By KK Tong (guest contributor)
Launched in November 2016, the response to Parc Riviera was lukewarm despite the developer offering a fixed price for each unit type from the lowest floor to the 15th floor during the launch weekend. Slightly more than 100 units were taken up under this scheme, representing 13% of the 752 total units available.
Located at West Coast Vale in District 5, this 99-year leasehold development is by EL Development. The plot size is 203,531 square feet and TOP is expected to be in August 2020.
There are various unit types in this development, including double volume units. Indicative pricing in this are:
The condo consists of two 36-storey blocks, and has a 4-storey multi-storey car park with 770 parking lots.
Orientation for the units is North-South. The two blocks are designed back-to-back, with one block facing the Ayer Rajah Expressway (AYE), and the other block facing an empty plot of land. As of this writing, the successful tenderer for this plot of land (zoned for residential use) is China Construction (South Pacific) Development Co.
The main entrance is at West Coast Vale, with a side gate leading out to the park connector and a bridge linking to the International Business Park across the AYE.
Figure 1: Site Plan
Facilities on Level 1 include two swimming pools, a gymnasium, and a basketball half-court. The tennis court is on Level 4, while the Sky Deck boasts a sky jacuzzi and a panoramic pavilion with BBQ pit.
Thoughts from Show Flat Visit
Figure 2: Floor Plan of Type B2 (2 Bedroom)
Typically for two bedroom units in new developments, the main door leads into an open kitchen, with the living/dining areas beyond, followed by a balcony. For this unit, the bedrooms are located on the right.
Figure 3: Kitchen
The kitchen comes with high and low kitchen cabinets, a solid surface counter, and is also equipped with an induction hob, as well as an oven. Homogenous tiles are used for the kitchen flooring.
Figure 4: Living / Dining / Balcony Areas
The living and dining areas are too close for comfort and only a very small dining table can be placed in the gap between the kitchen and the living area. The configuration of the living and dining areas is rather narrow, and the distance between the walls of the living area is about 2.5m.
The flooring is homogenous tiles for the living areas, and vinyl for the bedrooms.
Figure 5: Master Bedroom
The master bedroom is 12 square metres and can fit a queen-sized bed with two side tables. The master bedroom looks reasonably spacious due to a small entrance area.
The common bedroom has only half windows as the air conditioner ledge is behind the outer wall.
The bathrooms come with standard fittings, including cabinets.
Figure 6: Area Map
Amenities around the area
As Parc Riviera is located in a mostly private estate enclave, amenities around the area may be limited in terms of eating places and shops. However, it is easy to get to Jurong East or Clementi Central where amenities are aplenty. There are two bus stops on both sides of the Ayer Rajah Expressway (AYE), where one can catch a bus to Jurong East or to Clementi Central. Walking distance to the bus stop on the same side as the development is about 280 metres.
Shopping malls in Clementi and Jurong East include Jem, Westgate, and Clementi Mall. Major supermarkets, eating places, and national library branches are located in these two areas.
Schools include Nan Hua Primary, Clementi Primary, Qifa Primary and Clementi Secondary. NUS High School and NUS are in the vicinity of Clementi.
Getting to other parts of Singapore is via the West Coast Highway and the Ayer Rajah Expressway.
Positive Aspects of the Development
- The location is within a private enclave, so there is an element of quiet and exclusivity.
- Unit Orientation is North-South, and units within the development are not facing each other.
- The common areas are rather spacious and generous.
- Units facing the AYE will be unblocked, but will have to contend with traffic noise.
- It is next to the Pandan Garden Park Connector, which is a pleasant place for fitness enthusiasts to exercise.
Negative Aspects of the Development
- There is a lack of amenities within comfortable walking distance.
- One side of the development faces the AYE, so traffic noise will be constant.
- The development comes with a multi-storey car park, which is not aesthetically pleasing.
- The layout of the living/dining area is narrow and longish, making it rather cramped, and there is hardly enough space for a dining table.
Some Thoughts on Units
- Units facing the highway will have unblocked views, but also traffic noise.
- Units facing Sungei Pandan / Pandan Reservoir will have views now, but once the new development next door is up, these views may be gone, depending on how the blocks are configured.
- Units #16 and #17 are near the tennis court, so lower level units may find it noisy at times.
- As there does not seem to be any units with unique views, buyers who prefer certainty will probably get a unit facing the AYE. For people who cannot tolerate traffic noise, units facing the pool will be preferable.
If I had to choose, I would probably go for either #01 on a high floor, or #11 on a mid floor.
Figure 7: Location of Parc Riviera and Surrounding Areas
For comparison purposes, we will be looking at Botannia, a 999-year leasehold project with 493 units, and Carabelle, another 999-year leasehold project of 338 units.
Price Comparison Table (2 bedrooms)
Price Comparison Table (3 bedrooms)
Prices for Parc Riviera
Comparing the 3 developments, prices for the 2 bedroom units are rather competitive, both in total quantum as well as on a psf basis. As a home buyer, I will prefer to go for the 956-year leasehold developments, with a preference for Botannia as it is set back from the AYE, and should be quieter.
For the 3 bedroom units, the quantum prices for both Botannia and Carabelle are quite a bit higher due to its larger units. On a psf basis, all 3 developments are comparable. For the budget- conscious, Parc Riviera can be considered as the unit sizes are reasonably liveable. Buyers who have less budget restrictions will do better to consider the other two developments, as their unit sizes are definitely more comfortable.
I think it is difficult for Parc Riviera to compete with the other two 956-year leasehold developments as they are still relatively new. Having said that, buyers who love views, and do not mind noise, can well consider the Parc Riviera units facing the AYE.
Posted courtesy of www.Propwise.sg, a Singapore property blog dedicated to helping you understand the real estate market and make better decisions. Click here to get your free Property Beginner’s and Buyer’s Guide.