North Gaia Showflat Review

North Gaia Location Review

Image Source: Google Maps Screenshot

North Gaia is located in a relatively peaceful area of Yishun. Its immediate neighbour is Symphony Suites, a private condominium which TOP-ed in 2019. The surrounding areas consist of the upcoming Khatib Bongsu Nature Reserve, Yishun Industrial estate and new BTO projects along Yishun Avenue 6. 

Driving

For drivers, currently it takes about 26 minutes to drive to the CBD and about 23 minutes to Changi Airport during off-peak hours. During peak hours, the journey to the CBD can take up to 50 minutes. 

Image Source: Google Maps Screenshot

From North Gaia, it will take about a 9-minute drive (off-peak) to get to the CTE/SLE/TPE intersection via Yishun Avenue 8, Yishun Avenue 1 and Seletar West Link. Residents can easily get to various parts of Singapore and the city centre from the intersection. During peak periods, travelling times might be longer due to congestion. 

Image Source: Google Maps Screenshot

Residents can also access the SLE and then CTE via Yishun Avenue 1 and Lentor Avenue. This journey takes about 11 minutes from North Gaia.   

However, with the North-South Corridor (NSC) completed in 2027, road connectivity is set to improve. The NSC connects Singapore’s northern region to the city centre so it’s expected to cut driving times by about 10 minutes. 

Image source: Google Maps Street View 

The entrance to North Gaia is also via Yishun Close, a cul-de-sac. Apart from enjoying a quiet entrance, residents who drive also won’t have to worry about the road getting congested as the only other project that’s sharing the road is Symphony Suites. 

The good news is that the unit to parking lot ratio is 1:1. As families are most likely to be the ones staying at North Gaia, most of them will own a car and hence, this will be beneficial for them. In line with environmentally-friendly initiatives, there are also seven Electric Vehicle (EV) charging stations. 

Public Transport

The nearest MRT station to North Gaia is Yishun on the North-South Line. It’s about a 20-minute walk away, but residents who don’t wish to walk can take a 6-minute ride on buses 801, 803 and 811 instead.

The Yishun Integrated Transport Hub also has plenty of buses connecting residents to various parts of Singapore, including the city centre. 

Amenities

The nearest mall to North Gaia is Junction Nine, which has a Sheng Siong supermarket, F&B outlets, enrichment centres, hair and beauty parlours, fashion stores, and more. 

Image source: Northpoint City, Singapore on Facebook

Northpoint City is about an 8-minute drive away and it’s a megamall with hundreds of F&B and retail outlets. You can also find two supermarkets here (NTUC Fairprice and Cold Storage) and a Korean mart. If you prefer getting groceries at a wet market, the nearest is at Blk 294 at Yishun St 22. 

Nearby, there are three coffee shops located at the Yishun Industrial estate, so residents can conveniently get their daily meals if they prefer not to cook. 

Schools

Image source: Screenshot from OneMap SchoolQuery

For those participating in the primary school balloting exercise, there are four schools within a 1km radius of North Gaia - Chongfu School, Xishan Primary, Huamin Primary and North View Primary. 

Another four more schools are within a 2km radius - Yishun Primary, Ahmad Ibrahim Primary, Jiemin Primary and Northland Primary. 

For families with younger children, there are three pre-schools located just opposite North Gaia at North View Bizhub - Mind Champs, Little Petals and First Steps.  

Nature Spots

Artist’s Impression of the view of Khatib Bongsu Nature Reserve from North Gaia (Image source: Sing Holdings)

One of the highlights of North Gaia is living just opposite the Khatib Bongsu Nature Reserve which will be ready in 2024. The 40-hectare park has one of the largest mangrove reserves in Singapore and other flora and fauna. In future, residents will be able to go hiking, kayaking and more at the nature reserve. 

North Gaia is close to other nature spots like Yishun Park, Yishun Pond Park, Lower Seletar Reservoir Park and Sembawang Hot Spring Park. 

Showflat Experience and Booking Information

Image source: Google Maps Screenshot

North Gaia’s showflat is located along Canberra Road (beside Assyafaah Mosque), about a 10-minute drive from the actual site. 

Image source: Sing Holdings

If you’re driving, there’s a designated carpark with ample parking lots.

The biggest draw of North Gaia is its proximity to the Khatib Bongsu Nature Reserve. 

Once you step into the showflat, you’ll be greeted by a photo backdrop of Khatib Bongsu. The nature spot is known for its mangroves, mudflats, and outdoor activities such as kayaking. Hence, you can pose for photos with a kayak and camping gear. 

If you intend to bring your kids to the showflat, this would be an excellent spot for you to take lots of photos. 

The slogan for North Gaia is “Nature Lives With You, Within You” and throughout the showflat model, you’ll be able to see lush greenery surrounding the whole development. 

An interesting feature is that the architectural facade design of North Gaia’s blocks is inspired by mangrove plants found in nearby Khatib Bongsu. 

The profiles and shapes of mangrove roots are translated to a more abstract figure to create the architectural form of the blocks. 

If you’re interested in North Gaia, here are some key dates to take note of:

• 7-19 April 2022: E-Application
• 20-21 April 2022: Price List is released
• 22 April 2022: Virtual Balloting
• 23 April 2022: Booking of units 

Crowds at North Gaia showflat on the first weekend preview (9 to 10 April 2022). Image source: Sing Holdings

Prospective buyers and agents at the tentage outside North Gaia showflat. Image source: Sing Holdings

Unit Layouts of North Gaia

There are three showflat unit layouts at North Gaia - 3-Bedroom (Type C3), 3-Bedroom + Yard + Study (Type CS5b) and 4-Bedroom (Type D4-H).

North Gaia Showflat: 3-Bedroom (Type C3)

Total no. of units

• 164

Who is it suited for?

• Young couples 
• Families with 1 or 2 children

3-Bedroom Floor Plan

• The size of the showflat is 969 sq ft (90 sqm). 
• The range of 3-bedroom unit sizes at North Gaia is 958 - 980 sq ft (89-91 sqm).

• The unit opens up to a small foyer area which allows for additional space for a small cupboard or shoe rack if you’d like. 
• You could also add some display shelves for decorative purposes. 

Common areas of 3-bedroom unit

Kitchen

• To the left of the foyer is the enclosed kitchen. For families who tend to cook more often, having an enclosed kitchen is perfect as it will help to contain the smell of food and grease.
• What’s great is that almost all units in North Gaia come with a window in the kitchen so there’s natural ventilation. 

• A gas hob and oven by Brandt are also provided for all units. Brandt is a trusted and reliable household appliances brand from France. 
• Do note that the washer-dryer and refrigerator will not be provided for all units. However, the developers have provided ample space to install your washer-dryer and refrigerator. 

Household shelter

• The 3-bedroom unit also comes with a household shelter. However, it is not situated near the kitchen but along the common corridor to the bedrooms. 
• In the showflat, the ID has turned the household shelter into a drinks/bar area and storage space. Depending on your family's needs, you could also turn it into a helper’s room or a small study/working room. 

Living and dining area 

• The living and dining area has a combined space of 280 sq ft (26 sqm) and the layout is similar to most other 3-bedroom units we’ve seen. 

• The dining area can accommodate a 6-seater table comfortably and still leave plenty of walkway space. 
• Alternatively, if you frequently entertain guests and need more seats, you could get an extendable table instead. 

• As for the living room, the ID has placed a 3-seater sofa and a small round coffee table. 
• To maximise the space, you could consider placing an L-shaped sofa so that it will be able to seat more people but yet not compromise much on the walkway space. 

• If you prefer having a rectangular coffee table instead, there’s room for that too. Depending on the size of your coffee table, this might affect the walkway space to and from the balcony. 
• However, a tip is to get a low coffee table so that the living room will still seem spacious. 

Balcony

• At 72 sq ft (6.7 sqm), the balcony is a decent size for a 3-bedroom unit. Natural light coming through the balcony will help accentuate the space in the living and dining areas. 
• Furthermore, you’ll also be able to add more seating areas on the balcony or perhaps turn it into an outdoor dining area when you have guests over. 

Bedrooms of 3-bedroom unit

Common bedrooms

• In the showflat, the ID has hacked part of the wall between the common bedrooms to create a supersized bedroom. As each room has an individual size of 98 sq ft (9.1 sqm), the supersized bedroom has a size of 196 sq ft (18.2 sqm). 
• For all units at North Gaia, residents have the flexibility to hack certain walls to combine rooms or they can choose to only hack part of it. 

• The ID has turned the supersized bedroom into a sleeping area on one side and a study/lounge area on the other side. 
• Hence, this could be a suggestion for multi-generational families living together as there might be more than one married couple in the same household. 
• All common bedrooms in North Gaia can fit a queen-sized bed. 

• Both bedrooms in this unit also come with full-length windows which will help to bring in natural light, making them roomier. 

Master Bedroom

• The master bedroom and master bathroom have a combined space of 185 sq ft (17.2 sqm). While this might not be a huge master bedroom, it’s certainly a cosy space for two. 
• Even with a king-sized bed in the room, there’s still sufficient space for you to move around the edges of the bed. 

• To make the room seem more spacious, the ID has placed some shelves instead of a dressing table. 
• You could still fit a slim dressing table in front of the bed if you wish to. However, just take note that with a dresser in place, you will have less space to move around. 
• Like the other bedrooms, the master bedroom also comes with full-length windows.  

• All bedrooms in the unit come with a floor-to-ceiling wardrobe, a plus point as it adds more storage space. 
• We’d love to have seen some distinction between the wardrobe in the master bedroom and the other bedrooms. For instance, having sensor lights and more thoughtful compartments would add a nice touch to the master bedroom wardrobe. 

• As for the master bathroom, it does look a little more elegant than the shared bathroom (pictured below).
• There’s a two-panel mirror so the Mr and Mrs of the household can share the bathroom when getting ready. 
• There’s also a wall-hung toilet bowl as compared to a floor-mounted one in the common bathroom. This makes the master bathroom classier as wall-hung toilet bowls usually come at a premium price and are usually found in hotels. 
• We’d love to have seen a rain shower, which is provided in many new launch condominiums these days.  

• What’s great is that both bathrooms have relatively huge windows for natural ventilation. 
• There are also wooden shelves behind the mirrors for extra storage space. For the master bathroom, only one mirror panel has shelves. 

North Gaia Showflat: 3-Bedroom + Yard + Study (Type CS5b)

Total number of units

• 178

Who is it suited for?

• Families with older children

3-Bedroom + Yard + Study Floor Plan

• The size of the showflat is 1076 sq ft (100 sqm), which is the largest unit of its type. 
• The range of 3-Bedroom + Yard + Study unit sizes at North Gaia are 1055 - 1076 sq ft (98 - 100 sqm). 

• Like the 3-Bedroom unit, the 3-Bedroom + Yard + Study also has a foyer as you walk into the unit. 
• You can install some shelves or shoe racks just beside the electrical switchboard (DB) as extra storage space if you wish to. 

Common areas of 3-Bedroom + Yard + Study Unit

Kitchen

• The kitchen in the 3-Bedroom + Yard + Study unit is enclosed. Like most units at North Gaia, the kitchen comes with a window for natural ventilation. 

• Due to extra yard space in this unit, the kitchen is more spacious than the one in the 3-bedroom unit. It can accommodate more family cooking activities in the kitchen. 

• There’s also a WC in the yard, complete with shower facilities. What’s great is that there’s also a half-length window in the WC for natural ventilation. 
• This could be reserved for the family’s helper so that they won’t need to share the common bathroom with the rest of the family members. 
• For a large family, this would also help to prevent overcrowding of bathrooms, especially in the mornings. 

• The household shelter is also located in the kitchen so you can use it as storage space for your groceries or household items. 
• Alternatively, you can also turn it into a helper’s room. With both the WC and household shelter in the kitchen, it’ll be easy for the helper to have everything within reach. 

Living and dining area

• The living and dining areas have a combined space of 303.5 sq ft (28.2 sqm), which is just slightly larger than the 3-Bedroom unit. 
• Thanks to the natural light coming in from the balcony, it makes the living and dining areas seem a lot roomier. 

• There’s enough space for a 6-seater or an 8-seater table in the dining area. 
• For those who prefer having a round dining table instead, it is also possible to place it in the dining area. However, you need to ensure that the furniture in the living area can complement the round table so that it won’t compromise the walkway space. 

• The living area in the 3-Bedroom + Yard + Study unit is slightly more spacious than the 3-Bedroom unit. 
• The ID has fit in a 4-seater sofa but you’d still be able to add a small side couch if you wish to. 
• You can also be more flexible with the type of coffee table you choose as you have more room. 

Balcony

• The balcony here is the same size as the 3-Bedroom unit, 72 sq ft (6.7 sqm).
• As the living and dining areas are more spacious in the 3-Bedroom + Yard + Study unit, you most probably won’t need extra seating in the balcony. 
• Hence, you can turn it into a leisure area where you do some exercise or gardening.

Bedrooms of 3-Bedroom + Yard + Study unit

Study Room 

• The study room has a size of 35.5 sq ft (3.3 sqm). 
• Though it isn’t a huge room, the study room is great for children who are still studying and family members working from home. 

• In the showflat, the ID designed the study room for one person but you can fit two people in the room.
• The study room is open, but you can always install a sliding door if you need more privacy. 
• Alternatively, if you don’t need a study room, you can fit in a single bed and turn it into a small bedroom instead. 
• What’s great is that the study room comes with an air-conditioner so you won’t need to fork out any additional costs. 

Master Bedroom

• The combined size of the master bedroom and master bathroom is 188 sq ft (17.5 sqm) which is about the same size as the one in the 3-Bedroom unit. 

• There are also full-length windows in the master bedroom which makes the room seem bigger. 

• However, it looks slightly more spacious than the 3-bedroom master bedroom as the ID has hacked part of the bedroom wall. As you can see in the image above, the black line is where the original wall of the master bedroom was. 
• As mentioned earlier, there’s flexibility for buyers to hack down certain walls (at their own additional cost). 
• Although it seems like a minor adjustment, it does wonders to add more space to the master bedroom. With more space, you can also fit in a larger dressing table with more space if you wish to. 

Common bedrooms 

• The other two bedrooms are 98 sq ft (9.1 sqm) each, similar to the 3-Bedroom unit. 

• In the showflat, the ID turned one room into a kids’ room. For residents with younger children, this is probably something that you’d want to consider. 
• Parents who are expecting can also consider turning the space into a nursery. 

• As for the other bedroom, the ID has placed a queen-sized bed. So it’s up to your family’s needs and preferences how you choose to design the bedrooms. 

• Like the master bedroom, the ID has also hacked part of this bedroom wall to add a small dressing table, compartments, and a mirror. 
• Hence, this gives you an idea of how you can modify your bedroom.

North Gaia Showflat: 4-Bedroom (Type D4-H)

Total no. of units

• 84

Who is it suited for?

• Families with 3 or 4 children
• Multi-generational families

4-Bedroom Floor Plan

• The size of the showflat is 1389 sq ft (129 sqm), which is the largest size of all the 4-bedroom units. 
• The range 4-Bedroom unit sizes at North Gaia are 1313 - 1389 sq ft (121 - 129 sqm). 

• Unlike the other two showflat units, the foyer of the 4-bedroom unit is considerably longer so there’s ample space for you to fit place a shoe rack or shelves for additional storage. 
• The foyer also creates more privacy for residents. For instance, when there’s a delivery, the delivery person won’t be able to look into your house.  
• When guests come over, you can also greet and welcome them in the foyer before they make their way to the living room. 

Common areas of 4-Bedroom Unit

Kitchen

• From the foyer, you’ll be able to see the kitchen through a glass window. 
• On a practical level, those in the kitchen would be able to see their family members when they return home. 
• However, it might be slightly unsightly when you have guests over as they’ll be able to look into your kitchen. 
• If you don’t fancy the glass window, you can choose to cover it up with blinds or make it frosted. 

• What’s great here is that there’s a wet and dry kitchen concept, which is usually only found in luxury condominiums. So, it’s nice to see North Gaia providing this. 
• The dry kitchen has a bar counter for you to have some drinks and snacks or entertain guests when they come over. 

• With 125 sq ft (11.6 sqm), the wet kitchen is much bigger than the one in the 3-Bedroom unit. 
• As the kitchen is L-shaped, the sink and stove are in separate areas. Hence, this allows a few family members to be in the kitchen at the same time while working on different chores. 

• Considering that the 4-bedroom units might accommodate a large family, this layout makes sense. 
• There are also more kitchen cabinets where residents can enjoy additional storage space. 

• The household shelter is also conveniently located in the kitchen.
• The ID has added a few racks for storage and installed a pull-out bed for the helper. Hence, this could be a suggestion you might want to take up. 

• The 4-Bedroom unit also has a yard space with a WC. 
• With a shower facility in the WC, it can function as a bathroom for the helper or an additional bathroom for residents. 

• Another highlight is the powder room which is located in the dry kitchen. 
• Although there’s no shower facility here, having an extra bathroom will benefit the large household living in this unit. 
• The powder room can also function as a bathroom for guests when they come over. 

Living and dining area

• With a combined size of 353 sq ft (32.8 sqm), the living and dining areas are impressive. 
• The showflat unit comes with a high ceiling of 4 metres. All the units on the highest floor (14th storey) will get a high ceiling, regardless of unit type. As a comparison, the standard ceiling height in other units is 2.78 metres. 

• What’s great is that the high ceiling is non-strata void, so it’s not included in the official size of the unit. This means you’re not paying for the extra void space that you’ll get to enjoy. 

• The dining area in the 4-bedroom unit is super spacious as it can fit an 8-seater table. It can also accommodate a round dining table if that’s something you prefer. 
• That’s more than enough seating for the large family demographic that’s expected to live in this unit. 

• The living area also has ample space for an L-shaped sofa or perhaps a conventional sofa with a side couch. 

• In the showflat, the ID has placed the sofa against the wall to allow for more walking space between the living and dining areas. However, if you wish to place a TV against the wall, you’ll have to put your sofa facing the wall instead. 

Balcony

• We love that the balcony spans the entire length of the living and dining areas, which means you’ll get even more natural light into the unit. 

• Most other projects would only have the balcony as an extension of the living room (like what you see in North Gaia’s 3-bedroom units). So, if you prefer a long balcony, this 4-Bedroom unit is perfect for you. 
• However, if this isn’t for you, there are other 4-Bedroom unit types where the balcony is an extension of just the living room. 

Bedrooms of 4-Bedroom Unit

Bedroom 4 + Study Area 

• Bedroom 4 is the only bedroom adjacent to the living area, while the rest of the bedrooms share a common corridor on the other side of the unit. 
• This would be great for older teenagers or young adults who prefer to have their personal space away from the rest of the family. 
• Families who don’t need the bedroom can also consider renting it out for some side income. The only downside here is that you’d have to walk past the living and dining areas to get to the shared bathroom. 

• The study area is similar to the one in the 3-Bedroom + Yard + Study unit. It also has its own air-conditioning. 
• One thing to note is that since the study area is located outside Bedroom 4, it will be a slight inconvenience for the rest of the household who intend to use it. 
• Currently, only Bedroom 4 has a door while the entrance to the study area is open. However, if you want to make the study area part of Bedroom 4, you can choose to install a door at the entrance of the study room instead. 

• Bedroom 4 has a size of 97 sq ft (9 sqm). 
• The ID has placed a single bed in the showflat. However, like the standard bedrooms in the other units, it can also fit up to a queen-sized bed. 

Master Bedroom 

• The master bedroom and the master bathroom have a combined size of 215 sq ft (20 sqm) which is larger than average. This is also larger than the master bedroom in the other two showflat units. 
• There’s also considerably more space around the edges of the king-sized bed in this room than what we’ve seen earlier. 

• One highlight here is that there is a separate sleeping and dressing area. This makes it seem like a “walk-in wardrobe”. 
• You can also fit in a small dressing table here. However, note that a triangular table would fit best due to the space constraint. 
• The design is convenient as you can get ready in the dressing area without having to disrupt your partner, who might be sleeping.   
• There’s a window in the dressing area which allows natural light to come through. 

• If you need more storage space, you can hack part of the wall and install shelves or compartments, like what was done in the showflat unit. 

Other bedrooms 

• The other two bedrooms in the unit are similar to the other two showflat units and they can accommodate a queen-sized bed. 
• You can also turn one of the bedrooms into a study room (as pictured below) if you don’t need to use it as a sleeping space. 
• With more family members working from home, it will make sense to have an additional study room. 

• However, one of the bedrooms (Bedroom 2) does not have full-length windows due to the AC ledge. 
• Depending on the size of your family and your needs, it’s up to you to decide how you’d want to do up the rooms.

Stack Analysis & Facilities at North Gaia

• North Gaia has 45 stacks spread across 11 blocks.
• One main highlight is that about 85% of units at North Gaia are tilted 22.5 degrees in a north-south orientation.
• This is to avoid direct fronting towards the neighbouring Symphony Suites.

• The stacks highlighted in blue will get a view of Khatib Bongsu Nature Reserve. Residents in these stacks are guaranteed unblocked views of the nature spot for as long as they live there. 
• Stacks 40, 43 and 44 will also get additional views of the canal beside North Gaia and a future park on the opposite side of the canal. 
• The outer-facing stacks 21 to 23, 31, 34, 35 and 39 might experience traffic noise from Yishun Avenue 8, a major road. However, there’s a setback of about 15 metres to mitigate the impact of the traffic noise. 

• Stacks 3, 4, 7, 8, 11, 12, 15 and 16 face Symphony Suites. 
• With a setback of 9.8 metres, what’s great is that the tilted direction ensures that residents can avoid directly facing the units at Symphony Suites.

• The stacks highlighted in blue are the inward-facing ones.
• The blocks have been positioned to ensure that there’s a larger landscape space between them. Hence, the distance between blocks is longer than average. 

• Thanks to the tilted angle of the blocks, North Gaia’s units are positioned in a north-south orientation. 
• This means that most units can avoid direct morning and afternoon sun. 
• The units also benefit from the wind direction, which will keep your house cool and well-ventilated all year round. 
• It will be even better for stacks facing the Khatib Bongsu Nature Reserve as there are no buildings to obstruct the wind coming into their home. 

Facilities at North Gaia

North Gaia Site Plan

• North Gaia has 60 facilities catering to different demographics, from families with kids to young couples. The number of facilities is adequate for its 616 units. 
• In line with the nature theme of North Gaia, the facilities are integrated into a carefully-curated landscape to bring about different kinds of garden experiences for residents. 

Fitness facilities for all

• North Gaia has two 50-metre pools - the 50m lap pool and 50m leisure pool. Each of them caters to different types of residents. 
• As North Gaia is quite a huge project, it’s great that there are two pools to avoid overcrowding. 

• The 50-metre lap pool is for avid swimmers and adults looking to unwind after a long day. (We’ll talk more about the leisure pool in the family-friendly section below)
• It’s also near the exercise lawn, tai chi lawn and multiple gardens, which suggests that the pool is meant for the wellness of residents. 
• One thing to note is that the pool is located near several BBQ pavilions, so it might get a little noisy on weekends. 

• North Gaia also has a competition-sized tennis court. As space is increasingly a constraint in new launch projects, it’s a bonus that North Gaia can still provide a tennis court of such size. 
• An interesting feature is that the tennis court has been sunken at basement level to reduce the impact of noise to residents living near it. 
• Plus, having the tennis court at the basement level won’t block the views of units on lower floors. 

• Other sporting facilities include a 450-metre jogging path, a gym (with a steam & changing room), an aqua gym and a fitness circuit. 

• There’s also a spa & jet pool where residents can relax and rejuvenate. 

Family-friendly facilities

• As ECs cater primarily to families, North Gaia has its fair share of family-friendly facilities too. 

• The 50m leisure pool is suitable for families as it’s near water play facilities like the kids dancing fountain and heron water play & splash. 

• Other kid-friendly facilities include a kids’ adventure playground & flying fox, a mini rock climbing wall, a trampoline garden and a whimsical play garden. 

• Even with the absence of a conventional playground (with swings and slides), these facilities serve the same purpose and allow kids to break a sweat while enjoying the outdoors. 

• There are also several other facilities, like the game courtyard and putting green, where families can spend quality time together. 

• There are four different venues where families can host gatherings, parties and functions. 
• The function room is for formal occasions such as small-scale weddings while the dining room is for intimate gatherings. Both are equipped with a full suite of kitchen facilities so you can hire a private chef to prepare meals for your guests. 

• There’s also a family party room and entertainment room where families can hold birthday parties or have more informal gatherings with loved ones. 

Price Analysis & Comparisons

• North Gaia's prices will only officially be released on 20-21 April 2022 but based on analysts from PropNex, ERA and Huttons Asia, average prices are estimated to be from S$1,250 to S$1,280 psf.

Comparison of North Gaia and prices of New Launch ECs in 2021

• In 2021, there were three new launch ECs - Parc Central Residences, Provence Residence and Parc Greenwich. 

Provence Residence Artist's Impression

• Provence Residence is the closest to North Gaia in terms of location. However, its pricing might be lower than North Gaia’s estimated average prices as the former was launched almost a year ago, and it’s also in a different location.  
• Parc Greenwich was the last EC to launch in 2021 and its average psf prices were the highest for the year. This could be due to its location in Sengkang.

Image source: HDB

• Based on the GLS, North Gaia had the highest land rate among the three at S$576 psf per plot ratio while Parc Greenwich was acquired for S$555 psf per plot ratio and Provence Residence was acquired at S$566 psf per plot ratio. 
• Hence, it might make sense that North Gaia is most likely to command a higher average price psf.

North Gaia is expected to meet pent-up demand for new launch ECs

• According to Wong Siew Ying, Head of Research and Content at PropNex Realty, “North Gaia will help to meet the pent-up demand for new ECs,” as the supply of unsold new ECs on the market is “extremely tight.”
• Based on figures from Propnex, Piermont Grand, Parc Canberra and Parc Central Residences are 100% sold out. The take-up rate for the other new launch ECs are: Ola (99%), Provence Residence (99.7%) and Parc Greenwich (97.4%) (as of 13 Apr 2022). 
• Similarly, Lee Sze Teck, Senior Director (Research) at Huttons Asia says, “As of 13 April 2022, there are 11 unsold new EC units in the market, leaving buyers with limited affordable options in the market.” 

First new launch EC in Yishun since 2015

• North Gaia is the first new launch EC in Yishun since Signature at Yishun and The Criterion in 2015. It’s also been 7-8 months since the launch of the previous EC, Parc Greenwich. 
• Huttons Asia’s Lee says, “The launch of a new EC project, North Gaia is like water quenching the thirst. Strong interest is thus expected for the first EC project in 2022 and sales on the first day could be as high as 50%.”
• Both Lee and Propnex’s Wong say that North Gaia will see strong buying interest from HDB upgraders and first-time home buyers. 
• Lee says, “Almost 7,000 3-room and larger flats in Yishun have MOP-ed between 2019 and 2021. This forms a potential pool of upgraders for North Gaia.”

Price trend of new launch ECs sold in District 27 over the past 10 years 

• North Gaia’s estimated prices are also in line with the increasing price trend of new launch ECs sold in District 27 and Singapore in previous years.

• From 2020 to 2021, the average psf prices of new launch ECs in District 27 increased by 4.88%. 

Price trend of new launch ECs sold in Singapore over the past 10 years 

• Similarly, the average prices of new launch ECs sold in Singapore also saw an upward trend. It increased by 5.78% from 2020 to 2021. This figure is not too far off from the price trend of new launch ECs in District 27. 
• Based on the price trends of new launch ECs in both District 27 and Singapore, it’s clear that new launch ECs haven’t been affected by the cooling measures in December 2021. 

• Propnex’s Wong says that the rising land prices would cause the selling prices of upcoming EC launches to be as competitive as North Gaia’s or increase. 
• After North Gaia’s land sale in November 2020, the winning land rate for EC sites have gone above S$600 psf per plot ratio (ppr). Tengah Garden Walk EC site went for S$603 psf ppr, Tampines St 62 (Parcel A) EC site went for S$659 psf ppr and Bukit Batok West Ave 8 EC site went for S$662 psf ppr. 
• According to Wong, “Many would-be buyers will still show keen interest for North Gaia, as they may feel that EC prices will not drop and could be higher in the future.”

• However, even with the rising prices of EC, average psf prices are still significantly lower than private condos. 
• Nicholas Mak, Head of Research & Consultancy Dept. at ERA Realty Network, says that there will be “buyers who will not be deterred by the price.” He also adds that “the prices of new condo units are still higher than EC prices and hence, some buyers will be drawn to buy EC.”
• Huttons Asia’s Lee adds that “The EC market is relatively unaffected by the cooling measures and offers buyers an attractive alternative to private residential living.”

Appreciation Value Analysis

1. North-South Corridor 

Image source: LTA

• The North-South Corridor (NSC) is a 21.5km network of viaducts and tunnels that will directly connect Singapore’s North to the city centre. 
• When completed in 2027, the corridor will significantly cut travelling time for residents living in the north to the city by 10 minutes or more (by car) or up to 30 minutes (by bus).
• Hence, this accessibility will make North Gaia an attractive resale project in future. 

2. North Coast Innovation Corridor 

Seletar Aerospace Park (Image source: JTC)

• In the coming years, Singapore’s North Coast will be an innovative economic corridor with creative design and new technologies. 
• The corridor spans from Woodlands Regional Centre to Sembawang, Seletar Regional Centre all the way to Punggol. 
• Future developments include the Seletar Aerospace Park, a new waterfront at Sembawang shipyard and the Punggol Digital District which are expected to increase thousands of jobs for those living in the north and northeast. 
• As North Gaia is not more than a 15-minute drive to these future developments, there’s a good potential for appreciation. 

Summary

+ A total of 8 primary schools are nearby, great for families with young children.

+ Located close to the Khatib Bongsu Nature Reserve and some stacks get spectacular views of nature.

+ All units are in a north-south orientation, which means there’s no direct morning or afternoon sun. 

+ There is potential for price appreciation due to proximity to the North Coast Innovation Corridor and transport developments of the North-South Corridor. 

- Only 3 to 5-bedrooms are available at North Gaia, so couples or small families don’t have the option of a 2-bedroom unit. However, North Gaia’s 3-bedroom unit could be an option for couples or small families who don’t mind a larger unit. 

- North Gaia is a 20-minute walk to the nearest MRT, Yishun. However, there are several buses that will bring residents to Yishun MRT in 6 minutes.