筍盤來了！！！One Bernam Condo

[Passerboy]

Would it be easy to make money though? Or would it simply stagnate?

If Landmark below $2200psf can’t make money, then Avenue South Res, One Bernam and One Pearl Bank may lose heavy imo. No? Can make money imo for those who entered below $2200psf for Landmark, just how much.

 

[daheigou999]

If Landmark below $2200psf can’t make money, then Avenue South Res, One Bernam and One Pearl Bank may lose heavy imo. No?

Why is price stagnation not a plausible scenario?

Unlike OCR condos, these new launches do not have the HDB upgrader base to bail them out

 

[Passerboy]

Why is price stagnation not a plausible scenario?

Unlike OCR condos, these new launches do not have the HDB upgrader base to bail them out

Yes it is though. I am drawing the scenario that if price stagnate for those who entered Landmark at $2200psf, ASR, OPB and OB should be seeing losses instead.

and yes unlike OCR condos, there may be a lack of demand from HDB upgraders, not to forget couple of Tanjong Pagar condos like Icon are transacting at abt $16-17xxpsf ($600psf lower).

 

[zaclee]

If Landmark below $2200psf can’t make money, then Avenue South Res, One Bernam and One Pearl Bank may lose heavy imo. No? Can make money imo for those who entered below $2200psf for Landmark, just how much.

While I agree Landmark price is attractive and have potential to grow, I think OPB and OB can justify a premium in price over the LM too. So not sure why they will lose heavy if Landmark doesn’t make, unless we think they are actually worth the same psf.

Price stagnation could also be a possibility, but if so, it would likely affect many projects launched in the past 6-12 mths and not specific to LM.

 

[Passerboy]

While I agree Landmark price is attractive and have potential to grow, I think OPB and OB can justify a premium in price over the LM too. So not sure why they will lose heavy if Landmark doesn’t make, unless we think they are actually worth the same psf.

Price stagnation could also be a possibility, but if so, it would likely affect many projects launched in the past 6-12 mths and not specific to LM.

I feel that ppl also look into the quantum not just the psf.

$2200psf would already result in a sizeable quantum for a 2bed2bath, the layout at both OPB and OB for the same configuration is larger and odd, so either would result in a higher quantum and affect affordability.

So if $2200psf at Landmark doesn’t see profit in the resale market, both OPB and OB should result in loss.

ASR on the other hand has similar psf to Landmark but pales in location and amenities nearby.

 

[zaclee]

I agree quantum is critical.

That said, I’ll compare LM’s 678sf units with the 700sf units 2 bedders at OB and OPB, rather than their 8xx sf 2b2b. Also, OB’s 8xx sf are 2B+S which is not comparable.

LM’s stack 8 is great, I like it. But that aside, their stack 4 & 9 are quite standard and not better than, say OB’s stack 5 or 7 which is actually more practical. OPB’s stack 15 or 16 arguably lost out here due to curve shape and bathroom separate from master bedroom. Some like having more rooms and bathrooms in a small unit, some prefer having a sense of space to go with the lux feel (eg. 700 sf at Marina One only gets you 1b1b).

I feel that ppl also look into the quantum not just the psf.

$2200psf would already result in a sizeable quantum for a 2bed2bath, the layout at both OPB and OB for the same configuration is larger and odd, so either would result in a higher quantum and affect affordability.

So if $2200psf at Landmark doesn’t see profit in the resale market, both OPB and OB should result in loss.

ASR on the other hand has similar psf to Landmark but pales in location and amenities nearby.

 

[Sg_qwerty]

I agree quantum is critical.

That said, I’ll compare LM’s 678sf units with the 700sf units 2 bedders at OB and OPB, rather than their 8xx sf 2b2b. Also, OB’s 8xx sf are 2B+S which is not comparable.

LM’s stack 8 is great, I like it. But that aside, their stack 4 & 9 are quite standard and not better than, say OB’s stack 5 or 7 which is actually more practical. OPB’s stack 15 or 16 arguably lost out here due to curve shape and bathroom separate from master bedroom. Some like having more rooms and bathrooms in a small unit, some prefer having a sense of space to go with the lux feel (eg. 700 sf at Marina One only gets you 1b1b).

The remaining units at LM stacks 8 and 9 are going at $2.8k psf?!

 

[Passerboy]

The remaining units at LM stacks 8 and 9 are going at $2.8k psf?!

Lower floor got in at almost $1000psf cheaper wow…

 

[Sg_qwerty]

Lower floor got in at almost $1000psf cheaper wow…

Ya that’s crazy. Might as well just wait for canninghills? Or will it hit $3k psf?

 

[mementomori]

Actually why landmark no much hype ah? 2.2k psf quite worth it what

 

[NiShiZhu]

Actually why landmark no much hype ah? 2.2k psf quite worth it what

Maybe nowadays pple like to desire the undesired

 

[Passerboy]

Actually why landmark no much hype ah? 2.2k psf quite worth it what

I also been chatting with another bro, and scratching my head why. Ppl opting for Avenue South Residences at similar psf instead, yes (for me) less ideal location in terms of amenities.

power of marketing perhaps?

 

[Passerboy]

Ya that’s crazy. Might as well just wait for canninghills? Or will it hit $3k psf?

Not too long ago $26xxpsf u can get integrated development in CCR Bugis Midtown Modern

 

[zaclee]

The remaining units at LM stacks 8 and 9 are going at $2.8k psf?!

Wow… at >$2.8k psf or more, it’s hard to justify LM IMO. It translate to $1.9m for a sub-700sf space.

For middle floors at LM, one can already enjoy views w/o the crazy premium. Also, OPB 2B1b recent promo were doing ~$2.5k psf for relatively high floor, which quantum wise is less than $1.7mil.

Or go for OB which has pretty decent units at below $2.4k psf / $1.7mil. Trade off greenery for better amenities and rental yield / rentability.

 

[scanner007]

The remaining units at LM stacks 8 and 9 are going at $2.8k psf?!

The remaining stack 8, will be from 21st level and stack 9 from 20th level.
According to URA and Squarefoot:
1. The 20th floor stack 8, should transacted at $2463 psf.
2. 19th floor stack 9, should transacted at $2395 psf.
3. Stack 8, 22nd floor should be $2498 transacted at 12 Jul 2021.

Even a jump of $100k on the next level, the price should be + $147 psf.
How you derived at $2.8k?

Extracted from Squarefoot.

1 Aug 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,298	1,138,000	N.A
31 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,126	1,602,000	N.A
26 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	764	Strata	2,045	1,563,000	N.A
25 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,264	1,121,000	N.A
23 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,110	1,590,000	N.A
17 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,280	1,129,000	N.A
12 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	678	Strata	2,498	1,694,000	N.A
30 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	764	Strata	1,961	1,499,000	N.A
30 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,077	1,565,000	N.A
2 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	678	Strata	2,429	1,647,000	N.A
1 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,436	1,206,000	N.A
19 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,248	1,113,000	N.A
9 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,264	1,121,000	N.A
9 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,094	1,578,000	N.A
2 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	517	Strata	2,154	1,113,000	N.A

 

[Yunita19]

Actually why landmark no much hype ah? 2.2k psf quite worth it what

2.2k is the stack 1-6 face cte (very near) , old ugly hdb and west sun side (all 3 no in house purchase combine, expressway noise + ugly view + west sun), good facing the south east park facing is at least 2.5k up… ASR very high floor seaview facing is 2.3k pfs

 

[Passerboy]

2.2k is the stack 1-6 face cte (very near) , old ugly hdb and west sun side (all 3 no in house purchase combine, expressway noise + ugly view + west sun), good facing the south east park facing is at least 2.5k up… ASR very high floor seaview facing is 2.3k pfs

Would u rather a more premium view or locality? Let’s not forget that the sea view facing units at ASR could be blocked in the near future.

$2.3kpsf for ASR own stay ok if really enjoy the view, can see for at least 5years imo, but anything after depends on fate.

 

[scanner007]

Reflection is a good example of the Golf Course view. Now when the government taking back the golf course to redevelop into HDB estates, what happen now? psf is likely to drop more and existing owner is trying to sell.

Is Stack 5 to 6 view bad? Have you site visit or listen to hearsay?
Just give you an idea, the ground lobby is around 4 floor high. To overcome the opposite HDB, you need another 8 (with buffer) level at 12th level, you are clear to see Singapore river and Robertson Quay ....

2.2k is the stack 1-6 face cte (very near) , old ugly hdb and west sun side (all 3 no in house purchase combine, expressway noise + ugly view + west sun), good facing the south east park facing is at least 2.5k up… ASR very high floor seaview facing is 2.3k pfs

 

[Passerboy]

Reflection is a good example of the Golf Course view. Now when the governemnt taking back the golf course to redevelop into HDB estates, what happen now? psf is likely to drop more and existing owner is trying to sell.

Buyers can only reflect, the losses in this development is huge..

 

[Sg_qwerty]

The remaining stack 8, will be from 21st level and stack 9 from 20th level.
According to URA and Squarefoot:
1. The 20th floor stack 8, should transacted at $2463 psf.
2. 19th floor stack 9, should transacted at $2395 psf.
3. Stack 8, 22nd floor should be $2498 transacted at 12 Jul 2021.

Even a jump of $100k on the next level, the price should be + $147 psf.
How you derived at $2.8k?

Extracted from Squarefoot.

1 Aug 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,298	1,138,000	N.A
31 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,126	1,602,000	N.A
26 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	764	Strata	2,045	1,563,000	N.A
25 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,264	1,121,000	N.A
23 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,110	1,590,000	N.A
17 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,280	1,129,000	N.A
12 Jul 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	678	Strata	2,498	1,694,000	N.A
30 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	764	Strata	1,961	1,499,000	N.A
30 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,077	1,565,000	N.A
2 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	678	Strata	2,429	1,647,000	N.A
1 Jun 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,436	1,206,000	N.A
19 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,248	1,113,000	N.A
9 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	495	Strata	2,264	1,121,000	N.A
9 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	753	Strata	2,094	1,578,000	N.A
2 May 2021	173 CHIN SWEE ROAD #XX-XX	New Sale	517	Strata	2,154	1,113,000	N.A

Precisely, I was shocked also when I received the elevation chart from my agent. The chart shows #21-08 (678 soft) going at 1,918,840. Can someone help to verify please?