Reserve Residences

[kiatme]

20 yr old proj sell 1.8k psf… so 22xx for brand new integrated is still not cheap?

Which unit is selling for 22xx PSF ?

 

[Nanonited]

Tomorrow I no need go liao. I think FEO really priced too cheap looking at response. Thought thread quiet can go under radar, somehow still sell so many

It contradict with their usual strategy of sell high and sell slow, not sure why they sell so competitively this time round

The thread where got quiet? Got 31 pages…

 

[Nanonited]

Which unit is selling for 22xx PSF ?

See the msg below…

No idea if they will raise anot. I know stack 82 and 83 prices are low $22xx for 3 bedders. Want to buy also not easy, you need names and loads of money because you need to buy min 3 bedder before you can unlock the 1-2 bedder

 

[sellipad2]

20yo Gardenvista $18xx, newer Mayfair $22-24xx

Upcoming new launch Bukit sembawang $24-26xx, LINQ subsale $27xx

Go up to toh tuck daintree $20-21xx, forett $23-24xx

2023 new launches botany $21xx, Blossom $24xx, the 3 D15 no need to mention further

If can enter brand new integrated at $22xx, to me is value buy. Somemroe no supply glut risks 4y down

Anyway cheap or no, market will tell tomorrow

 

[ThinkCarefully]

Actually I feel it's quite easy to earn new launch commission mah.. and I also not sure what other services they need provide after purchase of new launch..

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that’s why I wrote in one feedback that new launch no need agent. Only those left over difficult to move…

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[ktyandkyc]

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that’s why I wrote in one feedback that new launch no need agent. Only those left over difficult to move…

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What's @ThinkCarefully of the vvip sales...

 

[ThinkCarefully]

I didn't know vvip got advantage not just in terms of priority queue, but also discounted prices? I Thot prices will be the same as tomorrow typically..

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Bro carrot could have joined vvip as he bought feo

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[ThinkCarefully]

is this project under listed company ? If $$ too low, it’s against minority share holders interest .

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ha?

this project is a developer Huat most project.
Break even only 16xx if remember correctly.
15% margin should sell 18xx

Calculate the Margin even at 22xx

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[ktyandkyc]

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Bro carrot could have joined vvip as he bought feo

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He need to buy a few projects before it seems

I meant to qualify either $8mil. Or bought 3units from them in previous projects, so In a way they really rewarding their loyal customers today, maybe tomorrow they will raise across the board.

I feel $22xx is very good price, just look at Bukit Sembawang breakeven and the price they launching for non integrated, this price is even lower than mayfair modern.

 

[ThinkCarefully]

What's @ThinkCarefully of the vvip sales...

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22xx, even bro carrot will be moved

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[Nanonited]

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22xx, even bro carrot will be moved

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Confused… developer huat most yet the pricing you think is considered good also. So both developer and buyer can huat?

 

[ThinkCarefully]

For reflection, I was personally there to witness history. If you noticed…..the ’loss’ actually are the foreigners who badged the best units in the developments, best facing, villas. 1 of them held for 10 years as investments (collect rental) and recently started to offload them at huge loses per unit. But to the fund house, they have already collected 10 years rental so the `loss’ is acceptable.

For the buyers now who entered in the last 2-3 years at 1500-1800 psf, I reckon it’s alright considering the location and quality of the project. Even with 15 years of the lease gone, it’s still similar in quantum to RCR and cheaper than CCR new launches room for room type comparison. Anyway good units with good pricing are mostly gone…..the resale price has also moved up. Left those face golf course / future construction, near to road, near dustbin….otherwise if want to buy face sentoas, Keppel island, already above $2k psf for the smaller units and even higher psf for the larger units which are sold by Keppel and the foreign owner who still holding on to the most premium units.

As for me, fortunately I was outbid by the foreigners…..ok, as a local, we can smell better opportunities better than the foreigners and bought a landed instead…..now can buy 3 units of reflection and with change if I sell the landed.

So, a project may loss money, but doesn’t mean always will lose money and also doesn’t mean it’s a bad project….lets see how the 2nd buyers perform in 2-3 years time….already saw 1 resale unit made a decent gain after holding for 3 years.

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thank you for sharing
Like you said. Better to seek other opportunities than buying reflections during launch.

If readers here understand correctly, you are suggesting they to buy reflection resale which is 17 years from start of 99 year lease?

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[De SantaClaus]

Vvip priority need to buy $8mil worth or min 3 units with them before can qualify. Today not sure is vvip for bulk buy / agents or its vvip priority

Anyway going by looks of it, tom left scraps. Never heard of any projects that sold 100+ units during vvip recently, especially after CM

Normanton Park had more than 100+ units sold during VViP.

 

[De SantaClaus]

Confused… developer huat most yet the pricing you think is considered good also. So both developer and buyer can huat?

Why not ? Jadescape is another example. As long as developer bought land cheap, both developer and buyer can huat.

 

[ThinkCarefully]

Confused… developer huat most yet the pricing you think is considered good also. So both developer and buyer can huat?

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yes, developer definitely Huat more than 22xx buyers.

what they are saying is the price is more attractive than any of the other new launches so far this year

is new launch pricing getting better and better?

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[sellipad2]

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ha?

this project is a developer Huat most project.
Break even only 16xx if remember correctly.
15% margin should sell 18xx

Calculate the Margin even at 22xx

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Edgeprop revised it already, now breakeven ard 2k. Anyway it's all algorithm based, take as reference good enough

 

[De SantaClaus]

Serious just from VVIP? So many rich ppl

If any past FEO buyer can qualify for VVIP (based on what I heard here), then it’s a rather large pool imo.

Good for FEO also as they can save from Comm also.

 

[sellipad2]

Normanton Park had more than 100+ units sold during VViP.

Need to take as % of total stock, plus macro conditions are different. This is 2nd project after CM

 

[ktyandkyc]

If any past FEO buyer can qualify for VVIP (based on what I heard here), then it’s a rather large pool imo.

Good for FEO also as they can save from Comm also.

Think sellipad2 clarify that must transacted a few FEO before

I meant to qualify either $8mil. Or bought 3units from them in previous projects, so In a way they really rewarding their loyal customers today, maybe tomorrow they will raise across the board.

I feel $22xx is very good price, just look at Bukit Sembawang breakeven and the price they launching for non integrated, this price is even lower than mayfair modern.

 

[Nanonited]

Need to take as % of total stock, plus macro conditions are different. This is 2nd project after CM

I see CM dont seem very effective at all lol..