NoMa Project Review: Is Geylang the new place to be?



  • Eugenia
  • 31 August 2020

Project Name: NoMa

Developer: Macly Pte Ltd 

Project address: 331, 333, 335 Guillemard Road

Type: Condominium

No. of units: 50

No. of storeys:

Tenure: Freehold

District: 14

Plot ratio: 2.8

Projected TOP: November 2023

Parking lots + handicap lots: 40

Nearest MRT: Dakota MRT 

Configuration:

16 X 1-bedroom units (388 to 452 sq ft)
29 X 2-bedroom units (603 to 700 sq ft)
5 X 4-bedroom units (1,335 to 1,163 sq ft)

 

Project Details

NoMa is a 50-unit freehold condominium in District 14, the local food and culture enclave. Developed by Macly, the project is inspired by the wholesale-turned-hip districts of New York City which attracts the attention of culture vultures and those in the arts and design scene. 

Closely mirroring the trajectory of Geylang, an area on the radar of Singapore’s yuppies and hipsters, NoMa symbolises the beginning of Geylang’s journey into the real estate spotlight.

Inspired by the word ‘nomad’, NoMa represents the savvy, well-travelled, lifestyle mavericks, aiming to create a community of modern like-minded individuals who are always on the lookout for new opportunities and experiences. 

The project consists of three, 6-storey blocks, all of which are served by their own entrances and lift cores, which can be accessed by residents using customised NoMa keycards. 

One unique feature about this development’s layout is the two-storey residence that sits between the blocks, despite not being a part of the condominium, it is the reason for the project’s spacious layout that grants every single unit a view facing away from other units.

Residents will have access to the rooftops of every block, which serves as a chill out social area and houses the condo’s facilities including the infinity pool, yoga corner, BBQ pit, and callisthenics gym. 

The rooftop features a bespoke 12m tall mural by a local artist, adding to the terrace’s urban chill vibe, where residents can enjoy a beer overlooking the city skyline in their own personal haven away from the city centre. 

Designed for those who are bold and cosmopolitan, the NoMa project channels New York City energy, bringing the city that never sleeps to the gentrifying urban landscape of Geylang. This development is by the Macly Group who have established themselves as the pioneers of the ‘shoebox apartment’ concept in Singapore, turning compact apartments trendy and affordable.

NoMa: Developer

Designed for those who are bold and cosmopolitan, the NoMa project channels New York City energy, bringing the city that never sleeps to the gentrifying urban landscape of Geylang. This development is by the Macly Group who have established themselves as the pioneers of the ‘shoebox apartment’ concept in Singapore, turning compact apartments trendy and affordable.

With real estate prices in the city centre increasing further, Macly Group has ventured into the city fringe and developing the un-conventional areas into the new ‘place to be.’ Macly’s previous development in District 14, Sims Edge and Suites @ Sims, sold out within 1 month launching in 2011. Similarly, all units at Guillemard Edge sold out within 2 weeks of the project launching in 2012

 

NoMa: 2-bedroom review (Type B5)

noma condo 2-bedroom floor plan type b5

noma condo review

 

The showflat (Type B5) indicates that NoMa is best suited for young professionals, young couples and new families. The 2nd bedroom has been kept as one in the showflat, however it can also be utilised as a nursery room, a home office, your personal studio, or simply an extended living and dining room space with the glass doors open.

All units embrace the motto of ‘living flexibly’ with an open kitchen and living room concept for social and entertainment purposes, that spills out nicely onto the balcony opposite the kitchen.

noma condo 2-bedroom review

As seen in the images above, the sleek interior, muted tones, and exposed concrete align with the young cosmopolitan aesthetic. Any extra space has been utilised for storage, such as the bicycle rack in the wall indent, and the shoe cabinet that runs along the entrance hallway as seen in the showflat (pictured).

noma-2-bedroom-master-bathroom

The unit appears close to how it comes to buyers, with the exception of furniture, certain wall fixtures, and shelving, the TV console shelving and bathroom shelving is provided for buyers, alongside the kitchen and bathroom fittings. Buyers can expect their guest bathroom to come exactly as pictured above in the showflat, save for the overhead lighting.

noma condo review 2-bedroom master bedroom

The master bedroom once again aligns with the concept of flexible living and maximising minimal spaces. With shelving below and above the bed, alongside the bomb shelter being used as a walk-in closet shows that a lack of storage space in NoMa will be a non-issue.

The bedroom can comfortably fit a queen-size bed, and even has space for a small work desk or dressing table beside the entrance. Arguably one of the best things about this unit is the master bedroom’s floor to ceiling windows, which will allow for plenty of natural light during the day.

NoMa: Design

NoMa represents the urban minimalist who prioritises experiences over possessions, enjoys compact living, hosting family and friends, and a laid back yet well-curated aesthetic. All units are designed for maximum personalisation, with considerate features such as sliding separators and a pull-out desk to open up space for hosting yet keep your space clean and decluttered.

 

All units embrace the motto of ‘living flexibly’ with an open kitchen and living room concept for social and entertainment purposes. The sliding glass doors can open up to extend the living room space, serve as a separate bedroom or nursery, or function as a home office or studio. The units are decked out with a TV console cum shelving that features a handy pull out Work From Home desk that tucks away back into the shelf when not needed.

The showflat does indicate that NoMa is best suited for young professionals, young couples and new families. As seen in the images below, the sleek interior, muted tones, and exposed concrete align with the young cosmopolitan aesthetic. The extended living room space has been used as a bedroom in the showflat, whilst the bomb shelter in the master bedroom has been utilised as a walk-in closet, highlighting once again the concept of flexible living and maximising minimal spaces. 

The unit appears close to how it comes to buyers, with the exception of furniture, certain wall fixtures, and shelving, the TV console shelving and bathroom shelving is provided for buyers, alongside the kitchen and bathroom fittings.

NoMa: Fittings and furnishings

noma condo review

NoMa is fitted with high-quality and durable furnishings that align with a modern lifestyle of ease and comfort, so that you don’t have to sweat the small stuff and can enjoy the best that life has to offer. 

  • BOSCH glass hob
  • BOSCH oven
  • Duravit wash basin
  • Duravit toilet basin
  • Grohe tap
  • Grohe shower head

NoMa: Site Plan

noma condo site plan

The development embraces its motto ‘three blocks, one lifestyle’ by having a North, West, and East block with every block having its own street entrance and custom key cards for residents depending on their block. 

Suggested read: What’s the Best House-Facing Direction in Singapore? The Good, the Not So Good, and the Bad

NoMa’s 1st storey hosts the access gates and side gates, alongside the management office, mechanized car park, vehicular ingress and egress. From here residents can access their exclusive lift lobbies using their access cards which serves their own block and the communal 6th storeys of all three blocks. 

The sixth-floor rooftop hosts the development’s facilities and communal area including the infinity pool, BBQ pit, gym, and yoga pavilion.

NoMa: Facilities

noma condo review

The sixth storey hosts the residence’s upscale facilities including a community planter, a water deck and sun deck which run along the infinity pool. The rooftop dining and BBQ pit face the swimming pool for convenience. 

Residents can enjoy a sun-soaked day by the pool followed by a home-cooked dinner in the BBQ pit, and those with green thumbs will have access to the shared planter and can even experiment with urban gardening and farming.

Those looking to unwind after a long day can enjoy the sunset view from the terrace, which can accommodate a group of friends with the backdrop of the city skyline.

On the other side sits the rooftop terrace which houses NoMa’s yoga corner, outdoor calisthenics gym, genset, and the buildings distinct street art mural.

To inquire about NoMa, visit the showflat at 501 Guillemard Road, or check out available units for sale on PropertyGuru now

Show More

Location

 

Situated in the heart of District 14, NoMa is a stone’s throw away from the foodie favourites Geylang Road and Old Airport Road Food Centre, a 10-minute drive away from East Coast Park, and a 12-minute drive from the CBD.

What makes this area especially unique is its laid back atmosphere, which attracts the unpretentious who flock to the numerous food options that stay open till late. 

NoMa might be especially attractive to those who are working nearby in the Paya Lebar business district, which is only a 10-minute walk away from the project and hosts the SingPost Centre, Paya Lebar Quarter, and Paya Lebar Square. 

First-time homeowners or young couples with family residing in the East may find themselves comforted by the project’s proximity to their loved ones while having their own space to themselves. 

Many buyers are also purchasing units with the expectation that property prices will increase over time, especially with the Thomson-East Coast Line (TEL) which will greatly improve connectivity in the area. 

The TEL will add six more stations along the East Coast, including Marine Parade, Marine Terrace and Siglap. Residents can expect direct travel to Orchard, Stevens, Outram, Marina Bay, and Upper Thomson by 2023.

NoMa: Accessibility

noma condo review

The project is situated 700m from Circle Line (CCL) Station Dakota, which is a mere 8-minute walk away. From this station, residents can expect to reach Dhoby Ghaut MRT interchange in 28 minutes.

dakota-mrt-to-dhoby-ghaut-mrt

NoMa is also served by East-West Line (EWL) station Aljunied, which is 700m or about 10 minutes walk away, which connects commuters directly to Raffles Place in just 20 minutes. 

As mentioned above, residents can also look forward to improved connectivity to the CBD, Orchard area, River Valley, Upper Thomson, Stevens, Woodlands, and Changi Airport once the TEL completes by 2023.

NoMa: Nearby supermarkets

  • I-Tec Supermarket (300m, 4 min walk)
  • FairPrice Geylang (650m, 7 min walk)
  • FairPrice Jalan Tiga (650m, 8 min walk)
  • Nisha Supermarket (900m, 11 min walk)

NoMa: Nearby hawker centres & food 

  • Geylang Road with plenty of food choices (500m, 5 min walk)
  • Old Airport Road Food Centre (500m, 7 min walk)
  • Yong He Eating House (500m, 5 min walk)
  • The Tuckshop (400m, 5 min walk)
  • 89.7 Supper Club (1.2km, 16 min walk)

NoMa: Nearby shopping malls

  • Guillemard Village (500m, 6 min walk)
  • City Plaza (1km, 13 min walk)
  • KINEX (1.4km, 19 min walk)
  • Paya Lebar Square (1.8km, 18 min walk)
  • Tanjong Katong Complex (1.9km, 20 min walk)

NoMA: Nearby schools (within 2km radius)

  • Broadrick Secondary School (850m, 11 min walk)
  • Eton House International Broadrick (1.2km, 15 min walk)
  • One World International School (850m, 11 min walk)
  • Victory Life Christian School (850m, 11 min walk)
  • Singapore School for the Death (1km, 11 min walk)
  • Nexus International School (1.6km, 5 min drive)
  • Haig Girls School (2.4km, 8 min drive)

NoMa: Nearby amenities

  • Onsight Climbing Gym (500m, 6 min walk)
  • Singapore Badminton Hall (850m, 11 min walk)
  • Masjid Khadijah (350m, 5 min walk)
  • Singapore Sports Hub (1.6km, 11 min walk)
  • Goodman Arts Centre (1.5km, 19 min walk)
  • Amitabha Buddhist Centre (450m, 9 min walk)
  • Geylang East Public Library (850m, 11 min walk)
  • Sri Sivan Temple (1km, 13 min walk)
Show More

Analysis

NoMa: Price

At the point of writing, the 1-bedrooms are priced between $706,428 to $792,364, 2-bedrooms between $964,800 to $1399,908, and 4-bedrooms from $1,859,637 to $2,013,683. Considering the location of a boutique condo project, the price is quite reasonable. During its early bird preview, the project sold 66% of its units, underlying a huge demand among homeowners and investors.    

NoMa: URA Master Plan 2019

geylang ura master plan

Looking at the latest URA Master Plan, there are several residential plots located around NoMa (in biege), however, these are relatively low density. As indicated by the numerous commercial plots (dark blue), residents won’t be devoid of facilities. Right opposite the development is a Civic and Community Institution (red), while there are also two nearby Reserve Sites (yellow). All in all, the location is pretty good. 

Suggested read: How To Understand The URA Master Plan And Make Your Property An Investment

Geylang Master Plan

District 14 is one of Singapore’s most popular city-fringe districts. With average psf increasing from $1,294 in 2015 to $1,547 in 2019, property prices are expected to continue increasing as the URA Master Plan shows plenty of improvements to the area as the new work-live-play district.
Paya Lebar Central is a new work and innovation hub, with Paya Lebar Quarter and Paya Lebar Square offering a rich array of food options for those residing or working nearby. Developments such as Wisma Geylang Serai and Paya Lebar Quarter add to the area’s rich array of lifestyle and entertainment offerings.

The relocation of Paya Lebar Airbase is expected to begin from 2030, which will transform the area into a progressive and sustainable new town. The current vision is that of the ‘next-generation community’ that will enjoy smart work centres, offices, shops, residences, schools, and playgrounds.
Owners of key buildings within the precinct are on board the pilot Business Improvement District programme to develop initiatives that will further enliven the precinct, with plans to make Geylang Serai more culturally distinctive.
Residents of Wisma Geylang Serai can also expect a new community and cultural centre which aims to strengthen community identity through placemaking.

Show More

Summary

NoMa is a contemporary project designed for the young city goers who adopt a flexible lifestyle of work and play and are seeking their own sanctuary away from the bustle of the city centre. Situated in the unpretentious Geylang, residents can expect the gentrifying area to keep them on their toes with new F&B and amenities opening up monthly. The project is well-connected within walking distance to MRT stations along the Circle Line and the East-West Line, and will soon elevate its connectivity with the completion of the Thomson-East Coast Line in 2023. Overall, both homebuyers and investors can appreciate NoMa to be a gift that keeps on giving as the area around it continues to develop and expand, which will be sure to see property prices and value increasing in the next few years.

To inquire about NoMa, visit the showflat at 501 Guillemard Road, or check out available units for sale on PropertyGuru now

Show More
Eric Wong

Eugenia