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Thread: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

  1. #211
    sian... Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Yesterday after work i went dwn to the shwrm at keppel bay. The place was virtually only agts, no customers. Agts see me like saw walking gold. Chiong to me. Very patietic senario. Last time newspaper write wah, funds and arabs want to buy the whole block. Talking cock, nobody there. Only stupid arab like osama would buy the whole block. Somemore say got indonesian buyers. I think the only indonesian there is some maid boiling water for the agents. Worst of it all, agts try to hard sell me, sian... this is not buying computer or stereo set. One word for reflections. Reflect on your price and relaunch again, if not you will have to sell at 50% discount in a few years time.

  2. #212
    Investor. Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by sian...
    Yesterday after work i went dwn to the shwrm at keppel bay. The place was virtually only agts, no customers. Agts see me like saw walking gold. Chiong to me. Very patietic senario. Last time newspaper write wah, funds and arabs want to buy the whole block. Talking cock, nobody there. Only stupid arab like osama would buy the whole block. Somemore say got indonesian buyers. I think the only indonesian there is some maid boiling water for the agents. Worst of it all, agts try to hard sell me, sian... this is not buying computer or stereo set. One word for reflections. Reflect on your price and relaunch again, if not you will have to sell at 50% discount in a few years time.
    Nobody there?
    Wah! That's mean it is a good time to accumulate man!

  3. #213
    sian... Guest

    Thumbs down Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Siow ah you? Think you using monopoly money to buy it is? Unless you want to have a underwater portfolio then go ahead and buy reflections. End of the day you will reflect how stupid you are to buy an overpriced project. My portfolio very clean and nice, everything i buy is not based on projections. It is based on fundamentals. I buy using warren buffet techniques. Reflection buyers are buying like dot com buyers. Rash and dunno how to calculate.

  4. #214
    Investor. Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by sian...
    Siow ah you? Think you using monopoly money to buy it is? Unless you want to have a underwater portfolio then go ahead and buy reflections. End of the day you will reflect how stupid you are to buy an overpriced project. My portfolio very clean and nice, everything i buy is not based on projections. It is based on fundamentals. I buy using warren buffet techniques. Reflection buyers are buying like dot com buyers. Rash and dunno how to calculate.

    Different investors buy for different needs. Why say I am siow and stupid? Just to prove that you are smart?

    I have different kinds of portfolio, including your kind of portfolio.

    If the buyers are shy of Reflection .....
    To you: you will stay far away from it.
    To me: it is an opportunity.

  5. #215
    Q&A Guest

    Default It's Q&A Time

    "Who is the US fund that bought an entire block of Wing Tai's Draycott 8 project in May 2006?"

  6. #216
    Unregistered Guest

    Default Re: It's Q&A Time

    Quote Originally Posted by Q&A
    "Who is the US fund that bought an entire block of Wing Tai's Draycott 8 project in May 2006?"
    citadel? think they also bought units at one tree hill.

  7. #217
    Unregistered Guest

    Default Re: It's Q&A Time

    Quote Originally Posted by Unregistered
    citadel? think they also bought units at one tree hill.
    They also bought 25% of Chip Eng Seng.

    Big time, man!

  8. #218
    Q&A Guest

    Default Re: It's Q&A Time

    Quote Originally Posted by Unregistered
    citadel? think they also bought units at one tree hill.
    Wrong!
    It is not Citadel.

    No mark for you!

  9. #219
    Q&A Guest

    Default It's Q&A Time

    "Which US hedge fund snapped up 25 units of Soilbuild's One Tree Hill Residence in December 2006?"

  10. #220
    Unregistered Guest

    Default Singapore Sets Temporary Ban On Office Conversions

    Doreen Siow
    Reuters
    Singapore
    21 May 2007

    A Singapore government agency on Monday announced a temporary ban on converting offices in its central business district for other uses such as housing, because strong demand has resulted in a shortage of office space.

    Singapore developers United Industrial Corp. (UIC) and City Developments (CityDev) , which own old office properties in the downtown district, could be affected by the decision, analysts said.

    The city-state's real estate market has rebounded sharply, with strong demand for luxury properties ensuring that many new projects are snapped up within just a few days.

    CityDev sold its One Shenton residential project, a converted office block in the business district, within two days of its launch in January.

    The growth in the financial services sector has also led to a significant increase in demand for office space over the past two years.

    Prime office rents have jumped 77 percent in the first quarter of this year to S$10.60 ($7) per square foot a month from a year ago, according to CBRE Research.

    The ban on conversions, which takes place with immediate effect, is "to curb further depletion of the existing stock of office space," the Urban Redevelopment Authority (URA) said in a statement.

    URA said the demand for office space is expected to continue to grow, especially in the central area as Singapore strengthens its position as an international financial and business centre.

    About 330,000 sq metres (3.6 million sq ft) of new office space is expected to be completed between now and the end of 2009, the URA said.

    "This new supply will be insufficient to meet the projected increase in demand between now and end 2009," it added.

    However, the situation is expected to improve in 2010 when further new supply, of about 330,000 sq metres in total is expected to come on stream. This includes 180,000 sq metres of office space in the first phase of Singapore's new downtown business district, the Marina Bay Financial Centre.

  11. #221
    shalorsar Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    When Caribbean was released everyone said it was over priced. Now price increase nearly 50% in 12 months. Anyone entering this market has the sense to know you need at least three years committment, in 3 years time I guarantee Reflections buyers will be easy to spot...........by the huge smiles on their faces!

    Keppel are a smart and responsible developer........they can also wait if they need to, just like they did in Caribbean.

    Any fool with money can buy in Orchard, it's value is static and rises or drops based on general trend. Smart investors look for un-locked value. From Vivo City, to new Marina, circle line, Reflections and IR......so much is happening in this region that is why the smart investors are there.

    You wanna go with the market....10% or 15% go to Orchard. You want to be an investor 30%+ you got to use your head to look ahead!

  12. #222
    Trump Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Shalorsar said: "Any fool with money can buy in Orchard, it's value is static and rises or drops based on general trend". I beg to differ. Prime locations hold their value better than any other locations.

    Orchard, like any other major city's main shopping belt, will always be prime of the prime. Think Park Avenue near Fifth Ave NY, Mayfair near Oxford St London, Causeway Bay HK. Even when the condos there are old there is demand for them and developers will always buy them to re-develop as can be seen in Leonie and Cairnhill.

    Keppel Bay is a "casino concept play". It is like Southbank in Melbourne. Carribean was previously unwanted despite its seafrontliving and great architecture. It recently gained attn cos of the casino. W/o the casino, Caribbean wld still be unwanted- between the port and a huge flyover hardly an ideal location. Its proximity to Vivo is not a plus. Vivo is just like any other shoping centre. It is the casino which is its drawing card.

    I like Reflections and I'm an admirer of Libeskind. However it being 99 yr old is a big deterrant. While a rising tide lifts all boats like presently, it'll be difficult to find buyers once Carribean or Reflections becomes > 10 yrs old. And There is the perennial problem of value decay as the lease runs out.

    It'll be a long time before reflections become en-bloc if ever at all. It prob has maximised its plot ratio for the next 20 yrs. I have no problem seeing Orchard at $7000psf in a couple of years while Keppel Bay will be half that. (cos of the 99 yr element).

  13. #223
    shalorsar Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    It depends on your investment outlook. If I want 20 years, I would pick Orchard. If I want 3 to 10 years I would (and did) pick Keppel area.

    I am not knocking Orchard, it always has and always will be a prime area. I can also stick $1m in the bank and be sure I will get 2% interest!

    Call it casino, vivo or whatever you want, fact of the matter is people could not see the potential in this area as little as 1 year ago, and now they can! And will continue to until at least the IR opens.

    Only in Singpoare do you get this ridiculous argument about 99 year lease. What age are the sites going en bloc at the moment? How many 40 year old condo's are in prime areas in Singapore? Are you worried about your grand kids inheritance?

    Anyway this mentaility is fine by me. Some pick safe blue chips others find hidden value.

  14. #224
    trump Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    ah you re talking your book.. it is not the longevity of 99 yr lease which bothers me but the time decay of its value.

    if it is FH i wld close eyes and buy Keppel Bay. just look at the old glories 99yr projects like Bayshore Park, The Bayshore, Mandarin Gardens.. selling for half the price of its FH neighbours while new 99yr ones are only 20% discount from FH. Once it passes 10 yrs on the lease the value drops dramatically.I know cos my prev condo was a 99yr and i had a tough time selling when the land reached 10 yrs.

    I guess for prime 99yr, en bloc is a possibility like Horizon Towers, Grangeford, Farrer Ct, Pine Grove, etc. but outside prime, en-bloc is virtually unheard of.

    in China and London where all properties are Leasehold it doesnt matter but in a dual tenure mkt like Singapore it matters a lot.

    in financial speak, FH is like a perpetual. leasehold is like a bond with a call back feature.

    if you bought Reflections congrats i'm sure u can make money. if you bought caribbean you shld be ok if you sell before it reaches 10 yr old. anyway that is an excellent location!

  15. #225
    Unregistered Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by trump
    ah you re talking your book.. it is not the longevity of 99 yr lease which bothers me but the time decay of its value.

    if it is FH i wld close eyes and buy Keppel Bay. just look at the old glories 99yr projects like Bayshore Park, The Bayshore, Mandarin Gardens.. selling for half the price of its FH neighbours while new 99yr ones are only 20% discount from FH. Once it passes 10 yrs on the lease the value drops dramatically.I know cos my prev condo was a 99yr and i had a tough time selling when the land reached 10 yrs.

    I guess for prime 99yr, en bloc is a possibility like Horizon Towers, Grangeford, Farrer Ct, Pine Grove, etc. but outside prime, en-bloc is virtually unheard of.

    in China and London where all properties are Leasehold it doesnt matter but in a dual tenure mkt like Singapore it matters a lot.

    in financial speak, FH is like a perpetual. leasehold is like a bond with a call back feature.

    if you bought Reflections congrats i'm sure u can make money. if you bought caribbean you shld be ok if you sell before it reaches 10 yr old. anyway that is an excellent location!
    SOmething must be wrong here that you live by the one of the busiest container port in the world and you called those "sea View" are fantanstic? I guess you dn't have to go far to find out what "sea view" condos are supposed to be. I guess if you live at the penthouse, the container ships from a distance could be quick nice looking and may even be mistaken as a super luxury jumbo size yacht

  16. #226
    Unregistered Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by Unregistered
    SOmething must be wrong here that you live by the one of the busiest container port in the world and you called those "sea View" are fantanstic? I guess you dn't have to go far to find out what "sea view" condos are supposed to be. I guess if you live at the penthouse, the container ships from a distance could be quick nice looking and may even be mistaken as a super luxury jumbo size yacht
    That is the power of advertisement. Some people will buy into the idea that it's design by renown designer and honestly it looks great. The so call sea view becomes less of important to these people.

  17. #227
    architecture lover Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Big name architects dont necesarily mean success for the project. Look at Orchard Scotts(arquitectonica) and The Linear(kenzo tange) trying so hard to push but to no avail. Scotts is becos of 99 yr status amidst a FH area.. Linear is cos of the bad location.

    There'll be more big name architect projects coming soon namely Cliveden (Carlos Ott), Pintjoe Court (Norman Foster) & Scotts Tower (OMA) which I think will sell out cos of their excellent location and FH status.

  18. #228
    Unregistered Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    True!

    What is most important is the location location location. With a top location, high price is possible to ask for. By top location I don't mean just D1,4,9,10,11,15. I mean even within those districts, the vicinity, the roads leading to it, the surroundings, etc.

  19. #229
    Unregistered Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by Unregistered
    That is the power of advertisement. Some people will buy into the idea that it's design by renown designer and honestly it looks great. The so call sea view becomes less of important to these people.
    Personally, I think the sea view is worth big bucks. Its both i) very nice (much better than East Coats) and ii) guarenteed to be unblocked

    Design is nice but I am more interested in what I see when I look out of my apartment than what it looks like to someone looking in!

  20. #230
    shalorsar Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by Unregistered
    SOmething must be wrong here that you live by the one of the busiest container port in the world and you called those "sea View" are fantanstic? I guess you dn't have to go far to find out what "sea view" condos are supposed to be. I guess if you live at the penthouse, the container ships from a distance could be quick nice looking and may even be mistaken as a super luxury jumbo size yacht
    Tell me where in Singapore is better?

    East Coast has ships at anchor as far as the eye can see, and a plane landing every second.

    Marina will have a reservoir, casino, skyscrapers and a huge wheel......and ships at anchor as far as the eye can see.

    Sentosa is right beside the shipping channel with a container ship coming in or out every second......and ships at anchor as far as the eye can see.

    West coast has more container terminals and oil refineries.......and ships at anchor as far as the eye can see.

    Or perhaps North Island and the delights of JB!

    Singapore aint Sydney or Monaco, so whatever sea view you have is relevant to living on a tiny island that conducts a huge amount of commerce.

    A sea view in Singapore is relative only...... to a sea view in Singapore. May not be the prettiest but it certainly is dynamic.

  21. #231
    Join Date
    Jan 2007
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    113

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Based on these arguments, then Tuas also very good. Got sea view also. Can also see the Jurong islands and some of the mountains in Malaysia.

  22. #232
    Unregistered Guest

    Talking Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Why not Sembawang. Thats also a seaview and no traffic jam??
    Cheap somemore with big trees surrounding and plenty of fresh air. A lot of craps somemore for dinner.

  23. #233
    crab you mean? Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by Unregistered
    Why not Sembawang. Thats also a seaview and no traffic jam??
    Cheap somemore with big trees surrounding and plenty of fresh air. A lot of craps somemore for dinner.
    Crap or crab? hehe

  24. #234
    Join Date
    Jan 2007
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    113

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Of all new projects in the core central region, I think Reflections at Keppel Bay is the hardest to make money because of the sheer size of the project (>1000 units). People who want to make a quick buck in properties shd buy other new projects that are more niche and have fewer units.

  25. #235
    Unregistered Guest

    Thumbs up Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by crab you mean?
    Crap or crab? hehe
    Hahahah. Interestingly both are present in sembawang.

    However in sembawang there are more crabs than craps. As for kepple area will be full of craps gambling out thier money in years to come.

  26. #236
    sentosa? Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Sentosa IR is a family resort kind of thing right? If i'm not wrong, catering to the 3rd world tourists from Southeast Asia and China? So where is the glamour in living so close to the IR? How to justify Reflections' $2000 psf prices? I can think of several other fundamentally stronger locations to spend my $2000 psf on! By "fundamentally stronger" I mean where the rich global citizens shop, work, and play. You know where lah.

  27. #237
    Unregistered Guest

    Talking Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by sentosa?
    Sentosa IR is a family resort kind of thing right? If i'm not wrong, catering to the 3rd world tourists from Southeast Asia and China? So where is the glamour in living so close to the IR? How to justify Reflections' $2000 psf prices? I can think of several other fundamentally stronger locations to spend my $2000 psf on! By "fundamentally stronger" I mean where the rich global citizens shop, work, and play. You know where lah.

    Where ahh???

  28. #238
    shalorsar Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by sentosa?
    Sentosa IR is a family resort kind of thing right? If i'm not wrong, catering to the 3rd world tourists from Southeast Asia and China? So where is the glamour in living so close to the IR? How to justify Reflections' $2000 psf prices? I can think of several other fundamentally stronger locations to spend my $2000 psf on! By "fundamentally stronger" I mean where the rich global citizens shop, work, and play. You know where lah.
    Reflections may seem high now.........so did Caribbean and there average prices have increased c.50% in 12 months.

    Couldn't care less what class of world the money is coming from......but it's coming to distrcit 4 over the next few years.

  29. #239
    Teacher Guest

    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    Quote Originally Posted by shalorsar
    Reflections may seem high now.........so did Caribbean and there average prices have increased c.50% in 12 months.

    Couldn't care less what class of world the money is coming from......but it's coming to distrcit 4 over the next few years.
    Relax!
    Doesn't matter lah.
    If you think it is high, everywhere is high.

    When we look back later, everywhere would have gone up.

  30. #240
    mr funny is offline Any complaints please PM me
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    Default

    http://www.straitstimes.com/Money/St...ry_274328.html

    Sep 2, 2008 Tuesday

    Developers starting to preview projects

    With Hungry Ghost month over, condo projects being launched to test market

    By Fiona Chan, Property Reporter


    An artist's impression of Reflections at Keppel Bay. Units in a new tower block there were released for sale over the weekend. -- PHOTO: KEPPEL CORP

    NOW that Hungry Ghost month is over, property developers are starting to line up project previews and launches to test the market.

    Keppel Land released a new high-rise tower block at its Reflections at Keppel Bay on the weekend, putting up a third of the block's 83 units for sale in Singapore and Hong Kong.

    About 10 apartments have been sold since Saturday, at an average of just over $2,000 per sq ft (psf). Prices range from $1,500 to $2,300 psf, depending on the floor and the view.

    A two-bedroom apartment on a low floor would cost about $1.5 million, according to property agents. Reflections has a total of 1,129 units in six high-rise tower blocks and 11 low-rise villa blocks.


    Also on the weekend, Far East Organization invited interested buyers to its showflat for Miro in Lincoln Road, which sources say will be launched in about two weeks.

    The freehold 85-unit development is priced at around $1,700 per sq ft (psf) on average, they said. Prices start at about $1.6 million for a one-bedroom studio loft of 990 sq ft.

    Also available in the 32-storey tower are two-bedroom units of 1,302 sq ft and three-bedroom lofts at more than 1,600 sq ft.

    A boutique project at nearby Moulmein Road starts previews this weekend with plans for a launch next Monday.

    Mulberry Tree has 32 freehold units and a 'retro-style' facade, said an agent marketing the development. Indicative prices have been set at $1,300 to $1,500 psf. They start at less than $700,000 for the smallest apartment.

    Agents said the two-bedroom flats, of about 710 sq ft each, would cost around $900,000. The project is forecast to be completed at the end of 2011.

    Developer Hong Fok is expected to preview its Concourse Skyline in Beach Road later this month. Prices are likely to range from $1,600 to $2,000 psf, with two-bedroom units priced upwards of $1.8 million, The Straits Times understands.

    The 360-unit development is slated to be completed in 2013.

    Tat Aik Group has also started to preview its Nathan Residences, which will be developed on the former Nathan Court in Nathan Road.

    Sales are expected to start this week, with prices in the region of $2,000 psf, said marketing agents. One-bedroom units will start at $1.2 million and two-bedroom apartments are likely to go for $1.6 million.

    [email protected]

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