The WanderVale EC

Wandervale EC . New Executive Condominium . 600m to Choa Chu Kang MRT

The Wandervale EC is a long awaited executive condominium in the Choa Chu Kang Town Centre vicinity. It has been 3 years since the last new EC here, The Rainforest, launched within 6 minutes walk from the Choa Chu Kang MRT Station and sold out very quickly. There has been a lack of such well located executive condos in the North-West of Singapore since then.

The Wandervale EC View to Children's PoolArtist’s Impresson . Wandervale Executive Condominium . View North to Camp Grounds

Wandervale EC Location Plan

The Wandervale is just next door to the Rainforest EC. It will be around 600m walk from the Choa Chu Kang MRT station & Lot One Shopping Mall, and Choa Chu Kang Park, making it one of the few executive condos close to a town centre and station.

Condominiums that are within a short walk of an MRT station and town center are typically popular and sought after (eg. Trilliant @ Tampines, JGateway @ Jurong, The Rainforest). Very convenient for staying in, valued higher, easier to re-sell or rent out later, and have greater capital appreciation potential.

12 December 2016 Update: Wandervale EC is in fact 93% sold at this point. The 4 bedroom units are sold out. If you need at least 4 bedrooms, you might want to consider the next EC that will be launching in Choa Chu Kang. See the Inz Residence for details.

The Hillion Mall near Wandervale ECThe Hillion Mall by Sim Lian Land . Short Drive from Wandervale EC


What’s Special about the Wandervale EC

What sets this EC apart from many others (including the rare few others that are similarly close to MRT stations & shopping centres) are 3 factors:

  • Scarcity Value: There are very few ECs in this part of Singapore. Compared to other estates, demand vs supply is greater.
  • Green Views: This EC and Rainforest are directly opposite the wide green Mindef grounds. Certain high floor north facing units can get some surprisingly serene green views.
  • Design & Layout: Wandervale has arguably the best floor plan layouts of all the ECs – in fact, even better than most private condos, for units of similar sizes. It makes extremely efficient use of its floor space – the bedrooms are very decently sized, dining areas can comfortably accommodate 6 to 8 seat tables, the TV distance to the sofa is really nice, and the yards are a very useful feature, especially for laundry.

Wandervale EC is also near the Bukit Panjang Integrated Transport Hub (completing in 2017) that incorporates an air-conditioned bus interchange seamlessly linked to the Downtown Line MRT station (DT1) and LRT Station (BP6). Offers a direct train to the City Centre.

Greenery north of the Wandervale Executive CondoView from high floor unit at Rainforest on a rainy day :: Green view north of the Wandervale EC


For other details, see the Wandervale location or fact sheet.



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10 Evelyn is a small low-rise luxury development in the Newton / Novena area, comprising 4 blocks of 5 storey apartments, with attic residential flats and a basement carpark, swimming pool and communal facilities, while the Lentoria condo is a high-rise private condominium, but sited in a suburban neighbourhood of Lentor estate, just north of Ang Mo Kio.

Both locations are well-known residential areas. However 10 Evelyn is just on the outskirts of the famed Orchard Road shopping belt, where most of the residences enjoy freehold status. The 10 Evelyn condo is no exception.

The developer for the former is Amara Holdings, and the architect is the famed W Architect, who have made a name for themselves in designing high end luxury projects, many of them in similar upscale neighbourhoods such as Nassim Hill. For the Lentoria condo floor plan, the architect is not known yet.

Another attractive feature of the 10 Evelyn condo and the Lentoria showflat, are their convenience to amenities, quite apart from their proximity to the biggest shopping district in Singapore at Orchard Road itself. In the immediate vicinity of the first project are 3 major shopping centres that are within walkable distance: namely at Square 2, Velocity, and United Square. In fact, United Square is actually less than 5 minutes walk away, if you cut through Surrey Road, after crossing Newton Road.

And finally, the 10 Evelyn condo is also within walking distance of 2 MRT stations, as it is sited almost midway between them. The Newton interchange station is roughly 7 minutes walk away, while the Novena MRT station is perhaps 8 minutes walk up Newton Road. It is incidentally, also where Square 2 and Velocity are located. Quite apart from the couple of very good boys schools within a 1km radius, not to mention the other good girls schools slightly further away. So really, 10 Evelyn does seem to have everything going for it. All that remains to be seen is the price.

Whereas the Lentoria showflat launch has the advantage of being opposite the HDB township of Ang Mo Kio, which is popular among upgraders from this area. It also enjoys being within a short walk, less than 5 minutes, from Lentor MRT station on the new Thomson-East Coast Line, that has started operations 2022.

While 10 Evelyn has already TOPed, the Lentoria showflat launch will only take place around late 2023 or early 2024. This project is being developed by TID Residential, which is a collaboration of Hong Leong Holdings and Mitsui Fudosan. Both of which are very reputable, almost brand-name developers.

Martin Modern condo off River Valley Road . Targeting to launch in mid 2017 . Close to Robertson Quay / Orchard Road. Register for details on the Martin Modern price and floor plan brochure

Wandervale Launch | News Report

Wandervale Launch . Strong Sales Outperforms Other Recent Projects

According to a 7 March 2016 Business Times (BT) article, the Wandervale launch over the 5th March weekend saw remarkably strong sales. About half of its 534 units were snapped up in this year 2016’s first executive condominium (EC) launch.

Measured against the poorer showings at the other recent EC launches, the Wandervale sales is testament that ECs can still sell well, even in today’s market, if the layouts, pricing and location are right.

Mohamed Ismail Gafoor, chief executive of PropNex Realty commented that, “In today’s norm, to sell 50 per cent of any launch, all the more if it is an EC, is a commendable performance.” He added, “It also goes to show that there is still demand for ECs at the right price, at the right location.

Wandervale Launch :: EC Showflat Model

The Wandervale EC is within walking distance to the Choa Chu Kang MRT station and bus interchange. It is developed by the Sim Lian Group, a home grown developer with a reputation for understanding what the local homeowner wants.


The Wandervale Launch · Units Sold

Out of Wandervale EC’s 534 units, there are 130 three-bedroom units, 322 three-bedroom premium, and 82 four-bedroom units. Demand at the launch was evenly spread. But given that there were only 82 four-bedroom units to start with, it is hardly surprising that after the weekend only 7 units of these were left.

An average price of S$755 per square foot was announced prior to the launch, and Sim Lian kept pretty close to that in its final pricing. Units facing the MINDEF camp commanded a premium, as it offers the chance of an unblocked view and greenery.


The Wandervale Launch · Comparing to Other EC Launches

The healthy sales at Wandervale’s launch stands out against those of the more recent EC launches.

The Brownstone, 3 minutes walk to the upcoming Canberra MRT station, actually fared quite well at its launch last year in July 2015. It sold 185 units, amounting to about 30 per cent of its 638 units.

Sol Acres EC too, in Choa Chu Kang, moved 247 out of 707 units launched, or about 35 per cent, at its balloting day last year August 2015. It had the advantage of tapping pent up demand due to the lack of new ECs in Choa Chu Kang after Rainforest EC sold out in 2012.

As for the 2 most recent EC launches, Signature sold about 100 units on its launch day in September 2015. Criterion next door was estimated to have sold around 30 to 40 units in October subsequently, due partly to the fact there were too many EC launches close to each other then.


The Wandervale Launch · The Market

Wandervale EC’s bright performance at its launch is partly attributable to its unexpectedly low pricing, as Sim Lian adopts a cautious stance on the local property market.

Sim Lian’s group executive director Kuik Sing Beng told BT in an interview last month that they are mulling a stronger presence overseas as the Singapore market softens.

Local developers’ profit margins have been squeezed, prompting many of them to seek new ventures abroad.


Adapted from: The Business Times, 7 March 2016



Just register here if you would like to have the floor plans, or to view the Wandervale showflat.



The Arcady at Boon Keng is a new high-rise condominium that will arise on the site of the former Euro-Asia Apartments in the Kallang Planning area. This neighbourhood is a mature estate and is comprised of a mix of private condominiums, landed housing, old shophouses, and HDB flats.

The Arcady floor plans sit on a freehold site, estate in perpetuity, that is much sought after and typically commands a 20% premium at least, over 99 year leasehold land like for the Wandervale. The Arcady floor plans is being developed by a KSH Holdings-led joint venture, who bought over Euro-Asia Apartments collectively from its previous owners in an enbloc sale.

Not too far down from the Arcady condo showflat is a small neighbourhood mall called Bendemeer Shopping Centre. It should suffice for daily grocery shopping, or a quick meal. But for more complete shopping needs, you might have to take a short train ride up the road to NEX mall at Serangoon MRT station. Or possibly down the other way 3 stations to Doby Ghaut station, and the Orchard Road shopping belt.

The Arcady condo floor plans lists 172 units, ranging from one bedroom with study, to 4 bedroom apartments. These will be sold complete with full fittings and furnishings, down to fully fitted out kitchens and bathrooms. The Arcady at Boon Keng will be 24 storeys high, in keeping with the general profile of the neighbourhood.

From the Arcady condo location, it is possible to walk to Boon Keng MRT station on the North-South line. Like the Wandervale, the walk should take you less than 8 minutes. As far as schools within 1 km are concerned, there is St Andrews Primary and Secondary schools, and even Cedar Girls’ slightly further beyond the 1 km radius.

It is not decided yet what the Arcady condo price range will be like, or when the VIP Preview will be, but likely to be within the next few months. Do drop us a line if you would like to be kept posted on the Arcady at Boon Keng launch.

The Wandervale EC Showflat

Wandervale EC Showflat . Guide to Wandervale Showroom Viewing

The Wandervale EC showflat will be available for viewing appointments from Thursday 18 February till 28 February 2016, then closed till balloting and sale of units on 5 March 2016 for those who applied at the showflat for a ballot number.

Wandervale EC Showflat . Children's Play Pools & Function RoomsArtist’s Impression . Wandervale Showflat . Children’s Pool & Function Areas

The showflat will then again be opened for viewing appointments after 5 March 2016, for sale of the remaining units.

Please contact us below if you would like to register for a viewing or ballot ticket, or to know the status of units available.


The Wandervale EC Showflat · Guide to the Show Units

Show Unit Types
1. Type B2 . 102 Sq M . 1098 Sq Ft . #02-08 . 3 Bedroom Premium
2. Type C1 . 116 Sq M . 1249 Sq Ft . #02-03 . 4 Bedroom

The Wandervale show units are very close to what you will actually get, as there is little ID intervention in this case (ie. no removal or shifting of walls for the showflat).

See the floor plans (opens in new window).

Wandervale Showflat 4 BedroomThe Wandervale EC Showflat . 4 Bedroom Living Dining Area


Wandervale EC Showflat . Finishes & Fittings Provided

  1. Ceramic / homogeneous tile flooring to living & dining areas.
  2. Homogeneous tile flooring to kitchen, yard and balcony areas.
  3. Teak parquet flooring with timber skirting to bedrooms. Most ECs provide laminate flooring to bedrooms, so this is one of the few ECs that do provide solid timber flooring.
  4. Aluminium frame glass doors to balcony.
  5. Air-conditioning system: 1 fan coil unit in each bedroom, and 2 for the living / dining areas.
  6. Built in wardrobes to each bedroom: floor to ceiling.
  7. Bathrooms are completely fitted out, including mirrors & towel rails: Rigel appliances (see details here), Hansgrohe taps.
  8. Kitchen cabinets (top & bottom), oven, stove, cooker hood provided. Appliances are branded – Electrolux. Taps are Hansgrohe.
  9. Neutral colour scheme – easy to match with your own ID preferences.


Wandervale Showflat . What is Not Provided

    As in almost all ECs, and private condos, the following are not provided:

  • Lights. However the wiring points & wires are provided.
  • Curtains / blinds.
  • Fridge & washing machine / dryer.
  • Furniture.


Wandervale EC Showflat . Wandervale EC ShowroomThe Wandervale EC Showflat . Model of Pool Area

Wandervale EC Showflat . Facilities & Statistics

  • 4 units per floor per block. Served by 2 lifts each.
  • Basement car park, with 51 surface car spaces.
  • Good block to block distance: 36 to 38m apart. 14m to 20m to Choa Chu Kang Drive.
  • Blocks facing MINDEF grounds: high floor units get unblocked views of the camp greenery.
  • 2 side gates: one is at the point of this project closest to the MRT station & Lot 1 Mall.
  • Other side gate towards Teck Whye is within 5 minutes walk of Choa Chu Kang Polyclinic, the Community Club, and several eating houses.
  • Lap Pool: 50m long with 6 lanes (not many condo pools are wide enough to have this many lanes).
  • Spa Pool: 30m x 8m.
  • 2.75m floor to ceiling height. (3.2m for the top-most units.)
  • Gourmet BBQ dining pavilions come with hot plates. Also all the BBQ areas are provided with an Exhaust System, to minimise smoke.
  • Wander Farm: for residents to plant their own organic vegetables!



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New freehold condominium development at the foot of Kent Ridge Hill . The Terra Hill launch at Yew Siang Road . Five minutes walk to Pasir Panjang MRT station on the Circle line and on the fringe of the upcoming Greater Southern Waterfront District, close to Mapletree City . Terra Hill is being developed by Hoi Hup Sunway on the site of the former Flynn Park that was sold via collective en-bloc sale and tender.

The Terra Hill showflat is currently under construction preparatory to the launch towards the end of 2022 or early 2023. If you are interested and would like to have the floor plans, or to view the Terra Hill showflat for the VIP Preview, kindly drop us a line. We will keep you updated on the the actual launch dates and any other details.

Park Place Residences @ Paya Lebar Quarter . Developed by Lendlease & Abu Dhabi Investment Authority . Targeting to launch end 2016 . TOP expected 2018 . See other details on this Paya Lebar Quarter residential project . 3 Towers with full facilities . About 20% cheaper than for Terra Hill launch, due to the fact that it launched about 7 years earlier.

Wandervale Prices

Wandervale Prices . Comparative Market Analysis

Indicative pricing as of 2 March 2016 for Wandervale prices is around $750 to $770 PSF.

So how does this compare to the market?


Wandervale Prices · Comparison with Rainforest EC next door

Perhaps the nearest comparison is with the executive condominium next door – The Rainforest.

Rainforest launched in early 2012 (4 years ago) at roughly between $700 to $800 PSF, varying with the facing and floor level.

It sold out within a year.

Subsequently, as it neared completion, a few units were returned, and re-sold by the developer.

(This typically happens near the TOP date of an EC project, when some who had bought under the fiancé-fiancee scheme, decide not to get married and so become ineligible to take possession of their purchased unit. In such cases, they have to return the unit to the developer for resale under the EC housing rules.)

The 3 most recent such cases are shown here:

Wandervale Prices :: Latest Rainforest EC TransactionsMost Recent Rainforest EC Developer Prices . Click to Enlarge

In summary, the most recent sales at Rainforest EC next door were at:

. $867 PSF (high floor road-facing unit)
. $929 PSF (high floor pool-facing unit)
. $600 PSF (low floor penthouse with around half its 2109 sq ft in open roof terrace & balcony)

This represents what the market was prepared to pay for a newly completed EC unit at this location. (Note of course, that Rainforest is about 1 minute nearer to the Choa Chu Kang MRT station & Lot One.)

In comparison, the Wandervale prices at around $750 to $770 PSF average, do look like a reasonable entry point, with potential for gain.



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Parc Esta is the new condominium arising on the site of the former HUDC project Eunosville, that was snapped up by MCL Land in a collective sale by the owners. It is one of the best located new developments, that promises to excite a fair bit of interest.

Firstly, it is almost directly on the doorstep of Eunos MRT station, which makes it just a couple of minutes walk. Secondly, Parc Esta is being built by MCL Land, a very reputable local developer with a solid track record of delivering quality projects.

Because Parc Esta will be a humongous project, comprising 1,399 units. It is rare to find a plot of land of this size in a mature neighbourhood that is so close to the CBD. You can expect a lot of facilities on this land size of over 375,000 sq ft.

Furthermore the location of Parc Esta is a bare 1 km up the road from Paya Lebar Quarter and Paya Lebar Square. These projects are part of the ongoing redevelopment and rejuvenation of Paya Lebar under the URA 2014 master plan to develop this into a major regional hub, that will include office towers, hotels, shopping malls, and homes.

In response to that vision, Park Place Residences that was launched for sale last year 2017, saw a very enthusiastic response. It exceeded price expectations from analysts, to achieve pricing of around $1,800 to $2,000 PSF average, that was easily 40% above the resale market in the area.

Will Parc Esta aim for that kind of pricing? It is looking unlikely. For one thing, Parc Esta is much bigger, and has a lot more units to clear. For another, Eunos MRT station is not Paya Lebar MRT interchange station. While it is equally close to the development, it is not sheltered access. Also, there is the impact of the recent July cooling measures to contend with. So market talk is placing Parc Esta pricing at around the $1,750 PSF range.

If you think this project appeals to you, do contact us to arrange a viewing of the Parc Esta showflat, that looks likely to open for VIP Preview in October 2018. We have units ranging from one bedroom, to 5 bedrooms.

Forest Wood Condo . New condominium launching @ Upper Serangoon . By City Developments & Hong Leong . 4 minutes walk to NEX Mall & 3 minutes walk to MRT Station. Register for Forest Woods showflat viewing & VIP Preview

Wandervale EC Launch . News Report

Wandervale EC Launch Draws Over 400 E-Applications

On 22 February 2016, Business Times (BT) reported that the Wandervale EC launch has attracted over 400 e-applications, just four days after the showflat opened its doors. This is about 3/4 of the total of 534 available units.

Wandervale EC Launch ShowflatThe Showflat Crowd at the Wandervale EC Launch

Wandervale offers 130 three-bedroom standard units, 322 three-bedroom premium units, and 82 four-bedroom units spanning from 958 to 1,249 square feet in 9 residential blocks. Apparently the most popular types are the 3 bedroom premium and 4 bedroom units.

Indicative pricing for this project is around S$750 to S$770 PSF (per square foot) on average. (Compared to around $770 to $780 PSF average for the Sol Acres EC launch last year.)

In a separate statement by the developer Sim Lian, Eugene Lim, the KEO (key executive officer) of ERA Realty Network, said: “The Wandervale EC launch has seen strong interest and represents clear value to homebuyers. For this development, both location and design have proven to be attractive to applicants. Many potential buyers indicated they have been attracted to the spacious layout, its proximity to the MRT, amenities and schools around the area.

ERA had been appointed by Sim Lian as one of the 2 marketing agencies for this project.

Wandervale EC is located within walking distance to Choa Chu Kang bus interchange and MRT station. Furthermore, residents will get a one-year free shuttle bus service to the upcoming Bukit Panjang Integrated Transport Hub.

Coupled with the newly opened MRT Downtown Line 2, travel time between Bukit Panjang and Bugis has been cut from 50 minutes to just half an hour.

The Bukit Panjang Integrated Transport Hub will be the 9th of its kind in Singapore and will also be integrated with the Hillion Mall. Hillion is likely to obtain its Temporary Occupation Permit (TOP) by the first half of 2017.

Wandervale EC itself is scheduled to complete by 2019.

Sim Lian Group launched Wandervale on 18 February; the e-application period will end on 28 February, so more e-applications are expected to come in before it closes.

The balloting and booking date is on March 5, with the detailed price list due to be released on 3 March, 2 days before the balloting.

Kuik Sing Beng, the executive director of Sim Lian Group, said: “Wandervale is the first executive condominium to be launched this year, and we have received positive response to the project thus far . . . We are confident that Wandervale is an attractive proposition for young families and HDB upgraders in Singapore.”

Adapted from: The Business Times, 22 February 2016



Just register here if you would like to view the Wandervale showflat or register for a ballot ticket.



Belgravia Green is a new cluster housing development at Belgravia Drive in the Seletar Hills estate. However the entrance is off Ang Mo Kio Avenue 5, and within 5 minutes bus ride from Ang Mo Kio Town Centre and Ang Mo Kio Hub.

The Belgravia Green development sits on a large freehold plot of land, and is part of the Belgravia Collection. The first phase was Belgravia Villas, a slightly bigger project comprising 118 units (100 terraces + 18 semi-detached units) that was launched over 3 years ago. It has since sold out.

Now the 2nd phase, Belgravia Green, is launching in October 2018. It will comprise 81 units, made up of 71 terrace and 10 semi-detached units. Like Belgravia Villas, these units will provide 5 bedrooms and a helper’s room. Most of the bedrooms are ensuite, and one of them is in the basement. In terms of design and layout, Belgravia Green can be said to be an improved version of Belgravia Villas.

For a start, the developer Tong Eng Group is offering some of the units at Belgravia Green without home lifts. This caters to feedback from previous potential buyers who did not need a home lift, and did not want to pay to maintain one. The other major improvement is that the bedrooms at Belgravia Green are generally bigger. Especially the master bedroom, that is almost 60% larger, making for a very comfortable size that is more fitting to landed homes than is the case with most cluster house developments nowadays.

Tong Eng has also done away with the double volume ceiling over the dining area. This is a practical move. While the extra height did make the space look grander, it may not be precisely needed in a dining room. And there is the headache of trying to clean and maintain an extra high space. So all in all, Belgravia Green is one of the best cluster house developments in the last few years to come on the market.