newlaunchguru.sg https://newlaunchguru.sg newlaunchguru.sg Thu, 18 Jul 2019 04:03:37 +0000 en-US hourly 1 https://wordpress.org/?v=5.1.1 https://newlaunchguru.sg/wp-content/uploads/2018/10/newlaunchguru-favicon-150x150.png newlaunchguru.sg https://newlaunchguru.sg 32 32 One Pearl Bank – Best Investors’ Choice in Prime Outram/Chinatown District https://newlaunchguru.sg/one-pearl-bank-condominium-review/ Fri, 12 Jul 2019 07:42:29 +0000 https://newlaunchguru.sg/?p=11560 One Pearl Bank is expected to launch in July 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register...

The post One Pearl Bank – Best Investors’ Choice in Prime Outram/Chinatown District appeared first on newlaunchguru.sg.

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One Pearl Bank is expected to launch in July 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

One Pearl Bank Logo

One Pearl Bank Overview

One Pearl Bank Perspective

When a chapter closes, a new chapter awaits.

Iconic architectural marvel Pearl Bank Apartments has ended its 43-year reign at Pearl’s Hill in 2019 and a new wonder, as promised by CapitaLand, will be ready by 2023. Be awed by One Pearl Bank, a twin-tower condo paying homage to the original Brutalist architecture and the most anticipated new launch in the whole of Singapore in recent years.

Reasons why you should consider One Pearl Bank

1. Living in One Pearl Bank is akin to owning a piece of history as Pearl Bank Apartments was an icon in Singapore private housing and the only residence in Pearl’s Hill.

2. It is within doorstep to Outram Park MRT Interchange (NEL/EWL/upcoming TEL) which gives you direct access to 82 MRT stations without making a transfer.

3. Driving is also easy due to its high connectivity to major roads and expressways.

4. The crescent-shaped towers provide natural ventilation and allow residents to enjoy 360° views of Singapore city, southern waterfront and islands, and as far as central Singapore including Bukit Timah Hill.

5. One Pearl Bank will feature the world’s first vertical sky allotment gardens in a residential property for residents to get involved in urban farming.

One Pearl Bank CBD View
One Pearl Bank CBD View

Location

Situated at the boundary of District 3 in the Rest of Central Region (RCR), Pearl’s Hill is surrounded by Outram Park, York Hill and People’s Park/Chinatown. Long before 1819, this 45m knoll was already a gambier plantation. Briefly named Mount Stamford as a compliment to the founder of Singapore by Captain James Pearl, the commander of the ship that sailed Sir Stamford Raffles to Singapore, it was renamed to the current name by the captain himself after a disgruntlement with Raffles.

In 1969, a 82,376 sq ft triangular site atop Pearl’s Hill became the first Government Land Sales (GLS) exclusively for residential use since independence. This piece of land was to become Pearl Bank Apartments in 1976, a 37-storey, 280 units condo block which was then the tallest residential building in Singapore at 113m. Apart from its standout horseshoe shape, Brutalist architecture design that faced west to block the afternoon sun while at the same time offering scenic city views, Pearl Bank Apartments was a pioneer in high-rise, high-density living that included communal amenities, shops and absolute privacy between individual units that can be split into multi-generation units or two units with two entrances.

Pearl Bank Apartments was eventually sold to CapitaLand for $728m after four en bloc attempts. Its legacy in Singapore’s history has been digitally archived and paving way for a new chapter, One Pearl Bank.

Connectivity

One Pearl Bank is only a three-minute walk from Outram Park triple-line MRT stations via sheltered linkway. Currently an interchange for East West Line (EWL) and North East Line (NEL), it will be a new interchange for Thomson-East Coast Line (TEL) by 2021, connecting to nearby Orchard and Shenton Way and faraway Woodlands and Siglap. A 5-10 minute walk further via Pearl’s Hill Terrace will lead to Chinatown NEL and Downtown Line (DTL) interchanges.

This project is also highly accessible for motorists despite its only in-route via Outram Park/Outram Road. Outgoing traffic will lead to either Outram Road or Central Expressway (CTE). From Outram Road, motorists can head on to Tanjong Pagar/Downtown Core/Marina Bay in about 10 minutes or 3 minutes to Marina Coastal Expressway (MCE) while travelling along CTE will connect to Ayer Rajah Expressway (AYE) southwards in just 4 minutes.

9 bus services along Outram Road will also serve residents to many many other parts of Singapore.

Education

There used to be many choice schools around Pearl’s Hill to choose from. Today, however, only two schools are still standing within 1km of One Pearl Bank – newly established Cantonment Primary School at Cantonment Close and 113-year-old Outram Secondary School at nearby York Hill.

Within 1km:

Cantonment Primary School

Within 2km:

Alexandra Primary School

CHIJ (kellock)

Radin Mas Primary School

River Valley Primary School

Zhangde Primary School

Singapore General Hospital Campus

For healthcare and biomedical professionals, world’s third best hospital Singapore General Hospital (SGH) and Ministry of Health (MOH) take only 5 minutes of walking to reach. Currently undergoing a 20-year phased expansion, the refurbished campus will have over 10,000 job opportunities for medical, education and R&D.

Pearl’s Hill City Park

Tucked away behind One Pearl Bank is Pearl’s Hill City Park, a 9-hectare hilltop oasis of peace and serenity. Surrounding the fortress-like Pearl’s Hill Reservoir, visitors can enjoy respite from the stressful city life, busking in the dense mature Tembusu trees and lotus pond.

One Pearl Bank brochure

Chinatown (1 station)

The former enclave for Chinese forefathers is now a conservation area to explore the rich Chinese culture and heritage. Amongst the old but rejuvenated shophouses and modern buildings including shopping destination Chinatown Point and three food centres, one of which is Singapore’s largest with over 260 stalls at Chinatown Complex.

Tanjong Pagar (1 station)

Tanjong Pagar is diverse historic district where conserved shophouses meets tall office and residential buildings. Great dining options including Maxwell Food Centre, Tanjong Pagar Plaza, and shophouses along Bukit Pasoh and Duxton Hill are aplenty. Singapore’s tallest public housing, the 50-storey Pinnacle@Duxton and tallest commercial building, the 290m Tanjong Pagar Centre/Gucco Tower are located right within Tanjong Pagar.

Tiong Bahru (1 station)

As Singapore’s oldest public housing estate, Tiong Bahru was given conservation status in 2003 for its 20 Singapore Improvement Trust (SIT) flats. These flats are now home to many hipster joints, indie boutiques and galleries including Tiong Bahru Bakery and BooksActually. Authentic local fare at Tiong Bahru Market and Tiong Bahru Galicier Pastry also awaits visitors.

Site Plan

Fans of Pearl Bank Apartments will be assured that homegrown international developer CapitaLand and UK/Singapore joint venture architect Serie+Multiply, both multi award-winning companies in their fields, will design One Pearl Bank that is modernistic yet preserving the ideology of its predecessor.

The one-tower Pearl Bank Apartments will be replaced by two gently curving crescent-shaped 39-storey towers standing even taller at 178m, cementing its status as the tallest building and residential development in Pearl’s Hill/Outram-Chinatown. Both towers will be linked by dramatic sky bridges at the rooftop, giving this project a reminiscence of the original horseshoe-shaped building when viewed from certain perspectives. Aptly named Oculus Sky, it has both outdoor and indoor spaces including indoor and outdoor gyms and lounges, function room and gourmet kitchen (both indoors), and alfresco dining area.

Also maintaining the concept of ventilation and shade from its predecessor, both towers are tilted away from each other in a north-south orientation, to create a light and airy effect while concurrently allowing residents to enjoy all-angle panoramic views of Singapore city, the future Greater Southern Waterfront, Sentosa/Southern Islands and even Bukit Timah Hill.

One Pearl Bank Site Plan Unit Distribution

Over 135,000 plants across 35 species will take up over 60,000 sq ft or 75% throughout this development. Part of this verdant landscaping can be found in Oculus Sky and two mid-tower Sky terraces – Prive Terrace at north tower level 14 and Chillax Terrace at south tower level 18. Fitness enthusiasts will love Prive Terrace for its water feature, yoga deck and meditation corner overlooking the tranquil Pearl’s Hill Park while family and friends get hosted at the outdoor lounge and alfresco dining at Chillax Terrace with the city view as its backdrop or host bigger events at the open amphitheatre or entertainment area.

Making history just like Pearl Bank Apartments, One Pearl Bank will feature the world’s first sky allotment gardens in a residential development. Conceptualised in England in the 19th century, allotment gardens are small land parcels rented to individuals for crop framing. With urban farming gaining popularity in Singapore, close to 200 allotments plots across 18 allotment gardens at every 4th level of each tower enable residents to grow their own fruits, vegetables and herbs. Located at the edge of both towers facing the pool area, these gardens provide additional greenery and reinforcing both Pearl Bank Apartments and One Pearl Bank as pioneers of private urban housing.

One Pearl Bank Site Plan

Maximising land use on Pearl’s Hill topography, both towers will be elevated 21m from ground, allowing seamless greenery flowing from Pearl’s Hill Park to Fort Canning Park via the future green connector. Residents will be able to access Pearl’s Hill City Park via sheltered linkway from the north tower.

Residents walking to One Pearl Bank have two options to enter the condo – sheltered pedestrian access gate at the corner of Outram Park and Pearl Bank or side gate next to the main drop-off. The sheltered access gate will be complimented by an eco-pond where koi fishes originally from Pearl Bank Apartments will be kept using rainwater collected and channeled into the pond. For motorists, there are four basement levels car parks of 620 regular and 5 handicap lots, and 31 motorcycle lots, accessible via drop-off area. 194 bicycle lots are available for cyclists and they can enter directly to B2 from the sheltered pedestrian access gate.

Project Details

Project Details One Pearl Bank
Location Pearl Bank / Outram Park
District D3
Developer CapitaLand (Areca Investment Pte Ltd)
Site Area 7,653 sqm (est. 82,376 sqft)
No. of Car Park Lots 620 + 5 Handicapped lots
No. of Blocks/Storeys 2 blocks of 39-storey
Total No. of Units 774 Units
No. of Car Park Lots 620 + 5 Handicapped lots
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Security 24 Hours Security Guard

One Pearl Bank Price, Unit Types, Sizes

Bedroom Type No of Units Size Price
Studio 140 431 sqft / 40 sqm $970K
1 Bedroom / + Study 175 538 sqft / 50 sqm $1.1xM
2 Bedroom 280 689 sqft / 64 sqm $1.5xM
3 Bedroom 140 1141 sqft / 106 sqm $2.5xM
4 Bedroom 35 1421 sqft / 132 sqm $3.5xM
Penthouse 4 fr 2540 sqft / fr 236 sqm
Total 774

*Estimated. Subject to change.

One Pearl Bank Floor Plan

The total units for One Pearl Bank have almost tripled to 770 studio to 4-bedroom units and 4 penthouses, equally distributed between the two blocks with 11 units per level. This wide selection of unit types come in sizes averaging between 430 to 2.800 sq ft.

As the building structure is curved, units will be fan-shaped, narrow towards the entrance and wider towards the balcony.

2-bedroom units take up the most for this development with 280 units or 36%. Depending on preference, some units will have longer hallway from entrance to living room, giving additional privacy from the common corridor. Master bedroom is also exceptionally spacious despite not being the regular geometrically-shaped room.

Corridors are 1.5m wide, providing ample walking space and privacy between facing units. Ceiling height for a typical unit is 2.9m.

one pearl bank studio
one pearl bank 2bed
one pearl bank 3bed

A "reno zero concept" of furnishing has been adopted specially for this development. All units are essentially fitted with basic and meticulous furnishings such that investors can immediately rent out units without the need for additional alterations. These meticulous furnishings include a customisable smart mirror integration system that functions as a clock, mirror, smart home system, and web and lifestyle app browser.

To continue is theme of greenery, all balconies will have a built-in sunken planter, with soil and plants provided to encourage residents to take up gardening at home. Together with the allotment gardens and verdant landscaping, such biophilic design will give One Pearl Bank a powerful greenery façade when viewed from afar.

All kitchens will be fitted with engineered tiles from Spain and full appliance suite from high-end Swiss label V-ZUG. As a bonus exclusively for studio, 1- and 2-bedroom units, dining table will be a fully integrated swivel table from Ernestomeda. Italy’s kitchen designing brand known for its innovative and tailor-made kitchens.

Bathroom fittings are also made of premium finishings featuring engineered tiles from Italy/Spain and sanity wares from Hansgrohe. There is also a duo function radiance rainfall spa specially fitted in the master bathroom for residents to enjoy home spa.

One Pearl Bank Price Comparison

One Pearl Bank launch price estimated from $2,087psf, it looks attractive compared with its closest competitor Sky Everton, which was launched just a few weeks back with average transaction around $2,523psf. One Pearl Bank, being a 99yr lease hold project, is situated at more convenient location with 3-line MRT interchange just at its doorstep. Sky Everton, however, would appeal more towards buyers who are looking for more exclusive environment with a freehold status.

Rental is expected to be around $6psf, taking Dorsett Residence as a reference. Rental yield should hit above 3.2% if the unit is purchased below $2,200psf.

 

Some thoughts on One Pearl Bank

1. One Pearl Bank offers huge capital appreciation due to its proximity to the city centre and the immediate SGH Campus. There are also plans for an integrated development at the spaces above Outram Park MRT and the demolished Pearl’s Centre post-TEL commencement and reintroduction of housing to the former Outram Park Estate site; all these will significantly make this project highly sought-after.

2. Being the only residential development in Pearl’s Hill and nearby Outram Park, investors may worry tranquility being affected once housing is brought back to Outram Park. Rest assured that there will still be exclusivity for One Pearl Bank residents due to its off and hilltop location.

3. Only one primary and secondary schools remaining in One Pearl Bank is a drawback for families with kids

newlaunchguru.sg will continuously update this review. Keep in touch for the latest movement!

Related

For more information on how the URA Draft Masterplan 2019 will shape the vicinity surrounding One Pearl Bank, click on the following links:

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Parc Clematis

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

The post One Pearl Bank – Best Investors’ Choice in Prime Outram/Chinatown District appeared first on newlaunchguru.sg.

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Parc Clematis 锦泰门第 – Minutes Walk to Clementi MRT https://newlaunchguru.sg/parc-clematis/ Wed, 05 Jun 2019 07:23:33 +0000 https://newlaunchguru.sg/?p=11494 Parc Clematis @Clementi is expected to launch in Q3 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register...

The post Parc Clematis 锦泰门第 – Minutes Walk to Clementi MRT appeared first on newlaunchguru.sg.

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Parc Clematis @Clementi is expected to launch in Q3 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

Parc Clematis Logo

Parc Clematis Overview

Parc Clematis perspective

Following the success of Whistler Grand at West Coast Vale, a new launch is set to take place in Q3/2019. Singapore-listed developer SingHaiYi Group proudly presents Parc Clematis, located at the former Park West in Jalan Lempeng.

At 633,644 sq ft, Parc Clematis is the biggest new development and en bloc in Clementi, second in size after Treasure at Tampines this year, offering great views of western Singapore and close to offices and schools.

Reasons why you should consider Parc Clematis

1. Parc Clematis is the only new launch in Clementi/West Coast that is within walking distance to Clementi Integrated Transport Hub (ITH).

2. Within 1km to numerous popular primary schools, such as Nan Hua, Pei Tong, Clementi & Qifa primary schools.

3. The new CBD in Jurong Lake District is one MRT station away at Jurong East Interchange.

4. With no high-rise buildings surrounding Parc Clematis, residents can enjoy immediate views of West Coast and Pandan Reservoir.

Location

Named after former British Governor Sir Cecil Clementi Smith, public housing construction began in Clementi during the mid-1970s, transforming the former swamp, military camp and village area into a self-sufficient and populous town of today.

Located in Jalan Lempeng and bordered by Ayer Rajah Expressway (AYE)/Clementi Avenue 6, Parc Clematis sits on a mega 633,644 sq ft site of former Park West. Park West, the former condo of over 30 years, went into a successful collective sale of $840.9m in January 2018. The new development will see at total of 1,468 units including 18 strata houses from Singapore-listed developer SingHaiYi Group.

Like Park West, Parc Clematis is a hard to miss development for everyone. Exiting from AYE Exit 11, motorists will immediately see this project bordering a corner of AYE/Clementi Avenue 6. When entering Jalan Lempeng from Commonwealth Avenue West, Parc Clematis is the second tallest development in the vicinity after The Trilinq.

Category Amenities Approx Distance
MRT Stations Clementi MRT 618m
Bus Stops Regent Park (Bus 154, 188,196,963) 204m
Hong Leong Shopping Ctr (Bus 97,154,197,198) 218m
Schools Nan Hua Primary School 366m
Clementi Primary School 397m
Qi Fa Primary School 534m
Pei Tong Primary School 842m
Shopping Malls Newest 275m
Hong Leong Shopping Centre 296m
The Clementi Mall 537m
Groceries & Wet market NTUC 562m
Ayer Rajah Market & Food Centre 561m
Recreation, CCs & Parks Clementi CC 945m
Clementi Public Library 534m
Clementi Sports and Recreation Centre 856m

If you walk along Clementi Ave 6, followed by Commonwealth Ave West, it will take you almost 12 mins to reach Clementi MRT. The other day, I walked myself from the site, it took me around 8 min by a shortcut route. Let me show you how, click on video below.

  • Transportation

    Jalan Lempeng is a minor road leading to two arterial roads, Clementi Avenue 6 and Commonwealth Avenue West. Commonwealth Avenue West runs parallel with the East-West Line (EWL) linking Jurong westwards and city fringe areas including Buona Vista eastwards. Clementi Avenue 6 is the only other road besides Clementi Road that directly connects Clementi to two expressways – AYE, at the doorstep of Parc Clematis and PIE, a 3-minute drive.

    A major advantage that Parc Clematis has over other Clementi/West Coast new launches is that it is the only new project within walking distance to Clementi Town Centre at Clementi Avenue 3. Using the overhead bridge at Clementi Avenue 6, residents need only 8-10 minutes to reach the town centre.

    To continue being a self-sufficient town, Clementi underwent extensive rejuvenation at the turn of the millennium. The original Clementi Bus Interchange was demolished and redeveloped into mixed development The Clementi Mall. Opened in 2011, The Clementi Mall integrates Housing & Development Board (HDB) first public housing in a private development, the two 40-storey blocks Clementi Towers. Clementi Bus Interchange also returns as Clementi Integrated Transport Hub (ITH), provided sheltered connection between bus interchange and MRT station.

    From Clementi ITH, commuters can board the EWL to western locations Jurong East Interchange and Tuas or head east to interchanges including Buona Vista, Raffles Place and Paya Lebar. At the bus interchange, 15 bus services connect commuters to nearby Kent Ridge and Pandan Industrial Area, and housing estates as far as Bedok and Hougang.

    Former Clementi Town Centre cinemas also made way for shopping malls. Clementi/Commonwealth Theatres is now Grantral Mall @ Clementi while Eng Wah Global redeveloped its Empress Theatre into 321 Clementi, housing the only cinema in Clementi at level 3.

    Traditional HDB shophouses, coffeeshops, a market and hawker centre are also located in Clementi Town Centre.

  • Shops/Food/Supermarkets

    Shopping

    Apart from the shopping options in Clementi Town Centre, Parc Clematis is also within 10 minutes of driving to other shopping malls nearby.

    At Jurong Gateway/Jurong East, shoppers can choose from outlet mall IMM, Jurong’s second largest mall JEM, Westgate or JCube. Formerly Ginza Plaza, West Coast Plaza at West Coast Road is now the Oasis in the West, complementing the similarly sized The Clementi Mall.

    Dining

    Sunset Way is quiet Clementi neighbourhood separated from the rest by Sungei Ulu Pandan. In the midst of its tranquility, popular and Instagram-worthy eateries fill up the HDB shophouses. Notable diners include Buttercake N Cream and Chin Huat Live Seafood.

jurong lake district artist impression
Jurong Lake District Artist Impression
  • Work

    Clementi MRT is directly connected to two CBDs – Jurong Lake District, served by 3 stations, and Downtown Core at Tanjong Pagar and Raffles Place Interchange stations.

    Upgraded from regional centre status in 2016, the 360ha Jurong Lake District is on track to become the 2nd CBD, despite delay in construction of the High Speed Rail (HSR). Its 57ha commercial hub, Jurong Gateway, together with 37ha International Business Park (IBP), Singapore’s pioneer business park created in 1992, is home to many local and global companies such as Creative, Sony, Dell and M1, and government agencies such as Employment and Employability Institute (e2i).

    While Jurong Lake District is nearer, travelling to Downtown Core is not too far either as the train journey is just about 20 mins. Otherwise, it is a mere 15 minutes of driving via AYE.

    Parc Clematis is also 3 MRT stations away to one-north and Singapore Science Park.

    Initiated by the government in 1980, Singapore Science Park has grown to become the premier 65ha research and technology development hub for companies including Thomson Reuters, Avaya, FJ Benjamin and Defence Science & Technology Agency.

    To complement Singapore Science Park, one-north was conceptualised in 2001 as a work-live-play-learn research and business park with 8 distinct precincts including Fusionopolis, Biopolis and Mediapolis, creating over 50,000 jobs in more than 400 companies including Mediacorp, Infinite Studios, Lucasfilm, Walt Disney, Canon and Seagate.

    Nearer to home are two industrial estates that are only accessible by bus or driving.

    Pandan Industrial Estate is a light industries estate focusing mainly on mature food manufacturing, the nearer of the two taking only 5 minutes driving. Most of the companies are famous brands: Boncafe, Gardenia, Lim Chee Guan, Phoon Huat and Singapore Food Industries.

    The further Penjuru Industrial Estate takes no more than 10 minutes to reach and is the estate for petrochemical and logistics industries including Chevron, Vopak, Cosco and CWT Logistics.

  • Schools

    Three schools are immediately outside Parc Clematis. Right at the doorstep across the road is the established Nan Hua Primary while reputable Clementi Primary and Clementi Town Secondary are within walking distance via the overhead bridge at Clementi Avenue 6.

    There are other reputable and established schools in Clementi as well, but their locations are somewhat further from Parc Clematis. Pei Tong Primary is about 800m away at Clementi Avenue 5 while both Nan Hua Secondary and National University of Singapore (NUS) High School of Math and Science are also within close proximity.

    One advantage of living in Clementi is having Dover and Kent Ridge, synonymous for educational institutions and elite schools, just beside it.

    Singapore’s first polytechnic, Singapore Polytechnic (SP) is right in front of Dover MRT. One of the world’s most prestigious university, NUS is accessible either by MRT to Kent Ridge or bus directly to its many faculties.

    Afflicted elite schools Anglo-Chinese School (Independent), Anglo-Chinese Junior College and Fairfield Methodist School can be reached by 5 minutes of driving or 10 minutes by bus.

    For international students, they have United World College of South East Asia (Dover Campus), INSEAD and Tanglin Trust School to choose from, with the latter two located in one-north. Closer to this project, The Japanese School, Singapore has two campuses – primary school at Clementi Road and secondary school at West Coast Road.

  • Recreational

    Plenty of recreational amenities are available for Parc Clematis residents to choose from – Pandan Reservoir, Republic of Singapore Yacht Club, West Coast Recreation Centre/Clementi Sports Centre, West Coast Park, Clementi Woods Park.

    For sports enthusiasts, West Coast Recreation Centre and Clementi Sports Centre located at opposite sides of AYE Clementi Flyover have bowling, squash, billiards facilities in addition to the standard gym, swimming pool and stadium.

    Singapore’s first national park in the heartlands, Jurong Lake Gardens, takes 14 minutes of driving to reach. This 99ha garden will open in phases from end-April 2019 and eventually be the new home for Singapore Science Centre.

jurong lake gardens
Jurong Lake Garden Artist Impression

Site Plan

Parc Clematis has a total of 1,468 units – 1,450 condo units spread across many 25-storey blocks and 18 landed strata units. Details to follow.

PARC CLEMATIS KITCHEN
PARC CLEMATIS MUSIC ROOM

Project Details

Project Details Parc Clematis
Location 2-20 Jalan Lempeng Singapore
District D05
Developer Sing-HaiYi Gold Pte Ltd
Site Area 633,967 sq ft / 58,897 sqm
Architect
No. of Blocks/Storeys 9 blocks of 24 storeys condominium development
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years leasehold
Total No. of Units 1468 Units
No. of Car Park Lots Est. 1468 + 9 Handicap
Expected Date of TOP Est. 2023
Expected Date of Legal Completion Est. 2026
Security 24 Hours Security Guard

Parc Clematis Price, Unit Types, Sizes

Bedroom Type No of Units Size Price
1 Bedroom 204 452-710sqft / 42-66 sqm
2 Bedroom 355 689-893sqft / 64-67 sqm
2 Bedroom Dual Key 46 670- 861sqft / 65-80 sqm
2 Bedroom Study 44 742.7 sqft / 69 sqm
3 Bedroom 267 861-1076 sqft / 80-100 sqm
3 Bedroom Dual Key 46 969-1216 sqft / 90-113 sqm
3 Bedroom Premium 180 1044-1259 sqft / 97-117 sqm
4 Bedroom 46 1238-1475 sqft / 115-137 sqm
4 Bedroom Premium 157 1292-1744 sqft / 120-163 sqm
5 Bedroom 28 1636-1970 sqft / 152-183 sqm
5 Bedroom Premium 69 1712-1981 sqft / 159-184 sqm
PentHouse 8 1991-2670 sqft / 185 -248 sqm
Corner Terrace 4 2466 sqft / 322 sqm
Terrace 8 2659 sqft / 247 sqm
Bungalow 6 3832 sqft / 356 sqm
Total 1468

*Estimated. Subject to change.

Parc Clematis Floor Plan

For this review, the primary focus is condo units. Details to follow.

PARC CLEMATIS 2DK FLOOR PLAN
PARC CLEMATIS 3DK FLOOR PLAN
PARC CLEMATIS 4BR PREMIUM FLOOR PLAN

Parc Clematis Price Comparison

There are 4 major launches in the vicinity in the past 5 years.

Looking at the table, its closest competitors, average transaction prices for The Trilinq & The Clement Canopy have exceeded $1,550psf. While the other 2 west coast developments, further away from the Clementi Town Center, Whistler Grand & Twin Vew have also hitting around $1,400psf.

Parc Clematis shall be well received if launch price is between $1,500-$1,600psf. Developer has a good margin to play as it has acquired the land rather affordable at $850psf.

Rental is estimated to hit $4psf based on its neighboring development - The Trilinq’s recent rental record. Rental yield will be well placed at 3% if the unit is purchased at $1,550psf.

Parc Clematis CMA

Some thoughts on Parc Clematis

1. Parc Clematis has huge potential for appreciation due to its close proximity to the future Jurong Lake District CBD and the existing Penjuru and Pandan industrial areas.

2. There are concerns that residents living in Parc Clematis will be exposed to the daily traffic noise coming from AYE and Clementi Avenue 6. Units facing inwards will be highly sought after by own stay buyers.

newlaunchguru.sg will continuously update this review. Keep in touch for the latest movement!

Related

For more information on how the URA Draft Masterplan 2019 will shape the vicinity surrounding Parc Clematis, click on the following links:

2019 Singapore Draft Master Plan - Economic Gateways & Growth Areas

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Parc Clematis

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

The post Parc Clematis 锦泰门第 – Minutes Walk to Clementi MRT appeared first on newlaunchguru.sg.

]]>
Newly TOP Projects – Top 5 winners and losers! https://newlaunchguru.sg/newly-top-projects-top-5-winners-and-losers/ Sat, 01 Jun 2019 10:49:17 +0000 https://newlaunchguru.sg/?p=11474 Have you ever wondered is it true that 1st owners of the newly TOP projects always make lots of money? Is there any cases that they don't really make but lose money instead? In...

The post Newly TOP Projects – Top 5 winners and losers! appeared first on newlaunchguru.sg.

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Have you ever wondered is it true that 1st owners of the newly TOP projects always make lots of money? Is there any cases that they don't really make but lose money instead? In this post, I will show you what's really happening for newly TOP projects in the past few years.

Singapore Private Real Estate Market Situation In The Past Decade

Since 2009 quick rebound of property market, government had been trying to cool the market with several rounds of cooling measures. However, the demand remained firm and prices had continued to rise until 2013, the final and brutal measures of TDSR (total debt service ratio), was implemented.

Since then, private resale prices had been dropping consecutively for 15 quarters and had tapered by almost 13 per cent over the 4 year period.

The market only started to recover from 3Q 2017 fueled by pent up demand and en-bloc fevers.

8 rounds of cooling measures

So, what happened to those people who bought the new launch projects between year 2013-2017 down market? Apparently,there's mixed result. Some owners indeed made more than 30% profit upon TOP (or 5.3% p.a.) some made substantial losses. See the table below for the Top 5 Winners & Losers of these New Launch Projects.

What can you tell from the table?

Top 5 winners & losers in new launch projects
Top 5 Winners & Losers in new launch projects

Some Interesting Observations

Top Winners:

1. All are 99 year lease hold developments
2. All are big scale developments with more than 600 units, top 2 winners are mega projects with more than 1,000 units
3. All are from top 10 reputable developers (from BCA, https://www.bca.gov.sg/Professionals/iquasscorechart/)
4. All are either near MRT or LRT (High Park Residences)
5. Either the area has very limited supply, i.e. no direct competitor or launch price are similar or lower than nearby comparable projects (Refer to Graph: Coco Palms Launch Price CMA)

Top Losers:

1. All are freehold developments
2. All are small scale developments with less than 150 units
3. None of them are built by top 10 reputable developers
4. 3 out of 5 developments are not within walking distance to MRT
5. 4 out of 5 were launched at more than 15% higher premium compared with nearby comparable projects (Refer to Graph: Cluny Park Launch Price CMA)

 

# can not find similar age projects (< 5yrs age difference) within 500m radius

Coco Palm launch price CMA
Coco Palm launch price CMA
Cluny Park launch price CMA
Cluny Park launch price CMA
Sky Vue 1st owner high profit
Sky Vue 1st owner high profit
Sky Vue 1st owner low profit
Sky Vue 1st owner low profit

Summary:

1. In general, new launch projects enjoyed faster capital appreciation between 20-30% within 3-5 years, not all new launches would guarantee you making profit.

2. Contrary to what most people thought, freehold developments are not always the best option for investment properties.

3. If you are looking for quick gains upon TOP, you should focus on big developments, which situate at convenient locations with high demand.

4. Developers do play an important role, as the final products need to appeal to your next buyers.

5. And most importantly, you need to know what's the right entry price with thorough market analysis with surrounding projects.

6. Even in the same developments, owners' profits can vary a lot. Some people can make more than $300k profit, while others are making less than $30K. (Refer to Table: Sky Vue owner high & low profits) It all depends on the unit selection, entry price and exit point. Engage an experienced property agent who is able to advise you through the whole process to make sure you maximize your chance of reaping good profits.

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Which facing is naturally cooler in Singapore? https://newlaunchguru.sg/naturally-cooler-facing-in-singapore/ Tue, 07 May 2019 07:20:55 +0000 https://newlaunchguru.sg/?p=11406 When choosing a unit in Singapore, facing is an unavoidable topic. Who don't want a naturally cooler facing unit? In this post, I will share with you the analysis from several aspects. You can...

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When choosing a unit in Singapore, facing is an unavoidable topic. Who don't want a naturally cooler facing unit?

In this post, I will share with you the analysis from several aspects. You can also jump to the Conclusions and check if it is aligned with what you think. If you prefer reading it in Chinese, click here. 阅读华文版本,请点击。

 

Some countries have Spring, Summer, Autumn, and Winter.

But Singapore has 3 seasons

Singapore is close to the equator and has a tropical rain-forest climate. The annual temperature is between 25 and 32 degrees, with sufficient rainfall and high air humidity.

Unlike other countries with 4 seasons, Singapore has 3 seasons here - Hot! Very Hot! ! Extremely Hot! ! ! The hottest month is around May-June, and the cooler season is from December to January. Regardless of months, the highest temperature at noon every day is almost 30 Celsius degrees.

So, an important part of improving the happiness index in Singapore is to have a naturally cooler house.

No west-sun? South-North is the best?

Which facing is naturally cooler?

Many people think that as long as no west sun, all other facings are about the same. Some firmly believe south-north facing are the best among all.

Is that true? Let’s do an analysis. To be naturally cooler, it depends on 2 factors - ventilation and exposure to direct sunlight.

Factor 1 - Ventilation

The external factor affecting ventilation is wind.

Singapore has two different monsoon seasons. The northeast monsoon is blowing from December to March, which is quite humid. The southwest monsoon is blowing from June to September. It is relatively dry. Refer to the following figure for the wind direction along the year in Singapore.

Wind directions in Singapore
  • From April to October, the wind direction is from south to north during most time of the day
  • And from November to March, the wind direction is blowing from north to south.

Since the hottest months are around May-June, the takeaway from the figure is that you should first consider the south facing unit.

The internal factor affecting ventilation is if the unit can form an air tunnel for the wind to flow freely. E.g., windows (or door) at both south and north.

Factor 2 - Exposure to direct sunlight

In Singapore people will try to avoid west-sun facing unit as much as possible. Some think south-north facing units will not have west-sun. Well, although it makes sense but these opinions are not showing the full picture.

I will illustrate more using the following Sun trajectory and wind direction figure.

Sun trajectory and Wind direction in Singapore

The orientation of the sunrise and sunset changes during the year. The 3 red dotted lines from top to bottom in the figure are the running routes of the Sun in Singapore in June, March/September, and December. In a year, the sun moves in the zone contained by the red dotted line.

Take the 1st red dotted line as an example, i.e., the Sun trajectory in the hottest month June. The sun rises about 22-degree north of east at 7am, and runs to the top at noon. Then that is what we called west-sun! The sunset is at 22-degree north of west. In this case, even for a north facing unit, the slanted west-sunlight can enter the corner of the house.

The third red dotted line is the Sun trajectory in cooler December. The sun rises about 22-degree south of east at 7am, runs to the top at noon. Again west-sun starts. At last the sunset is 22-degree south of west. Therefore in Dec, even a perfect south-facing unit will still have a 22-degree west-sun in the late afternoon.

A quick recap on exposure to direct sunlight

  • West facing units are baked by the west-sun all year round
  • Other facing units are more or less subject to west-sun at different times of the year, except east-facing unit which has morning Sunlight.
  • And in the hottest month June, the north-west facing unit will be exposed to the direct west-sun, probably even hotter than west-facing units.

How about Wall facing?

In addition to the orientation of the window, you should also pay attention to the direction of the wall. If one wall faces west, it will absorb the afternoon sun and turn that room into a sauna room.

Surroundings

You should also take surroundings into consideration. Even if a unit has the best direction facing, it will not enjoy natural wind if it is blocked by another building.

 

Conclusions

With all the analysis above, you should consider the following factors when looking for a naturally cooler unit.

  • High-rise, unblocked, an air tunnel for wind to flow freely.
  • South-facing is better than north-facing because of wind from south in the hottest month June.
  • The facing to be naturally cooler in sequence is indicated in different color in the figure, i.e., Blue -> Yellow -> Red.
    south facing & a bit towards east –> south facing -> south facing & a bit towards west -> north/north & a bit towards east -> west, west-north, east.
newlaunchguru.sg apple to apple comparison

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

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新加坡房子哪个朝向最凉快? https://newlaunchguru.sg/naturally-cooler-facing-in-singapore-chn/ Tue, 07 May 2019 07:13:02 +0000 https://newlaunchguru.sg/?p=11415 在新加坡选择房子的时候,朝向是一个不可避免要考虑的因素。毕竟,谁不想要一个自然凉快的房子呢? 在这篇文章里,我会从几个方面来做一下分析。你也可以直接跳转到结论来看看是不是跟你想的一样。If you prefer reading it in English, click here.   新加坡靠近赤道,为热带雨林气候,全年气温在25-32度之间,雨量充足,空气湿度高。 不像中国有四季交替,这里要分的话只有三季,就是热!很热!!非常热!!!最炎热的月份大概是5-6月,凉爽季是12月到次年1月。无论什么季节,每天中午最高温几乎都是要突破30度。 在新加坡想要提高生活幸福指数的一个重要指标,就是拥有一个比较凉快的房子。 那么什么朝向的房子比较凉快呢?大部分人认为只要不朝西,其它方向都差不多。是这样吗?今天我来仔细分析一下。 想凉快无非就是要尽量通风跟减少日晒时间。 风的方向 新加坡有两个不同的季候风季节,12-3月吹东北季风,相当潮湿;6-9月吹西南季风,较为干燥。全年风向可参照下图。 敲小黑板,注意了! 每年4-10月期间,白天大部分时间吹的都是南风,而11月到次年3月期间,则吹北风。如果想在最炎热的5-6月份享受大风吹,那就要首先朝南的房子了。如果能南北通透,全年进风,那就完美了。可惜这种南北通透的房子不多见。 阳光的方向 我们再看看西晒。很多人觉得正南北就没有西晒,其实不是这样的。 一年之中,日出和日落的方位不是固定的。图中从上往下三条红色虚线,分别是新加坡太阳在6月,3月/9月,和12月一天之中的运行路线。在一年里,太阳就在红色虚线包含的区间移动。 以第一条红色虚线,即最热的6月份的运行轨迹为例。太阳大约7点从东偏北大约22度升起,中午运行到正上方,当~当~当~当~西晒开始了!最后日落在西偏北22度。即使是正北的房子,阳光也可以斜斜地洒落屋子一角,有一定程度的西晒,。 第三条是较凉爽的12月份的太阳运行轨迹。太阳大约7点从东偏南大约22度升起,中午运行到正上方,当~当~当~当~西晒又开始了!最后日落在西偏南22度。所以即便是正南的房子,依然有来自西方22度夕阳的眷顾。   又要敲小黑板了! 朝西的房子全年西晒,而其它朝向的房子在一年的不同时候也或多或少会受到夕阳斜射。(除非正东)而在最炎热的6月,面朝西北的房子是还会受到夕阳直射,可能比朝西的房子还要热。 当然除了看窗户的朝向,也要注意墙壁的房向,如果有一面墙朝西,也是会吸收一下午的太阳,把那个房间变成桑拿浴箱的。还有就是周边建筑,就算房子是最好的朝向,如果被对面一个高楼挡住,那就什么风也都没了。 结论 所以综上所述,房子要凉快一定要 高楼,通透,无阻挡(钱包要够厚) 朝南的房子好过朝北的房子(最热的6月吹南风) 如果担心发霉,喜欢多些阳光的可以选择朝南偏东或西一点...

The post 新加坡房子哪个朝向最凉快? appeared first on newlaunchguru.sg.

]]>

在新加坡选择房子的时候,朝向是一个不可避免要考虑的因素。毕竟,谁不想要一个自然凉快的房子呢?

在这篇文章里,我会从几个方面来做一下分析。你也可以直接跳转到结论来看看是不是跟你想的一样。If you prefer reading it in English, click here.

 

新加坡靠近赤道,为热带雨林气候,全年气温在25-32度之间,雨量充足,空气湿度高。

不像中国有四季交替,这里要分的话只有三季,就是热!很热!!非常热!!!最炎热的月份大概是5-6月,凉爽季是12月到次年1月。无论什么季节,每天中午最高温几乎都是要突破30度。

在新加坡想要提高生活幸福指数的一个重要指标,就是拥有一个比较凉快的房子。

那么什么朝向的房子比较凉快呢?大部分人认为只要不朝西,其它方向都差不多。是这样吗?今天我来仔细分析一下。

想凉快无非就是要尽量通风减少日晒时间。

风的方向

新加坡有两个不同的季候风季节,12-3月吹东北季风,相当潮湿;6-9月吹西南季风,较为干燥。全年风向可参照下图。

Wind directions in Singapore

敲小黑板,注意了!

每年4-10月期间,白天大部分时间吹的都是南风,而11月到次年3月期间,则吹北风。如果想在最炎热的5-6月份享受大风吹,那就要首先朝南的房子了。如果能南北通透,全年进风,那就完美了。可惜这种南北通透的房子不多见。

阳光的方向

我们再看看西晒。很多人觉得正南北就没有西晒,其实不是这样的。

Sun trajectory and Wind direction in Singapore

一年之中,日出和日落的方位不是固定的。图中从上往下三条红色虚线,分别是新加坡太阳在6月,3月/9月,和12月一天之中的运行路线。在一年里,太阳就在红色虚线包含的区间移动。

第一条红色虚线,即最热的6月份的运行轨迹为例。太阳大约7点从东偏北大约22度升起,中午运行到正上方,当~当~当~当~西晒开始了!最后日落在西偏北22度。即使是正北的房子,阳光也可以斜斜地洒落屋子一角,有一定程度的西晒,。

第三条是较凉爽的12月份的太阳运行轨迹。太阳大约7点从东偏南大约22度升起,中午运行到正上方,当~当~当~当~西晒又开始了!最后日落在西偏南22度。所以即便是正南的房子,依然有来自西方22度夕阳的眷顾。

 

又要敲小黑板了!

朝西的房子全年西晒,而其它朝向的房子在一年的不同时候也或多或少会受到夕阳斜射。(除非正东)而在最炎热的6月,面朝西北的房子是还会受到夕阳直射,可能比朝西的房子还要热。

当然除了看窗户的朝向,也要注意墙壁的房向,如果有一面墙朝西,也是会吸收一下午的太阳,把那个房间变成桑拿浴箱的。还有就是周边建筑,就算房子是最好的朝向,如果被对面一个高楼挡住,那就什么风也都没了。

结论

所以综上所述,房子要凉快一定要

  • 高楼,通透,无阻挡(钱包要够厚)
  • 朝南的房子好过朝北的房子(最热的6月吹南风)
  • 如果担心发霉,喜欢多些阳光的可以选择朝南偏东或西一点
  • 次之是朝北,可以偏东一点
  • 正西,西北或正东的朝向会比较热(图里也用蓝,黄,红来表示凉快程度)

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Haus on Handy @Dhoby Ghaut – The center of convenience https://newlaunchguru.sg/haus-on-handy/ Fri, 03 May 2019 05:27:05 +0000 https://newlaunchguru.sg/?p=11380 Haus on Handy @Dhoby Ghaut is expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or...

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Haus on Handy @Dhoby Ghaut is expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

Haus on Handy Logo

Haus on Handy @Dhoby Ghaut Overview

huas-on-handy-perspective-wlogo

Fresh from the launch of ultra luxury Boulevard 88, CDL is back in the second-half of 2019 with another new condo launch in the world famous Orchard shopping belt in Singapore; this time a more competitive-priced Haus on Handy at Dhoby Ghaut/Mount Sophia.

For up-to-date information such as price and floor plan, please visit & bookmark the designated website @Haus on Handy.

Reasons why you should consider Haus on Handy

1. The world famous Orchard shopping belt just outside your door

2. Dhoby Ghaut is a 3-line MRT Interchange. (NE/NS/CC)

3. Truly a center of convenience with Parks, Institutions, Medical Centres, Museums, Nightlife, all within easy reach

4. CDL is an established and award-winning homegrown international developer with over 50 years of expertise.

5. Rare 127 years of Heritage Bungalow as the Club house with full-fledged concierge services.

Location

A location all too familiar with many, Dhoby Ghaut has a history dating back as far as 1827 when Indian washermen began laundering clothes in the stream within the vicinity. This was how Dhoby Ghaut got its Hindi name which meant “washerman” and “area along riverbanks for washing” respectively. Today, Dhoby Ghaut forms part of the international renowned Orchard Road shopping belt alongside three other sub-precincts, Tanglin, Orchard and Somerset.

The earliest known history of Mount Sophia dates back to 1822 when it was reflected as Bukit Selegie. Actual documentation of its current name came only in 1823 when it was renamed Mount Sophia by Singapore’s first master attendant, Captain William Flint, in honour of Sir Stamford Raffles’ second wife, Sophia Hull, and Flint’s daughter, Mary Sophia Anna.

Mount Sophia was later sold to Charles Robert Prinsep and the hill grew from a nutmeg and coffee orchard to a wealthy residential enclave with many villas overlooking the lower grounds and the Singapore River. Besides grand villas of the bygone era, Mount Sophia is also home to girls’ schools Methodist Girls’ School, Nan Hwa Girls’ School and the only school that has not left the hill, St Margaret’s Primary School. Thankfully, URA has gazetted Mount Sophia on 1 December 2013 for conservation.

Haus on Handy is a brand new condo development that sits on a 51,625.87 sq ft slope of Mount Sophia, between Suites at Orchard and Nomu in Dhoby Ghaut. It is also the final residential project in the vicinity, after URA released this land parcel under the Government Land Sales (GLS) Programme in 2017. More details will be discussed in Site Plan.

  • Transportation

    The main draw for choosing Haus on Handy is that it is 100m away from Dhoby Ghaut MRT Interchange, a vast 28m deep underground complex comprising 3 MRT lines – North-South Line (NSL), Northeast Line (NEL) and Circle Line (CCL) terminus.

    From the NSL, Orchard is 2 stations away and this already crowded station will serve more commuters when it becomes an interchange following the commencement of Thomson-East Coast Line (TEL) in 2023, connecting the northernmost Woodlands with East Coast. Travelling south leads to City Hall and Raffles Place Interchanges with East-West Line (EWL), and Marina South Pier where Marina South Pier Ferry Terminal offers ferries to South Islands and cruises to Malaysia and Thailand.

    From the NEL, Dhoby Ghaut is connected to heartland areas including Serangoon, Hougang and Punggol northwards, and tourist destinations Chinatown and HarbourFront southwards.

    As the CCL terminus, trains from Dhoby Ghaut will travel to popular stations including Esplanade, Promenade, Bayfront and Stadium, home to Suntec City, Marina Bay Sands and Singapore Sports Hub respectively.

    Besides the Dhoby Ghaut Interchange, Bencoolen Downtown Line (DTL) station is also a 5-minute walk away, connecting the city centre to Bukit Panjang and Singapore Expo.

    There are also over 20 bus services spread out over two bus stops along Orchard Road and one at the opposite direction along Penang Road, providing alternative transport options besides the MRT, and linking the Dhoby Ghaut Interchange itself.

    For car owners, most parts of Central Region, Downtown Core/Marina Bay and the rest of Orchard can be reached within minutes.

    • MRT
      • Dhoby Ghaut MRT (NS24, NE6, CC1) 0.14km
      • Bencoolen MRT (DT21) 0.43km
    • Bus Stops
      • Dhoby Ghaut STN (08057) (0.16km)
  • Shops/Food/Supermarkets

    Right across the road from Haus on Handy is Plaza Singapura and The Atrium@Orchard, a major landmark in Dhoby Ghaut that host a variety of shopping, banking and dining options, and Golden Village cinemas. Without the need to even cross the road, Nomu also has grooming and beauty services at its level 1 commercial units. Once Singapore’s tallest building and first air-conditioned cinema, 80-year-old monument The Cathay is a quieter shopping and dining spot in Dhoby Ghaut that also has a cinema, Cathay cinema, and additionally, Fitness First.

    Travelling outside of Dhoby Ghaut will see even more shopping, dining and lifestyle options that includes Orchard Road, Selegie, Bugis/Bras Basah Suntec City and Marina Bay Sands.

    To keep up with the ever-changing trends around the world, world famous shopping belt Orchard Road  has to be constantly evolved to stay ahead of time. Plans are underway to transform Orchard Road into lifestyle destination for friends and families, and more walkable with urban green corridor, mimicking its original identity as a plantation orchard.

    Selegie, once dotted with bamboo plantations and Jewish settlement, is now a favourite hangout amongst young adults and students from nearby tertiary institutions. Many cafes, such as The MindCafe, often operate till late, especially on Friday nights and weekends.

Haus on Handy Location Map
  • Schools

    It is a misconception that living within the city means very few educational institutions for family with kids to choose from. In fact, Haus on Handy sees the most diverse choice of educational institutions that cater to a wide-ranging age group, all within 1km walking distance.

    Right at the doorsteps sees private educator MDIS Dhoby Ghaut and Singapore’s first national pre-tertiary specialised arts school, School of the Arts Singapore (SOTA). Walking down further will lead to Singapore’s third autonomous university, Singapore Management University (SMU), the only university located in the heart of the downtown at Bras Basah, and Nanyang Academy of Fine Arts (NAFA) and LASALLE College of the Arts (McNally Campus) in Bencoolen. Global organisation YMCA also has its own private school within its YMCA Building premise nearby.

    More schools options are available at the back of this project. House on The Hill Montessori Pre-School is located at the hilltop of Mount Sophia, taking over the former Nan Hwa Girls’ High School, now a conserved building. Two Kaplan City Campuses are also within walking distances of each other at PoMo and Wilkie Edge in Selegie.

    Primary Schools

    • Within 1km

    St Margaret’s Primary School

    • Between 1-2km

    Anglo Chines School (Junior)

    Farrer Park Primary School

    River Valley Primary

    St Joseph’s Institution Junior

    Stamford Primary School

  • Recreational

    There are plenty of greenery waiting to be explored around Haus on Handy.

    Completed in 1869 and currently the official residence and office of the President of the Republic of Singapore, the 106 acres Istana holds open house at specific public holidays throughout the year and is often greeted by visitors wanting a glimpse of the flora and fauna leading up to the main building, 41m above the sea level. Of course, the star attraction of every open house will always be The President.

    Opposite The Istana is the Istana Park, a 5-minute walk from Haus on Handy. The Istana Park fronts the main Istana Gate and is a vantage point for the monthly changing of guards ceremony at The Istana. On other days, park goers can look forward to themed floral displays throughout the year or visit the Istana Heritage Gallery that showcases the transformation of The Istana.

    Closer to home from a 3-minute walk is Dhoby Ghaut Green, an interim park conceived as a “City Room” for community gathering within the city.

    Under the recently announced URA Draft Masterplan 2019, it is proposed that the section of Orchard Road in front of Plaza Singapura be pedestrianised to create a continuous green oasis linking The Istana, Istana Park and Dhoby Ghaut Green. Family-friendly features and themed gardens celebrating Orchard Road’s Heritage are also in the proposal.

    Further away is Fort Canning Park (Hill), a 7-minute walk via the steps near former Park Mall (redeveloped into a Grade-A commercial building). Standing at 48m, this former British government outpost is the highest elevation in the Singapore City, which was why it became an important part of Singapore’s colonial milestones. Apart from playing regular hosts to outdoor concerts, plays and festivals, visitors will also get to enjoy tranquility and scenic nature, a respite from the hustle and bustle downhill. History fans can also explore the many colonial government outposts such as Battle Box and three gardens restored in honour of Sir Stamford Raffles creating Singapore’s first botanic garden at Fort Canning Hill. These three gardens – Royal Garden, First Botanic Garden and Jubilee Park – will progressively open from June 2019 in conjunction with bicentennial celebrations.

  • Heritage

    The nearby areas in Dhoby Ghaut are also rich in history and heritage.

    Civic District, home to many notable historic buildings and spaces, is a thriving historical and cultural precinct. Important landmarks that witnessed history being made including The Padang, Old Parliament House and National Gallery Singapore are within the Civic District. The Museum Planning Area, comprising museums such as Singapore Art Museum and National Museum, is also within this precinct.

    A place where sleazy nightlife and reputable schools intertwined, Bras Basah/Bugis is now a precinct dotted with many tertiary and private educational institutions and venue for popular arts events including Singapore Night Festival and Singapore Biennale. It aims to become a livelier night enclave in the next decade so that vibrancy can continue even after schools are shut at the end of the day.

Park at Dhoby Ghaut

Site Plan

Haus on Handy sky view

Haus on Handy is a very unique condo development. This 51,625.87 sq ft is actually sitting on the slopes of Mount Sophia, from Handy Road at the ground and upwards to Mount Sophia hilltop. Apart from the other neighbouring condos, it is highly unlikely that there are other condo developments situated on similar terrains as Mount Sophia.

Looking at the map, there is a jutted out area at the brow of Mount Sophia. That building that protrudes out the otherwise geometrically-shaped land is 12 Mount Sophia. Built in 1892 for the Singapore Land Company, this two-storey house, known as “Tower House”, features ample openings and spacious verandahs to allow maximum light and ventilation. Its wood and wrought iron fittings are also a befitting style of its colonial past.

From its colonial days overlooking the Singapore city and harbour from Mount Sophia to being part of Methodist Girls’ School premises, “Tower House” became a conserved building in 1998 and will now form part of this condo project as its clubhouse.

Careful consideration is also in place to ensure privacy between blocks due to its close distance. Block 28 will have a near north-south facing orientation with one half of its units facing Dhoby Ghaut while Block 30 is skewed towards northeast-southwest facing with one-half facing Orchard and the other towards Bras Basah.

hausonhandycondo-site-plan

To celebrate Orchard’s heritage as a plantation area, specially curated plants that used to be cash crops of Orchard will be featured in the botanical landscaping of this project. Starting with the gambier lawn outside the amphitheatre, residents will be treated to a timeline of plants grown from Nutmeg Terrace to Areca Aclove, the garden terrace connecting the Club Haus to pool deck.

The Club Haus is split into two distinct levels of amenities – the gym and workout studios at level 1 and the function room on level 2 for dining and non-dining gatherings. At its main entrance is also the Premier Residential Services, an in-house concierge providing service requests for residents including hotel reservations, courier, housekeeping, pet care and catering services.

There will be a sky garden located at the rooftop of Block 28. Continuing the theme of showcasing heritage plants that grew in Orchard, Clove Deck and Nutmeg Garden surrounding the lounge and seats overlooking the skyscrapers of Downtown Core and Marina Bay Sands. A yoga lawn and fitness corner are also available as an alternative to the indoor gym.

Project Details

Project Details Haus on Handy
Location 28 & 30 Handy Road (Residential)
18 Mount Sophia (Club Haus)
District D9 Orchard / River Valley
Developer CDL Regulus Pte Ltd
Site Area 51,626 sq ft / 4,796 sqm
Architect Architects61 Pte Ltd
No. of Blocks/Storeys 2 blocks of 9 and 12 storey condominium development
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years leasehold
Total No. of Units 188 Units
No. of Car Park Lots Est. 113
Expected Date of TOP Est. July 2023
Expected Date of Legal Completion Est. July 2026
Security 24 Hours Security Guard
huas-on-handy-clubhouse

Haus on Handy Price, Unit Types, Sizes

Bedroom Type No of Units Size Price
1 Bedroom 36 420 - 570 sqft / 39 - 53 sqm $1.188M
1 Bedroom + Study 36 517 - 624 sqft / 48 - 58 sqm $1.468M
2 Bedroom 58 592 - 764 sqft / 55 - 71 sqm $1.668M
2 Bedroom + Study 32 678 - 926 sqft / 63 - 86 sqm $1.928M
3 Bedroom 20 947 - 1141 sqft / 88 - 106 sqm $2.708M
3 Bedroom Dual Key 6 980 sqft / 91 sqm
Total 188

*Estimated. Subject to change.

Haus on Handy Floor Plan

Looking at 1-bedder, buyers/investors can choose between equal units of 1-bedroom or 1+study. A major advantage these units have over all other units is customisation. Kitchen, living and dining can either have marble flooring or, to blend throughout with the bedroom (and study), engineered wood flooring.

Exclusive to 1-bedroom and 1+study only (except stack 14), the partition wall between living and master bedroom is a special designer display with TV wall for a 49” TV. Should homeowners prefer bigger clothing space, the other exclusive is a wall-to-wall wardrobe without accessory cabinet option, but the designer display will be replaced by standard partition wall with sliding door.

Haus on Handy 1 Bedroom
Haus on Handy 2br floor plan

There are also six 3-bedroom dual-key units, a rarity in today’s market. At 980 sq ft, its foyer leading to studio and main sections have enough privacy as the main entrance is not directly overlooking the two doors within.

Fittings and furnishings for all units are from premium branded labels. Kitchen appliances are from established European brands Bosch and V-ZUG while bathrooms come pre-fitted with brands Hansgrohe, Axor and V&B ceramic sanitary wares. V-ZUG is a high-end kitchen and laundry appliance brand from Switzerland with over a century of history while V&B has almost 300 years of experience in making ceramic products from tablewares to sanitary wares.

Haus on Handy 3DK floor plan

Haus on Handy Price Comparison

CDL won the bid for this land parcel at $212.2m, translating to $1,722 psf ppr. While the breakeven price is at $2,300 psf, the estimated launch price could be around $2,650 psf. *Updated on 29 Jun 2019 - the launch price is confirmed to be around $2,800 psf.

Comparing with other District 9 New Launch projects, Haus on handy could probably be the most affordably priced condo in 2019.

Haus on Handy D9 CMA NEW LAUNCH

Looking at the nearby resale options, the average transacted has already hit close to $2500psf. Factoring in Brand new premium, I will consider $2600-2700psf is a reasonable range to consider investing into Haus on Handy.

Rental could potentially be around 2.5% which may not seem very attractive, however, it's widely acceptable that central location rental yield tends to be lower than other areas. People who are buying here is mainly for the prestigious address and capital appreciation in the years to come.

HAUS ON HANDY CMA RESALE

Some thoughts on Haus on Handy

1. For buyers/investors looking for both privacy and intimacy, Haus on Handy is an ideal choice since there are no more than 200 units, making the overall development similar to a small community.

2. A drawback for its units is the small bedroom size Haus on Handy offers, only the master bedroom can fit queen size bed.

3. Dual-key units are generally rare in the property market, more so for prime districts. The 3-bedroom dual-key units will appeal to investors looking to rent out individual unit to two separate tenants.

newlaunchguru.sg will continuously update this review. Keep in touch for the latest movement!

Related

For more information on how the URA Draft Masterplan 2019 will shape the vicinity surrounding Haus on Handy, click on the following links:

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Haus on Handy

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

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Piermont Grand EC @Sumang Walk by CDL – The only Executive Condo in 2019 https://newlaunchguru.sg/piermont-grand-ec/ Sun, 28 Apr 2019 13:53:12 +0000 https://newlaunchguru.sg/?p=11358 Piermont Grand EC @Sumang Walk will be the only EC 2019, expected to launch from 12 July 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or...

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Piermont Grand EC @Sumang Walk will be the only EC 2019, expected to launch from 12 July 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

*At the point of writing, I just call it Sumang Walk EC or Sumang EC in this post since CDL has not announced its formal name.
**Updated in Apr 2019 - The EC @Sumang Walk is named as Piermont Grand 星水嘉园.

Piermont Grand logo

Piermont Grand EC @Sumang Walk Overview

Piermont Grand Perspective

The one and only EC launch in 2019 is coming soon. Jointly developed by renowned CDL and TID, Piermont Grand (aka Sumang Walk EC) is located at Sumang Walk, along Punggol Waterway and a stone’s throw away from Punggol MRT/LRT/Waterway Point.

For up-to-date information such as price and floor plan, please visit & bookmark the designated website @Piermont Grand EC.

For other upcoming EC, click below:

Summary of Executive Condominium (EC) in 2019 and 2020

Reasons why you should consider Piermont Grand EC

1. Piermont Grand EC @Sumang Walk is located at the heart of upcoming Punggol Digital District, a vision of Singapore’s Smart Nation effort, from 2023.

2. Piermont Grand EC is within walking distance to Punggol Waterway Point Mall & Punggol MRT.

3. Residents get to enjoy a vibrant living environment with 4.2km long waterway offering greenery, promenades and various outdoor activities.

4. It is the only EC new launch in 2019, a definite investment for people who desires living in private apartment at the same time enjoy huge potential upside when MOP.

*This section will be updated when more information about Piermont Grand EC @Sumang Walk becomes available.

Location

  • Transportation

    Bordered by Sumang Link/Walk and Punggol Way, and with Punggol Waterway at its doorstep, Piermont Grand EC @Sumang Walk is the only EC development nearest to Punggol MRT/Waterway Point.

    Getting to Piermont Grand EC is also very easy. Motorists can reach the development from TPE via Punggol Way exit. Commuters only have to transfer from MRT to LRT at Punggol and alight either at Sumang or Nibong, as the EC is located between these 2 stations.

    • MRT
      • Punggol MRT (NE17) 550m
      • Sumang LRT 100m
    • Bus Stops
      • Soo Teck STN (65141) (590m) Services: 43
      • Punggol Interchange (65009) (800m) Services: 3, 34, 43, 50, 62, 82, 83, 84, 85, 85X, 119, 136
    • Expressways
      • TPE (1.88km)
  • Shops/Food/Supermarkets

    Within minutes of driving/walking/LRT ride, residents living in Piermont Grand EC @Sumang Walk can get to access the many amenities that Punggol offers.

    Punggol MRT/LRT/Waterway Point is the major landmark of Punggol, with Punggol Temporary Bus Interchange on the opposite side of Punggol Central.

    The only large-scale shopping mall, Waterway Point, has major tenants including H&M, Best Denki, FairPrice Finest and Shaw Theatres. Many of its restaurants are facing Punggol Waterway, giving diners a picturesque dining experience. When Punggol gets even more developed, Waterway Point will be complemented by a mixed development building that includes the future Punggol Bus Interchange.

    There are no lack of amenities nearby too. Punggol Cove Primary and pre-school My First Sokol is just across the road at Sumang Link. Popular supermarket retailer Sheng Siong is also at Sumang Link.

Sumang Walk EC land parcel location
  • Schools

    More than 10 primary schools are located within a two kilometre radius of the site, including the popular Mee Toh School and Horizon Primary School. 

  • Recreational

    Heading north from Piermont Grand EC @Sumang Walk, your weekends are covered with recreational facilities Marina Country Club at Northshore and Safra Punggol at Sentul Crescent. Travelling even further will lead you to Punggol Road End, formerly a seafood haunt in the 1980s and early 1990s. It now has horse-riding facility, cycling facility at Punggol Jetty and Punggol Settlement. Punggol Promenade now forms part of the coastline and this is the only route that leads to Coney Island (west entrance).

    Nearer home, the 4.2km Punggol Waterway is right at the doorstep. Something good for cyclists is that the park connector connects Punggol Waterway to Punggol Park in Hougang and Sengkang Riverside Park in Anchorvale.

    Piermont Grand is also near Seletar Aerospace Park and Seletar Airport. Seletar Aerospace Park, not only houses global aviation companies including Bombardier and Rolls Royce, is also a superb hideaway hangout where black-and-white colonial houses and Wheeler’s Estate can be found.

  • Transformation

    Set to be double the size of Ang Mo Kio when fully developed, Punggol has yet to display its full potential, but not for long. Come 2023, the first phase of Punggol Digital District will be ready to welcome tech and innovation companies who wants to ride on the Smart Nation initiative. Singapore Institute of Technology (SIT) will also open its campus within the district at Ponggol Seventeenth Avenue.

    Currently a terminus, Punggol MRT connects commuters to 15 NEL stations including interchanges at Serangoon, Little India, Dhoby Ghaut and Outram Park. By 2023, Punggol MRT is only a station away from the new terminus, Punggol Coast, linking commuters to the newly developed Punggol Innovation District, new SIT campus and the existing Punggol Settlement. In the foreseeable future, Punggol MRT will become an interchange when CRL opens its link between Punggol, Pasir Ris and Changi Airport T5.

Site Plan

Piermont Grand Site Plan

The expansive 291,235 square feet (sq ft) Sumang site has a plot ratio of 3.0.

According to CDL group CEO Mr Sherman Kwek,

Punggol, slated to be singapore’s first digital district, has an exciting future and we believe this will make the site very compelling to home buyers. It is also very close to LRT and MRT stations as well as a bus interchange, which is hard to come by for an EC project. Being right next to my Waterway@Punggol, the site also offers the opportunity to create a landmark waterfront residence with pleasant views.

To maximise the scenic views, CDL will orient windows towards Punggol Reservoir and My Waterway@Punggol. The sizable land area will also allow for generous landscaping.

Below - Piermont Grand EC showflat is under construction.

Sumang Walk EC Showflat in construction

Opposite to the upcoming Piermont Grand EC @Sumang Walk, there are 3 blocks of HDB as part of Waterway Cascadia - 316A, 316B, and 316C. Each block has 3 different heights, 8, 13, and 18 storeys. Since Piermont Grand EC is going to have 9 to 18 storeys, the blocks in the middle of the Sumang site & above 7th floor will have better view than the rest, whereas some blocks will be facing the 18-storey HDB.

Waterway HDB Opposite to Sumang Walk EC

Project Details

Project Details Piermont Grand EC @Sumang Walk
Location Sumang Walk in Punggol
District 19
Developer Pavo Properties Pte Ltd ( JV by CDL Constellation Pte Ltd and TID Residential Pte Ltd)
Site Area 291, 235 sq ft / 27,057 sqm
Architect P&T Consultants Pte Ltd
No. of Blocks 13 blocks
No. of Storeys 9 to 18 storeys
Payment Scheme Normal Progressive
Site Use Residential Flat Development
Tenure 99 years leasehold effective from 4 Jun 2018
Total No. of Units 820 Units
No. of Car Park Lots Basement carpark - 820 + 6 handicapped lots
Expected Date of TOP Est. Feb 2023
Expected Date of Legal Completion Est. Feb 2026
Security 24 Hours Security Guard
Waterway near Sumang Walk EC

Piermont Grand EC @Sumang Walk Price, Unit Types, Sizes

Total820

Bedroom Type No of Units Size Price
3 BEDROOM 247 840 - 990 sqft / 78 - 92 sqm
3 BEDROOM SUPERIOR 109 904 - 1044 sqft / 84 - 97 sqm
3 BEDROOM DELUXE 77 947 - 990 sqft / 88 - 92 sqm
3 BEDROOM PREMIUM 108 1012 - 1130 sqft / 94 - 105 sqm
4 BEDROOM PREMIUM 192 1302 - 1367 sqft / 121 - 127 sqm
5 BEDROOM PREMIUM 87 1432 - 1507 sqft / 133 - 140 sqm
Total 820

*Estimated. Subject to change.

Piermont Grand EC Floor Plan

3 Bedroom

Piermont Grand EC Floor Plan 3 Bedroom

3 Bedroom Superior

Piermont Grand EC Floor Plan 3 Bedroom Superior

3 Bedroom Deluxe

Piermont Grand EC Floor Plan 3 Bedroom Deluxe

3 Bedroom Premium

Piermont Grand EC Floor Plan 3 Bedroom Premium

4 Bedroom Premium

Piermont Grand EC Floor Plan 4 Bedroom Premium

5 Bedroom Premium

Piermont Grand EC Floor Plan 5 Bedroom Premium

Piermont Grand Price Comparison

Piermont Grand EC sits an area of 291,235 square feet (sq ft) and has a plot ratio of 3.0. With the top bid of S$509.37 million, it works out to a record to S$583 per square foot per plot ratio (psf ppr). It is estimated the breakeven cost at close to S$1,000 psf. Piermont Grand EC launch price may range from about $1,100 to about $1,200.

Some thoughts on Piermont Grand EC

1. Punggol, the furthest estate in the northeast, is separated from Pasir Gudang, Johor by the Straits of Johor. As Pasir Gudang is the industrial area of Johor, people living in Punggol are occasionally the first in Singapore to be exposed to unpleasant smells coming from factories over there.

2. Seletar North Link, albeit a longer route to Seletar Aerospace Park and Yishun, is actually a better alternative than using TPE. Motorists can avoid heavy traffic, especially during morning peak, and also at the same time enjoy scenic views of Seletar Dam and Seletar Island.

3. There is a worship site beside the Piermont Grand EC which has been awarded to Soka Association. Small scale though, it may still pose some issues with religious or fengshui sensitive buyers.

4. The most popular Mee Toh School is not within 1km radius.

5. Most of the waterfront facing units are allocated for 4&5 bedroom types, people who are looking for entry price unit should be choosing from stack 21, 24,25 &28.

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Sumang Walk EC

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

The post Piermont Grand EC @Sumang Walk by CDL – The only Executive Condo in 2019 appeared first on newlaunchguru.sg.

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East Coast New launches in 2019 – Which one for me? https://newlaunchguru.sg/east-coast-new-launches-in-2019/ Wed, 10 Apr 2019 14:10:57 +0000 https://newlaunchguru.sg/?p=11306 East Coast is considered the most upmarket neighbourhood after prime District 9,10,11 and Downtown Core Marina Bay area. The Tanjong Rhu/Amber/Meyer area remains a top draw for homebuyers as it is considered the prime...

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East Coast is considered the most upmarket neighbourhood after prime District 9,10,11 and Downtown Core Marina Bay area. The Tanjong Rhu/Amber/Meyer area remains a top draw for homebuyers as it is considered the prime private residential area within District 15 for its close proximity to CBD (about 10 min drive) as well as East Coast park, the most popular lifestyle beach in Singapore. Top local and international schools are plenty in the area, making it an ideal place to raise a family.

Amber Park Sunset at East Coast

Tanjong Rhu, Amber, and Meyer area

Tanjong Rhu has be gaining popularity in recent years with the opening of Sports Hub, which brought along a whole range of new dining, shopping and entertaining activities. The entry price is also relatively cheaper than Amber and Meyer area. However, if it’s not because of the price, buyers will still prefer the Amber/Meyer Road as they are viewed as more prestigious, and for the simple reason that most of the private condominiums there tend to be freehold, whereas Tanjong Rhu has mainly 99-year leasehold condos.

In particular, freehold condos along Amber and Meyer Road have also seen their value rise significantly and beyond national average, showing these areas are attaining upmarket status.

meyer vs amber price trend

Price-wise, Amber and Meyer Road properties are comparable.  Aside from price, the characteristics of both locations are summarised in the table below:

meyer vs amber

Amber road condos are surrounded by a lot more amenities as it’s near to Parkway Parade and Katong, a foodie's paradise. The trade-off is heavier traffic and higher noise levels. In terms of elite schools, Amber road is closer to primary schools such as Tao Nan and Tanjong Katong, whereas Meyer is nearer to two reputable secondary schools, Dunman High School and Chung Cheng High (Main).

And with the opening of Thomson-East coast MRT line in 2023, locations along Tanjong Rhu/Meyer/Amber road will be enhanced with faster commute to both CBD and Changi airport. Properties within 400m to the new stations could see improved rentability and resale value by then.

Recent launches in East Coast

Thanks to the recent wave of en bloc fever, big developers have been snapping up a few prime lands, the area will be rejuvenated with new land marks in the years to come. With many upcoming launches, developers will compete by differentiating their product.

summary of D15 new launches 2019
Summary of East Coast new launches 2019

Last year, Amber 45, along Amber Road, was launched in May. The 139-unit, freehold development by UOL Group consists of two to four-bedroom units with sizes from 614 to 1,798 sq ft. Amazingly though, not on a very large land, it’s the only condo provides both 50m lap pool and a tennis court among all recent launches.

In the neighbourhood,  Aurum Land’s Nyon marks the first new launch this year. The 92-unit development occupies a 28,409 sq ft, freehold site. Nyon’s design is inspired by elements of Peranakan heritage, befitting its location in Katong. Selected 3 bedroom units boast 6m high ceilings in living/dining area. For people who are looking for high yield dual key design, this is the only place you could look for.

One Meyer, a 66-unit development by Sustained Land was launched in Mar. The condo comprises a mix of two- and three-bedroom units, ranging from 614 to 1,033 sq ft, sitting graciously right behind Katong park. Coming up next, by the same developer is Coastline Residences, the 144 units consists of one to three bedrooms.  One interesting feature about this development is there’s sky promenade at all levels linking neighbor units from 2 towers. There’s also a sky terrace on the rooftop with infinity pool, dining and lounge area, a great place to hold party or simply enjoy the spectacular views. Both developments offer the best of the un-obstructed sea view yet with a good distance away from ECP highway noise.

coastline

Condos such as Amber 45, Nyon, One Meyer and Coastline Residences will appeal to buyers who prefer more private and exclusive developments as opposed to big condo with more than 200 units.

People who favors big compound with more comprehensive facilities, should not miss Amber Park by CDL, arguably the largest freehold new launch in the East Coast. Amber Park sits on rare land size of 213,675sqf with three distinctive towers offering 592 units and a wide selection of one to five bedroom and 4 exquisite penthouses. A signature feature of Amber Park is the Stratosphere – 235 feet above sea level rooftop recreational deck. Exclusive residential services are also available to tap on CDL’s hospitality expertise.

Meyerhouse, former Nanak Mansion, will be redeveloped into a “Nassim Residences of the East” given “its rare location right next to a park”, says the winning developer UOL Group. With only 56 large-format exclusive units with 3-bedroom to Penthouse ranging from 1862sqf to 5587sqf, it’s going to set a new first for Singapore’s Luxury segment.

meyer-road-freehold-condo-nanak-mansion
Nanak Mansion

All above Condos will enjoy proximity to the upcoming Thosmson East Coast line MRT stations (within 400m). My personal preference is Coastline Residences, as I like both its architecture and unit layout designs.

Thank you for spending time on this post. What do you think? If you are interested in any of the new launches in East Coast, please feel free to contact me.

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2019 Singapore Draft Master Plan – Economic Gateways & Growth Areas https://newlaunchguru.sg/2019-singapore-master-plan-economic-gateways-growth-areas/ Sun, 07 Apr 2019 03:02:07 +0000 https://newlaunchguru.sg/?p=11291 2019 Singapore Master Plan was recently released. What are the major economic gateways & key growth areas, and some properties in these places? The 2019 master plan focuses on planning for inclusive, sustainable, and...

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2019 Singapore Master Plan was recently released. What are the major economic gateways & key growth areas, and some properties in these places?

The 2019 master plan focuses on planning for inclusive, sustainable, and green neighbourhoods with spaces for community and amenities for all to enjoy. The objective is to help shape Singapore into a more inclusive, sustainable and resilient city that people will enjoy living in and build an endearing home for our families.

Long-term planning in Singapore - Good to know

The long-term planning in Singapore is done in two segments: the Concept Plan, and the Master Plan.
  • The Concept Plan guides Singapore’s development over the next 40 to 50 years, and covers strategic land use and transportation. The Concept Plan is reviewed every 10 years.
  • The Master Plan translates the Concept Plan into more detailed plans for implementation. It specifies permissible land use and densities, with the aim of guiding development over the next 10 to 15 years. The Master Plan is reviewed every 5 years.

Main Economic Gateways & Key Growth Areas

See chart below the illustration of master plan.

economy gateway and growth area drawn by newlaunchguru.sg

New Projects near Key Growth Areas

Punggol Digital District

Sumang Walk EC

Paya Lebar Airbase

The Tapestry ($1,318psf), Riverfront Residences ($1,334psf)
The Florence Residences ($1,434psf)

Changi Region
Treasure at Tampines ($1,335psf)
Great Southern Waterfront

Avenue South Residence

West Region

Whistler Grand ($1,363psf)

Coming up

Apr - May

Launching Dates (est.)

Apr 2019
Avenue South Residence - D3
Uptown at Farrer - D8
Whilshire Residence - D10
The Gazania /The Lilium - D13
Coastline Residences - D15
Amber Park - D15
Mayfair Modern - D21

May 2019
Parc Komo - D17
Riviere - D3

Explore in-depth plans for the various regions

Discover More of the North Region

Illustrated Plans (PDF, 36.8MB)

English Flyer (PDF, 18.4MB)

 

Discover More of the East Region

Illustrated Plans (PDF, 11.3MB)

English Flyer (PDF, 18.2MB)

 

Discover More of the Central Area

Illustrated Plans (PDF, 34MB)

English Flyer (PDF, 5.7MB)

 

Discover More of the Central Region

Illustrated Plans (PDF, 12.3MB)

English Flyer (PDF, 36.6MB)

 

Discover More of the North-East Region

Illustrated Plans (PDF, 5.6MB)

English Flyer (PDF, 31.2MB)

 

Discover More of the West Region

Illustrated Plans (PDF, 10.3MB)

English Flyer (PDF, 47.3MB)

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Avenue South Residence – Prestige & Luxury in new southern gateway https://newlaunchguru.sg/avenue-south-residence/ Wed, 03 Apr 2019 13:55:32 +0000 https://newlaunchguru.sg/?p=11261 Avenue South Residence, a prestige and luxury icon rises near the new greater southern waterfront. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to...

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Avenue South Residence, a prestige and luxury icon rises near the new greater southern waterfront. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

Avenue South Residence is expected to launch for preview in Apr 2019.

AVENUE SOUTH RESIDENCE

Avenue South Residence Overview

Avenue South Residence Perspective

A forgotten part of District 3 is set to come alive with a brand new condo launch. Renowned local developer UOL will launch one of its only two new projects in 2019 – Avenue South Residence. Once completed, this twin 56-storey condo development will be one of Singapore’s tallest residential buildings at 200m and a never before seen landmark in Kampong Bahru.

Reasons why you should consider Avenue South Residence

1. UOL has a track record of designing masterpiece projects at affordable pricing, more so for this project due to first mover advantage.

2. Standing at 56-storeys, Avenue South Residence is the only and tallest building in Kampong Bahru that offers unrivalled breathtaking views of both Singapore skyline and sea view. Residents can even see as far as Johor and Riau Islands on a clear day.

3. Its Central Region location means great accessibility to Tanjong Pagar, Downtown Core, HarbourFront and the future Greater Southern Waterfront; with the upcoming Rail Corridor right at the doorstep.

4. Public transportation is aplenty with Kampong Bahru Bus Terminal opposite and 2 MRT stations nearby: Outram Park Interchange (NEL/EWL/upcoming TEL) and upcoming Cantonment CCL.

Location

  • Overview

    District 3 falls under Rest of Central Region (RCR) in Singapore’s Central Region. This gives residents living in Avenue South Residence superb accessibility to major parts of central Singapore but without the high cost of living in Core Central Region (CCR).

    Technically, the area surrounding Avenue South Residence is known as Kampong Silat and Kampong Bahru is actually right opposite at Spooner Road. Over the years, urban planners expanded Kampong Bahru into an estate that incorporates Kampong Silat, Bukit Purmei and Bukit Teresa.

    Kampong Silat has its name derived from the Malay word “selat”, meaning “straits” in English, as the area was once near the Singapore Straits prior to land reclamation. The surrounding area soon became known as the train yard of the nearby Tanjong Pagar Railway Station when it opened in 1932.

    Post-World War 2, Singapore Improvement Trust (SIT) (HDB predecessor) began constructing public housing and shops from 1948-1952. The completion of Kampong Bahru Estate makes it the second oldest public housing estate after Tiong Bahru.

    Subsequently, these originally 31 buildings began to make way for taller HDB flats in the vicinity and the remaining 13 flats at the site of Avenue South Residence were chosen for HDB SERS in 2007. As of today, only 5 blocks are conserved by URA in 2014 and they will form part of the new development.

    Avenue South Residence is a 245,972 sq ft brand new Government Land Sales (GLS) development. Silat Avenue is a minor road leading to Kampong Bahru Road, which can be reached via Chinatown/Outram Park eastwards or Telok Blangah/HarbourFront westwards.

  • Connectivity

    A brand new Kampong Bahru Bus Terminal has just opened in March 2019, following the closure of New Bridge Road Bus Terminal in SGH. A total of 12 bus services connect residents to not only nearby Chinatown and Shenton Way but also other parts of Singapore as far as Boon Lay and Pasir Ris.

    Along Kampong Bahru Road, 4 bus services are available to take commuters to Outram Park MRT in 3 minutes and HarbourFront MRT/VivoCity in under 10 minutes.

    Come 2025, the new Cantonment CCL station will also serve residents nearby, via the green Rail Corridor by foot in 8-10min.

Walk to future Cantonment MRT from Silat
  • Shopping and Dinning

    As mentioned earlier, travelling to major shopping and dining enclaves take around 10 minutes, at most 15.

    VivoCity, Singapore’s largest shopping mall at over 1 million sq ft, is located southwards of this project. From there, Sentosa is connected via cable car, monorail or by foot.

    Travelling northwards will lead to Tiong Bahru, Chinatown, Tanjong Pagar/Duxton Hill.

    Tiong Bahru, site of the oldest public housing in Singapore, has evolved into a hipster joint with many F&B outlets and boutique hotels taking over the conserved SIT flats. Tourist haunt Tiong Bahru Market is a place where one of the best Singapore hawker fares can be found.

    Chinatown, with its rich history and Chinese culture, filled not only with shopping and dining options but also many conserved shophouses to explore.

    Tanjong Pagar, a place mixed with old and new buildings, features Singapore’s tallest HDB flats at 50 storeys, The Pinnacle@Duxton In Duxton Hill. The famous ang ku kuehs from Everton Park, is also within Tanjong Pagar.

    Not forgetting the world famous Orchard Road, mentioned earlier in the review.

  • Schools

    Avenue South Residence is within 1km to CHIJ (Kellock), CHIJ (St Teresa’s Convent) and Radin Mas Primary in Bukit Purmei/Bukit Teresa neighbourhood. Expanding the radius to over 1km sees 3 more primary schools: Gan Eng Seng Primary in Bukit Merah, Zhangde Primary in Tiong Bahru and Cantonment Primary in Cantonment neighbourhood.

  • Recreation

    The biggest draw for staying in Avenue South Residence is definitely the abundance of nature exploration.

    Right at the doorstep is the Rail Corridor. Formerly the railway tracks of Malayan Railway (KTM) until July 2011, the 24km route linking Tanjong Pagar Railway Station and Woodlands will reopen by 2021 as a “green corridor”, a nature and heritage trail linking 1 million people within 1km radius. An access park in front of Avenue South Residence will lead residents and the public to the Rail Corridor by 2023. 

    Silat Ave Rail Corridor

    Mount Faber is a 8-minute drive from the project, but will be complemented by funicular service from foothills to the hilltop by 2023. Standing at 106m, Mount Faber has panoramic views of HarbourFront and the future Greater Southern Waterfront, currently occupied by PSA terminals. Visitors also can also dine, shop or take a cable car ride to Sentosa. For the more adventurous, Mount Faber is also the starting point of the 10km Southern Ridges trail connecting Telok Blangah Hill, HortPark, Labrador Park and Kent Ridge Park. The whole hiking trail takes between 3-5 hours to complete.

    Beyond 2030, once all the PSA ports and terminals are relocated to the Tuas Mega Port, a new 1,000 hectares Greater Southern Waterfront, 2.5 times of Marina Bay, stretching from Pasir Panjang to Marina East, will transform the area into the southern gateway of Asia. 

    Greater Southern Waterfront looks

    Under the recently announced URA Draft Masterplan 2019, a new Pasir Panjang Linear Park will link West Coast Park and Labrador Park, giving hikers another hiking experience beyond the Southern Ridges trail. Plans are also in the works to make the Greater Southern Waterfront car-lite and walkable from various points.

  • Work

    The RCR location of Avenue South Residence enables residents travelling to work in no more than 10 minutes. These areas include Downtown Core/Marina Bay, Tanjong Pagar and Orchard.

    Even the furthest parts of central region, Mapletree Business City, Henderson Industrial Park, Bras Basah/Bugis and Suntec City take no more than 15 minutes of driving.

Site Plan

Avenue South Residence site view

At 245,972 sq ft, Avenue South Residence is a rare large-scale site for housing projects, as land parcels put up for GLS are relatively smaller nowadays. A total of 1,074 residential units spreading across 56-storey twin towers of 200m height will rise above the former SIT Kampong Silat Estate. This project will also house 8 commercial units, a Childcare and a public access park linking the Rail Corridor.

As part of the URA conservation guideline, Avenue South Residence is also made up of 5 conserved 4-storey flats built by SIT. These flats, designed by SIT chief architect, S.C. Woolmer, features Art Deco facades and continuous curved concrete shades that shield rain and sunlight, a thoughtful consideration of Singapore’s climate. These conserved buildings will be converted to (something not known yet) upon completion.

Project Details

Project Details Avenue South Residence
Location Silat ave, Singapore
District 03
Developer UOL Group
Site Area 22,852 sqm / 245,975 sqft
No. of Blocks Twin Towers
No. of Storeys 56 storeys
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years Leasehold
Total No. of Units 1074 Units
No. of Car Park Lots TBC
Expected Date of TOP Est. 2023
Expected Date of Legal Completion Est. 2026
Security 24 Hours Security Guard

Avenue South Residence Price, Unit Types, Sizes

*Estimated. Subject to change.

Bedroom Type No of Units Size Price
1 Bedroom 242
2 Bedroom 504
3 Bedroom 224
4 Bedroom 104
Total 1074

Avenue South Residence Floor Plan

To be updated.

Avenue South Residence Price Comparison

Avenue South CMA

Price comparison will be made against other nearby projects within District 3 and neighbouring Districts 2 within 1km radius.

Looking at the table, price for the nearby newly TOP projects are ranging above $2,000 psf., with 2 bedroom asking price from $1.32M to $2.5M.

We believe Avenue South Residence will be able to find its sweet spot if launching price is around $1,800psf and keep the 2bedroom quantum below $1.3M. If the project do launch at this price range, UOL shoul be able to achieve a reasonable profit margin of 20% based on its land bid price of $1,137 psf.

Avenue South Residence Rental Estimate/Comparison

The nearest similar scale condo is Highline Residence at Tiong Bahru. It's current average rental rate is 5.9 psf for 2 bedder.

If we take that as rough gauge, and considering the fact that Avenue South Residence location may be less favorable due to lack of major shopping malls and MRT at the moment, a fair rental price here might be 5 psf with 15% discounted price. With that, the rental yield for this project would still reach a healthy 3.3% p.a.

Some thoughts on Avenue South Residences

1. Being the first condo launch in Kampong Bahru, it is not easy to gauge how popular this area will be for potential buyers/investors. However, interest may grow in the next decade once more details on the development of Greater Southern Waterfront is announced.

2. The development sits in a matured HDB estate, which provides good range of shops including Salon, Laundry, banks, food courts and supermarkets within immediate neighbourhood. However, for some people, they may find the location not so exclusive.

3. The unit mix for Avenue Source Residence is skewed towards 1- and 2-bedrooms at 70%. Such unit types are smaller and better catered for singles, couples without kids and rental investments.

newlaunchguru.sg will continuously update this review. Keep in touch for the latest movement!

Related

How should Singapore design greater southern waterfront

For other luxury developments, you may check out the freehold Amber Park and One Mayer at the east coast, Haus on Handy at Dhoby Ghaut, Riviere at Clarke Quay .

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

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