Welcome to the second instalment of 20 Condominiums with Strata Landed Houses. If you have read our first article, you would already know what this article is about. For those that have missed out on Part 1, here is the link for your convenience. In the previous article, we covered ten developments from around the island, some of which we think are reasonable quantum in comparison to the current landed trends. If you like the previous article and our review, you are in for a treat in this one. Without further ado, let’s get it.
Hillsta
Address: Phoenix Road (District 23)
Completion Date: 2016
Tenure: 99 Years from 2011
Last Transacted Price: $2,680,000 (28 Mar 2019)
Last Transacted PSF: $830
Number of Strata Landed Units: 20
Total Units: 416
We are starting this article in the West. Hillsta is a 416-unit development with 20 Strata Terraces, located off Choa Chu Kang Road in District 23. What we like about the development is the locale. Located within a 10-minute walk away from Bukit Panjang MRT (DT1), Hillsta is well connected to the central areas of Singapore. Since its completion, Bukit Panjang MRT, which is the first station on the Downtown Line, has been the main transport node for the residents around the area. Residents around the area are now able to get to Bugis Station in under 30 minutes and to Downtown Station in a little over 30 minutes. The extra piece of good news for those that take public transportation daily is that you will have first dibs on seats if taking the MRT.
The Strata Terraces in Hillsta are 3.5-Storeys tall with a jacuzzi for your private use at the Roof Terrace. Each unit comes with two private parking lots, and guests will be able to utilise the other parking spaces available within the development. This is one of the key benefits between a Strata Landed house in a Condominium development and a regular landed house. For those that love to have guests over and host dinner gatherings, you will not have to worry about insufficient parking spaces or having to park further. The last recorded transaction was in Mar 2019, which was at $2,680,000 for a 3,229 Sqft unit, which translates to about $830 PSF. The price trend within the development dipped since its launch but has recovered and has been on an upward trend since 2018. While we cannot effectively deduce the current trends of this development, but given the current market situation, a quantum of $2.6M is reasonable for a terrace of this size. For those that do not mind the leasehold tenure, the development is still relatively new since its completion in 2016. If you have been on the lookout for Strata Terraces and want first dibs on MRT seats, this is a development you can consider.
Seahill
Address: West Coast Crescent (District 05)
Completion Date: 2016
Tenure: 99 Years from 2011
Last Transacted Price: $3,780,000 (13 Aug 2021)
Last Transacted PSF: $1,058
Number of Strata Landed Units: 18
Total Units: 338
In the South-Western area of Singapore lies Seahill in District 05. If you liked The Seawind, which we reviewed in our previous article, you might be interested in this project as well. Located along the same road, West Coast Crescent, and just beside The Seawind, Seahill is a larger development with Oasia West Serviced Apartments (Managed by Far East Hospitality) within the development. Without including the Serviced Apartments, there are a total of 338 residential units within the development, of which 18 are Strata Terraces. Typically, a 338-unit development would have a relatively good number of facilities for residents to utilise. However, because a Seahill is a much larger development with a Serviced Apartment facility, residents have even more facilities to utilise, which is the main attraction for those interested in this development. On water facilities alone, there are 12 different zones with a 50M lap pool, a plunge pool, spa pool, sky pool, etc. Talk about getting a bang for the buck. If that still is not enough for you, the back gate leads to West Coast Park, which has an array of activities for you and your family to enjoy.
Average PSF Prices for the Strata Terraces have been on an uptrend since the end of 2020, which is reflective of the current market growth. The additional benefit of the surrounding Master Plan developments, such as Jurong Lake District and the Greater Southern Waterfront, could also be contributing factors to the enthusiasm. If you would like to know more about the developments, head over to our review on District 05 for the full article. The last recorded transaction was this year in August for a 3,574 Sqft unit at $3,780,000, which translates to $1,058 PSF. Sure, at that quantum, you could buy a regular landed property that is Freehold. But for 12 pools, which include a sky pool? Now, that is a little hard to argue. Ultimately, it is a matter of preference, your preference.
Marine Blue
Address: Marine Parade Road (District 05)
Completion Date: 2016
Tenure: Freehold
Last Transacted Price: $4,500,000 (6 Apr 2020)
Last Transacted PSF: $1,226
Number of Strata Landed Units: 4
Total Units: 124
Crossing over to the other side of the island to the East Coast. Marine Blue is a Freehold, small-sized development with 124 units, of which 4 are Strata Terraces. It has 3.5-Storeys including the basement, which houses your private parking lot and the essential private home lift. However, one unique feature of the house is that it only has three bedrooms. Those that require more bedrooms could perhaps overlook this development. However, the Strata Terraces range from 3,671 Sqft to 3,993 Sqft, so if three bedrooms are good enough for you, it is a very luxurious amount of space for any family. Additionally, there is direct access to the pool from the patio, which is great for watching over the kids while staying dry. For those that prefer to buy into quality rather than quantity, the developer of Marine Blue is CapitaLand, which would require no further introduction for their array of properties, both residential and commercial.
Marine Blue is conveniently located right opposite Parkway Parade and beside Roxy Square. And if you have not already caught on, yes, it is located right in front of Marine Parade MRT station, which is on the Thomson-East Coast Line. The recent recorded transaction was $4,500,000 for a 3,671 Sqft unit which translates to about $1,226 PSF. In the current market environment for landed houses in District 15, we have noticed that for Freehold Semi-Detached, houses that are in a good move-in condition are in the trend of around the $4M quantum. So if you require more space and would like to own the land rather than share ownership with other residents, then regular landed houses would still be your top priority. However, for the convenience and floor space of the Strata Terraces in Marine Blue, there just simply is no landed housing as convenient and near to all the main nodes of Marine Parade, or District 15 for that matter. Given the Freehold tenure, it could also prove to be a good store of value considering all the upcoming developments.
Archipelago
Address: Bedok Reservoir Road (District 16)
Completion Date: 2015
Tenure: 99 Years from 2011
Last Transacted Price: $3,088,000 (9 Sep 2020)
Last Transacted PSF: $701
Number of Strata Landed Units: 24
Total Units: 577
Perhaps living near all the hustle and bustle is not exactly for you. If so, Archipelago, located right by Bedok Reservoir, could be more of your preference. This 99-year leasehold development located along Bedok Reservoir Road is a short walk away from Bedok North MRT station. If nature is your calling, you have the benefit of not one but two parks. Bedok Reservoir Park and Bedok Town Park are in the vicinity for you and your family to enjoy. Although the Archipelago is located away from the main nodes of Bedok, there are HDB shophouses conveniently located right beside the development. This allows you to still have some amenities at your convenience without having to live around a densely populated area.
Average PSF prices for the development have picked up an upward trend since January 2019. The most recent recorded transaction was $3,088,000 for a 4,402 Sqft unit which equates to about $701 PSF. Again, this is one of those developments with a large land plot, over 687,000 Sqft, which means that there is an abundance of facilities for you and your family. Another positive that we noticed in this development is that the regular residential blocks are only 5-Storeys tall, so you will not feel like you are being over-towered by the surrounding blocks, like in some developments with 20+ Storeys. That will also aid in providing good sunlight to your unit for natural brightness. With the relocation of Paya Lebar Airbase, we think the locale has the potential to retain its value as a leasehold property with the upcoming developments.
eCO
Address: Bedok South Avenue 3 (District 16)
Completion Date: 2017
Tenure: 99 Years from 2012
Last Transacted Price: $3,339,000 (16 May 2017)
Last Transacted PSF: $990
Number of Strata Landed Units: 34
Total Units: 748
Still in the heart of Bedok, we have eCO. A 99-year leasehold development was completed in 2017, which has a large land plot that houses 748 residential units, of which there are 34 Strata Terraces. The good news is that the Strata Terraces have five bedrooms, which will suit larger families. The not so good news is that there is no lift within the unit, but there is a bedroom on the first floor which will be suitable for those with mobility issues. Each house comes with a basement where you will find your utility room, home shelter and two private parking spaces. On the roof terrace, you have a jacuzzi for your private enjoyment, which the resident of bedroom five will get to enjoy every night under the starry sky.
The most recent recorded transaction was $3,390,000 for a 3,423 Sqft unit, equating to about $990 PSF. However, this transaction was recorded in 2017. Thus, we are unable to effectively infer any general trends which are current. But, given the locale and, as mentioned earlier, the Master Plan developments surrounding the area will support the prices of these developments fairly.
Kovan Regency
Address: Kovan Rise (District 19)
Completion Date: 2015
Tenure: 99 Years from 2012
Last Transacted Price: $2,980,000 (26 Dec 2018)
Last Transacted PSF: $767
Number of Strata Landed Units: 15
Total Units: 393
Located within the Kovan landed enclave, Kovan Regency is a 99-year leasehold development with 393 residential units, of which 15 are Strata Terraces. There have been no recent recorded transactions for the Strata Terraces in Kovan Regency. The latest recorded transaction was in December 2018, which was the first unit to be resold in the market. The 3,886 Sqft unit was resold for $2,980,000, which equates to about $767 PSF. Perhaps the lack of units being resold is a testament to how convenient the area is. Those familiar with Kovan would already know that Kovan Regency is located just across a slew of cafes and a short walk away from Heartland Mall, where you will also find the Market and Hawker Centre.
Even better yet, the Strata Terraces in Kovan Regency have been future-proofed with the addition of the lift. Allowing for easy mobility up and down the 4.5-Storey unit, which includes the basement. Something uncommon that we have noticed in the unit is the additional Junior Master Bedroom. Apart from the Junior Master, there are also two other bedrooms and the Master Bedroom, more than sufficient for a large family. With the array of landed houses in District 19, it may be tough to choose between this Strata Terrace and a regular landed house. But for those keen hosts that love having guests over, perhaps considering the dense parking conditions in the Kovan landed enclave, it could be the final push you need.
Eight Riversuites
Address: Whampoa East (District 12)
Completion Date: 2016
Tenure: 99 Years from 2011
Last Transacted Price: $2,120,000 (22 Mar 2021)
Last Transacted PSF: $706
Number of Strata Landed Units: 19
Total Units: 862
Eight Riversuites is one of the larger projects that included Strata Terraces amongst the unit mix. Completed in 2016, the 862-unit development included 19 Strata Terraces. The most recent recorded transaction for a 3,003 Sqft unit was for $706 PSF, equating to about $2,120,000. Given the locale and the size of the unit, the quantum of a slightly above $2Mil is very reasonable. The extra benefit of being located near almost every amenity you may need could make most people overlook the decaying lease of this 99-year development.
However, the Strata Terraces come with only 3 Bedrooms, including the Master Bedroom. If you require a fourth bedroom, you may need to squeeze one out with the existing floor space or give the development a skip. But if 3 Bedrooms is all you need, then you have the benefit of the array of facilities available for this large-sized development.
Oxley Residences
Address: Oxley Road (District 09)
Completion Date: 2015
Tenure: Freehold
Last Transacted Price: $11,800,000 (01 June 2021)
Last Transacted PSF: $1,724
Number of Strata Landed Units: 5
Total Units: 17
Due to the limited information available, we are not able to retrieve the floor plans for Oxley Residences. Oxley Residence, located in the prime district and coveted address of Oxley Road, is a limited 17-unit development, five of which are Strata Terraces. The latest transaction was in June 2021, recorded at $11,800,000 for a 6,856 Sqft unit, equivalent to $1,724 PSF. For the same amount of money, there are other developments or even regular landed houses which can be considered. But there are those who simply prefer living in a certain area or even in a certain address. In this case, the main Oxley Road is only a short stretch which makes the availability of a residential unit in this prime address very limited. Thus, when a regular landed house is not available, some might consider these developments which have the same amount of space a landed house would have but are more easily attainable because it has more units available.
Citylights
Address: Jellicoe Road (District 08)
Completion Date: 2007
Tenure: 99 Years from 2004
Last Transacted Price: $4,600,000 (16 Aug 2019)
Last Transacted PSF: $1,264
Number of Strata Landed Units: 11
Total Units: 589
If Strata Landed houses are not rare enough for you, perhaps this Conserved Strata Landed Terrace may do the trick. Part of the immensely convenient development, Citylights, lies 11 Strata Landed Terraces of Conservation status. This stretch of unique Strata Terraces is in the middle of the development, visible right from the entrance. There is even a spiral staircase located at the back of the house, which provides dual accessibility to the upper level. The most recent recorded transaction was for a 3,638 Sqft Strata Terrace for $4,600,000, which equates to about $1,264 PSF.
Solely based on the quantum consideration, we could find a landed property of similar size and fashion somewhere else, like in Joo Chiat, for example. However, given the locale and the amenities provided, this is still a reasonable quantum for entry. Simply because to be able to get this amount of space and still be able to access the MRT right next to the development as well as have condominium grade facilities are very rare to come by. Not even some of the larger penthouses have this amount of floor space. For those that love the cultural heritage and uniqueness of these properties, the chances are that these may not be easily available for sale. So, you may not be able to buy one just because you can afford it. Overall, we think that this Strata Terrace is a very rare find for a district where residential landed houses are in minimal numbers.
Paterson Residences
Address: Paterson Road (District 09)
Completion Date: 2008
Tenure: Freehold
Last Transacted Price: $7,100,000 (18 May 2021)
Last Transacted PSF: $1,848
Number of Strata Landed Units: 6
Total Units: 110
Paterson Residences is, unsurprisingly, located in the prime address of Paterson Road in District 09. Within a short 7-minute walk away from ION Orchard, not many can say that their neighbourhood mall is ION Orchard or any of the stretch of malls along Orchard Road. One of the unique features of these Strata Terraces is that there is a basement that leads directly to your private parking lots. Another unique feature of the Strata Terraces in Paterson Residences is that there is direct pool access from your patio. Parents can easily watch over their children while they have their dinner parties along with the patio space.
The most recent transaction was in May 2021 for a 3,842 Sqft unit at $7,100,000, which equates to about $1,848 PSF. Given the locale and the surrounding developments, the likelihood of finding something within this sufficient size and reasonable quantum would be quite difficult. The chances are that your options will either be finding something smaller or larger than what you need. The Freehold tenure of the development makes this Strata Terrace as good as a regular landed home where you will perpetually have a place to stay for many generations to come. With the bonus of facilities within the development.
Final Words
In this 2nd instalment of 20 Condominiums with Strata Landed Houses, we brought you to some of the more convenient projects located minutes from an MRT and the unique conservation type, which also happens to be located minutes from an MRT. So, if location and amenities are your top priorities, these are some of the projects that you may consider over the regular landed houses because they tend to be located slightly further away from the MRT stations. If you would like to find out more about any of these Strata Landed houses or the developments they are in, feel free to contact our consultants, they will be more than happy to assist you further. Or, if you have any other development that houses these unique Strata Landed Houses that you would like us to review and mention, do drop us a comment below to let us know! Till our next article and as always — PropertyLimBrothers always happy to show you the place!
