Aurea Condo Review: A Luxury Redevelopment Of Golden Mile Complex Priced From $1.92m

38 min read

Project:	Aurea
District:	7
Address:	Residential – 802 Beach Road Commercial – 800 Beach Road
Tenure:	99 Years from November 2024
No. of Units:	188
Site Area:	~144,908 sqft (including commercial)
Developer:	JV Between MCL Land and CSC Land Group
TOP:	Est. 2030

For over 50 years, Golden Mile Complex has stood tall as an icon along Beach Road and Nicoll Highway. Built in 1973, the Woh Hup Complex, as it was known then, was part of the wave of brutalist landmarks that sprouted across Singapore in the 1970s. Examples include 111 Somerset (1977), Pearl Bank Apartments (1976), the former State Courts (1975) and People’s Park Complex (1973), reflecting an architectural trend that first emerged in post-war United Kingdom in the 1950s. 

Notably, the aforementioned buildings were designed by Singaporean architects, which was impressive as many were built less than 10 years after our independence. To some, the buildings marked a new dawn for Singapore as we emerged from Malaya in 1965. That said, prominent foreign architects also played an important role in the Brutalist scene in Singapore, with the most prominent being Chinese-American I.M. Pei, who designed the OCBC Centre, which was completed in 1976. 

Brutalist architecture has long been controversial, with critics decrying its cold, imposing forms and extensive use of raw concrete, often seen as lacking aesthetic appeal. Even former U.S. President Donald Trump weighed in on the debate in 2020, mandating “beautiful” architecture for all future federal buildings. Closer to home, a Business Times article in 2019 questioned whether Singapore’s Brutalist landmarks—including today’s focus, Golden Mile Complex—were “too ugly to save.”

Despite the scepticism, URA took a decisive stance in 2021, conserving Golden Mile Complex as the first modern, large-scale, strata-titled development in Singapore to receive such protection.

In 2022, the Ministry of National Development commented that the “Golden Mile Complex is considered one of the most architecturally, historically and socially significant modern buildings in Singapore” and “a symbol of the architectural and engineering ingenuity of Singapore’s pioneer generation of building professionals”.

Golden Mile Complex was eventually sold en bloc to the 50:50 JV partners Far East Organization and Perennial Holdings for $700m in May 2022. As part of the conservation, URA also granted incentives such as a ⅓ bonus floor area and a full tax waiver for the conserved floor area among others. As such, there will be a GFA bump from the existing 602,784 sq ft to more than 800,000 sq ft. 

It was also apt that Aurea’s developers, Far East Organization and Perennial Holdings, appointed DP Architects for the project, as Design Partnership (as it was known then), were the very architects who designed the original Golden Mile Complex. Design Partnership was then helmed by William Lim, Tay Kheng Soon and Koh Seow Chuan and its ties to Golden Mile Complex continued, with the firm occupying an office and William Lim staying in a penthouse there.

As you can probably already tell, I’m quite interested in these historical and architectural tidbits and have written about other CCR condos with conserved buildings back in 2021 (and I should probably get started on RCR and OCR ones soon!). While I can go on forever, I know most of you are interested to know more about the rebirth of Golden Mile Complex to what we know as Aurea instead.

Hence, without further ado, let’s dive right into the Insider Tour! 

Aurea Insider Tour

Aurea is a 45-storey standalone apartment block linked via a bridge to The Golden Mile, which will house office, medical and retail units. There will also be an Architecture Centre to honour the history, design and legacy of the Golden Mile Complex. 

The Golden Mile will feature 156 office units and 19 medical suites. Additionally, the retail shops will also occupy more than 120,000 sq ft of GFA over a 2-storey retail podium and will look to include a supermarket as an anchor tenant. While the office and medical units are up for sale, the developers will hold on to the retail component with Perennial Holdings managing the tenants at The Golden Mile.

In Singapore, they already have experience managing Chinatown Point, CHIJMES and Capitol Singapore, with CHIJMES being of a similar size to the retail GFA at The Golden Mile (~120,000 sq ft) for reference. I don’t doubt that Perennial Holdings will be able to attract an appropriate tenant profile to match the aesthetics and vibe of The Golden Mile. 

While some may have speculated if the developers would include residential components within the conserved block, they have decided against it given the complexity it would add to the development (although that would have been really unique).

Instead, they have gone with a single 45-storey block with an architecture that incorporates key design characteristics of The Golden Mile as it heralds a brand new chapter of this iconic structure. 

In conjunction with conservation specialists Studio Lapis, DP Architects have identified and sought to incorporate some defining features of The Golden Mile into the design of Aurea. These include oculus and framed views, extensive use of bands and lines, characterised by its distinctive “typewriter” stepped-terrace facade and the adoption of motifs and mosaic tiles. That said, Aurea is a brand new, modern reimagination of The Golden Mile so the goal is to ensure harmony between the 2 developments rather than have them look like carbon copies of each other. 

Indeed, even the colour schemes will be different, with The Golden Mile opting for a white and grey tone while Aurea will embrace more modern, darker shades for its building facade.

Taking a closer look at the model, you will notice that there are extensive planters across the floors, with its aspiration to create bungalows in the sky, rivalling other luxury developments in Singapore. 

Just as how the original Golden Mile marked Singapore’s aspirations as a new independent nation, Aurea will represent the future and hopefully, a lasting, prosperous state of Singapore. Unsurprisingly, this has relations to its new name – the Latin word Aurea is translated to “Golden” and is an apt companion to The Golden Mile. 

Even though the total land plot stands at about 145,000 sq ft, the residential component Aurea does not sit on a large land plot and hence, will not be as extensive as you might expect for just 188 units.

These are spread across Levels 3, 17 and 33 and are strategically positioned as such to maintain a sense of cohesiveness with The Golden Mile. In terms of its height, Level 3 is aligned with the “Linear City Room” of The Golden Mile while Level 17 has green facilities that stretch from Aurea to the office and retail components on the same floor. 

The entrance to Aurea along Beach Road will be 1 of 3 for The Golden Mile development, with 1 for the office units and the last entrance for retail and medical units. This is a good start as you would want to ensure exclusivity for the residents at Aurea, although the close proximity between the entrances may mean that drivers may be confused in its initial days after TOP. 

Aurea’s entrance is pretty nondescript, which may not be all too surprising given its small land plot. Nevertheless, I think it has worked well here, as the lowkey entrance and extended driveway create an elevated sense of anticipation and privacy for owners and guests alike. 

The guardhouse will be on the 1st floor, with a pedestrian crossing to The Golden Mile. As such, there would also be a lift lobby for residents close by.

That said, the main drop-off is actually on Level 2, where there will be an entrance arrival feature around the roundabout where guests and owners can alight. This is also where you will first notice design elements such as the oculus and framed views that DP Architects tried to incorporate into Aurea. Because the pickup point is on the 2nd floor, there are no concerns about the weather, which is always a plus.

Besides the pedestrian crossing on Level 2, there will also be a link bridge on Level 2 linking Aurea to The Golden Mile. 

As one would expect from a luxury development, there will be a residential concierge on Level 2 to meet the needs of owners and tenants alike. I don’t have the full list of services offered but would assume the standard ones to be included, such as helping to engage some part-time help or the booking of facilities and transport. 

There are 129 car park lots and 3 additional accessible lots, making up about 70% of the units here. Among the car park lots are 4 EV charging lots. For a development on the fringe of the CBD and within a minute’s walk to Nicoll Highway MRT, I wouldn’t be surprised if many here will not own a car, especially those living in the 2-bedroom units. Hence, I would say that 70% is probably a good number to accommodate owners who may have 2 cars since there are several large units as well. 

We now move to the Level 3 Sky Terrace, which is the first of 3 levels of facilities. Once again, Aurea does not have a large plot of land and one should also bear in mind that the development only has 188 units. As such, there are no fancy facilities like a boxing ring or even a tennis court. What you do have though is a 25m Grand Infinity Pool that boasts panoramic views of the Kallang Basin and Marina Bay. This is important as buyers of the 2 and 3-bedroom units do not get these views and having such common facilities would ensure that they get to partake in some of the views too. 

Infinity Lounge and Sun Decks come as standard, to add to the aesthetics and as a means for residents to relax and unwind.

And while I would argue that it’s reasonable to have skipped the children’s facilities altogether given its central location and proximity to the CBD, it was a pleasant surprise to know that the developers tried to include some kids’ facilities here too.

They include the Kids Splash area beside the Infinity Lounge, as well as a Kids’ Corner.

Besides the ones for kids, there’s also a Spa Cove and Relaxation Deck for the older ones. Those looking for an area to chill or host can also opt for dining spaces such as the Sear, Sizzle, The Retreat or The Alcove (Sear offers teppanyaki capabilities while an electric grill is available at Sizzle).

Both of these offer seating up to 10 pax, with a sofa by the area too. That’s decent, considering the size of Aurea. The Retreat will be the main clubhouse at Aurea, with about 786 sq ft in size and is larger than any 2-bedroom unit here for context. Accordingly, it has a good number of seats, fronts the Grand Infinity pool and offers guests good views of the surroundings. 

The next facility deck will be on Level 17, where you will find facilities such as the Lounge Cove, which looks to be more of a get-together spot to chill and perhaps have a buffet dinner together. There’s also an air-conditioned Dining Room if you prefer, which can sit 10 pax in its 420 sq ft of space. To take advantage of its views, there’s also a Viewing Point at the Southern end of this floor.

The Rock Garden and Hammock Garden feature furniture that pays homage to The Golden Mile’s design, with more circular features mimicking the oculus design found in its conserved neighbour. 

Finally, we get to Level 33, which features another infinity in the 22m Sky Infinity. The one here must certainly boast of the best views that one can get from a common area, fronting the Kallang Basin and Marina Bay precincts. It also has Sundecks by the side, positioned strategically towards Marina Bay. Those in the water can also choose to relax by the Water Jets or Sky Spa. At this point, I would say that even though Aurea does not have the space for a 50m lap pool, they have looked to make it up with 2 separate lap pools of 25m and 22m each, which also helps to spread out the demand for them. 

There are also common areas such as the Sky Infinity Deck and Serenity Deck, both of which look ideal for a yoga or HIIT workout, with a view. Those who prefer more formal equipment may also use the 527 sq ft 24-hour Sky Gym (something more condos should certainly offer), which looks towards the HDB flats at Beach Road. For 188 units, it looks quite well furnished and I look forward to seeing what the final result is. Besides the indoor gym, there’s also an outdoor Sky Fitness Deck and The Boulder just beside, which is quite extensive for fitness enthusiasts.

Now that we are done with the insider tour, let’s move to the show flat units!

Aurea – 4 Bedroom Type D2g (167 sqm/1,798 sq ft) Review

There are a total of 56 4-bedroom units at Aurea, making up 30% of the development. All 4 Bedroom units are part of the Signature Collection with each unit offering private lift access. They are split equally between the 1,442 sq ft and 1,798 sq ft unit types, with the latter being the show flat unit.

This size is appealing to those looking for larger single-floor plate units which have become a rarity among the new launches, mainly due to the quantum involved. Aurea is in a different league of course, competing against luxury condos such as Union Square Residences, Canninghill Piers and the nearby South Beach Residences.

Even at 1,798 sq ft, it is smaller than equivalent unit types at Canninghill Piers (from 1,948 sq ft) and South Beach Residences (from 2,067 sq ft), although it is larger than Union Square Residences (1,518 sq ft).

In any case, the size of the unit is only one part of the equation because layout matters too. And the one here is one of the best I have seen. Have you seen an “equally distributed” dumbbell layout (with 2 bedrooms on either side) for a 4-bedroom or a unit sized at almost 1,800 sq ft? I personally have not and think that this layout is great for the versatility it offers and the corridor space it saves. 

There are other unique selling points to Aurea, including communal planters for odd floor units (which are not part of your strata area) and Juliet windows, which I last saw at Ki Residences. Both of these not only add to the aesthetic but also have practical benefits too – I will elaborate more on them below.

Units on and above the 18th floor have a ceiling height of 3.02m, while lower floor units have a 2.85m ceiling height. The choice of floors will be marble for the living and dining areas and engineered timber for the bedrooms. The larger units (Types E and PH) with a dry kitchen will also come with marble floors. For the 2 Penthouses, the Master and Junior Master will come with marble floors instead of tiles for the other unit types.

Stepping out of your private lift, you are greeted by your exclusive lobby that provides privacy between the lift and your unit.

There are built-in shoe cabinets to your left and space to your right to have a sideboard and a mirror as the IDs have done here or more practically, a bench to get ready and a painting to add to the aesthetics. 

Entering the unit is where you would be instantly wow-ed by the feel of the space. Depending on the floor of your unit, you will get either 2.85m or 3.02m of ceiling height and the width of the living and dining rooms combined is just over 6m and a length of over 4m, an impressive feat among the new launches today. 

I am not saying that Aurea is the most luxurious of them all because the likes of Park Nova in the ultra-luxury segment have a 10m width for its 4 Bedroom 2,906 sq ft unit, which also happens to have its 19th-floor unit sold at more than $16.5mil ($5,708 psf). Aurea, while being a luxury development, is not quite perched at that level, which is a good thing as it will appeal to a wider group of buyers in Singapore. 

Because of its generous width and length, an extensive sofa set with a few single-seater armchairs will work just fine. The sprawling carpet also helps to better demarcate the distinction between the living and dining areas while giving the apartment a more cosy touch.

Let’s not forget a coffee table that you could place here without thinking too much about its size. 

It is much of the same story as the dining table, which is placed in parallel with the living room. In the show flat, this is a comfortable 6-seater but with its 4m length, the space would fit 8 people comfortably too depending on the size of your table and chairs. For reference, I have a 1.8m dining table at home that fits 10 people for parties with more petite chairs. The use of a bench is also a space-saving hack as many show flat developers have done this to better showcase the space. 

When you have the living and dining areas in parallel, you get fantastic frontage for the balcony, which is made even more desirable if you have a good view/facing. With that in mind, the developers factored in a 16 sqm balcony here, which is bigger than the average new launch balcony. This is similar to their One Holland Village Residences development too, where many units overlook the sprawling Good Class Bungalow areas. 

Balconies are a lifestyle product and should be catered to the appropriate target market. For Aurea, a luxury development on the fringe of the CBD with views of Kallang Basin and the city, I would reasonably presume that buyers here have such a preference. 

As you can tell from the show flat, the balcony is like a living room by itself, with an outdoor circle sofa, a 4-seater table and plenty of leftover room. You can easily place a much larger dining table here too. 

This show flat is showcasing a unit on the odd floor at Aurea, so it comes with a communal planter beside the balcony that is not part of your strata area. This means that while you reap the benefits of having greenery at your doorstep (quite literally), you are not paying for this mini garden and do not have to maintain it at your own cost. 

I am a fan of this concept as it brings that “landed living” feel even though you can be many storeys up in the air. As I mentioned earlier, these communal planters are similar to the ones at Park Nova, although those will be for every single unit instead.

Moving back to the kitchen, there isn’t a dedicated wet and dry kitchen area in this layout. Instead, you get sliding doors that front the living room, which grants you the flexibility of either enclosing it while engaging in heavy cooking or keeping it as an open-concept kitchen instead.

The latter allows better interaction among friends and the kitchen island here would further facilitate that as a good place for the buffet line or drinks during a party.

Speaking about that, there will also be a built-in wine chiller from Miele installed by the developers.

This is in addition to other Miele appliances in the kitchen, which include the hood, 3 burner gas hob, oven, combi-steam oven, built-in fridge and freezer, dishwasher, washer and dryer. As you can see, that’s quite an extensive list of appliances and by Singapore standards, the German brand Miele is as luxurious as it gets, often spoken in the same breath as the likes of Gaggenau and V-Zug. 

The overall design of this kitchen is sleek, with its built-in cabinetry feeling premium. As with most new launches today, the fridge and freezer are integrated, which gives the kitchen a more aesthetic look. The window to the kitchen is found beside the tap and sink, which are both from Franke.

To the back of the kitchen is where you will find a dedicated yard, which also has a window of its own. It is quite a decent amount of space and perhaps one of the more generous yard spaces around, which is evident from the amount of cupboard space they managed to pack in here. You could either have the yard as somewhere you dry your clothes naturally (or with a Steigen) or simply as the helper’s quarters. It is a versatile space as the WC is located here as well.

The back door leading to the common lift lobby can also be found here.

As mentioned earlier, this 4-bedroom layout at Aurea is one of a kind because the bedrooms are split equally with 2 on each side. It’s novel but I find it quite refreshing since you not only save on corridor space but can have proper segregation whether you are a multigenerational household and want to distinguish between work (having the bedroom as a home office) and play. 

I will start with Bedrooms 2 and 3, which are located to the right of the private lift lobby. 

While Bedroom 2 has not been designated as the Junior Master Bedroom, you could count it as such as it has an ensuite bathroom, a common identifier of a Junior Master for other developments.

It is about 12.7 sqm in size (excluding the attached bath) and can fit a King-size bed comfortably. There is also space for a dresser (the IDs included one here) and even the built-in wardrobe has a slightly larger capacity too.

If you are not too familiar with the concept of Juliet windows, it would be good to take a look at the ones here. Named after the scene found in Shakespeare’s Romeo & Juliet play, they are more commonly found in continental Europe. It is essentially a railing that appears on the outside of the windows, allowing them to be opened fully (as opposed to only the top half) and acting as a safety barrier for those who do so. It’s rare in Singapore, although some older European-inspired developments do have them. Ki Residences, which has recently TOP-ed, is one of the rare recent launches with Juliet windows. 

Parents of young children may rightfully have safety concerns, but there are ways to prevent mishaps. I would argue that the pros outweigh the cons here, as you get better visibility, views (larger window panes) and ventilation with such Juliet windows. 

The ensuite bathroom (Bath 2) is about 4 sqm in size and has a pretty simple design that gives off a bit of an Aesop aesthetic, with its muted colour scheme. As part of the standard provisions from the developer, you get a Laufen wash basin and Fima fittings that include the mixer tap, shower mixer and overhead rain shower. While Laufen should come familiar to most as an upscale Swiss bathroom brand, Fima may sound a little more foreign to us. It’s an Italian brand with its products continued to be made domestically and a purveyor of luxurious bathroom fittings. The wall-hung WC will be from Toto.

Now to Bedroom 3, which is slightly larger than 10 sqm.

It’s a good size in the new launch market, although probably average for a unit of almost 1,800 sq ft. Nevertheless, it still feels spacious and with a super single bed here, can accommodate a sizeable bedside table. The built-in wardrobe here is slightly smaller than the one we just saw in Bedroom 2. 

You will still get Juliet windows in this bedroom and you can scroll up to read a little more about what that entails. 

While Bedroom 3 does not have an ensuite bathroom, Bath 3 is conveniently located just outside.

That said, it is the only common bath in this unit, so it will be shared with Bedroom 4 (on the “other side” of the apartment) as well as guests. Even though it does not have windows for natural ventilation (for Baths 2 and 3), all the bathrooms at Aurea come with an overhead rain shower from Italian maker Fima, which is a nice touch but expected considering its position as a luxury condo. Besides the rain shower, Fima will supply the mixer tap and shower mixer in black chrome finish too, with a Laufen washbasin and Toto WC.

We now head to the opposite end of the apartment, where you find the remaining 2 bedrooms, including the Master Bedroom.

Bedroom 4 looks to be of a similar size as Bedroom 3, although the one here had its wall knocked down to be combined with the Master Bedroom. 

They kept the built-in wardrobe to demonstrate where it would be in the room but have otherwise designed it as a study instead. This isn’t a bad idea as some buyers may not require all 4 bedrooms. 

Moreover, this would mean that you get the full frontage of the Juliet windows across 2 bedrooms. That makes a beautiful sight. I explained more about Juliet windows above but they are basically a European-inspired concept that allows you to open your windows fully and take in the full extent of the views and breeze. Because this show flat is an odd floor unit, you also get the communal planter right outside, which makes it feel like you are living in a single-storey landed home. With an extensive garden just like your own and yet not being required to maintain it (part of the development), this is essentially as good as it gets!

The only downside to this bedroom is that if you use it as one, the common bathroom is a distance away, which is not so ideal. Of course, there’s no perfect layout but it would also have been nice to have included a power room somewhere in this apartment, given its position on the higher end of the market.

As for the Master Bedroom, there’s no doubt that this is a luxurious space at about 16.8 sqm. It is definitely comfortable enough to place a King-size bed, with sufficient room for 2 bedside tables. To add that premium touch, the aircon unit here will also be ducted.

The developers have also included a walk-in wardrobe here, although it is only on 1 side. The wardrobe is slightly different here, with its translucent, black metal finish, giving it a more modern touch. I also like that there’s a window here, letting in natural light during the day and allows you to air the space when necessary.

The ensuite Master Bath has his and hers taps, with black chrome mixer taps from Italian brand Fima. The wall-hung automated WC from Toto (only for the Master Bath) will be separate from the shower area, which will include both the standard handheld shower and rain shower from Fima, but also a bathtub from Laufen.

Always nice to have a bit more luxuries in a 1,800 sq ft unit so I’m pleased that they have a bathtub here (as much as I would lament having one if they did it in a smaller unit). This will also be the only bathroom in this show flat that comes with a window for natural ventilation. 

Aurea – 2 Bedroom Type B2H (60 sqm/646 sq ft) Review

There are 84 2-bedroom units at Aurea, making up 45% of all units and is the most predominant unit type in the development. Sizes range from 635 sq ft to 710 sq ft across 3 different layouts, with the show flat being sandwiched between the 3. Only the 710 sq ft unit does not have a dumbbell layout, although it is unique in that it has windows for the kitchen and its 2 bathrooms. The 2 other layouts (635 and 646 sq ft) are quite similar in that both have a dumbbell layout, 2 bathrooms and a kitchen within a nook. None of the 2 Bedroom units has a balcony, which may explain why the show flat feels slightly larger than its size on paper (646 sq ft). 

Units on and above the 18th floor have a ceiling height of 3.02m, while lower floor units have a 2.85m ceiling height. Note that the provisions (floor materials, brand of appliances etc) differ between the 2/3 Bedroom units and the larger units. The floor here will be the typical tiles, which puts Aurea more in line with the other new launches while the bedrooms will continue to be in engineered timber.

Entering the unit, there will be a bit of a walkway before you get to the kitchen on the left. Along the way, you can see that the IDs have gone with 2 large mirrors to accentuate the space with a sideboard by the right.

More practically, you could build some cabinets for shoes or general storage as you do not have a storeroom here. For a more aesthetic look, you could still have a sideboard with photo frames as they have done here.

The kitchen is to the left, within a nook that has been carved out for it. I do prefer this over a completely open kitchen as there is the possibility of installing sliding doors to better contain the smells from cooking.

The built-in cabinetry you see here will be what you get when you purchase the unit and having renovated my own home before, I must say that the doors here do feel heftier and deserving of its price tag. As it is still an open kitchen and also a 2-bedroom unit, you get an induction hob instead of a gas one. It makes sense since many in this category may not engage in heavy cooking or even cooking at all.

Appliances in the 2- and 3-bedroom units are from Smeg, which includes the 2-zone induction hob, hood, oven and freestanding fridge. Units from the 4 Bedroom onwards get Miele appliances instead. The sink and mixer are from Franke. There are no windows in this layout as expected, although you can find one in the 710 sq ft 2 Bedroom layout if you find it a necessary inclusion.

Heading to the dining room and the one here fits 4 comfortably. I would say that it is reasonable, as 646 sq ft is not a huge space at all so one shouldn’t be thinking of hosting too big a dinner party here – you have the function room for that! That said, for the occasional parties, you could get an extendable table that may accommodate 6-8, depending on how comfortable you are with obstructing the walkway. 

You may notice that there’s a good distance between the chairs and the wall, which is ideal as some new launches have a much tighter allowance. That said, it is also appropriate that there’s sufficient space as you may have noticed that there are doors along the walls – which open up to the Smeg washer cum dryer. This is a compact unit without a dedicated yard, so the dryer would be absolutely key here.

As mentioned, this unit does not have a balcony, which leaves room for more internal space. The floor-to-ceiling windows also let in plenty of light, which is quite lovely. 

The living room is 2.7m in width, which is around the new launch average of ~2.8m (referencing the 2-bedroom show flats at The Orie and Parktown Residence which are 700 and 710 sq ft respectively). Considering that Aurea’s unit is some 50 sqft smaller, I would say that a 0.1m difference is minimal.

You can still have a standard 2-3 seater couch here, as well as a compact coffee table. Whether you count the one at the show flat as one is debatable but let’s just say that it is not any different from what other developers are doing in their show flat. 

Moving to Bedroom 2 and based on the dimensions I have, it is about 7.5 sqm in size. That’s slightly smaller than the average 8-9 sqm common bedrooms in the new launch market. That said, the floor plan does indicate that you can have a Queen-sized bed here, although the IDs were a little more conservative and placed a daybed with a study table here instead.

That’s quite nice if you don’t need a 2nd bedroom as it can also double here as a Study and the space made to look bigger with its walls partially knocked down. Note that the windows in this room will be half-height as the aircon ledge will be located just outside. 

Bath 2 has jack-and-jill access, which is great for the occupants and guests alike. It’s of an average size and comes without a window as most would expect of a 2 Bedroom unit. Bathroom wares and fittings are from Laufen for the washbasin, Toto for the wall-hung WC and Fima (Made in Italy fittings) for the mixer tap, shower mixer and overhead rain shower. This is one of those rare developments today where you get a rain shower for every bathroom in the apartment.

The Master Bedroom is slightly larger at about 8 sqm. As such, it will fit in a Queen-size bed with room for a compact bedside table.

There are floor-to-ceiling windows here, with a large single fixed window to the left, giving the room maximum views of its surroundings. As standard, you would get built-in wardrobes for both bedrooms, both of which feel well-built. 

The ensuite Master Bath has a similar size and design as the common bath. It also comes with similar features, including a Laufen washbasin, a Toto wall-hung WC and Fima mixer tap, a shower mixer and an overhead rain shower.

These are all quality names, representing brands from Switzerland, Italy and Japan. A final note is that there are no windows for this bathroom so you would rely entirely on mechanical ventilation.

Aurea Location Review

Aurea is in an enviable location steeped in heritage, culture and convenience, even if those may not be immediately apparent, especially for those who are not so familiar with the area. That said, I would say that the downside would be the lack of primary schools in the area, which means that parents of young children will have to rely on their alumni status or potentially enrol their children in a less popular primary school. 

Let’s start with public transport accessibility. Nicoll Highway on the Circle Line is about a 5-minute walk away, where the station is 1 stop away from Promenade (Suntec City, Millenia Walk, Marina Square), 2 stops away from Bayfront (MBS), Esplanade and Bugis and 3 stops away from City Hall and Bayfront. Well, you get my point, Aurea is in a centrally located position that gets you to most places that you need to be. If you prefer to be on the East-West Line, Lavender MRT is also within walking distance but will take you between 10 to 12 minutes to do so. 

For daily amenities, you have The Golden Mile at your doorstep. This should meet your daily needs, as we expect to see eateries and a supermarket there. If you prefer to venture a little further, the popular Golden Mile Food Centre is less than a 5-minute walk away, offering you delicious hawker food at reasonable prices. The world’s 1st street food Michelin Star, Hill Street Tai Hwa Pork Noodle, can also be found about a 12-minute walk away and as of 2024, they have still maintained their 1* status. Among many other popular stores, the Lavender area also boasts of Kok Kee Wanton Mee, which was sold to the Jumbo Group for $2.1m in 2020 and is a mere 5-minute drive away. 

For more upscale restaurants, there are many around Beach Road and its surrounding lanes such as Kandahar Street, including the likes of The Coconut Club, Cicheti and Oud Restaurant. There are also plenty of Muslim-friendly joints nearby, including Zam Zam and Hjh Maimunah (Jalan Pisang).

Let’s also not forget the malls close by, which include Suntec City, Marina Square, Raffles City, Bugis Junction and the list goes on. Whether you take the MRT or drive, these are locations that you can get to in less than 15 minutes, which is impressive. These malls are well established, with plenty of food and retail options for your every need.

Those looking for a scenic evening stroll can consider a 15-minute walk to Kallang Riverside Park, which is still pretty serene today given that the anticipated construction in the future has yet to take place, with Kallang Riverside standing as the solitary condo there. Moreover, the Sports Hub and associated facilities (tennis and football centres etc) are also 1 stop away from Nicoll Highway, giving you easy access to sporting facilities. 

Perhaps the most evident downside would be the lack of a primary school within a 1km radius. Based on its next-door Golden Mile Tower, Farrer Park Primary School and St Margaret’s School (Primary) are within a 1-2km radius. Parents of young children are certainly more concerned about this these days, especially if they do not have strong alumni connections. As such, some may view this as a bit of a blocker, although this would not be unique to any development in District 7. 

On the point of heritage, Aurea is in an area that is steeped in much heritage and culture. I’ve gone on quite a bit about Golden Mile itself in the earlier paragraphs, so I will spare you more stories here. Beach Road was historically a part of a European Town and lined by majestic mansions, the most famous of which is the Raffles Hotel today. Raffles Institution also used to be located here. 
Those who are slightly older may also recall the Beach Road Camp, which was built in the 1930s in a hybrid of Art Deco and Neo-Classical styles and served as the headquarters of the Singapore Volunteer Corps at the beginning. After WW2, Beach Road Camp played host to the first batch of National Servicemen in 1967 and the first batch of SAFTI officers. It is widely regarded as the birthplace of the Singapore Armed Forces. Thankfully, it has been retained and together with the NCO Club, has now been conserved and forms part of South Beach Residences. In the same way, Beach Road Police Station was built in the same era and has been conserved as part of Guoco Midtown. I wrote more about these CCR condos with conserved elements in a 2021 article.

Aurea is also close to Kampong Glam, Singapore’s Malay-Muslim Quarter which was designated as part of the Raffles Plan in 1822. Today, it is an eclectic mix of trendy shophouses, restaurants and historic landmarks such as the Sultan Mosque, Istana Kampong Glam and Hajjah Fatimah Mosque among others. 

In short, Aurea is in a desirable spot, benefitting from convenient access to public transportation. In fact, many of these spots can be reached on foot if you don’t mind taking a bit of a walk. Combining that with its rich history, there’s definitely lots to appreciate about this area. 

Nearest MRT: Nicoll Highway MRT (400m, 5 mins walk) and Lavender MRT (800m, 10 mins walk)

Public Transport 

Bus Station	Buses Serviced	Distance From Condo (& Est. Walking Time)
Golden Mile CplxStop ID: 01429	100	Doorstep
Opp Golden Mile CplxStop ID: 01421	100, 961, 961M, 980	100m, 3 mins

Schools

School	Distance From Condo
Farrer Park Primary School	<2km, 9 mins drive
St Margaret’s School (Primary)	<2km, 9 mins drive
Hong Wen School	3.1km, 8 mins drive
Anglo-Chinese School (Junior)	3.6km, 8 mins drive
Kong Hwa School	3.7km, 7 mins drive
Dunman High School	4.4km, 7 mins drive
School Of The Arts	2.8km, 9 mins drive
Kaplan @ Wilkie Edge	2.4km, 7 mins drive
LASALLE College	2.4km, 7 mins drive
Singapore Management University	2.4km, 8 mins drive

Shopping Malls

Destination	Distance From Condo (& Est. Driving Time)
The Golden Mile	Doorstep
Suntec City	2.5km, 5 mins drive
Raffles City	1.9km, 6 mins drive
Bugis Junction	1.4km, 5 mins drive
Kallang Wave Mall	2.3km, 4 mins drive
The Shoppes @ MBS	3.3km, 7 mins drive
313 Somerset	3.7km, 9 mins drive

Private Transport 

Key Destinations	Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time)
CBD (Raffles Place)	5.3km, 8 mins
Orchard Road	5.0km, 8 mins
Suntec City	2.5km, 4 mins
Changi Airport	15.6km, 14 mins
Tuas Port (By 2040)	46.8km, 45 mins
Paya Lebar Quarters	6.6km, 9 mins
Mediapolis (and surroundings)	14.4km, 16 mins
Mapletree Business City	12.8km, 16 mins
Tuas Checkpoint	33.1km, 30 mins
Woodlands Checkpoint	25.6km, 22 mins
Jurong Cluster (Jem)	21.5km, 20 mins
Woodlands Cluster (Causeway Point)	25.3km, 24 mins
HarbourFront Cluster (Vivo City)	9.7km, 10 mins
Punggol Cluster (Waterway Point)	16.6km, 16 mins

Immediate Road Exits: 1 – onto Beach Road, which takes you to Nicoll Highway in 2 mins and ECP in 5 mins. 

Aurea Developer Review

Developer Notes

Far East Organization is Singapore’s largest privately-owned real estate company. Founded in 1960, its founder, Ng Teng Fong, was Singapore’s richest man before his death in 2010. The company expanded from developing landed homes in Serangoon Gardens, Katong and Watten Estate to retail and hotel developments, including Far East Plaza and Lucky Plaza. They also expanded successfully into Hong Kong in 1971 through the establishment of Sino Group, which today, is run by Ng Teng Fong’s son, Robert Ng. Far East Organization is the owner/developer of many of Singapore’s most iconic buildings, including The Fullerton Hotel, Central, The Bayshore, Cyan, Silversea and Orchard Scotts. More recently, their One Holland Village development has been quite a hit with its pet-friendly open-air retail mall and serviced apartments, which also marked their first residential development in Singapore after some time. Another development that will TOP in the coming years is The Reserve Residences. If you are interested in their contributions to the Singapore real estate scene, you can read more about them here.

Perennial Holdings is a real estate developer, owner and manager with a focus on properties in Singapore, China, Malaysia and Indonesia. In China, it is also active in the healthcare sector, with a presence in 14 cities with 23,000 hospital beds (including those in the pipeline). It is also building Singapore’s first private assisted living development at Parry Avenue, having won the bid in November 2024. Its Singapore real estate portfolio includes CHIJMES, Capitol Singapore, Forrett at Bukit Timah, Chinatown Point, Perennial Business City, The Skywaters and the Caldecott Hill GCB plot on the former Mediacorp site.

Architect Notes

DP Architects is one of the pioneers in Singapore’s architectural scene, having been founded in 1967 by the trio of William Lim Siew Wai, Tay Kheng Soon and Koh Seow Chuan when they left the Malayan Architects Co-Partnership. In the 1970s, Gan Eng Oon and Chan Sui Him joined the firm as Partners. 

They found early success with the design of the Golden Mile Complex and People’s Park Complex in the 1970s and now have 16 offices worldwide and 8 architecture-related specialist arms. Their recent residential works include The Woodleigh Residences, Dairy Farm Residences, Midwood, Mayfair Gardens and 8 Saint Thomas. 

Unit Mix

Unit Types	Unit Area (sq ft)	No of units
2 Bedroom	635 – 710	84	45%
3 Bedroom	1,001	28	15%
4 Bedroom	1,442/1,798	56	30%
5 Bedroom	2,863/3,251	18	10%
Penthouse (6 Bedroom)	5,608/8,816	2	1%
TOTAL		188

Aurea’s units are segmented into 3 different collections – Prestige, Signature and Sky Villa. The Prestige collection includes all 2 and 3 Bedroom units while the Signature collection includes the 4 Bedroom and 4 Bedroom Premium, both of which will have private lift access. The Sky Villa collection includes 18 units of 5 Bedroom apartments and 2 Penthouses. 

It was a pleasant surprise to know that Aurea has shunned away from 1 Bedroom units entirely, choosing to focus on what are essentially Singapore’s more popular unit types these days – 2 and 3 Bedroom units. You see, since the implementation of ABSD, most buyers have only 1 shot at making a property purchase. Coupled with higher incomes and the recognition that 2 and 3 Bedroom apartments are not only better from an investment perspective, but also a more versatile own-stay option, the developers were sensitive to the demands of buyers to cater 60% of Aurea’s units to 2 and 3 Bedroom types. Moreover, its compact sizes for 2 Bedrooms (from 635 sq ft) means that those looking for a foot into an iconic development such as Aurea are not entirely priced out from a quantum perspective, with units starting below $2m.

That said, Aurea is still a luxury development after all and should be mentioned in the same breath as the likes of Union Square Residences. As such, you can see that the sizes are quite different when it comes to 4 and 5 Bedroom units and the 2 exclusive Penthouses.

Its 4 Bedroom options start from 1,442 sq ft and while it may appear big to most buyers, is actually on the smaller side in the premium segment – its new launch peer Union Square Residences is 1,518 sq ft while relatively less recent developments such as Canninghill Piers (from 1,948 sq ft) and South Beach Residences (from 2,067 sq ft), which happens to be just down the road, also have larger units. 

Where Aurea stands out is in its 5 Bedroom and Penthouse segment – with reference to the same 3 developments, Union Square Residences (2,476 sq ft), Canninghill Piers (2,788 sq ft to 8,956 sq ft) and South Beach Residences (no 5 Bedroom units, but the largest unit is 5,070 sq ft) have units that are mostly smaller than Aurea’s, except for Canninghill Piers’ 8,956 sq ft Super Penthouse, which is located on the 48th floor and was sold for $48m ($5,360 psf) in November 2021. 

Aurea Stack Analysis 

Site Plan

Afternoon Sun

Best stacks

Aurea has 188 units spread across 45 storeys, with either a Northwest or Southeast facing. This means that you will certainly get some morning or afternoon sun. 

The Southeast facing is much more desirable in my opinion, as you get panoramic views of the Sports Hub, Kallang Basin, Marina Bay Sands and Singapore Flyer, especially on the higher floors. The views are truly one of a kind and among the most desirable in Singapore. That said, if you are looking for a 2 or 3 Bedroom unit, I am afraid that you will not have such an option as this facing is reserved for units that are 4 Bedrooms and larger. As such, you would also notice that only units with this facing have balconies and communal planters that will be maintained by the MCST. 

On the other hand, Northwest facing units will comprise solely of the 2 and 3 Bedroom units. They have neither a balcony nor a communal planter and the lack of the former helps to ensure more internal space for the unit. The facing here is definitely not as desirable, especially for units on the lower floors. You face the Beach Road Gardens HDB flats, which are 16-storeys high and are about 80 to 100 m away. While that’s a decent clearance, most people wouldn’t count views of old HDB flats to be something desirable. That said, you may still get views of Rochor River, which is the river connecting to the Kallang Basin so there are still some “water elements” if that is something that interests you. 

Aurea Pricing Analysis Review 

If you are considering Aurea, you will undoubtedly compare it against its neighbouring developments. So here is how it stacks up! This will be a brief overview, with a full pricing review to be posted soon.

Development	Units	Psf	TOP	Tenure	Price Gap
Aurea	188	$3,150 (est)	2029	99 Years from 2024
Union Square Residences	366	$3,175	2028	99 Years from	-1%
Canninghill Piers	696	$2,934	2025	99 Years	7%
Midtown Modern	558	$3,429	2025	99 Years from 2019	-8%
Midtown Bay	219	$3,302	2024	99 Years from 2018	-5%
The M	522	$2,644	2023	99 Years from 2019	19%
City Gate	311	$2,144	2018	99 Years from 2014	47%
Duo Residences	660	$2,205	2017	99 Years from 2011	43%
Concourse Skyline	360	$1,954	2014	99 Years from 2008	61%

Prices at Aurea will start from $2,750 psf with units starting from $1.92m for a 635 sq ft 2 Bedroom unit ($3,024 psf). I have estimated the average psf to be around $3,175 psf, one that would be similar to Union Square Residences. 

For comparison, I have included a number of condos here, including 1) 2 more recent new launches in the wider CCR/RCR region – Union Square Residences and Canninghill Piers, 2) District 7’s latest launches, Midtown Modern, Midtown Bay and The M, all of which have either TOP-ed or are soon to TOP and 3) District 7’s “older” developments such as City Gate, Duo Residences and Concourse Skyline. I have not included the “oldest” developments such as The Plaza, which is also close by as its lease started 57 years ago in 1968, which makes its comparison a little less meaningful. 

Starting with the first category, I would like to first state that Canninghill Piers and Union Square Residences are not like-for-like comparisons with Aurea, with both being in the Robertson Quay/River Valley region. That said, both are similarly luxury developments, with Union Square Residences being the most recent luxury launch in the market. I have estimated the psf to be similar between both projects, with Canninghill Piers coming in at ~7% cheaper. Canninghill Piers has a more enviable position, as it is directly linked to Fort Canning MRT, but it was also launched more than 3 years ago in 2021 and new home prices have inched up quite a bit since. Comparison against Union Square Residences would be merely based on location, as the amenities are generally similar, with retail shops at the doorstep. Aurea enjoys slightly better access to the MRT with a shorter walk and is generally surrounded by more plans for rejuvenation (Kallang Alive, Southern Coast and Kampong Bugis). 

The 2nd category would be more interesting to compare as the trio of Midtown Modern, Midtown Bay and The M have really spiced up the Bugis and District 7 condo scene. Once a red light district and later home to the iconic 7th Storey Hotel, the Bugis region has really been rejuvenated with the mega-integrated development Guoco Midtown. It now has Grade A offices, residences and retail shops, which include a Porsche Studio. Both Midtown Modern and Midtown Bay have direct access to Bugis MRT, which is arguably a more popular part of town compared to Nicoll Highway. Hence, to command a ~5% to 8% premium can be said to be reasonable, even if they were launched several years ago. The M sold 70% of its units at $2,450 psf amidst the ongoing Covid pandemic and its units are also much more investment-focused, with Studio and 1 Bedroom units making up almost 45% of the development. Its 3 Bedroom units are also offered in dual key option only, with its largest unit at 904 sqft. It’s not quite in the same league as Aurea, even if its psf looks more attractive on paper. 

Finally, we get to the 3rd category, City Gate, Duo Residences and Concourse Skyline. All 3 are also within District 7, with City Gate and Concourse Skyline within close proximity to Aurea and buyers considering Aurea may also have checked out the other 2 in the past. Let me share some high-level observations I have as a layman (I am not an agent). Besides the larger size for Duo Residences (in particular), both Duo and City Gate have more adventurous architecture, which makes for a more impressive facade but the downside is that some units may get a less regular layout and unless you get creative about it (which most of us aren’t), it may become wasted space.

As for Concourse Skyline, the units are big (2 Bedrooms are between 1,087 sq ft to 1,173 sq ft for example), with large balconies and bay windows to contend with. Don’t get me wrong – the views at City Gate and Concourse Skyline are a sight to behold, with the latter having the same facing as Aurea. And it’s not that there isn’t a market for bay windows and large balconies but the market gets more picky when there are options around. As such, even though the psf difference is between 40+% and 60%, one needs to dig deeper into the specific layout they may be considering to make a more informed decision. These 3 resale condos are not exactly old, so they are still very much on the radar of many younger buyers.   

In any case, stay tuned for our more detailed pricing review that will follow soon!

Aurea Appreciation Analysis

Kampong Bugis Rejuvenation

For the longest time, the Kampong Bugis precinct was just a large empty patch. Even in recent years, the one and only prominent structure is Kallang Riverside condo, which will be the only freehold project in the vicinity. Adjacent to Kallang Basin with a prominent frontage towards the Kallang River and set within the park, the large 8+ hectare site is set to be a highly desirable residential estate envisioned to be car-lite, community-centre and sustainable. Interestingly, while the plan for the site is now completely residential, the initial one in 2008 seems to have envisioned the site to also include offices, hotels and retail/entertainment facilities as one of 3 commercial hubs outside of the city, with the other 2 being Jurong and Paya Lebar. With its rejuvenation, expect greater vibrancy in the vicinity and hopefully, more demand for nearby properties such as Aurea.

Remaking of Singapore’s Southern Coast

First announced during the National Day Rally 2024 by Prime Minister Lawrence Wong, there are plans to create a 120km-long waterfront from Pasir Panjang Terminal to Tanah Merah Ferry Terminal. As part of this transformation, there will be residential developments in waterfront locations near the city, including Marina East and Nicoll Highway. The coastline will eventually include the Greater Southern Waterfront, Marina Bay, Kallang Basin and the future Long Island project along East Coast Park. Such plans to further develop the area around Nicoll Highway and Kallang Riverside can only be positive to Aurea, as it would bring about new energy and optimism to the project when it TOPs in 2029. Furthermore, the addition of new residential developments may suggest that they could be launched at higher prices in the future, giving more price protection to those who bought into Aurea earlier. 

Kallang Alive Masterplan

Yet another development plan that was first announced during the National Day Rally 2024 by Prime Minister Lawrence Wong, Kallang Alive represents the rejuvenation of the area, with the new 18,000 seater Singapore Indoor Stadium leading the way, enabling Singapore to host major international sporting and entertainment events in the future. The Singapore Sports School will also move to Kallang as part of the Master Plan with new sports science and sports medicine facilities integrated there as well. The main road through the Sports Hub will also be converted into a pedestrianised community boulevard. These sporting aspirations supplement the new Kallang Tennis Centre and Kallang Football Hub. Let me be clear – I don’t think the moving of the sports school alone, or the new Singapore Indoor Stadium is an appreciation factor in itself, but what it does is add energy to the area and its surroundings, which Aurea is a part of (I mean, you get views of the Sports Hub from here). Therefore, it will be more of a practical element where residents can now enjoy more lifestyle-related activities, either a game of badminton over the weekend or catching (yet another) Taylor Swift concert. Any price appreciation would merely be a bonus. 

Our Take 

The launch of Aurea comes at an interesting time for central region projects, as we look to this being the first of more to come in 2025.

There’s certainly a lot of “negativity” to overcome, as we’ve seen over the last few years. There’s been more positivity about projects in the OCR, and sales momentum that has seen such developments take precedence.

So the creation of Aurea is certainly intriguing for several reasons. One, of course, is that it is a rebirth of a Beach Road icon, Golden Mile Complex. The addition of its towering 45-storey presence with sky terraces and communal gardens will be a sight to behold for those driving along Nicoll Highway.

But more importantly, the second reason is because of how the developers have decided to create 2 and 3 bedders with unit sizes and layouts that are more in line with what the market expects from OCR projects. This means that the price points (both from a quantum and psf) are more manageable than you might think, especially when we compare them with OCR projects and how those prices have really risen in the last few years.

Prices here start from $2,750 psf, with units priced from $1.92m. These look affordable on paper in today’s new launch scene, although I do expect the average psf to breach $3,000 psf on the launch weekend.

Will we see a return of interest to the CCR/RCR this year? All eyes will be on Aurea to see if it sets that tone.

Matt K

Reviewer: Matt K