Verdé Condo Review: Freehold Boutique Living In Joo Chiat With Landed-Style Layouts

Verdé is a new freehold development on Joo Chiat Terrace in District 15. Developed by local property development group MNG, the 18-unit Verdé marks the company’s first foray into the non-landed market.

It is rare to see a local developer whose expertise and track record is in developing bespoke landed homes, move into the low-rise apartment segment of the market. When Stacked met with MNG, the developer shared that it aspires to strengthen its market position by delivering the same bespoke design and building quality from its landed homes into apartment projects.

This approach is clearly demonstrated at Verdé which stands out from the typical low-rise apartment developments that populate this part of Joo Chiat. Instead of a typical apartment complex designed to maximise the total unit of units – featuring compact and common unit sizes or configurations – the architecture of Verdé is led by heavily influenced by the same design considerations as building a bespoke landed home.

As an example of MNG’s personal approach, the developer shared how it changed a planned playground on the ground floor, next to one of the corner ground floor units that has been sold, into a Zen garden at the suggestion of the buyer. Overall, that’s no large loss to the development, since there is a large pubic playground close to the project anyway. That’s a type of personalisation you’ll never find in any other non-landed project. 

The Appeal Of The Joo Chiat / Katong Enclave 

As a landed home developer, the Joo Chiat/Katong residential enclave in District 15 is familiar territory for MNG. The site where Verdé is being developed used to comprise an under-developed landed property, and if MNG chose to subdivide the plot, it could have yield four new landed homes. But MNG felt that the site was ideal for its first apartment project, and decided to redevelop the plot into an 18-unit boutique development.

Taking a step back, the profile of the Joo Chiat neighbourhood differs from the other low-density landed and apartment enclaves in this part of the East Coast region. The residential make-up of Joo Chiat still reflects a more laid-back low density lifestyle, but Joo Chiat Road is lined with eateries, cafés, bakeries, bars, and convenience shops.

Verdé is located on the plot pictured on the right side of the road in the above picture. When we visited the neighbourhood, we observed that the roads there are wider that usual for a landed enclave, and although it will only be five-storeys tall, Verdé will tower over the surrounding landed homes. Based on the scale model, units from the third floor and higher that face Joo Chiat Terrace will likely clear the surrounding homes

In general, Joo Chiat has a very down-to-earth vibe with traditional shops mixed in with an eclectic range of diners and bakeries. The authentic local flavour of the area is one of its strongest appeals, and it’s a sense of belonging that resonates strongly among locals and other residents who want to experience this side of Singapore.

In terms of public transport connectivity, Eunos MRT station on the East-West Line (EWL) may still be considered walkable for some residents. However, the walk will likely take over 10 minutes and most parts of it are unsheltered. This is typical of living in a landed enclave – a quiet neighbourhood that is not next to crowded malls or MRT stations – but Verdé’s location does stand out for its proximity to a train station. 

Moreover, Eunos MRT station is just one stop from Paya Lebar Interchange, which is connected to the large and established commercial hub at Paya Lebar Quarter (PLQ). This could make Verdé appealing to those who work in one of the offices there, especially if they are not keen on staying along the heavy traffic and noise at Paya Lebar and Geylang.

Verdé’s Boutique Positioning

The showflat for Verdé is modest and MNG shared that rather than spend big on an expensive showflat, they rather pass on those savings to purchase higher-quality branded fittings and appliances for the units at Verdé.

The project has a mix of two- to four-bedroom units, as well as four- and five-bedroom penthouses

For the interior design and unit layout, these are inspired by the design approach that is usually reflected in most new landed houses. This is evident from the size of the units. The standard three-bedroom units range from 947 sq ft to 1,022 sq ft, whilst the three-bedroom + study premium units are around 979 sq ft.

The four-bedroom + family penthouse spans 1,571 sq ft across two levels, whilst the five-bedroom signature penthouses are around 1,496 sq ft. 

From what we’ve seen so far of the project, the low number of units does translate into a more meaningful variety of unit configuration and unit types, and the overall design approach for the layout design seems more individual. Of the 18 units throughout the project, there are 13 distinct configurations. A noteworthy decision by the developer is the inclusion of Dual Key options in some of the four-bedders.

The developer shared that offering flexibility in terms of layout design was a consideration when it was planning the development. Thus, while a good number of the units are geared towards owner-occupiers, configurations that include study rooms and dual-key layouts are meant to offer owners the option to use spaces as they need.

For example, MNG points to the dual-key units, which could appeal to owner-landlords; those who want the desirable East Coast lifestyle for themselves, while capitalising on the deep catchment of tenants who also prefer this area.

These dual-key layouts will be appreciated by landlords who want to maintain privacy in their own space, whilst living with a tenant. For example, the foyer opens up to a main unit and a completely separate sub-unit. 

However, from our perspective, we’re less certain about the overall strength of the rentable prospect, since most of the buyers in this landed enclave tend to value privacy over any attractive yield. In addition, there’s no shortage of boutique rental options around the Katong area. We suspect these dual-key units will appeal more to intergenerational families, or families with young adult children, since it can allow the in-laws or the children to live in the same unit whilst still maintaining their own privacy. 

A common thread is that for a post-harmonisation project*, these units have generous sizes by today’s standards. 

*Being a post-harmonisation project means features such as air-con ledges are not included in the final size measurement. 

The design of the kitchens stood out to us. The two different three-bedroom layouts – of 947sq ft and 1022sq ft – have kitchens positioned deeper into the unit rather than  fronting the living space. This makes them easier to convert into enclosable spaces. On the other hand, the three-bedroom plus study premium units have side-positioned kitchens, which tend to be the preferred configuration for buyers who want fully exposed open kitchens. 

In our view, design choices like this are a good nod to the developer’s beginnings and current track record as a landed developer, while comes with certain traits and preferences. Unlike most new condo layouts today, which tend to be more optimised as compact spaces, these kitchen layouts permit a lot of freedom of movement for home cooks and there’s space for a proper oven too. 

The carpentry is also full-height and substantial throughout this work space, and the kitchens benefit from having a functional yard area and a well-positioned household shelter.

Meanwhile, based on the floor plans we’ve seen, the bedrooms are sizeable enough to accommodate double-beds, and the living spaces feature regularly-shaped areas. One element that will please conventionally-minded buyers is the foyer area. In general, newer unit layouts tend to open directly into a living / dining area or kitchen. But in each of Verde’s layouts, the foyer provides a greeting space before you turn into the main living area.

There are also a few touches that stand out from conventional condo offerings. Three-bedroom and larger come with a wine chiller with Wells water systems and integrated storage solutions. The kitchens also come fitted with BLUM kitchen systems, Miele appliances, and Steigen laundry systems. 

None of these may be headline-grabbing on their own, but it’s the combination of all these small details that makes the livability and attention to detail in these units stand out. For instance, the large format book matched marble tiles in each unit depicted in the picture below.

The floors feature book matched marble flooring throughout the units, which is increasingly uncommon outside the highest-end of luxury projects. Ceiling heights are also generous in selected layouts. The Signature units feature double-volume spaces in areas like the living hall or bedrooms. Bear in mind this is a post-harmonisation project, so you’re not paying extra for that vertical space. 

Across the different layouts, there’s a recurring emphasis in the design on liveability, privacy, and flexibility. The units generally avoid awkward corners, overly compressed rooms, or excessive “showpiece” spaces that look impressive during viewings but become frustrating in day-to-day life.

One interesting point the developer highlighted is that several of the internal walls are hackable. This gives owners a fair amount of flexibility to reconfigure spaces over time depending on lifestyle needs. For instance, some buyers may choose to remove a secondary bedroom in order to significantly widen the living and dining areas, creating a more spacious entertaining zone instead.

Again, this feels very much in line with the project’s landed-home influence, and the bespoke touch this developer is bringing to this project. The layouts seem designed with the assumption that owners may adapt and evolve the space over time, rather than simply accepting a fixed layout forever. In a market where many newer condo layouts feel increasingly rigid and tightly optimised, that flexibility stands out.

Overall, it’s difficult for us to do the usual “unit-by-unit insider tour” that we’d typically do for a larger new launch project. Verdé’s layouts are simply too varied for that. A lot of the units are also quite versatile, with some walls being hackable, and there’s a good amount of flexibility to reconfigure spaces, such as removing a bedroom in order to significantly widen the living and dining areas. The layouts make each unit feel like a distinctive home, and less like the more interchangeable units in a mass-market project. 

Facilities for a boutique project

The project occupies a relatively compact footprint. Verdé concentrates most facilities into the Retreat Deck. Here you’ll find a lap pool, spa pool, fitness studio, wellness pod, and a social terrace. It’s good for a boutique condo, and this range of amenities makes it stand out from many Joo Chiat / Katong counterparts that may not have facilities at all. 

One detail we noticed is that the pool deck is situated toward the rear portion of the site, which helps create additional separation from the road frontage. Combined with the surrounding greenery buffer, this gives the facilities a more exclusive and private feel.

The attic level also includes additional communal spaces like the Verdé Room, Verdé Walk, and Verdé Grill. Given the project’s scale, these spaces can feel more like extensions of the residents’ homes.

Overall, we can’t expect the same level of facilities as a larger mass-market condo in a boutique project; but Verdé already stands out among many of the older options nearby. 

Verdé estimated pricing and value proposition 

Based on the developer’s indicative price list, two-bedroom units will start from $1.8 million, while the larger three-bedroom configurations will be priced from about $2 million. The four-bedroom penthouse, which spans 1,571 sq ft, is going for over $4.34 million, and the 1,496 sq ft five-bedroom signature penthouse is priced from $4.32 million. 

Verdé is a freehold development within District 15, located inside a landed enclave. While there are many such boutique developments in the area, Verdé does stand out for being the newest project in the vicinity. And it’s arguably one of the most practically located, since it’s near the amenities of Joo Chiat Road without losing out on the privacy or exclusivity.

As a result, we feel that the indicative prices at Verdé is largely fair in that context. However, the target audience here is someone who values privacy, more bespoke layouts, and high-end interior elements. A boutique condo is never going to compete in terms of sheer land area or lavish facilities. 

Verdé, like many boutique projects, is also angled more at owner-occupancy. Resale potential is less certain for boutique projects due to lower transaction volumes, and a degree of volatility is to be expected. Thus, we still think that Verdé is a less likely choice for short-term holding or investors looking at mass-market liquidity. 

That said, these figures should still be treated as indicative for now. Final launch pricing, especially given the unit-by-unit variations, may ultimately differ once the project officially launches.