Lumina Grand ebrochure

When GuocoLand began the construction of their residences located at Lentor Modern, their mixed-use integrated development located in the Lentor Hills Estate, in September 2022, the project received the most enthusiastic reception. On the day of its launch there were 508 of 605 homes were sold, which resulted in an astounding 85% taking-up rate.

As the first launch of the rapidly growing neighborhood, Lentor Modern’s strong performance is a sign of a promising start for the new neighborhood. “Lentor Modern has demonstrated yet again our ability to identify emerging areas with great potential and our capacity to launch new and exciting developments to create a brand new identity for the district,” Cheng Hsing Yao GuocoLand’s CEO said in the press release.

Lumina Grand ebrochure represents a good thing for its residents by providing them with not just homes but also a remarkable lifestyle that is full of amenities and connectedness.

Since then, an additional 51 units were bought at Lentor Modern Based on caveats filed by Sept. 28. This signifies it’s Lentor Modern is over 92% sold, with units being traded at an average cost of $2,101 per square foot.

The project had the same success during this years EdgeProp Singapore Excellence Awards (EPEA). The project won seven wins, securing top awards for Top Development and Landscape Excellence and Innovation Excellence and Marketing Excellence and Design Excellence and sustainability Excellence as well as Showflat Excellence.

The activation of Lentor Hills
Lentor Modern sits on a 99-year leasehold site located on Lentor Central that was awarded to GuocoLand in July 2021, as part of an Government Land Sale (GLS) tender. The developer overcame eight other bidders to the site by offering $784.1 million, or $1,204 per square foot in plots (psf per plot ratio).

The 186,001 sq ft parcel that is primarily residential with commercial space on the first floor was the first parcel of land to be sold to the public in Lentor Hills. It is located close to Yio Chu Kang Road, the area is surrounded by established private housing enclaves for residents mostly composed of mixed land housing.

The auction of the first site located in Lentor Hills marked the initiation of a zone previously defined by empty land. The site saw a lot of competition because of close proximity of the newly built Lentor MRT Station. It is part of Thomson’s East Coast Line (TEL) The station was inaugurated at the end of August in 2021. It offers a direct connection to downtown and will provide further access to East after the completion of the TEL by 2025.

When it was granted this site on July 20, 2021. GuocoLand presented its concept of development to develop Lentor Modern a year later. The first and only mixed-use development integrated located in Lentor Hills, Lentor Modern will include three 25-story residential towers that will be atop the podium. The podium will house the mall, which has over 96,000 square feet in F&B and retail stores with one of the largest supermarkets in the area, which is 12,000 square feet as well as a 10,000 sq ft childcare center. It will also be linked to Lentor MRT Station. Lentor MRT Station.

In an August 31, 2022 press release, GuocoLand CEO Cheng acknowledged that the project’s contribution to shaping the environment that is Lentor Hills. “Our goal is to create Lentor Modern to completely transform into a new Lentor region into a luxurious and appealing lifestyle and residential place,” he said.

Beyond Lentor Modern Beyond Lentor Modern, the developer is a major player in the growth of the neighborhood. The developer launched the project in July. the Lentor Hills residences is a 598-unit condominium located on Lentor Hills Road by GuocoLand, Hong Leong Holdings and TID (a joint venture of Hong Leong Holdings and Mitsui Fudosan) it was put up for sale. Caveats filed as of September 28 reveal the condo has sold there were 385 (64%) of the condo’s units sold for the average of $2,082 per square foot. In April the joint venture of GuocoLand as well as Intrepid Investments (a subsidiary of Hong Leong Holdings) was granted an GLS site located at Lentor Gardens for $486.8 million ($985 per sq ft ppr). The development planned for the site will comprise 533 homes and will include 6,500 sq feet of child care facilities.

Design inspired by nature
Lentor Modern is nestled in an oasis of nature, with the beautiful nature that comprise Lower Peirce Reservoir Park, Thomson Nature Park, and Lower Seletar Reservoir Park nearby. In the near future, Hillock Park will be easily accessible across the street to Lentor Modern.

The condominium site was once located in Lentor Forest, with a freshwater stream. Inspired by the natural nature, GuocoLand wanted Lentor Modern’s design to reflect the ties to the natural world. ADDP Architects was brought on to create the design, along with the landscape architects Ortus Design.

In order to resemble a winding water flow, Lentor Modern features a collection connected waterbodies located on the fourth floor of the development. The total length is around 200 meters in total. The water bodies comprise an outdoor pool for leisure and a lap pool of 50m with a 25m length, as well as spa and jacuzzi pools.

The landscape at Lentor Modern was designed to incorporate the natural and organic look. On the first floor, a lovely green trail will be made by planting groves of trees. gigantic forests will also be established in the plaza in the mall’s public space.

The design inspired by nature extends to the facade of the residential towers that is dark and earthy shades. Entryways towards the building’s podiums are covered with plants that resemble the treetop canopy. Around 150 plants are expected to be cultivated in Lentor Modern.

Tang Kok Thye, associate partner of ADDP Architects, adds that attention was paid to the natural habitat and the flora and fauna that surround it and the way that the development may affect wildlife that lives in the vicinity. Glass with less reflection was selected in the design to minimize the possibility of birds flying through windows, along with balconies that have railings rather than glass panel.

Spaces for relaxation and to play
The majority of Lentor Modern’s facilities is situated along the water bodies that are interconnected on Level Four. Alongside these pools are numerous parks, gardens and lawns. There are also indoor and outdoor fitness centers and a sun deck as well as a mini-golf area. Also, there is tennis courts as well as a playground. There is also an allotment garden that includes community plants, and an area that has glamping tents.

The clubhouse of the condo offers functions rooms as well as an office lounge as well as a games room, and some dance classes. On the 14th floor in each of three towers of residential the Sky Club offers additional open spaces for exercise and dining, two dining areas to entertain natural-ly ventilated work areas as well as a club lounge that is air-conditioned.

As the post-pandemic transition was towards hybrid work, several areas were incorporated to accommodate people who work from home or study at home. The business lounge in the clubhouse features private booths for hot-desking as well as an event space that can hold up to six persons and at 14th level, the lounge and work areas offer alternative places to work. On the fourth level Four residents can walk into any of the pavilions to host private calls and sessions for private tuition and study group.

Modern luxurious living
Lentor Modern is the 3rd development to be launched within GuocoLand’s “Modern” series of homes. The initial development of this series will be Martin Modern, the 450-unit residential development located situated on Martin Place, which launched in July 2017 and finished in the year 2021. The development was completed in March of 2021. GuocoLand announced Midtown Modern the 558-unit, integrated development along Tan Quee Lan Street.

According to GuocoLand this series embodies the modern lifestyle of luxury through classic and timeless architecture, combined with a flexible and efficient layout that allows for the needs of working, living and entertaining at home. It also has a strong emphasis on health and wellness by allowing access to the outdoors and a focus on interaction through sharing amenities.

In Lentor Modern, units comprise one-to four-bedroom apartments with sizes ranging from 527 sq feet to 1,528 square feet. The concept of a “flex area” was added to the layout of two-to-four-bedroom units. The space is able to be modified to serve a variety of purposes like an office in the home as well as a nursery or hobby room. The usage can change in accordance with the lifestyle of the homeowner. The home is equipped with windows to allow natural airflow.

For three- and four-bedders the flex room is located in the same room as the master bedroom which allows owners to utilize the space for an extra wardrobe, a baby room, or an ensuite study.

A number of thoughtful layout ideas were also incorporated into the design, including more efficient layouts for dumbbells that is suitable for two-bedroom units, dry and dry kitchen spaces for all four-bedroom units and a yard for 3 and 4 bedroom styles. Each unit comes with the kitchen equipment from Smeg along with bathroom accessories made by Hansgrohe as well as Roca.

In”Modern,” the “Modern” series residents at Lentor Modern will have access to a concierge service which provides help, such as delivery of parcels as well as taxi booking.

Transformation of Lentor
The first project to go live at Lentor Hills, GuocoLand faced the primary challenge of introducing prospective buyers the area. The emphasis on Lentor’s upcoming transformation with Lentor Modern and the future development were key to GuocoLand’s marketing plan for the development.

In the marketing materials that were distributed, details on the development plans for the area, including current and future plans for the area were included, and GuocoLand’s experience in creating transformative mixed-use developments such as Guoco Tower Guoco Midtown and Guoco Midtown were also mentioned.

In the case of Lentor Modern specifically, GuocoLand highlighted the “One lift Ride Lifestyle” which the project offers that allows residents to ride an elevator from their residence directly to the mall that is integrated with an array of grocery, retail and F&B choices. It is a transit-oriented community that is integrated with Lentor MRT Station Lentor MRT Station, residents are able to take a quick and easy way towards Orchard Road, Singapore Botanic Gardens and Marina Bay, the CBD along with Marina Bay.

The sales gallery in the project was designed to enhance the design and concept that is Lentor Modern. The gallery features an open space with a skylight which is home to the model while steps lead visitors into an additional area that is home to the exhibitflat units. The design is reminiscent of the building The sales gallery uses an earthy palette, paired with lush vegetation and natural lighting to offer an experience that is unique to visitors.

Lumina Grand floor plan

The 99 year leasehold residents of condominium Riviere enjoy seamless and smooth connectivity available to them. The development developed by Frasers Property, a Singapore-listed company Frasers Property comes with a variety of intelligent features that are activated by residents smartphones.

Judges have granted Riviere with Innovation Excellence in the EdgeProp Excellence Awards (EPEA) 2023 in recognition of this accomplishment. The project has been completed and is situated in the 1st Jiak Kim Street in Robertson Quay in Singapore, which is where nightclub Zouk was once. It has a view of Singapore River. Singapore River, offering residents the rare view of the riverfront. Its location is more stunning as the Riviere is in the walking distance of Great World, Havelock and Fort Canning MRT Stations.

Lumina Grand floor plan area of 16,623.7 sq m with an estimated Gross Floor Area (GFA) of 49,872 sq m and maximum Gross Floor Area.

With a total land size of 145,120 square feet, Riviere is a deluxe condominium project that spans from 560 sq ft up to 2,002 square feet. The project was completed in January and Riviere was sold out in May. Riviere was part of a bigger development owned by Frasers Property Singapore, which comprises three renovated conservation warehouses, as well as a brand-new four-story block of 72 apartments. Fraser Residence River Promenade opened this month. The apartments that are serviced offer made up of studios and one-bedroom units.

Sustainable and smart

Riviere was developed for the project by SCDA Architects, famous for creating luxurious condos such as The Marq on Paterson Hill, Nassim Park Residences, and Leedon Residence. SCDA worked closely with the architect of the project P&T Consultants. Residents are able to download a smart home app for their mobile devices. The app lets them reserve condominium facilities, obtain access to keycards, and open the letterboxes. Furthermore, visitors can register ahead of time through the generation of an QR code as well as the day’s PIN, which will ensure the smoothest and most convenient registration process. Alongside the clever technology, Riviere recognized with the Green Mark Gold Plus rating by the Building and Construction Authority.

Riviere has managed to get its name on the map of sustainability with its green-friendly amenities. It has also equipped all its housing units with energy efficient cooling units and energy-efficient lighting in common areas. Concerning the carbon footprint this project has reduced carbon emissions by making extensive utilization of locally certified sustainable products from switchboards and power cables to drainage mats, lifting devices as well as pre-insulated ducts. The project also adopted an environmentally-friendly building system and designed for the manufacturing and assembly of, prefinished volumestric structures (PPVC) and utilized environmentally friendly materials such as glass laminated.

Connecting residents

Riviere’s design maximizes its iconic location and stunning surroundings by arranging the building to maximize views that are unobstructed. On its top the luxury condominium has an outdoor terrace with an amazing view of the expansive skyline of the surrounding area. The design of the landscape makes the most of its surroundings, by including water elements, influenced from Singapore River. Singapore River. The features include reflecting water features and lush landscaping on the upper floors and the heritage walkway that highlights native species of plants. Residents can look forward to the tranquility and healing waters at Riviere.

Alongside offering aesthetic worth, the condominium’s amenities are carefully designed to connect residents to build a strong community. Its twin residential towers of 36 floors are now elevated to offer more space in the common areas. This includes a gym as well as an entertaining lounge and clubhouse an outdoor playground for children and a pool. The facilities include areas where residents can entertain family and friends. It also has a lawn with a river and an open-air area which encourages outdoors activities and social interaction. At Riviere’s rooftop there is barbecue pavilion, Teppanyaki dining pavilion, reading pavilion, a sky spa hot spa and trampoline games.

Apart from community, Riviere places the same focus on individual units in the nitty-gritty design of its homes. Each unit is built with high-end standards, such as marble flooring for spaces for dining and the living, marble bathrooms, and the top-of-the-line German manufacturer Poggenpohl for kitchen cabinets.

EPEA 2023 Judge Angela Lim, who is co-founder of the design studio SuMisura and SuMisura, stated that the sizes of units of Riviere’s units are “very spacious”. In reality the sizes of the units are greater than those of a typical luxurious condos found within the Core Central Region, she observes.

Lumina Grand launch price

The Tre Ver may be Singapore’s most impressive example of a housing project which truly embraces the duality of its natural surroundings, linking the riverfront with its surrounding greenery. It’s not surprising that the panel of judges for The EdgeProp Singapore Excellence Awards (EPEA) 2023 awarded the development The Tre Ver the Top Development award under the completed Central category.

Lumina Grand launch price will include approximately 510 residential units spread out among 10 blocks of 12 to 13 storey buildings each

The development was co-developed by majorboard-listed UOL Group and Singapore Land the Tre Ver is an apartment complex of 729 units located on Potong Pasir Avenue 1. The modern design of the project was created by award-winning architects firm Woha.

Tre Ver Tre Ver passed with flying marks across all categories including design and innovation, landscape and sustainability. The development actually received the top marks for excellence in landscape out of all the projects within the Completed Central category.

Rivers, trees home

The developers realized they had a chance to seize the chance to enhance the existing characteristics on the site when they bought the property in the year the year. The site was the previous Raintree Gardens, an unprofitable HUDC (or Housing and Urban Development Company estate that was purchased by a group at $344.2 million ($797 psf/plot ratio).

After months of thoughtful research and preparation The developers revealed the title of their new project in the year 2018. The Tre Ver blends the main components that make up this project. The initial word comes from “trees” in reference to the lush greenery that covers the site as well as the second word comes from “river” to refer to its vast 220km of frontage along Kallang River. Kallang River.

To realize this biophilic concept Woha was chosen. The architect business has always been a pioneer of eco-friendly design and is the source behind UOL Group’s renowned PARKROYAL COLLECTION Pickering and the recently redesigned Pan Pacific Orchard.

The concept The design The Tre Ver is designed to make the best use of the riverfront’s wide as well as the existing treeline that includes 12 protected rain trees and incorporates them through the gardens and courtyards, terraces, pools and waterfalls in the development. A riverfront widewalk that is being constructed gives residents a view of the river and recreational options.

The emphasis in biophilic design — a method of creating landscapes and buildings that fosters the connection between the human and the natural worldIt is in line with the tradition for Woha and is a key development objective of UOL Group and Singapore Land. These elements not only improve the overall aesthetics of the building, but enhance the overall living experience of residents.

A green landscape homes

In an site visit, the director of DP Green Yvonne Tan, who was also one on the jury, thought that the landscaping used to enhance the various areas of the lobby and communal spaces made each space distinct and add to the overall feeling of arriving.

The development makes the most of its 201,405 square feet area to distribute evenly the housing blocks and amenities and landscaping. There nine residential blocksthree 20-storey blocks, two 19-storey blocks, as well as four eight-storey blocks. The majority of% of the homes will offer views of the pool or river and the rest will have views of Bidadari and Woodleigh Park and the surrounding greenery.

The design of the residential blocks is contemporary and modern designs, with a focus of natural elements and the surrounding greenery. They are also designed to maximize wind flow throughout the entire development and decrease the amount of solar heat that is absorbed throughout the day.

These four blocks have an elongated contour that is filled with flowering plants and trees. In contrast, the five high-rise blocks are adorned with sky gardens on every floor which add to the overall feeling that vertical vegetation is present.

Its developers were also cognizant of Singapore’s desire to be the car-free lifestyle and added the 125 bike-parking spaces that are sheltered to encourage active mobility and sustainable last mile commuting. The development is situated 700m away from Potong Pasir MRT Station, and public buses are available to the area.

Plants that tolerate shade and drought were chosen to minimize the overall maintenance while allowing the plants to flourish. Natural mosquito- and insect repelling plants like eucalyptus mint, and lemongrass are planted throughout the development to lessen the need for fogging.

Evergreen appeal

It’s not surprising it was The Tre Ver was extremely loved by buyers. The property was the top-selling new project to launch for the month of August the year 2018. The project was announced for sale on August 4, and sold an impressive 164 units (22%) over 28 days. In the beginning, the median cost of an apartment in The Tre Ver was $1,551 per square foot.

In August of 2019 the development was the mark of% completely sold. The final unit was sold in April 2021 and the development had a median selling price of $1700 per square foot during that time.

Since the beginning of time, there has been a strong sub-sale marketplace which has seen more than 112 caveated sub-sales transactions in the last two years. This has increased the cost of selling of The Tre Ver to about $1,950 per sq ft in March. The most expensive sub-sale, on the basis of psf is a 1,335 sq feet unit located on the seventh floor. It sold for $2.56 million ($1,917 per square foot) in March.

Lumina Grand showflat

Piermont Grand is the only fully-built executive condominium (EC) which was awarded the highly sought-after top executive condominium prize during the EdgeProp Excellence Awards 2023. The ceremony for the awards was held on the 6th of October the iconic EC project was recognized for its innovative designs, landscaping and innovative methods of development.

Lumina Grand showflat shows exceptional amenities and connectivity, which provides prospective residents with two advantages.

The project was on the projects on a shortlist that were visited by a panel of judges in the year-long competition; the site visit offered a first-hand view of the EC that is due to be completed on February. The judges were awed by Piermont Grand due to its diversity as a residential development that has won awards.

In the past, Piermont Grand won the Sustainability Excellence Award in the Uncompleted Residential (Non-Central) category at the EdgeProp Excellence Awards 2020. This EC project is developed jointly with mainboard members City Developments and TID Residential.

A tribute to Punggol’s heritage of kelong

The judges at the EPEA of 2023 acknowledged the architectural efforts from both the developers as well as the architects, P&T Consultants, which have ensured that the project is harmoniously integrated with the riverside landscape and is aware of already existing developments of residential homes around it.

The overall style and architecture that characterizes Piermont Grand was inspired by the fishing villages and kelongs which have settled in the Punggol region. The earliest colonists were the early settlers of this land and remained in the area in the 1800s to the 1980s after which they were moved to accommodate modern housing.

Piermont Grand scored very well in the category of landscape. Landscape consultant was the local landscaping studio Tinderbox.

Cascading water features highlight the landscape areas throughout the development including the waterfalls that highlight the main entrance, to the impressive infinity-edge lap pool with a view of My Waterway @ Punggol, an artificial waterway that crosses Punggol New Town.

The landscaping areas of the project are complemented by the architectural designs of the recreation and facilities decks, with designs that evoke the stilt structures of the traditional Kelongs.

A few of the water recreational facilities on the Piermont Grand include a family pool and a dipping area as well as a kids’ play pool and the hydrotherapy pool. Additional amenities include the gym, a BBQ area and observation point, a playground and fitness area outside barbecue pavilion, a the community garden, reading areas cabanas, and a tennis court.

It is located on Sumang Walk, Piermont Grand completes all the developments that are located in My Waterway @ Punggol, and is part of awards-winning housing developments for public housing like Waterway Cascadia as well as Waterway Terraces I and II, as well as the an integrated project called Waterway Point.

The development is near Sumang as well as Nibong LRT Stations, which are linked via Punggol MRT Station and Bus Interchange. Nearby, restaurants, shopping and entertainment options are located in Waterway Point, Punggol Plaza and Oasis Terraces.

A high take-up

Piermont Grand comprises 13 blocks of 10- to 18-story residential towers. The 820-unit development comprises three-to-five-bedroom apartments which range from 840 to 1,701 sq feet in size, and 54 three- and five-bedroom penthouse units ranging from 990 sq ft to 1,701 sq feet.

The awards-winning qualities associated with Piermont Grand translated into strong sales for the EC. The project was announced to be sold in July of 2020. The opening, on the weekend of July 27 – 28 saw the sale of 375 apartments (46%) snapped up by interested buyers. Prices starting at $888,000 for a three-bedroom unit while the five- and four-bedroom properties were selling for $1.34 Million between $1.34 million and $1.5 million.

As per developer sales figures according to developer sales data, the EC was around 70% sold within one year after its introduction and was sold out at the end of 2021. According to the transaction data collected through EdgeProp Singapore, the steady taking-up rate was also reflected in positive price rises.

In July 2020, the median selling price was around $1,080 per sq ft, and then it increased to $1,175 psf by the end of July 2021. When the development was sold out completely in December 2022, it was around $1,338 per square foot.

As per the caveats, most expensive unit that was sold in Piermont Grand is a 1,507 sq ft, five-bedroom property located on the eighth floor. It sold for $1.831 million ($1,216 per square foot) during the month of December. It was followed closely by the sale of a second 1,507 sq ft, five-bedder on the 13th floor. This deal was negotiated by developer developer at a cost that was $1.827 million ($1,213 per square foot) in November 2021.

Lumina Grand Bukit Batok West Ave 5

The Wharf Residence A 999-year leasehold condominium that topped a list condos which saw a record PSF-price record between the 12th of September between 19 and 12. The reason for this was that the 1,066 square feet, two-bedroom apartment in the condo sold at $2.58 million, which is $2,421 per square foot. The owner purchased the property for $2.4 million ($2,252 per square foot) on the 10th of May 2018 which means that they earned $180,000.

Lumina Grand Bukit Batok West Ave 5 strategic location and excellent connectivity options ensure that residents can effortlessly traverse the city

It’s the third time that a resale has been completed for this property during the year. The first one was in April when a 1,033 square foot two-bedder was purchased for $2.46 million ($2,381 per square foot). The second deal included a two-bedder unit that occupied 1,066 square feet. It was purchased to the buyer for $2.33 million ($2,186 per square foot) at the end of May.

It was designed through Leonie Court, a wholly-owned subsidiary of CapitaLand, The Wharf Residence is a project consisting comprised of four 10 to 23-storey condominium blocks on Tong Watt Road in River Valley District 9. The project is completed as of 2012 and comprises in 186 homes. It is located in the property is accessible via Fort Canning MRT and Great World MRT Stations and is located close to Ngee Ann-Adelaide Educational Centre as well as River Valley Primary School, which is based on EdgeProp’s Landlens software.

The freehold condominium Robertson 100 has also seen the highest price for psf in the review period at $2,304 per square foot. This is following the sale of an 872 sq ft two-bedroom property for $2,088,888 September 18. The unit was bought by the buyer on May 29th, 2019 at a price of $1.59 million which is $1,827 per square foot, which is equivalent to $415,888 profit from the vendor. The latest deal surpasses the prior record by $2251 per sq ft, when it was a sale of a 1,044 sq. ft. three-bedder at $2.35 million (or $2,251 psf) in April.

Robertson 100 was completed in 2004 and has the 186 units. It was built in 2004 by MCL Land, a fully-owned subsidiary of the listed company Hongkong Land Holdings, a part of the Jardine Matheson Group. It is situated on Robertson Quay, in River Valley in District 9. It is walking distance of The Great World MRT and Havelock MRT Stations.

At the Sturdee Residences The 99-year leasehold condominium also witnessed the highest price for psf ever recorded at $2,192 per square foot. This was the result of the auction of a 420 square foot one-bedroom apartment for $920,000 on the 14th of September. The first time the unit has been resold. The owner bought the unit for $747,000 in the month of June. The owner earned $173,000. It is also the 17th unit to have been sold in the property this year. Based on caveats filed by the condo, the median psf cost of all units sold this year comes around $1,951 per sq ft.

The property is located in Beatty Road in Kallang, District 8 of Sturdee Residences is comprised of two 30-storey towers, which are home to an array of 305 condo units. The apartments range from 1- to 5-bedroom apartments which range from 420 sq ft to 1,830 square feet. The property was designed in partnership with SL Capital, a subsidiary of the local property development firm Sustained Land. It is walking distance to Bendemeer MRT and Farrer Park MRT Stations.

The condo was sold out in August of 2018, a year after it was completed. In its preview event for VIPs on the 16th of June in 2016, condominium was sold out for 40% or 122 units for an average of $1,550 per square foot. The prices started from 680,000 dollars for a 420 square foot one-bedroom apartment; up or $3.2 million for an 1,830 square foot penthouse with five bedrooms. The high rate of take-up can be explained by its urban fringe location and access to 2 MRT stations.

The average rents of apartments at Sturdee Residences are in the range of $2.50 and $9.5 per month. That’s an average of 4.1% in rental yield for landlords.

Lumina Grand by CDL

A semi-detached home located at 8 Bournemouth Road in the Katong neighborhood located on the East Coast has surfaced on the market after more than one year.

A caveat was submitted to URA Realis in August 2022 for $11.6 million. The purchaser is Sevens Group (Aquarius), which is a subsidiary of property developer Sevens Group, which is owned by its chief executive and founder Eric Cheng. The small-scale property developer has earned an image in recent times by purchasing properties, renovating and selling homes in residential areas that are established.

Lumina Grand by CDL winning bid was not only indicative of their financial capability but also revealed their vision for this landmark project.

Sevens Group signed the option to purchase the property located at 8 Bournemouth Road on July 25 2022. They also paid an option charge of $116,000, or 1% on the cost of purchasing. The remainder of the amount of deposit, $464,000 (4% of the purchase price) was paid after it was decided to exercise the option. This sale was set to closing on December 31, 2022.

But, a compromise was reached between the seller and buyer to end the purchase and sale agreement. The developer took the caveat off Singapore’s Land Authority’s Integrated Land Information Service on the 27th of June.

8. Bournemouth Road is, therefore it’s back to purchase. Seller has agreed to hold his $11.6 million price mark. In terms of the land size it is worth $2,154 per square foot.

Developer interest
“The absolute cost is appealing, and is a great deal for any land-based property developer,” says Julian Yip, managing director of Real-

Star Premier Group, which concentrates on marketing and selling the land property. RealStar is among the marketing agencies of the 8 Bournemouth Road.

The site is a two-story house constructed in the year 1990. It is equipped with six en-suite bedrooms, and an area of 3,800 sq feet. The freehold site covers 5,386 square feet and boasts an 17.7m frontage.

Due to its size, Yip is not surprised that the site attracts developers. “The site is within the semi-detached area that is located on Bournemouth Road,” he declares. “It is located on an elevated site with an 18m frontage and could be divided into two semi-detached homes.”

A developer purchasing the site will need outline approval from URA for subdividing and redeveloping the property into a new set of semi-detached buildings. According to URA’s current planning regulations for homes that are landed the minimum land size required for a semi-detached dwelling is 200 square meters (2,152.8 sq feet) with an 8-metre minimum width.

On Bournemouth Road, the highest psf value for a semi-detached property was reached through 47 Bournemouth Road. According to a caveat filed in conjunction with URA Realis, it fetched $6 million or $2,351 per square foot during a transaction that took place on February 20, 2022.

The semi-detached property located at 47 Bournemouth was constructed in 2004 and is located on the smaller freehold site that covers 2,552 square feet. It’s a renovation of a detached home which was once located on a freehold tract with 8,923 sq ft that was that was purchased at $3.55 million ($398 per square foot) at the beginning of January. A written consent was later granted to allow this site to be divided into four semi-detached buildings as per EdgeProp Inspector.

In the front of Bournemouth Road is Mountbatten Road which is where Sevens Group is developing The Carrara. The development is a boutique with six semi-detached residences that span between 801 and 811 Mountbatten Road (odd numbers). Two of the semi-detached properties in The Carrara have been sold. The two houses are situated on land that is 3,014 square feet. The property located at 801 Mountbatten Road fetched $9.048 million ($3,002 per square foot) in November 2021 in contrast, the neighboring property at 803 Mountbatten Road was sold for $9.05 million ($3,003 per square foot) at the end of May in 2022. according to caveats that were lodged.

Three of the remaining homes eighty five eight07, 807 and the 809 Mountbatten Road — have six bedrooms, each with constructed areas ranging from 5,530 to 6,400 sq ft. They have land sizes ranging between 2,675 and 3,016 square feet. The semi-detached homes are listed for sale at prices ranging from $8.644 million ($3,233 per square foot) and up $9.366 million ($3,119 per square) per square foot.

Zoning change to a detached home
Another possible buyer on eight Bournemouth Road is owner-occupiers, says RealStar’s Yip. They prefer to keep the land in its original condition and obtaining it rezoned as an unattached home, he adds.

The URA’s planning regulations state that the minimum land size for a detached home is 400 square meters (4,306 sq feet) while the maximum width for land is 10 meters.

Yip estimates that should the property was redeveloped into a new detached residence and construction costs were at minimum $3 million.

Bournemouth Road is in the most desirable Mountbatten district of District 15 which also encompasses Goodman Road. “The East Coast will always attract attention, particularly in those in the Goodman Road area, where most of the wealthy old people reside,” says Yip. “Many are looking to buy another or third property in the area to be able to pass on their wealth to the next generation.”

The nearest MRT station that is located in the Mountbatten region is the soon-to-open Tanjong Katong MRT Station on the Thomson East Coast Line, which is only three minutes away. It is expected to open in 2024. MRT station is expected to open in 2024.

The volume of transactions across the land property segment has decreased. In the 3Q2023, prices fell 4.9% q-o-q, according to the most recent URA figures. This is a reverse of 2Q2023, which saw a 1.1% increase in 2Q2023. The decline ended an eight-quarter run of landed home prices rising, says Wong Xian Yang, head of research for Singapore and Southeast Asia at Cushman & Wakefield.

RealStar’s Yip says the drop in the volume of transactions and prices to property cooling measures that were implemented in April, as well as macroeconomic factors which include the current extremely high interest rates. But, he anticipates that buyers’ sentiment to improve in the coming year.

Lumina Grand condominium

UK developer St George, an affiliate that is part of The Berkeley Group, is unveiling its newest project, Camden Goods Yard, to prospective customers in Singapore. The property is situated in the sought-after Camden region in North London, this 999-year leasehold mixed-use development covers 8 acres located in between Camden Town, Primrose Hill and Regent’s Park. The development is expected to complete in stages beginning at the end of second quarter 2025. It will add 644 homes to the area.

Lumina Grand condominium stands out for its outstanding amenities and connectivity, giving potential homeowners two benefits.

The initial stage in the project, Primrose House comprises 110 homes that comprise studios as well as one three and two-bedroom units. The apartments are situated in two towers that span 11 and 14 storeys, which each share the same podium.

Primrose house Primrose House and Camden Goods Yard will be open to buyers from Oct 14-15. St George and Benham & Reeves which is the project’s sole marketing agent located in Singapore will host an open house at Berkeley’s local office, located on the 16th floor of Marina Bay Financial Centre Tower 2 between 11am-6pm.

UK developer St George, an affiliate to The Berkeley Group, is debuting its latest venture, Camden Goods Yard, for potential purchasers in Singapore. The property is situated in the sought-after Camden neighborhood in North London, this 999-year leasehold mixed-use development covers an area of eight acres located within Camden Town, Primrose Hill and Regent’s Park. The development is scheduled for completion in stages beginning with the 2nd quarter of 2025. It will add 644 homes to the area.

The initial stage of development Primrose House comprises 110 homes that comprise studios and one, twothree-bedroom units. The apartments are situated in two towers that span eleven and 14 stories that each share the same podium.

Primrose house Primrose House and Camden Goods Yard will be open to buyers from October 14-15. St George and Benham & Reeves who are the exclusive marketing agent located in Singapore will host an open house at Berkeley’s local office located on level 16 in Marina Bay Financial Centre Tower 2 between 11am and 6pm.

Prime location
The most notable feature for Camden Goods Yard is its excellent location close to Central London, says Doris Tan Regional director at Benham & Reeves. “The project is near to many amenities as well as the top universities of London which is an important draw for Singapore potential buyers” the director adds.

The property is a six- to nine-minute walk from Chalk Farm as well as Camden Town tube stations, located in Zone 2. King’s Cross St Pancras Station which is a terminus with Six Underground line, is just a 10-minute ride on the tube, and Oxford Circus can be reached within 20 minutes.

Many of the top London universities are situated within the vicinity. It includes University College of London and the London School of Economics, which require a nine-minute commute and 22-minute train ride away and bus, respectively. Furthermore, several elementary and secondary school are located within walking distance of Camden Good Yard, including Primrose Hill Primary School and Hampstead Fine Arts College.

Camden Town boasts a diverse variety of eateries and shops that line it’s High Street, just an 11-minute stroll from Primrose House. In the vicinity of Regent Canal, the renowned Camden Market awaits with its numerous stalls selling items from the past, food and much other. Boutiques and cafes with a high-end style are located in the Primrose Hill region. Residents of Primrose House can also benefit from the wide range of greenery available and parks like Hampstead Heath and Regent’s Park close by.

Built for ease of living
The residences in Primrose House are planned to meet the highest standards as well as being exquisitely appointed residences. UK Design Studio Tara Bernerd & Partners was given the task of creating unique interiors for the development. The studio has collaborated on Interior design for upscale hotels such as The Four Seasons in London, New York and Fort Lauderdale, Conrad Los Angeles and Rosewood Munich.

Studio units cover 453 square feet. one-bedders begin at 548 square feet. Two-bedders come in at 883 sq ft. three-bedders begin at 1,011 square feet. Each house has engineered wood flooring throughout the principal areas as well as carpeted floors in bedrooms. The custom-designed kitchen is equipped with kitchen appliances, such as refrigerator dishwasher, oven microwave, and wine cooler. For the two- or three-bedders, each room is fully-equipped. The buyer can pick between two different interior designs. The Hockney palette has darker tones and the Hepworth palette features lighter-coloured finishes.

The residents of Primrose House can enjoy an array of facilities that include an indoor 18m swimming pool, a gym and a wellness room with steam rooms and saunas. Primrose House also has an inviting space for guests to relax, a lounge with co-working space, as well as three cinema rooms that are equipped with the latest technology in sound and vision to provide a truly immersive film experience. The prices of the rooms in Primrose House are expected to begin at GBP900,000.00 ($1.49 millions) for a single bed and starting at GBP1.5 million for two beds. Benham & Reeves’ Tan expects a flurry of interest to the project due to the high-end product’s features and its developer’s track record and its status as a brand new project within the well-established Camden region. “People who are accustomed to London and who are seeking a desirable central London area will be interested in the development,” she adds.

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A dazzling Art Deco boutique project by local developer FLJ Property, Lavender Residence is quickly gaining momentum for buyers who are looking for an affordable, centrally-located home in District 12.

It was released to the market at the end of June in the Freehold mixed-use development consists of four retail units on the ground floor and 17 apartments for residential use and the basement car park. It is situated near the intersection between Lavender Street as well as Kempas Road, and the road’s dual frontage highlights its preserved preservation Art Deco architecture.

Lavender Residence is the latest boutique project located in The Boon Keng neighbourhood, Lavender Residence is located close to a variety of commercial and transport centers, as well as a deep awareness of Singapore’s architectonic history, and the advantages of a mixed-use community.

Prime transport connectivity

The only new development launched in District 12 offers the wide range of public transport connectivity and closeness to the city’s center that Lavender Residence has to offer. It has three MRT stations that include Bendemeer, Boon Keng and Farrer Park — within walking distance, as well as several major highways and major roads serving the region residents are instantly connected to all areas on the island.

Bendemeer Station on the Downtown Line is just two stops away from the cultural and arts district of Bencoolen. The most prominent stations along this line are Fort Canning, Chinatown, Telok Ayer, and Downtown in the CDB and residents will appreciate the ease of traveling to downtown’s business district.

Residents can also take the North East Line at Boon Keng Station. It will take passengers to major malls for shopping in the Northeast region including the recently launched Woodleigh Mall, connected to Woodleigh MRT Station; and Nex shopping mall that is connected with Serangoon MRT Interchange Station.

The area is served by major roads and highways, such for Serangoon Road, Balestier Road, Lavender Road, and the Central Expressway (CTE). This makes getting into the CBD via car just a three-minute journey. It’s also simple to get to the upcoming health hub in Novena as well as in the Orchard Road shopping belt, and the Singapore Sports Hub in Kallang.

Art Deco architecture

In the beginning, the site comprised two storeys of conservation shophouses constructed in the Art Deco style during the 1940s. As a representation of Singapore’s early development the shophouses were preserved through the developer to honor their historic importance.

FLJ Property has spared no expense in bringing in the famous architecture company Park + Associates to oversee the delicate conservation efforts along with designing the new 6 storey back extension. The locally-based architecture company is careful to bring back its Art Deco architecture while incorporating various modern decorations and contemporary design elements in the construction.

This new approach to heritage conservation can be seen within The Heritage Series, a mix of five apartment units which are located on upper floors of the shophouses in conservation. The units range from one-bedroom to three-bedroom unit with a few dual-key options.

Two of the units were purchased by potential buyers at the launch in June this year. The one-bedroom + studio unit one-bedroom and study (dual key) unit and a three-bedroom Study (dual key) unit are on the market. Layouts for units maximise living space and minimize the amount of dead space like corridors. The interiors are created in a contemporary style featuring a selection of top-quality fixtures and fittings from Brandt Duravit Franke, as well as Hansgrohe.

A huge variety of units

The time that Lavender Residence was launched for auction at the beginning of June, buyers were interested in purchasing units within the brand new rear extension of six stories block that comprises nine apartments and three penthouses.

The penthouses proved to be a huge success and were all sold by June. They are comprised of a two-bedroom plus study (dual key) unit as well as a four-bedroom plus study unit and a five-bedroom plus study (dual key) unit.

The remaining units available range from study units with one bedroom with two bedrooms, two-bedroom units (dual keys) units as well as three bedroom (dual keys) units. The majority of units within the six-storey block are sold, and all remaining apartments are likely to be snapped up in the coming weeks.

Based on the developer the majority of buyers are interested in dual-key units because they give them the possibility of becoming an owner as well as landlord. In addition, it’s becoming more and more difficult to find dual-key units within the recent launches of private homes and this makes this model more sought-after.

Based on a compilation of rental caveats provided by EdgeProp Singapore, condos in the area have seen a surge in rental demand, which results in relatively high rents.

For instance, at the close by Sturdee Residences in the area, mean rent is $6.52 per month. which amounts to an average rental yield of 4%. The newest developments, like 1953 along Tessensohn Road have seen average rents of $6.17 per sq ft and rental yields of around 3.9%.

Investors and homeowners who are interested in investing at Lavender Residence will take advantage of the attractive rates that is set on the remainder of units, starting from $1,850 for a freehold development just minutes distance from downtownan affordable and competitive cost for the majority of buyers.

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The purchase of a three-bedroom apartment in Country Grandeur was the most profitable condo resales in the week of September 5-12 according to caveats filed with URA. The 1,442 square foot unit located on the third floor sold at $2.72 million ($1,886 per square foot) on the 6th of Sept. The unit was purchased through the sale of developer developer on May 15, 1995, for $920,000 ($638 per square foot) that is, they earned an income in the amount of $1.8 million. This amounts to the capital gain of the sum of 196% in a time that was more than 28 years.

It is probably the best resale sale that has occurred in Country Grandeur to this point. It is higher than the previous record, set on October 28 2022. A 1,442 sq ft apartment sold for $2.6 million ($1,803 per sq ft). The seller purchased the property for $880,000 ($610 per sq ft) in January of 1996. That is a gain that was $1.72 million.

Country Grandeur is a freehold development located on Lorong Puntong, off Sin Ming Avenue in the Bishan district of District 20. The development was finished in the year 1996 and houses 68 residents, which is just three bedders with 1,442 square feet each. Country Grandeur has a relatively lower resale volume and the one that was sold on September 6 as the first unit to be sold following the sale on October 28 the previous year. This latest sale also sets a new PSF-price highest for the area.

The second highest-profitable condo resale sale during the week-in-review included the purchase of three bedrooms condo in The Regency at Tiong Bahru. The 1,281 square feet apartment on the 22nd floor sold at $3.088 million ($2,411 per square foot) on September 7. The seller purchased the unit at $1.4 million ($1,093 per square foot) at the end of August in 2009. This resulted in a profit of $1.688 million, or 121% during a time of around 14 years. It is the second most profitable resale transaction by The Regency at Tiong Bahru in accordance with caveats filed. The most profitable sale took place on the 21st of March the 21st, when the 1,281 square feet unit was sold at $2.85 million ($2,225 per sq ft). The seller purchased this unit back in the month of December for $958,00 ($748 per sq ft) that means they earned $1.89 million.

The Regency in Tiong Bahru is a freehold condo owned by UOL Group at Chay Yan Street in District 3. It is situated at the center of the Tiong Bahru estate, adjacent to the numerous cafes and shops which run along Yong Siak Street, Chay Yan Street and Moh Guan Terrace. It was built in the year 2010 and includes two- to four-bedroom units ranging from 926 sq ft to 1,636 sq feet and is housed in two 35-storey towers.

Alongside the properties that were sold on September 7 between March 21 and Sept 7, the project has seen five more resales transactions this year. All of them were profitable for the sellers. The units, which range between 958 and 1,636 square feet, were sold for $2.18 million to $3.647 million or between $2,188 to $2,276 per square foot. The owners of the apartments realized gains of varying between $748,000 and $1.617 million.

However there was just one transaction that was not profitable during the week of the review. It was recorded in Urban Vista. One bedder of 549 square feet was sold for $810,000 ($1,476 per sq ft) on September 7. The buyer purchased the seller for around $819,600 ($1,493 per square foot) at the end of March. This means they lost around $9,500 or one% after keeping the unit for about 10 half years.

Urban Vista is a 99-year leasehold condominium located situated on Tanah Merah Kechil Link, only a few steps to Tanah Merah Kechil Link, which is the Tanah Merah LRT Station on the East-West Line. It was completed in the year 2016 through Fragrance Group and Aspial Corp The District 16 development includes 582 units that range from one-to-five-bedders that range in size between 431 to 1,862 square feet.

Information gathered from EdgeProp Research shows there have four other resales in Urban Vista this year that were below the purchase price, due to caveats filed. The 27th of June, the owner of an 893 square foot unit made an estimated loss of $121,000 after it was sold at $1.235 million ($1,382 per square foot). Prior to that, a 1,485 sq square feet unit was sold on March 27, at an expense of less than $139,000. On March 17 two units weighing 1,324 and 1,044 square feet were sold at a loss of $200,000 and $5,000, respectively.

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Chip Eng Seng Group is exploring serviced residences under their hospitality business, Momentus Hotels & Resorts. In a press announcement, Momentus announced the launch of Momentus Serviced Residences Novena on 12, Shan Road.

The building, previously called 12 on Shan it was bought by a joint venture backed by Roxy-Pacific together alongside partners Macly Capital and LWH Holdings and was purchased of TA Corp for $86.5 million in March of last year.

The property is comprised of 99 residences that are serviced, with the two and one bedroom units with sizes ranging from 366 sq feet to 861 square feet. It also offers studio apartments of 398 sq ft equipped with a kitchenette as well as a living space. Facilities include a fitness center and a swimming pool as well as a barbecue space.

Momentus Serviced Residences Novena is located close to medical hubs, such as Novena Medical Centre, Thomson Medical Centre, Mount Elizabeth Novena Hospital along with shopping centers. It’s just eight minutes walk to the Novena MRT Station.

Chip Eng Seng Group CEO Raymond Chia says the serviced apartment blends local culture, character and heritage, and is committed to their beliefs. He says: “Our goal is to create a comfortable and stylish space, offering reimagined hospitality experiences that let our guests create unforgettable memories.”

Roxy-Pacific Holdings’ executive Chairman Teo Hong Lim said: “We see tremendous growth potential from this partnership, leveraging the ever-growing market as well as the ever-changing needs of travellers. Our mission is to serve guests from all over the world, providing an efficient and pleasant service, while catering perfectly to guests staying for long or short stays.”

Momentus Serviced Residences Novena will be the very first apartments-themed residence of Momentus. It is the first apartment-style offering from Momentus brand. It’s the second property following Momentus Hotel Alexandra, a 442-key hotel on Alexandra Road that opened in March.