Penrose Sims Villa

[Seipher]

Because tre residence only 250 units whereas suo has 10xx units. Of coz the rental volume at suo is higher.

I actually didn't thought of checking this most basic thing first � thanks!

 

[sinequa88]

in terms of the peak rental rates, SUO is also superior to Tre Residences, despite Tre residences being somewhat nearer to Aljunied MRT station.

not sure why. is volume of txn a factor?

I did notice Tre Residences having smaller units in general though - 4 bedrooms going under 1,000 sqft!

 

[1993newbie]

Actually sama sama. Both have 4 bedders under 1000sqft.
TRE:

SUO:

in terms of the peak rental rates, SUO is also superior to Tre Residences, despite Tre residences being somewhat nearer to Aljunied MRT station.

not sure why. is volume of txn a factor?

I did notice Tre Residences having smaller units in general though - 4 bedrooms going under 1,000 sqft!

 

[sinequa88]

thanks for clarifying, then i really have no idea why SUO outperforms Tre for rental liao.

educational amenities - the intl schools nearby?
larger condo and more/ better facilities?
quality of condo?

 

[Ohw123]

Actually sama sama. Both have 4 bedders under 1000sqft.
TRE:

SUO:

SUO layout looks much more efficient

 

[Seipher]

thanks for clarifying, then i really have no idea why SUO outperforms Tre for rental liao.

educational amenities - the intl schools nearby?
larger condo and more/ better facilities?
quality of condo?

was it outperforming? Rates look quite similar I only noticed the # of txns.

But im only looking at 1br though

 

[sinequa88]

sorry was looking at 3 bedder txn

did a rough check from jan to jul 2020:

SUO 3 bedder upper band:
about 5 transactions from 4,000 to 4,500

TRE Residences 3 bedder upper band:
about 2 transactions from 3,400 to 3,600


in fact SUO 2 bedder also has a few at 3k + while TRE only has 1 or 2 units transacting above 3k

 

[sgpropertyblog]

sorry was looking at 3 bedder txn

did a rough check from jan to jul 2020:

SUO 3 bedder upper band:
about 5 transactions from 4,000 to 4,500

TRE Residences 3 bedder upper band:
about 2 transactions from 3,400 to 3,600


in fact SUO 2 bedder also has a few at 3k + while TRE only has 1 or 2 units transacting above 3k

if u compare smaller units vs bigger units, u will notice bigger units rental volume will be lesser, cos most of the time, bigger units is for own stay, hardly get investors wana buy big units for investments cos quantum higher..

 

[aiyahwhatever]

Mid week bump for Penrose... I’ve been MIA for a bit but recently catching up on posts, submitted my cheque to the agent to do a viewing...

What are you guys’ impression of the stacks facing the pool? Should be better than facing expressway right?

 

[sinequa88]

There’s the theory that the PIE units have higher profit margin in the future resale stage although how easy to sell is a different question.

I guess the real question is the premium that the developers will place on pool vs non pool (sims drive) vs non pool ( PIE).

in recent launches like Kopar the premium is about 150-200 psf which some argue may be too much - your threshold will clearly vary. Maybe set your own internal threshold ?

Some argue that Penrose’s PIE facing may be even better than Parc Esta’s (Sims Avenue) road facing as the flow of traffic on PIE is mostly continuous and it’s only when cars and buses start and stop that’s when the real unbearable noise comes about. Don’t have too much experience on this but just another perspective.

 

[Zetrio2006]

Not my video/channel. Just sharing on Penrose's video by developer.

 

[aiyahwhatever]

There’s the theory that the PIE units have higher profit margin in the future resale stage although how easy to sell is a different question.

I guess the real question is the premium that the developers will place on pool vs non pool (sims drive) vs non pool ( PIE).

in recent launches like Kopar the premium is about 150-200 psf which some argue may be too much - your threshold will clearly vary. Maybe set your own internal threshold ?

Some argue that Penrose’s PIE facing may be even better than Parc Esta’s (Sims Avenue) road facing as the flow of traffic on PIE is mostly continuous and it’s only when cars and buses start and stop that’s when the real unbearable noise comes about. Don’t have too much experience on this but just another perspective.

Internal threshold is very important! That’s a good point, thank you.

Higher (probable) profit margin may also mean higher risk :S Ok, must check out their launch price...

 

[Wimsey]

I guess the principle is that you get what you pay for. Like for Parc Esta - the road / MRT facing units were cheaper, but people still paid the higher pricing for the pool-facing units in preference.

So for Penrose, I am expecting the PIE facing units to be generally the cheapest PSF, followed by the ones facing Sims Drive, then the pool / landscape facing ones.

But actually I won't be surprised if high floor pool facing units looking northward, especially those towards the side boundaries, get some PIE noise too. Anyway, since Parc Esta is almost sold out, I guess every unit at Penrose will eventually find its buyer. Just a matter of how high CDL prices at. Even though the breakeven looks like around $1,300 PSF, I doubt they will price below $1,500 or $1,600 PSF, especially since they have the advantage of having less units here to worry about.

 

[Passerboy]

I guess the principle is that you get what you pay for. Like for Parc Esta - the road / MRT facing units were cheaper, but people still paid the higher pricing for the pool-facing units in preference.

So for Penrose, I am expecting the PIE facing units to be generally the cheapest PSF, followed by the ones facing Sims Drive, then the pool / landscape facing ones.

But actually I won't be surprised if high floor pool facing units looking northward, especially those towards the side boundaries, get some PIE noise too. Anyway, since Parc Esta is almost sold out, I guess every unit at Penrose will eventually find its buyer. Just a matter of how high CDL prices at. Even though the breakeven looks like around $1,300 PSF, I doubt they will price below $1,500 or $1,600 PSF, especially since they have the advantage of having less units here to worry about.

It may be very difficult to land your hands on the one bedder here only 57 units and likely all below 1m..

 

[aiyahwhatever]

I guess the principle is that you get what you pay for. Like for Parc Esta - the road / MRT facing units were cheaper, but people still paid the higher pricing for the pool-facing units in preference.

So for Penrose, I am expecting the PIE facing units to be generally the cheapest PSF, followed by the ones facing Sims Drive, then the pool / landscape facing ones.

But actually I won't be surprised if high floor pool facing units looking northward, especially those towards the side boundaries, get some PIE noise too. Anyway, since Parc Esta is almost sold out, I guess every unit at Penrose will eventually find its buyer. Just a matter of how high CDL prices at. Even though the breakeven looks like around $1,300 PSF, I doubt they will price below $1,500 or $1,600 PSF, especially since they have the advantage of having less units here to worry about.

Thanks! This is helpful I’m living somewhere quieter so I’m not familiar with noise from the roads etc, but when I’ve gone on holidays and the hotels face the roads, I can hear some noises... so I guess this applies too

Let’s watch and see when it’s closer to mid Sep!

 

[NiShiZhu]

 

[Gymrat76]

There’s the theory that the PIE units have higher profit margin in the future resale stage although how easy to sell is a different question.

I guess the real question is the premium that the developers will place on pool vs non pool (sims drive) vs non pool ( PIE).

in recent launches like Kopar the premium is about 150-200 psf which some argue may be too much - your threshold will clearly vary. Maybe set your own internal threshold ?

Some argue that Penrose’s PIE facing may be even better than Parc Esta’s (Sims Avenue) road facing as the flow of traffic on PIE is mostly continuous and it’s only when cars and buses start and stop that’s when the real unbearable noise comes about. Don’t have too much experience on this but just another perspective.

PIE noise is a continuous roar throughout the day and into the night, plus the occasional speeding cars in the wee hours of the night. Sims avenue the noise subsided after 11 when bus frequencies decrease.

I’ve walked along PIe facing flats when I go for Long walks and the noise is really constantly loud and continuous. Before you buy a PIE facing unit you should probably do some homework and visit some developments facing the expressway (Eunos Crescent Blocks 22 etc.) to get a feel

 

[1993newbie]

This year, SUO sees 17 resale transactions up till 30 Aug.

Price range $1400-1654psf.

 

[aiyahwhatever]

Ooh thank you, I have watched the other video too. I am rather keen on the 2BR facing pool, shall a low threshold for myself

Especially since 1993 bro posted the SUO resale prices!!!

 

[aiyahwhatever]

PIE noise is a continuous roar throughout the day and into the night, plus the occasional speeding cars in the wee hours of the night. Sims avenue the noise subsided after 11 when bus frequencies decrease.

I’ve walked along PIe facing flats when I go for Long walks and the noise is really constantly loud and continuous. Before you buy a PIE facing unit you should probably do some homework and visit some developments facing the expressway (Eunos Crescent Blocks 22 etc.) to get a feel

This is also good advice. Walk & see around the area is a must. I stay nearby a school. Sometimes I can sleep through their announcements but when they have celebrations...