Launched Archives

J’den Condo

Welcome to the launch of J’den condo at Jurong Gateway, located in the heart of the Jurong Lake District. This development will be built on the former site of JCube Mall, which was owned by Capitaland.

In early 2023, Capitaland Group, through its development arm Capitaland Development (CLD), received provisional permission to redevelop this site. They plan to construct a new 40-storey residential building with commercial spaces on the ground and second floors. This project aims to address the recent shortage of new housing in Jurong Central.

The project is expected to go on sale in October 2023 and be completed by around 2027.

J’den Residences by Capitaland will be a mixed-use development on the former JCube site. It aligns with the Urban Redevelopment Authority’s (URA) plans to introduce more homes, amenities, and businesses to the Jurong Lake District (JLD).

The grand masterplan aims to transform JLD into Singapore’s largest business hub outside the city center, integrating water and greenery with the energy and attractions of a Central Business District. The plan expects to add 20,000 new homes and 100,000 new jobs by 2040-2050, revitalizing the area for the 1 million residents already living in western Singapore.

The new J’den residences will have direct access to the Jurong East MRT interchange station, which serves the North-South, East-West, and the upcoming Jurong Region Line (JRL). The JRL is set to open in phases starting from 2027.

With these three MRT lines, residents will enjoy excellent connectivity across the island, including easy access to Changi Airport, the Central Business District (CBD), and Tuas Port.

J’den will also be connected to the IMM Building and Westgate through J-Walk, an elevated and sheltered pedestrian network. Additionally, it will link to the upcoming Jurong East Integrated Transport Hub.

The transport hub will offer numerous amenities such as a sports center, public library, air-conditioned bus interchange, community club, and commercial spaces.

Mr. Tan Yew Chin, CEO of Capitaland Development, summarized the project by stating, “Jurong Lake District (JLD) is rapidly becoming Singapore’s model for smart and sustainable living. We are excited to contribute to JLD’s transformation by leveraging CapitaLand’s extensive experience to create another outstanding development. With CapitaLand’s award-winning development capabilities, we are confident in maximizing the excellent location to create quality homes. Residents will enjoy living in a district with easy access to retail, entertainment, healthcare, education, sports, and fitness facilities. The development is expected to launch for sale in the second half of 2023.”

J’den Condo Highlights

Location: Situated in the Jurong Lake District, which includes Jurong Gateway and the Lakeside Precincts, set to become a major residential, leisure, and business hub outside the central area.
Jurong Gateway: Located within Jurong Gateway, the commercial heart of the West Region and Jurong Lake District. This area covers 70 hectares around Jurong East Station and aims to attract diverse businesses, creating more jobs and a larger tenant pool. Plans include up to 5 million square feet of office space, 2,800 hotel rooms, and over 2.5 million square feet of retail and entertainment space.
Amenities: J’den condo will be well-served by nearby shopping centers such as IMM, Westgate, and JEM, all within walking distance and connected by an elevated covered walkway. More shopping options are expected in the future.
Scenic Views: West-facing high-floor units will likely have unblocked views of Jurong Lake and its gardens, offering greenery and outdoor activities for residents.
Tourism and Development: Jurong Lake District is being developed as a new tourism destination with a lakeside village featuring entertainment, shopping, dining, and hotel complexes. This will be complemented by the new world-class Science Centre, forming an integrated tourism development.

The J’den condo is developed by Capitaland Development, a well-established and reputable developer in Singapore known for its reliability and fair market pricing.

In 2008, the URA introduced a bold plan to transform the Jurong Lake District (JLD) into a major growth center. Covering 360 hectares, similar in size to Marina Bay, it will be the largest regional hub outside the Central Business District (CBD).

The hub will have two main areas: the commercial center at Jurong Gateway and the leisure and recreational area at Lakeside. Together, these areas will create a vibrant mixed-use district for work and leisure in a lakeside setting, resembling the city center but in the west.

The district will include 100 hectares of open spaces, greenery, and parks, including the 90-hectare Jurong Lake Gardens.

JLD will focus on public transport, with more land dedicated to pathways for pedestrians, cyclists, and active mobility users.

The area already has good MRT connectivity with the North-South and East-West MRT lines. The upcoming Jurong Region Line and Cross Island Line, expected to be completed by 2029 and the early 2030s respectively, will further enhance connectivity. These new lines will connect residents to educational institutions and business areas within half an hour.

The Cross Island Line will link to Bukit Timah, the northeast and east of Singapore, and Changi Airport. The Jurong Region Line will improve travel to Jurong Industrial Estate, Nanyang Technological University (NTU), and the Jurong Innovation District (JID).

JLD’s infrastructure aims to create a better living environment, reduce energy use, and support sustainability. It is also a testing ground for the “smart nation” initiative.

This part of Singapore is home to two top universities, providing a rich talent pool. It also hosts research, science, and industry parks like one-North and JID, supporting marine and high-value industries with advanced expertise and R&D.

Jurong Gateway

Jurong Gateway is the commercial heart of the Jurong Lake District (JLD) and the western part of Singapore. Centered around the Jurong East MRT station, it currently features mainly retail, office, and institutional buildings. By 2029, it will also include the Jurong Region Line, an Integrated Transport Hub, and additional community spaces and offices.

It will become the largest commercial center outside the CBD, offering over 5 million square feet of office space. There will be plenty of supporting amenities, including shops, leisure facilities, dining options, and hotels, to meet the needs of residents and businesses. All of these will feature a lakefront setting, connected seamlessly by multi-level walkways.

Nearby Jurong Gateway, you’ll find the Jurong industrial estate, various research and educational institutes, and the International Business Park. This makes it an attractive location for businesses and company headquarters in technology, science, and sustainability fields.

Lakeside Precinct

This area features a 70-hectare lake with a 17-kilometer waterfront promenade, surrounded by 100 hectares of greenery and parks. Streets in the Jurong Lake District (JLD) will be lined with canopy trees, creating green corridors for shade and wildlife pathways.

A green network will connect every project to the edge of Jurong Lake. This green spine is designed to bring park greenery into urban spaces, cooling them. Excess stormwater from these areas will be directed into Jurong Lake, enhancing climate resilience.

Jurong Lake Gardens is also being developed into a major family-friendly leisure destination. It will offer nature walks and birdwatching opportunities in its restored wetlands and vast grasslands.

The different gardens around the lake will provide various water and recreational facilities. Lakeside Garden, which opened in April 2019, features sports, water play areas, wetlands, and nature-themed zones. It received the Urban Land Institute Asia Pacific Award for Excellence.

The remaining gardens will be completed later. Between 2023 and 2028, the revamped Japanese and Chinese Gardens, the new Science Centre, and future tourism attractions will open progressively. These will offer exciting new entertainment and leisure options along the waterfront.

Project Information

Name: J’DEN
Developer: Tanglin R.E. Holdings Pte Ltd (a subsidiary of CapitaLand Development Singapore)
Status: Mixed Development Condominium (Foreigners eligible to buy)
Address: 2 Jurong East Central 1, Singapore 609731
District: 22

Site Area: 7,771.2 m² (83,649 sq ft)
Gross Floor Area (GFA): 32,639 m² (374,748 sq ft)
Commercial GFA: 2-storey commercial podium with an estimated GFA of 1,300 m²
Plot Ratio: 4.2
Tenure: 99 Year Leasehold
Estimated Vacant Possession: 30 November 2028

Building Details:

No. of Storeys: 40
No. of Units: 368 Residential Units
Residential Car Spaces: 294 car parking spaces + 112 bicycle parking spaces
Project Description: 40-storey Mixed-Use Development with 368 Residential Units, a 2-storey Commercial Podium with 7 commercial units, J-Walk link at the 2nd storey, and a 3-storey Basement Carpark

Design and Construction:

Architect: Surbana Jurong Consultants Pte Ltd
Landscape Architect: Coen Design International Pte Ltd
Main Builder: Woh Hup (Private) Limited

Floor Plans

J’den Residence Design Concept Inspiration

The design of J’den Residence is inspired by the lush landscapes of Jurong Lake Gardens. The architectural and site concepts reflect the main lake with its islands, the winding water edges, Neram Streams, and Rasau Walk.

Similarly, the colors and textures used in the design are inspired by natural elements like wood and stone.

J’den Condo Site Plan

The J’den Residence site is relatively small, fitting into a town center area. It has a roughly pentagon shape and covers about 83,000 square feet. However, the high plot ratio of 4.48 allows for much more built-up space.

The site is bordered by Jurong East Central 1 and Jurong Gateway roads on almost all four sides. Across these roads, you’ll find the Jurong Regional Library, bus interchange, and MRT station, all of which are low-rise buildings. On the fifth side, at the back, there are also some low-rise HDB buildings.

With J’den set to be 40 storeys high, most higher-floor units will enjoy relatively unblocked views, offering a degree of privacy without other tall buildings facing them. Especially for units facing west towards Jurong Lake and its gardens, the views of the wide water and greenery are almost guaranteed, as no high-rise buildings are planned for that area.

Showflat

Pricing

Unit Types and Sizes

Unit Description	Type	No. of Units	Strata Area (sq m)	Strata Area (sq ft)
1 Bedroom	A	37	48	520
1 Bedroom + Study	AS	37	57	620
2 Bedroom	B	74	66	715
2 Bedroom + Study	BS	74	75 – 79	810 – 850
3 Bedroom	C	73	106 – 109	1,140 – 1,180
3 Bedroom + Study (Premium)	CS	36	111	1,200
4 Bedroom (Premium)	D	37	130	1,400
Total Number of Units		368

J’den Condo Price Ranges

J’den Price Background

Developer

J’den Singapore will be developed by CapitaLand Development, a subsidiary of the CapitaLand Group. CapitaLand is a well-established leader in the industry, known for its expertise in both property development and managing mixed-use developments.

CapitaLand Limited

CapitaLand Limited, headquartered and listed in Singapore, is one of Asia’s largest and most diversified real estate groups. As of June 30, 2020, CapitaLand owns and manages a global portfolio worth SGD $134.7 billion.

The Group’s portfolio includes a wide range of real estate assets such as residential and lodging properties, integrated and urban developments, as well as retail, commercial, logistics, industrial, and business parks.

CapitaLand has a presence in 220 cities across 30 countries, with Singapore and China being its core markets. It is also expanding in other regions including the USA, Australia, Europe, India, and Vietnam.

Additionally, CapitaLand operates one of the largest real estate investment management businesses globally. This includes seven real estate investment trusts (REITs) and listed investment trusts, along with over 20 private funds. Notable trusts include Ascott Residence Trust, CapitaLand Commercial Trust, Ascendas Real Estate Investment Trust, CapitaLand Malaysia Mall Trust, Ascendas India Trust, and CapitaLand Retail China Trust.

CapitaLand has completed numerous significant projects in Singapore, including D’Leedon, The Nassim, Sky Habitat, Interlace, and the mixed-use Marina One Residences. Recent projects include the integrated development Canninghill Piers at Clarke Quay and the iconic One Pearl Bank.

Location

J’den Residence is located in Jurong East Central, within Jurong Gateway, the commercial center of the Jurong Lake District. This area is well-established with commercial and institutional buildings, offices, malls, and a mix of HDB and private housing.

Technology and Growth Hubs
The residence is also close to significant technology and growth hubs like the International Business Park and the Jurong Innovation District.

Shops, Dining, Supermarkets, Banks
The location of J’den condo is well-supported by amenities. It is situated within the retail cluster around Jurong East MRT station. Nearby malls like IMM, Westgate, and Jem offer a wide range of dining and shopping options. These malls are connected by J-Walk, an elevated covered bridge, providing sheltered access.

Additionally, the new lakeside village being developed by URA, across Jurong Town Hall Road, will feature shops, hotels, and alfresco waterfront dining by Jurong Lake.

Leisure, Recreation, Sports
Residents can enjoy Jurong Lake and its 90 hectares of gardens and parks right across the road. The revamp and upgrade of these gardens have been ongoing. Lakeside Garden, reopened in April 2019, is now a refreshing waterside park that won the Urban Land Institute’s Asia Pacific Award for Excellence. The Chinese Garden and Japanese Garden are expected to complete and reopen around 2023 to 2024.

These gardens, along with the 70-hectare Jurong Lake, will form a beautiful green sanctuary for families. There will be 17 kilometers of active waterfront amid greenery, offering various recreational and water activities, children’s play areas, and opportunities for birdwatching and nature trails.

Healthcare
The Jurong healthcare hub, including the Jurong Community Hospital (JCH) and Ng Teng Fong General Hospital (NTFGH), is a short walk from J’den, connected by a sheltered bridge. These hospitals were designed and built together for better efficiency and patient care. JCH provides a recovery setting after acute care at NTFGH.

Both hospitals are designed for sustainability and eco-friendliness. They harvest rainwater for rooftop gardens and use solar energy for hot water supply and landscape lighting. This healthcare cluster integrates seamlessly with the surrounding shops and malls, forming a vital part of the community.

MRT Connectivity
J’den is located across Jurong Gateway Road from the Jurong East MRT station, about a 5-minute walk away. This station on the East-West line is 11 stops or about a 30-minute ride from Raffles Place. The East-West MRT line connects the west region to the city center and Changi Airport, passing through areas like Buona Vista and One-North with its research institutes and business parks.

Accessibility
J’den Residences is conveniently located near two expressways. It is about 1.5 kilometers from the nearest exit onto the Ayer-Rajah Expressway and 2 kilometers from the Pan-Island Expressway. Once on the expressway network, travel to the rest of the island is usually quick, barring traffic jams. For example, a drive to Changi Airport during off-peak hours may take just over half an hour.

Click here to view the full J’den Condo Brochure.

Contact

Terra Hill

Welcome to our review of the upcoming launch of Terra Hill Singapore, a new 5-storey freehold condominium located on Yew Siang Road in the West Coast area. It is just 400 meters from Pasir Panjang MRT station and sits on elevated ground between Kent Ridge Park hill and the future Greater Southern Waterfront district.

Terra Hill will offer various amenities, including pools, spas, jacuzzis, cooking and dining pavilions, gyms, and a clubhouse, all set in beautifully landscaped grounds and gardens.

What makes Terra Hill unique is its rare combination of features. With a land size of 208,443 square feet, it is considered large for a new freehold project, offering better long-term value. It’s also conveniently located less than a five-minute walk from an MRT station.

Situated on the edge of the city center and the future Greater Southern Waterfront, Terra Hill promises great potential. The site, formerly Flynn Park, is in a private residential area surrounded by landed houses and other low-rise condominiums.

The low-density character of the estate, combined with lush greenery, gives the neighborhood a secluded feel. Terra Hill blends into this serene environment, providing a peaceful retreat from the city’s hustle and bustle.

The tender for Flynn Park’s en-bloc sale was highly competitive, reflecting the desirability of such prime sites. Hoi Hup Realty and Sunway Developments won the tender and are developing the project. This partnership previously launched the 660-unit Ki Residences in early 2021, selling over 600 units by mid-2022.

Given the recent success of similar launches in 2022, Terra Hill is expected to sell quickly, especially since other nearby projects are nearly sold out.

Terra Hill condo is located along Singapore’s west coast, off Pasir Panjang Road. Unlike the more famous East Coast, this area is currently less known and less expensive, offering potential for better investment returns as the area develops.

The nearby Pasir Panjang Port, which has kept property prices down, is relocating to Tuas by 2040. This move will make way for the Greater Southern Waterfront City, a major redevelopment project by the URA, stretching 30km from Gardens by the Bay to Pasir Panjang. This transformation is expected to increase property values in the area.

Terra Hill already has many attractive features. It is close to the CBD, within the Rest of Central Region (RCR) zone, and next to a nature reserve that is part of the Southern Ridges Green Belt. It is also near the research and education hubs and business parks of Kent Ridge, Buona Vista, and Mapletree. Plus, it’s a rare, sizable freehold property just a five-minute walk from Pasir Panjang MRT station on the Circle Line, three stops from Harbourfront and VivoCity mall.

As highlighted by Mr. Galven Tan, Savills deputy managing director, the site offers developers a prime opportunity to create a premium product close to the city center and only 350 meters from an MRT station, yet surrounded by mature nature parks.

Hoi Hup Realty and Sunway Development won the bid to develop Terra Hill. Mr. Wong Swee Chun, Hoi Hup’s chairman, noted the site’s unique hillside location on the south slopes of Kent Ridge Park. This quiet, low-density area offers a peaceful, attractive place to live, with lush landscaping extending into the Terra Hill condo.

Despite its tranquility, the area is just a five-minute drive from several bustling hubs, including tertiary campuses, research centers, and business parks, making it appealing to both tenants and potential buyers.

With few new developments in Singapore’s west, Terra Hill is worth considering, especially if you’re looking for a freehold property within walking distance of an MRT station.

Project Information

Name: Terra Hill

Developer: Hoi Hup Sunway Kent Ridge Pte Ltd

Status: Condominium (Foreigners eligible to buy)

District: 05

Site Area: 19,365 m² (208,445 sq ft)

Floor Area: 27,111 m² (291,822 sq ft)

Plot Ratio: 1.4

Tenure: Freehold

Official TOP Date: 9 January 2028

Expected TOP Date: 3rd Quarter 2026

No. of Blocks: 9

No. of Storeys: 5

No. of Units: 270

Car Park Spaces: 273 (including 3 spaces for handicapped parking)

Address:

18 Yew Siang Road, Singapore 117755
18A Yew Siang Road, Singapore 118992
18B Yew Siang Road, Singapore 118993
18C Yew Siang Road, Singapore 118994 – Management Office / Clubhouse
20 Yew Siang Road, Singapore 117756
20A Yew Siang Road, Singapore 118995
20B Yew Siang Road, Singapore 118996
22 Yew Siang Road, Singapore 117757
22A Yew Siang Road, Singapore 118954
22B Yew Siang Road, Singapore 118955

Project Description: Residential Flat Development comprising 9 Blocks of 5-Storey Buildings with Attic, 1 Level of Basement Carpark, Swimming Pool, and Communal Facilities on LOT 02062L MK03 at Yew Siang Road (Queenstown Planning Area).

Design and Construction Team:

Architect: P & T Consultants Pte Ltd

Landscape Architect: Sitetectonix Private Limited

C&S Engineer: Tenwit Consultants Pte Ltd

M&E Engineer: United Project Consultants Pte Ltd

Main Contractor: Straits Construction Singapore Pte Ltd

Project ID: 2edesign Studio Pte Ltd

Showflat ID: 2edesign Studio Pte Ltd and Index Design Pte Ltd

Developer Solicitor: Rajah & Tann Singapore LLP

Floor Plans

Terra Hill Site Plan

The Terra Hill site is an irregularly shaped plot at the end of Yew Siang Road, a short cul-de-sac off Pasir Panjang Road, directly opposite Pasir Panjang MRT station.

It is mainly surrounded by other low-rise condominiums such as Pepys Hill and Island View. The north-east section borders part of Kent Ridge Park on the Southern Ridges.

Yew Siang Road, lined with a few landed houses and small condos, is generally quiet with little traffic.

Situated on slightly elevated ground, the hill-side Terra Hill site offers units with unblocked, breezy views to the south.

According to the URA’s master plan, the site is zoned for residential use with a plot ratio of 1.4, allowing for buildings up to 5 storeys high, creating an airy and open environment.

Showflat

Showflat Unit Types:

Type B3: 2 Bedroom + Study (Signature Collection) – 75 m² / 807 sq ft
Type C5: 3 Bedroom (Signature Collection) – 101 m² / 1,087 sq ft
Type DP1: 4 Bedroom (Prestige Collection) – 176 m² / 1,894 sq ft

Pricing

Unit Types and Sizes

Collection	Unit Description	Type	No. of Units	Strata Area (sq m)	Strata Area (sq ft)
The Signature Collection	2 Bedroom / 2BR + Study	B1/B2/B3	70	58 – 75	624 – 807
	3 Bedroom	C1 – C6	108	84 – 102	904 – 1,098
	3 Bedroom Penthouse	C7PH – C9PH	18	116 – 124	1,249 – 1,335
	4 Bedroom	D1/D2/D3	20	121 – 124	1,302 – 1,335
	4 Bedroom Penthouse	D4PH – D7PH	19	143 – 173	1,539 – 1,862
The Prestige Collection	4 Bedroom	DP1	24	176	1,894
	5 Bedroom	E1PH – E3PH	11	197 – 282	2,120 – 3,035
Total Number of Units			270

Terra Hill Price Ranges

Collection	Unit Description	Strata Area (sq ft)	Price Range (SGD)	Estimated Monthly Maintenance
The Signature Collection	2 Bedroom	678 / 840	$1.865M – $2.03M	$480 + GST
	2 Bedroom + Study	807	$2.103M – $2.272M	$480 + GST
	3 Bedroom	904 – 1,098	$2.292M – $3.007M	$480 / $560 + GST
	3 Bedroom Penthouse	1,249 / 1,335	$2.849M – $3.157M	$480 + GST
	4 Bedroom	1,302 – 1,335	$3.476M – $3.619M	$560 + GST
	4 Bedroom Penthouse	1,539 – 1,862	$3.548M – $4.725M	$560 + GST
	5 Bedroom Penthouse	2,120 – 2,164	$5.483M – $5.58M	$640 + GST
The Prestige Collection	4 Bedroom	1,894	$5.261M – $5.585M	$640 + GST
	5 Bedroom Penthouse	3,035	$8.626M – $8.779M	$720 + GST

Tree Hill Pricing Background

Developer

Terra Hill Singapore is being developed by Hoi Hup Sunway, a joint venture between Hoi Hup Realty and Sunway Developments Pte Ltd. Both developers are well-respected and have many years of experience in Singapore’s real estate industry.

Hoi Hup Realty Pte Ltd

Hoi Hup Realty started as a property developer in Singapore in 1983. Over the years, they have completed various projects, including landed and cluster housing, private and executive condos, and mixed-use developments. Hoi Hup has added nearly 8,000 homes to Singapore’s market. Some of their notable projects include:

The Ford @ Holland
Waterford Residence
Suites @ Cairnhill
Sophia Hills @ Mount Sophia
Shelford 23
Residences @ Killiney
The Foresta @ Mount Faber

Their recent launch, Ki Residences, in collaboration with Sunway, saw remarkable success, selling 93% of its 660 units in less than 18 months after its early 2021 launch. Hoi Hup’s success stems from understanding buyers’ needs and delivering quality, comfortable, and functional living spaces. Their commitment to excellence has earned them several awards, including BCI Asia’s Top 10 Developer Awards.

Sunway Developments Pte Ltd

Sunway Developments is a subsidiary of the Sunway Group, a large Malaysian multinational conglomerate. Sunway Group specializes in property development and investment, including the design and construction of major projects like Sunway City. The group is also involved in IT, education, leisure, hospitality, real estate REITs, and building materials supply.

Sunway is one of Singapore’s leading concrete pre-casters, working on both private and public sector projects. Their work has earned international recognition, with awards from FIABCI and IFAWPCA.

Notable Joint Projects by Hoi Hup Sunway

Sea Esta
Miltonia Residences
The Peak @ Toa Payoh
Vacanza @ East
City View @ Boon Kheng
Royal Square at Novena

Hoi Hup Sunway is known for its ability to translate buyers’ needs into high-quality products, making them a trusted name in the industry. Their collaborative efforts continue to shape Singapore’s real estate landscape, delivering projects that combine quality, comfort, and innovation.

Location

Terra Hill is located in District 05 at the end of Yew Siang Road, a short lane off Pasir Panjang Road. This area is a low-density private residential estate with landed homes, cluster houses, and low-rise apartments and condominiums, similar in feel to the East Coast/Katong and Upper Bukit Timah districts.

This area is quieter and less crowded than District 15, offering a more serene and understated atmosphere while still being close to town.

Nearest MRT Station

Terra Hill is 400 meters, or about a five-minute walk, from Pasir Panjang MRT station on the Circle Line. This station is five stops from Holland Village, three stops from one-North, and three stops from Harbourfront station at VivoCity. The Circle Line will be fully connected by 2026, linking Harbourfront to Marina Bay.

Business & Work Centres

Terra Hill is closer to major business hubs than many realize. It is a 15-minute drive from the Central Business and Marina Bay Financial districts. Even closer are notable business parks such as Mapletree Business City (15 minutes walk), One North (9 minutes drive), and the International Business Park. These areas provide over 50,000 jobs, representing a significant pool of potential buyers and tenants.

Amenities

Terra Hill is near several shopping and food centers. Alexandra Retail Centre is a 12 to 15-minute walk or a 5-minute drive away, and VivoCity is a 10-minute journey by train or car, offering a large mall with a supermarket and a variety of shops and eateries. Holland Village, with its unique mix of eateries, is a 12-minute MRT ride away, and Orchard Road is about 15 minutes by car. For convenience, there are minimarts and cafes within a 5 to 10-minute walk along Pasir Panjang Road.

Schools & Educational Institutes

The area is close to one of Singapore’s largest research and education belts, stretching from Clementi to Buona Vista. This includes Singapore Polytechnic, Japanese schools, the National University of Singapore and its research hubs, United World College, ISS International School (Preston campus), and Science Park.

Parks & Nature Reserves

Terra Hill is adjacent to the Southern Ridges Green Belt, one of Singapore’s longest nature reserves, including Kent Ridge Park, HortPark, Telok Blangah Hill Park, and Mount Faber Park. To the south are Labrador Nature Reserve and Coastal Walk.

Connectivity & Accessibility

The nearest MRT station is a five-minute walk away, connecting to the islandwide MRT network. By car, the West Coast Highway near Pasir Panjang Road connects to the Ayer Rajah Expressway (AYE), leading to the islandwide expressway network.

Future Development

URA plans to transform the south-west coast from Marina East to Pasir Panjang into the Greater Southern Waterfront, a major waterfront city and gateway. This ambitious project will cover 1,000 hectares, 2.5 times the size of Marina Bay, and include a 30 KM nature trail from Gardens by the Bay to Labrador Park. Development will occur in phases over the next 5 to 10 years, with the first phase set for completion by 2030. Preparatory work has already begun, with the move of the Tanjong Pagar port operations to Tuas. Pasir Panjang Terminal, just south of Terra Hill, will be the next to go, with Mount Faber, Pasir Panjang Power District, and Keppel Club among the first areas to start development.

Click here to view the full Terra Hill Brochure.

Contact

Belgravia Ace

Here we introduce Belgravia Ace Cluster Houses, the largest and third phase of the Belgravia Collection. These are brand new freehold strata landed houses located at Belgravia Drive in the peaceful Seletar estate, near Ang Mo Kio Avenue 5.

Developed by Fairview Development Pte Ltd, a part of the Tong Eng Group, Belgravia Ace consists of 104 semi-detached houses and 3 terrace units. Each house includes 5 bedrooms, a study, a home shelter, and a home lift. Some houses also have a family area.

Large freehold cluster house developments like Belgravia Ace are rare, as most are small with limited land. However, Belgravia Ace offers spacious grounds with plenty of greenery, facilities, and landscaping. Residents enjoy the space of landed housing along with condominium amenities such as swimming pools, spas, a gym, fitness areas, and BBQ pits, all maintained by the development. It also provides a safe, gated environment where children can play freely.

Fairview Development aims to improve upon earlier phases with larger units and high-quality finishes and fittings.

Belgravia Ace cluster homes are accessible via Belgravia Drive, off Ang Mo Kio Avenue 5. It’s a 5-minute drive to the Central Expressway (CTE) and under 25 minutes from Orchard Road and the Raffles Place/Marina Bay CBD area during off-peak hours.

The project features modern contemporary architecture with plenty of landscaping and greenery. The design aims to create a peaceful, nature-inspired oasis, offering a serene and safe haven to return to.

This nature theme starts right at the main entrance, where a roundabout water fountain and the greenery of the Fire Garden welcome both residents and visitors.

The houses themselves have a sleek fin frame around their glass facades, combining modern and classic elements. The extensive glass frontage enhances the sense of space, making the most of the 6-meter width of the interiors. The 1st floor boasts a high ceiling of 4.95 meters, adding to the spacious feel and allowing for a furniture loft.

Most units also include a roof terrace, providing additional space for family gatherings or social activities.

If you are deciding between a Belgravia Ace cluster house and a landed home, there are pros and cons to consider for both options.

A landed home allows you to own the piece of land it sits on, giving you the freedom to rebuild or modify the house as you like, in any color or material you prefer.

In contrast, with cluster houses, you don’t have that freedom because a standard facade must be maintained. This has its benefits, too, as it ensures the neighborhood remains aesthetically pleasing and you won’t have unattractive neighboring houses.

You don’t own a specific piece of land; instead, you share ownership of the entire site with other residents.

This setup has its benefits. Since the houses are strata units like condominiums, the owners can choose to collectively sell the entire development to a developer in an en-bloc sale as it ages. After 20 years, only 80% of the owners need to agree to the sale, unlike landed property which requires 100% approval—a rare occurrence.

Over time, the value of the land will increase. Freehold land is becoming scarcer, and a large plot like this is especially valuable and always in demand by developers.

Another advantage of cluster houses is the reduced burden of maintenance. You don’t have to worry about maintaining the house exterior or the grounds yourself, which can be a major hassle for busy homeowners. The gardens and landscaping are taken care of, and the facades are painted every few years. While there is a monthly maintenance fee, pooling resources often makes it more affordable than what individual landed homeowners would spend on maintenance.

Another appealing aspect, especially for families with children, is that cluster house developments offer condominium-style facilities right at your doorstep. While there may not be as many amenities as in larger condos, they are located in a safe, gated environment, which is very important if you have young children.

The Belgravia Ace cluster housing project will be a mid-sized development. Such projects naturally foster a neighborly spirit among residents due to the smaller community size. Additionally, given the landed character, residents often celebrate events together, like the Mid-Autumn Festival.

Project Information

Name: Belgravia Ace
Developer: Fairview Developments Pte Ltd (a unit of the Tong Eng Group)
Status: Cluster Housing (Eligible only for Singapore Citizens)
Address: Belgravia Drive (off Ang Mo Kio Avenue 5)
District: 20
Site Area: 26,990 m² (290,520 sq ft)
Plot Ratio: 1.4
Tenure: Freehold (Estate in Fee Simple)
Number of Units: 104 Semi-Detached and 3 Terrace houses
Number of Car Spaces: Private car porch for each unit (accommodates at least 2 cars)
Architect: JGP Architecture (S) Pte Ltd
M&E Consultant: HPX Consulting Engineers
Structural Consultant: KCL Consultants
Landscape Consultant: COEN Design International
Interior Design: Surface ID Studio
Developer Solicitor: Dentons Rodyk & Davidson LLP

Floor Plans

Belgravia Ace will feature 107 freehold strata houses, including 104 semi-detached units (Types A, B, and C) and 3 terrace units (Type D), with the following details:

Type A Strata Semi-Detached Houses: 18 units, each with 3 storeys plus an attic. These houses have 5 bedrooms, a study, and a home shelter. They are joined at the rear to Type B, making them open on both sides and giving them the appearance of standalone bungalows from the front. The car porch is at ground level, enhancing the feel of a landed house. Living and dining areas, along with the kitchen, are on the 2nd floor, with bedrooms on the top floor.
Type B Strata Semi-Detached Houses: 18 units, each with 3 storeys, a basement, and a roof terrace. These houses have 5 bedrooms, a study, a home shelter, and a family area. Joined at the rear to Type A, they also appear as standalone bungalows from the front.
Type C Strata Semi-Detached Houses: 68 units, each with 3 storeys, a basement, and a roof terrace. These houses include 5 bedrooms, a study, and a home shelter.
Type D Strata Terrace Houses: 3 units, each with 3 storeys, a basement, and a roof terrace. These houses have 5 bedrooms, a study, and a home shelter.

All units come with a home lift and a private car porch that can accommodate at least two cars. They will also be equipped with a Smart Home System that integrates the home intercom, digital door lock, lights, air conditioner, and fire alarm system.

Green features of the development include:

Optimal window-to-wall ratio.
Low-emission glass to reduce harmful infrared and UV rays.
Electric vehicle charging points.
Water-efficient sanitary wares and fittings.
Appliances and air-conditioning systems with the highest energy efficiency ratings.
Air-conditioning systems with Plasma Quad technology to remove particles like bacteria, viruses, dust, allergens, and mold.
Use of eco-friendly cement and low-volatility organic compounds in construction materials, paints, sealants, and adhesives.

Belgravia Ace Site Plan

Access to Belgravia Ace is through Belgravia Drive, a new road off Ang Mo Kio Avenue 5. This development is the innermost phase of the Belgravia Collection, set back from the main road by Belgravia Green and Belgravia Villas, which are already separated from the road by a 100-meter wide park.

The main entrance features a tree-lined boulevard, creating a sense of elegance and grandeur on a homely scale.

Like the earlier phases, the houses in Belgravia Ace are oriented North-South to reduce heat from the afternoon sun and encourage breezes from the prevailing monsoon winds.

The grounds are divided into eight garden zones, each themed around a different natural element: earth, water, wood, air, fire, metal, light, and stone. Each zone features a special element such as a putting green, whispering pond with a waterfall, landform play area, hammock lawn, garden pavilions, and a courtyard.

A white-framed, 2-storey clubhouse houses the function room, entertainment area, and gym. The centerpiece of the landscaping is a 50-meter lap pool, complemented by a family pool, jacuzzi, and waterfall.

Residents will enjoy views of open spaces and lush landscaping. The facilities and gardens will enable residents to integrate outdoor activities into their daily routines. In addition to the pools and BBQ pavilion, there will be exercise areas and children’s activity zones. Below are artist’s impressions of some facilities.

Showflat

Pricing

Unit Types and Sizes

Unit Description	Type	No. of Units	Strata Area (sq m)	Strata Area (sq ft)
Semi-Detached	A	18	365	3,929
Semi-Detached	B	18	406	4,370
Semi-Detached	C	68	377	4,058
Intermediate Terrace	D1	1	339	3,649
Corner Terrace	D2	2	374	4,026
Total Number of Units		107

Belgravia Ace Price Ranges

Unit Description	Type	Strata Area (sq ft)	Share Value	Estimated Monthly Maintenance
Semi-Detached	A	3,929	11	$451 + GST
Semi-Detached	B	4,370	12	$492 + GST
Semi-Detached	C	4,058	12	$492 + GST
Intermediate Terrace	D1	3,649	11	$451 + GST
Corner Terrace	D2	4,026	11	$451 + GST

Belgravia Ace Price Background

Developer

Belgravia Ace homes are being developed by Fairview Developments, a subsidiary of the Tong Eng Group. Tong Eng has built several landed homes in the area, including Poets Villas, Stratton Park, 8 @ Stratton, Belgravia Park, Belgravia Villas, and Stratton Green. Their latest project, Belgravia Green, is currently under construction.

In 2018, Tong Eng received the BCI Asia Top 10 Developer Award. In 2017, Belgravia Villas won the PropertyGuru Best Housing Development Award.

Tong Eng Group (“Tong Eng” or “The Group”)

Location

Belgravia Ace is situated in the Seletar Hills landed housing area, between Ang Mo Kio and Yio Chu Kang. This private residential estate mainly features one to three-storey landed houses, with a few low-rise apartments and condominiums scattered throughout.

Belgravia Ace is located between Belgravia Villas and Belgravia Green to the south, and the landed houses along Stratton Drive to the north. To the west is Este Villas, a freehold cluster housing development that sold out within days of its launch about 10 years ago. Back then, each intermediate terrace was priced around $2 million, and they were sold within half a day. Nowadays, $2 million wouldn’t buy a new 99-year leasehold apartment half that size.

Amenities

As typical in landed housing estates, there are no large F&B outlets or shopping centers within easy walking distance. The nearest major ones are NEX at Serangoon Central, Compass One at Sengkang Central, and AMK Hub at Ang Mo Kio Town Centre, all about a 10-minute drive away. However, residents can walk to Greenwich V through a side gate leading to Stratton Road within Seletar Estate. It’s a small but cozy place to chill with F&B joints like The Coffee Bean & Tea Leaf, Toast Box, some bakeries, a Cold Storage supermarket, pharmacy, hair salon, and medical and dental clinics.

Popular food spots nearby include Jalan Kayu with its alfresco dining options, and Serangoon Gardens, home to the well-loved Chomp Chomp Food Centre.

Nearest MRT Station

Belgravia Ace is not within walking distance of an MRT station. The nearest stations are Ang Mo Kio and Yio Chu Kang, about 7 bus stops away. By car, it takes about 5 minutes off-peak to reach these stations, which are on the North-South MRT line that goes to Orchard Road, Raffles Place, and Marina Bay.

Schools

There are no primary schools within 1 km, but a few are within a 2 km radius. Notable among them is Rosyth Primary School, although even within 1 km, admission is highly competitive. Other primary schools in the vicinity include Jing Shan, Hougang, Fernvale, and Sengkang Green Primary, which are relatively new and well-equipped.

Accessibility

For drivers, Belgravia Ace is conveniently located about 5 minutes from the nearest Central Expressway (CTE) exit. Off-peak, it takes roughly 20 minutes to reach Orchard Road and about 25 minutes to get to the Raffles Place and Marina Bay financial districts.

Click here to view the full Belgravia Ace Brochure.

Contact

Mori @ Guillemard

The Mori condo is the newest freehold residential development on Guillemard Road, near Mountbatten Road, Kallang Theatre, and the Singapore Sports Hub. It is the only one in the area with a significant number of units still available, as most others have sold out.

Developed by RL East Pte Ltd, a part of ROXY-Pacific Holdings known for their freehold boutique projects, Mori stands out in the neighborhood. Unlike other small freehold projects with less than 50 units, Mori combines two plots of land, allowing for a larger development with 137 units and a variety of facilities.

MORI, which means woods or forest in Japanese, is inspired by the modern wabi-sabi philosophy, valuing the simple beauty of nature. This idea is incorporated into the design, promoting a lifestyle that appreciates the passage of time.

The site combines two adjacent pieces of land: one at 217 to 223A Guillemard Road and another behind it at 1 to 21A Jalan Molek. Together, they cover about 3,449.6 square meters or 37,131 square feet.

According to the Urban Redevelopment Authority (URA) master plan, the land facing Guillemard Road has a 5-storey height limit, while the land on Jalan Molek allows for up to 8 storeys. Therefore, the project will feature a mix of five-storey and eight-storey residential buildings, with the lower buildings at the main entrance on Guillemard Road. There will be landscaped decks on the 2nd and 6th floors, providing facilities and pools.

The site is about 500 meters from Mountbatten MRT station, an 8-minute walk, including the pedestrian bridge across Guillemard Road.

For trips to town, it might be quicker to take one of the many buses that run along Guillemard Road through Nicoll Highway. The bus stop is conveniently located right in front of the site.

Mori condo offers the opportunity to own a reasonably sized freehold property near Marina Bay and the CBD (Central Business District) at a relatively affordable price.

Additionally, its freehold status and proximity to the CBD suggest strong potential for future value appreciation in this neighborhood.

The long-term potential for capital gain at Mori is linked to URA’s master plan for the area.

Mori is located between Guillemard Road and Jalan Molek, on the edge of Geylang. Although Geylang is safe and relatively harmless by global standards, it has some slightly unsavory areas and suffers from a negative stereotype.

Additionally, Geylang is an old part of Singapore with many outdated and run-down buildings, giving it a somewhat shabby appearance. As a result, potential buyers are often deterred by its exterior.

This has kept property prices lower than expected for a location so close to Marina Bay, Kallang Riverside, and the CBD.

The greatest potential for profit is usually found in areas on the brink of development. Buying property before an area is revitalized and becomes desirable can lead to significant price increases.

This involves some risk, as it’s hard to predict exactly if or when it will happen.

Geylang is one such area with potential for rejuvenation, similar to past examples like Bugis and Keong Saik Road. Bugis, once gritty like Geylang, is now a vibrant area with high property prices. Keong Saik, once known for its seedy reputation, is now filled with trendy cafes, boutique hotels, and upscale co-working spaces.

The market has been anticipating a similar transformation for Geylang due to its central location, though progress has been slow. Recently, however, there are signs of change.

New businesses, including co-working spaces, specialty cafes, start-ups, and design firms, have started moving into Geylang and nearby Guillemard Road. Young entrepreneurs are drawn to the area by its transport links, proximity to the city, affordable rents, and vibrant character.

Additionally, the URA has rezoned part of Geylang. The area from Geylang Lorong 4 to Lorong 22, just down Guillemard Road from Mori, has been changed from Residential to Commercial/Institutional zoning.

This rezoning could increase land values, reduce residential space, and boost housing demand. More businesses, especially SMEs, might set up in Geylang due to its affordable rents and easy access to business hubs and the CBD.

Nearby business hubs, like the Paya Lebar Commercial Hub, Kallang Sports Hub, and Kallang Riverside, are growth areas under the URA master plan. The synergy between these hubs and the Geylang business area could increase property values, making homes in the area more desirable and potentially speeding up the pace of gentrification and rejuvenation.

Project Information

Name: MORI
Developer: RL East Pte Ltd (Roxy Pacific Holdings)
Status: Condominium (No restrictions on foreign ownership)
Address: 223 Guillemard Road, Singapore 399738
District: 14
Site Area: 3,449.6 m² (37,131 sq ft)
Floor Area: 9,658.9 m² (103,968 sq ft)
Plot Ratio: 3.07
Tenure: Estate in Fee Simple (Freehold)
T.O.P. Date: 31 December 2026
No. of Storeys: Part 5 / Part 8
No. of Units: 137 residential units
No. of Car Spaces: 110 car spaces on the 1st storey & Basement 1
Accessible Car Spaces: 3
Bicycle Spaces: 23
Description: New construction of a 5/8 storey residential building (total 137 units) with car parking on the 1st and basement storeys, communal facilities on the 2nd and 6th storeys, and a communal swimming pool on the 6th storey roof terrace. Located on Mk25 Lots 01472p, 01473t, 01474a, 01475k, 01661m, 01662w, 01663v, 01664p, 01665t, 01666a, 01667k, 01668n, 01669x, 01670k, and 01671n at 1-21 Jalan Molek and 217-223 Guillemard Road.
Architect: Ronny Chin Architects Pte Ltd
C&S Engineer: CMP Consultants Pte Ltd
M&E Engineer: Elead Associates Pte Ltd
ID (Showflat): 2nd Edition Pte Ltd
Main Contractor: Lim Wen Heng Construction Pte Ltd
Developer’s Solicitor: Dentons Rodyk & Davidson LLP

Floor Plans

Mori Site Plan

The Mori condo site is a large L-shaped piece of land bordered by three roads. The main entrance is on Guillemard Road for easy access, while the exit is on Jalan Molek for smoother traffic flow.

The shorter side of the land borders Guillemard Road, and only this part will be affected by main road traffic noise.

The longest side of the site faces north towards Jalan Molek, a quiet lane. This side will benefit from a peaceful environment without the west sun. Across Jalan Molek are two-storey landed houses, so the higher-floor units will likely have unobstructed views over the rooftops.

The MORI site is relatively quiet since it used to be private landed homes.

To the north-east of the site, across Lorong 24 (the empty grey piece of land on the map), is the upcoming Rezi 24 condominium, which will be completed in 2022.

Guillemard Suites, completed in 2017, is located at the south-west corner of the Mori site. Both developments are part of the ongoing redevelopment of Geylang.

Showflat

The showflat includes two types of units:

2 Bedroom, Type C1: 66 sq m (710 sq ft)
3 Bedroom + Guest, Type G3: 109 sq m (1173 sq ft)

Pricing

Unit Types and Sizes

Unit Description	Type	No. of Units	Strata Area (sq m)	Strata Area (sq ft)
1 Bedroom	A	21	45 – 46	484 – 495
1 Bedroom + Study	AS	9	51 – 55	549 – 592
2 Bedroom	B	61	66 – 67	710 – 721
2 Bedroom + Study	BS	3	67	721
2 Bedroom + Guest	BG	3	82	882
3 Bedroom	C	21	89 – 92	958 – 990
3 Bedroom + Guest	CG	17	95 – 110	1,022 – 1,184
4 Bedroom	D	2	117	1,259
Total Number of Units		137

More Price Range

Mori Computations

Developer

The Mori Singapore is being developed by RL East Pte Ltd, a fully-owned subsidiary of ROXY-Pacific Holdings Limited. The project is set to be completed in 2026.

ROXY-Pacific Holdings Limited
Roxy-Pacific is a property and hospitality group that started in Singapore in May 1967 and has been listed on the SGX Mainboard since March 2008.

The Group focuses on the development and sale of residential and commercial properties. It also manages a portfolio of shopping malls, hotels, and residential properties.

Roxy-Pacific mainly develops small to medium-sized residential projects aimed at middle to upper-middle-income buyers.

From 2004 to 2020, the Group launched and built 54 small to mid-sized developments, adding over 5,000 residential and commercial units to the markets in Singapore, Malaysia, and Australia.

Current projects include Neu at Novena, 120 Grange at Grange Road, Wilshire Residences, Fyve Derbyshire, The Colony by Infinitum in Kuala Lumpur, New World Towers in Brisbane, and West End Residences, Octavia Killara, and The Hensley in Sydney, Australia.

Roxy-Pacific generates recurring income from investment properties like its 52 retail shops at Roxy Square Shopping Centre and the Grand Mercure Roxy Hotel in Katong.

Internationally, the Group has opened upscale boutique hotels under the Noku Roxy brand in Osaka and Kyoto, Japan. Other hospitality investments include a luxury resort in the Maldives and an upscale resort in Phuket, Thailand, set to open in 2022.

The Group holds a 40% share of a commercial tower on Queen Street, Melbourne, Australia, a 45% stake in a 6-storey commercial block on St Kilda Road near Melbourne’s CBD, and 40% of a ten-storey commercial building on Argyle Street in Parramatta, New South Wales.

In New Zealand, Roxy-Pacific holds a 50% share of an office building on Queen Street in Auckland’s CBD and owns the NZI Centre.

Recently, the Group acquired a 49% stake in a retail property in Shibuya, Tokyo, expanding its presence in Japan’s retail sector as well.

Location

The Mori condo is located on Guillemard Road, within 5 km of the Marina Bay Financial District and the CBD at Raffles Place. It’s also near the Kallang Basin area and the Singapore Sports Hub.

F&B Outlets and Shops

Situated between Geylang and Old Airport Road, the area is known for its vibrant food scene, offering a mix of traditional hawker fare, exotic foods, and a lively nightlife. Many of Singapore’s top-rated hawker stalls are located here.

Lifestyle Amenities

The Mori condo is about 1 km, or a 15 to 20-minute walk, from the Kallang Sports complex, including the Sports Hub, Indoor Stadium, and Kallang Theatre. A bit further is the Kallang Riverside park connector, which allows for cycling or walking to Gardens by the Bay and Marina Bay via Marina Promenade.

Schools

Within a 1 km radius are Geylang Methodist School and Kong Hwa School. Kong Hwa ranks 32nd out of 181 primary schools on Salary.sg’s 2021 popularity rankings, ahead of notable schools like Raffles Girls Primary and St. Andrews Junior.

Nearby international schools include EtonHouse International (Mountbatten and Broadrick) and James Cook University.

Nearest MRT Station

The Mori condo is about 500 meters from Mountbatten MRT station (Exit A) on the Circle Line, a 6-minute walk across Guillemard Road and through the HDB blocks. Including the time to cross the overhead bridge, it takes about 8 minutes.

Aljunied station on the East-West Line is 600 meters away, also an 8-minute walk.

Both the East-West and Circle lines are highly accessible. The East-West line cuts through the city center, while the Circle line connects with every other MRT line, providing direct access to Marina Centre, Marina Bay Sands, and Dhoby Ghaut station on Orchard Road.

Accessibility

The Mori condo is centrally located, less than a 5-minute drive from Nicoll Highway and 10 minutes from the CBD and financial district. It also has convenient access to three major expressways: the PIE (Pan-Island Expressway), ECP (East Coast Parkway), and KPE (Kallang Paya Lebar Expressway).

Rental Yield

For investment purposes, properties in this area generally offer higher rental yields compared to other parts of the island. This is due to their proximity to the CBD, relatively lower prices, and vibrant character, attracting many expatriates looking to rent.

Click here to view the full Mori @ Guillemard Brochure.