Perched at the top-most levels of each condo stack, penthouses often offer the best views of the vicinity and are known to be more private (no noise-related disturbances from neighbours above). There are different types of penthouses as well – ones with two storeys (like an HDB maisonette) are known as duplex penthouses, and those with three storeys are known as triplex penthouses.

In today’s feature, we explore a 1,087 sqft, 2-bedroom duplex penthouse in Singapore with an $80K renovation to transform the space into a functional home with thoughtfully segregated living areas.

The very efficient layout maximises the space on the upper level instead of having a full roof terrace with no specific usage. The segregation of bedrooms on the upper level and living room on the first level also adds a layer of privacy when hosting guests. Let’s take a closer look.

Foyer & Kitchen

Coming into the unit, the first space features an open-concept kitchen with an oven and top hung cabinets with plenty of storage. Elements of grey and wood are further accentuated by the dark patterned laminates of the kitchen base cabinets, giving off a luxurious vibe. The red fridge adds a splash of colour to brighten up the area.

Living/Dining Area

The grey and wood theme continues into the living room, which doubles as the dining room as well. The multifunctional coffee table in the living room can be transformed into a dining table when needed, a space-saving hack that’s popular with modern homeowners.

The feature wall in the living room uses light grey wood texture, with a slim mounted TV and plenty of nooks for display figurines, sound bars, and electronic gadgets like a PlayStation or Nintendo Switch.  

Towards the back of the living room and the staircase leading to the duplex level, there is a common bathroom for guests and added convenience, as well as a household shelter and closet for storage needs – leaving the main living area clutter free.  

Master Bedroom

Moving up to the second level of this duplex penthouse, the master bedroom is decked in wood textures as well, consistent with the theme of the first level. The room is illuminated by cove lighting, setting a warm and cosy ambience. A swivel TV is also installed by the side, together with a console, for some late night movie sessions.

Master Bathroom

The master bathroom has a slightly different theme compared to the rest of the home, with a mixture of mosaic tiles and textured walls, adding a luxurious touch to the space. It also features a sliding door to separate the wet area from the dry area.

Study & Yard

Next to the master bedroom, what was originally a rather spacious roof terrace was cleverly repurposed into a study and laundry yard. Sliding doors separate the master bedroom and entrance to/from the staircase, allowing the study and yard to be enclosed if necessary. Ziptrak blinds are installed to keep the area safe from the elements, and a laundry rack and washing machine have been fitted in as well – an overall functional and practical use of the space.

Walk-in Wardrobe

The original common bedroom was converted into a walk-in wardrobe, featuring floor-to-ceiling wardrobes with full-length sliding mirror doors and more than enough wardrobe space – the ideal space to get dressed and get ready every morning.

Family Area/Entertainment Room

Beyond the walk-in wardrobe is the family area which serves as an entertainment room for karaoke nights or movie marathons. The space can be easily converted into a guest room for sleepovers, or a nursery if/when the need arises.

Roof Terrace

The last area in the home is a smaller roof terrace behind the family area, which has been fitted with carpet grass. It can serve as a scenic spot for late night hangs over beers, and we definitely foresee some deep heart-to-heart conversations happening here.

Want To Find Out More?

Does this fit the bill for you? If so, do reach out to our listing managers below for viewing enquiries.

Stay tuned as we bring you more inside looks of beautiful interiors and thoughtfully designed homes in Singapore!

The post Inside A Functional 2-Bedroom Duplex Penthouse With An $80K Renovation In Singapore appeared first on Insights by PropertyLimBrothers.

Situated in District 21 and surrounded by verdant greenery and architectural elegance, Daintree Residence stands out as a newly completed development with 327 units spread across 12 towers. It offers the perfect blend of natural tranquillity and urban accessibility, and is just a short walk from Beauty World MRT station. 

District 21, renowned for its close proximity to esteemed schools like Pei Hwa Presbyterian Primary School and Methodist Girls’ School (Primary), has consistently attracted aspiring parents. The recent launches in the western region, such as The Reserve Residences and The Botany at Dairy Farm, has also further enhanced the district’s appeal.

If you wish to discover more about Daintree Residence and the happenings in District 21, join us as we take a deep dive into the project details, location, site, price, and MOAT analysis. 

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

Project Details 

Location Analysis

Daintree Residence is situated in the area of Beauty World in District 21, which once held prominence as a bustling market and shopping hub in Singapore during the 1960s. The name “Beauty World” originated from its earlier identity as an amusement park. During that era, various entertainment parks adopted the “world” naming convention, including places like Happy World, New World, and Great World.

In the 1970s, Beauty World faced challenges with multiple fire incidents, leading to the relocation of many stallholders. They eventually settled in the present location of Beauty World Centre, situated opposite the original site.

Aside from its location’s rich history, Daintree Residence offers the convenience of being just a few minutes’ walk away from Beauty World MRT station. This station is part of the Downtown Line, providing seamless connectivity for commuters along the Bukit Timah stretch, with stops at King Albert Park, Sixth Avenue, and Tan Kah Kee, before reaching the city centre at Promenade and Downtown stations.

Residents of Daintree Residence can easily access various amenities at Bukit Timah Shopping Centre, Beauty World Plaza, and the popular eateries along Cheong Chin Nam Road. Additionally, the upcoming mixed-development, The Reserve Residences, located beside the train station, will bring a range of entertainment and food options to the area.

Homes in District 21 are also well-known for its proximity to popular schools in the region. Daintree Residence holds the advantage of being located within 1km to Bukit Timah Primary School and Pei Hwa Presbyterian Primary School. Within a 2km radius, residents also have access to other renowned schools such as Bukit View Primary School, Keming Primary School, and Methodist Girls’ School (Primary). 

Furthermore, its position at the gateway to Bukit Timah provides convenient proximity to international schools and tertiary institutions such as Singapore Institute of Management, German European School, Hwa Chong International School, and National Junior College. This creates a dual interest in the area, catering to both buyers and tenants seeking proximity to these renowned schools.

Site Plan

Residents will access Daintree Residence through the main entrance along Toh Tuck Road. The project’s design incorporates two separate wings, a thoughtful arrangement that accommodates a larger number of units while ensuring well-distributed facilities and green spaces throughout the development. 

The majority of units at Daintree Residence are primarily oriented in an East-West direction, with a portion of units facing West. Fortunately due to the project’s low-rise structure, standing at only 5 storeys tall, it mitigates the likelihood of west-facing units experiencing the full intensity of the setting sun. 

In terms of facilities at Daintree Residence, they are spread across both the ground level and the rooftop. On the ground level, the facilities are divided into two wings to adequately serve the 327 units. There are two main pools—the Infinity pool and the 50M leisure pool—along with various water features.

The rooftop features a treetop walk that spans nearly the entire perimeter of the towers within the project. This unique feature houses several pavilions, including a teppanyaki pavilion, as well as a yoga deck, and a tennis court.

Price Analysis

In the immediate vicinity of Daintree Residence, focusing on condominiums within a similar age range, we have the following:

It is worth noting that there are several freehold projects in District 21. Among the newer leasehold projects, Daintree Residence stands out with an average asking price of $2,0xx-$2,3xx PSF, and offering effective and efficient layouts. We will explore the floor plans of Daintree Residence in more detail shortly. 

As we extend our search towards King Albert Park, we note that the majority of developments in this locale are older, have a freehold tenure, and relatively larger in floor size. As a result, these developments command an average asking price ranging from $2.8M to $3.2M for a 3-bedroom unit. 

Notably, Daintree Residence, with its leasehold status and more modestly sized floor plans, presents an alternative in terms of pricing, with 3-bedroom units averaging between $2.1M to $2.4M. 

For buyers who are keen to move into the area while keeping to a budget, the newer leasehold units at Daintree Residence, although a bit smaller in size, could be an appealing choice.

MOAT Analysis

Daintree Residence boasts a strong MOAT score of 66%, driven by factors like the Bala’s Curve Effect, Quantum Effect, and Region Disparity. This aligns with our earlier findings that the effective floor plan of Daintree Residence, younger age and leasehold nature, sets it apart from neighbouring developments. 

While it also scores lower on the Exit Audience Effect, as Beauty World is not densely populated with HDBs, its attractiveness remains high due to the presence of good schools in the area, making it appealing to parents for the foreseeable future. 

Floor Plan Analysis 

The unit mix at Daintree Residence is relatively straightforward, encompassing standard 1, 2, 3, and 4-bedroom configurations. Notably, a substantial portion of the units falls within the 2 and 3-bedroom categories, indicating that the project is designed for either owner-occupancy or leasing to family profiles.

That said, within each unit type, there are certain variations to the size and layout. Let us dive in and showcase some interesting picks for each unit type available at Daintree Residence.

1-Bedroom 

The 1-bedroom and 1+study units at Daintree Residence range from 538 to 560 sqft. 

This 560 sqft layout is particularly well-planned and efficient. For instance, even while it stands at only 560 sqft, the kitchen is designed in an L-shape, providing a potential for enclosing. Another notable feature is the study room that is equipped with a functional window—a feature that is uncommon in newer launches where most smaller units are typically tucked between two other units. Certainly, the presence of a functional window is a valuable feature for residents who appreciate natural lighting and ventilation in their living spaces. 

2-Bedroom 

With a significant portion of 2-bedroom units (56% or 183 out of 327 units), Daintree Residence offers a diverse range of layouts to cater to different preferences. 

The unit sizes start from 603 sqft for a 2-bedroom with 1 bathroom configuration, to 786 sqft which is a 2+study configuration. These options provide choices for the residents based on their lifestyle and needs. 

Take for example this 775 sqft 2-bedroom + study unit at Daintree Residence which showcases a well-thought-out design that maximises functionality. The study area, strategically positioned, provides flexibility for various uses, such as storage or a play nook for children. The L-shaped kitchen, with the option to be enclosed, caters to residents who enjoy heavy cooking. Additionally, the balcony, suitable for alfresco dining, offers an alternative space, allowing the dedicated dining area to be repurposed for uses like additional carpentry or a home entertainment zone. This thoughtful layout enhances the versatility of the entire living space.

3-Bedroom 

Daintree Residence offers 118 3-bedroom unit types, with sizes ranging from 1,001 to 1,249 sqft. The smallest 3-bedroom configuration, at 1,001 sqft, includes either a study or a home shelter, providing additional space for storage or potentially serving as a helper’s sleeping area. The layout is designed for efficiency, minimising wasted space and catering to the practical needs of families.

Daintree Residence also offers unconventional 3-bedroom units where the master room is tucked away, presenting a potential dual-key configuration. This layout allows owners to rent out two separate sides to different tenants or occupy one side while renting out the other. However, it’s worth noting that the dedicated master room comes with a bathroom but lacks a kitchenette for cooking.

4-Bedroom

Daintree Residence offers two towers of 4-bedroom units, each unit measuring 1485 sqft. These units come with a private lift, junior master bedroom, wet and dry kitchen, as well as a store. 

A great feature of Daintree Residence’s 4-bedroom units is that the private lift lobby opens to a general lobby and then a wall before turning into the living room. This design is beneficial for privacy, ensuring that the lobby does not open directly to the living area, a feature that is seen in other private lift configurations, and helps in preventing prying eyes from neighbours in the lift.

Notably though, the kitchen may appear small in relation to the overall unit size, but there is an additional dining nook that is separated from the living area, providing a more private dining experience. 

Growth Potential

The Reserve Residences, an integrated development launched in May 2023 at Beauty World, achieved remarkable success with a record 71% of its 732 units sold on the launch weekend. This not only indicates a strong interest in District 21 but also highlights the potential for further appreciation. The average transacted price per square foot (PSF) at The Reserve Residences was $2460 PSF, suggesting that owners may anticipate a potential increase of $200-400 PSF upon exit at the time of TOP in 3-4 years.

Considering the recent transacted psf of Daintree Residence, which is around $1,9xx-$2,1xx PSF, there is already a notable disparity of about $400 PSF when compared to The Reserve Residences, even before its TOP.

Examining the URA Master Plan, there is another land parcel adjacent to Beauty World MRT, currently zoned as Commercial & Residential, pending detailed planning. In the event of competitive bidding in this area, we could anticipate even higher launch prices for this land parcel, offering additional disparity and growth potential for Daintree Residence.

In the upcoming phase 2 of the Cross Island Line (CRL2), accessibility in the western regions of Singapore will be significantly enhanced. Notably, King Albert Park, currently one train station away from Beauty World MRT, will become an interchange station for the CRL2. King Albert Park station will be directly linked via Maju, to Clementi MRT along the East West Line, further improving connectivity in the area, which residents in this area can anticipate. 

In Summary

Daintree Residence, a recently completed project in District 21, is poised to benefit from various transformations in the area, including the upcoming mixed development at Beauty World MRT and the forthcoming Cross Island Line connecting King Albert Park to Clementi. Whether you’re a parent aspiring to enrol your children in prestigious schools nearby or seeking a tranquil locale away from the bustling Bukit Timah stretch, Daintree Residence offers a promising living environment. 

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 Daintree Residence Condo Review: A Newly TOP-ed Private Oasis Within Walking Distance To Beauty World MRT appeared first on Insights by PropertyLimBrothers.

Situated in Bukit Timah, District 10, the captivating Fourth Avenue Residences is a project by the reputable developer Allgreen Properties Limited, recognised for its commitment to top-notch finishes. Designed by the renowned RSP Architects, the creative minds behind the iconic Jewel Changi Airport and the newly revamped Funan mall, this decently-sized development in the Core Central Region (CCR) achieved its Temporary Occupation Permit (TOP) in 2022, nestled amidst lush greenery and the exclusive Good Class Bungalow (GCB) enclave. Boasting an abundance of facilities tailored for residents’ convenience, the project stands out for its proximity to prestigious schools and Sixth Avenue MRT station right at its doorstep. This combination makes it exceptionally appealing to families of various sizes and investors alike.

If you want to find out more about Fourth Avenue Residences, come along with us as we explore the project details, location, site, price, and MOAT analysis. 

*This article was written in November 2023 and does not reflect data and market conditions beyond.

Project Details 

Location Analysis

Fourth Avenue Residences is situated along Bukit Timah Road and Fourth Avenue, enveloped by shophouses and the prestigious Good Class Bungalows (GCBs) in the vicinity. The convenience of having the Sixth Avenue MRT, part of the Downtown Line (DTL), right at its doorstep enhances accessibility for residents exiting through the side gate.

From the Sixth Avenue MRT station, residents are only 2 stops away from Botanic Gardens, where they can seamlessly transfer to the Circle line, linking to commercial areas at One North and Pasir Panjang MRTs. Moreover, Sixth Avenue MRT is merely 4 stops away from Newton MRT along the North East Line, offering a straightforward route to the CBD area. It is also 5 stops away from Little India MRT on the Northeast line.

For those who commute by car, Fourth Avenue Residences is well-connected to the major expressway PIE via Eng Neo Avenue in just 5 minutes. Alternatively, the AYE can be accessed within 10 minutes by travelling along Bukit Timah Road and then taking PIE.

Nature enthusiasts will find the project ideally located near Bukit Timah Nature Reserve, the 24 km Rail Corridor, and the Botanic Gardens.

Families with school-going children will appreciate the abundance of prestigious schools in the vicinity. Raffles Girls Primary School is within a 1km radius, while Methodist Girls’ School (Primary) and Nanyang Primary School fall within the 1-2 km radius. Tertiary educational institutions such as Hwa Chong Institution, National Junior College, and Ngee Ann Polytechnic are also situated around the area.

Residents can easily access a row of shophouses and Guthrie House for various F&B outlets, cafes, bakeries, beauty retailers, bike shops, and Cold Storage supermarket. The Turf Club area offers family-friendly activities such as pony rides, rabbit feeding, swimming classes, and a childcare facility. The Grandstand further adds to the variety of activities, featuring cafes, restaurants, and a mega-supermarket for parents to patronise while their kids attend enrichment classes.

Site Plan and Unit Distribution

While Fourth Avenue Residences occupies an odd-shaped triangular plot, we believe the developer has effectively utilised the space by strategically orienting most units toward the adjacent landed Good Class Bungalow (GCB) enclave. Notably, Blocks 14 and 16, though only 2 storeys high, feature rooftop amenities including an outdoor fitness area, viewing deck, sky patio, and reading pods.

A stunning condominium, replete with amenities, Fourth Avenue Residences offers residents the opportunity to indulge in a range of facilities, including a BBQ area, a 50m lap pool, jacuzzi plots, and a floating garden. The strategically positioned tennis court acts as an effective buffer between the residential zone and the main road, ingeniously mitigating any potential road noise disturbances.

The developer has demonstrated careful planning by designating numerous premium stacks within the development. This includes three 6-storey blocks (Block 2, 4, and 18) and four 10-storey blocks (Blocks 6, 8, 10, and 12). Among other facings, there are 11 units with an internal pool view (Stacks 5, 7, 8, 24, 25, 29, 30, 48, 49, 56, 57). Even though Blocks 14 and 16 lack a view of the GCB enclave, the units facing outward still enjoy a scenic lush greenery view.

Buyers seeking maximum convenience may prefer Block 8, given its proximity to the side gate with a sheltered walkway leading to Sixth Avenue MRT. However, for those selecting Blocks 8, 10, and 12 facing Bukit Timah Road and desiring a view, higher floor units are recommended due to the presence of the MRT structure and shophouses that lower-floor units would face. It’s noteworthy that for Blocks 6, 10, and 12, some higher-floor units have a security screen on the balcony, obstructing part of the view to safeguard the privacy of important individuals in the area.

Fourth Avenue Residences offers a diverse range of unit types, spanning from 1-Bedroom to 4-Bedroom layouts, strategically designed to meet the varied needs of different families. The distribution of units is fairly balanced, with 34% allocated to 1-Bedroom, 33% to 2-Bedroom, and 28% to 3-Bedroom layouts. This allocation suggests a thoughtful approach by the developer, aiming to address both the expected rental demand in the location and the preferences of families seeking proximity to schools. Additionally, a smaller but significant 5% of the unit mix is dedicated to 4-Bedroom + Study configurations, specifically tailored to accommodate multi-generational living arrangements.

Price Analysis

Since its launch in 2018, Fourth Avenue Residences has experienced a growth of 9%. It is likely that a number of investors who bought their units in 2021 or 2022 directly from the developer are still holding on to their units to avoid incurring Seller Stamp Duty (SSD). Consequently, the transaction volume has been relatively low since the development obtained its Temporary Occupation Permit (TOP) status in late 2022, with only 10 units sold in 2023 as of the time of writing this article. Despite the modest transaction activity this year, there are indications of transactions occurring within the $2,7xx per square foot (PSF) range, and it is anticipated that transaction levels will rise in the coming two years.

To conduct a comparison with neighbouring 99-year leasehold projects, the closest developments are just one stop away at King Albert Park MRT. They include Mayfair Modern (TOP 2023), Mayfair Gardens (TOP 2022), and Gardenvista (TOP 1999).

Beginning with Mayfair Modern, developed by Oxley Holdings, this development consists of 171 units and is the most recent in the vicinity to obtain its TOP status. Since its launch, it has experienced a growth rate of 11%, and the current average transacted price per square foot (PSF) stands at $2,269.

Moving on to Mayfair Gardens, the sister development of Mayfair Modern, it comprises 215 units. Similar to Fourth Avenue Residences, it has recorded a growth rate of 9% since its launch, with an average transacted PSF of $2,104.

Lastly, Gardenvista is a relatively older 99-year leasehold project in the area that has witnessed an impressive 44% growth since 2016. Its performance has notably improved in the last 4 years, especially given the price disparity compared to newer projects in the vicinity and the positive market trend during the Covid period. With an average transacted PSF of $1,755, Gardenvista’s pricing remains attractive, particularly considering its larger unit sizes, which is a characteristic feature of older resale developments.

MOAT Analysis

The MOAT Analysis, developed by PLB, offers a comprehensive approach in approximating a property’s value, considering a broad spectrum of influential factors. This approach entails conducting a detailed comparative analysis of the property against others, based on ten key dimensions, to provide an objective assessment of its attractiveness within the Singapore market. For  a more in-depth understanding of our tools’ functionality, please refer to this article, which provides a thorough explanation of the MOAT Analysis.

The ultimate MOAT scores for two discussed developments are as follows: Fourth Avenue Residences (67%) and Gardenvista (54%). Unfortunately, the Mayfair Collection (Mayfair Modern and Mayfair Gardens) is not currently available in our MOAT Analysis tool, as more transactions are needed for additional data consolidation. Nevertheless, let’s delve into the strengths identified for Fourth Avenue Residences based on the MOAT Analysis.

According to the analysis, Fourth Avenue Residences received highly favourable scores for various components, including the District Disparity Effect (5/5), Bala’s Curve Effect (5/5), Rental Demand (5/5), and MRT Effect (5/5).

Firstly, the District Disparity Effect indicates that Fourth Avenue Residences offers a lower price per square foot (PSF) compared to the district’s benchmark PSF in District 10, suggesting the potential for future appreciation in value.

Secondly, the Bala’s Curve Effect score highlights a healthy remaining lease of 94 years for Fourth Avenue Residences due to its relatively young age, which is a positive factor for potential buyers.

Thirdly, the development boasts a high Rental Demand score, attracting both professionals working in the One North or Pasir Panjang area and parents desiring proximity to prestigious schools for their children.

Finally, the high MRT Effect score emphasises the extreme convenience offered by Fourth Avenue Residences, with the Sixth Avenue MRT station right at its doorstep. This feature enhances accessibility for residents who may choose not to drive, and offers an added advantage for tenants looking to stay near an MRT station thus improving the rental demand.

Collectively, these strengths underscore Fourth Avenue Residences’ potential for future growth and attractiveness in the real estate market, as indicated by the MOAT Analysis.

Floorplan Analysis

In this section, we aim to present our recommended choices for each unit type available at Fourth Avenue Residences. Our objective is to offer valuable insights that will assist you in selecting the unit that best aligns with your preferences and meets your specific needs.

1-Bedroom

The Type A1a layout stands out for its distinctive features, including a balcony at the back and an elongated entrance area that enhances privacy. We appreciate its efficient size at 484 sqft, ensuring a well-designed space without compromising on residents’ privacy, as it minimises the visibility from passersby into the home. This layout is particularly well-suited for singles or couples seeking a thoughtful and private living environment.

2-Bedroom

In the 2-Bedroom category, our preferred option is the Type B1 layout, spanning 624 sqft. The standout feature of this unit is its efficient dumbbell layout, with the master bedroom positioned on the left, the central living and dining area, and another bedroom on the right side. This configuration makes the unit particularly attractive for investors, especially those considering renting out the space to two different tenants. The design ensures each tenant enjoys their own private space, enhancing the overall appeal and versatility of the unit.

3-Bedroom

Among the 3-bedroom layouts, the Type CS7 3-bedroom + Study layout is particularly noteworthy. Encompassing 1,119 sqft, it includes an additional balcony in the master bedroom, providing a special treatment for the occupants of that room. Owners can potentially install Ziptrak (subject to MCST approval) to expand the master bedroom space into an additional lounging area. Additionally, there is a convenient yard near the kitchen that can serve as a dry pantry or extra storage space for the home.

Another appealing aspect of the CS7 layout is the design choice where the main door does not directly face the living and dining area. Instead, there is an additional foyer area, contributing to a sense of privacy for the occupants. These thoughtful features make the CS7 layout an attractive option for those seeking a well-designed and versatile 3-bedroom unit.

4-Bedroom

We love the Type DS1 layout, spanning 1,475 sqft. Its notable features, including both a dry and wet kitchen, contribute to an exceptionally luxurious living space. Its clever dumbbell layout further enhances its appeal, with the Junior Master room located on the right side and the master bedroom on the left, while the central area encompasses the living, dining, and kitchen spaces. This configuration makes it an ideal setup for multi-generational living, where larger families can reside under one roof while still enjoying distinct and private living spaces. The thoughtful design of the Type DS1 layout makes it a perfect choice for those seeking a harmonious blend of spaciousness and privacy within a multi-generational household.

Growth Potential

Bukit Timah is poised for exciting transformations. A forthcoming development involves an 11km corridor that will connect the Rail Corridor to Kallang Riverside Park. Notably, plans include the creation of a new elevated sky park above the Bukit Timah Canal, spanning from Rifle Range Road to Sixth Avenue. This innovative project aims to seamlessly link three national gardens—Jurong Lake Gardens, Singapore Botanic Gardens, and Gardens by the Bay. The addition of this elevated sky park is expected to bring increased convenience and vibrancy to the Bukit Timah lifestyle, enhancing the overall experience for residents and visitors alike.

Something noteworthy is the presence of numerous residential plots subject to detailed planning surrounding Fourth Avenue Residences. This upcoming transformation is anticipated to positively impact the valuation of existing residential projects in the vicinity, including Fourth Avenue Residences. These factors are poised to draw more residents to the area, fostering growth and enhancing its overall desirability. 

In Summary

Overall, Fourth Avenue Residences stands as an enticing development in Bukit Timah, District 10. The project is situated in the Core Central Region (CCR) amidst verdant surroundings and the exclusive Good Class Bungalow (GCB) enclave, offering an array of facilities for its residents. Moreover, its strategic location near esteemed educational institutions and immediate access to the Sixth Avenue MRT station makes it particularly appealing to investors and  families of various sizes.

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 Fourth Avenue Residences Condo Review – Rare Bukit Timah Development with Lush Greenery & GCB Views appeared first on Insights by PropertyLimBrothers.

Lake Life, a 546-unit condominium in District 22, holds a unique position as a former executive condominium that achieved TOP (Temporary Occupation Permit) in 2016. With the fulfilment of its Minimum Occupation Period (MOP) in 2021, it has now opened up eligibility for local and Permanent Resident (PR) buyers. Furthermore, by 2026, it will be fully eligible for foreign buyers, presenting a broader market for potential investors and homeowners.

Situated in close proximity to recent new launches and another upcoming project near the Lake Garden, Lake Life benefits from its strategic location at the heart of two major transformations in Jurong – the Jurong Lake District and the Jurong Innovation District. These transformative initiatives are poised to bring about significant changes, making Lake Life an attractive proposition for those looking to purchase into a property that stands to benefit from the ongoing and future developments in the area. 

If you wish to discover more about Lake Life, join us as we take a deep dive into the project details, location, site, price, and MOAT analysis. 

*This article was written in November 2023 and does not reflect data and market conditions beyond.

Project Details

Location Analysis

Lake Life, situated in District 22, is strategically positioned between two significant Jurong transformations – the Jurong Lake District and the Jurong Innovation District.

Originally an executive condominium, Lake Life has obtained its Minimum Occupation Period (MOP) in 2021, opening it up for resale to local buyers and Permanent Residents (PRs). By 2026, the property will also become eligible for purchase by foreigners. 

Conveniently located, Lake Life is just four bus stops away from Lakeside MRT, which operates along the arterial East West Line. Additionally, it will benefit from the upcoming Jurong Region Line (JRL), with the first tranche of stations expected to be completed by 2027. This new regional line will play a crucial role in serving the evolving developments in the area, providing connectivity to key activity nodes in Jurong, including the Jurong Industrial Estate, Jurong Innovation District, and Nanyang Technological University (NTU).

For drivers, Lake Life offers easy access via the Ayer Rajah Expressway (AYE) from Yuan Ching Road. If you are driving home, you can exit via the Pan Island Expressway (PIE) exit at Corporation Road, providing a direct route to Lake Life. 

Lake Life’s location in a mature Jurong township ensures a plethora of amenities within easy reach for residents. Two NTUC FairPrice outlets are conveniently situated nearby, with Yung Kuang FairPrice just across the street and a 24-hour NTUC FairPrice at Taman Jurong, where a food centre is also available. Super Bowl Jurong hosts a 24-hour Sheng Shiong for additional grocery needs.

Heading further up to Jurong East Interchange, residents can explore a variety of malls, including Jem, Westgate, and IMM, offering a comprehensive range of shopping and dining options. This abundance of nearby amenities contributes to the overall convenience and livability of the Lake Life community.

Lake Life enjoys proximity to Lakeside Primary School, located within a 1km radius. Additionally, for parents considering international schools, the development is conveniently situated near Yuvabharathi International School and Canadian International School. This not only provides convenience for families with school-going children but also enhances the potential tenant pool.

Looking ahead, as Lake Life becomes eligible for foreigners to purchase, these international schools in close proximity could attract potential buyers from the international community, adding further value to the property and expanding its appeal to a diverse range of residents.

Site Plan

Lake Life consists of three towers, with one towereach standing at 20 storeys, and two towers with a height of 19 storeys and predominantly North-South facing. The architectural layout forms a U-shape, where the internal-facing stacks offer views of the central pool. Units oriented towards the exterior primarily either face northwards with partial views of Jurong Lake Gardens, or southwards, offering views across Jurong Lake Gardens West.

Positioned at the rear entrance of Jurong Lake Gardens, residents are just steps away from embracing nature. The redevelopment of Jurong Lake Gardens has introduced seven diverse key attractions, encompassing elements of nature, play, learning, and dining, providing a comprehensive and enriching experience for families and visitors.

It’s worth mentioning that the land plot directly opposite the former Park View Mansions has been acquired by developers Chip Eng Seng, SingHaiyi Group, and KSH Holdings. The new development, known as SORA, comes with a plot ratio of 2.1, allowing for a potential construction of up to 24 storeys. As a result, this development may affect the current northern views enjoyed by homeowners at Lake Life. 

Facilities 

Fitness enthusiasts at Lake Life are in for a treat, as they not only have access to a Sky Gym situated on the 20th floor but also an outdoor fitness station, a yoga studio, a tennis court, and a basketball half court. Additionally, the 20th floor boasts the presence of Sky Dining and Sky Kitchen, offering unobstructed views across the lap pool for a truly immersive experience.

Price Analysis 

Let us have a look at the pricing of the projects in similar age bands within the Lakeside vicinity.

Lakeville and Lake Grande, developed by MCL Land, are condominiums that benefit from a closer proximity to Lakeside MRT, resulting in a higher asking price per square foot (PSF). However, it’s worth noting that there is a significant disparity of at least $300 PSF between these developments and Lake Life. For buyers who are conscious of keeping to a lower quantum, Lake Life might be a more suitable option.

Comparing with recent launches, such as The Lakegarden Residences, it is observed that transacted PSF ranges from $1,9xx-$2,3xx PSF, indicating a potential disparity of approximately $600 PSF when compared to Lake Life. Additionally, the former Park View Mansions, situated just across from Lake Life, has been acquired by developers Chip Eng Seng, SingHaiyi Group, and KSH Holdings at an estimated land rate of S$1,023 per square foot per plot ratio (psf ppr). This translates to an estimated launch price ranging from $2,0xx-$2,2xx PSF when the development is expected to launch in the first half of 2024.

These comparisons provide valuable insights for potential buyers, showcasing the pricing landscape in the area and positioning Lake Life as a potentially a more cost-effective option in the current market.

MOAT Analysis

Lake Life also scores decently well on our MOAT Analysis at 60% scoring, with higher scores of 4 for Quantum Effect and Region Disparity Effect, as discussed earlier in our Pricing Analysis. These factors contribute to a higher overall score.

Despite current lower scores in areas like rental demand, it’s crucial to consider the potential impact of future transformations in the region. The ongoing developments and planned transformations, as discussed earlier, could likely drive an increase in rental demand in the area. This forward-looking perspective is essential for investors, emphasising the potential for positive changes in the property’s rental landscape over time.

Floorplan Analysis and Unit Mix

Lake Life offers a comprehensive range of unit sizes from 2 bedrooms to 5 bedrooms. 

Looking at the unit mix, a significant 89% of the units at Lake Life feature 3 or 4 bedrooms, indicating a clear focus on catering to families. This is also in line with its initial status as an Executive Condominium, intended for eligible Singaporean households.

Now, as we explore the layouts for each unit type at Lake Life, we will also delve into the distinctive features and unique points.

2-Bedroom 

The 2-bedroom unit type at Lake Life spans a generous 743 sqft in size. Notably, this layout distinguishes itself by placing the kitchen on the left which helps contain cooking fumes, especially during heavy cooking sessions. Furthermore, the design incorporates various wall spaces, providing flexibility for buyers who may wish to add extra cabinetry. For instance, along the perimeters of the current designated dining space that allow for additional customisation. This layout is likely to attract smaller families or young couples. The provision of two bathrooms ensures comfortable living within the unit, catering to the practical needs of its residents.

3-Bedroom 

The 3-bedroom units at Lake Life offer a choice between regular 3-bedroom layouts and the 3-bedroom Premium option, which includes a study area. The floor sizes vary, with the regular 3-bedroom layouts ranging from 1,033 to 1,076 sqft, while the 3-bedroom Premium layouts span from 1,087 to 1,119 sqft.

All 3-bedroom layouts are L-shape designed, with bedrooms tucked to the side which is great for buyers that prefer a clear segregation between the living area and resting spaces. 

This particular Type 3A stood out for us. Spanning 1033 sqft, it features distinct dining and living areas. The master room is notably spacious, offering ample room between the entrance and the wardrobe, providing an opportunity to add a dresser on the available wall space. Subject to approvals, there’s potential for modification—specifically, the wall between the master and bedroom 2 could be removed, allowing for the creation of either a study or a walk-in wardrobe.

In the 3-bedroom Premium unit types at Lake Life, the study area is positioned either in front of the kitchen wall or behind the dining area. Type 3D, for example, with a total area of 1,119 sqft, the designated study area can be utilised as intended, serving as a study desk. Alternatively, this space offers flexibility and could be transformed into a children’s play area or even function as a storage room with the addition of partition walls, depending on the resident’s preferences and needs.

4-Bedroom

Similar to the 3-bedroom units, the 4-bedroom unit types at Lake Life offer both regular 4-bedroom layouts and the 4-bedroom Premium option, which includes a utility room. The floor sizes vary, with the regular 4-bedroom layouts ranging from 1,195 to 1,238 sqft, while the Premium counterpart spans from 1,249 to 1,259 sqft. This range in sizes provides residents with options that cater to their specific space requirements and preferences.

Type 4B, presenting the 1,238 sqft 4-bedroom configuration at Lake Life, includes an additional study area that offers the versatility to double up as storage space. The master bedroom is spacious and incorporates a walk-in wardrobe concept. For those with specific preferences, there is the option to relocate the dining table to the balcony, thereby freeing up the current dining space. This opens up opportunities for repurposing the area into either an entertainment zone or a study, providing residents with the flexibility to tailor their living spaces to suit their lifestyle.

Type 4E, showcasing the 1259 sqft 4-bedroom Premium layout at Lake Life, is characterised by its square and functional design. Notably, it includes a second balcony attached to the master bedroom, providing additional space for the unit. The master bedroom is spacious, and along the wall space beside the existing wardrobe, there is potential to build additional wardrobe carpentry or to set up a dresser or even a study space. Another practical feature of this layout is the utility room attached to the kitchen, offering convenience for families with a helper. 

5-Bedroom

The most expansive single-floor layout at Lake Life is the 5-bedroom unit, spanning an impressive 1,604 sqft. A distinctive feature of this layout is the kitchen, cleverly connected to the balcony. This design not only introduces more natural light into the kitchen but also provides an interesting opportunity for families who enjoy hosting gatherings. The balcony can serve as additional dining space or facilitate indoor BBQ nights right beside the kitchen.

Moreover, this balcony extends across two of the common bedrooms, offering versatile possibilities. It could be utilised for outdoor storage such as bicycle parking, or transformed into a recreational space for kids with the addition of a swing or slide, creating a delightful play area. This thoughtful design adds an extra layer of functionality and creativity to the living space.

Growth Potential

Lake Life is located between two major Jurong transformations – the Jurong Lake District and the Jurong Innovation District.

The Jurong Lake District is poised to become Singapore’s largest mixed-use business district outside the city centre. Designated as a White site on the URA Master Plan, it enjoys maximum flexibility in terms of usage, accommodating commercial, hotel, residential, sports and recreational, and other compatible uses, or a combination of these as a mixed development. By 2028, a new Jurong Region Line and an Integrated Transport Hub, featuring offices and community spaces, will be constructed right next to the Jurong East MRT interchange station. This interchange station is merely 2 stops away from Lakeside Station, the nearest train station to Lake Life. 

Aligned with the government’s commitment to sustaining the momentum for the release of land sites, one can anticipate gradual development to meet the growing demand of the area, fostering sustainable growth. The ambitious plans for the Jurong Lake District include the creation of 100,000 new jobs and 20,000 new homes in the West region of Singapore, positioning the area as a dynamic hub for work, play and residence.

Tailored for the demands of Industry 4.0, the Jurong Innovation District is dedicated to advanced manufacturing, serving as a hub for a comprehensive ecosystem. This ecosystem includes research and development centres, technology partners, training providers, and “Factories of the Future.”

The district has established robust partnerships with prominent research and development entities in the region, such as Nanyang Technological University, A*STAR Advanced Remanufacturing and Technology Centre, and Surbana Jurong Campus. These collaborations underline the district’s commitment to cutting-edge innovation, fostering a dynamic environment for the advancement of technology and manufacturing capabilities.

Residents in the West may be anticipating these transformative initiatives, a rejuvenation of the township, enhanced connectivity, and expanded amenities in the area for all to enjoy. Particularly noteworthy for homeowners in the region is the prospect of increased demand for housing needs as the area undergoes significant growth. This signifies not only positive changes in the living environment but also opportunities for property value appreciation and a thriving community.

In Summary

Lake Life is positioned amidst recent and upcoming projects near the Lake Garden. Moreover, it holds a prime location at the heart of Jurong’s major transformations—the Jurong Lake District and the Jurong Innovation District. This makes it an appealing choice for investors seeking a property at the centre of dynamic growth and development in the Jurong area.

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 Lake Life Condo Review – An Executive Condominium At The Core Of Jurong’s Transformation appeared first on Insights by PropertyLimBrothers.

Developments that have over 1,000 units are what we call a mega-sized development, and it is certainly rarity in the market within our land-scarce Singapore. In 2018 during the en-bloc sale fever, Developer SingHaiYi Group acquired what used to be Park West Condominium along Jalan Lempeng that sat on a huge plot of land spanning more than 58,000 sqm for $840.9 million.

Today in the second half of 2023, owners of units at Parc Clematis are progressively notified for key collection, and will very soon be hitting the resale and rental market.

In this article, we will take a deep dive into the intricacies of Parc Clematis, breaking down the floor plan, location analysis, MOAT scoring, floor plan analysis and more. 

*This article was written in November 2023 and does not reflect data and market conditions beyond. 

Project Information

Location & Site Plan

Parc Clematis is located right along Ayer Rajah Expressway (AYE) and the exit of Clementi Avenue 8, is within walking distance to Clementi MRT Station and surrounded by prestige schools. There will likely some noise concerns poised to the residents closer to the expressway. But, made up with the convenience that it brings to the residents. That includes being in close proximity to amenities such as wet market and hawker centre at Clementi 448 Market & Food Centre, shopping malls like NEWest, Clementi Mall, Grantral Mall to name a few. 

If the Clementi MRT Station that is 1KM away is too far of a walk for residents, they have the option to take a bus from the bus stop at Regent Park (Bus Stop ID: 17059, bus services 154, 196, 201) that is 450M away can bring you to Clementi MRT Station in just 2 stops. Having public transport options that are nearby provides assurance for families with young children as parents do not have to worry about their children having to walk too much in their commute to and from school.

Choices for Schools are also plenty and within the vicinity.

The huge plot of land is definitely uncommon within the district, so buyers who are looking for a place to stay that has a plethora of facilities will definitely have Parc Clematis as one of their top options. The development has approximately 400,000 sqft span of facilities within, which is more than 60% of the land size.

Among the facilities, the ones that are worth mentioning are definitely the water sports facilities. Not only are there three olympic sized 50M lap pools, a handful of play pools, jacuzzis, they also have an impressive beach pool in the middle of the entire development. In addition, 2 full sized tennis courts and a multi-purpose court has been provisioned for active residents who enjoy ball games. 

With 9 towers standing at 24 storeys high spreaded across over 630,000 sqft of land, mostly of North-South orientation, the block-to-block distance will be comfortable especially for the inward-facing residents as they get a good degree of separation that gives privacy. 

Other than inward-facing residences, Parc Clematis offers 4 different types of views – blocks 8C, 8D, 8E, and 8F faces AYE, blocks 6, 6A, 8, and 8F faces the Faber Hill landed enclave, blocks 6A faces Nan Hua Primary School and blocks 8A and 8B faces the neighbouring project that is Regent Park. .

Different towers have been thoughtfully given different design themes, offering a variation to the facade. They also come with different unit mix and layout and we will dissect the differences for you as we progress through this article.

Unit Distribution & Floor Plan Analysis

Blocks 8B, 8C, 8D, and 8E offer a distinctive facade featuring a monochromatic grey outlook against an expanded mesh panel for a timeless contemporary look. These blocks house the widest variety of unit types – 8 unit types ranges from 1-bedroom to 4-bedroom. On the 24th storey of block 8E features a Sky Garden for residents to relax and enjoy the unblocked city view.

1-Bedroom

The 1-Bedroom unit layout features an open-concept kitchen, a Master bedroom with a jack-and-jill bathroom that allows access from the living area which limits access for guests to the Master Bedroom. The washing machine has also been oddly singled out by the corner next to the bathroom. Generally not a usual sight, with common provision for it to be within the kitchen counter. 

1-Bedroom + Study

1-Bedroom + study layout is very similar to the 1-Bedroom unit, with an additional study room provisioned before the Bathroom, adjacent to the kitchen and dining area. The study room also has access to the Bathroom via a sliding door. Some alternate uses for the study could likely accommodate a walk-in wardrobe for a bachelor/bachelorette pad. Or potentially fitting a single sized bed as an additional bedroom. 

2-Bedroom

The 2-Bedroom layout has both Common and Master Bedroom adjacent to each other, with the Master Bathroom located on the opposite with jack-and-jill doors for dual-entry. There is also a study room provisioned but owners have the liberty to knock down the wall between the dining area and the study room to enlarge the dining space.

2-Bedroom Dual Key

This dual key layout concept for a 2-bedroom is an uncommon find in the mass market offering. The dumbbell layout has both bedrooms located on the opposite side of the unit like a dumbbell shape, each gets to enjoy their own bathroom as the unit comes with 2, and also their own kitchenette. This layout type is especially popular amongst investors as they would be able to rent out the unit to 2 tenants separately for both to enjoy a private unshared space that grants maximum privacy. 

3-Bedroom

3-Bedroom layout is efficiently planned, featuring an enclosable kitchen suitable for young or small family profiles. One point to note is that for this layout, the third bedroom has been provisioned for only a single sized bed. Which will still be sufficient for smaller family types. 

3-Bedroom Dual Key

Another piece that is popular amongst the investor, but perhaps with a twist – a small family that wants the option to rent out their unit partially to recoup some of the monthly mortgage with the rental collected. Alternatively, this is also suitable for multi-generational living as one can retreat into a separate space that has its own kitchenette and bathroom, and then pop over to the main area for play time, meals, or quality family time. This however, limits the option to enclose the kitchen area due to the layout.

4-Bedroom

4-Bedroom unit is the largest floor plate available within these 4 blocks. This is definitely the go-to for larger families including multi-generational living. Featuring a dry and wet kitchen that is enclosable, a sizable storeroom with a WC within. The isolated 4th Bedroom will also provide additional privacy for family members utilising that space. 

Blocks 8, 8A, and 8F have an Asian culture inspired exterior that features earth-toned colour palette that exudes unstated elegance. Their unit distribution are depicted in the table below:

2-Bedroom

This is a 2 bedrooms 2 bathrooms unit type that has both bathrooms aligned side-by-side, a rectangular-shaped common area that features an open-concept kitchen, dining and living area.

2-Bedroom Studio

With a compact sized study room being provisioned for this layout, it is located right to the left of the entrance and placed together with the Distribution Box. Unlike the 2-Bedroom + Study layout for the blocks 8B, 8C, 8D, and 8E, the walls around this study room do not seem to have a potential for hacking through a wall to increase accessibility. Instead, owners can opt to use the space as a storage space, or build storage cabinetries in the area to store footwear or daily essentials like umbrellas or a vacuum cleaner.

3-Bedroom

The 3-Bedroom layout seems almost identical to those in blocks 8B, 8C, 8D and 8E. However, one key difference would be the additional space for a queen size bed in Bedroom 2. That will likely be one of the main considerations for those choosing the 3-bedrooms between the different concept blocks offered. 

3-Bedroom Premium

This 3-Bedroom Premium is an extension of the aforementioned 3-Bedroom layout. The addition for this layout type is the utility room within the kitchen and a WC. Besides conventionally using it for storage purposes or turning it into a helper’s room, one can turn the space into a laundry area with a little bit of reconfiguration to the WC, replacing it with a washing machine. The storeroom would work as a space to air dry laundry given the ventilation window it has opening towards the AC ledge. 

4-Bedroom

At 1,292 sqft, this 4-Bedroom layout features a huge Master bedroom and 3 sizable Common Bedrooms that can comfortably accommodate a queen sized mattress. One key difference between this 4-bedroom layout and the earlier concept is that the bedrooms are consolidated to one side of the unit. With the other layout offering a standalone bedroom 4 for extra privacy. It would still be a matter of preference on which will be more suitable for your own requirments. 

5-Bedroom

This 5 bedrooms and 4 bathroom might just be the favourite for huge families given its sheer size and efficient layout with no corner wasted with everything designed in a squarish fashion. The WC in this layout type is not located within the storeroom so it makes it easier to repurpose the WC as the separation is distinct.

Perhaps the most premium blocks within the development as blocks 6 and 6A are designed with a signature touch of classy refinement to the facade for a subtle yet sophisticated tone. All unit types within these blocks also get to enjoy a private lift that sends residents right to their doorstep. The details to unit distribution for these 2 blocks are as follows:

3-Bedroom Premium

This is our personal favourite as the 3 bedrooms for this layout type are flanked to the right side of the unit, sharing the same facing towards Nan Hua Primary School and the landed enclave in Faber Hills. Standing at the West-facing balcony enjoys a full unobstructed view of the landed enclave, stretching beyond that to the AYE – the viewing during sunset must be magnificent.

4-Bedroom Premium

This elongated 4 bedroom 4 bathroom unit layout features a long walkway that opens up to all rooms except the Junior Master Bedroom which is located on the left side of the layout. The cost of having privacy via segregation with the rest of the bedrooms and having a beautiful sunset view from your bedroom window is the western sun exposure.

5-Bedroom Premium

The largest layout there is within Parc Clematis (with the exception of the strata Landed units) is this 5-Bedroom Premium that spans 1,711 sqft wide. 

Parc Clematis houses 12 terraces and 6 bungalows all at 2-storeys high, and the design theme for these are similar to blocks 8, 8A, and 8F as they share a similar earth-toned architectural facade with resort style vibes.

Inter-terrace

The built-up area of the inter-terrace units is approximately 2,659 sqft and has 4 bedrooms and 5 bathrooms including the powder room. The corner terraces are at approximately 3,466 sqft with 4 bedrooms + a family room and 4 bathrooms + 1 WC.

Basement level has a private car park lot that opens up to home shelter/utility room and a WC within the unit. For large families with helpers, owners have the option to convert this utility room into a helper’s resting quarter.

Level 1 of the inter-terrace house is a space where the gathering happens with living and dining area provisioned along with a powder room. 

There is also a Common Bedroom located to the right of the staircase and we think that it is suitable for elderly parents to rest if this is a multi-generational living household or can be used as a guest room.

On the 2nd level, it has 3 bedrooms including the Master, and all rooms get to enjoy an ensuite bathroom.

Bungalow

The approximate built-up area of the Bungalow house is 3,832 sqft. The layout of the Bungalow at the basement level is identical to the terraces where it contains a private car park lot, home shelter/helper’s room as well as a WC. 

Apart from not having to share a wall with your neighbouring units as part of the perks of staying in a bungalow, you also get to enjoy your own gardening space right outside your door. 

On the 1st storey of the bungalow, there is a Junior Master bedroom provisioned that times with its own ensuite bathroom. The dry kitchen is placed adjacent to the wet kitchen which is enclosable and it is most suitable for food preparation or a countertop to serve your family members or guests during meal times. 

The 2nd storey has 4 bedrooms including the Master bedroom that have their windows facing North-West direction. That also means a slight Western sun exposure is to be expected during the golden hours of the day.

Price Analysis

Since its launch in end August 2019, the market response was deemed healthy with 324 units or 70% of the 465 units released for sale snagged up by the end of the launch day. The units sold at an average price of approximately $1,580 per square foot (PSF), and 48% of the units sold consisted of 1-Bedroom and various dual key bedroom units. With this indication, we think that the appeal definitely reached out to investors more than those buying for own-stay.

The key collection season has just dawn on the owners at the point of writing this article, but according to the polynomial trendline, the units are already transacting at an average of $2,000 PSF, which is a $300-400 leap in terms of PSF for capital appreciation since its launch which is very healthy and slightly above average. 

As for the strata-landed series, no sub-sale transactions have been recorded as of this moment nor is there any for sale on the market as of now. However, referencing the latest new sale transaction of a corner terrace in May 2022, the price was recorded at $1,293 PSF, approximately $250 PSF higher than the average transactions recorded before. However, that does not necessarily mean that a new benchmark will be set as it is only 1 transaction. Perhaps, a more accurate growth rate for strata-landed can be deduced after several movements have been observed in the near future. 

MOAT Analysis

With our MOAT Analysis tool, it makes analysing projects easier with 10 distinctive traits that we identified and think are contributing factors to determine an estimated value of a project. For a more detailed understanding of our tools’ functionality, please refer to this article which provides a thorough explanation of the MOAT Analysis.

We compare Parc Clematis against the project named Clavon that is 1.25KM away and along AYE. Both projects have very similar traits within District 5 in terms of newness so we think that this can make a good comparison.

Parc Clematis scored 58% for MOAT Score, and Clavon scored 52%. Perhaps the bulk of the differences came from the Parents’ Attraction Effect as Parc Clematis is within 1KM to the renown school – Nan Hua Primary School and Clavon is not. 

As the owners to Parc Clematis have just collected their keys or are waiting to be notified, and Clavon’s TOP is still some time away, the scoring for both MOAT scores will increase in due time due to the recorded transactions for rental that would fall under ‘Rental Demand’.

Future Transformation

Within the immediate vicinity of Parc Clematis, there are limited possibilities for rejuvenation as the township is considered as matured and developed. The closest township that is currently undergoing a facelift is Jurong precinct.

Currently, there are a huge number of white sites stretching from the Jurong Town Hall region to Jurong Lake region, right at the doorstep of Chinese Garden MRT Station.

3 plots of land is currently put up for tender in Jurong Lake District and right opposite Jurong East MRT Station. When these plots of land are eventually sold and developed (which at this point of time it is uncertain as ‘White Site’ means it can be used for anything including residential, office space, hotel or sports & recreation), this will certainly help pull in crowd, increase in the activity within the area and inevitably ripple the popularity over to Clementi where Parc Clematis is at. 

Summary

One of the largest newly TOP-ed projects in 2023, offering excellent convenience as it is located in District 5 and walking distance to Clementi MRT Station. Parc Clematis is also a popular choice among parents with Primary School boarding children as it is within 1KM distance to 4 primary schools including the renown Nan Hua Primary School.

Approximately 60% of the land parcel has been used for facilities and it goes to show how much thought the developer put into designing the space, not only to make it an efficient use of space, but also suitable for residents of family profile or even for investors who are looking to rent it out to people who work in the Jurong or One-North area. 

If you are looking to learn more about Parc Clematis or if you are a current homeowner thinking about selling your unit, please feel free to connect with us for further information on the services we provide and how we can assist you with your property journey. PropertyLimBrothers, always happy to show you the place.

The post Parc Clematis Condo Review: Newly TOP-ed Mega Development in District 5 appeared first on Insights by PropertyLimBrothers.

*This article was written on 9 September 2023 and does not reflect data and market conditions beyond. 

Condominiums in the Pasir Ris precinct mostly sprout up in clusters, and the ones that leave lasting impressions are the enclave of 6-7 projects that exist along Tampines Expressway (TPE) near Pasir Ris Drive 8 Exit with its shiny, well-maintained and luxurious facade.

An interesting fact to note is that all of the condominiums within the enclave, with the exception of Elias Green Condominium, were developed by City Developments Limited (CDL) and its joint-venture partners Hong Leong Holdings Limited and Hong Realty (Private) Limited. 

In this article, we take a deep dive into d’Nest, a 99-year leasehold project from 2010, exploring the unit distribution and the different types of floor plans they offer across all bedroom types. We also look at how it fairs compared to its neighbouring projects, and the growth potential of the development taking into account future government plans for District 18.

Buyers looking to purchase within the area may be spoilt for choices in terms of which projects to choose. We break down the details of d’nest that sets apart from the other developments in the vicinitys, and what it can offer to own-stay buyers and investors.

d’Nest is a large project with 912 units, offering over 50 different types of facilities suitable for family-profile residence. It is also a convenient choice for tenants working near Changi Airport, Changi Business Park, or Changi General Hospital.

Location Analysis

The site of d’Nest is in the shape of an inverted L-shaped and bounded by the Tampines Expressway (TPE) and Pasir Ris Drive 8. Residents of d’Nest are served by Pasir Ris Grove, which brings them into the entrance of the development.

Right outside the project and along Pasir Ris Drive 8 is where you can find a bus stop that offers 2 bus services (Bus 46 and 15) that brings you to Pasir Ris Interchange in 3 to 4 bus stops. Pasir Ris MRT Station is also 600 metres away which translates to about a 6-minute walk.

Connectivity to the city is made easy with major expressways like the TPE and East Coast Parkway (ECP) being easily accessible from the project, and it would only take approximately 25 minutes to get to the Central Business District (CBD) area via Pan Island Expressway (PIE).

The impression of living in the Pasir Ris area is similar to living along the East Coast area. Down south you get to enjoy activities near the coastal area like cycling, skating, or a BBQ near the coast. Pasir Ris is also renowned for its water park Wild Wild Wet, and its chalets located around Downtown East, which is just a 5-minute drive away.

Over the years, Downtown East has also gotten a facelift, bringing more retails and food options to the area.

Site Plan Analysis

d’Nest offers a plethora of facilities, providing residents the option of hosting activities within the development. Notably, the project appears to have a focus on sports, with facilities that include a skating rink, trampoline, jogging track with distance markers, and sunken tennis courts.

The common facilities include the gymnasium, swimming pool, and barbeque pits. We also particularly like the inclusion of more ‘artsy’ facilities like a jamming studio, and even an art studio.

In terms of parking, the project has 2 basement levels of parking lots, serving both residents and visitors.

Unit Distribution

d’nest offers a wide selection of 1-bedroom to 5-bedroom unit types and sprawling penthouses. Each unit type is thoughtfully designed with space-efficiency in mind, as the developer understands the importance of maximising space to suit different needs across all unit types.

The different unit types are spread across all 12 blocks strategically. With a total of 912 units, most of the units are designed with a North-South orientation, which helps mitigate the concern for heat caused by direct sun exposure. For west facing units in blocks 131, 133, 135, and 137, buyers might have concerns regarding western sun exposure. However, this can be easily mitigated by installing day curtains, zip-tracks, or tinted window panels to control the amount of direct sunlight coming into the unit. Golden hour lovers on the other hand would definitely appreciate the magnificent sunset view from the balcony every evening.

In our opinion, the 4-bedroom suite and 5-bedroom get to enjoy the best views within the project as they are facing inwards to the project’s signature Whispering Water Walk, Picnic Lawns and Lattice Pavilions. The 1 to 3 bedroom unit types are scattered throughout the project and each block gets to enjoy a good distance to the facilities.

Floor Plan Analysis

In this section, we highlight our best picks for each unit type available at d’Nest, from the 1-Bedroom to 5-Bedroom units. We hope our floor plan analysis can aid you in choosing the ideal floor plan and layout for your decision-making process.

1-Bedroom

As 1-Bedroom unit types within d’nest only take up about 17% of the entire project, the layout variation is limited. Standing at a size of 484 SQFT, the unit is rectangular in shape which is great for space maximisation. 

The entrance walkway into the unit is considerably wide with the Distribution Box on the immediate left, which can be turned into a large flank of shoe cabinet/storage area with some cabinetry work. 

There are 2 unique things about this layout that we have noticed. First, the walk-in wardrobe in the master bedroom is uncommon in 1-Bedroom units but practical as it offers plenty of storage space for the occupants and allows them to flow through the space in a seamless manner.

Secondly, the designated dining area is an island table top fixed onto the ground. For users who cooks frequently, it may be complementary as they offer additional table top space for meal preparation. However for the other camp of users, it may be regarded as an inflexible fixture as they do not have the freedom to customise the dining area wherever they like.

2-Bedroom

All the 2-bedroom unit types in d’Nest come with 2 bathrooms, taking up 24.5% of the project. The above squarish layout type is the smallest 2-bedroom unit available, standing at a size of 753 SQFT. 

Although on the record there are 2 types of layout for 2-bedroom units, the difference in the internal space is not apparent as placements of the bedrooms and bathrooms are identical. The only noticeable difference is the direction of the entrance door – this layout type has the entrance door opening to the dining area.

The above layout features the entrance door opening straight to the kitchen area, and has the same size as the above (i.e. 753 SQFT).

Bay Windows are a feature available for 2-Bedroom units and bigger. In this case, they are seen in both Master and Common Bedrooms, as well as in the Master Bathroom. The Bay Window feature in the Common Bedroom comes with a ‘Floor Storage’ that opens up to additional storage space, in exchange for a smaller space to place the bed.

Planters can also be found in some parts of the unit; it is a narrower version of a balcony and can comfortably fit a 2-seater outdoor table-and-chair set.

3-Bedroom

There are two types of 3-Bedroom units –  the standard 3-Bedroom and a 3-Bedroom Suite. Collectively, they make up slightly more than one-third of the units within d’Nest.

The above Standard layout offers 3 Bedrooms and 2 Bathrooms, at a size of 936 SQFT and is rectangular in nature. Much like an expansion to the 2-bedroom unit’s layout, it has an additional common bedroom between the Master Bedroom and the Common Bedroom with a Floor Storage feature that is able to fit a Queen sized mattress with ease.

Living area for this layout type appears to be slightly elongated, and the configuration of the kitchen allows the option to enclose the space as the planter space next to the stove area can be opened to allow ventilation.

Our personal favourite is the 3-Bedroom Deluxe layout that is 1,130 SQFT in size and comes with a WC in the yard/utility area, as well as a wet and dry kitchen area on top of a dining area that fits a 6-seater table.

The inclusion of the aforementioned features are not the deciding factors to why we would crown it as our personal favourite. The main draw to us is the enlarged living area with generous wall-to-wall distance from the TV console to the sitting area, making it an enviable communal space for the family.

4-Bedroom

The addition of the 4th Bedroom is at the bottom part of the layout, while the top portion remains seemingly unchanged from the 3-Bedroom type layout. The changes to the layout overall is minor, including the change in direction of the showering area in the Common Bathroom.

The 4-Bedroom layout, at a size of 1,270 SQFT, is great for huge families and multi-generational living. One possible concern would be the sharing of the Common Bathroom since it will be serving the occupants of the 3 common bedrooms. One way to mitigate this concern would be to fit the WC at the back of the kitchen with a shower. 

The 4-Bedroom Suite has a size of 1,432 SQFT, with the addition of a walk-in wardrobe in the Master Bedroom. That does not constitute the whole 162 SQFT of difference from the standard 4-Bedroom layout though.

Other notable differences include an expanded living area which allows the dining area to be extended from 6 to 8 seaters and a longer yard area since they are under the same zone, a larger Master Bathroom, and a larger Common Bedroom 4.In a nutshell, this is everything the standard 4-Bedroom has to offer but a “Pro Max” version, suitable for families that prioritise space and has more budget to go for the option.

5-Bedroom

The Crème de la crème pièce de résistance (coughs) layout that exudes luxury living in the entire d’Nest project would be this 5-Bedroom dual-key layout at a spectacular size of 1,765 SQFT on a single floor plate.

Suitable for own-stay, investment, or a hybrid strategy, the studio on the right side is very private and pretty much self-sufficient as it comes with its own kitchenette, bathroom and bedroom. The main entrance opens up to a foyer which has a clear segregation of spaces; the left side is where the 4 bedrooms are located, and the right side is the studio unit. 

This layout can only be found in 1 block in the entire development, making it the rarest configuration.

6-Bedroom (Penthouse)

The penthouse units here span a sprawling 3,455 SQFT, including 183 SQFT of void space. There are only two of such units in the development, which can be found within block 149 together with the rest of the 5-Bedroom unit type.

The entire Lower Level has 4 bedrooms including the Junior Master, 3 common bathrooms including WC, a high volume ceiling where the living area is at, an enclosable kitchen with yard, utility room and WC within. 

The Upper Level houses the Master Bedroom, 1 Common Bedroom, and 1 Common Bathroom that is shared with family members or guests using the Family area or open roof terrace for gatherings. The Family area can also be turned into a bedroom or two, if the family nucleus is big enough.

With that, in terms of rentability, the number of ways to get creative with segregation is aplenty. For instance, one can decide to stay on the Upper Level and rent out the Lower Level on both wings, or stay on the Lower Level and rent out the Upper Level (turning Common Bedroom 4 into a study room) plus the studio on the right side of Lower Level. 
The limitation to your creativity however would be capped by the URA regulations – an occupancy cap of six unrelated persons per property. The example given on the URA website is if you are a family of four renting out part of your property, you are only allowed to accommodate a maximum of two unrelated persons on the property.

Price Analysis and Comparative Market Analysis

In this pricing analysis, we study the price trend of d’Nest and how it fairs against similar projects in the vicinity that launched around the same time i.e. Coco Palms and The Palette.

The chart below depicts the price performance of d’Nest since its launch for sale in 2013. From the chart, we can see that prices have been steadily increasing over the past decade. Starting from about $1,000 PSF to the median PSF of $1,320 in today’s context proves a very healthy growth rate of about over $300 PSF and the constant market demand for its units.

For the 1-Bedroom unit type, it is worth noting that the growth over the years has not been as robust as the larger unit types like the 3 and 4-Bedrooms. At around late 2014, the 1-Bedroom units were transacting at an average of $1,300 PSF.Fast-forward to 2023, the average transacting PSF is at a mid-range of $1,400, which is half the gains in terms of PSF as compared to the bigger units.

A steeper increase in the trendline can be observed right around the year 2020 and we think that the major influence to that was due to the official announcement made in March 2020 on the Cross Island Line (CRL) with Punggol Extension that includes Pasir Ris MRT Station. The CRL is slated to complete its construction and open for passenger services in phases between 2030 and 2032. Another possible factor that could fuel the upward slope is the launch of Tenet Executive Condominium (EC), which is located just across the expressway. The EC achieved 72% of sales on its launch day with an average price of $1,360 PSF.

For context, Coco Palms is a 99-year leasehold condominium starting from 2008 and completed its construction in 2018. Coco Palms is the project that is nearest to the Pasir Ris MRT Station among the entire cluster, and furthest away from the expressway and in that itself allows the project to command a slight premium. 

The developer took a decade to get from land acquisition to distributing keys to owners (d’Nest took 7 years) and although it is generally uncommon, it is definitely something even more so in today’s context due to the latest Stamp Duties measures that mandates the developer to sell all units within 5 years from the date of land acquisition if they do not wish to incur Additional Buyer’s Stamp Duties (ABSD).

The Palette is a 99-year leasehold condominium starting from 2010 and completed in 2015. It is situated between Coco Palms and d’Nest and is tucked a distance away from the expressway. Similar to d’Nest and Coco Palms, it offers a wide selection of layouts ranging from 1 to 5-bedroom unit types with extensive facilities. 

Comparing d’Nest with Coco Palms and The Palette, their launch prices and launch dates varied slightly but the growth rate observed over the past decade is comparable. 

Coco Palms and The Palette’s growth rate are recorded at 46% while d’Nest grew about 38%. In terms of average PSF pricing and in today’s market context in 2023, Coco Palm is transacting at $1,492 PSF, The Palette being the lowest at $1,304 PSF, and lastly $1,346 PSF for d’Nest. 

It may help to keep in mind that while the overall price PSF is a good indication of the price performance of the project, it still ultimately boils down to each unit type as well as its unique traits like the unit’s condition, high or low floor, unit’s facing just to name a few.More often than not, these attributes are reflective in the asking price for the unit.

MOAT Analysis

With our Moat Analysis tool, it makes analysing projects easier with 10 distinctive traits to determine an estimated value of a project. For a more detailed understanding of our tools’ functionality, please refer to this article which provides a thorough explanation of the MOAT Analysis.

In the overall scoring, Coco Palms scored lowest at 62%, The Palette at 66%, and d’Nest at 68%.

The full list of similarities in terms of scoring on MOAT Analysis for these 3 projects are: MRT Effect, Exit Audience, District Disparity Effect, Rental Demand, Volume Effect, and the Bala’s Curve Effect. The key differences are Landsize Density and of course, the Quantum Effect. 

As mentioned previously and is reflected in the MOAT scores, Coco Palms has a larger price tag to their units due to it being the closest to Pasir Ris MRT Station. However, for buyers who do not mind the additional 5-10 minutes walking distance, they are looking at a potential saving of approximately $100 to $200 PSF. Between The Palette and d’Nest, their scoring is the most identical including the Quantum Effect, and the difference lies in the Parents’ Attraction Effect where d’Nest scored a 3 out of 5 while The Palette scored 2 out of 5 with Tampines North Primary School out of its 1 KM radius.

To sum it up, d’Nest has the highest MOAT scoring but with glaring similarities amongst the 3 projects. We think that it is still challenging to ascertain a decision based entirely on on-screen data for which project to go for, and the better way is to make viewing requests for the shortlisted projects and check out the facilities and the overall vibes of the project.

Growth Potential

The development of Cross Island Line (CRL) has been brought up several times within this article so far but in this segment exploring the Growth Potential of d’Nest, it is definitely worth deep-diving into the Rail Expansion project.

Being the eighth and longest fully underground MRT line, the CRL essentially enhanced the connection between the East and the West, and also to the North-East region (Punggol).

Along the CRL, commuters have opportunities to switch to different MRT lines bringing them further into the neighbourhood that they reside in. The connectable MRT lines are: East-West Line (EW) at Clementi and Pasir Ris, Downtown Line (DTL) at King Albert Park Station, Thomson-East Coast Line (TEL) at Bright Hill Station, North-South Line (NS) at Ang Mo Kio, North-East Line at Hougang and Punggol.

The CRL will commence its operations in 2 phases. More specifically for Pasir Ris Station, the construction works commenced at the end of 2022 and are targeted to complete by 2032.

Revitalisation works have been done for Pasir Ris Park, beaches and the nearby neighbourhood parks, featuring new facilities and play spaces serving families looking for a weekend of fun outdoor activities.

Pasir Ris Trail has also been unveiled by the National Heritage Board (NHB) in December of 2019, as the 19th Heritage Trail in Singapore. The Heritage Trail stretches along the coastal area of Pasir Ris, and is presented with interesting themes throughout.

New housing developments (both private and HDBs) have also been sprouting up in Pasir Ris Town. In 2020 August, HDB Costa Grove cluster opened up for balloting and all 1,070 units were snapped up instantaneously due to its favourable location.

Costa Grove is slated to complete at the end of 2025, containing a little over 10 blocks of 18-storey, adding to the town’s liveliness. After it has obtained its Minimal Occupation Period (MOP) at around 2031, the residents in Costa Grove will have potential upgraders that may be looking to purchase a private condominium within the same district, putting d’Nest as one of their top choices.

Other upcoming HDB clusters within close proximity include Tampines Greenglen, Tampines Greencrest, and Greenglade, with the estimated key collection date drawing really near (end 2023) for the home owners.

Besides the launch of Tenet EC, there is also Pasir Ris 8, a new integrated development that will sit above a commercial shopping mall with connections to Pasir Ris Bus Interchange, and facilities like communal spaces and a polyclinic. Out of the 487 units, 85% were sold on launch weekend at an average price of $1,600 PSF so that goes to show the evergreen appeal of Pasir Ris town.

Lastly, according to the Urban Redevelopment Authority of Singapore (URA) latest Master Plan 2019, plans to redevelop and revitalise the entire District 18 is still a work-in-progress. 

For instance, the stretch of land right across d’nest where Tenet EC sits, are zoned as ‘Residential’ at this point of time. There are also 2 huge plots of ‘Reserved Sites’ where Tampines Eco Green and Pasir Ris Town Park are located. 

Although the specific uses for these plots of “reserved” land are yet to be determined, knowing that URA has their eyes set on them and the potential of what it could be in the near future adds assurance to residents in District 18 or more specifically the Pasir Ris Town that changes are constant.

The Verdict

Located in Pasir Ris precinct of District 18 with 86 years of remaining lease, d’nest is an eco-themed resale condominium that offers a full and wide plethora of facilities that suit family-oriented audiences, nature-loving individuals or property investors. Its close proximity to commuting options like the MRT Station and bus stops, to amenities like supermarkets, dining options or entertainment and its affordable entry price proved strong demands for both sale and rental.

If you are looking to learn more about d’nest or if you are a current homeowner thinking about selling your unit, please feel free to connect with us for further information on the services we provide and how we can assist you with your property journey.

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