• Christopher Chitty
  • 13 November 2017

 

Interested in this project? Visit our listings page.

Project Name: Parc Botannia

Address: Fernvale Street

Type: Condominium

Site area:  Approx. 185,095 sq ft.

Tenure: 99-year leasehold

District: 28

Configuration: Four, 22-storey blocks of 735 units + 1 childcare centre

Unit Types: 67, 1BR (420 – 431 sq ft.)

                     126, 1BR+S (506 sq ft.)

                       83, 2BR-C (581 – 592 sq ft.)

                     123, 2BR-P (667 – 786 sq ft.)

                       63, 2BR+S (775 – 936 sq ft.)

                       84, 3BR-C (861 – 872 sq ft.)

                     105, 3BR-P (969 – 1,055 sq ft.)

                       21, 4BR-C (1,130 – 1,302 sq ft.)

                       42, 4BR-P (1,249 – 1,453 sq ft.)

                       21, 5BR (1,410 – 1,668 sq ft.)

Expected TOP: 2021

Project Details

Propshort: Parc Botannia makes a surprise entrance at the tail end of 2017 but it does so with grace and subtlety. Good-looking units built with the trending modular style, the upcoming condominium impresses with interesting layouts, large living spaces and generous bedrooms.

The Fernvale/Sengkang West zone is experiencing a gradual but rapid growth earmarked by high-rise condominium developments. One such development is Wee Hur’s Parc Botannia. Due for a launch in the month of November 2017, this latest arrival into district 28 has its showflat situated along Fernvale Road and Sengkang W Way.  

Parc Botannia

Parc Botannia

And in that showflat, three showunits are present.

2BR-P1 (667 sq ft.)

The 2BR unit, from the main door, presents a long and rectangular corridor segmented into first, an open kitchen albeit one that has visible partitions to separate it from the main areas. Following that is a small dining area, then the living room proper which extends into the balcony.

2BR Living room

2BR Living room

While the balcony looks like it could have had a few square meters shaved off and added to the living room, the actual space shown is favourable. Many 2BR units in the market can’t handle a large couch in the living space but not so at Parc Botannia. There’s a good breadth of comfortable living space here and for its size at 667 sq ft., the unit never feels cramped.

The kitchen comes with the usual suite of appliances like the oven, fridge, washing machine and cooker & hob. Tiles are homogeneous.

2BR Open kitchen

2BR Open kitchen

The master bedroom can take a queen size bed though it looks as if a king could fit as well. Its’ en-suite bathroom is bright, with clean homogeneous tiles with a marble look.

2BR Master bedroom

2BR Master bedroom

Wet and dry areas are kept separate and a major plus point here is that while the dry area is larger than the wet area, the wet area isn’t small by any means. For someone who is bigger sized, the bathing section affords plenty of room to manoeuvre in.

3BR-P1a (969 sq ft.)

With the larger 3BR unit, Parc Botannia spreads its wings to show what it can do with more space.

3BR Living room

3BR Living room

The high ceiling adds a significant amount of depth to the living room which is punctuated by the balcony. For the bigger units, the balcony feels just right. But the layout is the winner here. Not often are units built nowadays where the dining and living areas aren’t just separated, but possessing of their own sections in the house. Most of the time, they’re back to back. For the 2BR unit, this is unavoidable and therefore acceptable as the best use of space but for bigger, 3BR units and above, it’s unacceptable.

In Parc Botannia, the distinction between these two makes for a better visual but importantly, improved functionality. Bedrooms too appear bigger. Higher ceiling allows for a deck to be built, thus maximising the space exponentially.

3BR Common bedroom

3BR Common bedroom

This makes the room conducive for two children to share, at least while they are still young and small enough to do so. The master bedroom is naturally larger, with room for a king-size bed with ample walk space on both ends of the bed and at its foot.

3BR Master bedroom

3BR Master bedroom

The master bedroom does not have a balcony (only the living room has one) and so benefits from the extra space that would otherwise have been used on the balcony if there were one.

5BRa (1,410 sq ft.)

While Parc Botannia does not have any penthouses, the 5BR units come close. For some of the units, depending on the stack, there will be a private lift that brings residents and guests right up to the living room. The lift is contained in its own walled-off section, with a door and so that space directly outside of the lift can be used as a receiving/welcome area and therefore equipped with shoe racks.

The design blends well and the lift does not look out of place. Furthermore, where it is located, it’s not readily visible if the couch is placed facing it.

5BR Living room with private lift

5BR Living room with private lift

At the same time, with transparent partitions, it lets you see your guests when they arrive. The living and dining spaces are separate, just like in the 3BR unit, although for the 5BR, the large casement windows overlooking the kitchen provides plenty of ventilation and natural light. For units on the higher floors, the view will be a good one to take in during meal times with the family. And since many of the units are positioned away from the west sun, it’s unlikely to get unbearably hot when the windows are opened.   

5BR Dining area

5BR Dining area

As for the kitchen, the layout allows for a slight extension typically called the dry kitchen. In the showunit however, this section is more akin to a preparation area which can double up as a table to place plants or other household accessories.

5BR Kitchen

5BR Kitchen

The kitchen proper is long and wide, extending far to the back with the promise that whatever odours and aroma from cooking will remain within its confines. The 5BR unit also comes with three bathrooms. One is attached to the master bedroom, one is shared by two common bedrooms (it’s in the center of the rooms) and the last is attached to the junior master bedroom. Only one common bedroom has no attached bathroom which makes that room ideal to be converted into an office or library.

There’s a lot to love about the 5BR unit – in fact, all of them -, from high quality finishing, to well-thought out spaces. Majority of the units are also north-south facing with either park views (to be developed by the developer), a pool view or view of the vast swathes of green in the area.

Interested in this project? Visit our listings page.

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Location

Propshort: Fernvale Road looks idyllic and quiet and that is true in many parts. On the flipside, it is not without its conveniences by way of Jalan Kayu, at about a five-minute walk away and Seletar Mall which is a 10-minute walk from where Parc Botannia is being built. As a result, Fernvale covers two fronts; the relaxed lifestyle uncharacteristic of Singapore and the convenience that it holds in high regard.

In a year, the Fernvale/Sengkang West area around Thanggam LRT has seen significant growth. Highpark Residences is pushing ahead; its development coming along nicely.

Fernvale Road

Fernvale Road

Soon to join it, is Parc Botannia, Wee Hur’s 735-unit strong condominium with a childcare centre opened to not just its’ residents, but residents of other developments, including nearby HDB estates. Parc Botannia is about a five-minute walk to Thanggam LRT station, though from the street, it’s far shorter.

Jalan Kayu and its rows of eateries, shops, bars, restaurants, hawker centres and a church are a five-minute walk through Thanggam LRT and Lorong Samak where the low-rise landed houses are.

Jalan Kayu

Jalan Kayu

In the opposite direction, down Fernvale Road and away from Thanggam LRT is Seletar Mall and its cinema. The walk there is roughly 10-minutes or one train stop down. LRTs tend to have around five-minutes of wait time between each train so walking may in fact be quicker if not take the same amount of time.

There are also schools around Seletar Mall and Fernvale LRT like Sengkang Green Primary and Pei Hwa Secondary. Both are within the 1-2km radius of the development to the benefit of residents with young children yet to enrol in school.

Thanggam LRT

Thanggam LRT

Convenience surrounds Parc Botannia. It also pays to mention that residents don’t have far to travel to and yet need not deal with the repercussions of what being too close to those conveniences usually bring i.e. crowds and noise.

This area is expected to have more developments in the future and where there are condos and such, more amenities follow. Already, Parc Botannia introduces a childcare centre and a park to the area while nearby shops at sold out High Park Residences are a closer alternative for residents.

Green spaces

Green spaces

Parc Botannia is in a good position for an area in the throes of gentrification where its pricing is still comparatively lower compared to competitors in matured districts. Fernvale Road may not have the popularity of a Marine Parade or Jurong East but it’s a welcome respite from the raucous lifestyle that have permeated those areas. Peace and quiet are the order of the day where the relaxing environment is more populated with trees and open sky than buildings and people.

And with good-looking and well-designed units available, it’s a mighty worthy option for buyers seeking lower priced homes with a lot of promise for the future.

Interested in this project? Visit our listings page.

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Analysis

Need some calculation done? Check out PropertyGuru’s Mortgage Marketplace calculators here!

Since launching in early November 2017, sales have been consistent throughout that month and the first week of December. 254 units have been sold with the drop-off in sales in December likely a result of it being the holiday period. With a renewed marketing push in the new year, Parc Botannia got back on the path with 36 transactions in January 2018. Since then and until date (May 2nd 2018), 366 units have been sold. 

Now, 274 units under SGD1M were sold. On the opposite end of the spectrum, 14 units between SGD1.6M and SGD1.9M were sold. The lowest priced unit thus far is for a 1BR unit at 431 sq ft. for SGD546,000.

Source: URA, PropertyGuru

Source: URA, PropertyGuru

Rental

Taking the 431 sq ft. units sold as a gauge, the median transaction of all those sold combined averages at SGD567,000. The median psf for district 28 is SGD2.57, which for a 431 sq ft. unit comes up to roughly SGD1,300 rental per month with a 20% new build premium factored in.

Annual rental yield as a result, is at a decent 2.8%; comparatively high for a gentrifying area. This illustrates the potential of the area and the absolute viability of Parc Botannia as an investment. With Singapore’s march toward developing the outlying areas, places like Sengkang, much like Punggol was, is expected to only gain popularity in the coming years.

Need some calculation done? Check out PropertyGuru’s Mortgage Marketplace calculators here!

Interested in this project? Visit our listings page.

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Summary

Parc Botannia is an unexpected launch for 2017, especially now, at the tail-end of the year while other developments are holding on for 2018. It is a smart move to take advantage of the lull and for a project priced competitively, it offers good units for home-seekers who may have run out of options between now and the New Year. The launch is expected to be on November 11th, with progress continuing steadily at the showflat and at the actual site.

There’s little to detract buyers from considering this location, outside the encumbrance of the LRT. However, it’s a tad bit more reliable than the MRT and when that fails, there is a bus stop along Sengkang West Way with two buses that go to Hougang Central and Punggol Interchange.

Fernvale Road toward Seletar Mall

Fernvale Road toward Seletar Mall

Additionally, upcoming developments other than housing, such as shops, dining areas, hospitals and more schools are part of the Masterplan for the development of Fernvale. Residents will have libraries, sports facilities, community clubs and even more parks to look forward to soon.

Therefore, to live in Parc Botannia is to take advantage of its future. And with prices being relatively low now, it’s a good idea to at least check it out when it launches.

Interested in this project? Visit our listings page.

Useful guides for you

Step-by-step guide to buying a condo

Freehold vs. leasehold: What’s the difference?

How to read a floorplan?

A beginner’s guide to mortgage loans

Do I need an agent to buy a unit?

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Eric Wong

Christopher Chitty

"I read, I write, I lift. I am content"