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Issue 373

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CONTENTS FROM THE

p2 Unbiased New Launch Review – Parksuites
EDITOR
Welcome to the 373th edition of the
Singapore Property Weekly.
p12 Resale Property Transactions
Hope you like it!
(October 5 – October 12) Mr. Propwise

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SINGAPORE PROPERTY WEEKLY Issue 373

Unbiased New Launch Review – Parksuites

By KK Tong (guest contributor) The unit types include:

Parksuites @ Holland Grove – a pretty classy
name for an integrated development condo
located at one of Singapore’s premium areas
– District 10. This110-year leasehold project
with 119residential and 18 retail/F&B units
was launched in February 2018. Sitting on an
area of 101,203 square feet, this site
previously housed Henry Park Apartments, The development consists of 5 towers set in a
which Far East Organisation bought for $176 U-shape, surrounding a small and cosy park.
million in a collective deal. TOP is slated for The Triplex units are in Tower 1, and have
December 2023. To date (as at end their own vehicular entrance, as well as 2
September 2018), a total of 16 units have private parking lots each.
been sold.

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SINGAPORE PROPERTY WEEKLY Issue 373

Including the private triplex lots, a total of 200 pools, a gym, a jacuzzi and a few BBQ and
parking lots are provided, of which 129 are for dining pavilions.
residential units, and 71 for commercial units.
Thoughts from Show Flat Visit
An additional 6 handicap parking lots are also
provided. The main entrance is via Holland
Grove Road.

Figure 2: Floor Plan of Type B9 (2
Figure 1: Site Plan Bedroom + Study)

As it is a relatively small development, the This unit has a rather open concept as there
facilities are limited to recreation and lap are no corridors leading to the bedrooms.

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SINGAPORE PROPERTY WEEKLY Issue 373
Although this maximises usable space, The kitchen is rather compact, and has little
privacy is rather lacking for the bedrooms. worktop and storage space. It comes
equipped with a Smeg refrigerator and a
Near the main entrance, a small built-in shoe
Miele oven. A washer cum dryer is also
cabinet is provided – a nice convenient touch!
provided.
Upon entry to the unit, the common areas are
right ahead while the bedrooms and study are
to the right. The kitchen is tucked in a corner
adjoining the dining area.

Figure 4: Dining Area

The dining area is just next to the kitchen
which makes serving meals a breeze.
Figure 3: Kitchen

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SINGAPORE PROPERTY WEEKLY Issue 373

The clever placement of the dining table
makes the area look pretty roomy.

Figure 6: Balcony
Figure 5: Living Area
The balcony is somewhat standard – nothing
The living area is a comfortable size, and an to shout about. The aluminium balcony
entire wall can be converted into floor-to- screens, which are provided, are pretty
ceiling shelving for ample storage. Like the though.
dining area, the feeling evoked is one of
spaciousness and airiness.

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SINGAPORE PROPERTY WEEKLY Issue 373

Figure 7: Study Figure 8: Master Bedroom

The study is a small cosy area and has its The master bedroom is decently-sized. Two
own small window and air-conditioner to boot. side tables are easily fitted in here and there
A pleasant place to chill! is adequate walking space.

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SINGAPORE PROPERTY WEEKLY Issue 373

While amenities are not exactly at-the-
doorstep, they are not too far off either. The
most important convenience, the
supermarket, can be found at Cold Storage
Jelita, which is about 360m away. A short
drive away, residents can find all kinds of
eating outlets at Holland Village and Star
Vista.

Right in front of Parksuites is Henry Park, a
small cosy park where you can enjoy
greenery and fresh air. A 10-minute drive
away is Botanic Gardens, a beautiful green
oasis for nature lovers.
Figure 9: Area Map
Henry Park Primary School is one of the most
Amenities around the area
sought-after schools, and it is just across the
Parksuites is situated in the upmarket District road from Parksuites. Nexus International
10 of Mount Sinai and Holland Grove. Its School in Ulu Pandan is about 800m away.
location is within a private residential enclave, Higher institutions like NUS and Singapore
and will suit buyers who value quiet, Polytechnic are not too far away in Clementi.
exclusivity, and a desirable address.

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SINGAPORE PROPERTY WEEKLY Issue 373

The nearest medical facilities can be found at 5. Necessary facilities like the supermarkets
National University Hospital, about 6 km and schools are within reasonable walking
away. distance.

Driving to other parts of the island will be via 6. There are quite a few bus services
Ulu Pandan Road to Clementi Road, and then running along Holland Road, which is
to the AYE and PIE. convenient for non-drivers.

Positive Aspects of the Development The Not-so-good Aspects of the
Development
1. The condominium is in a private low-rise
housing enclave, which is quiet and 1. Excepting the Cold Storage Supermarket
exclusive. It also comes with a preferred at Jelita and a couple of schools, most of the
address. other amenities will need driving to.

2. The setting of the development is rather 2. The nearest MRT Station is Dover, which
tranquil, with a park right at its doorstep. is 800m away, rather far to walk.

3. There are 119 units in the project, a 3. A fair number of units in the development
comfortable number. will have some sun.

4. The layout of the unit is quite efficient.

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SINGAPORE PROPERTY WEEKLY Issue 373

Some Thoughts on Units Price Comparison

1. I will avoid stacks #20 to #25, #29 to #31,
#37, and #38 as these units are almost
directly West facing.

2. Similarly, stacks #16 to #19, #26 to #28,
and #32 to #36 will have almost direct
morning sun.

2. Units in Tower 4 and the Triplex units in
Tower 1 are almost North-South facing, and
will be the preferred units. Figure 9: Location of Parksuites and
Surrounding Areas
3. Units facing the park will be facing Henry
Park Primary School. We will be comparing Parksuites with
Glentrees, which is in the same vicinity, and
4. If I had to choose, I would probably go for The Trizon, which is a little further away.
either Stack #3 or Stack #4 which faces the
park. An alternative choice would be any of Glentrees is a 999-year leasehold
the units in Tower 4 facing the landed houses. development completed in 2005.

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SINGAPORE PROPERTY WEEKLY Issue 373

It has 176 units. The Trizon is a 289-unit Glentrees are almost double the size of those
freehold project completed in 2013. at Parksuites!

Price Comparison Table (2 bedrooms) In terms of PSF prices, Parksuites has a
slight premium over The Trizon, and almost
$600 to $700 psf higher than Glentrees.

Where quantum prices are compared, all 3
developments command less than $2 million
per unit.

On a personal level, I would not mind either
Glentrees or The Trizon as both their unit
sizes are reasonably comfortable. Moreover,
Prices for Parksuites one is a 999-year leasehold, and one is a
freehold. It would be quite difficult to justify
As there are no transactions for 3 bedroom
purchasing Parksuites at these prices – for
units at Parksuites, we will only compare two
comparatively smaller units in a 110-year
bedroom units. From this table, it is quite
leasehold development.
clear that the size ranges widely for all 3
developments. The 2 bedroom units at

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SINGAPORE PROPERTY WEEKLY Issue 373

Non-Landed Residential Resale Property Transactions for the Week of Oct 5 – Oct 12

Postal Area Transacted Price Postal Area Transacted Price
Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
3 THE CREST 1,658 3,600,000 2,172 99 10 THE CORNWALL 764 1,340,000 1,753 FH
3 THE CREST 1,873 3,860,000 2,061 99 10 THE HORIZON 1,561 2,700,000 1,730 FH
3 ASCENTIA SKY 1,012 1,480,000 1,463 99 10 THE CORNWALL 1,464 2,280,000 1,557 FH
3 TANGLIN VIEW 1,141 1,460,000 1,280 99 11 SOLEIL @ SINARAN 1,722 3,350,000 1,945 99
4 REFLECTIONS AT KEPPEL BAY 1,076 1,699,800 1,579 99 11 ADAM PARK CONDOMINIUM 958 1,550,000 1,618 FH
4 THE INTERLACE 3,003 2,950,000 982 99 12 VISTA RESIDENCES 1,195 1,650,000 1,381 FH
5 HORIZON RESIDENCES 1,324 2,080,000 1,571 FH 12 TREVISTA 861 1,160,000 1,347 99
5 HORIZON RESIDENCES 1,378 2,045,000 1,484 FH 12 RITZ MANSIONS 1,281 1,500,000 1,171 FH
7 SOUTH BEACH RESIDENCES 980 3,376,000 3,447 99 12 DE ROYALE 3,240 2,900,000 895 FH
7 THE PLAZA 732 858,000 1,172 99 14 NESS 452 626,888 1,387 FH
8 CITYLIGHTS 893 1,370,000 1,533 99 14 ATRIUM RESIDENCES 1,302 1,290,000 990 FH
8 CITYSCAPE @FARRER PARK 969 1,460,000 1,507 FH 14 N.A. 1,550 1,333,000 860 FH
8 KERRISDALE 1,636 1,800,000 1,100 99 14 TORIEVIEW MANSIONS 1,238 986,000 797 FH
9 NEW FUTURA 1,830 7,020,000 3,836 FH 15 MARINE BLUE 689 1,646,000 2,389 FH
9 MARTIN NO 38 1,335 3,400,000 2,547 FH 15 AALTO 1,959 3,820,000 1,950 FH
9 THE TRILLIUM 1,798 3,550,000 1,975 FH 15 THE WATERSIDE 2,400 3,960,000 1,650 FH
9 2 RVG 926 1,800,000 1,944 FH 15 THE CRISTALLO 646 920,000 1,425 FH
9 ORCHARD SCOTTS 1,012 1,800,000 1,779 99 15 VERSILIA ON HAIG 1,313 1,860,000 1,416 FH
9 MIRAGE TOWER 1,367 2,400,000 1,756 FH 15 JUPITER 18 431 580,000 1,347 FH
9 ASPEN HEIGHTS 1,636 2,610,000 1,595 999 15 SPRING @ LANGSAT 474 620,000 1,309 FH
10 THE NASSIM 3,218 10,680,000 3,318 FH 15 DAWN VILLE 1,195 1,450,000 1,214 FH
10 PARKVIEW ECLAT 2,895 8,800,000 3,039 FH 15 TAIPAN REGENCY 1,195 1,400,000 1,172 FH
10 GRANGE RESIDENCES 2,852 6,800,000 2,384 FH 15 THE CARPMAELINA 1,216 1,383,000 1,137 FH
10 CYAN 1,130 2,380,000 2,106 FH 15 N.A. 1,195 1,170,000 979 FH
10 THE TESSARINA 980 1,780,000 1,817 FH 15 COSTA RHU 1,442 1,390,000 964 99

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SINGAPORE PROPERTY WEEKLY Issue 373

Postal Area Transacted Price Postal Area Transacted Price
Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
15 THE NCLAVE 1,421 1,360,000 957 FH 21 HUME PARK I 1,496 1,588,800 1,062 FH
16 CHANGI COURT 1,098 1,200,000 1,093 FH 21 PINE GROVE 1,755 1,700,000 969 99
16 CHANGI COURT 926 1,000,000 1,080 FH 22 THE LAKESHORE 1,173 1,350,000 1,151 99
16 BAYSHORE PARK 936 975,000 1,041 99 22 CASPIAN 893 1,020,000 1,142 99
16 EAST MEADOWS 1,216 1,220,000 1,003 99 22 THE LAKESHORE 1,109 1,220,000 1,100 99
16 AQUARIUS BY THE PARK 1,324 1,175,000 887 99 22 THE LAKESHORE 1,109 1,193,000 1,076 99
17 PALM ISLES 807 800,000 991 99 23 NATURA@HILLVIEW 527 700,000 1,327 FH
17 FERRARIA PARK CONDOMINIUM 915 840,000 918 FH 23 HILLINGTON GREEN 1,356 1,600,000 1,180 999
17 DAHLIA PARK CONDOMINIUM 1,163 932,000 802 FH 23 FORESQUE RESIDENCES 1,399 1,580,000 1,129 99
17 CARISSA PARK CONDOMINIUM 1,119 843,688 754 FH 23 TREE HOUSE 1,249 1,350,000 1,081 99
18 D'NEST 969 1,050,000 1,084 99 23 THE MADEIRA 936 900,000 961 99
18 THE PALETTE 1,055 1,020,000 967 99 23 REGENT HEIGHTS 1,216 968,800 796 99
18 OASIS @ ELIAS 1,206 962,500 798 99 23 PARKVIEW APARTMENTS 1,119 820,000 732 99
18 OASIS @ ELIAS 1,216 928,000 763 99 23 REGENT GROVE 1,475 990,008 671 99
19 ISUITES @ PALM 463 595,000 1,286 999 25 PARC ROSEWOOD 431 528,000 1,226 99
19 THE PROMENADE@PELIKAT 484 595,000 1,228 FH 25 CASABLANCA 936 768,000 820 99
19 THE MINTON 614 740,000 1,206 99 25 WOODGROVE CONDOMINIUM 1,184 818,000 691 99
19 KOVAN MELODY 1,292 1,500,000 1,161 99 26 BULLION PARK 807 925,000 1,146 FH
19 KOVANA 1,163 1,338,000 1,151 FH 26 MEADOWS @ PEIRCE 1,830 1,950,000 1,066 FH
19 THE SPRINGBLOOM 1,647 1,750,000 1,063 99 26 MEADOWS @ PEIRCE 2,583 2,530,000 979 FH
20 SKY VUE 495 870,000 1,757 99 27 EIGHT COURTYARDS 1,066 1,068,000 1,002 99
20 SKY HABITAT 2,551 3,880,000 1,521 99 27 THE MILTONIA RESIDENCES 936 840,000 897 99
20 CENTRO RESIDENCES 904 1,310,000 1,449 99 28 THE GREENWICH 1,076 1,380,000 1,282 99
20 THE GARDENS AT BISHAN 883 978,888 1,109 99 28 THE GREENWICH 1,076 1,260,000 1,171 99
20 RAFFLESIA CONDOMINIUM 1,302 1,430,000 1,098 99
21 SIGNATURE PARK 1,055 1,280,000 1,213 FH NOTE: This data only covers non-landed residential resale property
21 PARC PALAIS 980 1,185,000 1,210 FH transactions with caveats lodged with the Singapore Land Authority.
21 SIGNATURE PARK 1,389 1,560,000 1,123 FH Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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