Our Review
Location
What we liked:
Part of a new developing estate in Tampines North
Surrounded by new BTO estates
Tampines as a matured estate with strong demand
Strong future potential once Parktown mall is developed
What we didnt' liked:
It is technically further North of the Tampines central area, that is still undergoing development - so not many are familiar or would visit
Location score: 7/10
Accessibility
What we liked:
Fully integrated with links to bus interchange and new Cross Island line
Cross Island line takes you to Punggol in 3 stops, and to Aviation Park - where future Terminal 5 ancillary services will be hosted in
What we didnt' liked:
Cross Island line is estimated to be up in 2030, but its development is independently by LTA
Accessibility Score: 8.5/10
Development Quality
What we liked:
Joint partnership with UOL, Capitaland, and Singland - some of the biggest names in the industry
Hennings Larsen as the landscape architect - their expertise in the North South corridor and Istana gardens will likely come in handy to bring this 'park town' to life
Facilities separated into two area, with two sets of facilities in this mega development
Superb convenience with integrated development with mall, community centre, hawker centre, bus interchange, MRT station
What we didnt' liked:
Many units will face strong west-sun
Many units will be facing the road
The mall size is not huge
Development quality score: 8.5/10
Pricing
What we liked:
Developers kept prices fairly reasonable, without raising prices during launch day
What we didn't liked:
Being an integrated development, prices tend to be slightly higher, but not ridiculous (average $2.3XK PSF)
Price score: 7.5/10
Exit Potential
What we liked:
With OCR prices hitting upwards of $2.5k PSF, an integrated development averaging $2.3XK PSF has room for exit
Integrated development tend to have strong rental demand - allowing investors to hold the property for longer before timing an exit
What we didn't liked:
This is still a new estate that will take some time for the market to get familiar and accept
Larger units with high quantum might be harder to exit with a profit (hard to imagine many buyers paying $3.5-3.8M for 4BR in Tampines North)
Aurelle EC coming into the market around 2032, and will definitely be lower priced than Parktown. So timing of exit is crucial
Exit Potential score: 6.5/10