(26-04-2013, 10:46 PM)revelationofpyramids Wrote: Haha.. maybe a tad on high side, but maybe its cos I assumed $5,500 psf ASP and $1,060 psf cost for shops (15,883 sf) and $1,400 psf ASP and $990 psf cost for resi (18,293 sf), I arrived at total of over $76m total gross profit, so half share is $38m. Ok, maybe a bit too optimistic... $30m could be achievable.
I read shop spaces went for $4,000+ to $8,000+ psf, so $5,500 psf ASP shd be ok?
If $5,500 psf and $1,400 psf are ok ASP for shops and resi then prob $36m is doable?
Hi revelationofpyramids,
may i ask how did you get gfa 15,883 sqft for commercial and 18,293 sqft for residential.
From SGX Annx, i see that the land area is 1,350.2 sqm which is 14,533 sqft.
Residential = 7430 sqft x 3.0 plot ratio = 22,290 sqft
Commerical = 7104 sqft x 2.8 plot ratio = 19,891 sqft
Do correct me if my calculations are wrong. Thanks!
Accordingly to my records, here are the areas for the commercial units:
B1 - 29 units total of 4733 retail sqft
Lvl 1 - 29 units of total 3372 retail sqft
Lvl 2 - 29 units of total 4766 retail sqft
Lvl 3 - 6 units of total 3045 retail sqft + open terrace + flat root (of similiar size)
Total is 15,916 sqft. Seems to be around revelationofpyramids's GFA value. I remember it was derived by adding up all the individual units from the floor plans.
(26-04-2013, 10:46 PM)revelationofpyramids Wrote: Haha.. maybe a tad on high side, but maybe its cos I assumed $5,500 psf ASP and $1,060 psf cost for shops (15,883 sf) and $1,400 psf ASP and $990 psf cost for resi (18,293 sf), I arrived at total of over $76m total gross profit, so half share is $38m. Ok, maybe a bit too optimistic... $30m could be achievable.
I read shop spaces went for $4,000+ to $8,000+ psf, so $5,500 psf ASP shd be ok?
If $5,500 psf and $1,400 psf are ok ASP for shops and resi then prob $36m is doable?
Hi revelationofpyramids,
may i ask how did you get gfa 15,883 sqft for commercial and 18,293 sqft for residential.
From SGX Annx, i see that the land area is 1,350.2 sqm which is 14,533 sqft.
Residential = 7430 sqft x 3.0 plot ratio = 22,290 sqft
Commerical = 7104 sqft x 2.8 plot ratio = 19,891 sqft
Do correct me if my calculations are wrong. Thanks!
Accordingly to my records, here are the areas for the commercial units:
B1 - 29 units total of 4733 retail sqft
Lvl 1 - 29 units of total 3372 retail sqft
Lvl 2 - 29 units of total 4766 retail sqft
Lvl 3 - 6 units of total 3045 retail sqft + open terrace + flat root (of similiar size)
Total is 15,916 sqft. Seems to be around revelationofpyramids's GFA value. I remember it was derived by adding up all the individual units from the floor plans.
I have found the floor plan for Pavillion Square and i get a GFA of 15,895 sqft for the commercial portion. Therefore my calculations earlier were incorrect. You guys are right. Thanks!
10-09-2013, 01:53 AM (This post was last modified: 10-09-2013, 01:57 AM by yawnyawn.)
As of August 2013
Mayfair Residences - 3/20 units sold. No units sold in August
Garden Park Residences - 11/36 units sold. 1 unit sold in August
Garden park has units with smaller sizes(pricing from 750k onwards). Therefore I foresee that it will sell better than Mayfair(pricing 1.6m onwards) which has a bigger quantum.
(10-09-2013, 01:53 AM)yawnyawn Wrote: As of August 2013
Mayfair Residences - 3/20 units sold. No units sold in August
Garden Park Residences - 11/36 units sold. 1 unit sold in August
Garden park has units with smaller sizes(pricing from 750k onwards). Therefore I foresee that it will sell better than Mayfair(pricing 1.6m onwards) which has a bigger quantum.
Hi Bro Yawnyawn
Do not munch too much on the sales figures. Singapore have never been the main focus of the management.
To quote their slogan, "TO BE A PREMIER MULTI-NATIONAL CORPORATION CREATING IconIC LUXURY PROPERTY DEVELOPMENT IN THE REGION."
Singapore is just a spring-board for Nico to bring Pollux to the new height and beyond.
(10-09-2013, 03:25 PM)revelationofpyramids Wrote: Slow sales at its East Coast projects. Hope it lowers price to push for more sales soon.
I just received brochure by agt which say Pavillion Square apartments left 5 units. This is better news here.
Ganges Centre now being A&A already. Good they keep this one for rental income bcos mkt sales for apts now very slow.
Hi Revelationofpyramids
I have spoken to Nico recently, lowering the selling price to promote sales have never been their strategy. In fact, they will maintain on the asking price for the specific group of buyer looking for luxury units.
As for Havelock Serviced Apartments, it have been injected into Pollux Hotels Group and news will be out soon.
Berkley not yet launched. Slow sale at first 2 projects probably reason they KIV Berkley.
OK, I follow thread on Pollux at the other website. You know a lot about Pollux, but the Indonesian Biz is the father's one and not related to Pollux Singapore. But interesting notes on potential RTO although I don't really understand how the RTO is like in this case.
The serviced apt to be injected into the Indonesian parent?
12-09-2013, 04:16 PM (This post was last modified: 12-09-2013, 04:50 PM by Volmax.)
(12-09-2013, 10:20 AM)revelationofpyramids Wrote: Berkley not yet launched. Slow sale at first 2 projects probably reason they KIV Berkley.
OK, I follow thread on Pollux at the other website. You know a lot about Pollux, but the Indonesian Biz is the father's one and not related to Pollux Singapore. But interesting notes on potential RTO although I don't really understand how the RTO is like in this case.
The serviced apt to be injected into the Indonesian parent?
According to Nico, Singapore sales is considered as encouraging. They are not in a hurry to look for new land to develop due to the high land price, recent measures and market sentiments.
Old Mr Po is giving his full support to Nico to excel in the regional properties sector. With Mr Po wide connection and financial power, I have no doubt Nico would outperform the market.
If you have follow closely on their development, you would have noticed that Crowne Plazza, World Capital Tower, Paragon City and other recent properties development were all marketed under Pollux Properties Indonesia or North Pacific Developments (and they always claimed as based in Singapore). My take is they will inject all these properties together with the hotel group into Pollux Singapore, resulting in the RTO.
To quote what was on the news:
"According to Po Soen Kok, Posco E & C companies will become its partner. As for cooperation with Posco E & C, among others targeted in order to attract companies to invest as well as making it the company as a partner in the construction field."
So after the RTO, they may place out shares to other partners / institutional investors to fund all these projects.
Btw, Pollux Hotels is using the same office address and contacts as Pollux Singapore, so very high chance that the hotel group will be injected into Pollux Singapore.
Thanks Volmax. Hope you continue to post here cos I think not many people frequent the Sg Chat forum for stocks news?
I am still concerned that they can't sell their condo units bcos the market has softened esp after the TDSR ruling. Hope they dish out dividend also.
But if really got RTO then it could be another play on injection of asset and issue of shares and warrants like so many penny issues now. Most of them haven't even made money, just buy land or something, like Albedo, CCM and Rowsley.
At least Pollux already had sold units and getting ready a service apt.
13-09-2013, 10:45 AM (This post was last modified: 13-09-2013, 11:17 AM by Volmax.)
SG Talk have a lot more noise than stock news, but more forummers.
About the CD, they are considering something in the pipeline, but dun have a definite date yet. Maybe after they have more cash in their coffer.
Nico is not the NATO type, but is more of a doer than talker. He must be rather busy tying down loose end on all these projects. Hope he have good news for us soon.
Used to be their top 20 warrant holders, but kaoz it expired worthless as time was not on our side.
Homepage
PR Newswire
