Parc Greenwich EC

[drpanda]

Wow surprised its 3% more now..

 

[MitsuyaCider]

When my turn to select units (ballot number mid 400), most of the north facing 3BR are still available. Even some 3BR PH and high floor units are available. 2BR and 5BR all already selected. 4 BR also mostly selected.

 

[rockmillion]

My ballot luck very suay. Only got mid 400 queue number. Luckily still managed to book a 3 bedder at stack 25 high floor. Hopefully it is not fully blocked by the bto opposite and won't get too hot due to the afternoon sun

Congrats!
Stack 25 high floor is also good unit if consider view and privacy as neighbor bto is distance away. Got partial unblocked view and orientation NS. West sun will only affect master room one wall, so should be fine. If you go master room to just sleep and use aircon, then no issue at all for heat. Road noise should be ok as there are traffic signals below and traffic is slow.

 

[rockmillion]

Agent advised 18 over 17 cos the right side got no block, so back of the unit will be "brighter" (cos is not an enclosed "square" like 17/20/22/23)..moreover price same and number nicer
He also advised against 19 despite it being cheaper cos facing kids pool

Good choice. Stack 18 is clear winner compared to 17. Enclosed square can make darkness in one bedroom and yard area and restrict the wind.

Just curious, did you give a thought for level 3 to 6 for pool view which should have a better pool view or all gone before your turn?

 

[unclebutcher]

Good choice. Stack 18 is clear winner compared to 17. Enclosed square can make darkness in one bedroom and yard area and restrict the wind.

Just curious, did you give a thought for level 3 to 6 for pool view which should have a better pool view or all gone before your turn?

18 except PH was all available during my turn
We picked high floor cos both of us like it better and frankly not very much more expensive

 

[belinathum]

Good choice. Stack 18 is clear winner compared to 17. Enclosed square can make darkness in one bedroom and yard area and restrict the wind.

Just curious, did you give a thought for level 3 to 6 for pool view which should have a better pool view or all gone before your turn?

Actually agent also told us if facing another block and pool facing to just take mid to lower floors. Otherwise your view is just the neighbouring block. Just need to go high enough so that it is not noisy.

 

[unclebutcher]

Anyone has a good law firm to recommend to settle the paperwork? Can PM me please. Thanks!

 

[rockmillion]

Actually agent also told us if facing another block and pool facing to just take mid to lower floors. Otherwise your view is just the neighbouring block. Just need to go high enough so that it is not noisy.

Yes true, but people still have their preferences as some need high floor for wind, less insects and don't want road noise so just choose high floor pool side (actually its not pool view)

General choice is lower middle floor for pool facing and high floor for outer facing.

 

[BO_KO_LENG]

Anyone successful in appealing income ceiling?

 

[Senayan]

Yes true, but people still have their preferences as some need high floor for wind, less insects and don't want road noise so just choose high floor pool side (actually its not pool view)

General choice is lower middle floor for pool facing and high floor for outer facing.

Singapore is a densely populated country and none of us are too far away from a road or station, so it is often hard to find an apartment that is completely silent. However, there are a number of steps you can take to mitigate against this:

• Higher is noisier – noise travels upwards and that is why higher floors tend to be noisier (it usually starts to reduce from around the 15th floor). Banging from construction work nearby can be heard acutely on higher floors even through the source of the noise can seem very far away. Be aware that noise does not have to be constant, it could be Saturday night partying at a nearby BBQ pit, early-morning food deliveries at local restaurants or construction work

thats the reason why the south road facing are cheaper and less desirable. stay too low dusty and insect, stay too high too noisy. developer are happy to clear these units first. once they sold a certain percentage they can start increase the remaining unit price. as they are aware 1 month later all the 2nd timer and free for all can coming and snapped out the inner facing units.

 

[1993newbie]

Parc Greenwich EC registers 65% sales​

The average price of units sold at Parc Greenwich was about $1,200 psf

https://www.edgeprop.sg/property-ne...dium=pushnotification&utm_campaign=pushengage

 

[rockmillion]

thats the reason why the south road facing are cheaper and less desirable. stay too low dusty and insect, stay too high too noisy. developer are happy to clear these units first.

We can not comment on developer strategies, but when it come to resale, data speak.

See the most relevant neighbor EC, The Topiary south facing high floor unit selling price compared to inward facing units. South facing units are selling at higher psf compared to inward facing units. But when it was launched the difference was not much. For capital gain, south facing high floor units are good buy in PG.

My personal choice also peaceful unit compare to view but there are buyers who are ready to pay significant premium for view regardless of road noise.

 

[ryanlam87]

Anyone has a good law firm to recommend to settle the paperwork? Can PM me please. Thanks!

I contacted sterling law firm. Was quoted 2.5k. Anybody with lower rates can share or pm me too thanks.
I wanted to have the same layout as the showflat unit (combine both common room) was told that need to pay extra 200-300) for lawyer.

 

[CaptainSGP]

We can not comment on developer strategies, but when it come to resale, data speak.

See the most relevant neighbor EC, The Topiary south facing high floor unit selling price compared to inward facing units. South facing units are selling at higher psf compared to inward facing units. But when it was launched the difference was not much. For capital gain, south facing high floor units are good buy in PG.

My personal choice also peaceful unit compare to view but there are buyers who are ready to pay significant premium for view regardless of road noise.

Penrose & Clavon, both 2020 best selling projects have loads of PIE & AYE road noise.

Normanton Park AYE facing units were actually the most popular units during the launch day, and also most popular among the VVIP buyers (Developer Staff, former owners, Agents, multiple unit purchasers).

Why ? Likely due to more attractive pricing & acoustic sound treatment provided by developers for these expressway facing units. And also the unblocked views which those units provide.

 

[AlyssaGoh]

I contacted sterling law firm. Was quoted 2.5k. Anybody with lower rates can share or pm me too thanks.
I wanted to have the same layout as the showflat unit (combine both common room) was told that need to pay extra 200-300) for lawyer.

Your bank didn't settle the law firm for you?

 

[AlyssaGoh]

Anyone successful in appealing income ceiling?

I heard from agent that there are some successful cases. Not sure what reason they use. I think possible but dependent on what is your reason.

 

[Senayan]

Penrose & Clavon, both 2020 best selling projects have loads of PIE & AYE road noise.

Normanton Park AYE facing units were actually the most popular units during the launch day, and also most popular among the VVIP buyers (Developer Staff, former owners, Agents, multiple unit purchasers).

Why ? Likely due to more attractive pricing & acoustic sound treatment provided by developers for these expressway facing units. And also the unblocked views which those units provide.

All the project sooner or later will have buyer. You just need to price it cheaper or give a good name landed roof enclave viewing etc. If you look at the penrose siteplan, you will see one thing in common. The smaller unit are being dumped at the road facing side. The premium facing are for the bigger unit. Why? Because smaller unit usually bought for rental/investment.like what you mentioned is about price. Buyer just want it cheap so that can achieve higher yield. No one will go against money, same size, same floor face busy road no problem, just give me 50k discount. Voila

 

[momoeagle]

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!

Own stay ok la. I did consider the possibility of getting but not making any. Solely because it's just 5 mins walk from in laws across the road.

Land lease cost is just shy of 1k psf based on my estimate.

By the time it's 10 years past launch, if land cost increases to $1400 psf, left with ~85 years lease, which means it's as good as $1630 psf, or an inflation of land costs by 63% over 10 years or average of around 6% a year.

We did achieve ~6% p.a. in the past. But whatever happens in the future is up to guess.

There are 2 potential catalyst for this EC from publicly available sources.
1) Potential MRT line and station to be announced in Masterplan 2024, though not confirmed.
2) Launching of more expensive condo at reserve site up north east.

$1.7k psf is not impossible if both above scenarios happens, at 10 year mark. Value should then drop substantially by the 20 year mark as lease decay becomes prominent.

*Anyhow say, any similarities are purely coincidental*

 

[Senayan]

We can not comment on developer strategies, but when it come to resale, data speak.

See the most relevant neighbor EC, The Topiary south facing high floor unit selling price compared to inward facing units. South facing units are selling at higher psf compared to inward facing units. But when it was launched the difference was not much. For capital gain, south facing high floor units are good buy in PG.

My personal choice also peaceful unit compare to view but there are buyers who are ready to pay significant premium for view regardless of road noise.

Like I mentioned previously just like penthouse you don't need majority to like it, just the minority. Developer knows very well the demand and preference of the majority home buyer. If you compare to topiary I would think topiary Road facing is not as bad as Parc Greenwich, PGW is very near to the intersection junction. Yck Road follow by Sengkang West Seletar Road non stop. So the road noise is almost 24/7. No wonder the developer price it the lowest.

Another thing I realised about the PGW is the distance between block is very close. Its only 20m apart. No wonder the 5 bedder is fully sold, the location is the best as you can see there is no stack directly in front of the balcony and its inwards facing.

In terms of project layout, Parc central is much better, the distance between block minimum 30m. No claustrophobic feel like PGW

 

[unclebutcher]

Actually agent also told us if facing another block and pool facing to just take mid to lower floors. Otherwise your view is just the neighbouring block. Just need to go high enough so that it is not noisy.

We hate creepy crawlies.. less chance higher up, worth the slight premium