http://riverparcresidence.sg
Another residence.
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http://riverparcresidence.sg
Another residence.
Newbie
EC.... But unlike the rest, this one has no pte condo as its neighbour.. So prices might be hard to grow..Originally Posted by kingkong1984
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Hmm... Maybe in future? Location not as good as the yet to be launched EC beside mee casa.
Newbie
Future very hard to say, so far it's surrounded by HDB.. Esparina has quartz, austville has the qingdao 391psf land, prive has the pte plot on its diagonal top, belysa has livia, cck one has mi casa, tamp ave 8 one has waterview, tamp central has the location advantage, future yishun one has 8cy, future pasir ris one has seastrand and 2 others.. All stand to be pulled up in future.. So very obviously, canopy is the most jialat one with poor lilydale to pull DOWN its price.. This riverparc also dun look like it will have any pte neighbour..
Anyway, location wise I see no diff.. Choa chu kang mrt station is very inaccessible to town as need to change train at jurong east, so it's no dofference from lrt.. Somemore the cck one is not really that near to the station.. And it's the second highest EC land bid ever.. For cck this kind of place haha..
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how about new line? take LRT though..
hmm... u have made a very good point on canopy...
maybe the park will be condo plot? or something across the road towards the sea?
Newbie
Today I was in punggol promenade and Nex.. At both places, I was approached by agents selling this.. I was quite chorbo, so entertained the punggol agent for 5 minutes and found out some stuff.. I think this project doesn't have much selling point.. They try to market the future punggol waterfront (aka man-made longkang, direction towards the sea) as the view.. But in betw the dev and that view lies an LRT track, a main road and a future school.. What kind of selling point is that haha.. And the other side across the road towards the serangoon river will be some golf driving range, no pte condo..
Exalted
Its jus an ec....rarely ppl toking abt view....upgraders focus on price, amenities n layoutToday I was in punggol promenade and Nex.. At both places, I was approached by agents selling this
Newbie
Yah that's the point.. But according to the agent, the waterfront view is their main selling point.. You should see their poster.. It shows the waterfront view more than the apartment hahaha..
Exalted
There is no other selling point...lol
Newbie
Anyway, the agent did say price is cheap at 650-680psf avg.. And when he tried to compare with Tamp DBSS, I stopped him and tell him to talk about other stuff haha... He also said layout is good, got walk-in wardrobe, dry kitchen.. I thought it look quite decent.. But the problem is sengkang/punggol launched 3 ECs recently.. I think not much buyers already..
Exalted
Ec location mostly cmi mah....demand wun run dry one
Jus like so many punggol bto, demand ever run dry meh?
Only downturn can dry up demand overnite
Newbie
I think new launch EC buyers are still limited to small pool of people. Those who are earning below 8k most probably will buy BTO cos it's too cheap to give it a miss.. Those earning above 10k can't touch EC.. So it's left with the 8k-10k grp.. I think people in this income grp who fancy living in sengkang/punngol would have bought the earlier 3 EC projects so i think demand might be a bit dry liao.. Within 9 months, 4 ECs in punggol/sengkang is quite a lot.. So,Ec location mostly cmi mah....demand wun run dry one
Jus like so many punggol bto, demand ever run dry meh?
Only downturn can dry up demand overnite
1) Dry demand
2) Little selling point
3) Neutral-negative property market outlook (a lot of -ve blog post by KBW)
4) Impending BTO income ceiling raise to 10k
5) Lots of BTO supply coming
6) Punggol town still new so not many HDB upgraders over there
this project might experience some difficulties in selling.. But as long as they price it cheap cheap, people should bite.. Anyway developer is qingdao who launch+construct, so margin is still quite flexible for them to launch at a very good price for potential buyers..
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EC good if cheap enough. Won't really go wrong with that one. However, u need to get choice units. This is reserved for the poorer singaporeans, can see but cannot touch.
Junior
Punggol hype overdone. Just like the Pasir Ris situation. Sea view and blah blah but then value hardly climb coz that area too much land and plots.
Newbie
Went to see see today.. Hahaha.. Part of the LRT track is inside the development!!!
And they plan the tennis court directly below the LRT track.. What if someone chip the ball onto the LRT track?? Privacy affected for some stacks due to the ridiculously close proximity of the tracks to the affected stacks.. This kind of location they are trying to launch from 680-750psf.. Buy this one need to repent liao..
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They will fence it up if so. At the 680 to 750 psf range, they will be saved if subsequent EC launched at 100 psf more.
Newbie
Was there earlier to see see look look.
Layout not too bad for the 3 bedder, but some how the show room look bigger than 1076 sqft...
I think the best stack is the 4 bedder at the corner facing the pool with master bdrm facing the tennis court. So living and 1 bdrm face pool and the other bdrm n master get abit of pool view n unblock view at least for now...
Also quite a few young & chio agent from SLP. Notice they recruit only gd looking ones
Newbie
The land opp is slated for school. The land diagonally opp , for "high-rise private residential", whatever that means.
Whether LRT noise may be a problem? It is less noisy than MRT, but may get worse with the area built up eventually, due to the frequency and age of LRT.
Junior
My cousin got a q number of 200 plus, she is targeting the 3 bedder compact, 990 sqft, 90 units of such category. Price ard 660k. I just reccee the place and advise her not to buy, dont like the track that cuts into it, and besides, all 3 bedder is west facing, facing residential housing. It is near to one supermarket called "ang mo". Theres one clinic and 1 kopi tiam. The whole development is surroinded by lrt track and residential housing. Its like living in a cage, only pool facing units worth buying if you go for the best view. Comparatively, belysa is a better buy.
Exalted
Wait for ec at tamp
Forget abt punggol
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Good...
EC at tamp s better located and hopefully not priced too high...
Newbie
that one land bid close to 400psf.. higher than many OCR non-MRT condos landbid.. I think Sim Lian will hold till MND increase EC income ceiling to 12k, then they will launch at perhaps avg 900psf.. Or even higher psf by building MM 2,3,4 bedders..
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Similar to miltonia residence and avg 877 psf in jun 11. This is EC so should be around this price to sell. If price higher, it depends on buyer. Remember, got income ceiling and max about 1 million per unit
Newbie
this riverparc land bid only around 240psf (lowest EC land bid), they already launch 4 bedder dual key at >1mil.. the 4 bedder ph (all roof terrace, no bedrooms) is 1.3xmil.. and now the income ceiling is only 10k..
imagine next time income ceiling 12k, tampines ec land bid 400psf, sim lian... the sky is the limit haha.. maybe 1.5-1.6mil PH.. 1.2mil 4 bedder..
Senior
Once salary income limit is raised, it will create upward price pressure on mass market condo. This will b crazy situation. I feel tt e announcement should b quite soon, given tt e new minister already has been in office for 2 months + to discuss this policy w HDB n industry.
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That's sim lian.
Their centrale8 WALK in SELECTION now... Wat a joke.
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Review for 6 mths. Implement next year.
Newbie
But EC won't get launched every year.. They always launch for 1-2 years then stop for 5-6 years right? If they launch every year, OCR pte will be in deep shit.. Now already got more than 10 new/soon to be launches liao.. by the time implement next year, maybe no more EC sites.. so there might be a chance mnd won't even bother to increase EC ceiling cos they might not plan any more sites for them..
Newbie
haha recently saw more online ads for their matilda house plot in punggol.. i still think they won't launch so soon.. i guess most likely wait till capland launches the commercial/residential plot in punggol at high prices, then sim lian go in gatecrash sell at 50psf cheaper but still earn a lot..
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It will be part of the review.
Maybe more EC sites with higher income ceiling of 12k to 15k
Maybe same supply of EC sites with higher income ceiling of 12k to 15k
Maybe less supply of EC sites with higher income ceiling of 12k to 15k
Maybe change the whole concept of EC and come up with integrated development. Partner with Singapore Sports Council and build BTOs around them and call them Active lifestyle estates. Got public pool, stadium, tennis, badminton plus gym and community club and even food court. Hahaha
Whatever it is, the intension is clear... Hold or lower current prices lah.
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