Comparing 3 New Launch Condos in Bukit Timah

Many prize a home in posh Bukit Timah for its proximity to good schools, good class bungalows and popular F&B outlets, short distance to the CBD, and also its serene surroundings. If this is your dream, wait no longer as there are now three new launch condos to choose from.

Two are freehold: RoyalGreen on Fourth Avenue (District 10) and Dunearn 386 on Dunearn Road (District 11). The third – Fourth Avenue Residences on Anamalai Avenue – has a 99-year leasehold tenure starting from 2018.

Two of the developments – RoyalGreen and Dunearn 386 – will have their TOPs issued this year while Fourth Avenue Residences’ TOP issuance will be in June 2023.

Properties in Bukit Timah have always been highly sought after among buyers looking at long-term capital appreciation.

Under the 2019 URA master plan, Bukit Timah will undergo a green transformation with the planned Built Timah-Rochor Green corridor.

This will include a 1.4km elevated linear park just at the doorstep of RoyalGreen. It runs above the Bukit Timah Canal and stretches from Rifle Range Road to Sixth Avenue.

Since Bukit Timah is a mature estate, there’s not much land left for development. The last freehold project before this was Floridian which was completed in 2012. This makes these three developments, especially the freehold projects, a must-consider for serious buyers and investors. There wouldn’t be any more supply of brand new freehold condos in the vicinity in the next few years.

RoyalGreen

Dunearn 386

Fourth Avenue Residences

Location

RoyalGreen and Fourth Avenue Residences are along Bukit Timah Road whilst Dunearn 386 is on the opposite parallel road, Dunearn Road.

Both RoyalGreen and Fourth Avenue Residences are close to the Sixth Avenue MRT station (Downtown line). RoyalGreen is only 410m away. For Fourth Avenue, the MRT station is literally at the doorstep of the condominium, complete with a covered walkway to boot.

As for Dunearn 386, the Botanic Gardens and Tan Kah Kee MRT stations are both just 600m away.

Talking about the Botanic Gardens, all three developments are a short MRT ride or walk away from the famed 82-hectare UNESCO world heritage site. In fact for RoyalGreen and Fourth Avenue Residences, the Bukit Timah nature reserve and Botanic Gardens are just two MRT stops away. As for Dunearn 386, the Botanic Gardens is just 10 minutes’ walk away.

Investors will be happy to note that there will be a shorter vacancy period in between tenancies as these developments will appeal to tenants working in different parts of Singapore.

All three developments are predominantly surrounded by other residences (condos and landed properties). There’s abundant amenities and food establishments in the vicinity.

Parents too will be happy that their children do not have to travel far to school as all three developments are considered to be within the Bukit Timah education belt. Here are schools within 1km from each development.

Unit Distribution

RoyalGreen comes in eight blocks of 5 storeys each while Dunearn 386 has just one 6-storey block.

Fourth Avenue Residences is a little bit more complicated as it has two blocks of 2-storeys, 3 blocks of 6-storeys and 4 blocks of 10-storeys, making it a total of nine blocks to the entire development. It’s not surprising that, among the three, Fourth Avenue Residences has the biggest land area of 18,532 sqm.

Of the three, Dunearn 386 is the least densely populated and Fourth Avenue Residences has a high density of over 400 units. However, it offers more choices to buyers and investors.

Of the total units here, RoyalGreen still has 49 units available, Fourth Avenue Residences and Dunearn 386 5 units and 3 units respectively.

All three developments do not have private lift facilities.

As for separate wet & dry kitchens and walk-in wardrobes, these are only available in RoyalGreen’s 4-bedroom premium and Fourth Avenue Residences’ 4-bedroom + study. None of the unit types in Dunearn 386 come with separate wet & dry kitchen or walk-in wardrobes.

If you’re interested to know the buyer profile, here are the breakdowns for all three developments.

Comparing two-bedroom units for all three projects

RoyalGreen

For RoyalGreen, we’re looking at a 635 sq ft unit. This can be found on stacks 4, 18, 39, 46 and 54.

Stacks 4 and 18 face southwest towards Lily Avenue Road and Holland V. This direction has the greenery of forest reserves in sight.

The rest of the stacks face northeast overlooking Bukit Timah Road, Dunearn Road and the iconic Rochor River in between both Bukit Timah and Dunearn Road with a skyscraper skyline view.

This 635 sq ft unit has a dumbbell layout where there are rooms located on either side of the house. The only walkway in this unit leads to a one-sided galley open kitchen, dining area and living room.

Out of all the stacks, stack 54 is highly recommended for buyers and investors who wish to have better views because the other four stacks are directly facing the other block in RoyalGreen where there’s a chance views may be blocked.

Fourth Avenue Residences

For Fourth Avenue Residences, we’re looking at a 624 sq ft unit, which is smaller by 11 sq ft than the two bedders in RoyalGreen. This can only be found at stack 65 which faces northeast and will be overlooking Bukit Timah Road, Dunearn Road and the iconic Rochor River in between both Bukit Timah and Dunearn Road with a skyscraper view.

It is also a dumbbell-shaped unit similar to RoyalGreen. But it is not possible to place this 2-bedder unit’s dining table opposite the kitchen just like in RoyalGreen’s case because this will cause bad circulation and less livable space. This shows that Fourth Avenue Residences’ 2-bedders is longish in shape but RoyalGreen’s 2-bedder unit is wide.

With RoyalGreen and Fourth Avenue Residences, buyers and investors get to choose their units based on either getting a longish or wide layout.

Despite having a smaller unit size, it has a bigger balcony compared to RoyalGreen’s 2-bedder.

Dunearn 386

For Dunearn 386, we’re looking at the only 2-bedder unit left in the development: Type B3 measuring 646 sq ft. This can be found on stack 4, which faces southwest overlooking Dunearn Road, Farrer Flyover, Rochor River and Holland V.

Type B3 also has a dumbbell-shaped layout where there are bedrooms located on either side of the unit. The walkway from the entrance leads to the one-sided galley open kitchen first, followed by the dining area, which can fit a table of up to 4 persons and living room with balcony.

An attractive part of Dunearn 386 is Type B3 is a flexible layout that can be turned into a 1-bedroom unit at the same price of a 2-bedroom unit design. As shown in the diagram above, the 1-bedroom unit comes with 1 bedroom, 2 bathrooms and an additional study area. The living room and dining area are bigger.

Price and Maintenance Fee

Royal Green

Fourth Avenue Residences

Dunearn 386

Facilities

Below is a list of facilities available in the three projects. We’re happy to note that RoyalGreen has a unique elevated tennis court while Fourth Avenue Residences offers a wonderfully big range of facilities.

Smart Home Systems & Lifestyle Appliances/Fittings

The Developers

RoyalGreen & Fourth Avenue Residences

RoyalGreen and Fourth Avenue Residences are developed by Allgreen Properties Limited, a real estate arm of the Kuok Group in Singapore. Incorporated in 1986, Allgreen was listed on the Singapore Stock Exchange in May 1999 and the majority of its shares was then owned by the Kuok Group.

In August 2011, it was delisted from the Singapore Stock Exchange following its compulsory acquisition by Brookvale Investments Pte Ltd.

Today, Allgreen is one of the largest property groups in Singapore known for its quality products and track record of strong take-up rates for its projects. Although Allgreen began operations in 1986, its history and track record in property-related businesses can be traced back to when it started in early 1980.

In Singapore, Allgreen has a diversified portfolio of properties comprising residential, retail and office space, serviced apartments and hotels. Its portfolio consists of a mix of condominiums, terrace and semi-detached units of both freehold and 99-year leasehold tenures.

Dunearn 386

Roxy-Pacific Holdings Pte Ltd is the developer for Dunearn 386. It is an established property and hospitality group with a track record dating back to 1967. Armed with more than 50 years of experience and expertise, the Group is primarily engaged in the development and sale of residential and commercial properties, property investments and hospitality operations in key locations across the Asia-Pacific region.

The Group’s residential development projects typically comprise small-to-medium-sized residential developments such as apartments and condominiums targeted at middle-to-upper income segments. Between 2004 and 2022 the Group developed and launched 56 developments comprising more than 5,000 residential and commercial units in Singapore, Malaysia and Australia.

Grand Mercure Singapore Roxy, a major asset of the Group, is self-managed under franchise agreement with international hotel operator, Accor Group.

Beyond Singapore, the Group operates four hotels under its brand, Noku Roxy. These include two boutique hotels in Kyoto and Osaka, Japan, as well as an upscale resort in the Maldives. The Group’s newest resort in Phuket, Thailand, is targeted to open its doors in 2022.

In terms of property investments, the Group owns 52 retail shops at Roxy Square Shopping Centre in Singapore. In Melbourne, Australia, the Group owns a 45% interest in a commercial building at 312 St Kilda Road, a 40% interest in a commercial tower located at 350 Queen Street and is currently conducting an asset enhancement of an office building at 360 Little Bourke Street.

Additionally, the Group owns a 40% interest in a commercial building at 33 Argyle Street, Sydney. In Auckland, New Zealand, the Group owns NZI Centre and has a 50% interest in an office building at 205 Queen Street. In Tokyo, the Group acquired a 49% interest in a retail property at the renowned Shibuya retail district.

In this article, we’ve compared three new launch condos in Bukit Timah. If you want to know more, schedule a visit with us or book a free consultation with our trusted and renowned representatives.

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