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Perfect Ten Showflat Review

Tallest New Residential Project On Bukit Timah Rd With Amazing Views

25 Mar 2022 · by Faruq Senin

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Avg Psf

$324 ~ $5,089 psf (indicative)

District

D10 - Tanglin / Holland

Nearest MRT

Newton MRT

No. of units

230

TOP date

2025

Tenure

Freehold

by Japura Development Pte Ltd (Cheung Kong Property Development Limited)


At a glance

Location

  • 10-min walk to Stevens MRT (DTL/TEL) and Newton MRT (DTL/NSL)
  • Close to reputable schools like ACS (Primary) and Singapore Chinese Girls’ School

Unit Mix

Total no. of units: 230

  • 2-bedroom: 138
  • 3-bedroom: 92

Unit Layout

  • Few choices of layouts for 2 and 3-bedroom units
  • Unit sizes are larger than most projects nearby

Price

  • Average Price PSF - S$3,256
  • Higher than most projects in the same area

Appreciation Value

  • Likely to remain competitive or appreciate due to exclusivity of being along Bukit Timah Rd

Facilities

  • Highlights - 50m infinity pool, luxury clubhouse and roof terrace
  • Separate areas for families with kids and other residents

Perfect Ten is a freehold new launch condominium located in District 10, along Bukit Timah Rd. Expected to TOP in 2025, Perfect Ten has 230 units, comprising 2 and 3-bedroom apartments.

One of the development’s highlights is its symmetrical twin towers which are 24-storeys high. This will make Perfect Ten the tallest new development on Bukit Timah Rd.

perfect ten twin towers facade

(Image source: CK Asset Holdings)

Perfect Ten is an en-bloc development of the former City Towers. The collective sale was completed in 2019 after four attempts at an amount of S$401.9 million (S$1,847 psf per plot ratio). This meant that each owner had received S$2.78 million to S$11.5 million, depending on the size of their unit.  

Perfect Ten’s 2-bedroom units range from 753 to 797 sq ft, with an indicative price range of S$2.5 million to S$2.9 million. Its 3-bedroom units range from 1,227 to 1,281 sq ft, with an indicative price range of S$3.9 million to S$4.4 million.

Perfect Ten Location Review

perfect ten location map

Driving

Perfect Ten is in a highly accessible location as it’s along Bukit Timah Rd, a major road connecting residents in the west to the city centre. 

If you’re looking for retail, dining options as well as hangout spots, the Orchard Rd Shopping Belt is only a 6-minute drive away. For a wide range of upscale restaurants, cafes and bars, Dempsey Hill is only an 8-minute drive from Perfect Ten. 

For those working in the Central Business District (CBD), it’s about a 15-minute drive, although you can expect to add 10 minutes to your travelling time during the morning rush hour. Perfect Ten is also a short drive from the Pan-Island Expressway (PIE) and Central Expressway (CTE), which means that getting to other parts of Singapore and Changi Airport won’t be a hassle.

Public Transport

In terms of public transport, Perfect Ten also has excellent connectivity. It’s within walking distance to Newton and Stevens MRT Stations and both are interchange stations. Newton MRT is on the North-South Line (NSL) and Downtown Line (DTL) while Stevens MRT is on the Downtown Line (DTL) and the upcoming Thomson-East Coast Line (TEL). 

There are also plenty of bus services that you can take along Bukit Timah Rd and Dunearn Rd that will bring you to the city centre and the east and west of Singapore.

Amenities

Balmoral Plaza is the nearest mall to Perfect Ten. It has a FairPrice Finest Gourmet supermarket, several dining options, enrichment centres, pet stores, a clinic and a dentist. Nearer to Stevens MRT station, you can find a few eateries and a Cold Storage outlet at Alocassia Apartments. 

Novena is also a short drive away where you’ll find several shopping malls like United Square, Square 2 and Velocity @ Novena. Novena has a number of medical facilities like Tan Tock Seng Hospital and the Novena Specialist Centre.

Schools

Parents whose children are starting primary school can take advantage of Perfect Ten’s close proximity to Anglo-Chinese (Primary) and Singapore Chinese Girls’ School. Both are within a 1km radius and a short walking distance from Perfect Ten. 

The Bukit Timah area is also home to other prominent schools like Nanyang Primary, Methodist Girls' School (Primary), Raffles Girls' Primary and Pei Hwa Presbyterian Primary School.

Nature spots

Though Perfect Ten is located along the bustling Bukit Timah Rd, you can easily escape to nature spots nearby. The Singapore Botanic Gardens is just a 3-minute drive away. The green sanctuary has a number of lakes, children’s gardens and plenty of activity play areas that are perfect for families. 

For those who prefer longer hikes, the MacRitchie Reservoir Park is also a short drive from Perfect Ten. The nature park has a treetop walk and an observation tower so you’ll enjoy the best views while hiking. Other nature spots that are within a 15-minute drive include Bukit Timah Nature Reserve and Fort Canning Park.

Perfect Ten Showflat Experience 

perfect ten showflat seating area

Perfect Ten’s showflat is along Bukit Timah Rd, which is where the development’s entrance will be located. So, as you drive into the showflat, you’ll get an idea of what it feels like to return to a property that’s located along Bukit Timah Rd. 

When you step into Perfect Ten’s showflat entrance, you’ll be greeted with a posh ambience. There’s a spacious seating area and a concierge-like counter which resembles the lobby of a luxury hotel. 

perfect ten showflat high ceiling

There’s also a high ceiling with hanging light fixtures that add to the impressiveness of the showflat entrance. 

perfect ten showflat entrance

Unlike many showflats where you can already see the model of the condo as you step into the showflat, there’s an element of surprise here. 

perfect ten showflat video

Showflat visitors will be brought on a journey to uncover the highlights of Perfect Ten. Visitors will first enter a room where a video of Perfect Ten’s offerings will be played.

One of the highlights featured was Perfect Ten’s proximity to good schools nearby, hangout spots like Orchard and Dempsey as well as exclusive social clubs like Tanglin Club and the American Club.  

perfect ten showflat projected views

Another highlight was the views that future residents can expect from the higher floors of the development. As Perfect Ten will be the tallest development along Bukit Timah Rd, the breathtaking views are one of the attractive selling points of the project. 

perfect ten sales gallery model

(Image source: CK Asset Holdings)

After watching the video, buyers will be led to a model of Perfect Ten which stands about 3-metres tall. You can immediately feel the presence of the symmetrical twin towers which are the centrepiece of the development. 

The reflective facade of the towers also carries a very elegant look and adds an element of prestige to the luxury development. With such an eye-catching design, Perfect Ten is poised to stand out among other buildings along Bukit Timah Rd.

perfect ten showflat lift

An interesting feature of the condo model is this miniature crystal cabin private lift that all 3-bedroom units will have. What’s great is that the miniature lift can actually move so it gives buyers an idea of how the lift would look like when the development is completed. 

perfect ten showflat pods

Perfect Ten’s developers are committed to offering a very different showflat experience to prospective buyers. After buyers are done with the showflat viewings, they will be seated at one of these private “pods” where agents will go through with them a virtual tour of the development.

perfect ten showflat unit views

At these pods, buyers and agents can browse through the floor plans of different units or enjoy a 360-degree view from a particular unit (pictured above).

Buyers can also have a second look at facilities and location maps. As showflat viewings these days have a time limit due to social distancing, this feature is useful for buyers who need more time to analyse and weigh their options. 

perfect ten booklet

Instead of giving out physical brochures or e-brochures, Perfect Ten will also give buyers a box with cards that highlight the development’s features. 

perfect ten qr code

Buyers can scan a QR code on their smartphones to download an app where they can revisit the showflat experience at home. The app makes use of augmented reality (AR) and lets buyers browse through actual floorplans, views from particular units, the lobby, facilities and more.

This way, buyers will be able to better visualise the home that they are buying at their own comfort. For those who are unsure whether they should invest in Perfect Ten, this app would be able to help them in the decision-making process. 

Concept

Perfect Ten’s design and architecture have been inspired by the Japanese concept of Ma (間). In an architectural context, this means that the layout of a building or space is intentionally designed to encompass empty space.

perfect ten showflat model

The buildings in Perfect Ten are also arranged according to the way the kanji character, “Ma” is written - 間. The character is actually a combination of the characters 門 (door) and 日 (sun).

Together, they depict an image of light shining through a door into an empty space. Hence, the twin towers represent the “door” while the recreational facilities like the infinity pool, clubhouse and gym are the “sun”. 

perfect ten driveaway lush greenery

In line with the Ma concept, one of the highlights of Perfect Ten is its 100-metre setback from the main road which is Bukit Timah Rd. As Bukit Timah Road is a major boulevard, it is bound to get congested with traffic during peak hours. 

With the twin towers located 100 metres away from the main road, residents will be less affected by traffic noise. This way, they can enjoy some peace and quiet but at the same time, have the convenience of living along a major road.

If you compare this to the developments along Bukit Timah Road, none of them has such a generous setback as Perfect Ten, so this is definitely a plus point. 

perfect ten driveway 100m setback

As residents arrive home, they will be greeted with an 80-metre driveway with beautifully-landscaped trees lining each side. 

This sets the tone for exclusivity and relaxation that welcomes residents home. The aesthetic driveway is also a respite from the hustle and bustle of Bukit Timah Rd. Plus, it’s also an impressive entrance for guests. 

Another benefit of having a long driveway is practicality. Instead of clogging up the main road as vehicles wait to enter the condo, having a long driveaway would help ease congestion at the entrance of Perfect Ten.

perfect ten grand dropoff

(Image source: CK Asset Holdings)

After the 80-metre driveway, residents and guests will be greeted with a stunning Grand Drop Off. A 5-metre high rose gold shelter and dynamic water feature add a classy touch to the drop-off point.

perfect ten lobby

(Image source: CK Asset Holdings)

The swanky welcome continues to the lobby which features a 10-metre high ceiling with gold furnishings and marble flooring. It feels like the lobby of a luxury hotel and ties in to the overall luxurious welcome that the project is going for. 

There’ll be a concierge service for residents too. Not many details about the concierge service have been revealed, but concierge services in luxury developments will usually assist residents with day-to-day tasks like calling for a cab, receiving deliveries, making arrangements for cleaning services and more.

perfect ten entrance

(Image source: CK Asset Holdings)

 

For those who own a car, the good news is that there is a 1:1 ratio of units to parking lots. This is a generous provision as not all developments provide this. To add to that, there are also 5 Electric Vehicle charging stations. 

Located within walking distance of two MRT interchange stations, Perfect Ten’s residents actually don’t need to drive very often. Plus, with the traffic situation at Bukit Timah Rd, it might also be faster to take public transport than drive to the city centre.

But considering that the project will attract a wealthier crowd, most residents will still own a car and hence, having a 1:1 unit to parking lot ratio is still a good thing. 

perfect ten crystal lift

(Image source: CK Asset Holdings)

The journey home is even more magnificent for residents of Perfect Ten’s 3-bedroom units as every unit will come with a private “crystal sky” elevator. They would be able to enjoy the view of the Singapore skyline before reaching home. This is probably Perfect Ten’s most remarkable feature which sets it apart from other projects. 

But residents who are not living in the 3-bedroom unit will also be treated to splendid views, even though they won’t have the luxury of the crystal elevator. 80% of all units will have an unobstructed view of Bukit Timah Nature Reserve while the rest will face the breathtaking Singapore skyline.

perfect ten reflective facade twin towers

Other than the spectacular welcome home, the twin towers themselves are an iconic masterpiece. The highly reflective facade of the towers is also sleek and eye-catching, which befits the social status of residents who are likely to live here.

With prices starting at an estimated S$2.5 million for 2-bedroom units, buyers who are interested in Perfect Ten are most likely of a wealthier profile and have a certain social standing.

Facilities at Perfect Ten

Perfect Ten has a site area of 104,531 sq ft, which is the largest among new launches in the surrounding area. This is quite a good size, considering that there are only 230 units in the development. Here’s a comparison to other new launches nearby:

perfect ten site plan

With this space, the developers are able to provide plenty of facilities catering to the needs of different demographics. There are over 40 facilities and recreational zones, including tranquil zones for residents to get a respite from the bustling city. 

There’s a lot of greenery surrounding the development as well. This is a plus point for residents as they will be able to return home to a green sanctuary despite being in a central location like Bukit Timah. 

perfect ten pool

One of the main highlights of Perfect Ten’s facilities is its 50-metre Infinity Pool. As Perfect Ten is considered a low-density development, having a 50-metre pool is a plus point for residents as they won’t have to worry about it getting too crowded.

But what makes Perfect Ten’s pool different is how impressive it looks and this complements the grandeur of the twin towers.

perfect ten infinity pool artist impression

(Image source: CK Asset Holdings)

As the pool is not on the ground floor, you’ll be able to get an elevated view of Bukit Timah Rd and the surrounding housing areas.

Besides that, there are also other facilities like an ion pool, mineral pool, spa pool and steam room so residents can relax and rejuvenate. The trees lining the sides of the pool also make it feel as if you’re whisked away to some resort overseas.

perfect ten showflat model clubhouse gym

Just above the infinity pool, you’ll find the Clubhouse and Gym. Both will have views of the infinity pool as well as Bukit Timah Rd. 

perfect ten showflat clubhouse

Located near the entrance of Perfect Ten, the Clubhouse blends in with the twin towers and infinity pool to create an elegant first impression for guests.

perfect ten zaha hadid cove kitchen

(Image source: CK Asset Holdings)

The interior of the Clubhouse is adorned with luxurious furnishings, such as a gold mesh screening, leather wall panels and marble tiles. Its centrepiece is an award-winning Cove Kitchen island designed by the famous architect Zaha Hadid. You can actually see this Cove Kitchen island at the showflat. 

Apart from that, there are full-kitchen facilities so you can potentially hire a private Chef for your functions. It will also save you the additional costs of renting a space should you need to organise a gathering.

perfect ten bbq pit

With the 2 and 3-bedroom unit mix and the wide range of good schools nearby, families are one demographic that is most likely to purchase a unit in Perfect Ten.  

There are several BBQ pavilions around the infinity pool where families can spend some quality bonding time. These BBQ pavilions are also equipped with full kitchen facilities. With ample seating areas, the pavilions are also great for gatherings with family or friends during festive seasons.

perfect ten kids pool

There’s also a dedicated kids area at the back of one of the residential towers for families with young children. Here, you’ll find a Kids’ Pool, Kids’ Playground and a Party Lawn where the young ones can run around. There’s even a Party Pavilion here where parents can hold birthday parties for their kids. 

Unlike some projects where the kids’ pool is located together with the main pool, what’s good is that the kids’ area at Perfect Ten is located away from the infinity pool. This way, those who want to enjoy a relaxing swim at the infinity pool will be able to do so peacefully. However, if there are large gatherings at the BBQ pavilions, this might still cause some disruption.

perfect ten wellness deck

The kids’ area is also located on the opposite side of the Wellness Deck which includes a yoga deck, aqua gym and a lily pond. This space is excellent for residents who want to focus on their mental health or prefer additional exercise areas other than the gym. 

The Wellness Deck also allows residents to look out into the lush greenery surrounding the Perfect Ten which can be very therapeutic. Residents can also head down to the Landscape Berm to enjoy even more greenery.

perfect ten roof site plan

As Perfect Ten’s twin towers will be the tallest residential project along Bukit Timah Rd, the developers have also planned for facilities to be on the Roof Garden. This is great as it gives residents more recreational space. 

The main highlight here is the panoramic view that you’ll get of both the cityscape and the Bukit Timah Nature Reserve.

perfect ten sky pool

(Image source: CK Asset Holdings)

The facilities include a Starry Light Reflective Pool, Sunrise/Sunset Spa, and several decks for lounging around and hanging out. Whether you’re a couple or a family, the Roof Garden is a perfect place to unwind with your loved ones and watch the sunrise or sunset.

Unit Layouts of Perfect Ten

Perfect Ten Showflat: 2-Bedroom (A2)

Total no. of units (2-bedrooms)

  • 138

Who is it suited for?

  • Families with 1 or 2 children
  • Couples
  • Tenants

perfect ten 2 bedroom pros and cons

Perfect Ten 2-Bedroom Floor Plan

perfect ten two bedroom floor plan

  • Showflat unit size - 786 sq ft (73 sqm)
  • Range of 2-bedroom units at Perfect Ten - 753 to 797 sq ft (70 sqm to 74 sqm)

Common areas of 2-Bedroom Unit 

Kitchen

perfect ten 2 showflat 2 bedroom kitchenperfect ten 2 bedroom floor plan kitchen

  • Kitchen size - 6 sqm
  • Open-concept kitchen
  • The kitchen has a store, a bonus feature that’s rare for 2-bedroom units 
  • Overhead racks are provided in the kitchen

perfect ten 2 bedroom showflat kitchen hob

  • Oven and induction gas hob by Miele, known for its high-end products
  • However, there are no windows for ventilation, so the 2-bedroom unit is not recommended for heavy cooking

Dining area 

perfect ten showflat 2 bedroom diningperfect ten 2 bedroom floor plan dining

  • Living and dining area size - 25 sqm
  • The dining area is spacious for a 4-seater table, with lots of room to spare

perfect ten 2 bedroom dining

  • To accommodate bigger groups, the dining area can also fit a 6-seater table, without disrupting the walkway from the kitchen to the living room

Living area

perfect ten 2 bedroom living roomperfect ten 2 bedroom floor plan living

  • Living area has a very generous space
  • The distance from the couch to the TV is longer than other 2-bedroom units
  • A 4-seater sofa can sit comfortably in the living area and there’s still room for an armchair at the side
  • There’s also enough room for an oval or rectangular coffee table

Bedrooms of 2-bedroom unit

Bedroom 2 

perfect ten bedroomperfect ten 2 bedroom floor plan

  • Bedroom size - 8sqm
  • Able to fit in a queen-sized bed and a small dressing table
  • If you’re fitting in a single bed instead, there will be enough room for a proper work/study desk
  • Note: The window is only half-length due to the AC ledge 

perfect ten 2 bedroom floor plan common bathroom

  • One downside is that Bathroom 2 is located quite a distance away from Bedroom 2, opposite the kitchen
  • This might be a slight inconvenience to tenants 

Master bedroom

perfect ten 2 bedroom showflat master bedroomperfect ten 2 bedroom floor plan master bedroom

  • Master bedroom size - 13 sqm 
  • Under average size for a 2-bedroom master bedroom as compared to other projects but still able to fit a king-sized bed and side tables

perfect ten 2 bedroom showflat master bedroom windows

  • Floor-to-ceiling windows allow light to stream through the master bedroom, making it seem more spacious

perfect ten 2 bedroom showflat master bedroom wardrobe

  • Generous 3-door wardrobe, a bonus feature as very few projects provide this for 2-bedroom units 
  • The only downside is that the wardrobe is not floor-to-ceiling. However, this could also be extra storage space at the top, though the things you store here might be more prone to dust

Bathrooms

perfect ten 2 bedroom showflat bathroom

  • Both the Master bathroom and Bathroom 2 are about the same size
  • One highlight is that all bathrooms are equipped with a rain shower, a bonus feature that is usually reserved for master bathrooms
  • Marble and porcelain tiled wall and vanity marble countertop create a luxurious and elegant feel
  • Gold showerheads and basin mixers make it stand out from other developments

Perfect Ten Showflat: 3-Bedroom (B3)

Total no. of units (3-bedrooms)

  • 92

Who is it suited for?

  • Families with 2 or 3 children

perfect ten 3 bedroom pros and cons

Perfect Ten 3-Bedroom Floor Plan

perfect ten 3 bedroom floor plan

  • Showflat unit size - 1281 sq ft (119 sqm)
  • Range of 3-bedroom units at Perfect Ten - 1227 to 1281 sq ft (114 to 119 sqm)

Common areas of 3-Bedroom Unit 

Kitchen

perfect ten 3 bedroom wet kitchenperfect ten 3 bedroom floor plan kitchen

  • Kitchen size - 10 sqm 
  • There are two separate kitchen areas - a wet and dry kitchen 
  • There’s also a utility room with a size of 6sqm

perfect ten 3 bedroom kitchen gas hob

  • The wet kitchen area has a gas hob and induction hob (both from Miele) so you’ll have both options, depending on how much cooking you plan to do 
  • Having both options is an advantage as most projects only provide one type of hob
  • There’s a window in the utility room so there’s plenty of ventilation when you cook

perfect ten 3 bedroom dry kitchen

  • The wet and dry kitchens are equipped with a sink each, which is also rare and makes it easier for families to share the kitchen
  • The dry kitchen has a large countertop where you can do your cooking preparation and serve drinks/snacks to guests
  • The countertop is made of large-format Italian porcelain tiles which are known to be extremely durable as they are heat and scratch-resistant

perfect ten 3 bedroom kitchen coffee machine

  • The dry kitchen also has a wine chiller and built-in coffee machine by Miele, which are not common in other projects 

perfect ten 3 bedroom kitchen sliding door

  • The kitchen has a glass sliding door, great for those who intend to cook frequently

Dining area 

perfect ten 3 bedroom diningperfect ten 3 bedroom dining floor plan

  • Combined size of living and dining area - 32 sqm
  • The dining area can fit a 6-seater table 

perfect ten 3 bedroom dining

  • If you’re planning to fit a larger table, do note that there is a slight limitation as it will block the walkway to the bedrooms 

Living area

perfect ten 3 bedroom livingperfect ten 3 bedroom living floor plan

  • Living area is a decent size for a 3-bedroom unit but it feels very roomy

perfect ten 3 bedroom living

  • It can fit a 4-seater sofa or something even longer to accommodate more people
  • The choice of furniture is important here to complement the space. In this case, the ID has fit in 2 side chairs and a small round coffee table.
  • The couch-to-TV distance feels considerably longer when compared to other projects  

Balcony

perfect ten 3 bedroom balconyperfect ten 3 bedroom balcony floor plan

  • The balcony stands out in this unit due to its size, 12 sqm, which is considerably larger than other projects 
  • With this much room, it could be an extension to your living room space or you could fit in another table or couch for extra dining/relaxing areas
  • Higher floors get unblocked views of nature at MacRitchie and Bukit Timah nature reserve (This view at the 3-bedroom showflat unit is from the 23rd floor)
  • Lower floors get a view of Perfect Ten’s infinity pool

Bedrooms of 3-bedroom unit

Bedroom 3 

perfect ten 3 bedroom common bedroomperfect ten 3 bedroom bedroom 3 floor plan

  • Bedroom 3 is one of the two common bedrooms in the 3-bedroom unit
  • Its size of 10 sqm is slightly larger than those in other projects 
  • It’s able to fit a queen-sized bed, but there’ll be a very small space for you to move around
  • Wardrobe space in this room is generous, comparable to the master bedroom in 2-bedroom unit
  • As this is a corner unit, there are 2 sides of full-length windows which allow more light and makes the room seem more spacious
  • However, the entrance to bedroom 3 is located at the side of the dining area, which is a rather unconventional layout and might not appeal to some. If this does not appeal to you, the good news is there are other layouts that have a proper corridor leading to the bedrooms

Bedroom 2 

perfect ten 3 bedroom common bedroomperfect ten 3 bedroom bedroom 2 floor plan

  • Bedroom 2 is the other common bedroom in the 3-bedroom unit, with a size of 9 sqm
  • The ID for the showflat has done up the room as a kids’ room so it gives you an idea of how you might want to design the room. It could also be a study or work-from-home room. 
  • It has less wardrobe space than Bedroom 3
  • You could probably fit in up to a queen-sized bed, but there will be less space to move around

Master bedroom

perfect ten 3 bedroom master bedroom

  • The master bedroom is 19 sqm, a luxurious size for master bedrooms
  • There’s plenty of space to move around even with a king-sized bed in the room
  • Has full-length windows

perfect ten 3 bedroom master bedroom

  • There’s plenty of space so you can decide where to place your dressing table, either in front of the bed or by the side
  • You can also add a TV console if you’d like, as there is a good distance from the bed to the wall 

perfect ten 3 bedroom master bedroom wardrobe

  • The wardrobe space is the highlight of the master bedroom, it fills up the entire wall as you enter the master bedroom and blends in with the door to the master bathroom
  • Lights are included in the wardrobe. One benefit of this is that if your partner is asleep, you won’t need to turn on the bedroom lights to access your wardrobe. This is great for early-morning risers or those who work late.  

perfect ten 3 bedroom master bedroom cosmetic fridge

  • A safe and a cosmetic fridge are provided; these are bonus provisions that aren’t usually included in other projects
  • The cosmetic fridge is convenient if you need to keep your facial masks and creams cold

perfect ten 3 bedroom master bathroom

  • Master bathroom is 7 sqm, bigger than the average bathroom size 
  • Has a bathtub with half-length windows so you can enjoy the view of lush greenery outside. You can install blinds for privacy if you wish to.

perfect ten 3 bedroom master bathroom his her sinks

  • There are also his and her sinks, which means more personal space for the Mr and Mrs of the house 

Stack Analysis

Perfect Ten Site Plan

perfect ten site plan

Perfect Ten Elevation Chart

perfect ten elevation chart

Perfect Ten’s residential units are located in its twin towers - Blk 321 and Blk 323. They both have the same number of units and unit configurations. As you can see from the elevation chart, each block will have three 2-bedroom units and two 3-bedroom units. 

The 2-bedroom units are all located in the middle of the block while the 3-bedroom units are the corner units. All the 3-bedroom units (Stacks 3, 5, 6 and 10) come with two private lifts, including one crystal sky elevator. Stack 4 and 9 are the 2-bedroom units that come with a private lift.

perfect ten key planperfect ten stacks facing bukit timah road

Out of all the units, stacks 1, 2, 3, 5, 6, 7, 8 and 10 have views of Bukit Timah Rd, the surrounding Goldhill housing estate as well as the lush greenery of MacRitchie and Bukit Timah Nature Reserve for the higher floors. 

Even the lower floors can enjoy some picturesque views of the 50-metre infinity pool and clubhouse. Since there’s a considerable distance from the unit to the main road, residents will most likely not have to worry about the noise from Bukit Timah Rd. 

In terms of the sun and wind, stacks 1, 2, 3 and 5 are the best as it’s directly facing the north. This means that you won’t have to worry about getting any direct sun during the day. Your house will be cool and well-ventilated throughout the year as there’ll be lots of wind coming in the north-south direction and vice-versa. This way, you might not have to switch on the air-conditioning very often and can save on electricity bills.

Stacks 6, 7, 8 and 10 are the next best stacks. These are north-east facing which means that you’ll get morning sun but there won’t be any afternoon sun. Plus, you’ll also enjoy the breeze all year round. 

perfect ten south facing stacks

Stacks 4 and 9 are the only two stacks that don’t have views of Bukit Timah Rd and the nature reserves. Stack 4 is south-east facing while Stack 9 is south-west facing. Stack 4 has its balcony and master bedroom facing east. This has mostly city views and some greenery at the Goodwood Hill estate. 

Higher floors will also be able to get some views of the Singapore cityscape, which might be a draw for some buyers. However, lower floors might get blocked by The Princeton condo which has 20 storeys. The unit will also get some morning sun but no afternoon sun.

As for Stack 9, the balcony, master bedroom and the other bedroom will be south-west facing. Residents on the higher floors will be able to enjoy unblocked views of the Nassim housing estate, Singapore Botanic Gardens and maybe even sea views on a clear day. 

Those on the lower floors will have their views blocked by condos nearby like the Palm Spring and Bellerive. One thing to consider is that the unit will get afternoon sun, which might be a deal-breaker for some buyers.

Price Comparison

Here’s the transacted pricing for Perfect Ten:

Unit type

Quantum (S$) 

Average price psf (S$)

Size ranges (sq ft)

2-bedroom

2.324m - 2.64m 

3,286

753 - 797 

3-bedroom

3.927m - 4.158m

3,205

1227 - 1281

Data sourced from: URA, Realis, 99.co

Comparison of new launch projects within 1km (2-Bedroom)

If you’re interested in 2-bedroom units in the same area, here’s how Perfect Ten compares to the rest of the projects:

Project

2BR price range (S$)

Avg Price PSF (S$)

Size range (sq ft)

TOP

District

Tenure

No. of units

Perfect Ten

2.324m - 2.64m

3,286

753 - 797

2025

D10

Freehold

230

Sloane Residences

2.2m-2.5m

2,956

743

2022

D10

Freehold

52

Juniper Hill

1.4m-2.1m

2,749

581 - 721

2022

D10

Freehold

115

The Hyde

1.8m-2.5m

2,567

678 - 818

2022

D10

Freehold

117

35 Gilstead

1.45m-1.9m

2,567

549 - 721

2022

D11

Freehold

70

One Draycott

2.3m-3m

3,320

732 - 797

2022

D10

Freehold

64

Pullman Residences Newton

1.7m-2.2m

2,789

667

2023

D11

Freehold

340

Data sourced from: URA, Realis, 99.co

On the whole, Perfect Ten’s average quantum for 2-bedroom units seems to be higher than the projects in the same area except for One Draycott. However, the sizes of Perfect Ten’s 2-bedroom units are generally larger than the market. So, if you’re looking for a 2-bedroom unit in the area that’s more spacious, Perfect Ten is one of the few choices that you have, along with One Draycott. 

One Draycott is located along Draycott Park and is closer to the Orchard Road shopping belt if you drive. But it will take more than 10 minutes to walk to the nearest MRT station, Newton. However, One Draycott is also a smaller development, so there are fewer 2-bedroom units to choose from. It has 64 units while Perfect Ten has 138 2-bedroom units.

Many of these projects nearby are also mostly boutique developments with a smaller site area and lesser facilities as compared to Perfect Ten. Even Pullman Residences Newton which has 340 units has a smaller site area than Perfect Ten. So, if you’re a buyer who values having more facilities, Perfect Ten is a great option. 

Smaller developments also tend to have higher maintenance fees than larger developments. That’s something to take into consideration as well.

Another important point to note is that most of these developments have already been launched, with TOP expected in 2022 and 2023. So, if you’re in no hurry to move in or need more time to save up, Perfect Ten is a better option for you. 

Comparison of new launch projects within 1km (3-Bedroom)

If you’re interested in 3-bedroom units in the same area, here’s how Perfect Ten compares to the rest of the small to mid-sized developments:

Project

2BR Price Range (S$)

Avg Price PSF (S$)

Size range (sq ft)

TOP

District

Tenure

No. of units

Perfect Ten

3.927m - 4.158m

3,205

1227 - 1281

2025

D10

Freehold

230

Sloane Residences

3.3m-3.67m

2,828

1249 - 1292

2022

D10

Freehold

52

Juniper Hill

2.2m-3.16m

2,584

915-958

2022

D10

Freehold

115

The Hyde

3.7m-4m

3,021

1249

2022

D10

Freehold

117

35 Gilstead

2.1m-2.3m

2,567

842-926

2022

D11

Freehold

70

Klimt Cairnhill

5.7m

3,818

1432-1496

2025

D9

Freehold

138

Pullman Residences Newton

3m-3.5m

2,709

1163

2023

D11

Freehold

340

Data sourced from: URA, Realis, 99.co

In terms of 3-bedroom apartments, the average quantum for Perfect Ten is on the pricier side when compared to projects nearby. Klimt Cairnhill is the only exception, with an average quantum of S$5.7 million for its 3-bedroom units. 

This comes as no surprise as Klimt Cairnhill is located very near to Orchard Rd in District 9 and that area has always commanded a higher price. The size of its 3-bedroom units also ranges from 1432 to 1496 sq ft which is way larger than surrounding projects. 

We’ll compare Perfect Ten’s prices to Sloane Residences and The Hyde as these projects have the most comparable 3-bedroom unit sizes. To compare, we’ll have to look at the layout, connectivity and views from the units. 

sloane residences 3 bedroom floor plan

Sloane Residences 3-bedroom floor plan

Sloane Residences is located closest to Perfect Ten and there are 34 3-bedroom units here. It has the most efficient layout among the three projects. The private lift lobby opens up to the living and dining areas and the master bedroom is located away from the other two bedrooms, giving it some privacy. 

In terms of connectivity, Sloane Residences’ entrance is at Balmoral Rd which is a good location as it leads out to Stevens Rd and Scotts Rd. However, in terms of views, it is not the best as it’ll be facing the condos nearby. 

the hyde 3 bedroom floor plan

The Hyde 3-bedroom floor plan

Similarly, The Hyde is located along Balmoral Rd and there are only 22 3-bedroom units for sale here. All the 3-bedroom units are 1249 sq ft, with 2 different configurations, so you don’t exactly have much choice here. Some might also find that the foyer greeting the private lift lobby and long corridor to the bedrooms are wasted space. 

The 3-bedroom units have expansive views of the Goodwood Hill estate. However, in the URA Master Plan, Goodwood Hill has been designated as a reserve site, so there’s no guarantee that it will stay as a low-rise green sanctuary in future. 

perfect ten 3 bedroom floor plan

Perfect Ten 3-bedroom floor plan

Perfect Ten has 92 3-bedroom units with two different unit configurations. All the 3-bedroom units have great views. The higher floors get a view of the lush greenery of MacRitchie and Bukit Timah while the lower floors get a view of Perfect Ten’s infinity pool. 

Perfect Ten is also the only project with two private lifts, and one of the lifts has a glass cabin for you to admire the views as you return home. This is a luxurious bonus that sets it apart from the other two projects. Having two private lifts is also useful especially when one lift breaks down or is under maintenance. 

The only gripe is Perfect Ten’s unconventional layout where Bedroom 3 is located by the side of the dining area and away from the common bathroom. 

In terms of location, all 3 projects are also located along main roads, with easy access to the Orchard Rd Shopping Belt. Those who prefer not to stay along a major road like Bukit Timah Rd might also favour Sloane Residences and The Hyde over Perfect Ten. 

Ultimately, it depends on what you’re looking for in a 3-bedroom unit in the neighbourhood. If price is not an issue and you like Perfect Ten’s location, its two private lifts and great views might be worth paying the extra premium.

Transaction history of projects with 2 and 3 bedroom units in District 10 and CCR in past 1 year

perfect ten vs district 10 vs ccr 2 bedroom psfperfect 10 vs district 10 vs ccr 3 bedroom psf

When we look at the transaction history for both D10 and the CCR in the past year, Perfect Ten’s average psf prices are much higher than the average. One thing to note is that D10 covers a huge area and the price points for each area are different, depending on their proximity to the city. 

For example, prices of the projects in the Holland area would not be the same as prices of projects in the Stevens/Balmoral area where Perfect Ten is located. The former are projects like Hyll on Holland, Leedon Green and One Holland Village Residences with prices from about S$2,400 to S$2,700 psf. 

Conversely, there are other projects in D10 that might usually fetch a higher price such as those in the Tanglin/Nassim area as they are close to the Orchard Rd shopping belt. These are projects like Park Nova, 3 Cuscaden and Cuscaden Reserve which have average psf prices of S$3,685 and above. 

Hence, we’ll look at all transactions around Perfect Ten in the past year (including resale transactions):

Project

2BR price range (S$)

2BR Size range (sq ft)

3BR price range (S$)

3BR Size range (sq ft)

Avg Price PSF (S$)

TOP

Tenure

Perfect Ten

2.324m - 2.64m

753 - 797

3.927m - 4.158m

1227 - 1281

3,256

2025

Freehold

Sloane Residences

2.2m-2.5m

743

3.3m-3.67m

1249 - 1292

2,956

2022

Freehold

Juniper Hill

1.4m-2.1m

581 - 721

2.2m-3.16m

915-958

2,749

2022

Freehold

The Hyde

1.8m-2.5m

678 - 818

3.7m-4m

1249

2,567

2022

Freehold

35 Gilstead

-

-

2.1m-2.3m

842 - 926

2,567

2022

Freehold

The Princeton

1.22m

861

1.8m-1.89m

1087

1,697

1999

Freehold

Bellerive

1.82m

958 - 1001

2.8m-3.1m

1539 - 1679

1,783

2011

Freehold

Cyan

2.084m-2.55m

1016 - 1165

3.15m-3.38m

1442 - 1528

2,202

2014

Freehold

The Legend

2.2m-2.408m

1432

-

-

1,573

1996

Freehold

Robin Suites

1.25m

538

-

-

2,359

2015

Freehold

Goodwood Grand

2.28m-2.3m

893 - 894

2.639m-3m

1044 - 1227

2,535

2018

Freehold

Volari

2.8m-2.91m

1324

4.6m-4.8m

2035 - 2810

2,095

2012

Freehold

Hallmark Residences

2.95m

1431

2.9m-3.2m

1485 - 1572

1,996

2015

Freehold

Balmoral Heights

1.75m-1.78m

926

2.159m

1163

1,898

2005

Freehold

Belmond Green

1.85m-2.32m

958 - 1077

2.63m-3.4m

1270 - 1582

2,038

2004

Freehold

Ewe Boon Regent

1.51m

850

1.728m

1033

1,724

2000

Freehold

Gisborne Light

-

-

1.88m

1248

1,506

2003

Freehold

Data source: URA, Realis, 99.co

In terms of average price psf, Perfect Ten is the only project in the vicinity that goes above S$3,000. However, in terms of quantum, Volari and Hallmark Residences have higher 2-bedroom unit prices than Perfect Ten due to their massive sizes. Volari’s 3-bedroom units have also sold for S$4.6-S$4.8m. The projects surrounding Perfect Ten are also mostly older developments. 

Besides Goodwood Grand which TOP-ed in 2018, the last development is Robin Suites which was completed in 2015. Hence, for buyers who are open to getting a resale unit but still prefer something recent, Goodwood Grand is a good alternative. At S$2,535 psf, it’s lower than the prices of the new launches in the area. However, if buyers value exclusivity, Goodwood Grand will not be a good option as its 3-bedroom units do not come with private lifts. 

There is also a general trend that the older the project, the cheaper the average price psf. However, some projects like Belmond Green have managed to stay competitive despite being around for 18 years. This might be due to the fact that Belmond Green is one of the few bigger-sized developments in a sea of boutique developments. 

cyan belmond green price chart

Both Cyan and Belmond Green have seen their average price psf increase over the last 5 years. As both projects are about the same size as Perfect Ten, it might give potential buyers an idea of how its prices would increase in future. However, considering that Perfect Ten’s starting average price psf is already on the higher side, it’s hard to tell if the prices can sustain or how much it can appreciate over time.

google maps of perfect ten and cyan

Google Maps screenshot of Perfect Ten and Cyan

Cyan is also similar to Perfect Ten in several aspects. They are both located at Bukit Timah Rd and have 24 storeys, although Cyan’s entrance is actually on Keng Chin Rd.

cyan facilities

(Image source: Cyan listing on 99.co)

In terms of facilities, Cyan has a 50-metre lap pool as well as other water features like a children’s pool, spa pool, dip pool, lagoon pool and more. It also has a sky terrace, garden and several dip pools on the rooftop which is very similar to Perfect Ten. 

Cyan also has two tennis courts which Perfect Ten doesn’t have. If you’re an avid tennis player, then this might be something that you’re actively looking out for. However, Perfect Ten does have an edge when it comes to family-friendly and communal facilities due to its dedicated kids’ area as well as BBQ pavilions. 

Overall, Perfect Ten’s prices are indeed higher than the market, so buyers must decide whether or not its swanky facilities and luxurious look is something that they want to invest in. 

Appreciation Value

perfect ten ura masterplan

(Image source: URA)

Based on the URA Master Plan, most of the areas around Perfect Ten will remain as residential areas. As the Bukit Timah area and D10 are typically known for luxury houses and landed properties, this area will most likely continue to be one of Singapore’s most sought-after residential areas. 

district 10 vs ocr vs ccr vs rcr price trend

Based on the transaction history in D10 over the past 10 years, the average price psf has also increased by about 45.54% as compared to 27.46% in CCR, 41.32% in RCR and 34.7% in OCR. This puts Perfect Ten in a good position as prices of property in the area will continue to remain stable or possibly appreciate due to the exclusivity of being in Bukit Timah. 

Plus, Perfect Ten’s entrance is located along Bukit Timah Rd which makes it very accessible. Although this might be a pain point for some, most residents living in the neighbourhood will still need to use Bukit Timah Rd on a daily basis so having the entrance at the main road cuts travelling time. Its proximity to Orchard Rd and the CBD is also a plus point. 

In terms of public transport, the area will be even more accessible with the completion of the Thomson-East Coast Line at Stevens MRT Station. 

Perfect Ten is also one of the tallest developments in the area, with some of the most luxurious facilities and hence, it has an edge over other projects. 

Another factor that’ll keep Perfect Ten’s prices competitive is its proximity to prestigious schools. Anglo-Chinese School (Primary), Anglo-Chinese School (Barker Rd) and Singapore Chinese Girls’ School are just opposite Perfect Ten. Other schools like St. Joseph’s Institution, Hwa Chong Institution, Raffles Girls’ Primary and Nanyang Girls’ are also within a short drive or MRT ride away. The National University of Singapore’s Faculty of Law is also located nearby at the Singapore Botanic Gardens.

ura masterplan perfect ten goldhill estate

However, the URA Master Plan has a residential plot of land in the Goldhill Estate that is subject to detailed planning. Right now, the area is full of greenery and Perfect Ten’s residents can enjoy this view.

google satellite view of goldhill estate

(Image source: Google Map satellite view of Goldhill Estate)

If a tall development is going to be built there, this might potentially lower the value of Perfect Ten as views from the units will be blocked. Similarly, if there are future en bloc projects nearby and more luxurious projects are being built in the surrounding areas, this might also cause a depreciation in Perfect Ten’s value. 

Perfect Ten’s Developer & Architect

Perfect Ten’s developer is CK Asset Holdings Limited which is a multinational corporation and one of the largest property developers in Hong Kong. The group has a leading market share in Hong Kong, an extensive portfolio in Mainland China and a significant presence in Singapore and the UK. In Singapore, CK Asset is known for its development of the Marina Bay Financial Centre, One Raffles Quay and the Stars of Kovan among others. 

The architect for Perfect Ten is DP Architects, one of the world’s most renowned architects. It has won several awards like the BCI Asia Top Ten Architects Award, Asia Property Awards (Singapore) and Best of Asia Pacific Design Award. 

esplanade

Image source: Unsplash

Some of its recognisable projects include the Esplanade, National Library building, Clarke Quay Central and Paya Lebar Quarter. DP Architects also has a portfolio of residential developments including The Minton, Paterson Collection, Centennia Suites and more.

With such a stellar record from both its developer and architect, residents of Perfect Ten will have little to worry about.

Summary

+ Perfect Ten is in a good location and has great connectivity along Bukit Timah Rd

+ Within walking distance to two interchange MRT stations - Newton and Stevens

+ Near to reputable schools like Anglo-Chinese and Singapore Chinese Girls’ School

+ Units are generally larger than projects in surrounding areas

+ All 3-bedroom units have 2 private lifts, including a glass cabin private lift to admire views 

+ Some 2-bedroom units have a private lift, very rare for 2-bedroom units 

+ High-quality fixtures and kitchen appliances 

+ Strong track record of developer and architect

- Average price PSF and quantum are higher than projects in the same area

- Not many choices of units for singles and large families; only 2 and 3-bedroom units are available 

- Some units have unconventional layouts with bedrooms and common bathrooms situated far from each other 

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Frequently Asked Questions

What is the price of individual unit types at Perfect Ten?

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Perfect Ten’s 2-bedroom units have an indicative price range of S$2.5 million to S$2.9 million while 3-bedroom units have an indicative price range of S$3.9 million to S$4.4 million.

Where is the address of Perfect Ten's showflat and how can I book a showflat viewing?

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Perfect Ten's showflat is located at 323 Bukit Timah Road, Singapore 259713. Click on the "Enquire Now" button to book your slot.

What is the average price psf of Perfect Ten?

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Perfect Ten's average price psf is S$3,256.

Is Perfect Ten a good investment?

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Perfect is a good investment for families with young children as it is located near reputable schools like ACS and Singapore Chinese Girls' School.

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