Atlassia Showflat Review

Atlassia Location Review

Atlassia is located in the Joo Chiat Heritage Area. Based on the URA Master Plan, its neighbours consist of conserved shophouses (residential with commercial at 1st storey) and other boutique condos.

What's great is that Atlassia is located at the junction of Joo Chiat Place and Tembeling Road, which is the quieter part of Joo Chiat. We visited Atlassia's actual site on a weekday morning and there was very little traffic as compared to the busier Joo Chiat Road. However, during meal times and weekends, we'd expect the area to be more bustling as there are a number of restaurants in the vicinity.

According to the developer, construction work on Atlassia will only start in one to two months. If you'd like to have a look at the row of conservation shophouses before construction, you can still do so.

We strongly recommend heading over to the actual site especially if you want to take a look at the environment around it.

Driving

From Atlassia, it's a 17-minute drive to the Central Business District (CBD) and a 15-minute drive to Changi Airport during off-peak hours. During morning and evening peak hours, you can expect to add 20 minutes to your journey to the city centre.

It's a 6-7 minute drive to the nearest expressways, East Coast Parkway (ECP) and the Pan-Island Expressway (PIE). These will connect residents to various parts of Singapore.

Other major roads like Geylang Road, Sims Avenue, Still Road, East Coast Road and Nicoll Highway are all within a 10-minute drive away.

While Atlassia is pretty accessible for drivers, one thing that you'll need to consider is that there are many one-way roads in the area which might slow down your journey.

The entrance to Atlassia's carpark is via a back lane off Tembeling Road. Like Joo Chiat Place, Tembeling Road is also not a busy road. So, you won't have to worry about congestion.

One downside here is that due to the space constraints of conservation shophouses, there are only 17+1 parking lots vs 31 units. 10 of these are mechanical parking lots.

For other drivers who aren't able to park at Atlassia's carpark, the good news is that there's a public carpark opposite Atlassia. Residents can subscribe to season parking there which comes at an additional fee.

Public Transport

The nearest MRT station to Atlassia is Eunos, which is an 11-minute walk away. However, if you don't wish to walk that far, there's a bus stop just opposite Atlassia along Tembeling Road. From here, you can take a 7-minute ride on bus 33 to get to Dakota MRT station on the Circle Line. Alternatively, if you're travelling to the city, you can also take bus 33 to Bugis, City Hall and Clarke Quay.

For more bus options, you can also walk for 6 minutes to the Joo Chiat Complex bus stop along Changi Road. From here, you can take buses 2, 7, 13, 21, 24, 26, 28, 30, 51, 67, 76, 154 and 155. Some of these buses will bring you to the CBD and the Orchard Road shopping belt.

Amenities

Atlassia is in the heart of the Joo Chiat neighbourhood, which means that it's within a 5-10 minute walk to all the amazing food options in the area. Some of these include Asador Spanish Grill, Fei Fei Wanton Mee, Kim Choo Kueh Chang, Kway Guan Huat Joo Chiat Popiah, Apiary Lab, Common Man Coffee Roasters, Long Phung Vietnamese Cuisine, Kinnari Thai Cuisine and more.

For grocery shopping, the nearest supermarkets are the Fairprice supermarket at Joo Chiat Complex and a Giant Express at JK Centre. In terms of wet markets, the Geylang Serai Market is the nearest.

Besides the typical supermarkets, you can also get your groceries at various gourmet supermarkets like the Alimentari General Store which specialises in Italian produce. There's also a Vietnamese value mart and a cheese shop nearby. If you're interested in natural and organic produce, you can head over to Little Farms at Katong Point.

If you need some retail therapy, several malls like i12 Katong, Katong Square, Katong Plaza, Katong V, Parkway Parade and KINEX are within a 5-10 minute drive from Atlassia.

Schools

For families, the good news is that there are many reputable schools within Atlassia's vicinity. If you’re participating in the primary school balloting exercise, Haig Girls’ School and Tanjong Katong Primary School are within a 1km radius. CHIJ (Katong) Primary, Tao Nan School, Ngee Ann Primary School, St. Stephen's School, Kong Hwa School, Maha Bodhi School and Geylang Methodist School (Primary) are within a 2km radius.

Well-known secondary schools nearby include Tanjong Katong Secondary School, Tanjong Katong Girls' School and Chung Cheng High School (Main).

If you're enrolling your children into an international school, the Canadian International School is only a 6-minute drive from Atlassia.

Nature Spots

For a leisurely stroll or a place to walk your pets, there are a number of small neighbourhood parks nearby like Joo Chiat Terrace Park, Carpmael Park and Koon Seng Park. The latter also has a dog run which is suitable for small to mid-sized dogs.

For a longer jog or cycle, East Coast Park is just a 9-minute drive away. It'll also take you about 24 minutes to walk there and 8 minutes to cycle. From East Coast Park, you can cycle to Bay East Garden, Marina Barrage, and Gardens by the Bay in about 20-30 minutes.

Atlassia Showflat Experience & Booking Information

Atlassia's showflat preview is from 14 May to 20 May 2022 and its launch date is on 21 May 2022. The showflat is located along Joo Chiat Terrace, right after the junction between Joo Chiat Road and Joo Chiat Terrace. You can find "Atlassia Showflat" on Google Maps. From the showflat, it's a 3-minute walk to the actual site.

If you're driving, you won't have to worry about parking as there's an open carpark outside the showflat. Alternatively, there are also parking lots along Joo Chiat Terrace.

When you enter the showflat, it feels as though you've stepped into someone's home. Besides the wooden and rustic furniture, there's a warm and cozy vibe. As Atlassia is a boutique development with only 31 units, the showflat experience is probably meant to be as intimate as possible.

Atlassia is personally led by Grace Yang, project director of K16 Development. According to Yang, Atlassia's concept is to be as classic as possible to withstand the test of time.

Built in 1935, the art-deco style of the shophouses will be preserved and restored according to conservation guidelines. This includes the original terracotta tiles on the roof of the shophouses.

To blend in with the shophouses, the rear extension will also have modern terracotta roof tiles. One benefit of terracotta tiles is that it's breathable, which means that it promotes ventilation and keeps the roof cool. The rear extension will also have motifs and details which reflect the architecture of art-deco shophouses.

Another interesting fact is that Atlassia will be constructed using traditional brick walls instead of drywall so that it provides better noise insulation from the busy Joo Chiat area.

With the entire facade of the shophouses preserved, prospective buyers will have a rare chance of owning a unit in a conserved heritage shophouse in Joo Chiat.

Besides visiting the showflat, Atlassia's official website has everything you need to know about the development. It has 360 tours, location guide, floor plans and more.

Unit Layouts at Atlassia

Atlassia Showflat: 2 Bedroom Art Novel Type 2E

Total no. of units (2-Bedrooms):

• 13

Who is it suited for?

• Young couples
• Families with one child
• Tenants
• Singles

2 Bedroom Art Novel Type 2E Floor Plan

• Even though there are only 31 units at Atlassia, there are a wide variety of unit layouts and configurations. For instance, there are seven configurations for 13 2-Bedroom Art Novel units.
• The showflat unit is 581 sq ft (54 sqm), which is the smallest of the 2-Bedroom units. The layouts range from 581 sq ft (54 sqm) to 678 sq ft (63 sqm).
• It's also a 2 Bed 1 Bath unit. One thing to note is that Atlassia has no 2 Bed 2 Baths units.
• The Art Novel units are located in Atlassia's rear extension.

Common areas of the 2 Bedroom Art Novel Type 2E unit

Living and dining areas

• The living and dining area has a combined space of 226 sq ft (21 sqm).
• Although the showflat unit isn't a huge 2-Bedroom unit, there is an efficient use of space and it can comfortably accommodate two people.
• The full-length windows in the living area also make the unit seem more spacious.

• The living area is able to accommodate a 2-3 seater sofa. If you'd like, you can also fit in an L-shaped sofa or an additional single couch.
• For the coffee table, the ID has placed a small and low round table and hence, it makes the living area seem roomier. Alternatively, you can place a rectangular coffee table but this would mean you have less walkway space. If you don't need a coffee table, perhaps removing it is another suggestion to make the living area seem more spacious.

• What's great about Atlassia is that all units include downlights and false ceilings, which means that they are in move-in condition.
• This thoughtful consideration came about after the developer interviewed prospective homebuyers and discovered that many of them found it a hassle to add these fixtures. Plus, it will also extend the move-in time for residents.
• Atlassia's units are also equipped with a smart security system. This means that you can receive deliveries using your smartphone even when you're not home.

• A storage wardrobe in the living area is also provided.
• Besides providing storage for your shoes and other items, the wardrobe hides the distribution board. So, it'll be more presentable when you have guests over.
• There will be power sockets too in case you need to constantly charge your electrical appliances like a vacuum cleaner.
• It'd have been more convenient if this storage wardrobe was located near the entrance. However, due to the efficient layout of the unit, there's no foyer space as you walk into the unit and hence, there's not enough space for the storage wardrobe to be located near the entrance.

• Another added touch is that residents can choose their preferred flooring for the unit too. In the showflat unit, the ID has installed large format matt porcelain tiles which are anti-slip.
• However, if you prefer something glossier, you can opt for smooth porcelain tiles instead.
• You can compare the texture of these tiles on the material board outside the showflat unit.

• The space in the dining area feels a little limited here as it's bounded by the entrance, kitchen and household shelter.
• In order to have more walkway space in the dining area, the ID has placed a small round dining table that fits four people. This is more than enough for the number of people that are expected to live in this unit.
• If you're considering other types of dining tables, perhaps you might want to consider a small rectangular table that accommodates four.

Kitchen

• The kitchen has a size of 65 sq ft (6 sqm).
• Many 2-bedroom units have an open kitchen but the one at Atlassia is semi-enclosed. If you prefer to have a separate cooking space, then this layout will be ideal for you.
• There's a large half-length window in the kitchen too, which is perfect for natural ventilation. However, this faces the common corridor, so we recommend installing blinds for privacy.

• The kitchen is sleekly designed with fluted glass kitchen cabinets on top and wooden cabinets at the bottom. This minimalist design is in line with Atlassia's classic and timeless theme.
• It's fitted with a quartz countertop known for its durability and resistance to stain.
• Lights will also be integrated into the top kitchen cabinets. This way, it's hassle-free and you won't need to fork out any additional costs.
• All kitchen appliances are by Italian brand Smeg, which is known for its stylish and innovative designs.
• These include a combination microwave and regular convection oven, a built-in electric hob and hood, a washer-dryer and a free-standing fridge.

• The granite kitchen sink is by European brand, Blanco which is known for its high quality.
• The default colour for the sink is jasmine (similar to the quartz countertop). However, residents have the option of choosing black.
• Having an option is great as different residents would have different preferences. Some might prefer jasmine as it's more uniform with the kitchen countertop but others might prefer black as it'll be able to hide any stains.

• There are other provisions in the kitchen that add a touch of convenience for residents too.
• One of them is a pegboard in the kitchen drawer which helps residents to organise their plates and bowls.

• Another convenience is having an inner drawer to store little things like cutlery.

Household shelter

• All 2-Bedroom units also come with a household shelter.
• It's rare for 2-Bedroom units of similar sizes to have a household shelter but it's great that Atlassia has incorporated it into the unit.
• The ID has designed the shelter into a wine storage room but you could turn it into a simple storage space. The good news is that the ceiling light and power socket outlet are included in the house shelter too.
• With a size of 32 sq ft (3 sqm), one consideration is that it might be a little tight to turn it into a helper's room. Hence, we recommend it as a storage space.

Bedrooms of the 2 Bedroom Art Novel Type 2E unit

Master Bedroom

• The master bedroom is 108 sq ft (10 sqm), which is not super huge. Thanks to the full-length windows, there's plenty of natural light which makes the master bedroom seem larger.

• One thing to note here is that the ID has fit a queen-sized bed, instead of a king-sized bed. With this in place, there's room for side tables.
• You could also fit a king-sized bed if you prefer but doing so means you'll have less walkway space around the bed.

• The wardrobe of the master bedroom has a bronze mirror finish, which is aesthetically pleasing and creates a polished look.
• This is something that we increasingly see in more luxurious developments and it definitely adds a classy touch to the master bedroom.

• One great thing here is the pole-system modular wardrobe which allows you to adjust the height of the clothes rail. This gives you the freedom to install multiple clothes rails for different purposes. You can also adjust the wardrobe shelves based on your needs and preferences.
• If you like having the flexibility of adding or removing compartments in your wardrobe, this is definitely something that you'll appreciate.
• Lights are also integrated into the wardrobe, so there's no need to switch on the main bedroom light if you don't wish to. This is practical in situations where you or your partner come home late and one of you is already asleep.

Common bedroom

• The other bedroom in the 2-Bedroom unit has a size of 86 sq ft (8 sqm), which is decently sized for a common bedroom.
• The ID has fit in a super single bed, which is about 20% wider than the standard single-sized bed.
• If you'd like to add a study desk, you might want to place a standard single-sized bed instead.

• Like the master bedroom, the wardrobe in the other bedroom has a modular pole system and integrated lights too.
• The only difference is that instead of a bronze glass finish for the wardrobe doors, the one in the common bedroom has a fabric textured laminate finish.

Shared bathroom

• What's great about the bathroom is that the sink and shower/toilet areas are separate. Hence, if you only need to use the sink, you won't need to wait for your partner to come out of the bathroom.
• Both areas also have built-in wall cabinets with mirrors and integrated lights.

• There's both a rain shower and a regular-style shower head as well as a feature wall in the shower area.
• All sanitary fittings are by the trusted Japanese bathroom manufacturer, TOTO.

• An added touch of convenience in the shower area are these shelves where you can store your bath items like soap, shampoo, shower gel and facewash.

To check out the floor plans of other units, do head over to Atlassia's official website.

Stack Analysis & Facilities at Atlassia

Stack Analysis

• Atlassia is a small boutique development with a site area of 13,996 sq ft (1300.3 sqm).
• With only 31 units, which stack you get will depend on your bedroom type and unit layout.

Drone view from the 5th floor of Atlassia

• Residents living on the 3rd to 5th storey of the rear extension can expect some views of the Joo Chiat estate. This is because the area consists of mostly low-rise buildings.
• However, those living in the Art Deco units won't get much of a view as you'll be facing other shophouses along Joo Chiat Place.

• Although the Art Deco units are mostly west-facing, the good news is that the afternoon sun will potentially be blocked by other taller buildings nearby.
• What's great is that the higher-floor units in the rear extension won't be getting any afternoon sun as they are facing east and south. However, there might be morning sun.

Atlassia Site Plan

1st Storey

2nd storey

3rd and 4th storey

Facilities at Atlassia

• The facilities at Atlassia are kept simple based on the small number of units.
• One of the goals of the developer is to provide facilities that matter most to residents.

Artist's impression of swimming pool

• On the second floor, there's a 12.5-metre swimming pool and a jacuzzi. This should be a decent size for three or four people to have a relaxing soak. However, it won't be decent for a full swim.
• It would have been nice if there was a rooftop deck with a pool and other facilities, which is common in boutique developments in the area.
• However, we do acknowledge that Atlassia's uniqueness is its preservation of heritage and having a rooftop deck might not be in line with that theme.
• For fitness enthusiasts, do take note that there isn't a gym in the compound. However, the Joo Chiat area has many fitness studios and private gyms that might suit your fancy.
• Other facilities include electric car charging, e-bike charging and bicycle lots. The latter is a great facility considering that East Coast Park is just around the corner.

Atlassia Price Analysis & Comparison

The indicative pricing for Atlassia are as follows:

• The 2+1 Bedroom are the Art Deco units in the conserved shophouses. Hence, their indicative starting prices are higher than the 3-Bedroom and 4-Bedroom units due to their larger unit sizes.
• Two of the 3-Bedroom units are also Art Deco units, with sizes ranging from 1249-1259 sq ft (116-117 sqm). This means that their indicative starting prices are around S$2.48m.
• The other Art Deco unit is the 5+1+1 Bedroom unit with a massive size of 3057 sq ft and a starting price of S$4,794,000.
• As for the 4-Bedroom units, all of them are penthouses with an attic and roof terrace. One 3+1 Bedroom unit is also a penthouse unit.

Unit configuration of Atlassia

Comparison of Atlassia with new launches in D15 (Based on transaction history in past 1 year)

• In our recent reviews of Royal Hallmark and LIV @ MB, we've established a price trend of new launches in District 15.
• Those in the Joo Chiat, Katong, Telok Kurau and Siglap tend to have lower average psf prices of around S$1,500 to S$1,900. All of these are also boutique developments with less than 50 units and will TOP in 2022-2023.
• Projects that are nearer to East Coast Park have higher average psf prices of around S$2,300 to S$2,700. These are also larger projects centred around Meyer Road and Amber Road.

Artist's Impression of Olloi, the other project from K16 Development

• Olloi, The Ramford and La Mariposa are the closest to Atlassia in terms of location. While its average psf prices are higher at S$2,000, Atlassia is the only project that incorporates a conserved shophouse. It's also the closest to the food and lifestyle offerings on Joo Chiat Road.
• Hence, for those who are interested in owning a piece of heritage, they will find Atlassia appealing.
• However, for buyers who prefer more affordable options but still want to be near the Joo Chiat heritage area, the other three projects might suit them more.
• It is also worth noting that apart from a few 2-Bedroom units at La Mariposa, the other projects are sold out. Hence, buyers who want to stay in the Joo Chiat heritage area are most likely to still purchase Atlassia.

Royal Hallmark launched in February 2022 and is located at Haig Lane

• However, if you consider when these projects were launched, then it will tell a different story. Atlassia follows the trend of the recent new launches.
• If you look at Royal Hallmark, LIV @ MB and Baywind Residences, all of their average psf prices are around S$2,000.
• Royal Hallmark launched in late February this year while the showflat previews for LIV@MB and Baywind Residences are ongoing.

• The graph above shows the average psf prices of new sales in District 15 and the RCR in the past one year.
• As you can see, the average psf prices are averaging around S$2,000 for RCR and around S$2,300 for District 15.
• Hence, Atlassia's average psf prices are in line with the market.

Price comparison of different unit types across new launches in D15

• When compared to the recent new launches, LIV @ MB, Baywind Residences and Royal Hallmark, Atlassia's indicative unit prices seem to be more affordable.
• However, this is also due to the different unit sizes.
• For 2-Bedroom units, LIV @ MB's sizes are from 624-850 sq ft while Atlassia's are from 581-678 sq ft.
• For 3-Bedroom units, both Atlassia and Baywind Residences' sizes start from 969 sq ft while LIV @ MB starts from 1119 sq ft and Royal Hallmark starts from 915 sq ft.
• For 4-Bedroom units, Atlassia has smaller unit sizes than LIV@MB and Baywind Residences and is around the same as Royal Hallmark.

• As unit sizes vary within the same bedroom type, the table is only useful if you have set a budget and want to compare the average quantum of different unit types across District 15.
• Besides the location, it's also important to compare floor plans as well as facilities that a particular project offers and which lifestyle would suit you best.

Analysis of 5+ Bedroom Prices in District 15 (based on past one year)

• For buyers who are considering Atlassia's 5+1+1 Bedroom unit, you might be interested to find out the sale transactions of 5+ Bedroom units in District 15.
• There were only four transactions of 5+ Bedroom units with sizes above 3000 sq ft in the past one year. We've limited the range as Atlassia's 5+1+1 Bedroom unit is 3057 sq ft.

• When compared to the resale transactions, Atlassia's indicative quantum from S$4,794,000 and average psf price of S$1,568 fare very well.
• Of course, you'd also have to take into account that these units are larger than Atlassia and hence, they have a higher quantum.
• Besides Amber Park, the rest are much older developments which are over 10 years.

Appreciation Value Analysis

1. Freehold status and conserved shophouse status

• Based on the price chart above, freehold projects in District 15 have seen a 78.29% increase in average price psf as compared to 65.18% increase of 99-103 year lease projects in the past 15 years.
• Plus, Atlassia also has conservation status, which makes it even more unique.
• As conservation shophouses for residential are very rare, it will see interest from a niche group of buyers who want to stay in such a property.
• Hence, Atlassia's freehold and conserved status will boost its value in future.

2. Prime location in Joo Chiat Heritage Area

• Another factor that will boost Atlassia's value is its prime location in the Joo Chiat Heritage Area.
• Being a conservation area means that Joo Chiat will constantly see developments as the government will dedicate resources to upkeep the neighbourhood. Hence, Atlassia will stand to benefit from this conservation in the long run.
• This is in addition to the fact that Joo Chiat is already popular for its Peranakan culture, food and chic shops.
• Many of the condos in Joo Chiat are also older developments and new launches are few unless there's an en bloc development.
• Hence, Atlassia will benefit from the low supply of new launches in the Joo Chiat Heritage Area.

Summary

+ Rare chance to own a freehold unit in a conservation shophouse in the Joo Chiat Heritage Area, huge potential for appreciation

+ Within walking distance to exciting F&B outlets and gourmet supermarkets in Joo Chiat

+ Near to good schools like Tanjong Katong Primary and Tao Nan School

+ Wide range of unit configurations although there are only 31 units

+ Units include down lights, false ceiling and thoughtful furnishings that are one of a kind

- More than 10-minutes walk to the nearest MRT station but there are plenty of buses nearby that will connect residents to the city

- Very few facilities in the development but there's a small pool and jacuzzi