_t.jpg

At just 258 square feet (24 square meters), the studio unit still packs in a kitchen, dining area, bathroom, master bedroom and even its own living area according to its brochure. We also believe this is perhaps Singapore's smallest studio unit at the moment. For those who are wondering how big 258 square feet is, just imagine a sizeable HDB room.

http://www.h88.com.sg/images/content/2009-09-29/suitesatguillemard_highligh.jpg
We have roughly highlighted the position of the studios red (for illustration purposes only).

http://www.h88.com.sg/images/content/2009-09-29/suitesatguillemard_siteplan.jpg
The site plan for Suites@Guillemard

Project details:

TOP: Estimated 2013

Tenure: Freehold

Storeys: 5

Units: 72

Developed by: Oxley Land PTE LTD

Units Sizes:
Studio: 258sqft, 323sqft, 388sqft, 431sqft, 441sqft, 463sqft, 474sqft

1+Study: 474sqft, 517sqft, 527sqft

2rm Duplex Penthouses: 797sqft, 807sqft, 840sqft, 861sqft, 883sqft, 904sqft, 936sqft, 947sqft, 958sqft, 1033sqft, 1109sqft, 1195sqft
Oops!
Only 110m apart?

The 72 Mickey Mouses from Suites@Guillemard are going to eat up the 72 pieces of "Mega" Cheese in Esta Ruby.

72 for 72?
Just nice?

Reporter
15-12-09, 18:42
Private Residential Units Sold in the Month of November 2009

Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Esta Ruby ......... RCR ........ 32 ............................ 1 ................................ 1,088 ............. 1,088 ........... 1,088
1,088 is a nice number but 1,188 would be nicer.

jinxminx99
24-01-10, 18:12
1,088 is a nice number but 1,188 would be nicer.

why is this so slow in selling? I think this has been in the market for over 3 yrs now. NS direction, decent sized apts. what is the catch?

mcmlxxvi
24-01-10, 21:47
why is this so slow in selling? I think this has been in the market for over 3 yrs now. NS direction, decent sized apts. what is the catch?

Ehh... because there's chinese words in the main entrance logo... ?

Reporter
26-01-10, 11:39
http://www.sph.com.sg/images/logo_st.png
11 CCL stations open 17 April 2010
Wendy Lim
The Straits Times
Tuesday, 26 January 2010, 12.04 pm

http://www.straitstimes.com/STI/STIMEDIA/image/20100126/In-SG-cclLTA.jpg
The Paya Lebar interchange station on the CCL will allow commuters to bypass City Hall and Raffles Place interchanges to get to the city and northern parts of Singapore. --Photo: LTA

11 Circle Line (CCL) stations from Bartley to Dhoby Ghaut will open for passenger service on 17 April 2010.

The opening of the new stations, together with the 5 CCL stations already in operation, will help commuters save significant travel time with the enhanced connectivity to existing MRT lines.

The Paya Lebar interchange station on the CCL will allow commuters to bypass City Hall and Raffles Place interchanges to get to the city and northern parts of Singapore.

Some of the new stations will also bring commuters within the doorsteps of various entertainment and recreational facilities, such as the Stadium near the Singapore Indoor Stadium and the Bras Basah station near the National Museum of Singapore.

The 11-km stretch comprises these stations: Tai Seng, MacPherson, Paya Lebar, Dakota, Mountbatten, Stadium, Nicoll Highway, Promenade, Esplanade, Bras Basah and Dhoby Ghaut.

About 200,000 commuters are expected to use the 16 stations from Dhoby Ghaut to Marymount daily.


¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯¯
Paya Lebar Station

* The Paya Lebar station is an interchange station that connects the Circle Line to the East-West Line.

* It is the first interchange station integrating above-ground and underground lines.

* Commuters can gain access to the station from 3 new entrances located along Paya Lebar Road.

* Connectivity is a key consideration for the station's design. It is seamlessly bridged to the East-West line station via two passageways designed to move high volume of human traffic safely and efficiently.

* The station is designed inhouse by LTA.
_______________________________________________

Reporter
29-01-10, 01:03
http://sg.yimg.com/i/sg/providers/cnalogo4.gif
MRT Circle Line phase 2 opening set to püsh property prices üp: estate agents
Maggie Chong
Channel NewsAsia
Thursday, 28 January 2010, 2008 hrs

http://www.channelnewsasia.com/imagegallery/store/phpOu28Ce.jpg
A train station on the Circle Line

The opening of the 2nd phase of the Circle Line MRT in April is definitely something to look forward to for residents living nearby. But those looking to sell or rent their homes are set to benefit as well.

Property agents said the opening of the 11 new stations along the Circle Line is likely to püsh property prices üp.

Agents MediaCorp spoke to estimate home prices will increase by 1Ö% while office rents will go up by 20%.

They said estates like Serangoon, Bishan and Paya Lebar have a lot of märkët pötëntïäl while units in industrial estates are also expected to be in high demand.

Eddy Ng, division director, ERA Real Estate, said: "Most of the workers are taking public transport, it can be very accessible for them, if there's an MRT line that leads them back home after work."

Reporter
08-03-10, 21:36
http://sg.yimg.com/i/sg/providers/cnalogo4.gif
No further measures to cool property market for now: Mah Bow Tan
Wong Siew Ying
Channel NewsAsia
Monday, 8 March 2010, 1315 hrs

http://www.channelnewsasia.com/imagegallery/store/phpMh2E5M.jpg

National Development Minister Mah Bow Tan on Monday said the government will not be introducing more measures to cool the market for now.

He was responding to Members of Parliament who raised concerns about property prices, during debate over the ministry's budget.

Sales of private homes gained momentum in the 2nd half of last year, driving overall prices up by some 1.8% in 2009.

Last month, the government introduced 2 more anti-speculative measures, on the back of a spike in sales transactions in January.

Mr Mah said that while no further measures will be introduced, the government stands ready to do more if there are signs of overheating in the property market.

He assured that there will be an ample supply of private homes to meet demand over the next 2 years.

Mr Mah also spoke on freeing up more land for businesses, when several government agencies move out of the CBD (central business district) to Jurong Gateway and Paya Lebar Central by 2015.

Reporter
15-04-10, 16:53
Private Residential Units Sold in the Month of March 2010
Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Esta Ruby ........ RCR ....... 34 ........................ 1 ............................ 1,062 ............ 1,062 .......... 1,062

azeoprop
10-01-11, 23:21
500 Guillemard Road #05-02
Freehold
$929
1130
$1050k
08 Feb 10
500 Guillemard Road #12-01
Freehold
$1063
958
$1018k
28 Oct 09


Still got over 30 units not sold, any starbuys for 850psf? :rolleyes:

penguin
20-01-11, 11:07
Can someone confirm if the private lifts open directly into the units itself? From the floorplan, it looks like it, but that would be rather wierd isnt it?

ecimbew
20-01-11, 11:40
Master Plan 2008 is not working. It's 2011 now and we still don't see anything developed in that area. :banghead:



Published May 24, 2008

DRAFT MASTER PLAN 2008

Spotlight falls on Paya Lebar Central as suburban star

By EMILYN YAP

http://www.businesstimes.com.sg/mnt/media/image/launched/2008-05-24/BT_IMAGES_DRAFT24B.jpg

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.

ecimbew
20-01-11, 11:44
Can someone confirm if the private lifts open directly into the units itself? From the floorplan, it looks like it, but that would be rather wierd isnt it?

You mean "Ding Dong" the lift doors open and you see your neighbour walks into his unit. You say "Bye" to your neighbour and scrutinise his/her unit before the lift door closes? :cheers1:

devilplate
20-01-11, 11:45
You mean "Ding Dong" the lift doors open and you see your neighbour walks into his unit. You say "Bye" to your neighbour and scrutinise his/her unit before the lift door closes? :cheers1:

worse is when the maintenance guy r servicing ur lift or cleaners cleaning the lifts....mabe invite them into ur hse for a drink...LOL

ecimbew
20-01-11, 11:48
worse is when the maintenance guy r servicing ur lift or cleaners cleaning the lifts....mabe invite them into ur hse for a drink...LOL

HAHA but it's very exclusive. Lift opens to your living room. Will it be noisy? My unit is next to the lift door now and my dog keeps barking at it whenever the door opens. :scared-5:

Teana
20-01-11, 15:14
UOL just bidded 313 million for the Lion City Hotel site.

The price works out to be S$624 psf ppr, based upon plot ratio of 3.39 for that particular site.

Construction cost is estimated to be 220 psf ppr, the breakeven for this site works out to be 850 psf. Financing cost and other misc costs will make the breakeven at 935.

The above calculations must include a development charge of 78 mil.

The p/pr works out to be 756.

UOL will sell it around 1450 psf. :scared-3: :scared-3: :scared-3:Maybe Government is sleeping while UOL is working?

Maverick28
19-04-11, 12:24
Any thoughts?

land118
19-04-11, 14:54
Maybe Government is sleeping while UOL is working? Think they wait until before they release the next Master Plan, then start to work....:D

Teana
17-06-11, 22:59
Record $1,253 psf developer sale in May.

Laguna
18-06-11, 13:16
500 Guillemard Road #04-01 958 $982k $1,025 May 25, 2011

500 Guillemard Road #06-03 1,130 $1,181k $1,045 May 13, 2011
500 Guillemard Road #11-02 1,130 $1,250k $1,106 May 10, 2011
500 Guillemard Road #08-02 1,130 $1,198k $1,060 May 4, 2011


There were only 4 sales in May

Teana
18-06-11, 16:58
There were 6 developers sale as per URA website. The high is $1,253 psf.

http://www.ura.gov.sg/realEstateWeb/realEstate/pageflow/price/PriceController.jpf

forest491
20-06-11, 00:07
I guess garmen trying to push Jurong Com Hub before they lay their hands here, no rush for them as easy to sell here den there ma...:2cents:

quote=ecimbew]Master Plan 2008 is not working. It's 2011 now and we still don't see anything developed in that area. :banghead:[/quote]

DC33_2008
20-06-11, 11:39
Almost bought a unit 3 years ago. However, change my mind after going to the showflat, site and offer a discounted offer price of $1033psf. It seems that the price did not move much over here.
I guess garmen trying to push Jurong Com Hub before they lay their hands here, no rush for them as easy to sell here den there ma...:2cents:

quote=ecimbew]Master Plan 2008 is not working. It's 2011 now and we still don't see anything developed in that area. :banghead:[/QUOTE]

okacin
26-06-11, 13:42
Think this development got quite good potential due to the proximity to the Lion City site which was sold to UOL, and the Paya Lebar MRT which is an interchange stn. Another plus point I can see is that it is high rise while immediate surrounding condos are just 5-8 storeys high.

With the development if the Lion City site into a commercial cum residential, this area may changed into something quite interesting...

What do you guys think?

solsys
27-06-11, 00:22
Not so ideal. Roof top facilities exposed to elements.

okacin
27-06-11, 13:36
Hmm...is that a disadvantage? Having a pool at the ground floor is better? Why is that so?

marktkt22
27-08-11, 14:22
Any 2 bedder left from developer,keen to get one.

okacin
27-08-11, 23:57
Any 2 bedder left from developer,keen to get one.

I think so, u can call this developer sales line to inquire 9090 2222

marktkt22
28-08-11, 09:53
Thanks okacin, are you also vested in this projt?



I think so, u can call this developer sales line to inquire 9090 2222

okacin
28-08-11, 14:29
Thanks okacin, are you also vested in this projt?

Yes :)

okacin

okacin
28-08-11, 14:41
Let me share why I'm bullish on this project:

1) right next to the en-bloced Lion City site which will be developed into a commercial-residential project
2) walking distance to PL MRT which is interchange for Circle & East-West lines
3) the balcony is facing towards the direction where a long stretch are developments of low plot ratio, so if buy high floor will be unblocked to a certain distance. Of course nearer towards the east coast there are high rise developments
4) PL's potential as a commercial hub not fully realized yet. When it is, prices may be too high then
5) Near the Geylang River which will be developed into some riverfront dining cum entertainment site

jinxminx99
28-08-11, 17:17
Let me share why I'm bullish on this project:

1) right next to the en-bloced Lion City site which will be developed into a commercial-residential project
2) walking distance to PL MRT which is interchange for Circle & East-West lines
3) the balcony is facing towards the direction where a long stretch are developments of low plot ratio, so if buy high floor will be unblocked to a certain distance. Of course nearer towards the east coast there are high rise developments
4) PL's potential as a commercial hub not fully realized yet. When it is, prices may be too high then
5) Near the Geylang River which will be developed into some riverfront dining cum entertainment site

Any reason why this project has still not sold out completely?

okacin
28-08-11, 18:29
Any reason why this project has still not sold out completely?

Actually i'm not sure. The sales ppl said they din spent much on marketing the project and there were some change in design which caused a delay. At first I was a bit sceptical, but after I considered the factors I mentioned earlier, decided to go ahead

hyenergix
28-08-11, 21:54
Actually i'm not sure. The sales ppl said they din spent much on marketing the project and there were some change in design which caused a delay. At first I was a bit sceptical, but after I considered the factors I mentioned earlier, decided to go ahead

The roads there r too busy... Structurally sound? :scared-5:

okacin
28-08-11, 22:02
The roads there r too busy... Structurally sound? :scared-5:

Haha...if it's a development in other countries, then I'll be more concerned about that aspect. Rather strange that u associate busy road with structure of the bldg though :)

hyenergix
28-08-11, 22:12
Haha...if it's a development in other countries, then I'll be more concerned about that aspect. Rather strange that u associate busy road with structure of the bldg though :)

Due to change of design? Surfing w my hp, dun like to type so many words.

okacin
28-08-11, 22:54
Due to change of design? Surfing w my hp, dun like to type so many words.

ic...dun hv too much info from the sales folks on the design change..not overly concerned about it
Yes, I agree that Tanjong Katong Rd is quite busy. Fortunately, this development links to Guillemard Rd which is much less congested, and easier to get to town fr there via Nicoll Highway

kingkong1984
28-08-11, 23:05
Can a building plan be changed half way?

okacin
28-08-11, 23:20
Can a building plan be changed half way?

Hi,
I really do not know whether the sales ppl meant to say that the design was changed midway during construction or even before construction starts....guess to be really affirmative, hv to ask further if interested. Seriously I'm not keen to probe...haha

In any case, I'm confident that in spore, construction code will need to be followed. Professional engineer will need to sign off. I'm will be more worried if this is a development in our neighboring countries where things are more "flexible"

jinxminx99
28-08-11, 23:21
ic...dun hv too much info from the sales folks on the design change..not overly concerned about it
Yes, I agree that Tanjong Katong Rd is quite busy. Fortunately, this development links to Guillemard Rd which is much less congested, and easier to get to town fr there via Nicoll Highway

When is the expected completion of the project?

okacin
28-08-11, 23:41
When is the expected completion of the project?

Not later than 4Q 2012. Going by what I see when I passed by the sitely recently, chances are it may be completed earlier

snowman_belgium
31-08-11, 23:17
Not later than 4Q 2012. Going by what I see when I passed by the sitely recently, chances are it may be completed earlier

Any idea if there is a showflat?

okacin
01-09-11, 20:30
Any idea if there is a showflat?

No, maybe there was one when it was first launched.

DC33_2008
01-09-11, 21:23
I do not think there is any showflat like EU Habitat. When I was there 3 years ago, the models of the condos were found at a ground floor unit of an industrial building.
Any idea if there is a showflat?

okacin
21-10-11, 23:38
Looks like this project is finally going to be completed soon!

DC33_2008
22-10-11, 17:52
It is really long. :scared-1:

okacin
23-10-11, 13:01
It is really long. :scared-1:

Haha...yeah, it was a long wait for those who bought it at launch, luckily I only bought it this year, hope to be able to rent out soon! :)

mcmlxxvi
30-12-11, 15:11
Looks good......

devilplate
30-12-11, 15:52
Looks good......
ya agree.....i tot i saw one of the condos along meyer road....LOL

mcmlxxvi
30-12-11, 15:57
ya agree.....i tot i saw one of the condos along meyer road....LOL
So its true what they say... Good things must wait. In this case super long wait lol

mcmlxxvi
30-12-11, 16:09
More sneaks... http://www.propertyguru.com.sg/listing/8446504/for-rent-esta-ruby http://www.propertyguru.com.sg/listing/8426263/for-sale-esta-ruby

Laguna
30-12-11, 16:32
so colourful:scared-2:

DC33_2008
30-12-11, 17:06
Finally it is here. :sleep:

mcmlxxvi
30-12-11, 18:01
so colourful:scared-2:
Color scheme reminds me of Palm Galleria http://i2.propertyguru.com.sg/images/thumb/f/d/b/9/fdb9f21534534_1_V550.jpg

Jonathan0503
30-12-11, 21:57
Don't like the multi-colour. Makes it look cheap

solsys
30-12-11, 22:10
I remember its some obscure developer.

insigina
30-12-11, 22:24
More sneaks... http://www.propertyguru.com.sg/listing/8446504/for-rent-esta-ruby http://www.propertyguru.com.sg/listing/8426263/for-sale-esta-ruby

I went up to a 3 bedder last week. One of the bedroom is so small...max can fit single bed and probably nothing else. Kitchen is also a squeeze. I guess alot of space is taken up by the private lift which is a waste considering the unit is only 1130 sq ft.

devilplate
30-12-11, 22:33
The pool so puny for such a mid size project....lol

mcmlxxvi
30-12-11, 22:57
The pool so puny for such a mid size project....lol
Ya. Wat a waste of the 20th storey...

hozzan
01-01-12, 04:27
I went up to a 3 bedder last week. One of the bedroom is so small...max can fit single bed and probably nothing else. Kitchen is also a squeeze. I guess alot of space is taken up by the private lift which is a waste considering the unit is only 1130 sq ft.

From what I see, it is the 2 balcony that are taking up the spaces.
From an investor point of view, if you intend to rent out the unit or for capital appreciation, the 10 mins journey to CBD (Suntec, City Hall, Raffles place) and the uprising of the nearby development (PL central, Hotel, Office) + Walking distance to PL Interchange are indeed worth to consider


Just called the builder in charge - Prec*** Development, i was told by the QS that if nothing goes wrong owner should be able to get the key by end of March 2012......

Just checked with the Developer CGH Group also the developer for Orchid Hotel and Paya Ubi Industrial park, there are only 7 units left up for grab 4 units at level 19, 2 units at level 18 and 1 unit at level 2...

solsys
01-01-12, 08:51
I quite like the location, but the building itself is too narrow for comfort, facilities exposed to elements.

Wolverine23
02-01-12, 06:46
what price is the developer asking?

any idea why no one is buying the remaining 7 units?

hozzan
02-01-12, 20:45
what price is the developer asking?

any idea why no one is buying the remaining 7 units?

I have the price list with me, correct as of 15th Dec 2011.

The only unit at level 2 (3BR - 1130sf) is asking 1.156M after 14% discount.

The 6 units at level 18 and 19 price range from 1.333M (2BR, 958sf) to 1.607M (3BR, 1130sf) . Price is already after 14% discount.

There are total 5 units sold in Nov.

In my opinion, it maybe due to the high price developer is asking and the new measure that was implemented in Dec. High price could be due to high floor and unblock sea view and city view.

Laguna
03-01-12, 07:46
High price could be due to high floor and unblock sea view and city view.

true or not?

bargain hunter
03-01-12, 12:20
3BR on 2nd floor and 19th floor differ by 39%?! :ashamed1:


I have the price list with me, correct as of 15th Dec 2011.

The only unit at level 2 (3BR - 1130sf) is asking 1.156M after 14% discount.

The 6 units at level 18 and 19 price range from 1.333M (2BR, 958sf) to 1.607M (3BR, 1130sf) . Price is already after 14% discount.

There are total 5 units sold in Nov.

In my opinion, it maybe due to the high price developer is asking and the new measure that was implemented in Dec. High price could be due to high floor and unblock sea view and city view.

mcmlxxvi
03-01-12, 13:15
3BR on 2nd floor and 19th floor differ by 39%?! :ashamed1:

2nd floor really horrible view leh... Did u check out the vicinity?

DC33_2008
03-01-12, 14:16
I change my mind after looking at the immediate proximity and layout during the VIP preview.

minority
03-01-12, 21:31
really small plot of land!

insigina
03-01-12, 22:20
Like that better wait for Lion City Hotel site by UOL. The show flat is being built and will complete some time this month. Don't know launch date though.

hozzan
04-01-12, 03:11
true or not?

well, this is what they claim... i suppose unblock only for those 15 floor and above....

hozzan
04-01-12, 03:12
I change my mind after looking at the immediate proximity and layout during the VIP preview.

when was the VIP preview?

DC33_2008
04-01-12, 07:45
Should be early 2008.
when was the VIP preview?

hozzan
05-01-12, 02:41
Like that better wait for Lion City Hotel site by UOL. The show flat is being built and will complete some time this month. Don't know launch date though.

went there this evening and i did not notice any show flat... attempt to walk in and have a better view of the interior but stop by a construction worker, i show interest to be a potential buyer, seeking permission to have a look at the interior in one of the unit for further consideration. Soon i was directed to an air con room at level 1 which i believe to one of the retail unit. The so call supervisor said unauthorised personnel are not allowed to enter the premise. So the last question for him was when this project going for completion, i was told early Feb......

Wolverine23
05-01-12, 20:01
Thanks. Not value buy.... :(


I have the price list with me, correct as of 15th Dec 2011.

The only unit at level 2 (3BR - 1130sf) is asking 1.156M after 14% discount.

The 6 units at level 18 and 19 price range from 1.333M (2BR, 958sf) to 1.607M (3BR, 1130sf) . Price is already after 14% discount.

There are total 5 units sold in Nov.

In my opinion, it maybe due to the high price developer is asking and the new measure that was implemented in Dec. High price could be due to high floor and unblock sea view and city view.

hozzan
11-01-12, 18:28
Thanks. Not value buy.... :(

Paya Lebar Square

Comprising a 10-storey premium-grade office tower rising above a 3-storey retails podium.
- The sizes of the office units ranging from 480 sq ft(capable to accommodate up to 5 people) to about 43,000 sq ft for a combination of units making up to the whole floor.
- The retail podium,comprising about 155 shop units, is designed with a mix of retail specialty shops, food & beverage outlets and anchor space for banks, supermarket and a food court.

Attractive Commercial Node
Paya Lebar Square is also well supported by the presence of a well-establiseh cluster amenities in the vicinity such as Geylang Serai Market, Tanjong Katong Complex. The kampong-style Malay Village in Geylang Serai will be redeveloped to include a civic centre, community club, heritage gallery and plaza surrounded by retails stores and eateries. Together with the existing Singapore Post Centre and the proposed Continuous Education and Training (CET) East Campus, Paya Lebar Square would add to the diversity of amenities and vibrancy of the area and spearhead the growth of Paya Lebar Central into a commercial hub.
http://payalebarsq.com/home.htm

http://payalebarsq.com/supply_pipeline.htm

hozzan
11-01-12, 18:30
Paya Lebar Square

Comprising a 10-storey premium-grade office tower rising above a 3-storey retails podium.
- The sizes of the office units ranging from 480 sq ft(capable to accommodate up to 5 people) to about 43,000 sq ft for a combination of units making up to the whole floor.
- The retail podium,comprising about 155 shop units, is designed with a mix of retail specialty shops, food & beverage outlets and anchor space for banks, supermarket and a food court.

Attractive Commercial Node
Paya Lebar Square is also well supported by the presence of a well-establiseh cluster amenities in the vicinity such as Geylang Serai Market, Tanjong Katong Complex. The kampong-style Malay Village in Geylang Serai will be redeveloped to include a civic centre, community club, heritage gallery and plaza surrounded by retails stores and eateries. Together with the existing Singapore Post Centre and the proposed Continuous Education and Training (CET) East Campus, Paya Lebar Square would add to the diversity of amenities and vibrancy of the area and spearhead the growth of Paya Lebar Central into a commercial hub.
http://payalebarsq.com/home.htm

http://payalebarsq.com/supply_pipeline.htm

http://payalebarsq.com/supply_pipeline.htm

mcmlxxvi
11-01-12, 19:27
http://payalebarsq.com/supply_pipeline.htm

Nice cosy low ceiling.

Jonathan0503
12-01-12, 07:47
Nice cosy low ceiling.

Yah, wonder why ceiling is so low for a private condo. Looks like < 9ft?

hozzan
12-01-12, 11:22
Nice cosy low ceiling.

Is that suppose to be good or bad? Lol:o

teddybear
12-01-12, 11:35
Probably 2.6m, cheaper to on air-con 24 hours I suppose?

I went Korea and realize their buildings mostly 2.6m tall only. Locals told me it is because cheaper to keep heating on 24 hours a day especially during winter (as their winter can be <-10 degrees even during the day).


Yah, wonder why ceiling is so low for a private condo. Looks like < 9ft?

Jonathan0503
12-01-12, 12:03
Probably 2.6m, cheaper to on air-con 24 hours I suppose?

I went Korea and realize their buildings mostly 2.6m tall only. Locals told me it is because cheaper to keep heating on 24 hours a day especially during winter (as their winter can be <-10 degrees even during the day).

But in Singapore, we on aircon because we want cool air. And we don't on air-con most of the time. So low ceiling actually makes the house warmer right?

hozzan
12-01-12, 21:53
But in Singapore, we on aircon because we want cool air. And we don't on air-con most of the time. So low ceiling actually makes the house warmer right?

i on my bedroom aircon the moment i step in and switch off only when i step out the next day... so dont think it a great concern unless you are talking abt living room....

Anyway, I think only those below 6th floor are affected as there is a 4 storey private apartment standing just opposite blocking the wind direction otherwise it is pretty cosy and windy due to close proximity to east coast.

teddybear
12-01-12, 23:18
Yes, basically low ceiling forces you to have to on air-con anytime you are at home. And newer condos ceiling height are getting lower! Nowsdays mostly 2.7-2.8m vs previously 3m! :doh:


But in Singapore, we on aircon because we want cool air. And we don't on air-con most of the time. So low ceiling actually makes the house warmer right?

marktkt22
26-01-12, 08:29
Dun like the layout , plan ter, bay window and pte lift.
Location okay though
And leftover unit exp

cicada
08-04-12, 15:13
Anyone got their keys yet or receive notification to collect???

minority
08-04-12, 15:22
This project super narrow. But looking at the floor plan size comparing to current projects seem reasonable. But din like the building layout n support narrow site plan.size

hozzan
19-04-12, 01:18
Anyone got their keys yet or receive notification to collect???

Plan Reference No:A0659-00090-2006-BP01Project Title:A BLOCK OF 19- STOREY FLATS (TOTAL 72 UNITS) WITH ROOFTOP SWIMMING POOL, BASEMENT CARPARKS AND SHOPS AT 1ST STOREY LEVEL ON LOT 3791P MK 25 AT GUILLEMARD ROADApplication Type:BCA-TOP-APPLNCurrent Status:APPROVEDCurrent Status Date / Time:17/04/2012 09:57:02Registration Date / Time:10/04/2012 12:53:24Processing Officer:CHAN SIN KAITelephone No.:63258675Email Address:[email protected] ([email protected])

carbuncle
19-04-12, 15:45
Congrats owners. Do share lots of pix

anythingwhatever
13-06-12, 10:39
Passed by the place the other day, some units seemed to be occupied while a few others were under reno.

There's a Econ Minimart downstairs under reno downstairs too.

By the way, what's the size of the pool?

cicada
11-12-12, 21:12
Any owner here received their property tax? I am sure everyone obtained possession in May, so has anybody tried asking the developer to refund the tax for april? Please share how to go about doing it. Thanks.

OscarKa
14-12-12, 20:39
Any owner here received their property tax? I am sure everyone obtained possession in May, so has anybody tried asking the developer to refund the tax for april? Please share how to go about doing it. Thanks.

Just go through your lawyer to get developer refund. ;)

DC33_2008
14-12-12, 22:07
Have done that before with the help of the lawyer. Quite straightforward.
Just go through your lawyer to get developer refund. ;)

cicada
14-12-12, 22:21
Thanks a lot for the info! Just another quick one, I presume the lawyer will charge me for doing the refund right?

okacin
24-01-13, 13:52
Any owner here received their property tax? I am sure everyone obtained possession in May, so has anybody tried asking the developer to refund the tax for april? Please share how to go about doing it. Thanks.

I haven't really gone thru the calculations? How much wld the refund be? It's based on the period between TOP and when I managed to rent it out right?