The Atelier Project Review: Freehold Luxury Apartment in District 9

  • Victor Kang
  • 5 April 2021

Project Name: The Atelier

Developer: Bukit Sembawang Estates Limited

Project address: 2 Makeway Avenue Singapore 228599

Type: Apartment

No. of units: 120

No. of blocks: One

No. of storeys: 22

Tenure: Freehold

District: 9


Unit type


Area (sq ft)

No of units

UNO — 1-bedroom

Type A



DUO — 2-bedroom

Type B1



Type B2



Type B3



TRES — 3-bedroom

Type C1



Type C2



Type C3



QUAD — 4-bedroom

Type D1




Type D2



Total units




Projected TOP: Q1 2024

Parking lots + handicap lots: 120 carpark lots + 3 handicap lots

Nearest MRT: Newton MRT station (North-South Line, Downtown Line)

Plot Ratio: 2.8

Site Area: 41,582 sq ft

Project Details

Developed by Bukit Sembawang Estates Limited, The Atelier is an upcoming 120-unit freehold apartment in District 9 (which is rare) and is located within touching distance to the Newton MRT station as well as several reputable schools including Anglo-Chinese (Barker), Anglo-Chinese (Junior), and St. Joseph Institution Junior. It also sits across the Newton Food Centre.

Slated for completion in Q1 2024, there are 1-, 2-, 3-, and 4-bedroom units ranging from 549 sq ft to 1,496 sq ft. It has a site area of 41,582 sq ft and plot ratio of 2.4.

Formerly the site of Makeway View condo, the land was purchased by Bukit Sembawang Estates for $168 million in 2018 (or $1,626 psf). The former condo was built in the 1980s and was known to have spacious units (it had 28 apartments and four penthouse units across 10 storeys). The plot ratio was 2.8 and the condo had the potential to be developed into a single 22-storey block with 154 units.

Despite that, Bukit Sembawang has decided to curate a collection of 120 units to make the apartment more exclusive.


The Atelier: Developer

Bukit Sembawang Estates Limited (BSEL) is a local developer that has been developing residential homes since the 1950s. In recent years, however, the company has been more involved in developing luxury projects such as Skyline Residences, 8 St Thomas, and Paterson Suites.

In 2020, BSEL won ‘Best Landed Developer’ at the Asia Property Awards, ‘Best Landed Housing Development’ and ‘Best Housing Development (Singapore)’ for Luxus Hills. It also clinched ‘Best Luxury Condo Development’ for 8 St Thomas.

BSEL was also among the ‘Top 10 Developers’ in BCA’s list and it clinched several awards at the 9th PropertyGuru Asia Property Awards including ‘Best Housing Architectural Design’, ‘Best Landed Housing Architectural Design’ and ‘Best Strata Housing Architectural Design’.

The Atelier: Design

Key points of the project:

  1. Units are smart-enabled with standard smart devices installed such as digital lock set, smart lighting, smoke & water heater control, and smart air-conditioner system
  2. Ceiling height is generally 2.9m, except for the kitchen, entrance, corridor, and bathrooms (2.4m)
  3. All units are north-south facing
  4. Units come equipped with sanitary wares from Villeroy & Boch, sanitary fittings from Gessi, as well as kitchen appliances from De Dietrich
  5. The apartment has two electric vehicle charging lots
  6. Concealed duct air-conditioners in living and dining areas for all units
  7. There will be concierge services for the first 24 months from TOP date, or first AGM, whichever is earlier
  8. All master bedrooms feature wardrobe with satin glass for a premium feel

3-bedroom (Type C3) review (1,281 sq ft)

the atelier 3 bedroom floor plan

At 1,281 sq ft, the 3-bedroom unit is reasonably large by today’s standard. It’s also the largest 3-bedroom unit available.

It’s important to note that the 3 and 4-bedrooms feature a different design style to the 1 and 2-bedrooms; the former two have a grey scheme with a cool colour palette, while the latter two have more of a beige/creamy colour palette.

Anyway, you’ll immediately notice that the 3-bedroom has a luxurious vibe thanks to the colour theme and the premium tiles. 

the atelier 3 bedroom

On the left side of the foyer is the utility room, which could be utilised as a helper’s room or a study room.

powder room the atelier 3 bedroom

Next to the utility room lies the powder room, or common bathroom. The floor and wall tiles are made from marble, which, as explained above, gives it a rich and gorgeous look. 

Bukit Sembawang - The Atelier EK1814

At the end of the corridor lies the kitchen and living/dining area. It has a streamlined look thanks to the concealed cabinets, which not only helps to increase storage space, but also minimise clutter. There’s also a washer and dryer and an integrated fridge within the cabinets. The kitchen countertop is made from engineered stone while the backsplash has a durable glass finish.

The kitchen features an open-concept design, which creates a social space in the heart of the home, be it for entertaining guests or keeping an eye out on the kids while preparing meals.

Included also are premium kitchen appliances (gas hob, cooker hood, oven, fridge, washer and dryer) from De Dietrich. 

The living and dining area is decently sized; it’s roomy enough to fit a three-seater sofa and a six-seater dining table (with still enough walking space). If you need more room, you can always use the balcony as an extension of the living area.

Bedroom 1

Bedroom 1 is also a good size, with enough room to fit a queen bed with walking space to spare. There’s also a built-in, 2-panel sliding door wardrobe to organise your clothes and accessories.

Common Bathroom

common bathroom 3 bedroom the atelier

The common bathroom features a wash basin and wall-mounted water closet from Villeroy & Boch, as well as matte black sanitary fittings from Gessi.

Bedroom 2

the atelier 3 bedroom common bedroom

Bedroom two is similar in size. While it can definitely fit a queen bed, it has the flexibility of converting into a cosy home office, which is a welcome possibility as more of us continue to work from home. 

the atelier 3 bedroom master bedroom

The master bedroom is much larger than the other bedrooms. It can fit a king bed and two drawer pedestals on each side, and still have lots of walking room to spare.

Bukit Sembawang - The Atelier EK1798

The (large) built-in sliding door wardrobe has a satin glass finish for a premium look. There’s also a safe to keep your valuables, and several storage compartments to organise your jewellery and accessories.

Master Bathroom

the atelier 3 bedroom master bathroom

The master bathroom has both marble floor and wall tiles, premier sanitary wares and fittings from Villeroy & Boch and Gessi. What’s also unique about the bathroom is the ‘his and hers shower’ fittings (for selected unit types).

2-bedroom (Type B1) review (872 sq ft)

the atelier 2 bedroom floor plan

The 2-bedroom at the showflat is the most modest size. Once you enter the front door, you’ll be greeted by the kitchen and living/dining area, so there’s a different sense of arrival compared to the 3-bedroom.


the atelier kitchen 2 bedroom

As mentioned above, the 1 and 2-bedrooms have more of a beige and cream colour theme, which, depending on your personal preference, you may prefer. Although more compact in size, the studio and 2-bedder units still exude the same grandiose feel with their marble floor tiles and premium fittings.

Like the 3-bedroom unit, it also has an open kitchen concept with well-designed cabinets to organise your kitchen and amplify storage space.

It also comes with engineered quartz kitchen countertops, porcelain backsplash, Franke stainless steel sink, Gessi kitchen mixer, as well as premium kitchen appliances (induction hob, cooker hood, microwave oven, integrated fridge, washer and dryer) from De Dietrich.

the atelier  2 bedroom living room

Beyond the kitchen is the living and dining area, which are well-sized. The showflat unit features a study corner with wall-mounted shelves, a 4-seater round table, and a sofa set. Even with all of that, there’s still ample walking space. And, if you want more living space, you could always use the balcony as an extension.

the atelier 2 bedroom common bedroom

Towards the left of the living room lie the bedrooms and bathrooms. The common bedroom is pretty standard; there’s enough room to fit a queen-sized bed, and there’s also a sliding door wardrobe with laminate finish.

Common Bathroom

The common bathroom is also decently sized, with porcelain tiles on the floor and walls. Apart from that, it also comes with sanitary fittings from Gessi and a wall-mounted WC and sink from Villeroy & Boch.

Master Bedroom

Bukit Sembawang - The Atelier EK1862

The master bedroom is quite spacious and can fit a king bed and two side tables on each flank. The built-in, two-panel wardrobe comes with satin glass finish for a premium look, and it also has an integrated safe to store your valuables securely.

Master Bathroom

the atelier 2 bedroom master bathroom

The master bedroom features the same sanitary fittings and wares as the common bathroom, but has a more luxurious look and feel thanks to the marble floor and wall tiles.

The Atelier: Site Plan


the atelier facilities

the atelier site plan

The Atelier’s facilities are spread across three levels on level 1, 6 and 18 and they feature lots of greenery to encourage relaxation and improve the well-being of its residents. 

The Atelier: Facilities

Indulge @ 1st floor

  1. Arrival Piazza
  2. Secret Garden Trail
  3. Garden Courtyard
  4. Aura Lap Pool
  5. Garden Light
  6. Reflective Pool
  7. Poolside Cabana
  8. Rainfall Shower
  9. Art Sculpture
  10. Steam Room
  11. Concierge @ Atelier


Immerse @ 6th Storey: 

  1. Sensory Pool
  2. Epicure Dining
  3. Bistro Dining
  4. Sun Deck
  5. Kids Splash
  6. Tree Top Adventure
  7. Kids Play
  8. English Tea Pod


Inspire @ 18th Storey

  1. Giant English Chess
  2. Study Pods
  3. City Sky Deck
  4. The Chillout
  5. The Billiard
  6. The Hideout
  7. Atelier Clubhouse
  8. Serenity Fitness




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As you probably may have guessed, The Atelier’s location is one of its strongest attributes. Located in prime District 9, the condo is conveniently accessible to a bazillion amenities such as food, shopping malls, schools, and supermarkets. The Orchard Shopping Belt is 5 minutes by car, and the nearest MRT station, Newton MRT station, is 650m away according to Google Maps, which takes about 8 minutes on a casual stroll. 

However, despite being within the hustle and bustle of the city, the condo’s location along Makeway Avenue is actually a serene area with relatively low traffic.

The Atelier: Nearby Amenities

MRT station:

  1. Newton MRT (1.2km)


  1. Central Expressway (CTE) (3 mins’ drive)
  2. Pan-Island Expressway (PIE) (5 mins’ drive)

Bus stops:

  1. 40039 Opp Newton Food Court (108m)
  2. 40031 Newton Food Court (132m)
  3. 40029 Aft Makepeace Road (199m)

Food, malls and supermarkets nearby:

  1. Newton Food Centre (753 m, 9 mins’ walk)
  2. Pek Kio Market & Food Centre (2.5km, 6 mins’ drive)
  3. United Square (900m, 10 mins’ walk)
  4. Velocity (1.1km, 13 mins’ walk)
  5. Square 2 (1.7km, 4 mins’ drive)
  6. Orchard Shopping Belt (5 mins’ drive)
  7. Bugis Junction (7 mins’ drive)
  8. Suntec City (8 mins’ drive)
  9. Cold Storage Thomson Road (800m, 10 mins’ walk)
  10. Cold Storage Dunearn Road (2.1km, 4 mins’ drive)
  11. NTUC FairPrice Square 2 (1.7km, 4 mins’ drive)
  12. NTUC FairPrice Cambridge Road (2.4km, 6 mins’ drive)

Schools within 2 km

  1. Anglo-Chinese School (Junior) (1km)
  2. Anglo-Chinese School (Barker) (1km)
  3. Joseph’s Institution Junior (1km)
  4. Singapore Chinese Girls’ Primary School (SCGS)
  5. Margaret’s Primary School
  6. Farrer Park Primary School
  7. Stamford Primary School
  8. LaSalle College of the Arts

Travelling to the CBD by public transport


mrt journey from newton mrt to raffles mrt

The most direct way to the CBD (Raffles Place) is by taking the MRT. Newton MRT is about eight minutes by foot and the station is an interchange station on both the North-South Line (NSL) and Downtown Line (DTL).

From there, you can reach Raffles Place MRT by both MRT lines. The NSL is the more direct route as you can reach Raffles Place MRT without making an interchange. If you include the walk to Newton MRT station, it takes about 26 minutes in total.

You may also travel through the DTL to Bugis MRT and swap to the EWL to Raffles Place MRT station.

By Bus

There are also several bus routes to Raffles Place. The fastest way is to walk to After Makepeace Road bus stop (40029) and take bus 960 to Bugis MRT Station Exit B (five stops). Then take the EWL to Raffles Place MRT (two stops). The total journey is about 25 mins.

Another option is to walk to Newton Life CH bus stop (40121) and board either bus 167 or 162 to OUE Bayfront (12 stops). The bus stop is about five minutes walk to Raffles Place MRT.

Travelling to the CBD by car

the atelier to raffles place
Through Havelock Road, you can get to Raffles Place by car in about 16 mins’ (7.1km). You may also take the CTE via the Newton Flyover and then to Havelock Road and Battery Road. This would take you approximately 16 mins. Though, note that you may experience heavy traffic during peak hours, so taking the MRT is probably your best bet.
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URA Master Plan

the atelier ura master plan

As you can tell from the URA Master Plan, the area has several high-rise apartments with similar plot ratios.

There are also several reserved sites, of which the land use has not been determined yet.

What’s not visible in the plan, is the upcoming Health City Novena. Set to be completed in 2030, the 17-hectare health complex will integrate Tan Tock Seng Hospital, Mount Elizabeth Novena, Novena Medical Centre as well as a host of other healthcare-related facilities to create a healthcare ecosystem. It will also house research and educational infrastructures, as well as commercial, leisure and public spaces.

As such, there will be a large workforce of healthcare professionals — which includes locals, expatriates and foreigners — working and living in the area, which will likely see a large demand for homes in the area once the health centre completes in 2030. Investors or homeowners looking for capital gains or renting a unit out might benefit from this.


Here’s the price guide provided by the developer:




From $1.51 million


From $2.48 million


From $3.12 million


From $4.38 million

Based on the price guide, the estimated average price hovers from $2,750 to $2,928 psf.

Below is the average price range of nearby condos over the past year at the time of writing (from March 2020):


Average price (psf)

Total no. of units



Kopar at Newton

$2,186 to $2,403



99-year leasehold

Newton Edge

$1,650 to $1,892




Gloucester Mansions





Rochelle at Newton

$1,535 to $1,589



99-year leasehold


$1,511 to $1,586




Amaryllis Ville

$1,511 to $1,586



99-year leasehold

Suggested reads:

  1. Freehold vs Leasehold Condos In Singapore – Which Is Better?
  2. New Launch Property vs Resale Condos in Singapore: Which is Better?

Estimated monthly maintenance fees


Estimated monthly maintenance fees

1-bedroom and 2-bedroom

From $492

3-bedroom and 4-bedroom

Between $500 to $600


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With only 120 units, The Atelier is perfect for those who enjoy living in a private environment. Located in Newton, the condo also has a superb range of nearby amenities, be it food, transport, malls or schools. Units also feature top-notch fixtures and fittings, which we recommend you check out  at the showflat.

Apart from that, it’s also freehold. Remember that freehold residential developments in the prime districts are a rarity and highly sought-after by those who appreciate the tenure in relative to legacy planning.

Thinking of getting a unit at The Atelier? Check out the available units for sale on PropertyGuru. Or read our reviews of other condo projects here

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Eric Wong

Victor Kang