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Old 20-07-2019, 03:08 PM   #796
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Riverfront 2bedders 689sqft(64sqm) - $944K (cheapest unit at the moment,aft discounts )
Piermont 3 bedders 840sqft (78sqm) - $888K (price from )
Some of riverfront typical 2br jun and jul transactions:

Price.......Area...Floor.....PSF
902,000 - 721 01 to 05 1,251 Jul-19
952,000 - 721 11 to 15 1,320 Jul-19
943,000 - 721 06 to 10 1,308 Jun-19
938,000 - 721 11 to 15 1,301 Jun-19
906,000 - 721 01 to 05 1,256 Jun-19
898,000 - 721 01 to 05 1,245 Jun-19
935,000 - 721 11 to 15 1,296 Jun-19

sure now 689sf going for 944k cheapest?
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Last edited by weng; 20-07-2019 at 03:12 PM..
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Old 20-07-2019, 03:55 PM   #797
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Some of riverfront typical 2br jun and jul transactions:

Price.......Area...Floor.....PSF
902,000 - 721 01 to 05 1,251 Jul-19
952,000 - 721 11 to 15 1,320 Jul-19
943,000 - 721 06 to 10 1,308 Jun-19
938,000 - 721 11 to 15 1,301 Jun-19
906,000 - 721 01 to 05 1,256 Jun-19
898,000 - 721 01 to 05 1,245 Jun-19
935,000 - 721 11 to 15 1,296 Jun-19

sure now 689sf going for 944k cheapest?
2 of the units (689 sf) going for 944k each
1 unit (689 sf) going for 931k

The 3 units above all have high ceiling @ living room (4.25m)
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Old 20-07-2019, 05:16 PM   #798
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Thanks bro for the advice.

Generally shdnt b an issue on the loan n installment portion, its just that in order to downpay, will need to utilise majority of rainy day funds. So wifey not v comfortable with it.

Bro, you heart pain now but it might be a blessing in disguise. You see years back. If our parents so smart can buy duxton, they can already retire liao lo.

Of cos you have to do your math n see how it goes.

Job stable bo?
Wife helping?
Current house worth?
Going for Big / small house?
Expenses?
How much you need to top up?

Of cos if you cant upgrade then nvm lo. What's the most important is thing is that dont chiong chiong chiong until later cannot pay.

Bank loan dont play around. Cannot pay means go under the hammer / fire sale liao.
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Old 20-07-2019, 08:46 PM   #799
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oh.. but hougang hdb median prices are lower compared to punggol..of course, hougang is a matured estate compared to punggol and also nearer to the city..
Hougang isn't a 'matured' estate ; you do property blogs?
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Old 20-07-2019, 09:59 PM   #800
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To a certain extent, gotta thank property agents for pushing prices up.

Without them constantly brainwashing singaporeans, instilling fear of depreciation on resale properties, enticing them abt potential appreciation and opportunity cost of not grabbing new launch condos and encouraging the herd effect of just pumping up the market, we might not be where we are today.
haha Mr Tan, looks like the agents have successfully "brainwashed" you too.
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Old 20-07-2019, 10:10 PM   #801
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Hougang isn't a 'matured' estate ; you do property blogs?
He is trying to say hougang is more mature than punggol. Anyway "mature" or "non-mature" is just HDB's outdated way of classification. It has been a long time since they updated. Basically all the town further away from city are called "non-mature". He is right that hougang should be considered matured by now.
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Old 20-07-2019, 10:20 PM   #802
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If psf starts from $1050 psf, then the average is possibly $1125 psf.

And don't forget these are 3BR/4BR/5BR in Piermont, RF also have some 3BR/4BR units still going at $12xx psf. (only 10% higher than Piermont)
Exactly, difference between ec and pc pricing is very low now.

$1125? Close to the $1130 that I predicted. If launch weekend sales are 60%, Ms Captain Huat really have to build temple for me alr .
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Old 20-07-2019, 10:32 PM   #803
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Exactly, difference between ec and pc pricing is very low now.

$1125? Close to the $1130 that I predicted. If launch weekend sales are 60%, Ms Captain Huat really have to build temple for me alr .
I think EC launch sales should be around 30% to 40% in general and will sell probably 3-5% every month. So quite likely to take another 20 months to sell out ba..

Point is, it does not need to have more than 50% sales for launch. If it does hit more than 50%, then I believe developer under priced it and could have sell higher for more profit..
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Old 20-07-2019, 10:49 PM   #804
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I think EC launch sales should be around 30% to 40% in general and will sell probably 3-5% every month. So quite likely to take another 20 months to sell out ba..

Point is, it does not need to have more than 50% sales for launch. If it does hit more than 50%, then I believe developer under priced it and could have sell higher for more profit..
From a business point of view, yes you are very right. I definitely want to exploit the buyers and squeeze every penny out of their pockets. ALso get agents to instill fear and euphoria in them.

Well although I predicted 60%, I may be very wrong... I am assuming there are still plenty of irrational buyers to get that 60% figure.

However, bear in mind property prices over the next 3-4 years is not guaranteed to be stable or appreciating... I am sure CDL would be also happy to clear as any units as soon as possible.

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Old 21-07-2019, 01:03 AM   #805
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2 of the units (689 sf) going for 944k each
1 unit (689 sf) going for 931k

The 3 units above all have high ceiling @ living room (4.25m)
Bro, these are top floor units, paying for extra air space and the price jump from 16th floor is not linear to the lower floors. Their base floor area is 603sf where past transactions were all 700+ to 800+k.

Then the Piermont one is using the "from" price, which is probably lowest floor worst facing cheapest unit.

Want to compare, compare apples to apples la...

Riverfront smallest 3br is 872sf. Random extract recent transactions:

1,081,000 - 872 01 to 05 1,240 May-19
1,066,000 - 872 01 to 05 1,223 May-19

Speed scroll thru the rest, transactions were ranging from avg 1.1xx to early 1.2mil.

And then now we have a Sumang EC slightly smaller at 840sf going from 888k....
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Old 21-07-2019, 04:41 AM   #806
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From a business point of view, yes you are very right. I definitely want to exploit the buyers and squeeze every penny out of their pockets. ALso get agents to instill fear and euphoria in them.

Well although I predicted 60%, I may be very wrong... I am assuming there are still plenty of irrational buyers to get that 60% figure.

However, bear in mind property prices over the next 3-4 years is not guaranteed to be stable or appreciating... I am sure CDL would be also happy to clear as any units as soon as possible.
To be honest, I look at all the EC sites bidding, I think all developers are not worried about EC launch selling well or not. They will be quite confident to sell out the project as everyone knows EC still have demands. Developer concern should be more on whether they sell too cheap or not. Like 100palm is 1 extreme case where developer should be regretting not launching at 1100psf haha
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Old 21-07-2019, 05:40 AM   #807
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Bro, these are top floor units, paying for extra air space and the price jump from 16th floor is not linear to the lower floors. Their base floor area is 603sf where past transactions were all 700+ to 800+k.

Then the Piermont one is using the "from" price, which is probably lowest floor worst facing cheapest unit.

Want to compare, compare apples to apples la...

Riverfront smallest 3br is 872sf. Random extract recent transactions:

1,081,000 - 872 01 to 05 1,240 May-19
1,066,000 - 872 01 to 05 1,223 May-19

Speed scroll thru the rest, transactions were ranging from avg 1.1xx to early 1.2mil.

And then now we have a Sumang EC slightly smaller at 840sf going from 888k....
When area is more populated, the unknown of bangala from nearby domitories is a valid concern. These are always factors when if comes to investment.
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Old 21-07-2019, 09:12 AM   #808
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i did a walk from Waterway Point - Din Tai Fung exit to Piermont Grand, walking via the PCN.

had a bit of trouble once you go underneath Punggol Way as you have to go one round via the HDB void deck to get to Punggol Way then cross the waterway.

took me 12 mins.

after that, i walked along Sumang Link to get to showflat. shorter walk to WWP, less scenic.

give it a miss?

next ECs are Tampines Ave 10, Canberra Link & Anchorvale Crescent....
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Old 21-07-2019, 09:29 AM   #809
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The agents are right to say the next ECs locations not as good.
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Old 21-07-2019, 09:32 AM   #810
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i did a walk from Waterway Point - Din Tai Fung exit to Piermont Grand, walking via the PCN.

had a bit of trouble once you go underneath Punggol Way as you have to go one round via the HDB void deck to get to Punggol Way then cross the waterway.

took me 12 mins.

after that, i walked along Sumang Link to get to showflat. shorter walk to WWP, less scenic.

give it a miss?

next ECs are Tampines Ave 10, Canberra Link & Anchorvale Crescent....
Your assessment is spot on, I did exactly the same u did. Just that i did the opposite, walk from PCN to Waterway Point. But then, I was wondering if can exit halfway from pcn and climb up a slope leading to the bridge and bring you across to the mall.
The downside of sumang is it is located on the other side of Waterway mall. If there’s a bridge that spans over the waterway park to lead you directly to the mall, it could save a lot of time.
Not an EC fan, just doing it for fun.
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