Altura EC Review

Altura EC location review

Neighbourhood and amenities around Altura EC

Altura EC is located amidst newly completed HDB projects or soon-to-be completed projects like West Scape, West Hill and West Plains as well as new projects in Tengah. The upcoming Bukit Batok West Avenue 5 EC is also beside Altura EC. Hence, those living in the area will most likely be young families and couples, which is a similar target demographic to Altura EC. This would appeal to those who prefer living in a "youthful" neighbourhood to an older one.

For your grocery needs, the nearest supermarkets nearby are Sheng Siong at West Plains and FairPrice Finest at LeQuest Mall. In terms of F&B spots and services, LeQuest Mall is a 5-minute walk away and it has eateries, a food court, clinics, enrichment centres and more. If that's not enough, West Mall and the future Tengah Town Centre are both a 6-minute drive away.

There will also be a future neighbourhood centre, including the upcoming Tengah Polyclinic which will be within a 5-minute walk from Altura EC. Here's a video of what you can expect in the neighbouring Tengah town:

Connectivity and accessibility

As with many ECs, Altura EC is not the closest to an MRT station. However, there are three MRT stations within a short drive away. These are the upcoming Tengah Plantation station on the Jurong Region Line (4-min drive), Bukit Gombak (5-min drive) and Bukit Batok (6-min). Bukit Gombak is also about a 5-minute bus ride away via bus 991. If you are clocking those steps, you can walk for about 16 minutes (1.3km) to the station.

For drivers, major expressways like Pan-Island Expressway (PIE) and Ayer Rajah Expressway (AYE) are convenient. It's also around a 10-minute drive to major business districts like the Jurong Lake District (JLD) and Jurong Innovation District (JID).

Schools near Altura EC

Future map of primary schools within 1km of Altura EC (Image source: URA)

For families with school-going children, Altura EC has a variety of schools surrounding it. Those participating in the primary one registration can look forward to having five primary schools within a 1km radius of Altura by 2030. This includes the highly anticipated relocation of ACS (Primary) to Tengah, along with Pioneer Primary (2026), Bukit View Primary (2027), and the existing St. Anthony's Primary and Dazhong Primary.

Primary schools within 1-2km of Altura EC are Princess Elizabeth Primary, Jurong Primary, Lianhua Primary, Yuhua Primary and Chua Chu Kang Primary.

There are also several pre-schools in the nearby HDB estates like MY World at West Plains, My First Skool at West Edge, PCF Sparkletots at Hong Kah North and MOE Kindergarten @ Dazhong.

All facilities at Altura EC and stack analysis

Altura EC site plan

Altura EC has 24 stacks spread across six residential blocks - 111, 113, 115, 117, 119 and 121. This means that each block only has four stacks, which is quite exclusive for residents. All the blocks have 15 storeys.

Altura EC's entrance is along Bukit Batok West Avenue 8. Currently, the road only serves the residents of West Scape HDB. In the future, it will be shared among residents of Altura EC, West Scape HDB and West Hill HDB.

As Altura is a relatively small development, there's only one entrance and the carpark is at the basement level. The good news is that there are 364 parking lots (including four electric charging stations and four accessible lots). This means a 1:1 unit-to-parking lot ratio. There are also 60 bicycle lots to cater to avid cyclists.

There are two side gates - one along Bukit Batok West Avenue 8 and the other along Bukit Batok West Avenue 5. The side gate adjacent to the main entrance leads to the basement, so residents will be sheltered all the way to their residential block.

The developers had the option to fit an additional residential block on the site, but they chose not to do so, prioritising more facilities and living space for the residents. Based on the GLS tender for this site, the expected yield was 375 units, but Altura EC only has 360 units.

The plus point here is that there's a wider block-to-block distance, so residents don't feel like it's too cramped.

4 facility zones to suit various preferences and demographics

Similar to what we saw at Tenet EC, there are 4 unique facility zones at Altura EC, which cater to different hobbies and demographics.

As you enter the development, you'll be greeted by the first zone, The Club. Beyond the drop-off point, residents will find the Reading Club, a conducive library for residents to "work from home" or study. There's also a dedicated children's corner for the little ones.

The Social Club is also in this zone, and it has open-air seating, making it a great space to hang out with friends or neighbours.

Residents can also enjoy some open space at the Altura Meadow, which is a lawn. A highlight here is a glamping ground where the developers will provide some tents for the enjoyment of residents.

There's even a replica of the glamping ground at Altura EC's showflat.

Moving on to the next zone, called The Lagoon, it has a 50m lap pool, an aqua gym, and a pool deck. An interesting feature within this zone is a conversation pit situated at the far end of the 50m pool – a sunken lounge area designed for social gatherings. Positioned right by the pool, it offers a stunning backdrop as you engage in conversations with your loved ones.

The bulk of the facilities are at The Boutique, which is what we call the "noisier" activity area. We like that it's located away from the more tranquil areas of the development. In fact, the developers have intentionally placed this zone nearer to the neighbouring new EC, so it acts as a "buffer" between the residential blocks and the new EC.

There are several family-friendly facilities, like the family deck, splash pool and bubble pool.

Other facilities here include a gym, steam room, function rooms, BBQ pits, playground and a putting green.

In addition to its various amenities, The Boutique also has a tennis court. It's quite impressive to find a tennis court in a mid-sized development comprising 360 units.

The last zone is The Green which has nature-inspired amenities like the swing garden, chess garden, maze garden, reflexology garden and more.

Like the glamping ground, you can also enjoy a replica of some of these facilities at the showflat.

Altura EC stack analysis

Views from the stacks

As Altura EC is surrounded by housing developments, it's almost impossible for residents to enjoy unblocked views. However, the developers have made some arrangements to ensure that the premium units (4 and 5-bedders) face inwards so residents get views of greenery and the pool.

The larger units, like the 4-bedroom and 5-bedroom Premium Flexi, offer views of the Altura Meadow. There is a comfortable block-to-block distance of approximately 54.3m, so it doesn't feel too cramped.

Most of the 3-bedders face outwards. Other than stacks 22 and 23, which face HDB West Scape with 17 floors, the other stacks have some degree of separation from the surrounding blocks. For instance, stacks 14, 15, 18, 19 and 22 face a multi-storey carpark, offering some respite for residents residing on higher floors.

Stacks 1, 4, 5 and 8 face the future Bukit View Primary, which isn't too bad as it is a low-rise building. The downside here is that the stacks are facing Bukit Batok West Avenue 5, which is a main road.

Stacks 13 and 16 face the new EC, but what's great is that, as mentioned earlier, the facilities act as a buffer. Altura EC also has an advantage as it's situated on a slope, so it's more elevated than the neighbouring EC.

All the service amenities, like the rubbish chute, bin centre and substation, are in the basement, so they are hidden from the residential blocks.

Altura EC afternoon sun analysis

Thanks to the northeast-southwest arrangement of the blocks, most stacks are able to avoid the afternoon sun. However, stacks 1, 4, 5 and 8 might get some direct afternoon sun in some months between September and March when the sun moves in the southwest direction.

Review of unit layouts at Altura EC

There are two showflat units at Altura EC's sales gallery - the 3-bedroom Premium + Study and 4-bedroom Premium + Flexi. Overall, there are two 3-bedroom layouts, three 4-bedroom layouts and one 5-bedroom layout.

Both showflat units are targeted at different family sizes and demographics. While the 3-bedder is suitable for young families with 2 or 3 children, the 4-bedder is more suitable for multi-generational families.

Altura EC Showflat: 3-bedroom Premium + Study (Type C2) - 990 sqft (92 sqm)

No. of units:

• 180

Who is it suited for?

• Families with 2-3 children
• Young couples planning to start a family

The 3-bedroom Premium + Study makes up half of all units at Altura EC, which suggests that the project expects most of its buyers to be young families.

The unit opens up straight to the dining area and dry kitchen. The living area and balcony are also quite standard, pretty much like what you'd expect to find in other 3-bedders.

We like that there's no long foyer at the unit's entrance, so there's no wasted space. All the rooms in the unit are also regularly shaped, making it easier to place your furniture. Plus, there's a study corner situated along the corridor to the bedrooms.

Altura EC Showflat: 4-bedroom Premium + Flexi (Type D3) - 1,432 sqft (133 sqm)

No. of units:

• 30

Who is it suited for?

• Multi-generational families
• Larger families with 3-4 children

The 4-bedroom unit has a similar regular layout to the 3-bedder. However, the showflat unit has a junior suite and a flexi room. The unit also comes with a more spacious living and dining area, which spans the width of the balcony.

Similar to the 3-bedder, we like that the 4-bedder does not have a long corridor at the entrance. However, it still feels private enough for residents, so neighbours and delivery personnel won't be able to peek into the unit.

Unique selling points of Altura EC's units

Removable walls to suit future plans

Two combined common bedrooms at Altura EC's 3-bedroom Premium + Study unit

One of Altura EC's highlights is that the bedroom walls are hackable and removable. This is to allow for better space planning and it can be reconfigured at any stage of your life. For instance, you can combine two bedrooms while your children are still young and put the wall back up when they are older. This is what the developers did in the 3-bedroom Premium + Study showflat.

This is a unique selling point of Qingjian Realty's projects and it's similar to what we saw at Tenet EC's showflat too.

In the 4-bedroom Premium + Flexi showflat, the developers have hacked down the walls for the flexi room to create a larger living area. However, this is only possible for the type D3 4-bedroom unit as the flexi rooms in the other 4 and 5-bedroom unit layouts are sandwiched between other bedrooms or the common bathrooms.

You might notice that the actual bedroom comes with a full-length window, so this helps to make the communal areas brighter.

Example of an extended master bedroom in Altura EC's 4-bedroom showflat

As unit sizes are smaller these days, having the flexibility of removable walls allows residents to have larger living spaces in the communal areas. Residents can also extend their bedrooms to have an attached study or nursery.

Study corner or flexi-rooms

Another unique highlight is that all 3-bedroom units at Altura EC have a study corner and all 4 and 5-bedroom units have a flexi room.

A study corner in Altura EC's 3-bedroom showflat

The study corner is a nook along the corridor to the bedrooms. It has sufficient space for a study table and some shelves if you wish to have more storage. For the showflat unit type (C2), what's great is that there's a window for natural ventilation and it also helps to brighten up the corridor. However, the study corner in the type C1 units doesn't come with a window.

Instead of a study corner, the larger units have a flexi room. What's great is that it has a window and air-conditioning so you can enclose it into a proper bedroom.

"Dry kitchen" concept

The "dry kitchen" in the 4-bedroom showflat

All units have a "dry kitchen", although it's officially part of the living/dining areas. The "dry kitchen" in the 4-bedder is a substantial area with generous cabinet space. A built-in oven by Bosch is provided here, but the fridge isn't part of the provisions.

Do note that the countertop isn't provided, but you can install your own, like what was displayed in the showflat.

The "dry kitchen" in the 3-bedroom showflat

The "dry kitchen" area in the 3-bedder is smaller and more integrated with the dining area. However, you'll still get some storage space here and a built-in oven. There's also a nook (on the right) where you can install display shelves or a minibar.

Naturally ventilated kitchen with a yard and household shelter

All the kitchens in Altura's units are naturally ventilated and come with a yard and household shelter. If you're planning to turn the household shelter into a helper's room, this gives them some personal space in the yard.

Altura EC's 3-bedroom kitchen

Both the 3 and 4-bedroom kitchens have an L-shaped countertop which is great as there are plenty of upper and lower cabinets and enough counter space for meal prep.

Altura EC's 4-bedroom kitchen

In terms of provisions, the gas hob and cooker hood are by Bosch and the sanitary fittings are by Hansgrohe and Franke. As with other ECs, the washer-dryer won't be provided.

Thoughtful provisions in the kitchen

One of the things that makes Altura EC stand out from other projects is the thoughtful provisions in the kitchen, like a cutlery tray in the kitchen drawers and a built-in waste bin.

There are also several pull-out racks in the cabinets which make it easier for residents to utilise the space.

While these are small additions to kitchen cabinets, they add to the comfort and convenience of buyers.

Side-by-side living and dining areas with a large balcony

For the 4 and 5-bedroom premium units, the living and dining areas are side by side and extend across the full width of the balcony. This means there's ample space, granting you the flexibility to arrange your furniture according to your preferences.

With the generous space available, you can easily fit a larger dining table or opt for a round table, making it ideal for frequent family gatherings.

Similarly, the balcony is generously sized at 125 sqft (11.6 sqm), which is larger than the size of a common bedroom. With the space available, you can accommodate a table, making it an excellent spot for alfresco dining.

For the 3-bedroom and 4-bedroom Deluxe units, they feature a conventional linear arrangement, with the living and dining areas seamlessly connected to the balcony.

Master bedroom with walk-in closet

In all the 4 and 5-bedroom units, the master bedroom includes a walk-in closet located outside the master bathroom. While it may not be an expansive space such as a dedicated walk-in wardrobe, it provides separate his and hers wardrobes for the Mr and Mrs of the household.

One unique feature in the master bathroom for 4 and 5-bedders is the wide vanity countertop that extends behind the WC. It's the first time we've seen something like this, and we like it as there's additional storage for toiletries.

Altura EC - Price analysis and comparison

Altura EC indicative prices

Based on the indicative price guide by developers, Altura EC's prices start from S$1,376 psf. The entry price for Altura EC's 3-bedroom Premium + Study units start from S$1.348 million with sizes starting from 980 sqft. Here are the estimated prices for various units and their psf prices.

Average prices of new launch ECs in Singapore

Altura EC's starting indicative psf price is close to Tenet EC's average psf price of S$1,380 and has surpassed Copen Grand's average psf price of S$1,336. It's most likely the actual average psf prices for Altura EC will surpass S$1,400, which will probably set a new price benchmark for ECs.

The general trend is that the ECs which launched over the past year have higher average prices than the previous projects (with the exception of North Gaia).

However, an interesting point is that Ola and Piermont Grand have average psf prices above S$1,300 psf even though they launched more than 3 years ago and TOP in 2023. Ola had 13 transactions in the past year at an average of S$1,362 psf while Piermont Grand had 3 transactions at an average of S$1,348 psf.

Hence, it's reasonable for Altura to have average psf prices of S$1,400 since buyers are willing to pay over S$1,300 psf for ECs which launched more than 3 years ago.

Comparison of prices of individual unit types with other new launch ECs

If you're looking to buy new launch ECs and have a certain budget, here's a breakdown of the average prices of new launch EC transactions in the past year:

• 3-bedroom: S$1,310,253 (S$1,342 psf)
• 4-bedroom: S$1,720,638 (S$1,383 psf)
• 5-bedroom: S$2,139,438 (S$1,367 psf)

Do note that this is just a general comparison of average prices of new launch EC transactions and does not consider the varying sizes for the different unit types. However, it gives you a rough idea of how Altura EC stacks up against the average quantum for the individual unit types.

Low supply of new ECs and pent-up demand

Total number of unsold EC units in June 2023

Based on data from URA Realis in June 2023, there were about 370 unsold EC units (excluding Altura as it's not launched yet). Apart from North Gaia which had 348 units left, the other new launch ECs were fully sold or almost fully sold.

Even though prices are likely to cross S$1,400 psf, Altura EC will still be attractive for the "sandwiched class" as it's probably the only EC to launch this year. That's compared to 3 new launch ECs last year. The only new EC in the west, Copen Grand, sold 73% of its units on its launch weekend, which signals pent-up demand for new ECs in the region.

There are 3 more upcoming EC sites in the west but they will most likely be more expensive than Altura EC as land prices and construction costs are getting higher. Going by the trend of recent new launches and the price gap between Altura EC and recent new ECs, it's highly unlikely for the upcoming ECs to have a lower price than Altura EC.

Although North Gaia still has a substantial supply of units, its target demographic is different as it appeals more to buyers who are in the north.

Average prices of recently MOP-ed ECs

If you plan to buy an EC and don't mind widening your options, you might also be interested in resale ECs. We've compiled the average psf prices for ECs which have recently MOP-ed this year. We've also included two ECs which MOP-ed late last year.

Based on the price table above, it's quite noteworthy that Sol Acres, Wandervale and The Brownstone have their average psf prices surpassing S$1,300, which is higher than the average psf prices of several new launch ECs.

We're particularly intrigued by Sol Acres and Wandervale as they are both in Choa Chu Kang and in the same district as Altura EC. Sol Acres had 141 transactions over the past year at an average of S$1,335 psf, while Wandervale had 37 transactions at an average of S$1,315 psf. The two ECs could have sold at a high psf price due to the lack of supply of new ECs in District 23 and the northwest region of Singapore. The last EC in the region was iNz Residence by Qingjian Realty, which was completed in 2019.

Appreciation value analysis

Relocation of ACS (Primary) to Tengah

The move of ACS (Primary) from its current location at Barker Road to Tengah in 2030 is a highly anticipated move which will strengthen the prices of the properties around it. As the primary 1 balloting exercise is very competitive, parents will move close to a reputable school to increase their child's chances of enrolling in the school. Hence, there will be strong demand from buyers who want to live in an EC near their child's school. There will be two other ECs competing for buyers in this category, Copen Grand and Bukit Batok West Ave 5 EC, but we don't think that will dilute demand.

Besides ACS Primary, Pioneer Primary will also relocate to Tengah in 2026, while Bukit View Primary will move to a site opposite Altura EC in 2027.

Demand from neighbouring HDB BTO projects

If you're looking to gain some profit from selling your EC in future, a good exit strategy is important. As Altura EC is situated amidst new HDB BTO projects, there will be demand from home upgraders who want to continue living in the same estate. Altura's TOP is 2027 so it will reach MOP status in 2032. Some of the HDB BTO projects nearby are West Hill (TOP: 2026), West Glade (TOP: 2028) and Parc Residences (TOP: 2025). Hence, once these projects attain their MOP status, it will align with the time when Altura's first buyers become eligible to sell their homes.

Healthy price appreciation of resale ECs in neighbouring estates

We compiled data from ECs in neighbouring districts which have MOP-ed within the last few years and they all have a healthy appreciation. Wandervale saw the highest price appreciation of 72.99%, followed by Sol Acres with 71.19% from when they launched. The appreciation rate also increased for all the ECs in the past 5 years and this could be due to the dwindling supply of ECs during the Covid period and pent-up demand.

We also compared the price appreciation rates of resale ECs in five estates across Singapore over the past 10 years - Jurong West, Choa Chu Kang, Punggol, Woodlands and Tampines. Choa Chu Kang saw the highest appreciation rate of 62.88% followed by Jurong West at 58.88%. The appreciation rate was 50.72% for Punggol, 39.03% for Tampines and 29.99% for Woodlands. Hence, both estates in the west saw a higher price appreciation for resale ECs than those in other parts of Singapore.

Proximity to upcoming developments in Jurong and Tengah

Artist's impression of Jurong Lake District (Image source: Singapore Tourism Board)

Another factor that’ll boost Altura EC's value is the upcoming developments in neighbouring estates Jurong and Tengah. The development is strategically located within a short drive of the Jurong Industrial District and the Jurong Lake District. These will be two significant business and industrial hubs in the west. Hence, those who work in these districts will most likely want to move nearer to their offices, strengthening the value of Altura EC. This will also be bolstered by the upcoming Jurong Region Line (JRL).

Artist's impression of Tengah (Image source: HDB)

The Tengah new town will also be less than a 5-minute drive away. Envisioned as a “forest town”, Tengah will be Singapore’s first smart and sustainable town. The eco-town will have a car-free town centre with designated cycling and walking paths on all roads. The birth of a new town centre will also mean that there will be more jobs and buyers who like the idea of living near Tengah will most likely see an appeal in Altura EC.

Summary

As the only EC launch in 2023, Altura EC will be attractive to families and young couples who are looking for a more affordably priced development. With a starting psf price of S$1,376, it is slightly higher than the average prices of recent new launch ECs but still far more affordable than fully private condos. As we've explained, the average prices of recently MOP-ed ECs have also soared above S$1,300 psf.

Plus, EC buyers are eligible for CPF housing grants and home upgraders don't have to sell their current home due to the deferred payment scheme.

Altura EC is the first EC in Bukit Batok in over 20 years, so it will appeal to buyers who like living in the west. However, as there are four more upcoming ECs in the region, some buyers might take a "wait and see" approach to find one that suits them. We still feel that Altura EC will perform well as there's pent-up demand for ECs in the area, as we saw from Copen Grand's successful launch.

The main highlight of Altura EC is its proximity to the future ACS Primary (Tengah). The reputable school's highly anticipated move to Tengah in 2030 will be a game-changer for properties in the area and strengthen their appreciation. With upcoming developments in the west, like Jurong Lake District and Tengah new town, Altura EC will also see a lot of demand from future home seekers.

With its removable and hackable walls, Altura EC gives residents a lot of flexibility in how they want to maximise the space in their unit. There are also study corners or flexi rooms which are an advantage to buyers who need more space.

Overall, its unit layouts are efficient and well thought out, with functional provisions that cater to varying family sizes.

Check out Altura EC's project page on 99.co to find out more about it and book your showflat visit.