The Landmark Review

Verdict:
8/10

đź‘ŤThe good

  • Proximity to CBD and other attractions
  • Cheaper land cost compared to competitors
  • Competitive indicative prices
  • Positioning as a worthy contender
  • Transformation of the skyline
  • Marketing tagline emphasizing urban, nature, and timelessness

đź‘ŽThe bad

  • Historical challenges in achieving a collective sale
  • Market caution due to previous collective sale attempts
Project:
The Landmark
District:
District 03
Address:
173 Chin Swee Road, 169878
Tenure:
99 years leasehold wef. 2020
No. of Units:
396
Site Area:
6,706.8 sqm / 72,192 sqft
TOP:
30 March 2025

Overview

  • Historical Overview:
    • Redevelopment of the 139-unit Landmark Towers, built in 1985.
    • Sold en-bloc in May 2018 for $286 million ($1,406 psf).
    • Collective sale attempts since 2007.
  • Potential Demand:
    • Proximity to CBD, Pearl’s Hill City Park, and the Singapore River.
    • Cheaper land cost compared to One Pearl Bank.
    • Indicative prices of $1900+ psf are proportionately cheaper.
  • Personal Observation of Price Trends:
    • Indicative prices considered more than proportionately cheaper than competitors.
    • 1 Bedroom units starting from $900k+, 2 Bedrooms from $1.2m+, and 3 Bedrooms from $2.3m+.
  • Developer’s Pricing Strategy:
    • Positioning as a super worthy contender for those seeking a CBD fringe unit.
    • Competing with One Pearl Bank, which was acquired at $1,515 psf.
  • Prediction for Unit Pricing:
    • The indicative prices suggest competitive positioning against nearby developments.
  • Comparison with Previous Peaks:
    • Collective sale attempts at different peaks (2007, 2008) before the successful en-bloc in 2018.
  • Market Caution and Consideration:
    • Historical challenges in achieving a collective sale.
    • Comparison with One Pearl Bank’s pricing for market context.
  • Excitement Features:
    • Transformation of the Chin Swee Road skyline.
    • Marketing tagline: Urban, Nature, Timelessness.

Inside Tour

  1. Overview:

  • Showflat’s unique and mysterious layout with concealed doors.
  • Impressive “unveiling” of the showflat model.
  • Special attention to detail in showcasing the project’s intricacies.
  1. Development Context:

  • Redevelopment of 139-unit Landmark Towers in 2018.
  • Cheaper land cost compared to One Pearl Bank.
  • Proximity to CBD, Pearl’s Hill City Park, and the Singapore River.
  1. Differentiation and Features:

  • Emphasis on green landscaping and proximity to Pearl’s Hill City Park.
  • Exclusive road leading to the condo and Hotel Re!.
  • Swan & Maclaren, the oldest architecture firm in Singapore, involved in the project.
  1. Design and Facilities:

  • Grand Arrival with an emphasis on green landscaping.
  • Only 1 entrance and exit, 340 parking lots spread across 3 levels.
  • Vertical advantage used for common areas with good views.
  • Level 1 was designed as an extension of Pearl’s Hill City Park.
  • Level 2 features a 50m infinity pool (The Splash Zone), kid pools, sun deck cabanas, and a clubhouse.
  • Level 14 includes the Sky Gym, Jacuzzi Aqua Spa, decks, gardens, steam rooms, and cabanas.
  • Level 34 is the main social space for residents with various lounge areas.
  • Level R, nicknamed “The Peak,” offers the highest floor with panoramic city and park views.
  1. North Site Facilities:

  • BBQ pavilion, kids’ playground, and a cycling/jogging track on Level 1.
  • Variety of decks and gardens on Level 14.
  • Social spaces on Level 34.
  1. South Site Facilities:

  • 50m infinity pool, sun deck cabanas, and a clubhouse on Level 2.
  • Sky Gym, Jacuzzi Aqua Spa, steam rooms, and cabanas on Level 14.
  • “The Peak” on Level R with panoramic views.
  1. Additional Amenities:

  • Exclusive road leading only to the condo and Hotel Re!.
  • Swan & Maclaren, the oldest architecture firm in Singapore, involved in the project.

The Landmark 1 Bedroom Review

Unit Details:

– Type: 1 Bedroom Type A1

– Size: 48 sqm / 517 sqft

Dining Area:

  • Induction hob and appliances in a slightly recessed L-shaped area.
  • Two-seater bar stool style seating, creating a roomy feel.
  • Kitchen cabinets in a sleek pure white look.

Kitchen:

  • Miele appliances used, a quality German brand.
  • Concealed fridge for a sleek appearance.
  • Different color themes for 2 and 3 Bedroom units.

Living Room:

  • Bench-style sofa with a thinner seat depth for a sense of space.
  • Spacious width and length compared to typical 1 Bedroom units.
  • Open feeling aided by the absence of a TV console.

Storage:

  • Entrance foyer area with built-in storage cabinets.
  • Additional storage compartments for efficient use of space.

Bedrooms:

  • Larger than average 1 Bedroom layout at 517 sq ft.
  • Full-height windows in the bedroom for better views.
  • Glass/mirror finish for built-in wardrobe surfaces.

Bathrooms:

  • Ensuite bathroom with a jack-and-jill layout for practicality.
  • Premium features like rain shower and wall-hung water closet.
  • Gessi tap and rain shower, Duravit wall-hung water closet and basin.

Overall Design:

  • Unit showcases an average size of 517 sq ft, larger than market average.
  • Thoughtful design elements, such as full-height windows and glass/mirror finish.
  • Spacious and open living and dining areas, effective use of available space.

The Landmark 2 Bedroom Review

Unit Details:

– Type: 2 Bedroom

– Size: 678 sq ft

– Floor: [Specify the floor if mentioned in the content]

Private Lift Lobby:

– Entrance features an unnecessarily long entranceway.

– Mitigated by creating storage cabinets along the stretch.

Dining Area:

– Tight dining area with a 4-seater setup.

– Limited room for entry due to space-saving design.

Kitchen:

– Open-concept kitchen with a darker theme.

– Miele appliances and 4-zone induction cooker.

Living Room:

– Decently spacious living room with a 4-seater sofa.

– TV console installed without compromising space.

Storage:

– Built-in wardrobe with glass/mirror finish.

– Glass finish provides an illusion of more space.

Bedrooms:

– Common bedroom measures 8 sqm.

– Accommodates a kids bunk bed with space for study and shelving.

– Master bedroom is 11 sqm, fits a Queen-sized bed comfortably.

– Both bedrooms have glass/mirror finish wardrobes.

Bathrooms:

– Common bathroom features a rain shower by Gessi.

– Well-made fittings from established brands like Gessi and Duravit.

– Master bathroom is larger with similar features.

Overall Design:

– Thoughtful design to maximize space efficiency.

– Balcony provides a good-sized al-fresco space.

– Floor-to-ceiling windows in the common bedroom offer unique design.

The Landmark 3 Bedroom Review

Unit Details:

– Type: 3 Bedroom

– Size: [Specify the size if mentioned in the content]

– Floor: [Specify the floor if mentioned in the content]

Private Lift Lobby:

– Private lift access for all 3 Bedroom units.

– Dedicated private lobby area of 3 sqm.

– Glass finish looking into the kitchen upon lift opening.

Living and Dining Room:

– Living and dining areas laid out in parallel.

– Balcony stretching the entire width for better light and ventilation.

– Slightly squeezy living and dining room space.

Balcony:

– Good-sized balcony with potential for al-fresco dining.

– Dining table placed in the balcony for better space utilization.

Kitchen:

– Spacious kitchen with ample length and width.

– Gas stove, induction hob, steam oven, and wine chiller provided for 3 Bedroom units.

– Miele appliances used for kitchen equipment.

Yard:

– Yard area located by the entrance from the common lift lobby.

– Can be utilized as additional storage space or a helper’s room along with a W/C.

Common Bedrooms:

– Two common bedrooms with a size of 8 sqm.

– Fit a Queen bed and built-in wardrobe.

– One common bedroom with a single bed for additional study space.

– Full-height windows for both common bedrooms.

Common Bathroom:

– Similar size and features as the master bathroom.

– Rain shower, wall-hung toilet bowl, tap, and basin by premium brands.

Study:

– Spacious 5 sqm study space with a huge panel window.

– Provides a segregated work space or can be converted into a walk-in wardrobe or small bedroom.

– Entrance to the study is outside the master bedroom.

Master Bedroom:

– Master bedroom size is 12 sqm.

– Fits a Queen-sized bed comfortably.

– Built-in wardrobe with glass/mirror finish.

– Balcony in the master bedroom for a lifestyle touch.

Master Bathroom:

– Similar size and features as the common bathroom.

– Darker-colored marble for a premium finish.

Location Review

  • Old and established estate with numerous grocery and food options nearby.
  • Hawker centers, coffee shops, and various dining options available.
  • Malls such as Central, Chinatown Point, UE Square, Robertson Walk, and Liang Court in close proximity.
  • River Valley Primary School within 1km.

Public Transport:

Bus Station Buses Serviced Distance From Condo (Est. Walking Time)
Opp Blk 13 174, 174e 200m, 3-min walk
Blk 8 174, 174e 300m, 4-min walk
Blk 2 51, 64, 123, 186 450m, 6-min walk
Ctrl Sq 51, 143, 174, 174e, 186 600m, 7-min walk
Closest MRT: Chinatown and Outram Park MRT – ~6-9 mins (500-700m) if you cut through Pearl’s Hill City Park and 13 mins (1.1km) by Chin Swee Road.

Private Transport:

Key Destinations Distance From Condo (Est. Peak Hour Drive Time)
CBD (Raffles Place) 2.0km, 7-min drive
Orchard Road 2.9km, 9-min drive
Suntec City 3.4km, 10-min drive
Changi Airport 22.8km, 22-min drive
Tuas Port (By 2040) 36.1km, 40-min drive
Paya Lebar Quarters/Airbase (By 2030) 14.1km, 21-min drive
Mediapolis (and surroundings) 7.0km, 11-min drive
Mapletree Business City 7.7km, 22-min drive
Tuas Checkpoint 25.9km, 28-min drive
Woodlands Checkpoint 30.0km, 32-min drive
Jurong Cluster (JCube) 14.0km, 20-min drive
Woodlands Cluster (Causeway Point) 26.7km, 29-min drive
HarbourFront Cluster (Vivo City) 4.1km, 12-min drive
Punggol Cluster (Waterway Point) 21.2km, 24-min drive

Immediate Road Exits: 1 exit – Chin Swee Road, a 1-way road which will take you to CTE (AYE) within 2 minutes. Alternatively, at the same traffic junction, you will be able to make a left turn to Outram Road / SGH or a right turn to Tiong Bahru.

Groceries:

Store Distance From Condo
Sheng Siong – Chin Swee 52 0.3km, 4-min walk
NTUC – Chinatown Point 0.8km, 10-min walk
Cold Storage – UE Square 0.8km, 10-min walk

Schools:

School Distance From Condo
Outram Secondary School 0.3km, 4-min walk
River Valley Primary School 0.9km, 11-min walk

Price Review

Development Average Psf TOP Tenure
The Landmark *TBC 2025 99 Years
One Pearl Bank $2,494 2023 99 Years
Sky Everton $2,591 2023 Freehold
Avenue South Residences $2,059 2023 99 Years

Developer Review

Facilities:

The Landmark offers an array of facilities spanning 5 levels, thoughtfully designed to capitalize on city, park, and sea views. Social spaces, a 50m lap pool, and children’s play areas enhance the living experience, catering to the contemporary need for communal spaces.

Floor Planning:

The developer has prioritized higher floors (14th, 34th, and the Roof) for social spaces, a strategic move providing unobstructed views. The unit mix predominantly consists of 1 and 2-bedroom units, aligning with the investment potential of the CBD-fringe location.y, The Landmark boasts a more squarish and usable unit layout, avoiding the challenges posed by a cylindrical building shape, as seen in competitors like One Pearl Bank.

Sun Movement Analysis:

Stacks facing South (7 – 11) receive minimal afternoon sun, providing relief from the heat. South-facing units offer unblocked views of greenery, the CBD, and potential sea views from elevated floors. North-facing units provide views of Jalan Kukoh HDB estates, Tiong Bahru, and River Valley. The choice between North and South depends on individual preferences for immediate or distant views.

Unit Mix:

The Landmark’s unit mix is straightforward, emphasizing 1 and 2-bedroom units. In contrast to competitors, it lacks larger 4-bedroom and penthouse options, targeting buyers considering investment opportunities in the CBD vicinity.

Unit Efficiency: Comparatively

Appreciation Analysis

Greater Southern Waterfront (GSW):

The GSW, spanning 30km from Gardens by the Bay East to Pasir Panjang, signifies a massive transformation six times the size of Marina Bay. The Landmark, situated on the fringes, stands to benefit from the heightened focus on the liveability of CBD fringe properties.

SGH Transformation:

The 20-year SGH Campus Master Plan aims to triple space for patient care, integrating medical care, research, and education. Ongoing projects include the National Cancer Centre and the A&E Block, with Phase 2 set for 2026. The SGH transformation is expected to drive demand for properties near the hospital, potentially benefiting The Landmark.

Rail Corridor:

The 24km Rail Corridor, extending from Woodlands Train Checkpoint to Tanjong Pagar Railway Station, promises enhanced accessibility for residents around The Landmark. The revitalization of Bukit Timah Railway Station will offer community spaces, providing sporty residents with scenic opportunities for cycling or jogging around the island.

Districts

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