Altura Review

• Located at the fringe of Tengah, within the Bukit Batok neighbourhood.
• First EC launch in over two decades, offering 360 units with 3- to 5-bedroom layouts.
• Developed by Qingjian Realty and Santarli Construction at a bid price of $661.67 per square foot per plot ratio (psf ppr).
• The same developer behind the successful Tenet EC launch in Tampines.

Personal Connection:

• Altura caters to younger families and multi-gen living, contributing to the transformation of the Bukit Batok area.

Key Developer:

• Qingjian Realty and Santarli Construction’s involvement indicates their successful track record, such as the almost sold-out Tenet EC in Tampines.

Historical Context:

• The last EC launch before Altura was The Dew in 2003, making Altura a significant addition after over two decades.

Anticipated Impact:

• Altura is expected to set the tone for nearby EC projects, influencing the adjacent Bukit Batok West Avenue 5 EC site.

Transformation Decisions:

• The introduction of Altura signifies a decisive transformation in the Bukit Batok neighbourhood, indicating future developments.

Decade of Drastic Changes:

• The launch of Grand Dunman Residences in 2011 marked a pivotal moment, showcasing the area’s development trajectory.

Core Developments:

• The introduction of Grand Dunman Residences was a key development, demonstrating increased demand in the area.

Inside Tour

• Altura” translates to heights in Spanish, symbolizing the developers’ aspirations for residents to progress and grow with dignity.

Land and Unit Details:

• Land size: 134,000 square feet
• Units: 360 spread across three 15-storey residential blocks.
• Lower-density living with approximately 370 square feet of common space per unit.

Density Comparison:

• Altura’s lower-density living, compared to other projects, fosters a spacious environment.
• For reference, The Botany and Copen Grand offer around 437 and 370 square feet of common space per unit, respectively.

Neighbourhood Dynamics:

• Ongoing development with a mix of upcoming BTOs and ECs according to the Master Plan.
• Anticipated traffic increase in the evolving neighbourhood, akin to developments in Punggol.

School Relocation Impact:

• Bukit View Primary School’s relocation across Altura may influence views and surroundings.

Design and Facade:

• It resembles Qingjian’s Tenet EC with a similar colour scheme but distinct landscaping.
• Simple green landscaping provides district separation from neighbouring projects.
• Blocks facing different directions offer varied views, targeting the project’s market effectively.

Unit Variety and Ceilings:

• 3, 4, and 5 bedroom units available.
• Top floors enjoy higher ceilings.

Entrance and Access Gates:

• Entrance on Bukit Batok West Avenue 8 with an impressive arrival court.
• Two access gates for convenient entry/exit.

Arrival Court Amenities:

• Spacious drop-off area with immediate access to amenities like the reading and social club.
• Well-sheltered driveway enhances the sense of arrival for residents and guests.

Basement Car Park:

• 1:1 car park ratio provided, catering to the family-oriented target market.

Recreational Facilities:

• 50m lap pool centrally located.
• The Maze Garden and Chess Garden are unique but possibly considered as “frills” for a development of this size.

Overall Overview:

• Altura combines thoughtful design, lower-density living, and strategic amenities, catering to its target market effectively.

Development Context:

• Ongoing development in the neighbourhood aligns with the Master Plan.
• Altura’s impact on the area’s transformation is crucial, setting the tone for future developments.

Differentiation and Features:

• Altura distinguishes itself through its Spanish-themed name, lower-density living, and distinct landscaping.
• The project offers variety with different unit sizes and varied views.

Design and Facilities:

• While the facade resembles Tenet, Altura’s landscaping sets it apart.
• Blocks facing different directions provide choices for residents seeking specific views.

North Site Facilities:

• Central 50m lap pool and additional unique features like the Maze Garden and Chess Garden.

South Site Facilities:

• Well-designed arrival court with immediate access to amenities, enhancing the overall experience.

Additional Amenities:

• Convenient access gates, a basement car park, and a variety of unit options contribute to Altura’s comprehensive appeal.

Location Overview: (Neighborhood and Accessibility)

Nearest Metro station: the nearest MRT station is located at Bukit Batok MRT (North-South line), which requires around a 6-minute drive.

Public Transport 

Nearest MRT: 

• Tengah Plantation MRT (Jurong Region line), 970m, 15-min walk 
• Bukit Batok MRT (North-South line), 1.6km, 20-min walk 
• Bukit Gombak MRT (North-South line), 1.6km, 20-min walk 

Private Transport 

Unit mix layout

3 Bedroom Premium + Study  (Type C1 & C2)

• Number of Units: 180
• Strata Area: 980 – 1,109 sq ft 

4 Bedroom Deluxe + Flexi   (Type D1 & D2)

• Number of Units: 105
• Strata Area:  1,206 – 1,346 sq ft 

4 Bedroom Premium + Flexi   (Type D3)

• Number of Units: 30
• Strata Area:  1,432 – 1,604 sq ft 

• 5 Bedroom Premium + Flexi  (Type E1)
  • Number of Units: 45
  • Strata Area: 1,539 – 1,711 sq ft 

Developer Review

Altura, a 99-year lease development crafted for familial comfort, stands as a testament to the collaborative effort between Qingjian Realty and Santarli Realty. This partnership is not novel, as both companies have previously achieved acclaim with the well-received Tenet EC.

Qingjian Realty, a part of the Hong Kong-listed CNQC Qingjian Group, boasts a substantial global presence in real estate, extending its influence across Singapore, Hong Kong, and Macau. Renowned for pioneering smart living and flexible layout options in Singapore, Qingjian Realty has introduced the country’s first ECs featuring smart homes. Among their notable projects are The Visionaire, JadeScape, Tenet, and Forett @ Bukit Timah.

Development Site Plan 

Altura occupies a sizable square plot covering 134,000 square feet. The development’s access points are situated along Bukit Batok West Avenue 8, shared with neighbouring projects.

With a total of 360 units, Altura comprises three 15-storey residential blocks. Views from the blocks face Bukit Batok West Avenue 5, Bukit Batok West Avenue 8, or adjacent HDB buildings, indicating limited panoramic views. The layout, resembling the letter ‘H,’ is designed to optimize site area usage while maintaining a sense of privacy and spaciousness.

Distances between residential blocks vary, with approximately 18.7m between blocks 111/113 and 115 and around 54m between blocks 117/119/121.

The project strategically positions amenities between the blocks to enhance the overall living experience. Proximity to a 7-storey multi-purpose car park and a 17-storey HDB building is about 21m, offering additional nearby facilities.

Altura features a basement car park with 360 lots, maintaining a 1:1 parking ratio, and includes four EV charging lots.

Two side gates provide access to the development, located along Bukit Batok West Avenue 8 and Bukit Batok West Avenue 5.

Best Stack

Selecting the ideal unit at Altura involves considering personal preferences and three crucial factors: views, exposure to afternoon sun, and privacy. Here’s a breakdown of each block and stack:

• Blocks 111 & 113 – Stacks 01, 04, 05 & 08:
  • Mix of Type C1 and C2 units facing South-West.
  • Views of Bukit Batok West Avenue 5 and adjacent education plot.
  • Potential exposure to afternoon sun and traffic noise.
• Blocks 111 & 113 – Stacks 02, 03, 06 & 07:
  • Inward-facing units towards facilities and 50m lap pool in the North-East.
  • Some units may face balconies of opposite blocks.
  • Minimal exposure to afternoon sun.
• Block 115 – Stacks 09 & 10:
  • North-West orientation towards the back of Altura.
  • Good privacy, especially on higher floors.
  • Possible exposure to afternoon sun.
• Blocks 115 – Stacks 11 & 12:
  • South-East orientation facing Bukit Batok West Avenue 8.
  • Faces the ingress and egress of Altura.
  • Minimal exposure to direct afternoon sun.
  • Limited options for Type D3 layouts.
• Blocks 117, 119, 121 – Stacks 13, 16, 17, 20, 21, 24:
  • Inward-facing units in the South-West direction.
  • Some exposure to afternoon sun.
  • Stacks 17 and 20 face opposite Block 115, limiting views.
• Blocks 117, 119, 121 – Stacks 14, 15, 18, 19, 22, 23:
  • North-East orientation towards upcoming residential projects.
  • Units are cooling and well-shaded.
  • Views may be obstructed by a Multi Storey Car Park or HDB block.

Considerations:

• Privacy, views, and exposure to the afternoon sun vary for each stack.
• Some stacks offer limited options for specific unit layouts.
• Homebuyers should weigh their preferences against these factors when selecting a unit.

Altura Price Analysis 

Analysis of Pinetree Hill’s Pricing Relative to New Launches:

Appreciation Analysis

• ACS (Primary) Relocation Boost:

• ACS (Primary) moving to Tengah in 2030 is anticipated to enhance property prices in the vicinity.

• The competitiveness of primary 1 balloting drives parents to seek residences near reputable schools, leading to increased demand.

• Proximity to ACS (Primary) becomes a significant factor for buyers, strengthening demand for ECs in the area.

• Demand Dynamics:

• Parents’ strong desire to secure a spot for their children in ACS (Primary) will drive demand for ECs near the new school location.

• Despite competition from Copen Grand and Bukit Batok West Ave 5 EC, the unique pull of ACS (Primary) is expected to maintain strong demand.

• Additional School Relocations:

• Pioneer Primary relocating to Tengah in 2026 and Bukit View Primary moving near Altura EC in 2027 add to the attractiveness of the area.

• Proximity to multiple reputable schools reinforces the desirability of ECs in Tengah.

• Comparison of Price Appreciation Rates:

• Analyzing the price appreciation rates of resale ECs in different estates over the past decade.

• Choa Chu Kang recorded the highest appreciation rate at 62.88%, followed by Jurong West at 58.88%.

• Other areas include Punggol (50.72%), Tampines (39.03%), and Woodlands (29.99%).

• Resale ECs in western estates, especially Choa Chu Kang and Jurong West, exhibited higher appreciation rates compared to other regions in Singapore.

• Implications for Altura EC:

• The trend of higher appreciation rates in western estates suggests a positive outlook for Altura EC’s property value.

• Proximity to upcoming relocations of Pioneer Primary and ACS (Primary) enhances Altura’s appeal.

• Anticipated demand from families seeking residences near the relocated schools contributes to Altura’s market strength.

• Market Resilience:

• Despite competition from other ECs, the strong pull of educational institutions and positive historical trends in Western estates are expected to maintain Altura’s market resilience.