Issue 352

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 CONTENTS FROM THE

p2 Pasir Ris Condo Showdown –Living

EDITOR
Welcome to the 352th edition of the
Singapore Property Weekly.
in the Far East
Hope you like it!
p8 Resale Property Transactions
Mr. Propwise
(March 19 – March 23)

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 SINGAPORE PROPERTY WEEKLY Issue 352

Pasir Ris Condo Showdown –Living in the Far East

With its proximity to the sea, beach lovers will

find Pasir Ris a haven to live in. Located at
the far end of Eastern Singapore, Pasir Ris is
reasonably well developed with a population
of 139,890 as at 2015.

As in any part of Singapore, there are plentiful

condominiums to choose from. Which are the
condos in Pasir Ris worth considering?
Where are the condos reasonably near to
MRT stations? Which development will give
us a bang for our buck?

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 SINGAPORE PROPERTY WEEKLY Issue 352

Amenities in Pasir Ris will be happy to know that the National

Library has a branch housed inside this
Pasir Ris offers all the amenities necessary
shopping mall.
for residents. Schools, shopping, recreation
and transport are easily accessible. There are For recreation, residents can head on to
a number of primary schools in Pasir Ris. Downtown East,a leisure and entertainment
These include Pasir Ris Primary, White hub where one can play pool, watch a movie,
Sands Primary, and Elias Park Primary. Some bowl, or have some water fun at Wild Wild
secondary schools include Meridian Wet, a water theme park.
Secondary and Pasir Ris Crest Secondary.
Sports enthusiasts can visit the Pasir Ris
Other institutes of learning are Meridian
Sports Centre, which has a sports hall and a
Junior College and the Overseas Family
swimming complex.
School.
For nature lovers, Pasir Ris Park is a
The biggest shopping mall in Pasir Ris is
wonderful place for families and friends to
White Sands Shopping Centre, located near
enjoy activities together like cycling,
the MRT Station. Here, you can find all kinds
skateboarding, and even camping. This park
of cuisine, be it local, Japanese, Thai or
is located along the beach front, and offers
Western.There are also retail shops selling
park users BBQ pits and fitness areas. For
clothes, shoes and bags. Food and groceries
children, a big playground provides endless
can be purchased from NTUC Fairprice.
hours of fun.
Besides shops and dining options, readers
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 SINGAPORE PROPERTY WEEKLY Issue 352

The main expressway serving Pasir Ris is the

Tampines Expressway (TPE), leading
outwards to the KPE and the PIE. Commuters
who require public transport have easy
access to the Pasir Ris MRT Station and the
Pasir Ris Bus Interchange. Both these
transport hubs are within walking distance of
each other.

Condos for Comparison Figure 1: D’Nest

Based on nearest distance to MRT stations,
we have shortlisted three condos in Pasir Ris,
and will be comparing D’Nest, Eastvale
Condo, and The Palette.

Condo #1 –D’Nest

Our first condo, D’Nest, is located in Pasir Ris

Grove, about 530m from Pasir Ris MRT
Station. Developed by Hong Realty, it
obtained its T.O.P in 2017.

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 SINGAPORE PROPERTY WEEKLY Issue 352
Condo #2 –Eastvale Condo #3 – The Palette

The second condo featured is Eastvale, Finally, we have The Palette, completed in
completed in 1998 by Capitaland Residential. 2016 by City Developments.

Figure 2: Eastvale
Figure 3: The Palette

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 SINGAPORE PROPERTY WEEKLY Issue 352
Comparing the three condos
D’Nest and The Palette are both new, having
obtained their T.O.P the last two years. On
the contrary, Eastvale is a much older condo
as its leasehold status started from 1996.
In terms of distance to the MRT, Eastvale has
a very slight advantage over the other two
condos. It also has the most amenities within
walking distance.
Because D’Nest and The Palette are
comparatively newer, the number of
transactions over the last twelve months is
sizeable. Eastvale’s transactions number 11
over the past year, not too shabby a figure
either.
Where average psf price is concerned,
D’Nest and The Palette are going for above
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$1000 psf. Eastvale’s average psf price is
about $700. Quantum prices are also pretty
competitive as the newer condos offer smaller
units.
Unit sizes are not too bad, the smallest being
those of The Palette, followed by D’Nest, with
Eastvale having the biggest units.
All three developments are leasehold
developments.
My preference
Based on the various attributes such as
distance to MRT, walking distance to
amenities, unit sizes, and average PSF
prices, I would probably go for Eastvale.
Arguably, although it is much older, its unit
sizes are more comfortable, and amenities
around the area are also more convenient.
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 SINGAPORE PROPERTY WEEKLY Issue 352

Moreover, the total number of units in the

development is 312, which is a good size,
and not as many as the other two projects.

In terms of location, I also prefer Eastvale to

D’Nest as the latter is located right at the
junction of the TPE and the Tampines Flyover.
On the other hand, D’Nest is in an enclave of
private developments while Eastvale is
bordered on one side by HDB blocks. Buyers
who want some exclusivity would prefer
D’Nest or The Palette.

The other downside for Eastvale is that

buyers may need to fork out some cash to do
up the unit as it is a much older development.

As always, choices really depend on

individual needs and preferences.

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 SINGAPORE PROPERTY WEEKLY Issue 352

Non-Landed Residential Resale Property Transactions for the Week of Mar 19 – Mar 23

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 678 1,250,000 1,843 99 9 VILLE ROYALE 1,119 1,805,000 1,612 FH
2 76 SHENTON 592 1,190,000 2,010 99 10 THE NASSIM 1,927 7,090,000 3,680 FH
2 ICON 786 1,280,000 1,629 99 10 ARDMORE PARK 2,885 10,400,000 3,605 FH
2 INTERNATIONAL PLAZA 1,604 1,750,000 1,091 99 10 8 NAPIER 2,013 6,550,000 3,254 FH
3 THE REGENCY AT TIONG BAHRU 1,270 2,040,000 1,606 FH 10 RV SUITES 549 958,000 1,745 FH
3 ASCENTIA SKY 1,475 1,935,000 1,312 99 10 VALLEY PARK 797 1,300,000 1,632 999
3 CLYDESVIEW 2,411 2,880,000 1,194 FH 10 JERVOIS LODGE 1,518 2,420,000 1,594 FH
3 CLYDESVIEW 2,411 2,850,000 1,182 FH 10 PARVIS 2,605 4,100,000 1,574 FH
4 THE OCEANFRONT @ SENTOSA COVE 1,216 1,900,888 1,563 99 10 D'LEEDON 1,830 2,850,000 1,557 99
4 REFLECTIONS AT KEPPEL BAY 1,012 1,500,000 1,482 99 10 THE TESSARINA 990 1,500,000 1,515 FH
5 ONE-NORTH RESIDENCES 1,593 2,000,000 1,255 99 11 SHELFORD SUITES 1,270 2,042,000 1,608 FH
5 WESTCOVE CONDOMINIUM 1,109 940,000 848 99 11 GOLDHILL TOWERS 1,550 2,400,000 1,548 FH
5 WESTCOVE CONDOMINIUM 1,206 1,000,000 829 99 11 THE LINCOLN MODERN 1,378 2,100,000 1,524 FH
7 CONCOURSE SKYLINE 861 1,711,320 1,987 99 11 THE ARCADIA 7,502 6,600,000 880 99
7 SUNSHINE PLAZA 1,130 1,250,000 1,106 99 12 EIGHT RIVERSUITES 700 1,030,000 1,472 99
8 KENTISH COURT 1,259 1,220,000 969 99 12 NOVA 48 1,238 1,630,000 1,317 FH
8 N.A. 1,335 1,180,000 884 FH 12 THE ARTE 1,528 1,950,000 1,276 FH
9 UP@ROBERTSON QUAY 570 1,510,000 2,647 99 12 VETRO 474 578,000 1,220 999
9 PATERSON RESIDENCE 1,313 3,100,000 2,361 FH 12 THE CITRINE 1,281 1,430,000 1,116 FH
9 MARTIN NO 38 969 2,225,000 2,297 FH 12 ST FRANCIS LODGE 1,238 1,295,000 1,046 FH
9 MARTIN PLACE RESIDENCES 1,722 3,800,000 2,206 FH 12 THE ARTE 4,015 3,400,000 847 FH
9 SUITES AT ORCHARD 753 1,600,000 2,123 99 13 WOODSVILLE 28 829 1,133,000 1,367 99
9 URBANA 1,313 2,780,000 2,117 FH 13 E MAISON 1,152 1,518,336 1,318 FH
9 TIARA 1,507 2,791,000 1,852 FH 13 E MAISON 829 1,088,000 1,313 FH
9 CITYVALE 721 1,230,000 1,706 FH 13 BLOSSOMS @ WOODLEIGH 2,680 2,390,000 892 FH

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 SINGAPORE PROPERTY WEEKLY Issue 352

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
14 WATERBANK AT DAKOTA 484 825,000 1,703 99 16 THE DAFFODIL 1,001 980,000 979 FH
14 MELOSA 484 650,000 1,342 FH 16 BAYSHORE PARK 936 870,000 929 99
14 D'GALLERY 969 1,130,000 1,166 FH 16 LAGUNA 88 1,195 1,070,000 896 99
14 THE SUNNY SPRING 1,066 1,120,000 1,051 FH 16 STRATFORD COURT 1,733 1,270,000 733 99
14 CASA SARINA 1,270 1,310,000 1,031 FH 17 FERRARIA PARK CONDOMINIUM 1,216 1,068,888 879 FH
14 VACANZA @ EAST 1,938 1,980,000 1,022 FH 17 LIGHTHOUSE 1,206 900,000 747 99
14 STARVILLE 1,475 1,350,000 915 FH 18 D'NEST 484 640,000 1,321 99
14 CENTRAL GROVE 1,216 1,080,000 888 99 18 Q BAY RESIDENCES 1,119 1,250,000 1,117 99
14 THE ALCOVE 1,292 1,042,000 807 99 18 Q BAY RESIDENCES 1,615 1,738,000 1,076 99
14 SUMMER VIEW 1,496 958,000 640 FH 18 NV RESIDENCES 797 775,000 973 99
15 AALTO 1,550 2,852,000 1,840 FH 18 TROPICAL SPRING 1,335 1,200,000 899 99
15 THE SEAWIND 646 1,153,228 1,786 FH 18 TROPICAL SPRING 1,335 1,168,000 875 99
15 THE ESTA 1,001 1,720,000 1,718 FH 19 THE TEMBUSU 753 1,350,000 1,792 FH
15 THE BELVEDERE 1,302 2,200,000 1,689 FH 19 THE SCALA 850 1,180,000 1,388 99
15 MEIER SUITES 2,207 3,600,000 1,631 FH 19 KOVAN REGENCY 980 1,330,000 1,358 99
15 HAIG 162 484 720,000 1,486 FH 19 LA FIESTA 732 942,000 1,287 99
15 VIBES @ EAST COAST 420 592,000 1,410 FH 19 BARTLEY RESIDENCES 1,098 1,410,000 1,284 99
15 EMERALD EAST 1,087 1,450,000 1,334 FH 19 PARC CENTROS 990 1,150,000 1,161 99
15 ST PATRICK'S LOFT 1,324 1,720,000 1,299 FH 19 D'PAVILION 969 1,080,000 1,115 FH
15 WATER PLACE 1,227 1,570,000 1,279 99 19 KOVAN MELODY 1,227 1,320,000 1,076 99
15 MANDARIN GARDENS 829 950,000 1,146 99 19 KOVAN 81 1,055 1,100,000 1,043 999
15 THE SERENNIA 1,023 1,150,000 1,125 FH 19 EDEN VIEW 1,055 1,048,000 993 FH
15 IVORY 872 970,000 1,113 FH 19 THE LUXURIE 936 913,000 975 99
15 COTE D'AZUR 2,885 2,880,000 998 99 20 CLOVER BY THE PARK 1,604 1,800,000 1,122 99
15 NATURALIS 1,561 1,350,000 865 FH 20 SEASONS VIEW 1,141 1,173,000 1,028 99
16 THE DAFFODIL 732 850,000 1,161 FH 21 FLORIDIAN 904 1,578,000 1,745 FH
16 BAYSHORE PARK 1,173 1,280,000 1,091 99 21 THE CASCADIA 990 1,500,000 1,515 FH
16 CHANGI COURT 926 945,000 1,021 FH 21 GARDENVISTA 1,345 1,610,000 1,197 99

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 SINGAPORE PROPERTY WEEKLY Issue 352

Postal Area Transacted Price

Project Name Tenure
District (sqft) Price ($) ($ psf)
21 PARC PALAIS 958 1,050,000 1,096 FH
21 SHERWOOD CONDOMINIUM 1,238 1,280,000 1,034 FH
22 THE LAKEFRONT RESIDENCES 484 760,000 1,569 99
22 THE LAKESHORE 1,109 1,190,000 1,073 99
22 PARC OASIS 1,076 1,000,000 929 99
22 PARC VISTA 1,076 890,000 827 99
23 THE HILLIER 614 870,000 1,418 99
23 THE HILLIER 560 760,000 1,358 99
23 HILLVIEW HEIGHTS 1,270 1,488,000 1,172 FH
23 MONTROSA 1,184 1,128,000 953 999
23 REGENT HEIGHTS 1,173 810,000 690 99
23 PALM GARDENS 1,345 898,000 667 99
25 PARC ROSEWOOD 743 690,000 929 99
25 ROSEWOOD SUITES 1,066 870,000 816 99
25 ROSEWOOD 1,173 880,000 750 99
25 ROSEWOOD 1,173 838,000 714 99
26 SEASONS PARK 1,066 845,000 793 99
27 THE NAUTICAL 441 530,000 1,201 99
27 THE ESTUARY 1,119 936,000 836 99
27 SUN PLAZA 1,367 900,000 658 99
28 H2O RESIDENCES 883 910,000 1,031 99
28 H2O RESIDENCES 883 890,000 1,008 99
28 SERENITY PARK 1,324 1,250,000 944 FH

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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