Parc Greenwich EC

[fluxos]

Indeed, PGW sales were good, congrats to all buyers once again! It is common for projects to increase price at certain sales percentage checkpoint (ie. 30/60), which PGW was able to achieve in a single day.

The rumoured new MRT line has a very high chance to have a new station within 300m to PGW if confirmed and the announcement itself will definitely be a price catalyst for the fernvale properties.
My prediction is that the new MRT station will be integrated with the commercial+residential plot beside Jalan Kayu.

One possible risk is PGW’s 1200 psf average is very close to that of many nearby PC’s psf, especially HPR at 1267 psf, which TOP in 2019. If PGW’s average at 1200 psf hope to see healthy profits, it must sell at 1400-1500 psf, which will mean that PGW being an EC will need to overtake the nearby PCs (HPR, H20, The Greenwich, Riverbank, Rivertree, Lush Acres etc), but it is still notable that PGW will definitely have a lease advantage.

Agree, that is likely one of the plots. I won't be surprise to see 2 stations, one directly below Greenwich V and another at that plot of commercial/residential plot at Jalan Kaya or further up at fernvale street.

Assuming key collection in 2025/2026, MOP is only 2031. Property prices will appreciate almost immediately upon announcement, the lines doesn't have to operational.

 

[rockmillion]

Indeed, PGW sales were good, congrats to all buyers once again! It is common for projects to increase price at certain sales percentage checkpoint (ie. 30/60), which PGW was able to achieve in a single day.

The rumoured new MRT line has a very high chance to have a new station within 300m to PGW if confirmed and the announcement itself will definitely be a price catalyst for the fernvale properties.
My prediction is that the new MRT station will be integrated with the commercial+residential plot beside Jalan Kayu.

One possible risk is PGW’s 1200 psf average is very close to that of many nearby PC’s psf, especially HPR at 1267 psf, which TOP in 2019. If PGW’s average at 1200 psf hope to see healthy profits, it must sell at 1400-1500 psf, which will mean that PGW being an EC will need to overtake the nearby PCs (HPR, H20, The Greenwich, Riverbank, Rivertree, Lush Acres etc), but it is still notable that PGW will definitely have a lease advantage.

Average price 1200 psf maybe high as per income ceiling because it make hard to get loan for bigger unit with 25% downpayment. But considering today's new launch prices and resale condo prices in same vicinity, PG 1200 psf is at sweet spot.

Topiary, H2O, Lush Acres already selling from 1000 to 1150 psf as per level facing etc (All TOP 2015,16). A 10 year lease difference and only 100-150 higher average psf is no alarm for PG buyers. its healthy premium.

Compared to Watergardens at Canberra, which i wanted to buy as an investment property, was approx $500 higher than neighbor projects with 10 year lease difference and that's what made me not to buy because the psf difference was in alarming situation and it was not self stay property.


HPR average psf should be above 1250 if exclude loft units and lease difference is 5-6 years which is significant

 

[Senayan]

The only thing is that not convinent for non-driver.
I am considering to buy 4 bedded in PG vs Ola. Can expert offer some advice? Thanks

If you talking about transport convenience, OLA win hands down. Talking about public transport OLA is better, nearer to mrt station and bus interchange.
Talking about private car, OLA is less than 5 mins away from the TPE expressway which connect to KJE, CTE OR KPE.

For 3 bedder I find the Parc Greenwich is better than ola.
For 4 bedder, OLA win hands down.

If I were you looking for a 4 bedder I would consider between ola and Parc central. Another point to note is the distance between block. PGW distance between block it's only 21M. Maybe you can see what your neighbour opposite is having for breakfast. Block to block distance Parc central and OLA is much better

 

[rockmillion]

If you talking about transport convenience, OLA win hands down. Talking about public transport OLA is better, nearer to mrt station and bus interchange.
Talking about private car, OLA is less than 5 mins away from the TPE expressway which connect to KJE, CTE OR KPE.

For 3 bedder I find the Parc Greenwich is better than ola.
For 4 bedder, OLA win hands down.

If I were you looking for a 4 bedder I would consider between ola and Parc central. Another point to note is the distance between block. PGW distance between block it's only 21M. Maybe you can see what your neighbour opposite is having for breakfast. Block to block distance Parc central and OLA is much better

Agree

Ola is better for 4brs if quantum is not issue, its near to LRT/MRT.

Ola is within 1km of famous primary school and new rule of 40 reserved seats will make this attractive option for upgraders in future.

Ola 4br layout is much better than PGW. Generally for bigger units, wide frontage is preferred with full length balcony where you can have a proper outdoor sitting and still have some space for kids to play around or do art craft etc.

The only issue i can see is jam from TPE to Ola during peak hours.. it looks near to expressway but reaching there could be time consuming. maybe you go and experience yourself at peak hours for traffic conditions.

 

[ypurple]

Thank you.

 

[ypurple]

Thank you.

 

[fluxos]

Agree

Ola is better for 4brs if quantum is not issue, its near to LRT/MRT.

Ola is within 1km of famous primary school and new rule of 40 reserved seats will make this attractive option for upgraders in future.

Ola 4br layout is much better than PGW. Generally for bigger units, wide frontage is preferred with full length balcony where you can have a proper outdoor sitting and still have some space for kids to play around or do art craft etc.

The only issue i can see is jam from TPE to Ola during peak hours.. it looks near to expressway but reaching there could be time consuming. maybe you go and experience yourself at peak hours for traffic conditions.

Ola wins in public transport due to proximity to LRT. Ola is a nightmare to drive around with the entire Punggol and East Seng Kang fighting for that single TPE entrance/exit. Ola is high density living.

Parc Greenwich wins hands down when driving/taxi, it is accessible to both CTE and TPE within minutes. Parc Greenwich is in the middle of multiple MRTs, so taking bus to an appropriate line. Parc Greenwich is low density living. Not to forget there will be a potential MRT in the future.

On 4 bedders, what does the buyers say through figures? Parc Greenwich win hands down. For Ola, there are 31 (87 total) 4bedders units still remaining after so many months. Parc Greenwich only has 22 units left (98 total) after just a few days of sales. PGW PSF is higher too.

 

[unclebutcher]

Ola wins in public transport due to proximity to LRT. Ola is a nightmare to drive around with the entire Punggol and East Seng Kang fighting for that single TPE entrance/exit. Ola is high density living.

Parc Greenwich wins hands down when driving/taxi, it is accessible to both CTE and TPE within minutes. Parc Greenwich is in the middle of multiple MRTs, so taking bus to an appropriate line. Parc Greenwich is low density living. Not to forget there will be a potential MRT in the future.

On 4 bedders, what does the buyers say through figures? Parc Greenwich win hands down. For Ola, there are 31 (87 total) 4bedders units still remaining after so many months. Parc Greenwich only has 22 units left (98 total) after just a few days of sales. PGW PSF is higher too.

Quantum is high cos of the 1389 sqft OLA 4 bedder - w 16K income ceiling, will be q a hard sell

 

[fluxos]

Quantum is high cos of the 1389 sqft OLA 4 bedder - w 16K income ceiling, will be q a hard sell

Based on remaining units and current prices, 4bedder PGW is about 1.5M, while Ola 1.6M.

 

[Falafell]

Average price 1200 psf maybe high as per income ceiling because it make hard to get loan for bigger unit with 25% downpayment. But considering today's new launch prices and resale condo prices in same vicinity, PG 1200 psf is at sweet spot.

Topiary, H2O, Lush Acres already selling from 1000 to 1150 psf as per level facing etc (All TOP 2015,16). A 10 year lease difference and only 100-150 higher average psf is no alarm for PG buyers. its healthy premium.

Compared to Watergardens at Canberra, which i wanted to buy as an investment property, was approx $500 higher than neighbor projects with 10 year lease difference and that's what made me not to buy because the psf difference was in alarming situation and it was not self stay property.


HPR average psf should be above 1250 if exclude loft units and lease difference is 5-6 years which is significant

Yes agreed with you. In any case, PGW is safe given its low entry of 1200 psf in this current new launch period. Given that buyers are locked in till MOP, any short term risks are negated.

In the macro perspective, given that MOP is 10 years away in ~ 2031, it may be a totally different property cycle where we may see OCR going for 2000 psf for typical new launches, PGW will definitely stand to appreciate with the market and if the Seletar-North Coast line is confirmed and announced, fernvale properties will definitely be boosted.

 

[Passerboy]

Yes agreed with you. In any case, PGW is safe given its low entry of 1200 psf in this current new launch period. Given that buyers are locked in till MOP, any short term risks are negated.

In the macro perspective, given that MOP is 10 years away in ~ 2031, it may be a totally different property cycle where we may see OCR going for 2000 psf for typical new launches, PGW will definitely stand to appreciate with the market and if the Seletar-North Coast line is confirmed and announced, fernvale properties will definitely be boosted.

By 2031, think new EC could be around ~ $16xxpsf taking into account inflation and GST hikes.

 

[rockmillion]

On 4 bedders, what does the buyers say through figures? Parc Greenwich win hands down. For Ola, there are 31 (87 total) 4bedders units still remaining after so many months. Parc Greenwich only has 22 units left (98 total) after just a few days of sales. PGW PSF is higher too.

Yes true and the reason could be demand is saturated around OLA with 4 EC were launched in the last decade whereas fernvale/YCK road area this is only 2nd EC after 9 years.

How many 4br PGw could have sold with size 1389 and avg 1200 psf. The smaller size helped PGw 4 bedders to move fast. Ola balance units will be sold out soon too as more and more people accepting these prices..

 

[drpanda]

Notice how the new line (unconfirmed) is slightly left of the SK LRT network? The line path cross Parc Greenwich exactly. Appropriate names for that station West Seng Kang or Greenwich.

Official map by LTA:

LTA Master Plan, page 17:
https://www.lta.gov.sg/content/dam/...aster_plan_2040/pdf/LTA LTMP 2040 eReport.pdf

Probably the station could be at the future seletar industrial park area, which probably very near to PGW. Just my guess.

 

[momoeagle]

Agree, that is likely one of the plots. I won't be surprise to see 2 stations, one directly below Greenwich V and another at that plot of commercial/residential plot at Jalan Kaya or further up at fernvale street.

Assuming key collection in 2025/2026, MOP is only 2031. Property prices will appreciate almost immediately upon announcement, the lines doesn't have to operational.

I'm expecting the MRT to be around Seletar Mall area integrated with Fernvale LRT.

In fact, based on map, I'm thinking for the MRT to potentially reach Hougang or Buangkok as an interchange, and continue towards Seletar Mall, followed by Seletar Aerospace and then towards Yishun.

However, expecting the potential MRT to be functional only 2040 onwards. With that in mind, I should be near 60 by then.

I will be extremely ecstatic if the MRT station entrance is at Greenwich V as my parents have a terrace and an investment condo just beside. But I highly doubt it will happen. Current HDB is also just opposite High Park.

Being near CTE, this location will also be near to upcoming parallel North South Corridor. Good for drivers.

 

[Senayan]

Ola wins in public transport due to proximity to LRT. Ola is a nightmare to drive around with the entire Punggol and East Seng Kang fighting for that single TPE entrance/exit. Ola is high density living.

Parc Greenwich wins hands down when driving/taxi, it is accessible to both CTE and TPE within minutes. Parc Greenwich is in the middle of multiple MRTs, so taking bus to an appropriate line. Parc Greenwich is low density living. Not to forget there will be a potential MRT in the future.

On 4 bedders, what does the buyers say through figures? Parc Greenwich win hands down. For Ola, there are 31 (87 total) 4bedders units still remaining after so many months. Parc Greenwich only has 22 units left (98 total) after just a few days of sales. PGW PSF is higher too.

"in the middle of multiple MRTs" its the same as saying jack of all trades master of none. its better to near 1 mrt station than in the middle of 2 or even 3 MRTs nor here nor there. thats the reason why there is such thing call mrt interchange LOL

why do you keep harping on the sales figures? its like saying a particular HDB project is better than Greenwich just because its oversubscribed more ppl buy. its oversubscribed because of the pricing which relate to affordability.

you need to remember Piermont grand and Ola launched during the timing whereby above 1.1k psf for ec is not a norm. many are still in denial stage and blame developer for overbidding the land price. ppl like momoeagle etc were complaining about this. with the subsequent new launches like provence, parc central and greenwich
more buyer are becoming acceptance toward such psf especially the land bid for tengah and other ec are higher.

Quantum is high cos of the 1389 sqft OLA 4 bedder - w 16K income ceiling, will be q a hard sell

Based on remaining units and current prices, 4bedder PGW is about 1.5M, while Ola 1.6M.

correct unclebutcher, its the pricing. dunno what nonsense this fluxos talking about. i think he doesnt understand how the payment works etc.

1.5M and OLa 1.6M do you know. just based on this figures alone. if you want to buy OLA you need to downpay $100k ???
you tell SKpuppy 100k more downpayment, he will tell you he can do a lot of investment which such money.

majority of the 4bedder sold in greenwich is about 1.4M which is a sweetspot for 25% DP and 75% loan based on MSR and income ceiling.

for Ola, you mentioned the remaining units are 1.6M+ based on maximum loan of $1.08M+ the downpayment minimum is about $500k. how many can really afford?
so very clear that even the layout of 4 bedder in PGW is not as good as Ola, bo pian due to MSR and DP.

FLuxos ah fluxos you need to know your maths

 

[Falafell]

In any case the 9th mrt line which is currently under feasibility study is not an entirely new concept. Many new MRT lines were first featured in the Concept Plan 2001. Many Rolling Stock enthusiasts have been discussing the alignment of the new MRT line (designated Seletar Line- North Coast Line) for years in their forums. One enthusiast actually compared current MRT lines vs what was shown in the concept plan 2001 and what could be up next.

 

[fluxos]

"in the middle of multiple MRTs" its the same as saying jack of all trades master of none. its better to near 1 mrt station than in the middle of 2 or even 3 MRTs nor here nor there. thats the reason why there is such thing call mrt interchange LOL

why do you keep harping on the sales figures? its like saying a particular HDB project is better than Greenwich just because its oversubscribed more ppl buy. its oversubscribed because of the pricing which relate to affordability.

you need to remember Piermont grand and Ola launched during the timing whereby above 1.1k psf for ec is not a norm. many are still in denial stage and blame developer for overbidding the land price. ppl like momoeagle etc were complaining about this. with the subsequent new launches like provence, parc central and greenwich
more buyer are becoming acceptance toward such psf especially the land bid for tengah and other ec are higher.







correct unclebutcher, its the pricing. dunno what nonsense this fluxos talking about. i think he doesnt understand how the payment works etc.

1.5M and OLa 1.6M do you know. just based on this figures alone. if you want to buy OLA you need to downpay $100k ???
you tell SKpuppy 100k more downpayment, he will tell you he can do a lot of investment which such money.

majority of the 4bedder sold in greenwich is about 1.4M which is a sweetspot for 25% DP and 75% loan based on MSR and income ceiling.

for Ola, you mentioned the remaining units are 1.6M+ based on maximum loan of $1.08M+ the downpayment minimum is about $500k. how many can really afford?
so very clear that even the layout of 4 bedder in PGW is not as good as Ola, bo pian due to MSR and DP.

FLuxos ah fluxos you need to know your maths

You're in this thread just trolling how PGW sucks all the day. Can't afford Parc Greenwich so green eye ah? You can't afford doesn't mean other can't. By your mindset, it's clear you're a jaded old man.

You provided very little value in this thread so far, so just ignoring all your worthless comments.

I bought a very near to 1.6M 4 bedder in Parc Greenwich, unlike you, I put money where my mouth is. If you don't know as well, there are many ways to secure more funding beyond MSR legally like show funds or a simple fixed deposit.

 

[momoeagle]

"in the middle of multiple MRTs" its the same as saying jack of all trades master of none. its better to near 1 mrt station than in the middle of 2 or even 3 MRTs nor here nor there. thats the reason why there is such thing call mrt interchange LOL

why do you keep harping on the sales figures? its like saying a particular HDB project is better than Greenwich just because its oversubscribed more ppl buy. its oversubscribed because of the pricing which relate to affordability.

you need to remember Piermont grand and Ola launched during the timing whereby above 1.1k psf for ec is not a norm. many are still in denial stage and blame developer for overbidding the land price. ppl like momoeagle etc were complaining about this. with the subsequent new launches like provence, parc central and greenwich
more buyer are becoming acceptance toward such psf especially the land bid for tengah and other ec are higher.

I maintain that 1.1k psf for Ola and Piermont is overpriced.

The location does not justify for multiple reasons. Certain reasons are more for coffee talk and I prefer not to mention on a public forum.

Parc Greenwich at 1.2k psf is actually better than Ola and Piermont in my opinion.
One reason is that the unknown potential of the reserved sites. Ola's sole redeeming feature now is being near a more sought after primary school.

Of course, resale may speak a different story in the future. However, all 3 sites are not even ready for vacant possession, so no one will know for sure what's going to happen.

And the disclaimer is that my parents already have properties beside Greenwich, so it's also in my interest to say good things.

 

[momoeagle]

You're in this thread just trolling how PGW sucks all the day. Can't afford Parc Greenwich so green eye ah? You can't afford doesn't mean other can't. By your mindset, it's clear you're a jaded old man.

You provided very little value in this thread so far, so just ignoring all your worthless comments.

I bought a very near to 1.6M 4 bedder in Parc Greenwich, unlike you, I put money where my mouth is. If you don't know as well, there are many ways to secure more funding beyond MSR legally like show funds or a simple fixed deposit.

You have many more green eyes on you because you got one of the most sought after units

 

[fluxos]

i'm expecting the MRT to be around Seletar Mall area integrated with Fernvale LRT.

In fact, based on map, I'm thinking for the MRT to potentially reach Hougang or Buangkok as an interchange, and continue towards Seletar Mall, followed by Seletar Aerospace and then towards Yishun.

However, expecting the potential MRT to be functional only 2040 onwards. With that in mind, I should be near 60 by then.

I will be extremely ecstatic if the MRT station entrance is at Greenwich V as my parents have a terrace and an investment condo just beside. But I highly doubt it will happen. Current HDB is also just opposite High Park.

Being near CTE, this location will also be near to upcoming parallel North South Corridor. Good for drivers.

2040 is too long.

Circle line feasibility study started in 1994, announced in 1997. Opened in 2009 (after delays due to Nicoll Highway collapse) - 12 years from announcement.

Thomson line announced in 2008, Thomson-East coast line merged and opened in 2020/2021 - 12 years from announcement.

By that logic, this new line started feasibility study in 2019, 2021/2022 announcement and likely open in 2033-2034, partially operational before that?