Rivercove is a 624-unit executive condominium located at Anchorvale Lane and overlooking the Sungei Punggol. It has 3, 4 & 5-room units.
Continue Reading ⋅ 10 April 2018
Qingjian Realty is part of the Qingjian Group Co. Ltd conglomerate with a business portfolio that extends from real estate development to investments. The Group has been developing buildings in Singapore since 1999.
Project Name: Bellewaters @ Sengkang
Address: 13 Anchorvale Crescent Singapore 544650
Type: Executive Condominium (EC)
Site area: approx. 247,572 sqft
Tenure: 99 years
District: 19
Configuration: 651 units
Unit types: 63, 3-bedroom standard (926 – 1,216 sqft)
211, 3-bedroom Premium (990 – 1,410 sqft)
96, 3-bedroom CoSpace (1,238 – 1,604 sqft)
97, 4-bedroom standard (1,130 – 1,528 sqft)
99, 4-bedroom Premium (1,216 – 1,636 sqft)
51, 4-bedroom CoSpace (1,335 – 1,711 sqft)
34, 5-bedroom CoSpace (1,496 – 1,679 sqft)
Parking lots: 656 including 5 handicap lots (basement carpark)
Expected TOP: 30th Nov 2017
Project Details
Bellewaters @ Sengkang will have 10 blocks, of which, seven are 16-storey high and the remaining three blocks are 17-storey high.
ellewaters @ Sengkang from Anchorvale Street near Farm Way LRT
As of this writing, Bellewaters is undergoing construction. Visibly, it looks about 70% complete and appears to be on point for the 2017 TOP.
At the showflat, there are two units on display; the 3-bedroom premium and the 4-bedroom CoSpace. As at time of writing, the showflat is still available for visit.
For all units, the kitchen cabinets, wardrobes and air-conditioners are built in. Flooring are ceramic and/or homogenous with laminate skirting for all rooms including kitchen. The exception is the balcony, as its skirting matches the ceramic/homogenous floor tiles.
3-bedroom premium: The living and dining room take up the same area, as is the trend with many new developments.
The distance from where the TV would be to the far wall where the sofa is usually placed is no more than 3.6m, leaving enough space in the middle for a coffee table and TV console.
Living and dining area
That far wall is wide enough for a sofa with a length of 2.4m
And the way the layout is presented, the dining table can fit six chairs with enough space to manoeuvre.
In some units, the dining table will be visible once the door is opened but for a size of 926 to 1,216 sqft, it is unavoidable. It does look like the developer exercised some prudence when designing the layout though.
Entrance to kitchen and communal corridors
The kitchen is just behind the first wall. A part of the wall is covered with see-through glass to give the impression of an open concept kitchen, without compromising the confines of its cooking space.
The kitchen comes with high and/or low kitchen cabinets with a solid surface countertop, a stainless steel sink and tap, cooker hob and cooker hood.
The utility room here can fit a small bed and a built in wardrobe. There is an adjoining washing area outfitted with a shower set & tap and a water closet & integrated basin.
Utility room with small bathroom and toilet
Surprisingly, the 3-bedroom premium utility rooms benefit from a better layout than most as it is capable of being transformed into a private study with wall mounted bookcases. Compared to the utility room in other developments, and even in the 4-bedroom CoSpace unit, it’s more spacious here.
The other rooms are two common bedrooms, a common bathroom and the master bedroom with private bathroom and balcony.
The master bedroom is a lot larger and sufficient for a queen size bed. Wardrobe and air-con are built in, same as the other rooms.
4-bedroom CoSpace: These units provide owners the unique ability to add or remove a wall within two spaces according to their needs. For Bellewaters, some of these 3, 4 & 5-bedroom units allow owners to combine the utility room with the study area to better utilize the space.
The flooring of the unit is ceramic and/or homogeneous floor tiles with laminate skirting with the exception of the balcony as its skirting matches the tiles.
Dining table and entry to kitchen
The living and dining area is big and can comfortably accommodate a dining table for six and an L-shaped sofa with room for more. Where you place your couch and television console however will make a difference.
If the console is placed on the far wall, closer to the corridor leading to the other rooms, then the sofa might have to sit closer leaving a lot of unused space behind.
Living room
Doing so might make the room feel smaller.
Such things are easily remedied by smart interior design however. Plus, it’s always better to have more space to play around with than less.
TV console and communal corridor
The dining area can fit snugly near the entrance of the L-shaped gourmet kitchen. At the far end of the kitchen is the utility room and small washing area with shower head.
There is also space to put a washing machine and dryer at the back, without clogging up space in the cooking area.
Kitchen with built-in microwave
It’s spacious enough with lots of room to move around in. The kitchen comes with full height kitchen cabinets, solid surface island counter and built-in oven.
The bathrooms (common and master) are also rather spacious and come equipped with the standard fare;
- Mirror
- Pedestal water closet
- Shower cubicle with shower screen and shower mixer set
- Wash basin and basin mixer with cabinet below
- Toilet paper holder
- Towel rail
- Bib tap
- Ceramic and/or homogenous tiles to wall and floor
The common bedrooms are naturally bigger than those in the 3-bedroom units, but it is the master bedroom’s layout that shows what a CoSpace unit is really about.
Master bedroom partition
In the showflat, the study area shares space with an open closet that leads into the master bathroom, while the king size bed sits on the opposite side of the partition, next to the balcony.
The study room is in a cosy nook, though being within view of the toilet might be unappealing for some people.
Master bedroom study area
But where space is concerned, the layout delivers.
One downside is that the built-in wardrobe is unlikely to be sufficient and even if the other wall partition became part of the wardrobe, you’ll run out of space sooner rather than later.
Master bedroom walk-in wardrobe and entrance to bathroom
It is fair to assume that some owners may opt to extend the wardrobe into the study and do without a study room in the master bedroom to better utilize the space.
Location
Etymology: Meaning ‘prosperous harbour’ in Chinese, Sengkang was also known as Kangkar meaning, ‘foot of the port’. Before Sengkang New Town was built, the area was rife with vegetable and pig farms surrounded by a tropical rainforest.
Now, it is one of the 55 urban planning areas picked by the Urban Redevelopment Authority (URA) for redevelopment into a residential and commercial zone.
Getting there: Bellewaters and its showflat are located near Farmway LRT and Thanggam LRT. The most convenient way to get to either location is by train.
Source: SMRT
Take the purple line to Sengkang, then switch to the LRT toward Farmway or Thanggam. The journey is about five to eight minutes from Sengkang to Thanggam.
The showflat at Thanggam is visible from the LRT and is a three minute walk once you’re on ground level.
Bellewaters showflat from Thanggam LRT
Getting to the Bellewaters actual site requires more walking than the showflat, although Farmway LRT is relatively close to the EC. Two estates, Anchorvale Harvest and Anchorvale Cove flank Farmway LRT. That would be the left after you tap out at the gantry.
From the ground floor, walk through that estate to get to Bellewaters. Alternatively, you could walk out and follow the path along Anchorvale Street toward Sengkang Riverside Park.
Sengkang Riverside Park
You will pass by the perimeter of Anchorvale Cove and its entrance while walking along the path around the bend, until you reach Anchorvale Crescent.
Bellewaters @ Sengkang is the development currently being built next to the park.
Walking around will take a longer time though, so unless you have about 10 minutes to burn, go through Anchorvale Cove.
Source: Google Maps
Be wary of using GPS to locate the site as it isn’t accurate. The GPS will point you in the direction of the open parking lot for heavy vehicles next to Anchorvale Cove.
Following that, will bring you toward Cheng Lim LRT and The Vales condo.
Going through Anchorvale Cove from the LRT will take about five minutes, lesser once you’re familiar with the route. There is also a small path between the estate and the open car park you can take that is a straight path.
Bellewaters main entrance
Bellewaters @ Sengkang’s entrance faces Anchorvale Cove on Anchorvale Street while the Tampines Expressway (TPE) runs behind it.
The estate: There are many developments ongoing around Sengkang and Anchorvale in various states of construction. Many of these are residential, especially in the Anchorvale region.
Other than the hum drum of heavy machinery plugging away at the construction sites, it’s a relatively quiet district, with little by way of recreation.
3D model of Anchorvale
But as a developing new town, this is to be expected. In the future, there will be more amenities within walking distance, but currently the closest malls are Compass Point near Sengkang MRT station and Seletar Mall at Fernvale LRT. Seletar Mall is the first mall in north-east Singapore to have a cinema.
A new mall, along Punggol Way called ‘Waterway Point’ is currently under construction.
A highlight of the area is the Anchorvale Community Club – Sengkang Sports and Recreation Centre across the road from Sengkang Riverside Park.
Anchorvale Community Club and Sengkang Sports and Recreation Centre
This community club has a rather big swimming complex built into it, including various sports activities like Zumba, Aqua spinning and Piloxing provided by ActiveSG. There is also a large cricket field, as part of the Sengkang Sports Centre along Anchorvale Road.
And while nearby dining places are sparse, there’s a MacDonald’s and Pastamania! on the ground floor of the community club.
Swimming complex at Anchorvale Community Centre
Behind the club are rows of shops that sell items like bicycle parts. There are some hawker like stalls also in the area.
The nearest school is Springdale Primary and it is along Anchorvale Link, sandwiched between Anchorvale Harvest blocks. So while it is a bit of a walk to the school for residents of Bellewaters, the good thing is, they won’t have to endure the frequent school bells, unlike residents of Anchorvale Harvest.
Analysis
As one of two executive condominiums in the area, Bellewaters is short on competition. Surrounded by HDB estates, Bellewaters only benchmark- The Vales- is quite a distance away, along Anchorvale Street.
The Vales is somewhere in the middle (distance-wise) of Springfield Primary School and Compassvale Primary School. Bellewaters is closest to Springfield Primary School, albeit about a 15 minute walk.
However, the amenities are far and few in between. The current transacted prices will have to stand on its own with its proximity to the nearest LRT, and the unit sizes in consideration. Bellewaters, unlike conventional condominiums, offer a good majority of bigger units, including 3-bedrooms at below $1m.
Source: PropertyGuru, URA
The Vales start with 2-bedroom units at 764 sqft. Bellewaters eschews the smaller bedroom for a bigger 3-bedroom standard unit at 926 sqft. The Vales has villa type and penthouse units, both of which are of similar sizes to Bellewaters’ 4 and 5-bedroom CoSpace units.
The Vales penthouse units are 1,688q sqft. Its closest competitor at Bellewaters would be either a 1,711 sqft 4-bedroom CoSpace unit or a 1,679 sqft 5-bedroom CoSpace unit.
From transacted prices on PropertyGuru, a 1,679 sqft 5-bedroom CoSpace unit can go for approximately $1,238,000.
A 1,711 sqft 4-bedroom CoSpace unit goes for about $1,121,900. A 1,688 sqft villa type unit in The Vales was last transacted at $1,351,080 on PropertyGuru.
Some of its biggest 5-bedroom units have been sold at about $1.2m or $743 psf. For a 1,679sqft unit, that’s quite a steal. There’s no chance of buying a similar sized unit at a condominium at this price. Even The Vales offers a slightly smaller 5-bedroom unit (1,658 sqft) at $869 psf transacted at $1.4m.
If affordability is the only factor, then Bellewaters is the better choice. The 4-bedroom CoSpace unit has a psf of $737 against The Vales 5-bedroom unit at $780 psf.
The TPE runs directly behind Bellewaters while The Vales is a little further down, although residents have an easier time getting onto the highway. Bellewaters residents will have to drive pass The Vales to get to the highway.
Both properties are also within walking distance to the LRT with The Vales coming slightly on top. It is closer to Cheng Lim LRT station than Bellewaters is to Farmway LRT.
The higher psf is likely a result of this.
However, the distance is not by much because Bellewaters is about a five minute walk away if you cut through the estate in front. Furthermore, Bellewaters has a higher number of units per category and is closer to the Community and Recreation Centre, as well as the park and waterside.
So while residents that live in blocks closer to the expressway may have to contend with the noise, residents in blocks closer to the park or the neighbouring HDB estate will have a quieter environment than those at The Vales.
Summary
When viewing Bellewaters @ Sengkang as either an investment or a home, it is undeniable that as an upcoming new town, there’s just not a whole lot going on with Anchorvale yet.
Despite its closeness to Sengkang MRT station – which is integrated into a huge mall – the Anchorvale region is reminiscent of Ang Mo Kio in the late 80s.
It’s easy to forget that there are people living in the high rise estates until you visit the Sports Hub and see a throng of residents splashing about at the swimming pool. Or the park where joggers and cyclists congregate.
Bellewaters @ Sengkang
Anchorvale Crescent is a peaceful place because of this and is a nice change of pace from the typical bustling neighbourhoods in more matured districts.
Lest you work in the north-east area, living in Anchorvale will be quite a commute from the city. It is after all, 11 MRT stops to Dhoby Gaut from Sengkang MRT station and two LRT stops from Farmway to Sengkang MRT. But like the district’s name sake of ‘prosperous harbour’, it is unfathomable to think that this region will remain just a residential zone with amenities and commercial zones far and wide.
On that note, there are three major commercial hubs being developed for the Sengkang area; the Seletar Aerospace Park, Sengkang West Industrial Park and the Sengkang General and Community Hospitals (which have begun hiring).
Rolls-Royce is one of the early tenants to have moved into the Aerospace Park with more to come as the development phases continues.
However, maintaining its ‘rustic charm’ is an important part of the URA’s masterplan so while Sengkang New Town is being built with amenities in mind for the residents, one might assume it is moving in the vein of Pasir Ris Heights instead of Bedok or Tampines.
Lake behind Anchorvale Community Club
Still, Anchorvale has more high-rise buildings than it does trees and you might find yourself walking along streets and pathways with little to look at besides other residential estates. The park has a connection under the roads which leads you past the lake. It’s a nice sight but the novelty will wear off in time.
So while out of the way, Bellewaters is a good-looking development in a quieter and slower part of Singapore. The upcoming commercial and industrial zones will be a boon for residents planning to work in those places. Ultimately though, living in Sengkang now would be to take advantage of a future potential.
If your only concern when buying a home is cost, then you’ll find some decent, family sized units at prices that would match resale BTOs in matured estates like Bedok Central, with condo facilities.
