Royalgreen

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Caeruleus

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$2700 psf is really very pricey . I looked at fourth avenue residences but also feel it’s pricey for LH , but I like the location .
 
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spcs2020

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Caeruleus said:
$2700 psf is really very pricey . I looked at fourth avenue residences but also feel it’s pricey for LH , but I like the location .
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The location is not bad, but not that great as well to justify the $2700 psf. Many property agents would say there is no available land left so any new projects need to be en-bloc.

But not true for 2 reasons. Firstly, the nearby FH condos are sold at $16xx psf. So even the developers give 30% premium, it will be around $20xx psf, about the same price Allgreen bidded for RoyalGreen (they bid too high during the 2017 en-bloc craze)

Secondly, opposite RoyalGreen, there is this huge plot of land for the old Turf Club (easily 20-30x the size of RoyalGreen). Being 99, it will be much cheaper, and it can house a few mega projects with large and nice landscape. They will probably priced at lesser than $2700 psf. So when they are launched, RoyalGreen will not appreciate much as well.

RoyalGreen owners probably need to hold on for many years and fighting the weak tenancy here (esp 2-3 bedders) against Fourth Avenue Residences (same developer, TOP about the same time and much cheaper since FAR is 99 and much closer to MRT).
 
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that_twd

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Based on the units type sold, i believed most buy for own stay. Around 50% of the units sold are > 900 sqft, meaning 3 bdrm and above.

And i also see quite a number of 4 bdrm units sold, those easily command 3.9 - 4mm. With this amount, can buy landed in certain areas (e.g. serangoon gardens, siglap). Hence the buyer profile for Royalgreen are less likely for rental but instead for own stay and are definitely the ones who have the holding power for the long term. Probably for those who wants to downsize from their landed in the vicinity. My 2 cents.

spcs2020 said:
The location is not bad, but not that great as well to justify the $2700 psf. Many property agents would say there is no available land left so any new projects need to be en-bloc.

But not true for 2 reasons. Firstly, the nearby FH condos are sold at $16xx psf. So even the developers give 30% premium, it will be around $20xx psf, about the same price Allgreen bidded for RoyalGreen (they bid too high during the 2017 en-bloc craze)

Secondly, opposite RoyalGreen, there is this huge plot of land for the old Turf Club (easily 20-30x the size of RoyalGreen). Being 99, it will be much cheaper, and it can house a few mega projects with large and nice landscape. They will probably priced at lesser than $2700 psf. So when they are launched, RoyalGreen will not appreciate much as well.

RoyalGreen owners probably need to hold on for many years and fighting the weak tenancy here (esp 2-3 bedders) against Fourth Avenue Residences (same developer, TOP about the same time and much cheaper since FAR is 99 and much closer to MRT).
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Laneige

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Too high n the building above v weird
So expensive night as well buy d9

4th ave those that buy bug ones r said to be for own stay
6th royal green shld be too
 
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glutinous

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If I'm a tenant, I would like to rent RG instead of FAR.

The reason is most of the amenities and eating places are closer to RG. So if I rent FAR, to get my meals or grocery every day, I would still need to walk towards RG.

RG being much lower density, and most likely the same rental as FAR (or cheaper since it's slightly further away from MRT), I would love the exclusivity.


daheigou999 said:
If I’m a tenant, I’ll definitely rent at FAR for the convenience. These two condos are of the same vintage, and tenants don’t care about FH/LH. All being said, tenancy demand for small units in that prime area is weak.

If I’m a home owner, these small units are pitiful compared to other Bukit Timah options out there. However, this product should appeal to the group of wanna-be trying to squeeze out a D10 FH address with the lowest quantum. It’s all about the “face”, isn’t it? ;)
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bujingyun82

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