City Suites (formerly CosmoLoft) is 56-unit freehold condominium located in Balestier
Project Name: 12 on Shan
Address: 12 Shan Road
Site area: approx. 22,152.13 sqft
Configuration: 78 units, in one block of 16 storeys
Unit types: 24, 1+1 study (538 – 581 sqft)
33, 2BR (678 – 840 sqft)
13, 3BR (872 sqft)
8, 3BR DK (1,109 – 1,119 sqft)
Est. TOP: 2019
Propshort: Quaint, comfortable, homely and spacious; these are buzzwords every property development attempts to associate their projects with and many times barely delivering on all of them. 12 on Shan takes it in stride and provides a suitable option for discerning buyers by adequately delivering on all those points. The unit shown is extremely promising and TA Realty’s logic to construction and aesthetics really pave the way for a good-looking and well-developed freehold condominium.
The showflat for 12 on Shan is due to be opened sometime in the new year of 2017. Situated on-site, the quaint sales gallery has just one 2BR unit on display. For a 78-unit development where the largest is a 3BR DK, the 2BR unit serves an average between the smaller 1+1 study and the larger 3BRs.
The single tower development is great for many reasons. Firstly, as a low-density project with only 78 units, there’s less hustle and bustle for the residents of 12 on Shan to deal with. Secondly, it takes less visual space in the area it commands. Thirdly, it makes this freehold development a largely rare affair, with every unit owned not falling into the cookie-cutter trap of mass productions.
That TA Realty is behind this adds more to the development. With construction as its primary business, Tiong Aik shows practicality when designing the units. But this sensibility is also evident in the façade and the facilities. For example, although too small for a tennis court, it has a decent sized swimming pool.
Comfort is the name of the game here and the developer is taking great pains to ensure that the residents are always comfortable; from air-conditioned lift lobbies to a partially indoors swimming pool that helps to keep the sun out, the nuances of the development shines through.
Other than the swimming pool, there’s a gym and BBQ area. The facilities are located on the 2nd and 16th floors and there will be free Wi-Fi there as well.
Facilities aside, the main focus is on the units and the above mentioned 2BR unit is the window into this new development.
The 2BR unit looks modest and commodious at the same time. With a 3m floor to ceiling height (every unit, regardless of size has a 3m floor to ceiling), part of the spaciousness is owed to it. The other is owed to good layout and design.
Whether you see it in person or from the floorplan, one thing is immediately noticeable. Unlike other 2BR, sometimes even 3BR units, the 2BR unit in 12 on Shan has a clear separation for the living and dining areas. Both occupy their own spaces, instead of being cramped in together, with plenty of walking room in between and around.
The balcony next to the living room is compact, adding more to the comfortable atmosphere instead of overwhelming the unit as balconies in many other developments do. For a 2BR unit, the living space is sufficient.
The kitchen is also one of the better designed ones of the open-concept types seen in recent years. Though accessible from the main door immediately, the kitchen itself is surprisingly spacious, with high quality finishes complete with the whole suite of appliances.
12 on Shan’s kitchen is more than just functional in this regard; marrying aesthetics with function and space to give residents a cooking area that celebrates the entirety of the home more than constricting it.
The 2BR unit also comes with two bathrooms – one common and one master – that have a nice light and dark colour contrast that makes both bathrooms look spacious, cosy and clean.
The common bedroom with its 3m high ceiling allows residents to build an additional deck to take advantage of the height. This opens up the vertical space quite significantly and turns a single room into one suitable for two to share.
While the furniture decks aren’t included in the sold units, the wardrobe comes with, along with the air-conditioner and timber flooring. Other than the ceiling height, the common bedroom is as per industry expectations. The availability of space depends on how the resident chooses to renovate/furnish.
The master bedroom feels airy due to the balcony. The master bathroom is of a good size which leaves more space for the bedroom proper. All bedrooms in every unit can fit a queen size bed and this is readily visible in the master bedroom. There’s room to walk in and wall space to mount a television and a floating shelf.
Space is ample and cosy, making 12 on Shan a great project to close out the year with.
Propshort: By virtue of being situated within Balestier Road and close to Novena, Shan Road on its higher elevation gets to take in a bit more nature and quietness while being within an extremely short walking distance to the row of shops, restaurants and even a mall at Balestier Road. With the incoming Novena Health City less than a minute’s walk from the main gate of 12 on Shan, the development is unique in that it benefits from having existing conveniences while waiting to reap the benefits of the coming future potential.
Shan Road is a fairly exclusive zone situated on high elevation, accessible from either Balestier Road or Irrawaddy Road. Driving up from either roads takes less than a minute. The main entrance to 12 on Shan is on Shan Road while the side gate faces Irrawaddy Road – allowing residents to make their way to Balestier quicker than normal.
Balestier Road’s proximity to 12 on Shan puts residents of the soon to be launched development within walking distance to a swath of amenities, including Zhongshan Mall. The mall may not have a cinema but there’s a large Fairprice Finest on its upper floor. Eateries, pastry shops and other stores are on the ground floor as well as outside.
Zhongshan Mall is the lifeline of residents in the area but with various other shops located outside and even restaurants within and next door at 12 on Rajah, there’s enough to keep residents placated and served for the long run.
The area is constantly busy with the roads actively buzzing at all hours. However, traffic is mostly smooth so getting to Balestier Cineplex which is roughly two bus stops down is a quick 10-minute ride. The entire stretch is also filled with more eateries and shops that are reminiscent of the extreme convenience in Geylang, minus the sleaze and the jams.
12 on Shan is also relatively close to Tan Tock Seng Hospital which is situated along Irrawaddy Road and Sinaran Drive, just before Velocity @ Novena. Though this journey would take about 15-minutes or so, the upcoming Novena Healthy City project puts 12 on Shan far closer to the medical facilities than most other developments.
The boundary to the health city is, after all, less than a minute away from 12 on Shan.
With the first phase due in 2018, the Health City boasts a size of eight football fields and is an extensive medical facility which includes a medicine school. 12 on Shan’s proximity therefore presents a fantastic option for landlords to lease out their homes to doctors and nurses in training.
And if that isn’t enough, 12 on Shan is also within the 1 to 2km radius of several schools. According to onemap.sg, these schools are:
CHIJ Primary (Toa Payoh)
Balestier Hill Primary School
St Joseph’s Institution Junior
Marymount Convent School
Kheng Cheng School
Pei Chun Public School
Anglo-Chinese School (Primary)
Hong Wen School
Farrer Park Primary School
Anglo-Chinese School (Junior)
Most projects are either in sites of existing convenience or future potential. 12 on Shan is in both.
The existing convenience of Zhongshan malls and the nearby restaurants, shops and hardware stores keeps 12 on Shan firmly rooted in Balestier while the future potential of the Health City gives homeowners and investors a rare opportunity to watch the development grow positively and in an organic way.
Median rental for the district according to URA is $3.44 for the past four quarters. As 12 on Shan has yet to begin sales, rental yield will be discussed. Monthly rental quantum for a 678 sqft 2BR unit averages out to $2,800 with the addition of a 20% new build premium. Smaller units as are often favoured by investors due to the lower quantum can fetch a monthly rent of $2,200.
While the above calculation takes into consideration only the district’s median PSF, other factors such as the actual PSF and quantum will affect the final rental price. Even things like the Health City and amenities may entice landlords to charging higher. In this unique case, it may even be profitable for an investor to purchase a 3BR or a 3BR DK and lease out the whole unit to a group of renters working or studying in the Health City.
Data will be updated once transaction volume is released by URA sometime in 2017.
12 on Shan may be a small development but it delivers big on where it counts the most. It doesn’t attempt to make up for areas where it may be a little lacking in the eyes of buyers (no tennis court) but rather, it plays off its strengths so well that what little fault it may have, are not immediately visible.
Its location is great, despite the heavy traffic along Balestier Road. Traffic may be slow but it’s unlike the frequent gridlock experienced in districts with similar layout, like Geylang. Residents may have to put up with the sound of construction coming from the massive Health City for some time but when that slight discomfort goes away, there’s plenty to be gained.
Malls, restaurants, shops, hardware stores, bars line the place. There is even a little place between Zhongshan Mall and 21 on Rajah where there’s a bit of green and a pool of water to walk around in. All this makes the area look busy but attractive and convenient.
Ultimately, that’s the least one can ask for in a new project and 12 on Shan is uniquely situated to benefit from its present and the future.