Kopar condo @ kampong Java

[sinequa88]

Looks like the rushed approach didnt work (kopar) time for discounts for 4/5bedders and high floors


in between dover and clementi, not close to either i think (clavon)

probably not taking the plunge for anything else on kopar

but will be super curious to see how they launch the rest of the units given that most sensible units already taken up

 

[daheigou999]

probably not taking the plunge for anything else on kopar

but will be super curious to see how they launch the rest of the units given that most sensible units already taken up

Lol no worries la bro.

I had the same FOMO side effect after giving up on M, but just look ahead and seek the “durians” in Q3/Q4 when the economy’s impact really flows into property sector

 

[1993newbie]

Yea agree on UOL projects. Will wait for the launch to talk more about it!

For now, stay safe

Yeah. UOL have good projects. Should probably create another thread for this or revive the parc clementis one

 

[Passerboy]

Looks like the rushed approach didnt work (kopar) time for discounts for 4/5bedders and high floors


in between dover and clementi, not close to either i think (clavon)

The increase of 10k per level were too big a margin, they should have added the buffer to the lower floor instead, people would really consider hard to pay that additional 10k for a floor increase-6k seems more reasonable.

 

[sinequa88]

The increase of 10k per level were too big a margin, they should have added the buffer to the lower floor instead, people would really consider hard to pay that additional 10k for a floor increase-6k seems more reasonable.

tts almost a 0.5-0.8% increase per floor for the units sold today...

i calculated and realised the difference between a #02-xx to a #22-xx (same stack) is SGD 300k!!

 

[1993newbie]

Indeed for stack 4&5.

#02 vs #22 is a whopping $290k diff!

tts almost a 0.5-0.8% increase per floor for the units sold today...

i calculated and realised the difference between a #02-xx to a #22-xx (same stack) is SGD 300k!!

 

[Passerboy]

tts almost a 0.5-0.8% increase per floor for the units sold today...

i calculated and realised the difference between a #02-xx to a #22-xx (same stack) is SGD 300k!!

Usually the increase per floor is about 6k, to increase by 10k is a lot, that’s why the M eg pointed below 120k diff is astonishing, it would benefit the person one floor below.

 

[Passerboy]

Any thoughts on comparison between Neu at Novena (FH) (launched in 2019) and Kopar at Newton (LH) (launched in 2020).

Neu at Novena was about 26-28xxpsf vs Kopar at 22-23xxpsf. Neu is about 80% sold (68/87)

 

[sinequa88]

Any thoughts on comparison between Neu at Novena (FH) (launched in 2019) and Kopar at Newton (LH) (launched in 2020).

Neu at Novena was about 26-28xxpsf vs Kopar at 22-23xxpsf. Neu is about 80% sold (68/87)

pardon my naivety but i googled neu's location and realised its quite near all the TB / CDC area... surprised it could price so well haha

 

[1993newbie]

Neu is a whole diff product. Freehold boutique dev.

Units Size are way way smaller hence slightly lower quantum but higher PSF. More for rental since there’s dual keys and dumbbell unit type.

Any thoughts on comparison between Neu at Novena (FH) (launched in 2019) and Kopar at Newton (LH) (launched in 2020).

Neu at Novena was about 26-28xxpsf vs Kopar at 22-23xxpsf. Neu is about 80% sold (68/87)

 

[Passerboy]

pardon my naivety but i googled neu's location and realised its quite near all the TB / CDC area... surprised it could price so well haha

Rightly pointed by bro 1993.

“Units Size are way way smaller hence lower quantum but higher PSF. More for rental since there’s dual keys and dumbbell unit type.”

And it’s near health city, a lot of rentals from doctors and academics in that area. Now if you take a look at Neu, you would see the value in Kopar.

 

[NiShiZhu]

Rightly pointed by bro 1993.

“Units Size are way way smaller hence lower quantum but higher PSF. More for rental since there’s dual keys and dumbbell unit type.”

And it’s near health city, a lot of rentals from doctors and academics in that area. Now if you take a look at Neu, you would see the value in Kopar.

If I want to rent an apartment, I will choose a condo with full condo facility instead of boutique unit with limited facility.

 

[jonchar]

Sorry not following a while, did you get a unit there NishiZhu? No right?

 

[sinequa88]

off-topic but pard' me,

given there is not many resale or new projects near The M (and the upcoming Midtown Modern), how would you guys assess what level is a fair price to pay?

Duo Residences?

 

[1993newbie]

Using Duo as reference since they have studio units similar to The M. Rental transaction for Duo is not bad too if you’re looking for rental yield and rental pricing can use Duo as ref

Duo was launch back in 2013 and price starts from $9xxk too. Similar to 2020 The M
Pricing.

Duo most recent resale transaction.

off-topic but pard' me,

given there is not many resale or new projects near The M (and the upcoming Midtown Modern), how would you guys assess what level is a fair price to pay?

Duo Residences?

 

[Passerboy]

off-topic but pard' me,

given there is not many resale or new projects near The M (and the upcoming Midtown Modern), how would you guys assess what level is a fair price to pay?

Duo Residences?

One comparison could be Midtown Bay, smallest studio unit abt 1.25m, new launch in the vicinity.

 

[sinequa88]

Using Duo as reference since they have studio units similar to The M. Rental transaction for Duo is not bad too if you’re looking for rental yield and rental pricing can use Duo as ref

Duo was launch back in 2013 and price starts from $9xxk too. Similar to 2020 The M
Pricing.

Duo most recent resale transaction.

am i interpreting it correctly?

the same unit got transacted at SGD 1mio lower??

 

[NiShiZhu]

Sorry not following a while, did you get a unit there NishiZhu? No right?

No. I was studying the nearby other condo rental and do some calculation and realise the gross and net rental yield was not fantastic, after factoring in the MCST fee $400.

Did a site visit as well, not quite impress with the surrounding, especially the highway and Newton circle road.

Plus, yesterday I had to inspect my unit, no time to go Kopar SF.

Will wait and see penrose pricing.

 

[Passerboy]

No. I was studying the nearby other condo rental and do some calculation and realise the gross and net rental yield was not fantastic, after factoring in the MCST fee $400.

Did a site visit as well, not quite impress with the surrounding, especially the highway and Newton circle road.

Plus, yesterday I had to inspect my unit, no time to go Kopar SF.

Will wait and see penrose pricing.

Penrose seems to be the next HOT project but now with the new measure I guess launch would be delayed further, initially scheduled to preview in May2020, not sure if the SF is constructed yet.

 

[NiShiZhu]

am i interpreting it correctly?

the same unit got transacted at SGD 1mio lower??

The first buyer bought at 3mil plus, sell it to second buyer at 4mil plus, then second buyer sell to 3rd buyer back to 3mil plus again.

This is a good example showing not all resale are always profitable than buying new launch especially if timing and entry price is not right. In this case, obviously the 3rd buyer get it cheap and The 2nd buyer who pay for 4mil plus lugi. Of coz, the 2nd buyer may have compelling reason to sell at a 1 mil loss.