Duo Residences,99LH, M+S Pte Ltd [Ophir-Rochor]

[AK47]

Looking at Duo pricing I must say it is really very good. The location is fantastic, so is the project itself! Based on product quality it should command at least 20% premium over SB.

If asking price for SB studio is 1900psf, say 1.1mill. I think after DUO launched SB value just drop by 10%! as most Duo studio are less than 1.2mill!

If SouthBank rental is 3.5K, Duo comparatively should command at least 4K. (not future, but now)

Please for goodness sake don't tell me SB is a better product compared with Duo at present prices. Its laughable.

Duo price is so good its probably the reason CCR index is down more than 2% last quarter!

Not vested in both.

[WhoAmI?]

URA website show only 227 units sold? Why?

[bargain hunter]

the rest never lodge caveats?

URA website show only 227 units sold? Why?

[WhoAmI?]

the rest never lodge caveats?

If the unit was sold can don't lodge caveat?

[WhoAmI?]

If the unit was sold can don't lodge caveat?

Possible 400 over of the buyers back up their sale and never exercised the option?

[kellogs]

Possible 400 over of the buyers back up their sale and never exercised the option?

From what i know only left 60+- units in the market and they are 3 bedders and above.

[CCR]

The last day to exercise if you calculate properly is yesterday.... so wait for two more weeks and see how many more caveat lodge...

One agent text me with two units that was returned a few weeks ago.... one bedroom unit, the price was 10% higher than it was first launch and within minutes I recvd another text saying it's taken up, so more....

Any units returned will be priced at least 10% higher, so I don't think anyone will return the units unless no choice.....


Dorsett mixed development above outram mrt is selling for 2200 on avg alr, do you think any buyers will want to give up on DUO, when it's a out 2000 psf, and at a better location and better Product?

[dleedoner]

The last day to exercise if you calculate properly is yesterday.... so wait for two more weeks and see how many more caveat lodge...

One agent text me with two units that was returned a few weeks ago.... one bedroom unit, the price was 10% higher than it was first launch and within minutes I recvd another text saying it's taken up, so more....

Any units returned will be priced at least 10% higher, so I don't think anyone will return the units unless no choice.....


Dorsett mixed development above outram mrt is selling for 2200 on avg alr, do you think any buyers will want to give up on DUO, when it's a out 2000 psf, and at a better location and better Product?

wow..
as I say underlying demand still strong for good developments... buyers more discerning now... and not rushing blindly for every launch.

[CCR]

Duo is launched at an estimated 20% below market current pricing... that's why when the returned units are sold at 10% above market, still snapped up....

anyone here have any news on the hotel operator for the hotel Yet?

[bossa]

It is possible that developer announcing that 80% fully sold during the few days soft launch is all stage by getting some anonymous few to snatch up a lot large number of good facing units to create the impression that units are being sold fast. Once the hysteria is over with genuine buyers bought the not so good units. The anonymous buyers return the units and the developer will mark up another 10%. This is often the strategy deployed to push out all the less desirable units first. Now is a good time to pay slightly more and get a good facing units.

[proud owner]

It is possible that developer announcing that 80% fully sold during the few days soft launch is all stage by getting some anonymous few to snatch up a lot large number of good facing units to create the impression that units are being sold fast. Once the hysteria is over with genuine buyers bought the not so good units. The anonymous buyers return the units and the developer will mark up another 10%. This is often the strategy deployed to push out all the less desirable units first. Now is a good time to pay slightly more and get a good facing units.

really ? wow ...

[dtrax]

really ? wow ...

Yup u need to be in the inner circle to know how this works. in some cases developer actually 'sell' to the top directors of the agencies in charge.. then these director will in turn sell to real buyers and they pocket the difference.

[proud owner]

Yup u need to be in the inner circle to know how this works. in some cases developer actually 'sell' to the top directors of the agencies in charge.. then these director will in turn sell to real buyers and they pocket the difference.

what about the SSD ? buy and sell within a year ... 16 pct stamp duty

[dtrax]

what about the SSD ? buy and sell within a year ... 16 pct stamp duty

Thats the trick..they dont really sell these units to these top directors.. basically these gd units are given to these top directors and in the sales chart it is indicated as sold. The units are then released to the market on the pretext of return units.. these agents markup the price and they earn the difference.. thats why u need to be in the inner circle to know all these dark secrets lol..most pple wun know how dark this industry is

[bossa]

It is possible that developer reported 80% fully sold during the few days soft launch was all staged?
Phantom buyers buying multiple units on day 1 launch buying up all good facing units to create the impression that units are being sold fast.
This causes genuine buyers to panic in case they missed out on owning a piece of this iconic development so they will settle for the remaining not so good units. Once this hysteria is over with most of the less desirable units pushed out, these phantom buyers return the units back to the developer. The developer then release these good units for a mark up of another 10%. This is often the gimmic deployed to push out all the less desirable units first.
As buyer, now is a good time to pay slightly more and get those popular 1BD room units facing Marina Bay units.

[CCR]

You seriously think singapore and Malaysia gahmen will do This? Lol

[bossa]

what about the SSD ? buy and sell within a year ... 16 pct stamp duty

It is possible that developer reported 80% fully sold during the few days soft launch was all staged?
Phantom buyers buying multiple units on day 1 launch buying up all good facing units to create the impression that units are being sold fast.
This causes genuine buyers to panic in case they missed out on owning a piece of this iconic development so they will settle for the remaining not so good units. Once this hysteria is over with most of the less desirable units pushed out, these phantom buyers return the units back to the developer. The developer then release these good units for a mark up of another 10%. This is often the gimmic deployed to push out all the less desirable units first.
As buyer, now is a good time to pay slightly more and get those popular 1BD room units facing Marina Bay units.

[bossa]

what about the SSD ? buy and sell within a year ... 16 pct stamp duty

No SSD required as long as these phantom buyers have not exercise the OTP or lodge caveats. It is all within the circle so there is no forfeit of deposit involved. Forfeit of deposit is only applicable to genuine buyer who choose not to proceed to exercise the OTP.

[WhoAmI?]

No SSD required as long as these phantom buyers have not exercise the OTP or lodge caveats. It is all within the circle so there is no forfeit of deposit involved. Forfeit of deposit is only applicable to genuine buyer who choose not to proceed to exercise the OTP.

Wow! Got such things? Government should step in.

[bossa]

Thats the trick..they dont really sell these units to these top directors.. basically these gd units are given to these top directors and in the sales chart it is indicated as sold. The units are then released to the market on the pretext of return units.. these agents markup the price and they earn the difference.. thats why u need to be in the inner circle to know all these dark secrets lol..most pple wun know how dark this industry is

They claimed to have sold about 500+ units so we should expect that many number of caveats lodge. It is not possible that SO MANY buyers are so dumb as to back out and forfeit the deposit. There will be few that genuine buyers back out but can't be so many. Best is to exercise self restraint if you can't get your desire units on the launch day. Just walk away and I bet you the agent will call you a few days later to inform that your desire marina bay facing high floor unit is available but the price has gone up, you still want to buy?

[bossa]

Wow! Got such things? Government should step in.

This is not illegal, government cannot impose SSD if there is no real transaction took placed or caveat lodged and then resold.

[hopeful]

URA website show only 227 units sold? Why?

which part of URA website you checked?

if u check the "Prices of Private Residential Units Sold By Developers", it indicates 590 sold to date in 2013 december.

They claimed to have sold about 500+ units so we should expect that many number of caveats lodge....

and why does 500+ sold needs to indicate 500+ caveats?

[Allthepies]

which part of URA website you checked?

if u check the "Prices of Private Residential Units Sold By Developers", it indicates 590 sold to date in 2013 december.



and why does 500+ sold needs to indicate 500+ caveats?

Caveats need to be lodged only when bank loan is involved...so there are buyers who fully paid up with cash.

[CCR]

And you all seriously thinking M+S will need to resort to tricks like These?

[bossa]

why can't M+S do that? this is not illegal, this is merely a marketing ploy used to drive up sell by many developer in Singapore. M+S is a Sovereign Fund investors, they appointed CapitaLand to manage the sell of DUO. CapitaLand as the main property developer player in Singapore has been deploying this tactic in many of it's own property launches. M+S doesn't care what marketing gimmick or tactic used by it's appointed sales agent as long as it help push out as many not so good units first and drive up sell and it is legal.
This sell tactic will only work if developer know there is a demands for it's project. How do they know?? by the number of cheque collected and the prefer units and price indicated by the buyers. Once they collated all these info, the insider phantom buyers will first snapped up all the popular units, that will force the buyers to settle for the less popular units fearing that they might missed out altogether after balloting and queuing for many hours as not to walk out empty handed. These buyers often regret later when they found that the units they really wanted are now available for a higher price because some "buyers" have returned the units. The same tactic use during the Hillford retirement resort launch yesterday - 100% sold, how many of the units sold are genuine you wonder?

[hopeful]

why can't M+S do that? this is not illegal, this is merely a marketing ploy used to drive up sell by many developer in Singapore. M+S is a Sovereign Fund investors, they appointed CapitaLand to manage the sell of DUO. CapitaLand as the main property developer player in Singapore has been deploying this tactic in many of it's own property launches. M+S doesn't care what marketing gimmick or tactic used by it's appointed sales agent as long as it help push out as many not so good units first and drive up sell and it is legal.
This sell tactic will only work if developer know there is a demands for it's project. How do they know?? by the number of cheque collected and the prefer units and price indicated by the buyers. Once they collated all these info, the insider phantom buyers will first snapped up all the popular units, that will force the buyers to settle for the less popular units fearing that they might missed out altogether after balloting and queuing for many hours as not to walk out empty handed. These buyers often regret later when they found that the units they really wanted are now available for a higher price because some "buyers" have returned the units. The same tactic use during the Hillford retirement resort launch yesterday - 100% sold, how many of the units sold are genuine you wonder?

i really dont know. i acknowledged i dont have much showflat experience as DKSG. He really is an expert in developer underreporting sales to URA in Bishan Skyvue's case.
So for Duo, we have the opposite, we have a case of developer overreporting sales to URA?

from the URA data of 570 sales, in your opinion, how many of these are "returned" units, "fake" sales etc?

from a forummer, only 200+ caveats lodge, so you think there are 300+ "fake" sales?

[CCR]

Lol, were you even there at the Show flat! They have 3 KPMG auditors overseeing the balloting.... vvip on wed only bought 28 units, the rest are open balloting by multiple buyers and those who submitted cheque for single units....

U less you are implying KPMG in cahoots with developer.... and capitaland is NOT selling the project, they are tasks to manage the office and retail portion which MS is not selling....ERA, DTZ, CBRE is selling....

If they wanna cheat during the vvvip launch they would have sold more units....

Amazing that you can Conjure up things like this lol

[Royston8H]

Didnt pay much attention to local new properties.

What's the typical psf for this condo?

FINALLY MORE INFORMATION RELEASED !!!

DUO RESIDENCES
Sales Hotline: +65 9789 8770

Register for Priority Preview, Showflat Invitation, Updates & Early Bird Discounts!

Duo Residences - A prestigious mixed development that promises to change Bugis' skyline by 2017. This 2.7 ha prime site is strategically located in the heart of the City Centre along the Beach Road / Ophir-Rochor Corridor and is a natural extension from the established convention, office, hotel hub at Marina Centre. The future development will have direct basement level connections to the Bugis Interchange MRT station, with immediate access to the existing East-West RTS line and the recently announced Downtown RTS line that is scheduled to be operational in 2013. This will provide the future development with convenient MRT transport network to the financial and business hub at Raffles Place and Marina Bay as well as the shopping, dining and entertainment amenities at Orchard Road.

Designed by internationally renowned architect, Ole Scheeren, Duo Residences will comprises of 660 luxurious residential units, 21 storeys of Grade A office, a five-star hotel and close to 80,000 square feet of retail space, all embraced within a park-like enviroment. Flanked by the charming historical and culturally rich districts of Kampong Glam and Beach Road, and in close proximity to the bustling, arts, cultural, entertainment and educational hub at Bras Basah, this new growth area has the potential to be an exciting commercial hub offering a diverse range of entertainment, cultural and lifestyle attractions.

Project Details:
Developer: M+S Pte Ltd (A Joint Venture between Malaysia Khazanah & Singapore Temasek Holdings)
Location: Ophir/Rochor Road
Tenure: 99 years
Type: Integrated Development comprising Premium Residences, 5-Star Hotel, Grade A Offices, Retail/F&B Services and Basement Carparks (3 levels)
Site Area: Approx. 26,700 sqm / 290,626 sqft
Total No. of Units: 660 Premium Residential units

Type of Units:
Studio: TBA
1 Bedroom : TBA
2 Bedroom : TBA
3 Bedroom : TBA
4 Bedroom : TBA
Penthouses: TBA
Sizes ranging from 40 sqm to 181 sqm (subject to changes)

Why Duo Residences?
* Live, work, play within an integrated development
* Iconic architecture by Ole Scheeren
* Connectivity - islandwide via MRT and expressways. DUO is served by Bugis
* MRT station - existing East-West and future Downtown line (which will be ready in 2015). Proposed future underground links to Gateway and Suntec City
* Cultural, Heritage and Educational locale
* Excellent views of city skyline / sea / Marina Bay and towards Kampong Glam
* One of the tallest residential development in Bugis area
* Wide array of lifestyle choices – Eclectic, Cultural, Cosmopolitan
* Next to shopping malls - Bugis Junction, Bugis+

For more details on Duo Residences, Floor Plans, Site Plan and Latest Updates:
http://newlaunch-property.com/showca...esidences.html

[bossa]

CCR, how do you explain 300+ units still have not lodge caveat yet? Are all these buyers fully pay by cash?
What are the KPMG auditors auditing?
As I have mentioned that marketing ploy is not illegal, all it need is to have a phantom buyers as VVIP given priority on to buy up all the popular choice units and return the units later on.

[Hippyee]

Patience... Not all caveats are uploaded yet. More to come next week.