Sanctuary @Newton Overview

Location Advantage

• Prime Address: Situated in the coveted Newton area, known for its convenience and accessibility.

• Proximity to Amenities: Close to shopping malls, eateries, and medical facilities for residents’ convenience.

Property Highlights

• Boutique Living: A low-density development offering exclusivity with a limited number of units.

• Modern Design: Architecturally designed for contemporary living, blending aesthetics with functionality.

Unit and Facility Features

• Diverse Unit Options: Varied selection of units from 1 to 4 bedrooms, catering to different lifestyle needs.

• Premium Facilities: Thoughtfully curated amenities such as a lap pool, gym, and landscaped gardens for leisure and relaxation.

Expected Price Range

• Competitive Pricing: Estimated to be within the range of $2,500 to $2,800 psf, offering value for the location and features.

• Comparable Market Analysis: Positioned slightly above the average market price due to its prime location and upscale offerings.

• Connectivity and Lifestyle Appeal:

• Accessibility: Seamless connectivity to major transport hubs, facilitating easy commuting to various parts of the city.

• Lifestyle Opportunities: Close proximity to Newton Food Centre and nearby green spaces for recreational activities.

Investment and Resident Profiles

• Investment Potential: Attractive to investors and homebuyers seeking a blend of upscale living and potential returns.

• Ideal for Diverse Demographics: Appeals to professionals, families, and individuals seeking a prestigious yet comfortable living environment.

• Future Prospects:

• Completion Timeline: Expected TOP in 2025, offering an opportunity for early investment and potential capital appreciation.

• Development Vision: Emphasizes a tranquil yet vibrant community within a bustling cityscape, promising a sanctuary amidst urban life.

Inside Tour

• Bathroom Fixtures:
  • Geberit & Newform: Swiss and Italian brands providing premium bathroom fixtures for a sophisticated experience.
  • High-Quality Finishes: Ensuring durability and style in every bathroom space.
• Kitchen Amenities:
  • Franke & Smeg: Swiss and Italian brands offering high-end kitchen sinks and appliances for functionality and elegance.
  • Modern Kitchen Design: Equipped with top-notch appliances for a seamless culinary experience.
• Smart Home Integration:
  • Häfele Digital Lockset: Multi-access digital lock system ensuring security and convenience for residents.
  • Fermax Smart Home System: Cutting-edge technology enabling smart home functionality and control.

Unit-Specific Spaces

• Type A2S (1-Bedroom + Study):
  • Bedroom Cabinet: Functional and space-efficient cabinet setup in the bedroom.
  • Kitchen Setup: Well-designed kitchen cabinet layout for optimal utilization of space.
• Type B2S (2-Bedroom + Study):
  • Living Space: Comfortable and well-lit living room area for relaxation and entertainment.
  • Bedroom & Bathroom: Thoughtfully designed spaces providing comfort and convenience.
• Type C4 (3-Bedroom Premium):
  • Living & Dining Areas: Spacious layout for a comfortable living and dining experience.
  • Kitchen Design: Modern and efficient kitchen cabinet setup catering to culinary needs.

Visual Aesthetics

• Modern Design Elements:
  • Stylish Interiors: Attention to detail in design, ensuring a modern and aesthetically pleasing ambiance.
  • Functional Spaces: Seamless integration of functionality and visual appeal throughout the condominium.
• Quality Craftsmanship:
  • Premium Materials: Utilization of high-quality materials enhancing durability and luxurious feel.
  • Well-Designed Spaces: Intelligent use of space maximizing both aesthetics and practicality.

Unit layout mix

Sceneca Residence Unit Types Overview

• 1-Bedroom Units:

  • Variety of Layouts: Types A1, A1-E, A1-G, A1a-E, A1a, A1a-G, and A2S-G.
  • Specifications: 1 Bathroom, square footage ranging from 463 to 570 sq ft.
  • Maintenance Fee: Estimated around $2,400 to $2,756.

• 2-Bedroom Units:

  • Diverse Options: Types B1, B1-E, B1-P, B1a, B1a-E, B1a-P, B2S, B2-E, B2-P, B2Sa, B2Sa-E, B2Sa-P, B3S, B3S-E, B3S-P.
  • Features: 2 Bathrooms, with square footage ranging from 678 to 883 sq ft.
  • Maintenance Fee: Varies from $356 to $375.

• 3-Bedroom Units:

  • Range of Configurations: Classic (Type C1, C1-E, C1-P, C1a, C1a-E, C1a-P), Deluxe (Type C2, C2-P), Grande (Type C3, C3-E, C3-P), Premium (Type C4, C4-P, C4a, C4a-E, C4a-P).
  • Specifications: 2 Bathrooms, Home Shelter for select configurations, sizes from 904 to 1,367 sq ft.
  • Maintenance Fee: Ranges from $356 to $436.

• 4-Bedroom Luxury Units:

  • Luxurious Offerings: Type D1 and D1-P.
  • Features: 3 Bathrooms, Junior Master Bedroom, square footage at 1,518 sq ft.
  • Maintenance Fee: Estimated at $415 to $436.

• Penthouse Units:

  • Exclusive Penthouses: Types PH1 and PH2.
  • Amenities: Varied layouts with 4 or 3 Bathrooms, Junior Master Bedroom, Walk-in Wardrobe, Wet/Dry Kitchen, Entertainment Room (Type PH2), Powder Room (Type PH2), square footage from 2,400 to 2,756 sq ft.
  • Maintenance Fee: PH1 estimated at $475 to $499, PH2 at $534 to $560.

Location Review

Prime Locale

• Newton’s Prestige: Situated in the highly sought-after Newton area, renowned for its upscale living and convenience.

• Central Accessibility: Proximity to major roads and public transport hubs, ensuring easy access to various parts of the city.

Neighborhood Amenities

• Nearby Facilities: Close to renowned schools, medical centers, and prestigious shopping destinations like Orchard Road.

• Newton Food Centre: A culinary haven showcasing local delights within a short distance, perfect for food enthusiasts.

Transport Connectivity

• MRT Access: Direct access to Newton MRT station, facilitating seamless commuting around Singapore.

• Major Expressways: Accessibility to CTE (Central Expressway) and PIE (Pan Island Expressway) for convenient travel by car.

Lifestyle and Leisure

• Green Spaces: Proximity to parks and recreational areas like Fort Canning Park for outdoor activities and relaxation.

• Cultural Hotspots: Close to museums, art galleries, and cultural landmarks, enhancing the vibrant lifestyle options.

Retail and Entertainment Choices

• Shopping Convenience: Access to nearby malls like United Square, Novena Square, and Orchard Road for retail therapy.

• Dining and Entertainment: Varied options for dining, cafes, and entertainment within the vicinity, catering to diverse tastes.

Educational Institutions

• Educational Hub: Close proximity to reputable schools and educational institutions, ideal for families with children.

Investment and Future Growth

• Property Value: Expected to hold strong investment potential due to the prestigious address and surrounding amenities.

• Development Prospects: Positioned within a thriving urban landscape, offering potential for future growth and development.

Community Vibe

• Neighborhood Dynamics: Blend of exclusivity and community feel, fostering a harmonious living environment.

• Upscale Living: Catering to a discerning demographic seeking a balance of luxury and comfort in their residence.

Connectivity Overview of Sceneca Residence

• Transportation Hubs:
  • Bedok Integrated Transport Hub (ITH): Linked to Bedok Mall, providing seamless connectivity between buses, MRT, and commercial spaces.
  • Paya Lebar Interchange: Vibrant commercial center with access to East-West and Circle Lines, offering diverse amenities.
• City Access:
  • Proximity to Financial District: Direct access to Singapore’s financial hub via the East-West Line, facilitating easy commuting.
  • Transformation of Paya Lebar: Evolution into a bustling commercial area with offices, retail, and hospitality developments.
• Directional Connectivity:
  • Expo Station Access: Interchange with the Downtown Line, offering convenient access to various parts of Singapore.
  • Future Thomson-East Coast Line: Conversion of Tanah Merah-Changi Airport branch to enhance connectivity to northern Singapore and Marina Bay by 2040.
• Regional Access:
  • Link to Major Estates: Tanah Merah station connects to Simei, Tampines, and Pasir Ris, significant residential areas and employment centers in Singapore.
  • Changi Airport Branch Conversion: Future plans for the Thomson-East Coast Line to expand connectivity beyond the airport, benefiting commuters and travelers.
• Road Networks:
  • Accessibility for Car Owners: Proximity to Pan Island Expressway (PIE) and East Coast Parkway (ECP), facilitating convenient travel by car.
• Transportation Evolution:
  • Continuous Expansion: Singapore’s ongoing efforts in expanding and improving transportation networks for enhanced connectivity and accessibility.
  • Commuter Convenience: Diverse transportation options benefitting residents in terms of work, leisure, and overall convenience.

Shopping and Dining Proximity

• Retail Choices at Your Doorstep:
  • Mixed-Use Convenience: Sceneca Residence’s ground-floor commercial outlets offer easy access to retail and F&B options.
  • Nearby Malls: Bedok Mall, Singapore Expo, Changi City Point, Jewel Changi Airport, East Point, and Tampines Mall are easily accessible by a short train ride.
• Retail Hubs Beyond MRT Stations:
  • Paya Lebar Cluster: PLQ Mall, Katong Shopping Centre, Parkway Parade offer diverse shopping experiences, accessible via short MRT rides.
  • Convenience for Surrounding Estates: Vibrant retail ecosystem saves residents the hassle of traveling to the city for shopping needs.
• Culinary Exploration:
  • Local Food Centers: Bedok Interchange Food Centre, Bedok South Market, Simpang Bedok, Fengshan Market & Food Centre offer a wide array of local favorites.
  • Eclectic Dining Areas: Siglap Village, Katong, and Joo Chiat host a mix of cafes, traditional eateries, and bars, perfect for culinary adventures.

Leisure Escapes Nearby

• Bedok Reservoir Park:
  • Tranquil Retreat: Former quarry transformed into an 88-hectare reservoir, just 7 minutes’ drive from Sceneca Residence.
  • Activity Hub: Fishing, birdwatching, water sports, jogging tracks, fitness corners, and play areas cater to various leisure preferences.
  • Adventure Options: PA Water-Venture for water sports courses and Forest Adventure offering thrilling outdoor activities for all ages.
• East Coast Park:
  • Urban Retreat: Popular seaside destination with recreational, sporting, and dining options, an 8-minute drive away.
  • Family-Friendly Amenities: Play towers, water play areas, cycling tracks, beach volleyball, and Xtreme SkatePark for diverse entertainment.
  • Culinary Delights: Food choices like East Coast Lagoon Food Village and East Coast Seafood Centre cater to varied tastes after leisure activities.

Developer Profile

• MCC Land (Singapore): Wholly owned subsidiary of China Metallurgical Group Corporation (MCC Group), focusing on urban planning, property development, and engineering projects.
• Established Track Record: Extensive experience in major engineering and construction works, coupled with a strong emphasis on urban development and management.
• Industry Recognition:
  • Accolades and Awards: Recipient of prestigious industry awards like Green and Gracious Builders Award, Construction Productivity Gold Award, and Green Mark Platinum and GoldPlus Awards.
  • Commitment to Sustainability: Demonstrated efforts and commitment towards sustainable and environmentally conscious development practices.
• Residential Portfolio:
  • Diverse Range of Projects: Notable residential developments in Singapore, including One Bernam, The Poiz Residences, The Landmark, Provence Residences, and One Canberra.
  • Varied Offerings: Demonstrated capability in delivering a range of residential properties catering to different market segments and preferences.
• Quality and Craftsmanship:
  • Emphasis on Quality: Known for delivering high-quality developments that prioritize both functionality and aesthetic appeal.
  • Attention to Detail: Commitment to detail in design, construction, and overall project execution.
• Innovation and Sustainability:
  • Forward-Thinking Approach: Incorporation of innovative technologies and sustainable practices into their projects.
  • Green Initiatives: Proven track record of integrating environmentally friendly features into developments, promoting sustainability.
• Customer Satisfaction and Trust:
  • Positive Reputation: Established trust and satisfaction among buyers through consistent delivery of quality projects.
  • Customer-Centric Approach: Focused on meeting and exceeding the expectations of homebuyers through thoughtful design and customer service.
• Investment Potential:
  • Confidence in Investment: Developer’s reputation and track record suggest potential for a desirable investment opportunity in Sanctuary at Newton.
  • Value Proposition: Expectation of a quality living environment that aligns with MCC Land’s established standards.

Educational Proximity

• Early Education Options:
  • Childcare Centers and Kindergartens: Abundant options catering to toddlers, offering convenience for families residing in Sceneca Residence.
  • Consideration for Homebuyers: Proximity to schools is a key consideration for families and investors for better quality time and convenience.
• Primary Schools Within 2km Radius:
  • Within 1km:
    • Bedok Green Primary and Secondary
    • St. Anthony’s Canossian Primary School
    • Temasek Primary School
  • Between 1-2km:
    • Changkat Secondary School
    • Fengshan Primary School
    • Red Swastika School
    • Yu Neng Primary School
• Secondary School Options:
  • Nearby Secondary Schools:
    • Bedok South Secondary School
    • Bedok Green Secondary School
    • Bedok View Secondary
    • Changkat Changi Secondary
    • Anglican High School
    • St. Anthony’s Canossian Secondary School
    • Temasek Secondary School
• Post-Secondary & Tertiary Education:
  • Institutions in Close Proximity:
    • Temasek Junior College (4-5 minutes’ drive)
    • Singapore University of Technology and Design (SUTD) (4-5 minutes’ drive)
• International School Accessibility:
  • Attraction for Expatriate Tenants:
    • United World College South East Asia (East Campus) in Tampines (12-17 minutes’ drive)
    • Nexus International School in Aljunied (12-17 minutes’ drive)
    • Stamford American International School in Woodleigh (12-17 minutes’ drive)
• Investment Potential:
  • Appeal to Expatriate Tenants: Proximity to international schools enhances the property’s potential for attracting tenants with school-going children, beneficial for property investors.

Price Analysis

Sceneca Residence: Sales Snapshot

• Launch Performance (January 14, 2023):
  • Sales Percentage: Sold 60% of its 268 units during the launch.
  • Average Price: Achieved an average price of $2,072 psf.
• Unit Sales Breakdown:
  • 1- & 2-Bedroom Units: Fully sold during the launch, priced at $958,000 ($2,069 psf) and $1.33 million ($1,962 psf) respectively.
  • 4-Bedroom Penthouse: Largest unit sold, covering 2,756 sq ft.
• Buyer Demographics:
  • Nationality Composition: Singaporeans constituted 88.5% of buyers, with permanent residents and foreigners making up the remaining 11.5%.

Land Acquisition and Development Details

• Land Acquisition:
  • MCC Land’s Successful Bid: Secured the 99-year leasehold site through a top bid of $248.99 million.
  • Land Area: Spans 8,880 sqm (95,583 sqft).
• Land Price Analysis:
  • Land Price per Plot Ratio: Acquired at $930 psf, indicating the cost of land acquisition per unit of development potential.

Appreciation Analysis

Market Comparison of Land Rates:

• Land Rate Variations: Comparison with adjacent land rates indicates Sceneca Residence’s relatively lower land rate at $930 psf ppr, making it an attractive option in a rising market.
• Comparative Land Rates: Other nearby developments were sold at rates ranging from $1,060 psf ppr to $1,204 psf ppr, indicating potential value in Sceneca Residence’s lower land rate.

Location Advantage and Potential:

• Proximity to Employment Hubs: Strategic location near major employment centers like Paya Lebar sub-regional hub, Tampines Regional Centre, and Changi Airport enhances Sceneca Residence’s appeal.
• Scarce Development Land: Identified scarcity of available land near Tanah Merah MRT station for future development emphasizes the potential for property appreciation.

Past Development Performance:

• Strong Demand in Area: Past developments like Optima @ Tanah Merah and Grandeur Park Residences experienced robust demand, achieving significant average price growth (49.0% and 18.3% respectively) since launch.
• Current Price Trends: Average prices for these developments currently hover around $1,250 psf and $1,630 psf, serving as reference points for potential market positioning of Sceneca Residence.

New Launch vs. Resale Debate:

• New Launch Dynamics: New launches historically showed higher initial appreciation rates due to preferences for newer properties, lower lease concerns, potential for higher rentals, and lower maintenance issues.
• Long-Term Appreciation: Newer properties demonstrated stronger initial price growth, but there’s evidence of possible limited appreciation in later years due to market fluctuations and aging concerns.

Considerations for Investors and Homebuyers:

• Capital Appreciation Goals: New launches like Sceneca Residence might offer higher capital appreciation in the early years, appealing to investors looking at a 10-15 year horizon.
• Immediate Housing Needs: Established developments may suit buyers seeking immediate occupancy and stable housing, providing an alternative to the new launch.
• Personal Preferences: Factors such as design, layout, facilities, and individual housing priorities play a significant role in choosing between newer launches and established properties.

This analysis provides valuable insights into the potential appreciation of Sceneca Residence within the context of the surrounding real estate landscape, aiding potential buyers and investors in making informed decisions based on their investment goals and preferences.