Tags: d21 / pine grove

Pine Grove revisited

- August 27, 2014 No Comments

Someone asked about Pine Grove last evening. What are the chances of en bloc? Is it still worth getting a unit there?? 

The wife and I have not written specifically about Pine Grove since the demise of their last en bloc attempt in 2011. So we deemed this morning as an opportune time to revisit an "old friend" that was previously on our "buy" radar. 

 

The first thing that struck us when we arrive at Pine Grove was the amount of construction that is happening next to and across from the estate. Closer inspection revealed that these are for canal upgrading purposes - seemed like the PWD had finally decided that they ought to do something about those "once-in-50-year floods" that had already happened numerous times over the past 2 years.

 

 

Driving around the estate, we were once again greeted by the familiar sights of space and greeneries. And how many developments these days can actually boast of having 3-bedroom apartments of 1,600+ and even 1,700+sqft... and without PES at that?

 

However, the estate do look like it could use a fresh coat of paint. The wife and I are unsure when the last repainting exercise for Pine Grove was carried out but hopefully the next one will come soon (if not already!).

 

Looking at the transactional side of things, the wife and I discovered that   

·         There were only 55 transactions at Pine Grove over the past 3 years.  

·         Between August 2013 to August 2014, only 11 units were transacted. Out of these, 4 were for the 1,600+sqft units and 4 for the 1,755sqft units. 

·         The 1,600+sqft units were transacted at an average price of around $1.4 million. This seems to be holding steady throughout the past one year. 

·         The 1,755sqft units were transacted at an average price of around $1.55 million. However, it seems like prices for this unit type has been on the decline during the past year - from $1.588 million in Nov 2013 to the recent $1.5 million in Aug 2014. 

 

Now to provide our humble "non expert" opinions on the 2 questions asked:

What are the chances of en bloc?

There is always a chance, but the wife and I reckoned that it will be slim to none over the next 2 or even 3 years.  

The current depressed market sentiments, which is expected to worsen further over the next 2 years, is likely to stifle developers' interests in collective sale plots. This is especially for an estate such as Pine Grove, where the plot size is huge and the amount developers have to pay to top up the land-lease is substantial. And coupled with the new government ruling imposed on developers that all units within a new project must be built and sold within 5 years of site acquisition, this will definitely make them think twice about Pine Grove over the next 2 - 3 years.  

There is also the question of disparity between Sellers and Buyer expectations - the folks at Pine Grove have shown that they are only prepared to sell-out at the "right" price, while developers are not so convinced that the asking prices so far are "right". This probably explained the 3 previous failed attempts to en bloc. 

Is Pine Grove still worth the buy?

When the wife and I were considering the estate back in 2008 - 09, the 1,755sqft units were only asking for about $1.2 million (if our rusty memories served us right). However, those were different times then and we recalled one unit was subsequently sold for over $1.7 million when talks of en bloc were at its fever pitch back in 2010 - 2011. So prices have certainly came off a bit.

Our answer to this question is simply "If you are not buying it at the peak of the market and have the financial capability to hold on to the unit for the next 5 years or so, then it is probably a worthy buy". Having said that, there are not that many units available in the market going by experiences over the past 3 years. So even if you are prepared to pay the asking price, your choices are likely to be limited. This is especially if you are particular about the unit orientation, facing, high/low floor etc. 

 

Hope the above will be of some help to those looking at buying into Pine Grove!

Click on link below to access the URA caveats for Pine Grove from August 2011 - 13:
http://www.scribd.com/doc/237842542/Pine-Grove-Transactions-Aug-2011-Aug-2014

Tags: binjai crest / cluster house / d21 / leasehold

Remember that "dream house" we told you about?

- August 8, 2010 No Comments

http://sgproptalk.blogspot.com/2010/06/we-believe-we-have-found-our-next-dream.html

The cat's outta bag now.

BINJAI CREST is a 99-year leasehold cluster housing project located near the junction off Binjai Road and Jalan Kampong Chantek. The access road is from Dunearn Road.

The development has a land area of about 220,000sqft and consist of 125 units. It was developed by Allgreen properties and completed in 2004.

The unit size ranges from 2,787 to 4,650 sqft. Each unit has 5 bedrooms, all of which comes with an attached bath. 81 units have a roof terrace with roof garden while 44 units have an attic.

BINJAI CREST is also one of the rare cluster housing project that comes with a tennis court.

The development does need a fresh coat of paint though, but the wife and I understand that they are repainting sometime this year/early next year.

We love the generous amount of space within the unit and around the development. This is a departure from the small plot size and "tall and thin" unit associated with most cluster housings that we have visited so far.

But alas, it was not meant to be...











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Tags: condo / d21 / freehold / others / suites de laurel

SUITES DE LAUREL (Review)

- July 27, 2010 15 Comments

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District:  21
Location:  Jalan Anak Bukit
Developer:  Sustained Land Pte Ltd
Tenure:  999-years Leasehold (from 10 June 1884)
Estimated site area:  33,300sqft
Expected TOP:  01 June 2014
Description:  1 blocks of 5-storey each
Total number of units:  72
Total number of carpark lots:  72 (ground level)

The wife and I decided to visit the sales gallery of SUITES DE LAUREL last Sunday morning. This is an “Apartment Status” project developed by Sustained Land Pte Ltd, a boutique developer that is responsible for projects like Coastal View Residences (Changi), Coastal Breeze Residences (Changi) and 833 MB Residences (Mountbatten).

The sales gallery is located at the actual site along Jalan Anak Bukit, next to Garden Vista Condo. We understand that SUITES DE LAUREL has started its VVIP Preview since end-May but it is still not officially launched yet.


The actual site looks rather small – understandable given that it is only about 33,000sqft. The wife and I were told by the marketing agent that more than half of the total units in SUITES DE LAUREL will enjoy unblocked view, with some units getting a full view of the Bukit Timah Nature Reserves. The development is also about 5 minutes walk to the future Beauty World MRT Station.

Those seeking big units at SUITES DE LAUREL will be solely disappointed – the project consists of mainly 1, 1+1 and 2-bedders of no larger than 721sqft, while the 15 penthouses range from a mere 937sqft to 1593sqft.

• 1-Bedroom (18 units):             484 – 527sqft
• 1+1 Bedroom (21 units):         571 – 624sqft
• 2-Bedroom (15 units):             646 – 721sqft
• 3-Bedroom (3 units):               915sqft
• 2/2+1/3-Bedroom Penthouses (15 units):        937 – 1593sqft

Given the “Apartment Status” and the small plot area, the facility offering at SUITES DE LAUREL is very basic – you get a swimming pool, BBQ pit at the pool deck, gym… and that is basically it. However, one aspect that we find rather interesting is the rectangular shaped swimming pool acts like a rooftop connector between the 2 “wings” of the block. And since the pool is only supported at both ends with nothing underneath, you get a “floating pool” effect.

Carpark lots are found on the ground level. Most of these are uncovered, unless you are fortunate enough to be assigned a lot that is directly beneath the block.

The only showflat on display is a 721sqft, 2-bedroom unit (Type J).

The home shelter is next to the main door as you enter the unit. The living/dining area is a small rectangular area that will probably accommodate a small sofa, coffee table and a 2-seater dining table (Ok, 4-seater maybe, if you can find a small enough rectangular table). It comes with 60cm x 60cm marble floors and a standard ceiling height of 3.15m, which is quite impressive. The balcony is a narrow rectangular strip that will probably offer standing space only.

The unit comes with an “open concept” kitchen – we were told that most of the unit layouts in SUITES DE LAUREL are fitted with such kitchen. The wife is not particularly thrilled about open concept kitchen as this is usually fully enclosed, i.e. with no windows for ventilation. So you cannot really do serious cooking without having the whole house smelling like what you are having for dinner. The kitchen is fitted with “Tekka” induction hob/hood and faucet, which are all the appliances that come with the unit. A small space for your washer/dryer is available at the end of the kitchen, but there is no yard area in this unit. We find the quality of the kitchen worktop and cabinets average at best. One thing that we must warn you about is that the kitchen layout in the showflat (as shown in the photo below) is NOT an exact replica of what you actually get for this unit type. You should refer to the floor plan to have a better feel of the actual kitchen layout.

The common bedroom is small but regular shaped and comes with bay windows. So you probably have to go with a single (super-single max.) bed in here. The room does come with decent looking timber-strip floors but a rather small wardrobe.

The common bathroom has ceramic-tile walls and floors and come with a standing shower stall with standard wall-mounted shower.

The master bedroom is longish rectangular in shape and comes with similar timber-strip floors. The outer walls are surrounded by bay windows. Our first impression of the master bedroom is that it is actually quite spacious for a 700+ sqft unit. But this is largely due to the fact that the rather small dressing table and round-shaped bed are custom fitted onto the bay window ledges.

The master bathroom is good size and even comes with rain-shower in the standing shower stall (no bath-tub, sorry). However, the wife and I were not impressed by the ceramic-tile walls/floors – perhaps we are overly spoilt by the fact that nearly all the new projects we have seen lately come with marble walls/floors in the master bathroom. Again we have to warn you about the master bathroom layout – we were told that the actual unit will have a slightly different layout compared to what is shown in the showflat. However, the furnishing you get should be similar.

What we like:

• Location – SUITES DE LAUREL is right across from Bukit Timah Plaza, diagonally across from Beauty World Plaza and short walking distances to the various eateries nearby. So amenities are aplenty. 

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  The project is approximately 5 minutes’ walk to the upcoming Beauty World MRT Station – ideal for owners/tenants without cars.

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  Primary school wise, you have a choice of Pei Hwa and Methodist Girls’ Primary that is within 1-km of SUITES DE LAUREL.

What we dislike:

• 
  
  Location – The stretch of road along Jalan Anak Bukit where SUITES DE LAUREL is sited is busy almost whole day round. So units facing the road may find it a tad noisy.

• 
  
  Unit size – 3-bedroom units of 915sqft and “penthouses” of 937sqft are waaaay too small for our liking.

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  The unit layouts are less than ideal – home shelter located in the living area, enclosed kitchen, lots of bay window etc. However, we were told that there is one unit type (Type N: 721sqft, 2-Bedroom) where there is no interior bay windows (i.e. the bay windows are outside of the unit and do not constitute as part of the unit’s total floor area) and another unit type (Type M: 915sqft, 3-Bedroom) where there is actually a small yard area and the home shelter is located in the yard.

Pricing wise, here is a sample for the different unit types

• #05-08, 484sqft 1-bedroom unit (Type H): $791,520  or  $1635psf     (* This is supposedly the best 1-bedder unit in the whole project – highest floor and with full view of the Bukit Timah Nature Reserves *)

• #04-04, 624sqft 1+1-bedroom unit (Type D): $863,940  or  $1385psf     (* This unit is located diagonally from the main entrance *)

• #02-13, 721sqft 2-bedroom unit (Type N): $967,980  or  $1343psf     (* This is the unit with no interior bay windows – only unit left in this stack *)

As of last Sunday morning, about 25 of the 72 units in SUITES DE LAUREL are already sold. All the 3-bedroom units and 3-bedroom penthouses have also been taken up.

The marketing agent claimed that there will be good demand for such smaller units at SUITES DE LAUREL, as they are popular as rental investments and with DINKs or working singles. This is especially when the other new projects in District 21 by bigger developers does not have similar unit sizes. We were told that the 1-bedder can expect to fetch a monthly rental income of $2.5k. However, the wife and I are less than convinced by the claims – most buyers and especially tenants will prefer a full-facility condo. A “Condominium Status” development will also generally command better rental and resale values than one with “Apartment Status”.

Click on below link to view full set of floor plans

http://www.flickr.com/photos/47881767@N05/sets/72157624467427719/
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Tags: condo / d21 / freehold / newton / terrene / uol

TERRENE @BUKIT TIMAH (Review - continue)

- July 20, 2010 No Comments

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We pick up where we left off yesterday.

The second floor of the sales gallery features what the upper level of a 4-Bedroom Penthouse will look like. 


The master bedroom is located on the upper level. This comes across as much smaller than the one we saw in the 3-bedroom unit. This is probably because of the huge roof terrace area that took up quite alot of space on this level.



The master bathroom is definitely more spacious than the one in the 3-bedder. However, the furnishing is similarly unimpressive.


There is no bathtub in the master bath even for the penthouses. The other thing that we find quite strange is the two wall-mounted showers in the standing shower stalls. The wife and I have seen our fair share of "His" and "Hers" bathroom sinks and even wardrobes, but this is the first time we have come across a "His" and "Hers" shower!


There is one other bedroom on this level but this felt more like a study given its small size. There is also a common bathroom outside the "study".

The roof terrace area is huge, so much so that it can accomodate a big jacuzzi (which comes standard with the 4 and 5-bedroom penthouses) and still have enough space to hold a small party for 6 - 8 people.


What we like:
• Location - The wife and I are not exactly big fans of the Jalan Jurong Kechil/Toh Tuck Road area, but it is a relatively straight road from TERRENE to PIE/Dunearn Road/AYE (via Clementi Road), all of which are just minutes’ drive away. However, we understand that the morning traffic along this stretch of road can be quite daunting.

• The upcoming Beauty World MRT Station is supposedly less than 500m from TERRENE. It is also fairly close to eateries and amenities along Bukit Timah Road.

• For those with kids entering primary school come 2015, there is a choice of Bukit Timah or Pei Hua Primary that are within 1-km of TERRENE.

• The Canadian International School (Elementary) and German European School are also within a kilometre from TERRENE, which may mean rental demands from expatriates with children attending these schools.

What we dislike:
• This is the third project by UOL (i.e. after Waterbank @Dakota and Meadows @Pierce) that the wife and I have seen since we began writing our blog. And we are disappointed a third time with the quality of furnishing at TERRENE.

• The common rooms in the showflats are too small for our comfort and please do not even get us started on the tiny utility aka maid’s room in the 3-bedder unit.

• Given the low-rise status (i.e. 5-storey) of this project, the external view of all outward facing units at TERRENE are likely to be blocked. And if you look at the facility offerings and their layouts, there is nothing much to look into even for the inward facing units.

Despite our grievances about TERRENE, there seems to be quite a lot of people that disagree with our take on the project. This is reflected by the extremely strong take-up rate – we were told that developers have sold more than 10 units over last Friday and Saturday alone, so it is not far-fetched to assume that TERRENE will be completely sold out within the next 1 - 2 months.

Price wise, we understand that this ranges from slightly below $1000psf for the penthouses to over $1250psf for the smaller units. So one can buy a 2000+sqft, 999-years tenure, 2-level penthouse in district 21 for about $2 million dollars. Granted that TERRENE is not exactly located at the most fancied part of district 21, but it is still a relatively good deal if you consider the current property market situation.

However, TERRENE is not a project that the wife and I will consider buying into, for obvious enough reasons.
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Tags: condo / d21 / freehold / newton / terrene / uol

TERRENE @BUKIT TIMAH (Review)

- July 19, 2010 No Comments

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District: 21
Location: Jalan Jurong Kechil/ Toh Tuck Road
Developer: UOL & LaSalle Investment Management
Tenure: 999-years
Estimated site area: 130,000sqft
Expected TOP: 31 March 2014
Description: 8 blocks of 5-storey each
Total number of units: 172
Total number of carpark lots: 172 + 4 handicapped (all basement)

The wife and I finally found ourselves at the sales gallery of TERRENE on Sunday morning. The much talked-about project was officially launched last Friday, but with only 42 of the 172 units left for sale.

The sales gallery is located at the actual site itself, i.e. the junction of Jalan Jurong Kechil and Toh Tuck Road. Entrance to the gallery is on Toh Tuck Road, but the actual condo entrance will be along Jalan Jurong Kechil.


The sales gallery was expectedly filled with both prospective buyers and agents alike, with many crowding around the site model and others roaming around the showflat.



The types of unit available at TERRENE are fairly standard. However, there is a vast number of penthouses (30) found in this project.

Unit Types & Sizes:
• 1-Bedroom (22 units): 506 – 624sqft
• 2-Bedroom (68 units): 915 – 1184sqft
• 3-Bedroom (44 units): 1109 – 1572sqft
• 4-Bedroom (8 units): 1550 – 1841sqft
• 3-Bedroom PH (14 units): 1733 – 2034sqft
• 4-Bedroom PH (11 units): 2067 – 2443sqft
• 5-Bedroom PH (5 units): 2659 – 3025sqft



In terms of facility, TERRENE has incorporated the standing offering found in most new condo project but in a nature setting. So you will find water-walls, gym that is set beneath a ridge and a "Bird's Nest" - which is essentially a playground/treehouse built around a big tree. However, there is no sky terraces (given the low-rise status) or tennis court. The wife and I actually found the facilities quite basic.


The primary showflat on display is a 1539sqft, 3-Bedroom ground-floor unit (Type C7G).


The wife and I were disappointed the moment we stepped into the showflat - the living/dining area is real tiny for a 1500+sqft unit. We were also not impressed with the small-slab marble flooring. All units come standard with 2.9m ceiling.


The kitchen is squarish and decent size. The quality of the L-shaped worktop and kitchen cabinets are nothing much to shout about. The unit comes with "Tekka" hood/hob/oven and that is about all the appliances you can expect.


There is not much of a yard area to speak of, so doing laundry in here will be a challenge. The utility/maid's room is quite pathetic in size - it is long and narrow and so will probably fit a custom-made bed but nothing much else. A small bathroom is available opposite the utility room.
The two common rooms are a tad small. It comes with a modular wardrobe with "foldable" doors - not exactly classy looking.


The common bathroom is good-sized and comes with 'Grohe" bathroom fittings and a standing shower stall. However, we are not particularly thrilled with the quality of furnishing - e.g. the not-very-appealing ceramic wall/floor tiles, wall cabinet with very sharp edges and bath sink that looked very "old-school".


The master bedroom is surprisingly very spacious - one of the few things we liked about this unit.
The wardrobe has sliding doors this time, but it is quite non-descript.


The master bathroom is quite small and you be disappointed if you are expecting a bathtub - it only has a standing shower stall with standard shower head. And unlike many other new condos, the master bathroom does not come with marble floor or walls.


The sales gallery of TERRENE also showcased what the upper level of a 4-Bedroom Penthouse unit will look like. We will review this section tomorrow and also tell you what we think about this project.
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Tags: Allgreen / condo / d21 / freehold / newton / The Cascadia

THE CASCADIA: Building Progress

- June 27, 2010 No Comments

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The wife and I happened to drive past the actual site of THE CASCADIA today, and thought we'll show you a photo (or two).




Looks like the project is coming up nicely for year-end TOP.

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Tags: condo / d21 / freehold / newton / terrene / uol

TERRENE @BUKIT TIMAH: Executive Summary

- June 26, 2010 2 Comments

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This might come in handy for those who are interested in TERRENE @BUKIT TIMAH.

Our thanks to Knight Frank.

Executive Summary (Terrene)

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Tags: Allgreen / condo / d21 / freehold / newton / others / The Cascadia

THE CASCADIA (Review)

- June 23, 2010 1 Comment

District: 21
Location: Bukit Timah Road
Address: 947 Bukit Timah Road (Management Office addess)
Tenure: Freehold
Developer: Allgreen Properties Limited
Number of units: 536 units
Number of Blocks: 13 of 10-storey each
Parking Lots: 567 (basement parking)
TOP: October 2010 (according to marketing agent)

THE CASCADIA is technically not “new” – this development was launched back in 2007 and about 187 units were sold then at about $1,500psf. Then came the property downturn and the developer decided to hold back on sales till about May of this year.

THE CASCADIA resides on a 300,000sqft irregular-shaped plot along Bukit Timah Road (next door to The Floridian), but the showflat is located off-site on an empty field at Old Holland Road.


The sales gallery was rather empty when the wife and I visited last Sunday morning. Units in 7 of the 13 blocks (total of 296 units) are still available for sale, but we were told that almost 60% of the project has been taken up.

There are quite a number of unit types and sizes being offered at THE CASCADIA:
• 1-Bedroom (38 units): 570 – 710sqft
• 2-Bedrrom/2+Study (109 units): 871 – 1162sqft
• 3-Bedroom/3+Study (81 units): 1173 – 1323sqft
• 4-Bedroom/4+Study (45 units): 1410 – 1593sqft
• 2BR/2+S Penthouses (12 units): 1679 – 2260sqft
• 3BR/3+Study Penthouses (7 units): 2346 – 2884sqft
• 4BR/5BR Super Penthouses (4 units): 3961 – 5231sqft


The 2 and 3-bedroom penthouses come in 2 levels, but the upper level consists totally of roof terraces (unless space to us). The Super Penthouses have interior living spaces on both the upper and lower levels and come with their own private lap-pools.

THE CASCADIA is a full facilities condominium, but the facility offering does come across as dull compared to some of the newer launches – you still get the basic facilities you would expect from a condo project, but there is no “wow” factor here. It does offers two tennis court, which is generous for a 500+ units project.



There are 3 showflat types on display at the sales gallery:
 1582sqft, 4-Bedroom+Study (Type D2s-a)

 1237sqft, 3-Bedroom+PES (Type C1-a)

 1162sqft, 2-Bedroom+Study+PES (Type B1s-a)


The layout of the 3 unit types is rather similar (supposedly unique for Allgreen’s development), so we will just concentrate on the 4-Bedroom+ Study unit.

As we stepped into the showflat, the wife and I was amazed by how huge the living/ dining area is – until we realized that it is “enlarged” by sacrificing the common bedroom adjacent to the living area. So this is effectively a 3-bedroom+ study unit. If one decides to keep four bedrooms, the living/dining area is actually a tad small. We were told by the marketing agent that even if we decide to do the former, we can only knock the wall down after the condominium obtains its legal completion status, and at our own cost (of course). The living/dining is at least regular in shape, and comes with 3.2m ceiling height. The floor is furnished with unique 60cm x 60cm “porcelain” tiles – this is supposedly tougher than granite (go goggle it, says our marketing agent) and looked rather nice.

There is no balcony in this unit – the “balcony doors” open out to a sunken planter box, which seems rather strange. However, this just means more interior living space so we aren’t complaining.

There is also no dry kitchen – the only kitchen you get is a rectangular strip that comes furnished with “Miele” hob/hob/oven and solid surface worktop.

The small yard area extends from the kitchen – not a lot of space to work with after fitting the washer/dryer (separate units will need to be stacked). The bomb shelter/maid’s room is short but wide – so you will need custom-made bed if this is the domestic helper’s quarter. A small bathroom is available in the yard area.

The common bathroom is decent size, with ceramic tiles floor and walls. It also comes with good quality “Damixa” bathroom fittings - we may be partial here, since we have the same brand of fittings installed in our master bathroom...

The 2 common rooms are regular and good size, so fitting a queen bed inside will not pose too much of a problem. It comes with nice wood strip floors, but we are not particular impressed with the modular “open” wardrobe system (read: no doors). Just thinking about the dust and having to keep the wardrobe tidy (or out of sight) made the two of us cringe.

The study area is about the size of a small store room. Maybe that’s why it is not enclosed (again: no doors). The developer has deliberately hacked the wall between the study and the junior suites to increase the perception of space.

The junior suite looked rather small and comes with the same modular wardrobe system. The attached bathroom is also small but comes with good quality “Damixa/Duravit” fittings. The standing shower stall may pose a challenge for “bigger individuals” to maneuver inside (kudos to the wife for spotting this).

The master bedroom is very good size and has a set of “rounded” windows on one side. It also comes standard with transparent glass wardrobes but again with no doors. The master bathroom is also good size, fitted with granite floors/walls and comes with a bath tub and adjacent standing shower stall. The usual “Damixa/Duravit” fittings apply.

What we like:
 All units in THE CASCADIA are primarily North-South facing, which means you do not get the direct morning/afternoon sun.

 All the rooms are regular shaped with no odd-corners.

 All the showflat types come with the same good quality furnishings and fittings.

 Even the 2-bedroom units come with long bath and adjacent shower stall in the master bathroom.

 Within close proximity of the upcoming King Albert Park MRT station (part of the Downtown Line Stage 2) that will be completed by 2015.


What we dislike:
 The living/dining for all 3 showflat types are quite small. This is especially disappointing with the 4-bedder unit, unless you sacrifice a common bedroom to enlarge the living area as per the showflat.

 Only 1 primary school is within 1-km of THE CASCADIA – Methodist Girls’ Primary.

 For investment purpose, the rental yield may not be fantastic – although many do prefer rental units in a new development, THE CASCADIA will probably face severe competition from Maplewood and Nexus as well as The Floridian when this is completed.

Price-wise, a 4+Study unit in Block No. 943 (#06-49) will cost $2,161,320 or $1445psf. This unit will get the main pool view. Maintenance for this unit (7 shares) is around $266/month, which is quite reasonable.

As we have mentioned earlier, 60% of the unit in THE CASCADIA are already sold as of last Sunday. The developer has allegedly increased their selling price by 1% since last Saturday. Deferred payment Scheme is still being offered for this project.

In summary, both the wife and I are rather impartial about THE CASCADIA. We are quite happy with the unit layout (other than the small living/dining area) and the quality of furnishings/fittings provided, but we still think that the facilities within this project are somewhat “old school”. This may be a consideration for buyers who are big on facilities. And who can blame them, when they have to shell out almost $1500psf for their apartments?