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:
2. Development Context:
3. Differentiation and Features:
4. Design and Facilities:
5. North Site Facilities:
6. South Site Facilities:
7. Additional Amenities:
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.
Unit Details:
Living and Dining Areas:
Kitchen:
Utility Area:
Bedrooms:
Master Bedroom:
Overall Design:
LOCATION REVIEW
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 | 2025 | Freehold | – |
Juniper Hill | 115 | $2,644 | 2022 | Freehold | 25% |
The Hyde | 117 | $2,936 | 2022 | Freehold | 12% |
Sloane Residences | 52 | $2,924 | 2022 | Freehold | 13% |
RoyalGreen | 285 | $2,706 | 2022 | Freehold | 22% |
Dalvey Haus | 27 | $3,081 | 2022 | 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% |
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.