PropNex Picks
October 23, 2024
What are the key attributes that will make, or break a property deal?
Wong Siew Ying
Head of Research and Content
When it comes to buying a new home, consumers are often confronted with plenty of choices, but the number of options that eventually make the cut may be few and far between. In the end, it is all about priorities. And the stand-out attribute that will make, or break a deal appears to be proximity to an MRT station (no surprises here!), as confirmed by a recent PropNex Telegram poll of some 330 followers.
More than half (53%) of the respondents said the single most important attribute when buying a new home is that the project has to be within walking distance to an MRT station (see Chart 1). Meanwhile, nearly a quarter (23%) of them cited being near to amenities, such as a mall would be crucial. Interestingly, not many respondents want to live near to their workplace, garnering only 2% of the votes. To this end, it is clear why certain projects (e.g. integrated developments, or those in an amenity-rich area) tend to be well-received by buyers when they are launched.
Here's a shortlist of 10 projects (non-exhaustive) that are either near to an MRT station and/or amenities which prospective buyers can consider. Also included, are their starting prices and the remaining available unit types. Find out which one suits your needs and budget!
Chart 1: Poll results on most important attribute when purchasing a new home
Outside Central Region (OCR)
Of all the new launches in the Lentor Hills Estate, the 474-unit Hillock Green is the next closest project to the Lentor MRT station (Thomson-East Coast Line) after Lentor Modern, which is across from Hillock Green (see Map 1). Incidentally, Lentor Modern, a mixed development will offer a 90,000-sq ft (net lettable area) retail mall with tenants, including CS Fresh supermarket, Guardian pharmacy, ChildFirst Pre-school, and a range of F&B options and other services. The retail mall is targeted to open in 2026. This means residents at Hillock Green will sort of enjoy the best of both worlds, being near to an MRT station and a mall.
Adjacent to Hillock Green is an upcoming project, Lentor Central Residences which will offer 477 new units. This will offer a wider selection of new homes for buyers exploring options in the Lentor Hills Estate, which is entirely master planned by the Urban Redevelopment Authority (URA).
Choice units still available at Hillock Green
Project launch date: November 2023
Number of balance stock (as at 8 October 2024): 174 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.48 million
2-bedroom/2+Study from $1.53 million
3-bedroom/3+Study from $2.09 million
4-bedroom/4+Study from $2.61 million
The 267-unit Lentoria is about 350 metres to the Lentor MRT station and the mall at Lentor Modern, but is it the closet among the other Lentor projects that is closest (within 1-km) to the popular CHIJ St. Nicholas Girls' School (see Map 1).
Choice units still available at Lentoria
Project launch date: March 2024
Number of balance stock (as at 8 October 2024): 123 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.29 million
2-bedroom/2+Study from $1.62 million
3-bedroom/3+Study from $1.99 million
4-bedroom/4+Study from $2.60 million
Map 1: New launches and a GLS site in Lentor Hills estate
The 268-unit Sceneca Residence has a sheltered linkway to the Tanah Merah MRT station and a retail podium - the 20,000 sq ft Sceneca Square - right below the residential blocks. Sceneca Residence (see Image 1) is the latest new launch in Tanah Merah, and it is arguably one of the most conveniently located project in that locale, being at the doorstep of the MRT station.
Choice units still available at Sceneca Residence
Project launch date: January 2023
Number of balance stock (as at 8 October 2024): 43 units
Starting price (as at 8 October 2024):
3-bedroom/3+Study from $2.25 million
4-bedroom/4+Study from $3.00 million
Image 1: Sceneca Residence and Sceneca Square (Artist's impression)
The 341-unit Hillhaven is nestled in a predominantly private residential enclave, and it is the latest launch in that locale, following the sell-out of the nearby condo project Midwood in May 2022. Here, residents will find daily necessities within easy reach at the Hillv2 mall across from Hillhaven, while the Hillview MRT station on the Downtown Line is also a short walk from the project (see Map 2). The developer is also offering a limited time only promotion, with a 1% price discount for selected 2-bedroom and 3-bedroom units, and a 1.5% discount for selected 4-bedders between now and 31 October 2024.
Choice units still available at Hillhaven
Project launch date: January 2024
Number of balance stock (as at 8 October 2024): 105 units
Starting price (as at 8 October 2024):
2-bedroom/2+Study from $1.50 million
3-bedroom/3+Study from $2.00 million
4-bedroom/4+Study from $2.50 million
Map 2: Hillhaven is near to HillV2 mall and the Hillview MRT station
The 408-unit The Myst is located along Upper Bukit Timah Road, and there are two MRT stations within minutes' walk from the project - namely Cashew MRT station, and the Bukit Panjang MRT station, which is part of the Bukit Panjang Transport Hub (see Map 3). Amenities like the Hillion Mall, the Cashew Road park, and schools such as Bukit Panjang Primary School, and Greenridge Secondary School are also nearby.
Choice units still available at The Myst
Project launch date: July 2023
Number of balance stock (as at 8 October 2024): 130 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.34 million
2-bedroom/2+Study from $1.55 million
3-bedroom/3+Study from $1.89 million
4-bedroom/4+Study from $2.75 million
5-bedroom/5+Study from $3.18 million
Map 3: The Myst is minutes' walk to the Bukit Panjang Integrated Transport Hub and Cashew MRT station
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The upcoming 916-unit Chuan Park next to the Lorong Chuan MRT station on the Circle Line will be one to watch (see Map 4). Not only is it situated at the door step of an MRT station, it is also one MRT stop from the sizable Nex mall in Serangoon. Connectivity wise, residents can easily transfer to the North-East Line via the Serangoon MRT interchange station, or switch to the North-South Line via the Bishan MRT interchange station, which is also one stop away in the opposite direction. There are also plenty of F&B and retail offerings in Bishan central.
The Chuan Park is also located near several schools, including St. Gabriel's Primary School, Yangzheng Primary School, CHIJ Our Lady of Good Counsel, Zhonghua Secondary School, Nanyang Junior College, and the Australian International School.
Units to be offered at the Chuan Park:
- 2-bedroom/2+Study (size range: 65 sqm to 85 sqm)
- 3-bedroom Classic/Deluxe/Premium (size range: 85 sqm to 140 sqm)
- 4-bedroom Classic/Premium (size range: 124 sqm to 156 sqm)
- 5-bedroom (size range: 144 sqm to 171 sqm)
Map 4: The Chuan Park is next to Lorong Chuan MRT station and near Nex mall
Rest of Central Region (RCR)
This 158-unit project provides all-round convenience, especially when it comes to transport connectivity and the variety of retail offerings nearby - little wonder, then that 8@BT saw healthy sales when it was put on the market. It is a stone's throw from the Beauty World MRT station (Downtown Line) and bus interchange, and is within walking distance to the Bukit Timah Shopping Centre, Beauty World Centre, Beauty World Plaza, and eateries along the Cheong Chin Nam Road. In addition, residents will be able to enjoy commercial offerings at The Linq@Beauty World, as well as the upcoming integrated development in Jalan Anak Bukit.
Choice units still available at 8@BT
Project launch date: September 2024
Number of balance stock (as at 8 October 2024): 68 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.57 million
2-bedroom/2+Study from $1.88 million
3-bedroom/3+Study from $2.81 million
4-bedroom/4+Study from $3.61 million
Image 4: Location map of 8@BT and nearby amenities
The 638-unit Tembusu Grand is probably one of the most convenient locations for families. The project is quite literally surrounded by schools (see Map 5), including Tanjong Katong Girls' School, Tanjong Katong Primary and Secondary schools, Chung Cheng High School, and the Canadian International School (Tanjong Katong Campus). Meanwhile, just around the corner along Tanjong Katong Road is a slew of eateries, cafes, and shops which will meet the residents' daily needs. In addition, Tembusu Grand is about 600m from the Tanjong Katong MRT station on the Thomson-East Coast Line, which takes commuters to Shenton Way in under 20 minutes and to Orchard Road in less than 30 minutes.
Across from Tembusu Grand is another new project, the 846-unit Emerald of Katong which is slated to be launched for sale in November 2024.
Choice units still available at Tembusu Grand
Project launch date: April 2023
Number of balance stock (as at 8 October 2024): 128 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.40 million
2-bedroom/2+Study from $2.10 million
3-bedroom/3+Study from $2.65 million
4-bedroom/4+Study from $3.29 million
5-bedroom/5+Study from $4.03 million
Map 5: Tembusu Grand is surrounded by schools and is near the Tanjong Katong MRT station
The 1,008-unit Grand Dunman mega project is about 71% sold as at early-October 2024. The city fringe development is less than 5 minutes' walk to the Dakota MRT station on the Circle Line which is one from the Paya Lebar MRT interchange station, that links up to the East-West Line. In the other direction, the Circle Line takes commuters into the city, including Suntec City (Promenade/Bayfront/Marina Bay). Come 2026, the completion of the Circle Line will also enable shorter commute to the central business district.
Of note, the project is just two stations from the Stadium MRT station in the Singapore Sports hub - which has been earmarked as a future lifestyle and sports destination under the government's Kallang Alive master plan. Meanwhile, there are several amenities around Grand Dunman, including the popular Old Airport Road Food Centre, eateries along Tanjong Katong Road, as well as schools such as Kong Hwa School, Tanjong Katong Primary, Broadrick Secondary, Chung Cheng High School, Tanjong Katong Girls' School, Tanjong Katong Secondary School, and Etonhouse International School (Broadrick).
Choice units still available at Grand Duman
Project launch date: July 2023
Number of balance stock (as at 8 October 2024): 296 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.43 million
2-bedroom/2+Study from $1.96 million
3-bedroom/3+Study from $2.46 million
4-bedroom/4+Study from $3.31 million
5-bedroom/5+Study from $4.03 million
Image 4: Location map of Grand Dunman and nearby amenities
Core Central Region (CCR)
This development in the heart of the city comprises 351 units in total. One Bernam is about 8 minutes' walk to the Tanjong Pagar MRT station on the East-West Line, and will be a stone's throw from the upcoming Prince Edward Road MRT station (Circle Line), which is expected to be completed in 2026. There is no lack of commercial offerings around the project, with 100AM mall, Tanjong Pagar Plaza, Icon Village, International Plaza, and the Guoco Tower all being a short stroll from One Bernam. Furthermore, there will be more retail options at the mixed-use project Newport Plaza/Tower across the street. The future Greater Southern Waterfront precinct is also not far from the project.
Choice units still available at One Bernam
Project launch date: May 2021
Number of balance stock (as at 8 October 2024): 112 units
Starting price (as at 8 October 2024):
1-bedroom/1+Study from $1.48 million
2-bedroom/2+Study from $1.96 million
3-bedroom/3+Study from $3.55 million
Map 6: One Bernam in the heart of the city
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