Issue 339

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

 CONTENTS FROM THE

p2 UnbiasedNew Launch Review Artra

EDITOR
Welcome to the 339th edition of the
Singapore Property Weekly.
p11 Resale Property Transactions
Hope you like it!
(November 13 November 17) Mr. Propwise

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 SINGAPORE PROPERTY WEEKLY Issue 339

Unbiased New Launch Review Artra

By KK Tong (guest contributor) Developed by FEC Skyline Pte Ltd, Artra has
a site area of 90,400 sqft and the expected
Artra is one of the newest condominium
TOP is 30 June 2021.
developments located at the Redhill
/Alexandra area in District 3. It is a 99-year The unit types are:
leasehold mixed development with 400
residential units, 16 shops, a childcare centre
and a supermarket.

Despite the slew of condominiums in that

area, Artra moved 130 out of the 200 units
released during its launch at end April 2017.
In percentage terms, 65% of units launched
isdecent. This is probably because Artra is a
mixed development, and such projects are so
The development consists of a 44-storey
popular nowadays. I guess they spell
tower with 400 residential units.
convenience for todays lack-of-time buyers.

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 SINGAPORE PROPERTY WEEKLY Issue 339
15 commercial units, a supermarket and a
childcare centre are located on the first two
levels. There are two levels of basement
parking with 324 parking lots for residents.
The main entrance is via Alexandra View.
Figure 1: Site Plan
Most of the usual facilities are located on the
3rd level, while the fitness facilities are at the
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Sky Terrace on Level 24. On the 44th level, a
rooftop lounge and pavilion are provided for
residents enjoyment. Residential units start
from the 5th level.
Thoughts from Show Flat Visit
Figure 2: Floor Plan of Type A2(2
Bedroom+ Study)
This particular unit is a pretty comfortable 829
square feet.
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 SINGAPORE PROPERTY WEEKLY Issue 339

Because of the open design of the unit, there
is little wasted foyer and corridor space. On
the contrary, privacy is compromised due to
the openness of the unit. Another odd feature
of this unit is that the entrance to the common
bathroom is right next to the entrance.
The dining area is not too shabby either. In
fact, its quite a decent space compared to
many other new 2-bedroom condos.
As is the norm, the kitchen comes with
standard equipment, including a ceramic hob,
an oven, a fridge and a washer/dryer. All par
for the course nowadays.

Figure 3: Kitchen/Dining Area

The spacious kitchen comes with asolid Figure 4: Living / Balcony Areas
surface worktop island that is mobile so
The distance between the sofa and the facing
cool! It also comes with storage spaces
wall is an acceptable viewing distance.
really useful in the small units we see today.

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 SINGAPORE PROPERTY WEEKLY Issue 339

However, the length of the wall opposite the pretty cosy area for a work space with
sofa is rather short, so options for furniture or shelves for books or display pieces.
storage are limited. On the whole, combined
with the extended balcony, space is rather
adequate.

Figure 6: Master Bedroom

The size of the master bedroom allows

sufficient walking space, and two side tables.
Figure 5: Study
Seems decent enough.
A nook just outside the master and common
bedrooms is the designated study area. Its a

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 SINGAPORE PROPERTY WEEKLY Issue 339
Figure 7: Area Map
Amenities around the area
Artra has the best of both worlds. Situated
amongst the private condos dotted along
Alexandra View, it also enjoys the
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convenience of amenities in Redhill Estate
just across Tiong Bahru Road. In addition,
Redhill MRT (East-West Line) is right at the
doorstep of the development.
Within the development, there is a
supermarket and some retail shops. Just
across the road, there are shops, eating
places, and clinics as well.
For shoppers, nearby shopping centres a
short drive/ride away include Great World
City, Anchorpoint, Ikea, and Tiong Bahru
Plaza. Fast food outlets and restaurants
abound in these malls.
Other nearby places where good food can be
found are ABC Brickworks Food Centre,
Alexandra Village, and Redhill Food Centre.
Readers can patronise the libraries at Bukit
Merah or Queenstown.
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 SINGAPORE PROPERTY WEEKLY Issue 339

In that vicinity, there are a number of parks Positive Aspects of the Development
suitable for walks or jogs. Telok Blangah Hill
1. The development is situated amidst
Park, Hort Park, and Mount Faber are some
private housing, but has the convenience of a
of the nearer ones.
HDB estate just across the road. The best of
Schools in the area include Blangah Rise both worlds.
Primary School, Gan Eng Seng Primary and
2. At 44 storeys, high units facing Tiong
Secondary Schools, Crescent Girls School,
Bahru Road will have greenery views of Telok
and CHIJ St. Theresas Convent. ISS
Blangah Hill and the sea beyond.
International School is near Depot Road,
while the Global Indian International School is 3. It has the convenience of a supermarket
in the Queenstown area. as part of the mixed development.

Nearby medical facilities are available at 4. The childcare centre will spell
Alexandra Hospital. convenience for young parents with children.

For drivers, getting to other parts of 5. The area is within a mature estate, so all
Singapore is via the Ayer Rajah Expressway kinds of amenities are close by.
and the Central Expressway. 6. Transport is convenient via the MRT or
buses.

7. Units are of North-South orientation.

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 SINGAPORE PROPERTY WEEKLY Issue 339
Negative Aspects of the Development
1. The MRT track is above ground, so there
will be track noise for units facing Tiong Bahru
Road.
2. There are only 324 parking lots for 400
residential units, so there may be competition
for carpark spaces.
3. Entrance to Artra is via Alexandra View,
which is a loop road linked to Alexandra
Road. This road also serves Ascentia Sky,
The Echelon, and Alex Residences. There will
probably be congestion in the mornings when
residents head out to work or school.
4. There are many condominiums in this
area. Besides those on Alexandra View
mentioned earlier, other nearby
condominiums are The Metropolitan, Tanglin
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View, and Tanglin Regency. Investor buyers
will face stiff competition for tenants.
Some Thoughts on Units
1. Units facing Tiong Bahru will have nature
views. However, these are the noisier units as
they face the MRT track.
2. Units facing Alexandra Road will not have
views as these will face the 45-storey
Ascentia Sky and the 43-storey Echelon.
3. Stack #2faces the playground, so low
units may be noisy.
4. Stack #1 faces the splash pool, so the
likelihood of it being noisy is possible.
5. Stacks #10 and #11 are right at the
entrance, which may face horning from
impatient drivers.
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 SINGAPORE PROPERTY WEEKLY Issue 339

6. Stack #8 will have afternoon sun in the
common bedrooms.
7. If I had to choose a unit, I would probably
go for either #3, #4, #5,#6 or #7 on a higher
floor for its views.
Price Comparison
Artra is located at Alexandra View in District
3, and we will be comparing it with Echelon
and Ascentia Sky, two nearby 99-year
leasehold developments. Echelon is a 43-
storey development with 508 units completed
in 2016. Ascentia Sky is a 45-storey
development with 373 units completed in
2014.

Price Comparison Table (2 bedrooms)

Figure 8: Location of Artra and

Surrounding Areas

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 SINGAPORE PROPERTY WEEKLY Issue 339
Price Comparison Table (3 bedrooms)
Prices for Artra
For the 2-bedroom units, I will strike off
Echelon based on two counts its relatively
smaller-sized units, and its higher PSF prices,
as compared to the other two developments.
My personal preference will be AscentiaSky
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as its prices are more palatable, and the sizes
are more liveable. I think in this category, it is
a clear winner although it is older than the
other developments by a few years.
For the 3-bedroom units, the choice is harder
to make. Size-wise, both Ascentia Sky and
Echelon will definitely be comfortable, but
their quantum prices are rather daunting.
Artra may be easier on the pocket due to its
quantum, but its PSF prices are higher than
Ascentia Sky by almost $200 PSF. Moreover,
its sizes are not as comfortable. This one is a
tough call, so buyers will have to decide what
is more important to them more comfortable
sizes, or more affordable quantum prices.
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 SINGAPORE PROPERTY WEEKLY Issue 339

Non-Landed Residential Resale Property Transactions for the Week of Nov 13 Nov 17

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 EMERALD GARDEN 936 1,700,000 1,815 999 10 ARDMORE THREE 1,787 6,698,340 3,749 FH
2 76 SHENTON 592 1,100,000 1,858 99 10 ARDMORE PARK 2,885 9,300,000 3,224 FH
2 ICON 689 1,098,888 1,595 99 10 GOODWOOD RESIDENCE 2,508 6,350,000 2,532 FH
3 ECHELON 452 900,000 1,991 99 10 THREE BALMORAL 1,292 2,718,000 2,104 FH
3 THE ANCHORAGE 1,238 1,530,000 1,236 FH 10 LEEDON RESIDENCE 4,704 9,888,000 2,102 FH
4 CORALS AT KEPPEL BAY 872 1,758,000 2,016 99 10 CYAN 1,001 2,010,000 2,008 FH
4 THE FORESTA @ MOUNT FABER 829 1,350,000 1,629 FH 10 SUI GENERIS 1,572 3,000,000 1,909 FH
4 THE COAST AT SENTOSA COVE 2,357 3,750,000 1,591 99 10 TANGLIN PARK 1,593 3,000,000 1,883 FH
4 HARBOURLIGHTS 883 1,300,000 1,473 FH 10 LEEDON RESIDENCE 3,735 7,000,000 1,874 FH
4 THE INTERLACE 1,184 1,399,000 1,182 99 10 MELROSE PARK 1,313 2,450,000 1,866 999
5 THE VISION 1,302 1,540,000 1,182 99 10 TANGLIN PARK 1,119 1,950,000 1,742 FH
5 CLEMENTIWOODS CONDOMINIUM 1,625 1,680,000 1,034 99 10 NATHAN RESIDENCES 775 1,330,000 1,716 FH
5 DOVER PARKVIEW 969 990,000 1,022 99 10 SOMMERVILLE PARK 1,302 2,170,000 1,666 FH
5 BLUE HORIZON 1,152 1,160,000 1,007 99 10 VALLEY PARK 1,808 2,950,000 1,631 999
8 CITY LOFT 377 560,000 1,486 FH 10 ONE TREE HILL RESIDENCE 2,217 3,600,000 1,624 FH
9 SCOTTS SQUARE 635 1,950,000 3,070 FH 10 VALLEY PARK 1,701 2,728,000 1,604 999
9 HELIOS RESIDENCES 1,916 4,250,000 2,218 FH 10 MUTIARA CREST 1,335 2,050,000 1,536 FH
9 TRIBECA 517 1,060,000 2,052 FH 10 JERVOIS LODGE 1,216 1,800,000 1,480 FH
9 BELLE VUE RESIDENCES 2,303 4,560,000 1,980 FH 10 HOLLAND PEAK 915 1,288,888 1,409 FH
9 THE VERMONT ON CAIRNHILL 1,432 2,830,000 1,977 FH 11 26 NEWTON 614 1,630,602 2,658 FH
9 SKYPARK 3,348 6,000,000 1,792 FH 11 6 DERBYSHIRE 1,012 2,061,304 2,037 FH
9 EURO-ASIA COURT 1,066 1,580,000 1,483 FH 11 NEWTON ONE 1,216 2,400,000 1,973 FH
9 PARC SOPHIA 872 1,260,000 1,445 FH 11 SUITES @ NEWTON 603 1,170,000 1,941 FH
9 CAVENAGH COURT 1,819 2,528,000 1,390 FH 11 THE SHELFORD 2,174 4,010,000 1,844 FH

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 SINGAPORE PROPERTY WEEKLY Issue 339

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
11 SOLEIL @ SINARAN 581 1,030,000 1,772 99 15 VERSILIA ON HAIG 1,130 1,600,000 1,416 FH
11 THE SHELFORD 775 1,300,000 1,677 FH 15 91 MARSHALL 786 1,110,000 1,413 FH
11 THE ARMADALE 667 1,040,000 1,558 FH 15 COTE D'AZUR 1,302 1,780,000 1,367 99
11 ROCHELLE AT NEWTON 1,012 1,560,000 1,542 99 15 FLAMINGO VALLEY 1,206 1,638,000 1,359 FH
11 TREASURE LOFT 936 1,170,000 1,249 FH 15 MARINE BLUE 1,270 1,654,220 1,302 FH
12 VISTA RESIDENCES 1,313 1,900,000 1,447 FH 15 MARINE BLUE 1,270 1,654,220 1,302 FH
12 OPAL SUITES 409 560,000 1,369 FH 15 COSTA RHU 1,335 1,655,000 1,240 99
12 RIVERBAY 646 880,000 1,363 999 15 CASUARINA COVE 1,528 1,820,000 1,191 99
12 THE CALLISTA 1,141 1,150,000 1,008 999 15 SIGLAP V 775 910,000 1,174 FH
13 LEICESTER SUITES 452 722,000 1,597 FH 15 TANJONG RIA CONDOMINIUM 1,206 1,360,000 1,128 99
13 D' ALMIRA 1,216 1,330,000 1,093 FH 15 THE NCLAVE 861 965,000 1,121 FH
14 SINGA HILLS 657 958,360 1,460 FH 15 GALAXY TOWERS 1,421 1,550,000 1,091 FH
14 CENTRA STUDIOS 377 540,000 1,433 FH 15 HAIG TEN 1,475 1,460,000 990 FH
14 GUILLEMARD EDGE 560 725,000 1,295 FH 15 MANDARIN GARDENS 2,034 1,870,000 919 99
14 MELOSA 431 535,000 1,243 FH 16 WATERFRONT KEY 1,518 1,800,000 1,186 99
14 THE WATERINA 1,658 1,965,000 1,185 FH 16 BAYSHORE PARK 936 830,000 886 99
14 LE CRESCENDO 1,539 1,800,000 1,169 FH 16 BAYSHORE PARK 936 788,888 842 99
14 THE SANCTUARY @ GEYLANG 678 760,000 1,121 FH 16 EASTWOOD GREEN 1,012 829,900 820 99
14 GROSVENOR VIEW 1,313 1,420,000 1,081 FH 16 BAYSHORE PARK 936 755,000 806 99
14 EUNOS PARK 1,195 1,190,000 996 FH 16 TANAMERA CREST 1,163 900,000 774 99
15 FULCRUM 818 1,573,000 1,923 FH 17 LOYANG GARDENS 1,711 1,200,000 701 999
15 ONE AMBER 570 1,000,000 1,753 FH 17 LOYANG VALLEY 1,873 1,110,000 593 99
15 THE SHORE RESIDENCES 1,378 2,120,000 1,539 103 18 Q BAY RESIDENCES 829 1,050,000 1,267 99
15 HAIG 162 366 555,000 1,516 FH 18 SEA ESTA 646 720,000 1,115 99
15 THE EASTSIDE 1,216 1,800,000 1,480 FH 18 LIVIA 1,539 1,300,000 845 99
15 MARINE BLUE 969 1,381,650 1,426 FH 18 CHANGI RISE CONDOMINIUM 1,259 950,000 754 99

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 SINGAPORE PROPERTY WEEKLY Issue 339

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
18 NV RESIDENCES 2,508 1,835,000 732 99 22 PARC OASIS 1,227 1,090,000 888 99
19 THE TEMBUSU 753 1,270,000 1,686 FH 22 THE MAYFAIR 1,227 1,050,000 856 99
19 BARTLEY RESIDENCES 463 685,000 1,480 99 22 LAKEHOLMZ 1,776 1,300,000 732 99
19 THE SCALA 893 1,260,000 1,410 99 23 FORESQUE RESIDENCES 463 620,000 1,340 99
19 KOVAN RESIDENCES 1,798 1,960,000 1,090 99 23 HILLINGTON GREEN 1,356 1,430,000 1,054 999
19 A TREASURE TROVE 775 845,000 1,090 99 23 HILLINGTON GREEN 1,356 1,390,000 1,025 999
19 BOATHOUSE RESIDENCES 893 938,000 1,050 99 23 HILLVIEW REGENCY 1,130 918,000 812 99
19 RIVER ISLES 947 933,000 985 99 23 REGENT GROVE 1,259 865,000 687 99
20 SKY HABITAT 1,722 2,693,658 1,564 99 27 NORTHWOOD 1,991 1,520,000 763 FH
20 SKY HABITAT 1,410 1,975,664 1,401 99 27 YISHUN SAPPHIRE 1,141 808,000 708 99
20 SKY HABITAT 1,399 1,897,773 1,356 99 28 SERENITY PARK 1,432 1,330,000 929 FH
20 CLOVER BY THE PARK 1,292 1,628,000 1,260 99
21 THE CASCADIA 883 1,420,000 1,609 FH
21 SIGNATURE PARK 1,701 1,970,000 1,158 FH NOTE: This data only covers non-landed residential resale property
21 SOUTHAVEN II 1,539 1,735,000 1,127 999 transactions with caveats lodged with the Singapore Land Authority.
21 SOUTHAVEN II 1,485 1,650,000 1,111 999 Typically, caveats are lodged at least 2-3 weeks after a purchaser
21 GRAND REGENCY 818 908,000 1,110 FH signs an OTP, hence the lagged nature of the data.
21 SUMMERHILL 1,302 1,440,000 1,106 FH
21 CAVENDISH PARK 958 1,050,000 1,096 99
21 THE RAINTREE 1,270 1,385,000 1,090 99
21 CLEMENTI PARK 1,345 1,350,000 1,003 FH
21 HILLVIEW GREEN 958 960,000 1,002 999
21 SOUTHAVEN II 1,055 1,040,000 986 999
21 CLEMENTI PARK 3,078 2,925,000 950 FH
21 KISMIS COURT 1,948 1,180,000 606 99
22 THE LAKEFRONT RESIDENCES 721 955,000 1,324 99

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