LUMA (D9, Freehold, Novelty Group)

[Unregistered]

precisely, much cheaper than that and better value. HaHaaa!!11

The Luma developer must be very heart broken when they find their project is being compared to HDB. Ahhahahaha

[Petmail]

D9 FREEHOLD Project

@

RIVER VALLEY GROVE

27 Storey ICONIC 106m(Equivalent to 36 Storey)

75 Exclusive units

EXPECTED TOP: June 2011

(FOREIGNERS ELIGIBLE)

Common Facilities: -

Sky Terrace (2nd Floor)
Swimming Pool
Wading Pool
Heated & Cold Water Jet Corner
Children's Playground
BBQ Area
Gymnasium
Changing Room

Sky Terrace (Roof)
Swimming Pool
Water Jet Corner
Roof Top Pavilion
Function Room
BBQ Area
Changing Room

Estimated Maintenance: $250/Mth


Type Of Size:

1 Bedroom - 743 sqft
2 Bedroom - 904 sqft & 1173sqft


$2500psf Worth TOP QUALITY Finishings/Fittings:-
Imported Italy LEMA Wardrobe with Colour Option White/Brown/Maroon
Imported Italy SCHIFFINI Kitchen Cabinet with Imported France SCHOLTES Integrated Fridge, Dishwasher, Cooker Hob, Cooker Hood, Oven/Microwave Oven
Imported Italy ANTONIO LUPI Sanitary Wares
Units Comes With PROGRAMMABLE LIGHTINGS!!!

SUPER UNBELIEVABLE SPECIAL VIP PRICE

@

$1445PSF

ONWARDS!!!

Normal Progressive with Interest Asorption Scheme!!!
5% + 15%
NO INSTALMENTS TILL TOP!!!
INTEREST During Construction Phase Will Be Asorbed By Developer!!!



CALL
82818888
FOR YOUR VIP INVITATION NOW!!!!!

[Brandon-Huttons-9852 5624]

LuMa @ 6 River Valley Grove

Tenure : Freehold TOP expected : 2nd-3rd Q 2011



1 Building of 27 Storeys High comprising of 75 Residential units

[1 BR & 2 BR Niche High End Units]

Facilities : Pool, Gym, Jacuzzi & BBQ Area & Sky Pool & Function Room.

(From only $1445 psf)

[CLICK HERE FOR FULL LAYOUT PLANS]

Special Payment Scheme
Only 5%+15% Downpayment & nothing till TOP with OCBC BANK Loan!!


Selling Points

1) Mins to Great World ( 6-8 mins walk )
2) High End Finishing From Italy & France
3) Mins To Orchard & Prestigious & Exlcusive Premier Singapore Address
4) High Rental Yield of above 5.5%!!!
5) Iconic Building with High-End Finishes


Showflat Preview on coming Friday-Sunday (10am - 6pm) 14th No'08
Via appointment only
(Call to avoid last min changes)

Regards,
Brandon Huttons
Hp: 9852 5624
Email : [email protected]
www.SGRE.com.sg

[toaler]

14xx?! price it more towards 11xxpsf before buyer will even be interested

[UnregĄstered]

14xx?! price it more towards 11xxpsf before buyer will even be interested

Price Freehold D9 condo at 99Leasehold D14 condo price?

Why not price it at HDB flat price?
Better for you what!

Private Residential Units Sold in the Month of September 2008

Project Name ....... Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Dakota Residences . RCR ........ 5 ............................... 1,073 ............. 983 .............. 947

Hey! $1,07x psf again? Not bad what!

[v2offer]

Cut Price Units On Sale This Weekend


Freehold



27 Storeys High comprising of 75 Residential units

[1 BR & 2 BR Niche High End Units]

Facilities : Pool, Gym, Jacuzzi & BBQ Area & Sky Pool & Function Room.

Selling Points

1) Mins to Great World ( 6-8 mins walk )
2) High End Finishing From Italy & France
3) Mins To Orchard & away from Cramp River Valley Road
4) High Rental Yield of above 5.5%!!!
5) Iconic Building with High-End Finishes

Special Payment Scheme
Only 5%+15% Downpayment & nothing till TOP with OCBC BANK Loan!!


Showflat Preview on coming Saturday-Sunday (10am - 6pm) 15th No'08
Via appointment only
(Call to avoid last min changes)

Regards,
Norman Huttons
Hp: 9271 8723
Email : [email protected]

[Brandon-Huttons-9852 5624]

14xx?! price it more towards 11xxpsf before buyer will even be interested

Hi Toaler,

Luma is in Prime D.09 River Valley Area.

psf $11xx will be quite impossible to achieve.

Please do let me know if you have any units of that psf.

I have quite a few buyers like yourself waiting to get that price.

cheers,

[Sinclone]

http://assetomgt.com/realty/property/projects/Luma

[mr funny]

http://www.businesstimes.com.sg/sub/...05764,00.html?

Published November 14, 2008

River Valley condo Luma relaunches with prices halved

Units going for $1,450 psf, down from $2,800 psf at launch last year

By SIOW LI SEN


(SINGAPORE) The big property sale has begun - although, in this case, it could reflect the situation of the developer rather than the state of the market.


Cheaper: Luma's relaunch is believed to be the first among luxury condos as other developers hold back

Prices have been slashed by half at Luma, a 75-unit freehold luxury condominium at River Valley Grove.

Relaunching this weekend, units at Luma are being offered at $1,450 per square foot, down almost 50 per cent from $2,800 psf when it was first launched last year.

About 10 units had been sold, mainly in Dubai and Hong Kong.

SISV-Realink data shows two units on the 25th floor changed hands at $2,837 psf and $2,586 psf in April this year.

These prices were already much lower than those for two units on the 20th and 26th floors, which went for $3,349 psf and $3,291 psf in August last year.

At the time, some speculated that prices could soon reach $4,000 psf.

Luma (which will be completed in 2011) has three units on each floor, ranging from 743 sq feet to 1,173 sq feet. The developer behind the project is the mid-sized Novelty Group, which is also in the department store business. Luma sits on an en-bloc site at St Thomas Walk which Novelty bought in 2006 for $76.5 million, or about $810 psf of potential gross floor area.

The relaunch of Luma is believed to be the first among luxury condominiums as other developers are holding back, given the weak market.

Nicholas Mak, director of research and consultancy at Knight Frank, said more of the smaller developers could be relaunching at lower prices.

'The bigger ones are discreetly offering soft discounts, such as lifestyle vouchers,' he said.

'I think the chief aim is to move units, to increase sales. They've probably done their sums - they expect to do a level of sales to achieve breakeven point, which will lower their borrowings and feel more comfortable,' Mr Mak added.

Banks are probably repricing loans, and some developers that have revolving facilities or variable- rate loans may feel the pinch.

'More smaller developers will be doing this if the economic situation worsens,' said Mr Mak.

The Novelty Group also bought White House Park Apartments in Stevens Road for $22 million from Asia General Holdings. It also has developments in Pasir Panjang, Geylang, Yio Chu Kang and Pasir Ris.

[Real Estate Pundit]

Can someone in the know share the plot/land size?

[BENTLY]

How's the sales over the weekend?

[dtrax]

lol..showrm din open during the weekends

[Sinclone]

THERE were some errors in our report, River Valley condo Luma relaunches with prices halved (BT, Nov 14).

The condominium is located at River Valley Grove and not St Thomas Walk. The number of units sold earlier was not 10, but six.

BT also understands that the developer, Novelty Group, purchased the site for around $27 million ($450 psf per plot ratio) and not $76 million, as reported. This brings down its breakeven price to a fairly low level, making it possible for the developer to offer some discounts if it decides to do so, while still keeping the project profitable. In fact, other projects in the area have also been strategically lowering their prices. In that sense, the lower prices could simply be a reflection of weaker market conditions and not of the developer. We are sorry for the errors.
--------------------------------------------------------------------------

For more info of LUMA please visit http://assetomgt.com/realty/property/projects/Luma

[Petmail]

Land Size: 20923sqft

I sincerely apologise as this project wasn't available for the Super VIP Preview Launch last weekend thus no sales conducted. Will keep you guys updated pertaining this project.

Meanwhile, anybody who would like to register their interest to attend the Super VIP Preview Launch may drop me a line @ 82818888 so I may try and get you an appointment once Developer has confirmed the Preview date.


Pet

[Brandon-Huttons-9852 5624]

LuMa @ 6 River Valley Grove

Tenure : Freehold TOP expected : 2nd-3rd Q 2011



1 Building of 27 Storeys High comprising of 75 Residential units

[1 BR & 2 BR Niche High End Units]

Facilities : Pool, Gym, Jacuzzi & BBQ Area & Sky Pool & Function Room.

(From only $1445 psf)

[CLICK HERE FOR FULL LAYOUT PLANS]

Special Payment Scheme
Only 5%+15% Downpayment & nothing till TOP with OCBC BANK Loan!!


Selling Points

1) Mins to Great World ( 6-8 mins walk )
2) High End Finishing From Italy & France
3) Mins To Orchard & Prestigious & Exlcusive Premier Singapore Address
4) High Rental Yield of above 5.5%!!!
5) Iconic Building with High-End Finishes


Showflat Preview on coming Friday-Sunday (10am - 6pm) 14th No'08
Via appointment only
(Call to avoid last min changes)

Regards,
Brandon Huttons
Hp: 9852 5624
Email : [email protected]
www.SGRE.com.sg

Hi Guys,

Sorry for the psf,

Slight lookover from my side.

Starting psf$ should be starting from $15xx to $16xx.

given the quality of Novelty. Its still a steal.

Call for more info

Brandon Huttons
9852 5624

[moonk123]

Project Name-LUMA(Former RIVERIA LODGE)
Developer-Novelty Holdings Pte Ltd(Novelty Group)
Property Type-Apartment
Tenure - Freehold
Total Units - 75
Completion Date - est 30jun 2011
District - 9

hi,u can take a tour to LUMA without going there
http://www.virtualhomes.sg/luma

[mengwee]

Novelty also cuts its Evania project (freehold apartment at Paya Lebar road) to move sales....

[Real Estate Pundit]

Hi Guys,

Sorry for the psf,

Slight lookover from my side.

Starting psf$ should be starting from $15xx to $16xx.

given the quality of Novelty. Its still a steal.

Call for more info

Brandon Huttons
9852 5624

It is a steal? You gotta be kidding right?

Look at the plans on Page 1 of this thread. The bay windows, planters, AC ledge and balcony takes up to 30% of the strata area. The liveable space is like a hole-in-the-wall.

The bay windows and planters runs almost the whole open perimeter of the apt! $1,5xxpsf for bay windows and planter?

[Brandon-Huttons-9852 5624]

It is a steal? You gotta be kidding right?

Look at the plans on Page 1 of this thread. The bay windows, planters, AC ledge and balcony takes up to 30% of the strata area. The liveable space is like a hole-in-the-wall.

The bay windows and planters runs almost the whole open perimeter of the apt! $1,5xxpsf for bay windows and planter?

Hi Real Estate Pundit,

Then what price should it be?
(Given Your nick name, please give a constructive answer)

regards,
Brandon Huttons

[Bishan Kid]

It is a steal? You gotta be kidding right?

Look at the plans on Page 1 of this thread. The bay windows, planters, AC ledge and balcony takes up to 30% of the strata area. The liveable space is like a hole-in-the-wall.

The bay windows and planters runs almost the whole open perimeter of the apt! $1,5xxpsf for bay windows and planter?

River Valley close is a dead end road and the site is very small.
The orientation of the units are poor and sandwiched.
I would rather go for Cosmo and no way is worth $1600 even in a boom
market.

[Farnie]

It is a steal? You gotta be kidding right?

Look at the plans on Page 1 of this thread. The bay windows, planters, AC ledge and balcony takes up to 30% of the strata area. The liveable space is like a hole-in-the-wall.

The bay windows and planters runs almost the whole open perimeter of the apt! $1,5xxpsf for bay windows and planter?

Hi REP,

It is a steal, but trying to steal from buyers Brandon, to me, a fair px is either take away from the floor area calculation all the baywindow, planter, and 50% off balcony, sky terrace and yard area, and than multiply by $1,500 psf, that to me is still ok. But to call it a steal, no way even if its base on my above suggestion.

To qualify as a steal, $800 psf AND base on taking away/ discounting away all those baywindows, planter, yard etc.

[Brandon-Huttons-9852 5624]

Hi REP,

It is a steal, but trying to steal from buyers Brandon, to me, a fair px is either take away from the floor area calculation all the baywindow, planter, and 50% off balcony, sky terrace and yard area, and than multiply by $1,500 psf, that to me is still ok. But to call it a steal, no way even if its base on my above suggestion.

To qualify as a steal, $800 psf AND base on taking away/ discounting away all those baywindows, planter, yard etc.

Woah Farnie,

if prices drop to that low, den you won't look at that area already.
You will aim Orchard already.

$800 psf currently will be out of prime D.09 /D.10 / D.11

Prime District 09/10 & 11 will not hit $800psf. As investors would rather rent lower & lay low to fight till the next upturn.

Going for less than $1000 psf for River Valley Grove? Quite unlikely.

We have more or less hit the rock bottom already.
( Other than keeping cash, the other is to look out for a good buy )


Please do look at my other thread in D.09 Newton Edge @ Makeway Avenue.

NEWTON EDGE @ MAKEWAY AVE

This is up & coming... can seriously consider as it is priced accordingly to market conditions & sentiments

[kal]

Hi REP,

It is a steal, but trying to steal from buyers Brandon, to me, a fair px is either take away from the floor area calculation all the baywindow, planter, and 50% off balcony, sky terrace and yard area, and than multiply by $1,500 psf, that to me is still ok. But to call it a steal, no way even if its base on my above suggestion.

To qualify as a steal, $800 psf AND base on taking away/ discounting away all those baywindows, planter, yard etc.

$800psf, i think u better change yr name "farnie" to "funny" !! Such a joker !!

[dtrax]

lol if 800 psf i rush in buy 2 units haha.. anw when the preview will be opened? this weekend?

[Brandon-Huttons-9852 5624]

lol if 800 psf i rush in buy 2 units haha.. anw when the preview will be opened? this weekend?

Hi dtrax,

i was thinking the same too.

Foreign funds will "swallow'' the whole project b4 even being released to the public if its based on that price.

Well, we only had been informed that Preview for Luma will be delayed till further notice.

Will keep u posted further.

Or if you're interested do drop me an email @ [email protected]

with your name/mobile/project interested.

Good Day~~

[Sell]

Hi REP,

It is a steal, but trying to steal from buyers Brandon, to me, a fair px is either take away from the floor area calculation all the baywindow, planter, and 50% off balcony, sky terrace and yard area, and than multiply by $1,500 psf, that to me is still ok. But to call it a steal, no way even if its base on my above suggestion.

To qualify as a steal, $800 psf AND base on taking away/ discounting away all those baywindows, planter, yard etc.

This farnie is so funny

[Farnie]

$800psf, i think u better change yr name "farnie" to "funny" !! Such a joker !!

When it becomes a reality, letz see if you still have the mood to joke. Somehow we humans never learn. Always think that history will not repeat itself.

Well, if some of you choose not to listen, I will be more than willing to profit from you guys. It has happened before in the late 90s, it will happen again.

Anyway this is still early days of the beginning of the down cycle. I reckon we still have at least 3 more years to go before we can smell any recovery.

[dtrax]

When it becomes a reality, letz see if you still have the mood to joke. Somehow we humans never learn. Always think that history will not repeat itself.

Well, if some of you choose not to listen, I will be more than willing to profit from you guys. It has happened before in the late 90s, it will happen again.

Anyway this is still early days of the beginning of the down cycle. I reckon we still have at least 3 more years to go before we can smell any recovery.

LOL i wun say it will not happen but likelyhood to drop so much is not that high. But if it does like I said will chiong in buy 2 units.

Many pple still adopting wait and see attitude to see how far the drop in property prices will go... so let's pray hard.

[Reporter]

lol if 800 psf i rush in buy 2 units haha.. anw when the preview will be opened? this weekend?

Before you do, I would have already poured all my profits back into the market.

Private Residential Units Sold in the Month of October 2008

Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
Hillvista ........... OCR ........ 2 ............................... 1,050 ............. 1,047 ............ 1,043

[Reporter]

Anyhow, let's be honest. The developer was greedy in the beginning. This place doesn't warrant $2,xxx psf. This is not Orchard Road. A fair value would be around $1,500-1.600psf.

http://www.straitstimes.com/Money/St...ry_303557.html

November 18, 2008 Tuesday

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

There were a few quirks in the figures. For instance, a mass market condo, Lakeshore in Jurong West, sold for a relatively high $1,038 psf, said Savills Singapore's director of marketing and business development, Mr Ku Swee Yong.

Two posh 99-year leasehold bungalows at Sandy Island at Sentosa Cove were sold for a high $2,033 psf and a possible record price of $2,169 psf, or above $13 million each.

CBRE Research executive director Li Hiaw Ho said such deals last month seemed to show prices have remained fairly stable in the past two months.

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