The Cosmopolitan



  DARREN GOH ERA
(65) 9106-5661
YOUR PARTNER
IN REAL ESTATE



"TOP In Sept 07 ... Watch Out For This Project In River Valley That Is Going To Be The Best-Performer In Q3... Prices Expected To Reach psf $2200
"




FACT SHEET

Strategically located at the corner of River Valley next to Great World City.  It comprises of 2 tower blocks of 36th storey with 4 units in each floor.  The lowest floor starts from 8th. 

  • Developer         : Wheelock Properties
  • Total Units       : 228
  • Highest Floor   : 36th
  • Sizes                  : 

    Unit 01&02      3+1 Bedroom    1399 sqft
    Unit 03&04      3+1 Bedroom    1324 sqft
    Unit 05&06      2     Bedroom     1141 sqft
    Unit 07&08      4+1 Bedroom     1679 sqft 
  • Land Size          : 112,859 sqft
  • Expected TOP : Dec 2007
  • Current prices : Psf S$2000 (low floor) to S$2500 (high floor)


FACILITIES

40m lap pool
Jacuzzi
Spa deck
Sun deck
Open pavilion
BBQ pits
Reflexology path
Children's pool
Children's playground
Formal lawn
Resident's lounge
Reading sanctuary
Indoor gym





UNITS AVAILABLE FOR SALE

Various units of different sizes 2, 3, 4 room cum penthouses that gets updated from time to time. 
Pls contact me for currently available units & price updates.  
(65) 9106-5661
darrenG@singnet.com.sg




WHY BUY?

  1. Typically there will be a superb run-up in price after projects TOP as it opens up to another group of buyers who wish to move-in (not short-term speculators) or traditional investors looking for good rental yields.  For example going by the experience of Urbana which TOP in Apr'07, the run-up has been spectacular from psf S$1500 to 1900 within the 1st month as buyers who viewed actual units saw the splendid seaview (of Marina bay & city skyline) and gladly paid the premium for it.  Lower floors' appreciation will be smaller but still decent considering the short time.
  2. Nearer to TOP, some sellers may also be more willing to let go of certain units in order to cash in on profits without drawing down on full loan for 65% of payment.
  3. When Orchard road prices stabilize at average psf S$4000 level for new projects by end 2008/early 2009, River Valley properties will hover at psf S$2500-3000 level.  Plenty of upside! 
  4. If you have missed the run in River Valley properties from psf S$1000 to S$1800 in the 1st 2 years of the property bull cycle (started late 2004), we are now entering year 3 in 2008, don't miss this run to psf S$2500-3000!  Growth rate will slow down from 2009 onwards when more supply will be released into the market.


LOCATION

At the junction of River Valley Road and Kim Seng Road.

Search for location
(key in property name in "Building" field)


SITE PLAN




FLOOR PLANS

>>Click here to see floorplan for Unit 01&02 (3+1 bedroom)<<

>>Click here to see floorplan for Unit 03&04 (3+1 bedroom)<<

>>Click here to see floorplan for Unit 05&06 (2 bedroom)<<

>>Click here to see floorplan for Unit 07&08 (4+1 bedroom)<<



SOME RELATED NEWS

Business Times - 19 Jun 2007

Pacific Mansions put on the market for $1.18b

At $2,400 psf ppr, asking price tops transacted price of The Ardmore

By ARTHUR SIM

MORE billion-dollar property deals could be on the way if developers continue to see upside in the collective sales market.

With $1.5 billion already asked for Farrer Court in the Holland area, Pacific Mansions in River Valley is now on offer for $1.18 billion or about $2,400 per square foot per plot ratio (psf ppr).

The 45-year old residential development is on a site of 128,306 sq ft. Savills, which is brokering the collective sale, says approval has been granted by the Urban Redevelopment Authority for a redevelopment up to a permissible gross floor area (GFA) of 493,223 sq ft.

This exceeds the permissible plot ratio of 2.8 as indicated in the 2003 Master Plan. Therefore, no development charges are payable.

At $2,400 psf ppr, Pacific Mansions will cost more than The Ardmore which was transacted at $2,338 psf ppr on Sunday.

Savills Singapore director of investment sales Steven Ming says the price of Pacific Mansions reflects a potential 130-unit 'super luxury' development with units of 3,800 sq ft each.

Based on a 130-unit luxury development with a breakeven cost of $3,200 psf, the eventual launch price could be around $3,600 psf, adds Mr Ming.

Earlier this month, Soilbuild sold eight mid and upper-floor apartments at Leonie Parc View for $3,000-$3,400 psf, and Mr Ming believes the nearby River Valley area will benefit from this. 'River Valley is undervalued, given its proximity to Leonie Hill,' he said.

Whether the Pacific Mansions site can support these prices will be known when the tender closes on July 26. Savills will also be marketing the site through its offices in Hong Kong, China, Japan, Europe and the UK.

The owners of Pacific Mansions could each make $2,200 psf of strata area - an estimated premium of 140 per cent to the average current transaction price (since January) of about $900 psf.

The tender for Farrer Court closes soon. It is being marketed by Credo Real Estate, whose managing director Karamjit Singh says a deal could be announced as early as next week.

Meanwhile, Credo has said it is marketing a landed residential redevelopment site in Sixth Avenue with an indicative price of $72 million to $74 million.

Called Dynasty Garden Court 1, the development comprises 18 units of walk-up apartments housed in two three-storey blocks. The land area is 69,017 sq ft.

Mr Singh says that according to a study by an architect Credo commissioned, the developer could possibly configure 20 pairs of three-storey strata semi-detached houses on the site at an estimated selling price of $3.5 million each.


TO YOUR REAL ESTATE INVESTMENT SUCCESS!

Darren Goh
ERA
Your Real Estate Partner
(65) 9106 - 5661
darrenG@singnet.com.sg

Disclaimer :
This article represents solely my personal view and care should be exercised by you in your property purchase which should be based strictly on your own due diligence and judgment.  I do not represent that you will certainly make money on any part of my advice and I cannot be held liable for any losses, damage or failure in your property transaction now or in the future.  When figures are quoted, the sources will be credit-mention based on best of knowledge.