By KK Tong (guest contributor)

Le Quest – a mixed use development in Bukit Batok West Avenue 6, was launched in early August 2017 to a healthy response from buyers. A total of 280 units were sold at an average price of $1,280 per sq ft. The 516-unit development with more than 6000 sq m of commercial space, was touted as a project in the up-and-coming Western region. It being mixed use added to its desirability factor.

Developed by Qingjian Realty (South Pacific) Group, Le Quest has a site area of 158,195 sq ft and TOP is expected to be in November 2021.

The unit types are:

The development consists of 516 residential units. The commercial component consists of 49 shop units, 49 restaurant units, a supermarket and a food court, all located on Level 1. A childcare centre is located on Level 3, bringing convenience to young families. Residential units start from the 5th Level up to the 16th Level.

There are a total of 521 parking lots for the residential units. The main entrance is via Bukit Batok Street 41.

Figure 1: Site Plan

The facilities at Le Quest are the usual pools and gardens, a fitness centre, a tennis court, and a sky BBQ.

Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type B4(2 BedroomDeluxe + Study)

The layout of this particular unit is similar to most 2 bedroom units in newly launched developments. The main entrance is via the open kitchen cum dining area, with the living area extending beyond, and the bedrooms leading off the main family area. From the floor plan, one can see little wasted space as the entrance to the common bedroom is immediately adjacent to the living area. With a unit size of 710 square feet, every inch of space has to be well-utilised. Rather oddly though, there is a space right at the entrance which is the study area.

Figure 3: Kitchen

The kitchen comes equipped with an electric cooker hob, a Bosch oven, as well as a refrigerator and washer/dryer, both from Electrolux.

The worktop space is rather small, so preparing meals can be difficult especially if one wants to cook up a storm. Kitchen storage, while not generous, is sufficient.

Figure 4: Kitchen/Dining Area

Surprisingly, for such a small unit, a four-seater dining set fits comfortably into the allocated space adjacent to the kitchen

Figure 5: Living / Balcony Areas

The living area can be described as cosy. You can probably place a 3-seater sofa together with a small coffee table. If not for the balcony, the living space can feel rather confined.

Figure 6: Master Bedroom

The size of the master bedroom is pretty decent, with space for two small side tables, yet not compromising sufficient walking space.

Figure 7: Area Map

Amenities around the area

Although the area around Le Quest is not chock-full of facilities, it is hardly remote either. Within the development, there is a supermarket, a food court as well as a childcare centre. These facilities will indeed cater to residents’ needs. Besides these, there will also be retail shops. Just further afield, West Mall offers an alternative supermarket, as well as a public library and a cinema. Bigger shopping malls can be found at Jurong East, which is just one station from Bukit Batok MRT.

Bukit Batok is also home to the Bukit Batok Nature Park and Little Guilin. Slightly further is the Bukit Timah Nature Reserve, a popular place for weekend walkers and trekkers.

Schools in the area include Princess Elizabeth Primary, Bukit View Primary and Secondary, Bukit Batok Secondary, Millennia Institute, and the international school, Dulwich College.

Nearby medical facilities are available at Ng Teng Fong General Hospital

For drivers, getting to other parts of Singapore is via the Pan Island Expressway. Non drivers can travel via Bukit Batok MRT, which is served by feeder service 944. In addition, the developer will provide free shuttle service to the MRT station for the first two years.

Positive Aspects of the Development

  1. The development is situated in an area where it is not too built-up, thus it should be fairly quiet.
  2. It has the convenience of a supermarket as part of the mixed development.
  3. The childcare centre will spell convenience for young parents with children.
  4. Units are a slightly-off North-South orientation, so they will not get too much afternoon sun.

Negative Aspects of the Development

  1. The condo is set amidst a HDB estate, so there is no exclusivity.
  2. The surrounding area is being built up, so there are limited amenities within walking distance for now.
  3. Public transport is very limited, and residents need to take a feeder service to Bukit Batok MRT.

Some Thoughts on Units

  1. Most external units face HDB blocks, so there are no blocks with better views than others. However, stacks #8, #19 and #37 may have some restricted views of greenery.
  2. Stacks #20, #21, #22 and #23 face the tennis court, so the lower units may be noisy.
  3. Stacks #1, #2, and #9 are near the bin centre.
  4. Stacks #10, #16, and #17 are near the substation.
  5. Stack #3 is near the genset.
  6. Stacks facing Bukit Batok West Ave 6 will have some afternoon sun.
  7. If I had to choose a unit, I would probably go for a low to mid-floor unit, either #30 or #31 facing the lap pool.

Price Comparison

Figure 8: Location of Le Questand Surrounding Areas

Le Quest is located at Bukit Batok in District 23, and we will be comparing it with The Jade and The Madeira, two 99-year leasehold developments. The Jade, with 280 units, was completed in 2004. The Madeira has 456 units and was completed in 2003.

Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

Prices for Le Quest

For the 2-bedroom units, the PSF prices at Le Quest are hard to swallow, and the sizesare too small to be comfortable. From both a quantum and PSF price perspective, I would go for The Madeira as the sizes are pretty liveable.

For the 3-bedroom units, all three developments offer adequate living space. For convenience, I will choose The Jade because it is located smack at Bukit Batok Central, with amenities aplenty. Pricing is acceptable too. Le Quest, although much newer than the other two, is not as well located as The Jade, and is 570m away from the MRT station. It will appeal to buyers who only want new. The Madeira, while a strong contender in terms of price when compared to The Jade, loses out in convenience.

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