Piccadilly Grand Showflat Review

Piccadilly Grand Location Review

Piccadilly Grand is located on the fringe of the Little India ethnic enclave. On one side of the development, you’ll find the Little India historic shophouses and on the other, you’ll find the Farrer Park View HDB flats. 

Besides HDB flats, the neighbourhood also has a mix of private condominiums and private landed properties.

Public Transport

Residents can enjoy direct access to Farrer Park MRT Station on the North-East Line (NEL). Dhoby Ghaut MRT is just two stops away and it will provide seamless access to the Orchard Road Shopping Belt and the CBD. Little India MRT is also a stop away and residents can change to the Downtown Line (DTL) there.

Driving

For drivers, Piccadilly Grand is within a 5-minute drive to major roads like Serangoon Road, Bukit Timah Road and the Central Expressway (CTE). The journey from Piccadilly Grand to the CBD by car will take around 12 minutes during off-peak hours and up to 20 minutes during peak hours. If you’re driving from Piccadilly Grand to Changi Airport, the journey will take around 29 minutes. The Orchard Road shopping belt is also just a 9-minute drive away. 

The entrance to Piccadilly Grand is located at Northumberland Road, which will be diverted from its current route to turn in from Race Course Road. 

Current Northumberland Road 

Diverted Northumberland Road 

Hence, future residents will have to turn out to Race Course Road to get anywhere. 

Google Street View of Race Course Road (Feb 2022)

What’s great is that Race Course Road is a relatively quiet road, so you won’t have to worry about it getting congested. However, one thing to note is that on weekends and mealtimes, patrons who visit the restaurants along Race Course Road might park their cars on the side of the road. 

Another thing to consider is that there are only 330 residential parking lots, which is about 80% of the total number of units which is 407. However, not all residents will be driving as they might consist of expats or young working professionals. Piccadilly Grand is also in a central location. Hence, this won’t be a huge issue. 

There will also be 14 commercial parking lots, so residents who drive don’t have to worry about their parking lots getting taken up by patrons who visit Piccadilly Galleria. 

Amenities

Image source: City Square Mall, Singapore on Facebook

Piccadilly Grand’s residents can enjoy a short 7-minute walk to City Square Mall which has a Fairprice supermarket, a cinema, enrichment centres, plenty of F&B and retail stores like Decathlon, UNIQLO, Don Don Donki and more. If you’re looking for an alternative supermarket, there is a Sheng Siong outlet at Jalan Berseh which is a 10-minute walk away. 

Mega department store, Mustafa Centre is also a short 7-minute walk away. You can find almost anything at Mustafa, from clothes to snacks, groceries, travel items, electronics and more. 

As for hawker centres and wet markets, Pek Kio Market and Tekka Centre are the nearest options. Both are about a 10-minute walk from Piccadilly Grand. 

For food options nearer to home, Race Course Road has plenty of good restaurants like The Banana Leaf Apolo, Muthu’s Curry, Sakunthala’s and Spice Junction. There are also a handful of hipster cafes located around Owen Road and Rangoon Road nearby. 

For medical facilities, Piccadilly Grand is within walking distance to Farrer Park Hospital and KK Women's and Children's Hospital. Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, Ren Ci Community Hospital, Kwong Wai Shiu Hospital and Novena Specialist Center are all about a 10-minute drive away.

Schools

Image source: Screenshot from OneMap SchoolQuery

For residents participating in the primary school balloting exercise, there are three primary schools within a 1km radius of Piccadilly Grand. These are Farrer Park Primary School, St. Joseph’s Institution Junior and St. Margaret’s Primary School. 

Another four primary schools are within a 2km radius - Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Hong Wen School and Bendemeer Primary School. 

For expat families with kids, there are also several international schools within short driving distances from Piccadilly Grand. These include Invictus International School, Lotus Bridge International School, EtonHouse International School Thomson and SJI International School.

Nature spots

Being in a city fringe location means that Piccadilly Grand’s residents will be able to enjoy a 10-12 minute drive to major nature spots like Fort Canning Park, Gardens by the Bay and Singapore Botanic Gardens. 

Closer to home, residents can take a respite in smaller parks like Mount Emily Park, Dhoby Ghaut Green and Istana Park. More avid walkers can also take a 30-minute stroll to Fort Canning Park from Piccadilly Grand.  

Image source: URA

Residents can also enjoy a 6km-long green connection from the Singapore Botanic Gardens to Fort Canning Park. Under this plan, Orchard Road will be turned into an urban green corridor with new flowering trees and shrubs. Dhoby Ghaut Green and Istana Park will also be enhanced with themed gardens and lush landscapes. 

Piccadilly Grand Showflat & Booking Information

Piccadilly Grand’s showflat is located beside Farrer Park MRT exit D, just a short walk from its actual site.

The entrance of the showflat is via Worcester Road. You can find it on Google Maps under the name “Piccadilly Grand Showflat Showroom Gallery New Launch”. For those who are driving, you can park your car at the nearby Worcester Rd HDB Carpark. 

Piccadilly Grand is a rare new launch integrated development in a city-fringe location and the first private condo launch in the area in about three years. Hence, it’s expected to garner a lot of interest.  

The showflat opens from 10.30am to 6.45pm on Monday to Sunday (last slot at 6pm). There’s a time limit of 45 minutes per viewing, so it’s important that you read up on some tips before you experience the showflat for yourself. 

Here are some key dates to take note of:

• 23 April to 3 May 2022: Piccadilly Grand Showflat Preview
• 5 May 2022: E-balloting
• 6 May 2022: VVIP Booking
• 7 May 2022: Piccadilly Grand Official Launch

Unit Layouts of Piccadilly Grand

Piccadilly Grand Showflat: 2-Bedroom + Study (Type B3S)

Total number of units:

• 80

Who is it suited for?

• Young couples 
• Families with 1 child 
• Tenants

2-Bedroom + Study Floor Plan

• The showflat unit is 710 sq ft (66 sqm), which is the larger layout of the 2-Bedroom + Study unit. The other layout is 678 sq ft (63 sqm). 
• The unit has a dumbbell layout, which is the standard layout for many 2-bedroom units in other projects.
• If you’re planning to get the standard 2-Bedroom unit (646 sq ft), it will be a similar layout without the study area. 

Common areas of 2-Bedroom + Study Unit

Kitchen

• All 1, 2 and 3-Bedroom units at Piccadilly Grand come with an open-concept kitchen. This caters to the demographic likely to stay here - singles, young couples and smaller families who might not cook regularly. 

• However, open-concept kitchens are not recommended for those who cook regularly as your house might get greasy and the cooking smell will linger. 
• The kitchen in all units come with an engineered quartz countertop and porcelain tile backsplash, known to be durable and stain-resistant. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• What’s interesting is that Piccadilly Grand has two themes for its kitchen, bathroom and wardrobe designs. 
• The theme for 1, 2 and 3-Bedroom units is “Be Beautiful”, which is characterised by a lighter colour palette. The theme for 4 and 5-Bedroom units is “Be Bold”, which is characterised by a darker colour palette. 
• This is a similar concept to what we’ve seen at Canninghill Piers, which is also an integrated project co-developed by CDL.  

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• All 1 and 2-bedroom units also come with an integrated fridge, gas hob and a washer-dryer by high-end European appliance brand Bosch. 

Study Area

• The study area is decently-sized and can probably fit up to two people, depending on how you build your furniture. 
• However, there are a few considerations to note for the study room layout. 

• Firstly, the unit walks in to the study area, which is an unconventional layout. Secondly, it’s located right by the kitchen and seems like an extension of the kitchen. 
• This isn’t an issue for singles. However, it might pose a problem for couples/tenants who are sharing the space as the person in the study will be disrupted when the other person goes in and out of the house or kitchen. 
• If there’s any cooking done, the person in the study area will also be affected.
• Alternatively, if you don’t need a study area, you can turn this into a lounge area or extra storage.

• The B2S unit type is a good choice if you prefer a more conventional layout as the study room is located away from the kitchen. 
• The bedrooms are also hidden from the common areas, perfect for those who value privacy. 
• However, as this unit is smaller, it doesn’t come with a balcony. It’s also not a dumbbell layout which makes it less ideal for tenants. 

Dining area

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The combined area of the kitchen, dining, living and study areas is 305 sq ft (28.3 sqm) which is spacious enough for two or three occupiers.
• The common areas have been fitted with porcelain floor tiles with timber skirting. Porcelain tiles are great as they are highly resistant to wear and tear and are easy to maintain. 

• The dining area can comfortably accommodate a four-seater table, making it suitable for entertaining a small group of guests. 
• In the showflat, the ID has placed the table perpendicular to the wall. However, you can choose to place it parallel to the wall too. That way, it’ll give you slightly more walkway space. 

Living area

• The living area is able to accommodate a three-seater sofa. If you need more seating, you can consider placing an L-shaped sofa to maximise the space. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• As the living area is cosy and compact, getting a low-profile sofa without an armrest will make it seem roomier. 
• The choice of coffee table is also important. The ID has placed a low-lying and small round coffee table but you can also choose to do without it if you don’t need one. 
• The ID has also installed mirrors, so when you’re at the showflat, remember to visualise the living area without the mirror to get a feel of the actual space.   

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• Another way to make your living room seem bigger is to combine the living space and balcony, like what the ID has done. 

Bedrooms of 2-Bedroom + Study Unit

Master bedroom

• The master bedroom and master bathroom have a combined area of 179 sq ft (16.6 sqm). 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The master bedroom is decently sized as compared to other projects. It can fit a king-sized bed comfortably, with just enough walkway space around it. 
• What’s great are the full-length windows which allow natural light to stream in.
• One consideration is that there might not be enough space for a dressing table. If you need more storage space, you can install some racks against the wall.

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• However, thanks to these shelves at the side of the master wardrobe, you can make do without a dressing table and keep your items here instead. 
• What’s great is that there’s also a mirror here and it has a practical use. When your partner is in the bathroom and you need to dress up, you won’t have to wait for them to finish using the bathroom. 
• We’d love to have seen a full-length mirror but having a two-door compartment is also great as it allows more flexibility.

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• There’s also an accessories tray in the master wardrobe so that you can store smaller items like belts, watches, jewellery, ties and more. 

Other bedroom

• With a size of 94 sq ft (8.7 sqm), the other bedroom is also comparable to common bedrooms in other projects.
• All common bedrooms at Piccadilly Grand can fit a queen-sized bed. Like most other showflats, the ID has designed the room as a kids’ bedroom and placed a single bed.
• One thing to consider here is that the window is only half-length as there’s an AC ledge.
• If you prefer having full-length windows in all the bedrooms, the B2S and B4S unit types will be perfect. 

Bathrooms

• Like the kitchen and wardrobes, both bathrooms in 2-bedroom units are designed in the “Be Beautiful” theme with a grey colour palette. 

Master bathroom 

• The master bathroom is slightly larger than the shared bathroom.
• It also comes with a rain shower, which most new launches seem to provide these days. 

Shared bathroom 

• What’s great is that there are multi-panelled mirrors in both bathrooms. This is usually a feature that’s only found in master bathrooms. 
• Having multi-panelled mirrors makes the bathroom look more spacious and gives it a sleeker look. 
• Bathroom fittings are by European luxury brands Hansgrohe and Villeroy & Boch. 

Piccadilly Grand Showflat: 4-Bedroom Dual Key (Type D2DK)

Total number of units

• 41 

Who is it suited for?

• Multi-generational families 
• Larger families 
• Families looking for rental investment

4-Bedroom Dual Key Floor Plan

• The size of the showflat unit is 1378 sq ft (128 sqm), which is the smaller layout of the 4 Bedroom Dual Key unit. The other layout is 1389 sq ft (129 sqm).
• The 4-Bedroom Dual Key unit is split into a 3-Bedroom main unit and a studio unit. 
• If you don’t need a dual key unit, you can get the 4-Bedroom Flexi, which is 1410 sq ft (131 sqm). 

Studio unit (sub-unit)

• The studio unit of the 4-Bedroom Dual Key unit has a size of 197 sq ft (18.3 sqm).

• The small kitchenette area comes with an integrated fridge, induction hob and washer-dryer, all by Bosch. 

• There’s also an adequately-sized bathroom perfect for singles or a couple who’ll be living in this unit. It comes with a rain shower too. 

• The studio unit can fit a queen-sized bed comfortably. The walkway space around the bed is not very wide but there’s enough room for a couple. 
• You’d still be able to place a small table on each side of the bed. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• Even though the studio unit is not huge, it is self-sufficient and independent of the main unit.  
• There’s a cosy balcony where residents can take a breather and add some seating. The unit also comes with a full-length window which will help to brighten up the space. 
• Plus, there’s also sufficient space for you to add a dressing table beside the wardrobe. 

Common areas of 4-Bedroom Dual Key Main Unit 

Dry kitchen and wet kitchen

• As the 4-Bedroom Dual Key units are likely to attract multi-generational and larger families, it's great that there’s a dry and wet kitchen to accommodate the huge number of residents.

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The dry kitchen has a separate sink and a Bosch oven. 
• Having a dry kitchen is great for large households as family members can prepare meals at the same time. For instance, one cook can use the oven in the dry kitchen while the other can use the gas hob in the wet kitchen. 
• The dry kitchen countertop can also be used as a spot to serve drinks and snacks to guests.
• We’d love to have seen more appliances in the dry kitchen, like a wine chiller or an extra fridge. 

• In the wet kitchen, the cabinets, countertop and porcelain tile backsplash have been designed with the “Be Bold” theme which has a darker colour palette than “Be Beautiful”. 
• A Bosch gas hob is provided instead of an induction hob, which is great for cooking family meals or gatherings with loved ones. 
• What’s great is that there’s a window in the wet kitchen for natural ventilation so the cooking smell won’t linger around the house. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The fridge for 4 and 5-Bedroom units is free-standing instead of being integrated with the cabinet.
• The fridge also has two doors which means there’s more storage space for the large household that’s expected to live in this unit. 

• The kitchen also comes with a household shelter which can be used either as additional storage space or helper’s room. 
• In the showflat, the ID has installed a pull-out bed so the household shelter will seem more spacious during the day. 

• There’s also a WC which is equipped with a shower. Hence, the helper won’t need to share bathrooms with the rest of the household.

Living and dining areas

• The living and dining areas and the dry kitchen have a combined size of 363 sq ft (33.7 sqm). 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The space in the living area is generous for a four-seater sofa and a rectangular coffee table. If you want to maximise the seating space, you could also fit in an L-shaped sofa or not place a coffee table.
• The width of the living area is about 3.2 metres which is a comfortable length for the distance from the sofa to the TV. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• Like the 2-Bedroom + Study showflat, the ID has also installed mirrors here, which makes the living and dining areas seem more spacious.  
• The common areas are fitted with natural marble flooring, giving the unit a luxurious look. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• As for the dining area, one consideration is that the space might be limited by the dry kitchen countertop and corridor to the bedrooms. 
• The ID has picked an interesting choice of a rectangular dining table to complement the space. 
• However, this is quite an unconventional choice of furniture. 
• Alternatively, you can fit a four-seater dining table that’s perpendicular to the wall. However, if you need more seating, you can place an extendable table instead so that it won’t affect the walkway space.  

Bedrooms of 4-Bedroom Dual Key Main Unit 

Master Bedroom

• The master bedroom and master bathroom have a total combined space of 202 sq ft (18.8 sqm). 
• While this might not be a huge master bedroom for a 4-Bedroom unit, it is slightly larger than a 3-Bedroom master bedroom (considering that the main unit in the 4-Bedroom Dual Key is a 3-Bedroom unit). 
• However, thanks to the full-length windows, there will be natural light and the room will seem larger. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The wardrobe space here is just slightly bigger than the other bedrooms. Instead of the wooden finish in the 2-Bedroom + Study unit, which gives it a classier look. 
• This complements the engineered timber flooring in the bedrooms. 
• One highlight of the master wardrobe is the LED lighting. This is practical in case you or your partner come home late at night or need to set off early in the morning. You can access the things in your wardrobe and get ready without switching on the main bedroom light. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• There’s a generous walkway space even with a king-sized bed in the master bedroom. 
• Hence, you can place a dressing table or even install shelves for additional storage space on the wall. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• The accessories tray and the side shelves with mirror (below) are similar to those in the 2-Bedroom + Study unit. 

Image source: Screenshot from Piccadilly Grand’s Virtual Tour

• We would have loved to see more wardrobe space or even a “walk-in” wardrobe that other luxury projects sometimes have for their 4-Bedroom units. 
• Only the master bedroom in the 5 Bedroom and 5 Bedroom Premium units in Piccadilly Grand offer a generous wardrobe space.  

• The marble walls in the 4-Bedroom units are a darker theme as compared to the 2-Bedroom units. 
• What’s great here is that there’s a window for natural ventilation and a rain shower. 
• However, we’d love to have seen more provisions to set the master bathroom apart from those in other units. For instance, it would have been great to have his and her sinks or even a bathtub. 

Other bedrooms 

• The other two bedrooms in the unit have a size of 95 sq ft (8.8 sqm) each and all of them can fit a queen-sized bed. 

• If you intend to place a queen-sized bed, do note that there will be sufficient walkway space around the bed. 
• The good news is that all bedrooms come with full-length windows. 

• One consideration here is that you can’t hack down the walls between the bedrooms to create a supersized bedroom. 

• Both bedrooms will also share one bathroom. Due to the dual key unit layout, residents won’t have to worry about the bathrooms overcrowding, especially in the mornings when everyone is getting ready. 
• The shared bathroom also has a window for natural ventilation. 

Stack Analysis and Facilities at Piccadilly Grand

Stack Analysis

• Piccadilly Grand has 20 stacks across three blocks. Block 1 has six stacks while Blocks 2 and 3 have seven stacks each. 
• One highlight is that the blocks are tilted in a particular direction so that units will be in a north-south orientation. 
• This way, residents will be able to avoid direct sun and can enjoy a lot of wind in their units. 
• The blocks are also arranged in a staggered formation to maximise each unit's views. 

• Stacks 2, 3, 9, 10, 16, 17 and 18 will have views of the CBD and shophouses in the Little India district in the southeast direction. 
• However, those in stacks 16 to 18 will have their views blocked in the southwest direction when 1,600 new BTOs are built in the Farrer Park Fields area. 
• The project is expected to launch in three years and by the time Piccadilly Grand is completed, the BTOs will probably be under construction. Based on the surrounding HDBs, the new BTOs will likely be over 20 storeys high. 

• Part of Stacks 8 and 15 will also be able to enjoy a view of the CBD. These are the sub-units of 4-Bedroom Dual Key units. 

• The stacks in blue above can get some views of the Boon Keng area in the north direction.
• Stacks 1, 5 and 6 can also enjoy unblocked views in the northeast direction, thanks to the low-rise shophouses. 

• However, the same stacks will have their views blocked by the Farrer Park View HDB in the northwest direction. Located adjacent to Piccadilly Grand, the flats at Farrer Park View are 30 storeys high. 

• Thanks to the staggered block arrangement at Piccadilly Grand, very few stacks are inward-facing. Even then, these stacks will still be able to enjoy partial views. 
• What helps is that the distance between blocks is also quite wide. 
• Stacks 11 and 15 face a nature feature called the Tranquility Zone while stacks 3, 4, 7 and 8 face the pool. 

• None of the stacks are directly affected by the afternoon sun as they are built in a north-south orientation. 
• However, the stacks highlighted in red above might get some indirect afternoon sun from March to September when it is in the northwest direction.  
• The good news is that the Farrer Park View HDB will probably block most of the afternoon sun. 

Facilities at Piccadilly Grand

Piccadilly Grand Site Plan

• There are five curated lifestyle zones and three clubhouses at Piccadilly Grand to cater to the different needs of residents. 
• These are - Arrival Zone, Botanical Zone, Tranquillity Zone, Vitality Zone and Social Zone. 

Nature-themed facilities 

• Although Piccadilly Grand is in a city-fringe location, it has nature-themed facilities and lush landscaping to emphasise comfort and relaxation.

• The Botanical and Tranquillity Zones provide a respite for residents. Here, you’ll find the Botanical Spa Pool, Tranquillity Spa and Wellness Lounge where residents can unwind. 

• A highlight here is a mini “waterfall” that cascades from the Tranquillity Spa to the Botanical Spa Pool. 
• The landscaping of the zones is also spread across two floors, bringing an element of nature to the project. 
• Piccadilly Grand’s landscape consultant is Tinderbox which has designed other residential projects like Parc Greenwich, Parc Clematis, Amber Sea and Boathouse Residences. 

• There’s also a Tranquillity Clubhouse nearby where residents can work at the Co-Work Lounge, host gatherings at the Dining Room, or entertain guests at the Studio. 

• The main pool, called the Vitality Pool is located in the Vitality Zone, along with a Chill-out Lounge and Vitality Trail.
• One consideration is that the pool is only 35 metres, so it won’t be ideal for avid swimmers. It might also get crowded on weekends.  
• We’d love to have seen a 50-metre pool, considering that Piccadilly Grand is a medium-sized development. 

Family-friendly facilities 

• There’s also a strong emphasis on family-friendly facilities at Piccadilly Grand. This is in line with the project’s proximity to reputable schools nearby and its unit mix which caters to families. 

• The Social Zone houses the Family Pool which is aimed to give residents a resort-style relaxation. 
• What’s great is that the Family Pool is located away from the Vitality Pool. So couples or singles using the pool won’t be disrupted by families. 

• There’s also a Social Clubhouse overlooking the Family Pool and it houses two function rooms, a changing room and a gym. 
• The function rooms are perfect for families to hold gatherings like birthday parties.
• However, it does feel like the gym seems out of place here as the main demographic that’s likely to use it are singles, young couples and working professionals. Hence, it would have been better if the gym was together with the Tranquillity Clubhouse. 

• Besides the Family Pool, there’s also a kids’ play pool, a kids’ play area, a pets’ play area as well as a Multipurpose Court. 

• It’s interesting that Piccadilly Grand has a multipurpose court rather than a tennis court that you’d find in most other projects. 
• What’s great is that a multipurpose court is versatile and can suit the needs of a larger group of residents. 
• There’s also a mini “rock-climbing” wall for kids to break some sweat. 

Piccadilly Grand Price Analysis & Comparison

Here’s the indicative pricing for Piccadilly Grand:

Comparison of new launch projects within 2km (Average prices from the past 1 year)

• When compared to other projects in District 8, Piccadilly Grand is estimated to have a higher average price psf. 
• This is to be expected as Piccadilly Grand’s launch comes three years after the last new launch in the district. Both 1953 and Uptown @ Farrer are mixed-use developments which launched in 2019.
• If you compare Piccadilly Grand to other new launches in the neighbouring districts, its estimated average price psf is comparable to or better than most projects. 
• Besides Klimt Cairnhill and Midtown Modern which launched in 2021, the rest of the projects launched between 2019-2020.

Uptown @ Farrer Artist’s Impression

• As Uptown @ Farrer is a new launch mixed-use development that’s nearest to Piccadilly Grand, we’ll examine it further. 
• At an average psf price of S$1,823, it is approximately 13% lower than Piccadilly Grand’s estimated average psf price. 
• However, this could be attributed to the difference in land rates. Uptown @ Farrer’s land was acquired by its developer at S$174.08 million which works out to S$1,000.71 psf per plot ratio. 
• If you compare this to Piccadilly Grand’s land rate of S$1,129 psf per plot ratio, the difference is also about 13%. 

• In terms of location and accessibility, both Piccadilly Grand and Uptown @ Farrer has excellent connectivity to Farrer Park MRT.
• Piccadilly Grand has a slight advantage as it’s directly connected to the MRT station so on rainy days, you’ll have a sheltered walkway. 
• Both projects are close to plenty of eateries and amenities in the Farrer Park and Little India neighbourhood. 

Facilities at Uptown @ Farrer

• However, one difference here is the size of both projects. Piccadilly Grand has a site area of 94,000 sq ft with 407 units while Uptown @ Farrer has a site area of 41,418 sq ft with 116 units. 
• In terms of commercial space, Uptown @ Farrer has seven retail units while Piccadilly Grand has 15 retail and F&B units.
• Hence, the larger site area and convenience of having more retail and F&B spaces might explain why Piccadilly Grand is commanding a higher price than Uptown @ Farrer. 

Price trend of new launch mixed-use and integrated developments in the city centre and city-fringe locations in the past 1 year

• If you’re interested in new launch mixed-use and integrated developments, one way is to compare those in the city centre and city-fringe locations. 

• Based on the chart above, Canninghill Piers, Midtown Modern and The M have higher average psf prices above S$2,500. The first two are also connected to MRT stations (Fort Canning and Bugis respectively) while the latter is located within walking distance to Bugis MRT. 
• Avenue South Residence and The Woodleigh Residences are both projects in the RCR and Piccadilly Grand’s prices are comparable to them. Both are near MRT stations. Avenue South Residence is within walking distance to the upcoming Cantonment MRT while The Woodleigh Residences is linked to Woodleigh MRT Station.

Prices of existing integrated developments in the city centre and city-fringe locations in the past 1 year 

• If you’re looking for the convenience of being connected to an MRT station, you might also want to compare Piccadilly Grand with existing integrated developments in the city centre and city-fringe locations.

• Besides DUO Residences and Marina Bay Residences, all the other integrated developments in the CCR have average psf prices of over S$3,000. These are around 30% to 57% higher than average psf prices in the CCR. 
• Based on their accessible locations and link to centrally-located MRT stations, it makes sense that these projects would command a higher premium. 

• However, DUO Residences and Marina Bay Residences stand out as their average psf prices are comparable to or even lower than prices in the CCR. This is despite the fact that they are in a central location. 

• In terms of RCR projects, Park Place Residences’ average psf prices are about 15-20% higher than average psf prices in the RCR. 
• This might be because it’s linked to Paya Lebar MRT which is an interchange station for the Circle Line and East-West Line.

Park Place Residences 

• It’s also linked to PLQ Mall and is within a short walking distance to other malls like Paya Lebar Square, Singpost Centre and KINEX. 
• On the other hand, The Poiz Residences’ average psf prices are slightly lower than the average psf prices in the RCR. 
• Piccadilly Grand’s average psf prices are slightly higher than Park Place Residences. Considering that it’s nearer to the city centre, Piccadilly Grand’s prices are attractive for an integrated development in a city-fringe location. 

Sale transactions of 1-bedroom units near Piccadilly Grand in past 1 year 

• As Piccadilly Grand is expected to attract some investors, we’ve rounded up the sale transactions of 1-bedroom units near Piccadilly Grand in the past 1 year. 
• We’ve included the nearest new launches and the nearest resale projects to see how Piccadilly Grand fares against them. 

Note:

For this section on price comparisons of individual units, we've included new launches that are within a 2km radius from Piccadilly Grand. As there are only two other new launches in D8 (1953 and Uptown @ Farrer), we've included some projects in D9, D11 and D12 for a wider comparison. This is targeted at buyers who are interested to buy new launch projects in the city fringe and would like to compare them.

For the resale projects, we've included developments that are located within a 1km radius of Piccadilly Grand in D8. This is targeted at those who are looking for a property in D8 but are open to both new launch and resale projects.

A caveat here is that there is a premium to buying a new launch project like Piccadilly Grand vs buying a resale project. This is because you're paying for a new unit as opposed to an older unit. Older projects might also come with additional renovation costs. Hence, do take note of these considerations when reading the price tables and analyses in this section.

• Piccadilly Grand’s 1-bedroom prices are higher than new launches in the RCR (Districts 8 and 12) both in terms of average psf price and quantum. 
• 1953 is the closest new launch to Piccadilly Grand. However, its average psf price is lower and there might be several reasons for this. 

1953 is located at the junction of Balestier Road and Tessensohn Road

• Launched in 2019, it’s a small project with only 58 units and a site area of 17,938 sq ft. It’s also located in a quieter area, further away from the MRT, amenities and eateries in Farrer Park/Little India. Hence, it offers a different lifestyle from Piccadilly Grand.
• The other two RCR new launch projects, Verticus and Jui Residences, are located further away from the city centre and are quite a distance from MRT stations. Their 1-bedroom sizes are also smaller than Piccadilly Grand. This might explain why Piccadilly Grand’s prices are higher. 

• As for Pullman Residences Newton, Kopar At Newton and Haus on Handy, these are located in Districts 9 and 11 (CCR). Prices of new launches in these districts are generally higher than those in District 8.

Sale transactions of 2-bedroom units near Piccadilly Grand in past 1 year 

• 2-bedroom units in Piccadilly Grand are another unit type that will be popular with investors. 
• Here’s a round-up of sale transactions of 2-bedroom units in new launches and resale projects nearby in the past 1 year:

• Piccadilly Grand’s average psf price for 2-bedroom units are comparable to nearby new launches in the RCR and are lower than nearby new launches in the CCR. 
• Uptown @ Farrer is located closest to Piccadilly Grand. While average prices of its 2-bedroom units are more affordable, its unit sizes are smaller than average. 
• As for the new launches in the CCR, the trend is similar to the 1-bedroom unit prices.

Sale transactions of 3-bedroom units near Piccadilly Grand in past 1 year 

• With a childcare centre on-site and proximity to several reputable primary schools, Piccadilly Grand is expected to attract families.
• Hence, 3-bedroom units will be popular with families looking to live near the city. 
• Here’s a round-up of sale transactions of 3-bedroom units in new launches and resale projects nearby in the past 1 year: 

• When compared to new launches nearby, Piccadilly Grand’s average psf prices are comparable to Verticus, located at Balestier. However, the final quantum will depend on the size of the unit. One thing to note is that Verticus has larger unit sizes than Piccadilly Grand.
• While both projects are around the same price, they also offer different amenities and conveniences. For those who like living near an MRT station and retail options, they might find that Piccadilly Grand has an advantage due to its link to Farrer Park MRT and Piccadilly Galleria.
• When compared to the nearest new launch, Uptown @ Farrer, Piccadilly Grand has a higher average psf price.
• This could be because Piccadilly Grand has more family-friendly facilities and amenities that are more convenient for families staying in a 3-bedroom unit.

Sale transactions of 4-bedroom dual key units in RCR in past 1 year 

• There are 41 4-bedroom Dual Key units in Piccadilly Grand, which make up 10% of all units. 
• As this is quite a sizeable number, we’ve rounded up the transactions of 4-bedroom dual key units in the RCR in the past year. 
• Do note that there were very few transactions for 4-bedroom dual key units in the RCR last year (less than 10). 

• Piccadilly Grand’s 4-bedroom dual key unit prices are more than 36% higher than other projects in the RCR.
• This could be because there are very few projects in the RCR and CCR offering 4-bedroom dual key units. Hence, Piccadilly Grand is able to command such a premium. 
• Piccadilly Grand also has larger unit sizes than the other projects, except Bartley Ridge. However, in terms of location and accessibility to the city, Piccadilly Grand has the edge over Bartley Ridge. 

• As dual-key units are perfect for multi-generational families, buyers might be planning to stay with their elderly parents. Hence, getting a dual-key unit near a hospital or medical facility will be very important.
• One reason why Piccadilly Grand and Uptown @ Farrer's dual-key units come at a higher premium than Tre Residences and Bartley Ridge might be due to their close proximity to several hospitals. These include Farrer Park Hospital, Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, Ren Ci Community Hospital and Kwong Wai Shiu Hospital.

Appreciation Value Analysis

1. Rare integrated development in a city-fringe location

• Integrated developments in the city-fringe are in limited supply. The last new launch integrated development was Canninghill Piers which saw successful sales of 77% during its launch weekend. 
• Besides Canninghill Piers, the other new launch integrated development in the city-fringe location is The Woodleigh Residences. 

• The Woodleigh Residences has seen a 17.19% increase in prices since its launch in 2019. 

• The graph above also shows the price appreciation of existing integrated developments in the RCR in the past 5 years. These are The Poiz Residences in Potong Pasir and Park Place Residences at Paya Lebar. 
• Considering that Piccadilly Grand is even closer to the city centre, it might see an even better appreciation. 

2. Piccadilly Grand is the first new launch in District 8 after 3 years 

• Piccadilly Grand is the first new launch in District 8 after the launches of 1953 and Uptown @ Farrer in 2019. 
• There are also no other major new launches in District 8 in the pipeline.

• Condos in District 8 have also seen a 68.56% increase in average psf prices in the last 15 years as compared to 58.31% generally in Singapore.

• Also, if you look at the three projects above (City Square Residences, Sturdee Residences, Kerrisdale) which are closest to City Square Mall, their prices have gone up significantly. This is probably due to their proximity to the mall and Farrer Park MRT Station. 
• Hence, there’s potential for Piccadilly Grand’s value to appreciate. Since it is an integrated development, it will be sought-after in years to come. 

3. Upcoming transformation in the surrounding neighbourhoods 

• District 8 is located in a strategic location as it’s near several transformations in Novena, Bugis and Kallang. 

Image source: Tan Tock Seng Hospital

• Piccadilly Grand is about an 8-minute drive to the future Health City Novena, which will be the largest single healthcare complex in Singapore when completed in 2030. 
• The 17-hectare complex will provide thousands of jobs for healthcare professionals and Piccadilly Grand could be an option for these professionals looking for a home nearby. 

Image source: URA

• The Kallang River area near Piccadilly Grand will also be enhanced.
• The existing Kallang Industrial Estate will be transformed into a mixed-use waterfront precinct. Spots like the old Kallang Airport, Kallang Riverside Park and Kampong Bugis will also be given a new lease of life with plenty of leisure and recreational facilities.
• Hence, being near these areas will potentially increase the value of Piccadilly Grand. 

4. Upcoming BTO at Farrer Park Fields 

Image source: HDB

• With the announcement of a new BTO site at Farrer Park Fields, there will also be integrated sports and recreational facilities. 
• There will be a 1.2-hectare green space comprising a field, a park, and a new sports centre. 

Image source: HDB

• The sports centre will have a brand new swimming pool and other sporting facilities. 
• There will also be new commercial and social communal facilities, such as shops and eateries. 
• Hence, there’s potential for Piccadilly Grand to appreciate as there will be more facilities closer to home. 
• Furthermore, the new BTO site will create a potential pool of HDB upgraders in future, which will see demand for units in Piccadilly Grand and drive up prices.  

Summary

+ Conveniently located - Directly linked to Farrer Park MRT with retail and F&B options on-site

+ Surrounded by reputable schools like Farrer Park Primary School, ACS, SJI and St. Margaret’s Primary, good for families with young children

+ Developers have a strong track record, CDL and MCL Land

+ Attractively priced compared to new launches in the city centre and city-fringe

+ Near to food options in Little India historic district and shopping options like City Square Mall and Mustafa Centre

+ Blocks have a staggered arrangement, so majority of stacks will have views

- The swimming pool is only 35-metres, not great for avid swimmers but the good thing is it’s separated from the family and kids’ pools

- Some stacks have their views blocked by the Farrer Park View HDB and upcoming Farrer Park Fields BTO

- Some unit types have the study room situated at the entrance and opposite the kitchen, which is an unconventional layout

- Not within a short walking distance to any nature park but residents can drive within 10-12 minutes to Fort Canning, Singapore Botanic Gardens or Gardens by the Bay