The Reserve Residences can buy or not?

The first Integrated development in Bukit Timah after 40 years! The Reserve Residences is going to launch in May!
You must watch until the end of this video because I have some valuable information to share, something that even 90% of property agents may not know.
I will cover the followings:
00:00 Intro
01:12 Project Facts
02:16 Amenities
03:18 Traffic Noise
05:34 Future Transformation
06:53 Integrated Development vs Pure Residential Condo
10:30 Rental Yield
11:12 Pricing Analysis
12:47 What 90% Agents don't know
16:05 My Score Review for The Reserve Residences
Project Details: www.propertyhunt.sg/the-reser...
If you want to find out more, you can contact me for 1-1 non-obligation discussion.
Based on your current situation, I can work out the best plan for you!
Customer Review:
g.co/kgs/qZTXyk (Google Review)
/ reviews (FB Review)
Contact Stephen Chong: 91887652 or Whatsapp @ wa.me/6591887652
Music Credit:
www.bensound.com
pixabay.com/music
Thank you Thomas for permission to use your Video: / @asimplevideosg

[@StephenChongProperty]

Join me for full analysis here! www.propertyhunt.sg/join-for-the-reserve-residences-hunting-strategy/

[@ASimpleVideoSG]

Thank you for your amazing detail explanations.👍 fv

[@StephenChongProperty]

My pleasure 😬

[@twong6531]

Wah the malls around there my age! Huat ah. Another good video from Stephen.

[@StephenChongProperty]

Thank you! 🙏🏼

[@CasL-zi4hi]

Not sure if the breakeven calculation is valid, because we are effectively assigning value of zero to service residences and retail. Nonetheless good video. Too many people have said Far east bought land cheap but they didn't realize it's a blended PSF PPR for residential and commercial.

[@StephenChongProperty]

Yes. But the developer keeps service apartment for their future rental income. In other words, it could mean the higher $psf is to cover their construction cost for the service apartment.

[@kelvynchin1968]

I'm pretty sure the BE calculation is not correct, since (as you rightly pointed out) the commie and SR GFA isn't included in. Anyway, doesn't matter , all I know is FEO is one of the most "premium" developer around, so I'm guessing 2500psf up for lowest psf unit? Conclusion, FEO will laugh all the way to the bank. Nice location, but watch out for those PIE facing units.

[@PPI317]

For investment, aiming the 3 D15 or Reserve better? Or should we explore going for subsale such as Daintree or forett to ride on Reserve launch? Update: 1440+ cheques

[@StephenChongProperty]

Hi YS, this is a very good question! I analyze based on the pricing, supply, and demand of a specific location to identify the opportunity and potential. Specifically, I will be examining the supply and demand of different unit types, ranging from 1 bedroom to 5 bedrooms, in the 2 locations. We can reach me via WhatsApp at wa.me/6591887652 to discuss further.

[@PPI317]

@@StephenChongProperty I think Reserve is going to launch quite high, the LINQ subsale $2741 PSF

[@limethan6991]

Using the calculation, it means that buyer will be paying for land cost of retail and service apartments that could have been used as common area facilities for owner enjoyment?

[@StephenChongProperty]

Not really like that. To simplify, the construction cost for integrated development is much much higher than pure residential development.

[@limethan6991]

​@@StephenChongPropertyif integrated development construction cost is higher than residential, then the right way to calculate residential break even would maybe require splitting the land cost among the various proportion of residential, retail, bus interchange, service apartment and then add on the different associated construction cost separately to derive the residential break even cost so that your viewers can be correctly informed on what to expect for a reasonable selling price which I assume is the intention in this short clip.

[@StephenChongProperty]

@@limethan6991 The developer will send out the guide price pretty soon. ✌🏼

[@joycehe6980]

Can analyze if Jadescape psf more than $2200 reasonable in RCR?😅

[@StephenChongProperty]

For How many bedrooms? You may want to WhatsApp me at wa.me/6591887652

[@joycehe6980]

PM already.:)

[@StephenChongProperty]

The Reserve Residences *Horizon Series* 1 bed no balcony $1.11m / 441 sqft = $2,517psf 1 bed with balcony $1.22m / 495 sqft = $2,465psf 2 bed 1 bath $1.46m / 614 sqft = $2,378psf 2 bed 2 bath $1.57m / 646sqft = $2,430psf 2+study $1.85m / 721sqft = $2,566psf 3 bed $2.19m / 883sqft = $2,480psf 3+Study $3.04m / 1216sqft = $2,500psf 4 bedroom $3.40m / 1475sqft = $2,305psf *Creekside Series* Creekside 3 bedroom $2.90m / 1119sqft = $2,592psf 4 bedroom $5.07m / 1894sqft = $2,677psf *Treetop Series* 4 bedroom $5.10m / 1991sqft = $2,562psf

[@ghs222]

Based on your calculation, $1514 psf ppr land cost for residential, meaning Far East got the commercial and service apartment land for free? 😅

[@StephenChongProperty]

Not free la. 😅 Still have to build need construction cost leh.

[@speedywindz]

@@StephenChongProperty In short you agree FEO got the land on the non-residential part for free. Or the buyers of Reserve Residences are the one subsidising FEO for these land cost of the commercial, service apartament etc. Not sure if the same market practice applies to other integrated projects.

[@StephenChongProperty]

@@speedywindz Cost is higher compare to typical condo. The breakeven by Edgeprop only a general guide cost for all typical condo.

[@LonganLee]

Would property agents say a property is a dont buy?

[@StephenChongProperty]

It’s sensitive to tell don’t buy on the public video. And I do have a list of new launch that I would say cannot buy, anyone wish to find out more, can whatsapp me at wa.me/6591887652

[@PPI317]

@@StephenChongProperty The one that starts with B.

[@StephenChongProperty]

@@PPI317 haha one of them.

[@yunital391]

Is the calculation a bit wrong, Don’t think residential condo owner should pay for the service apartment land price, they don’t get the service apartment rental later

[@CasL-zi4hi]

Another way is to use same approach, but calculate breakeven using residential + service residences GFA and exclude bus interchange, retail.

[@StephenChongProperty]

@@CasL-zi4hi this is reasonable too. 👍🏻

[@kelvynchin1968]

Very deceptive to use current rental price to estimate 2027 rental. As you know, past 2 years rental has shot up sky high. If you use today's rental for 2027, you may find that your yield might be compressed when 2027 comes along. What will be the rental market in 2027, no one knows, only god knows. But from my experience, what goes up, must come down. I can tell you that for donkey years, the 1 bedder rental this area is only 2k plus, not 3500$. Also, Some of the condo you use as comparison (signature park) is freehold so difficult to compare like for like.

[@StephenChongProperty]

Thanks for your comment..

[@steveteopropnex]

Not surprise FE will sell from $2600psf…

[@StephenChongProperty]

They may throw a few units lower like $24xxpsf. But I think there will be units price at $3,000psf.

[@prophunter8865]

Think Far East will price about 27-28xxpsf…😢

[@StephenChongProperty]

Like that Huat ah for the homeowners around there! 👏🏻

[@PPI317]

@@StephenChongProperty There is one more blue commercial plot in Cheong chi nam carpark, the verdale showflat. So maybe next time one more mall coming

[@StephenChongProperty]

@@PPI317 That's great!

[@PPI317]

@@StephenChongProperty How come all agents can 'coincidentally' predict a launch price of $2.5-2.7K psf? Seen this estimate 80% of the time, is it really that accurate?

[@StephenChongProperty]

@@PPI317 honestly I’m not sure but I feel there might be some units going at $24xxpsf.

[@tenga3tango]

Huat arh

[@StephenChongProperty]

Heng arh