Perfect Ten Review


👍The good

  • Prestigious Location
  • District 10 Prestige
  • Rare Development Opportunities
  • Transport Connectivity
  • Proximity to Reputable Schools

👎The bad

  • Traffic Congestion
  • Road Noise
  • High Standards to Meet
Perfect Ten
District 10
23 Bukit Timah Road, 259713
No. of Units:
Site Area:
9,711.3 sqm / 104,532.43 sqft

Perfect Ten review

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.


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.


– 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.


– 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.


– 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.


  • 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.


  • 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.


  • 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 DestinationsDistance from Condo (Average Time at Peak Hour)Alternative Routes
CBD (Raffles Place)7.2km, 20 minsVia Bukit Timah Road or Stevens Road
Orchard Road3.1km, 8 minsVia Stevens Road or public transport
Suntec City6.3km, 16 minsVia Bukit Timah Road or public transport
Changi Airport20.6km, 21 minsVia expressways or public transport
Tuas Port (By 2040)38.7km, 47 minsVia expressways
Paya Lebar Quarters/Airbase (By 2030)10.1km, 16 minsVia Bukit Timah Road or public transport
Mediapolis (and surroundings)7.4km, 12 minsVia Bukit Timah Road or public transport
Mapletree Business City9.7km, 22 minsVia expressways or public transport
Tuas Checkpoint28.5km, 32 minsVia expressways
Woodlands Checkpoint17.7km, 20 minsVia expressways
Jurong Cluster (JCube)13.9km, 22 minsVia expressways or public transport
Woodlands Cluster (Causeway Point)18.2km, 25 minsVia expressways
HarbourFront Cluster (Vivo City)11.1km, 19 minsVia expressways or public transport
Punggol Cluster (Waterway Point)19.1km, 27 minsVia expressways or public transport


DevelopmentUnitsPsfTOPTenurePrice Gap
Perfect Ten230$3,3002025Freehold
Juniper Hill115$2,6442022Freehold25%
The Hyde117$2,9362022Freehold12%
Sloane Residences52$2,9242022Freehold13%
Dalvey Haus27$3,0812022Freehold7%
Fourth Avenue Residences476$2,397202299 Years38%
Goodwood Residence210$2,4992013Freehold32%
Madison Residences56$2,1962014Freehold50%
Ferrell Residences34$1,8412012Freehold79%
Honolulu Tower30$1,8551985Freehold78%
Wing On Life Garden81$1,6491982Freehold100%

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.


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