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Thread: ROBINSON SUITES @ Robinson Road

  1. #181
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    they started selling to pple who wanted to buy whole floors yesterday, today will start selling to those interested in 3 units and then 2 units. tomorrow then sell to single unit buyers.

    Quote Originally Posted by devilplate
    heard public preview this coming sat?

    pls sell out at 2500-3000psf on average!

  2. #182
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    Quote Originally Posted by bargain hunter
    they started selling to pple who wanted to buy whole floors yesterday, today will start selling to those interested in 3 units and then 2 units. tomorrow then sell to single unit buyers.
    whole flr at wat psf? hope is above 2.5kpsf

  3. #183
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    Has the temporary flyer over next to Lau pau sat been demolished? Hear it was close to traffic about 3 weeks ago.

  4. #184
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    Still there but not operational, controlled demolision in progress

  5. #185
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    Great. Can ask for higher during rental renewal.
    Quote Originally Posted by kingkong1984
    Still there but not operational, controlled demolision in progress

  6. #186
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    Single unit purchases start from $2900psf upwards........

  7. #187
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    100% sold out

  8. #188
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    So fast
    Quote Originally Posted by mm63
    100% sold out

  9. #189
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    ..................................

  10. #190
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    all SOLD except the PHs

    1+study: 15th flr 2600psf to top flr at 3400psf

    CLAP CLAP!!!

    for 1.3mil...i wud rather go for Dleedon 2bedder 2x-40 .....at least can enjoy the nice view

  11. #191
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    What did i say? Days and hours will do it.

  12. #192
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    heard it was all gone by 1+pm.

  13. #193
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    Quote Originally Posted by bargain hunter
    heard it was all gone by 1+pm.
    Ya... Balloting start at 12pm... Even the ground flr with pte pool aso sold...all ph unsold though

  14. #194
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    what a pleasant surprise, was expecting it wont do too well

  15. #195
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    50% more expensive per sq ft than 1 shenton across lau pa sat. How can that be justified and it's sold out.

    I know it's freehold compared to 99LH, but 50% more?

    The rental returns is not going to be good with one shenton at 50% lower price, with the same rentals.

    I hope the people buying know what they're doing....

  16. #196
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    Quote Originally Posted by sh
    50% more expensive per sq ft than 1 shenton across lau pa sat. How can that be justified and it's sold out.

    I know it's freehold compared to 99LH, but 50% more?

    The rental returns is not going to be good with one shenton at 50% lower price, with the same rentals.

    I hope the people buying know what they're doing....
    how do u get the figure of 50%??

    15thflr at 2600psf....whereas similar floor 1shenton 1bedder around 2100psf.....ard 20-25% more wat....

    pls dun use 3400psf which is top flr and use 1shenton low flr to make comparison...

    both quantum about the same as well for let say 15-20th flr for both projects...typical 1shenton units ard 580-610sqft which cost around 1.2mil and 15th flr robinson suites 1+study cost 1.25mil

  17. #197
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    From street sine, last transacted for 1 shenton for small unit

    1 Shenton Way #21-08
    99 Yrs From 14/10/2005
    $2045
    614
    $1255k
    13 Oct 10

    robinson suites 15th flr 2600, 21st about 2800,2900? Ok maybe not 50%, but easily 40%.

  18. #198
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    Quote Originally Posted by sh
    From street sine, last transacted for 1 shenton for small unit

    1 Shenton Way #21-08
    99 Yrs From 14/10/2005
    $2045
    614
    $1255k
    13 Oct 10

    robinson suites 15th flr 2600, 21st about 2800,2900? Ok maybe not 50%, but easily 40%.
    1flr ard 10k on average....and asking prices for 1shenton had gone up...anw, u happy can liao

  19. #199
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    Quote Originally Posted by devilplate
    1flr ard 10k on average....and asking prices for 1shenton had gone up...anw, u happy can liao
    resale prices supposed to be stable for past couple of months.

    yah.. with RS prices, 1 Shenton will be asking for more....

  20. #200
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    Quote Originally Posted by sh
    resale prices supposed to be stable for past couple of months.

    yah.. with RS prices, 1 Shenton will be asking for more....
    and aso sizes also different...mabe goto use the smallest 1bedder in 1shenton which is 538sqft rite to make a fairer comparison...

    nowadays, within the same development for those MM project...3xx vs 4xxsqft(100sqft diff) their psf can varies by about 10-15%

  21. #201
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    don't have current transactions, 600+ sq ft the latest one.

    that's also why units are getting smaller.... from 600sqft in 1 shenton to 500sqft in RS

  22. #202
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    Quote Originally Posted by sh
    don't have current transactions, 600+ sq ft the latest one.

    that's also why units are getting smaller.... from 600sqft in 1 shenton to 500sqft in RS
    anyway, conclusion: RS underpriced! tats y sold out!

  23. #203
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    Quote Originally Posted by sh
    resale prices supposed to be stable for past couple of months.

    yah.. with RS prices, 1 Shenton will be asking for more....
    yup I agree that one shenton owners can probably ride on RS results and try to ask for more $$$... but in my opinion it still does not cover up the fact that its surrounding views, or lack of them, are pretty disadvantageous to it.

    even RS has a view to speak of in the sense that the next tall building in the future will at least be one lau pa sat + 2 roads away. one shenton, on the other hand, faces asia square + SGX with only 1 road in between each of them...

    maybe that's why RS buyers willing to pay more? in addition to the premium for freehold over leasehold, which i do think was a big selling point for investors looking for such properties simply because it is the only conspicuous freehold project in the area (vs. hidden emerald garden).

    maybe i'm beating the "view" factor to death but i'm just trying to think like a tenant who, though accepts that he won't get much of a view in CBD, would at least prefer not to feel claustrophobic in his own condo and try to find a place which does not directly look into another building with only 1 road away... some more big Asia Square is so wide and tall vs. ORQ which are of different heights and angles when blocking the sail which makes it less bad than one shenton.

  24. #204
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    no offend to EG owners, but i got expat fren tat got turned off by its facade....perhaps attract a niche group of tenants/buyers

  25. #205
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    After reading the news about the sold out of RS, I can conclude Clift is super under price. One shenton is 1.3M, RS is close to 1.3M and you can still get Clift at 1M I believe.

  26. #206
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    Let's see the estimated rental for a 1 bedder at RS:

    Cost = $ 1,600,000
    70% Loan = $ 1,120,000
    Instalment on 2.5% Interest = $ 4,400
    Maintenance mthly = $ 300
    4% tax on AV of $60k mthly = $ 200
    Breakeven rental = $ 4,900

    Based on The Sail 1 bedder nearby rental of $4,000 with a nice sea view, and the fact that the owners bought at much lower price and able to compete with RS owner for tenants, RS is a bit risky for rental income. So the people buying are mostly investor waiting for capital appreciation.

  27. #207
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    Quote Originally Posted by hyenergix
    Let's see the estimated rental for a 1 bedder at RS:

    Cost = $ 1,600,000
    70% Loan = $ 1,120,000
    Instalment on 2.5% Interest = $ 4,400
    Maintenance mthly = $ 300
    4% tax on AV of $60k mthly = $ 200
    Breakeven rental = $ 4,900

    Based on The Sail 1 bedder nearby rental of $4,000 with a nice sea view, and the fact that the owners bought at much lower price and able to compete with RS owner for tenants, RS is a bit risky for rental income. So the people buying are mostly investor waiting for capital appreciation.
    Agreed. RS buyers looking for rental yield will face significant competition from the LH properties around. Buyers are betting on capital gains

  28. #208
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    Quote Originally Posted by hyenergix
    Let's see the estimated rental for a 1 bedder at RS:

    Cost = $ 1,600,000
    70% Loan = $ 1,120,000
    Instalment on 2.5% Interest = $ 4,400
    Maintenance mthly = $ 300
    4% tax on AV of $60k mthly = $ 200
    Breakeven rental = $ 4,900

    Based on The Sail 1 bedder nearby rental of $4,000 with a nice sea view, and the fact that the owners bought at much lower price and able to compete with RS owner for tenants, RS is a bit risky for rental income. So the people buying are mostly investor waiting for capital appreciation.
    tax on rental property is 10% of AV, not 4% ~

  29. #209
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    Quote Originally Posted by devilplate
    anyway, conclusion: RS underpriced! tats y sold out!
    hope it's not sold out due to herd mentality

  30. #210
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    Quote Originally Posted by august
    tax on rental property is 10% of AV, not 4% ~
    I wanted to use 10%. But how do authorities find out if u register it under urs or child's name?

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