• Yasmin Beevi
  • 29 October 2015

UOL Group Limited (UOL) is a Singapore-listed property firm with an extensive portfolio of investment and development properties comprising residential apartments, offices, retail malls, hotels, spas and restaurants. It also owns and/or manages over 30 hotels, resorts and serviced apartments in Asia, Oceania and North America.

Project Name: Botanique at Bartley

Address: Upper Paya Lebar Road

Type: Condominium

Site area: Approx. 216,115 sqft

Tenure: 99 years commencing on 14th April 2014

District: 19

Configuration: 797 units

Unit types:            

200 1-bedroom units (495 – 517 sqft)

150 2-bedroom units (657 sqft)

232 2-bedroom Dual Key units (732 – 753 sqft)

66 3-bedroom units (926 – 958 sqft)

50 3-bedroom Dual Key units (1130 sqft)

99 3-bedroom premium units (1033 – 1066 sqft)

Maintenance fees: From $330 per unit

Parking lots:          

701 normal lots

96 mechanical lots

6 handicapped lots

Expected TOP: July 2019

Expected legal completion: July 2022

Project Details

Botanique at Bartley is a 797-unit development located within a private residential enclave. Sales have been good, with approximately 33 units left out of the 500 units launched. More than 70% of the units are priced below $1M.

Unit sizes range from 1-bedroom units to 3-bedroom units. The lowest-priced unit on PropertyGuru is a 465 sqft 1-bedroom unit going for $588,000, which translates to around $1,188 psf. A 1,356 sqft 3-bedroom unit is going for $1,580,000 and this is an estimated $1,165 psf.

At time of writing (Sept 2015), all unit types are still available.

site, botanique bartley

Construction for the development is underway and the foundation is already up. Botanique was the second highest selling private residential project in July 2015, its month of launch.

botanique, showflat, bartley

Interested buyers should take note that the showflat is not on site, but further up along Macpherson Road and nearer to Tai Seng MRT.


3D, bartley, model

Botanique at Bartley is made up of 9 towers each standing at 17 storeys tall. They are organized to minimize overlooking so tower to tower distances span up to 70 metres. Over 70% of the units have views of the pools or landscape.

The project is carved into zones with the clubhouse as the centerpiece. Situated over a cascading water body, the design of the clubhouse is reminiscent of Fallingwater, a well-known architectural masterpiece.

interior, design, choice

Another feature of Botanique is that the developer gives future residents some customization options. Bespoke interiors allow buyers to put a bit of their personalities into the design of their unit. The overall layouts of the units have the added element of flexibility and can be customized to suit their needs.

Facilities at Botanique are organized according to the 4 zones – Botanique Resort, Waterfall Crest, Tropical Spa and Verdant Garden.

For the active:

  • tennis court
  • gym and aquatic gym
  • fitness station and
  • 50m lap pool

For nature lovers:

  • ginger garden
  • eco garden
  • forest stream, island & deck
  • herbal pavilion
  • water cascade and meditation walk

For family activities, there are the BBQ pavilion, kids’ play area and pool, family deck and forest clubhouse. The patio bar and dining area is a space you can wind down in after a day at work.


Showflat units are available for 2-bedroom, 3-bedroom and 3-bedroom Dual Key units. Photos in this review are from all three units.



  • marble tiles for living, dining and hallway to bedrooms
  • American white oak timber strips for bedrooms
  • porcelain/homogenous tiles for bathrooms, kitchen, water closet, yard, balcony and private enclosed space (PES)


  • timber doors for entrance, bedrooms and bathrooms
  • timber-framed sliding doors with glass panel for kitchen
  • powder-coated aluminium-framed sliding door with glass panel for balcony
  • bi-fold door and timber sliding door for water closet
  • metal gate for PES

Sanitary fittings

  • glass shower compartment and door with shower set, vanity top with basin and mixer from keramag, water closet, paper holder, towel rail/robe hook and mirror for master bath and common bath paper holder
  • water closet, basin with tap, shower set and paper holder for water closet

Additional items

  • wardrobes for all bedrooms
  • wall-mounted air-con for living, dining and all bedrooms
  • smart card door lockset for main doors (below)

door, entrance, botanique, safety, features

botanique, unit, bartley, three bedroom


The kitchens come with upper and lower cabinets with solid surface worktops for storage. There is also a window near the sink area for ventilation. Appliances provided include a built-in oven, gas cooker hob and hood and refrigerator all from Smeg and a washer cum dryer. The kitchens in the 1 and 2-bedroom units are smaller and come with an electric cooker hob and hood instead.

dual key, botanique, unit, bartley

For Dual Key units, the kitchen is also smaller and the kitchen in the studio unit comes with an under-counter fridge and microwave instead of a cooker hob and hood.

additional items, unit, botanique bartley

3-bedroom and 3-bedroom premium units also come with a coffee machine and wine chiller.

unit, botanique, water closet, powder, bartley

The kitchen is also connected to the yard, which is where the water closet is. It is also where the washer is stored so any potential noise generated by the laundry will be kept away from the main living area and bedrooms.

bartley, three bedroom, unit, layout

The living room is connected to the balcony or the PES, depending on the unit type. The kitchen is the first thing you see when you enter and right next to it is the dining area.

living room, botanique, 2-bedroom, two, room, layout

The living area in the 2-bedroom unit is slightly narrower, with the kitchen and dining area also being smaller.

unit, botanique

There is a built-in cupboard along the hallway to the bedrooms that can be used for storage.

unit, botanique, queen bed, bartley

The common bedrooms can just about accommodate a queen-sized bed. If you choose to have a single bed instead, the room becomes much more spacious.

unit, master bedroom, king bed

The master bedroom in the 3-bedroom unit can fit a king-sized bed with some room for movement. In the 1 and 2-bedroom units, the room can accommodate a queen-sized bed comfortably.

toilet, washroom, botanique bartley

Bathrooms have a wet and dry area. Fittings are from Keramag. Master bathrooms are slightly wider and larger and for the 3-bedroom unit, come with a rainshower.

unit, dual key, botanique bartley

The studio unit of the Dual Key units have a mini kitchen right ahead of the entrance and a mini yard right at the back where you can have your washer. It somewhat resembles a hotel room.


The project was launched in April 2015 and already 93% of the launched units have been sold. As of now, buyers have been largely Singaporeans, with permanent residents and foreigners accounting for an estimated 15% of sales. Around 60% of buyers appear to be HDB upgraders.

Botanique’s location and the unit types offered mean that interested buyers are likely to be investors and home buyers with smaller families.

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Etymology: Bartley gets its name from Bartley Road, which stretches from the end of Braddell Road to Upper Paya Lebar Road. It is located in mid-northeast Singapore, forming part of the Central District

Bartley is also part of the larger Serangoon area. The origins are the word Serangoon are uncertain at this point. One possible explanation is that it could have been derived from a small, marsh bird, the burong ranggong, which was common in the swamps of the Serangoon River.

Today, Serangoon is a bustling new town. Its town centre, Serangoon Central, is the target of extensive future development.

location, expressways, nearby, botanique bartley

Source: streetdirectory.com

Getting there: Botanique at Bartley is situated along Bartley Road, which connects to Braddell road and the Central Expressway (CTE) exit. The city is a 10-minute drive away via the CTE, given normal traffic conditions. For early-morning commuters, Raffles Place will be a 25-minute MRT ride away and City Hall, a 20-minute ride.

botanique bartley, location, nearby

Source: Google Street View

The Kallang-Paya Lebar Expressway (KPE) on the left connects to the Tampines Expressway (TPE) and takes you to the Tampines, Pasir Ris and Changi areas. The KPE also connects to the Marina Coastal Expressway (MCE) and some parts of the CBD area may be nearer via that route. If you’re headed to town, going in the opposite direction will get you onto the CTE or PIE in 10 minutes.

The area however, tends to get congested during peak hours, so taking the MRT during these times may be the wiser option.

mrt, walking distance, transport, botanique bartley

Source: Google Street View

Bartley MRT is a 3-minute walk from Botanique. From there it is only a stop to NEX shopping mall and 3 stops to Paya Lebar MRT interchange. 3 stops in the other direction will take you to Bishan MRT interchange and Junction 8 shopping mall.


The estate: The upcoming Bidadari estate will be constructed in the vicinity of the Botanique so residents should be prepared for some construction along the way.

To get away from the potential noise, you could drive down to Bishan-Ang Mo Kio Park, 10 minutes away.

opposite, nearby, botanique, private enclave

There are also quite a number of condo developments along Bartley Road, with Botanique flanked by Bartley Residences and Bartley Ridge. Bartley MRT is connected to a bus stop on both sides of the road, with bus services 28, 93 and 158.

schools, nearby, walking distance, opposite, botanique

As for school options, Bartley Secondary School is directly opposite Botanique and Maris Stella High School (Primary and Secondary), less than 100 metres away. Here are some other educational institutions near Botanique.

Walking distance:

  • Bethany Kindergarten
  • Ramakrishna Mission Sarada Kindergarten

Within 2 km:

  • Saint Gabriel’s Secondary School
  • Cedar Girls’ Secondary School
  • Cedar Primary School
  • Canossa Convent Primary School
  • Paya Lebar Methodist Girls’ School
  • Nanyang Junior College

Slightly over 2km:

  • Saint Andrew’s Junior
  • Saint Andrew’s Secondary School
  • Saint Andrew’s Junior College

International Schools:

  • Stamford American International School
  • Australian International School
  • Lycee Francais de Singapour

nearby, malls, amenities, botanique

NEX mall is less than a 5-minute drive away. The 7-storey regional suburban shopping mall boasts 19 anchor tenants including Shaw Cinemas and a total of 340 F&B and retail units. It is also connected to Serangoon bus interchange, Serangoon MRT and houses Serangoon Public Library. Various education and enrichment centres are available for kids and dining options are countless.

nearby, malls, amenities, botanique

Source: Google Images

The upcoming Kensington Square is about a 5-minute walk away from Botanique. The mixed development consists of 141 residential units and 57 commercial units comprising retail, F&B and a supermarket. Future residents can head over for a relaxed evening out.

You could also get your shopping and dining fix at Heartland Mall, a 5-minute drive away, or OneKM, a 10-minute drive away. Chomp Chomp Food Centre, a 5-minute drive away, will surely satisfy your late night food cravings.

nearby, sports, recreation, amenities, botanique

Source: Google Street View

Football lovers could head over to Kovan Sports Centre, just behind Heartland Mall. The indoor soccer arena is a big hit and futsal tournaments are regularly held there.

For some family relaxed time, there’s Bidadari Park within the Bidadari Estate, once it is completed.

As for the healthcare needs of residents, there are various clinics situated in the Serangoon neighbourhood. Hougang Polyclinic is a 5-minute drive away and Raffles Medical has a clinic at NEX as well. Less than a 10-minute drive away, Tan Tock Seng Hospital would be the nearest hospital.

With the upcoming Bidadari New Town and Botanique’s proximity to Paya Lebar growth centre, investors need not worry about the project’s potential.

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Caveated transactions for Botanique at Bartley at time of writing (Sept 2015) stands at 407. Recorded transaction prices range from $596K to $1.6M, with over 99 percent of the transactions coming in at $1.5M or below (see Chart 1). In fact, 75 percent are in the Less than $1M range.

Sales Transactions

prices, price points, range, botanique

Source: PropertyGuru, URA

median, room, unit mix, botanique

Source: URA

Botanique at Bartley’s closest competitor would be Bartley Ridge, located directly across the road. Launched in March 2013, it made headlines for brisk sales on launch day itself. In addition, the developers offered discounts to early buyers which offset the Additional Buyer’s Stamp Duty (ABSD). Its current median price is $1,248 psf to Botanique’s $1,289 psf. However, its current median price for transactions in the past four quarters is $1,195 psf.

With it being a city-fringe development, occupants of Bartley Ridge are likely to be a mix of home buyers and investors, who enjoy the connectivity and proximity to town areas.

Units at Bartley Ridge range from 1-4 bedroom units and penthouse units. Botanique at Bartley consists of 1-3 bedroom units and buyers have snapped up units of all sizes.

It may be more useful to look at 1-bedroom and 3-bedroom units in particular, across both developments. According to caveats, Botanique’s 1-bedroom units have a median price of $1,295 psf while Bartley Ridge’s is $1,384 psf. Botanique’s 3-bedroom units have a median price of $1,278 psf while Bartley Ridge’s for the past four quarters is $1,171 psf.

Caveated transactions for 1-bedroom units at Botanique at Bartley range from $596K to $689K, and from $606K to $652K at Bartley Ridge. 3-bedroom units at Botanique, on the other hand, range from $1.17M to $1.25M, while Bartley Ridge’s ones range from $1.13M to $1.22M.

Although prices are similar, we should look into unit sizes as well. By comparison, 1-bedroom units at Bartley Ridge have smaller proportions and range from 441 sqft to 495 sqft. At Botanique, they range from 495 sqft to 516 sqft. 3-bedroom units at Bartley Ridge however, are bigger ranging from 969 sqft to 1,044 sqft. At Botanique, they range from 926 sqft to 958 sqft.

Based on the above figures and in terms of affordability, Botanique seems to be the better option for smaller units, and Bartley Ridge for the bigger ones.

In terms of sale prices alone, Botanique seems to be on the higher side, but this is to be expected with its marble flooring and high-end finishes.

Future Rental Potential

To understand what rental prices will be like for Botanique at Bartley, we need to look at rental prices for other projects in the area.

The current median rental price for projects along Upper Paya Lebar Road is around $3.5 psf per month at time of writing, based on rental transactions for the past 4 quarters. At these rates, a 3-bedroom unit around 950 sqft at Botanique would go for around $3,800 to $4,000 a month, after factoring a 20% premium for its new build. With the median price for the unit being around $1.2M, the annual gross rental yield at the current rate would be an estimated 3.9%. Assuming that rental prices increase in future with the upcoming transformation of the Paya Lebar area, the same 3-bedroom unit could possibly fetch up to $4,300. Gross rental yield then moves up to 4.3%.

For investors holding on to 1-bedroom units, rental price for a 495 sqft unit at the current rates would be an estimated $2,000 to $2,200 a month. With the median price for the unit being around 649K, annual gross rental yield would be around 3.9% as well.

The median unit size of a 3-bedroom at Bartley Ridge, on the other hand, would probably fetch around $4,200 a month at today’s rental rates. This translates to around 4.1% in annual gross rental yield. Rental could go up to $4,400 a month with future developments in the surrounding areas. Annual gross rental yield would then be in the 4.3% range.

A 1-bedroom unit at Bartley Ridge would go for $1,900 per month currently, and rental yield would be 3.5%. In future, it could fetch up to $2,200 a month. Rental yield would then increase to 4%.

According to the figures, rental yield for both projects across both unit types seem to be similar. With Bartley Ridge being directly across Botanique at Bartley, there are no real differences in terms of nearby amenities. Unit sizing differs slightly with the 1-bedroom units at Botanique slightly larger, while the 3-bedroom units at Bartley Ridge are larger. Despite this, overall rental yields for both developments seem to be in the safe zone.

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Its location is Botanique’s major pull factor. With Bartley MRT being a 3-minute walk away, future residents can travel to various parts of Singapore relatively quickly. Being on the city-fringe, the CBD and Orchard Road are a 15-minute drive away.

Easy access to major expressways and proximity to nearby malls translates to increased convenience for residents. Furthermore, the upcoming Paya Lebar Square and Paya Lebar Commercial Hub will definitely add value to the project. For families with children, the many reputable schools nearby are another plus.

Investment potential is high. 1-bedroom units at Botanique are selling fast and are already sold out at Bartley Ridge and Bartley Residences. With the upcoming Bidadari Estate, relocation of Paya Lebar Airbase and the revamp of Paya Lebar, there will be demand for private residential units in the Bartley area.

Purchasing a unit at Botanique at Bartley for investment purposes or as a home buyer will prove to be a good move for the future.

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Eric Wong

Yasmin Beevi

Yasmin has been exploring show flats with her family since young and enjoys coming across interesting designs and offers. When she’s not at the office or on a site visit, she’s probably out trying new types of food with friends, at the theatres engrossed in a movie or occasionally, enjoying herself overseas.