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Topic Review (Newest First)

  • 09-10-19, 12:40
    PropVestor
    After retail and office purchase, there goes the Andaz hotel too in quick succession. The interest in this micro location heats up further. Midtown Bay is transacting at beyond $3K psf for 1 bedders (with early bird discount). Those 2 bedders are not far below this rate.

    https://www.straitstimes.com/busines...r-475m-from-ms

    "This will mark the highest total price ever achieved for a standalone hotel transaction in Singapore, and the third highest in Asia this year, according to M+S."
  • 01-08-19, 11:40
    PropVestor
    I reckon the Gaw folks are looking at the office returns since retail takes up a tiny portion. The deal has to include both.

    I was really hoping Capitaland will take up the stake but thats not the case. Was disappointed about the sponsor but not the price.
    It is within expectations at $1.6B at market for about 7-8 months. Given the current conditions, I think it's a fair deal at ~$2.6K psf or expected $12psf rental returns for Grade A.
    This is outside CBD nonetheless. Possibly the best performing one in Singapore for Grade A outside ERP gantry.

    Until and unless both TQL and GLL Midtown are completed, this 'mini-City Link' is like zombie land since there is no foot-fall and critical mass is currently missing.
  • 01-08-19, 09:56
    ichigo55
    I don't think retail is doing so well .. but hopefully the new owner can spice things up

    https://www.straitstimes.com/busines...j02dwSnx3EnLCo
  • 23-05-19, 21:40
    PropVestor
    Quote Originally Posted by Wimsey View Post
    Guoco Midtown will be another one to watch. Similar to Duo in many ways, though it's arguable that Guoco Midtown has the better location. The residential component was originally named Midtown Suite, but looks like has been renamed to Midtown Bay. Anyway it will be interesting to see what the pricing level is like. Duo launched at below $2,000 PSF with low floor units going for as low as $1,5xx PSF. But am not expecting Midtown Bay to be anywhere near there. Will likely be looking at closer to South Beach Residences pricing, near or over the $3K PSF mark. Especially since the developer for Midtown Bay is Guocoland, who are not exactly known for low prices. Witness their Wallich Residence for a start. It looks like there has been a delay in the launch though. Was in the news some time back, but till now nothing seen on the marketing front.
    First of all, GLL current and new designs all look *big yawn*. Especially for Wallich Residence, what a missed opportunity. Now Midtown or whatever they decide to call it, its another copy of it. At least South Beach did try something new.

    Being in a better location is subjective especially if you look at the estimated entry price which is very likely to be $3K psf or even above. Mere 100m away and it goes ~1K+ Psf more for Duo first owners like me, it begs the question, what are you really paying for? For a property agent, everything goes since its not coming out from their pocket. Investors are not dumb. Sure, trade war might drive some Chinese to hedge their yuan here and for those turning their kids away from US. Property here might get some tail wind for the rest of the year. See them buying it up and I am certainly not complaining since they will drive up prices in D7.

    Duo is just outside the gantry but command CBD prices today but certainly no beep-beep-light-gantry every time you go in and out of the development. Profit/loss is uncertain, ERP(cost) is not. Lets hope they do not extend this goalpost as URA masterplan say its a extended CBD in the future.

    2 cents,
    PropVestor
  • 23-05-19, 18:56
    Wimsey
    Guoco Midtown will be another one to watch. Similar to Duo in many ways, though it's arguable that Guoco Midtown has the better location. The residential component was originally named Midtown Suite, but looks like has been renamed to Midtown Bay. Anyway it will be interesting to see what the pricing level is like. Duo launched at below $2,000 PSF with low floor units going for as low as $1,5xx PSF. But am not expecting Midtown Bay to be anywhere near there. Will likely be looking at closer to South Beach Residences pricing, near or over the $3K PSF mark. Especially since the developer for Midtown Bay is Guocoland, who are not exactly known for low prices. Witness their Wallich Residence for a start. It looks like there has been a delay in the launch though. Was in the news some time back, but till now nothing seen on the marketing front.
  • 07-05-19, 13:31
    PropVestor
  • 23-04-19, 22:08
    Arcachon
  • 23-04-19, 17:10
    PropVestor
    https://www.straitstimes.com/busines...easing-concept

    Guoco Midtown reveals concept. Based on its residential office tower location (if I view the model correctly), it is more aligned to South Beach albeit a more disadvantage view to the city versus SB. The stack facing East or Nicoll Highway direction is more desirable but it is very close to upcoming Shaw Tower. Not sure how aligned they can be with each other's design. This strategy is pretty sound IMHO since TQL will have 500 more units upcoming, there is no need to pack everything so densely together. This means Midtown pricing is very likely to align with SB and hence in the $3K+ psf region easily.

    For Duo, it means offices are closer to each other with underground linkage. This bodes well for rental play.
  • 28-03-19, 16:12
    PropVestor
  • 22-03-19, 14:45
    Luke65
    next time enbloc the residential into commercial
  • 19-03-19, 14:30
    PropVestor
    https://www.straitstimes.com/busines...o-office-tower
    CapitaLand Commercial Trust said to be in talks to acquire $1.5b Duo office tower (Headline)
    Source: Straits Times

    Technically Temasek has 39.62% stake in CapitaLand, I will even call this indirect shares acquisition of Duo. I am even wondering if SGX:C31 is interested in TQL site opposite too which will be announced really soon. Can the timing be so coincidental?

    On the demand side, perhaps Khazanah Nasional is making a move to redeem some chips here to fill up their massive deficit hole. I'm hoping the faster we are off Malaysia books, the better. If this sale goes through, SG will be the majority over MY.

    Upside is a refresher of the land/development price.
  • 03-12-18, 16:27
    Arcachon
    Quote Originally Posted by PropVestor View Post
    Their new finance minister Lim Guan Eng already mentioned money printing but to what effect....its anyone's guess. The ship is pretty sunk in at the moment or at least for the next 5 years due to large fiscal deficit.
    https://www.channelnewsasia.com/news...athir-10467746
    I was in Malaysia a few years back looking for investment property, the agent told me that SG to MYR going to 3.5 I was wondering how she knows it. Guess most of them already prepare for the Best time in their Life coming.

    LKY went to Taiwan to get two chinese word from the Taiwan President and everything change.

    Lim Guan Eng is only one whereas we got a lot of Lim Guan Eng in Singapore, went to one of the MFA talk their scholar after a few years all went over to GIC and Temasek.
  • 03-12-18, 16:14
    PropVestor
    Their new finance minister Lim Guan Eng already mentioned money printing but to what effect....its anyone's guess. The ship is pretty sunk in at the moment or at least for the next 5 years due to large fiscal deficit.
    https://www.channelnewsasia.com/news...athir-10467746
  • 03-12-18, 15:46
    Arcachon
    Quote Originally Posted by PropVestor View Post
    Speaking of North: I do not think Najib who signed the agreement think he will be in this state today. The selling ('portfolio revamp') has in fact already begun.
    https://www.straitstimes.com/busines...i-in-portfolio

    I really hope the hole is big enough for them to think of selling the remaining or part of their stakes back to Temasek again since their majority stake (60%) would have risen due to land appreciation since the agreement signed back in 2011.

    Duo is valued at ~S$4 billion back in 2011....not sure how much it is worth now.
    Singapore already learn the Art of Money printing, not sure North know how to print.

    The Chinese are Ten-time better than us.

  • 03-12-18, 15:40
    PropVestor
    Quote Originally Posted by Arcachon View Post
    https://en.wikipedia.org/wiki/Malays...eement_of_1990

    I refer to the North.

    All in their plan.

    On 20 September 2010 during a visit by Najib Razak to Singapore, he and Lee Hsien Loong issued a joint statement which stated that both Leaders have agreed to the following:

    • The Singapore Government shall vest four land parcels in Marina South (TS30-361T, TS30-362A, TS30-363K and TS30-364N) and two land parcels in Ophir-Rochor (TS13-1115N and TS13-1116X) in M-S Pte Ltd, in lieu of the three parcels of POA land in Tanjong Pagar, Kranji and Woodlands and the three pieces of land in Bukit Timah. The four Marina South parcels are located at the heart of the financial and business cluster in Singapore's Marina Bay, while the two Ophir-Rochor parcels are located next to the Kampong Glam Historic District, in a new growth corridor that is being developed as an extension of Singapore's Central Business District.
    • The Marina South and Ophir-Rochor land parcels shall be vested in M-S Pte Ltd for joint development when Keretapi Tanah Melayu Berhad (KTMB) vacates the Tanjong Pagar Railway Station. The station will be relocated from Tanjong Pagar to the Woodlands Train Checkpoint (WTCP) by 1 July 2011 whereby Malaysia would co-locate its railway Custom, Immigration and Quarantine facilities at WTCP.
    • The Joint Implementation Team shall conclude by 31 December 2010 their discussion on the details of the implementation of the POA.[8]
    Speaking of North: I do not think Najib who signed the agreement think he will be in this state today. The selling ('portfolio revamp') has in fact already begun.
    https://www.straitstimes.com/busines...i-in-portfolio

    I really hope the hole is big enough for them to think of selling the remaining or part of their stakes back to Temasek again since their majority stake (60%) would have risen due to land appreciation since the agreement signed back in 2011.

    Duo is valued at ~S$4 billion back in 2011....not sure how much it is worth now.
  • 03-12-18, 15:29
    Arcachon
    Quote Originally Posted by PropVestor View Post
    There is no need to flip the coin if your development is in the URA masterplan.
    https://www.ura.gov.sg/Corporate/Pla...h-Ophir-Rochor
    https://en.wikipedia.org/wiki/Malays...eement_of_1990

    I refer to the North.

    All in their plan.

    On 20 September 2010 during a visit by Najib Razak to Singapore, he and Lee Hsien Loong issued a joint statement which stated that both Leaders have agreed to the following:

    • The Singapore Government shall vest four land parcels in Marina South (TS30-361T, TS30-362A, TS30-363K and TS30-364N) and two land parcels in Ophir-Rochor (TS13-1115N and TS13-1116X) in M-S Pte Ltd, in lieu of the three parcels of POA land in Tanjong Pagar, Kranji and Woodlands and the three pieces of land in Bukit Timah. The four Marina South parcels are located at the heart of the financial and business cluster in Singapore's Marina Bay, while the two Ophir-Rochor parcels are located next to the Kampong Glam Historic District, in a new growth corridor that is being developed as an extension of Singapore's Central Business District.
    • The Marina South and Ophir-Rochor land parcels shall be vested in M-S Pte Ltd for joint development when Keretapi Tanah Melayu Berhad (KTMB) vacates the Tanjong Pagar Railway Station. The station will be relocated from Tanjong Pagar to the Woodlands Train Checkpoint (WTCP) by 1 July 2011 whereby Malaysia would co-locate its railway Custom, Immigration and Quarantine facilities at WTCP.
    • The Joint Implementation Team shall conclude by 31 December 2010 their discussion on the details of the implementation of the POA.[8]
  • 03-12-18, 15:23
    PropVestor
    Quote Originally Posted by Arcachon View Post
    Singapore Government very good, Head I Win, Tail you Lose.
    There is no need to flip the coin if your development is in the URA masterplan.
    https://www.ura.gov.sg/Corporate/Pla...h-Ophir-Rochor
  • 03-12-18, 15:12
    Arcachon
    Quote Originally Posted by PropVestor View Post
    https://www.straitstimes.com/busines...ochor-makeover

    Rejuvenation continues to pass the baton on to Shaw Tower.

    Let's see who bids for Tan Quee Lan to bring up prices one round after Guoco Mid town Suites completion.
    https://www.businesstimes.com.sg/rea...ugis-gls-sites
    Singapore Government very good, Head I Win, Tail you Lose.
  • 03-12-18, 15:01
    PropVestor
    https://www.straitstimes.com/busines...ochor-makeover

    Rejuvenation continues to pass the baton on to Shaw Tower.

    Let's see who bids for Tan Quee Lan to bring up prices one round after Guoco Mid town Suites completion.
    https://www.businesstimes.com.sg/rea...ugis-gls-sites
  • 26-11-18, 13:41
    PropVestor
    https://www.straitstimes.com/busines...-on-beach-road

    Guoco Midtown breaks ground on 25th Nov 2018. Slated to be completed in 2022. ~200 units of residence. How much do you think the psf will be and how will it affect Duo pricing?
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