Reserve Residences

[sellipad2]

Think sellipad2 clarify that must transacted a few FEO before

I not sure if today is vvip priority or vvip, former need to buy $8mil, latter is family bulk buy + agents

Anyway confirmed 138 units sold

 

[drkcynic]

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Bro carrot could have joined vvip as he bought feo

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I think he has said a few times he is wary of FEO developments as they are notoriously hard to make money off from.

 

[roflolmao]

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

Yes, breakeven is around 2k+, but I understand feo have to build the area up as well at their own cost, hence might need more money to break even

Still wonder why the east get so much more attention than the west. Blossoms/reserve residences much better sales than d15

 

[sellipad2]

Yes, breakeven is around 2k+, but I understand feo have to build the area up as well at their own cost, hence might need more money to break even

Still wonder why the east get so much more attention than the west. Blossoms/reserve residences much better sales than d15

D15 is good, especially those sea views unit. My only concern is the supply glut 4y later plus the thinning margins from Amber park, moreover the buyers entered when market just started the upcycle. Next time it's very difficult to differentiate between TC, TG, TG GLS, GD, Liv if there is no sea view

One shouldn't spend time debating on whether east or west is better, most important is to enter into a good project that deliver returns

 

[De SantaClaus]

Yes, breakeven is around 2k+, but I understand feo have to build the area up as well at their own cost, hence might need more money to break even

Still wonder why the east get so much more attention than the west. Blossoms/reserve residences much better sales than d15

Blossoms/reserve residences achieving more cheques & sales shows West get more attention than East ?

 

[ktyandkyc]

D15 is good, especially those sea views unit. My only concern is the supply glut 4y later plus the thinning margins from Amber park, moreover the buyers entered when market just started the upcycle. Next time it's very difficult to differentiate between TC, TG, TG GLS, GD, Liv if there is no sea view

One shouldn't spend time debating on whether east or west is better, most important is to enter into a good project that deliver returns

Oh ya I rmb u mentioned about thinning margin of AP before.. may I ask what is that abt?

 

[sellipad2]

Oh ya I rmb u mentioned about thinning margin of AP before.. may I ask what is that abt?

Go see the profit margins and annualized returns of amber park for 2-3 bedders, then compare it with the top projects like Jadescape or Parc Esta, or Seaside residences

A good project deliver on average $250-300k+ gain for 2 bedder, with annualized gains or 5-8%. The percentage may seem low but with leverage your return on capital is actually 4x.

Not that Amber Park is bad project, it's just that when price is too high, resistance tend to set in

 

[yufee]

wow your landed cost so much. must be a good and big landed

Not too big….just under 4,000 sqf

 

[yufee]

###

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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Now too late I think….all the good units with good prices are gone…..

 

[Nanonited]

Now too late I think….all the good units with good prices are gone…..

where do you think the value is now? Still in new launches as per the formula from time beginning? Set new psf record but people can accept the smaller size due to quantum and new?

 

[petetherock]

I keep seeing the 22xx psf being bandied around
.. really ? Probably a few units in less popular stacks?

 

[ThinkCarefully]

Go see the profit margins and annualized returns of amber park for 2-3 bedders, then compare it with the top projects like Jadescape or Parc Esta, or Seaside residences

A good project deliver on average $250-300k+ gain for 2 bedder, with annualized gains or 5-8%. The percentage may seem low but with leverage your return on capital is actually 4x.

Not that Amber Park is bad project, it's just that when price is too high, resistance tend to set in

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Can it be AP is fh and the rest 99 lh more likely for CA after 3-4 years?

I am more interested to see LIV@mb exit profitability after 3 years... IMO looks overpriced 99y lh small project (<300 units) surrounded by fh..

still remember one buyer paid 27xx for liv@mb cannot sleep and kept texting eric Chiew... hope this buyer find some peace now... dunno why but until so ji Cham

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[theonenonly]

D15 is good, especially those sea views unit. My only concern is the supply glut 4y later plus the thinning margins from Amber park, moreover the buyers entered when market just started the upcycle. Next time it's very difficult to differentiate between TC, TG, TG GLS, GD, Liv if there is no sea view

One shouldn't spend time debating on whether east or west is better, most important is to enter into a good project that deliver returns

I cannot agree more with you. I'll be worried if I bought into TC or TG already. Like u said, few years down the road when these projects TOP at roughly the same time it will be hard to differentiate their individual selling points from one another. Plus the fact that these are rather sizeable projects, esp GD ad TC... and what u get is lots and lots of competition.

In fact, don't need to think so far down the road, cos there is more to worry about first - TC still left 70+% unsold and TG left 40+% unsold. How much will the prices drop for the remaining units? GD has yet to launch - what if they launch at a relatively competitive price?

Add in the TG GLS + upcoming new Meyer road condo (Meyer park enbloc) + yet to be launched Amber Sea.... and there u have it. Too much supply in a short span of time. Hahahahaha a bit like the Lentor situation (but perhaps still better tbh)

D15 condo situation is... not looking good at this point

 

[drkcynic]

Go see the profit margins and annualized returns of amber park for 2-3 bedders, then compare it with the top projects like Jadescape or Parc Esta, or Seaside residences

A good project deliver on average $250-300k+ gain for 2 bedder, with annualized gains or 5-8%. The percentage may seem low but with leverage your return on capital is actually 4x.

Not that Amber Park is bad project, it's just that when price is too high, resistance tend to set in

Too many people have taken 2019-2022 as the "norm" in property prices. Everywhere I go I have seen these few property names being bandied as the "gold standard" of properties.

But are they really? Or are they just convenient self validating references for people who chose to believe that property prices will never come down, and that every new launch will make you 200-300k at least?

Lest we forget, 2 x CM were put into the property market very recently, in 2021, and again in 2023. It is VERY clear what the govt thinks and wants to achieve. We can also say the govt has been wrong many times, to have countless CMs and still have the prices skyrocketing.

At this juncture, It is a straight shoot out between your beliefs and the capability of the govt in controlling property prices.

So, may the best man wins.

 

[sellipad2]

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Can it be AP is fh and the rest 99 lh more likely for CA after 3-4 years?

I am more interested to see LIV@mb exit profitability after 3 years... IMO looks overpriced 99y lh small project (<300 units) surrounded by fh..

still remember one buyer paid 27xx for liv@mb cannot sleep and kept texting eric Chiew... hope this buyer find some peace now... dunno why but until so ji Cham

####

Actually if no Seaview, I personally will go for LIV if I have to go for own stay in D15, must go showflat to appreciate their layout. The 80/20 landscaping and their well thought layout is probably the best I seen in recent years, far better than Reserve or any D15. Their one bedder layout feel like a 2b2b dumbbell very spacious, plus it's prime Mountbatten. Even after a year, the positive impression from LIV still fresh in my mind

 

[sellipad2]

Too many people have taken 2019-2022 as the "norm" in property prices. Everywhere I go I have seen these few property names being bandied as the "gold standard" of properties.

But are they really? Or are they just convenient self validating references for people who chose to believe that property prices will never come down, and that every new launch will make you 200-300k at least?

Lest we forget, 2 x CM were put into the property market very recently, in 2021, and again in 2023. It is VERY clear what the govt thinks and wants to achieve. We can also say the govt has been wrong many times, to have countless CMs and still have the prices skyrocketing.

At this juncture, It is a straight shoot out between your beliefs and the capability of the govt in controlling property prices.

So, may the best man wins.

Ya I use these 2 as these are more recognizable same as Stirling, if i use the more ulu ones like Whistler Grand, Florence,Tre Ver, Daintree, LINQ, Parc Clematis, Ki residences, you can see their returns are comparable to what I mentioned.

Above cannot be attributed to market run up over last 2 years because there are projects which didn't do as well in same timeframe like Sengkang grand, Mayfair modern/garden, Fourth avenue residences, royal green, Amber park, riverfront, Parc colonial.

End of day some will make alot, some make less. Important thing is to identify the common attributes so we can also make alot.

 

[Mephist0pheLes]

Any actual price list? Can share?

 

[pcmdan]

Ya I use these 2 as these are more recognizable same as Stirling, if i use the more ulu ones like Whistler Grand, Florence,Tre Ver, Daintree, LINQ, Parc Clematis, Ki residences, you can see their returns are comparable to what I mentioned.

Above cannot be attributed to market run up over last 2 years because there are projects which didn't do as well in same timeframe like Sengkang grand, Mayfair modern/garden, Fourth avenue residences, royal green, Amber park, riverfront, Parc colonial.

End of day some will make alot, some make less. Important thing is to identify the common attributes so we can also make alot.

Stirling good. Since I vested lolx

 

[roflolmao]

Blossoms/reserve residences achieving more cheques & sales shows West get more attention than East ?

They don't achieve more cheques, they just achieve a higher sales ratio on launch weekend.

You see the thread, d15 so much hype

 

[googoogaga]

How many % sold so far?