Issue 358

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 CONTENTS FROM THE

p2 Unbiased New Launch Review – Parc Botannia

EDITOR
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p12 Resale Property Transactions
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 SINGAPORE PROPERTY WEEKLY Issue 358

Unbiased New Launch Review – Parc Botannia

By KK Tong (guest contributor)

230 units were sold at Parc Botannia in The unit types are:
Sengkang at an average selling price of
$1,270 psf during the launch weekend in
November 2017. As at mid-March 2018, a
total of 341 units have been sold. The touted
selling point of this 735-unit project was that
of having potential rental from professionals
working at the Seletar Aerospace Park.

A joint venture between Sing Holdings and

Wee Hur, Parc Botannia sits on a site area of
185,102 sq ft, and TOP is projected to be in
December 2021.

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 SINGAPORE PROPERTY WEEKLY Issue 358

The development consists of 735 residential

units and a childcare centre. Units come in
various sizes ranging from 1-bedroom to 5-
bedrooms.

Parking is located on the first level and the

basement. There are a total of 756 parking
lots, including 15 for the childcare centre. The
main entrance is on Fernvale Street. A side
gate is located on Fernvale Road, and this
provides access to the Thanggam LRT
Station.
Figure 1: Site Plan

Facilities at Parc Botannia include a lap pool,

a gymnasium, a tennis court, various
pavilions for different activities, and a Party
Room.

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 SINGAPORE PROPERTY WEEKLY Issue 358
Thoughts from Show Flat Visit
Figure 2: Floor Plan of Type 2BR P1(2
Bedroom Premium)
The layout of this particular unit is pretty
standard for 2-bedroom units in today’s new
developments. The main entrance is via the
open kitchen, followed by the dining area, and
then the living area/balcony. Bedrooms are
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located off the main family areas. There is
little wasted space except for the longish
foyer area at the entrance. For a 667 square
feet unit with 2 bathrooms, it is a challenge to
utilise space well.
Figure 3: Kitchen
The kitchen comes equipped with an
induction top, a Mitsubishi fridge, and a
microwave from Brandt. The washer is also
from Brandt.
Due to size constraint, both worktop and
storage space are barely adequate.
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 SINGAPORE PROPERTY WEEKLY Issue 358

Figure 4: Kitchen/Dining Area Figure 5: Living / Balcony Areas

Although a four-seater dining set can fit into
the space provided, there is not much walking
space left once the dining chairs are pulled
out for use.
In this show flat, the extended sofa serves as
seating for both the living and dining areas.
This is a clever use of space and ensures that
the place does not feel confined. The balcony,
which is big enough to hold a dining set,
extends this feeling of space in the unit.

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 SINGAPORE PROPERTY WEEKLY Issue 358

Figure 6: Master Bedroom

The size of the master bedroom has just Figure 7: Area Map
enough space to place a queen sized bed
Amenities around the area
and two little tables.
Parc Botannia, located in the
Sengkang/Fernvale area, is an area
undergoing rapid development. Thus, the
area is fairly well developed and facilities are
easily accessible.

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 SINGAPORE PROPERTY WEEKLY Issue 358
The nearest shopping mall is The Seletar
Mall, which is about 700 metres away. This
mall caters to most needs as it houses a
supermarket, a cinema, as well as various
tutorial and enrichment centres. A little further
out, Greenwich V offers food and beverage
outlets as well as a supermarket. For a quick
meal, Jalan Kayu, with its row of eateries and
shops, is just a short walk away.
Nature Lovers will enjoy the Sengkang
Riverside Park, just one LRT station away.
Facilities for cyclists and exercise enthusiasts
are available at the park. A floating wetland
connects the park to the Sengkang Sports
complex, which offers facilities like tennis and
badminton courts, swimming pools and a
gymnasium.
Education facilities are not lacking either.
Schools in the vicinity include Fernvale
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Primary School, Pei Hwa Secondary School,
and Sengkang Green Primary School. A new
primary school, Fern Green Primary School,
has just opened its doors in January this year.
It is about 500 metres from Parc Botannia –
pretty convenient for buyers who have young
school-going kids.
For medical facilities, residents in Sengkang
will be served by the Sengkang General and
Community Hospital, scheduled to open by
the second half of 2018.
In terms of transport accessibility, driving to
other parts of the island is via the Tampines
Expressway (TPE). For non-drivers, getting to
Thanggam LRT Station is a mere 2-minute
walk. This LRT station is linked to Sengkang
MRT Station (NE-Line). Bus services are
rather limited, but from Jalan Kayu, there are
bus services plying to Punggol, Yishun,
Hougang, and Ang Mo Kio.
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 SINGAPORE PROPERTY WEEKLY Issue 358
Positive Aspects of the Development
1. The condominium is in a growth area. This
bodes well for buyers as new facilities and
amenities will be developed.
2. Necessary facilities like supermarkets and
schools are within reasonable distance.
3. Thanggam LRT Station is just beside the
development.
4. It is sited opposite High Park Residences,
separated by a park. This location is rather
pleasant due to the surrounding greenery.
5. The childcare centre spells convenience for
young parents with children.
6. Units are a slightly-off North-South
orientation, so they will not get too much
afternoon sun.
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The Not-so-good Aspects of the
Development
1. Excepting the LRT, other transport options
like bus services are very limited at the
moment. To link to Sengkang MRT, residents
need to catch a feeder bus or take the LRT.
2. Sizes in the project seem rather small for
the respective unit types.
3. Materials and fittings are rather basic.
Some Thoughts on Units
1. At the moment, all 4 blocks of Parc
Botannia are unblocked. Blocks 10 and 12
face either the pool or the forested area
separating the development from the TPE.
Blocks 16 and 18 face either the pool or the
park (to be built) separating the development
from High Park Residences, another
condominium.
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 SINGAPORE PROPERTY WEEKLY Issue 358

In future, blocks 10 and 12 will be blocked the pool, but are not directly opposite other
when the forested area is developed. units.

2. Stacks #12, #27 and #28 are closest to 8. If I had to choose, I would prefer a low to
the tennis court, and lower units will be mid-floor unit facing the future park, probably
noisier. either Stack #30 or #31

3. Stacks #3, #4, #5, and #6 are slightly off Price Comparison
N-S orientation, so these will have some
afternoon sun.

4. Pool facing blocks may be quite close to

each other.

5. Stacks #29, #30, #31 and #32 are closest

to the side gate.

6. Stacks #10, #11, #16, #17, #18 are

closest to the childcare centre and the
centre’s playground. It may be noisy.

7. Those who like pool-facing unitscan Figure 8: Location of ParcBotanniaand

considerStacks #14, #15 or #20 which face Surrounding Areas

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 SINGAPORE PROPERTY WEEKLY Issue 358

Parc Botannia is in Sengkang, and we will be Price Comparison Table (3 bedrooms)

comparing it with High Park Residences and
Riverbank@Fernvale, two other 99-year
leasehold projects. Although the location of
Riverbank@ Fernvale is slightly away from
the other two projects, we have put it in as it
is one of the nearer condos to Parc Botannia.

High Park Residences is just opposite Parc

Botannia. It has 1390 units and its TOP is
expected in 2019. Riverbank@Fernvale has
Prices for Parc Botannia
555 units and was completed in 2017.
For the 2-bedroom units, the sizes are similar
Price Comparison Table (2 bedrooms)
for all three developments, so the comparison
is purely on price. Parc Botannia, being the
newest kid on the block, is priced at a
premium of about $150 to $200 psf compared
to the other two developments. As there is no
size advantage and little age difference, I will
probably go for one of the other two condos.

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 SINGAPORE PROPERTY WEEKLY Issue 358

For the 3-bedroom units, all three

developments offer adequate living space.
Again, Parc Botannia commands a premium
of about $250 psf over the other two projects.
On price basis, Parc Botannia loses out to the
other two projects.

Personally, I am not a fan of condominiums

with too many units, so I will probably
chooseRiverbank@Fernvale over High Park
Residences.

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 SINGAPORE PROPERTY WEEKLY Issue 358

Non-Landed Residential Resale Property Transactions for the Week of Apr 30 – May 4

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 1,200,000 1,770 99 9 THE CLAYMORE 3,348 8,800,000 2,629 FH
2 SPOTTISWOODE 18 388 860,800 2,221 FH 9 ESPADA 657 1,514,307 2,306 FH
2 SPOTTISWOODE SUITES 581 1,240,000 2,133 FH 9 RIVERGATE 1,550 3,300,000 2,129 FH
2 76 SHENTON 592 1,250,000 2,111 99 9 OXLEY EDGE 431 860,000 1,997 FH
2 ICON 700 1,180,000 1,687 99 9 THE LIGHT @ CAIRNHILL 1,722 3,430,000 1,992 FH
2 SPOTTISWOODE PARK 1,313 920,000 701 85 9 TIARA 1,302 2,450,000 1,881 FH
3 THE METROPOLITAN CONDOMINIUM 1,744 2,600,000 1,491 99 9 TIARA 1,345 2,488,888 1,850 FH
3 RIVER PLACE 797 1,180,000 1,481 99 9 SOPHIA RESIDENCE 1,432 2,525,000 1,764 FH
3 RIVER PLACE 743 1,080,000 1,454 99 9 THE EDGE ON CAIRNHILL 2,142 3,680,000 1,718 FH
3 ASCENTIA SKY 1,475 1,950,000 1,322 99 9 CAIRNHILL PLAZA 2,820 4,500,000 1,596 FH
4 REFLECTIONS AT KEPPEL BAY 1,195 2,154,400 1,803 99 9 CAVENAGH HOUSE 1,701 2,638,000 1,551 FH
4 REFLECTIONS AT KEPPEL BAY 1,152 2,070,000 1,797 99 9 SOPHIA RESIDENCE 2,034 2,550,000 1,253 FH
4 CARIBBEAN AT KEPPEL BAY 2,099 3,537,500 1,685 99 10 NASSIM PARK RESIDENCES 3,175 10,580,000 3,332 FH
4 CARIBBEAN AT KEPPEL BAY 1,335 2,210,000 1,656 99 10 ARDMORE II 2,024 5,350,000 2,644 FH
4 CARIBBEAN AT KEPPEL BAY 1,270 1,710,000 1,346 99 10 GOODWOOD RESIDENCE 2,680 6,800,000 2,537 FH
4 THE INTERLACE 1,259 1,600,000 1,270 99 10 GOODWOOD RESIDENCE 3,907 7,500,000 1,919 FH
4 THE INTERLACE 1,744 2,160,000 1,239 99 10 THE TRIZON 1,012 1,860,000 1,838 FH
5 THE PEAK@BALMEG 1,668 2,200,000 1,319 FH 10 NATHAN RESIDENCES 775 1,408,000 1,817 FH
5 THE PEAK@BALMEG 3,068 3,700,000 1,206 FH 10 FONTANA HEIGHTS 3,455 5,500,000 1,592 FH
5 CARABELLE 2,131 2,568,000 1,205 956 10 D'LEEDON 807 1,230,000 1,524 99
5 DOVER PARKVIEW 969 1,160,000 1,197 99 10 D'LEEDON 4,833 6,240,600 1,291 99
5 THE VISION 1,259 1,500,000 1,191 99 10 RIDGEWOOD 1,744 2,125,000 1,219 999
5 BLUE HORIZON 936 940,000 1,004 99 10 STUDIO 3 1,528 1,840,000 1,204 FH
9 NEW FUTURA 7,836 36,280,000 4,630 FH 11 TRILIGHT 2,099 4,030,000 1,920 FH
9 NEW FUTURA 1,830 6,199,200 3,388 FH 11 SOLEIL @ SINARAN 936 1,785,000 1,906 99

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 SINGAPORE PROPERTY WEEKLY Issue 358

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 1,087,000 1,870 99 15 THE TREELINE 1,281 1,430,000 1,116 FH
11 SOLEIL @ SINARAN 1,722 3,000,000 1,742 99 15 COTE D'AZUR 2,852 2,800,000 982 99
11 THE ARMADALE 1,991 2,060,000 1,034 FH 15 NEPTUNE COURT 1,636 1,550,000 947 99
11 ADAM PARK CONDOMINIUM 1,528 1,550,000 1,014 FH 15 GRAND RESIDENCE 1,927 1,800,000 934 FH
12 OKIO 452 700,000 1,548 FH 15 NEPTUNE COURT 1,270 1,130,000 890 99
12 VISTA RESIDENCES 646 998,000 1,545 FH 16 URBAN VISTA 850 1,230,000 1,446 99
12 IRESIDENCES 1,066 1,408,000 1,321 FH 16 COSTA DEL SOL 1,324 1,820,000 1,375 99
12 CITY REGENCY 517 678,000 1,312 FH 16 WATERFRONT KEY 904 1,125,000 1,244 99
13 BARTLEY RIDGE 721 1,090,000 1,511 99 16 IDYLLIC EAST 947 1,175,000 1,240 FH
13 8@WOODLEIGH 840 1,100,000 1,310 99 16 OPTIMA @ TANAH MERAH 872 1,005,000 1,153 99
13 BARTLEY RIDGE 1,615 2,080,000 1,288 99 16 BREEZE BY THE EAST 2,045 2,300,000 1,125 FH
14 AVANT RESIDENCES 538 853,800 1,586 99 16 COSTA DEL SOL 1,765 1,838,000 1,041 99
14 AVANT RESIDENCES 527 808,800 1,533 99 16 THE BAYSHORE 980 920,000 939 99
14 DAKOTA RESIDENCES 1,044 1,420,000 1,360 99 16 EASTWOOD CENTRE 1,464 1,180,000 806 99
14 LA FLEUR 409 550,000 1,345 FH 17 FERRARIA PARK CONDOMINIUM 1,195 1,090,000 912 FH
14 THE LENOX 603 790,000 1,311 FH 17 HEDGES PARK CONDOMINIUM 1,087 958,000 881 99
14 REZI 26 764 1,000,000 1,308 FH 17 PARC OLYMPIA 1,023 850,000 831 99
14 SUITES 28 431 550,000 1,277 FH 17 ESTELLA GARDENS 1,141 900,000 789 FH
14 VACANZA @ EAST 560 707,000 1,263 FH 18 THE PALETTE 883 950,000 1,076 99
14 THE TRUMPS 678 835,000 1,231 99 18 DOUBLE BAY RESIDENCES 1,259 1,320,000 1,048 99
15 THE SHORE RESIDENCES 1,378 2,222,800 1,613 103 18 WATERVIEW 926 966,000 1,044 99
15 38 I SUITES 667 983,000 1,473 FH 18 RIPPLE BAY 1,066 1,078,000 1,012 99
15 FLAMINGO VALLEY 818 1,180,000 1,442 FH 18 NV RESIDENCES 904 850,000 940 99
15 JUPITER 18 603 860,000 1,427 FH 18 TROPICAL SPRING 1,927 1,700,000 882 99
15 11 AMBER ROAD 1,345 1,850,000 1,375 FH 18 OASIS @ ELIAS 980 835,000 852 99
15 WATER PLACE 1,216 1,600,000 1,315 99 18 CHANGI RISE CONDOMINIUM 1,259 998,000 792 99
15 THE MEDLEY 883 1,068,000 1,210 FH 18 MELVILLE PARK 969 730,000 754 99
15 D' CASTILIA 603 705,000 1,170 FH 18 MELVILLE PARK 1,345 940,000 699 99

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 SINGAPORE PROPERTY WEEKLY Issue 358

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
18 MELVILLE PARK 1,206 820,000 680 99 23 FORESQUE RESIDENCES 732 880,000 1,202 99
19 THE TEMBUSU 753 1,368,000 1,816 FH 23 HILLINGTON GREEN 1,755 1,905,000 1,086 999
19 JEWEL @ BUANGKOK 775 953,000 1,230 99 23 CHANTILLY RISE 1,518 1,580,000 1,041 FH
19 PARC CENTROS 1,679 1,900,000 1,132 99 23 MI CASA 1,259 1,068,000 848 99
19 PARC VERA 710 790,000 1,112 99 23 MAYSPRINGS 1,335 1,100,000 824 99
19 RIVER ISLES 1,066 1,136,000 1,066 99 23 HILLVIEW REGENCY 1,195 968,000 810 99
19 THE MINTON 980 988,000 1,009 99 23 NORTHVALE 1,270 960,000 756 99
19 THE QUARTZ 1,141 1,125,000 986 99 25 WOODHAVEN 624 650,000 1,041 99
19 RIVER ISLES 1,076 1,050,000 975 99 26 CASTLE GREEN 1,593 1,241,000 779 99
19 THE MINTON 1,087 1,060,000 975 99 27 THE ESTUARY 904 950,000 1,051 99
19 CHARLTON CORNER 850 815,000 958 FH 27 THE ESTUARY 904 855,000 946 99
19 ROSYTH VILLE 1,087 1,040,000 957 999 27 EIGHT COURTYARDS 1,163 1,040,000 895 99
19 COMPASS HEIGHTS 1,066 920,000 863 99 28 SELETAR PARK RESIDENCE 840 930,000 1,108 99
19 REGENTVILLE 1,744 992,000 569 99
20 FLAME TREE PARK 1,765 2,200,000 1,246 FH
20 THE GARDENS AT BISHAN 883 888,000 1,006 99 NOTE: This data only covers non-landed residential resale property
20 GRANDEUR 8 1,216 1,220,000 1,003 99
transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
21 THE HILLFORD 506 600,000 1,186 60
signs an OTP, hence the lagged nature of the data.
21 PARC PALAIS 980 1,100,000 1,123 FH
21 GARDENVISTA 893 950,000 1,063 99
21 CLEMENTI PARK 2,605 2,700,000 1,037 FH
21 THE RAINTREE 1,335 1,380,000 1,034 99
21 N.A. 1,313 1,200,000 914 999
22 CASPIAN 936 1,080,000 1,153 99
22 THE LAKESHORE 1,184 1,350,000 1,140 99
22 CASPIAN 1,238 1,370,000 1,107 99
22 THE LAKESHORE 1,163 1,260,000 1,084 99
22 PARC OASIS 1,227 1,120,000 913 99

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