Property Picks

5 New Launch, 4-bedroom Condos In The CCR For Under $2,500 PSF (2021)

  • June 7, 2021
  • 10 min read

3. Parksuites

parksuites prices
Source: Square Foot Research

Square Foot Research indicates a median price of $2,018 psf. Around 20 per cent of units have been sold, at the time of writing.

Location: Holland Grove Road (District 10)

Developer: Far East Organization

Lease: 110-years

TOP: 2023

Number of units: 119

Highest 4-bedder transaction to date:

DateSizePrice PSFTotal Price
21 Feb 20183,068 sq. ft.$2,231$6,844,708

Last seen 4-bedder asking prices:

DateSizePrice PSFTotal Price
19 Jun 20203,068 sq. ft.$2,058$6,313,421

Key highlights:

On the outside, this four-storey development lacks ostentation; but that’s okay since the main selling point of Parksuites is location. This development is only a 2.3 km drive to Holland Village, and a 2.7 km drive to One North. Star Vista, the main mall in the Buona Vista area, is less than 1.2 km away. 

One North is a large tech and media hub, which up till recently has had few housing options. Even so, recent offerings may not appeal to those seeking exclusivity. (Normanton Park has 1,862 units, for example). For those working in this area, Parksuites provides a higher-end alternative. 

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And while Holland V has also seen some new launches, the heart of Holland V can feel a bit too dense or crowded for some. Parksuites provides relatively quick access to Holland V amenities, while still being away from the noisier, more traffic-prone stretches. All in, the location provides a good midpoint between work and play in the Buona Vista area.

Incidentally, the Dover MRT station is only 690 metres away, and you could maybe cover this in 11-minutes on foot. Most tenants or future buyers in this budget range will have private transport though, so this is less of a factor compared to more mass market condos.

We did struggle with putting it in this list, as its final quantum because of the unit size would mean most people would be priced out of such a purchase. And as usual with such prices, Singaporeans would tend to gravitate towards a landed property instead. Where it holds its niche market would be its appeal towards foreigners who like living in the uncrowded landed area.

Parksuites 4 Bedroom Triplex Floorplan

While the Parksuites unit is the most expensive on this list (in terms of quantum), it does also mean that it has the lowest psf of the lot here. You can see why though, as its layout does represent a style of living most similar to landed homes – which makes it suitable for foreigners that are looking for a landed lifestyle. It’s quite well packed, with 2 private carpark lots on the ground level, and an internal private lift that gets you to all floors.

With the exception of 1 common bedroom, the rest of the bedrooms are located on the top floor, with space even for a small family room as well.

4. Neu at Novena

neu at novena prices
Source: Square Foot Research

Square Foot Research indicates a median price of $2,711 psf. Around 82 per cent of units have been sold, at the time of writing.

Location: 27 Moulmein Rise (District 11)

Developer: Roxy Pacific Holdings

Lease: Freehold

TOP: 2023

Number of units: 87

Highest 4-bedder transaction to date:

DateSizePrice PSFTotal Price
19 October 20191,302 sq. ft.$2,668$3,475,000

Last seen 4-bedder asking prices:

DateSizePrice PSFTotal Price
23 Jun 20201,302 sq. ft.$2,538$3,305,000
23 Oct 20191,302 sq. ft$2,530$3,295,000

Key highlights:

Neu at Novena is one of the best located new launches in District 11 right now. It’s only 320 metres, or about an eight-minute walk, to Novena MRT station. This is also where you’ll find VeloCity @ Novena Square, the main retail hub of the area. Square 2, which is adjacent, provides extended retail and dining options, as well as an NTUC FairPrice.

United Square Mall, which is about 380 metres away, is quite established as a centre for enrichment; The Learning Lab, Hua Language Centre, and The Ballet & Music Company are all here. 

A toss-up factor is proximity to Tan Tock Seng Hospital. Neu at Novena is just 300 metres away, or a two-minute walk. Buyers tend to either love or hate being near hospitals; to some it’s noisy or a taboo, whereas to others it’s convenient healthcare access. This is 50-50 as an amenity.

In addition, Neu at Novena is in a fairly busy location, so do expect some noise and traffic; but that’s the inevitable trade-off for being so close to the hub of Novena.

Neu at Novena 4 Bedroom Floorplan

neu at novena floorplan

While Neu at Novena does fit in all the requirements that you might expect on paper, it does come with a few quirks. First off is that wasted foyer and walkway entrance to the living and dining. While it does mean it is really private, the space isn’t big enough that that inefficiency is justified. The utility room is also strangely big, and the curvature of the unit (while unique) does mean that the master bedroom is not as efficient as you may like.

You do get a private balcony area just for the master bedroom though, which is nice.

5. Leedon Green

leedon green
Source: Square Foot Research

Square Foot Research indicates a median price of $2,723 psf. The lowest developer price is $2,484 psf, while the highest is $2,908 psf. Around 21 per cent of units have been sold, at the time of writing.

Location: Leedon Heights (District 10)

Developer: MCL Land and Yanlord Group

Lease: Freehold

TOP: 2023

Number of units: 638

Highest 4-bedder transaction to date:

DateSizePrice PSFTotal Price
25 Mar 20201,496 sq. ft.$2,801$4,190,900

Last seen 4-bedder asking prices:

DateSizePrice PSFTotal Price
11 May 20211,496 sq. ft.$2,607$3,900,000
28 Apr 20211,496 sq. ft$2,484$3,717,000
15 Apr 20211,496 sq. ft$2,788$4,172,000

Key highlights:

We have a full review of Leedon Green on Stacked.

If you want a freehold new launch condo near Holland V, Leedon Green should be on the shortlist. It’s just 760 metres, or about a 13-minute walk, to the Holland Village MRT station (this is also the hub of the area). You do actually have a shorter walk to Farrer Road MRT station at 11-minutes, but do note it is on the same Circle line.

When you live this close to Holland V, dining is never an issue; and there’s a Cold Storage at Holland Village. Retail is a little more limited, as Holland V has always been more of a lifestyle area than a shopping area; but Star Vista at Buona Vista is just a seven-minute drive. That would change in 2025, however, when the One Holland Village development is completed.

As with Parksuites above, we see Leedon Green appealing to both home owners and tenants working in the One North area. Leedon Green is only a 4.7 km drive to One North, which usually takes only about 10 minutes. 

The price point, coupled with MRT access and unit count, makes this condo viable for investors as well as home buyers. Rentability is high thanks to the Holland Village MRT station being within walking distance, and the freehold status will appeal to investors looking at long-term assets. One of the drawbacks though, with regard to investment appeal, is the close proximity of competing developments in the Leedon Heights area.

You should know too, that at this juncture it does point to an oversupply of new launch condos in the Holland area, so if you are considering a new launch in Holland you do still have a good pick of units.

Leedon Green 4 Bedroom Floorplan

leedon green floorplan

The Leedon Green unit is probably the most exclusive one on this list, as it does come with a private lift and a lift lobby. While it does have a dry and wet kitchen with a utility and yard do note that there may be some compromise there in terms of space.

Other than than, those who are looking for a proper master bedroom setup would probably enjoy this layout. It comes with a walk-in wardrobe, a bathtub, and his and hers sinks.

4-bedders in the prime region are increasingly hard to find, at a quantum of below $4 million

These days, it’s almost assumed that a 4-bedder in the CCR is going to be upward of $4 million. We expect that this will likely be the case, in the next five or six years to follow – there’s only so much space available in the already crowded CCR districts. However, you can still find units if you get in early enough, and the five-year ABSD deadline on developers can only work in favour of buyers. 

For more on these properties, and more updates on the Singapore private property market, follow us on Stacked

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Ryan J

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.

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David
David
2 years ago

Hey, Dunearn 386 TOP should be sooner? In 2023? Or do you have news of postponement?

Actually, on this topic, could you do an article on what actually happens when a developer is unable to complete construction on time? I have never heard of it happening in Singapore, but with covid… we might start seeing such cases… and parties don’t really have any precedence to start calculating compensations right?

Stacked Homes
Admin
2 years ago
Reply to  David

Hey David! Thanks for asking. We do think that some allowance can be given, but as to how much of an allowance, we are not too sure on this one.

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