Illuminaire on Devonshire

Was considering the prospect of investing in a few projects around D09, and felt inclined to give a fair review upon TOP.

Pros
i) Based on average rental of $7.93 psf (around $3500 rental per month for studio 441sf) and current asking psf of $2500, rental yield still remains comparatively attractive at 3.8%, especially for a freehold project in D9
ii) Based on recent URA caveat lodged, Devonshire residences is transacted at average of $2500-2700psf with another 3-4years before TOP, illuminiare offer similar psf with immediate cash flow
iii) Based on current SOR of ~0.1% with Fed holding interest rates at 0-0.25% till mid2013. interest rates are expected to remain low for next 2 years with 3.8% yield comparatively attractive.
iv) Convenience of amenities and supermarkets i.e. NTUC within 50metres of illuminaire, MTR within 200metres
v) Lifestyle living with proximity to orchard shopping belt

Cons
i) Construction of Devonshire residences will result in higher noise level for short term, the 25 storey project may also obstruct view of city upon completion
ii) Facilities e.g. BBQ pits are lacking, gym appears too compact

Net net, certain units in illuminaire are recommended for mid term investment esp. in light of attractive rental yield, low financing costs and high SG inflationary environment. Current PSF is still attractive relative to projects in vicinity. However construction of devonshire residences will limit capital upside of certain stacks. Overall an attractive project for mid term investors. I recommend this building for: Mixed Uses (e.g. Office/Shopping/Cinema/Hotel/Flat), Market/Food Center/Restaurant, and .

After viewing Illuminaire on Devonshire, I think this development deserves a fairer review. Based on the unit I viewed (721sqt, below 7 floor), I think the total living area is cozy and easily manageable. The balconey is fantastic. It should be great for outdoor dining and enjoying both city & greenery view. The size of the master bed room may not be luxuriously spacious, but it should be comfortably settled with a queen-sized bed. One thing attracts me the most is the location. It is really closed to the Orchard road shopping belt, supermarkets and the Somerset MRT. Judging by its size and location, I think it should be ideal for either couple without child or a single expat. I recommend this building for: Mixed Uses (e.g. Office/Shopping/Cinema/Hotel/Flat), Market/Food Center/Restaurant, and .

Not worth the asking price due to followings:

1) too many developments around
2) lack of space, too cramp
3) how can a two bedrooms comes with only one bathroom
4) unless you stay above 14 floors fi not you are sandwich by other developments there.
5) orchard road views only to very high floor

Therefore unless you intend to stay but really not for investment. Looking forward, over supply will push the prices down so too risky to buy. I recommend this building for: Mixed Uses (e.g. Office/Shopping/Cinema/Hotel/Flat) and .

nice place and near to MRT but rental yield around the area is surprisingly low. with quite a few developments coming up in 2011 onwards to 2013. it will be a challenging area for investment. Some of the prices being asked now are quite ridiculous, only 2.8-3% yield. if interest rate goes up, it will be 2.5% yield? it probably 10-15% overpriced now. get real. I recommend this building for: Mixed Uses (e.g. Office/Shopping/Cinema/Hotel/Flat) and Market/Food Center/Restaurant.