Stratum @ Elias Road / Pasir Ris Drive 3

Introductions

Stratum is a Development by Elitist Development Pte Ltd, This is a 99-Years Leasehold Condo Siting on approximate 251,038sqf of land which is just around 8 mins walk to the Pasir Ris Beach. Stratum is a low-rise project consisting of 380 Residential units which varies from Suites, 1 Bedroom - 5 Bedrooms and Penthouse. Take a look at the chart below for different types unit and their sizes.

Stratum Units Mix

Whats Around Stratum?

Stratum is located directly opposite of Elias Mall where you can find eateries and a supermarket for your daily needs and groceries. For more shopping you can take a short drive to White Sand where you can find all almost anything that you need for eg. Restaurant, Cinema, Beauty & Health Care, Electronics and Electrical Appliances, Jewelry, Sport & Hobbies Equipment and much more. 5 min drive awya you will find Downtown East a great place to visit for a fun filled weekends with you beloved family members. To Enjoy TAX-FREE shopping you can visit Changi Airport Terminal 3.

Transportation @ Stratum

Hop on to bus 403 at your door step and head straight to Pasir Ris MRT. Stratum is will well connected to major expressway like TPE, PIE, KPE, ECP with will bring you to all parts of Singapore.

Education 

The Stratum is surrounded by well know education institutions like

Park view Primary School
Meridian Primary School
Elias Park Primary School
Coral Primary School
Siglap Secondary School
Coral Secondary School
Loyang Secondary School

Here are the achievements  for this schools

Expected selling price for Stratum?

We expect the price for Suites and 1 bedroom to be around $1000psf-$1100psf  Price region and 2bedroo, to be around $900psf-$950psf Range. 3 & 4 bedroom range should around $900psf.

For more information please visit http://newhomesg.net/stratum/

Naung Residence is Located on 1 Jalan Naung Singapore 537670 in District 19 Singapore.

Naung Residences is a 999year leasehold development with 60 Residential units, consisting on 1+Study, 2 bedrooms & 3 bedroom Penthouse units.
Here a breakdown on the type of units and size
1+Study 538sqf & 549sqf
2 bedroom 732sqf & 764sqf
3 bedroom Penthouse 1227sqf and 1304sqf

Location is the Key to a Good Investment

I would say that this is a gem that has been discovered by only a few whom has brought this property. Sitting just 250m from Hougang Central & Hougang MRT Naung Residence has already score 100 points on the score sheet for location. Hougang is a mature residential estate that has all the important amenities for example. Schools for children educations, good transport network for commuting to work, recreational facilities to relax and unwind after a week of work or restaurant to pamper yourself. All this can be found with in short walking distance or a 5-10min drive.

For more information on how to own a unit please visit www.newhomesg.net

Multi Units Woes

April 21, 2009
DPS buyer with 20 units at The Fernhill drags feet on payment
Episode watched by developers that had sold multiple units to foreigners under DPS
By KALPANA RASHIWALA

(SINGAPORE) A China investor that bought 20 units at MCL Land's The Fernhill condo has failed to pay roughly $30 million that became due when the project received Temporary Occupation Permit recently.

MCL sent the notice seeking payment to buyer Concordia Overseas Pte Ltd 14 days ago. By the due date yesterday, the payment had still not been made, BT understands.

This development on the deferred payment scheme (DPS) - which was scrapped in October 2007 - is being closely watched.

Under the Sale and Purchase Agreement (SPA), MCL will now wait for another 14 days and if the payment is still not made by then, the developer can serve a 21-day notice on Concordia to repudiate the SPA. After that, if there's no payment, MCL would be entitled to treat the 20 per cent paid so far by Concordia as forfeited and resell the units.

Concordia, controlled by Hong Kong resident Chan Ki, who has developed commercial buildings in Shanghai, had bought all 25 apartments in The Fernhill in January 2007 at $1,410 per square foot.

It flipped five of these units to foreigners at an average price of nearly $2,200 psf later the same year. JTResi brokered both sets of deals for the five-storey freehold project at the corner of Orange Grove and Fernhill roads.

Concordia bought the units from MCL on DPS, and paid an initial 20 per cent of purchase price in 2007. The 20 units it still holds were purchased for nearly $47 million and it was asked to pay another 65 per cent - around $30 million - after the project received TOP last month.

In case there is a hitch in receiving the payment, analysts say, MCL Land is pretty well covered, as it can walk away with the 20 per cent downpayment from Concordia. Its 'breakeven cost' so to speak on the 20 units would be $1,128 psf ($1,410 psf sale price to Concordia less the 20 per cent collected so far).

Based on recent transactions at Gallop Gables on Farrer Road and The Verdure on Holland Road, MCL should easily be able to sell the units individually for more than that sum. An average resale price of $1,250 or so could mean another round of profits.

BT understands that MCL did not extend DPS to the buyers of the five units who picked up their apartments from Concordia in the subsale market. They have been making normal progress payments to MCL.

While MCL is on a firm footing, other developers who sold their projects on DPS at peak prices in 2007 and early 2008, may have reason to worry in case buyers do not pay up once the projects are completed in the coming months.

This is because the values of many such units could be down more than the 20 per cent initial payment and the developer would be out of pocket if it were to treat the SPA as being repudiated. Such developers may have to sue buyers for specific performance - complete the SPA at the contracted price.

But some developers may agree to a payment extension or restructuring for local buyers in hardship.

Developers may find it tough to take legal action against foreign buyers domiciled offshore who walk away from purchases. 'The practical thing to do may be to treat the SPA as repudiated, take possession of the units and try to resell them or lease them out. Once you go down the route of suing defaulting buyers for specific performance, it will be some time before you can take possession of the units,' a developer said.

In case The Fernhill units end up being resold by MCL, the price could have implications for neighbouring projects. The price benchmark may hit DPS buyers in these projects who have yet to secure a loan. Even those that have secured loans may be affected as the bank may now assume a lower value for the properties and ask borrowers to top up more equity.

Some analysts said that the latest development at Fernhill may be a sign of things to come as more projects are completed. The situation of multiple unit buyers, especially if they are foreigners, will be keenly watched.

Another sign of the Return of Buyers

21 Apr, 2009
New showflats pull in crowds
Condo-style flats popular; private homes see encouraging sales
By Joyce Teo, Property Correspondent

THOUSANDS of people flocked to check out some of the new housing developments on sale over the weekend, scenes more reminiscent of a boom, not a recession.

As one industry watcher told The Straits Times: 'The mass market is still moving. If you price it correctly and reasonably, people will still buy.'

The hottest ticket in town was clearly the Parc Lumiere project, which drew an astonishing 6,500 visitors over the weekend.

Buyers had begun queueing last Friday before its viewing period started on Saturday, with 829 people eventually in the line for flats in the estate, which is being developed under the Design, Build and Sell Scheme (DBSS).

There was no balloting for the project: Just turn up and book.

Developer Sim Lian Group said it has already sold 306 units out of a total of 360. All the four-room flats, priced between $378,000 and $425,000, have been sold.

Only the low-floor five-room flats are left. The five-roomers are priced from $462,000 to $575,000.

'After going through Premiere @ Tampines, we thought we would try another way of selling. When you do it by ballot, a lot of people just try for fun. A lot who were keen didn't get the chance to book,' said Sim Lian executive director Diana Kuik.

But some potential buyers felt the walk-in selection sale method, essentially a first-come, first-served sale, was inconvenient. One said the sale came at too short a notice for him to take leave to queue. A parent said her son had been waiting for the project but was travelling in Europe.

Sim Lian said it has had feedback from happy buyers, including a pair of siblings happy to get a unit next to each other.

The second DBSS project, The Peak @ Toa Payoh, also had a busy weekend with 1,711 applications lodged as of 6pm yesterday for the 1,203 units.

This project by developer Hoi Hup Sunway is being sold by ballot, with applications open until next Tuesday.

About 22,500 people had visited the showflat from last Wednesday until it closed yesterday, said Ms Kellie Liew, executive director of projects at HSR Property Group, the marketing agent for The Peak. More than half of the applicants are interested in the five-room flats, with about 30 per cent looking at the four-roomers, she said.

In the private home market, the freehold The Arte in Jalan Datoh attracted about 1,000 people over the weekend, said developer City Developments (CDL).

The average price at the 336-unit project - which boasts relatively large flats - is $880 psf, with most units going for under $2 million each.

CDL said it sold another 20 units over the weekend for $30 million, bringing total sales to 170.

'The sales volume indicates that buyers have greater confidence in the property market and in the future of their investment,' said CDL group general manager Chia Ngiang Hong.

'This reinforces CDL's view that the current market is now attracting savvy but cautious investors.'

A large number of buyers have private home addresses, he said, with many saying they want to invest in another property or to move into a 'new and upscale residence'. CDL said it has extended the interest absorption scheme to these buyers.

Two other large projects that were launched last month also saw encouraging sales.

A further 22 apartments were sold at the 457-unit Mi Casa condominium in Choa Chu Kang in the past week, bringing total sales to 202 units. Prices hovered around $635 psf.

More than half of the 646 units at Double Bay Residences in Simei have been sold. This was the best-selling project last month, with 264 units being bought.

About 60 per cent of the 68-unit Verdure in Holland Roadhas also been sold since its preview more than a week ago.

Buyer Seems to be coming in stronger and stronger

20 units of The Arte sold over weekend
This takes total sales since the official launch to 170 units
By ZHANG YI TING

CITY Developments Ltd (CDL) sold 20 units at The Arte at Thomson over the weekend. This takes total sales since the property's official launch to 170 units, with last weekend's sales fetching a total of $30 million.

'The sales volume indicates that buyers have greater confidence in the property market and in the future of their investment. This reinforces CDL's view that the current market is now attracting savvy but cautious investors,' said Chia Ngiang Hong, Group general manager of CDL.

Buyers' interest was also evidenced by the strong turnover of over 1,000 visitors at The Arte's showroom over the weekend.

Among other factors, these prospective buyers were drawn by the property's location and proximity to a MRT station, according to a CDL release.

The Arte is located within the Thomson area with convenient connections to the City and the expressways. It is also a short walk from Toa Payoh MRT station.

Priced at $880 psf on average, the freehold project comprises two 36-storey towers and will be completed in 2012. Most of the 336 units available are going for under $2 million.

Buyers can opt for CDL's interest absorption scheme (IAS), which allows them to defer the bulk of their purchase until The Arte's completion on the condition that they take up a housing loan at the point of sale.

A majority of buyers of The Arte have private home addresses and many say they want to invest in another property or to move into a new and upscale residence.

Singaporeans' renewed interest in private property saw the sales of 2,660 private homes in the first three months of 2009, which is about 62 per cent of total new home sales in 2008, according to the CDL release.

Punggol Water Way

19 Apr, 2009
Punggol Waterway built by teamwork
By Aaron Low

When Mr Samuel Ng heard in 2007 that the Government had plans to transform Punggol Town into a vibrant waterfront town, he could not wait for the makeover.

Yesterday, Mr Ng, 52, a Punggol resident for the last seven years, glimpsed the future at the groundbreaking ceremony of the new Punggol Waterway.

'The waterway will breathe new life and add vibrancy to this sleepy town,' he said. 'It will just be a stone's throw from where I live.'

But the waterway could have been a lost opportunity - if not for the spirit of innovation and teamwork between the Housing Board and Public Utilities Board, said Deputy Prime Minister Teo Chee Hean.

Indeed, he said the growth of Punggol, like Singapore itself, shows how citizens working as one with 'vision, determination and innovation can overcome the odds to build new communities and radically transform our living environment'.

Speaking at the groundbreaking ceremony, Mr Teo said the transformation of Punggol, an old fishing village, mirrors the experience of Singapore. The nation itself was a fishing village before it made the quantum leap to global city.

In the case of Punggol, the waterway was initially meant to be a 'drain' connecting Sungei Serangoon and Sungei Punggol at each end of Punggol Town.

But when the PUB engineers and the HDB planners discussed the town's development in the Punggol 21 masterplan, they spied an opportunity to build Punggol around this new waterway, he said.

The result? A 4.2km waterway which will flow beside 21,000 units of new public and private housing.

Cutting right through Punggol Town, the waterway is expected to be completed by the end of next year.

Then residents in Punggol and around Singapore can dine alfresco while overlooking the waterway. They can jog on scenic routes, and enjoy watersports such as kayaking.

Praising the HDB and PUB, he said the Government's long-term planning and ability to act on these plans is a key reason for Singapore's success.

'Anyone can have big plans,' he said. 'But working our plan, getting it executed effectively and efficiently is not so easily accomplished.'

Also important is the readiness to modify a plan to suit changing circumstances and to seek synergy, he said, 'while remaining connected to the ground - listening to and attending to our people'.

Indeed, yesterday he invited the people of Punggol to name the waterway.

He was joined by National Development Minister Mah Bow Tan. Also present were Mr Teo's fellow Pasir-Ris Punggol MPs - Mr Charles Chong, Ms Penny Low, Dr Ahmad Magad and Mr Michael Palmer - plus Ang Mo Kio GRC MP Lam Pin Min.

Mr Teo said the new-look Punggol is part of the larger transformation of Singapore's physical landscape that will take place over the next few years.

With the Double Helix Bridge at Marina Bay, the Gardens by the Bay and the integrated resorts being planned and built, the downtown will be rejuvenated.

Similarly, the heartlands will be spruced up, he said. Amenities will be added, such as bigger shopping malls, new hospitals and more luxurious public housing.

On Friday, Mr Mah invited Singaporeans to discover the changes all over the island, including Punggol. They can join a series of events named My New Singapore.

Said Mr Teo: 'We will press on with our efforts to remake our homeland, thus ensuring that Singapore will emerge stronger from the economic downturn when the global economy recovers.'

City-fringe units not a sure bet

April 19, 2009
property
City-fringe units not a sure bet
Fall in prices in first quarter greater than that for properties in city centre, suburbs
By Joyce Teo

Values for city-fringe homes are typically thought to hold up better than those in the suburbs, but the fall in prices in the first quarter means that this belief may no longer hold true, at least temporarily.

These homes are in areas which are not attractive to institutional investors and are also not within the reach of many HDB upgraders.

In view of these dynamics, the question is whether the areas still present good buys.

The city-fringe areas are what the Urban Redevelopment Authority (URA) terms RCR, or rest of central region. They are sandwiched between the core central region (CCR) - which comprises districts 9, 10, 11, Sentosa and the Central Business District - and the outside central region (OCR).

RCR areas include Paya Lebar, Geylang, Amber Road, Lavender, Toa Payoh, Tiong Bahru and Telok Blangah.

URA data shows that last year, prices of non-landed properties in the city centre, city fringe and suburban areas fell by 5.6 per cent, 4.7 per cent and 2.9 per cent, respectively.

But first-quarter flash estimates show that prices of city- fringe flats slipped by 17.2 per cent - more than the 15.2 per cent drop for city centre flats and the 7.5 per cent fall for suburban ones.

* Price

The price index reflects the rate of growth for each region, said Ms Jacqueline Wong, head of residential at Jones Lang LaSalle.

That the RCR experienced the steepest first-quarter price drop based on the flash estimates may just imply that the region is undergoing a greater price correction as prices might have been inflated during the property market boom, she said.

In terms of pricing, RCR pales in comparison to CCR as the latter's branding and location are better, she said.

It is thus fair to say that RCR is 'a poorer cousin to CCR', added Ms Wong.

In some parts of the RCR nearer to the city, developers tend to leverage on prime areas when they sell their projects, said Chesterton Suntec International's Mr Colin Tan.

He said: 'It'll be a discount from prime areas rather than a premium over suburban areas.'

But a price correction is happening now in the RCR, as with other areas.

'At the moment, it is probably perceived as overpriced. Investors may want to wait for it to come down to a more realistic level,' said Mr Tan.

* Prime beats RCR

In general, where investors are concerned, prime areas are the best, experts said.

'If you can afford it, buy prime. Depending on the type of properties you buy, there is a better chance for capital appreciation when the market recovers,' said Knight Frank's Mr Nicholas Mak.

'If you cannot, buy a property near an MRT station farther away or in the suburbs if your objective is to cash out.'

Mr Tan said a price recovery, when it comes, will be quicker in an established area like Orchard.

The RCR has quite a few new residential areas, so it may take time for the value in these areas to rise, he said.

City centre properties generally enjoy 'unrivalled prestige, exclusivity and locational advantage', and are hence extremely popular with expatriates, particularly those with higher budgets, said Ms Tay Huey Ying, director for research and advisory at Colliers International.

As prices of these properties have eased substantially from their stratospheric levels in 2007, they would certainly be worthwhile investments for those who can afford it, she said.

* A mixed bag

Nevertheless, the RCR is not a write-off, experts stressed.

'Properties in RCR will, however, continue to be attractive to those who remain priced out of the high-end market, or those with a lower risk appetite,' said Ms Tay.

'The RCR is definitely an area not to be forgotten,' said Ms Wong.

February and March sales data has proven that RCR projects such as the sold-out Alexis at Alexandra Road and The Arte at Thomson Road are in strong demand, she said.

'In terms of the leasing market, developments in RCR remain popular among tenants as they are more affordable compared to those in prime areas,' said Ms Wong.

The good thing about RCR is that there is a higher probability that the properties are freehold, Mr Mak said.

Condos in the suburbs next to MRT stations tend to be 99-year leasehold properties.

But unlike the case in most suburban estates, not many RCR projects are near MRT stations.

'The RCR is a mixed bag. For instance, there is Tanjong Rhu which is quite popular and not too far north, and there is Geylang, an area that some people will not touch with a 10-foot pole.'