Name of condo(Condominium):Perfect Ten
Name of condo(Condominium):Perfect Ten
Discover the pinnacle of luxury living at Perfect Ten, an upcoming freehold condominium located at Bukit Timah Road in District 10. With an expected completion in 2025, this prestigious development comprises two blocks, offering a total of 230 exquisite units.
Development Overview:
Strategic Location: Perfect Ten enjoys a strategic location within walking distance to Newton MRT, providing residents with easy access to various areas of Singapore, ensuring seamless connectivity and convenience.
Proximity to Neighboring Condos; Located close to neighboring condos such as The Princeton, Ferrell Residences, and Martina Mansions, Perfect Ten is part of an upscale and sophisticated community.
Educational Institutions: For young couples or families with children, Perfect Ten is in proximity to esteemed schools like Raffles House@Goldhill, Science Studios Learning Centre – Balmoral Plaza, and Barker Road Methodist Church Kindergarten, fostering an ideal environment for academic growth.
Retail Convenience: Residents can meet their grocery and household needs at nearby supermarkets such as Cold Storage Alocassia and FairPrice Finest Gourmet Balmoral Plaza, ensuring a convenient shopping experience.
Health and Wellness Access; Health services are easily accessible with clinics like Balmoral Dentalcare, ensuring residents have prompt access to healthcare services.
Monetary Services: Residents can obtain monetary services at Societe Generale Gallery, adding to the overall convenience of living at Perfect Ten.
Post Office Convenience: Avail post office services conveniently at Singpost Post Box, ensuring residents have easy access to postal services.
Leisure and Recreation: Enjoy leisure and entertainment at the nearby Moulmein Goldhill Community Garden, providing a refreshing outdoor space for residents to unwind and enjoy the surroundings.
Transaction History Data: Explore the latest transaction history data for Perfect Ten, providing residents with transparency and valuable insights into the property.
Key Selling Points
Exquisite Living Spaces: Perfect Ten offers a selection of 230 units, ensuring residents experience exquisite, modern, and comfortable living spaces.
Proximity to MRT: The development’s close proximity to Newton 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.
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: Perfect Ten prioritizes residents’ well-being with nearby healthcare services, ensuring prompt attention to health-related concerns.
Banking Convenience: The presence of Societe Generale Gallery adds to the convenience, offering residents easy access to monetary services.
Post Office Services: Avail postal services conveniently at Singpost Post Box, ensuring residents have easy access to postal services.
Outdoor Oasis: Residents can enjoy the refreshing outdoor space at the nearby Moulmein Goldhill Community Garden, providing a serene environment for relaxation.
Elevate your lifestyle at Perfect Ten, where sophistication meets comfort in the heart of District 10. Immerse yourself in a world of luxury and convenience, where every detail is meticulously crafted for an exquisite living experience.
Factsheet of Perfect Ten
Project Name – Perfect Ten
Location – Lot No. 00211X TS 26 at Bukit Timah Road
Address – 323 Bukit Timah Road, 259713
Tenure – Estate in Fee Simple (Freehold)
Developer – Japura Development Pte Ltd (jointly by CK Asset Holdings Limited and Property Enterprises Development Singapore Pte Ltd)
GFA – 20,393.73 sqm
Site Area – 9,711.3 sqm (104,531 sq.ft.)
Housing Developer Licence No. – C1386
Expected Date of Vacant Possession – 26 Nov 2026
Expected Date of Legal Completion – 26 Nov 2029
Nos. of Car Park lots – 230 Lots located at B1 & B2 incl. 5 electric lots + 3 accessible lots
Nos. of Storeys – 2 Blocks of 24 Storey
Project Architect – DP Architects Pte Ltd
Landscape Architect – Salad Dressing
M & E Consultant – United Project Consultants Pte Ltd
C & S Consultant – KCL Consultants Pte Ltd
Floor Plan of Perfect Ten
Total Area – 104,531 SFT
Number of Bedrooms – 2 BR, 3 BR, Penthouse
Number of Bathrooms – 2 bathroom, 2bathroom,
Type of Kitchen – NA
Flooring Material – NA
Balcony Presence – Yes
Orientation – North-facing, South-facing
Level/Floor – 24
View Type – NA
Ceiling Height – NA
Energy Efficiency Rating – NA
Window Type – NA
Heating and Cooling System – NA
Parking Availability – Parking available
Storage Solutions – NA.
Security Features – NA
Accessibility Features – NA
Furnishing Status – NA
Smart Home Features – NA
Outdoor Space – AVAILABLE
Review of Perfect Ten
Assessment – It’s a worthwhile investment (81%)
Unit Efficiency – 5/5
Unit Size – 4.5/5
Quality of Fittings – 4.5/5
Design – 4/5
Variety of Facilities – 3.5/5
Quality of Facilities – 4.5/5
Surrounding Amenities – 3/5
Developer – 4.5/5
Transport Links – 4/5
Driving Accessibility – 4/5
Price Point – ⅗
Pro
Prestigious Location
District 10 Prestige
Rare Development Opportunities
Transport Connectivity
Proximity to Reputable Schools
Cons
Traffic Congestion
Road Noise
High Standards to Meet
Overview
Historical Overview:
– Analyze past trends in the property market for the area.
– Identify any significant events or changes in demand.
Potential Demand:
– Evaluate the current and future demand for properties in the region.
– Consider factors such as population growth and economic trends.
Personal Observation of Price Trends:
– Share personal insights into how property prices have evolved.
– Consider any patterns or fluctuations observed over time.
Developer’s Pricing Strategy:
– Examine the approach taken by the developer in setting property prices.
– Consider any unique strategies or factors influencing pricing decisions.
Prediction for Unit Pricing:
– Provide a forecast for the future pricing of units in the development.
– Consider market conditions, demand, and potential external factors.
Comparison with Previous Peaks:
– Compare current property prices with historical peak prices.
– Identify any similarities or differences in market conditions.
Market Caution and Consideration:
– Highlight any cautionary aspects or risks associated with the market.
– Consider economic uncertainties or potential challenges.
Exciting Features:
– Showcase unique and exciting features of the development.
– Consider amenities, design, or any standout qualities.
INSIDE TOUR
1. Overview:
- Introduction to the innovative marketing approach using a QR code and the Perfect Ten app.
- Emphasis on the interactive and engaging virtual tour experience.
- Mention of the physical show flat and its luxurious elements.
2. Development Context:
- Placement of Perfect Ten in the Bukit Timah region and its significance.
- Reference to the en-bloc sale of City Towers and the prime location of Perfect Ten.
- Consideration of the estate’s historical context and upscale surroundings.
3. Differentiation and Features:
- Description of Perfect Ten’s unique features, such as the 2 symmetrical towers and luxurious elements.
- Highlight of the unblocked views along Bukit Timah Road and Goldhill landed enclave.
- Emphasis on the private glass-windowed lift and its impact on the welcoming experience.
4. Design and Facilities:
- Discussion on the liberal use of gold in the overall design.
- Description of the shiny and sleek design, setting it apart from nearby developments.
- Focus on the grand entrance, Piazza, and cascading waterfall features.
5. North Site Facilities:
- Overview of the 2-storey Clubhouse facing Bukit Timah Road.
- Description of the air-conditioned function room/clubhouse and its luxurious fittings.
- Mention of the grand staircase leading to the gym and other facilities.
6. South Site Facilities:
- Description of the 50m infinity pool with a cantilevered effect.
- Highlight of the 50m lap pool and other smaller pools by the poolside.
- Mention of the BBQ pavilions and dining areas for residents.
7. Additional Amenities:
- Discussion on the 80m boulevard driveway and its benefits.
- Mention of the Grand Drop Off, rose gold shelter, and the glitzy lobby.
- Consideration of the developer’s sensitivity to road noise and strategic setback.
Perfect Ten – 2 Bedroom Type B3 (119 sqm / 1,281 sqft) Review
Unit Details:
– Perfect Ten offers a mix of 2 Bedroom and 3 Bedroom units, with 60% of the units being 2 Bedroom ones.
– The specific unit under review is the 2 Bedroom Type A2, covering an area of 73 sqm (786 sqft).
– Notably, the 2 Bedroom units share 2 lifts, ensuring exclusivity with only 1 other unit on the same floor.
Dining Area:
– The dining area is highlighted as the most impressive space in the 2 Bedroom layout.
– The 3.225m high ceiling contributes to the spacious feel, accommodating a 4-seater table comfortably.
– Flexibility in layout allows for either a traditional 6-seater dining area or the option to explore a mini-loft due to the generous ceiling height.
– Ducted air-conditioning adds a premium touch to the dining space.
Kitchen:
– The open-concept kitchen is commended for its mature and luxurious design.
– Glass-finished cabinets are emphasized for their quality and heftiness.
– Standard provisions include open shelving racks, a matte black kitchen faucet with a pull-out sprayer, and a spice rack.
– High-end Miele appliances, including a 3-zone induction hob, hood, steam oven, integrated fridge, and washer cum dryer, contribute to the luxurious kitchen.
– A small store at the end of the kitchen adds a useful storeroom, a rare feature in 2 Bedroom units.
Living Room:
– The living room, while factually in line with new launch peers, feels spacious optically.
– Design elements such as a mirrored wall, absence of a TV console, carpets, and a compact coffee table contribute to the perceived spaciousness.
– The 3-seater sofa and potential for a larger table provide flexibility in furnishing.
– High ceilings play a role in making the living space visually appealing.
Storage:
– The common bathroom serves dual purposes, acting as a powder room for guests and potentially inconveniencing the occupant of the common bedroom.
– Luxurious bathroom features, including granite, marble, and gold trimmings, are highlighted.
– Freestanding w/c by Villeroy & Boch is noted as an unusual provision, potentially due to construction considerations.
– The Master Bathroom is described as average in size but maintains a luxurious look with gold wares and integrated tap.
Bedrooms:
– The Common Bedroom is averagely sized but benefits from a Queen-sized bed, 2-panel sliding wardrobe, and quality fittings.
– The Master Bedroom, although not the largest, features full-length windows, high ceilings, and an outstanding 3-panel wardrobe.
– Built-in wardrobe space is commended for addressing the common gripe about insufficient storage in Master Bedrooms.
Overall Design:
– The entire 2 Bedroom unit is praised for feeling larger than its actual size, with efficient space utilization.
– Hong Kong developer’s influence is noted for their awareness of space, likely influenced by Hong Kong’s tight living conditions.
– Quality materials, including marble floors, engineered timber, and well-built cabinets, contribute to the overall luxe factor.
– Gold trimmings are identified as a common theme throughout the development, adding to its upscale appeal.
Perfect Ten – 3 Bedroom Type B3 (119 sqm / 1,281 sqft) Review
Unit Details:
- The 3 Bedroom Type B3 at Perfect Ten covers an area of 119 sqm (1,281 sqft).
- 3 Bedroom units comprise 40% of the total units, ranging from 1,227 sqft to 1,281 sqft.
- Option to amalgamate units for larger configurations (e.g., 3 + 2, or 3 + 2 + 2).
- Corner stacks for 3 Bedroom units, limiting amalgamation possibilities.
Living and Dining Areas:
- Continuous living and dining areas with a combined space of 32 sqm.
- Spacious feel attributed to the 3.225m high ceilings and strategically lit view photos.
- Dining area accommodates a 6-seater set; potential for more seating with consideration for Bedroom 3 entry.
- Balcony adjacent to the living room offers generous space (12 sqm) with unblocked views.
Kitchen:
- Enclosable kitchen with smoked glass sliding doors for flexibility.
- Versatile concept allows for a breakfast counter or entertainment space while closed for heavy cooking.
- Luxurious kitchen provisions with glass-finished cabinets, translucent glass section, and movable spice rack.
- High-end Miele and Gaggenau appliances, including induction and gas hobs, steam oven, coffee machine, wine chiller, and hood.
Utility Area:
- Utility area at the back of the kitchen with a size of 6 sqm, offering improved livability for a live-in helper.
- Windows for ventilation and separate w/c; additional storage spaces treated as ID elements.
Bedrooms:
- Bedroom 3, located by the dining room, is 10 sqm with L-shaped full-length windows, a Queen bed, and generous built-in wardrobes.
- Bedroom 2 is slightly smaller at 9 sqm with a typical layout and a Queen-sized bed.
- Common bathrooms, though lacking en-suite common bedrooms, feature gold finishings, rain showers, and quality fittings.
Master Bedroom:
- Master Bedroom, at 19 sqm, is highlighted for its spaciousness and high ceilings.
- Abundant wardrobe space stretching the entire length of the room.
- Unique features include a safe and a beauty fridge in the wardrobes.
- Master Bathroom, though not large, boasts dual washbasins, a bathtub, L-shaped long windows, Bluetooth-connected ceiling speaker, and automated blinds.
- Limited units with the L-shaped windows layout.
Overall Design:
- Thoughtful features such as a beauty fridge, dehumidifiers in all bedrooms, and ducted air-conditioning in the living room.
- High-quality materials, including marble floors, engineered timber, and well-built cabinets.
- Hong Kong developer’s influence evident in space efficiency and attention to luxury details.
- Unit showcases several “firsts” in features, including a beauty fridge, automatic blinds, and ceiling speakers in the Master Bathroom.
LOCATION REVIEW
- Educational Hub: Situated in the renowned education belt of Bukit Timah, with prestigious schools like ACS Primary and SCGS Primary within a 1km radius. Additional options include ACS Junior, SJI Junior, ACS Barker, Nanyang Girls High School, Hwa Chong Institution, and National Junior College in the vicinity.
- Transport Connectivity: Equidistant from Newton and Stevens MRT stations, providing access to North-South, Downtown, and future Thomson-East Coast lines within a 10-minute walk. Proximity to a bus stop with convenient bus services outside the development.
- Central Location: Access to major locations like Orchard, Novena, and Botanic Gardens within minutes by MRT or bus. Close proximity to Orchard via Stevens Road, providing easy access to the CBD.
- Amenities and Retail Outlets: Nearby amenities include Balmoral Plaza (0.4km) and Alocassia Apartments (0.6km). Convenient access to retail outlets for daily needs.
- Strategic Road Exits: Immediate road exit to Bukit Timah Road, offering quick connectivity to Stevens Road.
Other Transport Routes
Key Destinations – Distance from Condo (Average Time at Peak Hour) – Alternative Routes
CBD (Raffles Place) – 7.2km, 20 mins – Via Bukit Timah Road or Stevens Road
Orchard Road – 3.1km, 8 mins – Via Stevens Road or public transport
Suntec City – 6.3km, 16 mins – Via Bukit Timah Road or public transport
Changi Airport – 20.6km, 21 mins – Via expressways or public transport
Tuas Port (By 2040) – 38.7km, 47 mins – Via expressways
Paya Lebar Quarters/Airbase (By 2030) – 10.1km, 16 mins – Via Bukit Timah Road or public transport
Mediapolis (and surroundings) – 7.4km, 12 mins – Via Bukit Timah Road or public transport
Mapletree Business City – 9.7km, 22 mins – Via expressways or public transport
Tuas Checkpoint – 28.5km, 32 mins – Via expressways
Woodlands Checkpoint – 17.7km, 20 mins – Via expressways
Jurong Cluster (JCube) – 13.9km, 22 mins – Via expressways or public transport
Woodlands Cluster (Causeway Point) – 18.2km, 25 mins – Via expressways
HarbourFront Cluster (Vivo City) – 11.1km, 19 mins – Via expressways or public transport
Punggol Cluster (Waterway Point) – 19.1km, 27 mins – Via expressways or public transport
PRICE REVIEW
Development – Units – Psf – TOP – Tenure – Price Gap
Perfect Ten – 230 – $3,300 – $2,025 – Freehold – –
Juniper Hill – 115 – $2,644 – $2,022 – Freehold – 25%
The Hyde – 117 – $2,936 – $2,022 – Freehold – 12%
Sloane Residences – 52 – $2,924 – $2,022 – Freehold – 13%
RoyalGreen – 285 – $2,706 – $2,022 – Freehold – 22%
Dalvey Haus – 27 – $3,081 – $2,022 – Freehold – 7%
Fourth Avenue Residences – 476 – $2,397 – 2022 – 99 Years – 38%
Cyan – 278 – $2,191 – 2014 – Freehold – 51%
Goodwood Residence – 210 – $2,499 – 2013 – Freehold – 32%
Madison Residences – 56 – $2,196 – 2014 – Freehold – 50%
Ferrell Residences – 34 – $1,841 – 2012 – Freehold – 79%
Honolulu Tower – 30 – $1,855 – 1985 – Freehold – 78%
Wing On Life Garden – 81 – $1,649 – 1982 – Freehold – 100%
Appreciation Analysis
The Beauty World transformation has been a major talking point for every new development in Bukit Timah. A comparison of the URA Masterplans from 2014 to 2019 reveals a significant change, with a planned 1 million sqft mixed-use development forming part of a new integrated transport hub at Beauty World. This initiative aims to rejuvenate the neighborhood, particularly addressing outdated structures like Beauty World Plaza. Despite sharing the Bukit Timah link, Perfect Ten is located at a considerable distance from Beauty World. While the transformation is expected to bring vibrancy and enhanced connectivity, the direct impact on property prices at Perfect Ten remains uncertain.
In terms of education, Perfect Ten remains highly desirable due to its proximity to renowned schools. Within 1km, SCGS Primary and ACS Primary add to the appeal, while other prestigious institutions like Hwa Chong Institution, Nanyang Girls High, and National Junior College are also nearby. The consistent demand for quality education is a factor that is likely to maintain stability in property prices at Perfect Ten, making it an attractive investment.
Looking at housing developments, the focus on creating more homes is not concentrated around the Stevens/Newton areas due to their already high density. Instead, larger land plots in the broader Bukit Timah region, such as the Turf Club plot zoned for residential use, are in the planning. The challenge lies in carefully managing these developments to avoid oversupply. Additionally, the Holland Plain plot, expected to yield around 2,500 units near King Albert Park, adds to the housing supply in the area. Perfect Ten, with its central location and freehold status, is well-positioned to benefit from these developments.
Adjacent to Perfect Ten is the significant reserve site currently occupied by Goodwood Hill (behind Goodwood Residence). While the purpose of this site remains uncertain, the surrounding areas still hold considerable land earmarked for potential redevelopment in the future. Notably, even the land housing the famous Newton Hawker Centre is designated as a reserve site, indicating the ongoing potential for further transformations in the vicinity.
Developer of Perfect Ten
Perfect Ten is a forthcoming freehold condominium situated in District 10, nestled within one of Singapore’s most affluent and upscale residential estates. This strategically located development seamlessly combines the tranquility of its residence with the vibrancy of the surrounding bustling lifestyle enclaves. Anticipated to be finalized in 2026, this 24-storey masterpiece will feature an exclusive collection of 230 apartments, ranging from one to four bedrooms, poised to set a new standard for luxury living.
Crafted by Japura Development Pte Ltd, the developer associated with Cheung Kong Asset Holdings Limited, a company linked to Hong Kong billionaire Li Ka-Shing, Perfect Ten reflects the culmination of a developer with an impressive track record. Japura Development Pte Ltd is backed by CK Asset Holdings Limited, a leading multinational conglomerate renowned for its diverse capabilities across various sectors, including property development and investment, hotel and serviced suite operations, property and project management, aircraft leasing, pub operation, and infrastructure and utility asset investment. As one of the foremost property developers in Hong Kong, CK Asset Holdings Limited boasts a dominant market share in its home city, an extensive portfolio in Mainland China, and global operations spanning continental Europe, Australia, Canada, and the United Kingdom. In Singapore, the group has left an indelible mark with prestigious developments such as Marina Bay Financial Centre, One Raffles Quay, and a series of upscale condominiums like Costa del Sol, Cairnhill Crest, and Thomson Grand. With this illustrious history, Perfect Ten is poised to become another jewel in the crown of sophisticated residences.
Name of the Developer – JAPURA DEVELOPMENT
Years of Experience – NA
Number of Completed Projects – TBA
Types of Projects Undertaken – Residential, commercial, and community spaces
Average Project Size – Varies, from condominiums to condominium
Geographic Area of Operations – Singapore (primarily operate in Singapore.
Financial Stability Rating – BBB
Environmental Compliance Rating – B rating from (CDP)
Customer Satisfaction Score – NA
Average Construction Time – NA
Warranty Period Offered – NA
Safety Record – NA
Technological Innovation Level – High-tech
Collaboration with Architects – Renowned architects, Local architects
Legal Compliance Record – NA
Awards and Recognition – NA
Quality Assurance Certifications – NA
Responsiveness to Client Needs – High Responsiveness
Post-Completion Services – NA
Community Involvement – The company strives to make a difference in areas such as education, healthcare, and environmental sustainability.
Price of Perfect Ten
Base Price -$2.08M ~ $4.2M
Price per Square Foot – S$2,649 ~ $3,506
Location-Based Price Variation – TBA
Pricing Tiers – TBA
Discounts and Offers – contacted
Payment Plan Options
- Upon Issue of Option to Purchase (OTP): 5% of the purchase price.
- Upon signing Agreement / Within 8 weeks immediately after the date of Option: 20% (less the 5% booking fee).
- Upon Completion of Foundation Work: 10%.
- Upon Completion of Reinforced Concrete Framework: 10%.
- Upon Completion of Partition Walls: 5%.
- Upon Completion of Roofing: 5%.
- Upon Completion of Door sub-frames / door frames, window frames, electrical wiring (without fittings), internal plastering, and plumbing: 5%.
- Upon Completion Car park, roads, and drains serving the housing project: 5%.
- Upon Completion Building, roads, and drainage and sewerage works in the housing estate, connection of water, electricity, and gas supplies (Temporary Occupation Permit stage): 25%.
- Final Payment Date and/or Completion: 15%.
Price Increase Rate – TBA
Resale Price – NA
Rental Yield – CALCULATE
Historical Price Trends – na
Discounts and Offers – contacted
Price Comparisons with Similar Units
S$3,616 avg. psf-DAVEY HAUS
S$3,525 avg. psf-19 NASSIM
Financing Options Impact – TBA
Maintenance Fee Inclusion – Paid on monthly basis- TBA
Deposit Required – TBA
Government Subsidies Impact – TBA
Market Demand Influence – tba
Developer Reputation Impact – Premium developer: +10% price increase
Project Completion Stage Impact – TBA
Furnishing and Interior Design Cost – Furnished: +$50,000, Unfurnished: Base price
Tax and Legal Fees – TBA
Condo Price
Type – Area Size (From) – Area Size (To) – Price (From) – Price (To) – Available Units – Total Units
2 Bedroom – 753 sqft – 797 sqft – $2,755,280 – $2,755,280 – 1 – 66
2 Bedroom Penthouse – 753 sqft – 797 sqft – $2,743,840 – $2,966,480 – 3 – 3
3 Bedroom – 1,227 sqft – 1,281 sqft – Fully Sold – Fully Sold – 0 – 44
3 Bedroom Penthouse – 1,227 sqft – 1,281 sqft – $4,759,920 – $4,759,920 – 1 – 2
Site Plan of Perfect Ten
Total Land Area – 88,313.0 sqm, 950,601.1 sqft
Number of Residential Units – 230
Building Height – 32 storey
Unit Size Range – 753-1281
Types of Units Available – 2 BR, 3 BR, Penthouse
Parking Lot Availability – Na
Common Area Size – NA
playground – Children playground
Pool Type – SWIMMING POOL
Gym Facilities – Gym
Function Lawn Capacity – NA
Security Features – NA
Accessibility for Disabled – TBC
Green Building Features – NA
Pet-Friendly – NA
Proximity to Nearest Public Transport – MRT Stations Distance
newton 706 m
Stevens 795 m
Novena 1.3km