Issue 381

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

 CONTENTS FROM THE

p2 Life in the East – Condos in Bedok

EDITOR
Welcome to the 381st edition of the
Singapore Property Weekly.
p9 Resale Property Transactions
Hope you like it!
(March 27 – April 5) Mr. Propwise

Contribute
Do you have articles and insights and articles that you’d like to share
with thousands of readers interested in the Singapore property
market? Send them to us at info@propwise.sg, and if they’re good
enough, we’ll publish them here, on our blog and even on Yahoo!
News.
Advertise
Want to get your brand, product, service or property listing out to
thousands of Singapore property investors at a very reasonable
cost? Head over to www.propwise.sg/advertise/ to find out more.
 SINGAPORE PROPERTY WEEKLY Issue 381

Life in the East – Condos in Bedok

By KK Tong (guest contributor)

Bedok is a matured town in the Eastern part

of Singapore, and has an estimated
population of 289,000, which is the largest of
all Sg residential towns. Similar to other
towns on the island, Bedok offers a mix of
public and private housing. Clusters of private
housing are situated in areas like Bayshore,
Frankel, Siglap, Bedok Reservoir, and Tanah
Merah. Here, we will be looking at
condominiums which are around the Tanah
Merah MRT area, and doing a comparison of
these developments.

Back to Contents Page | 2

 SINGAPORE PROPERTY WEEKLY Issue 381

In terms of location, Bedok is pretty residents. Primary schools here include

convenient as it is just next to Marine Parade,
which is popular with many home buyers.
Being a matured estate, amenities are
plentiful. Travelling to the
straightforward - there are 10 MRT stops from
Tanah Merah MRT station to Raffles Place
MRT, and travelling time is only about 20
minutes.
Amenities in Bedok
As mentioned, Bedok is a mature estate and
is flush with amenities for residents. The main
establishments like shops, supermarkets,
eateries, recreational facilities,
medical institutions, and transport nodes are
all in place.
With such a huge population, Bedok has
many educational institutes to cater to its
Fengshan, Damai, Temasek, Opera Estate,
Bedok Green, and Tanjong Katong. Some of
the secondary schools are Bedok South,
city is Bedok View, and St. Anthony’s Canossian.
Temasek Junior College and Victoria Junior
College are located in Bedok too.
For sports and recreation, Bedok Sports Hall,
Bedok Tennis Centre, Bedok Stadium, and
Bedok Swimming Complex are all located
centrally along Upper Changi Road, centred
between the Bedok and Tanah Merah MRT
stations. At Bedok Reservoir Park, sports like
jogging, cycling or kayaking can be done.
schools,
Other water sports like windsurfing and
swimming can be enjoyed at East Coast
Parkway, which isn’t too far away either.

Back to Contents Page | 3

 SINGAPORE PROPERTY WEEKLY Issue 381
Avid readers and bibliophiles can read to their
hearts’ content at the Bedok Public Library
situated in Heartbeat@ Bedok, which also
houses a polyclinic and a community club.
Shoppers can enjoy retail therapy at Bedok
Point or Bedok Mall, where NTUC Finest is
also located. Restaurants and cafes are also
abundant in these malls. Those who prefer
hawker food can find local delights at Bedok
Interchange Hawker Centre.
Medical facilities are available at Changi
General Hospital.
At the moment, Bedok is served by the East-
West MRT line, with stations at Bedok, Tanah
Merah, and Kembangan. The Bedok
Back to Contents
Reservoir area is served by the downtown
line, with stations at Kaki Bukit, Bedok North,
and Bedok Reservoir. Drivers can access the
rest of the island via the AYE (Ayer Rajah
Expressway) and the PIE (Pan Island
Expressway).
Our Criteria for Shortlisting Condos
For buyers who are considering making
Bedok their home, the pluses are really its
infrastructure and convenience. So let’s look
at some condos that buyers can consider –
we have shortlisted 5 completed projects for
comparison – Casa Merah, East Meadows,
Optima@Tanah Merah, The Glades, and
Urban Vista.
Page | 4
 SINGAPORE PROPERTY WEEKLY Issue 381
Condo #1 – Casa Merah Condo #2 – East Meadows

Our first condo, Casa Merah, is about 280 East Meadows was completed in 2001. It was
metres from Tanah Merah MRT Station. It developed by Far East Organisation.
was developed by NTUC Choice Homes and
Wing Tai Holdings and completed in 2009.

Figure 1: Casa Merah Figure 2: East Meadows

Back to Contents Page | 5

 SINGAPORE PROPERTY WEEKLY Issue 381
Condo #3 – Optima@Tanah Merah Condo #4 – The Glades

Our third development, Optima@Tanah The Glades is located at Bedok Rise. It was
Merah by TID Pte Ltd, was completed in completed in 2017 by Sherwood
2012. Development Pte Ltd.

Figure 3: Optima@Tanah Merah Figure 4: The Glades

Back to Contents Page | 6

 SINGAPORE PROPERTY WEEKLY Issue 381
Condo #5 – Urban Vista Comparing the 5 condos

Urban Vista was completed in 2016. Located

at Tanah Merah Kechil Link, it was developed
by Bayfront Realty Pte Ltd.

Figure 6: Location Map of Condos

The location of the 5 condos are clustered

Figure 5: Urban Vista
around the Tanah Merah MRT Station.
Distance to the MRT is less than 320m for all
the developments.

Using Tanah Merah MRT as the pivot, the

amenities within a 1-km range include Bedok
Green Primary School,

Back to Contents Page | 7

 SINGAPORE PROPERTY WEEKLY Issue 381

Tanjong Katong Primary School, Bedok South 600 to 700, which I consider too many in a
Secondary School, Bedok View Secondary development. Thirdly, the smallest unit size is
School, Bedok Stadium and Sports Hall, and really too miniscule – 500+ square feet for a
New Upper Changi Road Market and Food 2-bedroom unit – really?
Centre.
I will also probably rule out East Meadows as
In term of proximity to amenities, there is little I consider its PSF price high for its age.
difference among the 5 listed condos, and no
Between the last two options, I think
obvious advantage of any condo over the
Optima@Tanah Merah has a slight edge over
others. Moreover, all are 99-year leasehold
Casa Merah as it is slightly newer, yet is
projects.
priced a bit lower. The total number of units in
So which one would I choose? the development is about 300, which I
consider an optimum size. Lastly, its unit
I would rule out The Glades and Urban Vista
sizes, while not big, are acceptable for 2-
for 3 reasons – firstly, its PSF price is about
bedroom units.
$200 to $480 higher than its competitors – a
huge differential even after factoring in its
‘newness’. Secondly, the units number about

Back to Contents Page | 8

 SINGAPORE PROPERTY WEEKLY Issue 381

Non-Landed Residential Resale Property Transactions for the Week of Mar 27 – Apr 5

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
2 WALLICH RESIDENCE 646 2,395,000 3,708 99 8 KERRISDALE 1,485 1,570,000 1,057 99
2 SPOTTISWOODE RESIDENCES 603 1,105,000 1,833 FH 9 8 SAINT THOMAS 506 1,580,000 3,123 FH
2 ICON 581 1,000,000 1,720 99 9 8 SAINT THOMAS 517 1,580,000 3,058 FH
2 SKYSUITES@ANSON 700 1,200,000 1,715 99 9 8 SAINT THOMAS 872 2,638,000 3,026 FH
3 THE CREST 980 1,983,000 2,024 99 9 8 SAINT THOMAS 1,044 2,828,000 2,709 FH
3 THE CREST 1,270 2,318,000 1,825 99 9 OXLEY EDGE 398 880,000 2,210 FH
3 THE CREST 1,184 2,010,000 1,698 99 9 RIVERGATE 1,776 3,800,000 2,140 FH
3 ECHELON 1,475 2,478,000 1,680 99 9 MIRAGE TOWER 958 1,860,000 1,942 FH
5 WHITEHAVEN 1,206 1,880,000 1,559 FH 9 LUMA 904 1,660,000 1,836 FH
5 THE PARC CONDOMINIUM 1,345 1,810,000 1,345 FH 9 PARC EMILY 980 1,710,000 1,746 FH
5 THE ROCHESTER RESIDENCES 1,948 2,500,000 1,283 99 9 ASPEN HEIGHTS 1,324 2,250,000 1,699 999
5 THE STELLAR 1,421 1,735,000 1,221 FH 9 LUMA 1,173 1,990,000 1,696 FH
5 VARSITY PARK CONDOMINIUM 1,012 1,200,000 1,186 99 9 THE QUAYSIDE 1,173 1,748,888 1,491 99
5 VARSITY PARK CONDOMINIUM 1,367 1,600,000 1,170 99 9 ORCHARD SCOTTS 2,282 3,300,000 1,446 99
5 DOVER PARKVIEW 969 1,088,000 1,123 99 10 3 ORCHARD BY-THE-PARK 2,260 8,287,000 3,666 FH
5 VARSITY PARK CONDOMINIUM 1,615 1,740,000 1,078 99 10 GRANGE RESIDENCES 2,852 7,150,000 2,507 FH
5 BLUE HORIZON 1,152 1,200,000 1,042 99 10 THE ARC AT DRAYCOTT 1,270 3,100,000 2,441 FH
5 FABER CREST 1,270 1,200,000 945 99 10 THE LADYHILL 3,283 7,000,000 2,132 FH
5 REGENT PARK 969 910,000 939 99 10 VOLARI 1,636 3,350,000 2,048 FH
7 SOUTH BEACH RESIDENCES 1,399 4,833,900 3,454 99 10 CYAN 678 1,330,000 1,961 FH
7 SOUTH BEACH RESIDENCES 2,260 7,675,360 3,396 99 10 DRAYCOTT EIGHT 1,173 2,290,000 1,952 99
8 CITY SQUARE RESIDENCES 570 955,000 1,674 FH 10 PARVIS 1,701 3,290,000 1,934 FH
8 CITYLIGHTS 893 1,438,000 1,610 99 10 LEEDON 2 840 1,580,000 1,882 FH
8 CITY SQUARE RESIDENCES 1,496 2,250,000 1,504 FH 10 THE MARBELLA 1,625 2,950,000 1,815 FH
8 CITY SQUARE RESIDENCES 1,496 2,245,000 1,500 FH 10 THE CORNWALL 1,044 1,860,000 1,781 FH

Back to Contents Page | 9

 SINGAPORE PROPERTY WEEKLY Issue 381

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
10 THE TESSARINA 1,012 1,760,000 1,739 FH 14 CASA AERATA 549 725,000 1,321 FH
10 ALLSWORTH PARK 1,959 3,300,000 1,684 999 14 MERA EAST 1,195 1,390,000 1,163 FH
10 GALLOP GABLES 1,184 1,980,000 1,672 FH 14 VACANZA @ EAST 840 970,000 1,155 FH
10 D'LEEDON 1,206 2,000,000 1,659 99 14 VACANZA @ EAST 807 888,000 1,100 FH
10 D'LEEDON 1,152 1,900,000 1,650 99 14 E7 LODGE 1,345 1,440,000 1,070 FH
10 HOLLAND RESIDENCES 2,250 3,650,000 1,622 FH 14 CENTRAL IMPERIAL 549 580,000 1,057 FH
10 ALLSWORTH PARK 1,959 2,950,000 1,506 999 14 ASTOR 861 780,000 906 99
10 NATHAN PLACE 1,830 2,525,000 1,380 FH 14 GUILLEMARD EDGE 1,356 1,150,000 848 FH
11 SOLEIL @ SINARAN 1,098 2,080,000 1,894 99 14 ASTON MANSIONS 1,302 1,100,000 845 99
11 SOLEIL @ SINARAN 1,453 2,750,000 1,892 99 15 PEBBLE BAY 2,809 5,100,000 1,815 99
11 SOLEIL @ SINARAN 581 1,050,000 1,806 99 15 THE ATRIA AT MEYER 1,475 2,350,000 1,594 FH
11 MIRO 1,249 2,025,000 1,622 FH 15 THE SHORE RESIDENCES 1,055 1,616,000 1,532 103
11 ROCHELLE AT NEWTON 1,744 2,785,000 1,597 99 15 MODA 980 1,495,000 1,526 FH
11 CHANCERY PARK 2,379 3,600,000 1,513 FH 15 TIERRA VUE 1,259 1,920,000 1,525 FH
11 ZEDGE 915 1,360,000 1,486 FH 15 DE CENTURION 570 850,000 1,490 FH
11 LA NOUVELLE 1,023 1,420,000 1,389 FH 15 EASTBAY 689 1,009,050 1,465 FH
11 SHELFORD GREEN 3,735 4,590,000 1,229 FH 15 THE LUCENT 474 680,000 1,436 FH
11 HILLCREST ARCADIA 2,745 2,450,000 893 99 15 RIVEREDGE 1,335 1,750,000 1,311 99
12 EIGHT RIVERSUITES 840 1,280,000 1,525 99 15 HAWAII TOWER 2,239 2,828,888 1,264 FH
12 TREVISTA 1,152 1,570,000 1,363 99 15 FINLAND GARDENS 1,851 2,300,000 1,242 FH
12 RIVERBAY 646 870,000 1,347 999 15 COSTA RHU 2,648 3,250,000 1,227 99
12 TREVISTA 915 1,180,000 1,290 99 15 THE BALE 1,055 1,250,000 1,185 FH
12 NOVA 48 1,098 1,398,000 1,273 FH 15 SUNSHINE RESIDENCE 969 1,053,000 1,087 FH
12 8 RAJA 2,024 2,550,000 1,260 FH 15 WORTHINGTON 1,894 2,050,000 1,082 FH
13 BARTLEY RIDGE 463 780,000 1,685 99 15 VILLA MARINA 1,249 1,350,000 1,081 99
13 8@WOODLEIGH 840 1,060,000 1,263 99 15 OCEAN PARK 3,897 4,150,000 1,065 FH
14 CENTRA HEIGHTS 409 660,000 1,614 FH 15 LE CONNEY PARK 1,141 1,200,000 1,052 FH
14 VIENTO 431 580,000 1,347 FH 15 EAST SIGNATURE 1,636 1,700,000 1,039 FH

Back to Contents Page | 10

 SINGAPORE PROPERTY WEEKLY Issue 381

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
16 COSTA DEL SOL 1,313 1,800,000 1,371 99 19 THE SPRINGBLOOM 1,302 1,450,000 1,113 99
16 PARBURY HILL CONDOMINIUM 1,776 2,300,000 1,295 FH 19 KOVAN MELODY 1,302 1,440,000 1,106 99
16 WATERFRONT KEY 1,442 1,700,000 1,179 99 19 RIVER ISLES 753 832,000 1,104 99
16 COSTA DEL SOL 1,561 1,700,000 1,089 99 19 PARC CENTROS 990 1,050,000 1,060 99
16 CHANGI GREEN 1,130 1,230,000 1,088 FH 19 THE MINTON 1,087 1,150,000 1,058 99
16 BAYWATER 1,292 1,388,000 1,075 99 19 RIVERSOUND RESIDENCE 1,367 1,428,000 1,045 99
16 WATERFRONT WAVES 1,292 1,380,000 1,068 99 19 BOATHOUSE RESIDENCES 1,130 1,180,000 1,044 99
16 THE BAYSHORE 1,184 1,160,000 980 99 19 PARC VERA 786 800,000 1,018 99
16 TANAMERA CREST 861 818,000 950 99 19 KOVAN RESIDENCES 1,701 1,670,000 982 99
16 CASAFINA 1,270 1,180,000 929 99 19 THE PROMENADE@PELIKAT 990 970,000 980 FH
16 PALMWOODS 1,023 940,000 919 99 19 PALM GROVE CONDOMINIUM 1,927 1,870,000 971 999
16 CASAFINA 1,302 1,172,000 900 99 19 THE QUARTZ 1,173 1,100,000 938 99
17 PARC OLYMPIA 646 670,000 1,037 99 19 CHILTERN PARK 1,345 1,250,000 929 99
17 THE GALE 1,345 1,385,000 1,029 FH 19 CHUAN PARK 1,173 1,080,000 920 99
17 PALM ISLES 990 880,000 889 99 19 COMPASS HEIGHTS 1,238 1,075,000 868 99
18 COCO PALMS 463 653,000 1,411 99 19 RIO VISTA 1,249 1,050,000 841 99
18 COCO PALMS 753 905,000 1,201 99 19 RIVERVALE CREST 1,238 835,000 675 99
18 SEA ESTA 517 570,000 1,103 99 20 CENTRO RESIDENCES 1,001 1,468,800 1,467 99
18 D'NEST 1,765 1,880,000 1,065 99 20 FABER GARDEN CONDOMINIUM 2,153 2,500,000 1,161 FH
18 Q BAY RESIDENCES 1,119 1,175,000 1,050 99 20 THE WINDSOR 1,399 1,600,000 1,143 FH
18 SAVANNAH CONDOPARK 1,227 1,020,000 831 99 20 THE GARDENS AT BISHAN 883 960,000 1,088 99
18 MELVILLE PARK 1,044 780,000 747 99 20 GRANDEUR 8 1,647 1,300,000 789 99
18 MELVILLE PARK 936 679,000 725 99 21 MAPLE WOODS 1,335 2,080,000 1,558 FH
19 THE LUXURIE 452 650,000 1,438 99 21 CASA ESPERANZA 2,164 3,200,000 1,479 FH
19 SPACE @ KOVAN 635 825,000 1,299 FH 21 CLEMENTI PARK 2,153 2,530,000 1,175 FH
19 THE LUXURIE 1,055 1,285,000 1,218 99 21 N.A. 1,787 1,628,000 911 FH
19 KOVAN RESIDENCES 1,442 1,670,000 1,158 99 22 THE CENTRIS 1,238 1,470,000 1,188 99
19 A TREASURE TROVE 1,130 1,280,000 1,133 99 22 PARC OASIS 1,389 1,180,000 850 99

Back to Contents Page | 11

 SINGAPORE PROPERTY WEEKLY Issue 381
Postal Area Transacted Price
Project Name Tenure
District (sqft) Price ($) ($ psf)
22 LAKEPOINT CONDOMINIUM 2,217 1,500,000 676 99
23 THE HILLIER 592 810,000 1,368 99
23 GLENDALE PARK 1,044 1,230,000 1,178 FH
23 HAZEL PARK CONDOMINIUM 1,518 1,773,000 1,168 999
23 HILLINGTON GREEN 1,356 1,550,000 1,143 999
23 THE JADE 1,012 1,120,000 1,107 99
23 MERAWOODS 1,345 1,460,000 1,085 999
23 HILLINGTON GREEN 1,528 1,610,000 1,053 999
23 THE AMSTON 1,819 1,810,000 995 999
23 MONTROSA 1,184 1,170,000 988 999
23 HILLBROOKS 1,066 1,050,000 985 FH
23 GUILIN VIEW 1,496 1,270,000 849 99
23 PARKVIEW APARTMENTS 1,141 800,000 701 99
23 REGENT GROVE 1,173 820,000 699 99
23 REGENT GROVE 1,195 730,000 611 99
25 PARC ROSEWOOD 431 510,000 1,185 99
25 CASABLANCA 1,109 860,000 776 99
27 SKIES MILTONIA 721 780,000 1,082 99
27 SKIES MILTONIA 1,076 1,080,000 1,003 99
27 EIGHT COURTYARDS 1,141 1,115,000 977 99
27 CANBERRA RESIDENCES 1,528 1,210,000 792 99
27 EUPHONY GARDENS 1,216 830,000 682 99
28 SUNRISE GARDENS 829 665,000 802 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.

Back to Contents Page | 12