Paya Lebar Quarter [Archive] - Condo Forum Singapore Property Review Mortgage Loan Buy Rent Sell Real Estate

Propertyreviewsg

23-07-16, 17:05

From renowned developer Lend Lease, a unique residential development will soon to greet at Paya Lebar. Introducing New Launch Park Place Residences (http://www.parkplaceresidences.biz/), a condominium project where comfort is visible in every corner of about 440 units of exclusive homes.

Park Place Residences is the residential portion of Park Lebar Quarters. With commercial and business space within the compounds, working individuals and future residents will find how much convenience is within the embrace of one welcoming environment.

Call Showflat Hotline: 6100 8806 for more information now.

Arcachon

24-07-16, 13:29

http://www.parkplace-residences.com.sg/

http://www.parkplace-residences.com.sg/wp-content/uploads/2016/06/cropped-Paya-Lebar-Central_0001_PL.jpeg

Park Place Residences is situated at the junction of Sims Avenue and Paya Lebar Road

The site consists of two lots that are adjoining
development worth is at an estimated SGD$3.2 billion
Site region 4 hectares
Building commenced in January 2016
Completion anticipated 2018
3 residential towers consisting of 429 Units
Prime retail destination with a retail combination geared towards mid-to-mid plus retail and entertainment choices
While Tower 3 has 13 floors Towers 1 and 2 will have 14 floors each.
6 floors plus a flooring with theatre and other entertainment offers

Propertyreviewsg

27-07-16, 18:37

With estimated 440 residential units varying in sizes, Park Place Residences (https://www.propertyreview.sg/park-place-residences/) at Paya Lebar Central have been planned to accommodate the need for useful living space.

The main selling point of Park Place Residences Showflat is the privilege of enjoying serene living at the same time, have a retail shops conveniently placed within the doorstep of their own home. It is also is conveniently connected to other retail hub, such as One KM and City Plaza.

For more information, Call Showflat Hotline: 6100 8806.

NLProperties

18-08-16, 16:34

https://newlaunchproperties.com.sg/wp-content/uploads/2016/08/Park-Place-Residences-Feature-Image.jpg

Park Place Residences (https://newlaunchproperties.com.sg/park-place-residences/) the most highly anticipate project in 2017. Park Place Residences a mix-use development located along Paya Lebar Road / Sims Avenue. Park Place Residences will be jointly developed by Landlease and Abu Dhabi Investment Authority.

Park Place Residences Location (https://newlaunchproperties.com.sg/park-place-residences-location/) is just mere 5 mins walk to Paya Lebar MRT Interchange which connects the East-West Line and Circle Line, giving direct access to over 60 MRT Station. Besides having good connectivity by MRT, it is also very well connected by lots of regional bus routes which travel to over 40 over locations in Singapore.

There is also lots of other amenities being able to be found around Park Place Residences like One KM Mall, Tanjong Katong Complex, and City Plaza. You can even enjoy the rich cultural communities that are readily available along Katong and Joo Chiat where Geylang Serai Market is located.

Park Place Residences will have 3 Towers of 14 floors Grade-A Office integrated with a stand alone building consisting of 6 storeys of retail and F&B. Furthermore, there will be a floor dedicated to a cinema and many other entertainment options.

Park Place Residences comprise of 429 units with a good mix of One bedroom to Four bedrooms There will be also a lot of garden space to beautify the place with a river running thru Park Place Residences.

Park Place Residences Floor Plan (https://newlaunchproperties.com.sg/park-place-residences-floor-plan/) and Design will the most effective layout you will see. It will belay with lovely shiny flooring. The bedroom will be one of the most tasteful design.

Park Place Residences will be a rare property that you can own which is located right in the heart of Singapore Key Growth Area. It will also be developed by prestigious developers from Australia and Abu Dhabi.

New Launch Property (https://newlaunchproperties.com.sg/)

PropVestor

21-03-17, 16:07

The launch is going to be this Saturday 25th March 2017. Though prices are not confirmed, it should be about $1,700-$1,900+psf onwards for a one bedder upwards.

I think this development has taken 3 important ticks from me as an investor. Transformational or first mover advantage in terms of this relatively quiet and undeveloped district 14. Second, good entry price for headroom growth with about $850K indicative price for a one bedder with premium fittings and good use of space. It is really squarish in its layout like Marina One. Not many know that the majority investor for this development is ADIA (close to US800billion in assets under management) which ranks a few notches up from GIC. ADIA hires some of the brightest minds in the world to invest on their behalf and they chose to pick Paya Lebar of all places. Land Lease I am not so sure after Jem at Jurong East but 313 and Parkway they did a pretty good job. I see them better managers of commercial properties. The consortium hired DP Architect to do this. They are the best in this business locally.

Back to this development....

The whole stack facing the West sun is a odd facing to me (maximise 24% residential land use versus back facing the river flowing through it) but perhaps the Aussies and UAE love the sun too much? $3.2bn development in an area earmarked for decentralised CBD for the future is a 3rd tick. Commercial units cannot be bought and they are Grade A. These will undercut CBD and even the likes of Duo Tower going for $8psf for 3 years. Tenant mix will be quite selective, same for shopping units which are leased. Tenant mix are crucial to prop up this area to the next level. Paya Lebar Square chose the other way, the tenant mix is quite 'unique'. Their positioning is different but the site where it sits on is superb.

https://www.ura.gov.sg/uol/master-plan/view-master-plan/master-plan-2014/Growth-Area/Paya-Lebar-Central/A-vibrant-commercial-hub

I have submitted a ballot for this development but chances are very slim. I expect the turnout to be close to Duo Residences back in 2013. Over subscribed by over 3X. This round the units are even lesser than Duo Residences.

2 cents,
PropVestor

Kelonguni

21-03-17, 17:18

Looks set to overtake JG if really priced at this level.

Khng8

21-03-17, 21:22

How does this compare with J Gateway and how is J Gateway performing now?
Both touted to be in new commercial centre.

PropVestor

21-03-17, 22:47

How does this compare with J Gateway and how is J Gateway performing now?
Both touted to be in new commercial centre.

I think you are asking the wrong question. Why?

Both east and west coasts commercial centers serve their own purpose and zone. They are both sides of the same coin. The relevant question would be Is there anything close to what PLQ is offering now in the east of the same scale?

star

22-03-17, 01:41

Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?

proud owner

22-03-17, 02:10

i heard already 1000 cheques collected ....

going for balloting ...

Amber Woods

22-03-17, 08:00

Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?

Exactly!

RCR and OCR prices only came down by about 11% since the peak while that of CCR had already crashed by more than 30%. It is a high risk project to invest especially if one is looking for capital appreciation. High chance this project will be under water in the next few years. Why take the risk for this project. Buy CCR instead if one really need to invest now.

indomie

22-03-17, 10:51

Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?

For foreigners $1700 + 18% absd is already $2000

bargain hunter

22-03-17, 12:04

Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?

reflections didn't do well because the high psf is combined with big unit size.

this project's "high" psf is combined with small sizes. the quantums are "attractive". that's why even a fervent CCR supporter like me thinks this project will sell very well and units are going to be very rentable (even if at low yield, at least easy to rent out).

the words in inverted commas are because they are subjective. :)

Khng8

22-03-17, 12:18

What would be an acceptable rental yield here? 4%?
$4K for 2 bdrm @ $1.2m? Which may just cover mortgage, property tax and maintenance fee.

bargain hunter

22-03-17, 12:27

What would be an acceptable rental yield here? 4%?
$4K for 2 bdrm @ $1.2m? Which may just cover mortgage, property tax and maintenance fee.

isn't that good enough by current day standards? elsewhere its much worse.

worst case chop to 3k+ when market is bad and undercut everyone else still can survive right?

Amber Woods

22-03-17, 14:13

isn't that good enough by current day standards? elsewhere its much worse.

worst case chop to 3k+ when market is bad and undercut everyone else still can survive right?

Why pay so much to get back so little and high possibly of having bad feeling of owning a negative asset for many years?

bargain hunter

22-03-17, 14:51

Why pay so much to get back so little and high possibly of having bad feeling of owning a negative asset for many years?

its the same as buying other property right? buyers buy residential property because they may not want to allocate that particular amount of money to any other asset class and given that among residential property, this project is still relatively attractive to them for various reasons, why not?

bargain hunter

22-03-17, 14:56

i would argue that this is a superior project to Queens peak so if so many people below are willing to pay 1600psf to 1790psf for Queen's Peak then I don't see why they wouldn't pay up for Park Place:

QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 707,000 - 441 Strata 11 to 15 1,602 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,000,000 - 624 Strata 11 to 15 1,602 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,000,000 - 624 Strata 11 to 15 1,602 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 707,000 - 441 Strata 11 to 15 1,602 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 776,000 - 484 Strata 06 to 10 1,602 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 690,000 - 431 Strata 11 to 15 1,603 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 690,000 - 431 Strata 11 to 15 1,603 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 778,000 - 484 Strata 11 to 15 1,606 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 692,000 - 431 Strata 11 to 15 1,607 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 796,000 - 495 Strata 11 to 15 1,608 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 796,000 - 495 Strata 11 to 15 1,608 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,298,000 - 807 Strata 26 to 30 1,608 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,299,000 - 807 Strata 21 to 25 1,609 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 711,000 - 441 Strata 11 to 15 1,611 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,006,000 - 624 Strata 16 to 20 1,611 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 711,000 - 441 Strata 11 to 15 1,611 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 694,000 - 431 Strata 11 to 15 1,612 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 694,000 - 431 Strata 11 to 15 1,612 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,303,000 - 807 Strata 16 to 20 1,614 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 782,000 - 484 Strata 11 to 15 1,614 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,252,000 - 775 Strata 16 to 20 1,615 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,305,000 - 807 Strata 26 to 30 1,616 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,618,000 - 1,001 Strata 31 to 35 1,616 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,705,000 - 1,055 Strata 31 to 35 1,616 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 800,000 - 495 Strata 11 to 15 1,616 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,254,000 - 775 Strata 16 to 20 1,618 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 715,000 - 441 Strata 11 to 15 1,620 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 698,000 - 431 Strata 11 to 15 1,621 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 698,000 - 431 Strata 11 to 15 1,621 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,013,000 - 624 Strata 16 to 20 1,623 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,311,000 - 807 Strata 21 to 25 1,624 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,312,000 - 807 Strata 26 to 30 1,625 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,015,000 - 624 Strata 16 to 20 1,626 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 806,000 - 495 Strata 11 to 15 1,628 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,016,890 - 624 Strata 11 to 15 1,629 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 719,000 - 441 Strata 11 to 15 1,629 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 702,000 - 431 Strata 11 to 15 1,630 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 702,000 - 431 Strata 11 to 15 1,630 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 790,000 - 484 Strata 11 to 15 1,631 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,264,000 - 775 Strata 16 to 20 1,631 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,633,000 - 1,001 Strata 26 to 30 1,631 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,018,000 - 624 Strata 16 to 20 1,631 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 792,000 - 484 Strata 11 to 15 1,635 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 810,000 - 495 Strata 11 to 15 1,636 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,022,000 - 624 Strata 11 to 15 1,637 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,640,000 - 1,001 Strata 26 to 30 1,638 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 794,000 - 484 Strata 16 to 20 1,639 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,270,000 - 775 Strata 16 to 20 1,639 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 706,000 - 431 Strata 16 to 20 1,640 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 725,000 - 441 Strata 11 to 15 1,643 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 814,000 - 495 Strata 11 to 15 1,644 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 814,000 - 495 Strata 11 to 15 1,644 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,028,000 - 624 Strata 11 to 15 1,647 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 798,000 - 484 Strata 16 to 20 1,647 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,028,000 - 624 Strata 11 to 15 1,647 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,542,000 - 936 Strata 26 to 30 1,647 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 710,000 - 431 Strata 16 to 20 1,649 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 710,000 - 431 Strata 16 to 20 1,649 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 818,000 - 495 Strata 16 to 20 1,652 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 729,000 - 441 Strata 16 to 20 1,652 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 818,000 - 495 Strata 16 to 20 1,652 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 729,000 - 441 Strata 16 to 20 1,652 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,032,000 - 624 Strata 16 to 20 1,653 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 712,000 - 431 Strata 16 to 20 1,654 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 820,000 - 495 Strata 16 to 20 1,656 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 802,000 - 484 Strata 16 to 20 1,656 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,034,000 - 624 Strata 11 to 15 1,656 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 714,000 - 431 Strata 16 to 20 1,658 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 714,000 - 431 Strata 16 to 20 1,658 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 822,000 - 495 Strata 16 to 20 1,660 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 822,000 - 495 Strata 16 to 20 1,660 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 733,000 - 441 Strata 16 to 20 1,661 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,556,000 - 936 Strata 31 to 35 1,662 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,288,000 - 775 Strata 21 to 25 1,662 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,038,000 - 624 Strata 16 to 20 1,663 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 806,000 - 484 Strata 16 to 20 1,664 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,040,000 - 624 Strata 11 to 15 1,666 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,040,000 - 624 Strata 11 to 15 1,666 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 808,000 - 484 Strata 11 to 15 1,668 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 826,000 - 495 Strata 16 to 20 1,668 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 826,000 - 495 Strata 11 to 15 1,668 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 718,000 - 431 Strata 16 to 20 1,668 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 826,000 - 495 Strata 11 to 15 1,668 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,042,000 - 624 Strata 11 to 15 1,669 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,563,000 - 936 Strata 31 to 35 1,669 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,042,000 - 624 Strata 21 to 25 1,669 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 737,000 - 441 Strata 16 to 20 1,670 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 737,000 - 441 Strata 11 to 15 1,670 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 737,000 - 441 Strata 11 to 15 1,670 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,044,000 - 624 Strata 21 to 25 1,672 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 810,000 - 484 Strata 16 to 20 1,672 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 720,000 - 431 Strata 11 to 15 1,672 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 720,000 - 431 Strata 11 to 15 1,672 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,046,000 - 624 Strata 16 to 20 1,675 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,046,000 - 624 Strata 16 to 20 1,675 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 812,000 - 484 Strata 11 to 15 1,676 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 830,000 - 495 Strata 11 to 15 1,676 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 830,000 - 495 Strata 11 to 15 1,676 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 722,000 - 431 Strata 16 to 20 1,677 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 741,000 - 441 Strata 11 to 15 1,679 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 814,000 - 484 Strata 21 to 25 1,680 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 724,000 - 431 Strata 16 to 20 1,682 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 724,000 - 431 Strata 11 to 15 1,682 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 724,000 - 431 Strata 11 to 15 1,682 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 834,000 - 495 Strata 11 to 15 1,684 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 834,000 - 495 Strata 11 to 15 1,684 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,052,000 - 624 Strata 16 to 20 1,685 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 816,000 - 484 Strata 11 to 15 1,685 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,052,000 - 624 Strata 16 to 20 1,685 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 836,000 - 495 Strata 21 to 25 1,688 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 818,000 - 484 Strata 21 to 25 1,689 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 728,000 - 431 Strata 16 to 20 1,691 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,056,000 - 624 Strata 21 to 25 1,691 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 728,000 - 431 Strata 11 to 15 1,691 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 728,000 - 431 Strata 11 to 15 1,691 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,438,000 - 850 Strata 26 to 30 1,691 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 838,000 - 495 Strata 11 to 15 1,692 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 838,000 - 495 Strata 11 to 15 1,692 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 820,000 - 484 Strata 11 to 15 1,693 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 747,000 - 441 Strata 11 to 15 1,693 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,421,855 - 840 Strata 26 to 30 1,694 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,058,000 - 624 Strata 16 to 20 1,695 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,058,000 - 624 Strata 16 to 20 1,695 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 730,000 - 431 Strata 21 to 25 1,695 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 749,000 - 441 Strata 11 to 15 1,697 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 732,000 - 431 Strata 11 to 15 1,700 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 732,000 - 431 Strata 21 to 25 1,700 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 732,000 - 431 Strata 11 to 15 1,700 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 732,000 - 431 Strata 21 to 25 1,700 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 842,000 - 495 Strata 16 to 20 1,701 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 824,000 - 484 Strata 16 to 20 1,701 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 842,000 - 495 Strata 16 to 20 1,701 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 751,000 - 441 Strata 21 to 25 1,702 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 752,000 - 441 Strata 11 to 15 1,704 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,064,000 - 624 Strata 16 to 20 1,704 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,064,000 - 624 Strata 16 to 20 1,704 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 753,000 - 441 Strata 16 to 20 1,706 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 753,000 - 441 Strata 16 to 20 1,706 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,452,000 - 850 Strata 26 to 30 1,708 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 828,000 - 484 Strata 16 to 20 1,709 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 828,000 - 484 Strata 21 to 25 1,709 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 736,000 - 431 Strata 16 to 20 1,709 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 846,000 - 495 Strata 16 to 20 1,709 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,068,000 - 624 Strata 21 to 25 1,711 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,070,000 - 624 Strata 16 to 20 1,714 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 757,000 - 441 Strata 16 to 20 1,715 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 849,000 - 495 Strata 16 to 20 1,715 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 850,000 - 495 Strata 16 to 20 1,717 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 850,000 - 495 Strata 16 to 20 1,717 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 832,000 - 484 Strata 16 to 20 1,718 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 740,000 - 431 Strata 16 to 20 1,719 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,480,000 - 861 Strata 31 to 35 1,719 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 740,000 - 431 Strata 16 to 20 1,719 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 740,000 - 431 Strata 21 to 25 1,719 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,073,000 - 624 Strata 16 to 20 1,719 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,443,000 - 840 Strata 31 to 35 1,719 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 742,000 - 431 Strata 16 to 20 1,723 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,076,000 - 624 Strata 21 to 25 1,723 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 854,000 - 495 Strata 16 to 20 1,725 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 854,000 - 495 Strata 16 to 20 1,725 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 836,000 - 484 Strata 16 to 20 1,726 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 744,000 - 431 Strata 16 to 20 1,728 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 744,000 - 431 Strata 16 to 20 1,728 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 763,000 - 441 Strata 16 to 20 1,729 Mar-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 858,000 - 495 Strata 16 to 20 1,733 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,082,000 - 624 Strata 21 to 25 1,733 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,082,000 - 624 Strata 21 to 25 1,733 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 765,000 - 441 Strata 16 to 20 1,733 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 840,000 - 484 Strata 16 to 20 1,734 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,084,000 - 624 Strata 21 to 25 1,736 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 748,000 - 431 Strata 16 to 20 1,737 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 748,000 - 431 Strata 16 to 20 1,737 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 767,000 - 441 Strata 16 to 20 1,738 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 767,000 - 441 Strata 16 to 20 1,738 Jan-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 844,000 - 484 Strata 21 to 25 1,742 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,088,000 - 624 Strata 21 to 25 1,743 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 864,000 - 495 Strata 16 to 20 1,745 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 752,000 - 431 Strata 16 to 20 1,747 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 752,000 - 431 Strata 16 to 20 1,747 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 866,000 - 495 Strata 21 to 25 1,749 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 848,000 - 484 Strata 21 to 25 1,751 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 868,000 - 495 Strata 21 to 25 1,753 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,096,000 - 624 Strata 21 to 25 1,756 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 775,000 - 441 Strata 16 to 20 1,756 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,494,000 - 850 Strata 36 to 40 1,757 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 852,000 - 484 Strata 21 to 25 1,759 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,100,000 - 624 Strata 21 to 25 1,762 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,102,000 - 624 Strata 21 to 25 1,765 Feb-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,102,000 - 624 Strata 26 to 30 1,765 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,522,000 - 861 Strata 36 to 40 1,767 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 856,000 - 484 Strata 21 to 25 1,767 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 781,000 - 441 Strata 21 to 25 1,770 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,106,000 - 624 Strata 26 to 30 1,772 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 783,000 - 441 Strata 21 to 25 1,774 Mar-17
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,108,000 - 624 Strata 21 to 25 1,775 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 860,000 - 484 Strata 21 to 25 1,775 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 766,000 - 431 Strata 21 to 25 1,779 Dec-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 789,000 - 441 Strata 21 to 25 1,788 Nov-16
QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 867,000 - 484 Strata 26 to 30 1,790 Nov-16

Amber Woods

22-03-17, 17:22

its the same as buying other property right? buyers buy residential property because they may not want to allocate that particular amount of money to any other asset class and given that among residential property, this project is still relatively attractive to them for various reasons, why not?

The recent tweak in measures does give developers an opportunity to sell more with right pricing. The market is sentiment driven. With 'songs and dance', it attracts some people to enter the market. This encourages some people who are staying on the sideline to take the plunge. Usually people who buy from new launches are cash tight or the less savvy. Savvy investors usually buy resale completed units and not quite in RCR or OCR where prices have corrected only by 11% as compared with CCR by more than 30%.

Tomutomi

22-03-17, 17:56

comparing Paya Lebar to Queenstown sounds so wrong :). You mentioned Queenstown people tend to picture it as an attractive and desirable residential area. You mentioned Paya Lebar people will associate it to Geylang, maid base camp, noisy, etc.

Ok, lets get to the number. Comparing the resale price of leasehold between these 2 large developments close to MRT:
- Queens, queenstown mrt, TOP 2002, 2 bedrooms 915 sqft 1.2 millions, 3 bedrooms 1195 sqft 1.4 millions
- Simsville, paya lebar mrt, TOP 1998, 2 bedrooms 980 sqft 900K, 3 bedrooms 1249 sqft 1.1 millions

The quantum price for Paya Lebar is around 20-25% lower than Queenstown.

bargain hunter

22-03-17, 18:23

The recent tweak in measures does give developers an opportunity to sell more with right pricing. The market is sentiment driven. With 'songs and dance', it attracts some people to enter the market. This encourages some people who are staying on the sideline to take the plunge. Usually people who buy from new launches are cash tight or the less savvy. Savvy investors usually buy resale completed units and not quite in RCR or OCR where prices have corrected only by 11% as compared with CCR by more than 30%.

i agree with you on your final sentence and hope that i am also a savvy investor haha. however, people who buy from new launches are not necessarily cash tight or less savvy. in general, there are a lot of people who like brand new units, a lot more than savvy investors. they buy for various reasons. e.g. grandeur park units are so small but the quantum is "affordable" so the product is something which these buyers want. they may be low budget but not necessarily cash tight.

with regards to savvy or not, i'd say buying at 30% discount in CCR is a long term thing and also requires enduring lower rental yields in the short run, especially for the older properties. meanwhile, a project like park place would give higher short term yield and cash flow especially when it is brand new. its more of different strategy than anything.

Kelonguni

22-03-17, 22:23

It's overly judgemental to conclude that.

People buy property due to various reasons. One should note that TDSR is a permanent measure and the sectorial gaps might be long lasting. In other words, we are not sure if the gap will widen back to pre TDSR levels 10 years later.

Both CCR and OCR comprises highly heterogeneous regions. It is quite naive to think every development in the sector will experience same price movements as well. In fact, even in the same region, different micro location factors, density and workmanship factors influence buyer and seller dynamics as well.

The recent tweak in measures does give developers an opportunity to sell more with right pricing. The market is sentiment driven. With 'songs and dance', it attracts some people to enter the market. This encourages some people who are staying on the sideline to take the plunge. Usually people who buy from new launches are cash tight or the less savvy. Savvy investors usually buy resale completed units and not quite in RCR or OCR where prices have corrected only by 11% as compared with CCR by more than 30%.

Kelonguni

22-03-17, 22:25

You are definitely savvy and discerning who has snapped up a great bargain!

i agree with you on your final sentence and hope that i am also a savvy investor haha. however, people who buy from new launches are not necessarily cash tight or less savvy. in general, there are a lot of people who like brand new units, a lot more than savvy investors. they buy for various reasons. e.g. grandeur park units are so small but the quantum is "affordable" so the product is something which these buyers want. they may be low budget but not necessarily cash tight.

with regards to savvy or not, i'd say buying at 30% discount in CCR is a long term thing and also requires enduring lower rental yields in the short run, especially for the older properties. meanwhile, a project like park place would give higher short term yield and cash flow especially when it is brand new. its more of different strategy than anything.

Amber Woods

23-03-17, 08:16

i agree with you on your final sentence and hope that i am also a savvy investor haha. however, people who buy from new launches are not necessarily cash tight or less savvy. in general, there are a lot of people who like brand new units, a lot more than savvy investors. they buy for various reasons. e.g. grandeur park units are so small but the quantum is "affordable" so the product is something which these buyers want. they may be low budget but not necessarily cash tight.

with regards to savvy or not, i'd say buying at 30% discount in CCR is a long term thing and also requires enduring lower rental yields in the short run, especially for the older properties. meanwhile, a project like park place would give higher short term yield and cash flow especially when it is brand new. its more of different strategy than anything.

Could you enlighten how new under construction project gives higher short term yield?

You start paying for your under construction unit progressively the moment you sign the agreement to purchase. You continue to pay and even need to draw down your loan until TOP and not collecting any rental for the next 4 years. For completed resale, you start collecting rental almost immediately.

bargain hunter

23-03-17, 08:29

Could you enlighten how new under construction project gives higher short term yield?

You start paying for your under construction unit progressively the moment you sign the agreement to purchase. You continue to pay and even need to draw down your loan until TOP and not collecting any rental for the next 4 years. For completed resale, you start collecting rental almost immediately.

for owner occupiers, there are buyers who like to build up their cash hoard during those 4 years while the loan also only kicks in partially at each stage.

sorry, for investors, what I meant was upon completion, it would be easier to rent out and at a higher rate vs an old freehold property.

Amber Woods

23-03-17, 08:50

for owner occupiers, there are buyers who like to build up their cash hoard during those 4 years while the loan also only kicks in partially at each stage.

sorry, for investors, what I meant was upon completion, it would be easier to rent out and at a higher rate vs an old freehold property.

So for investors, the so call "higher yield" only kicks in after TOP but they continue to pay progressive payments and even drawn down their loan without collecting any rental for 4 long years. So for investors, it does not make sense to buy new launch. Investors should buy completed and less than 10 years apartment to get the higher yield right?

Most of these new launches are either shoe box or compact units. Not many owner occupiers are buying them. Hence, you will be surprise that many of these buyers are actually fairly new (less savvy) investors.

bargain hunter

23-03-17, 10:04

So for investors, the so call "higher yield" only kicks in after TOP but they continue to pay progressive payments and even drawn down their loan without collecting any rental for 4 long years. So for investors, it does not make sense to buy new launch. Investors should buy completed and less than 10 years apartment to get the higher yield right?

Most of these new launches are either shoe box or compact units. Not many owner occupiers are buying them. Hence, you will be surprise that many of these buyers are actually fairly new (less savvy) investors.

actually the progressive payments on the loan can be 'fairly light' till closer to TOP. ie for the first 3 years, between the first 20% and the closer to TOP say disburse 10% p.a. (i'm not too sure coz i only buy resale lol) the montly payment is not that high. there's also currently a loan war for such loans right? think banks are trying to "help" these buyers with the lowest available rates for these new units. somehow, the math will add up for these buyers if u add in the "brand new" mentality.

Amber Woods

23-03-17, 10:16

actually the progressive payments on the loan can be 'fairly light' till closer to TOP. ie for the first 3 years, between the first 20% and the closer to TOP say disburse 10% p.a. (i'm not too sure coz i only buy resale lol) the montly payment is not that high. there's also currently a loan war for such loans right? think banks are trying to "help" these buyers with the lowest available rates for these new units. somehow, the math will add up for these buyers if u add in the "brand new" mentality.

So we can safely say these buyers are likely to be cash tight and need the additional time to accumulate their cash position. Alternatively, just like what you said, it is their "mentality" if that sounds more acceptable to these less savvy people.

Kelonguni

23-03-17, 10:36

What one buys does not fully determine whether he/she is savvy, although we know how savvy those are that wait and wait and wait calling others non-savvy.

What a buyer uses it for is the main factor. Warranty, new unit and building, own stay reasons, avoidance of SSD period etc... Older units also have other issues. An old car does not suffer high depreciation but costly repairs can set in. If you avoid that, then it is the better deal, but there is no way to guarantee avoidance.

According to progressive payment schedule, the full payment will kick in only after about half to one year after TOP when the project receives CSC status. 15% of the payment from the developer is withheld by the bank.

teddybear

23-03-17, 11:19

Ai yoh, there is a group of property speculators/specu-vestors like my friend, who will buy new 99-years leasehold with little cash upfront (with progressive payment) and then flip to others within 10 years and let others hold the babies as the lease runs down...

Obviously for such people, they will tell you BRAND new or relatively new <10 years old properties are GOOD, 99-years leasehold properties doesn't matter and even better than freehold properties because LOWER PRICE and higher rental yield (but conveniently will not tell you 99-years leasehold means you collect rental for 99-years only vs freehold FOREVER and also the VALUE of your 99-years leasehold property is ZERO at the end of 99-years lease)....... :chargrined:

So we can safely say these buyers are likely to be cash tight and need the additional time to accumulate their cash position. Alternatively, just like what you said, it is their "mentality" if that sounds more acceptable to these less savvy people.

Amber Woods

23-03-17, 11:27

Amber Woods

23-03-17, 11:40

Ai yoh, there is a group of property speculators/specu-vestors like my friend, who will buy new 99-years leasehold with little cash upfront (with progressive payment) and then flip to others within 10 years and let others hold the babies as the lease runs down...

Obviously for such people, they will tell you BRAND new or relatively new <10 years old properties are GOOD, 99-years leasehold properties doesn't matter and even better than freehold properties because LOWER PRICE and higher rental yield (but conveniently will not tell you 99-years leasehold means you collect rental for 99-years only vs freehold FOREVER and also the VALUE of your 99-years leasehold property is ZERO at the end of 99-years lease)....... :chargrined:

Forget to include this group of cash tight investors/speculators. You think they are any less savvy? They are gamblers and not real investors.

Kelonguni

23-03-17, 11:46

Do you prefer to collect $2500 rental for 30 years for a 99 year LH while you service loan, or $2000 for the same 30 years for a FH property? Adjusted to be same price, same mortgage.

This new old, FH LH, inference on whether people are savvy is just being judgemental. As long as they meet their objectives, who are we to judge?

Ai yoh, there is a group of property speculators/specu-vestors like my friend, who will buy new 99-years leasehold with little cash upfront (with progressive payment) and then flip to others within 10 years and let others hold the babies as the lease runs down...

Obviously for such people, they will tell you BRAND new or relatively new <10 years old properties are GOOD, 99-years leasehold properties doesn't matter and even better than freehold properties because LOWER PRICE and higher rental yield (but conveniently will not tell you 99-years leasehold means you collect rental for 99-years only vs freehold FOREVER and also the VALUE of your 99-years leasehold property is ZERO at the end of 99-years lease)....... :chargrined:

bargain hunter

23-03-17, 11:52

Kelonguni

23-03-17, 13:22

different people deploy different strategies which they are comfortable with.

Agree bro. Only the vested can be called investors (if they hold long) or specuvestors (if they hold short).

The non-vested at best can only be regarded as potential investors. While they should be patient to wait for the right product at the right price, waiting too long causes all opportunities (new, old, FH, LH) to be lost. They need to adjust their expectations of the market and themselves if need be.

bargain hunter

26-03-17, 09:49

heard 260 out of 429 units sold = 60% sold.

bargain hunter

26-03-17, 10:36

Park Place Residences Showflat will be closed until further notice by developer.

Kelonguni

26-03-17, 10:44

Park Place Residences Showflat will be closed until further notice by developer.

Wow, that's incredibly hot!

Indicative prices?

Maybe they think 1700-1900PSF is too low priced, wait for market to heat up more then release higher?

bargain hunter

26-03-17, 10:46

Wow, that's incredibly hot!

Indicative prices?

Maybe they think 1700-1900PSF is too low priced, wait for market to heat up more then release higher?

where got so high? i thought it was 1600psf? but looks like they want to sell slowly at 1700 to 1900psf for the remaining units lol.

Kelonguni

26-03-17, 11:00

where got so high? i thought it was 1600psf? but looks like they want to sell slowly at 1700 to 1900psf for the remaining units lol.

Actually 1600PSF still very steep whether is JG or PP... But this is a true demonstration of the overpowering pent up demand.

Fiona2004

26-03-17, 11:09

hi, senior, my agent told me for 2 bedder with 1 washroom, price is about 1.16m for that on floor 12. is it worth to buy it? thanks.

henryhk

26-03-17, 12:37

Hahaha....👍🏻

Tomutomi

26-03-17, 13:42

Bull trap :)

Kelonguni

26-03-17, 15:03

Bull trap :)

Either that, or a new benchmark for OCR is being set.

Khng8

26-03-17, 17:37

That would be more than $1.7K psf. Wow. Impressive.
What would be the rental you expect or is this for own stay?

Tomutomi

26-03-17, 17:54

For 2 bedroom standard with just 1 bathroom, rental should be around 2500-2800.

Kelonguni

26-03-17, 18:11

https://www.theedgeproperty.com.sg/content/half-units-park-place-residences-snapped-first-day-sales

The psf reported was over 2000 psf. Now JG looks cheap!

Veinman

26-03-17, 19:36

Either that, or a new benchmark for OCR is being set.
This project is RCR, JG is OCR. That's the difference...

Kelonguni

26-03-17, 20:11

Pardon my ignorance.

I think it's time to redraw boundaries - it's confusing.

But 2000PSF is not exactly average in price even for RCR.

This project is RCR, JG is OCR. That's the difference...

Veinman

26-03-17, 20:39

Pardon my ignorance.

I think it's time to redraw boundaries - it's confusing.

But 2000PSF is not exactly average in price even for RCR.
District 14 has always been RCR, so is district 15, which is close to the project from One KM onwards. It's ranging from 1600 to 2000psf, so average psf should be lower. As far as I know, CCR has an average of 2000psf.

bargain hunter

26-03-17, 20:48

hi, senior, my agent told me for 2 bedder with 1 washroom, price is about 1.16m for that on floor 12. is it worth to buy it? thanks.

sorry. no longer for sale till later and at a higher price.

https://www.theedgeproperty.com.sg/content/half-units-park-place-residences-snapped-first-day-sales

The psf reported was over 2000 psf. Now JG looks cheap!

bargain hunter

26-03-17, 20:51

https://www.theedgeproperty.com.sg/content/half-units-park-place-residences-snapped-first-day-sales

The psf reported was over 2000 psf. Now JG looks cheap!

"The showsuites will be closed after just one day of sales, according to Lendlease in a statement on March 26. Details of the phase 2 sales launch will be released later this year. Prices of the remaining units are forecast to increase as future announcements are made about the upcoming Grade-A offices, shopping mall, the plaza and parkland, as well as the greater Paya Lebar Central area."

ho seh liao lor. now can hang up and sell already. marketing strategy which agents can now use to "scare" buyers for the upcoming Seaside and ARTA next month.

Kelonguni

26-03-17, 21:01

District 14 has always been RCR, so is district 15, which is close to the project from One KM onwards. It's ranging from 1600 to 2000psf, so average psf should be lower. As far as I know, CCR has an average of 2000psf.

Thanks for educating.

I mean to say even CCR in some cases are selling below these levels say 1800PSF, but of course there are many factors like size and microlocation.

Not really monitoring this one as out of bullets at the moment.

Tomutomi

26-03-17, 21:11

Not true, on district 14 geylang and paya lebar RCR, eunos kembangan OCR.

Many got the same, district 20 (bishan rcr amk ocr), district 02 (tj pagar ccr outram rcr), district 15 (marine parade and tj rhu rcr others ocr)

District 14 has always been RCR, so is district 15, which is close to the project from One KM onwards. It's ranging from 1600 to 2000psf, so average psf should be lower. As far as I know, CCR has an average of 2000psf.

Veinman

26-03-17, 21:23

Not true, on district 14 geylang and paya lebar RCR, eunos kembangan OCR.

Many got the same, district 20 (bishan rcr amk ocr), district 02 (tj pagar ccr outram rcr), district 15 (marine parade and tj rhu rcr others ocr)

Thanks for correcting, you are right, not all area within same district belongs to same region. For D15, katong is also RCR.

Tomutomi

26-03-17, 21:44

Tend to hate those labelling, does not always fit well with reality. Know one guy who bought new mt sophia condo just because its on district 9. For me its location and tenant market is even less than bugis.

Kelonguni

26-03-17, 21:45

But since it is so confusing, the most important issue is whether the classification is still relevant.

What is the real functional significance of the classification?

Distance from city centre makes a bit of sense, or distance from centre of SG, but what is the reason that even in a district must split so finely?

Kelonguni

26-03-17, 21:54

Yah I think Pasir Panjang is RCR but cross over Clementi road becomes OCR.

Is there any difference in amenity or infrastructure planning, schools, density or other considerations for the different regions?

bargain hunter

26-03-17, 22:19

TCH08

26-03-17, 22:22

My friend bought a 1 bedder unit at PPR for investment at $1750 psf. Do you think is a good buy?

Arcachon

26-03-17, 23:04

My friend bought a 1 bedder unit at PPR for investment at $1750 psf. Do you think is a good buy?

Only Time can tell.

I bought 2 Bedroom @ Southbank, everyone say expensive.

Time tell me is not.

Kelonguni

26-03-17, 23:21

cross clementi road got hdb = OCR lol. :ashamed1:

Then what about CCR or RCR HDB? Not so simplistic bah...

PropVestor

27-03-17, 00:32

Got our number called about 1pm. Went in for a unit. PLQ has met their objective which is to release only 40% at this phase but response and unit take up is higher than expected. They may likely position this as 'phase 1 100% sold' to anticipate phase 2 price adjustments later part of this year. They should have sold about close to 50-60% of the total of 400plus units.

Marketing talk aside, I stand by the micro location of this D14(it's always an underdog to me) due to its future development potential and the high tenant potential against massive Grade A offices within covered walking distance.

Like all of you here, property is an investment and will contain risks. But if you can see what others do not and believe in the fundamentals. It is a matter of timing your risk against future benefits. There's a lot of talk but not many will really take the plunge. It takes some faith too.

Ps. The earth day moment coincided with those waiting in the dark for their OTP. That's really funny! Have a good day everyone. Those who bought this place, hope to see you there in this mega development.

2 cents,
Propvestor

Arcachon

27-03-17, 00:37

Congrats, don't ask the blind what they see, ask what you see instead.

PropVestor

27-03-17, 01:04

Congrats, don't ask the blind what they see, ask what you see instead.

Thanks. I know you bought Duo too. Hope to see you there soon!

Arcachon

27-03-17, 01:07

Thanks. I know you bought Duo too. Hope to see you there soon!

How I wish I bought one, Thanks.

Arcachon

27-03-17, 01:19

Paya Lebar Quarter - https://www.facebook.com/groups/1060930934012764/

bargain hunter

27-03-17, 07:54

Then what about CCR or RCR HDB? Not so simplistic bah...

correct me if i'm wrong, but i think there are no hdbs in CCR other than those last few blocks near d'leedon on both sides of the road?

Kelonguni

27-03-17, 08:57

correct me if i'm wrong, but i think there are no hdbs in CCR other than those last few blocks near d'leedon on both sides of the road?

Yah seems like I have taken Tanjong Pagar to be CCR.

But actually its really confusing because it is in district 4 which based on some indices calculation is central.

http://www.straitstimes.com/singapore/housing/curbing-lottery-gains-of-flats-may-backfire-experts

"Chief executive of International Property Advisor Ku Swee Yong feels that public housing subsidised by taxpayers should not be built on expensive, prime land. "We can begin by rezoning all HDB sites in the core central region (CCR) as private residential sites," he said, citing the HDB blocks in Tanjong Pagar Plaza.

He added: "The higher land value for residential sites in the CCR will return more cash into our national reserves when private developers pay for these sites.

"Such a move will also reduce the burden on taxpayers subsidising 'lottery flats' and creating millionaires of subsidised home owners.""

https://spring.ura.gov.sg/lad/ore/login/map_ocr.pdf

But the most important takeaway is it is indeed confusing. How about the segmentation of HDBs that are RCR versus OCR??? Is it real or meaningful?

teddybear

27-03-17, 09:34

That is why RCR can never compare to CCR mah (or CCR with HDB flats - since not all CCR are equal)..................!!! :surprise:

Why not you ask yourself: Do you see HDB flats amidst good class bungalow areas??? :ashamed1:

Yah seems like I have taken Tanjong Pagar to be CCR.

But actually its really confusing because it is in district 4 which based on some indices calculation is central.

http://www.straitstimes.com/singapore/housing/curbing-lottery-gains-of-flats-may-backfire-experts

"Chief executive of International Property Advisor Ku Swee Yong feels that public housing subsidised by taxpayers should not be built on expensive, prime land. "We can begin by rezoning all HDB sites in the core central region (CCR) as private residential sites," he said, citing the HDB blocks in Tanjong Pagar Plaza.

He added: "The higher land value for residential sites in the CCR will return more cash into our national reserves when private developers pay for these sites.

"Such a move will also reduce the burden on taxpayers subsidising 'lottery flats' and creating millionaires of subsidised home owners.""

https://spring.ura.gov.sg/lad/ore/login/map_ocr.pdf

But the most important takeaway is it is indeed confusing. How about the segmentation of HDBs that are RCR versus OCR??? Is it real or meaningful?

Kelonguni

27-03-17, 10:11

Veinman

27-03-17, 12:44

PropVestor

27-03-17, 14:26

By selling 50%, developer has break even. And with no time constraints to sell since it's not bound by stamp duty rules, phase 2 prices will likely increase.

Its out today on both Business Times and Yahoo Finance.

https://sg.finance.yahoo.com/news/half-units-park-place-residences-080500314.html
http://www.businesstimes.com.sg/real-estate/phase-1-of-park-place-residences-snapped-up

Yes, good observation on the breakeven point. They have also likely recouped their costs from the residential development after paying $900+ psf overall during the bidding if you take 40% development costs benchmark. There is no real hurry now to sell the remaining units. Its easier to report such optimistic (50% sales Phase 1 launch day) figures for their LandLease commercial team who are looking for tenants going into Grade A offices. I will put the price close to Duo Tower going for $8psf, both Grade A, big floor plates and next to MRT Interchanges.

Thats one of the true advantage of buying into a 3-in-1 S$3.2billion mixed development, the developer can play with commercial and residential costs-profits. For owners, its a risk spread because you are really buying into the entire real estate. Residential to recoup costs quickly, use those monies to fund commercial-retail building costs which are really for long term profits through rents. There will be more of such developments in future, investors just need to tune in but prepare to pay future prices.

For Phase II, it will be for those who want to see something being announced before they buy into it. For example, if LandLease announced high tenancy or a MNC taking multiple floors or government announcing something in the pipeline for Paya Lebar Central Region (its in the URA Master Plan anyway so its a matter of time).

40% launch units is a carefully devised plan during such weak times. No reason for them to put 2 full page ads on Saturday if they plan to sell 100% of the units. This is opposable thinking as developers will not hold back 100% release today. Saturday ballot tent already exceeded 1,000 hopefuls.

Over a certain threshold of psf in this area will push back investors as I can see from the fence sitters inside the 'Thinking Box' busy pressing their calculators. I put this figure at $2,000psf for 1-BR in PPR which will put on some brakes. Who would have thought this is once a big swampland circa 1820-1830s asking for such a price today.

2 cents,
PropVestor

Red Dot2

27-03-17, 14:30

By selling 50%, developer has break even. And with no time constraints to sell since it's not bound by stamp duty rules, phase 2 prices will likely increase.

Do you mean landlease charged double the psf hence managed to break even by selling just 50% of the units? I read on the internet that their breakeven point is 1800psf so would like to clarify..

Fiona2004

27-03-17, 15:13

Your analysis is excellent! Do you buy it for own stay or investment? My friend bought one unit and and she buys it for investment. Do you think those 215 investors have to pay ABSD or most of them are first time buyers? Thank you.
Its out today on both Business Times and Yahoo Finance.

https://sg.finance.yahoo.com/news/half-units-park-place-residences-080500314.html
http://www.businesstimes.com.sg/real-estate/phase-1-of-park-place-residences-snapped-up

Yes, good observation on the breakeven point. They have also likely recouped their costs from the residential development after paying $900+ psf overall during the bidding if you take 40% development costs benchmark. There is no real hurry now to sell the remaining units. Its easier to report such optimistic (50% sales Phase 1 launch day) figures for their LandLease commercial team who are looking for tenants going into Grade A offices. I will put the price close to Duo Tower going for $8psf, both Grade A, big floor plates and next to MRT Interchanges.

Thats one of the true advantage of buying into a 3-in-1 S$3.2billion mixed development, the developer can play with commercial and residential costs-profits. For owners, its a risk spread because you are really buying into the entire real estate. Residential to recoup costs quickly, use those monies to fund commercial-retail building costs which are really for long term profits through rents. There will be more of such developments in future, investors just need to tune in but prepare to pay future prices.

For Phase II, it will be for those who want to see something being announced before they buy into it. For example, if LandLease announced high tenancy or a MNC taking multiple floors or government announcing something in the pipeline for Paya Lebar Central Region (its in the URA Master Plan anyway so its a matter of time).

40% launch units is a carefully devised plan during such weak times. No reason for them to put 2 full page ads on Saturday if they plan to sell 100% of the units. This is opposable thinking as developers will not hold back 100% release today. Saturday ballot tent already exceeded 1,000 hopefuls.

Over a certain threshold of psf in this area will push back investors as I can see from the fence sitters inside the 'Thinking Box' busy pressing their calculators. I put this figure at $2,000psf for 1-BR in PPR which will put on some brakes. Who would have thought this is once a big swampland circa 1820-1830s asking for such a price today.

2 cents,
PropVestor

bargain hunter

27-03-17, 16:03

I asked that before. I also asked, "Do you see GCB in non-CCR area?"

have. there are designated GCB areas in thomson and upper bukit timah which are not CCR.

bargain hunter

27-03-17, 16:07

Do you mean landlease charged double the psf hence managed to break even by selling just 50% of the units? I read on the internet that their breakeven point is 1800psf so would like to clarify..

they didn't "double charge". they breakeven after a certain point and whatever price buyers were willing to buy on fri and sat minus that breakeven is their well deserved profits.

the breakeven price is likely < 1800psf since the cost of land is 900+psf.

Tomutomi

27-03-17, 17:40

Usually i saw on newspaper the estimated break event point is around 500 above land price? And add 200 for profit. So expecting min of 1600+ psf selling price

Red Dot2

27-03-17, 18:24

Usually i saw on newspaper the estimated break event point is around 500 above land price? And add 200 for profit. So expecting min of 1600+ psf selling price

Buying the PLQ land at $900+psf, do you think Landlease overpaid?

Does the integrated biz hub theme & the Developer's claim that buyervs are not just buying a residential unit but "an entire integrated biz hub" justify the $1.7k psf?

Tomutomi

27-03-17, 18:42

It depends if landlease can create a real value on it. I guess it depends on how successfull the office and retail, who renting the grade A office thus potential tenants to pay the high residential rental price there.

Khng8

27-03-17, 19:13

The closest- though not the same integrated concept is One North and Metropolis in Buona Vista . Maybe PLQ rental will be higher because of the integrated hub concept?

PropVestor

27-03-17, 19:52

Your analysis is excellent! Do you buy it for own stay or investment? My friend bought one unit and and she buys it for investment. Do you think those 215 investors have to pay ABSD or most of them are first time buyers? Thank you.

Thanks. Investment.

By the proportion of units, they gear it slightly more for investors since it's a blue commercial site to begin with. Hope your friend is happy with her purchase. My congrats to her.

IMHO, the road traffic there needs some rework therefore I will not stay there. There is not much to look at hence we bought the pool facing, 13th floor unit.

2 cents,
PropVestor

Tomutomi

27-03-17, 20:03

PropVestor

27-03-17, 23:29

Only time can tell.

I personally not bullish on this development considering there are many residential options around, with monthly rent of 3000+ you can easily get 2-3 bedrooms larger units in quieter area. Whenever most condos around have much lower rents, it take more efforts to gain decent yield.

Also with such compact size units (474/484 sqft for 1 bedroom, plus large balcony/ledge, narrow doorway in few types) you won't feel comfortable for long stay, so expect the high turnaround of tenants who just interested to try it once. IMO the ideal 1 bedroom should be 500-600 sqft (e.g. Katong Regency, City Light, Icon, etc).

Though i think Park Place probably has the best condo facilities within radius of 1 KM.

I think you are right. $3,500 can get you pretty spacious units around. There are plenty of condos in the D15 Tanjong Katong area. But I disagree that PLQ has the best condo facilities around. It does not have parking space allocated for tenants which needs to be balloted. Yes, we read the fine prints. Also, there is only a pool and nothing else that really stands out. Trampoline park? Really?

However, I won't argue that the train station is just next door and a 200 lot shopping mall is a stone throw away with 11 screen cineplex. Those who like integrated living will like it. I don't. I prefer the peace and quiet along Meyer Road(minus the TEL mrt construction).. I just hope our future tenants will like it. :)

Looking ahead, as developers maximizes land use and plot ratio increases, mixed development will become more common for investors to invest. Duo is a 4 in one which is pretty rare. This is 3 in one. There will be plenty of 2 in 1 in the future where we are begginng to see now..

Self stay or invest. It's a day and night choice. As investors, we need to make sure we put every dollar to work hard for us per psf. Working up vertically from basement, to ground level and 30th storey; this single psf could change in so many uses. That to me is making that dollar per psf work really hard.

2 cents,
Propvestor

teddybear

28-03-17, 08:21

Payar Lebar that area is a terrible traffic nightmare........

Won't be surprise you will get many ERP gantries there in near future (since that is their only ultimate strategy and solution to managing traffic in Singapore)............ :scared-3:

Amber Woods

28-03-17, 09:16

Fiona2004

28-03-17, 09:33

Thank you! With its location (2 mrt lines), offices, it is not difficult to rent it out in future. Do you mean that buyer will get parking lot via balloting? When?

Kelonguni

28-03-17, 10:40

Congestion and lack of parking are valid. But lack of demand or mismatch, the trend and current data does not support it.

Govt restricts the number allowed so in the future, there will be lesser of these units than what we have currently.

Jurong Gateway Condo has also proven that there is good demand for this especially if amenities are within reach, and this is in line with major cities worldwide.

It may be hard to cook much food in shoebox apartments, but this is a plus for owners I feel.

With the high bid prices developers are paying for the land since 2011, all developers are building enough shoe box units and more compact sizes unit in order to be inline with URA guidelines on restricting the number of shoe box units in each development. Thousands of these compact size units and shoe box units targeting investors are coming on stream the next few years with more developers building them over the next many years. The leasing market is going to be very challenging and investors may find themselves paying so much for these units when falling rental simply cannot support the price. Tenants have choices and these non-livable compact unit and shoe box will be greatly hit.

PropVestor

28-03-17, 11:43

Thank you! With its location (2 mrt lines), offices, it is not difficult to rent it out in future. Do you mean that buyer will get parking lot via balloting? When?

Actually, the number of parking lots versus number of PPR units is a mismatched and its deliberate. They want it to be a car-lite area. There is even a car sharing scheme set aside to PLQ to alleviate transportation (for those who insist on cars and not MRT). Duo also has insufficient car lots for owners, so you got to bid for it too.

I seriously do not encourage driving in Paya Lebar Central unless you are going there to run quick errands or better still, collect rent. :)

On a side note, more news on Paya Lebar Central today! SingPost Centre building will be managed by CapitaLand Mall. More supermarkets, cinemas, shops (e-commerce ones too) and eateries to rejuvenate this area. Based on my calculation, it is about 3 mins walk from PLQ offices and mall. PPR residents will be about 5 mins walk away. Combined it is about 70% GFA of Suntec City Mall (888,000 sq ft): 269,000 sq ft for SingPost Mall plus 340,000 sq ft for PLQ Mall entertainment space. This mall will be opened later part of 2017.

http://www.straitstimes.com/business/property/capitaland-inks-contract-to-manage-mall-at-new-singpost-centre

The real tipping point will be a 'specialised' commercial area or zone not found anywhere in Singapore which may be built there. Based on the land size around SingPost Mall area, it is primed for such a development. For example, Biopolis at One North. I am also hoping a hotel will be built there soon. This is mentioned by Tan Chuan Jin during PL Square opening.

Lets see what else will be announced in this up and coming area.

2 cents,
PropVestor

Fiona2004

28-03-17, 13:14

wa! you really have done a lot of study before buying the unit. Thanks for sharing.
Actually, the number of parking lots versus number of PPR units is a mismatched and its deliberate. They want it to be a car-lite area. There is even a car sharing scheme set aside to PLQ to alleviate transportation (for those who insist on cars and not MRT). Duo also has insufficient car lots for owners, so you got to bid for it too.

I seriously do not encourage driving in Paya Lebar Central unless you are going there to run quick errands or better still, collect rent. :)

On a side note, more news on Paya Lebar Central today! SingPost Centre building will be managed by CapitaLand Mall. More supermarkets, cinemas, shops (e-commerce ones too) and eateries to rejuvenate this area. Based on my calculation, it is about 3 mins walk from PLQ offices and mall. PPR residents will be about 5 mins walk away. Combined it is about 70% GFA of Suntec City Mall (888,000 sq ft): 269,000 sq ft for SingPost Mall plus 340,000 sq ft for PLQ Mall entertainment space. This mall will be opened later part of 2017.

http://www.straitstimes.com/business/property/capitaland-inks-contract-to-manage-mall-at-new-singpost-centre

The real tipping point will be a 'specialised' commercial area or zone not found anywhere in Singapore which may be built there. Based on the land size around SingPost Mall area, it is primed for such a development. For example, Biopolis at One North. I am also hoping a hotel will be built there soon. This is mentioned by Tan Chuan Jin during PL Square opening.

Lets see what else will be announced in this up and coming area.

2 cents,
PropVestor

DMCK

28-03-17, 14:43

got nice biryani and cheap wet marketing nearby and hari raya period very happening there :friendly_wink:

Amber Woods

28-03-17, 15:06

got nice biryani and cheap wet marketing nearby and hari raya period very happening there :friendly_wink:

Every Sunday, foreign maids and workers gather there for picnic, similar to the scene at Little India.

Veinman

28-03-17, 17:09

Actually, the number of parking lots versus number of PPR units is a mismatched and its deliberate. They want it to be a car-lite area. There is even a car sharing scheme set aside to PLQ to alleviate transportation (for those who insist on cars and not MRT). Duo also has insufficient car lots for owners, so you got to bid for it too.

I seriously do not encourage driving in Paya Lebar Central unless you are going there to run quick errands or better still, collect rent. :)

On a side note, more news on Paya Lebar Central today! SingPost Centre building will be managed by CapitaLand Mall. More supermarkets, cinemas, shops (e-commerce ones too) and eateries to rejuvenate this area. Based on my calculation, it is about 3 mins walk from PLQ offices and mall. PPR residents will be about 5 mins walk away. Combined it is about 70% GFA of Suntec City Mall (888,000 sq ft): 269,000 sq ft for SingPost Mall plus 340,000 sq ft for PLQ Mall entertainment space. This mall will be opened later part of 2017.

http://www.straitstimes.com/business/property/capitaland-inks-contract-to-manage-mall-at-new-singpost-centre

The real tipping point will be a 'specialised' commercial area or zone not found anywhere in Singapore which may be built there. Based on the land size around SingPost Mall area, it is primed for such a development. For example, Biopolis at One North. I am also hoping a hotel will be built there soon. This is mentioned by Tan Chuan Jin during PL Square opening.

Lets see what else will be announced in this up and coming area.

2 cents,
PropVestor

Perhaps we already get used to having a carpark lot for every unit purchased. In China, you need to purchase, not bid, the carpark lot separately, unit doesn't comes with carpark lot at all. The good side is you can sell or rent your carpark lot separately.

As for hotel, they should since there used to be a lion city hotel which serve good and affordable Peranakan cuisine.

DMCK

28-03-17, 17:09

Every Sunday, foreign maids and workers gather there for picnic, similar to the scene at Little India.

wisma atria and ion also the same mah

Red Dot2

28-03-17, 21:14

I think you are right. $3,500 can get you pretty spacious units around. There are plenty of condos in the D15 Tanjong Katong area. But I disagree that PLQ has the best condo facilities around. It does not have parking space allocated for tenants which needs to be balloted. Yes, we read the fine prints. Also, there is only a pool and nothing else that really stands out. Trampoline park? Really?

However, I won't argue that the train station is just next door and a 200 lot shopping mall is a stone throw away with 11 screen cineplex. Those who like integrated living will like it. I don't. I prefer the peace and quiet along Meyer Road(minus the TEL mrt construction).. I just hope our future tenants will like it. :)

Looking ahead, as developers maximizes land use and plot ratio increases, mixed development will become more common for investors to invest. Duo is a 4 in one which is pretty rare. This is 3 in one. There will be plenty of 2 in 1 in the future where we are begginng to see now..

Self stay or invest. It's a day and night choice. As investors, we need to make sure we put every dollar to work hard for us per psf. Working up vertically from basement, to ground level and 30th storey; this single psf could change in so many uses. That to me is making that dollar per psf work really hard.

2 cents,
Propvestor

Sorry for the long quote above taking up space. Just checking with Propvestor who he think would be keen to live within his work/office area. Would these be single expats since units are tiny? But from what I see in my office, the single foreigners even those not on expat package typically prefer to stay near where the action & pubs are, more accessible & nearer to central though may not be the swanky areas.

I'm just trying to think very hard who would be our potential tenants & future buyers of Park Place Residence at PLQ. What kind of field & professionals who can afford to pay the rent to support the price?

Like Propvester, I don't think I would like to stay so close to my workplace (this is literally almost within workplace !) as it'll keep reminding me of work & I can't rest well ..unless we're talking about Orchard or Marina One Bay then it's a different story.

What do folks here think? Thanks for sharing your thots!

PropVestor

29-03-17, 11:47

Sorry for the long quote above taking up space. Just checking with Propvestor who he think would be keen to live within his work/office area. Would these be single expats since units are tiny? But from what I see in my office, the single foreigners even those not on expat package typically prefer to stay near where the action & pubs are, more accessible & nearer to central though may not be the swanky areas.

I'm just trying to think very hard who would be our potential tenants & future buyers of Park Place Residence at PLQ. What kind of field & professionals who can afford to pay the rent to support the price?

Like Propvester, I don't think I would like to stay so close to my workplace (this is literally almost within workplace !) as it'll keep reminding me of work & I can't rest well ..unless we're talking about Orchard or Marina One Bay then it's a different story.

What do folks here think? Thanks for sharing your thots!

Hi RedDot2,

From the sound of it, you are buying it for the same purpose as us. Tenancy in an integrated development is all about convenience. You hit the nail in the head by saying that foreigners want to stay near amenities such as malls, supermarkets, pubs etc. Why? Their package today as I understand are not generous but housing is a must. Transportation fees/time can be saved! If you look at the later which can be saved in terms of time and costs, PPR proximity to PLQ offices is a huge advantage. They get to save alot of time on transportation and get a bit more time resting. (Getting up at 8am for a 9am meeting is possible, this is a huge intangible benefit). They do not need to own a car or even a bike (increasingly common among expats now). Demographically, 1BR should be expats with no kids coz based on my measurements, you cannot fit a cot into the room after a queen size bed is inside for 500 sqft of space. 2 bedders is OK but at Phase I entry price, it will be a challenge for 3.5% returns.

Between TOP to 5 years down the road, the tenants who are potentially there all boils down to LandLease's efforts. Who they approach as tenants. I take my observation from Duo Tower, Abbott (https://sgbayhomes.wordpress.com/tag/us-pharma-firm-abbott-moving-to-duo-in-bugis/) who took up 100,000 sqft in at Duo Tower is a good anchor tenant to have. Therefore Duo Residences tenancy odds will increase. I will never consider PPR if PLQ offices are Strata Title, just take a look at PL Square and you will know what I mean.

PLQ will need to do the same to secure multiple floor tenants like what M+S did for Duo. LandLease pitching needs to be precise. They should be looking for MNCs who are spread across multiple locations and try to integrate them into single Grade A office because PLQ has the size area advantage without CBD prices.

LandLease tenant mix will hopefully be a bank/financial institution, tech or telco, pharma, automotive etc. The key is 'low-balling' Shenton Way prices or about $8psf which is Duo Tower lock in price for the first 3 years. PLQ is a new area so they need to work a little harder to pitch. With regards to who will buy our investment down the line, it all depends on the government really because I firmly believe, they are the ones that ultimately control supply and demand. Rest assured you should not just look at the 10,000 workers within 100m from PPR, the nearby lots of land are all blue commercial sites. They will add another couple of thousands from 2025 onwards. The future looks bright for this area. We should all look at 2018 URA Masterplan very carefully next year.

I wish you all the best in your investments and I hope I have answered your questions.

2 cents,
PropVestor

star

29-03-17, 12:45

More important question should be how much is the monthly maintenance fee. If rental is $2800 and maintenance is $400 per mth good luck. 2nd question is r u paying ABSD? If u bought $1700psf plus ABSD easily $1900psf. U will need to sell it at $2100psf to make profit.

Fiona2004

29-03-17, 13:41

Impressive!

Tomutomi

29-03-17, 13:49

Duo while launched at peak time of 2013, the recent new and resale prices still able.to fetch higher, though if counting on annual gain probably still negligible.

I quite like PropVestor view on investing in rare product like PLQ or Duo, i could see both stand out in bugis and paya lebar vicinity.

Still prefer resale market though, too much peer pressure if buy during launch :)

star

29-03-17, 18:11

PropVestor

29-03-17, 18:38

Duo is at bugis very central patk place is another story.

Yes, very different indeed. PLC catchment will be more than Bugis. When I mean catchment, it includes those who work, lives and play there. Bugis is still quite commercial at the moment, catchment peak is during office hours mainly driven by workers. It is hard to compare between the two for this aspect. I am hoping for D7 to have more activity but the Queen Street hotel site bids were unsuccessful. It also takes a few more years for Rochor Centre area to be rejuvenated. Only hope is for Beach Road commercial site (diagonally across Duo) to play up the area slightly and hopefully the underground walkway from Suntec Tower 4 will be linked to DTL and Duo.

I quote:

"Paya Lebar Quarter will serve a working population of 22,000 in the local catchment area within 7 minutes’ walk and approximately one million residents in the trade area. When the wider Paya Lebar Central precinct is fully developed, Paya Lebar Quarter is expected to have 52,000 workers in its immediate catchment."

http://www.lendlease.com/-/media/llcom/investor-relations/media-releases/2016/20161017_lendleases-sgd3-billion-plq-urban-regeneration-project.ashx

Tomutomi

29-03-17, 18:46

Omg 52,000 workers, yet only 450 residential units. Landlease needs to build more, floating or underground i dun care, build more!!

PropVestor

29-03-17, 21:26

Omg 52,000 workers, yet only 450 residential units. Landlease needs to build more, floating or underground i dun care, build more!!

That's so funny. Jokes aside, they can't coz of the land % for residential cannot exceed the current. Underground is also an issue due to the canal which they need to cover. It's actually a very challenging site to built. Broken into pieces and linked by 3 bridges.

Main issue is the height limit which is due to PL Air base. It will only start shifting from 2030 onwards to changi east which is under expansion now.

PLC will have to count on neighboring areas to support this growth. Maybe that's why Geylang area is building so many small walk up apartments.

xtreme_46

29-03-17, 23:01

will the property in geylang upper lorong from 30 onwards appreciate?

Red Dot2

30-03-17, 08:48

Red Dot2

30-03-17, 08:51

That's so funny. Jokes aside, they can't coz of the land % for residential cannot exceed the current. Underground is also an issue due to the canal which they need to cover. It's actually a very challenging site to built. Broken into pieces and linked by 3 bridges.

Main issue is the height limit which is due to PL Air base. It will only start shifting from 2030 onwards to changi east which is under expansion now.

PLC will have to count on neighboring areas to support this growth. Maybe that's why Geylang area is building so many small walk up apartments.

Hi Propvester, thanks for all your insightful posts. I realised I've plunged in without much research. As PL development plan would take a while & shifting of airbase will only start around 2030, would it be foolish to think about making a small profit (low thousands) if I sell about 1-2 years after TOP or am I better off forfeiting 25% of the booking fee? It is my fault that I went ahead with a 60sqm 2 bedder of 1.7k psf though I had prior in mind a ceiling of 1.6k psf.

I had succumbed to the temptation when all 1 bedders at Low floor were sold when my number was called. The entry price for 1 bedder is about same or slightly more than my 2 bedder so 1 bedder is a better purchase now that I have more time to reflect & look at rental data of nearby condos.

Thanks for your kind advice.

PropVestor

30-03-17, 10:49

Hi Propvester, thanks for all your insightful posts. I realised I've plunged in without much research. As PL development plan would take a while & shifting of airbase will only start around 2030, would it be foolish to think about making a small profit (low thousands) if I sell about 1-2 years after TOP or am I better off forfeiting 25% of the booking fee? It is my fault that I went ahead with a 60sqm 2 bedder of 1.7k psf though I had prior in mind a ceiling of 1.6k psf.

I had succumbed to the temptation when all 1 bedders at Low floor were sold when my number was called. The entry price for 1 bedder is about same or slightly more than my 2 bedder so 1 bedder is a better purchase now that I have more time to reflect & look at rental data of nearby condos.

Thanks for your kind advice.

Hi RedDot2, I will write to you via PM since this is pretty personal with regards to your decision. I too have received such PMs over the last few days on this project and their respective sentiments of their purchase. All of which should not be taken lightly since its our hard earn monies and you made the choice of parking it here.

indomie

30-03-17, 14:59

Hi RedDot2, I will write to you via PM since this is pretty personal with regards to your decision. I too have received such PMs over the last few days on this project and their respective sentiments of their purchase. All of which should not be taken lightly since its our hard earn monies and you made the choice of parking it here.

Now that I am older.....I miss the time when I was younger and bolder. Often I wish that I have taken more calculated risk and I regret for worrying too much. In the end doing something is a lot better than doing nothing.

Kelonguni

30-03-17, 16:16

Hi Propvester, thanks for all your insightful posts. I realised I've plunged in without much research. As PL development plan would take a while & shifting of airbase will only start around 2030, would it be foolish to think about making a small profit (low thousands) if I sell about 1-2 years after TOP or am I better off forfeiting 25% of the booking fee? It is my fault that I went ahead with a 60sqm 2 bedder of 1.7k psf though I had prior in mind a ceiling of 1.6k psf.

I had succumbed to the temptation when all 1 bedders at Low floor were sold when my number was called. The entry price for 1 bedder is about same or slightly more than my 2 bedder so 1 bedder is a better purchase now that I have more time to reflect & look at rental data of nearby condos.

Thanks for your kind advice.

Buy already don't look back. There will always be better and worse deals.

Two bedder has more long term flexibility than 1 bedder actually.

PL is already developing well but Airbase shifted out later. I think it is a fair game to go for. It's a good time to buy and hide under shelter during this period of low rentals. The units will appear perfect when we have resumed growth curve - my two cents only.

PropVestor

30-03-17, 17:20

As a brand name, Paya Lebar is mostly out of investors' sight. Its surroundings like Geylang Serai, light industrial Ubi and height limit really put a damper to the entire proposition. The Airbase is still a good way out of PLC and should have minimal impact to the value of PLQ. If its any nearer like Ubi Ave 3 or 4 where the F15s are flying sorties, I will have second thoughts.

Looking far ahead into the future ....

When PLAB moves to Changi East, Paya Lebar as a district name will get another kick start because a lot of land will be freed up like what is happening to Bidadari (remains hidden until last few years). Those residents staying there in the future should be babies now since it will be post 2030 (another 10-20 years timeline to build). URA targets to free up 800 hectares of land for 50-60k future residents to meet future population figures. It will be a brand new town built from scratch with 30-40 storeys HDBs. Its forward thinking like Marina Bay was reclaimed back in the 70s when govt projected that we will run out of CBD space today.

http://www.stproperty.sg/articles-property/singapore-property-news/flight-plan-to-free-up-800-ha-of-land/a/133076

audentes Fortuna iuvat

2 cents,
PropVestor

Tomutomi

30-03-17, 17:25

Not to mention kallang river area going to have 100,000 flats.

And how about opinion to have another hdb cluster at bayshore area?

So many hypes around. Preparing for 6.9 millions by 2030 :)

DMCK

30-03-17, 17:38

SG liked to make ghost town:ghost::ghost::ghost:

PropVestor

30-03-17, 17:52

So many hypes around. Preparing for 6.9 millions by 2030 :)

Well, who else will buy our properties if our domestic Singaporean population is shrinking YOY? Good observation on your part. :)

From the way I see it, once majority of the 360km of train lines are completed coupled with the decentralisation plans in full swing, we will be ready to welcome more new migrants. Albeit a more controlled rate than the first wave which was a gross miscalculation, larger micro-cities with better connectivity will be very much an integral part of our future Singapore.

Current segregation of OCR, RCR and CCR properties will matter less as micro location will count more. Since Singapore will be like a metropolis with vibrant sub-districts or micro cities which will have its own eco-system of trade zones, residential and transportation. I see One North, Jurong Lake District, PLC, Woodlands etc are part of all bigger Singapore ecosystem complementing one another. Pricing for properties within these micro cities will depend on their micro locations. Therefore, a prime micro-location will command a price that is the same or equivalent to a prime CCR of what we know today?

Any thoughts on that?

Tomutomi

30-03-17, 19:26

Looking at population growth since 1990-2016, it's consistently adding 1 million every 10 years, or avg 100K per year, or avg new 35K households per year. I believe gov somehow had those number factored into their long term plan.

I have no doubt gov will nurture other areas for better balancing. Though it's more important to know what specialties or job type those area cater for. Those in financial and tech industries tend to flock around central and changi BP currently and usually paid well. Whats the positioning for woodlands, jurong and paya lebar?

Also tend to agree rcr ocr and ccr may not so relevant in the future. I wont surprise if one day d09 - d11 become less exclusive or desirable.

teddybear

30-03-17, 19:44

May be they have to implant HDB flats among GCB areas (like Namly Ave, Nassim etc) for a start to make CCR more equitable to OCR??? :rolleyes:

Looking at population growth since 1990-2016, it's consistently adding 1 million every 10 years, or avg 100K per year, or avg new 35K households per year. I believe gov somehow had those number factored into their long term plan.

I have no doubt gov will nurture other areas for better balancing. Though it's more important to know what specialties or job type those area cater for. Those in financial and tech industries tend to flock around central and changi BP currently and usually paid well. Whats the positioning for woodlands, jurong and paya lebar?

Also tend to agree rcr ocr and ccr may not so relevant in the future. I wont surprise if one day d09 - d11 become less exclusive or desirable.

Adva181

30-03-17, 21:32

There is no right or wrong for this development.
Its abit steep but like Duo and MO, I kind of think buying this is like owning a trophy, owning a rare product.
Was lucky in the ballot and got a mid floor unit.
Overpriced? - Yes. Better value condo elsewhere? - Yes.
There are always comparison, this is the first 4 in 1 outside the usual CBD areas. (MRT/Retail/Condo/Office)
So its an unique product. Rental will be easy, as for yields, we will only know in 3 yrs time.

Tomutomi

30-03-17, 21:54

The logic is if the good (ccr) one is stagnant and has no bull factor, and the average (rcr) and bad (ocr) one keep improving, the gap will become less and less.

If people comparing jurong or punggol within last 10 years, the difference is huge.

The same may apply to those staying around kallang river in another 10 years.

May be they have to implant HDB flats among GCB areas (like Namly Ave, Nassim etc) for a start to make CCR more equitable to OCR??? :rolleyes:

PropVestor

30-03-17, 22:32

May be they have to implant HDB flats among GCB areas (like Namly Ave, Nassim etc) for a start to make CCR more equitable to OCR??? :rolleyes:

This is actually a point made to the Great Southern Waterfront development debate, which is where the current PSA ports are being relocated further west.

There is a debate whether such future prime areas should have public housing to balance out the area. So this is not out of the question to implant HDBs or ECs in these exclusive areas in the future.

I sure hope we will not have too much segregation as that is not what Singapore is about. More sentosa cove like area is not actually a good thing. We strive for integration and non xenophobic future. If not, we will have issues with racial and cultural harmony for future housing. That is why 'community spaces' where the public can enjoy is a requirement for developers of massive developments. Developers need to comply with the masterplan. PLQ has such plans in mind.

Arcachon

30-03-17, 22:41

Well, who else will buy our properties if our domestic Singaporean population is shrinking YOY? Good observation on your part. :)

From the way I see it, once majority of the 360km of train lines are completed coupled with the decentralisation plans in full swing, we will be ready to welcome more new migrants. Albeit a more controlled rate than the first wave which was a gross miscalculation, larger micro-cities with better connectivity will be very much an integral part of our future Singapore.

Current segregation of OCR, RCR and CCR properties will matter less as micro location will count more. Since Singapore will be like a metropolis with vibrant sub-districts or micro cities which will have its own eco-system of trade zones, residential and transportation. I see One North, Jurong Lake District, PLC, Woodlands etc are part of all bigger Singapore ecosystem complementing one another. Pricing for properties within these micro cities will depend on their micro locations. Therefore, a prime micro-location will command a price that is the same or equivalent to a prime CCR of what we know today?

Any thoughts on that?

Most will not believe what is going to happen knowing what will happen.

ixxx

07-04-17, 23:22

For this project, investment is surely a red alert 'no'.

If buy to sell when TOP, how much can u sell when u buy a 99LH at 1700 psf & the surroundings freehold Geylang condo are only at around 900 - 1200 psf.

If buy to rent, how low will be your rental yield in percentage when u buy at 1700 psf & rental market of better mm is only $2k now, 2 bedder would likely fetch u $2.5k - 2.8k & 3 bedder at 3k - 3.5k. Worst thing is if get loan, would not even cover monthly instalment. Wonder if anyone really believe the rental value that agents say in showroom. Tenants will choose other Paya Lebar or Geylang areas condo across the road or Eunos, Aljunied, Kembangan, Tanah Merah areas if ur pricing is more than $200 higher in the market now & rental market is expected to be worsen base on new private homes supply in sg.

But 1 thing good is to buy for own stay. Given the convenience of the location, it should be a good choice for a family to stay in 3 bedder.

In conclusion, this is actually a geographical good project for own stay but the pricing determined to be not for investment.

Arcachon

07-04-17, 23:53

teddybear

08-04-17, 00:08

That is why according to your logic, the government should start building HDB flats among the GCBs like in Nassim... Heard law minister is living there.........

Another area is Sentosa Cove, so that the foreigners can integrate with HDB heartlanders........ :onthego:

This is actually a point made to the Great Southern Waterfront development debate, which is where the current PSA ports are being relocated further west.

There is a debate whether such future prime areas should have public housing to balance out the area. So this is not out of the question to implant HDBs or ECs in these exclusive areas in the future.

I sure hope we will not have too much segregation as that is not what Singapore is about. More sentosa cove like area is not actually a good thing. We strive for integration and non xenophobic future. If not, we will have issues with racial and cultural harmony for future housing. That is why 'community spaces' where the public can enjoy is a requirement for developers of massive developments. Developers need to comply with the masterplan. PLQ has such plans in mind.

Tomutomi

08-04-17, 00:27

Wait for remaining 50% launch this year end, maybe starting psf 2000 liao :).

Saw few comments at google map quite reasonable.

HP65

08-04-17, 08:32

PropVestor

14-06-17, 17:21

http://grant-associates.pr.co/141476-green-light-for-singapore-s-paya-lebar-quarter-featuring-landscape-design-by-grant-associates

PLQ landscaping will be designed by the same British folks who did Gardens by the Bay (16 awards). Now I know why it is so expensive to build this project at over $3.2bn. Owners can look forward to more than 100,000 sq feet of landscaping with a river flowing through. :)

anythingwhatever

14-06-17, 20:44

PropVestor

15-06-17, 10:30

Power, you Huat liao!! :)

Can't really say that but it increases the chance that this property has a unique design which ups the emotional appeal of the next owner we sell to. The maintenance of this place will go in tandem with the landscaping scope of work. So management fees will only be higher than nearby condos. Give and take I supposed.

https://www.squarefoot.com.sg/trends-and-analysis/market-trends
Data says it better...

Between July 2007 to May 2017, D14's straight line incline is looking very similar to D15. A good sign to me.

2 cents,
PropVestor

anythingwhatever

15-06-17, 20:12

Can't really say that but it increases the chance that this property has a unique design which ups the emotional appeal of the next owner we sell to. The maintenance of this place will go in tandem with the landscaping scope of work. So management fees will only be higher than nearby condos. Give and take I supposed.

https://www.squarefoot.com.sg/trends-and-analysis/market-trends
Data says it better...

Between July 2007 to May 2017, D14's straight line incline is looking very similar to D15. A good sign to me.

2 cents,
PropVestor

Doubly Huat!! :)

PropVestor

17-06-17, 09:57

I was reading through the Business Times yesterday front page. Interestingly, there is no mention of Park Place Residences re-launch. Maybe they did not put it there since they have already launched Phase 1. If not, they might do what Marina One does, see the finished product first before selling. At a higher price of course!

Just speculating.

2 cents,
PropVestor

anythingwhatever

26-06-17, 17:12

PropVestor

26-06-17, 21:03

Phase 1 average PSF already $1874, Phase 2 will be $2000+? :applouse:

Going by the current strategy of wait and see like marina one, I cannot really tell if they will break $2k. Many are against it for such a low key area. My mum over dinner just told me it's too expensive even for $1.8k. She is selling her shophouse for $2.1k PSf in Little India (LH 999). For her generation, I guess she sees something different from her son.

Some see gems some see trash. It's all have to do with what you believe in. If you think the MasterPlan is just for show, you will not touch this place. I think it will be $2.1k for high floor units if launched in 2020 when TOP. Again, my 2 cents only.

Propvestor

PropVestor

27-07-17, 13:12

A big IF but not entirely unlikely. A little concerned about the asking price but with such bullish capital inflows, who knows...
http://www.straitstimes.com/business/city-plaza-unit-owners-catch-en-bloc-fever

As a blue site with 3.0 plot ratio, it is pretty sizeable FH land which can be turned into a mixed development with shops cum apartments, serviced apartments and/or hotel. Not many FH blue sites around. This should shake up some attention if it goes into the market.

Hope this one goes through and surrounding owners will have more reasons to smile as it will bump up prices even further.

PropVestor

xtreme_46

27-07-17, 23:33

will it bring up the price in the upper lorong of geylang area?

Arcachon

27-07-17, 23:39

will it bring up the price in the upper lorong of geylang area?

All the Lorong freeze by URA.

Arcachon

27-07-17, 23:56

https://www.ura.gov.sg/uol/media-room/news/2015/jan/pr15-02

Proposed change in land use zoning of Lorongs 4-22 Geylang to better manage issues arising from conflicting uses
Published Date: 13 Jan 2015

The Urban Redevelopment Authority proposes to rezone the area bounded by Geylang Road, Lorong 22 Geylang, Guillemard Road and Lorong 4 Geylang, excluding the parcels of land zoned Road, the lots fronting Geylang Road and the sports field bounded by Talma Road and Lorong 12 Geylang, from ‘Residential/Institution’ to a new ‘Commercial/Institution’ zoning. The area for rezoning is coloured in light blue in the attached plan [PDF, 4mb].

Members of public can submit their feedback, objection or representation to the proposal in writing to the Permanent Secretary, Ministry of National Development, 5 Maxwell Road, Singapore 069110, on or before 11 February 2015.

A certified copy of the Master Plan with the proposed amendments may be inspected during office hours between 13 January 2015 and 11 February 2015 at The URA Centre Atrium. More information on this proposal can be found at http://www.ura.gov.sg/sn/MP2014-proposed-amendments.

Arcachon

27-07-17, 23:58

will it bring up the price in the upper lorong of geylang area?

http://www.crei-academy.com/uras-geylang-rezoning/

Arcachon

28-07-17, 00:09

will it bring up the price in the upper lorong of geylang area?

http://www.businesstimes.com.sg/hub-projects/property-march-2017/unearthing-the-gems-in-landed-homes

Tony Blair

28-07-17, 18:55

Mentally challanged to stay in the area.:doh::doh:

Laguna

28-07-17, 22:08

yes, noisy, pollution, night market for one month a year, with big crowd

PropVestor

29-07-17, 00:12

yes, noisy, pollution, night market for one month a year, with big crowd

Two of these fit the description of the junction of Meyer road and fort road too.

teddybear

29-07-17, 00:21

Payar Lebar, wow! Super heavy traffic during peak hours, lots of heavy vehicles, lorries, container trucks etc. In fact, any time also traffic so heavy one........... :scared-2:

Two of these fit the description of the junction of Meyer road and fort road too.

PropVestor

29-07-17, 00:49

Payar Lebar, wow! Super heavy traffic during peak hours, lots of heavy vehicles, lorries, container trucks etc. In fact, any time also traffic so heavy one........... :scared-2:

It's not called a construction site if there are no lorries or trucks. Let alone a mixed development of 3.9 hectares and $3.2billion in the making. Glad I saw something else.

teddybear

29-07-17, 09:41

Since 10 years ago before current construction site situation traffic is already like that, looks like the traffic situation will get worse based on what you say..........

It's not called a construction site if there are no lorries or trucks. Let alone a mixed development of 3.9 hectares and $3.2billion in the making. Glad I saw something else.

PropVestor

29-07-17, 13:56

Since 10 years ago before current construction site situation traffic is already like that, looks like the traffic situation will get worse based on what you say..........

Based on what I say? You should get out of the house more often.

Arcachon

29-07-17, 14:01

Based on what I say? You should get out of the house more often.

Sound familiar, I was once told the public Bus got Air-con.

Amber Woods

29-07-17, 22:01

Since 10 years ago before current construction site situation traffic is already like that, looks like the traffic situation will get worse based on what you say..........

Teddybear's observation is right. I travel to and fro Paya Lebar Road / Marine Parade via Tanjng Katong Road very often even before the construction started. Traffic is heavy from MacPherson Road / Paya Lebar Rd junction right up to Paya Lebar/Geylang Road. Either sides of Sims Ave and Geylang Road are just as heavy including Tanjong Katong Road up to Dunman Road. I expect traffic to worsen after all the developments there are completed since there will be more residential vehicles and commercial activities happening.

Laguna

29-07-17, 22:03

And, there is hardly any room for road expansion

Kelonguni

29-07-17, 22:55

The traffic condition is the same as Orchard road before 2012.

The right question to ask is, why is the traffic here so heavy?

Is Jurong to Buona Vista traffic any better? Is Yishun / Sembawang really very much better?

teddybear

29-07-17, 23:46

With your this sentence I immediately know you don't live in around Orchard.

Traffic condition in Orchard area is ONLY bad on the short stretch of road between shopping malls from Ion to Plaza Singapore (and that is it! - and this is a stretch which we can bypass without even needing to use it to go to anywhere else in Singapore), the rest of the roads around Orchard are usually smooth flowing, with minimal heavy vehicles and lorries and container trucks. Not only that, there are so many alternate roads to get any other place in Singapore.

This is unlike Payar Lebar / Sims Ave area, where the traffic is very very heavy even during non-peak hours! And worst, they are the only main roads you must use to transerse PL and Sims Ave area!

The traffic condition is the same as Orchard road before 2012.

The right question to ask is, why is the traffic here so heavy?

Is Jurong to Buona Vista traffic any better? Is Yishun / Sembawang really very much better?

PropVestor

30-07-17, 00:26

With your this sentence I immediately know you don't live in around Orchard.

Traffic condition in Orchard area is ONLY bad on the short stretch of road between shopping malls from Ion to Plaza Singapore (and that is it! - and this is a stretch which we can bypass without even needing to use it to go to anywhere else in Singapore), the rest of the roads around Orchard are usually smooth flowing, with minimal heavy vehicles and lorries and container trucks. Not only that, there are so many alternate roads to get any other place in Singapore.

This is unlike Payar Lebar / Sims Ave area, where the traffic is very very heavy even during non-peak hours! And worst, they are the only main roads you must use to transerse PL and Sims Ave area!

That is the exact reason why a development like this is built right next to a MRT exchange. Do see beyond the obvious and you will see more than dust, pollution and sometimes myopia.

PropVestor

30-07-17, 00:35

Teddybear's observation is right. I travel to and fro Paya Lebar Road / Marine Parade via Tanjng Katong Road very often even before the construction started. Traffic is heavy from MacPherson Road / Paya Lebar Rd junction right up to Paya Lebar/Geylang Road. Either sides of Sims Ave and Geylang Road are just as heavy including Tanjong Katong Road up to Dunman Road. I expect traffic to worsen after all the developments there are completed since there will be more residential vehicles and commercial activities happening.

I grow up in D15. There is no road expansion for most of Tanjong Katong, Amber and even Meyer Road which cannot even accommodate 2 lanes and a SBS bus. But prices of property there is rising despite more and more apartments being built there. The only solution is underground and I mean trains and less cars. The question is who is giving up those for trains. I take DTL everyday by parking my car in DUO. We all got to play a role. There is no need for traffic report as there is an app for it now.

PropVestor

30-07-17, 00:37

And, there is hardly any room for road expansion

Seriously? We are reducing car population. Not encourage it.

teddybear

30-07-17, 00:43

Ai yoh, sounds like you are asking drivers like us to drive in the MRT tunnel?? :p

Your next posting then tell us that you are asking us to take MRT trains.
Now, why buy private properties (especially in Amber and Meyer areas where public transport is inconvenient) if you can't afford a car?
And if we drive a car we want it to be safe and comfortable and we get the better and much more expensive ones isn't it?
And what for you own a good car and yet you can't drive anywhere in comfort and need to switch to trains to squeeze with the crowd?
Mmm........ quite stupid isn't it?

That is the exact reason why a development like this is built right next to a MRT exchange. Do see beyond the obvious and you will see more than dust, pollution and sometimes myopia.

I grow up in D15. There is no road expansion for most of Tanjong Katong, Amber and even Meyer Road which cannot even accommodate 2 lanes and a SBS bus. But prices of property there is rising despite more and more apartments being built there. The only solution is underground and I mean trains and less cars. The question is who is giving up those for trains. I take DTL everyday by parking my car in DUO. We all got to play a role. There is no need for traffic report as there is an app for it now.

teddybear

30-07-17, 00:47

Yes, we are reducing car population. We, just like the Ministers, will let the other people (like you) to switch to taking trains (LOL)....... :encouragement:

You should go all the way and do away with your car instead of driving to DUO to park there just to switch to taking trains (food for thought for you - you should walk the talk)........ :hypnotysed:

Seriously? We are reducing car population. Not encourage it.

PropVestor

30-07-17, 00:58

Not a minister like you armed with red highlights. Not all can afford a car to drive in tunnels with tunnel vision too.

If you get out more often. There is car sharing besides taking a train or bus. Why not all the way? Coz there is parking issue. Again, if you get out more often, parking lots have been reduced dramatically over the years.

It's not always about affordability, it's everyday practicality.

Hakuho

30-07-17, 07:16

With your this sentence I immediately know you don't live in around Orchard.

Traffic condition in Orchard area is ONLY bad on the short stretch of road between shopping malls from Ion to Plaza Singapore (and that is it! - and this is a stretch which we can bypass without even needing to use it to go to anywhere else in Singapore), the rest of the roads around Orchard are usually smooth flowing, with minimal heavy vehicles and lorries and container trucks. Not only that, there are so many alternate roads to get any other place in Singapore.

This is unlike Payar Lebar / Sims Ave area, where the traffic is very very heavy even during non-peak hours! And worst, they are the only main roads you must use to transerse PL and Sims Ave area!

Orchard Road, indeed it should be bustling where it should, where the amenities are.

Come up the Cairnhill area, it is quiet where it should, where we are living.

And the residents are making all efforts to be ‘invisible’ to another, getting about living in privacy.

Similar to the Landed area behind Holland Road.

Kelonguni

30-07-17, 07:49

Actually before 2012, anytime drive into Orchard road sure congested.

Now even peak hours drive into Orchard road it is not that crowded.

Correlate this to the property price trends there.

With your this sentence I immediately know you don't live in around Orchard.

Traffic condition in Orchard area is ONLY bad on the short stretch of road between shopping malls from Ion to Plaza Singapore (and that is it! - and this is a stretch which we can bypass without even needing to use it to go to anywhere else in Singapore), the rest of the roads around Orchard are usually smooth flowing, with minimal heavy vehicles and lorries and container trucks. Not only that, there are so many alternate roads to get any other place in Singapore.

This is unlike Payar Lebar / Sims Ave area, where the traffic is very very heavy even during non-peak hours! And worst, they are the only main roads you must use to transerse PL and Sims Ave area!

teddybear

30-07-17, 09:36

Are you joking?
Drive into Orchard Road? You mean the road between the shopping malls from Ion to Plaza Singapura?
As a resident somewhere around Orchard Road, I can tell you Orchard Road has been like that for the past >20 years. Only the road between the shopping malls from Ion to Plaza Singapura is usually very heavily congested, and I never take that stretch of road. Other than that, the other roads are easy to navigate. So really don't know what you are talking about? You making up what you say through your fantasy??

Actually before 2012, anytime drive into Orchard road sure congested.

Now even peak hours drive into Orchard road it is not that crowded.

Correlate this to the property price trends there.

DC33_2008

30-07-17, 10:59

Have stayed in high rise but preferred landed property in terms of peace and space given spore's ambient noise is rather high as a city. Anyway landed does give good return as compared to condo.
Orchard Road, indeed it should be bustling where it should, where the amenities are.

Come up the Cairnhill area, it is quiet where it should, where we are living.

And the residents are making all efforts to be ‘invisible’ to another, getting about living in privacy.

Similar to the Landed area behind Holland Road.

Hakuho

30-07-17, 11:10

Have stayed in high rise but preferred landed property in terms of peace and space given spore's ambient noise is rather high as a city. Anyway landed does give good return as compared to condo.

Agreed.

Landed living is still preferred.

Actually the latest land pricing trend (of enbloc, GLS) seems to create another opportunity for Landed. Will write on this when time permits.

Kelonguni

30-07-17, 11:42

Nowadays even that stretch is quite manageable during peak hours just for comparison purposes.

How you define jam is different from how folks from OCR define jam. That's all I can say.

Are you joking?
Drive into Orchard Road? You mean the road between the shopping malls from Ion to Plaza Singapura?
As a resident somewhere around Orchard Road, I can tell you Orchard Road has been like that for the past >20 years. Only the road between the shopping malls from Ion to Plaza Singapura is usually very heavily congested, and I never take that stretch of road. Other than that, the other roads are easy to navigate. So really don't know what you are talking about? You making up what you say through your fantasy??

PropVestor

31-07-17, 14:53

Nowadays even that stretch is quite manageable during peak hours just for comparison purposes.

How you define jam is different from how folks from OCR define jam. That's all I can say.

Its pointless to debate Orchard Road congestion. STB is cracking their head on how to make Orchard Road main street into a pedestrian walk. Feasibility study is ongoing. Wrong, stop smoking is the first before the walking street is littered with cigarette butts since more pedestrians in future. They always think ahead. It is LTA's job to determine how many U-turns need to be in place for all roads leading into main Orchard Road. We shall see how those small roads get congested as there is no more road width to expand. Time will tell.

sgproplaucnh

05-08-17, 18:12

TRE Residences (http://singaporepropertylaunch.com.sg/tre-residences/) is a new condominium exceptionally located at Geylang East Avenue 1, right next to Aljunied MRT station. This is by far the nearest proximity to the Aljunied MRT station where a condominium is located in the precinct.
Renowned schools – TRE residences condo @ Aljunied MRT (http://singaporepropertylaunch.com.sg/tre-residences/) is near to many good schools. Such as Geylang Methodist School(Primary), Kong Hwa School, Macpherson Primary School, Canossa Convent Primary School, Geylang Methodist School(Secondary), Broadrick Secondary School, Macpherson Secondary School, Chung Cheng High School(Main), Tanjong Katong Girls’ School, Tanjong Katong Secondary School, CHIJ Katong Convent, Eton House International School(Mountbatten 223), Eton House International School(Broadrick), Eton House International School(Mountbatten 717), Eton House International School(Mountbatten 718), Dunman High School. Parents of TRE Residences will be spoilt for choice
Right Entry Price – The TRE Residences price (http://singaporepropertylaunch.com.sg/tre-residences/) of a 3 bedroom is one of the lowest you can find in the market of new launch condo in Singapore. From only $1,121,000 or $1468 per square foot, it is much lower than nearby condos which similar proximity to an MRT station. For example, the recent launch of Park Place Residences located right beside Paya Lebar MRT station, which saw impressive sales where all of their released units were snapped up on launch day. The prices were sold up to $2,184 psf. This phenomenon is seen due to the lack of supply along the East-West Line of the MRT. Currently, TRE Residences review (http://singaporepropertylaunch.com.sg/tre-residences/) is pricing their units at an extremely affordable entry where 4 bedrooms are only starting from $1,249,000, it is definitely a steal as compared to any other similar developments nearby.
Functional Layout – As space are becoming more luxurious in our ever-booming property market, functional layout is what most developer aims to achieve now. As seen from TRE Residences floor plan, it can be seen that MCC Land is trying to minimise the space wastage by excluding the once in-trend bay windows and planter boxes. As compared to their counterparts, the new Aljunied condo does not compromise on the room sizes. In fact, the 3 bedroom units has a minimum room size of approximately 8.2 square meters to a maximum of 9 square meters where a queen sized bed can be fitted in with ease!
As the TRE Residences showflat location (http://singaporepropertylaunch.com.sg/tre-residences/) is not on site, kindly arrange an appointment with us

anythingwhatever

07-08-17, 07:29

PropVestor

18-08-17, 14:37

Actually there are some linkage to it. PLQ pricing has lifted entire D14 prices like future Eunos Ville pricing (en bloc at $122mil above asking) and in some way Sim Urban Oasis and TRE sell throughs.

330 more hopefuls with $2.2mil+ in the pocket looking around. They can easily afford the most expensive unit in PPR (Phase I prices).

My bet is LandLease will wait till 2018 and then dust off their showroom for re-launch with their Mall and Offices semi-completed in the background.

You can own things that people do not have by seeing things that they do not yet see.

2 cents,
PropVestor

Tulip09

18-08-17, 15:37

A Katong Regency 2 bedroom unit was recently sold @ 1983 psf ( 1.9M for 958sqft) . It wasn't even one of the higher floors. It looks like the price has been lifted by the Park Place Res launch since that is LH and went at an average of 1800 psf while KR is FH.

anythingwhatever

18-08-17, 18:31

PropVestor

17-01-18, 09:57

http://www.straitstimes.com/business/property/more-than-half-of-office-space-leased-at-paya-lebar-quarter

More 50% leased out for office component. Retail component at 40%. Both are one year out to opening. Now we shall see Phase II PPR response. I reckon it will be after CNY.

Veinman

17-01-18, 20:36

PropVestor

18-01-18, 08:55

Not sure but word will get out pretty soon.

If giants like Daimler (Mercedes Benz) can shift all the way from Centennial Tower to far flung Westgate a couple of year ago, its anybody's guess who might do the same for a city fringe location. Grade A no less.

http://www.businesstimes.com.sg/real-estate/daimler-moving-from-centennial-tower-to-westgate-in-jurong

PropVestor

28-02-18, 12:30

End of March/Early April might be Phase II launch for PPR. Agents are collecting names and knocking on doors now. PLQ has about 3 semi completed buildings to show for now...

PropVestor

08-03-18, 08:00

24th March to 4th April 2018

tonymontana

10-03-18, 14:06

Any indicative pricing heard on the grapevine yet, propvestor?

PropVestor

12-03-18, 11:11

Any indicative pricing heard on the grapevine yet, propvestor?

Tony Lombardo, CEO of Landlease Asia was interviewed on 93.8 this morning (12th March). I heard him said and I quote "prices are moving 5-10% northwards for new releases this year" but he did not specifically said that it applies to PPR. We know what to expect if they sell out 50% in one weekend, one year ago.

My 2 cents guess is $2,100 psf onwards for higher floors one bedder coz most of the low floor ones are all gone last year. There is no studio for this development.

PropVestor

12-03-18, 17:48

https://www.payalebarquarter.com/global/download/20180115_PR.pdf

For investors who are keen to find out how the development is progressively being opened to businesses and public (retail).

The most important line to me for this PR is this:

With a projected annual footfall of close to 45 million, the new four-hectare PLQ office, residential, leisure and retail development will be one of the largest business and lifestyle precincts in Singapore.

Not many topping out ceremony is important enough for Minister of MND to attend and I hope he is right too.

tonymontana

13-03-18, 18:50

Tony Lombardo, CEO of Landlease Asia was interviewed on 93.8 this morning (12th March). I heard him said and I quote "prices are moving 5-10% northwards for new releases this year" but he did not specifically said that it applies to PPR. We know what to expect if they sell out 50% in one weekend, one year ago.

My 2 cents guess is $2,100 psf onwards for higher floors one bedder coz most of the low floor ones are all gone last year. There is no studio for this development.

thanks!

very nice pricing for early investors.

PropVestor

26-03-18, 11:19

Was there yesterday to find out more about the development exactly one year after we signed the OTP. Was told that PPR residents can take another lift directly down to Circle line. This was not really told to us one year ago. :)

Phase II buyers cannot choose their internal fittings anymore. They will just have to make do with whatever is set by the developer.

For those who are buying on the 7th April, all the best!

Veinman

26-03-18, 22:37

PropVestor

27-03-18, 11:37

No, I did not ask that specifically. I doubt the agents will know other than those already mentioned or published in the media.

What I was told is that offices are more than 50% leased and mall is about the same. They will TOP in phases starting this year.

PropVestor

04-04-18, 14:50

Tulip09

04-04-18, 17:48

Starting tomorrow 5th April, PPR Phase II sales will start. Multiple units and past owners get first dip.
Weekend for those single units.

I got a nagging feeling that Landlease is reluctant to sell all of it over the next few days. Not that I am betting it will be 100% sold.

This location has lots of potential upside as PL is just being developed. Once the offices are in business it will have a different buzz. So there is no reason for them to rush to sell out. All the best to those vested there or thinking of. It’s a good buy.

bargain hunter

04-04-18, 18:55

Starting tomorrow 5th April, PPR Phase II sales will start. Multiple units and past owners get first dip.
Weekend for those single units.

I got a nagging feeling that Landlease is reluctant to sell all of it over the next few days. Not that I am betting it will be 100% sold.

landlease may be unwilling to sell at 1900psf u mean. prob thinking of holding some back for > 2000psf if demand is too strong.

PropVestor

05-04-18, 11:56

landlease may be unwilling to sell at 1900psf u mean. prob thinking of holding some back for > 2000psf if demand is too strong.

You read my mind. Landlease is an established developer but relatively new player in Singapore. Many have underestimated their holding power. For those who invested in Australia will know what I mean. So yes, if Phase I can be over-subscribed 3.5 cheques to 1 unit, Phase II will not be too far behind despite raising prices of ~5-8% per psf on average. >$,2000 psf has already been broken for Phase I so lets see more of it in Phase II?

Our psychological threshold for city fringe has always been $2,000psf and below. Many complained and in shock about this. I too have been guilty of that back in 2015 until 2017 where I made a move for this project.

Today onwards will be that tipping point but SPH has already caught up whether we like it or not in the next few months. Market demand will tell. I still hold my ground on micro-location factor. Not all city fringe will enjoy this. I am 50:50 on this site.
http://www.businesstimes.com.sg/companies-markets/sph-kajima-planning-over-600-residences-310000-sq-ft-mall-on-bidadari-site

Regardless there is about another SGD $10+ billion en-bloc liquidity to fill the market for the rest of 2018 to 2019. We are about nearly 1/2 way through only.

bargain hunter

05-04-18, 13:06

You read my mind. Landlease is an established developer but relatively new player in Singapore. Many have underestimated their holding power. For those who invested in Australia will know what I mean. So yes, if Phase I can be over-subscribed 3.5 cheques to 1 unit, Phase II will not be too far behind despite raising prices of ~5-8% per psf on average. >$,2000 psf has already been broken for Phase I so lets see more of it in Phase II?

Our psychological threshold for city fringe has always been $2,000psf and below. Many complained and in shock about this. I too have been guilty of that back in 2015 until 2017 where I made a move for this project.

Today onwards will be that tipping point but SPH has already caught up whether we like it or not in the next few months. Market demand will tell. I still hold my ground on micro-location factor. Not all city fringe will enjoy this. I am 50:50 on this site.
http://www.businesstimes.com.sg/companies-markets/sph-kajima-planning-over-600-residences-310000-sq-ft-mall-on-bidadari-site

Regardless there is about another SGD $10+ billion en-bloc liquidity to fill the market for the rest of 2018 to 2019. We are about nearly 1/2 way through only.

in case u had missed the news, https://www.businesstimes.com.sg/companies-markets/sph-and-kajima-break-ground-on-680-unit-the-woodleigh-residences-at-landmark

"Condominium units of The Woodleigh Residences, ranging from two to four bedroom units, are likely to priced at above S$2,000 per square foot (psf) when the development is launched, likely in September, sources say."

that may be why landlease may chicken out. hehehe.

PropVestor

05-04-18, 15:11

in case u had missed the news, https://www.businesstimes.com.sg/companies-markets/sph-and-kajima-break-ground-on-680-unit-the-woodleigh-residences-at-landmark

"Condominium units of The Woodleigh Residences, ranging from two to four bedroom units, are likely to priced at above S$2,000 per square foot (psf) when the development is launched, likely in September, sources say."

that may be why landlease may chicken out. hehehe.

Dunno can sell anot. At least PPR know that 50% can be sold in 3 days. :)

tonymontana

05-04-18, 18:14

Propvestor, Phase II sales started today - any news on units sold?

bargain hunter

05-04-18, 19:11

or is it multiple units tomorrow and single unit buyers ballot on sat?

PropVestor

06-04-18, 13:11

5th April: Phase I owners get first dip into choice units
6th April: Multiple units second dip
7th April: Public/Single units

I am not participating in any of the above. :)

If I have updates on the units sold from my agent, I will let you all know.

Veinman

06-04-18, 18:32

Which other micro-locations do you think worth considering from investment perspective?

PropVestor

07-04-18, 14:58

Which other micro-locations do you think worth considering from investment perspective?

Ain't that question worth a few more dimes than 2 cents.

For now, I'm vested in these 'micro-locations' across D7 (Duo+0.5km radius), Dunlop Street (+0.3km), D14(PLQ only) and D15 (along Meyer Road only). I have limited insights in OCR properties and that has always been my investment blindspot. IMHO, focus is very important now as I have limited resources and close to 40. Playing it safe as I get older. I selected my Duo unit in literally 8 seconds when turn is called. Foolhardy or stupidity, either way time will tell but it has gone up $400 psf since last transacted price.

For what I am looking at next, I play that close to my heart.

2 cents,
PropVestor

bargain hunter

07-04-18, 16:02

those facebook photos show full house balloting for both park place and the verandah today

Arcachon

07-04-18, 16:52

those facebook photos show full house balloting for both park place and the verandah today

Wow, don't know is the property going to crash or not.

bargain hunter

07-04-18, 18:15

Wow, don't know is the property going to crash or not.

unofficial numbers for the verandah residences is > 125 out of 170 TOTAL units sold. out of the 40+ unsold, at least 20 units were not released.

azeoprop

07-04-18, 20:43

Feels like 2007 again.

Veinman

07-04-18, 21:35

FB says 85% sold for PLQ.

bargain hunter

07-04-18, 23:11

FB says 85% sold for PLQ.

if 85% of 429 units are sold, that means 210 sold last year, today alone sold 155 or more ie 70% of the remaining 219 units.

PropVestor

08-04-18, 00:31

1 bedroom *100% Sold*
2 bedroom compact *100% Sold*
2 bedroom suite *667sqft from $1.345mil*
2 bedroom premium *100% Sold*
2 dual-Suites, *last 2 units*

Unofficial sources, please don’t quote me.

LL should be pretty happy to further raise prices down the months.

tonymontana

08-04-18, 15:36

ichigo55

08-04-18, 16:12

market is heating up slowly ... enblocers not started yet.

thomastansb

08-04-18, 16:17

Bought in 2009. Never looked back. Prices already doubled and rental has already helped me to pay off 80% of my loan. Once the remaining 20% is paid off, will have full rental every month. Why sad? lol.

I know some people are saying prices will crash since 2010 and didn't enter the market. 8 years of rental is easily 200-300k. Prices didn't even drop and is still going up. Already lost opportunity cost of coming to half a million. That is sad I agree.

Amazing, at prices of excess of 2k psf? Once the market heats up it will chug along for at least 2-3 years. Good news for those who took the plunge against market conditions past year or two.
I expect more grandfather stories from a certain lady bear in her blog soon, for eg, how property actually makes singaporeans sad.

PropVestor

09-04-18, 13:15

Amazing, at prices of excess of 2k psf? Once the market heats up it will chug along for at least 2-3 years. Good news for those who took the plunge against market conditions past year or two.
I expect more grandfather stories from a certain lady bear in her blog soon, for eg, how property actually makes singaporeans sad.

There will be certainly another down cycle which some will feel happy again. Need to factor in inflation, interest rates and opportunity costs while waiting for that 'happiness streak of blood on the streets'. I don't fancy that as time is not something we can buy back.

For those vested, we make hay as the sun shines. $2K+ psf for certain city fringe areas will be the norm as this psychological barrier breaks. Once CCR luxury pulls even more quickly to $3K-6K range, it will be a time of reckoning.

I have serious doubts I have the ammo for these CCR prices in the future. Then its time for me to look elsewhere.

thomastansb

09-04-18, 13:21

There are attractive CCR units actually. Rental yield is even more decent than many other new launches like Tapestry. Just need to look in the right direction.

azeoprop

09-04-18, 18:32

It was only 12 years ago when new launch in D11 like park infinia at wee nam was selling at 850psf.....time flies.

bargain hunter

09-04-18, 19:17

It was only 12 years ago when new launch in D11 like park infinia at wee nam was selling at 850psf.....time flies.

aiyoh, cannot compare with those darkest days lah hehehe.

PropVestor

09-04-18, 21:48

There are attractive CCR units actually. Rental yield is even more decent than many other new launches like Tapestry. Just need to look in the right direction.

It takes quite alot of time and luck to nett those CCR good value units. If you are full time tending a business like myself, its hard to keep tabs all the time. I have always wanted to go for mortgagee sale to see what it is like but when I think of the 'bloodshed' behind it, I think better not. Some money are not meant to be made. That is why I will never really be successful in property investing. Saturday 1/2 day do community work. Weekday earn enough to feed my 2 kids and wife. Money cannot buy happiness and lost time. :)

2 cents,
PropVestor (out of ammo and can't reload)

PropVestor

09-04-18, 22:03

"As of Sunday, 8 April 2018, a total of 84% of the entire project has been sold."

https://www.iproperty.com.sg/news/strong-take-up-for-phase-two-sales-of-park-place-residences-at-plq/

tonymontana

09-04-18, 22:48

It takes quite alot of time and luck to nett those CCR good value units. If you are full time tending a business like myself, its hard to keep tabs all the time. I have always wanted to go for mortgagee sale to see what it is like but when I think of the 'bloodshed' behind it, I think better not. Some money are not meant to be made. That is why I will never really be successful in property investing. Saturday 1/2 day do community work. Weekday earn enough to feed my 2 kids and wife. Money cannot buy happiness and lost time. :)

2 cents,
PropVestor (out of ammo and can't reload)

Propvestor, to me, I can see you're doing pretty well already. Keep up the good work!

Congrats on the sales so far, gonna be a sell out soon I reckon.

https://www.propertyguru.com.sg/property-management-news/2018/4/170889/149-units-at-park-place-residences-sold-at-average-2000-psf

PropVestor

10-04-18, 15:01

Propvestor, to me, I can see you're doing pretty well already. Keep up the good work!

Congrats on the sales so far, gonna be a sell out soon I reckon.

https://www.propertyguru.com.sg/property-management-news/2018/4/170889/149-units-at-park-place-residences-sold-at-average-2000-psf

Thanks bro. I think likewise for yourself. Keep charging!

For those who think you got the best deal, best to keep it to yourself.

Case in point: When I knew someone in Duo bought their high floor unit for $1,600psf back in 2013 (multiple units purchase), I laughed at myself for $1,800psf. TMD, no end to it. ;p

PropVestor

09-11-18, 15:42

96% PPR sold and 3 awards from EdgeProp later, PLQ is shaping up on schedule.
https://www.instagram.com/payalebarquarter/?hl=en

Offices are close to 80% pre-committed.
https://www.dbs.com.sg/private-banking/aics/templatedata/article/generic/data/en/GR/062018/180612_insights_paya_lebar_quarter_close_to_80_percent_pre_committed.xml

Cant wait to see the offices and mall opening soon.

PropVestor

18-12-18, 23:14

Does anyone know when the offices and shopping malls are opening in 2019? Showflat is permanently closed.

PropVestor

20-03-19, 15:45

The developer Landlease also announced their intention to list their REIT in Singapore with more than half a billion SGD IPO in SGX.

https://www.straitstimes.com/business/companies-markets/lendlease-planning-to-raise-up-to-us500m-with-retail-reit-listing-on-sgx

PropVestor

15-04-19, 15:38

https://www.edgeprop.sg/property-news/lendlease-beefs-paya-lebar-quarter-new-co-working-brand-%E2%80%98csuites%E2%80%99

"According to Lendlease, just seven units – three-bedroom units of 1,076 sq ft to 1,367 sq ft – remain available for sale."

PropVestor

23-08-19, 11:39

3 units left from April to August. Soft launch in 30th August 2019.
https://www.businesstimes.com.sg/real-estate/park-place-residences-nearly-sold-out-just-3-units-available

Should be sold out by TOP in 2020? I understand it's the 3 bedders still left hanging on the display closet.

Xan

24-08-19, 19:30

PropVestor

26-08-19, 11:16

...and I can't wait to rent it out.

PropVestor

23-09-19, 13:43

TOP is said to be end of 2019.

I think owners all received the letter from Landlease confirming end of 2019 to early 2020 to collect keys. A $500 voucher enclosed for Spaceman furniture too.

bargain hunter

23-09-19, 15:46

I think owners all received the letter from Landlease confirming end of 2019 to early 2020 to collect keys. A $500 voucher enclosed for Spaceman furniture too.

congrats!

Xan

28-09-19, 20:33

I think owners all received the letter from Landlease confirming end of 2019 to early 2020 to collect keys. A $500 voucher enclosed for Spaceman furniture too.

I have not received any letters or voucher yet, have u?

PropVestor

29-10-19, 15:00

The voucher means nothing since lawyer has not informed me on the last 2 payments. TOP is not in sight yet this year at least for me at high floor.

"All but one of the 429 units have been sold, in a two-part staggered sales approach." It's really hard for a 100% sell out these days?

https://www.businesstimes.com.sg/real-estate/paya-lebar-quarter-officially-launched-as-new-precinct

bargain hunter

29-10-19, 19:41

tonymontana

29-10-19, 20:27

congrats to all investors of PPRs.. haven't been to PLQ yet recently.. how's the vibe? Good and atas or not?

PropVestor

30-10-19, 13:52

congrats to all investors of PPRs.. haven't been to PLQ yet recently.. how's the vibe? Good and atas or not?

Bro, compared to what is around in the immediate 100m vicinity, I would say its the best. Compared to all other sub-urban malls, it is as deadpan as it can get. If you are there for food, there are a few options only found in this mall. For its retail experience, I rather go parkway. Atas is the last thing on my mind. I would call this a premium development but never luxury.

However as a tenant, I would potentially view it differently since its directly connected to PPR via an overhead bridge and basement is linked to Circle Line. It is as connected as it can be for a city fringe property that is equal in psf compared to Stirling Residences. 3 supermarkets including Kinex, 2 cinemas, 2 MRT lines, 3 Grade A office blocks and 200 over shops.

For MND chief to grace its opening, government is pretty serious about this development. We are watching closely for the hotel and commercial site nearby to be fitted next.

"Mr Lawrence Wong, the Minister for National Development and Second Minister for Finance, said at the opening ceremony: "All in all it's a tremendous opportunity for us to reimagine and remake Paya Lebar for the future, even for the next century." Next century??

https://www.straitstimes.com/business/property/paya-lebar-quarter-officially-launched

This is but a first of many in this growth area. Watching this space.

tonymontana

30-10-19, 18:31

Bro, compared to what is around in the immediate 100m vicinity, I would say its the best. Compared to all other sub-urban malls, it is as deadpan as it can get. If you are there for food, there are a few options only found in this mall. For its retail experience, I rather go parkway. Atas is the last thing on my mind. I would call this a premium development but never luxury.

However as a tenant, I would potentially view it differently since its directly connected to PPR via an overhead bridge and basement is linked to Circle Line. It is as connected as it can be for a city fringe property that is equal in psf compared to Stirling Residences. 3 supermarkets including Kinex, 2 cinemas, 2 MRT lines, 3 Grade A office blocks and 200 over shops.

For MND chief to grace its opening, government is pretty serious about this development. We are watching closely for the hotel and commercial site nearby to be fitted next.

"Mr Lawrence Wong, the Minister for National Development and Second Minister for Finance, said at the opening ceremony: "All in all it's a tremendous opportunity for us to reimagine and remake Paya Lebar for the future, even for the next century." Next century??

https://www.straitstimes.com/business/property/paya-lebar-quarter-officially-launched

This is but a first of many in this growth area. Watching this space.

Good to hear! Been meaning to go for a while now, can't seem to find the time.
That whole area around PLQ needs serious rejuvenation if you ask me.. PLQ is definitely a major step towards that. Looking forward to some more big names moving into those Grade A offices, too.
Any idea how much of the 900,000 sft office space has been tenanted out?

PropVestor

31-10-19, 18:02

Good to hear! Been meaning to go for a while now, can't seem to find the time.
That whole area around PLQ needs serious rejuvenation if you ask me.. PLQ is definitely a major step towards that. Looking forward to some more big names moving into those Grade A offices, too.
Any idea how much of the 900,000 sft office space has been tenanted out?

Rich people are normally busy. ;)

I was told for office and shops, its 90% tenanted or in some stage of signing them on. The take up I must say is pretty healthy.

For Grade A city fringe, there is little or no competition right now. They can call out the price then increase it later. Bayer just signed on after Great Eastern and SMRT as anchors.

tonymontana

31-10-19, 22:14

Rich people are normally busy. ;)

I was told for office and shops, its 90% tenanted or in some stage of signing them on. The take up I must say is pretty healthy.

For Grade A city fringe, there is little or no competition right now. They can call out the price then increase it later. Bayer just signed on after Great Eastern and SMRT as anchors.

Unfortunately I'm not rich, I wish I were :)
Went through the internet yesterday after your posts, yup, seems like office supply still tight in CBD and this is good news for PLQ.
Need those larger companies / MNCs to HQ there in order to attract good tenants (and spillover to surrounding areas too!) so awaiting further announcements for the offices.
Cheers, buddy!

PropVestor

01-11-19, 12:35

The funny thing is, I reckon the tenants for mixed/integrated development are not working nearby. My Duo tenant is one such example. The key is how well connected it is for them to take train to and fro work and how far away it is. City fringe integrated development being the first with Grade A office is anyone's guess how much the residence rental can command. Time will tell in 2020.

As like all Grade A offices rental, it is at the mercy of the ebbs and flow of supply demand. As the economy slows to 0.1% or near zero GDP growth, asking for higher commercial rental will be tough as the data reflect that too. The graph shows flatline for 2020-2022 though I see this opportunity for city fringe Grade A which could be tiered slightly lower since its not prime location like Shenton way/Marina Bay.

https://sbr.com.sg/commercial-property/news/grade-office-rental-growth-slow-supply-moderates

PropVestor

06-11-19, 15:07

CBD vs City Fringe Grade A Office rental gap.

https://sbr.com.sg/commercial-property/in-focus/rental-gap-between-cbd-and-fringe-offices-widens-22

This has some inkling to recent Office REITs M&A/price movement too.

Too bad Landlease did not include PLQ into its recent IPO but its still very early days of Landlease being any kind of major player here.

PropVestor

20-11-19, 10:00

Park Place Residences is 100% sold as of Double 11, 2019. Commercial is 90% leased.

"Fully sold, 90% leased
The 429-unit Park Place Residences at PLQ, which was launched in two tranches – in March 2017 and April 2018 – is already fully sold. The last unit was taken up on Monday, Nov 11. Average price of units sold is $1,875 psf, which has set a new benchmark in the area. PLQ’s three Grade-A office towers with about 1 million sq ft of space is 90% leased and so is the PLQ Mall, which has about 340,000 sq ft of retail space and about 200 retail and F&B outlets."

Source: https://www.edgeprop.sg/property-news/plq-completion-launch-global-commercial-reit-spur-lendlease

For investors like me who are thinking of renting it out, please set new benchmark prices too. I do not mean at the lower end. ;p

PropVestor

06-02-20, 14:14

Anyone collected keys already?

Pretty much all done up from the exterior facade based on what I can see.

Xan

07-02-20, 19:55

Not yet but real soon.
Insider news say there’s some delay because of the carpark.

Arcachon

08-02-20, 06:44

https://scontent.fsin4-1.fna.fbcdn.net/v/t1.0-9/84312860_158415198938238_3591874243337388032_n.jpg?_nc_cat=111&_nc_ohc=szvEwDPRNwAAX_EwBUq&_nc_ht=scontent.fsin4-1.fna&oh=eb2d0da4e2117ba765429de9f4ea0d0f&oe=5EB6278C

https://scontent.fsin4-1.fna.fbcdn.net/v/t1.0-9/84507403_158415215604903_8319542937310461952_n.jpg?_nc_cat=108&_nc_ohc=X2uCfsUAko0AX_QZ3KQ&_nc_ht=scontent.fsin4-1.fna&oh=a5c30a6d2bb6774758a0061e1168a17e&oe=5EBE3D47

Arcachon

08-02-20, 06:46

https://scontent.fsin4-1.fna.fbcdn.net/v/t1.0-9/82606933_145668256879599_7437821941404139520_n.jpg?_nc_cat=109&_nc_ohc=8EqMLbArxrMAX81OYev&_nc_ht=scontent.fsin4-1.fna&oh=43c9bc1928cbab695609c70cd2eb88bd&oe=5EB776DF

https://scontent.fsin4-1.fna.fbcdn.net/v/t1.0-9/82284262_143159310463827_1003959652095885312_n.jpg?_nc_cat=101&_nc_ohc=KoN-WhkYVvgAX-48J2L&_nc_ht=scontent.fsin4-1.fna&oh=80170314321c1c154bbf457dc0fea3c3&oe=5EC1A317

https://www.facebook.com/groups/1060930934012764/

PropVestor

18-02-20, 15:52

Finally got an indication that we will get our keys soon.

bargain hunter

18-02-20, 23:22

Finally got an indication that we will get our keys soon.

Congrats!

PropVestor

19-02-20, 13:40

Thanks. Can't say this is the best time to get the keys but its way better than waiting and not knowing when for sure. Rolling up the sleeves.