New EC at Sumang Walk

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birmingham123

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NiShiZhu said:
Can u be more kind in your words instead of accusing him spreading fake news. He may have forgotten which condo he visited years ago.
This is a discussion thread, not your own playground.
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No problem. At least now I know the quartz resales only went up to 900psf. I was quite sianz that time I did not buy at 700psf cause I thought the resales value is at 1400psf.. now I know is only 900psf, then I feel much better haha.

But location like the condo beside amk hub really went up to match the condo launch nearby.. strange right ?
 
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birmingham123 said:
No problem. At least now I know the quartz resales only went up to 900psf. I was quite sianz that time I did not buy at 700psf cause I thought the resales value is at 1400psf.. now I know is only 900psf, then I feel much better haha.

But location like the condo beside amk hub really went up to match the condo launch nearby.. strange right ?
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If u have bought the quartz at 4xx to 5xxpsf during launch, your cap appreciation would have doubled. It all depends on timing.
The quartz potential has already reached its max, ard 9xxpsf. It will remain flat-ish especially when the lease runs lower. Same as Kovan melody, it is stuck at 11xxpsf for many years.
Both quartz and Kovan melody are same era condo.
 
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annetyu

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NiShiZhu said:
If u have bought the quartz at 4xx to 5xxpsf during launch, your cap appreciation would have doubled. It all depends on timing.
The quartz potential has already reached its max, ard 9xxpsf. It will remain flat-ish especially when the lease runs lower. Same as Kovan melody, it is stuck at 11xxpsf for many years.
Both quartz and Kovan melody are same era condo.
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Reason why quartz stay at $9XXpsf is simple: It only has 3 bedders of above 1000psf. There are no pigeon holes like the new launches. This is why the new launches can move because quantum is still affordable with the pigeon hole sized units.

The other reason as I mentioned before, the run-up the past 1 and a half years is mainly pushed by developers & en-bloc money and has little to do with fundamentals.
 
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annetyu said:
Reason why quartz stay at $9XXpsf is simple: It only has 3 bedders of above 1000psf. There are no pigeon holes like the new launches. This is why the new launches can move because quantum is still affordable with the pigeon hole sized units.

The other reason as I mentioned before, the run-up the past 1 and a half years is mainly pushed by developers & en-bloc money and has little to do with fundamentals.
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Yes, I won’t dispute that.
Buyers now got a choice, either they want a fresher lease with Pigeon hole size or bigger size older condos with lease running Low and cap appreciation that remains flat-ish.
If all else failed, can simply wait and don’t buy if price and size and timing is not right.
 
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d5dude

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sgpropertyblog said:
Yup, u r absolutely correct.. Now when we looked back at Prive launching price, it’s very cheap.. but back then, everyone was also complaining tat Prive is very expensive as those days, $7xx PSF is considered high ady.. so fast forward 10 yrs later ... will we look back and say Sumang EC was launched as cheap price? We’ll never know... but all we can tell for now is , costs of living in Sg has increased over the years.. everything increased, except our pay..
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Prive was correctly priced relative to "broader market" in 2010/2011, if you look at the resale market back in 2010/2011 you will find that many newish resale condos and even new launches in ulu areas (e.g the cluster at pasir ris grove) that are not near MRT were already transacting between 850-900 psf, and these are not 1 bedder units. 700psf is about a 20% discount from that, its not abnormal for EC to be priced that way, its definitely not "expensive" relative to resale or even new launches at similar locations (developers were not that greedy back then).

Compare Sumang EC to Prive pricing and we can easily see that Sumang is stupidly overpriced, yes its still somewhat cheaper than new launch PC but we need to look at the very big gap between resale PC and new launch PC now, its much bigger than what it was back in 2011, developers are just super greedy now, there is just no profit to be made from overpaying for these new projects. Only parties who will profit from this are property agents and developers.
 
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d5dude said:
Prive was correctly priced relative to "broader market" in 2010/2011, if you look at the resale market back in 2010/2011 you will find that many newish resale condos and even new launches in ulu areas (e.g the cluster at pasir ris grove) that are not near MRT were already transacting between 850-900 psf, and these are not 1 bedder units. 700psf is about a 20% discount from that, its not abnormal for EC to be priced that way, its definitely not "expensive" relative to resale or even new launches at similar locations (developers were not that greedy back then).

Compare Sumang EC to Prive pricing and we can easily see that Sumang is stupidly overpriced, yes its still somewhat cheaper than new launch PC but we need to look at the very big gap between resale PC and new launch PC now, its much bigger than what it was back in 2011, developers are just super greedy now, there is just no profit to be made from overpaying for these new projects. Only parties who will profit from this are property agents and developers.
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Problem is, say if new launch like this Samsung ec get sold out at this pricing, I really mean if, and if resales price still remains, then it still means buyers are supporting new launch rather than resales..
 
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Don't forget these EC buyers have to dispose their current HDB flats and the hdb market is so gloomy now... while the new launch condo market is roaring.

Not to mention punggol is probably more than 90% hdb.
 
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NiShiZhu said:
...Since we are now in sumang thread, let’s talk about sumang.
Why some bros here like newbie 1993 including myself brought up Prive as comparison is because that’s the closest comparison betw the two since both are EC located near Punggol central and not too far away from each other. Though Prive has some proximity advantage to mrt compared to sumang. Sumang is still walkable to Waterway Point though slightly further than prive....
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If you compare on the map, Waterway Point is quite equidistant from Sumang and Prive. Prive would have slight advantage to the MRT itself as the station is on Prive's side.
 
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No, it's 20% payment required upon signing of S&P.

93d707-The-Tre-Ver-2-.jpg
 
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8zaoyu

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birmingham123 said:
Problem is, say if new launch like this Samsung ec get sold out at this pricing, I really mean if, and if resales price still remains, then it still means buyers are supporting new launch rather than resales..
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The supporters are probably from the nearby HDB estates 's just MOPed upgraders.
Just MOPed HDB flats are sought after by SPRs who cannot buy brand new HDB flats.
2nd timers in HDB ECs may or may not want to upgrade to Pte next time after minimum stay of 5 years! It is mad time in SG - all the digging for pte properties and mrt! Why not just build more 4 bedrooms BTOs without the swimming pools but with full ground floor Aircon Functions Rooms with utilities charges for usage for HDB upgraders or just graduated kids who want to live with parents and want more living space
 
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3BR 15 stacks
3BR superior 7 stacks
3BR premium 12 stacks
4BR premium 14 stacks
5BR premium 6 stacks

3 bedroom to 5 bedroom
Some sample sizes:
A1: 839
A2: 969
A3: 990
A4: 1130
B4: 1367
C2: 1507

No 1BR and 2BR.
 
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annetyu

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Zetrio2006 said:
3BR 15 stacks
3BR superior 7 stacks
3BR premium 12 stacks
4BR premium 14 stacks
5BR premium 6 stacks

3 bedroom to 5 bedroom
Some sample sizes:
A1: 839
A2: 969
A3: 990
A4: 1130
B4: 1367
C2: 1507

No 1BR and 2BR.
Click to expand...

Now got 1 new category "superior" hahaha.

The unit with the most stacks is 839sqft 3 bedder. Wow it broke the record for smallest 3 bedder...:o
 
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