HWZ Forums

Login Register FAQ Mark Forums Read

Woodleigh Residence, Park Colonial, The Tre Ver

Like Tree24Likes
Reply
 
LinkBack Thread Tools
Old 09-11-2019, 09:50 AM   #526
Master Member
 
Join Date: Apr 2015
Posts: 3,811
Comparing based on what it is now (PC: 17xxk vs WLR: 18xxk) is not comparing apples to apples.

Comparing what is in the future and how it will sell in the secondary market is more impt. PC sellers have way more buffer and exactly the same value proposition.

PC is my choice for the 2
tanjiakpeng is offline   Reply With Quote
Old 09-11-2019, 10:37 AM   #527
Senior Member
 
Join Date: Jan 2005
Posts: 1,549
1. Yes agree but that price is gone so it's better we discuss it based on what it is now. Also I am basing on average psf because it is hard to pinpoint what was sold at a cheaper rate. I am also not sure if they were the more inferior units. If someone bought good units at 1600-1700 psf in PC, then more power to them for having the foresight back then.

Case study:
Cousin bought a unit in PC at 17xxpsf not too Long ago, high floor, greenery unblock quiet facing. She chooses PC over WLR because at 17xxpsf, she gets better facing in PC than WLR. Your prospective buyers may have the same concerns given the fact that most of us wants to have a quiet serene facing and no one wants to face the noisy/dusty road. Accessibility to mall/mrt betw the two not much difference to her. Just an underpass away.



2. Same as point 1, I can only say for WLR, you pay what you get. For the lowest psf of 17xx, those are the least desirable units and for 23xx, those are the best units etc. I am not too sure if that is the case for PC.

PC highest psf are those pool/landscape facing units, hovers around 1.8 to 1.9kpsf. I believe WLR premium stack lake facing still hovers above 2.2-2.3kpsf, particularly the larger size units. Interestingly, we hardly see any bigger premium units transacting for WLR for the past 6months and I believe it’s due to its high psf and quantum compared to PC.

But I would also like to point out valuation is very much based on averaging. A 17xx 2 bedder with bad facing would receive a bump in sell price from a 18xx 2 bedder with good facing upon selling. Meaning if good facing sells at 19xx 3 years later, the bad facing will receive a valuation around there. Whether anyone will buy the bad facing 2 bedder at 19xx is another matter but at least valuation means the potential buyer will be able to get loan approved based on higher sell price and that is a plus point.

Valuation is based on recent/latest market transact prices. My concern is how sellable Is WLR compared to PC during the resale stage. WLR premium stack hardly moves from what I know. The only units that are moving are the smaller units. On the other hand, PC saw a more consistent sales for all unit types.
Strangely, even SKG is now selling 17xxpsf, WLR did not see any surge in sales, something that puzzles me.


3. I agree to a certain extent if there is indeed an underground walkway. But i still maintain WLR will hold a premium over PC in sell price regardless.

Yes, logically it should be the way since it’s a integrated dev with all convenience at doorstep.
My only concern is, why units are not moving fast despite SKG 17xxpsf launch price? Logically, I would expect SKG to help WLR to move more units. However it’s not happening right now.


4. Layout and finishing is underrated. It is never in the consideration of valuation for example. And also beauty is in the eye of the beholder so i can't really put a value to this. So i maintain the stand that PC will never surpass WLR in sell price on average.

Not true. Layout and finishing still matters to me and most buyers. There’s this saying “never buy the worst unit even in the best location.” Selling would be tough in future. Who wants to buy a unit with direct road facing or generator room/rubbish chute facing despite its valuation is bumped up by its Good locality. As a buyer looking for resale, I’m spoilt with choice to choose the best facing unit especially when price is negotiable in resale market.

Well, we can agree to disagree.
__________________
[SIZE=1]Ng[/SIZE]

Last edited by NiShiZhu; 09-11-2019 at 10:55 AM..
NiShiZhu is offline   Reply With Quote
Old 09-11-2019, 10:39 AM   #528
Senior Member
 
Join Date: Jan 2005
Posts: 1,549
Comparing based on what it is now (PC: 17xxk vs WLR: 18xxk) is not comparing apples to apples.

Comparing what is in the future and how it will sell in the secondary market is more impt. PC sellers have way more buffer and exactly the same value proposition.

PC is my choice for the 2
I agree.

Two disclaimer:
But not when after PC increase price. Because future cap gain will be limited as well.
Unless WLR premium stack decrease price.
__________________
[SIZE=1]Ng[/SIZE]

Last edited by NiShiZhu; 09-11-2019 at 10:42 AM..
NiShiZhu is offline   Reply With Quote
Old 09-11-2019, 10:41 AM   #529
Arch-Supremacy Member
 
drkcynic's Avatar
 
Join Date: Jan 2007
Posts: 17,921
Comparing based on what it is now (PC: 17xxk vs WLR: 18xxk) is not comparing apples to apples.

Comparing what is in the future and how it will sell in the secondary market is more impt. PC sellers have way more buffer and exactly the same value proposition.

PC is my choice for the 2
Question to you is, if WLR sells at an average of 1800psf in 3 years time, do you think PC will sell at 1900psf or even match it at 1800psf? It is highly unlikely, which confirms it's status as an "inferior" project in terms of selling price to WLR.

The buffer you mentioned will not be relevant because I think we will objectively agree that the selling price of WLR will be 100-200psf higher on average to PC at any point of time. Unless you have reasons to believe otherwise.
drkcynic is offline   Reply With Quote
Old 09-11-2019, 10:50 AM   #530
Arch-Supremacy Member
 
drkcynic's Avatar
 
Join Date: Jan 2007
Posts: 17,921
1. Yes agree but that price is gone so it's better we discuss it based on what it is now. Also I am basing on average psf because it is hard to pinpoint what was sold at a cheaper rate. I am also not sure if they were the more inferior units. If someone bought good units at 1600-1700 psf in PC, then more power to them for having the foresight back then.

Case study:
Cousin bought a unit in PC at 17xxpsf not too Long ago, high floor, greenery unblock quiet facing. She chooses PC over WLR because at 17xxpsf, she gets better facing in PC than WLR. Your prospective buyers may have the same concerns given the fact that most of us wants to have a quiet serene facing and no one wants to face the noisy/dusty road. Accessibility to mall/mrt betw the two not much difference to her. Just an underpass away.



2. Same as point 1, I can only say for WLR, you pay what you get. For the lowest psf of 17xx, those are the least desirable units and for 23xx, those are the best units etc. I am not too sure if that is the case for PC.

PC highest psf are those pool/landscape facing units, hovers around 1.8 to 1.9kpsf. I believe WLR premium stack lake facing still hovers above 2.2-2.3kpsf, particularly the larger size units. Interestingly, we hardly see any bigger premium units transacting for WLR for the past 6months and I believe itís due to its high psf and quantum compared to PC.

But I would also like to point out valuation is very much based on averaging. A 17xx 2 bedder with bad facing would receive a bump in sell price from a 18xx 2 bedder with good facing upon selling. Meaning if good facing sells at 19xx 3 years later, the bad facing will receive a valuation around there. Whether anyone will buy the bad facing 2 bedder at 19xx is another matter but at least valuation means the potential buyer will be able to get loan approved based on higher sell price and that is a plus point.

Valuation is based on recent/latest market transact prices. My concern is how sellable Is WLR compared to PC during the resale stage. WLR premium stack hardly moves from what I know. The only units that are moving are the smaller units. On the other hand, PC saw a more consistent sales for all unit types.
Strangely, even SKG is now selling 17xxpsf, WLR did not see any surge in sales, something that puzzles me.


3. I agree to a certain extent if there is indeed an underground walkway. But i still maintain WLR will hold a premium over PC in sell price regardless.

Yes, logically it should be the way since itís a integrated dev with all convenience at doorstep.
My only concern is, why units are not moving fast despite SKG launch price? I would expect SKG to help WLR to move more units.


4. Layout and finishing is underrated. It is never in the consideration of valuation for example. And also beauty is in the eye of the beholder so i can't really put a value to this. So i maintain the stand that PC will never surpass WLR in sell price on average.

Not true. Layout and finishing still matters to me and most buyers. Thereís this saying ďnever buy the worst unit even in the best district.Ē Selling would be tough in future. Who wants to buy a unit with direct road facing or generator room facing despite its valuation is bumped up by its Good locality. As a buyer looking for resale, Iím spoilt with choice to choose the best facing unit especially when pice is negotiable in resale market.

Well, we can agree to disagree.
I based my views on past transactions and overall picture to be totally objective. That's why i brought up treasure trove/watertown versus PC/WLR.

Human factors I do understand plays a part but it is hardly possible to predict. So your cousin bought what and this and that is really not a good indication at all imo.

Yes agree to disagree.
drkcynic is offline   Reply With Quote
Old 09-11-2019, 11:52 AM   #531
Master Member
 
Join Date: Apr 2015
Posts: 3,811
Question to you is, if WLR sells at an average of 1800psf in 3 years time, do you think PC will sell at 1900psf or even match it at 1800psf? It is highly unlikely, which confirms it's status as an "inferior" project in terms of selling price to WLR.

The buffer you mentioned will not be relevant because I think we will objectively agree that the selling price of WLR will be 100-200psf higher on average to PC at any point of time. Unless you have reasons to believe otherwise.
Good question, my view is if WLR is selling at 18xxpsf in 3yrs time, that is an average 200psf drop from 2xxxk average (taking the average of **** facing units at 17xxk and best facing at 23xxk), it should still maintain a premium to PC.

However, the price risk we are managing is the risk of losing less. The premium peg of WLR is all driven by a higher probability of an integrated development selling higher, but your downside risk is higher than PC. High risk, high returns and high risk of loss too for WLR.

PC is the more conservative option because we shouldnt only discuss about psf as we are crossing 17xxk and 2xxxk terms. This is a RCR project nestled at the fringe to OCR. For a 1000sqft unit 3BR it is pricing at 1.7m-2m. The quantum is huge and it's anyone's guess if buyers continue to bite. A lower quantum is how price risk is managed, that is why we continue to see smaller units with higher psf and it makes it more palatable to buyers.

At these prices, given PC is so sold already, Parc Esta is actually the better buy.
tanjiakpeng is offline   Reply With Quote
Old 09-11-2019, 12:29 PM   #532
Arch-Supremacy Member
 
drkcynic's Avatar
 
Join Date: Jan 2007
Posts: 17,921
Good question, my view is if WLR is selling at 18xxpsf in 3yrs time, that is an average 200psf drop from 2xxxk average (taking the average of **** facing units at 17xxk and best facing at 23xxk), it should still maintain a premium to PC.

However, the price risk we are managing is the risk of losing less. The premium peg of WLR is all driven by a higher probability of an integrated development selling higher, but your downside risk is higher than PC. High risk, high returns and high risk of loss too for WLR.

PC is the more conservative option because we shouldnt only discuss about psf as we are crossing 17xxk and 2xxxk terms. This is a RCR project nestled at the fringe to OCR. For a 1000sqft unit 3BR it is pricing at 1.7m-2m. The quantum is huge and it's anyone's guess if buyers continue to bite. A lower quantum is how price risk is managed, that is why we continue to see smaller units with higher psf and it makes it more palatable to buyers.

At these prices, given PC is so sold already, Parc Esta is actually the better buy.
You made a good point on the quantum, the money outlay. Even though psf is slightly lower for PC, it's 3 bed is slightly bigger. So when you compare quantum, you are paying same price of say 1.8-2m for PC or WLR 3 bedders in 2023. Then it will be up to individual buyers to decide convenience or size if they can afford 1.8-2m. I still think WLR will be a better bet since subconsicously in people's mind you are paying same price for more convenience.

Parc Esta has too many units for me. Personally don't have favourable views on such estates, not exclusive enough for me. Jadescape also huge development got fire sale.
drkcynic is offline   Reply With Quote
Old 02-12-2019, 10:53 PM   #533
Supremacy Member
 
Join Date: Jun 2014
Posts: 6,296
Bro poor meh? Quite short walk to mrt ma. In fact this project tick a lot of my check boxes leh.
Go for it bro... tre ver has the best location among the three... in my opinion.
FrogGreen is offline   Reply With Quote
Old 03-12-2019, 09:32 AM   #534
Junior Member
 
Join Date: Sep 2014
Posts: 73
Go for it bro... tre ver has the best location among the three... in my opinion.
When it comes to things like own stay, your best location differs from other people's best location. =D

What matters is you are happy about it.

The price does reflect its location compared to others.
iguysphone is offline   Reply With Quote
Old 14-01-2020, 11:21 AM   #535
Junior Member
 
Join Date: Jan 2020
Posts: 2
anyone owners purchased Park Colonial block-8 got notifications from banks & lawyers that owner should start to pay monthly installments? Thank you.
OMK078 is offline   Reply With Quote
Old 14-01-2020, 03:07 PM   #536
Moderator
 
Join Date: Sep 2011
Posts: 27,566
Go for it bro... tre ver has the best location among the three... in my opinion.
Worst ba haha.
runforyourlife is offline   Reply With Quote
Old 14-01-2020, 08:50 PM   #537
Member
 
Join Date: Oct 2019
Posts: 413
More discount at woodleigh residence coming....
holasingapura is offline   Reply With Quote
Old 14-01-2020, 08:56 PM   #538
Senior Member
 
Join Date: Dec 2009
Posts: 671
More discount at woodleigh residence coming....
Auntie not waiting for market to crash liao ah....?
kiatme is offline   Reply With Quote
Old 14-01-2020, 09:13 PM   #539
Member
 
Join Date: Oct 2019
Posts: 413
Auntie not waiting for market to crash liao ah....?
Never expecting any crash but 10% further discount coming..

Save some money and join in the fun end 2020.
holasingapura is offline   Reply With Quote
Old 14-01-2020, 09:28 PM   #540
Senior Member
 
Join Date: Jan 2005
Posts: 1,549
Never expecting any crash but 10% further discount coming..

Save some money and join in the fun end 2020.
sell u a plate of chicken rice for $30 then give u 10% discount, would u still buy from me? Maybe give u additional 10% discount u will worship developer like god?
The real fun in flipping property happens 15 years ago and u have already missed the fun.
__________________
[SIZE=1]Ng[/SIZE]

Last edited by NiShiZhu; 14-01-2020 at 09:49 PM..
NiShiZhu is offline   Reply With Quote
Reply
Important Forum Advisory Note
This forum is moderated by volunteer moderators who will react only to members' feedback on posts. Moderators are not employees or representatives of HWZ. Forum members and moderators are responsible for their own posts.

Please refer to our Terms of Service for more information.


Thread Tools

Posting Rules

Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are Off
Refbacks are On