Forett

[Passerboy]

i think jadescape more beautiful leh. sorry to be party pooper haha

I have to agree with you and in a better location too.

 

[lucario1806]

Just curious anyone knows if Signature Park has ever tried to en bloc or have a good chance of en bloc in the future?

 

[LWZ]

Just curious anyone knows if Signature Park has ever tried to en bloc or have a good chance of en bloc in the future?

Not sure if they have ever tried, but I see it as having very low en bloc potential. Too many units and in a not very popular area already brimming with developments (including several new launches).

The big plot area of the development also requires a developer(s) with a massive appetite, and Pine Grove at the other side of D21 didn't manage to find any such.

 

[lucario1806]

I see! Thanks!

Not sure if they have ever tried, but I see it as having very low en bloc potential. Too many units and in a not very popular area already brimming with developments (including several new launches).

The big plot area of the development also requires a developer(s) with a massive appetite, and Pine Grove at the other side of D21 didn't manage to find any such.

 

[1993newbie]

D21 FREEHOLD KING ALBERT PARK RESIDENCES.

July 2020 > Another 1+Study (517sqft) #04-08 transacted way below KAP launch price.

Unit was sold for $803k! Owner purchased it back in June 2013 for $913 500.

Starting launch price for KAP back in 2013 was $888 100 for a 1+S unit type.

A resale unit has transacted lower than launch price, #06-02 transacted for $823k.

Despite being FH and integrated with commercial mall, a resale can transact below launch price.

 

[drkcynic]

D21 FREEHOLD KING ALBERT PARK RESIDENCES.

July 2020 > Another 1+Study (517sqft) #04-08 transacted way below KAP launch price.

Unit was sold for $803k! Owner purchased it back in June 2013 for $913 500.

Very interesting case study. The market seems unable to swallow 17xx at that location.

 

[Passerboy]

Very interesting case study. The market seems unable to swallow 17xx at that location.

But able to swallow 16xxpsf at Forestwood (lorong lew lian) location and w a 99y lease.

 

[Hyruga]

Very interesting case study. The market seems unable to swallow 17xx at that location.

Not true lei. People can swallow Daintree at $1.8k psf 99 years lease at Toh Tuck (Developer from Msia)

 

[drkcynic]

Not true lei. People can swallow Daintree at $1.8k psf 99 years lease at Toh Tuck (Developer from Msia)

I guess it's up to individuals to interpret what the price infer. It could just be something wrong with this development, size, finishing, MSCT issues etc.

Or maybe Daintree is just part of the "must buy new launch" madness.

 

[daheigou999]

Very interesting case study. The market seems unable to swallow 17xx at that location.

Strange, I thought sinkies are generally good at swallowing. Always ensuring that developers cannot lose money

 

[halfclaw]

KAP Mall is a sad excuse of a mall. It was much better when it was just Cold Storage and McDonald's. In fact Oxley has been sued by the strata shop unit owners as Oxley apparrently told then that CS and McD will anchor the mall... Not sure what's the outcome. Unsurprising that valuation there has tanked.

 

[Hippocrates]

KAP Mall is a sad excuse of a mall. It was much better when it was just Cold Storage and McDonald's. In fact Oxley has been sued by the strata shop unit owners as Oxley apparrently told then that CS and McD will anchor the mall... Not sure what's the outcome. Unsurprising that valuation there has tanked.

Strata malls are always infested with hair salon, nail salon, massage parlour kind of service shops.

So anyone buying mixed developments has to make sure that the malls are owned and managed by reputable entities, such Capitamall, AsiaMall, Frasers Property, Mapletree Trust, SPH REIT and so on. These big mall managers will perform due diligence and their presence can indicate their confidence on the prospects of those locations.

 

[Forever84]

KAP Mall is a sad excuse of a mall. It was much better when it was just Cold Storage and McDonald's. In fact Oxley has been sued by the strata shop unit owners as Oxley apparrently told then that CS and McD will anchor the mall... Not sure what's the outcome. Unsurprising that valuation there has tanked.

Actually I think it was the agents not oxley who said that

So oxley will be indemnified by certain laws, haha

 

[LWZ]

KAP Mall is a sad excuse of a mall. It was much better when it was just Cold Storage and McDonald's. In fact Oxley has been sued by the strata shop unit owners as Oxley apparrently told then that CS and McD will anchor the mall... Not sure what's the outcome. Unsurprising that valuation there has tanked.

Not the first Oxley development to run into such an issue. NEWest is an even bigger joke. At least KAP Mall still has a 4Fingers, which is the only reason I go there.

 

[NiShiZhu]

But able to swallow 16xxpsf at Forestwood (lorong lew lian) location and w a 99y lease.

I haven’t tried walking from forest wood to Nex but according to advert, it’s within 5mins walk.
If this is true, forest wood location should be more appealing compared to those D21 FH condos? No?

Plus D21 is definitely oversupply and resale price was quite depressed all along.

 

[Passerboy]

I haven’t tried walking from forest wood to Nex but according to advert, it’s within 5mins walk.
If this is true, forest wood location should be more appealing compared to those D21 FH condos? No?

Plus D21 is definitely oversupply and resale price was quite depressed all along.

It is one bus stop away about 5-6 mins is true. Location wise it’s quite convenient, when I started looking at FW it was left with bigger 3 bedroom units at 1.8m above.

 

[NiShiZhu]

It is one bus stop away about 5-6 mins is true. Location wise it’s quite convenient, when I started looking at FW it was left with bigger 3 bedroom units at 1.8m above.

The only bad thing about FW is the unit site plan is rather cramp and close to one another.

I hope those forett potential buyers really go study and look at past transaction of other D21 FH condos resale price and not just blindly attracted to the FH status.

 

[bolster]

D21 FREEHOLD KING ALBERT PARK RESIDENCES.

July 2020 > Another 1+Study (517sqft) #04-08 transacted way below KAP launch price.

Unit was sold for $803k! Owner purchased it back in June 2013 for $913 500.

Not only KAP. Jardin is the worst over there.... Almost all transaction lost more than 500k.

TOP 8 loser, coincidentally, the developer is Far East. Sell at a prenium.

Buyer from One Holland village project will end up the same fate?

http://www.ytreporp.com/propertyinvestment.php

 

[LWZ]

Not only KAP. Jardin is the worst over there.... Almost all transaction lost more than 500k.

TOP 8 loser, coincidentally, the developer is Far East. Sell at a prenium.

Buyer from One Holland village project will end up the same fate?

http://www.ytreporp.com/propertyinvestment.php

hmmm, most of them bought during the last peak from 2011-13.

 

[NiShiZhu]

hmmm, most of them bought during the last peak from 2011-13.

Condos Bought in 2011-2012 still got meat.
Condos Bought in 2013 mostly no meat left.