View Full Version : The Lumiere (D2, 99 year leasehold, BS Capital)
http://img283.imageshack.us/img283/7049/261112441bb34de54b0onv8.jpg
2 Mistri Road (Currently HMC Building)
45-storey block with 6 ˝-storey podium carpark, commercial on 1st storey. Recreational facilities on 8th floor and sky garden on the 34th floor.
168 units
estimated average price $1,400 psf.
This is going to be compared to the ICON, similarly near Tanjong Pagar MRT, but the buildings surrounding this are just too crummy. Even if the surrounding buildings get torn down and rebuilt, you will have to contend with many many years of constant building and construction.
At this price, hmmmmmmmmmmm..... nah. No thanks.
...but i got to say: nice building. Pity it isn't situated in Orchard or Marina Bay. :O
Unregistered
19-12-06, 01:03
hihi,
sorry to say your rendering is not updated....the facing is angled wrongly
also, project cannot be compared to the HDB-like Icon (which is very high denisty at 600+ units and quite average quality finish interior - typical FEO project).
btw, can say one good thing about lumiere is the tennis court and balconies (unblocked seaview for middle & upper floors). in that way, actually much better than one shenton!
parking also v. good at lumiere (much better than icon or sail)
Unregistered
19-12-06, 01:06
...but i got to say: nice building. Pity it isn't situated in Orchard or Marina Bay. :O
actually i do like this developer's Arc at Draycott...very "miami" style tower and quite undervalued compared to ardmore II
At Ardmore II, you get genteel neighbours and civilised, sophisticated surroundings.
At Tanjong Pagar, you get aunties and uncles, rush hour, receptionists, secretaries, people passing out flyers, Informatics, executives working at International Plaza which is one of the lowest class office buildings on Shenton Way.
Come on, even YOU can tell the difference.
I don't think Lumiere is undervalued at this price. In fact, I think it is a little expensive. The views here will probably be of the other buildings around and at best, great views ofthe Keppel shipyard and PSA port.
Thanks Ryan for starting this great thread! Looks like many are interested in The Lumiere, for obvious reasons. And i think this is the updated rendering of The Lumiere, as published in the Business Times. Here you go:
Property
Published December 19, 2006
BS Capital launches Lumiere preview
Market watchers expect prices to match CityDev's One Shenton
By KALPANA RASHIWALA
FOLLOWING the weekend sale of all but 15 of the 175 freehold condos at The Sixth Avenue Residences developed by Keppel Land and Singapore Land, BS Capital yesterday opened the showflat for its Lumiere development off Shenton Way.
http://img86.imageshack.us/img86/3866/bt534289818122006qx4.jpg
Lumiere: The 45-storey development will comprise 168 residential units and four street-level shops or restaurants
BS Capital chief executive Chin Teck Chuan said yesterday that sales are likely to begin this week, but pricing has not been finalised. Prices at The Sixth Avenue Residences averaged about $1,000 per square foot (psf).
Some agents who brought their clients to the showflat at Mistri Road yesterday were overheard saying that prices in the 99-year leasehold project could be in excess of $1,500 psf.
Lumiere's pricing is also expected to be pegged to that for City Developments' One Shenton apartments as both projects are expected to compete for a similar pool of buyers, market watchers say.
Some agents are touting One Shenton for preview this week, but there is no official word so far from CityDev.
BS Capital is developing Lumiere on the HMC Building site it bought last year. The 45-storey development will comprise 168 residential units and four street-level shops or restaurants.
Lumiere's sole penthouse will be around 5,100 sq ft. The rest of the apartments will be smallish units - studios, one-bedroom (plus study) apartments, and two-bedders.
Market watchers think that given Lumiere's smallish units, the absolute investment will be relatively small - which suggests that speculators might make a beeline for the project when BS Capital begins sales.
This will be especially the case following spillover demand from those who missed out on buying Marina Bay Residences last week.
Over at Sixth Avenue, Keppel Land and SingLand began selling their five storey project, The Sixth Avenue Residences, on Friday last week.
The project is being marketed by CB Richard Ellis and DTZ Debenham Tie Leung. The condo will be developed on the Avenue Park site that Keppel Land bought in April 1997.
In November 2001, Keppel Land wrote down the site's value to $366 psf per plot ratio (ppr) as part of a $455 million writedown of its landbank.
In March this year, SingLand took a 48 per cent interest in the property for $53.8 million, or $463 psf ppr. The stake had been formerly held by ComfortDelGro, which said at the time it had sold its stake to Keppel Land for $54.9 million. The March deal valued the 172,820 sq ft freehold site at $112 million, or $463 psf ppr.
Jan 9, 2007
Developer raises prices by 17% for Lumiere
http://img180.imageshack.us/img180/4720/stimagesjtlumieretes2.jpg
RIDING THE BOOM: BS Capital is now offering 45 units of the Soho-styled 168-unit Lumiere, which is in Mistri Road near Tanjong Pagar MRT station, at $1,550 psf to $2,100 psf.
BS CAPITAL has hiked prices at its city-living condo Lumiere by 17 per cent following the success of nearby One Shenton and Marina Bay Residences.
It is offering 45 units of Lumiere at $1,550 per sq ft (psf) to $2,100 psf, although the 168-unit condo is located some distance from Marina Bay, Singapore's reigning property hotspot.
Prices at the Soho-styled Lumiere, which is in Mistri Road near Tanjong Pagar MRT station, are above the $1,450 psf to $1,800 psf range achieved for 75 units sold at a soft launch before Christmas. BS Capital is keeping the remaining 48 units for investment.
Marina Bay, site of one of the integrated resorts, has become the most desirable area in town after buyers chased up the price of Marina Bay Residences to over $3,400 psf.
This set a record for private homes here.
That has fuelled more sub-sale interest at The Sail @ Marina Bay and energised demand for One Shenton, which is almost sold out after a frenzied weekend of sales.
City Developments (CDL) said One Shenton achieved a price of close to $2,700 psf.
CDL only launched the 341-unit condo last Friday, when sales were initially made to whole-floor buyers.
By last Saturday, CDL said the condo was more than 95 per cent sold with prices of $1,500 psf to $2,200 psf.
'Singapore's inner-city living lifestyle is evolving,' said BS Capital's chief executive, Mr Chin Teck Chuan.
Prices have climbed and are seen rising further, he said. 'The feel-good factor will come in when work starts on the two integrated resorts,' he said. 'I still think there is some room for prices to move from here.'
BS Capital, he added, will be focusing on high-end and inner-city living projects.
JOYCE TEO
Unregistered
07-03-07, 12:57
Location: Mistri Road (District 2)
Tenure: 99 years leasehold
Site area: about 15,000 sqft
Project description: 45-storey block with 6 1/2-storey podium carpark, commercial on 1st storey recreational facilities on the 8th floor and sky garden on the 34th floor
TOP: 31 Dec 2011
Residential units: 168
*Studio ~ 506 to 560 sqft
*1 BR + study ~ 624 to 775 sqft
*2 BR ~ 969 to 1238 sqft
Price: from $1500psf
As the ban on office-to-residential conversion kicks in, Marina House site which would have blocked the view of The Lumiere, will remain as is. The Lumiere's view of the Straits View would be safe, for the time being.
Needless to say, The Lumiere's price will skyrocket in the interim period, as will all the other CBD residential condos.
what happened to this development now?Why is everything so quiet now?
no why, just that nobody is interested in it now
what happened to this development now?Why is everything so quiet now?
This area may again be in the spot light once Allgreen and FEO launch their respective projects behind ICON.
District 84483535
19-08-09, 13:34
Lumiere on Resale as below:
Available unit
1 Unit Studio funish, well kept floor area 506sqft mid floor sea view,
asking estismation 1532psf around SGD775k
For 2 bedber -please contact me.
Lumiere Info
Project Name: THE LUMIERE
Address: 2 MISTRI ROAD
Type: APARTMENT / CONDO
District: 02
Year Completed: 2010
Tenure: 99 years
Developer: BS SHENTON PTE LTD
Site area: about 15,000 sqft
Residential units: 168
Studio ~ 506 to 560 sqft
1 Bedroom+ study ~ 624 to 775 sqft
2 Bedroom ~ 969 to 1238 sqft
Lumiere is situated right in between the two exciting hotspots - Marina Bay Sands and Integrated resort at Sentosa, and is just a stone’s throw away from all the important financial institutions and professional centres in CBD. Exciting shopping centres and entertainment hubs are steps away with easy assess to MRT (Tanjong Pagar Station) and bus transportation system.
A north-south orientation allows for full-height glass and/or bay windows, increasing natural light and creating opportunities for residents to take advantage of natural ventilation. Lumiere’s layout of every unit is specifically designed for dual usage. Layouts are very flexible and easily converted to office or a SOHO to suit individual’s requirements.
45-storey block with 6 1/2-storey podium carpark, commercial on 1st storey recreational facilities on the 8th floor and sky garden on the 34th floor.
Photo
http://photos.friendster.com/photos/31/79/17179713/2_306053445l.jpg
Location
Updating soon..
Kindly contact Andy for further discussion.
Hp 8448 3535/82981266
Kindly upload siteplan and floor plan of Lumiere
District 84483535
20-08-09, 20:24
Dear all
here is the siteplan and floor plan
http://www.singaporepropertywise.com/Lumiere%20-%20Siteplan.jpghttp://www.singaporepropertywise.com/Lumiere%20-%20FP%20Stack3.jpg
Kindly contact andy for discussion.
Hp 8448 3535/82981266
E
[email protected] (
[email protected])
The unit is 506sqft or 678sqft? The floor plan is 678sqft lei. :confused:
Have afternoon sun? Sorry abit confused.
District 84483535
21-08-09, 15:57
Floor plan size is general info.:)
latest update
Available unit we have
1 Unit Studio funish,new brand, floor area 506sqft mid floor 10#
asking estismation 1600psf around ~~SGD810k
1 Unit 1bedbder +1 study room funish,new brand, floor area 635sqft mid floor 13#
asking estismation 1680psf around ~~SGD1.05M
For 2 bedber -please contact me.
cheers
Andy
SP specialist
22-10-09, 16:21
Lumiere is the first approved project in CBD by URA under the new lighting scheme (Light Up our City Centre). The 45-storey tower of 168 units is a spectacular building to look at, illuminated at night with colourful LED lighting hence its name “Lumiere” (light in French). Lumiere is specifically designed to create an environment which suits the dual usage - office / home or both. A north-south orientation allows for full-height glass and/or bay windows, increasing natural light and creating opportunities for residents to take advantage of natural ventilation. Lumiere’s layout of every unit is specifically designed for dual usage. Layouts are very flexible and easily converted to office or a SOHO to suit individual’s requirements.
* Full condo facilities
* Trendy SOHO styled living
* 1st floor 'Commercial hub'
* 8th floor 'Private resort & swimming pool'
* 34th floor 'Sky Viewing Garden'
Selling units:
#20-04 506sf. Studio. Asking 880k neg
#20-01 678sf. 1+study. Asking 1.11mil neg
#20-05 624sf. 1+study. Asking 1.03mil neg
Selling below previous high!!
TOP 2010.
Interested parties please call 96337533
Private Residential Units Sold in the Month of September 2009
Project Name . Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Lumiere ............ CCR ........ 109 .......................... 1 ................................ 1,600 ............ 1,600 ............ 1,600
Any of the remaining 59 units sold so far?
joannaminer
01-04-10, 01:00
i have a unit @ Lumiere FOR SALE
SIZE : 506 SQ FEET
HIGH FLOOR, ABOVE 22ND FLOOR
ASKING : 1 million
direct owner
93808018
http://img185.imageshack.us/img185/3816/lumiere.png
$2k psf! :o
i have a unit @ Lumiere FOR SALE
SIZE : 506 SQ FEET
HIGH FLOOR, ABOVE 22ND FLOOR
ASKING : 1 million
direct owner
93808018
devilplate
03-08-10, 15:48
developer had opened their doors for 29th flr!!
i dun have the exact listed prices for developers...was quoted roughly around 2200psf for 29th flr.
they have a nice drop off point, comes with concierge services, full facilities including pool, tennis, gym and basketball. The function room abit too small. swimming pool abit small but still a good 20m in length. Lift lobby looks not bad.
furnishing: flooring dissapointed....looks like homogenous tiles to me, but agt said its compressed marble. kitchen cabinet/appliances looks ok. i dun like the idea of having a wardrobe inside bomb shelter for certain layouts.
Decent sized balconies to enjoy the seaview(but tainted by cranes/container).similar seaview compared with Icon. BUT, from the balcony, i can easily look into my neighbours' bedroom....and their balconies r very close to each other. Its definitely not quiet but the noise from ECP and aircon compressor of Marina Hse r still bearable for me. It is very windy on the 29th floor as well.
lower floors r quieter and u will be seeing trees at a distant instead of seaview with cranes.
i personally prefer stack 3 (1+study) and stack2(2bedder):D
Is it still under construction? You can go up...?
developer had opened their doors for 29th flr!!
Decent sized balconies to enjoy the seaview(but tainted by cranes/container).similar seaview compared with Icon. BUT, from the balcony, i can easily look into my neighbours' bedroom....and their balconies r very close to each other. Its definitely not quiet but the noise from ECP and aircon compressor of Marina Hse r still bearable for me. It is very windy on the 29th floor as well.
lower floors r quieter and u will be seeing trees at a distant instead of seaview with cranes.
devilplate
03-08-10, 23:24
Is it still under construction? You can go up...?
developer's units r open for viewing during office hrs mon-fri by appt
developer had opened their doors for 29th flr!!
i dun have the exact listed prices for developers...was quoted roughly around 2200psf for 29th flr.
they have a nice drop off point, comes with concierge services, full facilities including pool, tennis, gym and basketball. The function room abit too small. swimming pool abit small but still a good 20m in length. Lift lobby looks not bad.
furnishing: flooring dissapointed....looks like homogenous tiles to me, but agt said its compressed marble. kitchen cabinet/appliances looks ok. i dun like the idea of having a wardrobe inside bomb shelter for certain layouts.
Decent sized balconies to enjoy the seaview(but tainted by cranes/container).similar seaview compared with Icon. BUT, from the balcony, i can easily look into my neighbours' bedroom....and their balconies r very close to each other. Its definitely not quiet but the noise from ECP and aircon compressor of Marina Hse r still bearable for me. It is very windy on the 29th floor as well.
lower floors r quieter and u will be seeing trees at a distant instead of seaview with cranes.
i personally prefer stack 3 (1+study) and stack2(2bedder):D
sometimes not the higher the better. indeed can be noiser than lower floor especially along a busy traffic. in some projects lower floor may be a better option....:D
shauntanzs
04-08-10, 11:56
Btw, did the developer ask you to sign something regarding the permission to install lighting at your facade. I heard its a requirement by URA for buildings from Beach Road all the way to shenton along ecp. Starting from Concourse skyline to Lumiere. Including sail, mbr, one shenton etc.
This place has TOP already ?
If u wana take a look, tml i will be down for viewing with my buyer @ 430pm on site. U can drop by as well if u are in the area. My hp : 81835132. Can drop me a call if ur coming down. Cheers :)
saw in the classified ads and internet, 2 bedders of less than 1,000sqft asking for average of more than $7k per month rental! Is tat real ? Has it TOP ? Anyway knows what are recent transacted rent for the development if it has indeed TOP...
bargain hunter
27-08-10, 21:15
a spokesman for the developer, in a bid to talk up the project, once mentioned in an interview in "The Edge" a few weeks back that he believes it can fetch $9psf in rental. Nobody really knows how much rental it can exactly fetch yet. The project has TOP already but I am not sure how many keys have been collected. A differentiating point for the higher rental could be that the units can be converted to offices. Maybe some kind agent can update us on some REAL rental transactions? :)
saw in the classified ads and internet, 2 bedders of less than 1,000sqft asking for average of more than $7k per month rental! Is tat real ? Has it TOP ? Anyway knows what are recent transacted rent for the development if it has indeed TOP...
phantom_opera
16-05-14, 22:29
raining drop falling on my head
5 MAY 2014 2 MISTRI ROAD #XX-XX 678sqft 1,670psf 14 JUL 2010 1,730psf -40,680 1,391 -0.9
678sqft@10th floor sold at 1,401psf, Jun-16. SRX valuation shows current price at 2009 level. Even 2 bedrooms 900+ sqft rental nowadays < 4000.
Thats good price
Seller must be desperate, loss should be a few hundred k
The condo gets completely blocked by EON now and not as popular as those condos (altez, skysuites) in the other side of tanjong pagar
678sqft@10th floor sold at 1,401psf, Jun-16. SRX valuation shows current price at 2009 level. Even 2 bedrooms 900+ sqft rental nowadays < 4000.
The selling price for 1 bedroom/studio at icon or skysuites@anson usually based on 4% gross rental yield, which is make sense because it's a rental apartment.
With Lumiere rental rate falling below 3000 for 1 bedroom, investor will only find it interesting if buying at around 900K!
Thats good price
Seller must be desperate, loss should be a few hundred k
The condo gets completely blocked by EON now and not as popular as those condos (altez, skysuites) in the other side of tanjong pagar
678sq feet is VERY big by today's standard.
Sure rental <3k??!!
Skysuites low floor studios 366sqfeet going for $800 plus k, rental 2.6 to 3k, the bigger 1 roomer 2.8 to 3.2k
logically, Lumiere 678 size unit rental should be closer to 3.5 to 4k
The selling price for 1 bedroom/studio at icon or skysuites@anson usually based on 4% gross rental yield, which is make sense because it's a rental apartment.
With Lumiere rental rate falling below 3000 for 1 bedroom, investor will only find it interesting if buying at around 900K!
That's true, though it might due to low floor or bad facing, check for yourself at ura or propguru historical transactions. I guess that's the reason SRX valuation down to 900K for 624-sqft and 506-sqft units.
Skysuites stuido rental can still maintain 4+% gross yield, but need to count the high maintenance fee of around 350/month.
678sq feet is VERY big by today's standard.
Sure rental <3k??!!
Skysuites low floor studios 366sqfeet going for $800 plus k, rental 2.6 to 3k, the bigger 1 roomer 2.8 to 3.2k
logically, Lumiere 678 size unit rental should be closer to 3.5 to 4k
wow, 900k for 624square feet looks relatively cheap
skysuites look like little hotel rooms, the higher floor ones have nice views
That's true, though it might due to low floor or bad facing, check for yourself at ura or propguru historical transactions. I guess that's the reason SRX valuation down to 900K for 624-sqft and 506-sqft units.
Skysuites stuido rental can still maintain 4+% gross yield, but need to count the high maintenance fee of around 350/month.
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Just saw the Sep 16 rental contract on Lumiere and observed anomaly of few contracts with abnormal sky-rocket rental rate.
There were six 1-bedroom units with rental rate around 4600-4800, one 2-bedrooms unit with rental rate of 6200.
There's no such high rate happening in the past 2 years so wondering what happened here. Maybe someone starting serviced apartment business recently which usually command much higher rental rate, or maybe some owners trying to bump up the selling price valuation by bumping up URA rental rate.
any reason for the constant drop in price of this condo? past 2 transactions abt 1.4k psf for 678 sq ft units
should due to difficulty to find tenant. The unit might be larger than others around, but the facility and constant noise from port and highway are a turn-off.
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