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Issue 285

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

CONTENTS
p2

FROM THE

EDITOR

Unbiased New Launch Review Sturdee

Welcome to the 285th edition of the


Singapore Property Weekly.

Residences
Hope you like it!

p12

Resale Property Transactions

Mr. Propwise

(October 24 October 28)

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SINGAPORE PROPERTY WEEKLY Issue 285

Unbiased New Launch Review Sturdee Residences


By KK Tong (guest contributor)

Launched in the 2nd quarter of 2016, Sturdee


Residences
is
a
99-year
leasehold
development (lease starting from 29 June
2015) located in District 8 on Beatty Road. A
total of 305 units in two blocks of 30 storeys
sit on a plot size of 65,790 square feet. One
block is North-South facing, while the other
block is Northeast-Southwest facing. As at
end July, a total of 176 units have been sold,
with all the one bedroom units taken. TOP is
expected to be in June 2020.

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SINGAPORE PROPERTY WEEKLY Issue 285


The unit types and indicative pricing in this
development are:

Figure 1: Site Plan


Ceiling height is an unusually high 3.2 metres
for normal units and 4.5 metres for the
penthouse units. A total of 313 parking lots as
well as 4 handicapped lots are provided in the
basement carpark. The main entrance is via
Beatty Road, and a side gate is provided on
Sturdee Road.

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Facilities include an infinity lap pool, a jacuzzi,


a barbeque pavilion, a communal lounge, a
reading corner, and a spice garden. The
indoor gym is located on Level 14, and on
Level 29, there is a private sky lounge and
dining area. Dining high up on this level will
be quite an experience, complete with a city
view skyline.
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SINGAPORE PROPERTY WEEKLY Issue 285


Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type B2 Unit (2


Bedroom)
The kitchen is immediately on your left as you
enter the unit. The living area and balcony are
directly ahead facing the main entrance. The
dining area is just a designated small space
between the kitchen and living areas. The
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bedrooms are located on both sides of the


unit.

Figure 3: Kitchen
The kitchen comes with a solid surface
worktop and is equipped with a built-in
integrated fridge, and a built-in oven/cooker
hood. The number of kitchen cabinets
provided is generous, with sufficient storage
space for the numerous types of kitchen
equipment required nowadays.
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SINGAPORE PROPERTY WEEKLY Issue 285


Flooring for the living room is compressed

marble.

Figure 4: Dining Area


This unit does not seem to have a proper

dining area. In Figure 4, we can see that the


dining table is placed next to the kitchen and
at the entrance to the Master Bedroom. The
positioning is awkward with little space to
move. A small sofa and a small coffee table

Figure 5: Living Area

can just about fit into the living area.

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SINGAPORE PROPERTY WEEKLY Issue 285


The common bedroom is equally small. While
the master bedroom comes with full glass
windows, those in the common bedroom are
half glass, as the air condition ledge is
beyond the windows. Flooring is engineered
timber.

Figure 6: Master Bedroom


The master bedroom is extremely small, and
there is hardly any walking space. You can
probably jump onto the bed from the
bathroom doorway! There is just enough
space to place a tiny side table next to the
queen-sized bed.
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Figure 7: Master Bathroom


The bathrooms come with standard fittings,
including cabinets. Only the master bathroom
comes with windows and natural ventilation.
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SINGAPORE PROPERTY WEEKLY Issue 285


The floors and walls in the master bathroom
are marble. For the common bathroom,
however, tiles are used.

Amenities around the area


The location of Sturdee Residences is
extremely central, and getting to any part of
Singapore is done easily via Farrer Park MRT
and the upcoming Bendemeer MRT.

Where amenities are concerned, the Farrer


Park/Serangoon area is awash with eateries,
and you can satisfy all your shopping needs
either at City Square Mall or Mustafa Centre,
which is open 24/7.
Schools like Hong Wen Primary School,
Farrer Park Primary School, and Stamford
Primary School are within the vicinity. SMU
and SOTA are only a couple of MRT stops
away.
Farrer Park MRT Station is about 550 metres
from Sturdee Residences.
Figure 8: Area Map
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SINGAPORE PROPERTY WEEKLY Issue 285


Positive Aspects of the Development

provides a nice touch of luxury.

1. The location of Sturdee Residences is


convenient as it is near to numerous
amenities, and getting to City Hall
Interchange is only 3 MRT stops away.

6. Every unit is entitled to a parking lot, with


the penthouses being allocated two lots each.
Many new projects today do not provide lots
for all units.

2. The area is pretty diverse, with a mix of


shop houses, residences, hotels, and
eateries. It is near to Kampong Glam and the
heritage area, which is thriving with cafes and
street art. Those who enjoy city living will find
this development convenient.

Negative Aspects of the Development

3. As the streets around the project are


minor roads, traffic noise may not be too bad.
The main thoroughfare, Jalan Besar is
separated from the development by a row of
shop houses, so traffic noise should be
mitigated.

4. The high ceilings provide a sense of


airiness.
5. The marble in the master bathroom
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1. The surrounding streets around the


development are small thoroughfares, with
many one way streets, so driving can be a
hassle.
2. The surrounding area is filled with old
shop houses, and the environment looks
rather rundown.
3. Materials and fittings are just average.
4. The bedrooms in the development are
really too small for comfort.
5. The walking distance to Farrer Park MRT
is a tad far, especially so in our perpetually
hot weather.
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SINGAPORE PROPERTY WEEKLY Issue 285


Price Comparison

Figure 9: Location of Sturdee Residences and Surrounding Areas

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SINGAPORE PROPERTY WEEKLY Issue 285


For comparison purposes, we will be looking
at City Square Residences, a 910-unit
freehold development located at Kitchener
Link, and Kerrisdale, a 481-unit leasehold
project on Sturdee Road.

Price Comparison Table (3 bedrooms)

Price Comparison Table (2 bedrooms)

Prices for Sturdee Residences


For the 2 bedroom units in Sturdee
Residences and Kerrisdale, the difference in
PSF price is rather substantial (about $600
difference!) although the quantum prices look
competitive.

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SINGAPORE PROPERTY WEEKLY Issue 285


Although Kerrisdale is an older development,
the unit sizes are more liveable. My take is
that the prices of the 2 bedroom units in
Sturdee Residences are rather unpalatable
for a 99-year leasehold property. I would
rather go for the units in City Square
Residences (a freehold property) although the
quantum prices are higher.

Overall, prices at Sturdee Residences are


hard to swallow, and probably only buyers
with bottomless pockets or those who must
live in new developments will consider buying
a unit there.

Similarly for the 3 bedroom units, Sturdee


Residences is transacting at higher prices
than the other two developments. Kerrisdale,
with the three bedroom unit sizes at 440
square feet bigger, is preferable to Sturdee
Residences although the quantum price is
higher by about $100,000 to $150,000.
Compared to City Square Residences
however, buyers with bigger budgets should
consider it as it is newer than Kerrisdale, and
a freehold project to boot.

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SINGAPORE PROPERTY WEEKLY Issue 285

Non-Landed Residential Resale Property Transactions for the Week of Oct 24 Oct 28
Postal
District
2
3
4
5
5
7
8
9
9
9
9
9
9
9
9
9
9
9
9
9
10
10
10

Project Name
ICON
ASCENTIA SKY
THE AZURE
HERITAGE VIEW
PASIR PANJANG LODGE
TEXTILE CENTRE
KENTISH COURT
SCOTTS SQUARE
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
OUE TWIN PEAKS
THE LAURELS
THE SUITES AT CENTRAL
THE METZ
SCOTTS 28
CAIRNHILL CREST
THE MORNINGSIDE
ASPEN HEIGHTS
PEACE CENTRE/MANSIONS
GRANGE RESIDENCES
LEEDON RESIDENCE
RV RESIDENCES

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Area
(sqft)
700
1,475
1,765
1,324
1,270
904
1,141
947
1,604
549
1,399
1,055
1,765
1,475
1,496
1,647
1,733
1,722
1,582
2,347
2,852
1,044
1,292

Transacted
Price ($)
1,208,888
2,150,000
2,338,000
1,320,000
1,220,000
702,000
1,065,000
2,774,710
4,682,076
1,493,005
3,455,530
2,532,000
4,000,000
3,100,000
3,100,000
3,320,000
2,960,000
2,560,000
2,250,000
1,250,000
7,200,000
2,365,000
2,480,000

Price
Tenure
($ psf)
1,728
99
1,458
99
1,324
99
997
99
961
FH
776
99
933
99
2,929 FH
2,919
99
2,720
99
2,469
99
2,400
99
2,266 FH
2,102 FH
2,072 FH
2,016 FH
1,708 FH
1,486 FH
1,422 999
533
99
2,524 FH
2,265 FH
1,920 999

Postal
District
10
10
10
10
10
10
11
11
12
12
12
12
14
14
14
15
15
15
15
15
15
15
15

Project Name
ORANGE GROVE RESIDENCES
LEEDON RESIDENCE
D'LEEDON
VALLEY PARK
VILLAGE TOWER
QUINTERRA
NEWTON 21
RESIDENCES @ EVELYN
PINNACLE 16
M66
SUNVILLE
EURO-ASIA APARTMENTS
GUILLEMARD EDGE
CENTRAL GROVE
SIMSVILLE
CASA MEYFORT
KING'S MANSION
COSTA RHU
SANCTUARY GREEN
TAIPAN REGENCY
PEBBLE BAY
GOLD LEAF MANSIONS
VENTURA VIEW

Area
(sqft)
3,670
4,316
2,239
764
1,830
1,787
1,539
2,250
1,324
495
1,152
1,238
409
1,023
1,528
1,765
1,808
1,776
775
1,216
1,378
1,475
1,163

Transacted
Price ($)
6,100,000
6,950,000
3,215,000
1,080,000
2,300,000
2,150,000
2,480,000
3,550,000
1,570,000
585,000
1,237,000
1,120,000
593,000
895,000
1,300,000
2,300,000
2,080,000
2,029,388
807,500
1,200,000
1,350,000
1,380,000
925,000

Price
Tenure
($ psf)
1,662 FH
1,610 FH
1,436
99
1,413 999
1,257 FH
1,203
99
1,611 FH
1,578 FH
1,186 FH
1,181 FH
1,074 FH
905
FH
1,450 FH
875
99
851
99
1,303 FH
1,150 FH
1,143
99
1,042
99
987
FH
980
99
936
FH
796
FH

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SINGAPORE PROPERTY WEEKLY Issue 285


Postal
District
15
15
16
16
17
18
18
19
19
19
19
19
20
20
20
21
21
21
21
22

Area
(sqft)
SUITES TWENTY-TWO
1,905
LAGOON VIEW
1,647
CHANGI COURT
1,184
BAYSHORE PARK
2,196
ESTELLA GARDENS
936
RIPPLE BAY
484
TAMPINES COURT
1,701
KOVAN REGENCY
980
PRIMO RESIDENCES
495
THE SPRINGBLOOM
1,119
RIO VISTA
1,378
FLORENCE REGENCY
1,625
THE GARDENS AT BISHAN
1,572
THOMSON VIEW CONDOMINIUM 1,313
LAKEVIEW ESTATE
1,615
TERRENE AT BUKIT TIMAH
1,302
THE RAINTREE
1,335
PARC PALAIS
1,389
TOH TUCK LODGE
1,345
CASPIAN
1,216
Project Name

Transacted
Price ($)
1,500,000
1,250,000
1,062,000
1,631,000
720,000
570,000
860,000
1,280,000
600,000
1,200,000
1,050,000
880,000
1,480,000
1,110,000
1,180,000
1,740,000
1,320,000
1,350,000
1,050,000
1,300,000

Price
Tenure
($ psf)
787
FH
759
99
897
FH
743
99
769
FH
1,177
99
506
101
1,307
99
1,212 FH
1,072
99
762
99
541
103
942
99
845
99
731
99
1,336 999
989
99
972
FH
780
FH
1,069
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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