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Thread: Viva (D11, Freehold, Allgreen)

  1. #241
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    Quote Originally Posted by ekl2ekl2
    Talking about TOP euphoria, new record just set for Viva

    3 roomer 2148pfs, $2.88M

    Now the rest can ask for 2200-2500pfs.
    What floor? Maybe it has a commanding view of the surroundings.

  2. #242
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    Quote Originally Posted by kane
    What floor? Maybe it has a commanding view of the surroundings.
    18th floor, facing park and United sq car park and edge of pool.

    Have seen various stacks at Viva, no great views generally except those facing swim pool directly and those units having some of the city and CTE views.

  3. #243
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    8 Suffolk Walk #18-09

  4. #244
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    was it the 18 floor that draw the buyer's interest? heh.

  5. #245
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    2012-10-08 #18-XX 1,324sf
    2,148psf


  6. #246
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    Quote Originally Posted by Rysk
    2012-10-08 #18-XX 1,324sf
    2,148psf

    $2,844,450

  7. #247
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    Default WoodPro

    WoodPro, is a member of the National Wood Flooring Association and one of the few timber contractors who registered with the Building Control Authority (BCA). We have done numerous Decking and Bay Windows at Mi Casa/ Caspian / Rochelle / Vivace / The Verve... Etc.
    Do kindly contact us at 93668200 / 96839276 or send us an email to [email protected]
    Below are some photographs of our recently completed projects.



  8. #248
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    Exclamation Decking & Baywindow Promotion

    Dear Owner,

    I'm Perlin from Floor Xpert Pte Ltd, on behalf of Floor Xpert.

    I am glad to share our services to you here. Do check out the BP price valid from 1.11.2012

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    Do refer to the attach pictures for more information. Or visit us at www.floorxpert.com

    We have done project for Mi Casa, Caspian, Liva, Woodleigh , Optima, Trizon, Viva & etcs

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    Perlin
    Email : [email protected]
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  9. #249
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    Quote Originally Posted by Rysk
    2012-10-08 #18-XX 1,324sf
    2,148psf

    Well.. yet another record breaking..

    1,528sf
    2,198psf

  10. #250
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    Quote Originally Posted by Rysk
    Well.. yet another record breaking..

    1,528sf
    2,198psf
    Yet another one.. UP UP UP

    VIVA SUFFOLK WALK Condominium 3,438,000 1,528 Strata 2,249psf Nov-12

  11. #251
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    Quote Originally Posted by Rysk
    Yet another one.. UP UP UP

    VIVA SUFFOLK WALK Condominium 3,438,000 1,528 Strata 2,249psf Nov-12
    Simply amazing. we talked about TOP euphoria in earlier threads.

    So now we have Viva, a Novena condo hitting near 2300pfs for non-MM units, way ahead of Newton condos such as Trilight, Residences@Evelyn etc.

    Can get non MM condos at heart of Orchard for this pfs.

    Other than good finishing interior, can't find special reasons for this.
    Some stacks, facing quite bad.

  12. #252
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    Check how much the recently sold white site right beside Novena MRT went for. That is your answer.

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    Quote Originally Posted by mcmlxxvi
    Check how much the recently sold white site right beside Novena MRT went for. That is your answer.
    Not many condo. in Novena is having such a big site area, located adjacent to a small park, close to MRT via underground tunnel and is also freehold. For Singapore to become a regional Medical Hub, the targetted number of healthcare professional is to be increased from the current figure of 36,000 to 69,000 based on a report. This is excluding the non-professional supporting workforce. Meaning that there are still alot of investment to be done in healthcare sector. Some of this investment will naturally flow into Novena area. In time to come, Novena will be further transformed. The quicker the indonesian becomes richer, as their economy is growing at 6%+ per annum, the faster Novena will be transformed into a regional medical hub.

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    so the balestier area would get a boost too?

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    Quote Originally Posted by propertychap
    so the balestier area would get a boost too?
    Since now Viva almost 2.2-2.3k psf for a 1528sf unit
    Just 1.3km away The Arte (Thomson/Balestier side) 1528sf unit was transacting at 1.2-1.3k psf..
    Meaning for every 100m is about $100psf??

  16. #256
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    does it make vista residence penthouse at 1900psf look cheap?

  17. #257
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    does it make vista residence penthouse at 1900psf look cheap?

  18. #258
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    Quote Originally Posted by propertychap
    does it make vista residence penthouse at 1900psf look cheap?
    Makes Hamy Scotts looks cheap a cheap

    HAMILTON SCOTTS 37 Scotts Road #05-02 1 256 Strata 8,130,200 31759 2950 30-NOV-2012 Apartment Freehold 2012 Sub Sale HDB 09 22 228229 Central Region Newton

    HAMILTON SCOTTS 37 Scotts Road #05-01 1 256 Strata 8,130,200 31759 2950 30-NOV-2012 Apartment Freehold 2012 Sub Sale Private 09 22 228229 Central Region Newton

  19. #259
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    HDB owners have lots of hidden wealth...

  20. #260
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    The other possible conclusion is that Viva is over priced and the rest are relatively cheap.

    Good location, excellent internal finishing, but external does not have the luxurious look. Small entrance and the best stacks face the multistorey UE Sq car park and the lower floors will see the constant movements of cars at night and the ventilator shunts. The not so good stacks face each other ( 8-10m?) and from balcony can say hello to neighbours and curtains have to be up all the time. Didn't quite like this but some people may not mind.

    Would be interesting to see if current high pfs can be sustained a year after TOP.

  21. #261
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    No vested interest but IMO, overpriced compared to other D9/10 projects

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    Quote Originally Posted by propertychap
    so the balestier area would get a boost too?
    It will be interesting to know what make a district acquired its "premium status" over time? What are the signs that an investor can detect for such a transformation ? Lets do a comparison between Balestier vs Novena areas based on the following factors:Novena Area:1) Residential development standard: Luxurious condo. began to be built in this area a dacade ago; such as Lincoln Modern by SCDA architect. 2) Hotel standard:It consists of a few 3-4 star hotel development. Oasis hotel by FEO is the lattest addition. It will be interesting to know what kind of Hotel will be developed by Fragrance Group ( site adjacent to the revenue house) and Hoi Hup ( white site adjacent to Novena Square). The trend seems to be moving upmarket.3)Shopping Mall standard:A group of destination malls not only serving the daily needs of the neighbourhood residences, but have attracted customers from other part of s'pore.4)Foreigner enclave:Korean and Indonesian.Balestier Area:1) Residential development standard:Little known luxurious condo. development in this area.2) Hotel standard:Mostly budget hotels. No luxurious hotel development in this area. High possibility of attracting undesirable activities if it is without the monitoring from the government.3)Shopping Mall standard:None. Only good for hawker food and heritage.4)Foreigner enclave:Not clear.In this simple comparison, Balestier area looks like still has a long way to go to acquire its " premium status " despite its close proximity to the city and Novena. Does the premuim status of Novena area justified its huge price margin in relation to its neighbouring balestier area? What price margin is considered right? Is Viva condo. overpriced in comparing with its surrounding development? I will attempt to give my 2 cts comment sometime later.

  23. #263
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    I think it is not Viva that is over-priced, rather, it is the surrounding resale condos that are under-priced especially when compared to those OCR condos already hitting >S$1500 psf

    Quote Originally Posted by jslee78
    It will be interesting to know what make a district acquired its "premium status" over time? What are the signs that an investor can detect for such a transformation ? Lets do a comparison between Balestier vs Novena areas based on the following factors:Novena Area:1) Residential development standard: Luxurious condo. began to be built in this area a dacade ago; such as Lincoln Modern by SCDA architect. 2) Hotel standard:It consists of a few 3-4 star hotel development. Oasis hotel by FEO is the lattest addition. It will be interesting to know what kind of Hotel will be developed by Fragrance Group ( site adjacent to the revenue house) and Hoi Hup ( white site adjacent to Novena Square). The trend seems to be moving upmarket.3)Shopping Mall standard:A group of destination malls not only serving the daily needs of the neighbourhood residences, but have attracted customers from other part of s'pore.4)Foreigner enclave:Korean and Indonesian.Balestier Area:1) Residential development standard:Little known luxurious condo. development in this area.2) Hotel standard:Mostly budget hotels. No luxurious hotel development in this area. High possibility of attracting undesirable activities if it is without the monitoring from the government.3)Shopping Mall standard:None. Only good for hawker food and heritage.4)Foreigner enclave:Not clear.In this simple comparison, Balestier area looks like still has a long way to go to acquire its " premium status " despite its close proximity to the city and Novena. Does the premuim status of Novena area justified its huge price margin in relation to its neighbouring balestier area? What price margin is considered right? Is Viva condo. overpriced in comparing with its surrounding development? I will attempt to give my 2 cts comment sometime later.

  24. #264
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    Quote Originally Posted by teddybear
    I think it is not Viva that is over-priced, rather, it is the surrounding resale condos that are under-priced especially when compared to those OCR condos already hitting >S$1500 psf
    Ya.. when we are talking about brand new TOP big FH unit Viva hitting 2250psf.. uncompleted 99-LH OCR big unit Sky Habitat transacted at 1700psf & while far away one ECO at 1500psf..

    In fact those OCR 99-LH big units at 1500-1700psf already outstrip City fringe Balestier FH big unit 1200-1400psf

    Pay 500psf more over SH 1700psf.. and you are in Prime district(not OCR).. D11(not D20).. Novena(not Bishan).. Freehold(not 99-LH).. TOP(uncompleted)

  25. #265
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    SH Bishan is RCR la

  26. #266
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    Quote Originally Posted by mcmlxxvi
    SH Bishan is RCR la
    Can moderator transfer SH from Suburbia folder to City fringe folder??
    Or best transfer the whole Dist.20 folder to City fringe folder..

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    I have done some price comparison ( 2bd room unit) for Viva condo. within Novena area based on:1) Condo. with similar large site area + common facilities : a) Park Infinia( FH) = 1987-2049psf (850m2).b) Soleil (LH) = 1800-1884psf(958m2).c) Viva (FH) = 2002-2150psf (958/1044m2)From the above, The price of Viva is about 5%(100psf) higher than its older cousin, the Mass market park infinia completed in 2008, and is about 10% higher than the Lease hold, highend Soleil completed in 2011. 2) Condo. with similar highend finishes:a) 26 Newton (FH) = 2400-2463psf (614-775m2)b) Viva (FH) = 2002-2150psf (958/1044m2)From the above, The price of Viva is about 10-15% lower than 26-Newton, which occupied a small site, is located further away from MRT and amenity, surrounded by towers on all sides and uncompleted. The only winning feature of 26 Newton is its smaller price quantum.Generally speaking, and despite limited comparison , Viva price doesnot seem to be excessively high in comparison with its neighbours. This comparison may reveal some of the reasons behind its recent price surge; It is a rare product by virtue of its large land size + within MRT walking distance + in a mature residential estate that is close to the city. Not many site have these combination of positive elements. Lastly, I am puzzled by one abnormality of Viva; The price of its larger units ( usually 3-bedroom unit) is leading the price surge. This is the opposite from most condo. in Singapore in current market situation (since the arrival of MM unit) . Upon close examination, there may be an answer to this abnormality, too.

  28. #268
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    MR B has requested me to share this "record breaking" psf.. cos he was banned for access into this forum..

    VIVA SUFFOLK WALK Condominium $2,250,000 958sf Strata 2,349psf Mar-13

  29. #269
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    Quote Originally Posted by Rysk
    MR B has requested me to share this "record breaking" psf.. cos he was banned for access into this forum..

    VIVA SUFFOLK WALK Condominium $2,250,000 958sf Strata 2,349psf Mar-13
    CCR also can perform despite ABSD
    Ride at your own risk !!!

  30. #270
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    This is recorded as subsale. Most likely the option to purchase was signed before the release of CM7. Anyone can verify?

    Without CM7, property price would really surge up quickly as shown in the sudden big jump of selling price of about 10 -15% for Viva unit before and after the announcement of QE3.

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