Promenade @ Pelikat (Former Pelikat mansion)

[Liverpool00]

For Sale - The Promenade @ Pelikat (D19)
Mall Shop Freehold
189 Jalan Pelikat
Marketed by
Listed on Apr 10, 2013
S$
(Negotiable)
S$ 5950.21 psf (built-up)
183 sqft / 17 sqm (built-up)

5.9k psf???

[Kanarazu]

For Sale - The Promenade @ Pelikat (D19)
Mall Shop Freehold
189 Jalan Pelikat
Marketed by
Listed on Apr 10, 2013
S$
(Negotiable)
S$ 5950.21 psf (built-up)
183 sqft / 17 sqm (built-up)

5.9k psf???

Midtown plaza cheaper at $5-5.5k psf

[Erick]

More likely subsale at 3-4k psf

[Liverpool00]

Is there a difference between apartment status and condo status?
Both also need to pay maintenance fees?

[Kanarazu]

Is there a difference between apartment status and condo status?
Both also need to pay maintenance fees?

Same except apt has shorter setback distance at boundaries and site coverage area can exceed 40%. Means closer proximity to neighboring plot and roads and less open space within the plot.

[Kelonguni]

Same except apt has shorter setback distance at boundaries and site coverage area can exceed 40%. Means closer proximity to neighboring plot and roads and less open space within the plot.

Thanks for the enlightenment!

No wonder... Now I understand why most/all of the mixed Ds' residential units are called apartments.

I want a few more apartments!

[Liverpool00]

Same except apt has shorter setback distance at boundaries and site coverage area can exceed 40%. Means closer proximity to neighboring plot and roads and less open space within the plot.

But still need to pay maintenance fees!

I think Oxley should consider absorbing maintenance fees for the 1st 2 years at least.

The facilities are almost non-existent in this development.

[Kanarazu]

But still need to pay maintenance fees!

I think Oxley should consider absorbing maintenance fees for the 1st 2 years at least.

The facilities are almost non-existent in this development.

But still have security systems, guards, general cleaning, wash water tank, trash disposal, use of small pool, carpark lot and upkeep the place.

[Kelonguni]

But still have security systems, guards, general cleaning, wash water tank, trash disposal, use of small pool, carpark lot and upkeep the place.

No guards bro, I think. Got security system.

Considered as covered carpark.

[iridrium]

But still need to pay maintenance fees!

I think Oxley should consider absorbing maintenance fees for the 1st 2 years at least.

The facilities are almost non-existent in this development.

Buy with your eyes wide open? Buyers should have considered that before signing the SPA. If not, they just have to pray that the next big sucker comes along.

[DKSG]

After the small units at Novena Regency and Pavilion Square sold out for more than $10,000 psf and Lucky Plaza hitting near $13,000, I wonder whats the impact of this ?

Commercial is moving fast and furious with many investors already starting to shift focus.

Now still early stage - like the time when The Sail is doing $1,500 after launched at $1,000.

DKSG

[Liverpool00]

After the small units at Novena Regency and Pavilion Square sold out for more than $10,000 psf and Lucky Plaza hitting near $13,000, I wonder whats the impact of this ?

Commercial is moving fast and furious with many investors already starting to shift focus.

Now still early stage - like the time when The Sail is doing $1,500 after launched at $1,000.

DKSG

now about 3.5-3.9 psf for commercial. I believe will rise to 4 - 4.5 psf in a few months

[iridrium]

now about 3.5-3.9 psf for commercial. I believe will rise to 4 - 4.5 psf in a few months

When that happen, I will like to see the rental the owners think they can fetch there. I will not be surprised if what is happening at ThomsonV happens there, considering its inferior location.

[Liverpool00]

Foundation works are completed for this development. seems like it will TOP much sooner than expected.

[Ricade]

When that happen, I will like to see the rental the owners think they can fetch there. I will not be surprised if what is happening at ThomsonV happens there, considering its inferior location.

Location is ok, but if the commercial propert developer is not able to put together a solid concept.. the rag tag mash of ciak pak lang commercial units will flounder and die.. die until very bad..

ahha ok maybe wont die until v bad but u get the gist ok

[Kelonguni]

Location is ok, but if the commercial propert developer is not able to put together a solid concept.. the rag tag mash of ciak pak lang commercial units will flounder and die.. die until very bad..

ahha ok maybe wont die until v bad but u get the gist ok

I think might need a few flagship or anchor tenants to get it moving well. Most suburban commercial buildings aren't that hot nowadays anyways. Think West Coast Plaza, Sembawang Shopping Centre, even Bt Timah Shopping Centre.

I think lack of air con might be an issue sooner or later though. Might end up being a mish mash of hairdressing salons, mummy shops, specialty toys, tuition agencies, maybe concept stores that sell organic food.

How do we know foundation works completed? Developer ask for payment? All units or selected levels only? How exciting!

[hyenergix]

I think might need a few flagship or anchor tenants to get it moving well. Most suburban commercial buildings aren't that hot nowadays anyways. Think West Coast Plaza, Sembawang Shopping Centre, even Bt Timah Shopping Centre.

I think lack of air con might be an issue sooner or later though. Might end up being a mish mash of hairdressing salons, mummy shops, specialty toys, tuition agencies, maybe concept stores that sell organic food.

How do we know foundation works completed? Developer ask for payment? All units or selected levels only? How exciting!

Shops are too tiny. I think future landlords or tenants are likely to be in trouble. Shops in the previous building are mostly ware-housing/trading shops and they didn't really depend on walk-in customers.

[serene33_cps]

I think might need a few flagship or anchor tenants to get it moving well. Most suburban commercial buildings aren't that hot nowadays anyways. Think West Coast Plaza, Sembawang Shopping Centre, even Bt Timah Shopping Centre.

I think lack of air con might be an issue sooner or later though. Might end up being a mish mash of hairdressing salons, mummy shops, specialty toys, tuition agencies, maybe concept stores that sell organic food.

How do we know foundation works completed? Developer ask for payment? All units or selected levels only? How exciting!

received the notice from lawyer on 1st disbursement of funds as the foundations are done

Hope it will TOP by 2015

[Liverpool00]

I think might need a few flagship or anchor tenants to get it moving well. Most suburban commercial buildings aren't that hot nowadays anyways. Think West Coast Plaza, Sembawang Shopping Centre, even Bt Timah Shopping Centre.

I think lack of air con might be an issue sooner or later though. Might end up being a mish mash of hairdressing salons, mummy shops, specialty toys, tuition agencies, maybe concept stores that sell organic food.

How do we know foundation works completed? Developer ask for payment? All units or selected levels only? How exciting!

Not sure about the commercial, but for sure residential looks good here.
Compared with all the other projects in kovan this one is one of the better priced ones.

[Kelonguni]

Not sure about the commercial, but for sure residential looks good here.
Compared with all the other projects in kovan this one is one of the better priced ones.

You are right about that. It's the best priced freehold residential property launched in 2012. I was very surprised that the caveats showed some getting below 500K. Confirmed will be king of yield when TOP. A pity I don't have more dough... Arrgghhh....

But there will still be some who say must have large swimming pool, gardens, privacy etc, in order to be worth...

I think Northeast projects all very exciting!

[Erick]

last time I heard from ex tenant of a optical shop there. the shop of 6xx sqft was leased at more than 10 k /month. how can shops survive there? ?

feo just don't care too much about the vacancy.

[hyenergix]

last time I heard from ex tenant of a optical shop there. the shop of 6xx sqft was leased at more than 10 k /month. how can shops survive there? ?

feo just don't care too much about the vacancy.

Most of what shoppers and diners are paying are going into rental, not the food, goods and services.

[myfirstpc]

Each time when I dine out, I always feel that I am not paying for the value of the food, but rather, the rentals to the landlord.

[Kelonguni]

Each time when I dine out, I always feel that I am not paying for the value of the food, but rather, the rentals to the landlord.

I think landlord also think, everytime I collect rental, big portion goes to the Govt.

Govt will then collect the money and think how to pay out to all the ministries and also to the people. Of cos also how to put in reserve and to invest for more returns. But definitely a lot put back in economy.

It just goes round and round.

[mcmlxxvi]

You are wrong. Billions of our hard earned money were squandered away by some bad Monopoly game moves by big G and T corp.

Much of what we paid out went down the drain.

[Kelonguni]

You are wrong. Billions of our hard earned money were squandered away by some bad Monopoly game moves by big G and T corp.

Much of what we paid out went down the drain.

Not wrong, just dry humour.

[mcmlxxvi]

very dry indeed as dry as Asahi

lol

[teddybear]

What to expect? Didn't I say the few big companies and REITs (many owned by GLCs) are monopolizing the market and jacking up prices like no tomorrow?
Did you see cooling measures targeted at these commercial, industrial, retail properties where these few big companies and REITs are monopolizing? NO right?

last time I heard from ex tenant of a optical shop there. the shop of 6xx sqft was leased at more than 10 k /month. how can shops survive there? ?

feo just don't care too much about the vacancy.

[Liverpool00]

Has any commercial owner flip on this development yet?

many ads on propertyguru

[Erick]

Has any commercial owner flip on this development yet?

many ads on propertyguru

Caveat Information
Results 1 - 4 of 4 Found.
Type Floor Range Sq.ft $ Transac $ psf Caveat Mth/Yr
SHOP B1 205 735,000 3585.37 Mar 2013
SHOP 01 to 05 194 670,000 3453.61 Mar 2013
SHOP 01 to 05 258 785,000 3042.64 Apr 2013
SHOP 01 to 05 269 800,000 2973.98 Apr 2013