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Greater Southern Waterfront discussion


therock
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The Govt was deciding when to announce and make it a national priority when the signs are clearer.

 

Some developments had already incorporated it in their design as early as 2010s.

 

Elevation by at least 1m in relation to surrounding developments is one such measure.

 

Publicly, we are late in realisation of rising seawater especially we are an island without much high ground.

 

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sure plot by plot ... project by project

in order to maintain the price next to each other

there is only 1 way to go!!! proven again and again

3000psf

3200psf

3500psf

4000psf

 

those bought 3000psf will shout SIBEI FKING CHEAP AR!!! [laugh]

It's a fact bro

 

Last time when The Sail launched in 2005 at $1000psf, many ppl say who so stupiak pay this price for 99LH

 

Today CBD condo, no $2500-$3000psf no talk

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Anyone think that this GSW might be a ghost city?

With 2x punggol size, priced over $3000psf, who will be the takers? Added with ABSD it will be quite hard to sell, even interlace and reflections not fully soldafter completedforyears

Shouldn’t be that ex.

 

The first project in the GSW which is called Avenue South Residences is supposed to be launched at an average of 18xx psf. Preview supposed to be next Saturday and official launch the following week

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Shouldnât be that ex.

 

The first project in the GSW which is called Avenue South Residences is supposed to be launched at an average of 18xx psf. Preview supposed to be next Saturday and official launch the following week

The news will help to sell this development.

 

Might be gone before you can say Abracadabra. Can afford and can see how to use it, just go and buy, will almost never look back in the future.

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Shouldnât be that ex.

 

The first project in the GSW which is called Avenue South Residences is supposed to be launched at an average of 18xx psf. Preview supposed to be next Saturday and official launch the following week

Avenue south far from GSW

 

Look at coral keppel bay and skyline residence for price lol

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Frankly the amenities in the vicinity within walking distance is nothing to shout about.

By the time GSW is more developed, it’s another 10 year old (or more) project and people’s attention will be shifted to newer developments.

My 2c worth.

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Avenue south far from GSW

 

Look at coral keppel bay and skyline residence for price lol

Avenue South is off Kampong Bahru, which is a km plus to Vivo City. Not that far. GSW is in Dist 4 and not really central region. The condos along Keppel Bay can’t really sell high too. Rem Reflections? How many people bought it at 2500psf and above and now many have to sell at a loss at below 2000psf. Skyline and Coral Keppel Bay are high in asking but can sell or not at that price is anybody’s Guess. I don’t believe Dist 4 properties are that highly sought after
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Avenue south far from GSW

 

Look at coral keppel bay and skyline residence for price lol

Yalor. Ave Sth is more kampung bahru than GSW. Anyhow borrow name one
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Avenue South is off Kampong Bahru, which is a km plus to Vivo City. Not that far. GSW is in Dist 4 and not really central region. The condos along Keppel Bay canât really sell high too. Rem Reflections? How many people bought it at 2500psf and above and now many have to sell at a loss at below 2000psf. Skyline and Coral Keppel Bay are high in asking but can sell or not at that price is anybodyâs Guess. I donât believe Dist 4 properties are that highly sought after

But now with GSW those in reflection laughing in one corner

Yalor. Ave Sth is more kampung bahru than GSW. Anyhow borrow name one

That one near bukit merah liao lol
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Avenue South is off Kampong Bahru, which is a km plus to Vivo City. Not that far. GSW is in Dist 4 and not really central region. The condos along Keppel Bay can’t really sell high too. Rem Reflections? How many people bought it at 2500psf and above and now many have to sell at a loss at below 2000psf. Skyline and Coral Keppel Bay are high in asking but can sell or not at that price is anybody’s Guess. I don’t believe Dist 4 properties are that highly sought after

 

Received an agent pamphlet in my mailbox recently that was selling new units leftover units at Reflections, Coral Bay and Interlace

 

Completed so many years liao still got unsold unit?

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bro, no worry ... sure got takers la

just have to justify 6.9M [sly]

since we got hkee beh song ... brexit .... italeave ... byegium .... etc .... richie rich all want to come spore ... huat ah!

Hahha ... everyone there will be called

Diu Gao Lei

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Received an agent pamphlet in my mailbox recently that was selling new units leftover units at Reflections, Coral Bay and Interlace

 

Completed so many years liao still got unsold unit?

Yes don’t be surprised and some of these unit are above 2500sqft, big unit with weird layout. Give alot discount still nobody buy. Even offer free interior design and fully furnished

But all the 2 bedder and 3 bedder fully sold long long ago

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Actually the older and overpriced units will suffer..

If the new units are priced right, it will make it harder to sell the older units, especially if the net price is higher due to their bigger sizes..

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Yes don’t be surprised and some of these unit are above 2500sqft, big unit with weird layout. Give alot discount still nobody buy. Even offer free interior design and fully furnished

But all the 2 bedder and 3 bedder fully sold long long ago

 

Went to view Reflections b4. Beautiful place but some unit layout sibei kok especially those with the sloping column inside the room. Guess that's the price to pay for stylo mylo design

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Went to view Reflections b4. Beautiful place but some unit layout sibei kok especially those with the sloping column inside the room. Guess that's the price to pay for stylo mylo design

Yah get the villa unit better than tower unit. I like the carpark very nice, unit so so
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Received an agent pamphlet in my mailbox recently that was selling new units leftover units at Reflections, Coral Bay and Interlace

 

Completed so many years liao still got unsold unit?

Interlace .. too inconvenient. Big unit though.
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https://www.straitstimes.com/singapore/housing/spotlight-on-lottery-effect-of-flats-slated-for-keppel-club-site

 

 

The prospect of public and private apartments being built on the prime land now hosting the Keppel Club and its 18-hole golf course is prompting questions of how to mitigate the "lottery effect" of what are likely to be prized assets.

The land will accommodate about 9,000 apartments after the land lease for the 115-year-old country club expires on Dec 31, 2021. Prime Minister Lee Hsien Loong confirmed at the National Day Rally that the Keppel strip of the 30km Greater Southern Waterfront will be used for Housing Board flats.

While the public and private split for the planned 9,000 units is not clear, property experts expect the HDB flats to be oversubscribed - just like the wildly popular Pinnacle @ Duxton in Tanjong Pagar.

And that has raised the question of whether buyers should be allowed to reap handsome profits for taxpayer-subsidised homes.

When Pinnacle @ Duxton was launched in 2004, there were nearly 5,000 applications for 1,848 units, which were eventually allocated by ballot. Getting a unit was like winning the lottery. And some have indeed hit the jackpot.

A five-room Pinnacle unit on a high floor that would have sold for between $345,100 and $439,400 at the launch went for $1.12 million in 2016. There were 18 Pinnacle flats that sold for more than $1 million last year.

 
 
ANOTHER LOTTERY IN THE OFFING?

The high market value of city units like those in the Pinnacle @ Duxton had sparked questions about equity, as the flats are heavily subsidised and securing a unit is largely down to chance.

 

Property experts interviewed by The Straits Times agreed that the HDB flats in Keppel would be priced higher than flats in most other areas, given its green and seafront environment and proximity to the city.

Dr Lee Nai Jia, head of research at consultancy Knight Frank, said a new five-room flat on the Keppel plot would probably start at around $800,000, assuming existing conditions apply and the market stays as it is.

st_20190823_elkeppel23_5066441.jpg

He based his estimate on median resale prices of five-room HDB flats in Queenstown, which are now around $800,000.

Real estate analyst Vijay Natarajan of RHB Securities Singapore said: "The new five-room (Keppel) HDB could be priced anywhere between $700,000 and $950,000 depending on its location, views and (the) floor it is on."

In 2016, National Development Minister Lawrence Wong had said the Government was looking at selling future public housing within the city under a different model to address the lottery effect in a "fair and equitable" way.

Referring to the Pinnacle @ Duxton, Mr Wong said then: "I think to do more (public) housing in the city under the same regime would not be plausible, and we shouldn't do it... I have to sell it potentially with different parameters."

Possible measures could include a longer minimum occupation period (MOP), a shorter lease or higher resale levy, he had said.

Such measures could kick in for the new Keppel development, said property experts.

"The objective is to create diversity and encourage vibrancy in the area," said Dr Lee of Knight Frank. "To create community and identity of the area, young owners need to stay there long enough. A natural extension will be to raise the minimum occupation period to 10 years."

Owners of HDB flats can sell their units only after living there for at least five years.

Mr Natarajan recommended that the MOP for such prime HDB sites be raised to between eight and 10 years. "This would encourage more participation from genuine long-term home owners and limit investor/speculator demand."

A longer MOP will also help curb profits from renting out Keppel units.

Marketing director Anna Yeo of property agency SLP said: "Now, an HDB owner can rent out a unit after an MOP of five years. The MOP should be lengthened to 71/2 years or even more."

While there have been suggestions for HDB to reduce its standard 99-year lease to as low as 30 years for such prime units to deter profiteering and speculation, Ms Yeo did not think such a measure would work.

"The Government wants everyone to have a home and not to use it for speculation. So, lengthening the MOP is a better measure than shortening the lease," she noted.

Another suggestion, said Dr Lee, is to make the owners reimburse part of the subsidies they enjoyed when they eventually sell their flats.

 

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