Mansionette Owner

[adidaem 6]

Oh, I think Queenstown EM valuation is $750k for low floor a few months back. Should be much higher now since a few units at lower floors have sold for $835k and above in 2012.

Omg, my upstairs neighbor (v. high floor) is asking for $960k! Shocked. :jawdrop:

Is the market still so good? It is a high floor unit, but not a corner one.

Dunno the valuation, and it's a fairly original condition EM btw, that requires extensive reno.

[potatoes 0]

Omg, my upstairs neighbor (v. high floor) is asking for $960k! Shocked. :jawdrop:

Is the market still so good? It is a high floor unit, but not a corner one.

Dunno the valuation, and it's a fairly original condition EM btw, that requires extensive reno.

Soon it will reach the $1 million mark for EM. I think u mentioned the Bishan EM sky terrace already hit $1M.....

.... And who r these people who r willing to buy EM @ this kind of price?

Quite unlikely the uograders from 5 rm.

Most probably they r the private property owners who sells off their apt or property during this time. They r the ones who r now CA$H rich.

Edited April 8, 2012 by potatoes

[AxelC 3]

All Gurus,

As part of the selling procedures, HDB officer came to check on my current place. I was informed that I need to do some work to my sliding windows, as they do not meet the safety requirements. To be specific, I will need to get a contractor to install the angle strip on all the sliding windows. Tried contacting the contractors on HDB website... One quoted $240 for the whole unit. However, when on site, he raised the price to $490 by claiming that a lot more need to be done. I don't find those work necessary (e.g. changing of rivets) as HDB officer did not raise them to me.

Does anyone have any contact for a BCA-approved contractor? Pls let know. Thanks.

Soon it will reach the $1 million mark for EM. I think u mentioned the Bishan EM sky terrace already hit $1M.....

.... And who r these people who r willing to buy EM @ this kind of price?

Quite unlikely the uograders from 5 rm.

Most probably they r the private property owners who sells off their apt or property during this time. They r the ones who r now CA$H rich.

[ashiesthm 0]

Hi everyone,

I know there are many who spent many months looking for an ideal em. Just sold my place and immediately started searching for an em. Although I have only viewed abt 10 units in less than 3 weeks, I am already kind of tired out. Most units call for high cov, ranging from 40k to 80k. Yes, I must say that some are nicely reno but I am not willingly to pay eg. 80k for cov. I rather use that amount to do an overhaul of a run-down em. At last, found one which only calls for 20k cov - definitely needs major reno. Pls advise if:

- 60 to 80 k sufficient for an overhaul of a 26 yo em?

- any good responsible contractors or id to recommend? In terms of workmanship, service etc.

I thought I should start my homework now so that I am prepared for another challenging time ahead, ie Reno!

Ax

Hi.. I just bought an EM at JW and its COV is only 18K. Bless .. Save me monies so can pump more on the renovation, which needs overhaul thou.

A cheap unit is just nice so I can do reno to have design suit for me and family. Heeee

[ashiesthm 0]

Hi Ax, congrats for getting an EM.... Btw where is the EM u bought? 20k COV is indeed on the low side. My COV was on the high side about a yr ago.... All cash has gone and left with little to reno. My Reno is abt 42k which involve overhauling the whole place.... So 60k to 80k should be sufficient. All the best for your reno

Hi... Saw you got $42k for overhauling... Mind sharing the details of contractors and breakdown so I can weigh for my upcoming new reno. Appreciate

[ashiesthm 0]

The Hougang ones was almost the same as tampines.. At least a COV of 50K. That ah long unit asking for 30K that why I suspected

Omg... Does it mean the unit I'm getting now is ah-long unit? Coz cov only 18k... How to check out on this? Helpppp

[AxelC 3]

Mine was 20k cov. The place has been n the market for a while. There could be many reasons for low cov. E.g. Original condition, low floor, seller becomes more grounded in terms of asking price. Not necessary due to ah long

Omg... Does it mean the unit I'm getting now is ah-long unit? Coz cov only 18k... How to check out on this? Helpppp

[ashiesthm 0]

Hi. Newbie here and just join the Reno talk forum.

Brought a EM along Hougang ave 6 and took over in Jsnuary 2012. The valued $570K and paid a COV of $60k.

About 10 mins walk to Hougang MRT and Hougang Mall.

Just began the renovation process

1. Hack the lower floor complete flooring

2. Hack kitchen wall and rebuilt to extend the wall

3. Hack the 2nd level common toilet wall and floor tiles.

4. Re-instate back the balcony area.

5. Re-instate back by re-built the untitly room

6. Re-built back the store room under the stairs.

7.. Homo tiles 1.2m by 0.6m to untitly room, dining, living and kitchen flooring.

8. Over lay floor tiles to 1st level toilet and MBR toilet.

9. Change new wall tiles and floor tiles of 600 by 300 mm In the 2nd level common toilet

10. False ceiling and cove lights panel in the 3 bedrooms, common toilet, dining room, living room and the common areas outside the bedrooms.

11. New frameless glass panel doors at the balcony.

12. New tiles in wood texture at the balcony.

13. Replace the kitchen windows new.

14. Ex-owner has erected the roof at the balcony which we have decided to stay and just to remove the windows.

15. New stainless steel pipings.

16. New kitchen cabinetry.

17. Full height cabinets of 5 ft width to house shoes and other items that is multi purpose storage.

18. Common toilet mirror cabinet and vanity top

19. Common toilet stand shower glass door.

The above mentioned items was quoted at 42K.

Other expenses

1. Bosch domino gas hob single burner for wok $1299

2. Bosch domino gas hob double burner $1199

3. Bosch oven $999

4. Bosch hood 90cm $1499

5. Grohe rain shower 2 sets each @$750

6. 3 WC @268, 280 and 480 each.

7. MBR basin with ready made cabinet 600mn width $480

8. Common toilet basin $200

9. PD door which we confirm by ourselves at close to 2K for 4 doors @ 3 toilets and kitchen.

10. Storage water heater $280

11. Instant water heater with rain shower $350

12. Electrical works done by my cousin about $500 for the materials.

The list shall goes on ............

Hi... Dats a gd quote. Care to share the contractor details with me? Thanks

[ashiesthm 0]

Mine was 20k cov. The place has been n the market for a while. There could be many reasons for low cov. E.g. Original condition, low floor, seller becomes more grounded in terms of asking price. Not necessary due to ah long

Wat a relief... Thanks a lot ... At least it ease my mind a little

[ashiesthm 0]

Hi AxelC

Maybe this method shall save you all the trouble from using the computer to draw.

You can purchase the floor plan via HDB website at $5.

This floor plan is to scale 1cm : 1m.

1) HDB shall sent you a soft copy.

2) keep the soft copy in your hard disk

3) print out a hard copy

4) blanko out the areas that you have in mind to do up

5) using the scale ratio 1cm : 1m plot your layout with a pencil.

6) do write down a list of specific details items that you like to do before meeting any contractor or ID. With this apple to apple method you can gauge roughly whom is more reasonable.

7) basically and usually, the ID or contractor questions are

A. how many people staying in the unit?.

B. Any older folks?

C. Open concept kitchen?

D. Need more storage?

E. Replace flooring to all areas?

F. What are the areas to replace cabinetry?

G. Budget?

FYI

The big ticket items are

1. The hacking works

2. The type of flooring tiles eg marble or granite

3. The complete staircase works

4. The cabinetry works.

5. The wall tiling work to the toilets

6. To built a roof at the balcony area or recess area.

Earlier before embarking on my renovation, went to simei xpo interior decor fair and approach a xxx ID firm and their designers came down to my EM and commented to suggest all areas and items has to replace. They subsequently brought me to see an ongoing EM project in Bedok which the owner paid a $150K reno bill when I asked him on the total cost.

I look at the whole EM and could not figure out how was the 150k spent as the complete lower level flooring was using cement screet.

His decor concept was loft and industrial look with all the wires and cable exposed in cable trunking overhead and around the house. Looks kind of messy.

These xxx ID designers even mentioned that their charges are higher because they have a team of in house contractors and their designs are exclusive. Anyway their loft decor does not suit me.

Their quotes for my homo tiles flooring is already double in pricing when comparing with other quotes. They quoted close to 80K for about the same amount of reno items now being carried out.

Since then I start to realize that does mean to spent more $$$ shall have your house look nice. Designer can come up with designs that you have to bear for the years which you be living in and in the worst case scenario if the design does not fit you.

The current ID company which i engaged seem to be just doing ok.

Their pricing so far in my opinion do seem reasonable as I'm using the apple to apple comparison formula.

Have yet to see the final completion work.....

Better not to recommend you before I test them out.....

Hi... Your info is great, thanks

[cleong 1]

Just observe the surrounds of your flat - has the gate and front of the unit been freshly repainted? Are there painted-over walls at the lift or staircase landings? Ask the neighbours if there's any trouble. A loanshark unit isn't that hard to spot.

[potatoes 0]

Hi... Saw you got $42k for overhauling... Mind sharing the details of contractors and breakdown so I can weigh for my upcoming new reno. Appreciate

Hi ashiesthm. Congrats in becoming a new EM owner.... U've got a good COV and at least u need not worry about having little $$$ for reno. I had to restrict my budget which was initially about 30k. I realize the quotes from the various ID and contractors mostly surpass the 50k mark.

I won't recommend my ID to u coz I find him very him very inefficient and he procrastinates a lot! Another forumer who used him also faced similar situation.

I m sure u will be able to find a suitable one in this forum.All the best in ur reno.

[Exman 0]

Omg... Does it mean the unit I'm getting now is ah-long unit? Coz cov only 18k... How to check out on this? Helpppp

[Exman 0]

Omg... Does it mean the unit I'm getting now is ah-long unit? Coz cov only 18k... How to check out on this? Helpppp

[Exman 0]

Hi ashiesthm

During my scouting for EM, have came across one EM unit that suspected to be involving "ah long" harassment.

The tell tale sign was outside both the unit pillar wall has a faint "OPP$" wordings as was clean up which can hardly notice if you aren't alert.

However Outside this EM unit has about 3 CCTV cameras pointing at different directions.

Discreetly ask the owner on the outside camera installation that he mentioned that nowadays CCTV is cheap and also for his children security purpose.

And the best part of it that his COV was not low and asking for $60K...not necessary has to be a low COV to be problem free.....

There was one EM, full major reno require if you buy this EM as every thing original as off 25 years ago items, the location is also no good as nearest MRT has to take 4 bus stops away and the elderly couple is asking for minimum of $60K.......

Maybe for level of comfort that you could ask around your block if there is any harassment going on previously or lately...... As nowadays neighbors directly or indirectly also affected by AH LONG imitation and harassment actions....