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Issue 367

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CONTENTS FROM THE

p2 Unbiased New Launch Review – The Verandah


EDITOR
Welcome to the 367th edition of the
Singapore Property Weekly.
Residences
Hope you like it!
p11 Resale Property Transactions
Mr. Propwise
(August 1 – August 10)

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SINGAPORE PROPERTY WEEKLY Issue 367

Unbiased New Launch Review – The Verandah


Residences

By KK Tong (guest contributor) The Verandah Residences sits on a site area


of 89,620 sq ft, and TOP is expected to be in
Most new property launches in Singapore
December 2023.
today are leasehold projects. There are not
many developments which are freehold, so The unit types are:
when Oxley Holdings launched The
Verandah Residences in early April 2018, it
was not surprising that 129 units out of the
170-unit freehold project were sold on the first
weekend. The 1-bedroom and 2- bedroom
units were all snapped up that weekend.
Located at Pasir Panjang Road, the average
selling price was $1,815 psf.

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SINGAPORE PROPERTY WEEKLY Issue 367

The development consists of 167 units gymnasium, a sky lounge, and a function
spread out over four 5-storey blocks, and 3 room.
strata houses.
Thoughts from Show Flat Visit
There are a total of 170 parking lots and 3
handicapped lots. The main entrance is on
Pasir Panjang Road.

Figure 1: Site Plan

Facilities at The Verandah Residences Figure 2: Floor Plan of Type D2 (4


include a swimming pool, an aqua gym, a Bedroom)

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SINGAPORE PROPERTY WEEKLY Issue 367

The small foyer at the entrance leads to the well. It comes equipped with a Bosch oven,
wet kitchen on the left. Beyond the kitchen is and the refrigerator and washer are from
the living/dining/balcony areas. The 4 Electrolux.
bedrooms are located just after the
living/dining area. Space utilisation is rather
decent.

Figure 4: Living/Dining Area

The furniture arrangement in the show flat


has the living and dining areas combined with
Figure 3: Kitchen
a long seating area. Hence, this makes the
The kitchen is a decent size with sufficient whole area look very spacious and airy.
worktop space. Storage is pretty generous as

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SINGAPORE PROPERTY WEEKLY Issue 367

Figure 5: Balcony

Personally, I love balconies, and this balcony Figure 6: Master Bedroom


is huge and can easily fit a dining table, if so
Although the size of the master bedroom is
desired. The black and white roller blinds,
not exactly big, it is an acceptable size where
which provide shade on hot days, are
you can place two side tables and a small
provided by the developer. Additionally,
dresser in the corner. It also comes with a
permission has been obtained from URA for
Juliet balcony, and the full-length windows
buyers to install balcony screens if they wish
open outwards.
to do so. These screens have to be of an
approved design, and the cost of installation The 4- bedroom unit comes with a Junior
will be borne by the buyers. Master Bedroom with its own en suite.

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SINGAPORE PROPERTY WEEKLY Issue 367

The size of the other two bedrooms are fairly The nearest shopping mall is Alexandra Retail
standard. Centre, which houses an NTUC outlet and
some cafes and restaurants. From Haw Par
Villa MRT Station, The Star Vista is only 3
MRT stations away while Vivocity is 4 MRT
stations away. For a quick meal, Pasir
Panjang Food Centre is nearby.

Nature Lovers will definitely feel at home in


this area. West Coast Park, Kent Ridge Park,
and Hort Park are all within this vicinity. A little
further, you can enjoy a walk at Henderson
Waves which is linked to Mount Faber.
Figure 7: Area Map
Education facilities a short drive away include
Amenities around the area Nan Hua High School, Fairfield Methodist
Primary and Secondary Schools, ACS
The Verandah Residences, located in the
Independent, and the NUS High School of
locale of Pasir Panjang, is set amidst an
Maths and Science. Tertiary institutions
enclave of low-rise private housing. Facilities
comprise the National University of Singapore
and amenities are reasonably near.
and the United World College of SEA.

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SINGAPORE PROPERTY WEEKLY Issue 367

For medical facilities, both the National be moved to Tuas, which is expected to open
University Hospital and Alexandra Hospital is progressively from 2021. This will free up the
a short drive away. waterfront at Pasir Panjang. This bodes well
for buyers.
In terms of transport accessibility, driving to
other parts of the island is via the West Coast 3. Necessary facilities like supermarkets and
Highway linking to the Ayer Rajah schools are within reasonable driving
Expressway (AYE). The nearest MRT Station distance.
is Haw Par Villa, about 470 metres away.
4. Haw Par Villa MRT Station is about a 10-
There is a bus stop just outside along Pasir minute walk.
Panjang Road. Bus services run to Bedok,
5. The project has 170 units, which is a
Tampines, Hougang, Jurong East,
comfortable size, not too large.
HarbourFront and Kent Ridge.
6. The black and white colonial theme gives
Positive Aspects of the Development
a unique vibe to the project.
1. The condominium is in a private low-rise
7. Units are a slightly-off North-South
housing enclave, which is less built-up. It also
orientation, so these will not get too much
ensures exclusivity.
afternoon sun.
2. The container terminals of Singapore will

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SINGAPORE PROPERTY WEEKLY Issue 367

The Not-so-good Aspects of the Some Thoughts on Units


Development
1. Stacks 20 and 19 are closest to the West
1. There are no primary or secondary Coast Highway, so these two stacks will have
schools within walking distance. School-going to bear heavy traffic noise. Stack #19 is also
students will have to be driven by parents, or closest to the kids’ pool.
rely on school buses or public transport.
2. Stack #16 is next to the bin centre and
2. The nearest shopping mall is Viva Vista electrical substation.
which houses a small minimart. Otherwise,
3. Stack #4 is closest to the genset.
you need to drive to the bigger shopping
malls with full conveniences. 4. Stacks #20, #21, #22, #23 and #24 will
get some afternoon sun.
3. One side of the development faces the
West Coast Highway, which is highly utilised 5. Pool facing blocks are quite close.
by big vehicles. The noise generated will be 6. If I had to choose, I would prefer Stack
considerable. #18 facing the lap pool.
4. Materials and fittings are ordinary.

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SINGAPORE PROPERTY WEEKLY Issue 367

Price Comparison Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

Figure 8: Location of The Verandah


Residences and Surrounding Areas

We will compare The Verandah Residences


with 24 One Residences and The Maylea.
Prices for The Verandah Residences
24 One Residences is a 24-unit freehold
For the 2-bedroom units, the sizes are bigger
project due to be completed in 2020. The
for The Maylea, while the other two
Maylea is a 88-unit freehold development
developments are quite a bit smaller.
completed in 2008.

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SINGAPORE PROPERTY WEEKLY Issue 367

Likewise in price, The Verandah Residences


and 24 One Residences are pretty
comparable. On the contrary, prices for The
Maylea are lower by more than $400 psf
comparatively. Units at The Maylea are also
bigger, equating to better liveability. Since all
3 developments are freehold, I will plump for
The Maylea even though it is an older
development.

For the 3-bedroom units, I will rule out 24 One


Residences as the unit sizes are too small for
my liking. I will probably choose The Maylea
for the 3-bedroom units as the PSF price of
The Verandah Residences are higher by a
hefty $500+! Moreover, its unit size is also
more comfortable.

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SINGAPORE PROPERTY WEEKLY Issue 367

Non-Landed Residential Resale Property Transactions for the Week of Aug 1 – Aug 10

Postal Area Transacted Price Postal Area Transacted Price


Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
2 SPOTTISWOODE SUITES 560 1,218,000 2,176 FH 10 THE ASTON 1,012 1,595,000 1,576 FH
2 THE ARRIS 969 1,850,000 1,910 FH 10 LUTHERAN TOWERS 1,916 1,830,000 955 103
3 THE CREST 797 1,660,000 2,084 99 11 PARK INFINIA AT WEE NAM 1,001 2,200,000 2,198 FH
3 THE CREST 883 1,806,000 2,046 99 11 NEWTON SUITES 1,238 2,630,000 2,125 FH
3 ASCENTIA SKY 1,012 1,538,000 1,520 99 11 SOLEIL @ SINARAN 581 1,150,000 1,978 99
3 MERAPRIME 840 1,218,000 1,451 99 11 ROSEVALE 1,313 2,250,000 1,713 FH
3 QUEENS 1,184 1,468,000 1,240 99 11 MONTEBLEU 1,141 1,760,000 1,543 FH
4 CARIBBEAN AT KEPPEL BAY 872 1,450,000 1,663 99 11 SOLEIL @ SINARAN 1,432 2,000,000 1,397 99
4 THE INTERLACE 5,522 5,250,000 951 99 12 EIGHT RIVERSUITES 441 738,888 1,674 99
4 THE INTERLACE 5,694 3,600,000 632 99 12 VISTA RESIDENCES 1,152 1,810,000 1,572 FH
5 THE ORIENT 1,066 1,860,000 1,745 FH 12 IRESIDENCES 1,345 1,808,000 1,344 FH
5 THE ROCHESTER 1,679 2,150,000 1,280 99 12 TRELLIS TOWERS 1,485 1,950,000 1,313 FH
5 DOVER PARKVIEW 936 1,030,000 1,100 99 12 THE VERVE 797 900,000 1,130 FH
5 SARHAD VILLE 1,206 1,300,000 1,078 FH 12 PARC HAVEN 904 910,000 1,006 FH
9 NEW FUTURA 2,250 8,000,000 3,556 FH 13 THE VENUE RESIDENCES 753 1,150,000 1,526 99
9 THE PIER AT ROBERTSON 1,098 2,320,000 2,113 FH 14 PRIME RESIDENCE 527 620,000 1,175 FH
9 WATERFORD RESIDENCE 1,023 1,600,000 1,565 999 14 ATRIUM RESIDENCES 1,055 1,060,200 1,005 FH
9 CAVENAGH COURT 1,841 2,800,000 1,521 FH 15 THE SEA VIEW 1,518 2,750,000 1,812 FH
9 8 @ MOUNT SOPHIA 1,453 2,110,000 1,452 103 15 THE SEAWIND 646 1,126,284 1,744 FH
10 8 NAPIER 2,013 6,530,000 3,244 FH 15 EMERALD EAST 926 1,450,000 1,566 FH
10 REGENCY PARK 2,260 4,480,000 1,982 FH 15 BUTTERWORTH 8 1,023 1,440,000 1,408 FH
10 D'LEEDON 635 1,220,000 1,921 99 15 TIVOLI GRANDE 797 990,000 1,243 FH
10 RV SUITES 527 930,888 1,765 FH 15 EAST ELEGANCE 753 900,888 1,196 FH
10 THE TRIZON 1,894 3,298,000 1,741 FH 15 THE GLACIER 1,259 1,500,000 1,191 FH

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SINGAPORE PROPERTY WEEKLY Issue 367

Postal Area Transacted Price Postal Area Transacted Price


Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
15 CEYLON RESIDENCE 1,109 1,300,000 1,173 FH 20 CLOVER BY THE PARK 1,249 1,760,000 1,410 99
15 COSTA RHU 1,647 1,900,000 1,154 99 20 FLAME TREE PARK 1,593 2,200,000 1,381 FH
15 ROSE VILLE 1,636 1,710,000 1,045 FH 21 SOUTHAVEN II 1,442 1,800,000 1,248 999
15 WATER PLACE 1,453 1,500,000 1,032 99 21 PINE GROVE 1,755 1,660,000 946 99
16 WATERFRONT ISLE 915 1,160,000 1,268 99 21 TOH TUCK LODGE 1,324 1,200,000 906 FH
16 WATERFRONT GOLD 1,378 1,500,000 1,089 99 22 PARC OASIS 1,227 1,110,000 905 99
16 SUNHAVEN 1,259 1,360,000 1,080 FH 22 LAKEHOLMZ 1,249 1,130,000 905 99
16 CHANGI GREEN 1,432 1,530,000 1,069 FH 23 HILLVIEW HEIGHTS 958 1,100,000 1,148 FH
16 BAYSHORE PARK 936 988,000 1,055 99 23 MERAWOODS 1,345 1,500,000 1,115 999
16 BAYWATER 1,281 1,240,000 968 99 23 NORTHVALE 1,087 765,000 704 99
16 AQUARIUS BY THE PARK 1,324 1,272,000 961 99 23 REGENT GROVE 1,173 800,000 682 99
16 THE BAYSHORE 1,012 965,000 954 99 25 PARC ROSEWOOD 527 560,000 1,062 99
17 AVILA GARDENS 1,324 1,070,000 808 FH 26 THE BROOKS I 710 1,090,000 1,534 FH
18 MY MANHATTAN 441 670,000 1,518 99 26 CASTLE GREEN 947 810,000 855 99
18 DOUBLE BAY RESIDENCES 1,313 1,380,000 1,051 99 27 THE MILTONIA RESIDENCES 861 800,000 929 99
18 THE PALETTE 893 930,000 1,041 99 27 CANBERRA RESIDENCES 1,528 1,160,000 759 99
18 WATERVIEW 1,119 1,125,000 1,005 99 28 SELETAR PARK RESIDENCE 1,012 1,080,000 1,067 99
18 SEA ESTA 1,184 1,128,000 953 99 28 H2O RESIDENCES 883 908,000 1,029 99
18 LIVIA 915 825,000 902 99
18 THE PALETTE 1,206 988,000 820 99
NOTE: This data only covers non-landed residential resale property
19 BARTLEY RESIDENCES 1,098 1,380,000 1,257 99 transactions with caveats lodged with the Singapore Land Authority.
19 THE LUXURIE 1,055 1,250,000 1,185 99 Typically, caveats are lodged at least 2-3 weeks after a purchaser
19 THE COURTYARD 1,227 1,380,000 1,125 FH signs an OTP, hence the lagged nature of the data.
19 THE SPRINGBLOOM 1,432 1,560,000 1,090 99
19 TERRASSE 958 1,030,000 1,075 99
19 KOVAN CREST 1,281 1,340,000 1,046 FH
19 THE MINTON 1,087 1,080,000 993 99

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