Tedge Project Review: Freehold Boutique Condo With Efficient Units



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  • 17 December 2020

Project Name: Tedge

Developer: Macly 18 Pte Ltd

Project address: 328 Changi Road

Type: Mixed development

No. of units: 42 (one residential block)

No. of storeys: 5

Tenure: Freehold

District: 14

Configuration: 

3 X 2 bedroom (A1) (775 sq ft)

20 X 3 bedroom (B1 to B5) (818 to 990 sq ft)

6 X 4 bedroom (C1 to C2) (1,184 to 1,238 sq ft)

6 X Penthouse 3 bedroom (PH B1 to PH B6) (915 to 1,033 sq ft)

7 X Penthouse 4 bedroom (PH C1 to PH C7) (1,023 to 1,119 sq ft)

Projected TOP: Dec 2022

Parking lots + handicap lots: 43 residential car park lots, including one handicap lot and seven commercial car park lots 

Nearest MRT: Eunos MRT (East-West Line), Kembangan MRT (East-West Line)

Plot Ratio: 3.0

Site Area: 18,805.8 sq ft

Project Details

Tedge is a 42-unit boutique mixed-development by Macly Group in District 14.

1tedge condo

Located at the junction between Telok Kurau Road and Changi Road, the five-storey residential development sits in the heart of an exclusive residential district amongst low-rise private housing. The project consists of a single block with 2, 3 and 4-bedroom units on the lower levels and 3-bedroom penthouse and 4-bedroom penthouse on the fifth level. 

Note that there’s a 1:1 ratio of car park lots to residential units, which could be a problem for residents who own more than one car.

2tedgecondo

As a boutique condo, Tedge offers a no-frill exterior design that is simple and pleasing with greenery. Among the enclave of low-rise private homes, Tedge catches your attention with its green and natural façade. 

To embellish the condo with greenery, the developer added aluminum trellis structures around the building and on the rooftop. Over time, as the green climbers and creepers grow, they will cover the building’s façade to create an oasis of greenery. The green feature of Tedge makes it stand out amongst the surrounding low-rise private homes.

Tedge: Developer

Tedge is the brainchild of Macly Group, an award-winning property developer with a track record of developing boutique hotels (e.g. Llyod’s Inn) and residential projects since 1987. Over the years, Macly Group has developed several quality residential projects such as Loft 33, Hills TwoOne, Natura @ Hillview and FiveNine

Recently, the developer is better-known as a boutique condo developer, developing several award-winning, small-scale residential projects such as Neu @ Novena, NoMa and The Iveria (which won ‘Best Boutique Condo Development’ at the 10th PropertyGuru Asia Property Awards).

In recognition of their creative force, Macly Group was awarded ‘Best Breakthrough Developer’ at the 10th PropertyGuru Asia Property Awards.

Tedge: Design

Tedge 3-bedroom (Type B4, 861 sq ft) review

3tedge-condo-3bedroom-B4

In line with its theme to build “A Home That Grows With You”, the developer placed its focus on maximising livable space. This is evident in its avant-garde design of the apartments to enhance livable space on the interior so that your home can house multi-generations as your family grows.

4tedge-condo-living-room

The 3-bedroom unit is designed with a dumbbell layout. For the uninitiated, a dumbbell layout basically means that the bedrooms are located on both sides of a living room. This design eliminates wasted space found in long corridors, which is common in conventional layouts.

As such, this allows space to be maximised — allowing the living room to be larger than most condos.

5tedge-condo-living-room-utility

There is a utility room that sits at the corner of the living room. While it does offer some storage space, the small size and layout of the room means you can’t use it for other purpose apart from storing things.

6tedge-condo-kitchen

All the furniture and cabinetry (except the hanging lights and hanging rack) in the kitchen are provided. These include the “island” dining table (marble), kitchen countertop and backsplash (engineered stone), and the feature shelf supporting the dining table, as well as the built-in cupboards, electrical appliances (hob, hood, oven) and tap + sink on the right.

7tedge-condo-kitchen-B

The 3-bedroom unit is also designed with an open kitchen concept. However, unlike most open kitchens, this kitchen is separated from the living room so space doesn’t feel as cramped. 

The electrical appliances and fixtures (tap, sink) are from quality brands:

  • Electrical hob, hood – Bosch
  • Electrical oven – Bosch
  • Sink with mixer tap – Grohe

There is also an aluminium-framed sliding glass door just before the patio. You can close the door when cooking to prevent cooking smells from lingering around the rest of the home. It also prevents cold air from escaping when you turn on the aircon.

8tedge-condo-patio

There’s also no balcony space, and in place of that is a patio area. This small but efficient area could be utilised as a washing machine cum dryer (note that they’re not provided). 

The extra space saved allows the developer to increase livable space in the house.

9tedge-condo-aircon-case

Another design touch by the developer to maximise usable space is the aircon compressor casing. Instead of having the aircon compressor sit on the aircon ledge, the aircon compressor sits on the aircon casing above the patio. 

The saved space from not having an aircon ledge is added to other parts of the unit for day-to-day use. Although some might find the aircon casing a bit unsightly, it’s a good tradeoff as this frees up an additional 32 to 53 sq ft of living space.

10tedge-condo-bedroom-1

Though the developer converted bedroom three into a study room, note that the room can fit a queen size bed (with enough walking space to spare) if you’re planning to use it as a conventional bedroom.

Bedroom three also comes with a built-in wardrobe with swing doors, which is provided by the developer. The flooring is done with vinyl flooring as with all the other rooms in the home.

11tedge-condo-bedroom-1-B

Some of the bedrooms in Tedge come with a bay window, which takes about 10 to 21 sq ft of space away from your room space. Despite that, the bedroom (108 sq ft) is still relatively larger compared to the average bedroom in most condos (which is around 86 to 96 sq ft). 

There are of course clever ways to utilise this space; you can consider turning it into a cosy reading nook or relaxation corner to recharge.

12tedge-condo-bedroom-2

The second bedroom is bigger. Though the unit includes a queen bed, there’s actually enough space to fit a king size bed (with enough room to maneuver around). 

Just like the first bedroom, it also comes with a built-in, swing door wardrobe with film glass fittings and laminate finish.

13tedge-condo-bedroom-2-study

Bedroom two comes with an additional space tucked away at the corner. Here, it’s converted into a small study corner.

14tedge-condo-common-bathroom

The common bathroom comes with your premium design fittings and touches from Duravit and Grohe, while the tiles are the standard homogeneous tiles found in most condo developments. 

In case you’re wondering, the mirror and open vanity cabinet are provided.

Additionally, the bathroom also features a wall-mounted water closet, which is a design commonly found in 5-star hotels. Not only does it give your bathroom a modern look, but it also makes it easier to clean. 

Other interesting additions provided by the developer include the rain shower and bidet, which are common in master bathrooms but not in regular bathrooms.

15tedge-condo-master-bedroom

16tedge-condo-master-bedroom-B

Last but not least, the master bedroom. Similar to bedroom three, the master bedroom features a bay window design. For units facing Changi Road, all the glass windows are double glazed to reduce noise from the main road, which is nice.

In terms of size, the master bedroom can fit a king-size bed with enough walking space.

17tedge-condo-master-bedroom-bathroom

The master bedroom features two built-in wardrobes (instead of one in the other rooms). As with other master bedrooms, it has its own en suite bathroom.

18tedge-condo-master-bathroom

The ensuite master bathroom is almost a replica of the common bathroom, albeit with a slightly different layout.

Tedge: Site plan

19tedge-condo-site-plan

Tedge is tucked at the corner of District 14 on the intersection of Telok Kurau Road and Changi Road. Due to the height restriction in the area, there are only five storeys.

Though Tedge is a boutique condo development, it comes with all the standard facilities of a condo such as a swimming pool, gym, jacuzzi, teppanyaki grill area and a roof garden. All of the facilities are located at the fifth storey, which is on the roof.

According to the site plan, the units are North-South facing; this ensures that your unit will avoid the direct sun during the day, while also enjoying passive wind ventilation all year long. Half of the units are North-facing towards Changi Road while the other half are South-facing towards Parc Elegance condo (and Telok Kurau Road for some units). 

Note that units facing Changi Road may have to deal with road noise from the main road, though this is mitigated by the double glazed window and compensated for by the better view compared to the South-facing units. 

Tedge: Facilities

  • Rooftop Swimming Pool
  • Sunbathing Deck
  • Jacuzzi
  • Gymnasium
  • Teppanyaki Grill
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Location

 
 
 

Those living at Tedge will be able to enjoy a plethora of amenities, from good food, schools and shopping for everyday living. 

20tedge-condo-site map

Tedge is situated between Eunos MRT and Kembangan MRT stations on the East-West Line (EWL), and both are within walking distance. The MRT stations allow you to access Paya Lebar Central or Bedok Central for your daily living and shopping needs.

In terms of nearby dining options, the stretch along Changi Road offers various mouth-watering food options for foodies:

  • Chuen Chuen Chicken Rice
  • Seng Kee Black Chicken Herbal Soup
  • Goldhill Hakka Restaurant 1997
  • Fresh Fruit Lab
  • Chai Chee Seafood Restaurant
  • Mak’s Place – The Hawkerant
  • Lim Hokkien Fried Mee

If you are up for some hawker or coffee shop food, you can also take a short walk to the nearby Eunos Crescent Market and Food Centre. There’s also a market there to buy fresh groceries if you want to whip up your own meal.

Living at Tedge also puts you in close proximity to the educational institutes in the East. Within a 2 km radius, there are 11 primary schools and seven secondary schools that you can enroll your child in. 

Some of the popular primary schools around include Tao Nan School, Ngee Ann Primary School, St Stephen’s School and CHIJ Katong — the last two, in particular, are affiliated to multiple secondary schools such as St Joseph’s Institution, St Patrick’s School (affiliate with St Stephen’s School) and CHIJ Katong Convent (affiliate with CHIJ Katong). Both are also affiliated with Catholic Junior College. 

There’s also lots of greenery and recreational places around too; including Telok Kurau Park and East Coast Park, which is just 2 km away.

Tedge: Accessibility 

As mentioned above, Tedge is within walking distance to Kembangan MRT (750 m, 9 mins) and Eunos MRT (850 m, 11 mins).

21tedge-condo google map

22tedge-condo google map

Of the two, Kembangan MRT is closer from Tedge. The station is also only two stops away from Paya Lebar MRT interchange on the Circle Line (CCL), which as explained above, allows you to access the various amenities available at Paya Lebar.

From Paya Lebar MRT, you can also access other stations such Dakota, Tai Seng, Hougang, Stadium and Promenade.

23tedge-condo google map

Eunos MRT is a bit further (850 m) from Tedge. The good news is, there are several bus services available that will take you to Eunos MRT (bus 2, 23, 28 and 67). However, there’s no direct bus, so you’ll need to take another bus to reach Eunos MRT (bus 25).

24tedge-condo google map

From Eunos MRT, you can commute to Raffles Place MRT in the Central Business District (CBD) in just seven stops. The total commuting journey to the CBD is about 30 minutes. Commuting from Kembangan MRT adds another stop as it’s further.

25tedge-condo google map

Alternatively, you can also commute to the CBD by bus. According to Google Maps and Moovit, the commuting journey by bus only to the CBD will be between 35 to 50 minutes, depending on the traffic condition.

26tedge-condo google map

For those who drive, you have multiple routes that can bring you to the CBD easily. Once you exit Changi Road, make a left turn and get on Still Road to bring you to the East Coast Parkway (ECP). Getting to the CBD will take about 16 minutes.

27tedge-condo google map

You can also make a right turn after Changi Road onto Jalan Eunos. Then slide left to take the Pan-Island Expressway (PIE) / Kallang-Paya Lebar Expressway (KPE) / ECP route to the CBD. This will take you about 17 minutes.

Tedge: Nearby shopping malls

  • Joo Chiat Complex (1.2 km)
  • SingPost Centre (1.6 km)
  • Tanjong Katong Complex (1.6 km)
  • KINEX (1.6 km)
  • City Plaza (1.8 km)
  • Katong Shopping Centre (1.8 km)
  • Paya Lebar Quarter (1.9 km)
  • Paya Lebar Square (1.9 km)
  • Parkway Parade (1.9 km)

Tedge: Nearby supermarkets

  • FairPrice @ Lengkong Tiga (0.7 km)
  • FairPrice @ Eunos Crescent (0.7 km)
  • FairPrice @ Joo Chiat Complex (1.2 km)
  • Giant Express @ Marine Terrace (1.6 km)
  • FairPrice @ SingPost Centre (1.7 km)
  • Cold Storage @ Siglap V (1.8 km)
  • Prime Supermarket @ 25A Chai Chee Road (1.9 km)
  • FairPrice Finest @ Marine Parade Central (1.9 km)
  • Cold Storage @ 56 Marine Terrace (1.9 km)

Tedge: Nearby hawker centres

  • Eunos Crescent Market And Food Centre (0.5 km)
  • Geylang Serai Market And Food Centre (1.1 km)
  • Dunman Food Centre (1.3 km)
  • Haig Road Market And Food Centre (1.5 km)
  • Marine Terrace Market (1.6 km)

Tedge: Nearby schools (within 2km radius)

  • Eunos Primary School (0.9 km)
  • Haig Girls School (1.0 km)
  • St Stephen’s School (1.1 km)
  • CHIJ Katong (1.3 km)
  • St Patrick’s School (1.4 km)
  • Maha Bodhi School (1.4 km)
  • Manjusri Secondary School (1.4 km)
  • Presbyterian Recreation Secondary School (1.4 km)
  • Telok Kurau Primary School (1.5 km)
  • Tao Nan School (1.5 km)
  • CHIJ Katong Convent (1.6 km)
  • Tanjong Katong Secondary School (1.7 km)
  • Tanjong Katong Primary School (1.7 km)
  • Opera Estate Primary School (1.7 km)
  • Tanjong Katong Girls School (1.8 km)
  • East Coast Primary School (1.8 km)
  • Ngee Ann Primary School (1.8 km)
  • Victoria Junior College (1.8 km)

Tedge: Nearby amenities

  • Eunos Polyclinic (u/c) (0.4 km)
  • Parkway East Hospital (0.4 km)
  • Jalan Ismail Park (0.7 km)
  • Telok Kurau Park (0.7 km)
  • Joo Chiat Terrace Park (0.9 km)
  • Koo Seng Park (1.1 km)
  • Marine Road Park (1.4 km)
  • Bangsawan Park (1.7 km)
  • Elite Terrace Park (1.8 km)
  • East Coast Terrace Park (1.9 km)
  • East Coast Park (1.9 km)
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Analysis

Tedge: Price

The land for Tedge was bought by the developer through an enbloc sale of nine shophouses that were located at Telok Kurau. Macly paid a price of $35.5m for the site. The developer then paid an additional $5.9m development charge to the Urban Redevelopment Authority (URA) to convert the enbloc-ed shophouses into a mixed development. This translates to a cost price of $733.80 psf per plot ratio. 

At the time of writing, each unit in Tedge is selling from $1,535 psf onwards. The average selling price is $1,647 psf. 

Unit types

Indicative price

2 bedroom (A1)

(Sold out)

3 bedroom (B1 to B5)

$1,410,000 to $1,670,000

4 bedroom (C1, C2)

$1,720,000 to $1,900,000

Penthouse (PH B1 to PH C7) 

$1,480,000 to $1,790,000

For a freehold condo development in District 14, it is hard to ignore the selling price of Tedge. Coupled with the developer discount (for a limited time), some units can go as low as $1,500+ psf. This is lower than the price you might be paying on some newly launched 99-year leasehold condos. To enjoy the developer discount, you can check with the salesperson on site at the Tedge showflat.

Below is the average psf price of nearby condos compared to Tedge in the last 12 months:

Condos near Tedge

Average PSF price in the last 12 months

Parc Esta

$1,569 to 2,020

Parc Elegance

$984 to $1,356

Sunny Palms

$767

G Residences

$1,074 to $1,137

Palm Vista

$991 to $1,064

Le Reve

$840

Palm Oasis

$1,156 to $1,231

Tedge

$1,535 to $1,742

Source: PropertyGuru, Square Foot

Tedge: D14 URA Master Plan

28tedge-condo-ura master plan

Source: URA Master Plan

The major development in District 14 is the upcoming Eunos Polyclinic, which is in the midst of construction. Addition of the healthcare facility to your precinct will put you in close distance to affordable healthcare services at the Polyclinic. 

In addition, the Polyclinic will have an Eldercare Centre to provide rehabilitation services. The location of Tedge will be highly suitable for those who are living with your elderly parents, especially as they age.

29tedge-condo-ura master plan

Source: URA Master Plan

Based on the URA Master Plan, there will be further development of Paya Lebar Central as a commercial hub. With Tedge being just one to two MRT stations away from Paya Lebar Central, Tedge’s location makes it a prime location to live in for those working in Paya Lebar Central. 

There will be sufficient tenant flow from those working in Paya Lebar for buyers of Tedge who are looking for a buy-and-rent property.

30tedge-condo-ura master plan

Source: URA Master Plan

The other major development that will impact Tedge is the relocation of Paya Lebar Airbase and the urban transformation of the area. Because of Paya Lebar Airbase (PLAB), buildings in District 14 have a height restriction so that it doesn’t interfere with the landing and taking off from PLAB. 

Years down the road, with the relocation of PLAB, it could relax the height restriction and trigger a redevelopment in District 14. The low-rise buildings in District 14 might see an increase in its enbloc potential as the redevelopment happens, but this will be a mid to long term development.

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Summary

Tedge is a boutique condo that is designed as a home that grows with you where you can have multi-generational living under one roof as your family grows. The developer has put in effort to make the home into a highly livable space with minimal wastage. To put simply, it offers a living location and living experience that is value-for-money at its current selling price. 

On top of that, the location that Tedge is situated in has a strong growth potential with District 14 being one of the top ten districts that showed the highest appreciation in the last ten years. Bear in mind that the Master Plan developments could further propel its appreciation in the next ten years.

Apart from the points mentioned above, the freehold status of the condo may appeal to those who want to pass it down to the next generation. 

The downsides of the condo include the limited parking slots, which could be a problem for families who own more than one car. Also, occupants living in units that face Changi Road may expect some noise activity as the road is quite busy. Note that Tedge is only five storeys, so there’s no high unit to pick if you want to escape the noise.

Overall, Tedge offers a unique buying opportunity for a District 14 freehold condo at a reasonable price, be it whether it is for own stay or for investment purpose.

Looking to buy a unit at Tedge? Check out the available units for sale on PropertyGuru.

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Eric Wong

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