An inspired freehold living masterpiece with a prestigious address, Pullman Residences is the newest kid on the block in District 11. Its confident façade stands at 30 storeys high with 340 units from level two, promising a bird’s eye view of the city and the enclaves surrounding Bukit Timah Hill.

The project is a branded residences designed to cater for a luxurious and pampered lifestyle. Whatever hotels are able to deliver, Pullman Residences are able to offer them – from perks, services to facilities, and you will feel like royalty at your own residence.

What’s best is that such luxury and comfort come with complete accessibility to the community, city, and popular locations in vicinity. And at Pullman Residences, all units are promised to offer great views of their surroundings regardless of which unit one chooses.

Even as part of a luxury residence, Pullman is conveniently in the heart of the city located right off the bustling junction of Orchard Road. And right next to the residence is the Newton MRT station which serves the North-South rail lines and Downtown MRT lines. Talking about convenience, you are just a few stations away from all the hotspots in Singapore.

Project Details

Exclusive: The Pullman Experience

Talking about Pullman Residence, here is what it means to buy one of their products. Purchasing a unit here brings you into the entire Pullman & Accor experience. It is a legacy you can expect to experience and live through as you gain membership in the Accor Ownership Benefits Programme alongside a global VVIP status.

The exclusive benefits that come with a purchase of the Pullman Residences include:

1. Platinum status in Accor Live Limitless loyalty program:

– Guaranteed room availability up to 2 days prior to arrival
– Welcome drink and amenities
– Access to executive lounge (where available)

2. 20% off best available rate at more than 4,000 Accor hotels and resorts worldwide

3. Room upgrades on arrival (subject to availability)

4. VIP Reservation Desk

5. Local benefits at select Accor hotels including the upcoming Pullman Hotel in Singapore

With Pullman, the experience doesn’t end with the purchase. The experience starts with the purchase as you are guaranteed exclusive benefits among their chain of hotels and resorts worldwide, making you feel welcomed wherever you go.

And even at its chain of hotels and resorts, expect to be treated like royalty with their VIP Reservation Desk services, room upgrades and access to executive lounges. The benefits will simply be different for one of their own.

At Pullman Residences, its architect is not one to be overlooked. Under the development, ADDP Architect, the architectural firm in charge of the development is one the BCI Asia Top 10 firms in Singapore. The firm has previously been involved in other mega luxury projects like Martin Modern and Avenue South Residences.

Pullman stands with 340 units at 30 storeys high, one of the biggest freehold projects in the Newton vicinity. In comparison, other big projects like Kopar at Newton and Amaryllis Ville are all 99-year leasehold projects.

Facilities

At Pullman Residences, the lifestyle facilities were carefully curated to bring work and play together. From BBQ Teppanyaki Stations to Poolside Pavilions, Jacuzzis, the Courtyards and Tennis Courts, residents will find themselves bringing the work, play, life agenda to its fullest.

Looking at the site plan, the facilities are divided into two floors.

First Level of Facilities

Observing the plan, you will find a Grand Concierge Lobby on the first level alongside The Verandah with Teppanyaki Grill, the Garden Courtyard, and a Party Lawn. This space encompasses an open lawn concept for residents to host events and parties, allowing for use the magnificent Verandah with Teppanyaki Grill.

On the hindsight, there is the full-sized tennis court, something rare in most developments as layout and designs are more compact in nature. This showcases the capability of the residences architects in planning and carefully curating and optimising useable space.

Another plus points with the facilities here is that the Grand Concierge Lobby provides for a sheltered walkway up to the pedestrian entrance. From here, there is a public sheltered walkway to the Newton MRT Station. So, rain or shine, residents can find travelling an ease.

Second Level of Facilities

On the second level of facilities, there is a club lounge, gym, and a dining pavilion. A standard 50m lap pool sits here for more ambitious swimmers looking for a good workout. Otherwise, more relaxing amenities are nearby – the Wellness Pool, Kid’s Pool, and Jacuzzi picturesque ready and prepared for residents to bask in the sun with.

Other Amenities: Hotel-Like Service

With Pullman Residences, one thing that makes it stand out is its appeal as a branded residence which comes with high-quality service which could rival hotels.

Stepping into this development will give you one-of-a-kind experience. First off is its majestic sculpture at its Grand drop off heading towards the Grand Concierge Lobby – something not many developments have, complete with an attending doorman on duty.

Upon entrance to the lobby, there is a concierge team ready to attend to your everyday needs. By needs, these refer to a series of a la carte services you can opt for readily and then getting the charges billed to your personal accounts.

Here, it is a fuss-free single contact point for residents where The Porter arranges and coordinates all the services, like the following:

These are on top of core services included in the monthly management fee:

Accessibility and Convenience

Looking at the map, Pullman Residences is right at the heart of Newton along Dunearn Road.

This coveted location places you right in the heart of a cosmopolitan metropolis with ultimate convenience. Its proximity to amenities means easy accessibility anytime. For public commute, the Newton MRT Station is right across the road with the station serving both the Downtown Line and North-South Line.

If public transport does not cut it for you, getting around a car is easy as well with the residence sitting at the cross section of the four prime areas in Singapore – the Bukit Timah enclave to the west, and the CBD at a 10-15 minutes’ drive away. Even the bustling Orchard shopping belt is a stone’s throw away and expressways like the CTE and PIE are easily accessible.

One aspect worth looking out for is the upcoming development of Health City Novena. Plans for an integrated community of health, medical education and translational research here would certainly translate to a spill-over growth for Newton.

For amenities and eating out, there is the Newton Food Centre right across the road serving some of the best local hawkers up.

The maps below show the cadastral map and important amenities within 2 km of the property.

Nearby Amenities

Schools

For parents with school going kids, one of the perks to note is the exclusive neighbourhood sitting right amongst renowned schools in the area. Within 1km, you can easily find a range of schools from the Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Saint Joseph Institute, Etonhouse Pre-School (Newton) to other international schools.

Site Plan and Unit Layout

Pullman Residences has 340 units, distributed across 1 to 4 bedroom unit types.

Slightly more than half the units at Pullman Residences are 1-2 bedroom units. The exclusive units are the 4-bedroom units, taking up close to 9% of the total units at the development. The penthouses are also rare due to its limited supply.

At this point, 118 units out of 340 have been sold. Looking at the transaction data and unit availability, most sold units were on the lower floor, commanding an average psf of $2,938. Many higher floor units are being withheld as the developer’s strategy seemed to focus on clearing lower floor units first.

The most popular unit types are the 2 and the 4-bedroom units. Two of the 2-bedroom penthouses were sold, leaving only 10 penthouses, and almost half of the 4 bedrooms units were sold.

In terms of unit distribution, the 1 to 2 bedroom units are clustered in the middle of the development, with the 3 bedroom and 4-bedroom units taking the sides. With such equal distribution, there are plenty of options from 1 to 4 bedroom types for those who prefer the pool view or the view over the Good Class Bungalow landed enclave.

Looking at the site plan, there are a total of 12 stacks in the building.

Views Facing Northeast

From the site plan, stacks facing Northeast are stacks 1,2 , 9 , 10 , 11 and 12. They overlook Novena city with many high storey building in vicinity. This includes different residential projects, office towers and shopping malls.

– St James Church Kindergarten
– Trilight
– IRAS
– Royal Square Novena
– Velocity Novena

Views Facing Southwest

Stacks facing southwest will be overlooking Dunearn Road and the iconic Rochor River with a skyscraper view. View towards Southwest from Pullman Residence overlooks Orchard city with a view on landed residences, shopping centre, office tower.

– Ion Orchard
– Takashimaya Shopping Centre
– Goodwood Park & Hill
– Newton MRT Station
– Goodwood Residence
– Shangri-La Singapore

As there aren’t many high terraced buildings northeast, residents can enjoy an unblocked view here from Pullman Residence.

Unit Distri

As shown in the picture, of an allocation of 340 units in total, 42.9% of units are ALREADY SOLD. Comparatively, the chart above shows the allocation of each unit in details:

Top-of-the-line-fittings

An upscale development comes with fittings and furnishings supporting a lavish lifestyle. All units are decked with branded appliances (the likes of Gaggenau and Bosch) and sanitary fittings, with units even coming with a private lift.

Floor Plan

1-Bedroom & 2-Bedroom Unit

The picture above shows the 1 & 2-bedroom units – Type A1 & PH-1(463sqft) and Type B1 & PH-2 (667sqft). Entry prices are different for each 2-bedroom unit:

There are 2 stacks from each Type A1 & PH-1 and Type B1 & PH-2 facing Northeast and the other 2 facing Southwest.

Units located at stacks 1, 10, 11, 12 will be facing northeast with a view of Novena city. Other than city views, they are able to spot some of the facilities like the tennis and basketball courts, 50 lap pool, wellness pool, wellness deck and so on.

Whereas stacks 4, 5, 6 and 7 face southwest with a view of Orchard city filled with landed residences, shopping centre and office towers.

Both the 1 bedroom and 2 bedroom are similar. They have a square layout in which the kitchenette, dining and living is in the same elongated area. All the bedrooms will be on the left side of the walkway alongside the bathroom.

There are several differences between the two layouts. First off, on the bathroom design, the master bathroom in Type A1 has 2 doors allows access from either the master bedroom or kitchen walkway. But in Type B1, both bathrooms have only one door.

Secondly, the kitchen in Type A1 is a one-sided galley open kitchen while Type B2 has a double galley open kitchen. Double galley open kitchen here may be a better option for people who often cook at home.

In terms of the 1-bedroom pricing, increment for every floor would be around $ 10,000 and the overall price difference for 1-bedroom units could hit $ 80,000 when comparing the lowest and highest floor unit.

For 2-bedroom pricing, increment for every floor would be at a range of $ 9,000 – $ 10,000 and the overall price difference for 2-bedroom units could hit $ 101,000 when comparing the lowest and highest floor unit.

Overall, both the 1 bedroom and 2-bedroom units in Pullman Residences are of typical sizes in CCR region. Type A1 is probably a better option for investors based on its entry price. But for a couple or family, Type B1 would be recommended as it has a bigger kitchen and walkway compared to other units.

3-Bedroom Unit

The above shows the 3-bedroom units – Type C1 & PH-3 (1163 sqft) and C2 & PH-4 (1281sqft). There is difference entry price for 3 bedrooms:

Types C1 & PH-3 stack 2 units face northeast with a view of Novena city and the residence facilities. Other units at stack 3 will face southwest together with Type C2 & PH-4 with a view towards Orchard city.

All 3-bedroom units come with a private lift and lobby. With a private lift, it brings in a different vibe whilst providing convenience. Residents can take their own private lift back home instead of waiting for lifts at the lobby.

Here, the merging of the dining space and living space in the units allow families to enjoy leisure and entertainment time together whilst having their meals. Otherwise, the dining area can be set up as a meeting space, with the use of the living room’s television as a projector for document sharing and screening.

Other than that, the 3-bedroom units also come with a separate L shape open dry kitchen and a double galley enclosed kitchen big enough for residents who often cook. The walkway in the wet kitchen leads to a second entrance of the unit and storage room. This is an option for residents who are hiring helpers. The storage room will be big enough to be revamped as a utility room for domestic helpers.

Overall, there are two differences between thee 2 layouts – Type C2 has an additional study area which Type C1 lacks. Secondly, there is 1 additional bathroom in the junior master bedroom, so all the bedrooms have their own bathrooms, guaranteeing privacy.

For the 3-bedroom pricing, increments for every floor would be at a range of $ 21,000 – $ 22,000 and the overall price difference for 3-bedroom units could hit $ 381,000 when comparing the lowest and highest floor unit.

For the pricing of the 3 bedroom + study units, increment for each floor would be at a range of $ 22,770 – $ 23,760 and the overall price difference for 2 bedroom units could hit $ 371,000 when comparing the lowest and highest floor unit.

Thus, both options would be weighed at a 50/50 recommendation as both layouts are almost the same with a small gap in terms of price. Hence, it is up to the buyers’ preference. For instance, Types C2 & Type PH-4 would appeal to buyers who want that additional bathroom connecting to the junior master bedroom and the study area.

4-Bedroom Unit

The layouts for the 4-bedroom units are very similar to the 3 bedroom + study units in terms of kitchen design, walk ways and room allocation, except the study is converted into a larger space for a fourth bedroom.

The 4-bedroom unit also has a space carved out for storage and a water closet. So, families with live-in helpers will find this a flexible and comfortable space for their helpers. Even with a single bed fitted in, there is still plenty of space.

All 4-bedroom units are in high demand due to their scarcity. The CCR region’s housing supply is typically concentrated in one or two bedroom units. For larger families, a 4 bedroom may be preferable due to the availability of more functional bedrooms compared to a 3 bedroom + study.

The entry price for Type D1 & Type PH-5 is $ 3,994,000 with a price of $ 2,898 per sqft. Overall, the 4-bedroom units are more suited to bigger families.

Future Direction for Buyers & Investors

Health City Novena

With the upcoming Integrated Medical Hub (Health City Novena) expected to be complete by 2030, it is forecasted that housing prices in the area will most likely increase. This development will incorporate a range of hospital and healthcare facilities such as Tan Tock Seng Hospital, Mount Elizabeth Novena and many other healthcare related to create a better healthcare system.

One of the purposes for the Health City Novenadevelopment is to draw medical tourists and businesses across the region to help in growing the population. This in turn helps in growing Newton/Novena as a coveted address.

Once the Health City Novenais complete, working opportunities are expected to increase, bringing in more population to the area. And once the population increases, the demand for housing in that area will spike.

Working Opportunities

The most significant changes in the Novena in transportation and healthcare, which could benefit current and future residents and investors.

Following the establishment of Zhongshan Park, more park connectors will be constructed within Novena, providing residents with improved access to Toa Payoh Town Park and Kallang Riverside. Several commercial developments, when completed or under construction, will increase job opportunities in the region.

Land in Novena

As no land parcels are available in the Novena Planning Area, the supply of new freehold residential developments within the medical hub is limited. Under the master plan of Health City Novena, the medical cluster area is designated for the expansion of supporting amenities and medical facilities.

When limited supply meets expected demand and growth here, expect freehold development prices in the medical cluster to rise.

About The Developer

EL Development Pte Ltd is a real estate development and investment company in Singapore which began as a small business unit. It started off as a unit within Evan Lim &Co.Pte Ltd, one of Singapore’s leading builders before eventually going separate ways into forming its own company in 2007.

The company has since added multiple property development and redevelopment projects under its portfolio and undertaken development ranging from residential, luxury residential to industrial properties.

No stranger to the construction scene, they developed over 3,000 homes in Singapore, including a few other past renowned projects. Some of their notable development include:

Notable Projects

Conclusion

These are but a few of the reasons why you should consider buying a new launch condo as opposed to a resale property. If you are planning to buy an investment property but not sure as to what is the best option, do feel free to contact us for a non-obligatory discussion.

And alas, if you find yourself stuck in a rut even after weighing all possible options, you may need a professional’s opinion. In this case, schedule a visit with us or book a free consultation with our trusted and renowned representative.

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