This is my review for the upcoming project Uptown @ Farrer. Uptown @ Farrer price will be released during balloting sales day by the developer.
Uptown @ Farrer – a 99-year leasehold private residential project located along Perumal Road. It is only 130 metres away from Farrer Park MRT and City Square Mall. This project is located near to many shopping centres including City Square Mall and Mustafa Centre. Uptown at Farrer is also located near to government conserved, heritage sites as it is located near to Lavender and is in close proximity to the CBD. One of the main selling points of Uptown @ Farrer is the wide galore of amenities which are in close proximity. There is literally too many to name which is why I will highlight those which I consider worthy to take note.
Location and Surroundings:
Connexion – Singapore’s first truly integrated healthcare and hospitality complex. Healthcare, hospitality, preventive medicine, medical training and education disciplines are put under one roof. It is the combination of Farrer Park Hospital, Farrer Park Medical Centre, One Farrer Hotel & Spa and Owen Link (Commercial Retail Shops), all situated within the same complex and connected.
Centrium Square – Formerly known as Serangoon Plaza, Centrium Square is an exciting upcoming mixed-use commercial development. The 19-storey mixed-use commercial development will comprise 143 office units, 39 medical suites and 49 retail shops.
URA identifies the growth of Beach Road/Ophir-Rochor road Corridor – The Ophir-Rochor corridor is planned to be a mixed-use district featuring offices, hotels and residences, connecting the established commercial node at Marina Centre to future developments along Rochor Canal and Bukit Timah Canal. New developments and upgrades along beach road include:
Midtown by Guocoland – A brand new futuristic integrated development along Beach Road. The project will comprise of 30,000 sq ft of retail and entertainment space, 770,000 sq ft of premium Grade A office space, and over 200 prime residences. Located within the City Hall office micro-market, residents and workers in the development will have access to four MRT lines. Guoco Midtown will have direct underground access to Bugis MRT interchange and above ground links to projects within the vicinity.
New Shaw Tower – Shaw Tower to undergo redevelopment to blend in with Ophir-Rochor makeover, in sync with the development of Guoco Midtown. The 42-year-old Shaw Tower will likely be torn down and a new 35-storey grade A office and retail building completed in its place by 2023. This is facelift is apart of the rejuvenation of the Ophir-Rochor corridor.
“How will these new developments affect Uptown @ Farrer?”
I believe with all these exciting new installations, property demand would rise inevitably as Lavender/Bugis area becomes an equally popular, tourist and business attraction as compared to Orchard area.
Prices and Comparisons:
The site for Uptown @ Farrer is built along Perumal Road which is awarded to developers through government land sales. Low Keng Huat (Singapore developer) submitted the top bid of $174.08 million for the 0.38ha site. The price works out to about $1,000 psf on the gross floor area.
Using nearby completed boutique condominium, The Citron Residences as a comparison, I realise the average psf for 1-bedroom vs 2-bedroom units have a significant difference.
2-bedrooms units transacted at around S$1400-1500 psf
1-bedroom units transacted at around S$1700-1800 psf
I would expect prices to work out to be around the same for Uptown @ Farrer with the difference of being 99-years leasehold. The rental yield is quite good at an average of 3.3-3.4% based on surrounding nearby apartments.
“Does Freehold vs 99-years leasehold make a difference?”
As a general rule of thumb the value of freehold vs 99-years has little difference up till 78th year lease remaining mark. In other words, for the first 21 years of a 99-year leasehold property, prices will not have any significant difference compared with a freehold property with similar attributes.
It is only after the 21 years then you will notice the value start to depreciate compared to freehold. This is why generally, 99-years leasehold projects have higher rental yields as freehold projects cost 10-15% more. I believe the fundamentals of property investment such as the location, price and timing is more crucial than the tenure.
“Freehold is great for legacy planning, 99-years leasehold is more cost effective”
Developer’s Track Record:
Low Keng Huat (Singapore) Ltd – LKHS is a diversified group with 33 subsidiaries and 12 associated companies involved in three core activities – construction and civil engineering, property development, and property investment. Some of their more notable projects include One North Residences, Novena Suite and Duchess Residences.
I would highly recommend Uptown @ Farrer to investor’s looking for a steady rental income. However, I do not see much future appreciation as the development is quite small so there will be very little transactions in future. There is a short supply for bigger units in the area, I believe bigger units will have greater capital gains in future.
This review will be undergoing updates stay tuned for latest updates!
Value for money: ⭐⭐⭐3/5
Future appreciation:⭐⭐2 /5
If you would like to have the Uptown @ Farrer brochure, floor plans or pricing, do inform us.