Fourth Avenue Residences

[holasingapura]

I thought FAR sales is quite decent thus far though, aft picking up momentum recently. 56%sold and 21 units sold in Apr. Should move up when more CCR projects are launched at higher psf.

Fantastic. Long live the developers! They are invincible.

I hope the empty plot of land near your place launches at $10,000 psf soon!

 

[TouringSG]

I visited the showroom which is located at the actual site. Fell in love instantly with the quality, location and surrounding. It's all based on livability though, did not research much on price/value. Decided to proceed with another property in the end.

 

[Entity]

personally i like FAR, some of the 2B1B stacks in Aug 2020 previously we’re about 2200psf, and i feel it presents tremendous value for me. good finishing and high end appliances used, and the MRT is right outside.

maybe the general market preference is shifting towards the bugis area as compared to the more traditional BT, and probably also there isn’t any new plans for the BT area. personally feel there is less downside to FAR than some of the new launches, and the area which feels peaceful works for me

 

[scanner007]

personally i like FAR, some of the 2B1B stacks in Aug 2020 previously we’re about 2200psf, and i feel it presents tremendous value for me. good finishing and high end appliances used, and the MRT is right outside.

maybe the general market preference is shifting towards the bugis area as compared to the more traditional BT, and probably also there isn’t any new plans for the BT area. personally feel there is less downside to FAR than some of the new launches, and the area which feels peaceful works for me

One point need to consider is the traffic condition during peak hours.
And also the ponding effect in recent years along Bukit Timah road.

I also like the area, especially for those who prefer to do walking. Nice place to walk around the neighborhood to explore. Get to see a lot of nicely done up GCB. LOL

 

[Passerboy]

personally i like FAR, some of the 2B1B stacks in Aug 2020 previously we’re about 2200psf, and i feel it presents tremendous value for me. good finishing and high end appliances used, and the MRT is right outside.

maybe the general market preference is shifting towards the bugis area as compared to the more traditional BT, and probably also there isn’t any new plans for the BT area. personally feel there is less downside to FAR than some of the new launches, and the area which feels peaceful works for me

Last year there was a promo period where some units were as low as 20xxpsf, thought that presents a window opportunity to grab.

 

[Entity]

Last year there was a promo period where some units were as low as 20xxpsf, thought that presents a window opportunity to grab.

yeah, but those were the low floor units facing the power grid stations, and next to the tennis court

 

[Passerboy]

yeah, but those were the low floor units facing the power grid stations, and next to the tennis court

Hehe for this development the more premium units are at a 300-400psf quantum, would u pay that figure?

 

[Entity]

Hehe for this development the more premium units are at a 300-400psf quantum, would u pay that figure?

personally yes, if it is for own stay. stack 33 (not premium but acceptable) isn’t that much higher, 2200psf and within 1.5M.

 

[TouringSG]

Hehe for this development the more premium units are at a 300-400psf quantum, would u pay that figure?

I think this project targets the GCB folks who want to buy a unit for their kids to stay nearby and people who want to live the bukit timah dream. Both sounds like ownstay crowd so paying a premium might be the logical thing to do for these buyers.

 

[Passerboy]

personally yes, if it is for own stay. stack 33 (not premium but acceptable) isn’t that much higher, 2200psf and within 1.5M.

I don’t see how Stack 33 is better bro, it faces the MRT station (though underground one) direct and at 200psf more don’t think it’s worth. I’m assuming the stack that’s 20xxpsf is stack 14. For me, w the pricing I will go w stack 14 high floor.

 

[Entity]

I don’t see how Stack 33 is better bro, it faces the MRT station (though underground one) direct and at 200psf more don’t think it’s worth. I’m assuming the stack that’s 20xxpsf is stack 14. For me, w the pricing I will go w stack 14 high floor.

yup, but the 2200psf units ain’t that high, probably can see the entrance pathway and the perimeter greens. tennis court stacks that clear the power gen is much more than 2200psf

 

[scanner007]

yup, but the 2200psf units ain’t that high, probably can see the entrance pathway and the perimeter greens. tennis court stacks that clear the power gen is much more than 2200psf

I believe there might be further discount when TOP is near. The take up rate now is slow considering the QC near.

Good luck in your hunting.

 

[arctician]

if TOP is 2022 and only 30% sold, be prepared for discounts, look at projects gg TOP in 2022, Whistler Grand, twin vew, Daintree, Kismis, all are hitting >90% sold already.

We must remember fair market price is based on function of demand/supply and valuations of development in vicinity, NOT developer costs as they may have overbid for land, so we should not be paying for their mistake.

Since allgreen own Royal green and 4th avenue residences, they have to price it such that it doesnt cannibalize each other..i can only say there are much better FH options, like sixth avenue residences etc. no buyer will want to experience a repeat of reflections, unless 1-2mil is like rounding error to you

 

[Passerboy]

if TOP is 2022 and only 30% sold, be prepared for discounts, look at projects gg TOP in 2022, Whistler Grand, twin vew, Daintree, Kismis, all are hitting >90% sold already.

We must remember fair market price is based on function of demand/supply and valuations of development in vicinity, NOT developer costs as they may have overbid for land, so we should not be paying for their mistake.

Since allgreen own Royal green and 4th avenue residences, they have to price it such that it doesnt cannibalize each other..i can only say there are much better FH options, like sixth avenue residences etc. no buyer will want to experience a repeat of reflections, unless 1-2mil is like rounding error to you

Allgreen also launching Pasir Ris 8, wonder if they would attach a premium to Pasir Ris 8 to maximise the profits for the other two developments. I notice that projects that are priced above 20xxpsf seem to be doing poorer than those mass market condos that launch ard 15xxpsf. There could be a higher risk level for these CCR projects compared to mass market ones?

 

[arctician]

Allgreen also launching Pasir Ris 8, wonder if they would attach a premium to Pasir Ris 8 to maximise the profits for the other two developments. I notice that projects that are priced above 20xxpsf seem to be doing poorer than those mass market condos that launch ard 15xxpsf. There could be a higher risk level for these CCR projects compared to mass market ones?

if i rem correctly in CCR only martin modern get to trend higher near TOP, most projects >2500 PSF trended down as it come near to TOP, one example is Hau on Handy. Midwood in hillview also lowered price by $200 PSF.

End of day it really depends if you are buying to improve quality of life vs investment. One is quantifiable, the other is not.

 

[Passerboy]

if i rem correctly in CCR only martin modern get to trend higher near TOP, most projects >2500 PSF trended down as it come near to TOP, one example is Hau on Handy. Midwood in hillview also lowered price by $200 PSF.

End of day it really depends if you are buying to improve quality of life vs investment. One is quantifiable, the other is not.

Midwood is OCR bro not CCR and never lower price by $200psf, prices now and before are still comparable..

 

[TouringSG]

if i rem correctly in CCR only martin modern get to trend higher near TOP, most projects >2500 PSF trended down as it come near to TOP, one example is Hau on Handy. Midwood in hillview also lowered price by $200 PSF.

End of day it really depends if you are buying to improve quality of life vs investment. One is quantifiable, the other is not.

Is it lower psf to clear few remaining undesirable units or a lot of unsold inventories?

 

[arctician]

Midwood is OCR bro not CCR and never lower price by $200psf, prices now and before are still comparable..

ya just saying everything is dependent on entry price.

I rem someone shared midwood launched at $1800+ PSF and couldnt achieve more than 10% sales for first few years, recently this year they dropped price to $1600+ (near to developer breakeven) and then units started moving, another agent told me the same too.

 

[Passerboy]

ya just saying everything is dependent on entry price.

I rem someone shared midwood launched at $1800+ PSF and couldnt achieve more than 10% sales for first few years, recently this year they dropped price to $1600+ (near to developer breakeven) and then units started moving, another agent told me the same too.

Nope, definitely didn’t launch at 18xxpsf.. ~16-17xxpsf only for Midwood but sales was slow at the start before gg up recently.

 

[scanner007]

ya just saying everything is dependent on entry price.

I rem someone shared midwood launched at $1800+ PSF and couldnt achieve more than 10% sales for first few years, recently this year they dropped price to $1600+ (near to developer breakeven) and then units started moving, another agent told me the same too.

Mid wood is at Hillview, near MINDEF , no exciting development over the place and it is full of condos. $1.8k psf is crazy price. Those who bought at such a high price is….