singapore property weekly issue 263

8/15/2019 Singapore Property Weekly Issue 263

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Issue 263Copyright © 2011-2016 www.propwise.sg . All Rights Reserved.

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CONTENTS

p2 Balanced New Launch Review – ThomsonImpressions

p11 Singapore Property News This Week

p13 Resale Property Transactions

(May 23 – May 27)

Welcome to the 263 th edition of theSingapore Property Weekly .

Hope you like it!

Mr. Propwise

FROM THE

EDITOR

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SINGAPORE PROPERTY WEEKLY Issue 263

Page | 2Back to Contents

By KK Tong (guest contributor)

Thomson Impressions is a high-rise 99-yearleasehold development (with the leasestarting from 12 Jan 2015)developed by NS

Property(Thomson Pte Ltd). It consists of 5strata-landed units and 283 non-landed unitshoused in two 19-storey blocks. The project islocated off Upper Thomson Road atLorongPuntong, where the main entrance is.The development site is on a plot size of

113,051 square feet. All the units are North-South facing.

Balanced New Launch Review – Thomson Impressions


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The unit types and indicative pricing in thisdevelopment are:

Figure 1: Site Plan

The development was launched in 3 rd quarter2015 and TOP is expected to be in Oct 2019.

The facilities are fairly comprehensive for thismedium-sized development. All facilities arelocated on the ground level. There is a 50-metre lap pool, a spa bed, a steam room, agymnasium, a children’s playground, and atennis court.

A total of 288 parking lots and 3 handicappedparking lots are provided in the basementcarpark. A side gate is also provided foraccess to Sin Ming Avenue.


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Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type B1

As you enter the main door of the two-beddershowflat (Type B1), the kitchen is on the right,while the dining/living area is in front of you,with a balcony extending from the living area.The kitchen is an L-shaped open area, and

the appliances provided include a freestanding fridge, a washer-cum dryer, a built-inoven/cooker hood, and an electric hob. Allappliances are from Electrolux.

Figure 3: Living/Dining and Kitchen Areas

The dining area is rather small and can onlyaccommodate a table for four persons. Withthe table, there is little space left to move


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around. The living area is fairly well spacedand it is possible to place a three-seater sofaagainst the shorter wall, and a televisionconsole against the opposite wall. The

distance between the two walls allows forcomfortable television viewing.

Figure 4: Balcony

The balcony is a fair size and canaccommodate two chairs and a small tableeasily.

Figure 5: Master Bedroom

The master bedroom comes with a two-door

sliding wardrobe. It can accommodate aqueen-sized bed with two small side tables.The walking space between the edge of thebed and the wall is about 2 to 2.5 feet (0.6 to0.75 metres).


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The common bedroom can accommodate atwin bed and a small work table. It alsocomes with a two-door sliding wardrobewhich is a little smaller than the wardrobe in

the master bedroom.

The bathrooms are fairly spacious and comewith standard fittings, including cabinets. Theshower is of a reasonable size, which doesnot make one feel claustrophobic. Both the

master bedroom and common toilets havewindows, allowing for ventilation.

Materials used are reasonable. The floors ofthe living and dining areas are laid withmarble while timber strips are used for therooms. Other areas are equipped with either

ceramic or homogenous tiles. The bathroomwalls are made of feature marble, which givesoff a luxurious feel.

The ceiling height of the units is 2.9 metres.

Figure 6: Floor Plan of Type A1

Amenities around the area

There are plenty of amenities around thearea. The development is 600metres fromBright HillMRT and 650 metres from Upper


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Thomson MRT (both stations are underconstruction, with expected completion in2020). Thomson Plaza is about 600 metresaway, and for those with children, Ai Tong

Primary School is less than one kilometreaway. For nature lovers, the development isclose to Upper and Lower Peirce Reservoirs.And of course, there is a whole stretch ofeateries along Upper Thomson Road.

Figure 7: Area Map

Positive Aspects of the Development

1. The materials used are of reasonablequality, especially the marble feature of thebathroom walls.

2. The bathrooms are spacious.

3. Windows in the bathrooms provideventilation.

4. The balcony is of a sufficient size to

accommodate some seating.5. Amenities around the area arecomprehensive.

6. The development is off the mainthoroughfare of Upper Thomson Road, so itwill not be too noisy.

7. The areas around the development areprivate condominiums and some low riseprivate housing, which makes it moreexclusive.


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Negative Aspects of the Development

1. The address does not sound exclusive –

LorongPuntong.

2. The 100 units of 1-bedders may attractinvestors rather than home owners. Theestate is likely to get run-down easily if theresidents are mainly tenants.

3. The master bedroom wardrobe is rather

small for two persons.4. The kitchen does not have any window.This is not conducive for cooking as the smellof cooking will waft to the dining/living areas.

5. Parking lots are limited to one per unit.

There are no visitor parking lots.

Price Comparison

Figure 8: Location of ThomsonImpressions and surroundingdevelopments

Condominiums in this area are usually

freehold developments like CountryGrandeur, Country Esquire, and Flame TreePark.

SINGAPORE PROPERTY WEEKLY I 263


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For comparison purposes, the closestdevelopment would be Thomson Three, a 99-year leasehold development located on BrightHill Drive.

The unit sizes for comparison are similar, butthe dates of salesare quite far apart due tothe low number of recent transactions. Theprices seem quite competitive, and currentasking prices are rather similar to thesetransacted prices.

Price Comparison Table

Buyers who prefer freehold developmentscan consider Flame Tree Park located at SinMing Avenue or Country Grandeur atLorongPuntong. These developments are ofbigger sizes and would certainly be morecomfortable.

SINGAPORE PROPERTY WEEKLY I 263


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However, although the PSF prices are lower,the quantum will be substantially higher.

For home buyers who like the Thomson area,Thomson Impressions is worth considering asthe amenities in that area are plentiful(schools, food, transport, nature). In addition,the layout of the units are generally well-designed. However, the average prices of$1,300 to $1,700psf are pretty steep. If totalaffordability is not an issue, one can considerperhaps a larger unit in the surroundingfreehold or 999 leasehold projects such asFlame Tree Park and Country Grandeur asthey offer a lower psf price.

http://www.moneymatters.sg/


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a typical household of four to live in.

(Source: Business Times)

GEM Residences tweak triple-key units

Buyers of triple-key units at GEM Residenceswill get their apartments with only one kitcheninstead of the three kitchens originallydepicted in the floor plan of the salesbrochure. A URA spokesman noted that theURA-approved floor plan comprises threebedrooms and a kitchen and did not reflectthree separate kitchens or sub-units. Triple-key units, typically with each of the threebedrooms having an ensuite bathroom, giveinvestors the convenience of renting out to

different tenants, and to save on theadditional buyer's stamp duty and legal feesthey would otherwise incur from buying

multiple units.


Commercial

Information about shophouses made moreaccessible

Businessmen, investors and shophouseowners who wish to look up allowable andlast-approved uses for private shophouses in

Singapore will no longer have to write in tothe Urban Redevelopment Authority (URA),pay a search fee and wait for days to do so.They will be able to instantly search for theinformation at no charge via their computersand smartphones through an online portal

called URA SPACE.




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Non-Landed Residential Resale Property Transactions for the Week of May 23 – May 27

PostalDistrict

Project NameArea(sqft)

TransactedPrice ($)

Price($ psf)

Tenure

2 ICON 1,044 1,600,000 1,532 99

3 ALEXIS 667 890,000 1,334 FH

3 CLYDESVIEW 2,099 2,725,000 1,298 FH

4 REFLECTIONS AT KEPPEL BAY 2,519 6,200,000 2,462 99

4 SKYLINE RESIDENCES 484 950,000 1,961 FH

4 SKYLINE RESIDENCES 1,475 2,800,000 1,899 FH

4 TERESA VILLE 1,927 2,058,000 1,068 FH

8 MERA SPRINGS 1,292 1,650,000 1,277 FH

9 OUE TWIN PEAKS 549 1,647,000 3,000 99

9 OUE TWIN PEAKS 549 1,640,500 2,988 99

9 OUE TWIN PEAKS 549 1,630,530 2,970 99

9 OUE TWIN PEAKS 570 1,688,950 2,961 99

9 OUE TWIN PEAKS 570 1,660,000 2,910 99

9 OUE TWIN PEAKS 570 1,599,371 2,803 99

9 OUE TWIN PEAKS 570 1,570,250 2,752 99

9 OUE TWIN PEAKS 549 1,500,888 2,734 99

9 THE LAURELS 549 1,500,000 2,732 FH

9 OUE TWIN PEAKS 1,055 2,881,000 2,731 99

9 OUE TWIN PEAKS 1,399 3,650,000 2,608 99

9 OUE TWIN PEAKS 549 1,417,500 2,582 99

9 OUE TWIN PEAKS 1,604 4,100,000 2,556 99

9 OUE TWIN PEAKS 1,055 2,690,250 2,550 99

9 OUE TWIN PEAKS 1,055 2,680,000 2,541 99

9 THE CLAYMORE 2,680 6,500,000 2 ,425 FH

9 OUE TWIN PEAKS 1,604 3,700,000 2 ,307 99

PostalDistrict


TransactedPrice ($)

Price($ psf)

Tenure

9 OUE TWIN PEAKS 570 1,256,200 2,202 99

9 HELIOS RESIDENCES 1,313 2,750,000 2,094 FH

9 RIVERGATE 1,496 2,880,000 1,925 FH

9 TRIBECA 1,033 1,820,000 1,761 FH

9 THE COSMOPOLITAN 1,679 2,920,000 1,739 FH

9 THE ABODE AT DEVONSHIRE 1,012 1,690,000 1,670 FH

9 RIVERIA GARDENS 1,432 2,361,282 1,649 FH

9 8 @ MOUNT SOPHIA 861 1,250,000 1,452 103

10 ARDMORE THREE 1,776 6,239,935 3,513 FH

10 ARDMORE THREE 1,776 6,158,420 3,467 FH

10 ARDMORE THREE 1,776 6,118,045 3,445 FH

10 ARDMORE THREE 1,744 5,539,960 3,177 FH

10 THE NASSIM 2,809 7,656,200 2,725 FH

10 RV RESIDENCES 452 990,000 2,190 999

10 PALM SPRING 1,496 2,250,000 1,504 FH

10 NATHAN PLACE 1,475 2,000,000 1,356 FH

10 MONTVIEW 1,981 2,438,000 1,231 FH

11 PARK INFINIA AT WEE NAM 893 1,620,000 1,813 FH

11 LUCIDA 624 950,000 1,522 FH

12 PRESTIGE HEIGHTS 344 510,000 1,481 FH

12 THE ARTE 1,399 1,725,000 1,233 FH

12 DE PARADISO 1,130 1,200,000 1,062 FH

14 PALMERA EAST 431 625,000 1,452 FH

14 SUNFLOWER COURT 1,152 795,000 690 FH

15 THE MEYERISE 883 1,627,000 1,843 FH



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NOTE: This data only covers non-landed residential resale propertytransactions with caveats lodged with the Singapore Land Authority.Typically, caveats are lodged at least 2-3 weeks after a purchasersigns an OTP, hence the lagged nature of the data.

PostalDistrict


TransactedPrice ($)

Price($ psf)

Tenure

15 THE ESTA 1,593 2,280,000 1,431 FH

15 CASA MEYFORT 1,765 2,100,000 1,190 FH

15 THE ESPIRA 1,055 1,150,000 1,090 FH

15 THE SERENNIA 2,379 1,970,000 828 FH

16 WATERFRONT KEY 1,216 1,380,000 1,135 99

16 THE SUMMIT 1,238 1,300,000 1,050 FH

16 KEW GREEN 3,025 1,970,000 651 99

17 LOYANG VALLEY 1,055 738,000 700 99

18 DOUBLE BAY RESIDENCES 1,561 1,630,000 1,044 99

19 KOVAN RESIDENCES 883 1,070,000 1,212 99

19 REGENTVILLE 1,152 852,488 740 99

20 CLOVER BY THE PARK 1,765 2,150,000 1 ,218 99

20 THE WINDSOR 2,497 2,050,000 821 FH

20 BRADDELL VIEW 1,701 1,350,000 794 99

20 FAR HORIZON GARDENS 1,292 960,000 743 99

21 FLORIDIAN 915 1,500,000 1,639 FH

21 T HE BLOSSOMVALE 1,410 1,880,000 1,333 999

21 1 KING ALBERT PARK 1,421 1,650,000 1,161 FH

21 SIGNATURE PARK 1,044 1,056,000 1,011 FH

22 PARC VISTA 1,259 960,000 762 99

23 THE LINEAR 1,249 1,100,000 881 999

25 WOODHAVEN 624 730,000 1,169 99

27 THE MILTONIA RESIDENCES 2,077 1,530,000 736 99

28 SELETAR PARK RESIDENCE 1,378 1,700,000 1,234 99

28 GRANDE VISTA 2,702 1,865,000 690 999
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