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In July 2024, when the government land sale (GLS) tender for the De Souza Avenue site closed, only two bids were received. Singapore-based developer Sustained Land, led by real estate mogul Douglas Ong, in a joint venture with Ho Lee Group and Greatview Development, submitted the top bid of $278.9 million, equivalent to $841 per square foot per plot ratio (ppr) for the 99-year leasehold site situated off Jalan Jurong Kechil in District 21, Upper Bukit Timah.

According to Vincent Chew, director of Sustained Land, “The site offers a unique opportunity to create a landmark development that seamlessly integrates nature and connectivity.”

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The Sen, the newly announced project, is nestled next to Bukit Batok Nature Park and in close proximity to Bukit Timah Nature Reserve. Apart from the Rail Corridor, other nearby nature parks such as Hindhede Nature Park, Rifle Range Nature Park, and Dairy Farm Nature Park further enhance the project’s appeal.

Huttons Asia’s CEO, Mark Yip, says, “In recent years, the focus on health and wellness has increased, and the demand for living near greenery or a nature reserve has also gained momentum.”

Another significant advantage of the project is its connectivity. Beauty World MRT Station on the Downtown Line can be reached within a six-minute bus ride, says Kelvin Fong, CEO of PropNex. The vicinity also boasts of shopping malls such as Bukit V Mall (within the upcoming Beauty World integrated transport hub), The Rail Mall, and HillV2.

The Sen falls within a 1km radius of Bukit Timah Primary School, and other notable educational institutions like Pei Hwa Presbyterian Primary School, Ngee Ann Polytechnic, and the Singapore University of Social Sciences are also within close proximity. Yip adds, “Bukit Timah has always been one of Singapore’s top education belts.”

The Sen has received the esteemed BCA Green Mark Platinum (Super Low Energy Building) certification, thanks to the project’s eco-friendly initiatives, including solar panels installed on the rooftops to generate electricity for the common areas, effectively reducing energy consumption.

The development is set to preview on October 31, 2024, with an official launch date of November 15, 2024. The private condominium comprises 347 units spread across five 10-storey blocks.

The Classic blocks offer one- to three-bedroom units ranging from 452 sq ft to 1,109 sq ft, totaling 267 units (77%), with nine units per floor. The Prestige blocks boast of larger floor plans, such as three-bedroom-plus-study and four-bedroom-plus-study units, which range from 1,259 sq ft to 1,453 sq ft. These units account for 80 units (23%), with only four units per floor.

Indicative prices start from $993,900 ($2,199 psf) for a one-bedroom unit (452 sq ft), $1.499 million ($2,212 psf) for a two-bedroom unit (676 sq ft to 732 sq ft), and $1.936 million ($2,220 psf) for a three-bedroom unit (872 sq ft to 1,109 sq ft). Prestige units start from $2.899 million ($2,299 psf).

Chew says, “We have put a considerable amount of thought into designing a development that offers real value for money.”

Designed by Cynosure Design, the 678 sq ft showflat unit at The Sen has two bedrooms. The prices for two-bedroom units start from $1.499 million ($2,212 psf).

The recent improvements made on the roads perfectly complement the development of railway systems in the area. Loyang Avenue, Elias Road, Pasir Ris Drive 3, and the coastal spine surrounding Jalan Loyang Besar serve as key arterials that effortlessly connect to the Tampines Expressway (TPE). These routes provide convenient access to the Pan Island Expressway (PIE), East Coast Parkway (ECP), and Kallang-Paya Lebar Expressway (KPE). With a strategic focus on refining junctions, creating safer pedestrian crossings, and implementing coherent road signs, the overall plan aims to streamline daily commutes and evening trips for residents. Whether traveling to Changi Airport, Changi Business Park, or the city, Coastal Cabana residents can now expect shorter and more predictable drive times. Coastal Cabana CNQC is definitely a great addition to this thriving community.

The project features a resort-style design with a focus on wellness. AGA Architects has designed the project, while Ecoplan Asia is responsible for the landscaping. The Sen is envisioned as a “wellness-centric, tropical resort-inspired enclave,” says Ng Hoe Theong, director of AGA Architects. The project’s earthy color palette complements the surrounding greenery.

The landscaped deck boasts a 50m lap pool, family and children’s pools, a clubhouse, lounges, and a tennis court. The sky gardens, situated on the rooftops of the three Classic blocks, offer additional facilities.

Units on the first and top floors have 3.9m high ceilings, while intermediate units have 2.85m high ceilings. The Classic units come fitted with Smeg kitchen appliances and Roca bathroom fittings. The Prestige units, on the other hand, feature Miele kitchen appliances, Laufen bathroom fittings, compressed marble flooring in the living and dining areas, ducted air-conditioning, a dry kitchen with a wine fridge, and a wet kitchen with a double-door refrigerator. Each unit features a ceiling fan in the living room. The project has received BCA Green Mark Platinum (Super Low Energy Building) certification.

As per the GLS conditions, the project will include an on-site childcare centre, complete with a separate drop-off point.

Farm Studio has designed the 1,453 sq ft four-bedroom plus study showflat unit at The Sen.

Sustained Land’s Chew expects The Sen to attract HDB upgraders and empty nesters residing in the nearby landed housing estates who are keen on downsizing or purchasing homes for their children. Chew adds, “The greenery of Bukit Timah and the proximity to good schools will attract young families.”

In the neighboring Toh Yi Gardens HDB estate, 60% of the resale flats sold this year fetched above $1 million, indicating a significant potential for upgraders, according to Huttons’ Yip.

PropNex’s Fong states that the nearby 258-unit Verdale was fully sold within two years of its 2020 launch, despite debuting during the pandemic. Other projects in the area, although not as close to the MRT station, have also performed well. For instance, the 633-unit Forett @ Bukit Timah, launched in 2020, sold out by 2023. Similarly, the 327-unit Daintree Residence, launched in 2018, was entirely sold out by 2021.

ERA Singapore CEO Marcus Chu predicts strong demand for The Sen. Chu states that owners of older leasehold condos in the Hillview and Bukit Batok areas, such as Southaven I (completed in 1997) and Parkview Apartments (completed in 1998), may be interested in newer projects with modern amenities and a fresh 99-year lease.

In the past decade, District 21, which falls within the Rest of Central Region (RCR), has witnessed nine non-landed projects, comprising of approximately 2,800 units, being launched. The most recent addition is the 158-unit 8@BT, which was launched in September 2024 and has sold 62% of its units to date.

Both The Sen and 8@BT are situated in Upper Bukit Timah, but they differ in their locations, as pointed out by Marcus Chu. Chu explains, “8@BT is located in a busy area, right next to Beauty World MRT Station. On the other hand, The Sen is a low-rise development in a peaceful landed enclave that offers privacy, space, and a tranquil living environment.”

In 2023, Sustained Land had acquired three neighboring bungalows at Chancery Hill Road, located in Prime District 11, for $61.08 million. The project, designed by AGA Architects, will comprise four semi-detached and four detached houses and is expected to be launched next year.

According to Huttons’ Yip, the land acquisition cost of $841 per square foot per plot ratio would enable the developer to price the project more competitively when compared to the recent launches and completed developments in the Bukit Timah area.

Considering its prime location in Bukit Timah, PropNex’s Fong estimates the average selling price to be around $2,400 per square foot, based on the starting prices of $2,199 per square foot.

Fong says, “Bukit Timah is a desirable location due to its blend of nature, renowned schools, a wide variety of F&B options, and a sense of exclusivity, as most properties in the area are private housing.”

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