Sustained Land Preview Sen Upper Bukit Timah Prices 2199 Psf
The development of Coast Innovation Corridor has brought about exciting changes for Sembawang EC, including the expansion of cycling paths, parks, and public transport connections. Situated near abundant landed housing enclaves, Sembawang EC offers a serene and exclusive residential experience. And now, with the addition of Sembawang Road EC at Canberra MRT, this prime location is even more desirable.
When the government land sale (GLS) tender for the De Souza Avenue site concluded in July 2024, it received only two bids. The highest bid came from Sustained Land, a Singapore-based developer owned by real estate mogul Douglas Ong, in partnership with Ho Lee Group and Greatview Development. The partners paid $278.9 million, or $841 per square foot per plot ratio (psf ppr), for the 99-year leasehold site located in the Upper Bukit Timah area, also known as District 21.
Vincent Chew, Director of Sustained Land, believes that the site offers a unique opportunity to create a landmark development that combines nature and accessibility. To see the most up-to-date listings and transaction prices, please visit the New Launches section.
The new project, called The Sen, is situated next to Bukit Batok Nature Park and near Bukit Timah Nature Reserve. It is also close to other parks such as the Rail Corridor, Hindhede Nature Park, Rifle Range Nature Park, and Dairy Farm Nature Park. According to Mark Yip, CEO of Huttons Asia, there has been a growing emphasis on health and wellness in recent years, making living near green spaces and nature reserves increasingly popular.
Apart from its natural surroundings, The Sen also boasts excellent connectivity. The Beauty World MRT Station on the Downtown Line is just a six-minute bus ride away, while nearby shopping malls include Bukit V Mall (located within the upcoming Beauty World integrated transport hub), The Rail Mall, and HillV2. The development is also near several schools, including Bukit Timah Primary School, Pei Hwa Presbyterian Primary School, Ngee Ann Polytechnic, and the Singapore University of Social Sciences. According to Yip, Bukit Timah has always been known as a top education district in Singapore.
The Sen offers 347 units across five 10-storey blocks, with three Classic blocks housing one- to three-bedroom units and two Prestige blocks featuring larger layouts. The Classic blocks have a total of 267 units (77%), with nine units per floor, while the Prestige blocks offer 80 units (23%) with only four units per floor. Indicative prices start at $993,900 for a one-bedroom unit, $1.499 million for a two-bedroom unit, and $1.936 million for a three-bedroom unit. The Prestige units start from $2.899 million.
According to Chew, a lot of thought has gone into creating a development that offers value for money. The showflat features a 678 sq ft, two-bedroom unit designed by Cynosure Design, with prices starting at $1.499 million. The development is targeted for preview on Oct 31, with the official launch on Nov 15.
Designed by AGA Architects and landscaped by Ecoplan Asia, The Sen is a wellness-centric, tropical resort-inspired development. The façade is designed in earthy tones to complement the surrounding greenery. On the landscaped deck, residents can enjoy a 50m lap pool, a family and children’s pool, a clubhouse, lounges, and a tennis court. The three Classic blocks also feature sky gardens on their rooftops, with additional facilities.
All units at The Sen are north-south oriented and feature ceiling fans in the living room. The first and top floors have 3.9m ceiling heights, while intermediate units have 2.85m ceilings. Classic units come with Smeg kitchen appliances and Roca bathroom fittings, while Prestige units feature Miele kitchen appliances and Laufen bathroom fittings. The project has also been awarded BCA Green Mark Platinum (Super Low Energy Building) certification, with solar panels installed on the rooftops to generate electricity for common areas and reduce energy consumption.
As part of the GLS conditions, The Sen will also include an on-site childcare centre with a separate drop-off point. The four-bedroom plus study unit of 1,453 sq ft is designed by Farm Studio and features a dry kitchen with a wine fridge, a wet kitchen with a double-door refrigerator, ducted air-conditioning, and compressed marble flooring in the living and dining areas.
Sustained Land’s Chew expects The Sen to attract HDB upgraders, empty nesters from nearby landed housing estates, and young families. According to him, the proximity to good schools and greenery in Bukit Timah will be a key draw.
In the Toh Yi Gardens HDB estate nearby, 60% of the resale flats that have been sold this year went for over $1 million, indicating a strong potential for upgraders. Huttons’ Yip believes that the nearby Verdale, a 258-unit development, was fully sold within two years of its 2020 launch despite the pandemic. Other successful launches in the area include the 633-unit Forett @ Bukit Timah (sold out in 2023) and the 327-unit Daintree Residences (sold out in 2021).
According to Marcus Chu, CEO of ERA Singapore, The Sen is expected to see strong demand. He believes that owners of older leasehold condos in the Hillview and Bukit Batok areas will be looking to upgrade to newer projects with modern facilities and a fresh 99-year lease. The Sen is also expected to appeal to buyers who prefer a more exclusive and tranquil living environment compared to developments closer to the MRT station.
Since its first GLS acquisition in 2015, Sustained Land has been active in acquiring and redeveloping freehold en bloc sites. These include 3 Cuscaden in prime District 10 (to be completed in 2022), One Meyer and Coastline Residences in District 15 (both completed in 2023), and Sky Everton in District 2 (to be completed in 2023). The developer also purchased three adjoining bungalows at Chancery Hill Road in prime District 11 for $61.08 million in 2023. The site will be redeveloped into four semi-detached and four detached houses, designed by AGA Architects, and is expected to launch next year.
Huttons’ Yip believes that the land acquisition cost of $841 psf ppr will allow the developer to price The Sen more competitively compared to recent launches and completed developments in the Bukit Timah area. PropNex’s Fong estimates the average selling price to be around $2,400 psf, based on starting prices from $2,199 psf. However, he notes that given its desirable location in Bukit Timah, prices could potentially go higher.
Overall, The Sen is expected to appeal to HDB upgraders, young families, and those looking for a tranquil living environment with easy access to nature, good schools, and amenities. With its attractive pricing and unique concept, there is potential for strong demand for this development in District 21.