Archives 2010

The Scala Condo

The Scala Condo at Lorong Chuan

The Scala Condo @ Lorong Chuan MRT


New Condominium Right Next to MRT Station on Circle Line

The Scala condo is a new condominium development that previewed and launched for sale on 28 July 2010, and set for completion within 4 years. It was expected to sell quickly, for the following reasons.

  • Affordability
    Units are very efficiently designed and compact. The low wastage means smaller floor areas are needed, which translates to lower cost. One-bedroom units start from about $5xxK. Should be able to get 3.5 to 4% rental yield.

  • Next to Lorong Chuan MRT station on Circle Line
    Properties within easy walking distance of an MRT station command a 15 to 20% premium over property further afield. The Scala excels in this respect – practically sits on the doorstep of the station.

    Sheltered all the way from the Scala lift lobbies to the station, so you literally won’t get wet. Convenient and easy to rent out.

  • Connectivity
    Condos beside an MRT station are a rarity. This one’s an easy train ride to Botanic Gardens, Holland Village, One-North, Harbourfront, National Stadium, Esplanade. Serangoon interchange to North-East line & Bishan interchange with North-South line are 3 minute hops away.

  • Amenities
    A 10 minute stroll brings you to Nex Mega-Mall, with practically all the facilities you need – department stores, supermarkets, shops, banks, entertainment & food outlets, etc. Nanyang Junior College is next door. Walking distance to reputable schools like St Gabriel’s Primary, Yangzheng Primary, Zhonghua Secondary.

  • Investment Returns
    This particular condo looks likely to be very popular with investors. Having a gate opening onto an MRT station, and being close to amenities & two international schools makes it easier to get tenants & good rental returns. Helps maintain its value, especially in downturns when tenants are harder to find.
URA Aerial View of the Scala Site Before Construction
URA Aerial View of the Scala Site Before Construction

The Scala Location View

View of Scala main entrance from along Serangoon Avenue 3. Lorong Chuan MRT station is on the left of the site, and Nanyang Junior College is on its right.

This project comprises five blocks of 17 storey residential flats with full condominium facilities & car parks on a 99-year leasehold land of 149,374 square feet. There are a total of 468 units of 1 to 4 bedroom flats. Sizes range from 473 sqft for one-bedroom units, to just over 1,270 sqft for the 4-bedroom apartments.

Scala Condo Pricing :: Update as at 02 August 2010

Prices average $1150 psf. While one-bedders (sold out by 1pm at the preview) cost from $1300 to $1400 psf, there were units that went for below $1100 psf.

Of the 468 units in the Scala, over 420 were sold within 5 days of the preview. Currently there’re about 15 units left as of 11 August 2010. The prices are roughly as follows:
. 1 Bedroom » approx. $580,000 onwards (sold out)
. 2 Bedroom » approx. $900,000 onwards (sold out)
. 2+Study » approx. $990,000 to $1.07m (still some pretty nice units available)
. 3 Bedroom » approx. $1.15m to $1.25m (a number of units still available)
. 3 Bedroom + Study » approx. $1.3m onwards (sold out)
. 4 Bedroom » approx. $1.5m onwards (2 low-floor units available)

A couple of penthouses are also available, ranging from $1.5m to 1.7m.


Click on these links for more on The Scala condo sale:
» The Scala Condominium Details
» The Scala Floor Plans & Location

Waterfront Gold

The Waterfront Gold Condo at Bedok Reservoir

Waterfront Gold Condominium


New Condo at Bedok Reservoir . 6 Minutes Walk to MRT Station

Waterfront Gold Condo is a new Singapore condo property for sale that presents a real opportunity for resort-style reservoir-front living, that is not just some marketing spin. You are separated from the reservoir by only Bedok Reservoir Road, so it can be said to be (almost) literally on the water’s edge.

Bedok Reservoir is actually 40% larger than Marina Bay, so if you like the water views there but not the price tag, this might be an alternative. You can see some pretty spectacular sunsets too.

According to the developer, the site has been specifically planned to maximize views to the reservoir, and units are functionally laid out with quality finishes.

Bedok Reservoir View at Sunset
Bedok Reservoir View at Sunset

Waterfront Gold comprises five blocks of 15 storey residential flats with recreational facilities & car parks on a 99-year leasehold land of 156,039 square feet. There are a total of 361 units of 1 to 4 bedroom flats that include 5 penthouses. Sizes range from 580 sqft for the one-bedders, to just over 2,000 sqft for the penthouses.

Units Types & Sizes

UnitNo. of UnitsTypical Area
(Includes Private Enclosed Space / Terrace)
1 Bedroom15~ 581 sq ft
1 Bedroom + Study56~ 667 sq ft
2 Bedroom73~ 893 sq ft
3 Bedroom (Compact)43~ 1,012 – 1,055 sq ft
3 Bedroom125~ 1,195 – 1,227 sq ft
4 Bedroom44~ 1,378 sq ft
Penthouses5~ 1,927 – 2,153 sq ft

The above floor areas are for typical units only. Excludes ground floor and top floor units.

Waterfront Gold Condo Location

View from along Bedok Reservoir Road, with the condominium on the right, facing Bedok Reservoir on the left.

Unique Selling Points

What might appeal about this Singapore condominium sale:

  1. Location. Sits on top of recreational activities by the reservoir. In the vicinity of reputable schools like Red Swastika, CHIJ Katong, Temasek Polytechnic, Victoria Junior College, United World College & Singapore’s 4th University (MIT).

  2. Setting. On the edge of Bedok Reservoir, with unblocked views, and next to Bedok Reservoir Park (part of the eastern Park Connector network that includes East Coast Park).

  3. Accessibility. Pretty conveniently located – near to expressways like PIE & TPE, and to Changi Airport & business parks. Also close to the new MRT Downtown Line 3, to be ready in 2016. The station will be about 7 minutes walk away.

  4. Reputable developer. Jointly developed by Fraser’s Centrepoint and Far East, both of whom are among the leading property developers in Singapore.

  5. Investment Potential. It can draw tenants from Changi Business Park, airport, United World College, or the 4th university.

Click on these links for more on the Waterfront Gold condo sale:
» Waterfront Gold Condominium Details
» Waterfront Gold Floor Plans & Location

The Waterline

The Waterline Condo . Pool View

The Waterline Condo @ District 19


Freehold Boutique Development by GuocoLand

The Waterline Condo is a low-rise freehold condominium development. It is situated in an established residential enclave, in an area of mostly landed housing. A big attraction is probably the fact that it is within 1km of sought after Rosyth School.

This project occupies the site of the former Toho Gardens that was sold collectively to GuocoLand in 2007. Perhaps because of that, it is able to sell at a lower price PSF than is usually found for new freehold condos nowadays.

Waterline Condo sits on a fairly sizeable piece of land, larger than for most apartments in the vicinity. There are 103 units in this 5 storey low-rise condominium offering 1 to 4 bedroom apartments and penthouses, including some special units with private pools.

It offers a decent range of condominium facilities & landscaping, by moving the parking underground to the basement, which also keeps the ground level vehicle-free & safe for children.

Units Types & Sizes

TypeNo. of UnitsTypical Area
(Includes Private Enclosed Space / Terrace)
1 Bedroom13~ 517 – 829 sq ft
2 Bedroom8~ 883 & 1,152 sq ft
3 Bedroom48~ 1,012 – 1,658 sq ft
4 Bedroom16~ 1,485 – 3,111 sq ft
Penthouses18~ 1,485 – 3,208 sq ft

Units that come with Private Lifts are Stack 1 (except #01-01), 5, 8 (except #01-08), 9, 11 (except #01-11) & 12

The Waterline Condo Pricing

This freehold property in Singapore is priced at around $1000 psf for penthouse units, to about $1,700 psf for a one-bedder, after the current 11% discount (as of 1 August 2011).

There is also a special additional 1% discount for any ONE of the following categories. So instead of 11%, you get 12% direct discount off the List Price.

  1. Buyers staying in the North or North-East region.
  2. Buyers whose offices are within the North or North-East region.
  3. Buyers with kids studying at schools within a 3km radius.
  4. Buyers who are CURRENT owners of Guocoland developments.
  5. Buyers who are ex-owners of Toho Gardens.
  6. Family purchases of more than 1 unit at the same time. If purchased on different days, only the 2nd unit gets the discount. Family purchases that fall into any of the above categories as well get another 1% discount, ie. a total of 12% discount.

Indicative pricing after 12% discount (as of 1 August 2011):
. 1 Bedroom » From $785,000
. 2 Bedroom » From $1,100,000
. 3 Bedroom » From around $1,350,000
. 4 Bedroom » From around $1,900,000
. Penthouse » From around $1,850,000

The Waterline Condo Location

161, 163, 165 & 167 Poh Huat Road West Singapore. The site is on the right.

Unique Selling Points

What’s appealing about the Waterline Condo:

  1. Freehold. It’s on a freehold (estate in fee simple) title, which is the best tenure to have, whereas all new government land sales are only for 99 years leasehold. Freehold land tends to hold its value much better in the long run.

  2. Location. Apart from its enviable proximity to Rosyth School, it’s also pretty near a number of other reputable schools, as well as Lycée Français de Singapour.

  3. Setting. Situated in the heart of an established residential estate of mainly landed property.

  4. Being green. This project got a Greenmark Gold Award for environmental friendliness. It has features like rectangular strips in the pool to let natural light into the basement car park, an organic refuse recycling system, etc.

  5. Reputable developer. GuocoLand is an award-winning developer whose projects include Sophia Residence, Leonie Studio, and Goodwood Residence.


Just click on the images to enlarge.

Click on these links for more on the Waterline Singapore condo sale:
» Waterline Condominium Details
» Waterline Condo Floor Plans

Flamingo Valley Condo

Flamingo Valley Condo by Frasers Centrepoint Homes

Flamingo Valley Condo @ Opera Estate


Freehold Condominium . By Frasers Centrepoint Homes

Flamingo Valley Condo is a beautifully designed new freehold 5-storey high condominium project. The architect is the world class Masaki Miyake. (See photo gallery below.)

This development occupies the site of the former Flamingo Valley that was sold en-bloc to Frasers Centrepoint in 2007.

The proposed development has 393 units in a 5 and 3 storey low-rise condominium of one to 4 bedroom residential units, duplexes and penthouses. A basement carpark frees up lots of ground space to accommodate an interesting suite of communal facilities.

Flamingo Valley Location

View of the main vehicular entrance to the condominium at 460 Siglap Road, Singapore 455939.

Units & Types

TypeNo. of
Floor Area
(Including PES / Terraces)
1 Bedroom + Study41~ 510 – 680 sq ft
2 Bedroom65~ 820 – 1,100 sq ft
2 Bedroom Dual Key15~ 780 – 940 sq ft
2 Bedroom Loft4~ 990 sq ft
2 Bedroom + Study24~ 970 – 1,200 sq ft
3 Bedroom126~ 990- 1,600 sq ft
3 Bedroom Dual Key21~ 1,200 – 1,520 sq ft
4 bedroom48~ 1,590 – 1,930 sq ft
Roof Terrace Penthouse
(2 BR / 3 BR)
21~ 1,600 – 3,200 sq ft
Duplex Penthouse
(3 BR / 4 BR + Family Area)
26~ 2,000 – 2,700 sq ft
Single Level 4 BR Penthouse2~ 3,000 sq ft

Flamingo Valley Condo Prices

Prices are around SGD$1,200 to $1,600 psf, which is among the lowest for a freehold property in District 15.

Pricing ranges:
. 1 Bedroom + Study » $1450 – $1600 psf
. 2 Bedroom » $1300 – $1400 psf
. 2 Bedroom + Study » $1270 – $1350 psf
. 3 Bedroom » $1180 – $1280 psf
. 4 Bedroom » $1180 – $1260 psf
. Dual Key » $1200 – $1400 psf

Special Discount Schemes

Note: These schemes are implemented currently for a limited period only.

  1. Loyalty Discount: All previous FCL home buyers get a 0.5% discount.
  2. Family Groups: Purchases of 2 or more units by immediate family members (father, mother, brother, sister) are entitled to a 1% discount. Purchases must take place on the same day.
  3. Multiple Units: Single, or multiple buyers (need not be related) who purchase 2 or more units together get a 1% discount. Purchases must take place on same day.

Important: Maximum discount is 1%, even if you are eligible for all 3 categories.

Flamingo Valley Condominium . View of Facilities from Link Bridge
Flamingo Valley Condominium . View of Facilities from Link Bridge

Unique Selling Points

What’s nice about this Flamingo Valley condo.

  1. Freehold. It is on a freehold (estate in fee simple) title, which is the best tenure to have, and getting harder to find as all new government land sales are only for 99 years leasehold.

    As noted in the Business Times, 04 December 2009 edition: “A key benefit of owning freehold real estate is that the land value does not generally depreciate in the long term. Although all properties are subject to market fluctuations, the price of freehold land tends to be more stable than that of leasehold land over time.”

  2. Location. Flamingo Valley Condo is located in district 15, on the fringe of the established private residential enclave of Opera Estate, known as the Holland Village of the East, with much of the same laid back charm.

  3. Setting. Situated in the heart of Siglap estate, which looks to be a quiet and peaceful environment. This area has got probably the largest variety of mouth-watering foods around as well as the bonus of East Coast Park.

  4. Accessibility. Flamingo Valley is pretty conveniently located – along Siglap Road off East Coast Road, which enjoys easy accessibility via the ECP and PIE to the Central Business District and the activities of Marina Bay. Eastwards, it’s a quick drive to East Coast Park and the airport. A leisurely walk brings you to Siglap Shopping Centre and the eateries around.

  5. Layout & Design. The units are beautifully well designed, arguably the most functional of all the recent condo launches, with little wastage and no odd corners. The rooms are decently sized too, big enough to turn around without knocking into yourself.

  6. Reputable developer. FCL is known for high quality developments like Martin Place Residences and St Thomas Suites.

  7. Investment Potential. Solid scope for capital appreciation given its freehold estate and very nice location.

Feature Highlight

The dual key units are good investments. It means you actually own two units in one, each with its own entrance and kitchen. Like the very popular home + income properties overseas, where you don’t have to move out to rent out.

You could also rent out both units individually or live in it as one large apartment. Great flexibility for catering to different market conditions. Dual key units tend to sell quickly and there are only 36 of them here. Here’s a floor plan of one of these units.

Flamingo Valley Condo Floor Plan . 3 Bedroom Dual Key
Flamingo Valley Condo Floor Plan . 3 Bedroom Dual Key

Photo Gallery

Click on these links for more on the Flamingo Valley Condo sale:
» Flamingo Valley Condominium Details
» Flamingo Valley Floor Plans & Location