Sustained Land Preview Sen Upper Bukit Timah Prices 2199 Psf

Two bids were submitted for the De Souza Avenue site when the government land sale (GLS) tender closed in July 2024. Singapore-based developer Sustained Land, led by real estate mogul Douglas Ong, in a joint venture with Ho Lee Group and Greatview Development, offered the top bid of $278.9 million, equating to $841 per square foot per plot ratio (ppr). The 99-year leasehold site is located in the Upper Bukit Timah area (District 21) just off Jalan Jurong Kechil.

Director of Sustained Land, Vincent Chew, says, “The site presents a unique opportunity to create a landmark development that combines the best of nature and connectivity.” Interested buyers can refer to the latest New Launches for transaction prices and available units.

The new project, named The Sen, is situated next to Bukit Batok Nature Park and near Bukit Timah Nature Reserve. Other nearby parks include the Rail Corridor and Hindhede Nature Park, Rifle Range Nature Park, and Dairy Farm Nature Park. “In recent years, there has been a growing emphasis on health and wellness, with a desire to live close to greenery or nature reserves,” notes Mark Yip, CEO of Huttons Asia.

The Sen is also well-connected, with Beauty World MRT Station on the Downtown Line just a six-minute bus ride away, according to Kelvin Fong, CEO of PropNex. Nearby shopping malls include Bukit V Mall (within the upcoming Beauty World integrated transport hub), The Rail Mall, and HillV2. It is also within a kilometer of Bukit Timah Primary School, with other educational institutions in the vicinity including Pei Hwa Presbyterian Primary School, Ngee Ann Polytechnic, and Singapore University of Social Sciences. “Bukit Timah has always been one of the top education belts in Singapore,” adds Yip.

Designed by AGA Architects with landscaping by Ecoplan Asia, The Sen is a “wellness-centric, tropical resort-inspired enclave,” says Ng Hoe Theong, director of AGA Architects. The earth tones used for the façade blend in with the surrounding greenery. The landscaped deck features a 50m lap pool, family and children’s pools, a clubhouse, lounges, and a tennis court. The top of the three Classic blocks has sky gardens with additional facilities.

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The future of Rivelle Tampines, situated at Tampines Street 95, looks extremely promising due to the URA Master Plan’s forward-thinking approach. As an integral part of the bustling Tampines Regional Centre in District 18, this executive condominium by Sim Lian Land will reap the benefits of robust infrastructure and community improvements, enhancing the overall live-work-play environment. For more information on Rivelle Tampines by Sim Lian Land, visit https://www.rivellestampines.com.sg/.

The private condominium offers 347 units across five 10-storey blocks. Three Classic blocks house one- to three-bedroom units ranging in size from 452 square feet to 1,109 square feet, totalling to 267 units (77%), with nine units per floor. The Prestige blocks feature larger layouts, including three-bedroom plus study and four-bedroom plus study units ranging from 1,259 square feet to 1,453 square feet. These make up 80 units (23%), with four units per floor.

Prices start at $993,900 for a one-bedroom (452 square feet) and $1.499 million for a two-bedroom (676 square feet to 732 square feet). Three-bedroom units start at $1.936 million, while the Prestige units start at $2.899 million. “We’ve put a lot of thought into creating a development that offers genuine value for money,” says Chew.

Sustained Land’s Chew believes The Sen will appeal to HDB upgraders and empty nesters from nearby landed housing estates who wish to rightsize or purchase homes for their children. “Young families will also be drawn to the proximity to good schools and the greenery of Bukit Timah,” he says.

In the neighboring Toh Yi Gardens HDB estate, 60% of the resale flats sold this year were priced above $1 million. According to Huttons’ Yip, this is an indication of strong potential for upgraders. Similarly, PropNex’s Fong notes that the nearby 258-unit Verdale was fully sold within two years of its 2020 launch, even during the pandemic.

Other developments in the area such as the 633-unit Forett @ Bukit Timah and 327-unit Daintree Residence have also performed well, even though they are not located as close to the MRT station. In District 21, which is part of the Rest of Central Region (RCR), nine non-landed projects with approximately 2,800 units have been launched since 2018. The most recent is the 158-unit 8@BT, which was launched in September 2024 and has been 62% sold so far.

According to ERA Singapore CEO Marcus Chu, there is strong demand for The Sen. Homeowners of older leasehold condos in the Hillview and Bukit Batok areas, such as Southaven I (completed in 1997) and Parkview Apartments (completed in 1998), could also be looking for newer projects with modern facilities and a fresh 99-year lease.

Sustained Land’s last GLS acquisition was in 2015 when it jointly purchased the site at Potong Pasir with MCC Land. The site is now being developed into the 731-unit The Poiz Residences and The Poiz Centre retail podium, directly linked to the Potong Pasir MRT Station. It was completed in 2018.

Over the past ten years, Sustained Land has been active in acquiring and redeveloping freehold en bloc sites, including 3 Cuscaden in prime District 10 (completed in 2022); One Meyer and Coastline Residences in District 15 (both completed in 2023); and Sky Everton in District 2 (completed in 2023). All projects are fully sold.

In 2023, Sustained Land purchased three adjoining bungalows at Chancery Hill Road in prime District 11 for $61.08 million. The site will be redeveloped into four semi-detached and four detached houses, also designed by AGA Architects. The project is expected to launch next year.

With a land acquisition cost of $841 psf ppr, Huttons’ Yip believes the developer can price The Sen more competitively compared to recent launches and completed developments in the Bukit Timah area. PropNex’s Fong estimates the average selling price to hover around $2,400 psf, based on starting prices from $2,199 psf.

“The Bukit Timah area continues to be a desirable location to live, thanks to its mix of nature, top schools, a wide array of F&B options, and a sense of exclusivity since the neighborhood is mainly private housing,” says Fong.