Issue 322

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

 CONTENTS FROM THE

p2 UnbiasedNew Launch Review Grandeur

EDITOR
Welcome to the 322th edition of the
Singapore Property Weekly.
Park Residences
Hope you like it!
p11 Resale Property Transactions
Mr. Propwise
(July 3 July 21)

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 SINGAPORE PROPERTY WEEKLY Issue 322

UnbiasedNew Launch Review Grandeur Park

Residences
By KK Tong (guest contributor) development is March 2021.

Grandeur Park Residences, a District 16 720- The unit types are:

unit condominium launched in early March
2017, attracted 420 buyers on its launch
weekend. This constituted 58% out of the
total units available. Almost all the one
bedroom units have been taken up. The
condo, a mere 5-minute walk from Tanah
Merah MRT Station, saw units being taken up
at an average price of $1350 psf.

The 99-year leasehold condominium at the

junction of New Upper Changi Road and
Bedok South Avenue 3, is developed by CEL
Development. It sits on a site area of 262,577
sqft, and the expected TOP for the

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 SINGAPORE PROPERTY WEEKLY Issue 322
The condo consists of six14/15-storeytowers,
as well as 2 shops and a childcare centre. It
Facilities at this development are based on a
has a basement and multi-storey car park
theme of wellness. Besides the 50m infinity
with 738parking lots.
pool, other facilities include an aqua
Orientation for the units are of various gymnasium and outdoor jacuzzi. One can
facings. The main entrance is at Bedok South also luxuriate in the steam room or rejuvenate
Avenue 3 and the side gate leads to Tanah in the Ice Therapy Centre. There are also a
Merah MRT Station via a covered linkway. number of dining pavilions and BBQ areas.

A fee-based concierge service offers

residents an extensive array of services
through a mobile application.

Figure 1: Site Plan

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 SINGAPORE PROPERTY WEEKLY Issue 322
Thoughts from Show Flat Visit
Figure 2: Floor Plan of Type 2C1(2
BedroomCompact)
This unit comes with a dumbbell layout, with
the two bedrooms on either side of the living
area. As with many other developments, the
entrance opens to the kitchen, with the living
and dining areas beyond. For this
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development, the wardrobe in one of the
bedrooms is optional for buyers who may
want to use the room for other purposes. This
option applies to two bedroom units and
above.
Figure 3: Kitchen/Dining Area
The kitchen is equipped with a ceramic hob,
an integrated fridge for the one bedroom and
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 SINGAPORE PROPERTY WEEKLY Issue 322
two bedroom units, an oven and a washer
cum dryer. Appliances are from Smeg. High
and low laminate cabinets are provided. The
dining area is a table extended as part of the
kitchen.
Figure 4: Living / Balcony Areas
The living and balcony areas are well
proportioned and the viewing distance from
the television is acceptable. These two areas
are pretty roomy.
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Figure 5: Master Bedroom
By todays standards, the size of the master
bedroom is about average, and can fit a
queen sized bed with side tables. Fittings for
the master bathroom are from Hansgrohe.
The main doors come with digital locksets.
The living and dining areas come with tile
flooring, while the bedroom flooring is
engineered timber.
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 SINGAPORE PROPERTY WEEKLY Issue 322
Figure 6: Area Map
Amenities around the area
This development is located in Bedok, a
mature estate. As such, amenities are
plentiful and residents will find this area
extremely convenient for daily activities, be it
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for food, grocery shopping, entertainment,
and transport.
Shopping for groceries can be done at Bedok
Mall or Eastpoint Mall, both being one MRT
stop away. For more shopping options,
Tampines Mall and Century Square are only
two MRT stops away.
Food is readily available at these shopping
malls, but if you prefer to eat with the caress
of a light sea breeze, the East Coast Parkway
Seafood Centre is just the place for you.
Sports enthusiasts can do their stuff at the
Bedok Stadium and Sports Hall, just 700
metres away. Golfers can swing at the
Laguna Golfand Country Club.
Schools here include Temasek Primary, Red
Swastika Primary, Bedok View Secondary, St
Anthonys Canossian Primary and Secondary,
and Anglican High School.
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 SINGAPORE PROPERTY WEEKLY Issue 322

Other educational institutes are the Singapore especially for non-drivers.

University of Technology and Design,
4. The area around the development is not
Temasek Junior College, and Temasek
too congested as one side of the condo is
Polytechnic.
bordered by a cluster of landed houses.
Medical facilities are available at Changi
5. The comprehensive spa and wellness
General Hospital.
facilities will appeal to the health-conscious.
Getting to other parts of Singapore is via the
Negative Aspects of the Development
East Coast Parkway and the Pan Island
Expressway. For those who do not drive, 1. One side of the development faces the
Tanah Merah MRT Station is a mere 200- main road, and will contend with both road
metre walk away. and track noise.

Positive Aspects of the Development 2. The development comes with a multi-

storey car park, which is not pleasing to the
1. Being in a mature estate spells
eye.
convenience for residents in terms of shops,
schools, and entertainment. 3. The main thoroughfare, New Upper
Changi Road, can be congested as there are
2. It is near East Coast Park, a popular
many condo developments along that stretch
place to eat, exercise and chill.
of road.
3. Its proximity to the MRT Station is a plus,

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 SINGAPORE PROPERTY WEEKLY Issue 322

4. The ceiling height of the living area and Price Comparison

bedroom for most units is about 2.75m, a tad
lower than other condos.

Some Thoughts on Units

1. Units facing New Upper Changi Road will

face the most traffic noise. Stacks to avoid
are #05, #6, #7, #8, #9, #10, #11, #15, #16,
#21 and #22.

2. Stacks with direct afternoon sun are #43,

#44, #45, #52 and #53.

3. Stacks #51 and #52 are nearest the

substation and bin centre.
If I had to choose a pool facing unit, I would
probably go for either #12 or #13 on a mid-
floor.For quiet, I would go for a south facing
unit either in Block 7 or Block 9.
Figure 7: Location of Grandeur Park
Residences and Surrounding Areas
Grandeur Park Residences is located in
Tanah Merah, where there are many
developments for comparison.

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 SINGAPORE PROPERTY WEEKLY Issue 322

We will be comparing it with two other Price Comparison Table (3 bedrooms)

condos. The first is eCO, a 99-year leasehold
project with 752 units. The second will be The
Glades, also a 99-year project with 726 units.

Price Comparison Table (2 bedrooms)

Prices for Grandeur Park Residences

For the 2-bedroom units, we can see that

prices for Grandeur Park Residences are
slightly lower compared to The Glades.

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 SINGAPORE PROPERTY WEEKLY Issue 322

For investors, The Glades will be the better

buy as it is already completed. For home
owners, Grandeur Park will be preferable as it
is slightly cheaper, and it is newer.

For the 3-bedroom units, there is not much

difference among the 3 developments.
Buyers will need to look at what each
condominium can offer in terms of facilities,
and make a choice from that. Personally, I will
probably go for eCO as its unit size is
acceptable compared to Grandeur Park, and
its average PSF price is slightly lower than
The Glades.

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 SINGAPORE PROPERTY WEEKLY Issue 322

Non-Landed Residential Resale Property Transactions for the Week of July 3 July 21

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 MARINA BAY RESIDENCES 2,379 7,700,000 3,237 99 8 LE SOMME 581 790,000 1,359 FH
1 THE CLIFT 495 970,000 1,959 99 8 VANADIUM 732 970,000 1,325 FH
2 SPOTTISWOODE 18 388 828,000 2,137 FH 8 CITY SQUARE RESIDENCES 1,830 2,000,000 1,093 FH
2 ICON 904 1,530,000 1,692 99 8 KENTISH COURT 1,335 1,170,000 877 99
2 SPOTTISWOODE PARK 850 785,000 923 99 9 OUE TWIN PEAKS 570 1,936,200 3,394 99
3 ALEXIS 388 677,000 1,747 FH 9 OUE TWIN PEAKS 1,604 4,531,000 2,825 99
3 CENTRAL GREEN CONDOMINIUM 926 1,290,000 1,394 99 9 PATERSON SUITES 2,228 5,000,000 2,244 FH
3 RIVER PLACE 786 998,000 1,270 99 9 VISIONCREST 904 1,810,000 2,002 FH
4 SKYLINE RESIDENCES 1,345 2,570,000 1,910 FH 9 ESPADA 689 1,360,000 1,974 FH
4 REFLECTIONS AT KEPPEL BAY 1,550 2,002,000 1,292 99 9 THE IMPERIAL 990 1,912,888 1,932 FH
4 TERESA VILLE 1,981 2,000,000 1,010 FH 9 CAIRNHILL CREST 2,013 3,663,660 1,820 FH
5 HERITAGE VIEW 1,464 1,800,000 1,230 99 9 STARLIGHT SUITES 1,862 3,368,000 1,809 FH
5 THE PARC CONDOMINIUM 1,292 1,570,000 1,215 FH 9 VISIONCREST 947 1,703,000 1,798 FH
5 CARABELLE 883 1,020,000 1,156 956 9 THE LIGHT @ CAIRNHILL 1,658 2,950,000 1,780 FH
5 BOTANNIA 1,227 1,400,000 1,141 956 9 ROBERTSON 100 872 1,515,000 1,738 FH
5 HERITAGE VIEW 969 1,050,000 1,084 99 9 VISIONCREST 1,152 2,000,000 1,736 FH
5 FLYNN PARK 2,024 2,180,000 1,077 FH 9 8 RODYK 1,658 2,850,000 1,719 FH
5 TREASURE PLACE 1,389 1,428,888 1,029 FH 9 UE SQUARE 1,528 2,500,000 1,636 929
5 REGENT PARK 818 750,000 917 99 9 ELIZABETH TOWER 3,068 4,630,000 1,509 FH
5 FABER CREST 1,270 1,040,000 819 99 9 RIVER VALLEY COURT 1,636 2,000,000 1,222 FH
7 SUNSHINE PLAZA 1,109 1,405,000 1,267 99 10 ARDMORE THREE 1,787 6,137,425 3,435 FH
8 TYRWHITT 139 495 690,000 1,394 FH 10 GRAMERCY PARK 1,270 3,866,400 3,044 FH
8 CITY SQUARE RESIDENCES 1,507 2,088,000 1,386 FH 10 GRAMERCY PARK 1,270 3,757,600 2,958 FH
8 LE SOMME 495 680,000 1,373 FH 10 GRAMERCY PARK 1,981 5,744,000 2,900 FH

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 SINGAPORE PROPERTY WEEKLY Issue 322

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
10 GRAMERCY PARK 1,959 5,055,300 2,580 FH 12 TREVISTA 926 1,268,000 1,370 99
10 GOODWOOD RESIDENCE 2,454 6,000,000 2,445 FH 12 TREVISTA 1,281 1,730,000 1,351 99
10 ROBIN RESIDENCES 829 1,985,940 2,396 FH 12 PINNACLE 16 1,259 1,668,000 1,324 FH
10 THREE BALMORAL 614 1,415,898 2,308 FH 12 MOONSTONE ROYALE 474 557,000 1,176 FH
10 ONE BALMORAL 1,410 3,188,000 2,261 FH 12 BELMONDO VIEW 1,356 1,450,000 1,069 FH
10 ONE BALMORAL 1,410 3,137,000 2,225 FH 12 REGAL COURT 1,173 1,210,000 1,031 FH
10 RV RESIDENCES 861 1,878,000 2,181 999 12 MOONSTONE RESIDENCES 1,044 1,030,000 986 FH
10 CYAN 657 1,298,000 1,977 FH 14 WATERBANK AT DAKOTA 624 1,000,000 1,602 99
10 THE ORANGE GROVE 2,153 4,100,000 1,904 FH 14 THE WATER EDGE 431 612,500 1,423 FH
10 ASTRID MEADOWS 2,583 4,350,000 1,684 FH 14 DAKOTA RESIDENCES 1,292 1,800,000 1,394 99
10 D'LEEDON 1,152 1,775,000 1,541 99 14 CENTRAL IMPERIAL 4,392 4,393,000 1,000 FH
10 WATERFALL GARDENS 2,196 3,350,000 1,526 FH 14 LE CRESCENDO 1,313 1,300,000 990 FH
10 LUSH ON HOLLAND HILL 1,507 2,230,000 1,480 FH 14 THE SUNNY SPRING 1,238 1,160,000 937 FH
10 SPRING GROVE 1,012 1,455,000 1,438 99 14 STARVILLE 1,216 1,020,000 839 FH
10 SOMMERVILLE PARK 1,302 1,830,000 1,405 FH 14 BALMY COURT 1,066 850,000 798 FH
10 HOLLAND RESIDENCES 2,347 3,250,000 1,385 FH 14 WING FONG COURT 861 640,000 743 FH
10 RIDGEWOOD 1,744 2,050,000 1,176 999 15 8M RESIDENCES 646 1,292,000 2,000 FH
10 RIDGEWOOD 1,744 1,900,000 1,090 999 15 8M RESIDENCES 893 1,668,888 1,868 FH
11 26 NEWTON 474 1,208,048 2,551 FH 15 THE SEA VIEW 560 985,000 1,760 FH
11 PARK INFINIA AT WEE NAM 893 1,675,000 1,875 FH 15 THE SEAFRONT ON MEYER 1,604 2,600,000 1,621 FH
11 IRIDIUM 753 1,315,000 1,745 FH 15 THE BELVEDERE 1,378 2,190,000 1,589 FH
11 ROCHELLE AT NEWTON 1,701 2,350,000 1,382 99 15 TREESCAPE 431 670,800 1,558 FH
11 CHANCERY COURT 926 1,250,000 1,350 99 15 ARTHUR 118 990 1,488,000 1,503 FH
11 CUBE 8 1,389 1,840,000 1,325 FH 15 ONE AMBER 1,302 1,950,000 1,497 FH
11 THOMSON 800 1,399 1,780,000 1,272 FH 15 THE SOUND 1,087 1,600,000 1,472 FH
11 AMANINDA 614 780,000 1,271 FH 15 16 @ AMBER 710 1,022,000 1,439 FH
12 THE INTERWEAVE 409 620,000 1,516 FH 15 THE SERENNO 1,270 1,600,000 1,260 FH

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 SINGAPORE PROPERTY WEEKLY Issue 322

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
15 PARKSHORE 1,647 1,820,000 1,105 FH 18 SAVANNAH CONDOPARK 1,238 925,000 747 99
15 ROSE COURT 1,690 1,808,000 1,070 FH 18 MELVILLE PARK 1,216 745,000 612 99
15 TEMBELING COURT 1,184 1,240,000 1,047 FH 18 ELIAS GREEN 1,528 885,000 579 99
15 MANDARIN GARDENS 1,572 1,430,000 910 99 19 BARTLEY RESIDENCES 463 685,000 1,480 99
15 MANDARIN GARDENS 1,528 1,380,000 903 99 19 RIVERSAILS 506 605,000 1,196 99
15 N.A. 1,076 925,700 860 9999 19 KOVAN MELODY 1,410 1,550,000 1,099 99
15 MANDARIN GARDENS 2,013 1,650,000 820 99 19 THE LUXURIE 775 840,000 1,084 99
15 D'FOCUS APARTMENTS 1,722 1,380,000 801 FH 19 THE LUXURIE 775 838,000 1,081 99
15 THE AZZURO 2,164 1,610,000 744 FH 19 THE MINTON 1,109 1,111,111 1,002 99
16 COSTA DEL SOL 1,755 2,350,000 1,339 99 19 A TREASURE TROVE 1,130 1,088,000 963 99
16 THE BAYCOURT 1,206 1,288,000 1,068 FH 19 TERRASSE 1,550 1,468,000 947 99
16 CHANGI COURT 1,389 1,338,000 964 FH 19 RIVER ISLES 1,206 1,100,000 912 99
16 AQUARIUS BY THE PARK 1,227 1,100,000 896 99 19 KOVAN MELODY 1,690 1,520,000 899 99
16 THE BAYSHORE 1,432 1,260,000 880 99 19 CENTRAL VIEW 980 872,000 890 99
16 BAYSHORE PARK 936 800,000 854 99 19 CENTRAL VIEW 980 863,800 882 99
16 SUNHAVEN 990 830,000 838 FH 19 NOUVELLE PARK 1,582 1,350,000 853 FH
16 EAST MEADOWS 1,195 990,000 829 99 19 CENTRAL VIEW 1,259 1,054,388 837 99
16 EASTWOOD CENTRE 1,604 1,200,000 748 99 19 RESIDENCES @ JANSEN 1,615 1,330,000 824 999
17 PALM ISLES 517 568,000 1,099 99 19 CHUAN PARK 1,173 950,000 810 99
17 HEDGES PARK CONDOMINIUM 915 855,000 934 99 19 EVERGREEN PARK 1,238 828,000 669 99
17 ESTELLA GARDENS 657 588,000 896 FH 20 SKY HABITAT 1,798 2,570,100 1,430 99
17 THE GALE 1,033 900,000 871 FH 20 SIN MING PLAZA 1,076 1,175,000 1,092 FH
17 HEDGES PARK CONDOMINIUM 1,076 880,000 818 99 20 BRADDELL VIEW 1,561 1,278,000 819 102
17 BALLOTA PARK CONDOMINIUM 1,313 950,000 723 FH 20 FAR HORIZON GARDENS 1,152 795,000 690 99
18 THE PALETTE 1,163 1,100,000 946 99 21 FLORIDIAN 1,658 2,700,000 1,629 FH
18 NV RESIDENCES 904 838,000 927 99 21 SPRINGDALE CONDOMINIUM 1,130 1,265,000 1,119 999
18 TROPICAL SPRING 1,528 1,288,000 843 99 21 SUMMERHILL 1,302 1,388,000 1,066 FH

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 SINGAPORE PROPERTY WEEKLY Issue 322

Postal Area Transacted Price

Project Name Tenure
District (sqft) Price ($) ($ psf)
21 THE HILLSIDE 1,302 1,313,000 1,008 FH
21 HIGH OAK CONDOMINIUM 1,184 930,000 785 99
21 THE CASCADIA 2,260 1,700,000 752 FH
23 ESPA 1,066 1,100,000 1,032 999
23 THE TENNERY 872 870,000 998 99
23 HILLBROOKS 1,098 1,060,000 965 FH
23 HILLVIEW PARK 1,324 1,240,000 937 FH
23 MERA WOODS 1,345 1,255,000 933 999
23 GLENDALE PARK 1,367 1,160,000 849 FH
23 HILLVIEW REGENCY 904 710,000 785 99
23 PALM GARDENS 1,216 806,000 663 99
26 MEADOWS @ PEIRCE 635 800,000 1,260 FH
26 MEADOWS @ PEIRCE 1,496 1,650,000 1,103 FH
26 MEADOWS @ PEIRCE 1,830 1,960,000 1,071 FH
26 SEASONS PARK 1,970 1,625,000 825 99
26 SEASONS PARK 1,044 828,000 793 99
27 THE MILTONIA RESIDENCES 1,173 1,040,000 886 99
27 THE NAUTICAL 1,830 1,428,000 780 99
27 EUPHONY GARDENS 2,056 1,130,000 550 99
28 H2O RESIDENCES 1,389 1,380,000 994 99
28 THE GREENWICH 883 868,000 983 99
28 MIMOSA PARK 2,562 1,870,000 730 FH
28 SELETAR SPRINGS CONDOMINIUM 2,077 1,350,000 650 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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