Issue 304

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

 CONTENTS FROM THE

p2 Unbiased New Launch Review Queens Peak

EDITOR
Welcome to the 304th edition of the
Singapore Property Weekly.
p12 Resale Property Transactions
Hope you like it!
(March 11 March 17) Mr. Propwise

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 SINGAPORE PROPERTY WEEKLY Issue 304

Unbiased New Launch Review Queens Peak

By KK Tong (guest contributor) The unit types and indicative pricing in this
development are:
Launched in November 2016, Queens Peak
showed reasonable response from buyers as
250 out of 736 units were sold on the launch
weekend. Located at Dundee Road, this 99-
year leasehold development is developed by
HY Realty. The plot size is 113,200 square
feet and the TOP is expected in Dec 2020.

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 SINGAPORE PROPERTY WEEKLY Issue 304

The condo consists of two 44-storey towers. 1

bedroom to 3 bedroom units are located from
the 8th to the 26th floors. The 3, 4 and 5
bedroom units as well as the penthouses are
from the 28th to the 44th floors. Levels 7 and
27 are for facilities. Some units come with
private lifts. The multi-storey car park has 593
parking lots.

The main entrance is at Dundee Road, and a

side gate leads directly to the overhead
bridge linking to Queenstown MRT Station.

Figure 1: Level 1 Site Plan

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 SINGAPORE PROPERTY WEEKLY Issue 304

Facilities on Level 1 include a childcare

centre and a shop. The Aqua Zone, including
a lap pool and spa bed, is on Level 7.
Alfresco dining areas and BBQ pits are also
on Level 7. Each tower has its own sky park,
and is equipped with a gym and outdoor
dining areas.

Figure 3: Site Plan for Levels 28 to 44

Figure 2: Site Plan for Levels 8 to 26

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 SINGAPORE PROPERTY WEEKLY Issue 304

Thoughts from Show Flat Visit

The main door is equipped with a Yale finger

and digital lockset. As you enter, the kitchen
is on your left. The developer is providing a
pull-out kitchen counter for additional cooking
space. Beyond is the living / dining and
balcony areas. Just after the kitchen to the
right are the bedrooms. There is only a
shared bathroom for this unit type.

The kitchen comes with a solid surface

worktop and is equipped with appliances from
Smeg.

Figure 4: Floor Plan of Type B1 (2

Bedroom)

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 SINGAPORE PROPERTY WEEKLY Issue 304

The living and dining areas are pretty close

although the distance between the facing
walls in the living area is an acceptable 2.7m.
The balcony is rather oddly shaped, and the
other half of the balcony serves as the aircon
ledge. The flooring is stone for the living
areas, and engineered timber for the
bedrooms.

The master bedroom is small and a queen

sized bed can be placed with two miniscule
side tables. As for the common bedroom,
well, its pretty small. Looking at the floor
plan, I think it can only fit in a single bed.

The bathrooms come with standard fittings,

including cabinets. Fittings are from Kohler.
Figure 5: Living / Dining / Kitchen Areas

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 SINGAPORE PROPERTY WEEKLY Issue 304

Amenities around the area

Queenstown is a mature estate, and
amenities are plenty. Anchor Point Shopping
Mall and Ikea are a 10-minute walk from
Queens Peak. You can find dining options at
Anchor Point and Cold Storage is located
there. There is also an NTUC Fairprice at
Dawson Road, about 500 metres (linear
distance) away. Queenstown Community
Library is about a 10-minute walk away.
To get to other parts of Singapore is real easy
from Queenstown. Raffles Place is only 5
stops away via the East-West line. Driving to
Wheelock Place via Tanglin Road will
probably take 10 minutes.
Schools are aplenty in this area. These
include New Town Primary School,
Queenstown Primary School, Queensway
Secondary School and The Global Indian
International School.
Figure 6: Area Map

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 SINGAPORE PROPERTY WEEKLY Issue 304

Positive Aspects of the Development 2. The condo faces Commonwealth Avenue,

and noise from the MRT track can be
1. The location of Queens Peak is extremely
loud.
central
3. Commonwealth Avenue is also a major
2. The area is a mature estate, and
thoroughfare, so there will be constant
amenities are plentiful. You can shop and
traffic noise in addition to track noise.
eat at Anchor Point Mall.
4. Dundee Road is single-lane, so getting in
3. Views from the higher floors will definitely
and out of the condo may be slow during
be panoramic.
peak morning and evening hours.
4. The pull-out kitchen counter and the
5. The development seems congested as
wardrobe drawers and accessory storage
736 units are built on 113,200 square feet
spaces are nice extras.
of land.
5. Unit orientation is North-South.
6. The layout of the unit is rather cramped,
Negative Aspects of the Development and the balcony and air condition ledge
1. The surrounding area of is pretty built-up takes up a big chunk of floor area.
and Queens Peak is sited next to the
HDB Forfar Heights, so there is no
exclusivity.

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 SINGAPORE PROPERTY WEEKLY Issue 304

Some Thoughts on Units Price Comparison

1. Units 8 to 13 and 20 to 26 face the track,

thus it will be noisy.

2. Stacks 14 to 19 will face the HDB blocks

in Strathmore Avenue, so any views will
be blocked.

3. Stacks 1 to 7 will face a church and the

Alexandra Canal Linear Park. This facing
is quieter and will have some views.

For this development, there does not seem to

be any unit that is particularly better than the
rest. Id probably go for Stacks #01 to #07 on
the mid to higher floors.

Figure 7: Location of Queens Peak and

Surrounding Areas

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For comparison purposes, we will be looking Price Comparison Table (3 bedrooms)

at Queens, a leasehold project of 722 units
and Commonwealth Towers, also a leasehold
project of 845 units. Commonwealth Towers
is next to Queens Peak while Queens is
across Commonwealth Avenue.

Price Comparison Table (2 bedrooms)

Prices for Queens Peak

For 2 bedroom units, I would not buy Queens

Peak for a few reasons. First, the PSF is
rather high for a leasehold project.

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 SINGAPORE PROPERTY WEEKLY Issue 304

Secondly, I find the layout of the unit rather

cramped. Also, is 624 square feet for a two
bedroom liveable? (Assuming a family of four)

Budget-wise, Queens is more palatable, and

the 915 square feet space is definitely more
satisfactory. The only setback is the age of
the development.

For the 3 bedroom units, Queens Peak can

be considered as the quantum price is similar
to that of Commonwealth. It can be
considered as 947 square feet, though small
for a 3 bedroom, is still acceptable. Its
advantage is that it is a new development as
compared to Queens, where prices are lower
by $250 to $300 psf.

Personally, I think the main and perhaps the

only selling point for Queens Peak is the
location.

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 SINGAPORE PROPERTY WEEKLY Issue 304
Non-Landed Residential Resale Property Transactions for the Week of Mar 11 Mar 17

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 THE SAIL @ MARINA BAY 1,313 2,120,000 1,614 99 9 GRANGE HEIGHTS 3,025 3,700,000 1,223 FH
3 EMERALD PARK 926 1,050,000 1,134 99 10 LE NOUVEL ARDMORE 3,789 15,174,945 4,005 FH
4 REFLECTIONS AT KEPPEL BAY 1,905 3,300,000 1,732 99 10 GRAMERCY PARK 2,207 5,746,000 2,604 FH
4 CARIBBEAN AT KEPPEL BAY 893 1,318,888 1,476 99 10 GRANGE RESIDENCES 2,583 6,500,000 2,516 FH
4 CARIBBEAN AT KEPPEL BAY 1,335 1,920,000 1,438 99 10 LOFT@HOLLAND 323 720,000 2,230 FH
4 REFLECTIONS AT KEPPEL BAY 883 1,225,000 1,388 99 10 ONE BALMORAL 969 2,097,000 2,165 FH
4 THE BERTH BY THE COVE 1,658 2,200,000 1,327 99 10 POLLEN & BLEU 603 1,263,950 2,097 99
4 THE INTERLACE 1,744 1,870,000 1,072 99 10 POLLEN & BLEU 872 1,774,800 2,036 99
5 ONE-NORTH RESIDENCES 614 920,000 1,499 99 10 ST REGIS RESIDENCES SINGAPORE 2,142 4,284,000 2,000 999
8 CITY SQUARE RESIDENCES 1,216 1,610,000 1,324 FH 10 POLLEN & BLEU 872 1,737,400 1,993 99
8 KERRISDALE 1,259 1,288,000 1,023 99 10 THE FERNHILL 1,604 2,580,000 1,609 FH
9 SCOTTS SQUARE 947 2,700,000 2,850 FH 10 BELMOND GREEN 1,270 2,023,000 1,593 FH
9 THE PEAK @ CAIRNHILL II 904 2,511,000 2,777 FH 10 THE MARBELLA 1,496 2,350,000 1,571 FH
9 OUE TWIN PEAKS 1,399 3,800,000 2,716 99 10 THE TRIZON 2,174 3,360,000 1,545 FH
9 THE WHARF RESIDENCE 1,044 1,958,000 1,875 999 10 WOOLLERTON PARK 2,357 3,600,000 1,527 FH
9 VISIONCREST 915 1,690,000 1,847 FH 10 D'LEEDON 1,206 1,780,000 1,476 99
9 LEONIE SUITES 936 1,700,000 1,815 99 10 BALMORAL GATE 1,572 2,300,000 1,464 FH
9 THE COSMOPOLITAN 1,399 2,450,000 1,751 FH 10 VALLEY PARK 1,216 1,730,000 1,422 999
9 THE TRILLIUM 1,798 3,000,000 1,669 FH 11 26 NEWTON 484 1,205,123 2,488 FH
9 TRIBECA 1,905 3,100,000 1,627 FH 11 26 NEWTON 474 1,070,000 2,259 FH
9 ASPEN HEIGHTS 1,324 1,990,000 1,503 999 11 L'VIV 614 1,200,000 1,956 FH
9 WATERMARK ROBERTSON QUAY 1,345 2,020,000 1,501 FH 11 VIVA 1,841 3,400,000 1,847 FH
9 HIGH POINT 2,885 4,000,000 1,387 FH 11 EVELYN MANSIONS 840 1,250,000 1,489 FH
9 CAIRNHILL PLAZA 3,305 4,550,000 1,377 FH 11 THE TREVOSE 1,302 1,700,000 1,305 99

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 SINGAPORE PROPERTY WEEKLY Issue 304

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
11 SHELFORD REGENCY 926 1,200,000 1,296 FH 16 THE BAYSHORE 1,432 1,290,000 901 99
11 KELLETT COURT 1,012 1,265,000 1,250 FH 17 JLB RESIDENCES 958 828,000 864 946
12 SKYSUITES17 614 900,000 1,467 FH 17 FERRARIA PARK CONDOMINIUM 1,023 880,000 861 FH
12 OLEANDER TOWERS 893 1,017,000 1,138 99 17 FERRARIA PARK CONDOMINIUM 1,023 880,000 861 FH
13 PARC MONDRIAN 1,206 1,430,000 1,186 FH 17 FERRARIA PARK CONDOMINIUM 1,216 965,000 793 FH
14 D'OASIA 1,098 1,080,000 984 FH 17 BALLOTA PARK CONDOMINIUM 1,442 935,000 648 FH
14 SIMSVILLE 1,249 1,040,000 833 99 17 COASTAL BREEZE RESIDENCES 2,573 1,370,000 533 99
15 THE MEYERISE 1,281 2,476,000 1,933 FH 18 THE PALETTE 743 770,000 1,037 99
15 AALTO 2,443 3,880,000 1,588 FH 18 THE PALETTE 743 765,000 1,030 99
15 GRAND DUCHESS AT ST PATRICK'S 1,044 1,410,000 1,350 FH 18 SEASTRAND 592 580,000 980 99
15 COTE D'AZUR 1,539 2,060,000 1,338 99 18 RIS GRANDEUR 1,356 1,200,000 885 FH
15 WATER PLACE 1,216 1,550,000 1,274 99 18 CHANGI RISE CONDOMINIUM 1,259 1,000,000 794 99
15 EAST SIGNATURE 850 1,050,000 1,235 FH 18 TROPICAL SPRING 1,356 1,065,000 785 99
15 EMERALD EAST 980 1,180,000 1,205 FH 18 SAVANNAH CONDOPARK 1,227 915,000 746 99
15 COSTA RHU 1,776 2,120,000 1,194 99 18 ELIAS GREEN 1,550 915,000 590 99
15 FERNWOOD TOWERS 1,195 1,400,000 1,172 FH 18 ELIAS GREEN 1,528 860,000 563 99
15 THE SILVER FIR 1,044 1,100,000 1,054 FH 19 THE QUINN 1,055 1,607,820 1,524 FH
15 SUNNY PALMS 1,130 1,180,000 1,044 FH 19 AMARANDA GARDENS 1,163 1,620,888 1,394 FH
15 COSTA RHU 1,345 1,400,000 1,041 99 19 KOVAN REGENCY 624 820,000 1,313 99
15 THE CARPMAELINA 1,216 1,220,000 1,003 FH 19 THE PROMENADE@PELIKAT 484 620,000 1,280 FH
15 VILLA MARINA 1,755 1,430,000 815 99 19 STADIA 560 700,000 1,251 FH
15 NEPTUNE COURT 1,636 1,280,000 782 99 19 THE MINTON 936 940,000 1,004 99
16 OPTIMA @ TANAH MERAH 700 850,000 1,215 99 19 THE SPRINGBLOOM 1,163 1,090,000 938 99
16 COSTA DEL SOL 1,561 1,850,000 1,185 99 19 THE QUARTZ 1,130 1,018,000 901 99
16 OPTIMA @ TANAH MERAH 1,195 1,350,000 1,130 99 19 RIVERVALE CREST 1,163 780,000 671 99
16 WATERFRONT WAVES 1,604 1,725,000 1,076 99 20 SKY HABITAT 1,518 2,296,000 1,513 99
16 PARBURY HILL CONDOMINIUM 2,228 2,339,888 1,050 FH 20 SKY HABITAT 1,798 2,598,600 1,446 99

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Postal Area Transacted Price

Project Name Tenure
District (sqft) Price ($) ($ psf)
20 SKY VUE 678 969,500 1,430 99
20 GOLDENHILL PARK CONDOMINIUM 1,335 1,800,000 1,349 FH
20 COUNTRY GRANDEUR 1,442 1,605,000 1,113 FH
20 BISHAN POINT 1,485 1,500,000 1,010 99
21 THE CASCADIA 883 1,378,000 1,561 FH
21 GARDENVISTA 829 1,005,000 1,213 99
21 CLEMENTI PARK 2,185 2,330,000 1,066 FH
21 SIGNATURE PARK 1,033 1,085,000 1,050 FH
21 ENG KONG GREEN 1,044 1,030,000 986 FH
21 HILLVIEW GREEN 1,593 1,550,000 973 999
21 SHERWOOD TOWER 1,518 1,020,000 672 99
23 ESPA 1,206 1,250,000 1,037 999
23 MONTROSA 1,195 1,030,000 862 999
23 PALM GARDENS 1,206 825,000 684 99
23 REGENT GROVE 1,163 790,000 680 99
26 SEASONS PARK 1,249 1,020,000 817 99
26 THE CALROSE 2,024 1,650,000 815 FH
26 CASTLE GREEN 1,173 930,000 793 99
27 THE ESTUARY 926 830,000 897 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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