I’ve Lived At Neptune Court In The East Since 2014, Here’s My Review Of What It’s Like To Live In An Old Apartment

Neptune Court is an old leasehold apartment situated in Marine Vista. If you're not familiar with the location, you might recognise it as the HDB-style development right next to the East Coast Park Expressway (ECP).

Given its considerable size, HDB-like appearance, and the fact that it's transacted as a private development, you might assume it's an HUDC.

However, Neptune Court was actually constructed under the lesser-known Housing Scheme for Public Officers (HSPO), intended to accommodate civil servants.

Interestingly, the land is owned by the Ministry of Finance, which has led to complications regarding en bloc sales. Residents had to acquire the land from the government before proceeding with an en bloc sale. Its unique nature under this scheme also made seemingly simple tasks such as obtaining a car park label complicated and raised the ire of residents then.

Fast forward to today, Neptune Court offers buyers an opportunity to own an affordable yet spacious seafront home (if you don't mind its age!). So, what's it like living here? A resident who has been living there since 2014 shares more:

Correction: This article previously mentioned that Neptune Court is an HUDC project. This is incorrect as highlighted by the Neptune Court's Owner's Associated in 1980. The development also has a 101-year tenure from 1st November 1975, so it has 53 years left on the lease, not around 40 years as written here.

A decade living in Neptune Court

N says he has lived in Neptune Court with his wife since 2014, and it’s his matrimonial home. The couple likes “scenic views, walks, and runs at nearby East Coast Park” as one of the main perks. In many ways, this area of the east (from Marine Parade to the Bayshore stretch) largely defines the laid-back, beach-living vibe of the east coast. 

N says: “The park kept us well-occupied and enabled us to bond, while exercising during the circuit-breaker months and Covid years of 2020 to 2022. Neptune Court offers scenic and sometimes unblocked views of the sea, Bedok, Opera Estate, Mandarin Gardens, and Fernleaf Towers.”

Correction: The resident mentioned Fernleaf Towers, but it should be Fernwood Towers.

Besides the appeal of seaside living, the couple were also drawn by the proximity to the city centre, and the opening of the Thomson East Coast Line (TEL). This train line, which runs down to the Bayshore area, will significantly improve accessibility to some east-end neighbourhoods over 2024. 

The closest station to Neptune Court is likely to be Marine Parade MRT, which is just in front of Parkway Parade Mall, and very close to this project.

N has also noticed that most households in Neptune Court are multi-generational families, who have lived there a long time. As such, most neighbours are friendly.

The estate is also senior-friendly, and has good accessibility for the disabled. 

In fact, N’s wife has lived in Neptune Court since her teenage years. N says he was originally “more of a West and North-West end person,” but has grown to appreciate Marine Parade over the past 10 years. As such, the other condos the couple have considered are within the same area - from St. Patrick’s Residences to the upcoming Bayshore Park area. However, N says for now, the decision is to have Neptune Court be their forever home.

The good parts, and some bad parts

N says the main advantages of living at Neptune Court are: “The transport connectivity, proximity to shops, convenience stores, hawker centres, the scenic, tranquil and quiet estate.” 

Neptune Court has an advantageous location, close to Parkway Parade (the biggest mall in the area), as well as the lifestyle stretch of Katong. However, N says it may be better to have “sheltered access to the bus stops and sheltered linkways across the blocks; this could be erected to ensure safety and protection from the weather elements.”

N also dislikes the “mini-landlord” syndrome. There are “lots of renters, and possibly foreign worker tenants, that might have breached the minimum  of six unrelated tenants per unit.” This has sometimes resulted in “a lot of unfamiliar faces each month, and new households that seem to be quite unfriendly.”

We feel that this may be related to Neptune Court being older, and hence having larger units. We note typical unit sizes of 1,200+ to 1,600+ sq. ft. here, which makes it tempting for landlords to sneak in extra tenants. 

As Neptune Court is a mostly open estate, N also feels this could also pose some security issues. Given the size of Neptune Court, we also feel it would be relatively easy to slip in and out, as it’s tough for security to patrol such a large area (73,167 sqm.) However, N says this could be resolved in a few months or by 2024, when residents will start using keycards for access gates. 

Another issue with Neptune Court is the privatisation exercise. 

N says that: “The ongoing privatisation exercise of Neptune Court seems to be forgotten or neglected by the government. 

Based on the privatisation gathering meetings I’ve attended, several household members of the Neptune Court Owners Association (NCOA) have expressed their dissatisfaction about the government’s apparent ignorance over the privatisation exercise, valuation, and views of the residents. 

We hope that the government will consider the plight of the NCOA residents, many of whom are seniors and former civil servants, when coming up with a fair resolution, and privatisation valuation.”

Some ageing issues to contend with 

Neptune Court has held up really well for its age, given it dates back to 1975. Compared to some condos that have reached this stage (such as the only recently redeveloped Peace Mansion), it’s a model of durability. 

Neptune Court has around 40 years left on the lease though (correction: it has 53 years left on the lease), and N says of future buyers that: “They may need to consider the age of the estate, and perhaps the condition of the apartment units. For example, we experienced several water leakage issues. Also, some residents are renters, and possibly foreign workers. One question might be whether this is acceptable to them

There could be high maintenance costs associated with the age of the estate. Also, there have been reports of refuse chutes being choked up, due to inconsiderate disposal of trash. Litter is an issue as well.”

There is also the issue of financing limits. Some banks will reduce the maximum loan quantum, due to the advanced lease decay. While it’s still possible to get a loan, a higher down payment is likely for older properties. A mortgage broker might be able to help, but the chances of getting a full loan are slim.

Future plans to stay

The main impetus to stay, according to N, is that “We might not be able to get a jumbo unit similar to the ‘80s and ‘90s floor plan size elsewhere. Moreover, we have no qualms over the sea views along East Coast Park. The seaside lifestyles, and transport conveniences are just some of the things we are reluctant to part or give up.”

It’s not just Neptune Court either. We’ve noticed the HDB flats near Neptune Court see very few transactions, and people who live in Marine Parade rarely want to move. Even expatriates who rent here, on their second or subsequent return, seldom want to rent elsewhere.