Name of condo(Condominium): Atlassia
Name of condo(Condominium): Atlassia
Discover the epitome of refined living at Atlassia, an anticipated freehold condominium located at Joo Chiat Place in District 15. Set to be finalized in 2025, this exclusive development boasts nine blocks and a total of 31 meticulously crafted units.
Development Overview:
Strategic Location: Atlassia stands as a beacon of convenience, within walking distance of Eunos MRT, offering residents seamless access to various parts of Singapore, enhancing their connectivity and lifestyle.
Proximity to Neighboring Condos: Nestled in a vibrant community, Atlassia is in close proximity to neighboring condos such as Everitt Edge, Legenda @ Joo Chiat, and Jc Residence, fostering a sense of community and exclusivity.
Educational Institutions: For families and young couples with children, Atlassia is conveniently situated near esteemed schools like Haig Girls’ School and Praises Kids, ensuring a conducive environment for educational growth.
Retail Convenience: Residents can effortlessly meet their grocery and household needs with nearby supermarkets such as FairPrice Joo Chiat Complex and Giant Super – JK Centre, providing a convenient shopping experience.
Health and Wellness Access: Health services are readily accessible with clinics like Joo Chiat Clinic For Women, addressing residents’ health needs efficiently.
Monetary Services: Residents have the convenience of obtaining monetary services at Statutory Boards Employees Co-Operative Recreation Club, adding to the overall convenience of living at Atlassia.
Leisure and Entertainment: For leisure and recreation, residents can unwind at the nearby Joo Chiat Terrace Park, providing a serene environment for fresh air and outdoor activities.
Transaction History Data: Explore the latest transaction history data for Atlassia, providing residents transparency and valuable insights into the development.
Key Selling Points:
Exquisite Living Spaces: Atlassia offers a limited collection of 31 meticulously designed units across its nine blocks, providing residents with exquisite, functional, and comfortable living spaces.
Proximity to MRT: The development’s close proximity to Eunos MRT ensures convenient and quick access to public transportation, enhancing residents’ mobility.
Educational Hub: Families benefit from the variety of nearby educational institutions, creating an ideal environment for academic growth and development.
Comprehensive Community: Surrounded by neighboring condos, Atlassia fosters a sense of community, allowing residents to engage in an exclusive and well-connected living experience.
Convenient Retail Options: Nearby supermarkets cater to residents’ daily needs, offering a hassle-free shopping experience for groceries and household essentials.
Health and Wellness Access: Atlassia prioritizes residents’ well-being with nearby healthcare services, ensuring prompt attention to health-related concerns.
Banking Convenience: The presence of Statutory Boards Employees Co-Operative Recreation Club adds to the convenience, offering residents easy access to monetary services.
Nature Proximity: With Joo Chiat Terrace Park nearby, Atlassia provides a serene green space for residents to relax, exercise, and enjoy a peaceful natural environment.
Indulge in a harmonious blend of exclusivity, comfort, and convenience at Atlassia, where every aspect of modern living is meticulously crafted for a premium living experience.
Factsheet of Atlassia
Project Name: Atlassia
Developer :K16 Place Ple Ltd
Address :40100 Chiat Place
District : D15 East Coast Marine Parado
Tenure: Freehold
No. Of Units: 39
Expected Date :15 Nov 2025
Facilities:1st Storey -Electric Car Charging -E bikeCharging -Mechanical Car Park (10 lots) -Car Park (7+1 lots) . -Bicycle Lots (x 10 nos) -Accessible Washroom-2nd Storey -12. meter Swimming Pool -Jacuzzi-Accessible Washroom-Outdoor Pool -Shower -Common Area-Security audio intercom system between each unit and visitor call panel (Smartphone enabled)-Security gate system with card access
Floor Plan of Atlassia
Total Area:140,760 sq ft
Number of Bedrooms:1 BR, 2 BR, 2+1 BR, 3 BR, 3+1 BR, 4 BR, 5+1 BR, Dual key
Number of Bathrooms:1 bathroom, 2 bathrooms, 3 bathroom, 5 bathroom
Type of Kitchen: enclosed kitchen
Flooring Material: NA
Balcony Presence: YES
Orientation: North-facing, South-facing
Level/Floor: 5
View Type: NA
Ceiling Height: NA
Energy Efficiency Rating: NA
Window Type: ventilation window
Heating and Cooling System: NA
Parking Availability: Parking available
Storage Solutions: Built-in wardrobes
Security Features: NA
Accessibility Features: NA
Furnishing Status: NA
Smart Home Features: NA
Outdoor Space: AVAILABLE
Review of Atlassia
Unit Efficiency rating:3.5/5
Unit Size rating : 3.5/5
Quality of Fittings rating: 3.5/5
Design rating: 4.5/5
Variety of Facilities rating: 1/5
Quality of Facilities rating: 3.5/5
Surrounding Amenities rating: 4.5/5
Developer rating : 4/5
Transport Links rating: 3.5/5
Driving Accessibility rating: 4/5
Price Point rating: 4/5
Pros
1. Shophouse Living Without Hassle: Atlassia offers shophouse living without the fuss and costly maintenance.
2. Ideal Location: Arguably in the most suitable location for shophouse enthusiasts, situated in the heart of Joo Chiat.
3. Preservation of Shophouse Facade: Careful preservation of the shophouse facade with a newly built appending block.
4. Peranakan Influence: Atlassia stands out with its Peranakan influence, adding to the endearing charm of the development.
5. Quaint Surroundings: Located in a district full of historic charm with quaint cafes and decade-old restaurants.
6. Cultural Diversity: Appreciation for Singapore’s ethnic and cultural diversity is highlighted, making it an attractive aspect for certain individuals.
7. Harmonious Coexistence: The development reflects the harmonious coexistence of old and new Singapore, contributing to a unique living experience.
Cons
1. Costly Maintenance: Living in a shophouse, as mentioned by a local couple, can involve expensive maintenance.
2. Limited Commonality: Shophouses are less common in Singapore, but this might be a downside for those who prefer more conventional housing options.
3. Limited Facilities: The review suggests that Atlassia is a small and bijou development, so it may lack extensive facilities.
4. Potentially Niche Appeal: The Peranakan influence may appeal to a specific demographic, and not everyone may appreciate or resonate with it.
5. Neighborhood Contrast: While the neighborhood has a harmonious blend of old and new, some may find the contrast between air-conditioned cafes and traditional outdoor settings unusual.
Overview
1. Historical Overview
The review mentions Joo Chiat as a historic district with a rich cultural heritage.
The Atlassia development is situated in the heart of Joo Chiat, known for its historic charm.
Shophouses in the area have been preserved, and Atlassia follows suit with a careful preservation approach.
2. Potential Demand
The location is described as ideal for shophouse enthusiasts.
The preservation of shophouse facades and Peranakan influence adds to the potential demand.
The neighborhood’s historical charm and cultural diversity may attract a niche demographic.
3. Developer’s Pricing Strategy:
The developer is described as a Singapore-based private boutique property developer with a good record.
Atlassia is noted as being priced decently for a freehold shophouse development in today’s context.
4. Market Caution and Consideration:
The cautionary note on potential downsides, such as the costly maintenance of shophouses, is highlighted.
The small and bijou nature of Atlassia might imply limited facilities, which could be a consideration for potential buyers.
The Peranakan influence may be niche, and potential buyers may need to consider whether it aligns with their preferences.
Inside Tour
Overview:
Development Type: Atlassia comprises 8 conserved shophouse units established in 1935 and 2 blocks of 5-storey modern buildings.
Historical Significance: The shophouses have a rich history, being 87 years old. The development offers a blend of historic and contemporary living.
Freehold Status: Atlassia is a freehold property, providing ownership security and potential long-term investment benefits.
Development Context:
Location: Situated in Joo Chiat, a historic district with cultural significance, attracting those interested in shophouse living.
Entrances: Three entrances provide access, including a walkthrough opening along Joo Chiat Place Road and two from the car park entrances along the back lane.
Traffic Consideration: The main walkthrough entrance faces Joo Chiat Place Road, which can be busy due to the density of residences, amenities, and eating places.
Differentiation and Features:
Preservation Approach: Atlassia preserves the shophouse facade while offering a more modern lifestyle, making it unique in its approach.
Affordable Shophouse Living: The draw of Atlassia is its affordability compared to owning an entire shophouse, eliminating some of the maintenance challenges associated with aging properties.
Design and Facilities:
Architectural Design: Formwerkz Architects designed the project, maintaining a cohesive look that combines traditional shophouse elements with modern aesthetics.
Greenery Considerations: While the facade lacks greenery, the absence is attributed to a focus on affordable maintenance. The design aims for a minimalist look.
Commercial Usage: The first floor of shophouses is zoned for commercial usage, potentially housing family offices, co-working spaces, service apartments, co-living, and medical clinics.
North Site Facilities:
Shophouse Residential Units: 9 shophouse residential units on the second floor with high ceilings and mezzanines.
Peranakan-inspired Elements: The units incorporate Peranakan-inspired metal grilles on windows, blending traditional and modern architectural elements.
South Site Facilities:
Annexe Block: Four levels of residential units, including penthouses, termed as the ART Novel unit type.
Facilities: Limited facilities, including a small 12.5m pool, jacuzzi, and pool deck on the second floor of the annexe block.
Additional Amenities:
Parking: Limited parking with 17 lots available, not in a 1:1 ratio with the number of units. Monthly fee applies, and 10 of the lots are mechanical.
Electric Car Charging: The development provides charging points for electric cars, catering to environmentally conscious residents.
Monthly Maintenance: Streamlined amenities result in a low monthly maintenance fee. However, car parks are not included in the fee.
Surrounding Amenities: Joo Chiat offers numerous amenities, gyms, yoga studios, co-working spaces, and green spaces, compensating for the limited on-site facilities.
2 Bedroom ART NOVEL TYPE 2E (581 sq ft)
Unit Details:
Size: 581 sqft
Type-2E
Entrance Atmosphere: The entrance boasts a deep and squarish layout, promoting a favorable design for the home.
Dining Area:
Size and Layout: The 2-bedroom unit, with a size of 581 sq ft, features a dining space that comfortably seats four.
Design Aesthetics: The dining area, situated next to the kitchen, exhibits a clean and open outlook with light-colored wood and white walls.
Kitchen:
Design Philosophy: The kitchen emphasizes the use of natural materials for a sustainable touch.
Layout and Functionality: An enclosed kitchen, a less common feature in 2-bedroom units, provides practicality and ample counter space.
Appliances: Quality appliances, including a combination oven and microwave from SMEG, contribute to the efficient use of the space.
Living Room:
Space Perception: Despite the unit’s modest size, the living room appears more spacious due to the 3.1-meter high ceilings and well-designed layout.
Natural Lighting: The nearly floor-to-ceiling window enhances the brightness of the living space.
Storage:
Cabinet Design: Built-in cabinets with frosted glass doors offer stylish storage options for kitchenware, maintaining a classy finish.
Bedrooms:
Master Bedroom Features: The master bedroom, though not ensuite, accommodates a queen-sized bed, built-in wardrobes, and offers an almost floor-to-ceiling window.
Second Bedroom: Suitable for a study or a single bedroom, the second bedroom includes a built-in wardrobe and adjusts to varying heights.
Bathrooms:
Bathroom Layout: The unit features a single bathroom with smart storage design and an integrated basin outside the shower area for added convenience.
Fittings and Fixtures: TOTO fittings and stone-colored tiles contribute to a simple and minimalist aesthetic in the bathroom.
Overall Design:
Spatial Perception: Thoughtful design choices, such as the deep and squarish layout, light-colored wood, and white walls, create an open and bright atmosphere.
Sustainable Luxury: The developer’s emphasis on using natural materials aligns with a sustainable approach to luxury living.
Location Review
The neighborhood of Joo Chiat offers a unique and vibrant atmosphere, with a mix of historic shophouses, trendy cafes, and popular eateries.
Convenient Bus Connectivity:
The development benefits from convenient bus services, with a bus stop right across providing easy access to Dakota MRT and the CBD.
Proximity to Amenities:
A plethora of amenities are within walking distance, including upscale barbershops, gyms, renowned eateries like Ah Lim Jln Tua Kong and Fei Fei wanton mee, fostering a rich and diverse lifestyle.
School Options:
Excellent schools like Haig Girls School and Tanjong Katong Primary School within 1 KM, and additional options like Tao Nan Primary and Kong Hwa School within 2 KM.
Quick Access to Expressways:
The development is conveniently located near the ECP expressway, providing quick access to the Downtown core within 15 minutes, making driving a viable commuting option.
Routes and Connectivity:
Public Transport Bus Stop & Services Distance & Time
Bus Stop| Aft Tembeling Road, Stop ID82159 15m away,right across, 1 min
Nearest MRT Eunos MRT station 1KM, 12 mins walk
Paya Lebar MRT station (Dual-Line) 1.4KM, 18 mins walk
Marine Parade MRT station (Upcoming) 1.6KM, 19 mins walk
School Proximity:
School Distance & Walking Time School Ranking
Haig Girls School <1KM, 6 mins (450m) #81
Tanjong Katong Primary School <1KM, 12 mins (1KM) #70
Tao Nan School <2KM, 23 mins (1.8KM) #19
CHIJ Katong (Primary) <2KM, 21 mins (1.7KM) #112
Kong Hwa School <2KM, 24 mins (1.9 KM )#45
Retail Outlets:
Paya Lebar Quarter
Distance & Walking Time: 1.1 Km, 11 mins
Joo Chiat Complex
Distance & Walking Time: 500m, 6 mins
SingPost Centre
Distance & Walking Time: 1.3Km, 17mins
Parkway Parade Distance & Walking Time: 1.8Km, 23 mins
– Katong Shopping Centre
– Distance & Walking Time: 1.4Km, 18 mins
Private Transport Routes:
CBD (Raffles Place):
– Distance From Condo: 11.1 Km
– Shortest Time at Peak Hour (0830) Drive Time: 15 mins
– Orchard Road:
– Distance From Condo: 12.4 Km
– Shortest Time at Peak Hour (0830) Drive Time: 14 mins
– Changi Airport:
– Distance From Condo: 11.4 Km
– Shortest Time at Peak Hour (0830) Drive Time: 10 mins
– Tuas Port (By 2040):
– Distance From Condo: 48.6 Km
– Shortest Time at Peak Hour (0830) Drive Time: 50 mins
– HarbourFront Cluster:
– Distance From Condo: 14.8 Km
– Shortest Time at Peak Hour (0830) Drive Time: 14 mins
Immediate Road Exits:
- Turn right at the junction to Joo Chiat Place, cutting into Still Road.
- Turn left upon the service road to Tembeling Road, cutting into East Coast Road.
This comprehensive review highlights the appealing aspects of Atlassia Condo, emphasizing the charming neighborhood, convenient connectivity, proximity to amenities, school options, and quick access to major routes
Developer Overview:
Atlassia is proudly developed by K16 Development, a Singapore-based privately owned company that commenced its journey in January 2018. Initially focusing on luxury landed homes, bungalows, and industrial projects, K16 has rapidly expanded its expertise to include strata-titled developments within just over a decade. Notably, the company has made a significant mark with their work in King Albert Park.
K16’s maiden boutique project in Joo Chiat, Olloi, has been a testament to their success, being fully sold out and nearing its TOP (Temporary Occupation Permit).
Architectural Expertise:
Formwerkz Architect, led by founders Seetoh Kum Loon, Alan Tay, Gwen Tan, and Berlin Lee since its establishment in 2004, has been chosen as the design architect for Atlassia. The selection is attributed to Formwerkz’s specialization in the delicate conservation of heritage buildings.
With a commitment to restoring human relationships and primordial connections, Formwerkz Architect has garnered acclaim through various awards, including the President’s Design Award, Design Award from SIA (Singapore Institute of Architects), and the International Architecture Award from the Chicago Athenaeum. Their diverse portfolio ranges from Nassim Hill Condominium to Al-Islah Mosque, demonstrating their versatility and success both locally and internationally.
Price Analysis: Atlassia vs. Surrounding Developments
Atlassia Overview
Units: 31
Psf: $2,000
TOP: 2025
Tenure: Freehold
Development: Atlassia
Units: 31
Psf: $2,000
TOP: 2025
Tenure: Freehold
Development: Olloi
Units: 34
Psf: $1,782
TOP: 2022
Tenure: Freehold
Price Gap: 11%
Development: Straits Residences
Units: 30
Psf: $1,452
TOP: 2013
Tenure: Freehold
Price Gap: 27%
Development: Legenda @ Joo Chiat
Units: 100
Psf: $1,100
TOP: 2005
Tenure: 99 years
Price Gap: 45%
Development: Nyon
Units: 92
Psf: $2,325
TOP: 2022
Tenure: Freehold
Price Gap: 16%
Development: Studios @ Tembeling
Units: 25
Psf: $1,282
TOP: 2012
Tenure: Freehold
Price Gap: 36%
Development: La Mariposa
Units: 17
Psf: $1,798
TOP: 2023
Tenure: Freehold
Price Gap: 10%
Development: LIV @ MB
Units: 298
Psf: $2,080
TOP: 2024
Tenure: 99 years
Price Gap: 4%
Development: Meyer Mansion
Units: 200
Psf: $2,646
TOP: 2024
Tenure: Freehold
Price Gap: –
(Note: Psf refers to per square foot, TOP is the year of expected Temporary Occupation Permit)
3. Unique Heritage Premium:
– Atlassia commands a premium, particularly considering its heritage aspect.
– Comparable developments (Olloi and La Mariposa) hover around $1,800 psf.
– Premium attributed to Atlassia’s cultural history and freehold tenure.
4. Resale Units Comparison:
– Atlassia exhibits a premium ranging from 27% to 45% compared to resale units.
– Consideration: Atlassia offers a slice of Singapore’s cultural history with freehold tenure.
5. Concerns Addressed:
– Initial concern about the price gap with Legenda @ Joo Chiat (45%) is mitigated by leasehold nature (less than 82 years remaining).
6. Market Response:
– Atlassia demonstrates a reasonable purchase in the new launch scene with 48% of units sold during the launch weekend.
Atlassia Appreciation Analysis
Geylang and Marine Parade Vicinity Masterplan:
In the Geylang and Marine Parade area, substantial improvements are underway through a comprehensive masterplan. The upcoming Thomson-East Coast (TEC) Line, featuring stations like Marine Parade, promises enhanced transportation accessibility, a notable benefit for Atlassia residents. Anticipated in 2022, an Eldercare Facility is set to bring essential services, including a nursing home, contributing to a more integrated community. The Mountbatten Community Centre (CC) is also slated for expansion to accommodate the needs of the growing population. Furthermore, East Coast Park is undergoing enhancements, including the reopening of Raintree Cove and the addition of a Cyclist Park, offering residents more outdoor recreational options.
Kallang Vicinity Masterplan:
The Kallang neighborhood is poised for rejuvenation with an array of exciting developments. The introduction of Kallang Alive brings communal sporting facilities, such as a football hub and tennis center, providing residents with diverse recreational choices. The revitalization of Kallang River is a key aspect, with plans to enhance connectivity for pedestrians and cyclists and create a dynamic waterfront park. While the Tanjong Rhu Station, expected by 2023, will enhance transportation connectivity, it is situated about 30 minutes away from Atlassia. Community Clubs, including Jalan Besar CC and Kolam Ayer CC, are also set to receive improvements for the benefit of residents. Looking ahead to the redevelopment of Paya Lebar Airbase beyond 2030, there are ambitious plans to transform the current site and its surroundings into a sustainable new town. Notably, Atlassia stands out as a unique piece of heritage with its conservation shophouse status, offering buyers a rare opportunity to own a part of Singapore’s traditional architectural history.
Developer of Atlassia
K16 Development Pte Ltd, the creator of Atlassia, is a privately-owned developer renowned for its expertise in crafting high-quality landed homes. Embracing a philosophy centered on enduring excellence and traditional values, K16 prioritizes livability in all its projects. This commitment is evident through its exclusive partnerships with acclaimed design firms and top collaborators. Notably, K16 gained recognition for its luxurious landed development in King Albert Park, designed for tropical comfort.
Venturing into the apartment segment for the first time with the 34-unit Olloi in the culturally rich Joo Chiat area, K16 Development introduces Atlassia as its next promising endeavor in the region. K16 takes pride in its ability to cater to clients’ diverse needs and aspirations, striving to create residences where families can truly feel at home and connected.