The Reef at King’s Dock is a 429-unit, 99-year leasehold luxury condominium development by Mapletree and Keppel Land in District 4. The condo is located along Keppel Bay and features waterfront living and scenic sea views.
Project Name: Sloane Residences
Developer: TSky Balmoral Pte Ltd
Project address: 17 Balmoral Road S259803
No. of units: 52 (Single block)
No. of storeys: Part 3-storey and part 12-storey
10 X 2-bedrooms (743 sq ft)
34 X 3-bedrooms (1,249 to 1,292 sq ft)
8 X 4-bedrooms (1,496 sq ft)
Projected TOP: Q1 2023
Parking lots + handicap lots: 52
Nearest MRT: Newton MRT (North-South Line, Downtown Line), Stevens MRT (Downtown Line, Thomson-East Coast Line (u/c))
Plot ratio: 1.6
Site Area: 38,943 sq ft
Sloane Residences by TSky is a boutique project located in the enviable District 10. Situated on Balmoral Road, the freehold development benefits greatly from its location in the heart of the prime residential and school district only a stone’s throw away from Orchard Road.
With only 52 boutique units, Sloane Residences promises exclusivity and privacy in a peaceful enclave. The development boasts a wide array of high-end facilities catering to those who enjoy a relaxing escape from the city on their own private estate. With sprawling lawns and gardens aplenty, alongside the residence’s Sky Terrace Pool Deck and Dining Pavilion, future residents can expect to live a grand and prestigious lifestyle.
Buyers looking to settle in their new home, be it retirees, young professionals, or families with young children, will not be disappointed with the lasting legacy this project promises. Those looking to purchase an exclusive freehold property in a prime location, especially to pass onto the next generation, can look no further than Sloane Residences.
Sloane Residences: Developer
Sloane Residences is the maiden joint venture between local developers Tiong Seng and Ocean Sky. Despite being be a new developer, TSky has won multiple PropertyGuru Asia Property Awards including: Best Boutique Condominium Architectural Design (Singapore, 2019), Best Boutique Condominium Development (Low Density) (Singapore, 2019) Best Boutique Landscape Architectural Design (Singapore, 2019), and was highly commended for the Best Boutique Condominium Interior Design (Singapore, 2019).
Whilst this is Tiong Seng’s introductory residential project, the local developer has been in the construction business since 1959, and is recognised for building quality and sustainable projects, based on the various accolades they have won including the BCA Construction Productivity (Advocates) Award 2019 – Platinum, BCA Construction Productivity Award 2019 for Tiong Seng Building – Platinum, BCA Construction Productivity Award 2019 for Sol Acres – Gold, and BCA Construction Productivity Award 2019 for Panorama – Gold
Sloane Residences: Design
The typical units have a ceiling height of 3.2m while the garden suite units have double volume ceiling heights ranging from 4.6m – 6m tall.
Fittings and furnishings:
- Smart home features (digital lock, air-con, lighting, smoke detectors, etc.
- Kitchen appliances from V-Zug
- Kitchen cabinets from Valcucine
- Sanitary fittings and sanitary wares from Hans Grohe
- Multi-split air-conditioners
3-Bedroom – Type c1a (1,249 sqft) review
Aside from the 2-bedders, all other units come with their own private lift access, including the 3-bedrooms.
Upon exiting your private lift lobby, you are greeted with an open living and dining area that accommodates a sofa and TV area, and a large dining table that is located in front of the kitchen and preparation area.
The showflat unit displays how Sloane Residences embraces open concept communal living, with the living area situated in the heart of the apartment. Bedrooms are balanced on both sides of the communal area in a ‘dumbell’ layout that ensures elements of privacy and can accommodate a multi-generational household well.
This functional area contains the unit’s built-in wine fridge, oven, refrigerator, and Grohe sink.
The back of the kitchen is well concealed, revealing the cooking area with a gas stove and sink, alongside plenty of storage space.
The kitchen counter top is set with a marble finish, giving it a gorgeous look.
The unit’s washer-cum-dryer is located here, as is the additional storage or pantry room with a helper’s washroom.
On one end of the living room, is the master bedroom which can fit a large king size bed with comfortable closet space and the ensuite bathroom with marble floor and wall tiles, which also features a great amount of storage space behind the mirrors.
The master bathroom is fitted with a Grohe basin, rain shower, and water closet. The vanity top and walls are marble finish, while the floor is made up of marble tiles for a luxurious finish.
On the other end of the unit is the junior master and single bedroom separated by a sizable shared bathroom.
The shared bathroom is fitted with a Grohe basin, rain shower, and water closet. The shower is parted by a full height glass panel. The vanity top, walls and tiles all come with come marble finishes for a luxurious appearance.
The bedrooms feature built-in wardrobes with recessed skirting to maximise space. The first common bedroom can comfortably fit a single bed with a desk and shelving, while the junior master (common bedroom 2) is bigger and can fit a large double bed which faces the window.
Sloane Residences: Site plan
Sloane Residences features a unique spatial concept combining a horizontal and vertical tower, the skyscraper and groundscraper creating an interplay of form and functionality in the homely yet sophisticated residence.
The 52-unit development features a unique two block interlocking layout, with the 2-bedroom units occupying the 3-storey groundscraper block, while the 3 and 4 bedroom units are in the 12-storey skyscraper block:
- 2-Bedroom Garden Suites (B, B1, B1a & Ba)
- 3-Bedroom Premium Units (C, C1, C1a, C1b, C2, C2a, C2b, C2c, Ca & Cb)
- 4-Bedroom Luxury Units (D & Da).
Due to the development’s long driveway, the residential blocks are situated in-land further away from the noise of the main road, unlike other neighbouring condominiums.
Sloane Residences: Facilities
The grounds surrounding the residential units feature manicured gardens and lawns, a BBQ pavilion, fitness pavilion, playground, and a steam bath.
The ground scraper which hosts the garden suites on levels 1 to3 is a series of connected sky terraces and gardens and hosts the development’s recreational facilities on its roof.
These include a 21m long infinity pool with jacuzzi and water decks, with a 6.3m kid’s pool and a rain dance water feature. A sheltered communal dining pavilion provides a well-shaded lounge overlooking the pool and may be used for private parties for special occasions.
Other facilities on the roof include an indoor multi-function room, the clubhouse, and outdoor lounges in addition to the hammock garden which overlooks the city skyline for residents to enjoy the sunrise and sunset.
The location of Sloane Residences is unparalleled. Wedged between Orchard, Newton, Stevens, and Novena, residents have convenient access to a wealth of amenities and leisure pursuits within close proximity to Singapore Botanic Gardens.
Sloane Residences: Accessibility
Sloane Residences is a comfortable 8-minute drive from Orchard Road, 12 minutes drive from Raffles Place, and a 6-minute drive to the Botanic Gardens.
The nearest MRT station is Newton MRT (North-East Line (NEL) and Downtown Line (DTL)), which is a 10-minute walk away (850m), according to Google Maps.
Meanwhile, Stevens MRT interchange (DTL and Thomson-East Coast Line (TEL)) is a 17-minute walk away. By 2021, residents can look forward to shorter commutes to the CBD, as it’s only four stops from Stevens MRT to Marina Bay via the TEL (and five to Raffles Place via TEL and NEL).
Anyway, the average commute from to Raffles Place MRT station takes only 30 mins, direct on the NEL.
Sloane Residences is also served by bus stops along Stevens Road, the nearest one being After Draycott Park (6mins walk), connecting residents to busses 190, 105, 132, 971, 972, NR2 and NR3.
On the other end of Balmoral Road, residents are also a 6-min walk away from Balmoral Plaza bus stops which sits along Dunearn Road and connects busses 48, 66, 67, 170, 170A, 960, 960e, 972M.
For those who drive, it’s about 15 mins by car to reach Raffles Place. Note that the travel time might change during peak hours.
Sloane Residences nearby shopping malls, supermarkets, hawker centres (within 2km radius)
- Balmoral Plaza
- Newton Food Centre
- Raffles Town Club
- Tanglin Club
- The American Club
- Goodwood Park Hotel
- Far East Plaza
- DFS Galleria
- Tang Plaza
- Forum Shopping Mall
- Velocity Novena
- United Square
Sloane Residences nearby schools (within 2km radius)
- ACS (Barker Road)
- Singapore Chinese Girls School
- ACS Junior
- Catholic Junior College
- St James Church Kindergarden
- MOE Language Center
Sloane Residences nearby amenities
- Botanic Gardens
- Novena Medical Centre
- Tan Tock Seng Hospital
- Thomson Medical Centre
- Church of St Alphonsus
- Church of Christ
- Barker Road Methodist Church
- Masjid Abdul Hamid Kampong Pasiran
- Masjid al Farah
Sloane Residences: Price
The land that Sloane Residences will occupy was the former Cairnhill Heights condo, successfully bought by Tiong Seng Limited and Ocean Sky International for more than $80 million in 2017, or for $1,616 psf ppr.
Launched on June 2 just as Singapore was reopening following the circuit breaker, TSky Balmoral offered “priced to sell units” for a limited time. The discounts were between $100,000 and $123,000, or a special price of $3.28 million to $4.03 million.
At the time of writing, the current price range hovers around $2,677 to $2,798 psf, according to Square Foot. The Garden Suites, meanwhile, range from $2,900 to $3,000 psf.
Sloane Residences monthly condo maintenance fees
Estimated monthly maintenance fees
$600 ($100 per share value)
$700 ($100 per share value)
$700 ($100 per share value)
Sloane Residences: Balmoral URA Master Plan
According to the 2019 Draft Master Plan, Sloane Residences will benefit from the development of the Novena / Tanglin area which will see an increase in leisure and recreation spaces alongside improved connectivity thanks to the North-South Corridor (NSC) which will shorten travel times to the CBD.
Based on the URA map above, it seems like there’s a huge Reserve Site (yellow colour) of which its purpose isn’t determined yet. Apart from that, residents of Balmoral can expect to see lots or residential homes sprouting in the area, judging by the residential plots around (beige colour).
The addition of Stevens MRT on the TEL will boost connectivity even further, as residents will have direct access to Havelock, Great World City, Upper Thomson, Outram, Siglap, Marine Parade, and Woodlands by 2023.
With its prime location surrounded by high-end schools, amenities, great transport links and the nearby lifestyle destination of Orchard Road, Sloane Residences ranks high just based on location alone. However, if you rely on the MRT to get around, expect to walk a little further as the closest MRT station, Newton MRT, is about 10 minutes by foot, or 850m.
But, when you factor in the rare and precious opportunity to own a freehold development in District 10, it becomes clear that Sloane Residences is an exclusive and desirable investment especially for locals looking for a legacy to pass on to future generations. The unique condo and unit layout and the choice of facilities suits a diverse range of buyer profiles. Suitable for multi-generational households, young families, young professionals, or retirees, Sloane Residences is a playground of infinite possibilities for all.