吹水玩樂

時事理財

由家出發

媽媽天地

育兒教養

情報分享

意見反饋

聯絡管理員

我的中心

Baby Kingdom - 親子王國香港討論區 › 首頁 › 樓市動向› 有無人買左元朗"豐裕軒"呀?

樓市動向今日: 3|主題: 74557

收藏本版

發帖

返回列表

跳至頁

查看: 2283 | 回覆: 7

有無人買左元朗"豐裕軒"呀? [複製鏈接]

happy_yuenyuen

男爵府

積分: 9100

好媽媽勳章

1^#

發表於 07-9-21 16:48 |只看該作者 |倒序瀏覽 |打印

我想問下此樓盤那年落成的?
及現在是否再重推出來?大家對此樓盤有什麼意見哩?

0 0 0

私人傳訊

ikerberg

複式洋房

積分: 394

2^#

發表於 07-9-21 18:22 |只看該作者

I am not sure when was it completely built but I remember that there was a series of sale in about 1-2 years ago at about $3700 per square ft. At that time, the highest price apartment in YL (except those at Fairview Park, Palms Spring) was about $2800 per sq ft of Yoho Town. So, certainly, sale of Fung Yu Hin at that time was bad and was thus withhold.

The Property Cpy just anticipated that the sales atmosphere in Tin Shui Wai has been quite good and therefore pushed the flat for sale again.

My personal opinion:

Plus side:

1. Location is excellent for those who want to just take life downstairs and you have the whole world to eat. It takes 5 five mins to walk to Yuen Long West Rail Station. Not bad.

2. Newest flat on Tai Ma Road

Negative side:
1. For flats at lower floors : noisy and dirty air cos' the traffic in Tai Ma Road is huge

2. No club facilities

3. Similar 'no club facilities' flat on Tai Ma Road are being sold at just 1000-2500 per sq ft. (Best benchmark - Hop Yick Building : around 2500 per sq ft, so why pay 3700?)

4. Yoho Town with excellent facilities and easily leased to young couples is around 3000 per sq ft, so why pay 3700?) The only factor that Fung Yu Hin is better than Yoho is that it is at the real YL centre....

Pls consider that there are about 6000 flats going to be sold for Yoho's coming Phases. For Sun Hung Kei to sell such a large no. of flats at one time, the price should not be high, so I advise you to wait and see. If you have urgent need, consider Yoho. But, I really advise you - wait and see.

If new Yoho flats are sold at about 3000 per sq ft. - buyable!

原文章由 happy_yuenyuen 於 07-9-21 16:48 發表
我想問下此樓盤那年落成的?
及現在是否再重推出來?大家對此樓盤有什麼意見哩?

[ 本文章最後由 ikerberg 於 07-9-21 18:25 編輯 ]

私人傳訊

sumheima

大宅

積分: 1375

3^#

發表於 07-9-22 00:29 |只看該作者

原文章由 ikerberg 於 07-9-21 18:22 發表
I am not sure when was it completely built but I remember that there was a series of sale in about 1-2 years ago at about $3700 per square ft. At that time, the highest price apartment in YL (except ...

Hi, ikerberg

How about the Sun YL Centre, is it worth to buy for investment/for lease? Please advise:lol::" /> !!

私人傳訊

ikerberg

複式洋房

積分: 394

4^#

發表於 07-9-22 07:48 |只看該作者

SUN YL Centre is not bad.

It will surely be the centre of NT North West after ten years. Just consider the She Kou area (at Shenzhen) will develop very quickly in the coming decades.

YL will surely be the centre rather than Tin Shui Wai, consider that there are many well established schools, facilities, restaurants in YL. People in TSW also come to YL to shop and play. Also consider there are many farm lands kept by Sun Hung Kei around Sun YL Centre. So, the Sun YL Centre will surely be the NEW NT North West Centre.

Just consider it only takes about 35 mins, 25 mins to travel from Central and Mongkok respectively by MTR + West Rail. Sun Yuen Long Centre is located right above the YL West Rail Station. Consider, you would travel from Mongkok, it takes 25 mins to get back your home if it is at Sun YL Centre, 30 mins if it is at Yoho Town, 35 mins if it is at Sereno Verde or "Choi Yip Ting". So, if you prefer Choi Yip Ting (also SHK's), it will take 40% (i.e.10 mins / 25 mins)more time than if you live in Sun YL Centre.

Actually, the price of SUN YL Centre is about 2800 p.s.f, whereas Yoho Town is about 2950 p.s.f. but the lease value p.s.f. is both at about $10 p.s.f.

The return rate of lease for Sun YL Centre is about 4.3%
(i.e. 10*12/2800). It is quite OK. (although it is less than my leased-out flat at Park Island iwhich is 4.5%)

I anticipate the price of Sun YL Centre will go up quite well but the surge needs sometime (just like Mei Foo, it needs time for ppl to know that properties which is located right at the MTR / Rail Station have real value)

if you are going to buy it, you have to consider the fact that a very large no. of new flats will be built to surround it. so, you have to choose those facing the 'inner garden' or those those flats that will not be blocked by the new blocks to be built.

**** But finally, if I were you, I will wait and see Sun Hung Kei's release of Yoho new phase (said to be released in the coming year). I anticipate the p.s.f value is about 300-3300. The magic power of new SHK flats could not be underestimated.

(For those who just bought TSW's newly released 'Park Wai Ho Yuen', I also hope you have not made the wrong decision, but just face the fact : Why when Yoho Town (which is 2 stations near to the City, belonging to SHK) is sold at 2900, that Cheung Kong's estate located at TSW can be sold about 3000? TSW's schools and image are too bad to the city ppl.) That's why Kingwood Villas has been so low i.e. 1400-1800 for quite a long time (also due to its huge no. of supply, i.e. supply >> demand very much!)

Oh! Talk so much. If you have further enquiries, pls feel free to ask.

I am not a property agent but I am an investor who knows quite well and does some analysis in property market.

原文章由 sumheima 於 07-9-22 00:29 發表

Hi, ikerberg

How about the Sun YL Centre, is it worth to buy for investment/for lease? Please advise:lol::" /> !!

私人傳訊

sumheima

大宅

積分: 1375

5^#

發表於 07-9-22 18:05 |只看該作者

原文章由 ikerberg 於 07-9-22 07:48 發表
SUN YL Centre is not bad.

It will surely be the centre of NT North West after ten years. Just consider the She Kou area (at Shenzhen) will develop very quickly in the coming decades.

YL will sur ...

Hi ikerberg,

Thank you for your detailed analysis. Your points of view are quite dependable and reasonable.
Frankly speaking, I also think that the newly Yoho Town II has more invested value than Sun YL Centre in the long-range future. But I have a slightly worry that the selling price for the new YTII will not be lower than $3500 per sq.ft.
So, this is the main reason to make me considering to buy a flat in the Sun YL Centre instead of the New YTII.
On the other hand, it is same to your opinion, I'll concern
the development of huge buildings which surrounded the Sun YL Centre will produce bad effects such as air pollution, high population density and change of house view etc. Anyway, it is happy to talk with you and share
the opinion together!!

[ 本文章最後由 sumheima 於 07-9-22 18:07 編輯 ]

私人傳訊

ikerberg

複式洋房

積分: 394

6^#

發表於 07-9-22 19:04 |只看該作者

原文章由 sumheima 於 07-9-22 18:05 發表

Hi ikerberg,

Thank you for your detailed analysis. Your points of view are quite dependable and reasonable.
Frankly speaking, I also think that the newly Yoho Town II has more invested value than ...

You are welcome!

私人傳訊

YanSoSo

洋房

積分: 59

7^#

發表於 07-9-24 16:54 |只看該作者

Hi, ikerberg

How about Park Royale near Yuen Long Town Park Road North?

The flat has been lease for only $6500 per month (included rate & management fee) :-(

How can I sold it out?