By KK Tong (guest contributor)
Parksuites @ Holland Grove – a pretty classy name for an integrated development condo located at one of Singapore’s premium areas – District 10. This110-year leasehold project with 119residential and 18 retail/F&B units was launched in February 2018. Sitting on an area of 101,203 square feet, this site previously housed Henry Park Apartments, which Far East Organisation bought for $176 million in a collective deal.TOP is slated for December 2023. To date (as at end September 2018), a total of 16 units have been sold.
The unit types include:
The development consists of 5 towers set in a U-shape, surrounding a small and cosy park. The Triplex units are in Tower 1, and have their own vehicular entrance, as well as 2 private parking lots each.
Including the private triplex lots, a total of 200 parking lots are provided, of which 129 are for residential units, and 71 for commercial units. An additional 6 handicap parking lots are also provided. The main entrance is via Holland Grove Road.
Figure 1: Site Plan
As it is a relatively small development, the facilities are limited to recreation and lap pools, a gym, a jacuzzi and a few BBQ and dining pavilions.
Thoughts from Show Flat Visit
Figure 2: Floor Plan of Type B9 (2 Bedroom + Study)
This unit has a rather open concept as there are no corridors leading to the bedrooms. Although this maximises usable space, privacy is rather lacking for the bedrooms.
Near the main entrance, a small built-in shoe cabinet is provided – a nice convenient touch! Upon entry to the unit, the common areas are right ahead while the bedrooms and study are to the right. The kitchen is tucked in a corner adjoining the dining area.
Figure 3: Kitchen
The kitchen is rather compact, and has little worktop and storage space. It comes equipped with a Smegrefrigerator and a Miele oven. A washer cum dryer is also provided.
Figure 4: Dining Area
The dining area is just next to the kitchen which makes serving meals a breeze. The clever placement of the dining table makes the area look pretty roomy.
Figure 5: Living Area
The living area is a comfortable size, and an entire wall can be converted into floor-to-ceiling shelving for ample storage. Like the dining area, the feeling evoked is one of spaciousness and airiness.
Figure 6: Balcony
The balcony is somewhat standard – nothing to shout about. The aluminium balcony screens, which are provided, are pretty though.
Figure 7: Study
The study is a small cosy area and has its own small window and air-conditioner to boot. A pleasant place to chill!
Figure 8: Master Bedroom
The master bedroom is decently-sized. Two side tables are easily fittedin here and there is adequate walking space.
Figure 9: Area Map
Amenities around the area
Parksuites is situated in the upmarket District 10 of Mount Sinai and Holland Grove. Its location is within a private residential enclave, and will suit buyers who value quiet, exclusivity, and a desirable address.
While amenities are not exactly at-the-doorstep, they are not too far off either. The most important convenience, the supermarket, can be found at Cold Storage Jelita, which is about 360m away. A short drive away, residents can find all kinds of eating outlets at Holland Village and Star Vista.
Right in front of Parksuites is Henry Park, a small cosy park where you can enjoy greenery and fresh air. A 10-minute drive away is Botanic Gardens, a beautiful green oasis for nature lovers.
Henry Park Primary School is one of the most sought-after schools, and it is just across the road from Parksuites. Nexus International School in Ulu Pandan is about 800m away. Higher institutions like NUS and Singapore Polytechnic are not too far away in Clementi.
The nearest medical facilities can be found at National University Hospital, about 6 km away.
Driving to other parts of the island will be via Ulu Pandan Road to Clementi Road, and then to the AYE and PIE.
Positive Aspects of the Development
- The condominium is in a private low-rise housing enclave, which is quiet and exclusive. It also comes with a preferred address.
- The setting of the development is rather tranquil, with a park right at its doorstep.
- There are 119 units in the project, a comfortable number.
- The layout of the unit is quite efficient.
- Necessary facilities like the supermarkets and schools are within reasonable walkingdistance.
- There are quite a few bus services running along Holland Road, which is convenient for non-drivers.
The Not-so-good Aspects of the Development
- Excepting the Cold Storage Supermarket at Jelita and a couple of schools, most of the other amenities will need driving to.
- The nearest MRT Station is Dover, which is 800m away, rather far to walk.
- A fair number of units in the development will have some sun.
Some Thoughts on Units
- I will avoid stacks #20 to #25, #29 to #31, #37, and #38 as these units are almost directlyWest facing.
- Similarly, stacks #16 to #19, #26 to #28, and #32 to #36 will have almost direct morning sun.
- Units in Tower 4 and the Triplex units in Tower 1 are almost North-South facing, and will be the preferred units.
- Units facing the park will be facing Henry Park Primary School.
- If I had to choose, I would probably go for either Stack #3 or Stack #4 which faces the park. An alternative choice would be any of the units in Tower 4 facing the landed houses.
Figure 9: Location of Parksuites and Surrounding Areas
We will be comparing Parksuites with Glentrees, which is in the same vicinity, and The Trizon, which is a little further away.
Glentrees is a 999-year leasehold development completed in 2005. It has 176 units. The Trizon is a 289-unit freehold project completed in 2013.
Price Comparison Table (2 bedrooms)
Prices for Parksuites
As there are no transactions for 3 bedroom units at Parksuites, we will only compare two bedroom units. From this table, it is quite clear that the size ranges widely for all 3 developments. The 2 bedroom units at Glentrees are almost double the size of those at Parksuites!
In terms of PSF prices, Parksuites has a slight premium over The Trizon, and almost $600 to $700 psf higher than Glentrees.
Where quantum prices are compared, all 3 developments command less than $2 million per unit.
On a personal level, I would not mind either Glentrees or The Trizon as both their unit sizes are reasonably comfortable. Moreover, one is a 999-year leasehold, and one is a freehold. It would be quite difficult to justify purchasing Parksuites at these prices – for comparatively smaller units in a 110-year leasehold development.