Royal Hallmark Showflat Review

Royal Hallmark Location Review

Royal Hallmark is located at the junction of Haig Rd and Haig Lane and the area consists of landed properties and other boutique condominiums. 

Street view of Haig Rd on a weekday afternoon (The houses on the right is the site of Royal Hallmark)

We surveyed the neighbourhood on a weekday afternoon and noticed that there’s some traffic along Haig Rd. As Haig Rd connects drivers from Paya Lebar to Marine Parade, it’s understandable that the road might get pretty busy at times. But on a weekday afternoon, it was generally smooth-sailing. 

However, since Royal Hallmark is opposite Tanjong Katong Secondary School, Haig Rd will get congested during times when parents fetch their children to and from the school. 

During our visit on a weekday afternoon, we also noticed that the school band was rehearsing during that time. Hence, residents must be prepared to deal with some noise from school activities. 

Street view of Haig Lane and actual site of Royal Hallmark

One good thing is that the entrance to Royal Hallmark is along Haig Lane, which sees little to no traffic and a few parked cars. 

Besides the minimal traffic along Haig Rd, the area is otherwise quiet. Based on Royal Hallmark’s unit mix, it seems like the main demographic living there are families. Hence, families who want to raise their children in a peaceful environment with low-density housing would love the neighbourhood. 

Driving

Although Royal Hallmark is located along a relatively small lane, it’s just a short turn off Dunman Rd, a major road. From Dunman Rd, residents can conveniently drive to the city centre. Royal Hallmark is also a short drive from major expressways like East Coast Parkway (ECP), Pan-Island Expressway (PIE) and Kallang-Paya Lebar Expressway (KPE). 

One thing to note is that Royal Hallmark offers 27 parking lots and one handicap lot against a mix of 32 units. Not considering the units with more than one vehicle, drivers might end up competing for lots in this development. Those unable to secure a parking lot may resort to parking along Haig Lane - which is a cul-de-sac. While parking along Haig Lane is free, too many cars parked there leads to congestion and inconveniences for residents and deliveries. 

However, if there are more car-lite homeowners or tenants who don't drive, this would of course become a non-issue.

Public Transport

The nearest MRT station to Royal Hallmark is Dakota which is a 13-minute walk away. For those who don’t wish to walk that distance, you can take a short bus ride from the nearest bus stop which is only a 2-minute walk away. From Dakota MRT Station, it’ll take just 8 minutes to get to the city on the Circle Line, which connects residents to Singapore's northern and western parts. Furthermore, the Thomson-East Coast Line will be ready in 2024. So, residents can take a short bus ride to Marine Parade MRT Station and enjoy more connectivity to the city and the northern parts of Singapore. 

However, even without taking the MRT, residents can take buses 16 and 33 to get to places like City Hall and Orchard within 30 minutes or less. 

Amenities

Royal Hallmark is conveniently located in the Katong neighbourhood which is popular for its amazing food options, from chic cafes to yummy Peranakan fare. Some of the places to look forward to are the famous 328 Katong Laksa, Baba Chews, Kim Choo Kueh Chang, Birds of Paradise, Sinpopo Brand and Zaffron Kitchen. With such exciting eateries at your doorstep, it not only benefits families who don’t cook often but it’s also a great place to hang out with friends or have meals with your family. Residents can also look forward to several shopping malls nearby like Parkway Parade, i12 Katong, KINEX, Joo Chiat Complex and more. There are also three wet markets and hawker centres less than a 10-minute drive away. 

Schools

For families with school-going children, there are many prestigious schools near Royal Hallmark. If you’re participating in the primary school balloting exercise, Tanjong Katong Primary School and Haig Girls’ School are within a 1km radius while Kong Hwa School, CHIJ (Katong) Primary and Tao Nan School are within a 2km radius. 

Nature Spots 

For a leisurely stroll or a place to walk your pets, there are a number of small neighbourhood parks nearby like Haig Walk, Ceylon Rd Interim Park and Koon Seng Park. For a longer jog or cycling, East Coast Park is just a 6-minute drive away. You can also jog or cycle to the park and it won’t take you more than 20 minutes. You can also cycle from East Coast Park to Bay East Garden, Marina Barrage, and Gardens by the Bay in about 20-30 minutes if you're more adventurous. 

Royal Hallmark Showflat Experience

Royal Hallmark’s showflat is located at 17, Rose Lane which is a 10-minute walk from its actual site. You’ll be able to see the showflat if you’re driving past Dunman Rd. 

Once you walk into the showflat, you’ll immediately be greeted by a showflat model of Royal Hallmark. One of the things you’ll notice is the black-and-white exterior of the condominium. This theme is inspired by colonial bungalows that were built around the Haig Rd area between the late 19th century and the early 1930s. 

The black-and-white concept is not new as several new launch condominiums have adopted a similar concept like Jervois Mansion at River Valley and Mayfair Gardens at Bukit Timah. However, Royal Hallmark is probably the only project in the east with such a concept and this sets it apart from new launches in the surrounding areas. 

Haig Rd was also home to the colonial government quarters during British rule. In fact, it was named after Sir Douglas Haig who won the war of attrition for the British. Hence, with its black-and-white concept, Royal Hallmark’s developers hope to carry on the prestige and rich heritage of the area. 

The black-and-white theme can also be seen in the windows and balcony railings of the units at Royal Hallmark. Its interiors also reflect this decor and you’ll be able to see this in the showflat walk-through section. Though the concept is simple, a black-and-white theme does bring about an image of classiness and elegance. 

This splendour is reflected in the project’s grand arrival which is two-storeys high. This is a luxury for a boutique condominium with only 32 units as most boutique projects will have a simple entrance and carpark. 

If you’re having guests over, they will be greeted with a leafy entrance at the Arrival Point and Arrival Courtyard which is a nice touch considering that Royal Hallmark is a small development. 

However, one thing to consider is that there is only one arrival point so if there are many guests visiting during festive seasons, there might be some congestion in the area.

Unit Layouts of Royal Hallmark

Royal Hallmark Showflat: 4-Bedroom (Type C1-A)

As Royal Hallmark has only 32 units, the showflat isn’t large and there’s only 1 unit type on display, the 4-Bedroom (Type C1-A).

Total no. of units (4-bedrooms)

• 14

Who is it suited for?

• Families with more than 2 children
• Multi-generational families 

4-Bedroom floor plan

• The size of the showflat unit is 1130 sq ft, the smallest 4-bedroom unit in the project. 
• Range of 4-bedroom units at Royal Hallmark - 1130 sq ft to 1292 sq ft.

Common areas of 4-Bedroom Unit

Living and dining area

• Unlike 4-bedroom units in many projects, there is no foyer and the unit opens up to the living and dining areas. 
• Some buyers might prefer this arrangement as there’s efficient use of space. As 1130 sq ft is smaller than the average size of 4-bedroom units among new launches in the area, it makes sense that the unit is designed this way. 
• For buyers who prefer having a foyer, they can consider the C1-B (1163 sq ft) or C2 (1292 sq ft) units. Having a foyer might be great for buyers who need extra storage space for shoes. 

• In the living area, the ID for the showflat has placed a 3-seater sofa against the wall, together with a small round coffee table. If you’d like your living area to be more spacious, this could be something that you might want to consider.  
• However, if you choose to place your furniture this way, it means that you won’t be able to put a television in the living area. 

• A more conventional way is to place the sofa in the arrangement laid out in the floor plan above. 
• In order to save space, you’ll need to mount the TV against the wall
• To have more distance between the TV and the sofa, you’ll also need to place the dining table perpendicular to the wall, instead of parallel as it’s done in the showflat.

• At the dining area, it can comfortably sit a 6-seater rectangular table. 
• If you prefer it perpendicular to the wall instead, there is sufficient space to do so. However, there will be less walkway space from the living area to the bedrooms. 
• It is also possible to place a round dining table if you wish to. 
• Instead of having the TV at the living area, the ID for the showflat has placed it at the dining area. This is another idea of how you might want to arrange your furniture. 

• What’s great about the layout of the living/dining area is that you have the freedom to arrange your furniture in any way you like. 
• However, it is important that you choose the right furniture in both areas so that they will  complement each other.
• In the showflat, the ID has installed mirrors on the wall and this makes the living/dining area seem more spacious. Hence, while you’re at the showflat, it’s important to visualise the space without the mirrors.  

Kitchen

• The kitchen is open-concept but you can choose to enclose it if you wish to. Do note that this might come at an additional cost. If you prefer units with an enclosed kitchen, you can check out the Type C2 units (1292 sq ft) instead. 
• Having an open kitchen in this unit makes the house seem more airy and spacious. 
• However, if you intend to cook a lot, you’ll have to deal with cooking smells and your furniture getting greasy more often. 

• On the flip side, the kitchen comes with windows. This way, you can leave it open for ventilation while you’re cooking. 
• Usually for larger units, the kitchen comes with a utility room with windows. Since there is no utility room for this unit, the window in the kitchen is a good alternative.

• Some bonus provisions that you can expect in the kitchen are these overhead racks above the sink. These are usually an ID feature but they are provided by developers here. 

• Another feature are these compartments in the kitchen cabinets which make it easier for you to organise your cutlery.

• The induction gas hob and hood (both by high-end European brand Bosch) are installed on an island countertop.
• There are pros and cons to this. One benefit is that it’s closer to the dining table so it’ll be more convenient for you to serve dishes to your family and guests. 
• Another advantage is that if you’re entertaining 2 to 3 guests, they can sit by the island countertop and you can whip up a meal and serve it to them instantly. This is definitely an intimate way to serve your guests. 

• However, a disadvantage is that when you’re having too many guests over, it might be unsightly for them to see you preparing food. 
• Furthermore, a 4-bedroom unit will most likely have more than 5 family members, which means there’s a possibility of the household cooking more meals. 
• But the hob here is a little small with only two outlets and this might be limiting for those who often cook. They might also not be able to fit bigger-sized pots on the induction hob. 
• Having a gas hob would have also been a better option for bigger households. You can replace the induction hob with a gas hob but that would incur additional costs.
• The good thing here is that there’s a wide variety of dining options near Royal Hallmark, so families can cut back on the cooking. 

• Although the kitchen doesn’t come with a proper yard space, there is a house shelter attached to it.  
• This could be turned into either an additional storage space or even a helper’s room. 
• Take note that there are mirrors in the showflat unit which make the house shelter looks bigger. So, do walk in to get a sense of the actual space. 
• One downside is that there’s no WC so your helper would still have to use the common bathroom. 
• However, for buyers who want an additional WC, they can go for the Type C2 units (1292 sq ft). 

Balcony

• With an area of 70 sq ft (6.5 sqm), the balcony is on the smaller side as compared to those in other projects. 
• However, what’s great here is that the balcony can double up as an extension of the living area. Not only does it bring more light into the living area and make it more spacious, you can also place more seating areas. 

• The balcony is also attached to one of the common bedrooms. 

Bedrooms of 4-Bedroom Unit 

Bedroom 4

• Bedroom 4 is the bedroom that’s connected to the balcony and is also closest to the living and dining areas. 
• The size of the bedroom is an average 86 sq ft (8 sqm) so you could fit in a single bed with a side desk or a queen-sized bed at most. 
• One downside is that there are no windows in the bedroom but since it is connected to the balcony, you can get some sunlight from there. 
• What the ID has done in the showflat is to hack down the walls to create a study area that’s seamlessly connected to the living and dining areas. With this, it makes the unit seem more open.

• For families with fewer members and don’t need this bedroom as a sleeping area, you could probably do the same or turn the extra space into an additional living area. 
• You could also install sliding doors, so it’ll be a semi-enclosed space. This way, if you don’t need the room, it’ll be extra space in the common area but if you do need the room, it can be converted into a bedroom. 

Bedroom 2 and 3

• Both Bedrooms 2 and 3 are 91.5 sq ft (8.5 sqm) which are just slightly larger than Bedroom 4. 

• Bedroom 2 gives you an idea of how it looks with a queen-sized bed. 
• There will still be room for you to move around the edges of the bed but it’s not super generous. 
• This is great for multi-generational families that might have more than one married couple. 

• As for Bedroom 3, you’ll get an idea of how it will look like with a single bed and a study desk.
• This is probably a layout that’s more suited for the family’s children. 
• What’s great about both Bedroom 2 and 3 are the full-length windows which are not usually provided in common bedrooms due to the AC ledge. 
• Full-length windows are great as the bedrooms will get natural light and feel more spacious. 

• Both bedrooms also get wardrobe space that’s enough for two people, including drawers. 

• Bedroom 3 is also connected to the common bathroom through a sliding door. The bathroom also has a main entrance from the common corridor. 
• This is perfect for families with elderly who are more prone to heading to the bathroom at night. 

Master bedroom 

• The master bedroom (including the master bath) has a combined area of 231 sq ft (21.5 sqm) which is larger than average. 
• There is a mini walkway at the entrance of the master bedroom which makes it seem more exclusive and private. 
• You could fit a king-sized bed and still have enough room for a bedside table on both sides. 
• The full-length windows also accentuate the space in the master bedroom. 

• There’s also room for a dresser in front of the bed. However, if you don’t need one, you can free up more space to walk around in the room. 
• You can also place a TV in front of the bed if you wish to. 

• What’s great is that the bed and the wardrobe are in separate areas of the bedroom so it seems as if you have a walk-in wardrobe. 

• There’s plenty of wardrobe space for two. 
• Even though the wardrobe is placed in an L-shaped position, the developers have made use of the space efficiently to provide more shelves. 

Master bathroom 

• For the master bathroom, a nice touch are his and her sinks that you’ll find. 
• The bathroom is also equipped with a rain shower, which is a common provision across master bathrooms in new launches. 

Stack Analysis and Facilities at Royal Hallmark

Elevation Chart 

• Royal Hallmark is a boutique project and hence, it only has one block of units. Level 1 only has two units, Level 2 has 6 units and Levels 3 to 5 have 8 units each. 
• With two lift lobbies with two lifts each, residents won’t have to worry about the lift getting too crowded. 

• In terms of views, none of the stacks has a particular edge over the rest as Royal Hallmark is only 5 storeys tall. 
• If you’re looking for something resort-like, stacks 1, 4, 5 and 8 face the pool. However, you’d also have to be prepared to deal with the sounds of water splashing and kids running around the pool on weekends/school holidays. These stacks will also be facing Dunman Rd, a major road that might get busy during peak hours. 
• If you prefer something quieter, stacks 2, 3, 6 and 7 might be more suitable for you as you’ll be facing other low-rise houses around the Haig Rd area. 

• In terms of the sun direction, stacks 1, 4, 5 and 8 will indirectly get some afternoon sun while stacks 2, 3, 6 and 7 will indirectly get some morning sun. 

• Though the balconies and full-length windows help the units with natural light, this also means that the pool-facing stacks will also have to deal with indirect afternoon sun. 

Facilities at Royal Hallmark

Royal Hallmark Site Plan

• Royal Hallmark’s facilities are spread across two floors - the first storey and the roof level. 

• The roof level has a few facilities that are worth mentioning and they cater mainly to families, which are the main demographic that would be interested in the project. 

• Residents can hang out at the Sky Lounge and Observation Lawn to have picnics with their loved ones or just admire the view.

• As the area around Royal Hallmark is mostly low-rise houses, you’ll be able to get a decent view of the Katong neighbourhood. 

• There are also two pavilions and BBQ areas where you can hold gatherings with friends and family members.
• With only 32 units, most likely there’ll be no waiting line to book the BBQ areas unlike those in huge developments. 

• Apart from that, there are jacuzzis (pictured above) and lounge areas (pictured below) where families can unwind and enjoy some quality bonding time. 

• Due to smaller site areas, other boutique projects nearby like Seraya Residences, The Ramford and La Mariposa also have roof terraces to provide more facilities to their residents.
• Hence, it’s nice to see Royal Hallmark take the same approach and providing something more for residents. 

• On the first storey, you’ll find the standard condo facilities like the pool, children’s playground and more. 

• The Lap Pool spans about 20 metres, which is the average length for pools in boutique projects nearby. 

• For a project that’s targeting families, we would have loved to see a kids’ pool or splash area. 

• Those with kids can still head over to the Children’s Cove to have some fun or the Blissful Lawn/Pet’s Haven to walk their pets. 

• One downside for fitness junkies is that there’s no indoor gym but they can still head to the Outdoor Fitness Corner. 
• However, with Royal Hallmark’s proximity to park connectors nearby and East Coast Park, residents can easily get their daily dose of exercise.  

• There are also bicycle lots so residents can keep up with a healthy lifestyle at nearby parks. 

Royal Hallmark Price Comparison

Comparison of Royal Hallmark with new launches in D15

• Most of the new launches in District 15 are small boutique developments except for Amber Park, Coastline Residences and Meyer Mansion which are more mid-sized projects.

• There’s a general price trend based on which part of District 15 the project is located. 
• Those that are located in the Joo Chiat, Katong and Telok Kurau areas have average psf prices of around S$1,500 to S$1,800 while those nearer to East Coast Park have average psf prices of more than S$2,300. 
• The latter comprises projects located around Amber Rd and Meyer Rd which most likely have views of the sea too. This explains why average prices might be higher. 
• Royal Hallmark’s indicative average psf price is higher than projects in Joo Chiat, Katong and Telok Kurau. However, if you look at the projects which launched in 2021 like La Mariposa, Olloi and Rymden 77, their average psf prices are in the S$1,700 range which are not too far off from Royal Hallmark. 

• When compared to new launches in District 15 and RCR, Royal Hallmark’s average price psf seems to be in line with the market. 
• As Royal Hallmark is the first project to launch in District 15 in 2022, it’s most likely that it will set the price trend for the other new launches nearby in the same year. 

Comparison of projects with 3-bedroom units near Royal Hallmark

• As there are many boutique developments with 3-bedroom units around Royal Hallmark, we’ve narrowed it down to projects in mostly the Haig Rd and Amber Rd area as these are located in closest proximity to Royal Hallmark.

• In terms of average psf prices, Royal Hallmark is higher than most of its neighbours except Amber Park. 
• However, in terms of quantum, Royal Hallmark’s average prices are comparable to the rest as many of these are older projects with much larger unit sizes.
• Do bear in mind that as many of these are small projects, there are very few resale transactions for each of the projects.
• For a fairer comparison, it’s also worth looking at the price trend of sale transactions of 3-bedroom units in the area over the past year. 

• For buyers who are looking for a 3-bedroom unit in District 15 at an accessible price point, Royal Hallmark might be an attractive choice.  
• However, if you don’t mind older projects or those that come at a higher premium, there are plenty of projects with more spacious 3-bedroom units in the same area. 

Comparison of projects with 4-bedroom units near Royal Hallmark 

• Here’s how the prices of Royal Hallmark’s 4-bedroom units compare to its neighbours. 

• While average psf prices for Royal Hallmark’s 3-bedroom units are on the higher end in District 15, average psf prices for 4-bedroom units are more in line with its neighbours. 

• Considering that its 4-bedroom sizes are smaller than the rest, this makes its average quantum lower than the other projects too. 
• Hence, if buyers are looking to purchase a 4-bedroom unit in a new launch project in District 15, Royal Hallmark offers an accessible price point. 

Appreciation Value Analysis

1. Freehold status of a new launch project in Katong and Joo Chiat area

• Based on the URA Masterplan, the areas around Royal Hallmark are largely residential areas and are mostly freehold.
• However, freehold land only constitutes about 20% of land in Singapore and you can only buy a new freehold condo if there’s an enbloc sale. 
• Besides Royal Hallmark, other freehold new launch enbloc projects are Amber Sea, Baywind Residences, Former Ji Liang Gardens, Thiam Siew Avenue and Lorong N Telok Kurau. 
• There is also a GLS (government land sale) site at nearby Jln Tembusu which has a 99-year lease. 
• Plus, Royal Hallmark is also near the Joo Chiat conservation area which might have a positive impact on its value. 

• Based on the price chart above, freehold projects in District 15 have seen an 85.11% increase in average price psf as compared to 73.63% increase of 99-103 year lease projects in the same district. 
• Freehold projects in Singapore have also seen a more significant price increase than 99-103 year lease projects. 
• Hence, this shows potential for Royal Hallmark to appreciate. 

2. Upcoming developments in Marine Parade/East Coast

• Marine Parade and the East Coast area are also set to welcome a number of developments. 

Image source: URA

• One of the main highlights is the Thomson-East Coast Line. Residents of Royal Hallmark can walk for about 20 minutes to Marine Parade MRT station.
• Apart from the many retail options already present in the area, there will also be an underground mall linking Marine Parade and Marine Terrace MRT stations. 

Image source: URA

• Further north at Bayshore MRT Station, residents can look forward to the Bayshore Main Street, a car-lite and pedestrian-friendly neighbourhood with hip architecture, shops, cafes and more. 
• Bayshore will also see some 12,500 residential homes comprising HDB and condos.
• While this might not directly impact Royal Hallmark’s prices, this will definitely revitalise the East Coast and more people might want to stay in the neighbouring areas. 

Summary

+ Convenient location, near to eateries and malls in Katong, Joo Chiat and Marine Parade

+ Great for families with children as Royal Hallmark is located near reputable schools like Tanjong Katong Primary School, Kong Hwa School and Chung Cheng High (Main)

+ There’s potential for appreciation in future due to freehold status of Royal Hallmark and upcoming developments along Thomson-East Coast Line

+ Average prices of 4-bedroom units are more accessible as compared to nearby projects 

- Average sizes of 4-bedroom units are smaller than nearby projects

- Average psf price of 3-bedroom units are higher than nearby projects