Treasure at Tampines

[ThinkCarefully]

Feb home loan also shows the first decline since 2006, clear indication of less loan due to the new ruling. Wonder if it also indicates prices and market on a downtrend?

 

[chopra]

Developers normally know best.

Can we interpret that prices are on a downtrend as resale prices have fallen and even the developer for SUO bid for a plot of land nearby lower than what they bid more than five years ago for SUO?

Whats suo? Where got downtrend. Ura shows flattening or upward trend leh

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[NiShiZhu]

Whats suo? Where got downtrend. Ura shows flattening or upward trend leh

Sent from Samsung SM-G960F using GAGT

He’s referring to the recent sims drive bidding site at 732psf ppr.
Bidders are becoming more cautious.

Guccoland is the developer for SUO - sims urban oasis.
But This time round, guccoland is not the TOP bidder for the sims drive site.

This also means that the current sims urban oasis owners has to be realistic in their future resale asking price since the future sims drive plot condo price (next to it) may work out to be 732psf +350 + 331 = 1400psf.

But I have also stated the reasons for why developer are cautious in bidding this sims drive site
1) nearby are industrial estate and HDB and slightly off Aljunied mrt. It’s next to PIE and could be noisy.
2) it will be subjected to the 85sqm restriction, so it means developer cannot Suka suka build many small small units to push up their profit margin.

On the other hand, the middle road Bugis sites attracts more bidders and competition at - 1458 psf ppr.
So location matters.

 

[ThinkCarefully]

He’s referring to the recent sims drive bidding site at 732psf ppr.
Bidders are becoming more cautious.

Guccoland is the developer for SUO - sims urban oasis.
But This time round, guccoland is not the TOP bidder for the sims drive site.

This also means that the current sims urban oasis owners has to be realistic in their future resale asking price since the future sims drive plot condo price (next to it) may work out to be 732psf +350 + 331 = 1400psf.

But I have also stated the reasons for why developer are cautious in bidding this sims drive site
1) nearby are industrial estate and HDB and slightly off Aljunied mrt. It’s next to PIE and could be noisy.
2) it will be subjected to the 85sqm restriction, so it means developer cannot Suka suka build many small small units to push up their profit margin.

On the other hand, the middle road Bugis sites attracts more bidders and competition at - 1458 psf ppr.
So location matters.

Thank you for you good explanation. Nice to know someone think along the same wavelength and ‘caught the ball’

 

[annetyu]

He’s referring to the recent sims drive bidding site at 732psf ppr.
Bidders are becoming more cautious.

Guccoland is the developer for SUO - sims urban oasis.
But This time round, guccoland is not the TOP bidder for the sims drive site.

This also means that the current sims urban oasis owners has to be realistic in their future resale asking price since the future sims drive plot condo price (next to it) may work out to be 732psf +350 + 331 = 1400psf.

But I have also stated the reasons for why developer are cautious in bidding this sims drive site
1) nearby are industrial estate and HDB and slightly off Aljunied mrt. It’s next to PIE and could be noisy.
2) it will be subjected to the 85sqm restriction, so it means developer cannot Suka suka build many small small units to push up their profit margin.

On the other hand, the middle road Bugis sites attracts more bidders and competition at - 1458 psf ppr.
So location matters.

http://finance.theindependent.sg/2018-gls-programme-suggests-certain-precincts-to-be-better-developed/

Just last year, even after taking into account 85sqm restriction, analyst still estimating that top bid could be 960 psf ppr. What a joke.

Fact is market is cooling and there is no need to rush. Take your time to choose.

 

[ThinkCarefully]

http://finance.theindependent.sg/2018-gls-programme-suggests-certain-precincts-to-be-better-developed/

Just last year, even after taking into account 85sqm restriction, analyst still estimating that top bid could be 960 psf ppr. What a joke.

Fact is market is cooling and there is no need to rush. Take your time to choose.

Good observation. First note whose mouth that 960 psf comes from, then analyse if that person or group has any vested interest to see prices shoot up, then you understand where the bullsxxx comes from.

 

[NiShiZhu]

http://finance.theindependent.sg/2018-gls-programme-suggests-certain-precincts-to-be-better-developed/

Just last year, even after taking into account 85sqm restriction, analyst still estimating that top bid could be 960 psf ppr. What a joke.

Fact is market is cooling and there is no need to rush. Take your time to choose.

Yes market is softening.
This scenario is like 2013 the aftermath of the CM effect when TDSR and ABSD were introduced.
We will be expecting some buyers now to adopt the wait and see attitude. Not a surprising scenario after each CMs is introduced.

But I felt the sentiment this round is better than 2013.
It’s still a pleasant surprise to see treasure manage to move 272 units in one weekend.

 

[ThinkCarefully]

Let me share the story of P, T and W, they are sited side by side.

P was first launch at 1,2xx, Looks like local developer.
T was next to launch 1,4xx, Chinese developer
W was last of the three at 1,3xx, CDL.

It is quite obvious P buyers are safest, first mover and good price. However, W buyers are protected, CDL and lower pricing than T. If market tanks, T buyers will feel the pain most, unfortunately.

Such an analysis should not be too complicated for anyone, I think.

Buying property is not like buying a t-shirt, it is a big ticket item and there are associated buying and selling costs involved. DYODD.

 

[NiShiZhu]

Thank you for you good explanation. Nice to know someone think along the same wavelength and ‘caught the ball’ ��

SUO is a sell out project, looks like the owners who are looking at high profit resale is gonna be disappointed after seeing the sims drive land bid price.

Let see whether wing Tai can save them or not. Hehe, you know what I mean.

 

[NiShiZhu]

Let me share the story of P, T and W, they are sited side by side.

P was first launch at 1,2xx, Looks like local developer.
T was next to launch 1,4xx, Chinese developer
W was last of the three at 1,3xx, CDL.

It is quite obvious P buyers are safest, first mover and good price. However, W buyers are protected, CDL and lower pricing than T. If market tanks, T buyers will feel the pain most, unfortunately.

Such an analysis should not be too complicated for anyone, I think.

Buying property is not like buying a t-shirt, it is a big ticket item and there are associated buying and selling costs involved. DYODD.

Haha u might just as well say it’s the twin vew project la.
Parc reviera first launch cheap
Then twin vew launch at 14xx to 15xxpsf because the agent told everyone the next plot of land is 20% higher.
Suddenly whistler grand launch at 12xx to 13xxpsf.

In the end, twin vew buyers kenna pawned.


When agent advertise tapestry, they also use the same trick citing Tampines court New launch will be 20-30% higher due to higher land price.

Lol I think we really same wavelength. Hehe

 

[ThinkCarefully]

Haha u might just as well say it’s the twin vew project la.
Parc reviera first launch cheap
Then twin vew launch at 14xx to 15xxpsf because the agent told everyone the next plot of land is 20% higher.
Suddenly whistler grand launch at 12xx to 13xxpsf.

In the end, twin vew buyers kenna pawned.


When agent advertise tapestry, they also use the same trick citing Tampines court New launch will be 20-30% higher due to higher land price.

Lol I think we really same wavelength. Hehe

Tapestry and Treasure are neck to neck, cdl at 1,310 psf, SL at 1,280 psf. Cdl and traffic condition premium, minus discount for location ( treasure deem more central than tape).

T and W case, more clear cut.

 

[NiShiZhu]

Tapestry and Treasure are neck to neck, cdl at 1,310 psf, SL at 1,280 psf. Cdl and traffic condition premium, minus discount for location ( treasure deem more central than tape).

T and W case, more clear cut.

Lately, whistler grand recent transaction also not cheap, 13xx to 14xxpsf.
Actually, I don’t quite understand what’s the draw factor at west coast vale area.

 

[Forever84]

Lately, whistler grand recent transaction also not cheap, 13xx to 14xxpsf.
Actually, I don’t quite understand what’s the draw factor at west coast vale area.

Main draw for families is school. Only Whistler is 1km to Nan hua primary.

Anyway I think Parc Rivera is cheaper but the locale is as ideal than Twin Vew or Whistler. So after TOP I suspect some units in Parc will have trouble selling... Similar to another development in that area facing AYE, very noisy.

 

[bjory]

Tapestry and Treasure are neck to neck, cdl at 1,310 psf, SL at 1,280 psf. Cdl and traffic condition premium, minus discount for location ( treasure deem more central than tape).

T and W case, more clear cut.

Actually when I think about the traffic conditions for Tapestry or Treasure.

Even thou many people says that Treasure is big development, a lot of cars along Street 11 definitely will be heavy jam moving to PIE.

Let’s say the jam along the new slip road for Treasure to PIE take drivers 20 mins to get into PIE, the proximity to PIE is actually closer than Tapestry or even Tanah Merah.

If you factor in the travel time from Tapestry or Optima for eg, even thou the traffic along Tampines Ave 10 or New Upper Changi Road is smoother and less congested, the amount of time to travel from these condos to PIE might end up be 15 - 20mins including stops at traffic lights etc.

Maybe it might take also same time for someone from Treasure to PIE and someone driving from Tapestry to PIE.

Just my 2 cents

 

[Clazav]

To be fair, agents thought and expected that W will be more expensive. But it turns out wrong because of just one reason - cooling measure.

Haha u might just as well say it’s the twin vew project la.
Parc reviera first launch cheap
Then twin vew launch at 14xx to 15xxpsf because the agent told everyone the next plot of land is 20% higher.
Suddenly whistler grand launch at 12xx to 13xxpsf.

In the end, twin vew buyers kenna pawned.


When agent advertise tapestry, they also use the same trick citing Tampines court New launch will be 20-30% higher due to higher land price.

Lol I think we really same wavelength. Hehe

 

[Clazav]

In the west, only west coast offers seaview that is not too expensive.

Lately, whistler grand recent transaction also not cheap, 13xx to 14xxpsf.
Actually, I don’t quite understand what’s the draw factor at west coast vale area.

 

[zinedine]

Lately, whistler grand recent transaction also not cheap, 13xx to 14xxpsf.
Actually, I don’t quite understand what’s the draw factor at west coast vale area.

I attended the Twin Vew talk and went to the showflat. Back then, the pull factor was the HSR(train to Malaysia). My agent said that many agents themselves submit cheque of their own to secure the 1 bedder. When the news that the HSR was cancelled, i suppose sales dampened. I am not convinced of its 1400psf price. It is neither here nor there. Not exactly near to top schools, not near to MRT, not near to markets. I thought it is very much similar to the condos at Tampines Avenue 10 (Tapestry and the likes).

Thankfully, I did not commit.

 

[zinedine]

In the west, only west coast offers seaview that is not too expensive.

The west coast view is nothing to crow about. They have the PSA Port Terminal at West Coast, followed by the industrial areas. I wouldn't exactly call it sea view. Though they have a Pandan Reservoir there...

 

[Clazav]

True. You can observe whether project like suo will huat or not, really depend on the timing of cm, the plot that is launched etc. Unluckily that plot beside suo plot is launched after cm, so its bid is low and its selling psf will be low.

But places like garden and affinity were bidded high, and selling high. It gives you that wrong impression that serangoon North projects are more valuable than that of Aljunied. When this plot beside suo is launched, there is a chance of having good sale. You guys can get ready your bullets.

SUO is a sell out project, looks like the owners who are looking at high profit resale is gonna be disappointed after seeing the sims drive land bid price.

Let see whether wing Tai can save them or not. Hehe, you know what I mean.

 

[Clazav]

It is moving to tuas. Actually east coast is nothing fanciful too. It is the impression rather than the view in general.

The west coast view is nothing to crow about. They have the PSA Port Terminal at West Coast, followed by the industrial areas. I wouldn't exactly call it sea view. Though they have a Pandan Reservoir there...