Penrose Sims Villa

[Ragnar Lothbrok]

Moi family got bungalow in the area.

Huat ah potential en bloc $$

 

[propertyinvestor40]

with
eunos parc esta at 1700 psf
woodleigh and paya lebar at plq at 2000 psf
bugis the m at 2200-2400 psf
newton kopar at 2200-2300 psf
sengkang grand at 1800 psf.

this RCR penrose, 500 metres to aljunied mrt become very attractive even when it is 1700.
nearer to bugis than paya lebar or eunos or woodleigh not to say sengkang lol

 

[NiShiZhu]

with
eunos parc esta at 1700 psf
woodleigh and paya lebar at plq at 2000 psf
bugis the m at 2200-2400 psf
newton kopar at 2200-2300 psf
sengkang grand at 1800 psf.

this RCR penrose, 500 metres to aljunied mrt become very attractive even when it is 1700.
nearer to bugis than paya lebar or eunos or woodleigh not to say sengkang lol

Penrose location is definitely pale in comparison to Parc Esta and PPR for sure.
If price at 16xxpsf, I won’t even bother to look at it at all, let alone 1700psf.
There’s reason why Antares at 17xxpsf even right next to Mattar mrt is not selling well.

 

[shadow84]

Penrose location is definitely pale in comparison to Parc Esta and PPR for sure.
If price at 16xxpsf, I won’t even bother to look at it at all, let alone 1700psf.
There’s reason why Antares at 17xxpsf even right next to Mattar mrt is not selling well.

May i know what's your rationale for Antares not doing so well despite being just 1min away from MRT?

 

[daheigou999]

May i know what's your rationale for Antares not doing so well despite being just 1min away from MRT?

Underdeveloped enclave in terms of Malls etc, surrounded by old HDBs. Not a target neighbourhood for HDB upgraders typically supporting the RCR market

Not a marquee developer, with no outstanding facilities/design.

What’s there to love?

 

[NiShiZhu]

May i know what's your rationale for Antares not doing so well despite being just 1min away from MRT?

Did a site visit to Antares before, the vibes is not as vibrant as PE and PPR.
Next to it is just a Mattar mrt station which belongs to downtown line (blue), won’t get u to places like Orchard, City Hall, Raffles Place as conveniently as the east west line (green)

Surrounding is pretty under develop, near a church and private enclave and surrounded by circuit road old hdb. Really lacks vibrancy imo. It gives me deadwood kinda feeling.

If u free, drive down and take a look at it’s surrounding to have a feel.

 

[NiShiZhu]

Plus Masterplan for the enclave are all Residential plot. No dark blue or white plot hence not many growth for amenities besides more residential only.

Just MRT access ThTs about it

And not just that, the blue mrt line is not the line I think is directly accessible to orchard, city hall, raffles place. I always see blue downtown line the more inferior one compared to the rest in terms of getting to city.
Whereas Green lines pack with tons of malls like bugis, PLQ, Bedok mall, Tampines mall, jewel/airport, CBP, expo, ... the list is non exhaustive.

 

[Guorong]

And not just that, the blue mrt line is not the line I think is directly accessible to orchard, city hall, raffles place. I always see blue downtown line the more inferior one compared to the rest in terms of getting to city.
Whereas Green lines pack with tons of malls like bugis, PLQ, Bedok mall, Tampines mall, jewel/airport, CBP, expo, ... the list is non exhaustive.

Bro pls check dm haha i replied you. I last checked penrose only launching around june/july?still some way to go. Really hope they price ard 1400-1500. I used to live at sims drive, the surrounding area also not very hype? Just got market and some shops, next to highway and walkable to mrt. Is not those bedok/tampines type where is fully develop with malls banks etc

 

[NiShiZhu]

Bro pls check dm haha i replied you. I last checked penrose only launching around june/july?still some way to go. Really hope they price ard 1400-1500. I used to live at sims drive, the surrounding area also not very hype? Just got market and some shops, next to highway and walkable to mrt. Is not those bedok/tampines type where is fully develop with malls banks etc

penrose location is never in my top list either but if really launch at that price, isn’t it better to buy penrose compared to Antares? I believe u don’t buy that for self stay right? Then the hat u are wearing as a buyer vs investor will be different.
14xxpsf-15xxpsf for RCR is considered very reasonable imo.
There’s reason why Tre ver is 92% sold.

Currently it’s buyer’s market now, take ur time to shop/research.
Pay attention to sims urban oasis rental and sales transaction to have a better gauge.
Forget about those mega projects (Florence, treasure) that launched in the past where the land bid price was high back in 2018/2019.

 

[1993newbie]

Quick search on Antares caveat.
31 sold up to date since launch. (Sept 2019-March 2020)

18 units of which are 1 bedders.
11 units are 2 bedders.

 

[NiShiZhu]

Quick search on Antares caveat.
31 sold up to date since launch. (Sept 2019-March 2020)

18 units of which are 1 bedders.
11 units are 2 bedders.

SUO rental contract near 50 in feb. quite surprise to see overwhelm rental demands there.,

 

[lawlerpops]

Penrose location is definitely pale in comparison to Parc Esta and PPR for sure.
If price at 16xxpsf, I won’t even bother to look at it at all, let alone 1700psf.
There’s reason why Antares at 17xxpsf even right next to Mattar mrt is not selling well.

Hello. I understand it pales in terms of location when compared to PPR. But why PE too? Will it still pale if it is launched at 15xx?

 

[Passerboy]

Bro pls check dm haha i replied you. I last checked penrose only launching around june/july?still some way to go. Really hope they price ard 1400-1500. I used to live at sims drive, the surrounding area also not very hype? Just got market and some shops, next to highway and walkable to mrt. Is not those bedok/tampines type where is fully develop with malls banks etc

I don’t think it would launch at 1400-1500, 15xxpsf likely based on SUO resale transactions and current market condition, you get a new launch at resale prices, of cos 15xxpsf could be for 3bdr above though.

 

[NiShiZhu]

Hello. I understand it pales in terms of location when compared to PPR. But why PE too? Will it still pale if it is launched at 15xx?

The land bid price for penrose is 7xxpsf ppr. Break even price is 12xxpsf.
Possible launch price is anything above 14xxpsf.
Somehow developer seems to determine that area worth that much
PE on the other hand nearer to mrt, food, and more vibrant than Penrose.
Penrose is also quite near to industrial estate.

 

[1993newbie]

Ohh yea, even the 1 bedders rental are at $1800-2700 range for past 6 months.

SUO rental contract near 50 in feb. quite surprise to see overwhelm rental demands there.,

 

[lawlerpops]

The land bid price for penrose is 7xxpsf ppr. Break even price is 12xxpsf.
Possible launch price is anything above 14xxpsf.
Somehow developer seems to determine that area worth that much
PE on the other hand nearer to mrt, food, and more vibrant than Penrose.
Penrose is also quite near to industrial estate.

But PE is 2 MRTs behind when going towards city. And is nearer by car to city as well?

 

[Clazav]

I think otherwise. Green line potentials are almost depleted. Blue line still hasn't exploited fully. But the west part of blue part is the better one compared to the east. All the atas location such as sixth avenue, beauty world, king Albert Park. In general, gov will make full use of the areas around New mrt stations. They wouldn't just let it be hanging around.

For Mattar mrt station, there may not be commercial plots but there are a number of residential plots which are waiting to be developed. These plots might be purchased with higher psf, who knows. At least there is first mover advantage for antares.

And not just that, the blue mrt line is not the line I think is directly accessible to orchard, city hall, raffles place. I always see blue downtown line the more inferior one compared to the rest in terms of getting to city.
Whereas Green lines pack with tons of malls like bugis, PLQ, Bedok mall, Tampines mall, jewel/airport, CBP, expo, ... the list is non exhaustive.

 

[Clazav]

Not to mention that green line stations are mostly above ground, which is not ideal for staying and investing.

I think otherwise. Green line potentials are almost depleted. Blue line still hasn't exploited fully. But the west part of blue part is the better one compared to the east. All the atas location such as sixth avenue, beauty world, king Albert Park. In general, gov will make full use of the areas around New mrt stations. They wouldn't just let it be hanging around.

For Mattar mrt station, there may not be commercial plots but there are a number of residential plots which are waiting to be developed. These plots might be purchased with higher psf, who knows. At least there is first mover advantage for antares.

 

[1993newbie]

Interesting point of view.

Since we are at green line. How bout those condos at Commonwealth/Redhill/Tanah Merah enclave?
“Not Ideal for staying and investing?”

Not to mention that green line stations are mostly above ground, which is not ideal for staying and investing.

 

[Passerboy]

Not to mention that green line stations are mostly above ground, which is not ideal for staying and investing.

My thoughts on the most valuable lines is
(1) red/green- personally grew up along red line and red is the first mrt line

(2) orange- circle line- if you notice properties beside circle line are relatively expensive and it is the mrt line that reaches core CBD area