PARC ESTA - THREAD

[sinequa88]

whatiff, if you prefer a bigger balconies, stack 69/72 for inner facing and stack 77 offer a larger balcony.. although quantums are higher.

check your private messages~

 

[NiShiZhu]

Yup, fully agree with the point on units facing the main road, and especially those facing the train track. Not sure if the noise is bearable during peak hours. The downside to these spacious bedrooms is the smaller living room (in my opinion). And personally I'd also prefer a unit with a larger balcony, but that's just me. I know most people think that big balconies are a waste of space.

On a separate note, mind sharing which project you committed to? This will give me more options instead of my narrow focus now.

Haha, cannot lah.
Wait I kenna bombarded for talking up my own vested property.

Moreover, the projects I committed are either 100% sold or near 100% sold. I don’t think that few left over units are what u r looking at.
The important thing is we are in Parc Esta thread and I’m just giving my neutral opinion about this project since I visited the SF twice. Cheers

 

[rlskyline]

Because it was a sell out project.
Everyone buy like buying vegetables.

can ask which project was it?

 

[NiShiZhu]

can ask which project was it?

The case study I shared (the buyer with inadequate 20% down payment) was PPR when launched in phase 1.All 50% of the units released was completely sold out within a day if I recalled. Lend lease has to call a halt for the sales.

Phase 2 another 50% was released 1 year later at a slightly higher price and was gradually sold out too.

 

[isometric]

Hi Guys, curious on what is the exit strategy for PE?
Wouldn't PE always play 2nd fiddle to Paya Lebar? can only eat the left overs l be it resale or rental..

YA, PE layout is really good and the fittings are really top notch...

 

[rlskyline]

The case study I shared (the buyer with inadequate 20% down payment) was PPR when launched in phase 1.All 50% of the units released was completely sold out within a day if I recalled. Lend lease has to call a halt for the sales.

Phase 2 another 50% was released 1 year later at a slightly higher price and was gradually sold out too.

oh. if that buyer fierce fierce go in at phase 1. his bet has paid off now. Haha

 

[NiShiZhu]

oh. if that buyer fierce fierce go in at phase 1. his bet has paid off now. Haha

PPR Phase 1 was quite a good buy indeed, 1 bedder starts from 790k if I recalled.

U see, most Parc Esta 1 bedder now is more expensive than PPR phase 1.

Ok at least we learn something now:
1) projects that sells very well in the beginning better buy early before price went up
2) projects with poor sales in the beginning (esp those FH boutique dev) better buy last because developer is likely to give the earlier buyers heart Attack.

 

[Whatiff]

Hi Guys, curious on what is the exit strategy for PE?
Wouldn't PE always play 2nd fiddle to Paya Lebar? can only eat the left overs l be it resale or rental..

YA, PE layout is really good and the fittings are really top notch...

I kind of agree with this, but i guess pricing is the main 'attraction' when comparing the two locations. Am more worried about competition within the same project when looking to sell in future, and if you just need a few urgent sellers to start an internal price war

 

[sinequa88]

I kind of agree with this, but i guess pricing is the main 'attraction' when comparing the two locations. Am more worried about competition within the same project when looking to sell in future, and if you just need a few urgent sellers to start an internal price war

a quick feel around so far shows that for the larger units at PE, most are homestayers who are unlikely to dump their properties given that they have put in their hard earned money to build their home nest. i can't say the same for the multitude of 1-2 bedrooms.

yes there will be def be competition for such a mega project no doubt


my 2 cents.

 

[sinequa88]

Hi Guys, curious on what is the exit strategy for PE?
Wouldn't PE always play 2nd fiddle to Paya Lebar? can only eat the left overs l be it resale or rental..

YA, PE layout is really good and the fittings are really top notch...

Ni-bro, your comments please

 

[1993newbie]

Using 1 bedder, *not studio*
PPR 1 bedder(484sqft) starts from $786 999 during launch 2017.

PE 1 bedder(452sqft) starts from $752k during launch 2018.
PE 2020 1 bedder transacting $853k-$883k.

PPR Phase 1 was quite a good buy indeed, 1 bedder starts from 790k if I recalled.

U see, most Parc Esta 1 bedder now is more expensive than PPR phase 1.

 

[1993newbie]

PPR one bedder rental caveat:
$2600-2800

Using 1 bedder, *not studio*
PPR 1 bedder(484sqft) starts from $786 999 during launch 2017

PE 1 bedder(452sqft) starts from $752k during launch 2018
PE 2020 1 bedder transacting $853k-$883k.

 

[Whatiff]

whatiff, if you prefer a bigger balconies, stack 69/72 for inner facing and stack 77 offer a larger balcony.. although quantums are higher.

check your private messages~

Yeah i noted those few stacks too, so they'll probably be the ones I focus on if I do decide on this project.

P.S: I'm unable to reply your PM cause I've not clocked 10 posts yet

 

[NiShiZhu]

Ni-bro, your comments please

The psf difference is about 200-300psf betw PPR and PE.
Of coz the location matters. Buying PPR is like buying the lendlease township that consist of PLQ mall, grade A offices and sheltered MRT (green and circle lines), all connected seamlessly as one. Not forgetting there are another 3 Malls surrounding PPR (Paya lebar square, kinex, SingPost). Let’s leave those old Katong complex out.

Of coz the price difference is determined by location, connectivity and amenities.

PPR rental for 1 bedder is about 2700 and 2 bedder is about 3500.
So if buying PE 1 or 2 bedder, u Should have a rough gauge what kinda rental u will be expecting. Of coz u cannot expect PE 1 or 2 bedder to fetch the same rental like PPR.

Next, competition:
1) PPR (428units) nearest competition is Katong regency (2xx units). Competition wise is not stiff.
2) PE is a mega project with 13xx units and of coz, competition will be stiff in terms of rental. The saving grace is there’s no nearby other condos to be built near PE (correct me if I’m wrong).
3) exit plan is largely depending on % units sold. PPR (100% sold) and PE (85% plus sold) has both performed well. This is the bottomline for cap gain/resale to take place. I know PPR buyers will be looking at selling 22xxpsf onwards whereas PE owners will be looking to sell at 19xxpsf onwards.

Sorry bro, I don’t have the crystal ball to predict the future which one is a better buy but my bet is always on the best location, amenities and connectivity and least competition in that district as Long as the price difference is not grossly huge. Afterall, this is what most tenants and buyers are looking for.

If buy for self stay, I will go for larger unit in PE (cheaper and bigger)
If buy for investment, I will go for smaller unit in PPR. (Higher rental, less competition)

 

[sinequa88]

The psf difference is about 200-300psf betw PPR and PE.
Of coz the location matters. Buying PPR is like buying the lendlease township that consist of PLQ mall, grade A offices and sheltered MRT (green and circle lines), all connected seamlessly as one. Not forgetting there are another 3 Malls surrounding PPR (Paya lebar square, kinex, SingPost). Let’s leave those old Katong complex out.

Of coz the price difference is determined by location, connectivity and amenities.

PPR rental for 1 bedder is about 2700 and 2 bedder is about 3500.
So if buying PE 1 or 2 bedder, u Should have a rough gauge what kinda rental u will be expecting. Of coz u cannot expect PE 1 or 2 bedder to fetch the same rental like PPR.

Next, competition:
1) PPR (428units) nearest competition is Katong regency (2xx units). Competition wise is not stiff.
2) PE is a mega project with 13xx units and of coz, competition will be stiff in terms of rental. The saving grace is there’s no nearby other condos to be built near PE (correct me if I’m wrong).
3) exit plan is largely depending on % units sold. PPR (100% sold) and PE (85% plus sold) has both performed well. This is the bottomline for cap gain/resale to take place. I know PPR buyers will be looking at selling 22xxpsf onwards whereas PE owners will be looking to sell at 19xxpsf onwards.

Sorry bro, I don’t have the crystal ball to predict the future which one is a better buy but my bet is always on the best location, amenities and connectivity and least competition in that district as Long as the price difference is not grossly huge. Afterall, this is what most tenants and buyers are looking for.

Ni-bro, do you believe in the "TOP effect" which agents claim where generate a 10% uplift in prices when initial buyers try to sell at 10% profit approx give or take?

 

[Whatiff]

the smaller size units are the ones with multiple price increases.

for the 3bedroom and above, there was just 1 price hike in March 2020.

Would you know how many % they hiked for those above 3br?

 

[NiShiZhu]

Ni-bro, do you believe in the "TOP effect" which agents claim where generate a 10% uplift in prices when initial buyers try to sell at 10% profit approx give or take?

10% means 100k profit for a one mil property.
Provided below condition is satisfied:
1) all units are 100% sold before TOP.
2) u are one of the earlier buyers who bought cheaper (good entry price), decent facing units.
3) covid situation and recession recovers fast.
In fact, 10% profit after deducting from stamp duty, agent fee, profit basically not much moolah left. U Should be looking at the right exit plan (next bull cycle to exit) to give u a 20% profit to cover all these costs. Thus, holding power is important.

At this moment, u will hardly see any profitable resale taking place. No one in the right mind (with good holding power) would be selling now. On the other hand, it is a good time to start hunting if ur job is deem to be stable and has a lot of funds on hand.

 

[sinequa88]

Would you know how many % they hiked for those above 3br?

stack 69 / 72 / 77: 14k hike in March 2020

the rest of the 3 bedroom stacks are around 12k on average.


but some single units such as 17-56 got hiked over 100+k

 

[sinequa88]

10% means 100k profit for a one mil property.
Provided below condition is satisfied:
1) all units are 100% sold before TOP.
2) u are one of the earlier buyers who bought cheaper (good entry price), decent facing units.
3) covid situation and recession recovers fast.
In fact, 10% profit after deducting from stamp duty, agent fee, profit basically not much moolah left. U Should be looking at the right exit plan (bull cycle) to give u a 20% profit to cover all these costs. Thus, holding power is important.

At this moment, u will hardly see any profitable resale taking place. No one in the right mind (with good holding power) would be selling now. On the other hand, it is a good time to start hunting if ur job is deem to be stable and has a lot of funds on hand.

Thanks bro, appreciate your viewpoints

 

[isometric]

The psf difference is about 200-300psf betw PPR and PE.
Of coz the location matters. Buying PPR is like buying the lendlease township that consist of PLQ mall, grade A offices and sheltered MRT (green and circle lines), all connected seamlessly as one. Not forgetting there are another 3 Malls surrounding PPR (Paya lebar square, kinex, SingPost). Let’s leave those old Katong complex out.

Of coz the price difference is determined by location, connectivity and amenities.

PPR rental for 1 bedder is about 2700 and 2 bedder is about 3500.
So if buying PE 1 or 2 bedder, u Should have a rough gauge what kinda rental u will be expecting. Of coz u cannot expect PE 1 or 2 bedder to fetch the same rental like PPR.

Next, competition:
1) PPR (428units) nearest competition is Katong regency (2xx units). Competition wise is not stiff.
2) PE is a mega project with 13xx units and of coz, competition will be stiff in terms of rental. The saving grace is there’s no nearby other condos to be built near PE (correct me if I’m wrong).
3) exit plan is largely depending on % units sold. PPR (100% sold) and PE (85% plus sold) has both performed well. This is the bottomline for cap gain/resale to take place. I know PPR buyers will be looking at selling 22xxpsf onwards whereas PE owners will be looking to sell at 19xxpsf onwards.

Sorry bro, I don’t have the crystal ball to predict the future which one is a better buy but my bet is always on the best location, amenities and connectivity and least competition in that district as Long as the price difference is not grossly huge. Afterall, this is what most tenants and buyers are looking for.

If buy for self stay, I will go for larger unit in PE (cheaper and bigger)
If buy for investment, I will go for smaller unit in PPR. (Higher rental, less competition)

I think if 85% sold for PE, can safely assume will be more or less sold out by TOP date right?
But then like that means the only way for PE to exit is to sell cheaper than PPR? they will always have to take directions from PPR.

there is no real captive Eunos transformation or growth story to give it a boost. ( of course unless govt decides to develop the land in front of them.. but given no allocation in the latest master plan, probably have to wait for more than 5 years for the next master plan to say smth and maybe another 2-3 years to build it)

also, I assume bulk of the smaller units are investors.. imagine just some of them trying to cash out at TOP .. even just "some" is also a lot cause of the 13++ units.
and if their only advantage is lower price... there will likely be undercutting and stiff competition.. they got nothing else to compete with