The new condo launches are coming in thick and fast, with City Developments Limited (CDL) launching The Myst (yes, I didn't spell it wrongly, it's supposed to represent the misty mornings in the nearby Bukit Timah Nature Reserve) on the 24th of June 2023. This launch will be on the same day as Lentor Hills Residences, and the week after will be the biggest launch of 2023 (Grand Dunman), as well as Pinetree Hill at Ulu Pandan.

So, buyers who have the cash and can stomach the high-interest rate environment, you do have quite a spread of options right now.

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Advice10 Things a First Time Condo Buyer Should Look Out For To Avoid Regret

by Druce Teo

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Located at 800 and 802 Upper Bukit Timah Road, the land parcel which was previously Tan Chong Industrial Park was acquired by CDL in April 2022 from automobile company Tan Chong International for S$126.3 million.

This makes it quite an unassuming plot that most people would have overlooked (I mean, it was previously just a small industrial park). It certainly wouldn't have been your first guess for the site of a new, high-rise residential development.

What's interesting is that this plot of land was always destined for residential use, going back to the 2003 Master Plan.

Screenshot 2023 06 23 at 8.42.34 PM

However, unlike its neighbouring developments Hazel Park Condo and Cashew Heights, which boast an almost as good 999-year leasehold, The Myst comes with the typical 99-year leasehold agreement we've come to expect with new launches.

Here's a rundown of some of the more unique highlights of The Myst:

  • 408 units set on 179,008 square feet of land
  • 5-minutes to Cashew MRT Station (DTL)
  • 75% of the site is dedicated to landscaping and facilities
  • Concierge-quality residential services for residents

As for the all-important pricing, it starts from $998,000 for a one-bedroom plus study, and about one-third of the units will be priced at a sweet spot of $1.5 million and below.

Here's what the indicative prices will look like:

  • S$998,000 for a one-bedroom plus study (517 sq ft)
  • S$1.33 million for a two-bedroom (678 sq ft)
  • S$1.708 million for a three-bedroom (850 sq ft)
  • S$2.826 million for a four-bedroom (1,518 sq ft)
  • S$3.18 million for a five-bedroom (1,690 sq ft)

This means that the lowest psf would be $1,862 (for the lowest priced four bedder), which is comparable to the prices that The Botany at Dairy Farm (the closest new launch) launched in March 2023. Prices between the two at launch are remarkably similar for the smaller three bedders and below, but the overall quantum for the four and five bedders are higher as these units at The Myst are substantially bigger as well.

As for resale competition, here's a quick snapshot of the current resale prices around the area:

Project NameTransacted Price ($)Area (SQFT)Unit Price ($ PSF)Sale DateAddressTenureCompletion Date
HAZEL PARK CONDOMINIUM$2,070,0001,3461,5383 Jan 202325 HAZEL PARK TERRACE #11999 yrs from 25/09/18822000
CASHEW PARK CONDOMINIUM$1,685,0001,2701,32716 Feb 202352 CASHEW ROAD #01999 yrs from 25/09/18821983
CASHEW HEIGHTS CONDOMINIUM$2,320,0001,6581,40021 Feb 202391 CASHEW ROAD #05999 yrs from 25/09/18821990
CASHEW HEIGHTS CONDOMINIUM$2,380,0001,6581,43623 Feb 202395 CASHEW ROAD #03999 yrs from 25/09/18821990
HAZEL PARK CONDOMINIUM$2,610,0001,5181,72028 Feb 202321 HAZEL PARK TERRACE #14999 yrs from 25/09/18822000
CASHEW HEIGHTS CONDOMINIUM$2,320,0001,6581,4002 Mar 202389 CASHEW ROAD #04999 yrs from 25/09/18821990
CASHEW HEIGHTS CONDOMINIUM$1,910,0001,2381,5436 Mar 202397 CASHEW ROAD #13999 yrs from 25/09/18821992
HAZEL PARK CONDOMINIUM$2,268,0001,3241,71313 Mar 202325 HAZEL PARK TERRACE #08999 yrs from 25/09/18822000
CASHEW HEIGHTS CONDOMINIUM$2,398,8881,6581,44730 Mar 202397 CASHEW ROAD #12999 yrs from 25/09/18821992
CASHEW HEIGHTS CONDOMINIUM$2,320,0001,6581,40010 Apr 202397 CASHEW ROAD #11999 yrs from 25/09/18821992
MAYSPRINGS$975,0009041,07820 Apr 20236 PETIR ROAD #1199 yrs from 01/12/19941998
CASHEW HEIGHTS CONDOMINIUM$2,438,0001,6471,48026 Apr 2023103 CASHEW ROAD #06999 yrs from 25/09/18821992
HAZEL PARK CONDOMINIUM$2,130,0001,3351,59628 Apr 202327 HAZEL PARK TERRACE #17999 yrs from 25/09/18822000
MAYSPRINGS$1,300,0001,3359745 May 20236 PETIR ROAD #1299 yrs from 01/12/19941998
MAYSPRINGS$940,0008181,14917 May 20236 PETIR ROAD #1599 yrs from 01/12/19941998
THE TENNERY$1,070,0008831,2126 Jan 20233 WOODLANDS ROAD #1499 yrs from 24/05/20102014
HILLION RESIDENCES$760,0004631,64211 Jan 202310 JELEBU ROAD #1199 yrs from 04/01/20132017
HILLION RESIDENCES$775,0004741,6362 Feb 202312 JELEBU ROAD #0899 yrs from 04/01/20132017
MAYSPRINGS$1,310,0001,2921,0146 Feb 20232 PETIR ROAD #0999 yrs from 01/12/19941998
THE TENNERY$808,0006141,31713 Feb 20233 WOODLANDS ROAD #1299 yrs from 24/05/20102014
MAYSPRINGS$922,0009151,00814 Feb 20232 PETIR ROAD #0299 yrs from 01/12/19941998
HILLION RESIDENCES$790,0004631,70727 Feb 202310 JELEBU ROAD #1599 yrs from 04/01/20132017
HILLION RESIDENCES$802,5004741,6943 Mar 202310 JELEBU ROAD #1499 yrs from 04/01/20132017
HILLION RESIDENCES$818,0004741,7273 Mar 202312 JELEBU ROAD #1999 yrs from 04/01/20132017
THE TENNERY$1,035,0008831,17315 Mar 20233 WOODLANDS ROAD #1099 yrs from 24/05/20102014
THE TENNERY$1,034,0008721,18615 Mar 20233 WOODLANDS ROAD #1399 yrs from 24/05/20102014
MAYSPRINGS$930,0009151,01624 Mar 20232 PETIR ROAD #1199 yrs from 01/12/19941998
MAYSPRINGS$1,280,0001,3139753 Apr 20232 PETIR ROAD #1799 yrs from 01/12/19941998
HILLION RESIDENCES$800,0004631,7286 Apr 202312 JELEBU ROAD #1599 yrs from 04/01/20132017
HILLION RESIDENCES$2,500,0001,3561,84317 Apr 20238 JELEBU ROAD #2099 yrs from 04/01/20132017
THE TENNERY$820,0006141,33617 Apr 20233 WOODLANDS ROAD #1399 yrs from 24/05/20102014
THE TENNERY$1,060,0008611,23120 Apr 20233 WOODLANDS ROAD #1299 yrs from 24/05/20102014
MAYSPRINGS$1,415,0001,3561,04321 Apr 20232 PETIR ROAD #0699 yrs from 01/12/19941998
HILLION RESIDENCES$808,0004741,7064 May 202310 JELEBU ROAD #1599 yrs from 04/01/20132017
MAYSPRINGS$1,310,0001,32498911 May 20232 PETIR ROAD #0499 yrs from 01/12/19941998
HILLION RESIDENCES$790,0004631,70715 May 202310 JELEBU ROAD #0899 yrs from 04/01/20132017
HILLION RESIDENCES$788,0004741,66415 May 202310 JELEBU ROAD #1199 yrs from 04/01/20132017
HILLION RESIDENCES$1,210,0007101,70319 May 202310 JELEBU ROAD #1099 yrs from 04/01/20132017
HILLION RESIDENCES$720,0004631,55622 May 202310 JELEBU ROAD #1199 yrs from 04/01/20132017
HILLION RESIDENCES$810,0004631,75023 May 20238 JELEBU ROAD #0799 yrs from 04/01/20132017
HILLION RESIDENCES$853,8884631,84524 May 202310 JELEBU ROAD #1899 yrs from 04/01/20132017
HILLION RESIDENCES$1,235,0007101,7381 Jun 202312 JELEBU ROAD #1399 yrs from 04/01/20132017
HILLION RESIDENCES$800,0004741,6898 Jun 202310 JELEBU ROAD #1299 yrs from 04/01/20132017
HILLION RESIDENCES$790,0004631,70713 Jun 202310 JELEBU ROAD #1499 yrs from 04/01/20132017
HILLION RESIDENCES$795,0004741,67915 Jun 202310 JELEBU ROAD #1099 yrs from 04/01/20132017
HILLION RESIDENCES$1,300,0007101,83016 Jun 202312 JELEBU ROAD #1499 yrs from 04/01/20132017
THE TENNERY$779,0006141,27030 Jan 20235A WOODLANDS ROAD #0699 yrs from 24/05/20102014
THE TENNERY$805,0006141,31230 Jan 20235A WOODLANDS ROAD #1499 yrs from 24/05/20102014
THE TENNERY$785,0006141,2792 Feb 20235A WOODLANDS ROAD #1699 yrs from 24/05/20102014
THE TENNERY$800,0006141,30423 Feb 20235A WOODLANDS ROAD #1199 yrs from 24/05/20102014
THE TENNERY$788,0006141,2843 Mar 20235A WOODLANDS ROAD #1299 yrs from 24/05/20102014
THE TENNERY$810,0006141,32013 Mar 20235A WOODLANDS ROAD #0799 yrs from 24/05/20102014
THE TENNERY$820,0006241,31328 Apr 20235A WOODLANDS ROAD #1499 yrs from 24/05/20102014
Source: URA

In terms of land size, it is also a very similar proposition to The Botany at Dairy Farm, with just a slightly bigger land area as well as a few more units. Overall, this translates to a very positive showing in terms of facilities.

When you delve into the landscape design at The Myst, you'll discover that privacy has been granted a starring role. Pockets of calm have been thoughtfully created, with key examples including the Grand Water Courtyard and the Lush Sunken Lounge.

Screenshot 2023 06 23 at 8.41.02 PM

There is also quite an impressive 50m Infinity Pool and additional features such as two resident Clubhouses, a Treetop Walk, and a Tennis Court.

Finally, for the location, it is set quite close to the Cashew Avenue Good Class Bungalow (GCB) area. You will also be just across from the huge Bukit Gombak Camp, which will mean that traffic can sometimes be occupied by the slow-moving army tonners.

The location does have some perks. Beyond its leafy surroundings, The Myst offers the promise of urban convenience. A stone's throw away is several retail and food establishments like Hillion Mall, HillV2, The Rail Mall, Junction 10, and Lot One Mall, not to forget the Bukit Panjang Hawker Centre and Market. For outdoor enthusiasts, the 24-km Rail Corridor and nearby parks such as Chestnut Nature Park and Dairy Farm Nature Park offer ample space to reconnect with nature.

As for schools, the development is within reach of several educational institutions including Bukit Panjang Primary School, Swiss Cottage Secondary School, and the German European School. But this is certainly not the strongest front, for parents who have big concerns in terms of primary school accessibility.

Recreational facilities like SAFRA Choa Chu Kang, HomeTeamNS Bukit Batok, Bukit Gombak Stadium, and Warren Golf and Country Club are also within easy reach.

At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.

If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.

And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.