SengKang - Rivervale Drive

Situated right next to the TPE exit to Sengkang lies a plot of land known as Rivervale Drive.

Types of flats available:

A mix of 4 room, 5 room, and executive apartments housed in about 35 blocks of HDB flats with maximum height of 17 to 18 storey high.
Age of flat is about 8 to 9 years old.

Amenities Available:

- Rivervale CC located at Block 193.

- Less than 100metres away from Rivervale Mall (with tenants such as NTUC Fairprice, foodfair, Daiso, Macdonalds, KFC, Long John Silver's, Bata, UOB, Hong Leong, Cheers)

- Rivervale Primary School (radius of 200m)

- In between two LRT stations : Rumbia and Compassvale

- Bus stops with buses to Hougang, Punggol, Woodlands, Tampines, Bedok, Toa Payoh, Bishan, Yishun, Khatib, Admiralty, Sembawang.

- 20 minutes to City through NorthEast MRT line (From LRT to MRT transit)

- 5 minutes to TPE, SLE

- Average 20 minutes to City Area

- Average 10 minutes to Tampines, Giant , Ikea Mega Mall

Latest HDB transactions:

4room


5room

(Source: HDB Website)





Planning to sell your flat in Rivervale Drive?
Or
Planning to buy a flat in this cluster?

Call your resident agent of Rivervale Drive now! at 98248492!

Private Residential For Sale (First Week September)

Don't miss! Grab before price increase further!

SouthBank

Studio 592sqft

- Stack 6, high floor, several units - from $1200psf

Studio 614sqft

- Stack 9, very high floor - from $1350psf

2 Bedroom 969sqft

- Stack 7, high floor - from $1500psf

3 Bedroom 1313sqft

- Stack 11, very high floor - from $1300psf

Call me now @ 98248492

Private Residential For Sale (3rd week August)

Check out these listings for District 1 through 8!
Call James @ 98248492 Today!

SouthBank (District 7, 99 year leasehold, Projected TOP early 2010)
Minutes to City and stonethrow away from MRT station, Kallang river and bay sports hub.


- Studio, Stack 6, above #15, 592sqft, $12XXpsf
- 2 Bedroom, Stack 10, above #15, 958sqft, $11XXpsf
- 3 Bedroom, Stack 11, above #20, 1313sqft, $14XXpsf
- Penthouse, Top #39, 3842sqft, $13XXpsf

Tyrwhitt 139 (District 8, Freehold, TOP soon!)
Superb value for money, city living at a incredible price!

- Penthouse for about $1 Mil only, 2 Bedroom, 893 sqft, $9XXpsf only!
Grab now before it is gone!

Kerrisdale (District 8, 99 year leasehold, TOP 2006)Minutes to City

- 3 Bedroom, 1279 sqft, above #09, $9XXpsf, 2 units - homestay or tenanted

CitySquare Residences (District 8, Freehold, TOP 2009)
1 ) Asking price will sure move to next level once the City Square Mega Mall completed..
2 ) Mediplex @ Farrer Park will be ready by 2012
3 ) 5 min drive to City
4 ) 3 Mrt Stop to Dhoby Ghaut
5 ) Citylights already hit $1300psf - Leasehold
6 ) Southbank already transacted at $1200psf - Leasehold
7 ) New Launch : Ascentia Sky going at $1300-$1500psf
8 ) New Launch : AMK Centris going at avg $1200psf up

- 2 Bedroom, 893sqft, above #20, $13XXpsf
- 3 Bedroom, 1216sqft, Beautiful pool view with dry kitchen,
$10XXpsf Close!

Many more units available!
Call me today!

Mass Market Private Property prices have peaked? W or U?

2767!

As shown by the latest statistics from URA, the volume of transactions for private property in July has reached the boom 2007 levels at 2767 units sold.

A quick look and comparison on some prices between June and July:

Property : June ($psf) : July ($psf)

Martin Place Residences : 1530+ : 1740+
Vista Residences : 1040+ : 1150+
Concourse Skyline : 1320+ : 1430+
Dakota Residences : 870+ : 890+
Clover By The Park : 720+ : 740+
Double Bay Residences : 670+ : 680+
Caspian : 640+ : 620+

Recent launches have seen prices which are about 20% to 80% more than nearby projects which have already TOP. Speculation activities have also appeared to be rising fast with units out for sales within days of purchase from developers.

In addition, bullish moments of price increases appeared recently amidst the overall bearish or recovery mode economy. Do we have a W shaped recovery? or these small bullish movements are volatily seen at the bottom of a U shaped prolonged recovery.

I found the unit which I am looking for, I can buy now, can I?

We view, and we view, we searched high and low for a suitable unit. yes! we have finally found it. The offer is right. Can we sign the option now? I have my cheque with me? What do you mean by I cannot sign now?

Not surprising, that this is a frequent question that lingers in the minds of prospective buyers of property.

In the heat of catching the "bottoming" of the property market and economy, buyers and upgraders often rushed into the market, trying to get their hands onto a "best buy, good buy" property. But, are they ready to sign on the dotted line just yet?

I have heard buyers saying to me, "Oh, my husband and I decided that we should get a house, and we started viewing straight away, finally we found that your unit is the best that we have seen and we are ready to offer."

Wait a minute? Are you eligible to buy a resale flat from HDB, or a private property? Have you work out your finances? Do you own any property at the moment? which you are thinking of selling off after the purchase? How much funds do you have in your CPF OA account which you want to use for the purchase? Are you planning to get a HDB or bank loan? Have you gotten ready your HLE if you want to get a HDB loan? How much will the bank be ready to loan to you?

"Oh, what are you talking about? Do we need to get all these ready? We were not told?"

Buyers often get too excited when they just want to find a new home and forgotten about the essentials which they need to handle before the search starts. As a result, they would miss many excellent units, after realizing that they are not ready to buy yet.

Don't get caught in these situations. Very often, you may even be pressured to put in an offer or deposit to secure the unit first, and then discovered that you are not eligible to buy or you failed to get a loan from HDB or the banks. You lose time, effort, and money.

That's what my service is all about. Engage an agent who is willing to inform and guide you through all the prerequisites. Yes, it may take time and patience to get all these procedures done through the bank and authorities but it is worth it. Make sure you are all set and ready before your real search begins because opportunities come and go real fast in a market like this. Don't get a good aim and realized that your gun is not loaded with bullets yet.

If you are at any of the stages of buying, selling, or have the intention to buy or sell a property, give me a buzz at 98248492.

SOLD in 2 days! Sembawang 507A Thank You

Thank you all buyers and agents for viewing and offering for this unit!

Dear Sellers, if you have a unit available in Sembawang, please call me NOW! Over 50 prospective buyers available!

New! Resort Living @ HDB Price - Sembawang 507A, 5 room - SALE!

Best HDB 5 room in Wellington, Sembawang For Sale!
Grab before it is gone!

Block 507A, High Floor, Pure Corner

Unit Type : 5 Improved
Floor Area : 110sqm
Tenure : 99 years starting from 01/12/2001
Direction (Facing) : NE
Cluster features : near Wellington Primary school, 400m away from Sembawang MRT and Sun Plaza, 150m away from the nearest coffeeshop, multiple storey carpark available.

No West Sun Facing. Unit is bright, windy and spacious.
Greet the morning sun with unbelievable views from the balcony and rooms. Breathe in the fresh air from the spectacular greenery in front of you.
Entire unit is in "Showroom" condition with furnishings of one year old only.
View to believe this "hard to come by" unit.

Valuation on the way. View to offer! Give me an offer and I will do the rest!
Call me now to arrange viewing appointment this National Day long weekend!
James Chow H/P 98248492.



More pictures available on picasa : http://picasaweb.google.com/james2call/Sembawang#

Not sure of what Sembawang town can offer? Refer to my entry on Sembawang Town, "A hidden gem in the north" in July 2009.

Not to be left out - Trevista at Toa Payoh coming soon.

Catching up with Ang Mo Kio, another matured estate will soon deliver another condominium project. Yes, Toa Payoh is next.

The Trevista is a 99-year, 590-unit condo is to be build along the junction of lorong two and three. The three tower, 39-storey condo is developed by NTUC Choice homes and has a unit mix of Studio, 1+1, 2, 2+1, 3 and 4 bedrooms.

Estimated Units and Sizes (sqft)
19 x Studio (465)
25 x 1+1 BR (690)
117 x 2 BR (860 – 926)
19 x 2+1 BR (1,012)
298 x 3 BR (1,100 – 1,280)
112 x 4 BR (1,560 – 1,730)

Price : TBC

Expected Date of Completion: Late 2012

Not a bubble and the buying continues, more furiously.

For the past five (5) days, we have seen many news headlines surrounding the local property market.

Questions were rised whether the current surge in buying interests will result in a bubble when it's time to start paying the mortgage loans and whether any intervention should come in to reduce or stop any speculative market movements?

Further evidences may show the end of the recession and the signs of early recovery in Singapore's property market.

The buying just seems to go on. For example, Centro at Ang Mo Kio Hub attracted tons of interested buyers in its VVIP preview which saw most of the to-be-released units sold within the second day. Not to mention Optima at Tanah Merah MRT where by developers were forced to open the showflat late last night when the queue formed outside was way beyond their expectations.

The common explanations for the buying surrounds the reasons of the increased investors sentiment in the stock market, accumulated buying interests from people who have cashed out since the start of the financial crisis, upgraders and specu-investors who do not want to miss out the attractive deals of new projects.

So, don't be surprised when you find the shopping centres, town centres, coffeeshops, car showrooms, and sports facilities a little empty this weekend, and wonder where the crowd when?

You know the answer?

Catch them at locations found under my entry on "GSL"

The news just keep getting better?

Yes, indeed.

URA has just released its official second quarter real estate statistics yesterday. It says private home prices have fallen 4.7% this quarter compared to the first quarter 2009. This shows an improvement from its previous flash estimate of- 5.9% earlier in July 2. And this is much improved from last quarter's -14.1%.



Not to loose out to the race and joining in the bandwagon, HDB released their "Release of 2nd Quarter 2009 Public Housing Data" yesterday. The resale price index has risen 1.4%, which is a 0.2% rise from the initial flash estimate of 1.2%. The median cash over valuation or COV fell to S$3,000, a huge decrease from the $22,000 average during the 2007 boom.

Low COVs might explain why HDB flats are still in demand even in this uncertain economic climate, especially in matured estates where demand is much higher than supply. Some analysts say the strength of the HDB resale market is translating into the private home market, as the gap between mass market condos and resale HDBs gets closer (refer to my entry on "Are we where we think we are now"), prompting more of these 'HDB upgraders' to make the crossover into the private property market.

With all these said, do we have clear signs of where this property market is heading? One thing for sure, with the numerous project launches (see my entry on "GSL"), the showrooms will still be packed this weekend, with hungry cash loaded buyers who cashed out their gains in the stock market rally.

Bring your cheque book along!

Are we where we think we are now?

Dow Jones breaking above the 9000 mark?

Bullish movements on the STI for the past 3 days?

Higher growth estimate for Singapore of -6 to -9%?

Cannot find parking spaces outside condominium showflats?

Cannot get tickets for Transformers the movie II or Harry Potter?

These and more observations triggered many of us to ask a couple of questions which have been echoing from all corners of the island;

Are we out of the bottom and is the economy really moving up already?
Is it TIME to enter the property market so as not to miss the boat?



Take a look at the article found in Business Times, Property Special 2009, "Is housing market recovery in sight" by Tan Huey Ying may offer some insights to what's happening.

In that article, there is a chart showing the indices for both private residential and HDB price index. One thing is for sure, the private prices are decreasing and the gap between both private and HDB has almost meet if not already. A signal for a perfect entry for HDB upgraders? Even with that in mind, do not rush in yet. Have you done your sums (financial calculations) yet? Not sure of the financial packages available? Check out my weblinks on home loans shown on the right column.

How about investors? For capital appreciation or rental passive income? You may find your answer by looking at the current rental markets and what the projections can be. Another article from BT "Residential leasing - the laws of demand and supply" by Jacqueline Wong and Desmond Sim may help you to clear some muddy waters.

With that many projects launching at such attractives prices, many will be tempted to take the plunge so as not to miss the boat. With the recent figures released for Q2 housing data, it seems to be so. The property market may already be moving into its upside.

But my question is; Is our economy ready for a true recovery? or are we just simply thinking that we are where we think we are.

GSL! The Great Singapore Launch!

A series of launches will be happening in the Singapore private property market in this month of July! Feel the frenzy yet? Take a look and see if anything fits your bill and appetite?

1.) Centro @ Ang Mo Kio Hub

Location : District 20, Ang Mo Kio Central (next to AMK Hub)
Developer : Far East Organization
Tenure : 99 year leasehold, 329 units
Estimated Price : TBA - Estimated $1150psf
Comments : This price for an AMK condominium? A two (2) bedroom will cost approximately $900K, and a three (3) bedroom, $1.15M



2.) Optima @ Tanah Merah

Location : District 16, Next to Tanah Merah MRT
Developer : Mitsui, Hong Leong
Tenure : 99 year leasehold, 297 units
Estimated Price : TBA - Estimated $850-$950psf
Comments : Conveniently located next to Tanah Merah MRT, along side with 2 other projects, Casa Merah (TOP soon) and East Meadows.



3.) Airstream @ Saint Michael's

Location : District 12, Saint Micheal's
Developer : Millennium Homes
Tenure : Freehold
Estimated Price : TBA
Comments : Yes, you heard it right! Airstream! Located in a very near central region with amenities and transport routes to all major expressways. Model, urban living.



4.) WaterFront Key @ Bedok Reservoir

Location : District 16, Bedok Reservoir
Developer : Far East and Frasers Centrepoint
Tenure : 99 year leasehold
Estimated Price : TBA
Comments : Another mass market condominium to be launched in the beautiful Bedok Reservoir plot. Based on the success of its predecessor, WaterFront Waves, this project can be something to look out for in that area. Prices will be attractive for this time round?



5.) SilverSea @ Marine Parade, Amber

Location : District 15, Marine Parade
Developer : Marina Green
Tenure : 99 year leasehold
Estimated Price : $1275psf onwards
Comments : Agressively being advertised on the local press for this last plot of land on Marine Parade. The prestige of living in the East and beautiful sea view is something not to be reckoned with.



6.) Ascentia Sky @ Tanglin

Location : District 3, Near Redhill MRT
Developer : WingTai
Tenure : 99 year leasehold
Estimated Price : TBA
Comments : Conveniently located next to the successful Metropolitan Condominium which has just TOP with rising psf in the Secondary market (reaching $1200 to $1300psf). Yes, you should have heard the advertisements over the local airwaves on the project.

A Hidden Gem In The North.

Where on the northern part of this beautiful island of Singapore would you find a relatively new housing estate, fully equipped with a good public transport system, amenities, schools and surrounded by greeneries?

Sembawang of course! Allow me to share with you, what this wonderful town can offer and it's potential.

There are about 200 blocks of HDB flats located in this estate where the residents are mostly of young families. Regardless of which part of the town you may be from, it is possible to reach the MRT station in a matter of 3 to 15minutes on foot. Not to mention that most of the blocks are linked with pedestrain covered walkways which makes it easy and convenient to walk around and between all clusters.

There is also a wide range of selection in terms of 4 room, 5 room, and Executive Apartments (EA) in Sembawang Town. There is a balance of Design and Build, together with normal flats. Typical floor areas of 4 room flats are 95 sqm, 5 room flats are 110-115sqm, and for EA, about 130sqm. With most of the flats are of less than 10 years old, each block and level comes with their own lifts. For drivers, there are plenty of covered parking spaces available in multi-story carparks. Almost every cluster of flats in Sembawang comes with their own mini mart and coffeeshops for convenience.

Here are a list of schools available in Sembawang :

1.) Sembawang Primary School

2.) Canberra Primary School

3.) Wellington Primary School

4.) Endeavour Primary School

5.) Sembawang Secondary School

6.) Canberra Secondary School

7.) Naval Base Secondary School

Travelling in and out of Sembawang town on public transport is a breeze. There are buses linking to Yishun, Woodlands or all the way to the City. The Sembawang (NS11) MRT station is on the North-South line. Exiting from the MRT station, you will be greeted with a wide selection of food and shopping. The Sunplaza is located just next to the MRT station. Their tenants include big names like Macdonald's, KFC, Coffee Bean, Xin Wang Hong Kong Cafe, Old Chang Kee, Kopitiam, Fairprice, and Popular etc. Not to mention that the newly revamped Sembawang Shopping Centre is just a stone throw away from the town too.

There is also a community club; Jelutung CC with a huge hard court and park available where major community events are held.

Developments are still on-going for this town with opening of more roads which can lead to the SLE and major sports facilities. Can you imagine, a town with only about 200 blocks having the facilities of a full fledged town like Punggol and Sengkang? The fact that it is surrounded by parks and greenery definitely give it a laid-back feeling to its residents while the availability of amenities within reach of the whole town is a plus.

Not sure if this is really so? Come, spend some time and have a walk in the town, you will be pleasantly surprised!

I have the opportunity to work with residents in Sembawang for their purchase and sale of flats there since becoming a realtor and the development of this town has astonished not only me, but my customers as well. Definitely a good balance of price and value.

Are you serious?

That's the question which I asked myself when deciding whether to start a blog on the Singapore property market.

In my capacity as an associate realtor, I often encountered countless questions from cilents asking things like "What can I buy?", "Where should I start?", "Is now a good time to enter the property market?", "What do I need to do?", "Is this price okay?", "Why seller cannot lower price?", "Why buyer cannot offer more?". "Why this happened?", "How long before I can collect keys?", "Oh... you mean I need to engage a lawyer?", "Can you please explain to me in simpler terms?", "Why wouldn't someone tell me about this before I sign on the dotted line?" and the list continues.

Okay, you got the idea. If only I can refer them to a website which provides some form of know-how, news, analysis, listings, and also points to official websites with regard to the Singapore property market.

Wouldn't it be nice if I can refer them to something online which contains the advice which I would give to all my cilents? Hmm. Why not blog about it?

My answer : Yes . And here goes.