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Thread: Paya Lebar Quarter

  1. #1
    Join Date
    May 2016
    Posts
    11

    Default Park Place Residences Soon to be available along Paya Lebar Central

    From renowned developer Lend Lease, a unique residential development will soon to greet at Paya Lebar. Introducing New Launch Park Place Residences, a condominium project where comfort is visible in every corner of about 440 units of exclusive homes.

    Park Place Residences is the residential portion of Park Lebar Quarters. With commercial and business space within the compounds, working individuals and future residents will find how much convenience is within the embrace of one welcoming environment.

    Call Showflat Hotline: 6100 8806 for more information now.

  2. #2
    Join Date
    Jun 2009
    Location
    Southbank
    Posts
    9,531

    Default

    http://www.parkplace-residences.com.sg/



    Park Place Residences is situated at the junction of Sims Avenue and Paya Lebar Road

    The site consists of two lots that are adjoining
    development worth is at an estimated SGD$3.2 billion
    Site region 4 hectares
    Building commenced in January 2016
    Completion anticipated 2018
    3 residential towers consisting of 429 Units
    Prime retail destination with a retail combination geared towards mid-to-mid plus retail and entertainment choices
    While Tower 3 has 13 floors Towers 1 and 2 will have 14 floors each.
    6 floors plus a flooring with theatre and other entertainment offers

  3. #3
    Join Date
    May 2016
    Posts
    11

    Default Park Place Residences Set to be Part of the Paya Lebar Central

    With estimated 440 residential units varying in sizes, Park Place Residences at Paya Lebar Central have been planned to accommodate the need for useful living space.

    The main selling point of Park Place Residences Showflat is the privilege of enjoying serene living at the same time, have a retail shops conveniently placed within the doorstep of their own home. It is also is conveniently connected to other retail hub, such as One KM and City Plaza.

    For more information, Call Showflat Hotline: 6100 8806.

  4. #4

    Default Park Place Residences



    Park Place Residences the most highly anticipate project in 2017. Park Place Residences a mix-use development located along Paya Lebar Road / Sims Avenue. Park Place Residences will be jointly developed by Landlease and Abu Dhabi Investment Authority.

    Park Place Residences Location is just mere 5 mins walk to Paya Lebar MRT Interchange which connects the East-West Line and Circle Line, giving direct access to over 60 MRT Station. Besides having good connectivity by MRT, it is also very well connected by lots of regional bus routes which travel to over 40 over locations in Singapore.

    There is also lots of other amenities being able to be found around Park Place Residences like One KM Mall, Tanjong Katong Complex, and City Plaza. You can even enjoy the rich cultural communities that are readily available along Katong and Joo Chiat where Geylang Serai Market is located.

    Park Place Residences will have 3 Towers of 14 floors Grade-A Office integrated with a stand alone building consisting of 6 storeys of retail and F&B. Furthermore, there will be a floor dedicated to a cinema and many other entertainment options.

    Park Place Residences comprise of 429 units with a good mix of One bedroom to Four bedrooms There will be also a lot of garden space to beautify the place with a river running thru Park Place Residences.

    Park Place Residences Floor Plan and Design will the most effective layout you will see. It will belay with lovely shiny flooring. The bedroom will be one of the most tasteful design.

    Park Place Residences will be a rare property that you can own which is located right in the heart of Singapore Key Growth Area. It will also be developed by prestigious developers from Australia and Abu Dhabi.

    New Launch Property

  5. #5
    Join Date
    Nov 2015
    Posts
    514

    Default

    The launch is going to be this Saturday 25th March 2017. Though prices are not confirmed, it should be about $1,700-$1,900+psf onwards for a one bedder upwards.

    I think this development has taken 3 important ticks from me as an investor. Transformational or first mover advantage in terms of this relatively quiet and undeveloped district 14. Second, good entry price for headroom growth with about $850K indicative price for a one bedder with premium fittings and good use of space. It is really squarish in its layout like Marina One. Not many know that the majority investor for this development is ADIA (close to US800billion in assets under management) which ranks a few notches up from GIC. ADIA hires some of the brightest minds in the world to invest on their behalf and they chose to pick Paya Lebar of all places. Land Lease I am not so sure after Jem at Jurong East but 313 and Parkway they did a pretty good job. I see them better managers of commercial properties. The consortium hired DP Architect to do this. They are the best in this business locally.

    Back to this development....

    The whole stack facing the West sun is a odd facing to me (maximise 24% residential land use versus back facing the river flowing through it) but perhaps the Aussies and UAE love the sun too much? $3.2bn development in an area earmarked for decentralised CBD for the future is a 3rd tick. Commercial units cannot be bought and they are Grade A. These will undercut CBD and even the likes of Duo Tower going for $8psf for 3 years. Tenant mix will be quite selective, same for shopping units which are leased. Tenant mix are crucial to prop up this area to the next level. Paya Lebar Square chose the other way, the tenant mix is quite 'unique'. Their positioning is different but the site where it sits on is superb.

    https://www.ura.gov.sg/uol/master-pl...commercial-hub

    I have submitted a ballot for this development but chances are very slim. I expect the turnout to be close to Duo Residences back in 2013. Over subscribed by over 3X. This round the units are even lesser than Duo Residences.

    2 cents,
    PropVestor

  6. #6
    Join Date
    May 2012
    Posts
    4,035

    Default

    Looks set to overtake JG if really priced at this level.
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

  7. #7
    Join Date
    Oct 2011
    Posts
    290

    Default

    How does this compare with J Gateway and how is J Gateway performing now?
    Both touted to be in new commercial centre.

  8. #8
    Join Date
    Nov 2015
    Posts
    514

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    Quote Originally Posted by Khng8 View Post
    How does this compare with J Gateway and how is J Gateway performing now?
    Both touted to be in new commercial centre.
    I think you are asking the wrong question. Why?

    Both east and west coasts commercial centers serve their own purpose and zone. They are both sides of the same coin. The relevant question would be Is there anything close to what PLQ is offering now in the east of the same scale?

  9. #9
    Join Date
    Oct 2012
    Posts
    1,163

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    Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?

  10. #10
    Join Date
    Feb 2009
    Posts
    5,837

    Default

    i heard already 1000 cheques collected ....

    going for balloting ...

  11. #11
    Join Date
    Jan 2011
    Posts
    803

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    Quote Originally Posted by star View Post
    Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?
    Exactly!

    RCR and OCR prices only came down by about 11% since the peak while that of CCR had already crashed by more than 30%. It is a high risk project to invest especially if one is looking for capital appreciation. High chance this project will be under water in the next few years. Why take the risk for this project. Buy CCR instead if one really need to invest now.

  12. #12
    Join Date
    Dec 2011
    Posts
    1,763

    Default

    Quote Originally Posted by star View Post
    Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?
    For foreigners $1700 + 18% absd is already $2000

  13. #13
    Join Date
    May 2008
    Posts
    9,279

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    Quote Originally Posted by star View Post
    Too expensive... if u bought at $1700 to $1800psf means u need to sell at minimum $1900 to $2000psf to make a profit. Will it be another reflection at keppel bay?
    reflections didn't do well because the high psf is combined with big unit size.

    this project's "high" psf is combined with small sizes. the quantums are "attractive". that's why even a fervent CCR supporter like me thinks this project will sell very well and units are going to be very rentable (even if at low yield, at least easy to rent out).

    the words in inverted commas are because they are subjective.

  14. #14
    Join Date
    Oct 2011
    Posts
    290

    Default

    What would be an acceptable rental yield here? 4%?
    $4K for 2 bdrm @ $1.2m? Which may just cover mortgage, property tax and maintenance fee.

  15. #15
    Join Date
    May 2008
    Posts
    9,279

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    Quote Originally Posted by Khng8 View Post
    What would be an acceptable rental yield here? 4%?
    $4K for 2 bdrm @ $1.2m? Which may just cover mortgage, property tax and maintenance fee.
    isn't that good enough by current day standards? elsewhere its much worse.

    worst case chop to 3k+ when market is bad and undercut everyone else still can survive right?

  16. #16
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    Jan 2011
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    803

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    Quote Originally Posted by bargain hunter View Post
    isn't that good enough by current day standards? elsewhere its much worse.

    worst case chop to 3k+ when market is bad and undercut everyone else still can survive right?
    Why pay so much to get back so little and high possibly of having bad feeling of owning a negative asset for many years?

  17. #17
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    May 2008
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    9,279

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    Quote Originally Posted by Amber Woods View Post
    Why pay so much to get back so little and high possibly of having bad feeling of owning a negative asset for many years?
    its the same as buying other property right? buyers buy residential property because they may not want to allocate that particular amount of money to any other asset class and given that among residential property, this project is still relatively attractive to them for various reasons, why not?

  18. #18
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    May 2008
    Posts
    9,279

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    i would argue that this is a superior project to Queens peak so if so many people below are willing to pay 1600psf to 1790psf for Queen's Peak then I don't see why they wouldn't pay up for Park Place:

    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 792,000 - 495 Strata 11 to 15 1,600 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 707,000 - 441 Strata 11 to 15 1,602 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,000,000 - 624 Strata 11 to 15 1,602 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,000,000 - 624 Strata 11 to 15 1,602 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 707,000 - 441 Strata 11 to 15 1,602 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 776,000 - 484 Strata 06 to 10 1,602 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 690,000 - 431 Strata 11 to 15 1,603 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 690,000 - 431 Strata 11 to 15 1,603 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 778,000 - 484 Strata 11 to 15 1,606 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 692,000 - 431 Strata 11 to 15 1,607 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 796,000 - 495 Strata 11 to 15 1,608 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 796,000 - 495 Strata 11 to 15 1,608 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,298,000 - 807 Strata 26 to 30 1,608 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,299,000 - 807 Strata 21 to 25 1,609 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 711,000 - 441 Strata 11 to 15 1,611 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,006,000 - 624 Strata 16 to 20 1,611 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 711,000 - 441 Strata 11 to 15 1,611 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 694,000 - 431 Strata 11 to 15 1,612 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 694,000 - 431 Strata 11 to 15 1,612 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,303,000 - 807 Strata 16 to 20 1,614 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 782,000 - 484 Strata 11 to 15 1,614 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,252,000 - 775 Strata 16 to 20 1,615 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,305,000 - 807 Strata 26 to 30 1,616 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,618,000 - 1,001 Strata 31 to 35 1,616 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,705,000 - 1,055 Strata 31 to 35 1,616 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 800,000 - 495 Strata 11 to 15 1,616 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,254,000 - 775 Strata 16 to 20 1,618 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 715,000 - 441 Strata 11 to 15 1,620 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 698,000 - 431 Strata 11 to 15 1,621 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 698,000 - 431 Strata 11 to 15 1,621 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,013,000 - 624 Strata 16 to 20 1,623 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,311,000 - 807 Strata 21 to 25 1,624 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,312,000 - 807 Strata 26 to 30 1,625 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,015,000 - 624 Strata 16 to 20 1,626 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 806,000 - 495 Strata 11 to 15 1,628 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,016,890 - 624 Strata 11 to 15 1,629 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 719,000 - 441 Strata 11 to 15 1,629 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 702,000 - 431 Strata 11 to 15 1,630 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 702,000 - 431 Strata 11 to 15 1,630 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 790,000 - 484 Strata 11 to 15 1,631 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,264,000 - 775 Strata 16 to 20 1,631 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,633,000 - 1,001 Strata 26 to 30 1,631 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,018,000 - 624 Strata 16 to 20 1,631 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 792,000 - 484 Strata 11 to 15 1,635 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 810,000 - 495 Strata 11 to 15 1,636 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,022,000 - 624 Strata 11 to 15 1,637 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,640,000 - 1,001 Strata 26 to 30 1,638 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 794,000 - 484 Strata 16 to 20 1,639 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,270,000 - 775 Strata 16 to 20 1,639 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 706,000 - 431 Strata 16 to 20 1,640 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 725,000 - 441 Strata 11 to 15 1,643 Jan-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 814,000 - 495 Strata 11 to 15 1,644 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 814,000 - 495 Strata 11 to 15 1,644 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,028,000 - 624 Strata 11 to 15 1,647 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 798,000 - 484 Strata 16 to 20 1,647 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,028,000 - 624 Strata 11 to 15 1,647 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,542,000 - 936 Strata 26 to 30 1,647 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 710,000 - 431 Strata 16 to 20 1,649 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 710,000 - 431 Strata 16 to 20 1,649 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 818,000 - 495 Strata 16 to 20 1,652 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 729,000 - 441 Strata 16 to 20 1,652 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 818,000 - 495 Strata 16 to 20 1,652 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 729,000 - 441 Strata 16 to 20 1,652 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,032,000 - 624 Strata 16 to 20 1,653 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 712,000 - 431 Strata 16 to 20 1,654 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 820,000 - 495 Strata 16 to 20 1,656 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 802,000 - 484 Strata 16 to 20 1,656 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,034,000 - 624 Strata 11 to 15 1,656 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 714,000 - 431 Strata 16 to 20 1,658 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 714,000 - 431 Strata 16 to 20 1,658 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 822,000 - 495 Strata 16 to 20 1,660 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 822,000 - 495 Strata 16 to 20 1,660 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 733,000 - 441 Strata 16 to 20 1,661 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,556,000 - 936 Strata 31 to 35 1,662 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,288,000 - 775 Strata 21 to 25 1,662 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,038,000 - 624 Strata 16 to 20 1,663 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 806,000 - 484 Strata 16 to 20 1,664 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,040,000 - 624 Strata 11 to 15 1,666 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,040,000 - 624 Strata 11 to 15 1,666 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 808,000 - 484 Strata 11 to 15 1,668 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 826,000 - 495 Strata 16 to 20 1,668 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 826,000 - 495 Strata 11 to 15 1,668 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 718,000 - 431 Strata 16 to 20 1,668 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 826,000 - 495 Strata 11 to 15 1,668 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,042,000 - 624 Strata 11 to 15 1,669 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,563,000 - 936 Strata 31 to 35 1,669 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,042,000 - 624 Strata 21 to 25 1,669 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 737,000 - 441 Strata 16 to 20 1,670 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 737,000 - 441 Strata 11 to 15 1,670 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 737,000 - 441 Strata 11 to 15 1,670 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,044,000 - 624 Strata 21 to 25 1,672 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 810,000 - 484 Strata 16 to 20 1,672 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 720,000 - 431 Strata 11 to 15 1,672 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 720,000 - 431 Strata 11 to 15 1,672 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,046,000 - 624 Strata 16 to 20 1,675 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,046,000 - 624 Strata 16 to 20 1,675 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 812,000 - 484 Strata 11 to 15 1,676 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 830,000 - 495 Strata 11 to 15 1,676 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 830,000 - 495 Strata 11 to 15 1,676 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 722,000 - 431 Strata 16 to 20 1,677 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 741,000 - 441 Strata 11 to 15 1,679 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 814,000 - 484 Strata 21 to 25 1,680 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 724,000 - 431 Strata 16 to 20 1,682 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 724,000 - 431 Strata 11 to 15 1,682 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 724,000 - 431 Strata 11 to 15 1,682 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 834,000 - 495 Strata 11 to 15 1,684 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 834,000 - 495 Strata 11 to 15 1,684 Jan-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,052,000 - 624 Strata 16 to 20 1,685 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 816,000 - 484 Strata 11 to 15 1,685 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,052,000 - 624 Strata 16 to 20 1,685 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 836,000 - 495 Strata 21 to 25 1,688 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 818,000 - 484 Strata 21 to 25 1,689 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 728,000 - 431 Strata 16 to 20 1,691 Feb-17
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    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 728,000 - 431 Strata 11 to 15 1,691 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,438,000 - 850 Strata 26 to 30 1,691 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 838,000 - 495 Strata 11 to 15 1,692 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 838,000 - 495 Strata 11 to 15 1,692 Nov-16
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    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,058,000 - 624 Strata 16 to 20 1,695 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,058,000 - 624 Strata 16 to 20 1,695 Nov-16
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    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 842,000 - 495 Strata 16 to 20 1,701 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 824,000 - 484 Strata 16 to 20 1,701 Jan-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 842,000 - 495 Strata 16 to 20 1,701 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 751,000 - 441 Strata 21 to 25 1,702 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 752,000 - 441 Strata 11 to 15 1,704 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,064,000 - 624 Strata 16 to 20 1,704 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,064,000 - 624 Strata 16 to 20 1,704 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 753,000 - 441 Strata 16 to 20 1,706 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 753,000 - 441 Strata 16 to 20 1,706 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,452,000 - 850 Strata 26 to 30 1,708 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 828,000 - 484 Strata 16 to 20 1,709 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 828,000 - 484 Strata 21 to 25 1,709 Jan-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 736,000 - 431 Strata 16 to 20 1,709 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 846,000 - 495 Strata 16 to 20 1,709 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,068,000 - 624 Strata 21 to 25 1,711 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,070,000 - 624 Strata 16 to 20 1,714 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 757,000 - 441 Strata 16 to 20 1,715 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 849,000 - 495 Strata 16 to 20 1,715 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 850,000 - 495 Strata 16 to 20 1,717 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 850,000 - 495 Strata 16 to 20 1,717 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 832,000 - 484 Strata 16 to 20 1,718 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 740,000 - 431 Strata 16 to 20 1,719 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,480,000 - 861 Strata 31 to 35 1,719 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 740,000 - 431 Strata 16 to 20 1,719 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 740,000 - 431 Strata 21 to 25 1,719 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,073,000 - 624 Strata 16 to 20 1,719 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,443,000 - 840 Strata 31 to 35 1,719 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 742,000 - 431 Strata 16 to 20 1,723 Jan-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,076,000 - 624 Strata 21 to 25 1,723 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 854,000 - 495 Strata 16 to 20 1,725 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 854,000 - 495 Strata 16 to 20 1,725 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 836,000 - 484 Strata 16 to 20 1,726 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 744,000 - 431 Strata 16 to 20 1,728 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 744,000 - 431 Strata 16 to 20 1,728 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 763,000 - 441 Strata 16 to 20 1,729 Mar-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 858,000 - 495 Strata 16 to 20 1,733 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,082,000 - 624 Strata 21 to 25 1,733 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,082,000 - 624 Strata 21 to 25 1,733 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 765,000 - 441 Strata 16 to 20 1,733 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 840,000 - 484 Strata 16 to 20 1,734 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,084,000 - 624 Strata 21 to 25 1,736 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 748,000 - 431 Strata 16 to 20 1,737 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 748,000 - 431 Strata 16 to 20 1,737 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 767,000 - 441 Strata 16 to 20 1,738 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 767,000 - 441 Strata 16 to 20 1,738 Jan-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 844,000 - 484 Strata 21 to 25 1,742 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,088,000 - 624 Strata 21 to 25 1,743 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 864,000 - 495 Strata 16 to 20 1,745 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 752,000 - 431 Strata 16 to 20 1,747 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 752,000 - 431 Strata 16 to 20 1,747 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 866,000 - 495 Strata 21 to 25 1,749 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 848,000 - 484 Strata 21 to 25 1,751 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 868,000 - 495 Strata 21 to 25 1,753 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,096,000 - 624 Strata 21 to 25 1,756 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 775,000 - 441 Strata 16 to 20 1,756 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,494,000 - 850 Strata 36 to 40 1,757 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 852,000 - 484 Strata 21 to 25 1,759 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,100,000 - 624 Strata 21 to 25 1,762 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,102,000 - 624 Strata 21 to 25 1,765 Feb-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,102,000 - 624 Strata 26 to 30 1,765 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,522,000 - 861 Strata 36 to 40 1,767 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 856,000 - 484 Strata 21 to 25 1,767 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 781,000 - 441 Strata 21 to 25 1,770 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 1,106,000 - 624 Strata 26 to 30 1,772 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 783,000 - 441 Strata 21 to 25 1,774 Mar-17
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 1,108,000 - 624 Strata 21 to 25 1,775 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 860,000 - 484 Strata 21 to 25 1,775 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 766,000 - 431 Strata 21 to 25 1,779 Dec-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 yrs lease commencing from 2015 New Sale 1 789,000 - 441 Strata 21 to 25 1,788 Nov-16
    QUEENS PEAK DUNDEE ROAD Condominium 03 RCR 99 years leasehold New Sale 1 867,000 - 484 Strata 26 to 30 1,790 Nov-16

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    Quote Originally Posted by bargain hunter View Post
    its the same as buying other property right? buyers buy residential property because they may not want to allocate that particular amount of money to any other asset class and given that among residential property, this project is still relatively attractive to them for various reasons, why not?
    The recent tweak in measures does give developers an opportunity to sell more with right pricing. The market is sentiment driven. With 'songs and dance', it attracts some people to enter the market. This encourages some people who are staying on the sideline to take the plunge. Usually people who buy from new launches are cash tight or the less savvy. Savvy investors usually buy resale completed units and not quite in RCR or OCR where prices have corrected only by 11% as compared with CCR by more than 30%.

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    comparing Paya Lebar to Queenstown sounds so wrong . You mentioned Queenstown people tend to picture it as an attractive and desirable residential area. You mentioned Paya Lebar people will associate it to Geylang, maid base camp, noisy, etc.

    Ok, lets get to the number. Comparing the resale price of leasehold between these 2 large developments close to MRT:
    - Queens, queenstown mrt, TOP 2002, 2 bedrooms 915 sqft 1.2 millions, 3 bedrooms 1195 sqft 1.4 millions
    - Simsville, paya lebar mrt, TOP 1998, 2 bedrooms 980 sqft 900K, 3 bedrooms 1249 sqft 1.1 millions

    The quantum price for Paya Lebar is around 20-25% lower than Queenstown.

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    Quote Originally Posted by Amber Woods View Post
    The recent tweak in measures does give developers an opportunity to sell more with right pricing. The market is sentiment driven. With 'songs and dance', it attracts some people to enter the market. This encourages some people who are staying on the sideline to take the plunge. Usually people who buy from new launches are cash tight or the less savvy. Savvy investors usually buy resale completed units and not quite in RCR or OCR where prices have corrected only by 11% as compared with CCR by more than 30%.
    i agree with you on your final sentence and hope that i am also a savvy investor haha. however, people who buy from new launches are not necessarily cash tight or less savvy. in general, there are a lot of people who like brand new units, a lot more than savvy investors. they buy for various reasons. e.g. grandeur park units are so small but the quantum is "affordable" so the product is something which these buyers want. they may be low budget but not necessarily cash tight.

    with regards to savvy or not, i'd say buying at 30% discount in CCR is a long term thing and also requires enduring lower rental yields in the short run, especially for the older properties. meanwhile, a project like park place would give higher short term yield and cash flow especially when it is brand new. its more of different strategy than anything.

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    It's overly judgemental to conclude that.

    People buy property due to various reasons. One should note that TDSR is a permanent measure and the sectorial gaps might be long lasting. In other words, we are not sure if the gap will widen back to pre TDSR levels 10 years later.

    Both CCR and OCR comprises highly heterogeneous regions. It is quite naive to think every development in the sector will experience same price movements as well. In fact, even in the same region, different micro location factors, density and workmanship factors influence buyer and seller dynamics as well.

    Quote Originally Posted by Amber Woods View Post
    The recent tweak in measures does give developers an opportunity to sell more with right pricing. The market is sentiment driven. With 'songs and dance', it attracts some people to enter the market. This encourages some people who are staying on the sideline to take the plunge. Usually people who buy from new launches are cash tight or the less savvy. Savvy investors usually buy resale completed units and not quite in RCR or OCR where prices have corrected only by 11% as compared with CCR by more than 30%.
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

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    You are definitely savvy and discerning who has snapped up a great bargain!

    Quote Originally Posted by bargain hunter View Post
    i agree with you on your final sentence and hope that i am also a savvy investor haha. however, people who buy from new launches are not necessarily cash tight or less savvy. in general, there are a lot of people who like brand new units, a lot more than savvy investors. they buy for various reasons. e.g. grandeur park units are so small but the quantum is "affordable" so the product is something which these buyers want. they may be low budget but not necessarily cash tight.

    with regards to savvy or not, i'd say buying at 30% discount in CCR is a long term thing and also requires enduring lower rental yields in the short run, especially for the older properties. meanwhile, a project like park place would give higher short term yield and cash flow especially when it is brand new. its more of different strategy than anything.
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

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    Quote Originally Posted by bargain hunter View Post
    i agree with you on your final sentence and hope that i am also a savvy investor haha. however, people who buy from new launches are not necessarily cash tight or less savvy. in general, there are a lot of people who like brand new units, a lot more than savvy investors. they buy for various reasons. e.g. grandeur park units are so small but the quantum is "affordable" so the product is something which these buyers want. they may be low budget but not necessarily cash tight.

    with regards to savvy or not, i'd say buying at 30% discount in CCR is a long term thing and also requires enduring lower rental yields in the short run, especially for the older properties. meanwhile, a project like park place would give higher short term yield and cash flow especially when it is brand new. its more of different strategy than anything.
    Could you enlighten how new under construction project gives higher short term yield?

    You start paying for your under construction unit progressively the moment you sign the agreement to purchase. You continue to pay and even need to draw down your loan until TOP and not collecting any rental for the next 4 years. For completed resale, you start collecting rental almost immediately.

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    Quote Originally Posted by Amber Woods View Post
    Could you enlighten how new under construction project gives higher short term yield?

    You start paying for your under construction unit progressively the moment you sign the agreement to purchase. You continue to pay and even need to draw down your loan until TOP and not collecting any rental for the next 4 years. For completed resale, you start collecting rental almost immediately.
    for owner occupiers, there are buyers who like to build up their cash hoard during those 4 years while the loan also only kicks in partially at each stage.

    sorry, for investors, what I meant was upon completion, it would be easier to rent out and at a higher rate vs an old freehold property.

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    Quote Originally Posted by bargain hunter View Post
    for owner occupiers, there are buyers who like to build up their cash hoard during those 4 years while the loan also only kicks in partially at each stage.

    sorry, for investors, what I meant was upon completion, it would be easier to rent out and at a higher rate vs an old freehold property.
    So for investors, the so call "higher yield" only kicks in after TOP but they continue to pay progressive payments and even drawn down their loan without collecting any rental for 4 long years. So for investors, it does not make sense to buy new launch. Investors should buy completed and less than 10 years apartment to get the higher yield right?

    Most of these new launches are either shoe box or compact units. Not many owner occupiers are buying them. Hence, you will be surprise that many of these buyers are actually fairly new (less savvy) investors.

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    Quote Originally Posted by Amber Woods View Post
    So for investors, the so call "higher yield" only kicks in after TOP but they continue to pay progressive payments and even drawn down their loan without collecting any rental for 4 long years. So for investors, it does not make sense to buy new launch. Investors should buy completed and less than 10 years apartment to get the higher yield right?

    Most of these new launches are either shoe box or compact units. Not many owner occupiers are buying them. Hence, you will be surprise that many of these buyers are actually fairly new (less savvy) investors.
    actually the progressive payments on the loan can be 'fairly light' till closer to TOP. ie for the first 3 years, between the first 20% and the closer to TOP say disburse 10% p.a. (i'm not too sure coz i only buy resale lol) the montly payment is not that high. there's also currently a loan war for such loans right? think banks are trying to "help" these buyers with the lowest available rates for these new units. somehow, the math will add up for these buyers if u add in the "brand new" mentality.

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    Quote Originally Posted by bargain hunter View Post
    actually the progressive payments on the loan can be 'fairly light' till closer to TOP. ie for the first 3 years, between the first 20% and the closer to TOP say disburse 10% p.a. (i'm not too sure coz i only buy resale lol) the montly payment is not that high. there's also currently a loan war for such loans right? think banks are trying to "help" these buyers with the lowest available rates for these new units. somehow, the math will add up for these buyers if u add in the "brand new" mentality.
    So we can safely say these buyers are likely to be cash tight and need the additional time to accumulate their cash position. Alternatively, just like what you said, it is their "mentality" if that sounds more acceptable to these less savvy people.

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    What one buys does not fully determine whether he/she is savvy, although we know how savvy those are that wait and wait and wait calling others non-savvy.

    What a buyer uses it for is the main factor. Warranty, new unit and building, own stay reasons, avoidance of SSD period etc... Older units also have other issues. An old car does not suffer high depreciation but costly repairs can set in. If you avoid that, then it is the better deal, but there is no way to guarantee avoidance.

    According to progressive payment schedule, the full payment will kick in only after about half to one year after TOP when the project receives CSC status. 15% of the payment from the developer is withheld by the bank.
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

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    Ai yoh, there is a group of property speculators/specu-vestors like my friend, who will buy new 99-years leasehold with little cash upfront (with progressive payment) and then flip to others within 10 years and let others hold the babies as the lease runs down...

    Obviously for such people, they will tell you BRAND new or relatively new <10 years old properties are GOOD, 99-years leasehold properties doesn't matter and even better than freehold properties because LOWER PRICE and higher rental yield (but conveniently will not tell you 99-years leasehold means you collect rental for 99-years only vs freehold FOREVER and also the VALUE of your 99-years leasehold property is ZERO at the end of 99-years lease).......


    Quote Originally Posted by Amber Woods View Post
    So we can safely say these buyers are likely to be cash tight and need the additional time to accumulate their cash position. Alternatively, just like what you said, it is their "mentality" if that sounds more acceptable to these less savvy people.

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