Issue 367

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 CONTENTS FROM THE

p2 Unbiased New Launch Review – The Verandah

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

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 SINGAPORE PROPERTY WEEKLY Issue 367

Unbiased New Launch Review – The Verandah

Residences

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

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

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 SINGAPORE PROPERTY WEEKLY Issue 367

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

Figure 1: Site Plan

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

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

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 SINGAPORE PROPERTY WEEKLY Issue 367
The small foyer at the entrance leads to the
wet kitchen on the left. Beyond the kitchen is
the living/dining/balcony areas. The 4
bedrooms are located just after the
living/dining area. Space utilisation is rather
decent.
Figure 3: Kitchen
The kitchen is a decent size with sufficient
worktop space. Storage is pretty generous as
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well. It comes equipped with a Bosch oven,
and the refrigerator and washer are from
Electrolux.
Figure 4: Living/Dining Area
The furniture arrangement in the show flat
has the living and dining areas combined with
a long seating area. Hence, this makes the
whole area look very spacious and airy.
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 SINGAPORE PROPERTY WEEKLY Issue 367

Figure 5: Balcony

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

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

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 SINGAPORE PROPERTY WEEKLY Issue 367
The size of the other two bedrooms are fairly
standard.
Figure 7: Area Map
Amenities around the area
The Verandah Residences, located in the
locale of Pasir Panjang, is set amidst an
enclave of low-rise private housing. Facilities
and amenities are reasonably near.
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The nearest shopping mall is Alexandra Retail
Centre, which houses an NTUC outlet and
some cafes and restaurants. From Haw Par
Villa MRT Station, The Star Vista is only 3
MRT stations away while Vivocity is 4 MRT
stations away. For a quick meal, Pasir
Panjang Food Centre is nearby.
Nature Lovers will definitely feel at home in
this area. West Coast Park, Kent Ridge Park,
and Hort Park are all within this vicinity. A little
further, you can enjoy a walk at Henderson
Waves which is linked to Mount Faber.
Education facilities a short drive away include
Nan Hua High School, Fairfield Methodist
Primary and Secondary Schools, ACS
Independent, and the NUS High School of
Maths and Science. Tertiary institutions
comprise the National University of Singapore
and the United World College of SEA.
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 SINGAPORE PROPERTY WEEKLY Issue 367
For medical facilities, both the National
University Hospital and Alexandra Hospital is
a short drive away.
In terms of transport accessibility, driving to
other parts of the island is via the West Coast
Highway linking to the Ayer Rajah
Expressway (AYE). The nearest MRT Station
is Haw Par Villa, about 470 metres away.
There is a bus stop just outside along Pasir
Panjang Road. Bus services run to Bedok,
Tampines, Hougang, Jurong East,
HarbourFront and Kent Ridge.
Positive Aspects of the Development
1. The condominium is in a private low-rise
housing enclave, which is less built-up. It also
ensures exclusivity.
2. The container terminals of Singapore will
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be moved to Tuas, which is expected to open
progressively from 2021. This will free up the
waterfront at Pasir Panjang. This bodes well
for buyers.
3. Necessary facilities like supermarkets and
schools are within reasonable driving
distance.
4. Haw Par Villa MRT Station is about a 10-
minute walk.
5. The project has 170 units, which is a
comfortable size, not too large.
6. The black and white colonial theme gives
a unique vibe to the project.
7. Units are a slightly-off North-South
orientation, so these will not get too much
afternoon sun.
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 SINGAPORE PROPERTY WEEKLY Issue 367
The Not-so-good Aspects of the
Development
1. There are no primary or secondary
schools within walking distance. School-going
students will have to be driven by parents, or
rely on school buses or public transport.
2. The nearest shopping mall is Viva Vista
which houses a small minimart. Otherwise,
you need to drive to the bigger shopping
malls with full conveniences.
3. One side of the development faces the
West Coast Highway, which is highly utilised
by big vehicles. The noise generated will be
considerable.
4. Materials and fittings are ordinary.
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Some Thoughts on Units
1. Stacks 20 and 19 are closest to the West
Coast Highway, so these two stacks will have
to bear heavy traffic noise. Stack #19 is also
closest to the kids’ pool.
2. Stack #16 is next to the bin centre and
electrical substation.
3. Stack #4 is closest to the genset.
4. Stacks #20, #21, #22, #23 and #24 will
get some afternoon sun.
5. Pool facing blocks are quite close.
6. If I had to choose, I would prefer Stack
#18 facing the lap pool.
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 SINGAPORE PROPERTY WEEKLY Issue 367

Price Comparison Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

Figure 8: Location of The Verandah

Residences and Surrounding Areas

We will compare The Verandah Residences

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

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 SINGAPORE PROPERTY WEEKLY Issue 367

Likewise in price, The Verandah Residences

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

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

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

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 SINGAPORE PROPERTY WEEKLY Issue 367

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

Postal Area Transacted Price Postal Area Transacted Price

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

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 SINGAPORE PROPERTY WEEKLY Issue 367

Postal Area Transacted Price Postal Area Transacted Price

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

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