*This article was written in August 2024 and does not reflect data and market conditions beyond.

Wandervale is a 99-year leasehold Executive Condominium that was completed in 2018. This development was developed by Sim Lian Pte Ltd, a highly respected property developer in Singapore with a vast and impressive portfolio of residential projects. Wandervale consists of nine residential blocks, collectively housing a total of 534 units. The development is uniquely characterised by its spacious three and four-bedroom units, which are thoughtfully designed to cater to families and individuals who seek generous living spaces within a well-conceived community. The attention to detail and commitment to quality by Sim Lian Pte Ltd ensures that Wandervale stands out as a premier residential choice for those desiring both comfort and convenience.

Project Details 

Location Analysis

Wandervale enjoys a strategic and convenient location along Choa Chu Kang Drive, with its entrance easily accessible via a slip road from Choa Chu Kang Avenue 3. This advantageous position offers residents excellent connectivity and ease of access to public transportation. The development is an 8-minute walk from Choa Chu Kang MRT station, making commuting a breeze for those who rely on the MRT for their daily travels.

This prime location places residents near several key amenities, including Lot One Shoppers’ Mall, Choa Chu Kang Centre, and the bus interchange. Additionally, Teck Whye Shopping Centre, Keat Hong Shopping Centre, and Lot One Shoppers’ Mall are all within close proximity, providing ample retail, dining, and entertainment options.

Wandervale is also less than a 5-minute drive from the Kranji Expressway( KJE), offering seamless connectivity to all parts of Singapore. For those who prefer public transportation, direct buses provide easy access to the town. Nature enthusiasts will appreciate the nearby Choa Chu Kang Park and Villa Verde Park, both of which feature children’s playgrounds and fitness areas.

Families with young children will find educational options within reach, including South View Primary School and Teck Whye Primary School, both located within 1KM. Additionally, Chua Chu Kang Primary School and West View Primary School are within a 2KM radius. 

For sports enthusiasts, the Choa Chu Kang Sports and Recreation Centre is just a 5-minute drive away, offering a variety of athletic facilities. Additionally, SAFRA Choa Chu Kang provides further recreational opportunities for residents.

Site Plan and Unit Distribution 

Wandervale comprises a mix of 3-Bedroom and 4-Bedroom units, totaling 534 units distributed across nine blocks. These blocks range from 13 to 17 stories in height. Each block has four stacks, offering various views to cater to different preferences.

The blocks are arranged in a north-south orientation, and are positioned at a certain distance from each other. This specific arrangement facilitates effective cross ventilation throughout the units. 

The majority of units have an internal orientation, providing a scenic outlook over the development’s facilities. Units in stacks 27, 28, 31, 32, 35, and 36 face outward towards Choa Chu Kang Drive, offering an external view of the development. Conversely, units in stacks 1, 2, 5, 6, 9, and 10 are facing the back  of the development, providing views of some facilities.

Wandervale offers a wide range of condominium facilities to cater to residents’ diverse needs and preferences. These facilities are divided into two main sections:

On the ground floor, there are four distinct pools: a Lap Pool, an Onsen Spa Pool, a Wellness Spa Pool, and a Gym Pool. Additionally, this level features BBQ pavilions and a Fitness Terrace, providing spaces for socialising and exercising.

The mezzanine level, located towards the back of the development, is designed primarily for children. This area includes a Kids’ Water Play Area, a Wading Pool, a Playland, a Kids’ Climbing Wall, as well as a Gym and a Tennis Court.

Additionally, there is a convenient side gate providing direct access to Choa Chu Kang Drive. From there, residents can easily walk to the MRT station and Lot One Shoppers’ Mall, both of which are approximately an eight-minute walk away.

Price Analysis

Wandervale received its TOP in 2018. After completing the mandatory 5-year MOP, units in the development became available on the resale market in March 2023. Since then, there have been a total of 88 resale transactions. It is notable that the volume of transactions increased significantly once the units reached their MOP. At the beginning of the resale period, the PSF was $1,315. This has risen to $1,442 PSF at the time of writing, indicating a healthy appreciation in value. This trend reflects a strong demand and positive market reception for Wandervale units in the resale market.

Now, let’s explore the pricing comparisons between Wandervale and other nearby developments. We will compare The Rainforest, which is located right next to Wandervale and consists of 466 units that were completed in 2015. Mi Casa, a development comprising 457 units that reached completion in 2013. Lastly, we will look into Sol Acres, a large-scale development in Choa Chu Kang with 1,327 units, which similarly obtained its TOP in 2018.

As of July 2024, Wandervale and Sol Acres exhibit the highest average PSF at $1,442 and $1,443 respectively. The Rainforest follows closely with a PSF of $1,404, while Mi Casa has the lowest PSF at $1,289. The data shows that despite variations over time, Wandervale and Sol Acres consistently maintain higher PSFs, this can be attributed to the fact that both of these developments are the newest in Choa Chu Kang. Mi Casa, being an older development, reflects a lower PSF, which aligns with its initial lower launch prices. 

MOAT Analysis

PLB’s MOAT Analysis looks at the value and potential of a property from a holistic approach. We take properties with similar attributes (district, region, tenure) and compare them over 10 different aspects that might affect its value. We then take a balanced approach and evaluate whether a property might be appealing to the mass market in Singapore. You can read more about our MOAT Analysis for an in-depth explanation on our tool.

Wandervale boasts an impressive MOAT score of 70%.

This high score can be attributed to four key factors: the Volume effect, Exit Audience, Quantum effect, and Bala’s Curve effect.

Volume Effect scores a perfect 5 out of 5. Wandervale reached its Minimum Occupation Period in 2023. This milestone is significant because developments that have just obtained MOP typically see a surge in transactions. Many of the original owners, having fulfilled the mandatory occupancy period, often look to upgrade their property portfolio. This trend leads to an increased volume of transactions.

Exit Audience scores a perfect 5 out of 5 as well. This high score is largely due to its location as Choa Chu Kang has a substantial number of HDB residential clusters. Many residents of these HDB flats often seek to upgrade their living arrangements, preferring to stay within the same locality due to familiarity and convenience. Consequently, these HDB owners form a significant pool of potential buyers for Wandervale, as they are likely to consider moving into a condominium within the same area. 

Wandervale  scores a commendable 4 out of 5 in The Quantum Effect. This high score indicates that Wandervale remains a relatively affordable option. Wandervale’s competitive pricing makes it accessible to a larger demographic, which in turn drives demand and ensures a steady flow of potential buyers. 

Finally, the Bala’s Curve effect for Wandervale scores 4 out of 5 as well. This high score reflects its relatively young age of just 6 years. Properties within their initial years tend to hold higher value and show strong appreciation potential, and Wandervale benefits from being in this prime period as a newer development.

However, Wandervale has a relatively low score in Rental Demand, scoring just 1 out of 5. This low score can be attributed to the development only reaching its Minimum Occupation Period (MOP) in 2023. During the MOP, owners are not permitted to rent out their entire units, which significantly limits the number of rental transactions. As a result, the majority of the units in Wandervale are owner-occupied, leading to lower rental activity and demand. This restriction during the MOP period is the primary reason behind the development’s low rental demand score.

Floor Plans

3-Bedroom Type

The 3-bedroom layout, spanning 958 sqft, is thoughtfully distributed across eight different stacks within the development.

Upon entering the unit through the main door, you are greeted by the dedicated dining area situated directly in front. Adjacent to this space is an enclosable kitchen, which offers both functionality and privacy for cooking. At the rear of the kitchen, you’ll find a convenient yard area, ideal for laundry and additional storage needs.

The living area is in a regular layout, making it easy for furniture placement that maximises the space and comfort. This area seamlessly connects to a spacious balcony. Both common bedrooms, along with the master bedroom, are generously sized, ensuring ample space. 

3-Bedroom Premium Type

The 3-Bedroom Premium units at Wandervale offer three distinct layouts to cater to different preferences. Layout B1, measuring 1,087sqft, is available in four stacks. Layout B2, slightly larger at 1,098sqft, is the most common option and is available in twelve stacks. Layout B3, the largest at 1,130sqft, is spread across six stacks.

The primary difference between these three layouts lies in the size and arrangement of the utility room. Layout B1 features a landscape layout for the utility room, unlike the other two layouts. Additionally, Layout B3 boasts an extended balcony that spans from the living room to Bedroom 3, providing a seamless indoor-outdoor living experience.

4-Bedroom

The 4-bedroom units at Wandervale are the most spacious options available, boasting an expansive layout of 1,249 square feet. These units are spread across five stacks, making them particularly rare and highly sought after.

As you enter through the main door, one of the standout features of this layout is the absence of a foyer, which optimises the use of space. Immediately upon entering, you are greeted by the dining area and a dry kitchen. Adjacent to this is the wet kitchen, which includes a service yard, utility area, and a WC. Both the living and dining areas are generously sized, providing ample space for entertaining.

Moving into the bedroom area, you’ll find that Bedrooms 2 and 3 are of a similar size, while Bedroom 4 is slightly smaller. The three bedrooms share the common bathroom. The master bedroom is elongated, offering plenty of space, and it includes an en-suite master bathroom.

Future Growth Potential

The Jurong Region Line, set to commence operations in 2027, is a highly anticipated enhancement to Singapore’s extensive public transportation network. This new line is poised to significantly improve connectivity in the western part of the city, featuring 24 new stations spread across a 24-kilometre stretch. It will seamlessly link key areas such as Choa Chu Kang, Tengah New Town, Boon Lay, and Jurong East. By enhancing accessibility, the Jurong Region Line will facilitate more efficient commutes and create greater opportunities for both residents and businesses in the vicinity. Its introduction is expected to greatly increase the convenience and attractiveness of living and working in these rapidly developing regions, further integrating them into Singapore’s comprehensive transit system. The new line will play a crucial role in supporting the growth and development of these areas, making them more appealing destinations within the city.

Another forthcoming development is the Jurong Lake District, which is set to become Singapore’s largest business district outside the city centre. This district will seamlessly integrate commercial, residential, and recreational spaces within a vibrant, green environment. Spanning a considerable area, it is projected to create approximately 100,000 new jobs and 20,000 new homes by 2040-2050, nurturing a dynamic community ideal for both living and working.

A notable highlight of the district is the creation of the 90-hectare Jurong Lake Gardens, destined to be Singapore’s new national garden. This expansive green space will merge the Lakeside Garden, Chinese Garden, and Japanese Garden into a lush, cohesive environment. Additionally, the new Science Centre, designed by the acclaimed Zaha Hadid Architects, is scheduled to open in 2027, further enhancing the district’s appeal as an educational and tourist destination.

In Summary

Wandervale is one of the newest residential developments conveniently located near Choa Chu Kang MRT station. This development exclusively features 3 and 4 bedroom units, each offering a spacious and well-thought-out layout, making them particularly suitable for family living.

Residents of Wandervale can take advantage of an extensive array of facilities that have been thoughtfully designed to meet a wide range of needs and lifestyles. These amenities contribute to making Wandervale an ideal choice for families seeking a comfortable and accommodating living environment.

Furthermore, when evaluated using the MOAT analysis framework, Wandervale has achieved high scores across various criteria. This makes it a highly attractive option for potential buyers who are exploring the market for a new home.

Let’s get in touch

If you’re interested in any of the units Wandervale offer, or are looking for guidance on your property journey, do reach out to us here. Our dedicated real estate consultants are eager to serve you. Thank you for reading and following PLB. Stay tuned as we bring you more in-depth reviews of condo developments around Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person.

The post Wandervale Condo Review – A Modern EC Near Choa Chu Kang MRT appeared first on Insights by PropertyLimBrothers.

Located at the forefront of transformation, RiverParc Residence is set to benefit from the upcoming conveniences, including the new Cross Island Line (CRL), stationed right at Riviera LRT station. The surrounding area will also undergo a comprehensive redevelopment, enhancing its appeal. Punggol, already a highly sought-after town due to its vibrant waterfront and self-sustaining township, continues to attract young couples and families.

If you are interested to find out more about RiverParc Residence, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in July 2024 and does not reflect data and market conditions beyond.

Project Details

Location Analysis

RiverParc Residence is strategically located along Punggol Drive, nestled between Kadaloor and Riviera LRT stations, just three LRT stops away from Punggol MRT interchange. From Punggol MRT, a convenient 24-minute train ride will take you directly to Dhoby Ghaut MRT, in the heart of town, offering excellent connectivity. For drivers, the Tampines Expressway (TPE) is easily accessible via three main entrances and exits in Punggol.

Residents of RiverParc Residence can enjoy an active lifestyle with My Waterway @ Punggol within walking distance. This scenic area provides a great space for families to unwind, and the well-connected park connectors link to major parts of the city, such as Ang Mo Kio Linear Park and Coney Island, making it ideal for cycling enthusiasts or leisurely strolls. 

The vibrant Punggol East Container Park, just a 5-10 minute walk away, offers a trendy outdoor space with numerous attractions, including eateries, bars, plant nurseries, a skating area, a gym, and more, catering to the young crowd in Punggol. Daily amenities are easily accessible from nearby Punggol Plaza and HDB shops near Kadaloor LRT.

Other unique recreational and retail options in the vicinity include Waterway Point – a large-scale shopping mall with over 100 different retail & F&B shops, and a cinema, Punggol Point Jetty, SAFRA Punggol, Punggol New Town, and One Punggol – a vast integrated lifestyle community hub with a large-scale hawker centre, a regional library, senior care facilities and numerous tons of community classes for residents to partake. Furthermore, Punggol Regional Sports Centre will be opening its doors soon. The new facility features a 5,000-seater football stadium, a swimming complex with five pools, an indoor sports hall with 20 badminton courts and a team sports hall with three convertible basketball courts. It will also include a gym, a fitness studio, sheltered tennis and futsal courts, a water activity centre and an archery training centre. Punggol has no lack of amenities for all fitness enthusiasts.

Adding to the government’s plan of ensuring Punggol Township continues to develop to support the needs of young families, the government has introduced numerous esteemed educational institutions in the vicinity. For example, RiverParc Residence currently has 5 different primary schools within the 1km radius, including the highly sought-after Mee Toh School, providing plenty of options for parents preparing for the primary one registration exercise.

The government’s emphasis on ensuring that Punggol continues to be a well-developed town is also evident in their placement of a large-scale university, Singapore Institute of Technology (SIT). It will be located in the Punggol Coast area, together with the entire Punggol Digital District that is underway. This ensures quality education at every stage, right in the neighbourhood. Let us also explore the other upcoming transformations in the area.

Upcoming Transformations & Growth Potential

The first key transformation in the immediate area will be the introduction of the Cross Island Line (CRL) at Punggol MRT and Riviera LRT stations, slated to be operational by 2032. This new MRT line will be just a 5-8 minute walk from RiverParc Residence. It will allow residents to connect to the East-West Line (EWL) easily, being only three stops away from Pasir Ris MRT, offering a significant reduction in travel time.

Secondly, the highly anticipated Punggol Digital District is taking shape, with most buildings expected to receive their Temporary Occupation Permits (TOPs) this year and next, primarily for office and business park usage. This development will bring a significant influx of job opportunities to the area, enabling homeowners to work closer to home and potentially boosting future rental demand.

Thirdly, in close proximity to RiverParc Residence, several plot usage changes are planned. An open space adjacent to the development has been reserved for residential land plots, and the existing PAR Golf Range at Punggol East will be transformed into a residential zone. Additionally, the Punggol East area (Tebing Lane), currently home to F&B, retail, and commercial shops, includes a prime plot reserved for mixed-use development (commercial and residential). If these land plots are designated for private residential purposes, the new projects could set a new pricing benchmark, as new launches often do, influenced by Singapore’s rising cost of living and construction, along with modern lease terms and facilities. On the other hand, if the plots are reserved for HDB BTO flats, it could benefit residents by attracting potential future buyers, thus increasing demand relative to supply.

The current green forest across the river is also slated to be developed into future B2 zones, providing additional job opportunities in the area, and making it an attractive option for residents and investors alike.

Site Plan

RiverParc Residence is a mid-large size density project, with a total of 504 units, spread across 7 blocks of 18 storeys high. The development offers three primary stack facings, each carefully curated to enhance residents’ living experience. 

Facing towards Punggol Drive/Waterway Primary School: Albeit some levels of road noise when the windows are open, this orientation offers a good level of privacy, as the units are well-distanced from neighbouring developments. High-floor units may also enjoy views of the park connector.

Facing Open Space: Currently an empty plot, this space is reserved for future residential development, likely yielding HDB BTO flats or private non-landed homes with a plot ratio of 3.4. Although potential construction noise and dust may arise, this facing is generally quieter, being away from the main roads. 

Facing internally/Pool View: These units offer a serene pool view, shielded from road noise, making them ideal for those who are noise-sensitive.

Regardless of the chosen facing, each unit is designed to maximise natural light and ventilation throughout the day.  Homeowners will also benefit from a predominantly north-south facing orientation, avoiding direct western sun exposure and ensuring a comfortable living environment.

Facilities

Notably, the architect and developer have managed to carefully integrate full-fledged condo facilities with neat and thoughtful design in the landscape. Despite the mid-large residential density, the landscape ensures a good sense of space, preventing overcrowding and enhancing the residents’ experience.

The facilities are inspired by the development’s proximity to the river and nature, featuring a vast water-centric area as the main focal point. This theme is further accentuated by numerous garden parks and lush landscaping, providing residents with a tranquil retreat.

For children, the vibrant kids’ pool and spray grove, bubble pool, Children’s Discovery area, Sand Beach, and Putting Green offer endless entertainment and fun. Adults can enjoy a range of amenities, including a 50m lap pool, hydrotherapy spa, sun decks, a unique water deck beside the large lap pool, BBQ pits, a Tennis Court, Garden Cabanas, an Outdoor Fitness Deck, and more. A standout feature is the magnificent glass clubhouse, seemingly floating above the crystal-clear waters of the pool, providing a perfect venue for gatherings, dinner parties, or a relaxing afternoon tea at the Tea Pavilion.

Overall, RiverParc Residence offers an unparalleled living experience, blending thoughtful design with family-friendly amenities. Its excellent location near nature both within and around the project caters to the diverse needs of modern families, providing a harmonious balance of convenience and tranquillity.

Unit Distribution

With only 36 units (7%) available as 2-bedroom units, the majority of the units at RiverParc Residence are 3-bedroom and larger, clearly catering to families looking for a home for their own stay rather than investment. One key advantage of these units is their larger-than-average floor plans, offering more spacious and comfortable living environments—ideal for families who value space. Additionally, RiverParc Residence offers the option of dual-key layouts, a rare feature in the surrounding area, providing flexibility for extended families or potential rental opportunities. Overall, the development boasts excellent layouts and a diverse unit mix, making it an attractive choice for families with young children.

Price Analysis

Taking a look at the latest price performance of RiverParc Residence compared to the neighbouring projects, it’s noteworthy that despite its earlier completion in 2014 and a 99-year lease commencing in 2010, RiverParc Residence has exhibited the highest price-performance growth in the area. This impressive performance, even given the project’s age, highlights a consistent and strong demand from homeowners. It underscores that buyers are willing to pay a premium for this development, reflecting its enduring appeal and value.

Supporting its popularity, the above data reveals a strong overall price performance trend over the past five years. Although RiverParc Residence initially launched at a lower price point compared to its neighbouring projects, it has outpaced its competitors in growth acceleration. While all surrounding projects have experienced healthy appreciation, RiverParc Residence has notably surpassed them in terms of capital gain. It ranks among the top 20 performers in District 19 for capital appreciation, further underscoring its strong market performance.

Let’s explore the main reasons behind its strong performance:

1. Location: While situated at the end of Punggol, RiverParc Residence benefits from excellent connectivity to major highways and nature park connectors. It is also conveniently close to a wide range of daily amenities, striking a perfect balance between nature and urban living.
2. Exciting Transformations: The upcoming MRT station at Riviera will significantly enhance connectivity for residents, reducing travel time and potentially increasing property values. This development is likely to benefit both current homeowners and prospective buyers as the project’s inherent value rises.
3. Upcoming New Land Plots: The introduction of new land plots, with multiple reserved residential areas, may lead to the launch of new private condos or potential future HDB upgraders. Additionally, a plot designated for mixed commercial and residential use is expected to be launched at a premium price. This will likely create a pricing disparity, positively influencing the resale market and drawing more buyers to the area.
4. Generous Layouts: RiverParc Residence is known for its spacious and well-sized layouts, making it particularly appealing to families seeking more space and comfort. This key differentiator sets it apart from competitors. We will delve deeper into the various floor plans shortly.

Overall, RiverParc Residence offers an attractive blend of modern living, accessibility, growth potential, and generous home sizes, making it a compelling choice for prospective buyers.

MOAT Analysis

The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.

The final MOAT score of RiverParc Residence stands at 66%, an above-average performance. 

Let us explore the strengths of RiverParc Residence by zooming into the specific areas in which it has performed well. 

According to the MOAT Analysis, RiverParc Residence got the highest scores for  Exit Audience, District Disparity Effect, Region Disparity Effect, Volume Effect, Parents Attraction Effect, Quantum Effect, and Bala’s Curve Effect.

The high score in Exit Audience is attributed to the location in the burgeoning township of Punggol, which benefits from a steady influx of new BTO projects. This consistent supply of potential HDB upgraders ensures a reliable pool of new buyers and potential upgraders, thereby increasing potential future demand.  Its prime location with 5 primary schools including the esteemed Mee Toh School within 1km radius has also allowed it to score well on the Parents Attraction Effect.

RiverParc Residence enjoys a relatively affordable entry PSF for its project age compared to the entire District 19. This pricing advantage attracts buyers seeking younger projects that offer a good balance of value and financial feasibility, scoring well on the District Disparity Effect, Region Disparity Effect, and Bala’s Curve Effect.

While it has scored low on the Rental Demand, it is also natural as the project unit mix and size would be catered towards families buying for their own stay rather than investment. Although it has scored low on the MRT Proximity Effect today, once the Cross Island Line is up and running, the project will be enjoying a new MRT Proximity Effect.  

Overall, the strategic location, affordability, and family-friendly features contribute to its strong performance across various MOAT Analysis metrics.

Floor Plan Analysis

In this segment, we will highlight our top choice from each unit type available at RiverParc Residence. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your preferences.

2-Bedroom

There is only one type of floor plan for the 2-bedders, type B1 standing at 829 sqft, a rather generous size versus new-age developments. This layout features two bedrooms that comfortably accommodate queen or king-size beds, an enclosable kitchen, and a spacious living and dining area with a balcony. The design includes a separate bathroom for each bedroom, making it ideal for singles or couples who value privacy and desire ample personal space. Overall, the Type B1 layout offers a comfortable and functional living environment for those seeking a spacious 2-bedroom home.

3-Bedroom

Our preferred layout for the 3 bedder would be the type C2 (3 bedder + utility over the standard 3 bedder), standing at 1076 sqft, which is suited for families with children who prioritise an efficient home size with an addition of a WC and a utility room which can double up as storage or possibly a helpers room, perfect for families with a live-in helper. This premium layout also features a key difference of a bigger master bedroom complete with a walk-in-wardrobe, giving homeowners more room and wardrobe space. It also comes with a wet and dry kitchen that links to the dining space, a great space to host dinner parties and entertain your guests while still doing meal preparation.

4-Bedroom

We have chosen the largest layout available at RiverParc Residence: the 4-bedroom dual-key Type D3, which spans 1,485 sqft. This layout is a rare find in the residential market, particularly as 4-bedroom dual-key units are increasingly scarce.

Dual-key units offer exceptional convenience for multigenerational families who desire privacy while living together. The unit includes a generous studio apartment with its own mini living area, balcony, kitchenette, and bathroom, allowing grandparents or grown-up children to enjoy their own space without needing to access communal areas. This layout is also ideal for families who wish to use a single property for both personal living and investment purposes. Homeowners can rent out the studio section while maintaining their privacy, generating passive rental income that can help offset monthly mortgage payments.

The Type D3 layout features generously sized bedrooms that easily accommodate queen-sized beds and wardrobes. The master bedroom includes a dedicated walk-in wardrobe and its own balcony, providing natural ventilation and a private retreat. Additionally, the home is equipped with a wet and dry kitchen, utility room, and a WC, ensuring ample functionality and comfort.

Nonetheless, this layout comes with a longish living and dining hall, hence for large families who prefer landscape layout in the living and dining hall, thus a larger balcony as well, may opt for the 4-bedroom layouts (not dual-key) instead.

Closing Thoughts

RiverParc Residence emerges as a premier choice in District 19, particularly within the vibrant Punggol township. It enjoys notable advantages such as the District Disparity Effect and Bala’s Curve Effect, alongside a full suite of condominium amenities in a rapidly growing area. Its appeal is further bolstered by the proximity of five primary schools within a 1km radius, including the esteemed Mee Toh School. Conveniently located just 5-8 minutes from the forthcoming Cross Island Line station at Riviera, the development promises substantial future benefits.

In essence, RiverParc Residence offers a unique opportunity for those seeking a spacious and comfortable home. With its potential for significant capital appreciation and future conveniences, it stands out as an exceptional choice for discerning homeowners and investors alike.

Let’s get in touch

If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.

We appreciate your readership and support for PropertyLimBrothers. Keep an eye out as we continue to provide detailed reviews of condominium projects throughout Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post RiverParc Residence Condo Review – The Next Frontier in Punggol’s Urban Evolution appeared first on Insights by PropertyLimBrothers.

Located right next to Clementi Woods Park and just approximately a 5-minute walk away from West Coast Park, Clementiwoods Condominium offers homeowners a rather exclusive and serene living environment away from the hustle and bustle of the city, yet well-connected to a wide array of amenities.

If you are interested to find out more about Clementiwoods Condo, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in July 2024 and does not reflect data and market conditions beyond.

Project Details

Location Analysis

Located adjacent to the serene Clementi Woods Park and within a 5-minute walk from West Coast Park, Clementiwoods Condominium offers residents an exclusive retreat from the city’s hustle and bustle. Nestled away from the busy urban centre and main MRT interchange, yet well-connected to essential amenities, this enclave is ideal for families and pet owners seeking a tranquil living environment enriched by nearby natural landscapes.

The abundance of nearby parks not only provides ample opportunities for leisurely strolls and cycling but also fosters a deeper connection with nature, making it a perfect setting for families with young children and pets.

Despite being away from the main Clementi town centre, a short 10-15-minute walk or a 2-5-minute bus ride (2 stops) will take residents to West Coast Plaza for a wide array of amenities, as well as a full-fledged wet market with lots of hawker food options at Blk 726 Food Centre. 

The nearest MRT stations are accessible via bus services, with a bus stop located right outside the estate. An 11-minute bus ride would bring you towards Clementi MRT station on the East-West Line (EWL), which would feature the upcoming Cross Island Line (CRL), enhancing future connectivity. Right at Clementi MRT you would also gain access to a whole lot of retail and F&B options with 3 shopping malls: The Clementi Mall, 321 Clementi, and Grantrall Mall. A vast array of HDB shophouses including Blk 448 Food Centre are also in the same vicinity. If you are up for some retail therapy, and would like to avoid the crowd in town, you can also hop on the MRT and take one stop down to Jurong East MRT Interchange which features mega shopping centres such as Westgate, JEM, and IMM. There is definitely no lack of amenities in the proximity.

For families with young children planning for primary one registration exercise, one key point to note would be that Clementiwoods Condo presently does not fall within a 1km radius of any primary schools. Nonetheless, Clementiwoods Condo is in proximity to multiple esteemed tertiary educational institutes and international schools, namely NUS, Waseda Shibuya Senior High School, Singapore Institute of Technology -Dover, United World College of South East Asia, Yale-NUS College, Singapore Polytechnic, Anglo Chinese Junior College, Anglo Chinese School (Independent) and more. 

The area’s popularity among both homeowners and tenants is further bolstered by its proximity to employment hubs such as One North region and the CBD, accessible within a short 10-16-minute drive. This strategic location attracts a diverse tenant pool, including working professionals drawn to the area’s high-value job opportunities. Thus, despite its further proximity from the MRT interchange, the area is still popular amongst locals and foreigners alike, as well as homeowners and tenants alike.

Site Plan & Facilities 

Clementiwoods Condominium features a mid-size density of 240 units, spread across 6 blocks rising to 5 storeys each. With a lower plot ratio of 1.4, the development maximises space efficiency while maintaining a human-scale ambience, hence preventing the development from feeling overcrowded. This thoughtful planning allows for increased natural ventilation and abundant natural light, enhancing the living experience for residents. 

Emphasising a harmonious blend of architecture and nature, the landscape design incorporates lush greenery and multiple aquatic ponds throughout the development. These features complement the full suite of condominium facilities, including a 50-metre lap pool, recreational pool, tennis court, BBQ pits, and function rooms. The integration of these amenities reinforces the concept of living amidst nature, offering residents a serene and relaxing environment.

Something noteworthy is the strategic placement of the tennis court on the basement level, a thoughtful touch that minimises potential noise disturbances for residents while still providing recreational opportunities.

Architectural orientation also plays a pivotal role, with all units designed primarily in an almost true north-south alignment. This design minimises direct exposure to the western sun, ensuring comfortable living conditions throughout the day. Residents benefit from expansive views of Clementiwoods Park and the development’s lush surroundings, further enhancing the appeal of Clementiwoods Condominium as a desirable residential choice.

In essence, Clementiwoods Condominium exemplifies meticulous design principles aimed at enhancing resident comfort, integrating natural elements, and fostering a sense of community amidst a tranquil and verdant setting.

Unit Distribution

Clementiwoods offers a total of 240 units spread across 6 blocks of 5 storeys high with a mix of 1-bedroom to 5-bedroom types, spanning across 50 stacks. The majority of the unit types belong to the 2, 3 and 4 bedders, which are catered towards family profiles. What is interesting would be the high number of 4-bedroom units, which is extremely uncommon, proving itself as a project focused towards larger families who value space. It is also good to note that the layouts here generally are much bigger in size than typical new-age developments, making it a strong contender for families upgrading specifically for space. 

An exceptional feature of the development is the allocation of the top floor, level 5, in all blocks except Block 78, exclusively for penthouses or loft-style layouts. This design choice caters to homeowners aspiring for a luxurious penthouse lifestyle or the unique experience of a duplex model. Such spacious and exclusive layouts are increasingly rare in newer developments, further distinguishing Clementiwoods Condominium as an attractive option for discerning buyers looking to enjoy unparalleled living spaces.

In summary, Clementiwoods Condominium offers a wide selection of family-oriented unit types with generous living spaces, coupled with the allure of penthouse and loft-style living opportunities. This makes it a compelling choice for families seeking both comfort and luxury in the vibrant Clementi neighbourhood of Singapore.

Growth Potential

Existing residential developments typically benefit from upcoming projects and major transformations in the area. As new residential and commercial developments improve local amenities and conveniences, home demand is expected to rise, boosting property values. Clementiwoods is strategically located to capitalise on these major developments. In this section, we explore the upcoming projects and transformations in the area that could increase the demand and value of Clementiwoods.

Renowned for its tranquil ambience, Clementiwoods Condominium offers residents an exciting glimpse into the future with upcoming developments in the surrounding area. Nature enthusiasts will be delighted by the plans for a continuous waterfront promenade that will seamlessly link various points of interest along the expansive Greater Southern Waterfront. Stretching from Pasir Panjang to Marina East, this ambitious project aims to transform Singapore’s southern coastline into a vibrant hub for urban living and leisure.

Over the next 5 to 10 years, developments will commence in phases, beginning with the revitalisation of the former Pasir Panjang Power District, Keppel Club, and Mount Faber. Central to these plans is the creation of the Pasir Panjang Linear Park, connecting West Coast Park to the Labrador Nature Reserve. This scenic route will offer park-goers an intimate view of Pasir Panjang’s operational container port and Power District, enhancing the area’s appeal as a recreational destination.

Future connections will further expand, linking waterfront attractions with nearby hilltops, promising visitors a distinctive recreational experience. These initiatives underscore Clementiwoods Condominium’s position at the heart of a dynamic and evolving neighbourhood, poised to benefit from enhanced connectivity and enriched lifestyle offerings along the Greater Southern Waterfront.

Residents and investors alike can anticipate a harmonious blend of natural beauty, urban rejuvenation, and unparalleled recreational opportunities, making Clementiwoods Condominium a compelling choice in Singapore’s evolving real estate landscape.

There have also been talks of possibly linking 13 parks together in future, with one of the main parks being Clementiwoods Park which is right beside Clementiwoods Condo. This would definitely be a huge upside for cyclists and fitness outdoor enthusiasts. 

Price Analysis

If you are after a low-mid size project, and you want to be in close proximity to West Coast Park, there are just a handful of projects to consider, as most of the residential projects along the West Coast stretch are boutique projects. The above table shows the main different projects available and their past transactions in the latest 6 months period. Clementiwoods Condo would be considered a relatively young-mid-age project amongst its surrounding competitors, yet what is noticeable would be its relatively attractive entry PSF price, at $1,4XX PSF on average, versus Varsity Park Condo which would be slightly older, transacting at $1,5XX PSF on average, while younger projects such as The Vision would be transacting at $1,5XX PSF and Seahill at $1,6XX PSF, providing home buyers to obtain a lower PSF entry yet relatively young age project still should they opt for Clementiwoods Condo . Generally, the performance of the projects in this vicinity enjoys a rather stable and gradual growth, largely due to its niche buyer pool of audience – homeowners who prefer quiet and serene living environments over immediate conveniences and do not need a home address for primary one registration exercise.

In the broader context of District 5, taking a look at the entire District 5 price performance, the latest average PSF is already hovering at $1,7XX – $1,8XX PSF, furthermore with new launches in the same district area such as Blossoms By The Park and The Hill @ One North, transacting at an average of $2,5XX – $2,6XX PSF, it presents the resale market with a growth opportunity. Hene Clementiwoods Condo and its surrounding resale counterparts currently at an average latest of $1,4XX PSF should continue to see potential upsides with a relatively strong disparity effect in place. 

Furthermore, compared to the newly TOP projects nearer towards Clementi MRT station itself, immediately there would be a natural premium attached, the latest transactions for such projects are at $1,9XX – $2,1XX PSF on average. And of course naturally, with newer developments, the home layouts would be on a compact end versus resale counterparts.

Hence for families who do not need the immediate MRT proximity, and prioritise excellent large format home sizes and layouts, Clementiwoods Condo would be an ideal choice, especially more so if you are someone who enjoys coming home to a township that is away from the main hustle and bustle, offering a perfect balance of nature living and accessibility.

MOAT Analysis

The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.

The final MOAT score of Clementiwoods Condo stands at 54%, an average performance. 

Let us explore the strengths of Clementiwoods Condo by zooming into the specific areas that it has performed well in. 

According to the MOAT Analysis, Clementiwoods Condo got the highest scores for District Disparity Effect (4/5), Bala’s Curve effect (4/5), and Land Size Density Effect (4/5)

A high District Disparity effect could be largely attributed to its 99-year leasehold status amidst a landscape of freehold developments in the vast District 5. This positioning allows buyers seeking a residence in this southern part of District 5 to enjoy a more palatable entry price compared to freehold options, due to the premium in freehold status. Its location away from the main MRT interchanges and young-mid-age projects also allows homeowners to enjoy lower entry prices, versus the sea of newly TOP projects and new launches, presenting a good district disparity effect as analysed in our pricing analysis. 

Naturally, as a young-mid-age project, its young-age and long runway ahead for its balance lease allows the project to enjoy a high rating on its bala curve effect.

It scored low on MRT Proximity (1/5), and Parents Attraction Effect (1/5). As the location of Clementiwoods Condo is a distance away from nearby MRT stations, it has thus scored low on MRT proximity, presently there are also no primary schools within the 1km radius, thus families planning for the primary one registrations based on phase 2C would not find the project location ideal. 

Nonetheless, despite its distance away from the MRT stations, Clementiwoods caters towards families who enjoy nature living with Clementiwoods Park just right beside it, and the West Coast Park just a short walk away, a true tranquil living environment, unlike your typical private condos. 

Floor Plan Analysis

In this segment, we will highlight our top choice from each unit type available at Clementiwoods Condo. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes.

1-Bedroom

There are 3 main layouts available for the 1 bedder, (560 – 646 sqft). We have opted for the 560 sqft layout,  type A1 as the smaller overall layout would present homeowners with a chance to enter on a lower quantum entry, while still enjoying a good size 1 bedder for their own stay or investment.  It features a relatively efficient and commonly accepted design with minimal wasted space. Entering the unit, you will be greeted with your open kitchenette that can easily be enclosed, followed by a spacious longish dining and living space that opens up to a mini planter, a good size enclosed master bedroom with an ensuite bathroom. Great layout for singles, couples, or investment play.

2-Bedroom

For those considering Clementiwoods Condo as their primary residence, the Type BS1, a 2-bedroom plus study unit, presents as the preferred option over the 2-bedroom unit, as the study is large enough to accommodate a single bed, excellent for families who do not wish enter a 3 bedder pricing, yet would like an option for a study space or additional bedroom or just a storage space. The type BS1, enjoys an efficient layout sized at 1,076 sqft. What is also unique about this layout is that it features an enclosed kitchen concept that can also be opened up, with an additional yard space, which is uncommon in today’s new age projects for a 2 bedder or 2 plus study. Both the master bedroom and common bedrooms are rather sizable, able to comfortably fit a king-sized bed in each coupled with a wardrobe space. 

Conversely, for investors seeking to optimise their overall price quantum, the 2-bedroom Type B1 unit may be a more prudent choice due to its slightly smaller size. 

3-Bedroom

Our preferred layout for the 3 bedder out of the various layouts (Single level, and/or loft) would be the type C2, standing at 1,399 sqft, which is suited for families with children who prioritise an efficient home size with an addition of a WC and a home shelter which can double up as storage or possibly a helpers room, apart from an existing yard space. The layout also features a key difference of a larger enclosed kitchen yet with a dry kitchen provision, which is perfect for those who cook often or enjoy hosting.  What stands out the most would be its super size master bedroom complete with a dedicated large master bathroom ensuite, giving homeowners more room space, and possibly accommodating younger children to bunk in together if necessary. It also enjoys a landscape living and dining, allowing for longer balcony space which can allow more natural ventilation and sunlight into the home. 

4-Bedroom

We have opted for the 4 bedroom plus study loft type DGL2, standing at 2,702 sqft, largely due to its rarity and exclusivity in a duplex layout, which is highly uncommon. The first level can already offer 3 bedrooms with an additional study room which can double up as a compact bedroom, meaning you can obtain a total of 5 bedrooms in this layout. There is also a junior master ensuite on level one, adding convenience and privacy among family members. The large open balcony is adjoined through the living, dining and 2 common bedrooms, hence giving family members more outdoor space with easy balcony access. One of the key advantages of a duplex layout would be the high level of privacy for the master bedroom, located fully on the 2nd floor, with  generous room size and a dedicated walk-in wardrobe space, plus a master bathroom that has its own outdoor Jacuzzi plus a large roof terrace, perfect for parents and couples to rewind after a long days work at their own private time. 

5-Bedroom

The 5 bedders are amongst the most exclusive and luxurious offerings in the development, with only 8 units available. Each unit is meticulously designed with a premium extremely generously sized single floor plate, offering residents a truly indulgent living experience.

This layout is perfect for families who also enjoy a balance of both indoor and outdoor spaces with numerous large roof terraces available, providing flexibility in hosting large groups of parties indoors and outdoors. Furthermore, with all the bedrooms being tucked on each side of the home, family members can still enjoy their own quiet time should there be guests over. 

What is well thought of in this 5-bedder layout would be that one ensuite bedroom is strategically placed on the left side of the home, ideal for increasing privacy among multi-generational families. This layout ensures that only the two common bedrooms need to share a bathroom, minimising any potential conflicts over bathroom usage and allowing large families to enjoy undisturbed personal time and space.

The master bedroom and bathroom is particularly lavish, boasting a generous size and featuring both a dedicated standing shower and outdoor jacuzzi, a private roof terrace, a dedicated walk-in wardrobe, and a generous master bedroom resting area. Overall, the layout is well-designed for families that enjoy having a large communal space while being able to withdraw into the privacy of their own rooms. 

Closing Thoughts

Clementiwoods Condo emerges as one of the most enticing options in District 5 if you are after  quiet living located right next to Clementi Woods Park, a low-mid size density project, that still scores well on our bala curve effect, yet well connected to an array of amenities.  With a district disparity effect, Clementiwoods condo presents growth opportunities in years to come. This is also perhaps one of the best developments that can still offer extremely generous and spacious layouts, with full-fledged condo facilities, a rare find in today’s new-age projects. Perfect for families who enjoy nature living and prioritise comfortable home sizes over MRT proximity.

Let’s get in touch

If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.

We appreciate your readership and support for PropertyLimBrothers. Keep an eye out as we continue to provide detailed reviews of condominium projects throughout Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

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SkyPark Residences is an executive condominium (EC) located at Sembawang Crescent in District 27. It is conveniently situated near Sembawang MRT station and bus interchange, providing residents with easy access to other parts of Singapore. Jointly developed by JBE Holdings Pte Ltd and Keong Hong Holdings Limited, SkyPark Residences received its TOP status in 2016. The development consists of 9 blocks and a total of 506 units. Residents benefit from the prime location with easy access to nearby amenities such as Sun Plaza, Sembawang Shopping Centre, and Bukit Canberra. Additionally, the area is undergoing transformation, placing it near the future Woodlands and Seletar Regional Centres, the North Coast Innovation Corridor, and the Gambas Crescent Business Hub.

If you are interested to find out more about SkyPark Residences, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in June 2024 and does not reflect data and market conditions beyond.

Project Details

Location Analysis

Located at the junction of Sembawang Crescent and Sembawang Drive, SkyPark Residences is just a few minutes’ walk from Sembawang station on the North-South Line (NSL). Residents enjoy excellent connectivity to the rest of Singapore, being only two stops from Woodlands MRT, where they can transfer to the Thomson-East Coast Line (TEL) and, in the future, access the Singapore Rapid Transit System (RTS) Link to Johor Bahru. Adjacent to the MRT station is the bus interchange, providing commuters with convenient options for travelling within Sembawang town or beyond. For drivers, SkyPark Residences is also easily accessible via the Seletar Expressway (SLE) and the Central Expressway (CTE),  providing convenient connections to the rest of Singapore.

Residents of SkyPark Residences have several convenient dining options nearby. Sun Plaza, located near Sembawang MRT station, features a variety of dining choices, from fast food to casual dining restaurants. The mall also houses a public library on its upper level. Further down the road, Sembawang Shopping Centre offers a diverse range of retail outlets, eateries, entertainment options, and even a Giant supermarket to meet the daily needs of nearby residents. Bukit Canberra Hawker Centre is the newest addition to the area, offering a wide array of local dishes.

Bukit Canberra is a premier destination for leisure and wellness for residents of SkyPark Residences. It features Singapore’s largest ActiveSG gym, swimming complexes and  indoor sports facilities. The recent addition of Sembawang Polyclinic ensures convenient access to quality healthcare services within the community, making Bukit Canberra a holistic hub for residents’ recreational, dining, and healthcare needs.

For families with school-aged children, SkyPark Residences offers convenient access to various educational institutions. Nearby schools include Sembawang Primary and Secondary School, Canberra Primary and Secondary School, Wellington Primary School, Yishun Junior College, Innova Junior College, and Republic Polytechnic, providing residents with a variety of quality education options. 

Site Plan & Unit Distribution

SkyPark Residences is a rectangular plot of land featuring 9 residential blocks spread across 36 stacks, containing a total of 506 units. This development is notable for being the first Executive Condominium launched in Sembawang. The design of the development includes extensive water bodies, with aquatic-themed facilities and landscaped pools where residents can find over 30% of the ground-level communal spaces dedicated to water-leisure options. The buildings are arranged parallel to each other, providing residents with three distinct views: towards the HDB clusters across Sembawang Crescent Road, the internal pool facing, and the Business 1 site across Sembawang Avenue (plot ratio 2.5).

The facilities at SkyPark Residences are designed with families in mind, catering to a wide range of recreational lifestyles. Residents can enjoy a variety of amenities, including a 50-metre lap pool for serious swimmers, pool massage beds for relaxation, and pool dining pods for a unique dining experience. There is also a 100-metre skypark offering expansive views, a children’s play pool for the little ones, a tennis court for sports enthusiasts, and a 3G Fitness Park for those looking to stay active. These diverse facilities ensure that every resident finds something enjoyable and fulfilling.

One of the standout features of SkyPark Residences is its impressive 15-storey towers. These high-rise buildings not only provide breathtaking views but also include a lounge area where residents can unwind, with vistas stretching across Singapore’s northern skyline. This creates a serene and picturesque living environment.

In addition to the myriad of outdoor facilities, SkyPark Residences also offers a luxurious two-storey clubhouse. This clubhouse is a hub of lifestyle options, equipped with a state-of-the-art gymnasium for fitness enthusiasts, ensuring residents have access to top-notch exercise equipment and facilities. Furthermore, the clubhouse features an open rooftop lounge, providing a perfect spot to relax and socialise while enjoying the view of the 50-metre lap pool below. This blend of leisure, fitness, and social spaces makes SkyPark Residences a comprehensive and vibrant community.

SkyPark Residences offers a range of units from 3-bedroom to 5-bedroom maisonettes, distributed across its 36 stacks with units available at various levels. As the first Executive Condominium in Sembawang, the layout configurations begin primarily with 3-bedroom units to cater to families looking for their own stay. This focus on larger units is because executive condominiums are generally targeted at families who intend to live in their homes, whereas private condominiums typically start with 1-bedroom units to appeal to a broader range of buyers, including singles and investors.

The largest unit available at SkyPark Residences, the 5-Bedroom Maisonette, comprises just 6% of the total units in the project. There is only one block featuring this layout, which includes four stacks: Stacks 17, 18, 19, and 20 of Block 9. Centrally located within the development, this block offers two stacks facing the main lap pool and the lounge pool, providing unique views enhanced by meticulously landscaped surroundings. The developer has carefully positioned these largest units to ensure they have the best possible views in the entire project.

The majority of units at SkyPark Residences are 3-Bedroom and 4-Bedroom types, accounting for 29% and 30% of the total units, respectively. This prevalence of larger units reflects a broader trend observed in most executive condominiums across Singapore. Developers design a higher percentage of larger units in Executive Condominiums (EC) projects to meet the needs of their target demographic. This focus on spacious units caters to buyers seeking long-term residences rather than investment properties, making ECs attractive to families prioritising space and comfort.

Price Analysis

The price trend of SkyPark Residences has shown a steady increase over the past few years. As an Executive Condominium (EC), homeowners must comply with specific regulations before selling their units, including a Minimum Occupation Period (MOP) of 5 years. For SkyPark Residences, this period ended around August 2021, which led to a notable rise in sales volume. Interestingly, there were a few sales prior to 2021, likely due to special exemptions or circumstances granted to the homeowners.

Analysing the average price growth at SkyPark Residences reveals a substantial 62% increase in average PSF prices since its initial launch. In 2021, which marked the Minimum Occupation Period (MOP) for the project, there was a notable rise of 19% in average PSF, rising from $887 to $1,053. This significant increase can be attributed to its highly sought-after location as the first EC launch in Sembawang. Furthermore, given the limited availability of ECs in this part of Sembawang, it presents a rare opportunity for HDB dwellers seeking to upgrade to a condominium within their existing neighbourhood. Most condominium developments are concentrated in Canberra or Woodlands, making SkyPark Residences particularly attractive for those looking to stay within Sembawang.

When comparing SkyPark Residences to other Executive Condominium (EC) projects within a 1km radius, notable developments include Parc Life (TOP 2018) and The Visionaire (TOP 2017). SkyPark Residences, however, is one of the oldest TOP condominiums in the vicinity.

Parc Life, situated adjacent to SkyPark Residences, comprises 638 units and obtained its TOP status in 2018, making it one of the newest developments in the area. It enjoys similar proximity to amenities and transportation hubs as SkyPark. Despite being two years newer, Parc Life was launched at a higher average PSF than SkyPark and has maintained a high average PSF since 2018. However, since 2021, SkyPark Residences has surpassed Parc Life in average PSF, indicating strong demand for SkyPark despite its older age. This could be attributed to its comprehensive facilities and serene environment, making it especially appealing to families seeking spacious living.

The Visionaire, with 632 units, is one of the earlier Executive Condominiums in the area, having attained its TOP in 2017. Since then, it has experienced a 66% increase in average PSF, currently transacting at an average PSF of $1,348. The Visionaire commands a higher average PSF due to its status as one of the youngest MOP projects and its proximity to Canberra MRT station.

Despite being 8-10 minutes away from the MRT station, SkyPark Residences remains competitive with The Visionaire’s average PSF price. One key factor is the importance of layout for families in this area. The layouts at SkyPark Residences tend to be more spacious compared to The Visionaire, leading to a similar PSF. For example, a 3-bedroom unit at The Visionaire ranges from 839 to 1,205 sqft, while a 3-bedroom unit at SkyPark ranges from 1,141 to 1,238 sqft. This larger layout makes SkyPark Residences particularly attractive to families prioritising space and comfort.

MOAT Analysis

The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.

The final MOAT scores for the developments we highlighted in the previous section are as follows: SkyPark Residences (64%), Parc Life (66%), and The Visionaire (70%). Despite being the oldest Executive Condominium (EC) in the vicinity, SkyPark Residences has distinct strengths worth exploring in detail.

SkyPark Residences excels in its Exit Audience score, the highest among the MOAT Analysis categories with a score of 5. This indicates a strong appeal to potential buyers within Sembawang. The limited options for upgrading from HDB flats to private property in the area make SkyPark particularly attractive. Sembawang, a small township, previously had only one condominium development, Sun Plaza Condo. Buyers looking for private condos often spill over to the Canberra region. Currently, there are only three distinct private condos in this area: Sun Plaza Condo, Parc Life, and SkyPark Residences. SkyPark’s proximity to the MRT station offers residents convenience, making it a highly desirable choice for HDB upgraders seeking easy access to amenities and transportation.

SkyPark Residences also scores highly in the Parent’s Attraction Effect, Volume Effect, and Bala Curve categories. The size and layout of units in SkyPark are particularly suitable for growing families, and the proximity to numerous schools is a critical factor for homebuyers. Nearby educational institutions include Sembawang Primary School, Sembawang Secondary School, Wellington Primary School, Canberra Primary School, and the Happy Brainy Kidz In Wonderland preschool.

Transaction volume at SkyPark Residences has been strong, with numerous healthy transactions occurring in recent months. This robust activity plays a pivotal role in property valuation, seller confidence, and bank valuation, helping drive prices toward their true value. Additionally, SkyPark Residences scores well on the Bala Curve, comparing favourably even against freehold properties. As an early-stage EC with strong transaction volumes, it holds its value well relative to its freehold project counterparts.

In summary, SkyPark Residences stands out not only for its strategic location and appealing layout but also for its strong market performance and value retention, making it a prime choice for buyers in the Sembawang area.

Floor Plan Analysis

In this segment, we will highlight our top choice from each unit type available at SkyPark Residences. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes.

3-Bedroom

In SkyPark Residences, there are primarily two types of 2-bedroom layouts: one measuring 1,141 sqft and the other 1,152 sqft. Both layouts are essentially mirror images of each other, with only minor size differences.

The designs feature efficient use of space, with each area of the home thoughtfully separated. Upon entering the unit, residents are greeted by a walkway leading to the living area. This area includes space for an L-shaped sofa and a generously sized dining area. Adjacent to the living area is a spacious balcony, offering an opportunity to extend the living space outdoors and create an inviting alfresco dining environment.

The enclosed kitchen features a U-shaped layout with ample cabinet space, accommodating essential appliances such as a fridge, sink, cooker hood, and hob. Additionally, SkyPark Residences includes a yard and a utility room, which are crucial for modern family planning and appealing to buyers looking for a primary residence. The utility space is particularly useful for storing children’s items or household essentials without encroaching on the livable areas. The yard enhances ventilation throughout the home, allowing airflow from the kitchen to the dining area and vice versa. This is especially beneficial during heavy cooking, as it helps to prevent the entire house from becoming stuffy.

Both common bedrooms are spacious, comfortably fitting queen-sized beds and providing ample wardrobe space. The common bathroom is discreetly located on one side of the unit, and both bathrooms have windows to facilitate natural ventilation and help disperse moisture after a hot shower.

The master bedroom is sizable enough to fit a king-sized bed with two bedside tables. Additionally, if more storage space is needed, the wardrobe can be extended to the edge of the master ensuite bathroom.

3-Bedroom + Study

SkyPark Residences offers a single layout for the 3-bedroom + study configuration, which is similar to the 3-bedroom layout but includes an additional study room.

Upon entering the unit, a hallway leads to the living area, providing added privacy by preventing neighbours in the common area from seeing directly into your home. This entryway also offers the opportunity to install a feature wall to display items or additional shoe cabinets for storage. The living area is spacious, accommodating a sofa and a dining table. For those desiring a larger living space, the balcony can be utilised for alfresco dining, thus expanding the internal living area.

The seamless flow from the kitchen to the adjacent dining area enhances both the functionality and aesthetic appeal of the layout. The kitchen itself is generously sized with ample storage, a rare find in modern units that are becoming increasingly smaller. This spacious kitchen is especially valuable for families with children, as it accommodates the demands of home cooking without feeling cramped.

All three bedrooms, including the master bedroom, are large enough to fit queen-sized beds, catering to the contemporary homeowner’s need for spacious sleeping quarters. The study room is conveniently located between the common and master bathrooms and is of a decent size. This space can be used as a home office or converted into a child’s room to fit a single bed.

4-Bedroom 

SkyPark Residences offers two distinct 4-bedroom layouts: Type C1 and Type C2. Type C1 covers a total area of 1,302 sqft (121 sqm), while Type C2 is slightly larger at 1,313 sqft (122 sqm). Both layouts are similar in spatial arrangement and room size, with minor differences likely found in the living room dimensions.

Both Type C1 and C2 feature a walkway leading to the living area, which extends to a balcony. The squarish layout of all units in SkyPark Residences enhances the functionality and efficiency of spatial planning. This consistent design approach is evident across both the 3-bedroom and 4-bedroom units.

The kitchen space is well-suited for larger families, accommodating heavy cooking and providing ample room for food preparation. A notable feature of SkyPark Residences is the utility room, which offers versatile use as a storage area or can be converted into a helper’s room. Additionally, the yard space facilitates laundry activities without occupying the balcony area.

The 4-bedroom units in SkyPark Residences are adequately sized to fit queen-sized beds, making them ideal for large families seeking spacious living in Sembawang. Unlike many other 4-bedroom units, where the third common bedroom might only fit a single bed, all the common bedrooms in these layouts are of similar and substantial size. This thoughtful spatial arrangement by the developer ensures optimal room segregation and usability.

4-Bedroom + Study

Within SkyPark Residences, this particular 4-bedroom + study layout is one of the rarest, accounting for only 6% of the units, making it a highly sought-after option. This layout includes an additional study room and maintains a similar design to other unit layouts in the project.

Spanning a generous 1,528 sqft, this floor plan is comparable in size to the 5-bedroom layout. The primary distinction between the 4-bedroom + study and the 5-bedroom layouts is the presence of an additional proper bedroom in the latter. Depending on your family’s needs, some buyers might find the study room sufficient, while others might prefer an extra bedroom to better accommodate future family planning.

Despite these differences, the overall arrangement of bedrooms remains consistent with other layouts within SkyPark Residences. In this layout, the study room is strategically positioned between the master bedroom and a common room, offering a versatile space that can be used as a home office, library, or children’s play area. This thoughtful design enhances the functionality of the home while providing flexibility to meet varying family needs.

5-Bedroom 

Type E1 and E2 are the only layout options available for a 5-bedroom unit in SkyPark Residences, offering a spacious living area of 1,593 sqft. Both types feature a notably squarish layout and are essentially mirror images of each other. Designed to accommodate larger families or multi-generational living arrangements, this layout provides ample room for comfortable coexistence.

This 5-bedroom layout shares similar spatial arrangements with other layouts in SkyPark Residences. One advantage is that four of the bedrooms are positioned on one side of the unit, with space distributed evenly. The fifth bedroom is situated between the master bathroom and a common bathroom, featuring a Jack and Jill layout. This configuration allows the fourth bedroom to potentially serve as a junior ensuite, which is ideal for elderly parents who need their own space. Meanwhile, the other three common bedrooms can share the remaining common bathroom.

With these considerations in mind, potential buyers at SkyPark Residences may face a tough decision between choosing a 4-bedroom + study unit or a 5-bedroom unit. Several factors, including pricing, play a significant role in this decision. For example, past transactions indicate that a mid-floor 5-bedroom unit at stack 22 sold for $2.158 million in 2024, translating to $1,355 PSF. In contrast, a mid-floor 4-bedroom + study unit at stack 13 sold for $1.945 million, or $1,272 PSF. The approximately $200,000 difference, along with the addition of an extra bedroom and level differences, are crucial aspects to consider when selecting the right unit at SkyPark Residences. 

On the other hand, some buyers prefer a proper bedroom over a study, as it offers greater functionality. A proper bedroom can comfortably fit a queen-sized bed and a wardrobe, providing essential sleeping and storage space without compromising overall room dimensions. This is particularly appealing to families who need the extra bedroom for a growing family or to accommodate guests.

Conversely, other families may not require such a large bedroom and find that a study space suffices for their lifestyle. This additional room can serve multiple purposes, such as a home office, a study area for children, or even a playroom. The flexibility of a study space allows it to adapt to the evolving needs of the household, making it an attractive option for those who value versatility over additional sleeping quarters.

5-Bedroom Maisonette

The 5-bedroom maisonette layouts in SkyPark Residences are among the most distinctive and unique offerings within the development. Comprising less than 6% of the total unit layouts, they are the most exclusive options available. There are only 28 units of this type, all located in Block 5, which includes stacks 17, 18, 19, and 20. Each stack contains just 7 units, emphasising their rarity.

The defining feature of these maisonettes is their split-level design, with separate upper and lower floors. The lower floor primarily consists of the living and dining areas, an enclosed kitchen, yard space, utility room with a WC, a common bathroom, and two common bedrooms. Additionally, each unit includes a balcony or PES (Private Enclosed Space) on the lower level. On the upper floor, you’ll find the remaining two common bedrooms with a shared bathroom and the master bedroom with an ensuite bathroom.

All rooms are generously sized, resembling the spaciousness of a landed property. The developer has thoughtfully designed the spatial arrangement, greeting residents with a spacious living and dining area. The squarish living room can accommodate a three-seater L-shaped sofa with ample distance from the TV, while the dining area can fit an eight-seater dining set, perfect for hosting friends and family. For added privacy and functionality, you can install a partition wall to prevent neighbours from seeing directly into your home.

Although the kitchen is slightly smaller compared to other layouts in SkyPark Residences, it remains functional with its L-shaped setup. The yard space in this layout is slightly larger, ensuring it doesn’t encroach on the utility room and WC.

All bedrooms are well-sized, comfortably fitting a queen-sized bed and wardrobe, with enough space for a small study table. The master bedroom is the highlight of the unit, featuring a walk-in wardrobe with several panels of wardrobe space leading into the master bathroom, offering a luxurious and private retreat within the home.

In essence, the 5-bedroom maisonette layouts at SkyPark Residences offer an unparalleled blend of exclusivity, functionality, and spaciousness. Their unique split-level design, ample room sizes, and thoughtful spatial arrangement make them ideal for large families or those seeking a luxurious living experience. With only a limited number of these units available, they represent a rare opportunity to enjoy a living space that combines the feel of a landed property with the conveniences of modern condominium living.

Growth Potential

BTO Plots in Sembawang

The increasing demand from BTO plots in this area indicates a growing pool of future buyers. As this BTO project was launched before the implementation of the new HDB categorisation scheme, it holds a unique appeal for current BTO owners who are considering asset progression. These homeowners, looking to sell their existing flats and upgrade after their project hit their Minimum Occupation Period (MOP), will likely find SkyPark Residences an attractive option due to its strategic location, comprehensive amenities, and spacious layouts. This trend underscores the project’s potential for sustained demand and strong exit audience.

Relocation of Sembawang Shipyard

The relocation of Sembawang Shipyard promises transformative benefits for residents, including the potential for site redevelopment that could introduce new residential, commercial, and recreational spaces along the waterfront. This move aims to enhance living conditions with modern urban planning, improved infrastructure, and amenities tailored to community needs. Revitalising the area is expected to attract businesses and cultural institutions, fostering a vibrant neighbourhood environment while creating job opportunities across various sectors. Ultimately, the project seeks to elevate Sembawang’s appeal, offering residents enhanced convenience, economic prospects, and a higher quality of life.

North Coast Innovation Centre

Woodlands Regional Centre is set to become the largest economic hub in Singapore’s North region, offering a diverse mix of uses and new opportunities. The Northern Agri-Tech and Food Corridor will link the future Agri-Food Innovation Park with local farms, Republic Polytechnic, and business spaces within the centre. Enhanced connectivity will be provided by new transport hubs at Woodlands Central and Woodlands North Coast, integrating the centre with key destinations via bus and MRT networks. Additionally, the RTS Link will connect commuters to Johor Bahru from the RTS Link Woodlands North Station, creating seamless access to Singapore’s Thomson-East Coast Line and boosting economic activity and accessibility in the region.

North-South Corridor 

The North-South Corridor offers Sembawang residents improved transportation options and connectivity from the north region to the city. With dedicated lanes for buses, cycling paths, and pedestrian walkways, it ensures smoother travel between the northern and southern regions of Singapore. Integrated with existing MRT lines and buses, it enhances accessibility to key destinations, promoting sustainable mobility and improving residents’ quality of life.

Closing Thoughts

SkyPark Residences distinguishes itself as a premier living option in Sembawang. Despite being the oldest Executive Condominium in the area, it continues to attract strong demand due to its strategic location near the MRT station, comprehensive amenities, and spacious unit layouts. The high MOAT scores in Exit Audience, Parent’s Attraction Effect, and Volume Effect underscore its appeal to potential buyers, particularly families seeking a convenient and well-connected living environment. The strong transaction volume and favourable Bala’s Curve score further highlight its value retention and investment potential. SkyPark Residences offers an excellent blend of comfort, convenience, and long-term value, making it a top choice for homebuyers in the region.

Additionally, the area holds immense growth potential, with initiatives like the North-South Corridor enhancing connectivity and the North Coast Innovation Centre creating new economic opportunities for residents. These developments are set to increase interest and attract potential homebuyers, solidifying SkyPark Residences as a top choice for those seeking both comfort and long-term value in the evolving Sembawang region.

Let’s get in touch

If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.

We appreciate your readership and support for PropertyLimBrothers. Keep an eye out as we continue to provide detailed reviews of condominium projects throughout Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post SkyPark Residences Condo Review: Rare Sembawang EC With Maisonette Layouts! appeared first on Insights by PropertyLimBrothers.

A Treasure Trove is located in District 19, a short 5 to 7-minute walk away from Punggol MRT and just a 1-minute walk away from Waterway Point Shopping Centre. Situated in a relatively young town, it has become increasingly popular among young families drawn to its modern amenities and landscaped surroundings.Its proximity to upcoming major developments in Punggol makes it an attractive option for investors and homebuyers seeking either an investment or a primary residence.

If you are interested to find out more about A Treasure Trove, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in June 2024  and does not reflect data and market conditions beyond

Project Details

Location Analysis

A Treasure Trove is located within a 5 to 7-minute walk from Punggol MRT station and bus interchange, presenting itself as one of the top choices among homeowners looking for extreme convenience. With its status as a private condominium amongst the sea of executive condominiums in the Punggol region, the development offers residents accessibility and exclusivity.

With a side gate access that allows residents to easily cross over to Waterway Point shopping centre, a mega mall twice the size of Junction 8 in Bishan, homeowners can access a wide range of amenities. These include over 100 dining and retail options, a cinema, and a 24-hour FairPrice Finest supermarket, all a short walk away. This allows residents to get all their shopping done without having to head into town, saving on transportation fees and travelling time. 

Punggol is also perfect for families with kids and pets alike, as it is home to several park connectors. Residents can conveniently access destinations like Coney Island or Ang Mo Kio for activities such as jogging, leisurely strolls, or a family cycling day out in the lush greenery and serenity.

Other unique recreational areas in the vicinity include Punggol Point Jetty, SAFRA Punggol, Punggol New Town, and One Punggol a vast integrated lifestyle community hub with a large-scale hawker centre, a  regional library, senior care facilities and numerous community classes for residents to partake. Furthermore, Punggol Regional Sports Centre will be opening its door soon.The new facility features a 5,000-seater football stadium, a swimming complex with five pools, an indoor sports hall with 20 badminton courts and a team sports hall with three convertible basketball courts. It will also include a gym, a fitness studio, sheltered tennis and futsal courts, a water activity centre and an archery training centre. Punggol definitely has no lack of amenities for all fitness enthusiasts in the area.

Suited for the young crowd in Punggol, esidents can also  head on to Punggol East Container Park, a hippie outdoor place which features plenty of attractions, including eateries and bars, plant nurseries, a skating area, a gym, and more. 

Adding on the government’s plan of ensuring Punggol Township continues to develop to support the needs of young families, the government has introduced numerous esteemed educational institutions in the vicinity. For example, A Treasure Trove currently has 5 different primary schools within the 1KM radius, providing plenty of options for parents with school going children. The government’s emphasis on ensuring that Punggol continues to be a well developed town is also evident in the placement of a large scale university, Singapore Institute of Technology (SIT), to be located at Punggol Coast area, together with the entire Punggol Digital District that is underway. This ensures quality education at every stage, right in the neighbourhood.

Site Plan and Unit Distribution

Taking a look at the site plan, one key assurance we note when considering A Treasure Trove, is its well- designed facings., Here, homeowners can benefit from no direct western sun exposure, with the majority of the homes enjoying a predominantly north-south facing orientation. This thoughtful layout reduces direct exposure to the harsh afternoon sun, resulting in a more comfortable living environment. What is also noticeable is the vast amount of facilities and swimming pools throughout the project, meaning to say, if you are facing internally, there is a high chance you will get to enjoy a serene pool view. The multiple swimming pools are also  designed with different depth levels, catering to all residents – from children to adults.

Rich history is also integrated into this modern project, with a conservation club house – formerly known as Matilda House, the last remaining conservation bungalow in the vicinity. This clubhouse is now a place where A Treasure Trove residents can enjoy club facilities, function rooms, and a dedicated drop-off point to avoid traffic congestion at the guardhouse. What we also like is that the BBQ pits are tucked in a corner closer to the clubhouse and away from the residents’ homes, allowing for better privacy and preventing fumes from the BBQ pits from entering into homes. The tennis court has also been thoughtfully designed to be part of the basement carpark, reducing noise levels for a better living experience.

A Treasure Trove offers 2-Bedroom to 4-Bedroom types spread across its 56 stacks, meaning buyers will enjoy various options in terms of facings regardless of the bedder type they are going for. 3-Bedroom types make up the majority of the unit offering with sizes starting from 1,044 sqft. Interestingly, the 2 bedders here enjoy rather generous sizes starting at 775 sqft. Moreover, the penthouses stretch all the way up to approximately 4,876 sqft in size (that is comparable to a landed home built up), placing A Treasure Trove as a top choice among family profiles looking for their own stay, and those who value space and convenience at the same time.

Price Analysis

Taking a look at the historical price performance of A Treasure Trove, it has been enjoying gradual price appreciation performance since 2012, with a rather healthy transaction volume each year, with approximately 25 Transactions done in the year 2023., Tthis goes to show itsit’s high level of demand coupled with a balanced supply,  thereby allowing it to further appreciate gradually year on year. 

One key reason why A Treasure Trove continues to enjoy a strong demand is the spot in terms of its pricing mechanism versus location. For example, comparing to the surrounding projects: 

Firstly, Prive, a 99-year leasehold project starting from 2010 (just a year older than A Treasure Trove), is already transacting at an average PSF of $1,3XX. This is despite it being a slightly further walking distance away from the MRT station. 

Secondly, Parc Centros , with a 99-year lease starting from 2012 (one year newer than A Treasure Trove), is similarly located in terms of distance from the MRT station. The development has an average PSF  of $1,5XX.

Thirdly, Watertown, being an integrated project, naturally commands a premium for its convenience. Currently, its average PSF ranges around $1,6XX for a leasehold period of 99 years starting from 2011.

Therefore, A Treasure Trove, with a 99-year lease starting from 2011, offers a sweet spot for homeowners who seek proximity to an MRT station without the premium of an integrated project. Despite being slightly older than Parc Centros, currently the newest project within a 5-minute walk to Punggol MRT, A Treasure Trove offers a more affordable entry price, averaging around $1,4XX PSF. This is thus a nice sweet spot, spurring demand from HDB upgraders, or private buyers,  for both investors and own-stay buyers alike. 

A Treasure Trove is highly favoured by both investors and tenants, with an impressive record of 91 transactions in the last 6 months. It ranks among the top rental volume projects in District 19, which is one of the largest districts in Singapore. This popularity underscores its appeal to homeowners and tenants alike, thanks to its convenient location and comprehensive facilities.

Master Plan Transformations

With added infrastructure and amenities, along with new residential and commercial plots to come,

we foresee a continuous gradual positive outlook for the projects in the area. Let us take a deep dive into the Master Plan Developments here. 

In terms of urban transformation, A Treasure Trove stands to gain significantly from its prime location. Across the project, the commencement of the Cross Island Line (Linked with existing Punggol MRT Station) construction, marks a pivotal development for A Treasure Trove. This new MRT line promises enhanced connectivity across Singapore in the near future, drastically reducing travel times to key destinations such as Pasir Ris and Aviation Park.

Moreover, adjacent to the project lies a designated commercial zone outlined in the URA master plan. This strategic allocation, marked in dark blue with a plot ratio of 1.4, reflects Singapore’s proactive approach to decentralise the CBD. The planned commercial site, spanning approximately 8,400 sqm over four levels, is slated to feature office spaces, potentially including amenities like a childcare centre and retail outlets. This initiative aims to alleviate CBD traffic congestion while offering enhanced employment opportunities closer to residential areas, thereby improving overall quality of life for Punggol residents, and possibly an influx of a new tenant pool for the projects in the area.

What would be exciting to watch out for would also be the plot reserved for a mixed commercial and residential development parcel, that is sitting right across Watertown. In the near future, there’s potential for a new mixed-development or integrated project to launch in the area. This could bring additional amenities and retail options for A Treasure Trove and Punggol residents. The new residential project could also set a new pricing benchmark, as new launches typically do. This is influenced by Singapore’s rising cost of living and construction, alongside its modern lease terms and facilities.

Furthermore with its status being a mixed-use development, naturally developers would be able to command a higher sale price for its premium. This would in turn further allow what we call a pricing disparity gap between the new launches and resale market, and create a spillover demand that will benefit the resale market and provide growth opportunities. 

MOAT Analysis

The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.

The final MOAT score of A Treasure Trove stands at an impressive 70%.  Let us explore the strengths of A Treasure Trove by zooming into the specific areas that it has performed well in. 

With a good amount of  BTO and HDB flats in the Sengkang and Punggol area, the vicinity enjoys an excellent pool of potential HDB upgraders, hence scoring well on our Exit Audience metric.

This factor ensures that future potential home sellers can continue to enjoy a good level of demand for such projects, and hence, good ease of exit and possibility of price appreciation. 

A Treasure Trove benefits from its proximity to five different primary schools within a 1km radius, making it highly attractive to parents. They have multiple prestigious options for enrolling their children in primary one.

Located just within 5-7 minutes walking distance to Punggol MRT, A Treasure Trove expectedly scored well on MRT Proximity. 

As a developing township with new age projects in both the HDB and private residential sector, the project has also done well in its Bala’s Curve Effect, with a healthy remaining lease ahead (86 years), allowing homeowners to have an ease of mind as they do not have to worry about the lease decay in the near future just yet.  

A Treasure Trove scored low on the land size density effect, as it has a relatively high density with 882 units across a total site area of 27,527 sqm. Therefore, A Treasure Trove would be a vibrant development bustling with young families, for those who prefer this kind of environment. The favourable density would also significantly amplify the Volume Effect, enhancing the overall project performance.

Floor Plan Analysis

In this segment, we will highlight our top choice from each unit type available at A Treasure Trove. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes. If you are interested in any of the layouts featured,  please contact our sales team directly or through our social media platforms.

2-Bedroom

We have opted for Type A1 and Type A2 for the 2 bedders as they are fairly similar, we love the fact that it comes with an enclosed kitchen and with a home shelter (an uncommon feature in today’s new age projects). Both bedrooms are also of a good size with their own ensuite bathroom, adding convenience, perfect for small families. However, since the bathroom is ensuite with the common bedroom, guests would need to pass through the common bedroom to access the bathroom.

3-Bedroom

For the 3-Bedroom types, we favour the Type C2 layout, which sits at 1,130 sqft. What we like about the unit is that the entrance does not directly face the living area, which offers some privacy as passers-by, guests, and delivery personnel cannot look directly into the home. It also comes with an enclosed kitchen, additional Home Shelter, yard and an additional WC.

What is unique and well designed would be the dedicated yard area that  leads to another balcony, which  then leads to the master bedroom, offering dual entrances. The second balcony provides great flexibility as it could be utilised as a second laundry area for larger families, or perhaps even as a study room (of course, with some enclosement works to be done, subjected to MCST approvals), or perhaps another walk-in wardrobe area for the master bedroom. Overall, it enjoys good size bedrooms and an efficient layout that is comfortable for families.

4-Bedroom

There is only one type of layout for the 4 bedders, standing at 1,335 sqft, which features everything you need in a home, a longish living and dining hall together with a mini balcony to chill out, an enclosed kitchen which can also be opened up to connect seamlessly towards the dining hall, a home shelter and WC, a yard area that is linked to a  second spacious balcony with adjoining access to bedroom 2 as well. In total you get 4 bedrooms – 1 master bedroom ensuite, 1 junior master ensuite, and 2 common bedrooms that share one common bathroom. The good number of bathrooms also allows families to enjoy an added level of privacy, with lesser worries over a “toilet hogging” situation at home. 

Similar to the 3-bedroom units, what is unique and well-designed is the dedicated yard area that leads directly to the second balcony and connects to bedroom 2. This layout provides homeowners and large families with versatile options to utilise the space according to their preferences and needs. Overall, the layout is well-designed for families that enjoy having a balanced communal space while being able to withdraw into the privacy of their own rooms.   

In Summary

A Treasure Trove scored a high 70% on our MOAT analysis, coming in strong for homeowners seeking the ultimate convenience with Punggol MRT within walking distance, a mega shopping mall just right across, with full fledged condo facilities at a relatively sweet spot in terms of PSF entry price. ​​With spacious and efficient floor plans, it also ensures comfortable living for its residents.

With upcoming developments, new residential plots, and improved connectivity over time, A Treasure Trove is well-positioned to benefit. Increased professional presence could boost rental demand, potentially setting new pricing benchmarks for better growth. Residents will also enjoy additional amenities and modern facilities. Given its advantageous location and District 19’s growing appeal as a residential area, we hold a positive outlook on the potential appreciation for both own-stay residents and investors. 

Let’s get in touch

If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.

We appreciate your readership and support for PropertyLimBrothers. Keep an eye out as we continue to provide detailed reviews of condominium projects throughout Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post A Treasure Trove Condo Review – Is This Project 5 Minutes Away From Punggol MRT Worth Looking Into? appeared first on Insights by PropertyLimBrothers.

The Pearl @ Mount Faber is a 99-year condominium development situated in District 4, developed by Sim Lian Pte Ltd and completed in 2005. Nestled amidst the lush greenery of Mount Faber, this condominium stands as an epitome of luxury and tranquillity in Singapore. This residential development offers breathtaking panoramic views of the city skyline, harbour, and surrounding natural landscapes, creating a serene retreat from the bustling urban life.

If you are interested to find out more about The Pearl @ Mount Faber, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in June 2024  and does not reflect data and market conditions beyond.

Project Details

Location Analysis

The Pearl @ Mount Faber  is situated in District 4, along Mount Faber Road. This residential development provides a distinctive living experience, largely due to its elevated position on Mount Faber. The nearest MRT station to The Pearl @ Mount Faber is HarbourFront, which serves both the North East Line (NEL) and the Circle Line (CCL). This station is conveniently accessible via direct bus services. Over there, you will find HarbourFront Centre and VivoCity, Singapore’s largest shopping mall. There, you will find an extensive array of shops, restaurants, and other amenities, providing a comprehensive shopping and leisure experience. 

This location offers easy and convenient access to several key areas, including the Mapletree Business City, the one-north Business District, and the Central Business District (CBD). This strategic positioning allows for seamless connectivity to these major business hubs.

The Pearl @ Mount Faber is conveniently located within a 1-kilometre radius of several educational institutions, including Radin Mas Primary School and CHIJ Kellock Primary School. This close proximity provides families residing in the area with easy access to quality education for their children, ensuring a convenient and enriching learning environment.

This area is a haven for nature enthusiasts, offering a perfect blend of adventure and scenic beauty. Mount Faber serves as an ideal starting point for a hike, where trails lead seamlessly from its heights to the architectural marvel of Henderson Waves. From there, the journey continues to Telok Blangah Hill Park, winding through lush greenery and panoramic vistas. The trail further extends to the tranquil Hort Park and culminates at Kent Ridge Park, providing an extensive network of natural landscapes for hikers to explore and enjoy.

It is also situated in exceptionally close proximity to Sentosa Island, offering residents the convenience of multiple travel options to this vibrant destination. Residents can ascend to the peak of Mount Faber and enjoy a scenic cable car ride that directly transports them to Sentosa. Alternatively, Sentosa is less than a ten-minute drive away. This proximity allows residents to easily indulge in the myriad of attractions and recreational activities that Sentosa offers, from its pristine beaches and world-class theme parks to its luxurious resorts and dining establishments. Whether seeking adventure, relaxation, or entertainment, the easy access to Sentosa significantly enhances the lifestyle and leisure opportunities.

Site Plan & Unit Distribution

The Pearl @ Mount Faber is a mid-sized development comprising 192 residential units. It is situated on a substantial land area measuring 10,554 sqm. This project consists of six distinct blocks, each rising to either 9 or 10 storeys. 

The development offers three distinct facings: from the front, residents can enjoy unobstructed views of the Bukit Purmei area if they are on a higher floor; the internal facing units overlooking the facilities area; and the back-facing units which overlook expansive greenery.

The development boasts an array of full fledged condominium facilities, fostering a resort-like lifestyle. Positioned at the heart of the complex, residents are greeted by a swimming pool, thoughtfully complemented by a separate children’s pool, a clubhouse, a fully-equipped gym, and a charming playground, offering a diverse range of recreational activities for all ages. Additionally, situated at one corner of the development, residents can also enjoy the privilege of having the multi-purpose court, fitness area, and a basketball court.

The Pearl @ Mount Faber boasts a diverse selection of unit mix, including 2-Bedroom, 2+ Study, 3-Bedroom,3+ Study and penthouses. These homes are thoughtfully distributed across six blocks, each designed to provide residents with an exceptional living experience. Notably, the development places a significant emphasis on the standard 3-Bedroom units, which constitute over half of the total unit mix. 

Additionally, the unit sizes in this development are particularly noteworthy, offering generous and well-proportioned living spaces that exceed the typical standards. This emphasis on spaciousness ensures that residents enjoy a comfortable and accommodating home environment, making The Pearl @ Mount Faber an attractive choice for those seeking ample living areas.

Price Analysis

Looking at the comparable 99 year leasehold developments in the vicinity, we have Caribbean at Keppel Bay which was completed in 2004 , and the newly TOP-ed Avenue South Residence which was completed in 2023.

When examining the growth trends, it’s worth mentioning that Caribbean at Keppel Bay commands an average transaction price of $1,840 PSF, whereas The Pearl @ Mount Faber is transacting at an average of $1,516 PSF. Looking at the price trend, we can observe that The Pearl @ Mount Faber has experienced a more significant growth rate of 41%, compared to Caribbean at Keppel Bay’s 24% between 2017 to 2024.

Avenue South Residence, launched in 2019 and recently TOP-ed in 2023, showed a growth rate of 17% to date transacting at an average of $2,279 PSF. This indicates a substantial price disparity when compared to The Pearl @ Mount Faber.

The growth rates and current pricing of these properties highlight the varying levels of demand and investment potential in the area. For instance, the more substantial growth of The Pearl @ Mount Faber suggests a rising interest in that particular development. Meanwhile, the higher initial PSF of Avenue South Residence reflects its newer status and possibly more modern amenities and design.

MOAT Analysis

The MOAT analysis is a comprehensive tool that we use to evaluate the attractiveness of a property in Singapore to potential homebuyers. We employ ten specific criteria that cover various aspects of the property, from its location to its amenities, to provide you with a thorough and impartial assessment. This analysis is intended to equip you with the information you need to make informed decisions when it comes to investing in property. If you’re interested in learning more about the methodology behind the MOAT analysis, we recommend checking out our article for a detailed explanation.

The MOAT score for The Pearl @ Mount Faber is at 58%. 

The Pearl @ Mount Faber excelled in particular areas of the MOAT analysis. Notably, it achieved perfect scores in both the Region Disparity Effect and the District Disparity Effect. Due to the location, the development stands out as one of the best options in terms of PSF when compared to nearby projects. 

It’s worth noting that the development scored low on Rental Demand, likely due to its distance to the MRT station, which is a crucial factor for tenants. Additionally, the Exit Audience score was low, as District 4 does not have many HDB estates, leading to a smaller pool of potential future buyers.

Overall, while The Pearl @ Mount Faber boasts significant strengths in its location and pricing, these factors should be carefully weighed against its rental demand and resale market limitations.

Floor Plan Analysis 

In this section, we will present our top choice for each available configuration. If you want to explore other floor plans not highlighted here, please contact our sales team directly or through our social media platforms.

2-Bedroom

The 2-Bedroom units at The Pearl @ Mount Faber come in four distinct layout options, three layouts of which are patio units. Our focus here will be on the Type A9 layout, which is exclusively found in stack 20.

This layout spans at 1,087sqft, offering a generous amount of space for a 2-Bedroom unit. Situated in stack 20, it overlooks the multi-purpose court at the rear of the development, providing a serene greenery view.

Upon entering the unit, you’ll find the kitchen to your left. This L-shaped kitchen is equipped with a yard, home shelter, and WC at the back. The inclusion of a yard area is a rare and valuable feature for a 2-Bedroom unit, offering additional functionality and storage space. Beyond the kitchen, the layout opens up to a dedicated dining area, followed by the living room and balcony. 

As you proceed to the bedroom area, you’ll notice the ample size of the common bedroom, which is complemented by the common bathroom. The master bedroom is equally spacious and includes an ensuite bathroom.

Overall, the squarish design of this layout is highly space-efficient, making it an ideal choice for young couples and small families who value both functionality and comfort in their living space.

2-Bedroom + Study

There are five distinct layouts available for the 2-Bedroom + Study units at The Pearl @ Mount Faber. We’ll focus on types A7 and A8, as the other three layouts are patio units.

Type A7, sized at 1,173 sqft, can be found in stacks 2, 11, and 13. Type A8, on the other hand, is slightly smaller at 1,163 sqft and is located in stack 19. The primary distinction between these two layouts lies in the configuration of the master bedroom. Type A7 features a portrait orientation, whereas Type A8 offers a landscape orientation.

Both layouts include an extra study space, adding a valuable dimension of flexibility to the units. This study can easily serve as a proper home office, making it ideal for those who work remotely. Alternatively, it can be converted into a helper’s room by fitting in a single bed, providing additional accommodation options. For those who desire even more open space, this study area can be repurposed by removing the walls to expand either the living room or the common bedroom, enhancing the overall spaciousness and flow of the unit.

3-Bedroom

Coming to the 3-Bedroom units, there are five different layouts available. Type B3 comprises the majority 3-Bedroom units in this development. This particular layout spans 1,389 sqft and is distributed across ten stacks, making it a prominent choice for potential residents.

Upon entering the unit, you’ll immediately notice the enclosable kitchen space on the right. At the back of the kitchen, you’ll find the yard, WC, and home shelter, providing additional utility and storage space, which is particularly convenient for families.

The living and dining areas are generously sized, and lead to the  balcony. Notably, The Pearl @ Mount Faber permits the installation of Ziptrak blinds, allowing residents to extend their living area into the balcony. This feature is especially advantageous for hosting gatherings with friends and family, as it creates a seamless indoor-outdoor living experience.

The unit includes two common bedrooms, both of similar size, making them perfect for children, guests, or even a home office. The master bedroom is a highlight of the Type B3 layout, providing a spacious and private retreat. The wardrobe is strategically positioned outside the ensuite bathroom, optimising the bedroom space. 

3-Bedroom + Study

The 3-Bedroom + Study units at The Pearl @ Mount Faber are available in two distinct layouts, C1 and C2. Type C1 is the patio unit, while the featured Type C2, sized at 1,604 sqft, is positioned on stacks 12 and 14. These units are internal facing, offering views towards the development’s facilities.

Entering the unit through the main door, you’ll find the enclosable kitchen on the left. This kitchen is designed for both functionality and flexibility, featuring a yard, WC, and home shelter at the back. For those who prefer an open-concept layout, the kitchen wall can be removed, allowing the installation of an island in the centre. This modification can create a more spacious and integrated living area, ideal for modern lifestyles.

One of the notable features of this layout is the study room, which offers a flexible space that can serve as a home office, a playroom, or an additional guest room. If desired, the study room walls can be removed to expand the living area, offering even more open space for larger gatherings or creating a more expansive living environment.

The two common bedrooms are similar in size, providing comfortable living spaces for family members or guests. These bedrooms share a well-appointed common bathroom. The master bedroom serves as a private retreat, featuring an ensuite bathroom. 

This layout is exceptionally well-suited for families and multi-generational living. 

Future Growth Potential

In terms of the master plan, the location of The Pearl @ Mount Faber is set to benefit significantly from the upcoming Keppel MRT station on the Circle Line, which is scheduled for completion in 2026. This station will be one of the last three stations on the Circle Line, effectively closing the loop and enhancing connectivity throughout Singapore.

The proximity of The Pearl @ Mount Faber to the new Keppel MRT station will offer residents unparalleled convenience, making commuting and travel across the island much easier and more efficient.

Another master plan in the area would be The Greater Southern Waterfront. This is an urban redevelopment project that aims to transform Singapore’s southern coastline into a vibrant, waterfront district. Spanning 30 kilometres of coastline from Pasir Panjang to Marina East, this project will encompass 2,000 hectares of land, equivalent to six times the size of Marina Bay. The redevelopment plans include new residential and commercial spaces, enhanced recreational areas, and improved green spaces, all designed to create a dynamic and sustainable urban environment. Key features of the Greater Southern Waterfront include waterfront promenades, public parks, and integrated transport networks that will enhance connectivity and accessibility. 

The Pearl @ Mount Faber stands to gain immensely from the ongoing development of the Greater Southern Waterfront. As this ambitious project unfolds, the surrounding area is set to undergo a transformation into a bustling waterfront district, offering residents an array of new amenities, recreational spaces, and economic opportunities. With improved connectivity and enhanced transportation infrastructure, residents of The Pearl @ Mount Faber will enjoy convenient access to the vibrant offerings of the Greater Southern Waterfront, further enhancing the desirability and value of living in this thriving neighbourhood.

In Summary

The Pearl @ Mount Faber stands out as a unique gem amidst the lush surroundings of Mount Faber, offering a serene living environment. The development boasts generously sized units, making it well-suited for small families or young couples seeking ample living space. 

From the MOAT and pricing analysis, The Pearl @ Mount Faber scores exceptionally well in terms of district and regional disparity effect, signifying it as one of the most affordable developments in the area.

Moreover, The Pearl @ Mount Faber is poised to reap the advantages of the continuous expansion and enhancement of the Greater Southern Waterfront, thereby enhancing its appeal as a coveted residential locale. 

Let’s get in touch

Are you feeling uncertain about the impact of your property decisions on your journey and portfolio? Whether you are in the market to buy, sell, or rent a unit, our experienced team is here to support you. We specialise in providing market and financial analyses that can help you make informed decisions. We are also happy to offer a second opinion if you are seeking additional guidance. Do not hesitate to contact us here for guidance in navigating the complex world of property ownership.

Thank you for reading and following PropertyLimBrothers. Stay tuned as we bring you more in-depth reviews of condo developments around Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post The Pearl @ Mount Faber Review – A Tranquil Haven Boasting Urban Connectivity appeared first on Insights by PropertyLimBrothers.

Bayshore Park is the first project to be built in the Bayshore area, completed in 1986, boasting a prime location facing towards East Coast Park. Reflecting the charm of its era, it offers a massive land size of approximately between 700,000 to 800,000 sqft, allowing for sprawling in-house facilities, and fostering a sense of openness with homes comfortably distanced from each other–a rare find in today’s market. It is also one of the few projects with a direct side gate access towards East Coast Park Connector, with sea view-facing units, at a rather affordable entry price in today’s context.

Scoring 56% on our MOAT analysis with high scores in its Exit audience, Rental Demand, Region Disparity Effect, and the upcoming Bayshore MRT on the Thomson-East Coast Line (TEL), Bayshore Park might be one to consider for investment or own-stay purposes. Nonetheless being the oldest development in this area, it scored low on the Bala’s Curve Effect. 

Should homeowners be wary of the lease decay or are there still positive upside opportunities for the project? 

If you are interested to find out more about Bayshore Park, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in June 2024 and does not reflect data and market conditions beyond.

Project Details

Site Plan & Unit Distribution

Bayshore park is the first mid-high density project to be developed along the Bayshore area. Being built in the 1980s period, its charm lies in the vastness of its land size, and wide array of facilities. Having the largest land plot available on the entire Bayshore Road belt, Bayshore Park enjoys a massive land size estimated to be 700,00-800,000 sqft (that is approximately the size of Costa Del Sol and The Bayshore combined). And just to give you a sense of the vastness in land size here, Bayshore Park has a total of 7 tennis courts – a feature definitely unheard of in today’s market. 

The project has a total of 1,083 units, spread across 7 residential blocks, with 4 tall blocks (30-32 storeys high) and 3 short blocks (8-10 storeys high). Additionally, it features 2 blocks that house a wide array of communal facilities, amenities and clubhouses. The project features a mix of 1 to 5 bedder types, with a variety of layouts for each unit type. Overall, the home sizes varies as such for each bedder type:

Projects completed in the 1980s era tend to be much more generous in unit sizes compared to newer projects, providing a good floor plate size for homeowners who are right-sizing their private properties, or homebuyers who prioritise space.

What is truly unique about the site plan and unit distribution would be its spread according to levels, rather than stacks. For example, referring to the elevation chart, each block has 3 main pods – the low pod, inter pod, and high pod. In each block, the high pod would feature a higher starting level, and hence a higher top floor level compared to the low and inter pod. 

The smaller unit types are thus mostly spread out on lower floors between level 2 to level 7/8, while 2 bedders and 3 bedders would be the majority of the unit mix spread across levels 8 to levels 19/20/21, and the top floor units would be catered to the bigger unit types such as the 4 and 5 bedders from levels 20 to 30/31/32. This also means that if you are going for bigger unit types, chances are you will have fewer neighbours, and the chances of getting a unit with a sea view facing or unobstructed views would be much higher.  

Because of the sheer land size, the developers and architects have been able to purposefully spread out each block pretty far from one another, which means that it is very unlikely you will be facing towards your neighbours’ units, hence majority of the homes here are able to enjoy a maximum level of privacy, as well as a high level of natural wind ventilation and natural brightness throughout. 

If we were to compare with The Bayshore and Costa Del Sol, it’s noticeable that Bayshore Park has a similar number of units, and gets to enjoy almost double the land size, which allows residents to freely enjoy the common spaces without feeling overcrowded.

Facilities 

Out of the 2 blocks of communal facilities, 1 block (Promenade) features a bistro bar, handful of mini marts, nail and hair salon, cafe, and other daily necessities provision. The other block (Dolphin Clubhouse) features all your active lifestyle facilities spread across 2 levels, and a full fledged food court serving a wide variety of cuisines and beverages, allowing residents to access their daily amenities without even leaving the project. 

The first level of the Dolphin Clubhouse features originally 8 squash courts, out of which 3 has been converted into table tennis courts, 2 into a non-air conditioned gym, and the last 3 being kept as squash courts. On the second level, you have a large air conditioned gym, 2 huge function rooms, a meeting room and a reading room as well. 

Apart from all the mentioned facilities, there are still tons of other outdoor facilities available such as 2 swimming pools, multiple playgrounds spread throughout the development, BBQ pits, a soccer court, jogging track, and not to forget, its impressive 7 tennis courts. 

In short, with its extremely generous land size, not only do residents get to enjoy full fledged condo facilities without even needing to leave the project, the way that the developer and architect have designed the entire development also allows each homeowner to enjoy a generous distance away from each tower block. This provides each unit with excellent cross wind ventilation and natural brightness, as well as maximum level of privacy as you would unlikely be directly facing into another neighbour’s unit.

Location Analysis

If you are looking for seafront living, Bayshore Park should be one of your considerations. It boasts its own direct side gate access towards East Coast Park Connector, bringing you to East Coast Park within a minute’s walk, where you and your family plus your furry friends can take a nice evening stroll or jog. It is also just a short 7 to 10-minute stroll to East Coast Lagoon Food Centre, where you can enjoy many popular local delights. Its seafront location would also mean homeowners would be able to get unobstructed sea views here.

The upcoming Bayshore MRT station on the TEL is slated to be operational from end June 2024, which will be a mere 3 to 5-minute walk from the development. Once operational, it can directly connect you to Orchard MRT station and other major interchanges in a shorter time frame. Otherwise, presently along East Coast Road, residents in the area can easily hop on a good range of public bus services which provide direct routes to various places such as Tanah Merah, Bedok, Marine Parade, the CBD, Orchard, and more. There is also an internal feeder bus that brings residents of The Bayshore, Costa Del Sol, and Bayshore Park towards Bedok MRT or Marine Parade, once again providing the ultimate convenience for residents here. For drivers, the East Coast Parkway is just a minute’s drive away, where you can then easily connect to other parts of Singapore.

The convenience is further accentuated by its unparalleled on-site amenities including a handful of mini-marts, hair and nail salon, Bistro Bar, cafe, a full fledged Cafeteria which offers a variety of dining options, giving residents unparalleled comfort at their doorstep without having to leave the estate. 

For more options, shopping malls and daily amenities are conveniently accessible at the nearby Siglap V, Upper East Coast road shophouses, Siglap CC,  Jewel Changi Airport,  Bedok Mall, Simpang Bedok, Bedok Food Centre, Block 58 Bedok Market, Changi City Point, Marine Parade central, Parkway Parade, and many more – all under a 10 to 15-minute drive away.

One little downside of the project location would be lack of primary schools within the 1KM radius. Only Block 50 would feature Temasek Primary School within the 1KM mark, while all other blocks at present fall short of any primary schools, which is only natural as the project is located closer towards East Coast Park. Therefore, parents looking to enrol their children based on the residential address of the 1KM mark may not see Bayshore Park as the best fit. 

Growth Potential

The Bayshore Master Plans have been in the news recently, showing the government’s plans and confidence to develop the area further. The addition of the TEL, which is slated to start service from end June 2024, would not only provide existing residents with added convenience, it would also spur the growth of the entire Bayshore area. This is of course, on top of the residential plots that will be inserted into the township through Government Land Sales (GLS) and HDB BTO projects. 

The URA Master Plan denotes a brand new township to come, injecting new amenities and modern facilities into the Bayshore neighbourhood. Some transformation in the area includes the Linear Park that will connect to a 3-hectare Central Park, which would integrate heritage elements such as seawallas that mark the old coastline. Playgrounds in the area would also be designed in rustic themes.

A transit priority corridor spanning 400m will also be introduced, comprising a bus-only road, alongside foot and cycling paths, complete with amenities such as retail shops, to deliver a car-lite town.

More importantly, 9 residential plots are slated to be released as HDB BTO sites and through GLS, which means an insertion of public housing and new launches in the area that has been lacking for the past 2 decades. With potential new launches coming in the area, a new pricing benchmark would be expected, which would typically lead the resale market performance as well. This would allow older developments to continue to enjoy a gradual growth and spill-over demand from potential buyers who find more value in older developments for its space, and overall price quantum trade off. 

In fact, under the recent reserve list for GLS, the plot right next to Bayshore MRT is under the list, which can yield up to 480 residential units, perhaps a mixed development to come. A new integrated development will also be connected to the upcoming Bedok South MRT station, which would feature a new bus interchange, residential homes, retail and dining options, providing for added convenience for current and future residents. These developments will surely be commanding a premium for its convenience. Let us deep dive into the price performance for Bayshore Park from here. 

Price Analysis 

If you are wondering what will happen to a project’s price performance as its lease continues to run, fret not. We have taken a study at the price performance trends and from what we can deduce, despite its ageing lease, Bayshore Park continues to see an uptrend movement (see graph below), similar to the price performance of Mandarin Gardens which was completed in the same period. This also goes to show that homeowners are generally not “losing money” for holding on to an older project in the present market. 

You may be wondering: How about the price performance as it continues to get older than its current remaining lease? To address this, let us take a look at even older projects. Neptune Court, 99 years leasehold from 1975, and Laguna Park 99 years from 1978 – the results are consistent –  despite their age, these projects continue to see an upwards price trend movement in line with the overall market sentiment. This goes to show that homeowners can still enjoy potential price growth and capital appreciation. It also indicates the healthy demand for properties in the eastern region of Singapore, specifically homes that are lined along the sealine with good connectivity to East Coast Park, outweighing its supply availability. 

Coupled with the upcoming transformations in the area, the BTO launches and private new launches would be something to look out for, as this would continue to lead the potential future pricing performance for the resale market. 

Having a look at some of the hot new launches in eastern Singapore recently, we have Sceneca Residences, transacted averagely at $2,0XX PSF, Sky Eden @ Bedok (D16), transacted averagely at $2,1XX PSF, Tembusu Grand (D15), transacted averagely  $2,4XX-$2,5XX PSF, and Grand Dunman (D15), transacted averagely at $2,5XX PSF. 

We expect potential developers bidding for the Bayshore GLS and Bedok South Integrated project to be launching their units at even higher premiums (perhaps at an estimated $2,6XX-$2,8XX PSF and above) than the past few new launches’ performances. This is in line with the fact that the Bayshore GLS will be right next to Bayshore MRT station, and that the area is experiencing a lack of new launches for the past two decades, meaning potential pent-up demand. Developers will likely be able to offer sea view facing units as well, which would be a highly sought after product type at a premium. What this also means is that the 99-year leasehold projects in resale market now threading at the range of $1,3XX-$1,4XX PSF would continue to enjoy a higher level of price disparity to the new launches, creating spillover demand that will benefit the resale market and provide growth opportunities. 

Volume Effect and Rental Demand are also part of the key MOAT analysis factors in our PLB MOAT Analysis. Narrowing down to District 16 itself, Bayshore Park comes in strong in terms Top Sales Volume (latest 6 months transactions as of June 2024), as well as Top Rental Volume (latest 6 months transactions as of June 2024), proving that high-density projects are great for homeowners looking for a more stable price performance, and also showing a healthy level of demand from buyers and tenants alike, backing up its positive uptake performance in the recent years.

MOAT Analysis

The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.

The final MOAT score of Bayshore Park stands at 56%, with room for increment with the upcoming operational service of Bayshore MRT on the Thomson-East Coast Line.

Let us explore the strengths of Bayshore Park by zooming into the specific areas that it has performed well in. 

Bayshore Park scored the highest for Rental Demand, Region Disparity Effect, and Exit Audience. 

Due to its prime locale being closely situated to the beach as well as key employment nodes such as Changi City Point, Changi Airport, as well as direct bus services towards the CBD, rental units at Bayshore Park are highly sought after by working professionals and families alike, especially for tenants who value a good amount of facilities and generous home sizes without having to pay premium rental rates commanded in the CBD area. These factors allowed Bayshore Park to score high on its Rental Demand, further backed by its top performance in District 16 rental volume.

A healthy pool of exit audience is also favourable in allowing for price appreciation and speed of exit when an owner decides to sell. Being closely located to many HDB developments in Bedok as well as Marine Parade, coupled with the upcoming Bayshore BTO plots, a very healthy pool of exit audience can be expected. Furthermore, being closely located to a large landed enclave in the surrounding D15 and D16 area, private homeowners looking to right-size would also consider Bayshore Park should they be looking to restructure their property portfolio to enter the private non-landed market. 

Being one of the first few projects to be developed in the Bayshore area, prices here are kept at a more affordable entry price compared to newer developments, due to the difference in balance lease as well as rising construction costs. For example, Bayshore Park is currently transacting in the $1,3XX PSF range, but if we take a look at the market trend of the entire OCR region, the latest performance is averaging at $1,6XX PSF. This disparity makes Bayshore Park a potential undervalued gem in the OCR region. Furthermore, with upcoming new launches that would set the future pricing benchmark in the area, the region disparity and district disparity may widen further. 

One factor to note would also be the upcoming Bayshore MRT station (TEL) which is slated to be fully operational from end June 2024. Once it is ready, Bayshore Park will likely score much higher on the MRT Proximity Effect as the station would just be 3 to 5-minute walk away. 

It has scored low on the Parents Attraction Effect due to the lack of primary schools within the 1KM radius, which also means families who are planning to utilise the residential address to enrol their children into their preferred primary school in the east would not be able to do so. Therefore, Bayshore Park would perhaps be more suited for families whose children are already currently enrolled in their preferred choice of school. 

It has also scored low on the Bala’s Curve Effect, naturally so due to the ageing lease. Nonetheless, as seen in the pricing analysis above, Bayshore Park displays a resilient price performance, with positive upsides to be enjoyed despite its age. Just a quick tip, if you are a young buyer, do note that your loan tenure and/or loan to value may be prorated, hence do check in with your bankers or mortgage brokers to have a  better understanding before you make a purchase commitment.

Floor Plan Analysis

In this segment, we will highlight our top choice from each unit type available at Bayshore Park. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes. As there are many variations in layout and types, we will be highlighting our top pick for each unit type. 

Generally, due to the architectural design of the project to give each unit a good amount of privacy, most of the layouts here would see some odd angles, which allows homeowners to deploy some creativity to revamp or design the layout according to their personal preferences. 

1-Bedroom

For 1 bedders, there is only one type of floor plan, and it’s  a rather spacious 1 bedder, with a proper enclosed kitchen that can also open up seamlessly to your dining, living hall and a mini balcony space. You also have an enclosed master bedroom with an ensuite bathroom. Overall it is an extremely generous size for a 1 bedder, one that is hard to find in today’s new launch market.

2-Bedroom

Out of the 4 different floor plans for 2 bedders, our top pick is between Type B1 and B2, as they feature a more regular layout throughout the home, and noticeably larger bedrooms and bathrooms compared to Type B3 and B4. In this layout, you would still be able to enjoy an enclosed kitchen, great size for those who cook daily, a well sized living and dining room, perfect for small families who enjoy hosting regularly.

3-Bedroom

Our preferred layout for the 3 bedder would be Type C2 or C3 (936 – 947 sqft), as it offers more regular rooms and common spaces, compared to Type C1. It offers an enclosed kitchen, that can easily be fully opened up towards your dining hall, providing flexibility in your kitchen set up. It also features a spacious living room, 3 generously sized bedrooms that can all easily accommodate queen or king-sized beds. One little point to note, there is no dedicated service yard in the layouts here, hence the mini balcony would be the most ideal spot for your laundry needs.

4-Bedroom

There is only one type of layout for the 4 bedders here. And immediately what stands out the most would be its huge balcony space, proving itself to be the ideal layout for those who enjoy a good amount of outdoor spaces and indoor space within your own home. The massive balcony would be perfect for multi purpose usage such as an outdoor alfresco dining hall, or a chill out area, or even an outdoor fitness corner. It is also a luxurious layout where you have all 4 bedrooms with their own ensuite bathrooms, and still have ample space for a dedicated guest powder room. Similarly you also get to enjoy a dedicated living hall, and a kitchen space that opens up seamlessly to your dining hall. This is definitely perfect for large families who value privacy, and enjoy balcony spaces at the same time.

5-Bedroom

There are only two 5 bedder floor plans available, our pick is Type E1 as it enjoys a larger, seamless landscape balcony that provides more natural lighting and breeze into the home than Type E2. Just by looking at the floor plan, you can see how generous the home sizes and layouts are here, with dedicated ensuite bathrooms for each of the 5 bedrooms. 

Additionally, there is also provision for a guest powder room, an additional helper’s room and WC, for an added level of comfort and privacy for each family member. This layout is also highly recommended for multi-generational families, as you can easily do up a dual-key concept. What we really enjoy would be its segregation of the bedrooms from the main communal spaces as well, allowing for large families to host their guests comfortably or watch TV in the main living hall, without disturbing other family members in the bedrooms at all times. 

As the larger bedroom types are only available on the top few floors, this also means you would be enjoying paramount unblocked views right from your unit, throughout all bedrooms and common spaces – truly an embodiment of luxury living in the sky.

Closing Thoughts

If you are seeking a resort-like living environment, Bayshore Park is worth considering. Located right across from East Coast Park and within walking distance to an MRT station, it offers the potential for spacious homes with unobstructed views. While it may have a lower performance on the Bala’s Curve Effect, its unique characteristics make it an attractive option for those looking for a permanent residence.

With its expansive land size, Bayshore Park offers residents full-fledged condo facilities and conveniences within the project itself. The generously spaced residential blocks provide added privacy for each home, a rare feature in today’s market. Additionally, the upcoming Bayshore Master Plan transformations present further growth opportunities and potential for increased regional disparity effect.

Let’s Get In Touch

If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.

We appreciate your readership and support for PropertyLimBrothers. Keep an eye out as we continue to provide detailed reviews of condominium projects throughout Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post Bayshore Park Condo Review – Are There Still Upsides To Come For Bayshore’s Oldest Project?  appeared first on Insights by PropertyLimBrothers.

368 Thomson is a prestigious freehold condominium located in the highly sought-after District 11, strategically situated along Thomson Road. Developed by the renowned City Developments Limited (CDL), this luxurious development was completed in 2014, offering residents a stunning panoramic view of the city skyline. Additionally, the vicinity anticipates numerous transformative masterplans, promising further enhancements to its allure.

*This article was written in May 2024 and does not reflect data and market conditions beyond.

Project Details

Location Analysis

Nestled in the heart of Singapore’s vibrant Novena district, 368 Thomson offers a prime residential location that seamlessly combines urban convenience with tranquil living. Situated along Thomson Road, the development enjoys close proximity to an array of amenities, including shopping malls, restaurants, and recreational facilities. 

368 Thomson benefits from a highly advantageous location, situated near four key MRT stations: Novena MRT (NSL), Mount Pleasant MRT (TEL), Toa Payoh MRT (NSL), and Caldecott MRT (CCL/TEL), all within a convenient 2-3 bus stops’ reach.

The development is near numerous shopping and dining options, including Balestier Hill Shopping Centre, Zhongshan Mall, Novena Square, Square 2, and United Square. Daily necessities are easily met with supermarkets such as NTUC Fairprice and Cold Storage within walking distance. The location also boasts close proximity to the Pan Island Expressway (PIE), facilitating effortless and convenient access to various corners of Singapore for drivers, thus enhancing connectivity for residents.

The condo is also located near several reputable schools, making it an attractive option for families. Notable institutions include Balestier Hill Primary School, CHIJ Primary (Toa Payoh), St. Joseph’s Institution Junior, and Anglo-Chinese School (Primary). This ensures that residents have access to quality education within a short distance from home.

Site Plan & Unit Distribution

368 Thomson is situated on a generously sized plot of land covering 5,291 square metres. This development features a single block of 36 storeys. The parking spaces here are distributed across three levels: the basement level, level 1 , and level 2.  Meanwhile, the facilities are thoughtfully positioned on level 3. And residential units start from level 4 upwards. 

The development comes with standard condo facilities, such as a swimming pool, a clubhouse, a fully-equipped gymnasium, a fitness corner, playground, and barbecue pits, ensuring residents have ample options for leisure, recreation, and socialising within the premises.

Additionally, the development has a side gate that provides direct access to Balestier Road. From there, residents can easily reach a nearby bus stop, offering seamless transportation to various parts of Singapore.

368 Thomson offers a variety of unit types, ranging from 1-bedroom plus study units to the luxurious 5-bedroom penthouses, all housed within a single block. Notably, each type of unit is represented by a single stack, ensuring a unique and exclusive layout for every category. The only exception to this arrangement is the 2-bedroom units, which are available in two separate stacks, offering more options for those seeking this particular unit type.

Price Analysis

In this section, we will provide a comparative analysis of 368 Thomson against other nearby developments that are freehold in tenure. Specifically, we will look at Cube 8, which is situated right beside, comprising 177 units completed in 2014. We will also examine The Arte, which consists of 336 units completed in 2012. It is worth noting that 368 Thomson was also completed in 2014 with 157 units. 

Examining the price trend, The Arte has achieved the highest growth rate of 40% over the past five years. This substantial growth can be attributed to the development’s larger number of units, totaling 336, which is more than double that of 368 Thomson. A greater number of units typically leads to higher transaction volumes, which in turn drives a faster growth rate in property values.

In contrast, Cube 8 has experienced a growth rate comparable to that of 368 Thomson, with Cube 8 seeing a 10% increase and 368 Thomson achieving an 11% increase over the past five years. This similarity in growth rates might be attributed to both developments launching at relatively higher initial prices, which can temper subsequent appreciation. Additionally, both developments share a comparable number of units—177 for Cube 8 and 157  for 368 Thomson—limiting the overall transaction volume and thus moderating price growth. The initial high pricing coupled with the lower transaction volumes could be key factors contributing to their steadier growth rates in comparison to The Arte.

MOAT Analysis

Our comprehensive MOAT analysis tool helps to evaluate the attractiveness of a property in Singapore to potential homebuyers. It employs ten specific criteria that cover various aspects of the property, from its location to its amenities, to provide our clients with a thorough and impartial assessment. The analysis equips us with the information to help our clients make informed decisions when it comes to investing in property. If you’re interested in learning more about the methodology behind the MOAT analysis, we recommend checking out our article for a detailed explanation.

We will conduct a comparative MOAT analysis of the various developments discussed in the pricing analysis. Specifically, we will evaluate 368 Thomson, which has a MOAT score of 56%, Cube 8, with a MOAT score of 60%, and The Arte, also scoring 60%. This comparison aims to provide a comprehensive understanding of the strengths and competitive advantages each development holds within the market.

According to the MOAT Analysis, 368 Thomson achieves the top score for both Bala’s Curve Effect and rental demand. This impressive rating is primarily attributed to its freehold status, which is immune to lease decay, and its strong location attributes, which ensures strong rental demand. 

Looking at the rental contracts in recent months, we’ve noticed a steady stream of units being leased out every month at 368 Thomson. This indicates a strong demand for rentals in the area, showing that the rental market for this development is healthy.

A possible reason for the relatively low score of 1 out of 5 for the Exit Audience may be from the limited presence of HDB estates within the vicinity, currently concentrated on the Toa Payoh side. However, we will further elaborate below, specifically addressing the forthcoming BTO projects slated for the Mount Pleasant area. These developments hold promise for bolstering the Exit Audience score in the future, as they will draw potential exit audiences from this expanding locality.

Floor Plan Analysis

Our primary goal in this section is to provide you with an in-depth understanding of the various living options available at 368 Thomson, which include units ranging from 1-Bedroom + Study to 4-Bedroom configurations. By taking you through each bedroom size available, we aim to assist you in making an informed decision about which floor plan would be the best fit for your needs.

1-Bedroom + Study

The 1-Bedroom + Study units are available in a single layout, located in stack 04. These units are sized at 689 sqft  and have a regular, squarish layout. Upon entering through the main door, you will find the kitchenette, which flows into the dedicated living and dining area, accompanied by a balcony.

The study room is notably spacious, large enough to fit a single bed—a feature rarely seen in study rooms these days. Continuing on, you’ll find the master bedroom and the master bathroom.

Overall, this layout offers a functional and well-designed living space. It maximises the use of available area, providing comfortable and practical accommodations. The layout is particularly advantageous for those who appreciate a separate, usable study space and a well-defined living area.

2-Bedroom 

There are two layouts available for the 2-Bedroom units in this development, at 872 sqft and 883 sqft. These units are located in stacks 02 and 01 respectively and both provide a similar unblocked view. 

One of the standout features of these 2-Bedroom units is the enclosable kitchen space. The main difference between the two layouts lies in the orientation of the kitchen. The Type B1 layout features an L-shaped kitchen, whereas the Type B2 layout features a squarish kitchen. 

Entering the unit, you’ll find a well-organised space that includes dedicated areas for living and dining, along with a generously sized balcony. The balcony is spacious enough to accommodate a dining table, allowing for an alfresco dining experience if desired. Moving on to the bedrooms, you will notice a slight curvature in their design, a result of the building’s unique architectural style. Despite this, the common bedroom is decently sized, comfortably accommodating a super single bed or queen-sized bed. The master bedroom is exceptionally spacious, capable of accommodating a king-size bed along with side tables on both sides.

Additionally, this development features bay windows. These bay windows not only provide an abundance of natural light, creating a bright and inviting atmosphere, but also offer extra space that can be utilised creatively. You might use the bay window area as a cosy reading nook, a small workspace, or even for additional storage.

Overall, the unit’s layout is well-suited for small families, offering ample space and privacy. For those considering the unit as an investment property, it presents excellent potential. The thoughtful design and inclusion of individual bathrooms make it an attractive option for tenants, whether renting out single rooms or the entire unit.

3-Bedroom

Now for the 3-Bedroom type here, it is only available in stack 03, sized at 1,302 sqft which is huge for a 3-bedder nowadays. 

Coming in from the main door, you’ll find the kitchen space on the right and a yard and utility area complete with a WC at the back, providing additional functionality and storage options. The living and dining areas are arranged in a landscape layout, creating a spacious atmosphere that flows seamlessly into the uniquely-shaped balcony and planter–another result of the architectural design. This spacious balcony offers a perfect retreat for relaxation in the evenings, allowing residents to enjoy the outdoor space within the comfort of their home. 

The two common bedrooms are each capable of accommodating up to a queen-size bed, ideal for children, a guest room, or even a home office space. The master bedroom offers ample space for a king-size bed along with extra furnishings such as a massage chair. 

This layout is ideal for families of four or five with a helper. The addition of a utility space and yard adds practicality to daily living, making chores and storage more manageable, or it can be converted into a helper’s room.

4-Bedroom

The 4-Bedroom units are situated in stack 05, sized at 1,722sqft and boast an exclusive feature: private lift access. 

Upon entry through the private lift, residents are welcomed into a sprawling living and dining area, seamlessly connected to a balcony. The bedrooms are in a dumbbell layout with the kitchen being in the middle. You have the 2 common bedrooms, a junior master bedroom and the master bedroom. What sets this layout apart is the innovative kitchen design, featuring both wet and dry areas. Tucked behind the kitchen lies a practical combination of yard space, a utility room, and a WC, with the back door. 

This particular layout proves to be exceptionally well-suited for accommodating multi-generational families.

Upcoming Transformation & Growth Potential

The area where 368 Thomson is located is expected to have three major transformations, indicating that significant shifts are on the horizon, potentially impacting the vicinity in various ways.

Firstly would be the North-South Corridor which is currently under construction. This 21.5 km transportation route will enhance connections from the northern region to the city, passing through towns such as Sembawang, Yishun, Ang Mo Kio, Toa Payoh, Novena, and Rochor. 

The primary objective of this corridor is to aim to alleviate traffic congestion along major roads such as the CTE and PIE. It is designed to incorporate dedicated bus lanes, cycling paths, and pedestrian walkways, thereby prioritising public transit options and effectively curtailing traffic gridlock. This strategic initiative heralds a significant leap forward in enhancing the overall mobility and accessibility within Singapore’s urban landscape.

Secondly, there’s Health City Novena, which is a 17-hectare development designed to provide a comprehensive range of medical services, research facilities, and wellness programs. With the aim of promoting health and well-being in the community, it is scheduled for completion by 2030. As a result, this project is expected to lead to an increased rental demand for surrounding properties. This heightened demand could drive up rental rates, making the area more appealing to property owners and investors.

Lastly, the upcoming Build-to-Order (BTO) projects around Mount Pleasant MRT station will inject a fresh supply of public housing units into the area. There are six BTO projects planned, offering 5,000 new housing units. From a future investment perspective, these new developments are significant. When considering an exit strategy, it’s important to note that the HDB upgraders from the upcoming BTO projects around Mount Pleasant MRT station will represent a significant pool of potential future buyers for 368 Thomson. The substantial influx of new residents into this area is anticipated to drive up the demand for housing. 

In Summary

With numerous transformations coming up in the area, 368 Thomson is poised to benefit from the revitalisation of the entire neighbourhood that will bring about significant changes to the area’s connectivity, rental demand, and future exit strategy. 

In addition to being an attractive option for investors drawn to its location and growth prospects, this development also offers an ideal living environment for young couples or families seeking residence in this prime location. Its combination of strategic positioning, future potential, and desirable amenities make it a suitable choice for those looking to establish their home in the area. 

Let’s get in touch

If you’re feeling unsure about the potential impact of your property decisions on your personal journey and financial portfolio, our team of experienced consultants is here to provide you with support and guidance. 

Whether you’re considering buying, selling, or renting a property, we can offer comprehensive market and financial analyses to help you make informed decisions. We understand that navigating the world of property ownership can be complex, which is why we’re happy to offer a second opinion to ensure you’re on the right track. Don’t hesitate to contact us to learn how we can assist you in achieving your property goals.

Thank you for reading and following PropertyLimBrothers. Stay tuned as we bring you more in-depth reviews of condo developments around Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post 368 Thomson Condo Review – Freehold Living Amid North-South Transformation appeared first on Insights by PropertyLimBrothers.

Urban Vista presents as one of the lowest entry prices in today’s market due to its compact home sizes, and its location right next to Tanah Merah MRT station. With the upcoming mixed development, Sceneca Residences, that is expected to boost prices in the vicinity, Urban Vista scores high on our PLB MOAT Analysis (68%). 

It is also in the heart of upcoming transformations and existing amenities, with a good score on our bala curve with its relatively young age–a project worthy of consideration as an entry point to the private segment in Singapore. 

If you are interested to find out more about Urban Vista, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.

*This article was written in May 2024 and does not reflect data and market conditions beyond.

Project Details

Location Analysis & Growth Potential 

Urban Vista boasts a direct side gate access to Tanah Merah MRT interchange, elevating its desirability among homeowners and tenants alike. The convenience is further accentuated by on-site amenities including a mini-mart and F&B takeout, offering residents unparalleled comfort at their doorstep.

At present, plenty of amenities are available within a 10 to 15-minute walk. Simpang Bedok, Bedok Market Place and East Village, Blk 58 Bedok Market with tons of HDB shophouses–these are just some of the amenities in the immediate vicinity. For more shopping options, Bedok Mall and East Point Mall are both just one MRT stop down. 

Apart from enjoying a location with unrivalled amenities, there are also reputable educational institutions within the 1-2 KM radius–from primary schools, to secondary schools, tertiary schools, and even international schools. 

One thing to take note if you are planning for the Primary one registration exercise is that Temasek Primary is only within 1KM in half of Urban Vista: 

With its location being its key USP, Urban Vista enjoys a “Prime Hexagon” star factor in terms of its current high nodes of employments, business parks, commercial nodes, even recreation facilities, coupled with major URA transformations, which would have positive spillover effect to residents in the Tanah Merah Vicinity. The Prime Hexagon of the East encompasses these 6 areas:

1. Singapore Changi Airport: Easy access to Changi Airport, Jewel Changi Airport, in just 2 MRT stops. Upcoming transformations include plans for Terminal 5, Changi Aviation Park, and Changi City. 

2. Tampines Region: Often referred to as the CBD of the east, Tampines Central is home to many key financial buildings and a commercial/lifestyle hub with its cluster of shopping malls, including Our Tampines Hub (OTH), Singapore’s largest integrated community and lifestyle hub.

3. Changi Business Park: One of Singapore’s key business hubs, Changi Business Park is only one MRT stop away. It has approximately 71 hectares of mixed use developments, from hotels to service apartments, to F&B, retail, supermarkets, childcare centres, and more. It is also home to the offices of leading technology corporations, as well as IT and financial services companies such as Honeywell, Huawei, Federal Express, Citi Group, DBS Bank, UBS, Credit Suisse, JP Morgan, and many more. More transformations are set to take place in the area, such as the upcoming Changi City – a potential waterfront district in the longer term offering exciting new recreational and tourism possibilities including a seamless inter-modal “fly-ferry” linkage from Terminal 5.

4. Katong/East Coast Park: Just within 10-minute drive, residents can easily head on to East Coast Park for a day out with the kids, or an evening jog. The Katong/Joo Chiat area is a foodie haven with plenty of cafes and eateries, and malls for added amenities. Upcoming URA transformations include plans for Bayshore and Marine Parade, including the Thomson-East Coast Line (TEL) and the Long Island Plan, which is slated to create a new vibrant township with added retail, recreational facilities, and improved public transportation systems.

5. Geylang: A look into the latest URA Master Plan will reveal that the plot ratios and zonings in this area have already been increased (mostly new 2.8 plot ratio = 36 storeys high) for commercial/Residential/Institutional zones. These zone changes will allow for new commercial hubs together with new White sites.

6. Paya Lebar: One of the biggest transformations in the area will be the relocation of Paya Lebar Air Base, slated to kickstart from 2030, which will make space for a brand new township.

The upcoming transformations will increase the employment nodes in eastern Singapore, which means a large influx of potential tenant pool. The “Prime hexagon” location factor presents astute investors an attractive investment opportunity with great rental yield potential and a high tenant pool in the area. Private home buyers seeking to live closer to work will also look into this area, thus increasing the demand for both own-stay and rental.

Site Plan 

Urban Vista has a total of 582 units, spread across 11 towers of 13-15 storeys high. While it is a high-density project, the developers and architects have thoughtfully placed the main bulk of facilities in the centre of the project, providing a great sense of space between towers. This also allows almost 50% of the residents to enjoy a quieter, internal pool view facing, with excellent cross wind ventilation.

The development offers three primary stack facings, each carefully curated to enhance residents’ living experience. Firstly, units with internal facing will get a view of the beautiful landscaping overlooking the main pools, providing a serene and visually pleasing environment. The second kind of facing is towards the neighbouring projects along Tanah Merah Kechil Link, with a good setback distance which allows a quieter living environment, ideal for those seeking tranquillity. Lastly, units facing Upper Changi/Tanah Merah Road will enjoy a great distance away from neighbouring projects albeit with some expected road noise.

Regardless of the chosen facing, each unit is designed to maximise natural light and ventilation throughout the day, with approximately 90% of the units predominantly facing North-South orientation, with minimal western sun exposure.

Facilities

Urban Vista has a generous gross site area of approximately 13,999 square metres (150,683.98 sqft), accommodating a great range of full fledged facilities tailored for working professionals and families alike. Furthermore, various sky gardens are available in certain blocks on the 10-11th floor, providing residents a quick getaway spot for a breath of fresh air at their comfort.

The facilities are split into two main enclaves that allow residents to enter into an active zone, or a chill zone, catering to their mood and energy level.

1) Family Vista Zone: Designed with a wide range of facilities for various activities, such as the Jacuzzi, sauna and yoga pavilion, relaxation pavilion, serene garden, wellness garden, Hammock Bay and more, for residents to pamper themselves and have some quiet time to recharge. Residents can also enjoy hosting their loved ones with its clubhouse facilities, meeting pods, reflective pool with an alfresco area, tennis court, poolside dining pavilion, kids play pool and park, barbecue pavilion etc. There is also a jogging trail and an outdoor fitness station for residents to keep fit and active. 

2) Urban Bay: The urban bay is located at level 4 of the multi-storey car park, providing an elevation and separation away from the active zone, which allows residents to have some quiet time with its exclusivity. Featuring its very own infinity pool that overlooks the 35m central pool, Reading Pods, Aqua Gym, Sun Deck, Private Party Pavilion, Urban Lounge and Gym. 

Overall, Urban Vista offers residents not just the convenience of having an MRT station at their doorsteps and amenities all around the development, it also enjoys a full fledged range of facilities, allowing families and working professionals to enjoy coming back home after a long day’s work, or to chill out on the weekends. 

Unit Distribution

Urban Vista offers a wide range of unit types, with a total of 582 units spread across your typical 1 to 4 bedders, with ground floor  and penthouse variations. What is also unique about Urban Vista is that it offers dual-key unit layouts, which is a rarity in today’s market. It also features a sole 5 bedder penthouse with a dual-key layout. 

With approximately 66% of the unit mix being catered towards 1 and 2 bedders, and 34% being catered to 3/4/5 bedders, Urban Vista would cater largely towards investors and small families. Nonetheless, bigger families seeking convenience should also pay attention to Urban Vista with its excellent locale and facilities for own-stay purposes. 

Urban Vitsa’s Urban Metropolitan Living in the East tagline, is also displayed through its SOHO unit type with its high ceilings, allowing for the provision of a loft area–perfect for a work from home arrangement. This particular set-up is available in its 1 and 2-bedroom types, or for those who prefer something more typical, there are also options for 1 and 2 bedders under the Suite layout selection.

Some units are also designed to be stylish and luxurious with high ceiling heights of approximately 3-3.2 metres, providing flexibility to configure the layout according to needs and preferences.

For multi-generational families or investors, the dual-key variations offer more privacy within the home, without needing to buy two separate units. Homeowners can also keep one part for own-stay and the other to rent out for some passive income, or even have it as a home office–there are many perks that come with dual-key units.  

The penthouse series is great for families looking for duplex/double-storey homes, which is once again, a rarity in today’s new launches as developers continue to improve compact layout homes to keep prices more palatable. The beauty of the penthouse series is that homeowners get their very own roof terrace, offering panoramic views and a good mix of indoor and outdoor space. 

As for the Garden Home Series, they are your ground floor units that enjoy a living area which extends seamlessly out to a private enclosed space, great for alfresco dining or for those with green fingers. 

Price Analysis

Urban Vista has undergone its very own seasons of change, with an interesting pricing performance. Let us first take a look at the entire history since its launch date in terms of its pricing performance.

While the prices of Urban Vista has gone through its own ups and downs, some might say it has underperformed for a new launch project since its TOP, with almost little to no positive growth. There was even some negative growth in price performance from 2013 (13XX-15XX PSF) till 2018/2019 approximately (approx $13XX-14XX PSF). Notably, there were more than 60 unprofitable transactions (mostly first owners). The main reason for the underperformance would largely be attributed by its new launch date period in 2013, which was also the year where Singapore property market went into a market correction with new cooling measures implemented, namely the introduction of TDSR and MSR, ABSD revision, and LTV Revision. These cooling measures completely changed the behaviour of Singapore’s property market as it affected buyers’ maximum loan quantum and therefore affecting their affordability. 

However, what is more important to pay attention to is that from 2019/2020 onwards, the prices and transaction volume has picked up with latest market sentiments (now at $15XX-16XX PSF). This is largely attributed to its affordable entry price for a relatively young project that is right next to an MRT station versus the rest of OCR resale pricing performance (refer to Table 1 & 2 below), which makes it a highly attractive buy for homeowners looking to enter the private segment in today’s market, or even from investors looking for a strong rental yield project. Urban Vista is one of the top performing projects in D16 for gross rental yield, with an average of 4.1% rental yield.

Taking a look at the recent transactions of the surrounding projects in Tanah Merah and those that are just next to the MRT, it is evident that while Urban Vista offers more compact home sizes (we will dive in more in our floor plan analysis), it presents homeowners with an excellent opportunity to enter the private market at one of most affordable entry price quantum (averagely under $1.3M for a 3 bedder) versus its competitors (averagely going for $1.4M-$1.5M and up), for a relatively new project with an excellent location and full fledged condo facilities. 

Volume Effect is one of the key MOAT analysis factors in our PLB MOAT Analysis. Narrowing down to District 16 itself, Urban Vista has ranked second in terms Top Sales Volume (latest 6 months transactions as of May 2024), proving that mid/high-density projects are great for homeowners looking for a more stable price performance, and also showing a healthy level of demand from buyers, backing up its positive uptake performance in the recent years.

MOAT Analysis

The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.

The final MOAT score of Urban Vista stands at 68%, an above average performance. 

Let us explore the strengths of Urban Vista by zooming into the specific areas that it has performed well in. 

Urban Vista scored the highest scores for MRT Proximity, Rental Demand, Volume Effect, Bala’s Curve Effect, and Exit Audience. 

Due to its excellent location with an MRT station right next to it, rental demand is relatively high as well, cementing it as one of the top performing rental yield projects in the district. Furthermore, with its pricing analysis as observed above, Urban Vista’s affordable entry prices versus the surrounding projects has created a healthy demand and transaction volume, hence scoring high on our Volume Effect. 

Naturally as one of the younger projects in the area, its young age and long runway ahead for its balance lease allows the project to enjoy a high scoring on its bala curve effect. Exit Audience would also be drawn from the surrounding HDB estates. The area has also seen an influx of BTO projects in Bedok South, Bedok North, Tampines West, Simei, with more BTO plots to be launched in Bayshore, increasing the potential pool of HDB upgraders seeking to upgrade into the private segment in the future.

It has scored low on the Land Size Density Effect as it is one of the smaller land plots in the Tanah Merah area, hence buyers looking for a project with a wider range of facilities and communal space may prefer larger projects such as The Glades. However, despite its land size, Urban Vista does offer residents complete full fledged condo facilities. And while it has high density of 582 units for its land size, the developers have carefully considered the privacy and lift usage. By having 11 towers, with only 4 units per level and a maximum of 13-15 storeys high, it ensures that the waiting time for lifts is not too long, while maintaining a good degree of privacy for each home. 

Floor Plan Analysis

In this segment, we will highlight our top choice from each unit type available at Urban Vista. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes. As there are many variations in layout and types, we will be highlighting our top pick between for each unit type. 

1-Bedroom

While there are many different floor plans for the 1 bedders, there are generally two main kinds of layouts – Type 16 that comes with a high ceiling and loft, and Type 14 that offers a proper bedroom without loft. 

Our pick would be the Type 16E layout, standing at approximately 441 sqft. The additional loft is a great addition for singles and tenants looking for a layout that offers a space that is nicely segregated for work and rest, with a dedicated study space. The units at Urban Vista also comes with household shelters, offering additional storage space. Additionally in this 441 sqft space, there is an open kitchenette and a compact living and dining that leads to the balcony space. Great layout for singles, tenants, or investment play.

2-Bedroom

Similarly, there is a range of 2 bedder layouts available, differing in unit sizes from 549 to 614 sqft. The Type 2D sized at 592 sqft is our top pick as it offers more communal space in the living and dining hall, providing more room to host friends and family, with little wasted space. The common bedroom is done in a loft fashion, with a dedicated study on the lower level and the bedroom on the upper level of the loft, offering more personal space. Do note that this layout comes with only one bathroom in the master bedroom, so families may want to consider layouts with two bathrooms for enhanced functionality.

Those who are planning for part own-stay, part investment, can consider the 2-bedroom dual-key unit (Type 8C) since it offers privacy and flexibility at the same time. It comes with a bathroom on each side, which allows for privacy. There is also a balcony space in the studio part of the unit, which slightly makes up for the lack of a living hall. This would be suited for hybrid investors, singles, and couples who want to rent out a part of their unit to offset the monthly mortgage. 

Conversely, for investors seeking to optimise their overall price quantum, the most compact 2-bedroom unit may be a more prudent choice due to its slightly smaller size. 

3-Bedroom

Our preferred layout for the 3 bedder would be Type 12C, standing at 850 sqft, as it offers almost everything you need in a home within the same floor plate. It offers an enclosed kitchenette plus household shelter, which is a rare find for compact layouts since household shelter or store rooms are usually only available in premium layouts. 

All the bedrooms are able to accommodate a queen-sized bed as well, and with Urban Vista’s signature loft layout, there will be an additional space for a dedicated study. This makes it almost like a 3-bedroom + study layout, and with an additional household shelter, all nicely packed into 850 sqft of space, which also means you are able to enjoy a more palatable entry quantum versus a typical 990-1,130 sqft 3 bedder layout. 

4-Bedroom

Our pick for the 4-bedroom type would be Type 20A standing at 1044 sqft, over the 4-bedroom dual-key Type 22C standing at 1098 sqft, largely due to the difference in kitchen space. Generally since 4 bedders are catered towards larger family profiles, the compact open kitchenette in the dual-key set-up might not be too practical for families that cook frequently, with a rather limited storage area as well. 

The great thing about the Type 20 layout is that it has minimal walkway spaces for a more efficient use of space. The layout is also significantly different from cookie cutter new launch layouts – the bedrooms are separated from each other, allowing for added privacy. The master bedroom also comes with its own balcony, great for couples who enjoy the additional semi-outdoor space. 

5-Bedroom

This is the one and only 5 bedder here in Urban Vista which comes with a dual-key concept. It is situated on a top floor, with a duplex penthouse configuration. This is definitely for families who enjoy a good mix of indoor and outdoor space within the home, with a generous open roof terrace space great for hosting outdoor parties and BBQs. 

This layout is also perfect for multi-generational families, as the studio unit provides private space for the older couple, and the master bedroom on the second level also provides couples another layer of privacy. There is also the option to turn bedroom 3 into a walk-in wardrobe, making the entire second level a luxurious master ensuite with a private roof terrace and personal Jacuzzi to enjoy the sunset. 

Closing Thoughts

The layouts in Urban Vista are generally more compact when comparing to typical layouts, therefore families with unit size as their priority may prefer more traditional layouts in other projects. Nonetheless, if the compact home sizes are sufficient, Urban Vista stands out as an excellent option. 

With one of the lowest entry prices in today’s market, Urban Vista is conveniently located right next to an MRT station, with an upcoming mixed development right next door. Coupled with the fact that it is situated amidst a prime hexagon of transformations and existing amenities, Urban Vista is a project worthy of consideration for those hunting for a palatable entry into the private non-landed segment in Singapore. 

Let’s get in touch

If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.

We appreciate your readership and support for PropertyLimBrothers. Keep an eye out as we continue to provide detailed reviews of condominium projects throughout Singapore.

Disclaimer: Information provided on this website is general in nature and does not constitute financial advice.

PropertyLimBrothers will endeavour to update the website as needed. However, information may change without notice and we do not guarantee the accuracy of information on the website, including information provided by third parties, at any particular time. Whilst every effort has been made to ensure that the information provided is accurate, individuals must not rely on this information to make a financial or investment decision. Before making any decision, we recommend you consult a financial planner or your bank to take into account your particular financial situation and individual needs. PropertyLimBrothers does not give any warranty as to the accuracy, reliability or completeness of information which is contained in this website. Except insofar as any liability under statute cannot be excluded, PropertyLimBrothers, its employees do not accept any liability for any error or omission on this web site or for any resulting loss or damage suffered by the recipient or any other person. 

The post Urban Vista Condo Review – Urban Metropolitan Living in the Heart of Eastern Transformation appeared first on Insights by PropertyLimBrothers.