Kopar At Newton 钮顿铜源 – Can you buy 99 years leasehold property at Newton?
Kopar at Newton was launched in Q1 2019. Please follow Quick Links in this review to find out more facts and analysis or feel free to register your interest / contact us for latest movement
Kopar at Newton Overview
Fresh from the launch of Pullman Residences Newton less than 6 months ago, Newton will welcome two new projects yet again: Kopar at Newton and The Atelier.
Both residential projects are targeted for launch in Q1/2020 and coincidentally located side-by-side along at Kampong Java Road. The Atelier is a freehold development replacing the former Makeway View which went for collective sale while Kopar at Newton is a leasehold development sold via the Government Land Sales (GLS), both in 2018.
Reasons for considering Kopar at Newton
1. Kopar at Newton is a 5-minute walk from Newton North South Line (NSL) and Downtown Line (DTL) interchange
2. Prime land in District 9, Kopar at Newton is only 1 MRT station from Orchard Road
3. Singapore Botanic Garden & Bukit Timah Elite school belt are all within 5-10 min train ride
4. Relatively large land size over 125,000sqf with full condo facilities.
5. Best Entry price condo for D9,10,11 (Orchard, Newton, Novena, Bukit Timah area)
Newton got its name after Alfred Howard Vincent Newton, the Assistant Municipal Engineer during the colonial period. Once a nutmeg plantation and a cemetery for the Jewish and Christian communities in the colonial era, Newton has evolved to become one of Singapore’s most sought-after housing precincts in central Singapore, after Bukit Timah and Orchard/Tanglin.
Kampong Java Road is a major road running parallel with Keng Lee Road, connecting Newton Circus and Bukit Timah Road via Kampong Java, an area that Javanese used to settled down. By the mid-2020s, Kopar at Newton and The Atelier will reshape the skylines of Kampong Java Road.
Released under the GLS in October 2018 by the Urban Redevelopment Authority (URA), this 125,327 sq ft land at Kampong Java is also the first land sale launched since the new unit size guidelines by the URA. This new guideline is aimed at reducing the number of new shoebox units, stemming new developments from introducing shrinking units. CEL Development, a subsidiary of local construction and property firm Chip Eng Seng Group, won the bid at $418.8m. Chip Eng Seng is an over half-century old mainboard-listed homegrown company with portfolios including constructing The Pinnacle@Duxton and developing Bishan Loft, amongst many others.
Kopar at Newton (KAP) will be a 378-unit development sandwiched between Kampong Java and Bukit Timah Roads, and surrounding the smaller project, The Atelier (TA). A unique point to note for both developments is while Kampong Java Road borders District 11, the land on which these two condos are situated is actually on District 9.
|Amenities||Approx Dist (KAP)||Approx Dist (TA)|
|Bus stop||Opp Newton Food Centre||doorstep||130m|
|Newton Food Centre||85m||190m|
|Newton Station Exit A||300m||410m|
|Newton Station Exit B||290m||380m|
|ACS (Barker Road)||865m||925m|
|LASALLE College of the Arts (McNally Campus)||230m||220m|
|Nanyang High/Hwa Chong/National JC||3 stations||3 stations|
|Novena Health City||760m||710m|
|CBD||5 Stations||5 Stations|
|Healthcare||KK Women’s and Children’s Hospital||700m||620m|
Mount Elizabeth Novena/
Novena Medical Center/
Novena Specialist Center
|Recreation||Chui Huay Lim Club||125m||80m|
|Farrer Park Tennis Centre||900m||820m|
|Market/hawker||Newton Food Centre||85m||190m|
|Pek Kio Market & Food Centre||1km||980m|
|United Square/Goldhill Plaza||670m||610m|
|Velocity@Novena Square/Square 2||830m||770m|
Although Kampong Java Road is sidelined by the main Newton/Scotts Roads and Bukit Timah/Dunearn Roads intersecting Singapore’s iconic roundabout, Newton Circus, motorists coming from all parts of Singapore can still reach Kopar at Newton with ease.
From this development, it takes about 5-10 minutes to get to Orchard Road via Scotts Road or the lesser traffic Clemenceau Avenue North/Cairnhill Road. Travelling along Bukit Timah Road, it takes no more than 15 minutes during peak hours to reach Downtown Core or Suntec area.
Coming from Newton MRT Exit B and bus stop, walking will take 5 minutes to reach the development, bypassing Newton Food Centre along the way. From Newton Interchange, it is one station away from Orchard southbound and Novena northbound via NSL.
Taking the newer DTL, it is a station away from 2 interchanges – Stevens (Bukit Panjang bound) and Little India (Bugis/Expo bound). Currently under construction, Stevens Thomson-East Coast Line (TEL) will open by 2021 and commuters can transfer and travel to the northernmost Woodlands, Gardens by the Bay and Marine Parade. At Little India Interchange, commuters can transfer to the North East Line (NEL) to northeastern Singapore or to MRT interchanges Dhoby Ghaut, Chinatown, Outram Park and HarbourFront. Notably the first 3 interchanges are also served by NSL, DTL and TEL (2021).
The 4 nearest bus stops from this development allows commuters to travel to many parts of Singapore from city to heartland towns Toa Payoh, Ang Mo Kio and Bedok. For commuters travelling to Johor Bahru (JB), there is service 170 connecting Singapore and Malaysia via Bukit Timah Road.
There may not be towering office buildings around Newton, but Newton is surprisingly home to renowned companies such as local brokerage UOB Kay Hian and Ministry of the Environment and Water Resources. British insurer Prudential Assurance also has one of its Singapore offices right next to Newton MRT Exit A. Depending on location, it is a 5-10 minutes of walking time from Kopar at Newton.
Novena is set to take shape as a global health hub in the next decade. On top of the existing private medical facilities Mount Elizabeth Novena Hospital, Novena Medical Center and Novena Specialist Center, Tan Tock Seng Hospital (TTSH) is currently revamping itself into a 17ha HealthCity Novena.
The built-up area for all healthcare facilities and services in the vicinity is projected to jump from 250,000 square metres to 600,000 square metres with the completion of the complex.
Offices in Novena also include government agencies Inland Revenue Authority of Singapore (IRAS) at Revenue House, relocated Central Provident Fund (CPF) headquarter at Square 2 and United Overseas Land (UOL) at United Square.
Orchard is not only a global shopping destination but also a place where good grade offices can be found. It is only a station from Newton, or a 5-10 minutes driving via Scotts Road. To travel to Somerset/Dhoby Ghaut, motorists may opt for a quicker route via Clemenceau Avenue North/Cairnhill Road.
The Central Business District (CBD) is where the main business activity in Singapore takes place. This is also the place where many major local and multi-national companies (MNCs) made home their headquarters. Travelling along Bukit Timah Road, it takes 10-15 minutes to reach Orchard and Downtown Core respectively during peak hours.
Reputable is an underrated word. Schools within 1km of Kopar at Newton are prestigious established top schools in the whole of Singapore. The elite Anglo-Chinese School (ACS) has two campuses: ACS Junior is a 7-minute walk opposite Bukit Timah Road and ACS (Barker Road) takes approximately 10 minutes of driving. St Joseph's Institution (SJI) Junior, at Essex Road in Moulmein, is a 10-minute walk or 3-minute drive away.
For families looking forward to enrol their daughters, there are two historically established top schools that are slightly over 1km from Kopar at Newton. Singapore’s first school for girls, Singapore Chinese Girls’ School, is some 10 minutes of driving away or 1 station away at Stevens MRT. St Margaret’s Primary School, currently undergoing upgrading, will return to its Mount Sophia site in 2021, also takes about 10 minutes of driving.
There is also LASALLE College of the Arts (McNally Campus) for students looking to pursue arts, post-secondary. The campus is a 5-minute walk from the project.
Instead of driving, walking 10 minutes via Lincoln Road can be a faster alternative to United Square and Goldhill Plaza. Opened for almost 4 decades, United Square is a family-friendly mall with tenants including Toys ‘R’ Us. From there, walking via Novena MRT underpass leads to newer malls Velocity@Novena and Square 2. Velocity@Novena has a tenant profile of mainly sports brands and Cold Storage supermarket. Square 2 has rival supermarket FairPrice.
Apart from global shopping belt that everyone knows, plans are in the works to refresh Orchard Road under the URA Draft Master Plan 2019. Orchard Road will be transformed into lifestyle destination for friends and families, and more walkable with urban green corridor, mimicking its original identity as a plantation orchard.
From hawker fares to fine dining, Newton offers a wide-ranging food options that caters to one’s budget.
Opened in 1971 as Singapore’s first standalone hawker centre without accompanying wet market, Newton Food Centre, directly opposite Kopar at Newton at Bukit Timah Road, has evolved from a hawker centre surrounded by shady trees to today’s architectural salute to the old black-and-white colonial houses of adjacent Monk’s Hill Terrace, and at the same time continue attracting both locals and tourists.
Pek Kio Market and Food Centre, a short 3-minute drive, is an undisturbed gem hidden away from Farrer Park in Pek Kio Estate, accessible only via smaller roads of Norfolk Road from Kampong Java and Owen Road from Little India. Dishes to try include fried carrot cake and kway chap.
For diners with bigger budget, there are restaurant options available within walking distance of this project.
Established in 1845 exclusively for the who’s who in the Teochew community back then, Chui Huay Lim Club at Keng Lee Road has a restaurant offering traditional Teochew cuisine. Further down Newton MRT sees Cantonese restaurant Li Bai at Sheraton Towers Singapore and a row of black-and-white colonial houses featuring restaurants including the Michelin-starred The Song of India, the ultimate luxury fine dining of modern Indian cuisine.
To be updated.
|Project Details||Kopar at Newton 钮顿铜源|
|Location||Kampong Java Road, Singapore|
|Developer||CEL Development Pte. Ltd. (A Unit of Chip Seng Eng Corp.)|
|Site Area||Approx. 32,600 sqm / 125,326 sq ft|
|No. of Blocks/Storeys||TBA|
|Total No. of Units||Approx. 430|
|Tenure||99 Years Leasehold|
Kopar at Newton Price, Unit Types, Sizes
To be updated.
Kopar at Newton Floor Plan
To be updated.
Kopar at Newton Price Comparison
The site drew 7 bids when it was tendered in Jan 15, 2019. The top bid of $418.8 million ($1,192 psf) came from Chip Eng Seng Corp. The bid price was below market expectation, in fact, it was a big discount in comparison with the site next door, Makeway View (The Atelier), which was sold at $168M ($1,626psf).
Price for the new launches in Newton Novena area ranges from $2,600-3,000psf. I would consider investing into Kopar at Newton, the only 99 year leasehold new launch development, if the project is priced at 15% discount to its freehold counterparts. Looking at the land bid, Chip Eng Seng do have a good margin to price it right.
You may ask, is it easy to sell a 99 year leasehold property in future? Especially in newton area, most of the condos are freehold status.
Let's take a look at resale market in the area. Surprisingly, In the past 6 months, Amaryllis Ville top the chart for both sales volume and rental yield. Though, it is one of the oldest condo and the only 99 year leasehold condo, it has maintained its demand pretty well in both resale and rental market. I have observed in many places, own stay buyers and tenants will be attracted to better facilities condo which requires bigger land, such as Amaryllis Ville. I believe Kopar at Newton will offer the same potential for its owners when it comes to the secondary market.
Read more analysis here.
Some thoughts on Kopar at Newton
1. It's rare to find such a big piece of land in Newton area. If you are looking for spacious landscaping and full facilities condo, do not miss this. And it is probably the lowest priced condo you can find in D9 as well.
2. While established top schools are aplenty, these schools are boys’ school. The nearest girls’ schools are slightly over 1km from the development.
3. Kopar at Newton is wedged between Kampong Java Road northwards and Bukit Timah Road southwards. Residents living in units facing Bukit Timah Road will be exposed to higher traffic noise as compared to the quieter Kampong Java Road.
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