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Thread: Luxus Hills

  1. #61
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    Quote Originally Posted by HP65
    Actually they are not that steady....if not because they went to shareholders to beg for help, they would probably have been eaten alive by other developers, especially when they have the large tracts of land. 2009 was really a jittery moment for developers and its amazing at the same time how they managed to do a Houdini.
    End '08, they got OCBC to help them do a $500mil multi currency medium term loan, and in '09, they did a rights issue of $245mil. Think still ok..

  2. #62
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    Quote Originally Posted by buttercarp
    OMG!
    You are right.... 2.45 mil, last transacted price.
    Phase 5 - 2.5 mil inter terrace, 2.7 mil corner terrace, heard from agent.

    Definitely will not fall to 1.5 mil under normal circumstances.

    and my friend just paid $2.49M over the weekend for a resale unit....

  3. #63
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    Quote Originally Posted by spikey69
    and my friend just paid $2.49M over the weekend for a resale unit....
    Must congratulate the seller.
    He just sat and did nothing much except sign a few papers and made a few hundred thousand.

  4. #64
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    Quote Originally Posted by buttercarp
    Must congratulate the seller.
    He just sat and did nothing much except sign a few papers and made a few hundred thousand.
    yup - about 600k

  5. #65
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    Quote Originally Posted by buttercarp
    Must congratulate the seller.
    He just sat and did nothing much except sign a few papers and made a few hundred thousand.
    Well, if it hit $3m in 4yrs time, u can say the same to your friend.., by then no SSD...

  6. #66
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    Quote Originally Posted by spikey69
    yup - about 600k
    before stamp duties, commission etc?

  7. #67
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    anyone has any experience with what the progressive payment schedule is like for a landed like luxus hills?

  8. #68
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    Quote Originally Posted by kane
    anyone has any experience with what the progressive payment schedule is like for a landed like luxus hills?
    It's on interest absorption scheme, a misnomer where the developer actually charged an additional 3% upfront on the purchase price; so no payment till top.

  9. #69
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    Quote Originally Posted by lifeline
    It's on interest absorption scheme, a misnomer where the developer actually charged an additional 3% upfront on the purchase price; so no payment till top.
    So in the latest phase where there is no interest absorption, how is the progression, every floor up is a milestone? Given that it is only 4 floors plus attic, then won't the progression be real quick?

  10. #70
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    Quote Originally Posted by kane
    So in the latest phase where there is no interest absorption, how is the progression, every floor up is a milestone? Given that it is only 4 floors plus attic, then won't the progression be real quick?

    I believe you are right, it can be super fast, esp when there are only few houses in a phase. Good for those who want their houses fast. But usually a slight lag period cos still building the previous phases.

  11. #71
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    If current phase 5 already is selling about $2.5m, might as well pay for $2.49 to move in this month or the next (if it's a phase 1 unit).

    Anyway, is the current phase 5 launched for purchase now or already sold out again?


    Quote Originally Posted by spikey69
    and my friend just paid $2.49M over the weekend for a resale unit....

  12. #72
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    Quote Originally Posted by u2torneil
    If current phase 5 already is selling about $2.5m, might as well pay for $2.49 to move in this month or the next (if it's a phase 1 unit).

    Anyway, is the current phase 5 launched for purchase now or already sold out again?
    Phase 5 (from URA): 21 units launched, all sold out. Avg psf 1517.

    I believe Este Villas also all sold out too!

  13. #73
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    2.5 also sold out?

  14. #74
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    Singaporeans are very rich!

  15. #75
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    In life there r always ups n downs. One day u might b able to afford one!

  16. #76
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    Quote Originally Posted by kane
    2.5 also sold out?
    yes i believe price for inter-terrace should be from 2.45-2.49?

  17. #77
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    is there an official road connecting ave 5 with the luxus hills estate?

  18. #78
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    1517 is not the average psf but the median psf, 50th percentile psf price.
    Median price was $2.45M, max price was $2.55M last month, that is why the last 33 or so units now start with $2.55 and above

    Heard from agent today that #88 was sold for $2.8m, #108 for $2.88m, talk about the lure of auspicious numbers

    Quote Originally Posted by mossyburger
    Phase 5 (from URA): 21 units launched, all sold out. Avg psf 1517.

    I believe Este Villas also all sold out too!

  19. #79
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    Quote Originally Posted by mossyburger
    yes i believe price for inter-terrace should be from 2.45-2.49?
    Not clear... u r referring to this project only, not all inter-terrace lah...

  20. #80
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    Quote Originally Posted by u2torneil
    1517 is not the average psf but the median psf, 50th percentile psf price.
    Median price was $2.45M, max price was $2.55M last month, that is why the last 33 or so units now start with $2.55 and above

    Heard from agent today that #88 was sold for $2.8m, #108 for $2.88m, talk about the lure of auspicious numbers
    Just like handphone, COE, such "Golden" numbers need to bid, nice house number also command premium. Nice number, nice selling price number..., easy to push buyers to bite..., nice marketing strategy..., but if premium is really $200-300k, seem a bit high...

    I believe quantum of $3m and below for NEW terrace landed such 999 LH Luxus Hill is considered affordable to buyers of landed...

  21. #81
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    Quote Originally Posted by u2torneil
    1517 is not the average psf but the median psf, 50th percentile psf price.
    Median price was $2.45M, max price was $2.55M last month, that is why the last 33 or so units now start with $2.55 and above

    Heard from agent today that #88 was sold for $2.8m, #108 for $2.88m, talk about the lure of auspicious numbers
    thanks for the clarification!

  22. #82
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    Quote Originally Posted by u2torneil
    1517 is not the average psf but the median psf, 50th percentile psf price.
    Median price was $2.45M, max price was $2.55M last month, that is why the last 33 or so units now start with $2.55 and above

    Heard from agent today that #88 was sold for $2.8m, #108 for $2.88m, talk about the lure of auspicious numbers
    2.8 mil and 2.88 mil are for the corner terrace?
    Or inter terrace ?

  23. #83
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    Quote Originally Posted by azeoprop
    Singaporeans are very rich!
    Based on a 4 / 5 yrs ownership experience before u can sell, those that are buying are really wanting a place and not really specualting on a place.

    Of course if u are sitting on the side line, then of couse there should be a bargain waiting in the event of a downturn.

    Property is unlike a cookie cutter mass produce car.

    There is no two units alike.

    Even if it is the same look, it is in a different spot.

    I will not be able to put a finger on it, but sometime, when a unit is on sale, u feel a affinity to it and some how, when u do the sums and it is within reach, u buy.

    Notice that those that purchase in the 08 crisis, there were also units that were snap up dispite the uncertainty.

    So a balance view is important.

    I know of people who were more confident in the property market then they were in securing another job within the next 6 mths if they lose the job back then.

    I guess even now, the 2 things that is driving up purchase is the cheap loans, and the fact that the speculators are at bay. And like FEO, they have deep pockets to hold on to the development, yr investment is more or less have a lock in value .

    Unlike some peoples doomsdy msg in another thread, it is still anyones guess what the future holds. But what I know now and base on hindsight in 2008, the key to the reservese is still not been sort after.

    The level of FT converting to PR is not on the rise.

    So it does seem that it is still early days . There are minimal adjustment from development to development, but those are far and in between.

    I guess those that buy , example hdb to new condos, must be quite pant up desire to buy.

    Supply do look vast, but somehow, it seems to be moving equally fast.

    Case in point is Luxus hill and Pavilion park.

    It not long before its would been totally sold out again.

  24. #84
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    Quote Originally Posted by samuelk

    Based on a 4 / 5 yrs ownership experience before u can sell, those that are
    buying are really wanting a place and not really specualting on a place.




    I will not be able to put a finger on it, but sometime, when a unit is on
    sale, u feel a affinity to it and some how, when u do the sums and it is within
    reach, u buy.
    Agree with you!
    Landed buyers are usually genuine stayers.

    Affinity is very important and personal.

  25. #85
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    I was debating with my buddies on landed property vs condos.

    landed property (exclude cluster houses) should hold on prices.
    Agree that landed property $2-4m is bought mainly for own occupation

    cluster houses may have different tenant/owner segment but I note that yield has not been that attractive

    no restriction for FT. but i hear my FT colleagues complaining of what they can get back home for amount paid for cluster house here in singapore

    anyone can share the buyer's profile for cluster houses

    this project I'm sure are mainly bought by locals

  26. #86
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    Quote Originally Posted by dmonddd
    anyone can share the buyer's profile for cluster houses

    this project I'm sure are mainly bought by locals
    According to The Business Times report in march 2011.

    "While foreigners in general are not allowed to buy landed residential private properties, they may purchase strata landed properties within developments with condominium status without seeking approval from the Land Dealings (Approval) Unit. Some recent new projects in this category include D'Leedon and The Vision where one in every 10 strata landed property buyers within the development is a foreigner."

    http://www.asiaone.com/print/Busines...04-266508.html

  27. #87
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    These should be for inter-terraces, see the site plan from here for Phase 5:
    http://www.luxushills.com/comingsoon.html

    That said, I would take these with a pinch of salt from the agent. The only reliable numbers are from URA or from caveats lodged.

    Quote Originally Posted by buttercarp
    2.8 mil and 2.88 mil are for the corner terrace?
    Or inter terrace ?

  28. #88
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    Surprise to hear locals still gunning for Clusters houses 9 out of 10
    But definition of foreign here excludes PRs? If yes the Locals buying will be much lesser for every 10 units.

    Quote Originally Posted by buttercarp
    According to The Business Times report in march 2011.

    "While foreigners in general are not allowed to buy landed residential private properties, they may purchase strata landed properties within developments with condominium status without seeking approval from the Land Dealings (Approval) Unit. Some recent new projects in this category include D'Leedon and The Vision where one in every 10 strata landed property buyers within the development is a foreigner."

    http://www.asiaone.com/print/Busines...04-266508.html

  29. #89
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    Quote Originally Posted by dmonddd
    Surprise to hear locals still gunning for Clusters houses 9 out of 10
    But definition of foreign here excludes PRs? If yes the Locals buying will be much lesser for every 10 units.
    Actually I am quite surprised too.
    I suppose you are right, they may have classifeid PR as local.
    The report referred to the projects in that category ie D9 and D10, so cannot afford landed of the same size in that prime district then settle for cluster instead?

  30. #90
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    Quote Originally Posted by buttercarp
    Actually I am quite surprised too.
    I suppose you are right, they may have classifeid PR as local.
    The report referred to the projects in that category ie D9 and D10, so cannot afford landed of the same size in that prime district then settle for cluster instead?
    ok for The Vision, agt told me majority of their townhse bot by locals.....

    but for recent feo projects, agts told me mostly sold to foreigners......they even tell me townhse not suitable for locals....LOL

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