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Issue 345

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CONTENTS FROM THE

p2 Unbiased New Launch Review – Le Quest


EDITOR
Welcome to the 345th edition of the
Singapore Property Weekly.
p11 Resale Property Transactions
Hope you like it!
(January 22 – January 26) Mr. Propwise

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SINGAPORE PROPERTY WEEKLY Issue 345

Unbiased New Launch Review – Le Quest

By KK Tong (guest contributor) The unit types are:

Le Quest – a mixed use development in Bukit


Batok West Avenue 6, was launched in early
August 2017 to a healthy response from
buyers. A total of 280 units were sold at an
average price of $1,280 per sq ft. The 516-
unit development with more than 6000 sq m
of commercial space, was touted as a project
in the up-and-coming Western region. It being The development consists of 516 residential
mixed use added to its desirability factor. units. The commercial component consists of
Developed by Qingjian Realty (South Pacific) 49 shop units, 49 restaurant units, a
Group, Le Quest has a site area of 158,195 supermarket and a food court, all located on
sq ft and TOP is expected to be in November Level 1.
2021.

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SINGAPORE PROPERTY WEEKLY Issue 345

A childcare centre is located on Level 3, and gardens, a fitness centre, a tennis court,
bringing convenience to young families. and a sky BBQ.
Residential units start from the 5th Level up to
Thoughts from Show Flat Visit
the 16th Level.

There are a total of 521 parking lots for the


residential units. The main entrance is via
Bukit Batok Street 41.

Figure 2: Floor Plan of Type B4 (2


Bedroom Deluxe + Study)

The layout of this particular unit is similar to


most 2 bedroom units in newly launched
Figure 1: Site Plan
developments.
The facilities at Le Quest are the usual pools

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SINGAPORE PROPERTY WEEKLY Issue 345

The main entrance is via the open kitchen The kitchen comes equipped with an electric
cum dining area, with the living area cooker hob, a Bosch oven, as well as a
extending beyond, and the bedrooms leading refrigerator and washer/dryer, both from
off the main family area. From the floor plan, Electrolux.
one can see little wasted space as the
The worktop space is rather small, so
entrance to the common bedroom is
preparing meals can be difficult especially if
immediately adjacent to the living area. With
one wants to cook up a storm. Kitchen
a unit size of 710 square feet, every inch of
storage, while not generous, is sufficient.
space has to be well-utilised. Rather oddly
though, there is a space right at the entrance
which is the study area.

Figure 3: Kitchen
Figure 4: Kitchen/Dining Area
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SINGAPORE PROPERTY WEEKLY Issue 345

Surprisingly, for such a small unit, a four- confined.


seater dining set fits comfortably into the
allocated space adjacent to the kitchen

Figure 6: Master Bedroom

The size of the master bedroom is pretty


Figure 5: Living / Balcony Areas
decent, with space for two small side tables,
The living area can be described as cosy. You yet not compromising sufficient walking
can probably place a 3-seater sofa together space.
with a small coffee table. If not for the
balcony, the living space can feel rather

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SINGAPORE PROPERTY WEEKLY Issue 345

supermarket, a food court as well as a


childcare centre. These facilities will indeed
cater to residents’ needs. Besides these,
there will also be retail shops. Just further
afield, West Mall offers an alternative
supermarket, as well as a public library and a
cinema. Bigger shopping malls can be found
at Jurong East, which is just one station from
Bukit Batok MRT.

Bukit Batok is also home to the Bukit Batok


Nature Park and Little Guilin. Slightly further
is the Bukit Timah Nature Reserve, a popular
place for weekend walkers and trekkers.
Figure 7: Area Map
Schools in the area include Princess
Amenities around the area
Elizabeth Primary, Bukit View Primary and
Although the area around Le Quest is not Secondary, Bukit Batok Secondary, Millennia
chock-full of facilities, it is hardly remote Institute, and the international school, Dulwich
either. Within the development, there is a College.

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SINGAPORE PROPERTY WEEKLY Issue 345

Nearby medical facilities are available at Ng 4. Units are a slightly-off North-South


Teng Fong General Hospital orientation, so they will not get too much
afternoon sun.
For drivers, getting to other parts of
Singapore is via the Pan Island Expressway. Negative Aspects of the Development
Non drivers can travel via Bukit Batok MRT,
1. The condo is set amidst a HDB estate, so
which is served by feeder service 944. In
there is no exclusivity.
addition, the developer will provide free
shuttle service to the MRT station for the first 2. The surrounding area is being built up, so
two years. there are limited amenities within walking
distance for now.
Positive Aspects of the Development
3. Public transport is very limited, and
1. The development is situated in an area
residents need to take a feeder service to
where it is not too built-up, thus it should be
Bukit Batok MRT.
fairly quiet.
Some Thoughts on Units
2. It has the convenience of a supermarket
as part of the mixed development. 1. Most external units face HDB blocks, so
there are no blocks with better views than
3. The childcare centre will spell
others. However, stacks #8, #19 and #37 may
convenience for young parents with children.
have some restricted views of greenery.

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SINGAPORE PROPERTY WEEKLY Issue 345

2. Stacks #20, #21, #22 and #23 face the Price Comparison
tennis court, so the lower units may be noisy.

3. Stacks #1, #2, and #9 are near the bin


centre.

4. Stacks #10, #16, and #17 are near the


substation.

5. Stack #3 is near the genset.

6. Stacks facing Bukit Batok West Ave 6 will


have some afternoon sun.

7. If I had to choose a unit, I would probably


go for a low to mid-floor unit, either #30 or
#31 facing the lap pool. Figure 8: Location of Le Questand
Surrounding Areas

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SINGAPORE PROPERTY WEEKLY Issue 345

Le Quest is located at Bukit Batok in District Price Comparison Table (3 bedrooms)


23, and we will be comparing it with The Jade
and The Madeira, two 99-year leasehold
developments. The Jade, with 280 units, was
completed in 2004. The Madeira has 456
units and was completed in 2003.

Price Comparison Table (2 bedrooms)

Prices for Le Quest

For the 2-bedroom units, the PSF prices at Le


Quest are hard to swallow, and the sizes are
too small to be comfortable. From both a
quantum and PSF price perspective, I would
go for The Madeira as the sizes are pretty
liveable.

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SINGAPORE PROPERTY WEEKLY Issue 345

For the 3-bedroom units, all three


developments offer adequate living space.
For convenience, I will choose The Jade
because it is located smack at Bukit Batok
Central, with amenities aplenty. Pricing is
acceptable too. Le Quest, although much
newer than the other two, is not as well
located as The Jade, and is 570m away from
the MRT station. It will appeal to buyers who
only want new. The Madeira, while a strong
contender in terms of price when compared to
The Jade, loses out in convenience.

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SINGAPORE PROPERTY WEEKLY Issue 345

Non-Landed Residential Resale Property Transactions for the Week of Jan 22 – Jan 26

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 1,033 2,450,000 2,371 99 9 ST THOMAS SUITES 2,013 3,980,000 1,977 FH
1 MARINA BAY SUITES 1,593 3,280,000 2,059 99 9 PARC SOPHIA 474 878,000 1,854 FH
1 ONE SHENTON 1,109 1,700,000 1,533 99 10 THE NASSIM 3,897 14,000,000 3,593 FH
2 SPOTTISWOODE 18 388 850,000 2,194 FH 10 NASSIM PARK RESIDENCES 3,466 12,000,000 3,462 FH
3 THE CREST 1,722 3,635,000 2,111 99 10 GRAMERCY PARK 1,981 6,257,250 3,159 FH
3 THE CREST 947 1,961,000 2,070 99 10 LEEDON RESIDENCE 4,704 9,200,000 1,956 FH
3 ASCENTIA SKY 958 1,580,000 1,649 99 10 LOFT @ NATHAN 484 880,000 1,817 FH
3 HARVEST MANSIONS 947 1,120,000 1,182 99 10 THE MARBELLA 1,076 1,750,000 1,626 FH
4 CARIBBEAN AT KEPPEL BAY 1,636 2,580,000 1,577 99 10 DUCHESS ROYALE 1,195 1,930,000 1,615 999
4 HARBOUR VIEW TOWERS 1,615 1,510,000 935 99 10 LOFT @ NATHAN 990 1,513,888 1,529 FH
5 THE PARC CONDOMINIUM 980 1,290,000 1,317 FH 10 THE SOLITAIRE 1,970 2,900,000 1,472 FH
5 WEST-N 1,216 1,528,000 1,256 FH 10 LEIGHWOODS 2,217 2,900,000 1,308 FH
5 HERITAGE VIEW 1,195 1,400,000 1,172 99 10 DUCHESS CREST 1,582 1,980,000 1,251 99
5 CLEMENTIWOODS CONDOMINIUM 1,625 1,750,000 1,077 99 11 LINCOLN SUITES 1,098 2,400,000 2,186 FH
5 WEST BAY CONDOMINIUM 904 730,000 807 99 11 THE GLYNDEBOURNE 2,174 4,380,000 2,014 FH
6 ONE NORTH BRIDGE 797 1,200,000 1,507 99 11 SOLEIL @ SINARAN 1,722 2,860,000 1,661 99
7 SOUTHBANK 958 1,390,000 1,451 99 11 THOMSON 800 1,625 2,300,000 1,415 FH
7 SUNSHINE PLAZA 1,044 1,250,000 1,197 99 11 STRATA 1,292 1,740,000 1,347 FH
8 CITY SQUARE RESIDENCES 1,206 1,810,000 1,501 FH 11 NOVENA COURT 861 1,020,000 1,185 FH
8 TYRWHITT 139 484 681,200 1,406 FH 11 THE TREVOSE 1,905 2,100,000 1,102 99
8 CARLYX RESIDENCE 1,389 1,485,000 1,069 FH 12 THE INTERWEAVE 689 913,000 1,325 FH
THE RITZ-CARLTON RESIDENCES 12 ST MICHAEL REGENCY 926 1,180,000 1,275 FH
9 2,831 9,000,000 3,179 FH
SINGAPORE CAIRNHILL 12 MOONSTONE RESIDENCES 1,238 1,318,000 1,065 FH
9 LLOYD SIXTYFIVE 1,055 2,500,000 2,370 FH 13 BARTLEY RIDGE 969 1,300,000 1,342 99
9 RIVERGATE 1,055 2,500,000 2,370 FH 14 WATERBANK AT DAKOTA 1,184 1,830,000 1,546 99

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SINGAPORE PROPERTY WEEKLY Issue 345

Postal Area Transacted Price Postal Area Transacted Price


Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
14 DAKOTA RESIDENCES 1,313 1,760,000 1,340 99 17 CARISSA PARK CONDOMINIUM 1,302 1,048,000 805 FH
14 EUHABITAT 527 688,000 1,304 99 17 CARISSA PARK CONDOMINIUM 1,324 1,050,000 793 FH
14 EUHABITAT 527 675,000 1,280 99 18 SEASTRAND 883 840,000 952 99
14 CASSIA VIEW 1,152 1,255,000 1,090 FH 18 DOUBLE BAY RESIDENCES 1,970 1,600,000 812 99
14 THE WATER EDGE 850 828,000 974 FH 19 PRIMO RESIDENCES 538 630,000 1,171 FH
14 ASTORIA PARK 1,195 1,090,000 912 99 19 RIVERSAILS 1,066 1,200,000 1,126 99
14 ASTORIA PARK 1,173 1,020,000 869 99 19 KOVAN RESIDENCES 1,442 1,600,000 1,109 99
15 VERSILIA ON HAIG 1,023 1,390,000 1,359 FH 19 KOVAN MELODY 1,292 1,430,000 1,107 99
15 COTE D'AZUR 840 1,100,000 1,310 99 19 BOATHOUSE RESIDENCES 732 775,000 1,059 99
15 POSHGROVE EAST 2,174 2,680,000 1,233 FH 19 THE MINTON 1,496 1,520,000 1,016 99
15 STILLZ RESIDENCE 829 960,000 1,158 FH 19 RIVERSAILS 915 913,000 998 99
15 MANDARIN GARDENS 829 948,000 1,144 99 19 GILLENIA 1,152 1,050,800 912 999
15 SIGNATURE CREST 883 970,000 1,099 FH 19 RIVERSAILS 2,476 1,909,880 771 99
15 INOVA 100 947 1,025,000 1,082 FH 20 SKY HABITAT 1,259 1,960,300 1,557 99
15 THE AMBROSIA 2,164 2,220,000 1,026 FH 20 SKY HABITAT 2,228 2,934,700 1,317 99
15 VILLA MARINA 1,130 1,090,000 964 99 20 SEASONS VIEW 1,141 1,230,000 1,078 99
15 N.A. 2,271 2,000,000 881 FH 21 MAPLE WOODS 2,702 3,938,000 1,458 FH
16 BEDOK RESIDENCES 657 1,070,000 1,630 99 21 SUMMERHILL 1,604 1,770,000 1,104 FH
16 COSTA DEL SOL 1,345 1,660,000 1,234 99 21 THE HILLSIDE 1,776 1,800,000 1,013 FH
16 CASA MERAH 958 1,100,000 1,148 99 21 BUKIT REGENCY 1,528 1,500,000 981 FH
16 CASA MERAH 1,249 1,320,000 1,057 99 21 HIGH OAK CONDOMINIUM 1,173 1,068,000 910 99
16 BAYSHORE PARK 1,292 1,300,000 1,006 99 22 THE LAKEFRONT RESIDENCES 1,399 1,660,000 1,186 99
16 EAST MEADOWS 1,238 1,160,000 937 99 23 THE LINEAR 1,313 1,080,000 822 999
16 BAYSHORE PARK 936 830,000 886 99 23 HILLTOP GROVE 1,012 820,000 810 99
16 BAYSHORE PARK 2,325 2,050,000 882 99 23 NORTHVALE 1,270 990,000 779 99
16 AQUARIUS BY THE PARK 1,324 1,120,000 846 99 23 NORTHVALE 1,615 1,186,800 735 99
17 DAHLIA PARK CONDOMINIUM 1,281 1,080,000 843 FH 23 PALM GARDENS 1,216 880,000 723 99

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SINGAPORE PROPERTY WEEKLY Issue 345

Postal Area Transacted Price


Project Name Tenure
District (sqft) Price ($) ($ psf)
23 PHOENIX HEIGHTS 1,335 750,000 562 99
25 ROSEWOOD 1,033 720,000 697 99
26 MEADOWS @ PEIRCE 2,077 2,195,000 1,057 FH
26 CASTLE GREEN 1,216 990,000 814 99
26 FOREST HILLS CONDOMINIUM 1,195 930,000 778 99
27 CANBERRA RESIDENCES 614 660,000 1,076 99
27 NORTHWOOD 1,335 1,180,000 884 FH
27 EUPHONY GARDENS 1,141 780,000 684 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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