Life in the West – A Comparison of Bukit Batok Condos

by Aktive Learning on December 5, 2019

By KK Tong (guest contributor)

Bukit Batok is a matured estate in the Western part of Singapore. A relatively small estate compared to other estates, it has a population of 144,410. The estate offers predominantly public housing, with some pockets of private landed housing, one located at Eng Kong/Toh Tuck, which is at the extreme South-East, and another at the area adjacent to ITE College West (Choa Chu Kang), known as Pavilion Park. A cluster of condos is also situated in the Hillview area.

Our comparison today will be on condos in the main section of Bukit Batok, which is to the West of this estate.As with any matured town, Bukit Batok is pretty well developed and amenities are easily accessible. For transportation, the western part is served by the North-South Line while the eastern area is served by the Downtown Line.

Amenities in Bukit Batok

Amenities are plentiful, so residents’ needs and requirements are readily met. Shops, eateries, supermarkets, schools, recreational services, medical establishments are well spread out.

Some primary schools located here are Bukit View Primary School, Keming Primary School,Lian Hua Primary School, and Princess Elizabeth Primary School. Secondary schools include Bukit Batok, Bukit View, Hillgrove, and Swiss Cottage. Other institutes of learning include Millennia Institute and Dulwich College (Singapore). The nearest polytechnic is Ngee Ann, just across the Toh Tuck area.

For recreation, the Bukit Batok Swimming Complex is located near East Avenue 6. The Bukit Gombak Stadium and Sports Hall are situated near the Gombak MRT Station. Greenery is lush in this town, and nature lovers will surely enjoy Bukit Batok Nature Park, Bukit Batok Town Park, and Little Guilin.

Bukit Batok Public Library is housed on the third level of West Mall, a shopping centre near the town centre.

At West Mall, shoppers can enjoy retail therapy and food enthusiasts will certainly find lots of food options to satisfy their palates. Grocery shopping is easily done at Cold Storage at the Basement Level.

Comprehensive medical facilities can befound at Ng Teng Fong General Hospital.

MRT stations serving the residents here are Bukit Batok, Bukit Gombak, and Hillview. The two major roads to access other parts of the island is the PIE (Pan Island Expressway) and Bukit Batok Road.

Comparing Condos

For buyers who are considering making this place their home, let’s look at some condos to consider – Guilin View, The Jade, The Madeira, Parkview Apartments, and Regent Heights.

Condo #1 –Guilin View

Our first condo, Guilin View, was completed in 2000 by City Development Ltd.

Figure 1: Guilin View

Condo #2 –The Jade

The Jade, a Sim Lian Pte Ltd project, was completed in 2004.

Figure 2: The Jade

Condo #3 – The Madeira

Our third development, The Madeira, is a development of Janiton Pte Ltd and was completed in 2003.

Figure 3: The Madeira

Condo #4 – Parkview Apartments

Parkview Apartments is located on Bukit Batok St 25. This development was completed in 1998 by Far East Organisation.

Figure 4: Parkview Apartments

Condo #5 – Regent Heights

Another development by Far East Organisation, Regent Heights was completed in 1999.

Figure 5: Regent Heights

Comparing the 5 condos

Figure 6: Location Map of Condos

The 5 condos are located within an estimated 2 km range from each other. Distance to MRT stations vary for the developments.

Of the condos, the most convenient is The Jade as it is located closest to both the MRT station and the shopping centre West Mall.

Parkview Apartments is the least convenient as the nearest MRT station is 1.44 km away, a distance that is too far to walk in our hot weather.

In terms of age, Parkview Apartments is also the oldest development with a 99-year lease starting from 1994. The Jade is the ‘newest’ development as its lease starts from 2001. All the 5 condos have 99-year leases.

Other than Guilin View’s smaller sized 2-bedroom units, the other 4 developments have pretty decent unit sizes.

So which one would I choose?

I’d probably not consider Parkview Apartments and Regent Heights simply because these two projects are a good distance from the nearest MRT stations, and I do not enjoy walking in our perpetually hot weather.

The other project which I am not too keen on is Guilin View as its unit size is a tad smaller than the others.

That leaves me with two options – The Jade or The Madeira. Both these are about the same age, the unit sizes are pretty similar, and distance to the MRT is walkable.

The Jade is pretty attractive as its location is definitely more convenient than The Madeira, but its average PSF price is higher by $120. Based on the respective PSF prices, a 1012 sf unit at The Jade will set me back by slightly more than $1m, whilst a 1055 sf unit at The Madeira will cost me about $920,000. As the differential is not too big, I’d probably opt for The Jade for its convenience.

Posted courtesy of, a Singapore property blog dedicated to helping you understand the real estate market and make better decisions. Click here to get your free Property Beginner’s and Buyer’s Guide.

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UnbiasedNew Launch Review – Jadescape

by Aktive Learning on September 10, 2019

By KK Tong (guest contributor)

The launch of Jadescape, the former Shunfu Ville HUDC estate, took place at end September 2018. Out of 480 units launched, 300 units were sold at an average transacted price of $1,700 per sq ft. As at April 2019, a told of 398 units has been sold.
Jadescape, developed by Qingjian Realty, is a considerably large development of 1,206 residential units and 6 retail shops. It sits on a plot size of 398,114 sq ft, and TOP is slated for January 2023.

The unit types and indicative pricingin this development are:

The development has 7 towers of up to 23 storeys. There are 1206 carpark lots, 8 handicap parking lots, and 6 parking lots for the retail shops.
The main entrance is located on Shunfu Road, and there are 3 pedestrian gates, 1 on Shunfu Road and 2 on Marymount Road. Two of the pedestrian gates give direct access to a bus stop.

Figure 1: Site Plan

With its large plot size, this development comes with an impressive array of facilities. For starters, there are 2 tennis courts (new condos today usually just have 1), 2 50-metre pools for swimming, 2 karaoke rooms, a games room, as well as ponds, pavilions, and gardens spread out over the development. The other usual facilities are the sauna, the gym, aqua gym, and 2 sky terraces on the 13th level of Blocks 10 and 12. Pretty impressive.
The development also offers Gold Standard 1-bedroom units with elderly-friendly features like anti-slip tiles in the bathrooms. These units will definitely appeal to the slightly older group or those in their golden years.

Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type B2(2 Bedroom)

This 2-bedroom unit is 764 sq ft. and has a squarish layout with a longish kitchen. The entrance is via the kitchen, rather typical of designs currently.

Figure 3: Kitchen

I am not a fan of the longish kitchen as there is too much wasted floor space. The redeeming feature however is the amount of storage space which is definitely sufficient for all kinds of kitchen equipment and utensils.
The unit comes with an oven, a fridge, and a washer. All are from Smeg. A Fotile dishwasher, which can also be used to wash fruits and vegetables, is provided too.

Figure 4: Living / Dining Areas

With unit sizes being so compact nowadays, there is not much room to configure the furniture, but this particular arrangement of the furniture is reasonably neat, and the place does not look cluttered nor cramped.
The flooring for the living / dining areas is porcelain tiles. Ceiling height is 2.9m, and the space between the facing walls in the living area is an approximate 3m.

Figure 5: Master Bedroom

The master bedroom isa decent size. Flooring provided is engineered timber.

Figure 6: Balcony

The balcony is a little cosy corner where you can place a small table with a couple of chairs. Perfect for that after-dinner coffee!

Figure 7: Area Map

Amenities around the area

Jadescape is located in the vicinity of Marymount, close to Bishan and the Upper Thomson area. The triangled-plot development is flanked on two sides by Thomson Garden Estate and Shunfu Gardens. The 3rd side faces Marymount Road, a major thoroughfare.

In terms of facilities, the nearest shopping area is Thomson Plaza, about 1.2km away. It houses a NTUC Supermarket, and numerous learning centres. Alternatively, Junction 8, which is a tad further at 2km away, has a Fairprice Finest, and many cafes and restaurants. Along Upper Thomson Road, many eateries abound as well.
Schools nearby include Catholic High School, Ai Tong School, Guangyang Primary and Secondary Schools, Whitley Secondary School, and Raffles Institution.
The nearest medical facility is Mount Alvernia Hospital.

Transport is very convenient too. The distance from Jadescape to Marymount MRT Station (Circle Line) is about 350m. For drivers, Marymount Road links to Braddell Road, which is the gateway to the Central Expressway (CTE).

Positive Aspects of the Development
1. The location of the development is not congested as it is flanked by a private landed estate.
2. Jadescape is situated in the RCR (Rest of Central Region), and such developments are considered favourable because of their proximity to the Core Central Region.
3. There are many popular schools like Catholic High and Raffles Institution in the area.
4. Transport is convenient as the Marymount MRT Station is about 350 m away.

Negative Aspects of the Development
1. One side of the project is facing Marymount Road, which can be noisy as it is a major road.
2. The total number of 1206 units is rather large, and communal facilities may get crowded.
3. There could be some traffic congestion for cars getting out of the estate during peak hours due to the sheer number of units.

Some Thoughts on Units
1. Units are of a North-South orientation, so there no units facing the morning or afternoon sun.
2. Blocks 10 and 12 are the two nearest blocks to Thomson Garden Estate, which is probably quieter.
3. The distance between the pool-facing units of Blocks 2 and 10 are the furthest apart at 78m.
4. The lower floors of Blocks 2 and 4 may be noisy as these blocks overlook the tennis courts. These two blocks are also at the junction of Shunfu Road and Marymount Road.
5. Buyers may want to avoid Block 16 as it is closest to the substation and the genset.
6. Units #27, #28, #33, and #34 faces the Jalan Pintau playground, which can be noisy.
For this development, I’d probably go for #41 or #46 facing the landed properties, or a pool-facing unit in either Block 2 or Block 10.

Price Comparison

Figure 7: Location of Jadescape and Surrounding Areas

There are not many developments in this vicinity, so we will be comparing Jadescape with Tresalveo and Seasons View, two condominiums just across Marymount Road.
Tresalveo is a 176-unit freehold development completed in 2011. Seasons View is a 99-year leasehold which was completed in 2000.

Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

Prices for Jadescape
For 2 bedroom units, I’d rather go for Tresalveo – its unit size is bigger and it’s also a freehold. The size is pretty comfortable for a 2-bedroom unit. The only setback is that the quantum price is a hefty $400,000 higher thanJadescape.

For the 3 bedroom units, there are no recent transactions at Tresalveo for comparision. Compared to Seasons view, Jadescape’spsf prices are a bit higher, but the development is a lot newer (by 22 years), so if the quantum price is affordable, I would probably buy Jadescape.

Posted courtesy of, a Singapore property blog dedicated to helping you understand the real estate market and make better decisions. Click here to get your free Property Beginner’s and Buyer’s Guide.

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