By KK Tong (guest contributor)

Grandeur Park Residences, a District 16 720-unit condominium launched in early March 2017, attracted 420 buyers on its launch weekend. This constituted 58% out of the total units available. Almost all the one bedroom units have been taken up. The condo, a mere 5-minute walk from Tanah Merah MRT Station, saw units being taken up at an average price of $1350 psf.

The 99-year leasehold condominium at the junction of New Upper Changi Road and Bedok South Avenue 3, is developed by CEL Development.It sits on a site area of 262,577 sqft, and the expected TOP for the development is March 2021.

The unit types are:

The condo consists of six14/15-storeytowers, as well as 2 shops and a childcare centre. Ithas a basement and multi-storey car park with 738parking lots.

Orientation for the units are of various facings. The main entrance is at Bedok South Avenue 3 and the side gate leads to Tanah Merah MRT Station via a covered linkway.

Figure 1: Site Plan

Facilities at this development are based on a theme of wellness. Besides the 50m infinity pool, other facilities include an aqua gymnasium and outdoor jacuzzi. One can also luxuriate in the steam room or rejuvenate in the Ice Therapy Centre. There are also a number of dining pavilions and BBQ areas.

A fee-based concierge service offers residents an extensive array of services through a mobile application.

Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type 2C1(2 BedroomCompact)

This unit comes with a dumbbell layout, with the two bedrooms on either side of the living area. As with many other developments, the entrance opens to the kitchen, with the living and dining areas beyond. For this development, the wardrobe in one of the bedrooms is optional for buyers who may want to use the room for other purposes. This option applies to two bedroom units and above.

Figure 3: Kitchen/Dining Area

The kitchen is equipped with a ceramic hob, an integrated fridge for the one bedroom and two bedroom units, an oven and a washer cum dryer. Appliances are from Smeg. High and low laminate cabinets are provided. The dining area is a table extended as part of the kitchen.

Figure 4: Living / Balcony Areas

The living and balcony areas are well proportioned and the viewing distance from the television is acceptable. These two areas are pretty roomy.

Figure 5: Master Bedroom

By today’s standards, the size of the master bedroom is about average, and can fit a queen sized bed with side tables. Fittings for the master bathroom are from Hansgrohe.

The main doors come with digital locksets. The living and dining areas come with tile flooring, while the bedroom flooring is engineered timber.

Figure 6: Area Map

Amenities around the area

This development is located in Bedok, a mature estate. As such, amenities are plentiful and residents will find this area extremely convenient for daily activities, be it for food, grocery shopping, entertainment, and transport.

Shopping for groceries can be done at Bedok Mall or Eastpoint Mall, both being one MRT stop away. For more shopping options, Tampines Mall and Century Square are only two MRT stops away.

Food is readily available at these shopping malls, but if you prefer to eat with the caress of a light sea breeze, the East Coast Parkway Seafood Centre is just the place for you.

Sports enthusiasts can do their stuff at the Bedok Stadium and Sports Hall, just 700 metres away. Golfers can swing at the Laguna Golfand Country Club.

Schools here include Temasek Primary, Red Swastika Primary, Bedok View Secondary, St Anthony’s Canossian Primary and Secondary, and Anglican High School.

Other educational institutes are the Singapore University of Technology and Design, Temasek Junior College, and Temasek Polytechnic.

Medical facilities are available at Changi General Hospital.

Getting to other parts of Singapore is via the East Coast Parkway and the Pan Island Expressway. For those who do not drive, Tanah Merah MRT Station is a mere 200-metre walk away.

Positive Aspects of the Development

  1. Being in a mature estate spells convenience for residents in terms of shops, schools, and entertainment.
  2. It is near East Coast Park, a popular place to eat, exercise and chill.
  3. Its proximity to the MRT Station is a plus, especially for non-drivers.
  4. The area around the development is not too congested as one side of the condo is bordered by a cluster of landed houses.
  5. The comprehensive spa and wellness facilities will appeal to the health-conscious.

Negative Aspects of the Development

  1. One side of the development faces the main road, and will contend with both road and track noise.
  2. The development comes with a multi-storey car park, which is not pleasing to the eye.
  3. The main thoroughfare, New Upper Changi Road, can be congested as there are many condo developments along that stretch of road.
  4. The ceiling height of the living area and bedroom for most units is about 2.75m, a tad lower than other condos.

Some Thoughts on Units

  1. Units facing New Upper Changi Road will face the most traffic noise. Stacks to avoid are #05, #6, #7, #8, #9, #10, #11, #15, #16, #21 and #22.
  2. Stacks with direct afternoon sun are #43, #44, #45, #52 and #53.
  3. Stacks #51 and #52 are nearest the substation and bin centre.

If I had to choose a pool facing unit, I would probably go for either #12 or #13 on a mid-floor.For quiet, I would go for a south facing unit either in Block 7 or Block 9.

Price Comparison

Figure 7: Location of Grandeur Park Residences and Surrounding Areas

Grandeur Park Residences is located in Tanah Merah, where there are many developments for comparison. We will be comparing it with two other condos. The first is eCO, a 99-year leasehold project with 752 units. The second will be The Glades, also a 99-year project with 726 units.

Price Comparison Table (2 bedrooms)

 

Price Comparison Table (3 bedrooms)

Prices for Grandeur Park Residences

For the 2-bedroom units, we can see that prices for Grandeur Park Residences are slightly lower compared to The Glades. For investors, The Glades will be the better buy as it is already completed. For home owners, Grandeur Park will be preferable as it is slightly cheaper, and it is newer.

For the 3-bedroom units, there is not much difference among the 3 developments. Buyers will need to look at what each condominium can offer in terms of facilities, and make a choice from that. Personally, I will probably go for eCO as its unit size is acceptable compared to Grandeur Park, and its average PSF price is slightly lower than The Glades.

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