H20 RESIDENCES - Sengkang Condo by City Developments Limited

[devilplate]

Ec in suburbs definitely affect demand when they hit 5yo....this is the kind of plc whrby majority local buyers. However, h20 still got roughly 4yrs window period to sell b4 those ec turn 5yrs.

Now pte ppty got 4yrs ssd liao....cannot sell anytime

[kingkong1984]

We all say our piece. We must respect other people's diverse views too.

H20 so far from town and face a small longkang. LRT really good? Then why not make whole Singapore LRT'linked. Selling at those prices? The HDB opposite can beat it anytime. That's all.

[ysyap]

Ec in suburbs definitely affect demand when they hit 5yo....this is the kind of plc whrby majority local buyers. However, h20 still got roughly 4yrs window period to sell b4 those ec turn 5yrs.

Now pte ppty got 4yrs ssd liao....cannot sell anytime

Can sell lah... at a loss lor!!!

[ysyap]

We all say our piece. We must respect other people's diverse views too.

H20 so far from town and face a small longkang. LRT really good? Then why not make whole Singapore LRT'linked. Selling at those prices? The HDB opposite can beat it anytime. That's all.

In terms of price, of course HDB is unmatched lah... but in terms of instant resale potential (can sell to any tom dick harry) and in-house facilities plus 24-7 security, HDB lose big time lah... Anyway, cannot compare orange with apples lah... But I still maintain that H2O is that little bit overpriced...

[kingkong1984]

Yeah lah. I just anyhow shoot or else I kanna label as 'self professed guru'.

Like this, might as well go for Estuary or the Bedok Reserviour Series.

[devilplate]

Yeah lah. I just anyhow shoot or else I kanna label as 'self professed guru'.

Like this, might as well go for Estuary or the Bedok Reserviour Series.

Haha

Nvm la....tat forestkill more cui den h20

Battle of the ugly

Those eligible for ec can seriously consider belysa....the px will b well supported by cdl

[linchong84]

Haha

Nvm la....tat forestkill more cui den h20

Battle of the ugly

Those eligible for ec can seriously consider belysa....the px will b well supported by cdl

All the ECs prices are quite well supported.. The punggol ec will be supported by the punggol mrt condo.. Esparina also supported by quartz.. Austville maybe supported by h2o since they sell identical concepts (environment, lrt), if not will be supported by the pte condo tendered next to it (bidding in progress though).. I think generally as long as near to it lies a pte condo with a price tag 100-150psf higher, it should make good money once 5 year mop finish.. But sad thing is whoever that bought ec cannot be too rich and can't buy any other properties for the next 8 years, which is quite jialat.. But once 5 year mop finish, can happily collect profit liao.. But pte condos which are situated near ec will jialat jialat cos the ec too cheap.. Somemore most of those buyers got 30k grant, so they sell cheap cheap also easily will earn.. Very hard to compete against them..

[devilplate]

All the ECs prices are quite well supported.. The punggol ec will be supported by the punggol mrt condo.. Esparina also supported by quartz.. Austville maybe supported by h2o since they sell identical concepts (environment, lrt), if not will be supported by the pte condo tendered next to it (bidding in progress though).. I think generally as long as near to it lies a pte condo with a price tag 100-150psf higher, it should make good money once 5 year mop finish.. But sad thing is whoever that bought ec cannot be too rich and can't buy any other properties for the next 8 years, which is quite jialat.. But once 5 year mop finish, can happily collect profit liao.. But pte condos which are situated near ec will jialat jialat cos the ec too cheap.. Somemore most of those buyers got 30k grant, so they sell cheap cheap also easily will earn.. Very hard to compete against them..

Beylsa not only lower psf but aso much lower quantum....i compare 9xxsqft 3bedder at beylsa with 1100sqft nv residence....beylsa got better layout even though smaller...

Gd thing nv nearer to mrt

Last time i say esparina gd buy for ec....now this beylsa aso gd buy if priced ard 750psf....

[ysyap]

All the ECs prices are quite well supported.. The punggol ec will be supported by the punggol mrt condo.. Esparina also supported by quartz.. Austville maybe supported by h2o since they sell identical concepts (environment, lrt), if not will be supported by the pte condo tendered next to it (bidding in progress though).. I think generally as long as near to it lies a pte condo with a price tag 100-150psf higher, it should make good money once 5 year mop finish.. But sad thing is whoever that bought ec cannot be too rich and can't buy any other properties for the next 8 years, which is quite jialat.. But once 5 year mop finish, can happily collect profit liao.. But pte condos which are situated near ec will jialat jialat cos the ec too cheap.. Somemore most of those buyers got 30k grant, so they sell cheap cheap also easily will earn.. Very hard to compete against them..

Unless your EC is nuovo...

[gn108]

Looked at Nuovo last year. Lucky the wife thought the unit/development was not up to her standard...Bishan Loft is a star though...

Unless your EC is nuovo...

[ysyap]

Looked at Nuovo last year. Lucky the wife thought the unit/development was not up to her standard...Bishan Loft is a star though...

I nearly got a unit there too... decided otherwise.... phew!

[kingkong1984]

Nuovo

N.o.o. there written all over

[bargain hunter]

The Board of Directors of United Fiber System Limited (the "Company") is pleased to announce that Poh Lian Construction (Pte.) Ltd ("PLC"), a wholly owned subsidiary of the Company has been awarded a building contract from Impac Holdings Pte Ltd, a member of the City Development Limited Group, for the construction of condominium comprising of 5 blocks (19, 21, 22, 23-storey) residential flats (total 521 units) with 2 basement carparks, swimming pool and communal facilities at Sengkang West Ave / Fernvale Link.
The total contract sum of the project is S$166,820,493.00 and the construction period is 156 weeks commencing from 1 August 2011.

[linchong84]

The Board of Directors of United Fiber System Limited (the "Company") is pleased to announce that Poh Lian Construction (Pte.) Ltd ("PLC"), a wholly owned subsidiary of the Company has been awarded a building contract from Impac Holdings Pte Ltd, a member of the City Development Limited Group, for the construction of condominium comprising of 5 blocks (19, 21, 22, 23-storey) residential flats (total 521 units) with 2 basement carparks, swimming pool and communal facilities at Sengkang West Ave / Fernvale Link.
The total contract sum of the project is S$166,820,493.00 and the construction period is 156 weeks commencing from 1 August 2011.

300psf construction cost..

[rockinsg]

The Board of Directors of United Fiber System Limited (the "Company") is pleased to announce that Poh Lian Construction (Pte.) Ltd ("PLC"), a wholly owned subsidiary of the Company has been awarded a building contract from Impac Holdings Pte Ltd, a member of the City Development Limited Group, for the construction of condominium comprising of 5 blocks (19, 21, 22, 23-storey) residential flats (total 521 units) with 2 basement carparks, swimming pool and communal facilities at Sengkang West Ave / Fernvale Link.
The total contract sum of the project is S$166,820,493.00 and the construction period is 156 weeks commencing from 1 August 2011.

Can do rough calc.. 521 unit avg 1000 sqft = 521000
so arnd 320 psf.. which should be the expected price.. 300-350 psf..for mass market...unless its a luxury project

[ysyap]

Nothing out of the ordinary. Wait till Seng Kang get $500 psf ppr then haut ah!

[kingkong1984]

300psf construction cost..

Expansive... Very expansive. Profit there for construction company. Profit for developers. Profit for buyers? Yes but thin.

[ysyap]

Landed ppty is about $250 psf and with $300 psf, its high grade construction stuff le!

[fclim]

Construction raw materials in particular, cement, steel and granite have all gone up. Japan's massive reconstruction efforts, China/HK booming property sector will all compete for resources and drive up prices.

Singapore, we have the new MRT lines, North South Highway, Sports Hub, many condo projects and lastly, new HDB flats. Worker's levy increase by 300%. Land bidding is ever and ever higher. Inflation in danger of running wild.

So, $1,000 psf for OCR condos is considered cheap already.

[ysyap]

Construction raw materials in particular, cement, steel and granite have all gone up. Japan's massive reconstruction efforts, China/HK booming property sector will all compete for resources and drive up prices.

Singapore, we have the new MRT lines, North South Highway, Sports Hub, many condo projects and lastly, new HDB flats. Worker's levy increase by 300%. Land bidding is ever and ever higher. Inflation in danger of running wild.

So, $1,000 psf for OCR condos is considered cheap already.

Currently $1 000 psf is considered slightly expensive for 99y LH but reasonable for FH in OCR. I believe you are referring to future launches and I think the OCR new norm in 2012/13 should hover around $1 100 psf to $1 300 psf.

[linchong84]

Expansive... Very expansive. Profit there for construction company. Profit for developers. Profit for buyers? Yes but thin.

CDL got this land at 365psf.. construction cost 302psf.. they sold avg 950psf.. So they made about 250psf after minus some marketing and loan expenses..

As for the construction company, 300psf is alright lah.. hedges park's was 350psf.. but h2o has tiles living room and laminated bedrooms so maybe the construction company still manage to pocket a bit.. But the site plan also shows that there are a lot of water feature here and there, so might not be cheap to build those?

[fclim]

I think it is already the new norm. Terrasse close to $1k psf, Foresque above $1k psf.

[ysyap]

CDL got this land at 365psf.. construction cost 302psf.. they sold avg 950psf.. So they made about 250psf after minus some marketing and loan expenses..

As for the construction company, 300psf is alright lah.. hedges park's was 350psf.. but h2o has tiles living room and laminated bedrooms so maybe the construction company still manage to pocket a bit.. But the site plan also shows that there are a lot of water feature here and there, so might not be cheap to build those?

At every tier, everybody is trying to earn a decent profit, from the govt (selling land parcels) to the construction contractors to the developers and housing agents to the bankers and lawyers and finally to the renovation ID contractors/designers... the biggest losers are the buyers!!! But no choice lah. We are at the bottom of the food chain!

[ysyap]

I think it is already the new norm. Terrasse close to $1k psf, Foresque above $1k psf.

Well Minton and H2O are still below $1k psf so we observe the market trend pushing steadily towards and beyond $1k psf... All FH nwe launches are already above $1k psf, though there are some resale FH still slightly below $1k psf...

[linchong84]

At every tier, everybody is trying to earn a decent profit, from the govt (selling land parcels) to the construction contractors to the developers and housing agents to the bankers and lawyers and finally to the renovation ID contractors/designers... the biggest losers are the buyers!!! But no choice lah. We are at the bottom of the food chain!

Don't worry.. There are 2 types of buyers - peak buyers and non-peak buyers.. Just avoid being the former..

[ysyap]

Don't worry.. There are 2 types of buyers - peak buyers and non-peak buyers.. Just avoid being the former..

Very difficult leh... how to know when is peak and when is trough?

[kingkong1984]

Very difficult leh... how to know when is peak and when is trough?

go by index.

1997 previous peak.

2011 current peak, higher than 1997... so what that tells u?

Disregarding all this.. look at entry price. Its like a bullet.. the point of entry, some fatal some not and some damm lucky. Bullet hit some watch or something.

[ysyap]

go by index.

1997 previous peak.

2011 current peak, higher than 1997... so what that tells u?

Disregarding all this.. look at entry price. Its like a bullet.. the point of entry, some fatal some not and some damm lucky. Bullet hit some watch or something.

Well with the trend unlikely to cease, slow and steady, 2012 will be the new current peak!!! Hmmm... So how?

[kingkong1984]

Well with the trend unlikely to cease, slow and steady, 2012 will be the new current peak!!! Hmmm... So how?

buy within ur means. If u think the next peak is next year, buy now.

Look at the downside risk... if u think next year crashing.. then why buy now...

u decide, u r the boss.

[khaine]

Property market prices for new condos and resale are quite high.

Gives an upgrader like me a big headache.

Anyway, went down to the H2O showflat last Sun.
Size wise, its quite ok. Quiet place and next to the canal/river.

Intent for staying not investing.

Quoted $1.2m for a 3+1 room, 114sqm, facing N-NE which is unblock on the 6th floor.

Location-wise, its not the best in Sengkang.

Am also considering Oasis Gardens in Upper Paya Lebar.

Saw a 3rm, 112sqm on 5th floor, for $1.2M as well. Already 2yrs old, tenated by China expat. Condition of the place was quite bad...wooden skirting coming off near the entrance and the corridor to bedroom...air-con leaking in one of the bedroom which cause some mold on the wall, toilet fittings already oxidizing, can see mold near the rain-shower head..

H2O: New, quiet, more spacious (no bay windows) but 99yrs and at $1.2m
OG: 2yrs old, bay windows makes the rooms smaller, but FH and at $1.2m

Which would you pple here taken if given these 2 choices?