Park Infinia (D11, Freehold, Keppel Homes)

[Wild Falcon]

That is because Novena area has lots of new launches specialising in tiny units (e.g. Lincoln Suites) at around $1700psf while the more upmarket Newton has been rather quiet recently. The new launches have a tendency to bring up the price of the area. This is a rather mediocre project with mediocre finishing. Lots of construction nearby as well which will go on for the next 5 years. The whole Novena area is very cramped. Frankly at close to 1700psf, should avoid this project as there are more value buys nearby.

[teddybear]

Which are the more value buys near by? Care to share?

That is because Novena area has lots of new launches specialising in tiny units (e.g. Lincoln Suites) at around $1700psf while the more upmarket Newton has been rather quiet recently. The new launches have a tendency to bring up the price of the area. This is a rather mediocre project with mediocre finishing. Lots of construction nearby as well which will go on for the next 5 years. The whole Novena area is very cramped. Frankly at close to 1700psf, should avoid this project as there are more value buys nearby.

[andy]

Which are the more value buys near by? Care to share?

I was thinking about Lincoln Residences nearby. But I have yet to view this. Any thoughts?

[teddybear]

Feel that the estate is too small and blocked on almost all sides. Ok for the location if a person don't mind that there is no view and others can easily look into your windows.

I was thinking about Lincoln Residences nearby. But I have yet to view this. Any thoughts?

[teddybear]

Actually, around Newton MRT station also have Trilight currently on sale but pretty few units transacted and at lower prices than for example Lincoln Suites. Seem that nearby L'Viv is going to be launched soon. These new launches doesn't seem to help to bring up the prices of nearby estates like Residences @ Evelyn, Newton One, Newton 18, etc. Talk of crampy, those near Newton MRT station already lots of projects facing each other and built close-by as well (if that is the definition of crampy). Don't think this area is considered more 'up-market' though (judging by the price actions and sales).

That is because Novena area has lots of new launches specialising in tiny units (e.g. Lincoln Suites) at around $1700psf while the more upmarket Newton has been rather quiet recently. The new launches have a tendency to bring up the price of the area. This is a rather mediocre project with mediocre finishing. Lots of construction nearby as well which will go on for the next 5 years. The whole Novena area is very cramped. Frankly at close to 1700psf, should avoid this project as there are more value buys nearby.

[andy]

That is because Novena area has lots of new launches specialising in tiny units (e.g. Lincoln Suites) at around $1700psf while the more upmarket Newton has been rather quiet recently. The new launches have a tendency to bring up the price of the area. This is a rather mediocre project with mediocre finishing. Lots of construction nearby as well which will go on for the next 5 years. The whole Novena area is very cramped. Frankly at close to 1700psf, should avoid this project as there are more value buys nearby.

Those who have bought 1000sqft unit @ LS @ $1700psf will likely benefit more in the mid term than those buying Trilight.

[bargain hunter]

In last sat's classifieds, a premium 2002 sq ft 4 bedroom apartment is asking for 7.8k in rental. This is the harsh reality of the rental market.

[Reporter]

Recent transacted prices show interesting trend of shift from Newton to Novena in popularity & prices:

Nov 2009's Park Infinia transacted prices:

Park Infinia at Wee Nam
Address ........................... psf ................. Area ........... Price .............. Contract Date
6A Lincoln Road #11-16 .... $1,549 psf ........ 893 sqft .... $1,384,000 ..... 20 Nov 09
6A Lincoln Road #31-16 .... $1,614 psf ........ 893 sqft .... $1,442,000 ..... 19 Nov 09
6A Lincoln Road #31-13 .... $1,620 psf ........ 850 sqft .... $1,378,000 ..... 16 Nov 09
2A Lincoln Road #06-09 .... $1,623 psf ..... 1,001 sqft .... $1,625,000 ....... 6 Nov 09
2A Lincoln Road #13-09 .... $1,648 psf ... 1,001 sqft .... $1,650,000 ....... 6 Nov 09
2A Lincoln Road #09-04 .... $1,522 psf ..... 1,130 sqft .... $1,720,000 ..... 4 Nov 09

..........
..........

Interesting observation!
If what you suggested is true, then those vested in Novena must be smiling now.
Let's see if this trend continue.

[bargain hunter]

2 bedrooms asking $4.4k in rental. let's see how the high prices can be justified in the next 2 years.

[Property_Owner]

just heard a stack 4 done above 1750psf

[Reporter]

just heard a stack 4 done above 1750psf

Above $1,750 psf?

Higher than $1,715 psf?

Private Residential Units Sold in the Month of June 2007

Project Name ............. Locality . Units Sold To Date . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Park Infinia at Wee Nam . CCR ....... 434 ...................... 22 .......................... 1,715 ........... 1,431 ........... 1,261

[bargain hunter]

"At a Colliers International auction on Jan 21, a brand new 3,143 sq ft penthouse at Orange Grove Residences completed in July last year will be put up for mortgagee sale with an indicative price of $5.3m to $5.5m or 1,686psf to 1,750psf. According to a caveat lodged with URA, the owner had purchased the property in a sub-sale in July 2007 for close to $7.4m or 2,350psf. The most recent transaction of a penthouse in the same project was for a 3,671 sq ft unit in another block. It was sold by the developer for $7.34m or 2,000psf in August last year."

Property Owner, you keen?

wonder why people buy PI at >1750psf when you may be able to get a Orange Grove address at 17xxpsf?

just heard a stack 4 done above 1750psf

[teddybear]

What is so great about Orange Grove hah? So far from MRT lei, yet it is just beside a major road and not exclusive enough. In conclusion, a NOT exclusive and NOT convenient location.

"At a Colliers International auction on Jan 21, a brand new 3,143 sq ft penthouse at Orange Grove Residences completed in July last year will be put up for mortgagee sale with an indicative price of $5.3m to $5.5m or 1,686psf to 1,750psf. According to a caveat lodged with URA, the owner had purchased the property in a sub-sale in July 2007 for close to $7.4m or 2,350psf. The most recent transaction of a penthouse in the same project was for a 3,671 sq ft unit in another block. It was sold by the developer for $7.34m or 2,000psf in August last year."

Property Owner, you keen?

wonder why people buy PI at >1750psf when you may be able to get a Orange Grove address at 17xxpsf?

[Property_Owner]

What is so great about Orange Grove hah? So far from MRT lei, yet it is just beside a major road and not exclusive enough. In conclusion, a NOT exclusive and NOT convenient location.

That location not good. I dun know why but to me it's neither here or there. This is like another Hillcrest to me.

[bargain hunter]

Personally, I don't like the location either but still feel the psf should logically be higher than PI...(ang mor logic maybe?) I think I would compare it more to Duchess Residences than Hillcrest Villas. The design of this condo is very similar to Duchess Residences in some ways. Can't wait to find out what will happen to the Duchess buyers who bought a similar penthouse or a "unique" Garden Mansionette then at 2000 to 2100psf.

That location not good. I dun know why but to me it's neither here or there. This is like another Hillcrest to me.

[bargain hunter]

and I also wonder why The Orange Grove which I think is even nearer to the main road is able to sell some units at 2300psf. I guess these supposedly "exclusive" developments will have their own fans but probably not locals like us.

What is so great about Orange Grove hah? So far from MRT lei, yet it is just beside a major road and not exclusive enough. In conclusion, a NOT exclusive and NOT convenient location.

[teddybear]

May be because The Orange Grove being nearer the main road is more convenient than Orange Grove Residences? Some people only pay more for conveniences while others may be willing to pay more for exclusiveness (but I believe only GCBs is exclusive in Singapore, the rest aren't).

and I also wonder why The Orange Grove which I think is even nearer to the main road is able to sell some units at 2300psf. I guess these supposedly "exclusive" developments will have their own fans but probably not locals like us.

[teddybear]

Why should Orange Grove have higher psf than PI when firstly it is not convenient as far from shopping and eateries and far from MRT station (vs PI being very convenient as near a few shopping malls with many eateries & shops etc and near MRT station) and secondly it is not exclusive (no exclusiveness premium)? Based on these 2 conditions and the fact that both are in CCR and close to Orchard, may be the market forces is telling us that PI is better than Orange Grove?

Personally, I don't like the location either but still feel the psf should logically be higher than PI...(ang mor logic maybe?) I think I would compare it more to Duchess Residences than Hillcrest Villas. The design of this condo is very similar to Duchess Residences in some ways. Can't wait to find out what will happen to the Duchess buyers who bought a similar penthouse or a "unique" Garden Mansionette then at 2000 to 2100psf.

[august]

May be because The Orange Grove being nearer the main road is more convenient than Orange Grove Residences? Some people only pay more for conveniences while others may be willing to pay more for exclusiveness (but I believe only GCBs is exclusive in Singapore, the rest aren't).

sentosa cove is also exclusive, very exclusive ~

[teddybear]

Exclusive yes, but also extremely inconvenient. Old people who may need emergency medical treatment better avoid (because will die even before getting out of Sentosa in medical emergency).
Nowsdays even before IR open the entry and exit to Sentosa is already quite jammed up.

sentosa cove is also exclusive, very exclusive ~

[dmonddd]

rent $ prices the property price. simple theory. compare toapayoh condo versus PI.

[teddybear]

What is the rental of Toa Payoh condo & which condo is that? Frankly speaking, PI rental yield not too high lah. May be too because too many units in there (macam like ECs). Been there before and found the place too crowded (eg swimming pool too many people and despite the big pool is really insufficient to accomodate so many people).

rent $ prices the property price. simple theory. compare toapayoh condo versus PI.

[Property_Owner]

Exclusive yes, but also extremely inconvenient. Old people who may need emergency medical treatment better avoid (because will die even before getting out of Sentosa in medical emergency).
Nowsdays even before IR open the entry and exit to Sentosa is already quite jammed up.

Hey, dun scare me leh. I'm a old man staying there with a weak heart.

[august]

Exclusive yes, but also extremely inconvenient. Old people who may need emergency medical treatment better avoid (because will die even before getting out of Sentosa in medical emergency).
Nowsdays even before IR open the entry and exit to Sentosa is already quite jammed up.

aiya in time to come they will have specialised medical centre bestest in Spore!

[teddybear]

Sure, why not? If I manage Parkway, I will open 1 bestest hospital in Sentosa and charge the rich there 5x of what they charge on the mainland (either they pay or die). They sure pay one because since they are so rich their live more valuable mah!

aiya in time to come they will have specialised medical centre bestest in Spore!

[teddybear]

Ops, didn't know you live in Sentosa. Yes Boss! Exercise more and you will have strong heart! Otherwise, too much hassle to get out (just like crossing the Causeway).

Hey, dun scare me leh. I'm a old man staying there with a weak heart.

[andy]

New high

2A Lincoln Road #23-XX
$1710psf
1464
$2503k
12 Feb 10

[dmonddd]

wonder how's the upkeep since majority shifted in?
noise pollution? improved?

[dormer]

PI hit new high again

$1,782psf
1582sqft
#24-12
22 Mar 2010

The previous owner bought on 05th Feb 2010 and flip on 22nd March 2010 to make a profit of $340K. Not a bad deal for 1 month+ effort.

The owner who sold this unit in Feb must be now.

[teddybear]

The buyer of this unit hor, don't understand why pay so much for a not so good stack (even though high floor)?
A major part of the view will be blocked by Viva 2 years down the road.
Nevertheless, it seems that PI prices even for lousy stack has now surpassed Residences@Evelyn. The market has concurred with my view that PI is better than R@E and hence the price of PI has now surpassed R@E due to demand.

PI hit new high again

$1,782psf
1582sqft
#24-12
22 Mar 2010

The previous owner bought on 05th Feb 2010 and flip on 22nd March 2010 to make a profit of $340K. Not a bad deal for 1 month+ effort.

The owner who sold this unit in Feb must be now.