Page 5 of 17 FirstFirst 1234567891015 ... LastLast
Results 121 to 150 of 488

Thread: The Glades Next to Tanah Merah MRT (D16, 99 Years Leasehold, by Keppel Land)

  1. #121
    Join Date
    Jun 2009
    Posts
    2,511

    Default

    Quote Originally Posted by ecimbew
    I'm just going to take a look. Not sure if I want to buy. I'm on the fence.
    I think you should just buy if you can live for another 30 years.

  2. #122
    Join Date
    Jul 2013
    Posts
    105

    Default

    Quote Originally Posted by ecimbew
    Not forgetting this Hong Kong apartment. The one at Glades is more spacious.

    http://www.youtube.com/watch?v=36NQ9QbAZ0w
    Bed above the bath tub. WTF. What's next, bed on the ceiling maybe, strap yourself in at night to defy gravity.

  3. #123
    Join Date
    Jul 2013
    Posts
    105

    Default

    Quote Originally Posted by ecimbew
    I'm just going to take a look. Not sure if I want to buy. I'm on the fence.
    Can I ask what are your reservations about this development - assuming you have a blank cheque.

    I want to consider buying here but I have some uneducated reservations.

    1. Did developer pay too much for the land, so owners will pay too much for the units?
    2. There is no sense in the market. People will pay any amount for anything. If that attitude changes, negative equity is not a nice place to be.
    3. Rental. There is no shortage of choice around the Tanah Merah area. I think from the MRT station there will be at least 6 developments in short walking distance - and rentals at the Glades are going to be the highest in that area.
    4. Those facing the track and those SOHO units are out for me, so I'm left with paying an even higher premium.
    5. Could just buy a resale unit at Casa Merah or Optima and it's cheaper PSF.
    6. Bartley Ridge is tempting me and it's way cheaper PSF.

    All genuine questions. Would anyone care to answer from their experience.

  4. #124
    Join Date
    Feb 2009
    Location
    峨眉山
    Posts
    5,512

    Default

    You dont really need to care how much developer paid as long as the price is right for you. As for competition, unfortunately there isnt much to differentiate this project from the others mentioned.... Unless you get the ones facing south with sea view.
    click: 🏢shoeboxmickeymousehouse 🏢

  5. #125
    Join Date
    Jul 2013
    Posts
    105

    Default

    Quote Originally Posted by mcmlxxvi
    You dont really need to care how much developer paid as long as the price is right for you. As for competition, unfortunately there isnt much to differentiate this project from the others mentioned.... Unless you get the ones facing south with sea view.
    I guess you are saying, if you think it's worth it buy it, if you don't then don't. That's fair. Wouldn't want to pay for your advice though Just joking. Thanks for the reply. Appreciated.

    I guess my point was, holding the highest priced property in the area when there is nothing to differentiate it from the others makes it risky. I think you did answer my question. Thanks.

  6. #126
    Join Date
    Nov 2008
    Posts
    2,438

    Default

    1. Did developer pay too much for the land, so owners will pay too much for the units?

    That is the developer problem. If owners find it too expensive, then don't buy. I mean, if keppel land sell its 450 sqft studio at 1.5M, will anyone buy?


    2. There is no sense in the market. People will pay any amount for anything. If that attitude changes, negative equity is not a nice place to be.

    That is the owner's problem. If they like negative equity, so be it. Some like drugs, some like casino and we can't stop them.


    3. Rental. There is no shortage of choice around the Tanah Merah area. I think from the MRT station there will be at least 6 developments in short walking distance - and rentals at the Glades are going to be the highest in that area.

    Rental won't be the highest. It will be equivalent to optima or casa merah. And it is subjected to market forces. If Tg Pagar rental drops, I will expect the whole Singapore rental to drop. No such thing call Tg Pagar rental dropping but Redhill going up.


    5. Could just buy a resale unit at Casa Merah or Optima and it's cheaper PSF.

    Yes, that is an obvious choice if Glade is selling > 1.6k psf. You get 4 years of rental as well.




    Quote Originally Posted by Village Idiot
    Can I ask what are your reservations about this development - assuming you have a blank cheque.

    I want to consider buying here but I have some uneducated reservations.

    1. Did developer pay too much for the land, so owners will pay too much for the units?
    2. There is no sense in the market. People will pay any amount for anything. If that attitude changes, negative equity is not a nice place to be.
    3. Rental. There is no shortage of choice around the Tanah Merah area. I think from the MRT station there will be at least 6 developments in short walking distance - and rentals at the Glades are going to be the highest in that area.
    4. Those facing the track and those SOHO units are out for me, so I'm left with paying an even higher premium.
    5. Could just buy a resale unit at Casa Merah or Optima and it's cheaper PSF.
    6. Bartley Ridge is tempting me and it's way cheaper PSF.

    All genuine questions. Would anyone care to answer from their experience.

  7. #127
    Join Date
    Jun 2009
    Posts
    5,675

    Default

    We should let the developers bear the wrath of negative equity. Greedy developers shall be punished.

  8. #128
    Join Date
    Jan 2009
    Posts
    2,141

    Default

    Read from the UV thread that the tenant profile for this area are dominated by Indian Nationals. Is this really true?

  9. #129
    Join Date
    Jul 2013
    Posts
    105

    Default

    Thank you, thomastansb; some good and frank answers there, which all make sense.

    The answer on rental really made me see the light. Just because owners have paid the highest prices for the unit doesn't mean they can demand higher rentals. Tenants don't care what the unit cost the owner, they only care what the going rental PSF is for the area. I get it. Rental yields could be very small or nonexistent (unless demand outstrips supply).
    For example, I am paying 3,500 per month for a 950 sqft 2-bed unit at Casa Merah (lease just renewed), that's 3.68 PSF. Consider a 721 sqft 2-bed at Glades at the same rental PSF, that's 2,656 rental per month. Assuming 1,600 PSF the sale price would be 1,153,600. Mortgage 922,880 over 25 years at 1.5% is 3,690 per month. Means the owner has to top up the mortgage by 1k each month. If interest rates go up and you add in some capital depreciation then it's jump of the bridge time.
    Is my logic correct?

  10. #130
    Join Date
    Jul 2013
    Posts
    105

    Default

    Quote Originally Posted by Allthepies
    Read from the UV thread that the tenant profile for this area are dominated by Indian Nationals. Is this really true?
    I have lived at Casa Merah for the last 2 years and by looking at the residents I would say it's not a bad mix. Certainly, yes, a lot of Indian Nationals. I'd say 1/3 Indians - of course, I am unsure who are owners and who are tenants, or whether those Indians are in fact Singapore Citizens (I believe a lot of Indians are).

  11. #131
    Join Date
    Nov 2008
    Posts
    2,438

    Default

    I didn't mean the psf rental will be the same.

    Let's say Casa Merah 2 bedder (947 sq ft) is rented out at 3.5k.

    Optima 2 bedder (850 sq ft) will be rented out close to 3.5k as well.

    Glade 2 bedder (750 sq ft) - I believe it will be rented out around 3.5k as well. So PSF wise, glade will be highest.

    HOWEVER, if glade 2 bedder is 550 sq ft, then I don't think 3.5k is achievable. Maybe 2.8k because it is too small.

    I discover that if studio drop below 400 sq ft, the rental will be only 2/3 of a normal sized studio. So I think a 2 bedder 550 sq ft is considered as a super MM unit so rental will be lower as well.





    Quote Originally Posted by Village Idiot
    Thank you, thomastansb; some good and frank answers there, which all make sense.

    The answer on rental really made me see the light. Just because owners have paid the highest prices for the unit doesn't mean they can demand higher rentals. Tenants don't care what the unit cost the owner, they only care what the going rental PSF is for the area. I get it. Rental yields could be very small or nonexistent (unless demand outstrips supply).
    For example, I am paying 3,500 per month for a 950 sqft 2-bed unit at Casa Merah (lease just renewed), that's 3.68 PSF. Consider a 721 sqft 2-bed at Glades at the same rental PSF, that's 2,656 rental per month. Assuming 1,600 PSF the sale price would be 1,153,600. Mortgage 922,880 over 25 years at 1.5% is 3,690 per month. Means the owner has to top up the mortgage by 1k each month. If interest rates go up and you add in some capital depreciation then it's jump of the bridge time.
    Is my logic correct?

  12. #132
    Join Date
    Nov 2008
    Posts
    9,217

    Default

    Will you pay 10% more if you are above a mrt stn?
    Quote Originally Posted by Village Idiot
    Thank you, thomastansb; some good and frank answers there, which all make sense.

    The answer on rental really made me see the light. Just because owners have paid the highest prices for the unit doesn't mean they can demand higher rentals. Tenants don't care what the unit cost the owner, they only care what the going rental PSF is for the area. I get it. Rental yields could be very small or nonexistent (unless demand outstrips supply).
    For example, I am paying 3,500 per month for a 950 sqft 2-bed unit at Casa Merah (lease just renewed), that's 3.68 PSF. Consider a 721 sqft 2-bed at Glades at the same rental PSF, that's 2,656 rental per month. Assuming 1,600 PSF the sale price would be 1,153,600. Mortgage 922,880 over 25 years at 1.5% is 3,690 per month. Means the owner has to top up the mortgage by 1k each month. If interest rates go up and you add in some capital depreciation then it's jump of the bridge time.
    Is my logic correct?

  13. #133
    Join Date
    Jul 2011
    Location
    -
    Posts
    65

    Default

    The residential price of the area has increased at least 60 % since the launch of Optima ( estimated about $900-1000psf ) in just a short few years. Before Optima, the average price was about 600-700psf. How much will the price goes up further? What are the catalyst and growth story? Changi Business Park has already fully developed and the current psf price may have already fully realised . Will the 4th university provides the magic touch? What esle? expansion of EXPO? Aerospace industries? On the other hand, rental yeild will be very poor and with very high competition; Optima owners can drop the rental value when market is bad and may still have +ve cash flow. Overall, It is a very risky investment. There may be better value eslewhere if one must invest in property now. My 2c opinions.

  14. #134
    Join Date
    Jul 2013
    Posts
    105

    Default

    Quote Originally Posted by jslee78
    The residential price of the area has increased at least 60 % since the launch of Optima ( estimated about $900-1000psf ) in just a short few years. Before Optima, the average price was about 600-700psf. How much will the price goes up further? What are the catalyst and growth story? Changi Business Park has already fully developed and the current psf price may have already fully realised . Will the 4th university provides the magic touch? What esle? expansion of EXPO? Aerospace industries? On the other hand, rental yeild will be very poor and with very high competition; Optima owners can drop the rental value when market is bad and may still have +ve cash flow. Overall, It is a very risky investment. There may be better value eslewhere if one must invest in property now. My 2c opinions.
    Exactly what I was thinking. Thanks for sharing your opinion, it sounds very logical to me. With Eco, Urban Vista and Glades all coming up at roughly the same time it's going to be a tenant's market. Supply might even exceed demand. To share a story with you, my landlord wanted to increase my rental from 3,500 to 3,800 per month. I refused and said I would move out. Over 2 months there were only 4 viewings by tenants and it seems none were interested at the 3,800 asking price. In the end, the landlord agreed to let me extend at 3,500. My point is, it seems tenants had options. I must add this was at the time when Optima TOP and there were still rental properties available - I think it's full now. I was going to move to Optima.
    Hope we can keep this debate going, I feel the power in this forum is from having these debates.

  15. #135
    Join Date
    Nov 2008
    Posts
    9,217

    Default

    This place is becoming like the condo forest in hillview area.
    Quote Originally Posted by Village Idiot
    Exactly what I was thinking. Thanks for sharing your opinion, it sounds very logical to me. With Eco, Urban Vista and Glades all coming up at roughly the same time it's going to be a tenant's market. Supply might even exceed demand. To share a story with you, my landlord wanted to increase my rental from 3,500 to 3,800 per month. I refused and said I would move out. Over 2 months there were only 4 viewings by tenants and it seems none were interested at the 3,800 asking price. In the end, the landlord agreed to let me extend at 3,500. My point is, it seems tenants had options. I must add this was at the time when Optima TOP and there were still rental properties available - I think it's full now. I was going to move to Optima.
    Hope we can keep this debate going, I feel the power in this forum is from having these debates.

  16. #136
    Join Date
    Jul 2013
    Posts
    105

    Default

    Quote Originally Posted by DC33_2008
    This place is becoming like the condo forest in hillview area.
    Very very competitive on rentals in the future, I think the power is shifting from the landlords to the tenants.

    When I first took up my place 2 1/2 years ago there were few vacant units in this area. My landlord was so confident that he refused to lower the asking rental by even 1 cent and refused to even clean the floors in the unit that were really dirty since the previous tenant was keeping cats. 2 years later I had power to hold the rental at 3.5k by threatening to move out. Fast forward 4 years and I think tenants will have the power to force down rental costs, or at least stop them rising. Glades owners will have no room to maneuver, whereas Optima and Casa Merah owners will. I could see Glades owners being in -ve cash flow and negative equity. You might have noticed I'm talking myself out of buying now.

    But, to share with you my agent said there is well over 300 people registered for the special/preview launch - all bringing blank cheques no doubt and eager to buy, buy, buy.

  17. #137
    Join Date
    Jan 2013
    Posts
    148

    Default

    Heard that The Glades soft launch this Sat, prices starts from$1.5k psf

  18. #138
    Join Date
    Nov 2012
    Posts
    336

    Default

    Quote Originally Posted by VS
    Heard that The Glades soft launch this Sat, prices starts from$1.5k psf
    Hi VS, you are right.

    Our The Glades showflat is opened for viewing for our invites this weekend on 24 & 25 Aug 2013.

    Expression of Interest (EOI) and Cheque Submission by 27 Aug 2013 (Tues).

    Check out The Glades for more information. Hurry, register your interest with me now!

    The Glades Developer Sales Team

  19. #139
    Join Date
    Dec 2008
    Posts
    149

    Default

    just across at stratford court rental is at 2.50 to 2.70 psf

    units are going at 900 plus psf

    would just stay away from the Glades - as someone rightly mentioned here - let the developer carry the negative equity......

  20. #140
    Join Date
    Dec 2011
    Posts
    331

    Default

    Quote Originally Posted by DC33_2008
    This place is becoming like the condo forest in hillview area.
    I never buy into a place whereby there are strong competition. It's sucide unless you are buying for own stay.

    Other examples apart from hillview areas are pasir ris monster 5. (Livia, NV etc.
    Bedok reservoir (more than 7 in a stretch)
    Flora drive (Palm isle, Edelwise etc)
    Tampines Ave 10 (Waterview, Qbay and other GLS)

    All my units has less than 1 condo in ~1km radius

  21. #141
    Join Date
    Feb 2013
    Posts
    443

    Default

    where in SG there is a condo that is sooo far apart from another condo?

    sg land is scarce...maybe not now, but sure new condo will pop up eventually.

    I think many owners are suiciders since most condos are just beside each other.

  22. #142
    Join Date
    Nov 2008
    Posts
    2,438

    Default

    It is not proven. Rental move up and down across island. No such thing call more private in an area = that area is lousy in rental.



    Quote Originally Posted by Adva181
    I never buy into a place whereby there are strong competition. It's sucide unless you are buying for own stay.

    Other examples apart from hillview areas are pasir ris monster 5. (Livia, NV etc.
    Bedok reservoir (more than 7 in a stretch)
    Flora drive (Palm isle, Edelwise etc)
    Tampines Ave 10 (Waterview, Qbay and other GLS)

    All my units has less than 1 condo in ~1km radius

  23. #143
    Join Date
    Dec 2011
    Posts
    331

    Default

    Quote Originally Posted by thomastansb
    It is not proven. Rental move up and down across island. No such thing call more private in an area = that area is lousy in rental.
    None of my units in OCR. Rental $8psf.
    No more than 1 condo within ~1km

    Ya nearby building 1-2 new condo but TOP is still 1-2 years away.
    At least I can still enjoy some premium now

  24. #144
    Join Date
    Dec 2011
    Posts
    331

    Default

    Quote Originally Posted by babyt
    where in SG there is a condo that is sooo far apart from another condo?

    sg land is scarce...maybe not now, but sure new condo will pop up eventually.

    I think many owners are suiciders since most condos are just beside each other.
    I give u an example-
    Clift, nearest condo is Emerald Garden.
    All others like Icon, One shenton all 1km away.
    Nearest BUC is Robinson Suits.

    Need more examples?

    Actually just need to do some homework and u can find some gems.
    Those chasing after new launch which are surrounded by large development are

  25. #145
    Join Date
    Jun 2009
    Posts
    5,675

    Default

    I thought near the clift at tanjong pagar got Altez and skysuites @ anson under construction?

  26. #146
    Join Date
    Dec 2011
    Posts
    331

    Default

    Quote Originally Posted by azeoprop
    I thought near the clift at tanjong pagar got Altez and skysuites @ anson under construction?
    Altez n Skysuites are 1km away from Clift.
    Different catchment of tenants.
    Clift is serving those working in Club streets Robinson Road Cecil street etc.
    Those working in China street surely will not walk 2km to altez.

  27. #147
    Join Date
    Apr 2010
    Posts
    1,102

    Default

    Quote Originally Posted by Adva181
    I never buy into a place whereby there are strong competition. It's sucide unless you are buying for own stay.

    Other examples apart from hillview areas are pasir ris monster 5. (Livia, NV etc.
    Bedok reservoir (more than 7 in a stretch)
    Flora drive (Palm isle, Edelwise etc)
    Tampines Ave 10 (Waterview, Qbay and other GLS)

    All my units has less than 1 condo in ~1km radius
    What about the amber road area?
    amber residences, seaview, cotz d azur, one amber, the esta, shore residences, the aristo, silversea, parc seabreeze, moda n coralis...

  28. #148
    Join Date
    Nov 2008
    Posts
    2,438

    Default

    I have Clift studio as well. Rental around 4 to 4.5k. Almost same as Sail, one shenton and a bit higher than Icon as Icon is having massive constructions now.

    PSF wise, it is higher because it is smaller. My unit is 495 sq ft. Easily $8 psf. Sail, same rental, only $6+ psf. Rental same but psf higher. But the 1km radius logic doesn't work here because the rental is almost similar. PSF is not accurate because Clift size is much smaller.




    Quote Originally Posted by Adva181
    I give u an example-
    Clift, nearest condo is Emerald Garden.
    All others like Icon, One shenton all 1km away.
    Nearest BUC is Robinson Suits.

    Need more examples?

    Actually just need to do some homework and u can find some gems.
    Those chasing after new launch which are surrounded by large development are

  29. #149
    Join Date
    Nov 2008
    Posts
    2,438

    Default

    Actually his logic is flawed. The 1km radius thingy is total crap. Woodlands has fewer condos than D15 but I don't see higher rental at woodlands. Punggol and Sengkang also very little condo but why the rental there so low??

    Rental go up and down in tandem with other properties islandwide. It is just shifting of tenants from one place to another place. If Pasir Ris has more condos, those staying at tampines will move over. Then simei will move over to tampines. And etc etc etc. So if over supply at Pasir Ris, tenants just move over from other locations. So overall, rental will be lower across Singapore. Those staying at Tg Pagar might contemplate moving to redhill because cheaper since some staying at redhill move to Jurong (just an example).






    Quote Originally Posted by fiat500
    What about the amber road area?
    amber residences, seaview, cotz d azur, one amber, the esta, shore residences, the aristo, silversea, parc seabreeze, moda n coralis...

  30. #150
    Join Date
    Apr 2011
    Posts
    1,099

    Default

    and with more supply, tenants will choose the one most cost effective. anw, the writing is on the wall since last 2 years. hope marginal and creative ones are capable to hold when theirs TOP in next few years.

Similar Threads

  1. Replies: 235
    -: 01-08-19, 20:31
  2. Replies: 13
    -: 24-08-14, 21:13
  3. The Lakefront Residences (D22, 99 years leasehold, Keppel Land)
    By rattydrama in forum West and North West
    Replies: 1490
    -: 28-07-14, 08:59
  4. Escalation history of Tanah Merah land bids
    By phantom_opera in forum Coffeeshop Talk
    Replies: 9
    -: 04-04-13, 08:34
  5. Replies: 13
    -: 04-01-13, 12:51

Posting Permissions

  • You may not post new threads
  • You may not post replies
  • You may not post attachments
  • You may not edit your posts
  •