New launch: 38 i Suites

The wife and I have received information about the impending launch of 38 i Suites on 31st March.

Project Details
Project Name : 38 i Suites
Developer : Sustained Land Pte Ltd
Address: : 38 Ipoh Lane
District: 15
Tenure : Freehold
Site Area : 24,039sf
Type of Development : 16 Storey Residential Flat Development with Level 1 Carpark and 4 Storey Multi-storey Carpark with Facilities Sky Terrace and Swimming Pool on 6th Storey 
No. of Units : 120
No. of Parking Lots : 120

Project Features
• Location: Nestled between Paya Lebar and Dakota MRT stations.
• Layout:  No home shelter, bay windows or planter boxes.
• Unit types:  1+Study, 2-bedroom, 2+Study and penthouses.
• Parking: 1 level of parking on the ground floor, plus 4 levels of multi-storey parking from 2nd – 5th floor.
• Facilities:  Entire level on the 6th floor dedicated to wellness and lifestyle facilities
• Fantastic View:  Units starts from level 7th ( approximately 25m off the ground).
• Reputable Schools:  Surrounded by good schools such as Haig Girls, Tanjong Katong Primary, Chung Cheng high, Kong Hwa Primary, Tao Nan School and Dunman High School (not all are within 1-km though).

Unit Sizes & Indicative Prices
• 1 Bedroom + Study (45 units): 452 – 506sqft  (From $6xxK onwards)
• 2 Bedroom (36 units): 484 – 667sqft  (From Low $7xxK onwards)
• 2 Bedroom + Study (27 units): 667 & 689sqft  (From $8xxK onwards)
• Penthouses: 1+ Study , 2-Bedroom & 2 Bedroom + Study  (12 units): 990 -1356sqft
(All penthouses comes with private pool, from $1.1xx million onwards)

Floor Plans
http://www.scribd.com/embeds/51577658/content?start_page=1&view_mode=list&access_key=key-a1up0wnpn2iwm8evffv(function() { var scribd = document.createElement(“script”); scribd.type = “text/javascript”; scribd.async = true; scribd.src = “http://www.scribd.com/javascripts/embed_code/inject.js”; var s = document.getElementsByTagName(“script”)[0]; s.parentNode.insertBefore(scribd, s); })();

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En bloc news: Hawaii Tower

The BT today reported that one of the biggest collective sale sites in dollar terms so far this year is expected to be launched for sale next week.

Hawaii Tower, on Meyer Road, has a reserve price of $700 million. This works out to about $1,401psf ppr inclusive of a development charge (DC) of about $55 million. The all-in investment for the successful developer of the 192,340sqft freehold site is expected to be around $1 billion.

Based on the unit land price of $1,401psf ppr, the breakeven cost for a new luxury condo project on the site could be about $1,950 – $2,100psf. A 25th floor unit at the nearby Aalto was transacted at $2,373psf this month. Over at Seafront @Meyer, units on the 17-20th floors have traded at $1,875-$2,501psf in the past few months.

The Hawaii Tower site is zoned for residential use with a 2.8 plot ratio (ratio of maximum gross floor area to land area) and height of up to 36 storeys. The plot may potentially be developed into a new condo project with about 345 units of an average size of $1,500sqft or 430 units averaging 1,200sqft.

A new development on the site will boast unobstructed views towards the sea, Marina Bay Sands and the city skyline as well as the Mountbatten landed housing estate. The regular-shaped plot has frontage of 130 metres along both Meyer Road and the East Coast Parkway.

CB Richard Ellis is marketing Hawaii Tower’s collective sale through a tender which will close on Jan 26.

Owners controlling slightly over 80% of share values and strata floor area have signed the collective sale agreement. They stand to receive about $5 million-plus per apartment and $8.8 million-plus per penthouse. Hawaii Tower comprises three blocks holding 129 apartments of about 2,200sqft each and six penthouses of about $4,300sqft each.

For Hawaii Tower, this would be the third attempt at an en bloc sale. The two previous attempts were in 2007. The initial effort began in the first half of that year, starting at $700 million and rising to $800 million; about 70-odd % consent level from owners were secured before the deadline for obtaining the minimum consent passed.

Another attempt was launched in late 2007 at $800 million but this soon petered out as market sentiment began to weaken and developers lost their appetite for land.

 
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FLAMINGO VALLEY (Review)

The wife and I decided to drop by the sales gallery of FLAMINGO VALLEY this morning. The sales gallery, which is opened for about 2 weeks now, is located at the actual site, along Siglap Road. As some of you are already aware, Frasers Centrepoint Homes bought the freehold site in an en bloc sale back in 2007 and have decided to retain the name of the old development.

Here are the project details of the new FLAMINGO VALLEY

District:   15
Location:   Siglap Road/East Coast
Address:   460 – 480 Siglap Road
Developer:   Frasers Centrepoint Homes
Tenure:   Freehold
Estimated site area:   335,000sqft
Expected TOP:   April 015
Description:   10 Blocks (6x 5-sotrey and 4x 3-storey)
Total number of units:   393
Total number of carpark lots:   393 (all basement)

For a mid-size project with only 393 units, FLAMINGO VALLEY has a mind boggling number of unit types that include lofts and “dual-key” units.

Unit Types & Sizes:
• 1BR+Study (41 units):   517 – 678sqft
• 2BR (65 units):   818 – 1087sqft
• 2BR+Study (24 units):   969 – 1195sqft
• 2BR Loft (4 units):   990sqft
• 3BR (126 units):   990 – 1593sqft
• 2BR “Dual Key” (15 units):   786 – 936sqft
• 3BR “Dual Key” (21 units):   1216 – 1518sqft
• 4BR (48 units):   1593 – 1927sqft
• Roof Terrace PH (21 units):   1647 – 3111sqft
   (2BR/3BR)
• Duplex PH (26 units):   2067 – 2669sqft
   (3BR/4BR w family area)
• Single Level PH (2 units):   2971sqft
   (4BR)

Facilities:
FLAMINGO VALLEY is a full-facility condominium (refer to site plan). The main feature is the Rainforest Valley, with its breathtaking 11-metre high Skybridge and glass lift, as well as the impressive 11-metre cascading water wall.

The first thing that struck us is that the site is actually rather huge for a project with 393 units. However, it is too early to tell if the ground is really as spacious as it is being touted. This is because the 10 blocks are all low-rise that stretches around the 335,000sqft irregular plot.

There are 2 showflats in the sales gallery:
• 1593sqft, 4-Bedroom unit (E1)

• 1206qft, 3-Bedroom unit (C1)

The furnishing/fittings for both showflat are much the same, so we will just go through these generically.

• Living/Dining: Rectangular shape and relatively good size. It comes with 60×60 marble-slab flooring and 2.9m ceiling height.

• Balcony/Plant Box: Rectangular shape and very functional. The balcony/planter box area for the 4-bedder is rather huge – we reckon it is about 200sqft.

• Dry Kitchen (4-bedder): Solid-surfaced worktop with cabinets below and it comes with a sink.

• Wet Kitchen: Rectangular and rather small for both showflat types. Comes with solid surfaced worktop, top/bottom-tier cabinets, “Bosch” brand hob/hood/oven/microwave. However, the kitchen is almost fully enclosed with little/no external ventilation.

• Yard: A decent-sized area that has a dedicated washer/dryer area (separate units need to be stacked though). A door leads to the air-con compressor area, which makes easy access for the service guy. The air-con compressor area is also spacious enough to be used as a drying area for laundry.

• Utility/Maid’s Room: A longish narrow room for the 4-bedder. Bed will definitely have to be custom-made. A small “Maid’s toilet” is located next door.

• Junior Suite (4-bedder): Looks a tad small, with timber strip flooring from good wardrobe space. The attached bathroom is of decent size and comes with “Duravit” bathroom and toilet fittings. However, you only get one of them standard wall-mounted shower.

• Common Bedrooms: These are rather small. Comes with the same timber strip floors and standard wardrobe.

• Common Bathroom: Good-sized, with marble floors and ceramic-tile walls. Storage cupboard is found behind the large mirror as well as underneath the bath sink. It also comes with similar “Duravit” bath/toilet fittings and wall-mounted shower in the shower stall.

• Master Bedroom: This is surprisingly huge for both showflat types. The wardrobe is also ample – you get an L-shaped wardrobe for the 4-bedder that is tucked in one corner of the room, which gives you a “walk-in closet” feel.

• Master Bathroom: Again this is quite huge for both showflat types. The 4-bedder has a long bath and adjacent standing shower (no rain shower though), while the 3-bedder has only a standing shower stall.

What we like:
• The layout of the units – all areas are regular in shape and very functional. The bedrooms are tucked away from the main living/dining area, which allow for better privacy.

• The large plot size of FLAMINGO VALLEY (355,000sqft) in relation to the number of apartment units (393), which will supposedly give you a sense of spaciousness around the development.

• The lush surrounding and extensive facilities within the development – the various themed gardens, Skygarden with its glass lift and the 11-m waterfall look particularly interesting.

• There is the choice of either Opera Estate Primary (co-ed, and supposedly a rather good school) or St. Stephen Primary (boys) that is within 1-km of FLAMINGO VALLEY.

What we dislike:
• The wife and I are not impressed with the quality of furnishings and fittings provided, especially in relation to the price. The brand and look of kitchen appliance within the showflat is particularly disappointing for a project of its status.

• There are currently no designated visitor’s parking lots in this development. We were told by the marketing agent that some surface parking lots for visitors may eventually be provided, but there are no guarantees. Should they be no decidated visitors lots, visitors will have to use the same parking lots provided by residents – a potential point of contention among redidents. And if you are familiar with the location where FLAMINGO VALLEY is sited, it is a nightmare trying to find roadside parking nearby.

• The only access into/out of FLAMINGO VALLEY is via Siglap Road. This is a rather busy road lined by houses/apartments on either sides. Given the increased number of apartment units (from 112 previously to 393 now) in FLAMINGO VALLEY and another new project (Siglap V – 114 units) coming up further down the road, one can expect even more congestion along this stretch of road when these projects are fully occupied.

• FLAMINGO VALLEY is located next to Muslim cemetery. One can argue that the whole of Bishan used to be one big burial ground before, but is now one of the most sought after residential address. However, the bodies buried under Bishan are exhumed and that makes quite a fair bit of difference… at least to the wife and I.

Pricing wise, units in FLAMINGO VALLEY are selling for $1150 – $1250psf. As an illustration:

• Block 476 #02-53, 1593sqft Type E1 (4BR) – $1,981,800 or $1244psf
   * This is one of the best facing units – towards the main pool.
• Block 480 #02-73, 1593sqft Type E1 (4BR) – $1,934,100 or $1214psf
   * This unit is west facing – hot!

We will avoid stacks #01, 02, 05, 06, 09 & 10 of Block 460 (as these faces the main Siglap Road – noisy!) and stacks #19 – 27 of Block 468 (faces the cemetery)

The monthly maintenance is surprisingly affordable though: The 4BR owners will pay around $270/month while the Penthouse owners (2,200+sqft) will pay around $330/month.

Overall, the wife and I felt that FLAMINGO VALLEY is somewhat over-priced, considering it is located almost at the fringe of district 15 and the quality demonstrated within the showflats. And call us “puntang” if you like, but the wife and I will not part with almost $2 million dollars to stay next to a cemetery.

Give us a shout if you are interested in the floor plan of other unit types – just do not ask us to email you ALL the floor plans.
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Launching Soon! Flamingo Valley @Siglap

You may already have heard about this new development.

Here are the preliminary details for the project.

District: 15
Location: Siglap Road.
Tenure: Freehold.
Description: 9 blocks of 5-storeys with attic and 2 blocks of 3-storeys and basement carpark.
Site area: 335,418 sqft.
No. of units: 393 units
Expected T.O.P: April 2015.
Developer: Fraser Centrepoint Homes

http://www.scribd.com/doc/30546520/Flamingo-Valley-Siglap http://d1.scribdassets.com/ScribdViewer.swf?document_id=30546520&access_key=key-10hhiwujgg8y15szyaqu&page=1&viewMode=slideshow

Facilities:

a) Skybridge with glass lift

b) The Rainforest comprising of

• 11m cascading water wall 
• Biological pond
• Lounge gazebos

c) 50m lap pool

d) The spa sanctuary

e) Children’s splash pool

f) Entertainment alfresco dining pavilions & spa alcove

g) Function room with

• Games room
• Karaoke

 h) Fitness agora comprising of

• Gymnasium
• Changing facilities with steambath

i) BBQ patio 

j) Dining patio

l) Sunbathing deck

j) Children’s play zone

k) Fitness terrace with outdoor gym

l) Hammock court

m) Yoga & Tai Chi court

n) Fitness station

o) Tennis court

p) Jogging trail

 
The wife and I will continue to keep you posted once we have more details/updates, especially on the launch date of the showflats.

April "en-bloc" deal #2: CULFORD GARDENS sold for $39m

Report over the weekend indicated that Culford Gardens in Siglap, which was put up for sale last month, has been sold to Fragrance Properties for $39 million.

The amount falls along the higher end of the freehold property’s asking price, which was between $37 million and $40 million, allowing the developer to break even at about $950 – $1,000psf. The site had received four offers, all of which fell within this price range.

The selling price translates to a land rate of about $632 per square feet per plot ratio (psf ppr), based on a 1.4 plot ratio – ratio of maximum potential gross floor area to land area. This excludes the 10% balcony allowance.

Including the balcony allowance, the sale price becomes $574psf ppr at a gross plot ratio of 1.54. With the sale, the owners of the en-bloc site stand to receive an average price of $1.63 million for their property.

Culford Gardens, which sits on a 44,093sqft site in the Siglap/Upper East Coast vicinity, is zoned under Master Plan 2008 for residential development with a maximum height of five storeys and a 1.4 plot ratio. The District 15 site is close to amenities and F&B outlets in Siglap and East Coast Park.

It looks like the smaller developments are having more successes with collective sale these days. The wife and I wonder when we will see the likes of Pine Grove or Bayshore Park getting “en-bloc”-ed…

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April "en-bloc" deal #1: DIAMOND TOWER

BT reported today that EL Development has inked a deal to buy the freehold Diamond Tower at Jalan Rajah in the Balestier area for $49.6 million through a collective sale.

The price works out to a unit land price of about $652 per square foot of potential gross floor area inclusive of an estimated $300,000 development charge payable to the state.

Diamond Tower has a land area of about 27,323sqft and is zoned for residential use with a 2.8 plot ratio. The plot ratio is the ratio of maximum potential gross floor area to land area.

EL Development intends to build an 18 – 20 storey apartment block with about 100 units of mostly one and two bedrooms and some three-bedders. The breakeven cost for a new apartment based on today’s construction costs works out to about $1,200psf.

EL Development may enter into a partnership with another party, said to be construction group Teambuild, for the site’s acquisition.

Diamond Tower’s collective sale was marketed by Urban Front Real Estate. It was offered through a tender exercise which closed last month without a deal being sealed. EL Development has submitted their offer after that and are buying under a private treaty deal.

The proposed collective sale of Diamond Tower will be subjected to approval from Strata Titles Board as its owners have not unanimously consented to the sale.

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CORALIS (Review)

District: 15
Location: Marine Parade
Address: 530 Joo Chiat Road
Developer: Grovehill Pte Ltd (Tiong Aik Group of Companies)
Tenure: Freehold

The wife and I decided to drop by the sales gallery of CORALIS yesterday.

CORALIS is located along Joo Chiat Road, sandwiched between Parc Seabreeze (another new project launched mid of last year) and Katong Mall.

It consists of one 20-storey Tower with a total of 127 apartment units. The freehold site that CORALIS resides on is not particularly large – just 50,000sqft – and has a plot ratio of 2.1. The expected TOP is December 2014.

For unit size, CORALIS has a mix of primarily 1 to 3-Bedrooms. The different unit types and sizes are:
• 1-Bedroom “Typical” (34 units): 495sqft
• 1-Bedroom “w/PES”(2 units): 549sqft
• 2-Bedrooms “Typical” (51 units): 807/861/904sqft
• 2-Bedrooms “w/PES” (2 units): 1066sqft
• 3-Bedrooms (34 units): 1206/1227/1259/1281sqft
• 3-Bedroom duplex Penthouse (2 units): 2659sqft
• 4-Bedroom duplex Penthouses (2 units): 2842/3089sqft

Since CORALIS is mostly blocked by the 19-storey Parc Seabreeze, the developer has sensibly decided to “angle” the condo towards Joo Chiat Road. This ensues that at least some of the East Coast Park-facing units, i.e. the higher-floor ones that overlook the HDB flats across Marine Parade Road, will get “pocket seaview”.

The facilities in CORALIS are all located on the ground level, as illustrated below.

The wife and I were rather surprised that there is no function room (or “Dining Pavilion” as they are called these days) in this project – the closest you get is the so-called “BBQ Pavilion” but this is an open-air area. CORALIS also does not come with tennis court or sky-terrace. There are 2 levels of basement carpark, but no more than 127 lots. So visitors to the condo will probably have to find parking outside, e.g. Katong Mall next door.

The only showflat on display is an 861sqft 2-Bedroom unit (Type 2A). The living/dining room is rectangular but small – good enough for a small sofa set and 4-seater dining table but nothing much else. It comes with 60cm x 60cm compressed marble and opens out to a small balcony/plant box area of about 50sqft. The kitchen is on the left as you enter the main door – this is squarish and rather small, and comes equipped with “Brandt” hob/hood/oven and “Grohe” taps – quite basic stuff. The kitchen worktop is of solid-surface material, while the top and bottom kitchen cabinets have “anti-slam” drawers and doors. For a unit of such size, we kinda expect that there will be no utility room/toilet in the yard area. But the unit does not even come with a yard, so you have to be creative with that washing machine/dryer and even more so with your laundry (the balcony, maybe?).

The common bath comes with homogenous tiles floors/walls and “Grohe/Kalevit” bathroom and toilet fittings. You also get a standing shower stall but no rain shower.

The common bedroom is small, and by small we mean a sofa bed and small writing table taking up almost all the space in the room. It comes with surprisingly good wardrobe space though, while the timber-strip flooring and wardrobe looked rather good quality. But the wife and I both felt that the additional planter box area in this bedroom is unnecessary, since it makes the room looked even smaller.

The one thing that struck us most about the master bedroom is: It sure comes with A LOT of bay windows! These cover two of the four walls around the room, so you are assured of ample natural lighting in here. The room is also very good size for such a small unit – you can comfortably fit a ‘Queen” bed or probably a “King” too should you need more bed space. You also get a huge wardrobe, which we reckon is almost double of what you find in most other new projects.

The master bathroom has marble floors/walls and a standing shower that comes with both hand-held and rain showers. The usual “Grohe/Kalevit” fittings apply.

What we like:
• The quality of furnishings & fittings at CORALIS, judging from the showflat we have seen, is quite good.

• The good-sized master bedroom and the generous wardrobe space that comes with both bedrooms, which is a rarity for new projects these days.

• Location – it is Marine Parade after all; a stone throw away from Parkway Parade and good connections to the city/CBD that are within 15 – 20 minutes away by car via the ECP and Nicoll Highway.

What we dislike:
• CORALIS is practically surrounded by buildings on all sides. Given the small plot size, you might feel a tad claustrophobic especially if you are on a lower-floor unit.

• Although some may disagree, but CORALIS is located at the “less glamorous” part of Marine Parade, i.e. the Joo Chiat/Marine Parade HDB area. So you are not exactly comparing “apple to apple” with the likes of The Shore, Silversea or even Cote d’Azur.

• Many market agents will tell you that CORALIS is near several renowned primary schools – Tao Nan, Ngee Ann, CHIJ Katong – but none of these is within 1-km of the condo.

Here are some price indications for the 2- and 3-Bedroom units:
2-Bedroom
• #11-06 (861sqft) – $1,261,000 or $1465psf
• #16-06 (904sqft) – $1,368,000 or $1513psf

3-Bedroom
• #11-05 (1206sqft) – $1,743,000 or $1445psf
• #16-05 (1259sqft) – $1,882,000 or $1495psf

The difference between the “bigger” and “smaller” unit for both unit types is just the additional balcony found in the master bedroom for the bigger units – not something the wife and I are particularly excited about. So we probably stick to the “smaller” units, but that’s just us. All the 3-bedders are East-facing.

In summary, CORALIS does not really appeal to us other than the fact it is freehold compared to other recently launched developments like Silversea and The Shore. And all things being equal, the wife and I feel that Parc Seabreeze (freehold) is actually a better buy. We will also probably take our chances with resale unit at Cote d’Azur over CORALIS, as it seems a better value given its “primer” location and lower psf price currently. This is despite the fact that Cote d’Azur is leashold and already 5 years old.
Marine Parade Caveats (1Q2010) http://d1.scribdassets.com/ScribdViewer.swf?document_id=29733069&access_key=key-2pzq4sr3za6txptghzk&page=1&viewMode=slideshow

Click below to view Floor Plans of CORALIS:
http://www.flickr.com/apps/slideshow/show.swf?v=71649

THE SHORE (Review)

District: 15
Location: Katong/Marine Parade
Address: 81 – 87 Amber Road
Developer: Far East Organization
Tenure: 103-years Leasehold

Why is this project called THE SHORE you may ask, since it is not exactly near the beach? Well, this is because the swimming pools on the ground level actually have real sand around them and sand also covers the bottom of the pools as well. This allows residents to enjoy the senses of beautiful shores right at their doorsteps.

But what intrigued the wife and I most about THE SHORE is not the sandy “beaches” and pools, rather the fact that this is one of the rare projects that has no bay windows or planter boxes in each apartment unit. So we finally decided to pay a visit to the sales gallery at lunch yesterday to check out the showflats.

The SHORE is located at the corner of Mountbatten and Amber Road, where the former Rose Garden used to be. The entrance to the sales gallery (and also where the main entrance to THE SHORE will be located) is along Amber Road, after the right turn from Mountbatten/Amber Road junction.

THE SHORE (or The Shore Residences) is a 408-units condo project consisting of 6 towers of 20-storey each. It is built on a 191,000sqft L-shaped site and has a plot ratio of 2.1. As some of you may recall, this is one of the two developments (the other being The Greenwood) that Far East has decided to sell on a 103-years lease although the land is freehold. The expected TOP of THE SHORE is December 2013.

In terms of unit size, THE SHORE has a mixture of 1 to 4-Bedroom units. Towers A1/A2 and D1/D2 have only 1 and 2-bedders, while the bigger 3 and 4-Bedrooms and penthouses are found in towers B and C. The different unit types and sizes are:

• 1-Bedroom (84 units): 592 – 732sqft
• 2-Bedrooms (208 units): 872 – 1055sqft
• 3-Bedrooms Compact/Regular (88 units): 1141sqft/ 1292 – 1507sqft
• 4-Bedrooms (24 units): 1378 – 1432sqft
• Penthouses (4 units): 2766sqft

The facilities in THE SHORE centre on the “sandy” swimming pools fronting the four towers on the ground level. So you can expect things like spa pool and pavilions, lagoon pools, BBQ cabanas, “Shore Bungalows” – which are like club houses with dining facilities, and even a strip of sandy beach.

The 409 carpark lots are found within an L-shaped carpark podium that is 5-storey high, located behind the towers. In other words, you get a multi-storey carpark in this project with just about enough carpark lots for each apartment unit. And given the apparent lack of public parking around the development, your visitors are better advised to take public transportation to save them from the frustration of having to hunt for parking spaces. More facilities are available on the rooftop of the carpark podium – a 50m lap pool (normal with no sand), “Cliff Villa” and Garden Pavilions, more BBQ pavilions, steam rooms, gym and TWO tennis courts.

There are 3 types of showflat at the sales gallery. The first is a 1292sqft 3-Bedroom (Regular) unit (Type C1). As you enters the front door, a narrow walkway leads you into the rectangular living/dining room. We were surprised at how small this is, i.e. if you minus off the 100sqft of balcony that has been “marbled” up to conjure the impression of a much bigger living/dining area. But you can technically do the sdame, since the balcony doors are those that you can “fold and tuck”’ towards the sides. It comes with 60cm x 30cm marble-slab floor and 2.85m ceiling height.

The dry kitchen comes with solid surface top, its own sink and cabinets. This extends to the L-shaped wet-kitchen, which is rather small. Far East has thrown in quite an extensive range of kitchen appliances – you get “Bosch” hood/hob/oven /microwaves/coffee maker/2-door fridge, a small “Vintec” wine-fridge and even a sophisticated looking set of dish drying rack on top of the kitchen sink. There is a small yard area with a small wash basin/low cabinet incorporated. The bomb shelter/maid’s room (will fit a single bed and probably nothing else) and toilet are located at the yard.

The common bath is quite good size, with marble floor/walls and “Ideal Standard/Newform” bathroom fittings.

The pleasant surprise actually comes from the bedrooms – the 2 common bedrooms that are next to each other are very good size for a 1200+sqft apartment. The lack of bay windows actually allows you to maximize the space in each room without having to rack your brains on how to incorporate the bay window ledge into your room design. As such, you get a much bigger room. The wardrobes looked to be of good quality, and it comes up the same UV light panels for moisture adsorption ala Silversea.

The master bedroom is big – it is fitted with a “King” bed and still looked very spacious. It also comes with a gorgeous L-shape transparent glass wardrobe, which unfortunately is a tad too small in our opinion. The master bathroom is decent size, and separated from the bedroom by “glass walls” all around. So you can actually admire your partner taking a shower, or a dump, for that matter. You get a long tub, a separate standing shower stall fitted with overhead rain shower, and “Ideal Standard/Newform” bathroom fittings. We especially like the creamy-white marble floor/black marble walls colour combination in the bathroom.

The next showflat is a 1141sqft 3-Bedroom (Compact) unit (Type C2). The “Compact” 3-bedder is almost a replica of the “Regular” in terms of layout and the interior furnishings/fittings/kitchen appliances provided. The noticeable differences are

• No proper yard to speak of – The bomb shelter/maid’s room is located at the end of the wet kitchen, and there is no additional bathroom here as well.

• The common bathroom has marble flooring but only ceramic tiles for the walls.

• The common bedrooms are diagonally opposite to each other (instead of adjacent) and one of these is very small. This is because the back of the master bedroom’s wardrobe “sticks” into this room.

• The master bedroom is slightly smaller in size, but is still good for a “King” bed.

• The master bathroom does not have separate long tub/standing shower. What you get is a long tub with a rain shower fitted on top of it.

Floor Plan: Type C1 & C2

You will see that the layout for the 1378sqft 4-Bedrooms (Type D2) is almost the same as that for the regular 3-bedder (Type C1). The only difference is that the third common bedroom is located in the “void” next to the common bathroom.

Floor Plan: Type D2

The last showflat is the 883sqft 2-Bedrooms unit (Type B1). This is actually the one that both the wife and I liked best. It has a very nice layout that makes the unit felt far more spacious than the tiny 883sqft of space it occupies. Again, this unit comes with almost exact kind of interior furnishings/fittings/kitchen appliances as the other two showflats. It has a small squarish living/dining room and a tiny L-shape wet/dry kitchen combined. The bomb shelter is located at the end of the kitchen, but there is no yard or toilet. Both the common room and bathroom (marble floor/ceramic wall) are surprising good size, while the master bedroom is very spacious and fitted with the same eye pleasing L-shape glass wardrobe – so make sure your clothes are not ugly and neatly stored. The master bathroom has a sunken bath with overhead rain shower.
Floor Plan: Type B1

What we like:

• NO BAY WINDOWS OR PLANTER BOXES! Or have we not remonstrated on this point enough? 🙂
It is amazing the amount of additional space you can get out of your unit just by eliminating these, as demonstrated by the showflats we saw at THE SHORE. Definitely something that the other developers should think about, especially for projects with “mickey mouse” units!

• The very functional unit layouts, especially with the 2-bedder, which makes the units feel larger than their actual sizes.

• The quality of interior furnishings and fittings provided, which adds an additional level of “class” to the apartments.

• The unique “beach by the pool” feature – now you do not have to thread across to East Coast Park for your “sun and sea” fix. We have forgotten to ask if salt-water is used in the pools though.

• THE SHORE is relative close to the City/CBD, as well as the upcoming Marina Sands IR. You can also find almost all the amenities you will need at Parkway Parade, which is only minutes’ away by foot. Last but not least, you will be spoilt for choice with the numerous eateries just down the road (i.e. along Katong/Joo Chiat Road).

What we dislike:
• The living/dining room for the 3-bedder showflats is disproportionately small compared to the bedrooms. The wife and I will prefer a slightly bigger living/dining space since we do entertain from time to time.

• The 6 towers are built too close to each other. The distance between Tower B and the adjacent Tower C is only a mere 2 meters apart from each other! Looking at the site plan, we feel this may not be a suitable project for those with claustrophobia.

• THE SHORE is likely to be “blocked” on 3 sides – by high-rise apartments (e.g. Esta, Vertis) on the left, Paramount Hotel on the right, and The Seaview Condo at the back. It is only unblocked in the front, given that there are height restrictions imposed on developments across from Mountbatten Road. However, you are met face-on by the ugly Katong Shopping Centre building, which is definitely not a pretty sight. The consolation is that this mall is up for en-bloc sale and thus may not be around by the time THE SHORE is ready for occupation.

• If you are familiar with Mountbatten Road, you will know that it is quite a traffic nightmare along this stretch of road especially during rush hours. The situation can only get worse as more new condos (e.g. One Amber) start to come online.

• Only one primary school is within 1-km from THE SHORE – Tanjong Katong Primary. This is a very popular primary school and if past history is anything to go by, balloting is still the order of the day for those living within 1-km from the school.

The take-up rate for THE SHORE is pretty good. Since its official launch at the start of this year, we estimate (from the big wall chart listing all the units that are sold) that almost 70 – 75% of the launched units have been sold. This includes all the 1-bedders and all but 2 units of the regular 3-bedders. Units in Tower C are not launched yet, and we were told that there will be a price adjustment (upward, of course) from 1st March onward.

Price wise, here is a sample of what you can expect to pay:
• A 1141sqft 3-bedder on the 14th floor (South facing) costs $1.59 million, or around $1393psf

• A 1292sqft 3-bedder on the 4th floor (North Facing) costs $1.50 million, or $1161psf

• A 883sqft 2-bedder (#13-02, facing the small orchid located between The Shore and The Seaview condo) costs $1.13 million, or $1280psf

• A 883sqft 2-bedder (#14-01, facing the lap-pool/facilities on top of the carpark podium) costs $1.2 million, or $1359psf

In summary, the wife and I believe that Far East has finally got it right with THE SHORE by eliminating the bay windows and planter boxes, which in our humble opinion, are just a waste of good space. Buyers who are comfortable with “smaller” units will be pleased with the relatively smaller quantum amount you need to foot for a unit at THE SHORE. And to add the icing on the cake, we were told that it will be at least one year after the first 20% down payment before the next trench of payment is due. However, for those who are thinking of buying a unit for rental, do be forewarned that almost 80% of the smaller 1 and 2-bedders sold thus far are supoosedly bought by investors. So you are likely to face quite a fair bit of competition on the rental front – not just with fellow investors at THE SHORE, but also from the new projects nearby.

View Site and Floor Plan here:
http://s942.photobucket.com/albums/ad265/proptalk/The%20Shore/

MELROSE VILLE (Preview)

District: 15
Location: Dunman/Tanjong Katong
Address: 10 Rose Lane
Developer: TKE Development Pte Ltd
Tenure: Freehold

The wife and I decided to take on a “smaller” project yesterday. So we went in search of an “Apartment Status” development on the eastern side of Singapore – the land of “baby penthouses” and tiny apartment units. And we found just the right candidate in MELROSE VILLE.

MELROSE VILLE is a 28-unit, 5-Storey project situated on Rose Lane, just off Tanjong Katong Road. It is located on a small 14,000sqft plot, and is expected to TOP by 31st December 2011.

The project is developed by TKE Development Pte Ltd, which pardon our ignorance, is a developer that neither the wife nor I have heard of till yesterday. Subsequent web search proved futile in revealing any useful info about this developer. But we understand that TKE has also developed “Çasero @Duman”, which was completed in 2008. This is another small project (15 units) located on Dunman Road, which was supposedly sold out within the first day of launch!

Being a small project, MELROSE VILLE has the most basic of facilities – all you get is a 16.5m x 5.2m swimming pool, Jacuzzi and BBQ pits. There are a grand total of 28 carpark lots on the ground level, and the whole building will be serviced by just one lift. So for residents intending to purchase bulky furniture, do make sure that (a) it can fit into the lift, and (b) the lift is functioning that day. There is also no security guard service, with access in/out of the development via an auto-gate.

The types/sizes of unit available in MELROSE VILLE are
• 1+1 Bedrooms (15 units): 517 & 592sqft
• 2+1 Bedrooms (3 units): 818sqft
• 3-Bedrooms (6 units): 872sqft
• 1+1 Bedrooms Penthouse (1 unit): 1270sqft
• 3-Bedrooms + Family Area Penthouse (1 unit): 1421sqft
• 4-Bedrooms Penthouse (2 units): 2077 & 2088sqft

There is not exactly a showflat at the sales gallery – we rather call it a “representation” of the type of furnishing and fittings that you can expect to get with your unit. But instead of asking you to visualize what your unit will look like by staring at the tiles/marbles/fittings hanging from a wall (ala “The Interlace”), all the furnishing and fittings are put in their proper places in a “mock up” of the various living spaces within the unit.

Basically, what you can expect in your unit at MELROSE PLACE are
• 2.9m high ceiling
• 60cm x 30xm marble-slab flooring in the living/dining area
• Parquet flooring in all the bedrooms
• Homogenous floor and wall tiles in all bathrooms – only shower cubicles are provided even for the master bathroom. So no lazing in the tub after a long day at work.
• “Grohe” shower/bath fittings
• “Toto” wash basins and toilet bowls
• “Ariston” hob/hood – you have to procure your own oven, fridge and washer/dryer.
• “Hansgrohe” kitchen mixers
• “Rubine” kitchen sink

What we like:
• We were actually quite impressed with the furnishing provided by MELROSE VILLE. The materials used for the wall, flooring and wardrobes looked to be good quality and very pleasing to the eyes.

• MELROSE VILLE is located within walking distance from amenities, e.g. City Plaza, Tg Katong Complex, Old Airport Road Food Centre etc. It is also supposedly a 10-min walk to the upcoming Dakota MRT station.

What we dislike:
• The wife and I are not particularly excited about the location of MELROSE VILLE. Yes, it is supposedly located in prime District 15, but as the saying goes… there is D15, and there is D15. Rose Lane is also a rather narrow road with a row of inter-terrace houses on the opposite side. So good luck to second car owners or guests trying to find road-side parking.

• If you have been following our posts, you will realize by now that neither the wife nor I are fans of “Mickey Mouse” apartments. We still cannot come to terms with how a 1270sqft apartment can be called a “penthouse”, and regard this as utter degradation. Even with the so-called 2000+sqft penthouse units in MELROSE VILLE, be prepared for 400 – 500sqft of roof terraces, judging from the floor plans that we have seen.

• From the floor plan, all units have their utility room located either in the living room or within the kitchen – not very ideal if you intend to use this as the maid’s room.

• Again from the floor plan, all units have very small yard area. So expect quite the challenge when it comes to doing your laundry.

• Unless you are Korean, we are unable to locate any primary school within 1-km of MELROSE VILLE.

MELROSE VILLE was launched only 2 weeks ago, and 50% the units have already been sold. Most of the units were supposedly bought for rental purposes – we were told by the marketing agent that units at MELROSE VILLE can easily fetch rentals of $2800 – $3000/month, but somehow we are not too convinced. For those interested in the penthouses, you be happy to know that as of yesterday, all 4 units are still available.

In terms of pricing, units in MELROSE VILLE are asking around $1100 – $1300psf, with the penthouse prices average around $1000psf. The 1421sqft, 3-Bedroom + Family area penthouse is selling at $1.45 million, which translates to about $1020psf. In our humble opinions, MELROSE VILLE is somewhat over-priced. We can almost hear the voices of protest – given the freehold status, supposed D15 location and especially when nearby leasehold property like ‘Silversea” is selling at above $1500psf. But we are not exactly comparing “apple for apple” here, are we?

In summary, MELROSE VILLE is definitely not an option for yours truly.

View Site and Floor Plans here:
http://s942.photobucket.com/albums/ad265/proptalk/Melrose%20Ville/

SILVERSEA (Review)

District: 15
Location: Marine Parade
Address: 46 – 52 Marine Parade Road
Developer: Marina Green Ltd
Tenure: 99 Years Leasehold (from July 2007)

How much will you pay for an apartment with sea view? A lot, apparently… if you ask the people at Far East that is.

SILVERSEA, developed by Marina Green Ltd (a subsidiary of Far East Organization), is located at the former Amberville site in Marine Parade. The project, being touted as “The last seafront plot in East Coast”, has 383 apartments housed in four 21-storey towers. It rests on 285,000 sq ft of land, of which 60% will be used for landscaping. One unique feature of this development is that all the apartment windows are silver tinted – this is probably where the name “SILVERSEA” is partially derived. The expected TOP is end of 2013.

SILVERSEA was first launched in 2007, but marketing of the project seemed to have taken off only in the second half of 2009. There was a long period in between where the sales gallery/showflat was closed most of the time, and viewing was strictly by appointment only. We suspect the bad market sentiments due to the global financial meltdown may be a cause for the marketing delay… but do not quote us on this.

Only two of the four towers (i.e. Tower 1 and 4) were launched in the first phase. The average sizes of the apartments are

2-Bedroom: 869 to 1,152 sq ft
3-Bedroom: 1,485 to 1,582 sq ft
3+1-Bedroom: 1,647 to 1,701 sq ft
4-Bedroom: 2,497 to 2,766 sq ft
Penthouse: 3,550 to 5,000 sq ft

As of yesterday, 99 of the 170 units launched were sold.

SILVERSEA offers an extensive range of facilities apart from the usual ones found in most condominiums. The following deserve special mention:

• 2 X 50m lap pools
• Outdoor International Dining Pavilions – where different cuisines are supposedly served
• 2 X Sunken Tennis Courts
• Day Cabanas
• Lagoon Pool
• Balinese Spa & Japanese Onsen Villas
• Eco Pond

A Sky Promenade is located on the 11th floor of each tower. We were told that apartments on the 7th floor and below will not get any sea view as these will be blocked by the tree line. So residents of these units can enjoy the view of the South China Sea from the Sky Promenade. In addition, they can indulge in facilities such as:

• The Living Room – dip pool, heated Jacuzzi
• The Dining Room – with Gourmet kitchen
• The Elemental Spa – foot spa, heated stone slab, sun bathing deck

In terms of parking, SILVERSEA has 500 carpark lots, of which 29 are designated for visitors. The 2 and 3-Bedroom units are assigned 1 carpark lot each, while each of the 4-bedders and penthouse units will get 2 lots.

Only one showflat is on display – a 2,500 sq ft, 4-Bedroom unit. The unit has a “U-Shaped” layout, where the main and back door (accessible via the yard) faces each other. In addition to the common lift, you also get a private lift that opens directly into your unit itself. The master bedroom/living & dining room is located on one side of the unit, while the other 3 bedrooms are on the other side. These are separated by the kitchen and backyard in the middle.

The unit comes with a 3.5m ceiling height, marble floorings, two en-suite bedrooms (master and junior suite) and 2 balconies – one in the living room and the other facing the dry kitchen. The living and dining area is shaped in a large square, with ample room for a large sofa and dining table. The Master bedroom is very spacious, while the kitchen and backyard area are also good sized. Two of the four bedrooms have “transparent” walk-in wardrobes, while full set of cabinets for both the kitchen and yard areas are provided. A list of 40 items is also included with the unit. These includes

• Long bath with heated Jacuzzi (master bedroom)
• Designer wash basin (master bedroom)
• Safe deposit box (master bedroom)
• UV light panels in all wardrobes for moisture absorption
• “Kuppersbusch” kitchen appliances
• Electrical laundry hanging system, washing machine and dryer

What we like:

• The large living space in the 4-bedroom showflat. Then again, it is 2,500 sq ft after all.

• The extensive and unique range of facilities that SILVERSEA provides.

• SILVERSEA is situated very close to East Coast Park and Parkway Parade, so food and amenities are nearby. There are 2 side-gates that allow you access to the underground passage ways across to East Coast Park.

What we dislike:

• One of the bedrooms in the 4-bedroom showflat is really small. So it gives the impression that the unit is more a “3 + 1” rather than 4-bedder. In the words of the wife, it is really “sad” not to be able to get 4 decent sized bedrooms in a 2,500 sq ft apartment.

• This is the first showflat in recent memory where we saw a mix-bag of bathroom fixtures – this we find quite strange. And instead of “Hansgrohe”, you get names like “Antonio Miro” and “Espirit”. I did not even know that “Espirit” makes showerheads and taps!

• SILVERSEA is built East-West facing, so as to optimize the sea view. Unfortunately, this means that most of the apartments will have to bear with the direct west sun in the afternoon, and we are unsure how much insulation the silver tinted windows can actually provide. Looking at the site map, units 02 and 03 in Tower 1 are especially affected so be prepared pay more for air-conditioning if you are buying units from these stacks.

• To our knowledge, there is only one primary school that is within 1-km of SILVERSEA, i.e. Tanjong Katong Primary School.

• The current price for the 3-bedders average around $1,300 – $1,400 psf, while the 4-bedders average around $1,500 – $1,600 psf. So a 1,485 sq ft, 3-bedder unit on the 7th floor will cost you close to $2 million. This puts SILVERSEA, a 99-years leasehold project, on par with some comparative freehold projects (e.g. PURVIS @Holland Hill) in terms of pricing.

In summary, we feel that SILVERSEA will be ideal for those who crave for sea facing views and have a couple of millions to spare.
And speak of millions, we understand that Tower 3 will be launched next week. The units in this tower are larger, with slightly different layout from Tower 1 and 4, and have better quality furnishings/fixtures. However, the price will also be about 10% higher. There will be a separate showflat built to showcase the Tower 3 units, but this will not be ready until the end of the month. So do not head down to the sales gallery just yet!