The Lakefront Residences (D22, 99 years leasehold, Keppel Land)

[sleek]

http://www.youtube.com/watch?v=lH01A...ayer_embedded#!

[Jadey]

IMHO, Lakeholmz is an unpolish gem with value awaiting to be unlock. I've had already purchased one unit in Lakeholmz and hope it will appriciate in value in the future.

problem with lakeholmz is it doesnt have good access from corporation road.

[kane]

alamak, how come keppel never play along ? gov wants u to say "price stagnant" or "stable", not "continued rising". straits times already played along for the last month and stopped running "price new high" kind of articles already.

like that new measures will be coming. no CPF for down payment. capital gain tax. no subsale. ...

unfortunately, the paid a hefty price for the land. so they've got to pass that pricey baton to the next chap.

[Jadey]

Anybody know what the government is going to do with the piece of land right next to it?

[westman]

problem with lakeholmz is it doesnt have good access from corporation road.

Agreed. Unlike Lakepoint where there is opening for right turn.

[westman]

Anybody know what the government is going to do with the piece of land right next to it?

According Master Plan 2008 & Onemap, that piece of land (MK06-0444k) is zone as residential. Total land size is around 27500m2 with plot ratio of 3.5. With Keppel lot's going with 499psf for land, I wondered how much developer would bid for this land.

Assuming an upside of 10% , i calculated it would worth aorund 573 millions dollars

[Allthepies]

According Master Plan 2008 & Onemap, that piece of land (MK06-0444k) is zone as residential. Total land size is around 27500m2 with plot ratio of 3.5. With Keppel lot's going with 499psf for land, I wondered how much developer would bid for this land.

Assuming an upside of 10% , i calculated it would worth aorund 573 millions dollars

the government is planning something else for that land; it has been withdrawn

[westman]

the government is planning something else for that land; it has been withdrawn

Hmmm... if it's withdrawn, how often does it take to update the Master Plan in URA website? Curious to know where can I learn if it's for something else, wonder what the plan be?

Small shopping complex? If yes, Lakeshore, Lakefront etc project all huat!

[devilplate]

the government is planning something else for that land; it has been withdrawn

Hw u noe? Tot next masterplan update on 2013???

[ay123]

29 October 2010
URA Reserve List site at Jurong Lake District is now open for application
The Urban Redevelopment Authority (URA) today released the detailed sales conditions for a White site at Boon Lay Way. This is the second sale site to be made available for sale in the Jurong Lake District1.
Located next to the Jurong East MRT station, this land parcel is made available for sale on the Reserve List under the second half 2010 Government Land Sales Programme. Developers interested in purchasing the site can now apply to URA for it to be put up for tender.

will this help to push keppel sale??

[Allthepies]

Hw u noe? Tot next masterplan update on 2013???

they made amendments to the 2008 masterplan

[rattydrama]

will the developer pay higher than 500psf to bid for it?

29 October 2010
URA Reserve List site at Jurong Lake District is now open for application
The Urban Redevelopment Authority (URA) today released the detailed sales conditions for a White site at Boon Lay Way. This is the second sale site to be made available for sale in the Jurong Lake District1.
Located next to the Jurong East MRT station, this land parcel is made available for sale on the Reserve List under the second half 2010 Government Land Sales Programme. Developers interested in purchasing the site can now apply to URA for it to be put up for tender.

will this help to push keppel sale??

[rattydrama]

2 projects just next to each other, both are 2 bedders, one with a floor area of 700 sq ft and the other 900sq ft Given the same rental rate, which project will rent out easily? Or is tenant fussy about size?

[kingkong1984]

2 projects just next to each other, both are 2 bedders, one with a floor area of 700 sq ft and the other 900sq ft Given the same rental rate, which project will rent out easily? Or is tenant fussy about size?

absolute price for rental as long as both can fit the same sized and same number of beds. Heck care lah, cheap is better. But the story is different when they can add in one more bed. They will pay more. Jurong area, jurong tenant profiles.

[peterng8]

do a search can find all the discussion on that same old man question...
better to act on those area you are familiar with..think about risk management..

sometimes a simple boring statement can tell alot of things depending on who read it...

[DC33_2008]

Heard from an agent that the average $psf is 1000.

[Wild Falcon]

Does it mean the site is triggered?

The way I see things will pan out. The new CBD will move to Marina. A lot of offices in the old CBD will be vacated and converted to residential, e.g. Robinsion Road, Shenton Way (e.g. DBS Towers a likely candidate etc) to build shoebox units catering to the low-mid management working in CBD (Senior managment don't stay such shoeboxes) - looking at the size of the units, it will not be known as an upmarket area. The second CBD will shift to Jurong Lake and is already happening with government offices moving first. The "herd" naturally will chase those CBD shoeboxes. But at $2,500psf and more of the same shoebox coming up, upside will be limited and yields pathetic. How many more low-middle management foreigners coming to Singapore to rent these shoeboxes? Plot ratio is so high in such areas - every small plot can build 200 units. And locals will not rent but buy if rental is $3000. So instead of joining the herd, one could be better off looking for gems in new frontier areas - i.e. near the second CBD when no one is exactly focusing

29 October 2010
URA Reserve List site at Jurong Lake District is now open for application
The Urban Redevelopment Authority (URA) today released the detailed sales conditions for a White site at Boon Lay Way. This is the second sale site to be made available for sale in the Jurong Lake District1.
Located next to the Jurong East MRT station, this land parcel is made available for sale on the Reserve List under the second half 2010 Government Land Sales Programme. Developers interested in purchasing the site can now apply to URA for it to be put up for tender.

will this help to push keppel sale??

[devilplate]

Does it mean the site is triggered?

The way I see things will pan out. The new CBD will move to Marina. A lot of offices in the old CBD will be vacated and converted to residential, e.g. Robinsion Road, Shenton Way (e.g. DBS Towers a likely candidate etc) to build shoebox units catering to the low-mid management working in CBD (Senior managment don't stay such shoeboxes) - looking at the size of the units, it will not be known as an upmarket area. The second CBD will shift to Jurong Lake and is already happening with government offices moving first. The "herd" naturally will chase those CBD shoeboxes. But at $2,500psf and more of the same shoebox coming up, upside will be limited and yields pathetic. How many more low-middle management foreigners coming to Singapore to rent these shoeboxes? Plot ratio is so high in such areas - every small plot can build 200 units. And locals will not rent but buy if rental is $3000. So instead of joining the herd, one could be better off looking for gems in new frontier areas - i.e. near the second CBD when no one is exactly focusing

it wun be cheap....cud be more ex den the one at bedok interchange...

got too many 'cbds'....kallang riverside, paya lebar, jurong east...by tat time mabe we r gone or too old to witness it liao

den the old tanjong pagar railway area...also wana become new CBD

[proud owner]

it wun be cheap....cud be more ex den the one at bedok interchange...

got too many 'cbds'....kallang riverside, paya lebar, jurong east...by tat time mabe we r gone or too old to witness it liao

den the old tanjong pagar railway area...also wana become new CBD

singapore is only 45 yr old

we are in the process of making our own history

in every major city .. theres always a new town and old town ..

i am not sure if govt would tear down everything to build new ones ..
cos if they do ..then we will never have much history to look at ..

[devilplate]

singapore is only 45 yr old

we are in the process of making our own history

in every major city .. theres always a new town and old town ..

i am not sure if govt would tear down everything to build new ones ..
cos if they do ..then we will never have much history to look at ..

can read the capitol sale....govt rejects the highest bid due to substantial residential component

[Wild Falcon]

The reality is, these new developments will TOP 2015 and beyond. That's 5 years later. Nobody knows what will happen 5 years later. I actually think there is not much meat buying those CBD MMs ar $2,500psf that will TOP 5 years later. 5 years later interest will increase. And clearly, the only attraction is rental yield because no owner occupier (or senior management tenant) will stay in those MMs.

My take on Singapore? There are actually not that many new offices or businesses being set up. The sad reality, and nobody wants to admit is, after shifting the offices to the new Marina Bay, our dear old CBD at Shenton Way and Robinson Road becomes forlorn and unwanted. Many have and will become empty because there are not much new demand for offices (merely musical chairs). So these have to be converted to residential - or else Shenton Way will become a ghost town. One by one - these tall office blocks will become shoebox residential units. But how many net new foreigners talents are we taking in every year? LLs will be fighting for low-mid management tenants. Of course 2015 is very far away, but 2015 is also the year new MRT lines become ready. So the attraction of staying in concrete jungle Shenton Way surrounded by concrete becomes that less compelling, because lots of other places will have MRT in future - with good views, spacious and clean air and lots of parking for those who collect automobiles.

Singapore can only have 2 CBDs. If people can make more money frying properties, who will become an entrepreneur and set up business? So net new businesses formed will be very low. No new business formed = no demand for new office. We cannot keep relying on MNC because they will shift to lower cost countries. The second CBD is likely to be Jurong Lake because the government cannot fail here after all the hype. They have already taken the first step by shifting the government offices there - and our civil service employs a pretty substantial portion of the workforce and all those companies that serve these government agencies will move there as well. So those Kallang Riverside and Eunos regional centers? They will cater to the SME market - but these will not be the second CBD - much like Tampines.

[Wild Falcon]

The reality is that there are way too many shopping malls and office space in S'pore that cannot be absorbed. Worst still, all these shopping malls all concentrated in the same area selling the same thing. At least for residential, developers can still find suckers who do not realise that if there are no new demand for new offices, then who is going to rent those new MM residential units?

can read the capitol sale....govt rejects the highest bid due to substantial residential component

[rattydrama]

Thanks! Ang Mo dont mind the 2 bedder layout of keppel but is there many ang mo in Jurong? I doubt so. The caspian 2 bedder layout is better.


This project is pumping up the property buying spree.

absolute price for rental as long as both can fit the same sized and same number of beds. Heck care lah, cheap is better. But the story is different when they can add in one more bed. They will pay more. Jurong area, jurong tenant profiles.

[devilplate]

Thanks! Ang Mo dont mind the 2 bedder layout of keppel but is there many ang mo in Jurong? I doubt so. The caspian 2 bedder layout is better.


This project is pumping up the property buying spree.

er...tot the other 2 in CBD?

[rattydrama]

er...tot the other 2 in CBD?

I nvr follow CBD ... in "bad" times, developer push out projects near good location....

[hopeful]

The reality is, these new developments will TOP 2015 and beyond. That's 5 years later. Nobody knows what will happen 5 years later. I actually think there is not much meat buying those CBD MMs ar $2,500psf that will TOP 5 years later. 5 years later interest will increase. And clearly, the only attraction is rental yield because no owner occupier (or senior management tenant) will stay in those MMs.

IMO:
TS and MBR Bayview units will be largely unaffected. not surrounded by concrete and superb view.
MBS since large size formats, senior management can stay there.
The future is more downside for the rest of CBD MM condos.

[devilplate]

I nvr follow CBD ... in "bad" times, developer push out projects near good location....

nid to diversify....cannot all OCR

[devilplate]

IMO:
TS and MBR Bayview units will be largely unaffected. not surrounded by concrete and superb view.
MBS since large size formats, senior management can stay there.
The future is more downside for the rest of CBD MM condos.

but currently more upside to come for MMs
who cares 5-10yrs later...earn $ this round first

shd any1 start collecting MMs early last yr...goodie

[peterng8]

unfortunately, the paid a hefty price for the land. so they've got to pass that pricey baton to the next chap.

at that time(before the drastic cooling measures and pricing are on the uptread) and as far as i remember , this plot actually attracted alot of bidders, if keppel does not get it, other party will...well they may hold on to the launch but they did not do so, it somehow shows that they are confident that this price at this location will sell...will it be another sellout like caspian, wait for the launch at 12Nov 2010....

[devilplate]

at that time(before the drastic cooling measures and pricing are on the uptread) and as far as i remember , this plot actually attracted alot of bidders, if keppel does not get it, other party will...well they may hold on to the launch but they did not do so, it somehow shows that they are confident that this price at this location will sell...will it be another sellout like caspian, wait for the launch at 12Nov 2010....

follow NV...700sqft 2bedder...hehe

flrplan out oredi?