PARC ESTA - THREAD

[Clazav]

Not trying to scare you, but there is some u happiness on the ground with regards to alumni priority placement. Not sure if moe is doing anything in years to come. Nevertheless I would think distance from schools should still hold in future.

What you guys think of the 3bed compact unit? My partner and I are planning to get married next year and maybe have kids 3 years down. So won’t need so much space yet but feel 2 beds abit too small. Both of us work in the city.

We also feel that we want to ride the “new launch curve” and exit possibly 5-7 years after TOP. Probably get a bigger condo by then nearer to our future kid’s school, St Hilda’s primary as both of us are alumni.

 

[lawlerpops]

Not trying to scare you, but there is some u happiness on the ground with regards to alumni priority placement. Not sure if moe is doing anything in years to come. Nevertheless I would think distance from schools should still hold in future.

Oh. I didn’t know that. Hopefully it doesn’t change too much cause I really like the school.

 

[lawlerpops]

Not sure if u are referring to the building near the cross junction, if yes, it’s Eunos Polyclinic slated time be operational this year.

https://www.channelnewsasia.com/news/singapore/moh-to-build-up-to-8-new-polyclinics-by-2030-10022706

Oh. A poly clinic? Do you think that will enhance the value of the condo?

 

[lawlerpops]

From what I know, there should be no nearby condos near PE vicinity. The nearest is probably PPR which is one mrt stop away.

This is a good thing for PE right?

 

[Passerboy]

Oh. A poly clinic? Do you think that will enhance the value of the condo?

Take a look at the URA master plan there’s plenty of reserved sites nearby- yellow sites between PLB and Eunos MRT which if developed into more commercial space could enhance the value of that area, usually yellow sites are quite prime.

 

[SethNg]

This is a good thing for PE right?

That would be the case most of the time, have dropped u a pm for reference

 

[Frozen1234]

I like the Dakota area a lot but in the end, decided to go for new launch and Parc Esta. Dakota area is expensive!

QUOTE=Passerboy;125618289]My objective table of top5 D14 condo in order of merit
1) Park Place Residences
2) Waterbank at Dakota (resale)
3) Parc Esta
4) Sims Urban Oasis
5) The Antares[/QUOTE]

 

[1993newbie]

Park place Residences first few units rental caveat out for March 2020.

1 bedder > $2600-2700
2 bedder > $3500 & 3900


Will set as benchmark for Parc Esta...

 

[Dreamsch]

Hi all,

So parc esta has stopped work? Until when?

 

[NiShiZhu]

Park place Residences first few units rental caveat out for March 2020.

1 bedder > $2600-2700
2 bedder > $3500 & 3900


Will set as benchmark for Parc Esta...

2 bedder rented at 3500 should be 4th floor, 3900 should be the 10th floor. From what I gathered. But I’m not sure which stack/facing.

 

[SethNg]

Hi all,

So parc esta has stopped work? Until when?

Looking at the recent cases(mainly coming from workers dorms), it should be until ** is lifted or when they deem residential construction under essential services.

 

[whoami.7]

Looking at the recent cases(mainly coming from workers dorms), it should be until ** is lifted or when they deem residential construction under essential services.

Ya 2nd Jun can start work already

 

[urbanmale2004]

No new condo nearby could also means collectively No rejuvenation to the immediate area, hence appreciation will be slow. Take ref from PPR is different as the entire area is new redevelopments hence more prime. Eunos is a industrial area. Just see the stretch after changi road opp PE are all dotted with industrial use in the Master plan

 

[urbanmale2004]

Take a look at the URA master plan there’s plenty of reserved sites nearby- yellow sites between PLB and Eunos MRT which if developed into more commercial space could enhance the value of that area, usually yellow sites are quite prime.

Yellow just mean reserve site when govt is holding back the land to roll out when needed when they are clear about the future plans. Not necc be more prime. It could be a sch, cc, factory no one will know for now. More prime sites are white sites Opp kallang mrt, not here.

 

[Passerboy]

Yellow just mean reserve site when govt is holding back the land to roll out when needed when they are clear about the future plans. Not necc be more prime. It could be a sch, cc, factory no one will know for now. More prime sites are white sites Opp kallang mrt, not here.

It could be a sch, not likely to be a CC given that there’s a CC jus beside PE, factory don’t think so as they are moving the light industrial estate out of that area and converting it to HDB.

If one were to look at Eunos Bus Interchange it’s super old, and I believe it’s time for a facelift, which could mean more development to that area once PLB starts to take off. PLB is still at infancy stage. Adjacent to it are the yellow sites, so perhaps a mixed development? Or sth? The yellow sites have been there since 2000?

I believe PLB, core Eunos, Dakota and some parts of Aljunied are more prime D14 area compared to core Geylang (where the red light districts are) and the Jalan Eunos side.

 

[urbanmale2004]

It could be a sch, not likely to be a CC given that there’s a CC jus beside PE, factory don’t think so as they are moving the light industrial estate out of that area and converting it to HDB.

If one were to look at Eunos Bus Interchange it’s super old, and I believe it’s time for a facelift, which could mean more development to that area once PLB starts to take off. PLB is still at infancy stage. Adjacent to it are the yellow sites, so perhaps a mixed development? Or sth? The yellow sites have been there since 2000?

I believe PLB, core Eunos, Dakota and some parts of Aljunied are more prime D14 area compared to core Geylang (where the red light districts are) and the Jalan Eunos side.

I do see more upside on Geylang core, as long its from Lor 24-40 onwards.

Just for comparison purpose, why pay for $1900 psf for a 1br with 1400 units sharing in the same development and with no near term plans of Eunos area by ura? Its 99 yrs lease and adjacent is just a religious building and tons of old hdb flats,old industrial and old bus interchange. imagine little upside in neat ten yrs times. Moreover, imagine competing with your fellow neighbours of other 1398 other units when it comes to renting out or future resales, totally make little justification. how much more will it appreciate? To $2100 psf for 1nr, i think abit difficult.

on the other hand, geylang as the top rental yield area in singaoore, even closer to cbd, nearer to kallang rejuvenation and sports hub revitalisation that are release in ura masterplan. Dont need to guess the future, its already announced as compared to PE area. So long its not in the core of vice activities, new geylang new launch sees more upside, apple to apple at $1,500 psf for same 1br, easily can appreciate to match Antares at $1,800 or Tre at resale $1725, is already an immediate paper gain. Not to even mention the FH title and less competitors within the same development. it is also between 3 mrt lines, walking dist to Dakhota and kallang riverside.

pe is just nice on the marketing collaterals. Sorry but i dont see much potential in Pe as compared to rest of D14. $1900psf is simply not acceptable, not to even mention those high psf 1bed, NONE are pool facing looking into the pool as shown in the brochures.

my five cents thoughts.

 

[NiShiZhu]

I do see more upside on Geylang core, as long its from Lor 24-40 onwards.

Just for comparison purpose, why pay for $1900 psf for a 1br with 1400 units sharing in the same development and with no near term plans of Eunos area by ura? Its 99 yrs lease and adjacent is just a religious building and tons of old hdb flats,old industrial and old bus interchange. imagine little upside in neat ten yrs times. Moreover, imagine competing with your fellow neighbours of other 1398 other units when it comes to renting out or future resales, totally make little justification. how much more will it appreciate? To $2100 psf for 1nr, i think abit difficult.

on the other hand, geylang as the top rental yield area in singaoore, even closer to cbd, nearer to kallang rejuvenation and sports hub revitalisation that are release in ura masterplan. Dont need to guess the future, its already announced as compared to PE area. So long its not in the core of vice activities, new geylang new launch sees more upside, apple to apple at $1,500 psf for same 1br, easily can appreciate to match Antares at $1,800 or Tre at resale $1725, is already an immediate paper gain. Not to even mention the FH title and less competitors within the same development. it is also between 3 mrt lines, walking dist to Dakhota and kallang riverside.

pe is just nice on the marketing collaterals. Sorry but i dont see much potential in Pe as compared to rest of D14. $1900psf is simply not acceptable, not to even mention those high psf 1bed, NONE are pool facing looking into the pool as shown in the brochures.

my five cents thoughts.

No doubt geylang’s rental is decent. But you can check the ura caveat and see usually Geylang cap appreciation is either limited or stagnated,
As we all know, Geylang certain lorongs u can’t actually secure any local banks loan. There is always a stigma there. Banks don’t care it’s FH or LH, it’s the address.
Your future buyers would not be targetted for family living, it will mainly for singles.
It’s the same like those condos in farrer area. Sturdee residence is a good example.

 

[urbanmale2004]

I do see more upside on Geylang core, as long its from Lor 24-40 onwards.

Just for comparison purpose, why pay for $1900 psf for a 1br with 1400 units sharing in the same development and with no near term plans of Eunos area by ura? Its 99 yrs lease and adjacent is just a religious building and tons of old hdb flats,old industrial and old bus interchange. imagine little upside in neat ten yrs times. Moreover, imagine competing with your fellow neighbours of other 1398 other units when it comes to renting out or future resales, totally make little justification. how much more will it appreciate? To $2100 psf for 1nr, i think abit difficult.

on the other hand, geylang as the top rental yield area in singaoore, even closer to cbd, nearer to kallang rejuvenation and sports hub revitalisation that are release in ura masterplan. Dont need to guess the future, its already announced as compared to PE area. So long its not in the core of vice activities, new geylang new launch sees more upside, apple to apple at $1,500 psf for same 1br, easily can appreciate to match Antares at $1,800 or Tre at resale $1725, is already an immediate paper gain. Not to even mention the FH title and less competitors within the same development. it is also between 3 mrt lines, walking dist to Dakhota and kallang riverside.

pe is just nice on the marketing collaterals. Sorry but i dont see much potential in Pe as compared to rest of D14. $1900psf is simply not acceptable, not to even mention those high psf 1bed, NONE are pool facing looking into the pool as shown in the brochures.

my five cents thoughts.

Stackedhomes also published the breakeven Price is $1381 psf, and last transacted 1br 420sqft on ura caveat dated mar 2020 was $1918 psf, thats an absurb 39% profit to Developer.

Wake up guys

 

[Passerboy]

pe is just nice on the marketing collaterals. Sorry but i dont see much potential in Pe as compared to rest of D14. $1900psf is simply not acceptable, not to even mention those high psf 1bed, NONE are pool facing looking into the pool as shown in the brochures.

my five cents thoughts.

I agree w u on this, 1900psf tough bah. Majority of ppl entered 15-17xxpsf which I believe it’s still decent. If one were to consider Geylang area, I would surely go for Penrose 99y LH and not those boutique FH that has low capital appreciation potential and limited facilities in the development. Penrose would be different as it’s a decent project if launch at 15xxpsf.

 

[urbanmale2004]

Depends on geylang development size, we seen healthy appreciation from the atrium Residences and guillemard edge seeing alot of profitable transactions over the years.

If its not prime, why are the geylang condo always fully sold?