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Heron Bay Executive Condominium
Last Post 15 Oct 2012 09:18 AM by marineboy3300. 50 Replies.
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mrbean
I'm a toddler Shroomy!
Posts:115
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| 16 Jun 2012 03:27 AM |
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| Proposed Development |
Executive Condominium Housing |
| Site Area |
12,392 sq m |
| Maximum GFA [GPR] |
43,372 sq m [3.5] |
| Estimated Dwelling Units |
*420 |
| Project Completion Period |
48 months fromthe date of acceptance of tender |
| Lease Term |
99 years |
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mrbean
I'm a toddler Shroomy!
Posts:115
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| 16 Jun 2012 03:28 PM |
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HI Guys, I see alotf o views, but no one seems interested in this project ? If you are keen, pls indicate, so that I will keep update here.. if not If i keep update no reply or support....  |
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Just
I'm a teenage Shroomy!
Posts:1528
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| 16 Jun 2012 09:02 PM |
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That's neat to Riversound Resdence. Right? |
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Just
I'm a teenage Shroomy!
Posts:1528
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| 16 Jun 2012 09:02 PM |
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Sorry.. Typo error.
Near I meant.. |
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mrbean
I'm a toddler Shroomy!
Posts:115
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| 17 Jun 2012 12:23 AM |
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to be exact. it is beside Boathouse... and its walking distance to river sound too... yes Just you r right ... |
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Just
I'm a teenage Shroomy!
Posts:1528
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| 17 Jun 2012 07:30 PM |
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Oh. Now I think I know where it's located. Is the plans and details out? Which developer? |
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mrbean
I'm a toddler Shroomy!
Posts:115
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| 18 Jun 2012 10:39 AM |
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As this is a Executive Condo, the proceedure are slightly different. In the early stage, you are advice to do up the E-application, and normally aboout 2-3 days beofre the actual you will be allow to view the show units. |
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ahchingx
I'm a teenage Shroomy!
Posts:519
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| 19 Jun 2012 04:20 PM |
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Developer : Ho Lee Group & Evia Real Estate Management & CNH Investment
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mrbean
I'm a toddler Shroomy!
Posts:115
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| 19 Jun 2012 07:32 PM |
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Latest Update...
E-application has started...
Draft floorplans is available but its only DRAFT... if you are keen, pls contact me soon..
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energy
I'm a toddler Shroomy!
Posts:227
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| 31 Jul 2012 12:59 AM |
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When will the showflat be ready? |
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luckystar
I'm a toddler Shroomy!
Posts:245
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| 12 Aug 2012 11:43 PM |
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Riversails selling on ave price $780psf n if base on 20% less for an EC to PC then this HB maybe selling on ave $624psf? Close to the DBSS parkland nearby.
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robineun
I'm a toddler Shroomy!
Posts:189
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| 13 Aug 2012 03:07 AM |
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The winning tender price for this development was about $300 psf. This means a breakeven cost of around $650 psf. So its likely that the ave selling price of this EC would have to be around $700 or more.
Reference article: http://www.propertyguru.com.sg/property-management-news/2012/3/32466/ec-site-in-upper-serangoon-attracts-top-bid-of-s-1 |
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luckystar
I'm a toddler Shroomy!
Posts:245
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| 13 Aug 2012 12:58 PM |
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Its a close fight between EC n PC.
HB
GFA 43,372.7 sqm / 466,256.52 sqft
$141,480,000/=
303 psf
R.sail
GFA 86,171.75 sqm / 926,346.31 sqft
$270,280,000/=
292 psf
Both GPR 3.5, wonder how HB going to sell?
Next to them is a DBSS
PL
GFA 70,000 sqm / 752,500 sqft
$155,288,998/=
206 psf |
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Just
I'm a teenage Shroomy!
Posts:1528
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| 14 Aug 2012 07:08 PM |
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Oh. Riversail is 292psf and HB is 303psf? how to sell? |
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holyelves
I'm a teenage Shroomy!
Posts:530
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| 14 Aug 2012 08:21 PM |
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Can fly kite liao.. Lol.. Anyway top floor units shd get an unblocked view of e river but also the ?industrial views thats beyond it as well
But the competition will be good for buyers =)
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littlenova
I'm a baby Shroomy!
Posts:54
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| 10 Sep 2012 01:53 AM |
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@import url(/providers/htmleditorproviders/cehtmleditorprovider/dnngeneral.css);
Posted By luckystar on 13 Aug 2012 12:58 PM
Its a close fight between EC n PC.
HB
GFA 43,372.7 sqm / 466,256.52 sqft
$141,480,000/=
303 psf
R.sail
GFA 86,171.75 sqm / 926,346.31 sqft
$270,280,000/=
292 psf
Both GPR 3.5, wonder how HB going to sell?
Next to them is a DBSS
PL
GFA 70,000 sqm / 752,500 sqft
$155,288,998/=
206 psf
It's a good project but it seems to be pricing itself out of competition, which is just next door.
For example: You want to buy a 3BR PES unit.
Therefore a 3BR PES unit at Heronbay will cost you: $770,150 ($730 x 1055) to $1,021,270.
For a project that is not even near any MRT, and not exactly beside a 'river' body (compare to those new BTOs beside Punggol waterway), almost $800k to $1 mio for a 3BR PES is really crazy?!
Someone please let me know if my calculation is wrong. I hope I've made a mistake and its not that the developers are being overly optmistic, especially given the current economic situation + slew of premium BTOs Mr Khaw is pushing out.
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littlenova
I'm a baby Shroomy!
Posts:54
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| 10 Sep 2012 01:59 AM |
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@import url(/providers/htmleditorproviders/cehtmleditorprovider/dnngeneral.css);
Posted By robineun on 13 Aug 2012 03:07 AM
The winning tender price for this development was about $300 psf. This means a breakeven cost of around $650 psf. So its likely that the ave selling price of this EC would have to be around $700 or more.
Reference article: http://www.propertyguru.com.sg/property-management-news/2012/3/32466/ec-site-in-upper-serangoon-attracts-top-bid-of-s-1
If I were to recalculate my above 3BR PES unit example base on $700, it will work out to:
$738,500 (for 1055psf) to 979,300 (for 1399psf).
Still abit steep given its location (and I know you will tell me there are alot of factors influencing property besides the location, but let's not forget that the KEY price driver is and has always been "location" esp when next to good amenities, schools, and MRT) but atleast reasonable if they are looking at having good sales. |
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robineun
I'm a toddler Shroomy!
Posts:189
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| 10 Sep 2012 04:07 PM |
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Hi littlenova,
PES units are priced at a lower psf because the PES space is charged at a lower psf.
So for example - for a 1055 square feet unit, it could be priced at $700 psf. The PES unit, which is 1399 square feet, could be priced at $650 psf. |
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feizhu
I'm a toddler Shroomy!
Posts:122
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| 12 Sep 2012 10:14 PM |
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Hmm now that Riversails has come into the picture, I wonder if HB will drop the price. Anyone have any idea how much per sq ft for Riversails? Thanks! |
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darknight
I'm a toddler Shroomy!
Posts:122
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| 13 Sep 2012 09:41 AM |
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If I am not wrong, it should be $750psf |
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