Name of condo(Condominium): Myra
Name of condo(Condominium): Myra
Discover the epitome of modern living at Myra, a freehold condominium development nestled in Toa Payoh, District 13. Completed in 2024, this exclusive development comprises a single block, offering a total of 85 meticulously designed units.
Development Overview:
Strategic Location: Myra enjoys a strategic location within walking distance to Potong Pasir MRT, providing residents with easy access to various areas of Singapore, ensuring seamless connectivity and convenience.
Proximity to Schools: For young couples or families with children, Myra is in close proximity to esteemed educational institutions such as Forte Music Training, The Junior Learners Learning Centre (Potong Pasir), and St. Andrew’s Secondary School, creating an ideal environment for academic growth.
Retail Convenience: Residents can meet their grocery and household needs at nearby supermarkets such as FairPrice – Potong Pasir Community Club and Ang Mo Supermarket, ensuring a convenient shopping experience.
Health and Wellness Access: Health services are easily accessible with clinics like Q & M Dental Surgery (POIZ Centre – Potong Pasir), ensuring residents have prompt access to healthcare services.
Monetary Services: Residents can obtain monetary services at POSB – Potong Pasir Branch, adding to the overall convenience of living at Myra.
Leisure and Recreation: For leisure and entertainment, residents can unwind at the nearby park, நொச்சி Nochi, enjoying the fresh air and a serene environment for relaxation.
Transaction History Data: Explore the development’s latest transaction history data, providing residents with transparency and valuable insights into the property.
Key Selling Points:
Meticulously Designed Living Spaces: Myra offers a selection of 85 units, ensuring residents experience thoughtfully designed, modern, and comfortable living spaces.
Proximity to MRT: The development’s close proximity to Potong Pasir MRT ensures convenient and quick access to public transportation, enhancing residents’ mobility.
Educational Hub: Families benefit from the variety of nearby educational institutions, creating an ideal environment for academic growth and development.
Convenient Retail Options: Nearby supermarkets cater to residents’ daily needs, offering a hassle-free shopping experience for groceries and household essentials.
Health and Wellness Access: Myra prioritizes residents’ well-being with nearby healthcare services, ensuring prompt attention to health-related concerns.
Banking Convenience: The presence of POSB – Potong Pasir Branch adds to the convenience, offering residents easy access to monetary services.
Nature Proximity: With the nearby park, நொச்சி Nochi, Myra provides a serene green space for residents to relax, exercise, and enjoy a peaceful natural environment.
Indulge in a harmonious blend of comfort, connectivity, and relaxation at Myra, where every aspect of modern living is meticulously crafted for an ideal and luxurious living experience.
Factsheet of Myra
Project Name: MYRA
Developer: Tiara Land Pte Ltd (Selangor Dredging Berhad)
Address: 9 Meyappa Chettiar Road · 358456
District: D13 Macpherson / Potong Pasir
Tenure: Freehold
No. Of Units: 85
Expected Date Of TOP: 30-Nov-24
Facilities
1. Guard House
2. Pedestrian Gate
3. Arrival Plaza
4. Reflection Garden
5. Grand Lobby
6. Bar Counter
7. Outdoor Dining
8. Leisure Lawn
9. Playground
10. Play Pool
11. Pool Deck
12. Outdoor Showers
13. Changing Room
14. Outdoor Gym
15. Hydro Gym
16. Therapy Pool
17. 25M Lap Pool
18. Pool Deck
19. Sunbath Lounger
20. Rivulet Pool Overflow
21. Alfresco BBQ
22. Chill Deck
23. Poolside Walk
24. Seating Area
25. Bin Centre
26. Valve Chamber
27. Bicycle Parking Lots
28. Electrical Substation
29. Generator
30. Domestic water transfer tank and pump
31. Vent shaft for basement
UNIT DISTRIBUTION
Type Area(Sqft/Sqm) (low) Area(Sqft/Sqm) (high) Units
1 Bedroom 474 474 22
2 Bedroom 667 732 38
3 Bedroom 872 872 11
4 Bedroom 1,313 1,324 14
Floorplan of Myra
Total Area: 30,689.24 sqft
Number of Bedrooms: 1 BR, 2 BR, 3 BR, 4 BR
Number of Bathrooms: 4 bathroom, 1 bathrooms 2 BATHROOM
Type of Kitchen: kitchen
Flooring Material: NA
Balcony Presence: YES
Orientation: Northfacing, Southfacing
Level/Floor: 12
View Type: NA
Ceiling Height: NA
Energy Efficiency Rating: NA
Window Type: ventilation window
Heating and Cooling System: NA
Parking Availability: Parking available
Storage Solutions: Builtin wardrobes
Security Features: NA
Accessibility Features: NA
Furnishing Status: NA
Smart Home Features: NA
Outdoor Space: AVAILABLE
Review of Myra
Myra– Our Assessment(69%)
Unit Efficiency: 3.5
Unit Size: 3.0
Quality of Fittings: 3.5
Design: 3.5
Variety of Facilities: 2.5
Quality of Facilities: 3.5
Surrounding Amenities: 4.5
Developer: 3.0
Transport Links: 4.5
Driving Accessibility: 4.0
Price Point: 2.5
Pros
Freehold tenure adds long-term value.
Proximity to Potong Pasir MRT station.
Amalgamation of 17 land plots for scale.
Exclusivity with only 85 units.
Strong take-up rate since launch.
Potential for attractiveness as a rental.
Integrated development feel.
Cons
The TOP date is still a few years away.
Relatively higher pricing compared to neighboring projects.
Pricing may be a concern for potential investors.
Questions about the pricing gap compared to nearby projects.
Overview
Project Overview:
– Developer and Philosophy: Selangor Dredging Berhad (SDB) emphasizes the value of freehold projects.
– Tenure: The Myra is a freehold project, demonstrating a commitment to lasting value.
– Land Acquisition: The project occupies an amalgamation of 17 land plots, collectively purchased in 2018 for $60.2 million.
Timeline and Uptake:
– TOP Date: The estimated TOP date for The Myra is end-November 2024.
– Current Status: Since its launch three months ago, the project has achieved a near 20% take-up rate for its 85 units.
Location and Accessibility:
– Proximity to Transportation: The Myra is strategically located near the Potong Pasir MRT station.
– Commercial Spaces: It is in close proximity to commercial spaces like the Poiz Centre.
Considerations:
– Pricing Analysis: The project is priced at an average of $2,000+ per square foot, showing a premium compared to neighboring projects.
– Comparison with Neighbors: The pricing gap raises questions about whether the tenure and exclusivity justify the additional cost.
– Investment Concerns: Potential investors and homeowners may have concerns about the relatively higher pricing.
Future Outlook:
– Long-Term Value: The freehold tenure adds long-term value to the project, making it an attractive option for the future.
– Potential Challenges: The relatively higher pricing might pose challenges, and questions about the pricing gap need to be addressed.
Inside Tour
Overview:
– Showflat next to Nex Shopping Mall.
– Land shielded from Upper Serangoon Road pollution.
– 85 units on a 30,000 sq ft land.
Development Context:
– Developed by Selangor Dredging Berhad (SDB).
– Freehold project amalgamating 17 land plots.
– Purchased collectively for $60.2m in 2018.
– Estimated TOP by end-Nov 2024.
– Nearly 20% take-up rate since the launch.
Differentiation and Features:
– Small boutique condo project.
– Rectangular plot with 85 units.
– Units range from 1 to 4 bedrooms.
– Land size per unit: 361 sq ft.
– Building facade changes from champagne to gold.
– Two blocks combined due to constricted space.
Design and Facilities:
– 8 units per floor (level 2 to 9), 7 units per floor (level 10 to 12).
– 2 lifts serving all floors without private lift access.
– Variation in unit tiers, offering 10 inter-unit variations.
– Arrival point seems cozy with an oculus for sunlight.
North Site Facilities:
– Units elevated above ground, lowest on the 2nd floor.
– Added ceiling height to ground floor for a walkway.
– Facilities include a 25m lap pool facing Woodsville 28.
South Site Facilities:
– Hydrotherapy pool and hydro gym adjacent to the lap pool.
– Sheltered outdoor gym, shallow play pool, children’s playground, and leisure lawn.
– Small shallow kids swimming pool.
Additional Amenities:
– 80% lot allocation for underground parking.
– Total of 68 lots, 2 handicapped lots, and 22 bicycle bays.
– Lots allocated on a first-come-first-serve basis.
– Car park usage monitored post-TOP.
– Owners with additional vehicles may get lots on a season parking/monthly-fee basis.
Myra condo 4 bedroom review
Unit Details:
Size-1,324 sq ft,
Dining Area:
– Spacious dining area not conducive for a full-sized table due to built-in seating.
– Suggested options are to flush the dining area to the side or opt for alfresco dining.
Kitchen:
– Open-concept kitchen with a dry kitchen featuring an island.
– Wet kitchen of decent size with internal and external storage.
– Lengthwise spacious, but countertop space might be insufficient.
– Every unit equipped with a singular washer/dryer due to the lack of a yard.
– Small utility room and WC included.
Living Room:
– Straightforward living room fitting a 3-seater sofa length-wise.
– Suggestions for a bigger coffee table and a 2-seater for extra seating.
– Sizeable balcony suitable for an 8-seater dining table.
Storage:
– Limited storage space with an entranceway leading to the master bedroom.
Bedrooms:
– Four bedrooms in total.
– Junior master bedroom with en-suite and additional balcony space.
– Other common bedrooms converted into single-bed/study variations.
– Full-length windows in some bedrooms, while others have frosted windows.
– Jack and Jill layout for the common bathroom.
Bathrooms:
– Decently sized bathrooms with porcelain tiles and Grohe fittings.
– Junior master bath lacks windows but has ventilation from the balcony.
– Common bathroom with a frosted window for natural ventilation.
– Master bathroom features L-shaped windows and a rain shower.
Overall Design:
– Long entranceway takes away some usability from the space.
– AC Ledges outside some rooms obstruct window size.
– Design features a change in building facade color from champagne to gold.
– Two blocks combined with 8 units per floor (level 2 to 9) and 7 units per floor (level 10 to 12).
Location Review
Well-Equipped Neighborhood: Potong Pasir offers a cozy and well-equipped neighborhood with community centers, hawker centers, convenience stores, and easy access to public transportation.
Public Transport Accessibility: The condo is conveniently located near Potong Pasir MRT station, providing excellent access to public transportation. Bus stations and major roads contribute to efficient travel around Singapore.
Educational Hub: The St. Andrew’s Village in Potong Pasir includes a kindergarten, primary and secondary schools, and a junior college, offering a comprehensive educational environment with various facilities and supportive parent-teacher groups.
Amenities and Shopping: The vicinity has grocery shops, The Poiz shopping mall, Macpherson Mall, Nex, and other shopping options, providing residents with a range of amenities and retail choices within walking distance.
Strategic Private Transport Access: Convenient private transport routes make it easy to reach key destinations such as the CBD, Orchard Road, Changi Airport, and other significant clusters in relatively short drive times.
Routes Table:
Destination Distance from Condo (km) Estimated Peak Hour Drive Time
CBD (Raffles Place) 8.4 18 min
Orchard Road 6.5 16 min
Suntec City 5.2 15 min
Changi Airport 14.4 16 min
Tuas Port (By 2040) 42.5 52 min
Paya Lebar Quarters/Airbase (By 2030) 4.8 16 min
Mediapolis (and surroundings) 12.8 20 min
Mapletree Business City 15.1 30 min
Tuas Checkpoint 33.2 37 min
Woodlands Checkpoint 21.5 25 min
Jurong Cluster (JCube) 17.7 24 min
Woodlands Cluster (Causeway Point) 20.4 26 min
HarbourFront Cluster (Vivo City) 11.5 22 min
Punggol Cluster (Waterway Point) 14.9 22 min
Developer Review:
Developer
Tiara Land Pte Ltd (Selangor Dredging Berhad) has successfully completed five residential projects in Singapore, with three more in progress (JUI Residences, Myra, and One Draycott Park). While SDB’s global reach is limited, their focus on boutique freehold developments in Singapore establishes a niche expertise. Past projects reflect a commitment to communal living and thematic attention. While some uncertainty surrounds their work, the developer’s track record suggests a dedication to making their projects distinctive.
Architect:
The architecture team comprises JGP and Pitman Tozer. JGP, a Singapore-based firm with an extensive portfolio, brings local expertise to the table. Noteworthy residential projects include Wilshire Residences and commercial ventures like FOC Sentosa. Pitman Tozer, a UK-based award-winning firm, enters the Singaporean and SEA market for the first time. Collaborating with JGP, their design input is anticipated to complement local architectural experience, potentially enhancing the overall project.
Price Review
Project Name Tenure TOP Avg Price/PSF ($)
Myra Freehold 2024 $2,096
Poiz Residences 99-year Lease 2018 $1,702
The Addition Freehold 2023 $1,765
18 Woodsville Freehold 2015 $1,427
One Leicester Freehold 2013 $1,512
Nin Residence 99-year Lease 2014 $1,238
Sant Ritz 99-year Lease 2014 $1,251
Sennett Residence 99-year Lease 2014 $1,462
Woodleigh Residences 99-year Lease 2022 $1,934
Park Colonial 99-year Lease 2022 $1,939
Freehold Tenure Advantage: Myra stands out due to its freehold tenure, a rare feature in the neighborhood, especially in close proximity to an MRT station.
Premium Pricing: Myra is the most expensive among the freehold developments in the area. Its price competitors, The Addition and Poiz Residences, will be discussed later.
Comparison with Other Freehold Developments: 18 Woodsville and One Leicester, the other freehold options, are more affordable but located along major roads (Upper Serangoon Road/PIE).
99-Year Leasehold Options: For those considering relatively more affordable 99-year leasehold developments, Nin Residence, Sant Ritz, and Sennett Residence are available. They are situated across the road from Myra, with varying price points.
Proximity to Upcoming Bidadari Estate: Nin Residence is closer to the upcoming Bidadari estate, providing an added advantage for residents interested in the development in that area.
Direct Access to Potong Pasir MRT: Sennett Residence offers direct access to Exit B of Potong Pasir MRT and an adjacent bus stop, justifying its slightly higher psf value.
Comparison with Woodleigh Residences and Park Colonial: Woodleigh Residences and Park Colonial, located near the Woodleigh MRT station, are larger developments with more units and facilities, including commercial spaces. Their higher psf values are attributed to their larger size and additional amenities.
Consideration of Leasehold Duration: The higher psf value of Woodleigh Residences and Park Colonial is explained by their 99-year leaseholds, despite being slightly less city-fringe compared to Potong Pasir.
Appreciation analysis
In recent years, the Potong Pasir area has witnessed a significant increase in private housing prices, experiencing a notable surge of approximately 20% from $1,500 psf in 2017 to $1,800 psf in 2020. This upward trend can be attributed to the introduction of new projects in the vicinity, influencing a parallel rise in private resale prices within District 13.
The pricing dynamics in this area are often influenced by the movements in neighboring condo prices, making it essential for any substantial shift in prices to be driven by significant factors, excluding the general sentiments of the broader property market over time.
Analyzing the masterplan reveals several reserved land plots around the Potong Pasir Region, although none are situated directly within the area. This suggests that immediate land redevelopments within Potong Pasir might not be a major factor in potential price hikes. However, considerations such as en bloc takeovers of older condos or a potential Selective En bloc Redevelopment Scheme (SERS) exercise for the aging HDB enclaves in Potong Pasir could impact prices in the future.
Despite this, the area may experience indirect effects from the development of two key regions to the north and south of Potong Pasir. The upcoming Bidadari estate, located within a 10-minute walk or a single station ride from the condo, is expected to introduce 10,000 HDB units by 2022. This development could attract HDB upgraders interested in the region’s offerings and provide additional recreational amenities, including parks and green spaces.
Another potential influencer is the Kallang River rejuvenation project to the south. The 2014 and 2019 Master Plans indicated plans for significant adjustments to the land spaces along the river. While any prospective commercial or residential developments in this area remain speculative, they present opportunities to monitor for potential impacts on Potong Pasir’s property market.
Developer of Myra
Myra, proudly hailed as a “work of art,” is crafted by Selangor Dredging Berhad (SDB). The land on which Myra stands is a fusion of 17 individual land plots, all privately owned by different landlords. The developer acquired these plots collectively for $60.2 million in 2018. Anticipated to be finalized in 2024, the development is currently in progress, with a 20% take-up rate for its 85 residential units.
The Myra Condo Developer, SDB, boasts a track record of completing 5 residential projects in Singapore, with 3 more in the pipeline, including JUI Residences, Myra, and One Draycott Park. In Malaysia, the group has successfully delivered 16 office, service apartment, and residential projects, primarily focusing on boutique developments with freehold status. SDB has earned international acclaim, receiving prestigious awards such as FIABCI Prix d’Excellence, Asia Pacific Property Awards, and the EdgeProp Malaysia’s Best Managed Property Awards. The developer aspires to establish itself as the premier real estate developer in Asia in the near future.
As of now, 17 out of the 85 residential units at Myra Residences have been sold at an average price of $2,000 to $2,100 per square foot. The 2-bedroom apartments have proven particularly popular, with approximately 10 units sold. The developer is currently offering attractive promotions at affordable prices. Interested parties are encouraged to contact them promptly to schedule a visit to the showflat and select their ideal home at Myra Condo.
For over six decades, SDB has evolved since its inception in 1962 when Mr. Teh Kien Toh founded Selangor Dredging Limited. Listed on the main board of the Kuala Lumpur Stock Exchange in 1964, the company initially focused on tin mining, becoming the first Malaysian company to construct and operate a dredge. In the early 1980s, SDB embarked on diversification, engaging in various activities, including hardware manufacturing and retail manufacturing of tire rims.
After a period of consolidation concluding in 2004, SDB is now exclusively dedicated to property activities, encompassing hotel management, property leasing, and its primary business of property development. Recognized as an award-winning developer, SDB is renowned for its niche property developments characterized by innovative concepts and designs.