Break even for developer is far lesser. I think the price is about right for the area. But i bet with that price, one year after the launch there will still be at least 200 units left unsold.
Originally Posted by price
Senior
Break even for developer is far lesser. I think the price is about right for the area. But i bet with that price, one year after the launch there will still be at least 200 units left unsold.
Junior
For own stay & provided you drive, still ok. $800 psf is not cheap but is reasonable. Too many in the vicinity to choose.
Senior
River isles, river sound, flo residence and many others still got units totaling to few hundred, enough to make up a big condo. Is this a sign of market saturation for the area? Problem with punggol is govt is very active in selling land n building flats for housing there but not much development in terms of shopping n not as robust as jurong imo.
Newbie
If not, how can the median and average psf still stay stable..
It is a illusion created by the government that price did not trend up..
Senior
I don't think its market saturation... I suggest that its a matter of too many projects in too short a duration (but if this is how you define market saturation, then it is). If this area has just 3 big projects, it should be snapped up in no time. However, I estimate that there are at least 14 big projects coming in (including ECs) and it would probably require some 3 to 4 years to clear up the stock. Maybe this is Mr Khaw's strategy to soften the OCR market???
Quick check on the new projects around (Punggol and SK): FLO, River isles, river sound, Riversail, Austville (EC), Esparina (EC), Prive (EC), Twin Waterfall (EC), Parc Centros, Luxurie, H2O, Parc Vera (not in SK or Punggol but near enough), WaterTown, A treasure trove, etc... Just for argument sake, if each project has an average of 500 units (very conservative; River Isles already has 610 units), we have easily 7000 new units available over the last 2 years. This number might well be over 8000 units. How to sustain in a span of 2 years?Give it some time and the units will be gone!!!
Newbie
Was aiming for 1 bedder but noticed the number of 1 bedrooms are quite limited for riversails. Most probably will go for the 2 bedder if the overall layout and feel is good during the launch. Hope it'll be well within my budget. Might have early bird discounts if we register early for the preview: http://buysgcondo.wordpress.com/2012...ls-condo-vvip/ Let's just see how it goes.
GOD good old days
NE definitely oversupply.
Good for own stay only. Invest sure die..
Senior
Indicative price before early bird discount for 1 bedder is 500-550k and 2 bedder and 2+ study is 700-800k. Average psf before discount is 838psf.
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so ex? typical of All Green
Riviera 38 was an anomaly. Maybe they save on the construction cost....
Newbie
a 10% discount will bring the price to about 750psfIndicative price before early bird discount for 1 bedder is 500-550k and 2 bedder and 2+ study is 700-800k. Average psf before discount is 838psf.
Senior
A bit disappointed with the pricing of the 1 bedders. Even with 10% discount the cheapest will be around 450k, based on 506sqft = 889psf
Higher than the ripple bay psf for 1 bedders.
RIPPLE BAY PASIR RIS LINK Condominium 1 415,135 484 Strata 857 Apr-12
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And its only a STUDIO not even proper one bedder
Junior
I forecasted 880psf..... i'm very close.... heheheA bit disappointed with the pricing of the 1 bedders. Even with 10% discount the cheapest will be around 450k, based on 506sqft = 889psf
Higher than the ripple bay psf for 1 bedders.
RIPPLE BAY PASIR RIS LINK Condominium 1 415,135 484 Strata 857 Apr-12
Junior
Noobie question, what's the diff bet a studio and 1br?
Senior
Upon TOP you can expect to sell for around $1100-1200psf for the one bedr. You just need to ask yourself if that is all the profit you want to make?A bit disappointed with the pricing of the 1 bedders. Even with 10% discount the cheapest will be around 450k, based on 506sqft = 889psf
Higher than the ripple bay psf for 1 bedders.
RIPPLE BAY PASIR RIS LINK Condominium 1 415,135 484 Strata 857 Apr-12
Senior
Studios do not have a room with proper door and toilet, the bedroom is usually an extension of the living room.
Junior
Thanks bro...
Senior
Resale value of this area is uncertain coz this area is simply too congested. Supply exceeds demand. Then again, if TOP drags beyond 4 years, then maybe demand stability is achieved so prices may well soar again... also, SSD is over!!!
Newbie
Yes. 750psf will be idea for 3 bedder based on this location.
Senior
Don't think developer would sell at that price. Have you chosen your unit?
Music of the night
Because RP has tested the sweet spot .... nowadays LKK 3r HDB far from MRT also 300k+ ... how can brand new condo 500sqft sell cheap cheapA bit disappointed with the pricing of the 1 bedders. Even with 10% discount the cheapest will be around 450k, based on 506sqft = 889psf
Higher than the ripple bay psf for 1 bedders.
RIPPLE BAY PASIR RIS LINK Condominium 1 415,135 484 Strata 857 Apr-12
Ride at your own risk !!!
Newbie
Yes. Chosen already. Anyway, let c on the preview date what the developer has to offer?
Senior
Best of luck in getting your desired unit
Newbie
Thanks. So did u place in a cheque or are u interested to buy in?Best of luck in getting your desired unit
Senior
Have till the preview to think about it. Which stack did you go for, stack 8?
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For this project, face inside or pool better? Coz understand that its gonna be surrounded by high rise.
Senior
If facing outside, have to take units facing the river. There is one whole stretch facing hdb that are going very cheap, very much like flo residence. I personally think those facing the pool with distant view is the best. Make sure you choose those stacks where proximity to another block in front is not that near.
Banned
Was at punggol park recently and got to walk around the perimeter of the site. The so called river is actually a super big drain and it does not look very nice.
One man's meat is another man's poison, there bound to have people don't mind the drain view. To me, I think for this project, those units facing the pool seem better.
Senior
Stack 8 good as it got through view of the whole development. Another one is high floor stack 9 if you want privacy. It is facing a school so got a big gap to the next high rise development.
Newbie
I think stack 35 (C4) should have at least more than 75% river view. (not the big long kang view) but will also have morning sun. Stack 37 (C1) may have at least 50% river view and the rest 50% will be long kang view.
If they price it nicely, I may consider the stack 35 high floor. Else, I will go for stack 37.
Too bad, the stack 8 is only for 2 bedder. Else, I may select it as my first choice.
Regards.
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