Bartly Residences

[Gymrat76]

My friend was considering Double Bay as well but not sure why he dropped it. It seems the considerations for east side is the few same names!

I personnally feel there is a risk of oversupply at tanah merah and simei side. It is also susceptible to policy changes which might affect indian/pinoy foreigners and rental movement on a whole.

While for the Bedok Reservoir side, it is more for local ownstay and the waterfront will attract some ang mos in the rental market. It seems pretty matured, yet have a good mix of locals and young families (red swastika school) from how I see it.

Good luck in your search.

Haha the only con for Bedok Reservoir side to me is the lack of amenities nearby. It’s a looong walk over to the HDB side where the Sheng Siong is and I believe Bedok Reservoid facing units may also be a bit noisy with the buses plying that road. Strategy is likely to rent there and see if we like it before committing.

Would be interesting to know why your friend dropped DB from consideration though

Tanah Merah has lots of developments. We went to see The Glades last weekend. The grounds are really really nice, but the unit we saw was ridiculously small... high ceiling for the living room (double volume) but tiny tiny kitchen and bedrooms that could barely fit a queen sized bed and ZERO storage place in the unit (no HS). Dropped that development immediately

 

[SBC]

Was considering BR about 5 years plus ago.

Found it’s pricing too high. Almost no amenity there.

 

[Ken_Ken]

TS, have u considered Tampines Trilliant? Walking distance to MRT, and amenities, fairly new development, and good demographics. Mostly families and Singaporeans (at least for the next 5 years).

Have you visited Bartley residence? The common bedrooms seem small, and most 3 bedders have 2 balconies which is a total waste of space in my opinion.

 

[Gymrat76]

TS, have u considered Tampines Trilliant? Walking distance to MRT, and amenities, fairly new development, and good demographics. Mostly families and Singaporeans (at least for the next 5 years).

Have you visited Bartley residence? The common bedrooms seem small, and most 3 bedders have 2 balconies which is a total waste of space in my opinion.

Hi, no to both. Will take a look at Trillian, thanks

Bartley we may do a viewing this weekend (still being arranged). The unit we were looking at was actually a penthouse unit, and from the pics the rooms looked to be OK sized. Just thinking if can cover up completely the open rooftop part

 

[Sanvein]

What do you guys think of this villa marina condo? Old condo 1999 top but with hugeee land area and unit size? Looking at 3br 12xx sqft at around 1000-1100 psf for ownstay

 

[Falafell]

What do you guys think of this villa marina condo? Old condo 1999 top but with hugeee land area and unit size? Looking at 3br 12xx sqft at around 1000-1100 psf for ownstay

Its a 99 yr LH with 74 years lease left. Enbloc potential is little to none too given the 1.4 GPR. Given the condo is already so old, expect high maintenance fees and sinking fund. If you buy, you will be giving >500k profit to the 1st owner while you will have little chance to exit at a profit. Wont recommend

 

[Sanvein]

Its a 99 yr LH with 74 years lease left. Enbloc potential is little to none too given the 1.4 GPR. Given the condo is already so old, expect high maintenance fees and sinking fund. If you buy, you will be giving >500k profit to the 1st owner while you will have little chance to exit at a profit. Wont recommend

Actually i think enbloc is still possible due to very huge land area and unit sizes, prob the dev can squeeze in more towers, made a smaller units and effectively have 30-40% more units? And there is small chance that gov might adjust the GPR given the increased connectivity due to TEL line?

How about other old condos like queens, bishan 8? Sorry i like big units but hv limited budget

 

[bolster]

Actually i think enbloc is still possible due to very huge land area and unit sizes, prob the dev can squeeze in more towers, made a smaller units and effectively have 30-40% more units? And there is small chance that gov might adjust the GPR given the increased connectivity due to TEL line?

How about other old condos like queens, bishan 8? Sorry i like big units but hv limited budget

Well, population no increase, plot ration and gfa will not increase, then en bloc will not happen so fast.

 

[1993newbie]

Beg to differ, Villa Marina area is under the 9 district that 100sqm average size rule applies.

Hence it’s not possible to build small units instead developer have to build BIGGER!

Low plot ratio + Bigger average unit size rule = En bloc potential is definitely slim.

https://www.todayonline.com/singapore/ura-tightens-rules-curb-proliferation-shoebox-units-heartlands

Actually i think enbloc is still possible due to very huge land area and unit sizes, prob the dev can squeeze in more towers, made a smaller units and effectively have 30-40% more units? And there is small chance that gov might adjust the GPR given the increased connectivity due to TEL line?

How about other old condos like queens, bishan 8? Sorry i like big units but hv limited budget

 

[Falafell]

Beg to differ, Villa Marina area is under the 9 district that 100sqm average size rule applies.

Hence it’s not possible to build small units instead developer have to build BIGGER!

Low plot ratio + Bigger average unit size rule = En bloc potential is definitely slim.

https://www.todayonline.com/singapore/ura-tightens-rules-curb-proliferation-shoebox-units-heartlands

Good point brought up. Really dont recommend entering, the seller will thank you instead. Theres a building height limit of 5 storeys also. Big land size also no use, hard to further maximise the space.

 

[Falafell]

Actually i think enbloc is still possible due to very huge land area and unit sizes, prob the dev can squeeze in more towers, made a smaller units and effectively have 30-40% more units? And there is small chance that gov might adjust the GPR given the increased connectivity due to TEL line?

How about other old condos like queens, bishan 8? Sorry i like big units but hv limited budget

It depends on your reason of purchase. If you just want a large unit to enjoy, without caring about future price, you can choose which development will make you feel very comfortable. If you are betting on an enbloc to happen to your select properties, it would be better to pick your properties based on very high enbloc potential. For example, FH properties will be preferred for enbloc and/or extremely underutilised GFA.

If you want to choose a property that is undervalued, you need to observe the price trend of the property. If the price trend has plateaued, dont enter hoping for price correction (unless its beside a new area of major transformation)

 

[drkcynic]

Beg to differ, Villa Marina area is under the 9 district that 100sqm average size rule applies.

Hence it’s not possible to build small units instead developer have to build BIGGER!

Low plot ratio + Bigger average unit size rule = En bloc potential is definitely slim.

https://www.todayonline.com/singapore/ura-tightens-rules-curb-proliferation-shoebox-units-heartlands

Yes, agree. Read a few articles before can't remember the exact details but it's about URA trying to avoid overcrowding so they will not approve of more units in a particular area. East Coast area is one of those that is mentioned in the article so people who are looking for enbloc potentials in that region need to be more careful regardless of what agents are saying or not saying to you.

 

[drkcynic]

Hi, no to both. Will take a look at Trillian, thanks

Bartley we may do a viewing this weekend (still being arranged). The unit we were looking at was actually a penthouse unit, and from the pics the rooms looked to be OK sized. Just thinking if can cover up completely the open rooftop part

Trilliant will suffer the same fate as most of other ECs after 5 years, there will be an influx of hdb upgraders and renters as the price is still reasonable.

If you like you can visit the waterfront edge/key condos and compare against the ECs like Trilliant, Citylife and Arc etc, to see the environment and the overall feel of the place. I will not skew your opinion here but you will likely know what I am talking about after the visit.

 

[Sanvein]

Yes, agree. Read a few articles before can't remember the exact details but it's about URA trying to avoid overcrowding so they will not approve of more units in a particular area. East Coast area is one of those that is mentioned in the article so people who are looking for enbloc potentials in that region need to be more careful regardless of what agents are saying or not saying to you.

It depends on your reason of purchase. If you just want a large unit to enjoy, without caring about future price, you can choose which development will make you feel very comfortable. If you are betting on an enbloc to happen to your select properties, it would be better to pick your properties based on very high enbloc potential. For example, FH properties will be preferred for enbloc and/or extremely underutilised GFA.

If you want to choose a property that is undervalued, you need to observe the price trend of the property. If the price trend has plateaued, dont enter hoping for price correction (unless its beside a new area of major transformation)

Beg to differ, Villa Marina area is under the 9 district that 100sqm average size rule applies.

Hence it’s not possible to build small units instead developer have to build BIGGER!

Low plot ratio + Bigger average unit size rule = En bloc potential is definitely slim.

Thanks for all the info guys, appreciate it.

Hmm, how about other older condos i mentioned? Queens, bishan 8, sunglade?
Or are there any other resale projects that you would recommend? RCR, near mrt, >900 sqft and <= 1.4mil

 

[Sanvein]

And one more thing, i though villa marina area is full of landed, means quiet and not crowded?

 

[Falafell]

And one more thing, i though villa marina area is full of landed, means quiet and not crowded?

The whole development is surrounding a mosque

 

[Falafell]

Thanks for all the info guys, appreciate it.

Hmm, how about other older condos i mentioned? Queens, bishan 8, sunglade?
Or are there any other resale projects that you would recommend? RCR, near mrt, >900 sqft and <= 1.4mil

Is enbloc potential impt for you? Are amenities impt? Noise profile?

 

[Sanvein]

Is enbloc potential impt for you? Are amenities impt? Noise profile?

Enblock potential not really important, but at least can hold value and cover my interest expense? My order of priorities: near mrt and <40 mins to cbd, size, amenities, okayish school, and places to walk my dog lol

 

[LWZ]

What do you guys think of this villa marina condo? Old condo 1999 top but with hugeee land area and unit size? Looking at 3br 12xx sqft at around 1000-1100 psf for ownstay

Did a viewing there before. For those going into the condo for the first time, the place is like a maze. So many blocks...

Maintenance is about $1,300 per quarter for a 3-bedder.

 

[LWZ]

Thanks for all the info guys, appreciate it.

Hmm, how about other older condos i mentioned? Queens, bishan 8, sunglade?
Or are there any other resale projects that you would recommend? RCR, near mrt, >900 sqft and <= 1.4mil

How about some of the older condos near Aljunied and Paya Lebar MRT ?