Hello there,
Would like to let you know that I really love the articles on your website. Offers really great professional insights into my property search.
I’m looking to buy a 2+s or compact 3-bedroom condo in CCR once selling my current property on hand. Would like to know if you have any insights into the projects of L’viv – 2+S (around 2m), and Martin Modern – the smallest 3 bedroom (around 2.7m)? Or do you have recommendations like such?
Thank you so much. Happy holidays!
(This is part of an ongoing series where we answer reader questions about the property market. If you have one of your own, send it to stories@stackedhomes.com.)
Hey there,
Thank you for writing to us and thanks for your support and kind words. We appreciate it a lot!
With regards to your question, both developments are located in two different districts and both areas have their fair share of pros and cons which we will elaborate on further here.
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L’viv
With only 147 units, L’viv offers exclusivity added with great facilities. It is located within walking distance to the dual-line Newton MRT station and there are a few malls in the vicinity of Novena. L’viv is also strategically located along the major road, which shouts convenience especially for those that drive. Despite its freehold status, the price has remained stagnant since its launch. The current average psf stands at $2,0xx psf, with a healthy resale volume this year. To date in 2021, 18 units have entered the resale market as compared to 4 units for the whole of 2020. To be fair, there are quite a number of resale and new launch options in the vicinity, hence buyers are spoilt for choice.
Pros:
- Freehold status
- Convenience to major roads
- Close proximity to Newton MRT station and Novena for amenities
- Great facilities for small development
- Within 1-km to Anglo-Chinese School (Primary) and St Joseph’s Institution Junior
Cons:
- Though spacious in size, Iess ideal layout. (Bay windows, Planter box)
- Higher maintenance fees in the long run
Layout Analysis
At 1,001sqft, the 2 bedroom + study layout is spacious and squarish. The unit comes with a good size study area and both bathrooms come with ventilation windows, which is great for ventilation. However, it lacks a yard area for laundry, bay windows, and there are overlarge planters in the master bathroom and balcony which takes up space.
Martin Modern
The newly TOP-ed Martin Modern is a leasehold development located in an area dominated by freehold development. With only 450 units, it provides decent facilities and an efficient unit layout. So far, 16 units have entered the resale market, at an average of $27xxpsf, which is on the high side as compared to the other resale developments in the vicinity. It has decent quantum for the 3 bedders with an efficient unit layout.
Pros:
- Great facilities provided
- Newest development in the direct vicinity
- Within walking distance to future TEL Great World station
Cons:
- Leasehold development surrounded with Freehold development
- Higher PSF$ as compared to neighbouring resale development
- Only 1 primary school option (River Valley Primary School)
- Slightly away from amenities
Layout Analysis
At 1,012 sqft, the 3 bedder layout is squarish and efficient. All 3 bedrooms are able to accommodate queen-sized beds minimally. The unit comes with an enclosed kitchen and sufficient countertop space. Both bathrooms and the kitchen come with ventilation windows, which is great for ventilation. However, it lacks a yard area for laundry and has a long bedroom walkway, which takes up space.
Conclusion
All in all; both developments have their fair share of pros and cons.
However, we are leaning towards Martin Modern for newer facilities and efficient unit layout. A proper 3 bedroom unit is more ideal as compared to a 2 bedroom + study, though the quantum is on the high side for a leasehold development.
We think that the rejuvenation of the Clarke Quay and Orchard Road precinct would make the area more lively and attractive for own stay in the long run.
Hope this helps!
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