New EC at Sumang Walk

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birmingham123

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annetyu said:
Exactly, difference between ec and pc pricing is very low now.

$1125? Close to the $1130 that I predicted. If launch weekend sales are 60%, Ms Captain Huat really have to build temple for me alr :s13:.
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I think EC launch sales should be around 30% to 40% in general and will sell probably 3-5% every month. So quite likely to take another 20 months to sell out ba..

Point is, it does not need to have more than 50% sales for launch. If it does hit more than 50%, then I believe developer under priced it and could have sell higher for more profit..
 
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annetyu

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birmingham123 said:
I think EC launch sales should be around 30% to 40% in general and will sell probably 3-5% every month. So quite likely to take another 20 months to sell out ba..

Point is, it does not need to have more than 50% sales for launch. If it does hit more than 50%, then I believe developer under priced it and could have sell higher for more profit..
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From a business point of view, yes you are very right. I definitely want to exploit the buyers and squeeze every penny out of their pockets. ALso get agents to instill fear and euphoria in them. :s13:

Well although I predicted 60%, I may be very wrong... I am assuming there are still plenty of irrational buyers to get that 60% figure.

However, bear in mind property prices over the next 3-4 years is not guaranteed to be stable or appreciating... I am sure CDL would be also happy to clear as any units as soon as possible.
 
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weng

weng

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Zetrio2006 said:
2 of the units (689 sf) going for 944k each
1 unit (689 sf) going for 931k

The 3 units above all have high ceiling @ living room (4.25m)
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Bro, these are top floor units, paying for extra air space and the price jump from 16th floor is not linear to the lower floors. Their base floor area is 603sf where past transactions were all 700+ to 800+k.

Then the Piermont one is using the "from" price, which is probably lowest floor worst facing cheapest unit.

Want to compare, compare apples to apples la...

Riverfront smallest 3br is 872sf. Random extract recent transactions:

1,081,000 - 872 01 to 05 1,240 May-19
1,066,000 - 872 01 to 05 1,223 May-19

Speed scroll thru the rest, transactions were ranging from avg 1.1xx to early 1.2mil.

And then now we have a Sumang EC slightly smaller at 840sf going from 888k.... :o
 
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birmingham123

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annetyu said:
From a business point of view, yes you are very right. I definitely want to exploit the buyers and squeeze every penny out of their pockets. ALso get agents to instill fear and euphoria in them. :s13:

Well although I predicted 60%, I may be very wrong... I am assuming there are still plenty of irrational buyers to get that 60% figure.

However, bear in mind property prices over the next 3-4 years is not guaranteed to be stable or appreciating... I am sure CDL would be also happy to clear as any units as soon as possible.
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To be honest, I look at all the EC sites bidding, I think all developers are not worried about EC launch selling well or not. They will be quite confident to sell out the project as everyone knows EC still have demands. Developer concern should be more on whether they sell too cheap or not. Like 100palm is 1 extreme case where developer should be regretting not launching at 1100psf haha
 
runforyourlife

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weng said:
Bro, these are top floor units, paying for extra air space and the price jump from 16th floor is not linear to the lower floors. Their base floor area is 603sf where past transactions were all 700+ to 800+k.

Then the Piermont one is using the "from" price, which is probably lowest floor worst facing cheapest unit.

Want to compare, compare apples to apples la...

Riverfront smallest 3br is 872sf. Random extract recent transactions:

1,081,000 - 872 01 to 05 1,240 May-19
1,066,000 - 872 01 to 05 1,223 May-19

Speed scroll thru the rest, transactions were ranging from avg 1.1xx to early 1.2mil.

And then now we have a Sumang EC slightly smaller at 840sf going from 888k.... :o
Click to expand...

When area is more populated, the unknown of bangala from nearby domitories is a valid concern. These are always factors when if comes to investment.
 
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sinicker

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i did a walk from Waterway Point - Din Tai Fung exit to Piermont Grand, walking via the PCN.

had a bit of trouble once you go underneath Punggol Way as you have to go one round via the HDB void deck to get to Punggol Way then cross the waterway.

took me 12 mins.

after that, i walked along Sumang Link to get to showflat. shorter walk to WWP, less scenic.

give it a miss?

next ECs are Tampines Ave 10, Canberra Link & Anchorvale Crescent....
 
NiShiZhu

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sinicker said:
i did a walk from Waterway Point - Din Tai Fung exit to Piermont Grand, walking via the PCN.

had a bit of trouble once you go underneath Punggol Way as you have to go one round via the HDB void deck to get to Punggol Way then cross the waterway.

took me 12 mins.

after that, i walked along Sumang Link to get to showflat. shorter walk to WWP, less scenic.

give it a miss?

next ECs are Tampines Ave 10, Canberra Link & Anchorvale Crescent....
Click to expand...

Your assessment is spot on, I did exactly the same u did. Just that i did the opposite, walk from PCN to Waterway Point. But then, I was wondering if can exit halfway from pcn and climb up a slope leading to the bridge and bring you across to the mall.
The downside of sumang is it is located on the other side of Waterway mall. If there’s a bridge that spans over the waterway park to lead you directly to the mall, it could save a lot of time.
Not an EC fan, just doing it for fun.
 
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Walk by sumang link towards the showflat then turn right along Punggol walk towards wwp is faster.
 
weng

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sgpropertyblog

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weng said:
Some of riverfront typical 2br jun and jul transactions:

Price.......Area...Floor.....PSF
902,000 - 721 01 to 05 1,251 Jul-19
952,000 - 721 11 to 15 1,320 Jul-19
943,000 - 721 06 to 10 1,308 Jun-19
938,000 - 721 11 to 15 1,301 Jun-19
906,000 - 721 01 to 05 1,256 Jun-19
898,000 - 721 01 to 05 1,245 Jun-19
935,000 - 721 11 to 15 1,296 Jun-19

sure now 689sf going for 944k cheapest?
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Yes, the cheapest 2 bdrms units available now at RF is $944k.. those transaction tat u pulled out is ady sold-units..
 
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Hyruga

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tomylwc said:
The agents are right to say the next ECs locations not as good.
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The worst one is still this Sumang EC which has Pasir Gudang air pollution plus heavy traffic jams with traffic lights every 50m. (You can literally see 5 traffic lights everytime you stop along the road)
 
NiShiZhu

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Jelly8 said:
The 4 bedroom premium looks good in space layout
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Last weekend, nothing to do, so I went in take a look at 4 bedder best facing stack.
Not impress with the layout for the following reasons:
1) there’s one common bedroom only 7.1sqm nia, super small. However, masterbed room was spacious I must say. Other common bed rooms have size around 8.9sqm.
2) there’s a super small balcony in the master bed room, looks more like a planter than a decent size balcony. (I always like to have a decent size balcony in masterbed room. However, if it is too small like planter size, I rather not have it and prefer masterbed room w/o balcony instead)
3) got one common toilet very small, got a wall protruding, making the pangsai area very small. weird looking.
4) the estimate price they quote was high, 1.5x to 1.6 mil for the best stack 4 bedder for a 13xxsqft (facing waterway PCN and pool). But of cos, it’s just their estimation, not confirm yet.

On the contrary, 3 bedder of size 11xxsqft, looks better in terms of layout.

Overall, furnishing so so nia. After all, it’s an EC.
 
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