PARC ESTA - THREAD

[holasingapura]

One Holland is the absolute dark horse. Think the developer struck lottery.

Holland is a prime district and this development has been in the works since long time ago. I recall this dual envelope site on the news as early as 4/5 years ago when I was still in JC. Lots of people waiting for it, no surprises. Even I was waiting so long for it.

 

[1993newbie]

Yup. Jervois treasures, 0 caveats..

Was it this developer with another project with 0 sales?

The boss still happily driving a rolls Royce lol.

 

[Shingoz]

Holland is a prime district and this development has been in the works since long time ago. I recall this dual envelope site on the news as early as 4/5 years ago when I was still in JC. Lots of people waiting for it, no surprises. Even I was waiting so long for it.

No denying. But the price though. 2.8k psf can get u freehold at orchard. Just visited a friend's place at the Paterson. Think it's 2.5k psf freehold. Overlooking ion and ck Tang. 10+ ur old but very well maintained.Shiokness....

 

[NiShiZhu]

Upcoming development will be Sims Villa. Will be interesting to see what’s the launch price and sales volume be like.

Is this the one next to SUO?
That plot was bid Low and by conventional estimation discussed in this forum before, many are guessing its expected reasonable launch price is expected to be around 1.4-1.5kpsf.
This project also subjected to 85sqm ruling If my memory serve me well.

 

[shadow84]

Not only urban treasure, project like Antares are also not selling well. (Only about 8% sold).
These two obviously are located at a much inferior location compared to parc esta and PPR.
Besides that, the price for both urban treasure and Antares are not cheap either.

Antares location not so good? Although surrounding are mainly detached houses so views are unblocked for high floor.

Coz i know someone who bought the 2bdrm at 1.3m. Its more for ppl who want quietness but still near to city centre?

 

[1993newbie]

Yup that’s the plot, the land was bought Low.

Hmm if it’s 1.4-1.5psf that will probably be a value buy as compared to SUO resale.
SUO rental is quite healthy.

Will be a similar case of Trilinq resale VS new launch Parc Clem.

Yea it’s subjected to new URA rule.

Is this the one next to SUO?
That plot was bid Low and by conventional estimation discussed in this forum before, many are guessing its expected reasonable launch price is expected to be around 1.4-1.5kpsf.
This project also subjected to 85sqm ruling If my memory serve me well.

 

[NiShiZhu]

Antares location not so good? Although surrounding are mainly detached houses so views are unblocked for high floor.

Coz i know someone who bought the 2bdrm at 1.3m. Its more for ppl who want quietness but still near to city centre?

I reccee the place before a few months back, it’s plus point is next to mattar mrt and some walking distance to circuit road hawker. Other than that, rather quiet area and nothing much.

But if this plot is to compare to parc Esta and PPR, definitely imo, it’s pale in comparison due to lack of surrounding vibrancy.
Besides, PE and PPR two bedder price range is quite close to Antares 2 bedder. I will choose PE/PPR over Antares for sure if looking for rentability.
Yes Antares is only suitable for buyers who are looking for a quiet environment.

 

[NiShiZhu]

Yup that’s the plot, the land was bought Low.

Hmm if it’s 1.4-1.5psf that will probably be a value buy as compared to SUO resale.
SUO rental is quite healthy.

Will be a similar case of Trilinq resale VS new launch Parc Clem.

Yea it’s subjected to new URA rule.

Hehe I don’t quite like SUO that area as it is facing the expressway and behind are mainly factories/industrial estate.
1.4-1.5kpsf is just based on raw estimation based on its bid price. Not forgetting under the 85sqm ruling, the quantum and size of the units is expected to be higher. But definitely Hong Leong may price it higher if there’s demand,

 

[Passerboy]

Hehe I don’t quite like SUO that area as it is facing the expressway and behind are mainly factories/industrial estate.
1.4-1.5kpsf is just based on raw estimation based on its bid price. Not forgetting under the 85sqm ruling, the quantum and size of the units is expected to be higher. But definitely Hong Leong may price it higher if there’s demand,

I doubt it would be priced 1.4k psf, upper range of 1.5k on average perhaps for larger unit size, SUO resale are transacting 1.6k-1.7k psf on average. Not forgetting this plot distance to Aljunied MRT is a 7 mins unsheltered walk.

I saw a misleading advertorial on Kopar @Newton (same developer as Park Colonial) where agent advertise it as 1900psf too which I highly doubt given that Park Colonial is already gg at 1900psf now, and Newton area new launch are 2500psf up. Some pages had Jadescape advertising at 1300psf before it was launched too just by land price estimate.

Till official prices are out, one can only guess.

 

[1993newbie]

Fair enough. Yea, quantum might be slightly higher due to the new URA rule.

Take for example 1 bedder units, in recent projects I realise shoebox size are mostly above 450sqft. Quantum for it has since increase too.

Well On a good note, these shoeboxes are more liveable for singles like myself compared to early 2010s where shoeboxes in 3xx-450sqft is common.

Hehe I don’t quite like SUO that area as it is facing the expressway and behind are mainly factories/industrial estate.
1.4-1.5kpsf is just based on raw estimation based on its bid price. Not forgetting under the 85sqm ruling, the quantum and size of the units is expected to be higher. But definitely Hong Leong may price it higher if there’s demand,

 

[NiShiZhu]

I doubt it would be priced 1.4k psf, upper range of 1.5k on average perhaps for larger unit size, SUO resale are transacting 1.6k-1.7k psf on average. Not forgetting this plot distance to Aljunied MRT is a 7 mins unsheltered walk.

I saw a misleading advertorial on Kopar @Newton (same developer as Park Colonial) where agent advertise it as 1900psf too which I highly doubt given that Park Colonial is already gg at 1900psf now, and Newton area new launch are 2500psf up. Some pages had Jadescape advertising at 1300psf before it was launched too just by land price estimate.

Till official prices are out, one can only guess.

Yap u are right, ultimately the pricing decision still lies on developer.
In here, I’m just calculating the reasonable launch price based on the land bid price by factoring in the building costs and 10% profit. That’s why I say it’s just a raw estimation.

Most importantly, It will also give us a sensing how greedy the developer.

 

[holasingapura]

I doubt it would be priced 1.4k psf, upper range of 1.5k on average perhaps for larger unit size, SUO resale are transacting 1.6k-1.7k psf on average. Not forgetting this plot distance to Aljunied MRT is a 7 mins unsheltered walk.

I saw a misleading advertorial on Kopar @Newton (same developer as Park Colonial) where agent advertise it as 1900psf too which I highly doubt given that Park Colonial is already gg at 1900psf now, and Newton area new launch are 2500psf up. Some pages had Jadescape advertising at 1300psf before it was launched too just by land price estimate.

Till official prices are out, one can only guess.

Developers are scared and more than happy to sell quickly now. Sherman kwek is already crying. With urban treasure and antares selling badly, sims ville may not want to risk it by pricing too high.

Launch prices have been based on land bids all these while, with zero reference to the resale market.

 

[NiShiZhu]

Fair enough. Yea, quantum might be slightly higher due to the new URA rule.

Take for example 1 bedder units, in recent projects I realise shoebox size are mostly above 450sqft. Quantum for it has since increase too.

Well On a good note, these shoeboxes are more liveable for singles like myself compared to early 2010s where shoeboxes in 3xx-450sqft is common.

Yap, and the most classic one is the studio unit at suits@Guillimard. Smallest unit in Singapore, just 24sqm, size of 2 and half carpark lot.

 

[WarChild86]

Hi guys, anyone mind sharing their thoughts of 49 stack vs 61 stack at Esta?

2 separate balconies vs a long single balcony

 

[Passerboy]

Hi guys, anyone mind sharing their thoughts of 49 stack vs 61 stack at Esta?

2 separate balconies vs a long single balcony

Personally would prefer one long single balcony vs 2 separate balconies, as the spaces in one long single balcony is amalgamated and would be more ideal.

 

[NiShiZhu]

Personally would prefer one long single balcony vs 2 separate balconies, as the spaces in one long single balcony is amalgamated and would be more ideal.

This is the question I have always wanted to raise up for discussion. Not just parc esta, but for other projects as well.
I remember I saw PE 4 bedder layout with 2 separate balcony but now I can’t seems to find it.
Right now, I only saw the single big balcony type for 4 bedder.

Anyone can cut and paste the two layout for discussion?

 

[NiShiZhu]

In here I’m using grandeur park 4 bedder as the closet example of 2 separate balconies vs Parc esta 1 big Long balcony.
Was wondering which layout would u guys choose?

 

[1993newbie]

Parc Esta’s Stack 49 Vs Stack 61

Dumbbell Vs Room at one side

 

[NiShiZhu]

Parc Esta’s Stack 49 Vs Stack 61

Dumbbell Vs Room at one side

Oh thanks, I thought he was referring to PE 4 bedder.

Just Curious, which layout would u choose?
For me I prefer the two separate balcony ones. It’s always quite shiok to have your own private balcony inside the master. I can do a zip track inside as well to make the master enclose and bigger. But I understand some prefer the single balcony type as it draws in more light to the unit.

 

[1993newbie]

As for me I will choose stack 49, single Long balcony type as it draws more light and Probbaly wind into the house.

Not too bad layout coz balcony can enter from either the living or master room.

Checked on 99.co. Stack 49 left with high floor. Stack 61 still quite a lot of choices.

Oh thanks, I thought he was referring to PE 4 bedder.

Just Curious, which layout would u choose?
For me I prefer the two separate balcony ones. It’s always quite shiok to have your own private balcony inside the master. But I understand some prefer the single balcony type as it draws in more light.