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Thread: Telok Kurau - Value buy?

  1. #1
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    Default Telok Kurau - Value buy?

    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area

  2. #2
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    For investment or own stay? since you listed the positive points, I'll list the negative ones.

    1. very cluttered - not healthy for owners occupier
    2. no privacy - neighbouring apartment will look directly into your unit
    3. poor facilities - as mentioned below. swimming pool is more like bathutb
    4. quality of units - most developers are budget hotel Fragrance/H81 type - so design and quality also looks like budget hotel
    5. very hot because of how closely the units built together.
    6. large supply because a few terrace house become 50 units of apartments
    7. new developments by Fragrance are almost all mickey mouse doghouse units - not sure if u will get desirable tenants in the future
    8. some apartments there are rented to Chinese PRCs who are in the vice trade.
    9. low quantum apartments to bring up PSF (u go propertyguru and filter by private property <500k and only 2 places appear - Geylang and Telok Kurau), in short, not sure what sort of neighbours u get - those who die die must stay condo type but budget less than $500k?
    10. But #9 above can also be a positive point in the sense if developers only sell mickey mouse in that area, may bring up the PSF rapidly (albeit artificially with those tiny units)
    11. Some of the cubik box are really realy ugly - worse than HDB flats.

    Quote Originally Posted by Regulators
    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area

  3. #3
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    Default telok kurau

    Quote Originally Posted by Regulators
    I never used to think of Telok Kurau as being ideal for investment, but again with Freehold land getting scarcer, TK seems to look more attractive. Again, there is a height limit to developments in that area which makes it less ideal for future en blocs and the fact that there is no mrt also makes it less accessible. I can only see 5 main draws to the place:
    1) largely freehold land
    2) near good schools like tao nan
    3) near east coast beach
    4) exclusive private residential area
    5) lower psf compared to full condos in that area like amber rd, tanjong rhu etc

    Would like to hear what you guys think of this area
    Hi Regulators, Tao Nan is moving away.

  4. #4
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    Quote Originally Posted by tericia
    Hi Regulators, Tao Nan is moving away.

    temporarily though, till their renovations are done

  5. #5
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    i question the potential coz being in D15 and being able to find relatively new projects at 8xxpsf, it is quite a steal imo. I would think that paying 8xxpsf for a freehold apartment in D15 telok kurau is anytime more justified than buying 99yr The Treehouse in upper bt timah at 9xxpsf, Casa Aereta in Geylang at 1kpsf or the ugly looking Centris in Jurong West extension for 9xxpsf. from an investment perspective, correct me if i am wrong.

  6. #6
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    Quote Originally Posted by Regulators
    i question the potential coz being in D15 and being able to find relatively new projects at 8xxpsf, it is quite a steal imo. I would think that paying 8xxpsf for a freehold apartment in D15 telok kurau is anytime more justified than buying 99yr The Treehouse in upper bt timah at 9xxpsf, Casa Aereta in Geylang at 1kpsf or the ugly looking Centris in Jurong West extension for 9xxpsf. from an investment perspective, correct me if i am wrong.
    if it's for personal stay, i would pick TK amongst all the other options.

    treehouse = bukit panjang. upper bukit timah just makes it sound more prestigious and cover up the ulu location of which

    casa aereta = maybe buy to rent out to FTs who are getting raided at hotel 81 & fragrance hotels pretty much in recent times

    centris = jurong west. the epitome of ulu-ness and not to mention the congregation of FTs at jurong point every weekend "faint"

  7. #7
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    talking bout uluness and price mismatch, 2 bedders in Centris are screaming for 8xxk to 900k, something unheard of in jurong in entire history of singapore property.


    Quote Originally Posted by eng81157
    if it's for personal stay, i would pick TK amongst all the other options.

    treehouse = bukit panjang. upper bukit timah just makes it sound more prestigious and cover up the ulu location of which

    casa aereta = maybe buy to rent out to FTs who are getting raided at hotel 81 & fragrance hotels pretty much in recent times

    centris = jurong west. the epitome of ulu-ness and not to mention the congregation of FTs at jurong point every weekend "faint"

  8. #8
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    I have also observed an increase in investor's interest in the TK area. Look at the recent transactions done in D15 and you will observe for yourself.

    I would go for PH units in this area as there is a height restriction. So the PH units at 5th and 6th storey will enjoy relatively unblock views.

    I understand that agents/ investors preach that PH units are not value for money due to the roof top balconies, staircase etc but I think that for TK play, one should go for PH to be unblocked, more windy, light etc and the facing is really important here. You will not want something like CV(you guess), that has EW facing PH!

    Expats like roof balconies and the lifestyle and PH units move fast in the rental market, although the rental yield may not be as attractive as in a studio or 2 br.

  9. #9
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    Quote Originally Posted by Regulators
    talking bout uluness and price mismatch, 2 bedders in Centris are screaming for 8xxk to 900k, something unheard of in jurong in entire history of singapore property.
    u're not joking eh?? is this developer's sale or subsale?

    back in 2006/2007, 3BRs from one amber, esta and cote d'azur were going for about 800-900k and it was considered expensive.

    now in far far away land, separated from all civilization, the land of ulu-ness personified commands 800-900k for 2BRs???

  10. #10
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    if want to buy a ph in tk, then have to do maths liao, find out what u paying for livable space and non-livable space and so whether the gross psf adds up. also have to choose the right lorongs to buy. i think lorong M and N are ok.

    Quote Originally Posted by bullman
    I have also observed an increase in investor's interest in the TK area. Look at the recent transactions done in D15 and you will observe for yourself.

    I would go for PH units in this area as there is a height restriction. So the PH units at 5th and 6th storey will enjoy relatively unblock views.

    I understand that agents/ investors preach that PH units are not value for money due to the roof top balconies, staircase etc but I think that for TK play, one should go for PH to be unblocked, more windy, light etc and the facing is really important here. You will not want something like CV(you guess), that has EW facing PH!

    Expats like roof balconies and the lifestyle and PH units move fast in the rental market, although the rental yield may not be as attractive as in a studio or 2 br.

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