Lakepoint En Bloc

[Passerboy]

get ready your milo tin for those thinking of buying prop next year. This CM probably only cause temporary knee jerk effect. Don’t miss the chance of entering during this short timeframe
Thank me later

Yes it would likely have a knee jerk effect but the effects may only be felt in 2023 by buyers, land bids needs to be lower first, else the lower cost can’t be transferred to buyers.

 

[NiShiZhu]

Yes it would likely have a knee jerk effect but the effects may only be felt in 2023 by buyers, land bids needs to be lower first, else the lower cost can’t be transferred to buyers.

2023 may be a bit too late Liao. Singaporean adapting faster and faster due to previous 9 rounds of CMs in the past. The immunity only last for short while like our vaccine booster shot.

 

[Passerboy]

2023 may be a bit too late Liao. Singaporean adapting faster and faster due to previous 9 rounds of CMs in the past. The immunity only last for short while like our vaccine booster shot.

The good picks in 2022 could be those less bullish land bids this year, JAB, Marina View and Northumberland perhaps. I am thinking the buying opportunity could extend into 2023.

 

[NiShiZhu]

The good picks in 2022 could be those less bullish land bids this year, JAB, Marina View and Northumberland perhaps. I am thinking the buying opportunity could extend into 2023.

Yap, I’m referring to the above u mentioned. Coz before this CM, even the developer bid them Low, they still have every reason to price them high too in a seller’s market. But with the current CM, the tide may change next year.
Buyers - keep your finger crossed

 

[Oftheseas]

https://www.edgeprop.sg/property-ne...FSP1v12oRsYnP3OjAe4Ol2MeLqRleI3VNBhCYWJ-Nc3C0

Just as I posted at the Cooling measures thread, the CM have halted threasonably price redevelopment estate.

It is obvious that developers who are keen on this site (just a week ago) will not bid now. They will choose to go for private treaty negotiations and hope to get this land at 8~10% cheaper.

If it can be win-win, I still hope this can succeed to give this area a new development.

 

[sellipad2]

when i scan the west side i notice parc clematis has few transactions that crossed $2050 PSF for 2 bedders, thats before CM though, seem like this lakepoint location is quite decent if developer can use CM as an excuse to enbloc at discount.

My take is if there is any new launch at 1.5k psf just take regardless of location, as infrastructure mature and decentralization accelerates whole island will converge and normalize to a tight range.

Now 1.5K psf is floor across SG, next time maybe 2k psf already.

 

[kengwee95]

Seems like there is a height limit of 5 storey too

 

[Oftheseas]

Seems like there is a height limit of 5 storey too

Yes. The baseline is already high but the redevelopment conversion is still not bad.

The main thing for this enbloc is that most land around this area are JTC‘s. So not much GLS and residential if JTC do not convert them.

 

[Oftheseas]

when i scan the west side i notice parc clematis has few transactions that crossed $2050 PSF for 2 bedders, thats before CM though, seem like this lakepoint location is quite decent if developer can use CM as an excuse to enbloc at discount.

My take is if there is any new launch at 1.5k psf just take regardless of location, as infrastructure mature and decentralization accelerates whole island will converge and normalize to a tight range.

Now 1.5K psf is floor across SG, next time maybe 2k psf already.

If the reserve price is knock down by about 10% to $870 psfppr, it is possible to see this new launch price around $16xx psf in 2023.

New development should be similar to Ki Residence type but only 99LH. However, this is nearer to mrt/amenities.

 

[sellipad2]

If the reserve price is knock down by about 10% to $870 psfppr, it is possible to see this new launch price around $16xx psf in 2023.

New development should be similar to Ki Residence type but only 99LH. However, this is nearer to mrt/amenities.

yea Ki is FH but it has nothing, no transformation, no exit point, no MRT or amenities, can only look forward to 2035 CRL phase 2 completion. This lakepoint got Jurong transformation and the lake views are pretty scenic, not to mention the mrt etc. Not too bad i suppose

 

[bujingyun82]

I see Ki as a self stay project for people who like the sunset way area.. and there has been no new launch in the last 20 years. their sales performance have been consistently good over the months since launch.

 

[sellipad2]

yes ki is a good project for own stay but not an ideal one for investment unless they can hold 15 years or more, there is no catalyst to drive price upside in short term nor support exit to upgraders or investors as compared to those new launches in clementi. If Ki owners want to exit at $2m, with the quantum i can go to clementi, upper bt timah, or hillview, or even whistler grand since there are schools within 1km

but thats just my viewpoint though. If i have a $2m budget and i can only buy 1, i must buy the best one that offer the best quality of life or highest upside

 

[NiShiZhu]

Tiagong ki may have CRL line near to it.

 

[sellipad2]

i know..but completion is between 2032-2035 even if it materialize in the end. The long wait time is no joke..a good project must have multiple exit points along the way every 5, 10 or 15 years, not one where it happen 15 years later.

 

[Passerboy]

Tiagong ki may have CRL line near to it.

If the CRL materialise, KI should be able to huat.

 

[NiShiZhu]

i know..but completion is between 2032-2035 even if it materialize in the end. The long wait time is no joke..a good project must have multiple exit points along the way every 5, 10 or 15 years, not one where it happen 15 years later.

Ki is a self stay project. Buyers mainly bought for self stay will probably stay for 10 years thereabout before seeing mrt materialised. Timing just nice. If want to buy for short term to mid term profit, don’t think Ki belongs to this caragory. Nevertheless, I still haven’t seen any 2021 projects that makes me feel strongly can exit and Huat big big at multiple exit points yet.

 

[Passerboy]

i know..but completion is between 2032-2035 even if it materialize in the end. The long wait time is no joke..a good project must have multiple exit points along the way every 5, 10 or 15 years, not one where it happen 15 years later.

But KI is 999y lease, as good as FH, plenty of time to wait since this is a self stay project for those who enjoy staying at sunset way area.

 

[NiShiZhu]

But KI is 999y lease, as good as FH, plenty of time to wait since this is a self stay project for those who enjoy staying at sunset way area.

Those bought Ki at 16xxpsf for self stay should be quite safe la for a FH. Better than penrose at same psf. At least no need torture by the expressway noise 24/7.

 

[sellipad2]

Ki is a self stay project. Buyers mainly bought for self stay will probably stay for 10 years thereabout before seeing mrt materialised. Timing just nice. If want to buy for short term to mid term profit, don’t think Ki belongs to this caragory. Nevertheless, I still haven’t seen any 2021 projects that makes me feel strongly can exit and Huat big big at multiple exit points yet.

i rem there is a female youtube agent who was promoting Ki, she bought 1 unit herself and target exit on TOP with conservative $200k profit. Nowadays its very difficult to huat regardless of location due to market runup.

But KI is 999y lease, as good as FH, plenty of time to wait since this is a self stay project for those who enjoy staying at sunset way area.

Looking at entry of $1800+ PSF, i agree Ki should be safe enough to hold long term, there are many FH projects with launch price near to $2.5-3K PSF but corrected downwards, there is no guarantee a buy and hold FH strategy works over long term. Try to apply buy and hold on FH perfect 10 at 3.5k PSF...

 

[Passerboy]

Those bought Ki at 16xxpsf for self stay should be quite safe la for a FH. Better than penrose at same psf. At least no need torture by the expressway noise 24/7.

Below $18xxpsf should be quite safe, its FH aft all and if really got CRL $20xxpsf should be within reach.

$16xxpsf very few transactions for KI. Subjective if at $16xxpsf KI or Penrose is better though from an amenities perspective.