Category Archives: Paya Lebar/Ubi

Detached house near paya lebar mrt station

Buying into the future of the HUB of Central East in Singapore. Paya Lebar region is poised for more action in the years to come as it has already been. Rare convenience to a prime estate Bungalow. Located behind City Plaza, walking distance to the Paya Lebar commercial Hub and MRT station, this is a rare buy. Suitable for stay and investment. With Pool and parking space for 3 cars.

https://www.propertyguru.com.sg/listing/22712996/for-sale-gullemard-road

How to make your home a Best-Seller in Today’s Market!

While waiting for that Circuit Breaker (in Singapore) or Lockdown to be over, what can you do to make your property a quick sell in today’s market? The following  steps will prepare your home for a quicker sale and possibly a better price. The same applies to the Landlord who is looking to rent out his home quickly in the subdued market.

1. Overhaul your Home

If you have been dragging your feet to make all those repairs, now is the time to fix all of those nagging things that you just lived with. Inside the house, look for things like stained ceilings, missing tile, broken windows and doors, heavily scratched floors and other signs of neglect. If you have a wooden deck or parquet flooring, check for cracks in floor boards and loose railings. Make a list of everything you see and then decide which things you’re going to tackle. A competent Realtor can be very helpful in determining what needs to be done and what doesn’t.

2. Declutter

Resist the urge to roll your eyes at this one. It is imperative that your home looks livable. Potential buyers may not be able to see past your clutter. Think of it this way—don’t move things you no longer want or need. Make decisions now and your house will sell faster and your move will be easier.It’s no secret that getting started is the hardest part of decluttering. Take one room, or even part of one room, at a time and dive in. Recycle or shred paper. Donate books, toys, clothing and duplicate household items. If you’re getting frustrated and you can’t deal with one more stack of papers or shoebox of old photos, put them in a plastic tub, label the box and stack it somewhere out of the way. A stack of boxes doesn’t look like clutter.

3. Increase Home Appeal

It’s important that your home makes a good first impression. To make sure buyers want to see the inside of your home, make sure the outside is well-kept, tidy and inviting. It’s important to touch-up or completely repaint trim, keep the grass cut, edge along sidewalks and paths, maintain flowers and shrubs and keep the yard tidy. You never know when curious buyers will pass by. This is especially important as most impressions are first made online via images and videos. Getting your home to be Instagramable will be key to beat your competition.

4. A Paint job

A paint job can cover the unsightly cracks on the walls due to age and weather. If you decide to do some interior painting, stick to neutral colors. Neutrals don’t distract and they allow potential buyers to imagine their things in your home.

5. Clean up the place.

This may be the most important step you take toward getting your home ready to sell. For a home to live up to the “move-in condition” description, it has to be clean.If you already keep a clean house, simply keep up the good work, checking to make sure you don’t overlook little-used closets and other nooks and crannies that aren’t part of your weekly routine. This needs to be a deep cleaning.

6. Rearrange Your Furniture

Your furniture is arranged the way it best suits you and your family. When you’re staging your home to sell, you’ll need to use your furniture as marketing tools to help create that enhanced appeal. Avoid having furniture lined up along the walls. Pull the sofa away from the wall and pull chairs close to create a conversation area. Also, you may need to remove some furniture so it’s easy for people to walk around in the rooms.

7. Fresh Flowers and Plants

Greens are the cheapest makeover one can find to enhance the interior look. If the weather allows, plant flowers in pots, window boxes or right in the ground to add color and pump up the curb appeal. Pay close attention to the plants, keeping them watered and trimmed.Inside the house, fresh flowers in vases add color, life and the feeling that you, as the home seller, are putting your best foot forward. It may not matter to some buyers but others will appreciate this detail and take it as a sign that your home has been well cared for. The current trend of urban gardening and farming can help push that hesitant millenial buyer make that purchasing decision.

8. Upgrade Lighting

If your lamps and other light fixtures are outdated, consider replacing them with modern ones. Buyers don’t want to feel like they’re taking a step back in time with outdated fixtures. This is an easy fix that will help sell your home.

9. Engage a Professional

At the end of the day, you will need a professional to advise you on the current market in terms of price, stock turnover and trends. There are many DIY avenues to teach you sell your own home but most of the time, they are not as effective and efficient as engaging a competent Realtor to assist you in your home selling. In terms of price, effectiveness and efficiency, it is better to leave it to the professional. He can save you the time and efforts involved in what could be the greatest deal one may deal with in that year or years.

These are simple stuff that won’t cost you a bomb but will definitely increase the appeal of your home and get it sold in double quick time.
ARTIST IMPRESSION - 480 GUILLEMARD ROAD (FINAL)

Image: Artist Impression of a new Detached house for sale in Paya Lebar MRT vicinity.

Guillemard area 3 bedder for rent

Looking for rent in Guillemard/Geylang area?
Accessibility (Location) : Wing Fong Mansions
Budget: S$ 3,400 
Capacity/Size: 904 sqft (83.98 sqm)    |  2 Beds   |  2 baths
Dateline: Available now

http://www.sgbayhomes.com/18635169


Call 94772121 for details or you can fill up the form for future correspondence.

Guillemard sites poised for redevelopment

Local mid-sized developer Roxy-Pacific Holdings’ associate company RH Guillemard was acquiring two freehold residential sites at 2 and 6 Guillemard Lane for a total price of $33.5 million. The developer plans to combine the two sites with two other freehold sites at 12 and 14 Guillemard Lane for residential development. Roxy-Pacific had announced the acquisition of 12 and 14 Guillemard Lane on Sept 15. The four sites have an estimated total land area of 25,601 sq ft.

Under the 2014 Master Plan, the sites are zoned “residential” and have a gross plot ratio of 2.8. Gullemard Road plies between the Sports Hub and the Paya Lebar MRT station, and has since seen many indie pubs, cafes and restaurants popping up in the area. It is becoming a hip place for nearby local residents. These residents previously may find hard to locate a nice ambience for dining, among the nearby eateries in Geylang area which are either too crowded or some among less desired neighbourhoods.

Guillemard Lane is located in the middle of Guillemard Road, which is near to the popular Old Airport Hawker Centre and is poised to see greater redevelopment spilled over from the Paya Lebar area as well as the Old Airport/Kallang region.

 

Eunosville sold enbloc at a premium

The collective sale market here is powering ahead with the sale of privatised HUDC estate Eunosville for $765 million. The price of $765 million at a premium of more than 17 per cent over the $643 million to $653 million the owners had asked for when the site was launched for tender in April.

The 330-unit Eunosville, built in the 1980s, could make way for as many as 1,399 units in a new project. The site has been sold to a Jardine Matheson Group unit, MCL Land, at the second-highest price ever for former HUDC estates, after Farrer Court was sold for about $1.34 billion in 2007. It was the estate’s second try at a collective sale after an unsuccessful bid in 2013.

The purchase costs, which includes the sale price and an additional $194 million of government charges, works out to a land rate of $909 per sq ft per plot ratio. The charges are payable to the state to intensify land use to a gross plot ratio of 2.8 and to top up the lease to a fresh 99 years.

Built in the late 1980s, the project has about 71 years left on the lease. It has 255 maisonettes over six residential blocks and four walk-up apartment blocks with 75 units. Each owner stands to get about $2.25 million to $2.41 million upon completion of the deal, subject to sale conditions.

The site could be rebuilt into a 1,399-unit development with an average apartment size of 70 sq m. The new units could be sold for an average of about $1,700 to $1,750 psf.

The latest deal came after the recent sale of Rio Casa estate in Hougang and mixed-use development Goh & Goh Building in Upper Bukit Timah Road, and One Tree Hill Gardens in the prime District 10. It is the fourth successful collective sale this year amid recovering sentiment and developers’ optimism over residential property.

The four collective sales year to date total slightly over S$1.5 billion. For the whole of 2016, there were three collectives sales – Raintree Gardens in Potong Pasir, Shunfu Ville in Marymount area and Harbour View Gardens in the West Coast area. The total value added up to slightly over S$1 billion. In 2015, the solo collective sale transaction was the S$380 million sale of the commercial/residential Thong Sia Building in Bideford Road. The peak year for en bloc sales was 2007, with 88 deals amounting to S$11.5 billion.

The collective sale fever cooled when the property market tanked during the 2008 global financial crisis though things started to revive again in 2010, when there were 38 collective sales, followed by 51 transactions the following year before activity began to wane again amid a price gap between owners of en bloc properties and developers.

Between 2014 and 2016, only five sold during this period out of 25 collective sale sites launched; implying that the other 20 sites were priced above what the market could bear.

 

Citimac Industrial Complex up for enbloc sale again

The freehold development in the heart of Tai Seng industrial and commercial hub is up for sale again. The 110-unit industrial property of 1.3 ha size in MacPherson Road, Citimac Industrial Complex, has been put up for collective sale with a price tag of at least $430 million this time.

The eventual buyer would have to pay an additional $99 million in development charge (DC) for intensifying the land use — translating to a cost of $1,081 psf per plot ratio.

The redevelopment site is zoned “Business 1-White”, with a gross plot ratio of 3.5 under the URA Master Plan 2014. It can potentially yield a maximum gross floor area of 489,262 sq ft, of which at least 349,473 sq ft has to be for Business 1 or light industrial use, with the remaining for “white” use, which includes retail or commercial uses.

The white component is ideal for retail and F&B, such as cafes, restaurants and foodcourts, to tap on the growing catchment of workers in this up-and-coming F&B cluster, as well as residents in the neighbourhood,

BreadTalk Group, Sakae Holdings, Charles & Keith, Tee Yih Jia Group, Malaysia Dairy Industries and Lian Beng Group are among the many big names in the vicinity.

In February Mapletree opened its mixed-use development 18 Tai Seng, which boasts tenants such as Liao Fan Hawker Chan, Japanese Soba Noodles Tsuta and Tim Ho Wan.

$575K Investment property in Paya Lebar/Ubi

Looking to buy an investment property at 4.6% yield? Situated in Ubi Avenue 1, this Ubi Centre business space is for sale with tenancy. 1152sqft. Call 97442121 for more details.

https://drive.google.com/open?id=1uYvrM_7LD-yMX_u0ydOLtWecWhw&usp=sharing

Former HUDC projects back in En-bloc sale

The 330-unit Eunosville former HUDC estate is up for collective sale. Eunosville, less than 100m from Eunos MRT station, comprises of 10 residential blocks of maisonettes and four walk-up apartment blocks, translating to 255 maisonettes and 75 apartments. It has a remaining lease of about 70 years. The estate sits on a rectangular-shaped site with a land area of about 376,713 sq ft and wide frontage — along Changi Road and Sims Avenue.

Rio Casa, another privatised HUDC estate in Hougang, was put up for sale two days earlier. Rio Casa’s riverfront location will draw interest from developers. It is understood that the former HUDC estate Rio Casa collective sale is seeking a sale price of $451m.

The current sentiment in the property market may result in residential en bloc sales picking up this year, given the limited supply of private housing sites due for sale by the Government and revived demand for land shown by developers.

At least 20 more residential projects may go en bloc this year including Amber Park condominium, Lakeside Tower and The Balmoral condominiums.

PLQ to incorporate co-working spaces

Australian developer Lendlease is jumping on the co-working bandwagon and taking its employees along with it. Co-working spaces are working environments shared by people employed by different companies. One hundred of its five-hundred-and-fifty staff here will be moving into a co-working space at OUE Downtown in the Central Business District, partially in preparation for similar zones at its own upcoming office towers at the Paya Lebar Quarter (PLQ).

Lendlease chief executive Tony Lombardo said the company’s PLQ development would “definitely” have a co-working element. The PLQ project is expected to have about one million sq ft of Grade A office space across three 13- to 14-storey blocks and accomodate around 10,000 workers. Lendlease said it is in talks with multinational corporations over the leasing of space there.

The developer will be hoping to replicate the success it has enjoyed at its A$6 billion (S$6.4 billion) development in Barangaroo South, Sydney. Lendlease built three skyscrapers there of 2.8 million sq ft, to the entire Sydney Central Business District.The three towers has committed leases for almost full occupancy. The floor plates of the PLQ offices will be large, similar to those of the Sydney towers, ranging from 2,200 sq m to 3,000 sq m.

PLQ would be a “new place in Singapore in terms of connectivity and quality of the environment” according to Lendlease. The company is keen on expanding its urban regeneration portfolio and wants to win at least two to four urban regeneration projects in the next five years in Asia. Naturally, it has its eyes set on Singapore’s master developer projects.

Singpost Centre mall to be managed by Capitaland

The mall in the new SingPost Centre – near Paya Lebar MRT station – spans five floors and has a net lettable area of about 175,000 sq ft. The SingPost Centre will house the new General Post Office and Philatelic Store and feature tenants, including supermart NTUC FairPrice, Golden Village cinemas and a Kopitiam foodcourt. SingPost said the 300 sq m General Post Office will feature traditional counter service and technology-enabled innovations such as POPStations and eSAM machines. There will also be a heritage corner where customers can learn about the postal service firm’s 150 years of history.

CapitaLand Mall Asia is the mall manager, signing its first third-party mall management contract in Singapore, boosting CapitaLand’s mall network here to 20. The long-term contract with Singapore Post will see CapitaLand managing the upcoming mall at the new SingPost Centre in Paya Lebar – slated to open in the second half of this year.

The SingPost Centre mall will augment its presence in eastern Singapore, where it currently owns and manages two malls – Tampines Mall and Bedok Mall.  It is also involved in a joint venture to develop the Jewel Changi Airport which is due to be ready in early 2019.

With CapitaLand as the retail mall manager, SingPost will be able to focus its attention on our core operations of postal services and e-commerce logistics. Under the property management agreement, CapitaLand will oversee the period leading up to the opening of the mall, its marketing and promotion as well as leasing and facilities management.