Parc Greenwich EC

[unclebutcher]

Yes. That was my first choice unit, taken early on! Then the levels 9 and above went fast leaving 8 strangely. But that too was gone before my q no 10X. So took 2nd choice unit at stack 19.

Why u decide to face kids pool rather than adult pool? Curious

 

[jxyz123]

Yes. That was my first choice unit, taken early on! Then the levels 9 and above went fast leaving 8 strangely. But that too was gone before my q no 10X. So took 2nd choice unit at stack 19.

skip level 8 maybe cuz the price has jumped significantly and it’s still a level that might have to tolerate the noise when ppl are bbq-ing. ‍

have been wondering if the smoke from the pit will enter the middle levels when the wind blows towards stack 7 actually stack 10 also since it’s near the pit too.

 

[Senayan]

Parc Greenwich is permanent unblocked view of the landed enclave to the south, you can hardly find such views in Singapore. Pool views are available in every condo with a pool.

agree that every condo has a pool. but the thing is you dont own every condo.
you belong to the minority group that prefer non pool view unit.

Property is about demand and supply. you look at PGW elevation chart, same size, same floor for pool view unit stack 27, 31 vs 12,15 (south facing ,unblock unit), the pool view unit are more expensive by 40 - 50k. if the so called unblocked unit are good and in high demand they would be price the other way round instead.

Frasers has been building property since 1980. they sure know about the demand and supply better than majority of us.

 

[belinathum]

Why u decide to face kids pool rather than adult pool? Curious

Price-wise, I can get a slightly higher floor at stack 19 rather than 17/18. And also personal preference for south facing.

 

[Senayan]

One more detail which you might find interesting... STACK 07 (4bedder), 08 (3+1), 24 (3 bedder) were the first to be gone. So if your ballot was not within 40~, no chance. Strangely, these are not best view 180degree stacks. After those were sold, then followed by STACK 11, 12, 15, 16 (all 180 degrees views facing yck road).

So it seems buyers wanted the landed enclave views, but will sacrifice some degree of views to be a bit further away from the yck road.

Yea, I noticed they are the cheapest. Guess the buyers like the 4br layout and don’t mind the lack of views plus noise. I think level 7 is a value buy though. Price has not jumped significantly and got landed view. That unit was sold very early.

same as other project, cheapest unit will go first. like some mentioned. majority of the buyers are first time owner. very likely they are young couple who are more budget conscious. i remember for Ola project, the agent told me the cheapest 4 bedders , the one facing the guard house, majority are sold during the new launch. the premium pool facing unit are mainly bought by 2nd timer.

 

[fluxos]

agree that every condo has a pool. but the thing is you dont own every condo.
you belong to the minority group that prefer non pool view unit.

Property is about demand and supply. you look at PGW elevation chart, same size, same floor for pool view unit stack 27, 31 vs 12,15 (south facing ,unblock unit), the pool view unit are more expensive by 40 - 50k. if the so called unblocked unit are good and in high demand they would be price the other way round instead.

Frasers has been building property since 1980. they sure know about the demand and supply better than majority of us.

Based on how sales went for this project, it is clear that buyers for this project preferred the landed enclave view than the pool view. There are still 4 bedder pool view units even at high levels (stack 17), but landed enclave were snapped out by all the early buyers. The actions of the buyers speak for themselves.

Developers make mistakes all the time, and based on hindsight, so far I can spot 2 mistakes: 1) developer underpriced the view, 2) could have build more 5 bedders than 3 bedders.

 

[belinathum]

Based on how sales went for this project, it is clear that buyers for this project preferred the landed enclave view than the pool view. There are still 4 bedder pool view units even at high levels (stack 17), but landed enclave were snapped out by all the early buyers. The actions of the buyers speak for themselves.

Developers make mistakes all the time, and based on hindsight, so far I can spot 2 mistakes: 1) developer underpriced the view, 2) could have build more 5 bedders than 3 bedders.

The 5 bedders not facing any pool etc (facing entrance) also sold out.

 

[belinathum]

Based on how sales went for this project, it is clear that buyers for this project preferred the landed enclave view than the pool view. There are still 4 bedder pool view units even at high levels (stack 17), but landed enclave were snapped out by all the early buyers. The actions of the buyers speak for themselves.

Developers make mistakes all the time, and based on hindsight, so far I can spot 2 mistakes: 1) developer underpriced the view, 2) could have build more 5 bedders than 3 bedders.

I wish they made a viewing deck towards the landed enclave like Topiary. At least residents can still enjoy the view even if we didn't manage to get a unit with that facing.

 

[Senayan]

Based on how sales went for this project, it is clear that buyers for this project preferred the landed enclave view than the pool view. There are still 4 bedder pool view units even at high levels (stack 17), but landed enclave were snapped out by all the early buyers. The actions of the buyers speak for themselves.

Developers make mistakes all the time, and based on hindsight, so far I can spot 2 mistakes: 1) developer underpriced the view, 2) could have build more 5 bedders than 3 bedders.

lol if you say some chapalang developer make mistake maybe possible. we are talking about Frasers! they make mistakes? they probably sell more property than the number of house you ever visited this lifetime lol

if the pool facing unit price the same as the road facing south unit. the former will be snapped up first.
do you know how busy the yck road is? who will choose a noisy road facing unit over pool facing if its the same price? remember you dont stand at the balcony 24 hours but you will be hearing the road/car noise and dustier environment especially (lower floor unit) 24/7

the only reason why 12 and 15 snapped up first because they are the cheapest 3 bedder stacked in the whole project. period.

 

[skpuppy]

Based on how sales went for this project, it is clear that buyers for this project preferred the landed enclave view than the pool view. There are still 4 bedder pool view units even at high levels (stack 17), but landed enclave were snapped out by all the early buyers. The actions of the buyers speak for themselves.

Developers make mistakes all the time, and based on hindsight, so far I can spot 2 mistakes: 1) developer underpriced the view, 2) could have build more 5 bedders than 3 bedders.

have to see whether 2031 is still so bullish or not. Last time financial crisis is 10 years. If suay suay kana another Covid19 type of pandemic and government didn’t step in to help, I think the effect will snowball. Last time 4-5 bedder at most $1.4-1.5mil. Now easily $2mil. Haha! At some stage, cannot tong unless got rich parents.

 

[Senayan]

The 5 bedders not facing any pool etc (facing entrance) also sold out.

because its the one and only 5 bedder stack in the whole development and its inner facing. pool and inner facing usually reserved for 4 or 5 bedder (bigger unit). because developer find that if you already paying so much you deserved a better facing. and also general consensus is that usually bigger unit are for own stay so buyer more willing to pay a premium for pool view. smaller unit usually bought for investment, cheaper the better so that they can have higher rental yield.

you can tell from how the developer position the units
smallest unit- 2 bedder unit , one and only stack, south facing to the road, similar to stack 12 and 15
second smallest unit - 3 premium deluxe - all the 4 stacks are non pool facing/outer facing

 

[Senayan]

Based on how sales went for this project, it is clear that buyers for this project preferred the landed enclave view than the pool view. There are still 4 bedder pool view units even at high levels (stack 17), but landed enclave were snapped out by all the early buyers. The actions of the buyers speak for themselves.

Developers make mistakes all the time, and based on hindsight, so far I can spot 2 mistakes: 1) developer underpriced the view, 2) could have build more 5 bedders than 3 bedders.

and also by saying developers should build more 5 bedders than 3 bedders can tell that you know nuts about property. if you work in the developer firm gonna get sacked first by suggesting this. LOL

the cheapest 5 bedder is about 1.7M. based on the longest tenure and current income ceiling the maximum loan you can get $1.07M (exact is $1,068,935) meaning to say those that bought 5 bedder have to come out minimum 37% in terms of downpayment (not 25%).
25% DP already not easy for 1st time owner let alone 37%. thats back to the fact that why road facing unit sold first due to lower DP ( or what the agent market it as it landed enclave LOL)
The sweet spot to get maximum loan and minimum downpayment is to price it around +- $1.4M. thats the reason why you see the most units type in this development is 3 bedder. easier to move

 

[fluxos]

lol if you say some chapalang developer make mistake maybe possible. we are talking about Frasers! they make mistakes? they probably sell more property than the number of house you ever visited this lifetime lol

if the pool facing unit price the same as the road facing south unit. the former will be snapped up first.
do you know how busy the yck road is? who will choose a noisy road facing unit over pool facing if its the same price? remember you dont stand at the balcony 24 hours but you will be hearing the road/car noise and dustier environment especially (lower floor unit) 24/7

the only reason why 12 and 15 snapped up first because they are the cheapest 4 bedder stacked in the whole project. period.

My last response to you, you clearly don't know what you're talking about. Sprouting generic non-sense based on your knowledge other launches.

First of all, stack 12 and 15 are not 4 bedders. They are 3+1.

Second, among the 1066sqft stacks facing yck stack 12, 15 - there is not a significant price includes stack 27, 31, 35, 08, 23, 20 they are only a small price difference of 18-37k.

Facing YCK:
10-15 1.301M
10-12 1.301M
Pool facing:
10-27 1.338M
10-31 1.338M
10-23 1.319M
10-20 1.319M

 

[fluxos]

and also by saying developers should build more 5 bedders than 3 bedders can tell that you know nuts about property. if you work in the developer firm gonna get sacked first by suggesting this. LOL

the cheapest 5 bedder is about 1.7M. based on the longest tenure and current income ceiling the maximum loan you can get $1.07M (exact is $1,068,935) meaning to say those that bought 5 bedder have to come out minimum 37% in terms of downpayment (not 25%).
25% DP already not easy for 1st time owner let alone 37%. thats back to the fact that why road facing unit sold first due to lower DP ( or what the agent market it as it landed enclave LOL)
The sweet spot to get maximum loan and minimum downpayment is to price it around +- $1.4M. thats the reason why you see the most units type in this development is 3 bedder. easier to move

I see no more 5 bedders available and sold out at day 1 and more than 170 units of 3 bedders still available.

Not everyone is price conscious or pool loving like you. I removed all my biased and look at how sales actually went. I look at facts and sales numbers only, but you refuse to believe the facts displayed before you.

My last response to you, not interested in arguing with strangers over the internet. Good luck to your endeavors.

 

[ryanlam87]

I see no more 5 bedders available and sold out at day 1 and more than 170 units of 3 bedders still available.

Not everyone is price conscious or pool loving like you. I removed all my biased and look at how sales actually went. I look at facts and sales numbers only, but you refuse to believe the facts displayed before you.

My last response to you, not interested in arguing with strangers over the internet. Good luck to your endeavors.

Likely you got the best 4bedder unit. Which most of us including myself is envy of.

 

[fluxos]

Likely you got the best 4bedder unit. Which most of us including myself is envy of.

Thanks for the support. My intention was to get the 5bedroom penthouse or a mid level 5bedder.. but got overruled by the wife. She is a views person so happy wife, happy life.

what did you get?

 

[Senayan]

My last response to you, you clearly don't know what you're talking about. Sprouting generic non-sense based on your knowledge other launches.

First of all, stack 12 and 15 are not 4 bedders. They are 3+1.

Second, among the 1066sqft stacks facing yck stack 12, 15 - there is not a significant price includes stack 27, 31, 35, 08, 23, 20 they are only a small price difference of 18-37k.

Facing YCK:
10-15 1.301M
10-12 1.301M
Pool facing:
10-27 1.338M
10-31 1.338M
10-23 1.319M
10-20 1.319M

lol chill dont be so uptight. i am just stating the facts. instead of accepting your ignorant, you blame developer for making mistake in pricing and accusing them for making mistake for building too many 3 bedder over 5 bedder. if you think its developer mistakes, thats means you are saying majority of developers making mistakes. you this ginna pi the right one

dont take 23 and 20 to compare cause its facing kids pool. in sg kids pool command a lower premium than adult pool cause its noisy.

30k compounding over 30 years is not a small amount also. i am also not bias i am just saying there is a reason why developer price it this way. instead of agree to disagree, you jitao shoot developer for making mistakes.

i already give you a good calculation of income ceiling, MSR and why developer built more 3 bedder than 5 bedders.

no wonder there is a saying "Nothing in the world is more dangerous than sincere ignorance and conscientious stupidity"

 

[BO_KO_LENG]

woah EC so exp now.

 

[holasingapura]

woah EC so exp now.

Min $1,200psf. More ex than the nearby fresh resale PCs developed UOL, Frasers, CDL etc!

I think new launch EC with 3 year construction + 5 year MOP got some hidden benefits that we are not aware of? Congrats!

 

[wetdreamx]

Min $1,200psf. More ex than the nearby fresh resale PCs developed UOL, Frasers, CDL etc!

I think new launch EC with 3 year construction + 5 year MOP got some hidden benefits that we are not aware of? Congrats!

We are in the Era to witness negative sale after MOP for Executive Condominiums… hee..