Disclaimer






"I am a BLOGGER NOT an expert. This is a BLOG not a 'go-to' website for official information. I represent no one's view save my own. I have neither legal nor financial training, nor do I have anything to do with the real estate industry. My understanding of the Collective Sale Process is from a layman's position only. My calculations, computations and tables are homespun and may contain errors. Please note that nothing in this blog constitutes any legal or financial advice to anyone reading it. You should refer to your lawyer, CSC or financial adviser for expert advice before making any decision. This disclaimer is applicable to every post and comment on the blog. Read at your own risk."
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There is one thing worse than an Enbloc ----- and that is an Enbloc done badly. Since the majority have the necessary mandate to sell, then they owe it to all SPs to make a success of it. Minority SPs can only watch and wait, if they sell then lets pray it's at a price we can move on with, if they don't sell, then we are happy to stay for a few more years.

FLAMINGO VALLEY (NEW)


Location: 460 – 480 Siglap Road
Tenure: Freehold
Expected Completion: April 2015
Site Area: 335,418 sqft
District: 15
Developer: Frasers Centrepoint Homes
Blocks: 10 (4x 3-storey, 6x 5-storey)
Floors: 3-5
Total Units: 393


We covered this condo in our Condo Watch 2010 series. Here's a little bit of history:
Flamingo Valley was bought by Frasers Centrepoint for $194m back in early 2007, plans to develop the freehold site was put on hold due to the uncertain economic outlook in mid-2008 to 2009. They decided instead to rent it out for the time being in late 2008.
With a gross plot ratio of 1.4, the developer has forked out about $413 psf ppr back then.
Some details:


Prices
As mentioned in our previous article (note: these prices are NOT confirmed),
1+1BR $1,400 to $1,450 psf
2BR $1,300 to $1,400 psf
3BR $1,200 to $1,300 psf
4BR $1,100 to $1,200 psf

Frasers inks deal to buy Flamingo Valley for $194m

July 28, 2007 FRASERS Centrepoint Ltd has signed a deal to buy the freehold Flamingo Valley at Siglap Road for about $194 million through a collective sale, BT understands. This works out to about $415 psf of potential gross floor area, inclusive of an estimated $820,000 development charge.
The property unit of mainboard-listed Fraser & Neave was the top bidder for the property when its tender closed last week.

Frasers Centrepoint can redevelop the 335,161 sq ft site into a five-storey condo with about 300 apartments averaging 1,500 sq ft. The site is zoned for residential use with a 1.4 plot ratio (ratio of potential maximum gross floor area to land area).

The deal was brokered by Colliers International. Rodyk & Davidson was lawyer to the majority owners.

The old 185-apartment Flamingo Valley site was developed in the 1980s by Ban Hin Leong.
This was the second attempt to sell Flamingo Valley. It was initially put on the market in July/August last year but failed to fetch the owners’ asking price. But a change in outlook by developers around the turn of the year has revived developers’ interest in collective sale sites that were not sold last year.
That has led to property consultants renewing marketing efforts for sites and Colliers relaunched Flamingo Valley in January.

Big sites bought by Frasers Centrepoint last year include Far East Mansion along River Valley, for $256 million, and Waterfront View in the Bedok area for $385 million. The latter was a joint acquisition with Far East Organization.

Frasers Centrepoint also bought the adjacent leasehold Bedok and Changi theatre sites for $40.8 million, with plans to develop a mall which, when completed, it will pump into its shopping centre trust, Frasers Centrepoint Trust.

Last month, Frasers Centrepoint took out a put-and-call-option to acquire a 10,900 sq m mall in NTUC Choice Homes’ upcoming development, Yew Tee Residences.

On the stock market yesterday, F&N shares closed 5 cents lower at $5.35.
Source : Business Times – 7 Feb 2007

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