Issue 296

Copyright 2011-2016 www.propwise.sg. All Rights Reserved.

CONTENTS

FROM THE

EDITOR

p2

Unbiased New Launch Review Forest Woods

p14

Resale Property Transactions

Welcome to the 296th edition of the

Singapore Property Weekly.

Hope you like it!

(January 16 January 20)

Mr. Propwise

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SINGAPORE PROPERTY WEEKLY Issue 296

Unbiased New Launch Review Forest Woods

By KK Tong (guest contributor)
Launched in early October 2016, Forest
Woods showed a strong response from
buyers as 337 out of 519 units were sold on
the launch weekend. Located at Lorong Lew
Lian in District 19, this 99-year leasehold
development is jointly developed by CDL,
Hong Leong, and TID. A total of 519 units sit
on a plot size of 150,712 square feet. TOP is
expected to be in May 2021.

Back to Contents

The unit types and indicative pricing in this

development are:

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SINGAPORE PROPERTY WEEKLY Issue 296

Ceiling height is 2.9 metres for most units.
Some premium units come with a ceiling
height of 4.1 metres for the living/dining areas.
There is a basement carpark with 519 parking
lots. The main entrance is at Lorong Lew Lian
Road, and a Welcome Lobby/side entrance is
located at the junction of Lorong Lew
Lian/Upper Serangoon Road, which is the
nearest point to Serangoon MRT.

Figure 1: Site Plan

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SINGAPORE PROPERTY WEEKLY Issue 296

Facilities include a lap pool, barbeque pits,
water features, a playground with a Flying
Fox, a karaoke lounge and a 24-hour gym.
The Residential Host in the welcome lobby
can help residents arrange laundry,
housekeeping and party management
services, to name a few. All condominium
units in Forest Woods are equipped with
smart home automation. Optional add-ons
are available at a fee.

Figure 2: Smart Home Automation

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SINGAPORE PROPERTY WEEKLY Issue 296

Thoughts from Show Flat Visit

The kitchen is on your right as you enter the

unit. Beyond is the living/dining and balcony
areas. Just after the kitchen to the left are the
study area and the second bedroom. The
entrance to the master bedroom is via the
living area. The shared bathroom is between
the two bedrooms.

Figure 4: Kitchen
Figure 3: Floor Plan of Type BS2 Unit (2
Bedroom + Study)
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The kitchen comes with a solid surface

worktop and is equipped with a refrigerator,
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SINGAPORE PROPERTY WEEKLY Issue 296

an oven, and cooker hob from Bosch. The
number of kitchen cabinets provided is
sufficient, though not generous.

coffee table completes the furniture, and the

balcony can probably accommodate a small
sitting area. Distance between the sofa and
the opposite wall seems reasonable.
The flooring is homogenous tiles.

Figure 5: Dining Area

The dining area in this unit is beside the

kitchen counter and shares part of the
extended sofa in the living area. A small

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Figure 6: Living / Balcony Areas

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SINGAPORE PROPERTY WEEKLY Issue 296

For the bedrooms, there are two choices of
flooring either brown timber look-alike vinyl
flooring or grey timber look-alike homogenous
tiles.

Figure 7: Master Bedroom

The master bedroom is the usual, with
enough space for a double bed (king or
queen) and a small side table.

The common bedroom is slightly smaller than

the master bedroom, although you can still
place a queen-sized bed inside. However, the
wardrobe is pretty small.
Back to Contents

Figure 8: Master Bathroom

The bathrooms come with standard fittings,
including cabinets. Fittings are from Grohe.

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SINGAPORE PROPERTY WEEKLY Issue 296

Figure 9: Area Map

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SINGAPORE PROPERTY WEEKLY Issue 296

Amenities around the area

Positive Aspects of the Development

The location of Forest Woods is pretty

convenient, and getting to any part of
Singapore is done easily via Serangoon MRT,
which is an interchange for the NE-Line and
Circle Line. The distance to the MRT station
is about 280 metres.

1. The location of Forest Woods is indeed

convenient with regards to transport. The
Serangoon MRT Station is home to two MRT
lines, so travelling to anywhere in Singapore
is a breeze.

Nex Shopping Centre is linked to the

Serangoon MRT station, which makes it a
convenient stop for shopping. This shopping
centre also houses a cinema, a library and a
supermarket.
Schools are aplenty in this area. These
include Paya Lebar Methodist Girls School
(Primary), Maris Stella High School, St
Gabriels Secondary School, and Nanyang
Junior College.

Back to Contents

2. The area is a mature estate, and

amenities are plentiful. Nex Shopping Centre
is within walking distance and you can find all
you need there.
3. Serangoon Gardens is about 2 km away
(linear distance) and has lots of good food.
4. The Welcome Lobby and the smart home
automation are nice touches from the
developers.
5. Every unit is entitled to a parking lot.

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SINGAPORE PROPERTY WEEKLY Issue 296

Negative Aspects of the Development
1. The surrounding area of Lorong Lew Lian
is a HDB estate, so there is no exclusivity.
2. The condo is situated at the junction of
Upper Paya Lebar Road and Upper
Serangoon Road. These two major roads will
mean that the blocks facing them will be noisy
and dusty.
3. The area is rather built-up, so while the
amenities around are convenient, it will be
crowded, so people who enjoy peace may not
like this development.
4. Materials and fittings are just average.
Some Thoughts on Units
1. Units in Blocks 15, 17 and 19 facing
Upper Paya Lebar Road will be hit by
constant traffic noise.

Back to Contents

2. Block 19 is near the bin centre and

substation.
3. Units 14, 22, 23, and 25 are located near
the public electrical substation, which buyers
may not like.
4. Pool facing units are pretty similar, except
for slight facing differences.
5. Units facing Lor Lew Lian face the HDB
blocks across the road. However, the facing is
not direct as these blocks are perpendicular
to the units.
6. Units facing Jalan Chermat faces low-rise
private housing, which should be quieter, and
offer better views.

If I had to choose, Id probably go for Unit #5

where the opposite block is not direct facing,
or Units #6 and #7, which faces Jalan
Chermat.
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SINGAPORE PROPERTY WEEKLY Issue 296

Price Comparison

Figure 10: Location of Forest Woods and Surrounding Areas

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SINGAPORE PROPERTY WEEKLY Issue 296

For comparison purposes, we will be looking
at Cherry Hill, a 104-unit freehold
development located at Lor Lew Lian, and
Sun Glade, a 475-unit leasehold project at
Serangoon Avenue 2.

Price Comparison Table (3 bedrooms)

Price Comparison Table (2 bedrooms)

Prices for Forest Woods

For 2 bedroom units, my preference will be
Cherry Hill due to its freehold status and its
psf price. Forest Woods, with units at prices
of $1400+ psf, is rather pricey.

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SINGAPORE PROPERTY WEEKLY Issue 296

Having said that, its location is pretty central,
and may be well worth the price premium for
buyers who value convenience. Buyers who
do not mind older developments can consider
Sun Glade, as it is equally, if not more
convenient than Forest Woods. Its psf price is
also about $300 lower than Forest Woods.

Similarly for the 3 bedroom units, the $300

psf difference between Forest Woods and
Sun Glade is a trade-off for the age of the
condos.
Overall, prices at Forest Woods are palatable
only if buyers really like the area and the
convenience.

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SINGAPORE PROPERTY WEEKLY Issue 296

Non-Landed Residential Resale Property Transactions for the Week of Jan 16 Jan 20

Postal
District
1
2
4
4
4
7
9
9
9
9
9
10
10
10
10
10
10
11
11
11
11
13

Project Name
THE SAIL @ MARINA BAY
ICON
REFLECTIONS AT KEPPEL BAY
CARIBBEAN AT KEPPEL BAY
TERESA VILLE
TEXTILE CENTRE
OUE TWIN PEAKS
OUE TWIN PEAKS
CLAYMORE PLAZA
OLEANAS RESIDENCE
PEACE CENTRE/MANSIONS
GRAMERCY PARK
RV RESIDENCES
CYAN
THE TRESOR
THE MARBELLA
THE EQUATORIAL
SOLEIL @ SINARAN
PARK INFINIA AT WEE NAM
RESIDENCES @ EVELYN
SOLEIL @ SINARAN
DAISY SUITES

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Area
(sqft)
861
570
1,475
1,270
1,981
883
570
549
797
1,141
2,605
2,648
689
689
1,421
1,582
1,249
936
1,464
1,539
1,722
1,044

Transacted
Price ($)
1,720,000
988,000
2,100,000
1,700,000
1,950,000
730,000
1,815,800
1,443,800
1,450,000
1,668,000
1,320,000
7,149,600
1,483,000
1,350,000
2,200,000
2,440,000
1,800,000
1,750,000
2,550,000
2,520,000
2,638,000
1,200,000

Price
Tenure
($ psf)
1,997
99
1,732
99
1,424
99
1,338
99
985
FH
827
99
3,183
99
2,630
99
1,820
FH
1,462
FH
507
99
2,700
FH
2,153 999
1,960
FH
1,548 999
1,542
FH
1,442
FH
1,869
99
1,742
FH
1,637
FH
1,532
99
1,149
FH

Postal
District
14
14
14
15
15
15
15
15
15
15
16
16
17
17
17
17
18
18
18
19
19
19

Area
(sqft)
CENTRAL IMPERIAL
420
ASTORIA PARK
1,195
CASA SARINA
1,367
THE SEAFRONT ON MEYER
2,325
THE SEA VIEW
1,410
THE WATERSIDE
2,400
IMPERIAL HEIGHTS
452
THE PALLADIUM
2,034
KATONG PARK TOWERS
2,185
MANDARIN GARDENS
2,024
EAST MEADOWS
1,227
CASCADALE
1,130
PALM ISLES
1,119
FERRARIA PARK CONDOMINIUM 1,195
WATERCREST
1,324
CARISSA PARK CONDOMINIUM
1,033
WATERVIEW
1,119
NV RESIDENCES
904
NV RESIDENCES
1,184
SUITES @ PAYA LEBAR
366
BOATHOUSE RESIDENCES
624
CHILTERN PARK
1,098
Project Name

Transacted
Price ($)
475,000
1,100,000
1,230,000
3,850,000
2,050,000
3,260,000
600,000
2,550,000
2,010,000
1,650,000
1,080,000
840,000
1,090,000
955,000
1,033,000
780,000
1,250,000
818,000
1,020,000
500,000
680,000
1,010,000

Price
Tenure
($ psf)
1,132
FH
921
99
900
FH
1,656
FH
1,454
FH
1,358
FH
1,327
FH
1,253
FH
920
99
815
99
880
99
743
FH
974
99
799
FH
780
999
755
FH
1,117
99
905
99
861
99
1,366
FH
1,089
99
920
99

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SINGAPORE PROPERTY WEEKLY Issue 296

Postal
District
19
19
20
20
20
21
21
22
23
23
25
27
27

Project Name
THE QUARTZ
COMPASS HEIGHTS
SKY VUE
BISHAN 8
THE GARDENS AT BISHAN
CLEMENTI PARK
PANDAN VALLEY
PARC OASIS
THE WARREN
GUILIN VIEW
WOODHAVEN
SKIES MILTONIA
EIGHT COURTYARDS

Area
(sqft)
1,066
1,249
678
980
1,227
1,873
1,690
1,507
2,454
1,572
624
721
872

Transacted
Price ($)
975,000
1,030,000
1,166,300
1,006,888
1,260,000
1,920,000
1,720,000
1,290,000
1,770,000
1,128,000
612,000
780,000
815,000

Price
Tenure
($ psf)
915
99
825
99
1,720
99
1,028
99
1,027
99
1,025 FH
1,018 FH
856
99
721
99
718
99
980
99
1,082
99
935
99

NOTE: This data only covers non-landed residential resale property

transactions with caveats lodged with the Singapore Land Authority.
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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