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Issue 298

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CONTENTS FROM THE

p2 Yishun Property Shopping Which of These


EDITOR
Welcome to the 298th edition of the
Singapore Property Weekly.
Three Condos Would You Buy?
Hope you like it!
p9 Resale Property Transactions
Mr. Propwise
(January 27 February 3)

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SINGAPORE PROPERTY WEEKLY Issue 298

Yishun Property Shopping Which of These Three


Condos Would You Buy?
By KK Tong (guest contributor)

Some time back, we did a review of three


Woodlands condominiums which we thought
were worth looking at. We are back with an
article on condos worth considering in Yishun,
an estate located in the Northeastern
Singapore. It is bordered by Sembawang to
the North, Sengkang to its East, and
Woodlands to its West.

Yishun has a sizeable population of almost


202,000. Although there are a number of
condos in this area, most of them are not
within walking distance to the nearby MRT
stations.

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SINGAPORE PROPERTY WEEKLY Issue 298

In this article we will shortlist three Yishun has a stadium as well as a swimming
condominiums that are close to the MRT. complex offering recreation to the residents.
In addition, the SAFRA Yishun Country Club
What amenities are there in Yishun?
and the Orchid Country Club offer alternative
As with any estate in Singapore, Yishun is recreational choices. The main shopping area
pretty much self-contained. There are shops, in Yishun is Northpoint Shopping Centre,
eateries, recreation facilities, and educational which also houses a Community Library. The
institutions including Yishun Junior College, Khoo Teck Puat Hospital offers
nine secondary schools, and 10 primary comprehensive medical services and care.
schools.
Our criteria for shortlisting the attractive
Transport connectivity is provided by two condos
MRT Stations Yishun and Khatib. A new bus
Our criteria for selecting a condo is simple
interchange is planned for Yishun and it will
we will feature those condos that are
be situated within a mixed
comparatively nearer to the MRT stations. As
residential/shopping/office development
before, we will exclude developments which
called Northpoint City, whose scheduled date
are in progress and have not obtained T.O.P.
of completion is 2019. Major expressways
serving Yishun include the SLE and the TPE.

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SINGAPORE PROPERTY WEEKLY Issue 298

The first condo featured is Orchid Park,


completed in 1994 by Far East Organisation.

Figure 1: Orchid Park Condominium

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SINGAPORE PROPERTY WEEKLY Issue 298

The second condo featured is The Estuary,


completed in 2013 by MCL Land.

Figure 2: The Estuary

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SINGAPORE PROPERTY WEEKLY Issue 298

The third condo is Yishun Emerald,


completed in 2002 by Yishun Land Pte Ltd.

Figure 3: Yishun Emerald

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SINGAPORE PROPERTY WEEKLY Issue 298

Comparing the three condos the middle of mainly HDB flats.

Compared to the more recent condominiums In terms of accessibility to facilities, there is


launched these few years, the three featured no distinct difference among the condos
projects have very liveable two-bedroom units featured here. No one condo seems to have
ranging from 872 sf to 1119 sf. Despite an obvious advantage over the other two. A
these reasonable sizes, quantum prices of small difference is that Orchid Park Condo is
transacted units are still below a million. just slightly nearer to the MRT station than
The Estuary. However, Canberra MRT
Of the three condos, The Estuary is the
Station, which is on the North-South Line, is
newest and commands a higher average PSF
scheduled for completion in 2019. This will
price of $926. Surprisingly, although Orchid
benefit those staying at Yishun Emerald as
Park Condo is older than Yishun Emerald by
the distance to this station will be about 380
eight years, it commands a slightly higher
metres.
PSF price. I am guessing that the
environment around Orchid Park Condo is
more tranquil as it faces the Lower Seletar
Reservoir while Yishun Emerald is smack in

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SINGAPORE PROPERTY WEEKLY Issue 298

So which one would I choose?

If I were a buyer now, I would probably either


go for The Estuary or Orchid Park as the
surrounding environment is more pleasant
compared to Yishun Emerald. Between the
two, I would prefer The Estuary as it is newer
than Orchid Park by 17 years. For a much
newer condo, I feel that the PSF price
difference of $164 is reasonable. It is also
likely that a newer condo will have fewer
maintenance issues.

At the moment, the distance from Yishun


Emerald to the MRT is a tad far for walking,
unless buyers are willing to wait till the
completion of the new Canberra MRT Station.

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SINGAPORE PROPERTY WEEKLY Issue 298
Non-Landed Residential Resale Property Transactions for the Week of Jan 27 Feb 3
Postal Area Transacted Price Postal Area Transacted Price
Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
3 THE METROPOLITAN CONDOMINIUM 1,421 1,820,000 1,281 99 11 DUNEARN GARDENS 1,238 1,800,000 1,454 FH
3 THE ANCHORAGE 1,507 1,800,000 1,194 FH 11 THOMSON 800 1,625 1,828,000 1,125 FH
3 THE ANCHORAGE 1,507 1,780,000 1,181 FH 11 WATTEN HILL 1,044 1,000,000 958 FH
5 BLUE HORIZON 1,163 1,200,000 1,032 99 12 PINNACLE 16 592 878,000 1,483 FH
5 DOVER PARKVIEW 969 943,000 973 99 13 8@WOODLEIGH 1,658 1,800,000 1,086 99
8 PARC SOMME 355 565,000 1,591 99 15 COSTA RHU 2,056 2,335,000 1,136 99
8 CITY SQUARE RESIDENCES 570 888,888 1,558 FH 15 EASTERN LAGOON 893 983,000 1,100 FH
9 OUE TWIN PEAKS 1,055 3,217,500 3,050 99 15 EASTWIND MANSIONS 786 820,000 1,044 FH
9 SCOTTS SQUARE 1,249 3,650,000 2,923 FH 18 DOUBLE BAY RESIDENCES 1,550 1,560,000 1,006 99
9 OUE TWIN PEAKS 1,604 4,619,999 2,881 99 18 NV RESIDENCES 1,227 1,136,000 926 99
9 OUE TWIN PEAKS 1,055 2,940,500 2,788 99 18 OASIS @ ELIAS 1,475 1,250,000 848 99
9 OUE TWIN PEAKS 1,055 2,321,000 2,200 99 19 COMPASS HEIGHTS 1,238 1,030,000 832 99
9 THE QUAYSIDE 1,550 1,700,000 1,097 99 19 RIO VISTA 1,238 855,000 691 99
10 ARDMORE THREE 1,776 7,069,875 3,981 FH 19 FLORENCE REGENCY 1,679 915,000 545 103
10 ARDMORE THREE 1,776 6,639,860 3,739 FH 20 CLOVER BY THE PARK 1,281 1,600,000 1,249 99
10 GRAMERCY PARK 1,981 5,442,390 2,748 FH 20 PEIRCE VIEW 936 950,000 1,014 FH
10 MON JERVOIS 614 1,252,050 2,041 99 21 THE STERLING 1,572 2,150,000 1,368 FH
10 MON JERVOIS 1,033 2,062,950 1,996 99 21 PARC PALAIS 1,292 1,280,000 991 FH
10 CYAN 1,001 1,975,000 1,973 FH 21 PINE GROVE 1,755 1,400,000 798 99
10 BELLERIVE 1,539 2,520,000 1,637 FH 21 PINE GROVE 1,690 1,268,000 750 99
10 SOMMERVILLE PARK 1,302 2,080,000 1,597 FH 22 THE CENTRIS 1,442 1,650,000 1,144 99
10 D'LEEDON 1,582 2,500,000 1,580 99 22 THE LAKESHORE 1,184 1,225,000 1,035 99
10 LEEDON RESIDENCE 8,051 12,500,000 1,553 FH 23 DAIRY FARM ESTATE 2,196 2,025,000 922 FH
10 THE MERASAGA 947 1,350,000 1,425 99 28 NIM GARDENS 1,830 1,400,000 765 FH
10 CHARMING GARDEN 1,808 2,300,000 1,272 999 NOTE: This data only covers non-landed residential resale property
10 THE LEGEND 1,453 1,845,000 1,270 FH transactions with caveats lodged with the Singapore Land Authority.
11 NEWTON SUITES 797 1,455,000 1,827 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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