Sceneca Residence Review

Review of Sceneca Residence's showflat unit layouts

Sceneca Residence Showflat: 3-bedroom Premium (C4) - 1,163 sq ft (108 sqm)

Total no. of units:

• 36

Who is it suited for:

• Multi-generational families
• Mid-sized families with 5 to 6 people

The 3-bedroom Premium (type C4) is the largest of the 3-bedroom unit types. The 3-bedroom Classic (C1) is 904 sq ft and the 3-bedroom Deluxe (C2) is 1044 sq ft while the 3-bedroom Grande (C3) is 1119 sq ft.

Perfect for multi-generational families

The 3-bedroom Premium unit has a larger living and dining area, balcony and kitchen than the other 3-bedroom unit types, which makes it perfect for multi-generational families.

Spacious living & dining areas and balcony

With a combined space of 354 sq ft (32.9 sqm) in the living and dining areas, the unit is suitable for families who are rightsizing from the nearby landed estate.

These families are used to having a lot of space in their landed homes. Thanks to the layout of the 3-bedroom Premium unit, buyers will feel like they have ample space even though they have moved to a smaller home. They will still be able to enjoy the lifestyle they previously had.

One highlight is that the balcony has a generous size of 116 sq ft (10.8 sqm) and is connected to the living room and one bedroom. Hence, this creates a more open space for residents and plenty of room for indoor and outdoor seating.

We'd imagine multi-generational families to have relatives and friends over frequently. So, it's important for the unit to accommodate many seating areas.

Alternatively, families can turn the balcony into an alfresco dining area, a kids' play area, a mini garden and more.

Similarly, the dining area is able to accommodate at least six people or even eight people if you have a bigger family.

In the showflat, the ID saved space by placing a built-in sofa against the dining wall. Doing so would allow more walkway space from the entrance of the unit to the living room. However, even if you choose to place the dining table at the centre of the room, there would still be a lot of space for you to move around.

With dedicated seating areas in the dining and living areas and the balcony, families will have more spaces to spend quality time with each other.

Fully enclosed kitchen with bonus provisions

The kitchen is fully enclosed, which benefits families who cook regularly as they will need a dedicated space. Three-bedroom units onwards have a gas hob and cooker hood, a typical provision for larger units. There's also a window which helps with natural ventilation.

Some of the standard provisions are the built-in high and low kitchen cabinets in laminate finish and engineered stone countertop and backsplash (known for being scratch, heat and stain-resistant). Unit type C2 onwards will get a dark-coloured countertop while the other units get a lighter colour (we'll elaborate more in the 2-bedroom + Study show unit).

All appliances are by the premium Italian brand, Smeg, known for its stylish designs. This includes the gas hob, cooker hood, built-in oven, free-standing fridge and washer-dryer.

A bonus provision in the kitchen is the spice rack shelving which you can use to store sauces, condiments and other ingredients you'd regularly use when you cook.

The household shelter is attached to the kitchen, which is convenient if you use it as additional storage for your groceries. It also works as a laundry/ironing room as the washer-dryer is nearby.

Turning it into a helper's room will also be convenient for them as the WC is beside it and comes with a shower.

More than one bedroom with an attached bathroom

The 3-bedroom Premium unit has two bedrooms attached to a bathroom; the main master bedroom has an en suite bathroom, while another is attached to the shared bathroom.

It's quite rare for 3-bedroom units to have an additional bedroom attached to a bathroom, so it's definitely something we welcome. To simplify things, we'll call this bedroom the junior master bedroom.

Main master bedroom

With a size of 145 sq ft (13.5 sqm), the main master bedroom is able to fit a king-sized bed and a dressing table. Even with a king-sized bed, there's plenty of walkway space around the bed. There are also full-length windows which allow natural light to enter the room.

Do note that the size of your dressing table will be bounded by the space between the bed and the wardrobe. That said, it will be enough space for one person. If you don't need such a huge bed, perhaps you can get a queen-sized bed with more space for a larger dressing table.

Junior master bedroom

The junior master bedroom is 136 sq ft (12.6 sqm), slightly smaller than the main master bedroom. It's connected to the shared bathroom, perfect for multi-generational families with elderly parents or newly married couples.

Common bedroom

While the last bedroom is not attached to a bathroom, it is connected to the balcony. So, those who sleep in this bedroom can enjoy the fresh air with direct access to the balcony.

The bedroom has full-length windows and can fit up to a queen-sized bed.

All bathrooms have a rain shower and sliding mirrors

Master bathroom

The provisions for both bathrooms in the 3-bedroom Premium unit are similar; they are equipped with a rain shower, vanity cabinet, bidet spray and a sliding mirror. It's uncommon for shared bathrooms to have a rain shower, so it's a plus point for residents.

What we found most interesting are the sliding mirrors, instead of the swing mirrors that we mostly see in other new launches.

Besides looking sleeker, a sliding mirror gives you the freedom to use the mirror on either side of the bathroom. There are also shelves for additional storage, which come with built-in lighting.

Shared bathroom

The difference between the master bathroom and the shared bathroom is their size. The shared bathroom is slightly smaller than the master bathroom. The master bathroom has a window for natural ventilation, while the shared bathroom doesn't.

All bedroom wardrobes come with compartments, a side cabinet and additional racks

Another highlight of Sceneca Residence is that the wardrobes in all bedrooms have similar provisions. There's an accessory drawer, a side cabinet and additional racks. These features are usually only reserved for master bedrooms, so it's a pleasant surprise to see them in all bedrooms.

The accessory drawer is perfect for storing small items like jewellery and belts. This is especially useful for bedrooms which can't accommodate a dressing table.

The wardrobes also come with a side compartment, a swing door, a full-length mirror, and shelves for additional storage. An advantage of having this is that you can dress up in front of the mirror.

Another thoughtful provision in the wardrobe are these racks that can hang scarves or towels. This is unique to Sceneca Residence, which we haven't seen in other new launches.

Highlights of other 3-bedroom unit types

If you're looking for a more compact 3-bedroom unit with dumbbell layouts, the types C1, C2 and C3 are perfect. Some highlights of the other unit types are their dumbbell layouts and the fact that all bedrooms have an en suite bathroom.

3-bedroom Classic floor plan (C1) - 904 sq ft (84 sqm)

3-bedroom Deluxe floor plan (C2) - 1044 sq ft (97 sqm)

That's because both common bedrooms are attached to the shared bathrooms.

If you're living in a multi-generational family but don't need as much communal space or have a certain budget, types C1 and C2 might be better alternatives.

3-bedroom Grande floor plan (C3) - 1119 sq ft (104 sqm)

For buyers who need more space in the master bedroom, they can consider the 3-bedroom Grande (C3). The unit type has the largest master bedroom among all the 3-bedroom units and has a separate wardrobe and sleeping area.

Sceneca Residence Showflat: 2-bedroom + Study (B2S) - 753 sq ft (70sqm)

Total no. of units:

• 47

Who is it suited for:

• Couples
• Tenants
• Couples with 1 or 2 young children

There are two types of 2-bedroom + Study units, and the show unit is the smaller of the two layouts. The other unit type, B3S, is 764 sq ft (71 sqm).

Perfect home for couples and potential investors

Sceneca Residence's 2-bedroom + Study unit is suitable for couples looking for the convenience of staying in a mixed-use development.

The functional dumbbell layout of the unit also makes it great for potential rental investment. With both bedrooms on opposite sides of the unit, tenants can have their own personal space while sharing the communal areas.

We foresee the unit being popular with buyers from neighbouring landed houses who plan to buy a home for their children for their own stay or investment purposes.

The study room can be converted into a proper bedroom

The 2-bedroom + Study unit is a great fit for couples with two children.

Buyers can consider turning the study room into a proper bedroom as it can fit a single bed. Although the study room is 56 sq ft (5.2 sqm) which is not the typical size of a common bedroom, it still has adequate room for one person.

One thing to note is that the study room entrance is opposite the kitchen, so you'd have to install a door if you want to turn it into a proper bedroom. Even if you plan to retain it as a study room, we'd recommend having a door, so it won't be disruptive.

Alternatively, if you don't need a study area, this could be a place for additional storage or a dining area. You can free up more space in the living area if it's the latter.

Flexibility to turn the 2-bedroom + Study into a dual-key unit

If you're single or a couple who doesn't need the study room, you can turn the 2-bedroom + Study into a dual-key unit. You can rent out the smaller unit and earn some additional income.

Thanks to the functional layout of the unit, you can install a sliding door between the kitchen and dining areas, so the unit splits in half. With this arrangement, you and your tenant can co-share the kitchen.

What's great is that the study room is connected to the shared bathroom, so this could be a selling point for tenants who want an "en suite bathroom". Although the "rental unit" is not huge, it might attract tenants on a tighter budget.

Open-concept kitchen adjacent to living and dining areas

Like most other 2-bedroom units, the kitchen is open-concept and right at the unit's entrance. As the unit has an efficient layout, there's no foyer area or wasted space.

The kitchen has adequate built-in high and low cabinets for the number of people expected to live in the unit. Compared to the 3-bedroom Premium show unit, the 2-bedroom + Study unit has a light-coloured engineered stone countertop and backsplash instead.

An induction hob and cooker hood by Smeg is provided in this unit instead of a gas cooker, which is a standard practice in most other 2-bedroom units. Other appliances like the built-in oven, integrated fridge and washer-dryer are also by Smeg.

Some buyers might be concerned that the light-coloured countertop will easily stain or get greasy when they cook. It would have been better if the developers gave buyers a choice between a dark and light-coloured theme for all unit types. However, as 2-bedroom households are expected to cook less, we don't foresee it being a problem with most buyers. Perhaps what's great is that engineered stone countertops are stain-resistant and easy to clean.

Like the 3-bedroom Premium unit, the spice rack shelving is also provided in the 2-bedroom units.

Since there's no foyer area, the developers have provided a storage cabinet which not only conceals the distribution board but also provides a space for residents to store their shoes and other items.

With a combined size of 24.9 sqm in the living and dining areas and kitchen, the communal space is pretty standard for a 2-bedroom unit. Both the living and dining areas can accommodate up to four people.

The "sofa to TV" width is also comfortable if you decide to have a TV console. If you want more walkway space in the living area, you can choose to have a small round coffee table like what the ID has done in the show unit.

If you plan to have a rectangular coffee table, it will limit your space in the living area.

The balcony is 65 sq ft (6 sqm), slightly larger than the typical size for a 2-bedder. You can turn it into an alfresco seating area for two or an exercise area.

Master bedroom

The master bedroom is 126 sq ft (11.7 sqm), the standard size of a 2-bedroom master bedroom. It is slightly smaller than the junior master bedroom in the 3-bedroom Premium unit, but it can still fit a king-sized bed.

There's also adequate walkway space around the bed. It's not super generous, but it's not squeezy, either. As you can see, there's still room for two side tables beside the bed.

As there isn't space for a dressing table, what's great is that the wardrobe comes with a side cabinet with shelves and a full-length mirror. You can store your make-up items and jewellery here and use the mirror for dressing up.

Similar to the 3-bedroom Premium show unit, the 2-bedroom master bedroom also has an accessory drawer to store smaller items like ties, belts and watches.

The master bathroom in this unit (56 sq ft) is about the same size as the 3-bedroom Premium unit (55 sq ft). All the provisions are similar too - rain shower, bidet spray, sliding mirror and vanity cabinet. The only difference is that there is no window in the 2-bedroom master bathroom; there's mechanical ventilation instead.

Common bedroom

The common bedroom is 104 sq ft (9.7 sqm), which is larger than average. It's spacious enough to fit a queen-sized bed and side tables.

One thing to note here is that the windows are only half-length due to the AC ledge, a common occurrence in most 2-bedroom units.

For a common bedroom in a 2-bedroom unit, we're pretty impressed by the provisions. There's an accessory drawer, a side compartment with a full-length mirror and additional racks in the wardrobe, which is the same as the bedrooms in the 3-bedroom Premium unit.

Not to mention that this bedroom is attached to the shared bathroom (similar to the study room), so it's an added advantage for residents. This is suitable for those living with elderly parents as it'll be easier for them to head to the bathroom at night. This could also be a selling point if you rent out the unit.

Stack analysis and facilities review of Sceneca Residence

Sceneca Residence stack analysis

Sceneca Residence has 22 stacks across two towers - Tower 26 and 28. Both towers have 11 stacks which comprise all the unit types. Tower 26 has 15 storeys while tower 28 has 14 storeys.

Views from the stacks

As Sceneca Residence is not a huge development, the views from the stacks are pretty straightforward. You're either facing north towards Tanah Merah Kechil Link or south towards New Upper Changi Road.

• North-facing stacks: 4, 5, 6, 7, 8, 9, 14, 15, 16, 17, 18, 19
• South-facing stacks: 1, 2, 3, 10, 11, 12, 13, 20, 21, 22

Most stacks facing Tanah Merah Kechil Link are 1 and 2-bedroom units, with 3-bedroom units taking four stacks. These stacks don't get much of a view as Tanah Merah Kechil Link is a small road, and on the opposite side are two condos, East Meadows and Casa Merah.

Most stacks facing New Upper Changi Road are 3 and 4-bedroom units, except the 1-bedroom + Study units taking two stacks. The four penthouse units also face south.

70m distance from the MRT track to the balcony of the south-facing units

One concern many buyers might have is Sceneca Residence's proximity to the East-West line MRT tracks along New Upper Changi Road. While the noise from the MRT tracks and traffic is inevitable, there are several things that help mitigate some of the noise.

For instance, there's a distance of 70 metres from the MRT tracks to the balcony of the south-facing units. This is possible as the facilities act as a buffer between the main road and the residential towers. If you look at Sceneca Residence's neighbours, most of the older condos around it don't have such luxury.

View from south-facing stacks

On the bright side, the south-facing stacks will be able to get a view of a forested area and landed houses on the other side of Tanah Merah MRT station.

On the URA Masterplan, the forested area is planned for a residential site in future. While no plans have been announced yet, it's highly likely that it will be a GLS site.

The good news is that the site's gross plot ratio (GPR) is 1.6 which is lower than Sceneca Residence's GPR of 2.8. This means that the future project will have a lower height than Sceneca Residence.

Sun analysis

Sceneca Residence has almost a true north-south orientation, which means that residents will be able to avoid the direct afternoon sun. This also means that the units will be well-ventilated as it enjoys the wind moving from north to south and vice-versa.

There are certain months when there might be indirect afternoon sun, coming from the northwest or southwest directions. However, it won't be a major problem for residents as there are other high-rise developments around to block the sun.

To find out more about the view from the units, click on the “Enquire Now” button to get the latest project updates and book a showflat viewing.

Facilities

Sceneca Residence site plan

Most of Sceneca Residence's facilities exclusive to residents are located on level 3 of the development. Level 1 is Sceneca Square, which will have F&B and retail outlets, while level 2 is the carpark.

50m lap pool and clubhouse

Although Sceneca Residence is a mid-sized development and its site area is not huge, it's impressive that they have managed to provide a 50-metre lap pool. This is great for active residents who want to get some workout done at the pool.

What's great is that there's a separate pool for kids (more on that later) so it won't be too disruptive at the lap pool. However, there's a family lounge nearby, and we expect the older kids to still swim in the lap pool.

The clubhouse overlooks the pool, and there's an indoor lounge where residents can unwind with their loved ones. It's fully air-conditioned and has multiple lounge seating areas.

Plus, there's a refreshment pantry with a built-in microwave oven, sink, fridge and vending machine. So, if you're hosting your loved ones or want a change of environment, you can have your meals at the clubhouse instead. With full-height windows, you can enjoy the pool view and some natural light.

Artist's impression of the clubhouse

Besides that, the clubhouse also has pool-view counter seating equipped with power points for those working from home or who need a tranquil spot to study. There are also privacy pods if you need a quieter area for working or studying.

With hybrid work arrangements being the norm, we've seen more new launches providing "work-from-home" spaces, so it's great to see something like this at Sceneca Residence.

The clubhouse also has an indoor gym if you need a quick workout.

Family-friendly facilities

As 2 and 3-bedroom units are the predominant unit types at Sceneca Residence, there are facilities dedicated to families. These are located around the party and festive pavilions, where families can organise gatherings.

Artist's impression of the party and festive pavilions for families

Both pavilions can fit about 8 to 10 people each, so two groups can have their gatherings concurrently. Both pavilions are equipped with a BBQ counter, an electric grill, a sink, and a tap. What's great is that there are ceiling fans, so it won't get too hot.

What's great is that the pavilions are located near the splash pool and playground, so the kids can have fun while the adults cook at the BBQ counters.

If residents are organising a more formal event, they can also book the function room. There's a kitchenette with an island counter, a built-in sink, an induction hob with an integrated hood, a fridge and two combi steam ovens. Hence, you can hire a private chef for special occasions like birthday parties or engagements. Plus, there's also a wall-mounted TV which you can use for your events.

Link to Sceneca Square and facilities with public access

Sceneca Residence's biggest selling points are its direct link to Tanah Merah MRT and the convenience of having F&B and retail outlets at its doorstep.

There's one lift lobby in each tower which connects residents straight to a 24/7 sheltered linkway to the MRT station. Hence, residents can conveniently get to work and other hangout spots without worrying about the weather.

Sheltered walkways to Tanah Merah MRT station

Oasis Plaza, an outdoor plaza at Sceneca Square which is dedicated to pop-up events and festive bazaars

Once you step out of Tanah Merah MRT station, you'll be greeted with Sceneca Square which has a 10,000 sq ft supermarket and a variety of F&B and retail outlets. So, you can do some shopping or have a bite before heading home.

While the tenant mix has not been finalised yet, it's expected that MCC Land will be managing the mall too.

Sceneca Residence has 68 bicycle lots. As the development is located not too far from East Coast Park and Bedok Reservoir Park, residents can consider having their own bicycles so they can cycle regularly.

As for vehicles, there are 214 carpark lots (including 4 electric vehicle charging stations) and 3 accessible lots. What's great is that there are separate entrances for residents and visitors of Sceneca Square.

We would have loved to see a 1:1 ratio of parking lots to units. But considering that Sceneca Residence is connected to an MRT station, a sizeable group of residents might not own cars. This might also include tenants and expats who typically don't drive. Hence, this isn't such a major issue.

Sceneca Residence location review

Neighbourhood around Sceneca Residence

Sceneca Residence is located in an enclave of private condominiums and landed houses in Tanah Merah. Its neighbours are other condos like East Meadows, Casa Merah, Urban Vista and Optima @ Tanah Merah. The latter two have their entrances on Tanah Merah Kechil Link too.

There's a small neighbourhood park nearby called the Tanah Merah Playground where you can walk your dog or let your kids have some fun.

We love that Sceneca Residence's showflat is located at the actual site at Tanah Merah Kechil Link (beside Tanah Merah MRT). It's quite rare to visit a showflat at their actual site but it's an advantage as you'll get to have a feel of the neighbourhood you'll be living in.

When we visited the showflat on a weekday afternoon, Tanah Merah Kechil Link wasn't busy at all and the area seems to be quiet (except for minimal noise from the activities at New Upper Changi Road).

Convenience and accessibility

Sceneca Residence has a good balance of being in a quiet neighbourhood but having the convenience of a mixed-use development and public transport.

The project is just two stops away from Changi Airport and Jewel Changi Airport, which is a retail and F&B haven. Residents can also connect easily to the Downtown line via Expo and Tampines MRT stations and visit popular malls like Tampines Mall, Changi City Point and Bedok Mall.

Other than the MRT, there are multiple bus services along New Upper Changi Road which will bring residents to various parts of Singapore like Marine Parade, East Coast, Ang Mo Kio, Toa Payoh, Orchard and the CBD.

Nearer to home, residents can walk to F&B spots in Simpang Bedok and East Village.

Schools near Sceneca Residence

Map of schools around Sceneca Residence

For those participating in the primary schools balloting exercise, there are two schools within a 1km radius from Sceneca Residence - St. Anthony's Canossian Primary and Bedok Green Primary. These are marked in red in the map above.

Schools within a 2km radius are Red Swastika, Yu Neng Primary, Fengshan Primary, Temasek Primary and Changkat Primary.

Secondary schools and tertiary institutions near Sceneca Residence are marked in black in the map above. Some notable schools include Anglican High and St. Anthony's Canossian Secondary.

The nearest international schools are the United World College South East Asia (East Campus) at Tampines and the Global Indian International School (East Coast Campus) at Siglap.

Price comparison and analysis

The indicative prices for Sceneca Residence are as follows:

Data source: MCC Land

With the average psf prices of new launches in the OCR in 2022 going over S$2,000, it’s not surprising that Sceneca Residence is doing the same. This is also bolstered by the fact that there’s a lack of supply of new launches in the east. 

However, what’s striking here is the entry price of the 1-bedders which is below S$1 million, a figure that’s rare for today’s new launches. This is great for buyers planning to get a 1-bedroom unit for investment as there'll be great rental opportunities, and it's expected to increase in appreciation value.

Get the latest project updates and prices from Sceneca Residence by clicking on "Enquire Now".

Comparison with Sky Eden@Bedok

Before Sceneca Residence, the only recent launch (Sep 2022) in District 16 was Sky Eden@Bedok. Let’s look at the average transacted prices for Sky Eden@Bedok.

Data source: URA, Realis, 99.co

The indicative starting prices for Sceneca Residence's 2 and 3-bedroom units are comparable to the starting prices for Sky Eden@Bedok. As Sceneca Residence's 2 and 3-bedroom units are larger than Sky Eden@Bedok's, buyers can expect to pay a higher quantum.

Sceneca Residence's indicative starting price for its 4-bedroom units is also higher than Sky Eden@Bedok's 4-bedroom unit. This is because Sceneca Residence's 4-bedroom units are 1518 sq ft compared to 1302 sq ft at Sky Eden@Bedok.

We'd also expect Sceneca's average psf prices to surpass Sky Eden@Bedok's. While both projects are mixed-use developments, Sceneca Residence might command a higher price as it's directly connected to an MRT station. Sky Eden@Bedok is about a 5-minute walk to Bedok MRT station.

(Note: Sky Eden@Bedok does not have 1-bedroom units.)

Average prices of new launches in neighbouring districts in the past year

As there was only one new launch in District 16 in recent years, we've compiled a table of new launches in neighbouring districts 14, 15, 17 and 18.

Based on the data above, the average psf prices of projects launched in 2022 are over S$2,000. These are Sky Eden@Bedok, Baywind Residences, Atlassia and LIV@MB. The only exception is Royal Hallmark, which had an average psf price of S$1,946.

Sky Eden@Bedok showflat

It's interesting to note that Sky Eden@Bedok had a higher average psf price than Baywind Residences, Royal Hallmark and Atlassia even though they are in District 15, which traditionally has higher prices than District 16. This shows that Sky Eden@Bedok's mixed-use development status and proximity to Bedok MRT station played an important factor in determining its prices.

Atlassia is a mixed-use development in the heart of the Joo Chiat conservation area but its prices might not have been so high as it's more than a 10-minute walk to an MRT station.

On the flip side, LIV@MB had an average psf price of S$2,420 even though it is not a mixed-use development. This is due to its proximity to the upcoming Katong Park MRT on the Thomson-East Coast line and the city centre.

Artist's impression of Urban Treasures

Another interesting observation is that Urban Treasures at Jalan Eunos had an average psf price of S$2,012 from 95 transactions last year, even though the project launched in 2019. The project had an average psf of S$1,958 when it launched. Its attractiveness could be due to its proximity to two MRT stations (Kaki Bukit and Ubi), four primary schools and unblocked views of its units.

Comparison with integrated developments in OCR/RCR

Although Sceneca Residence is not categorised as an integrated development, we'll regard it as one as it is connected to Tanah Merah MRT station. Hence, we'll look at the average prices of new launch integrated developments in the OCR and RCR.

Lentor Modern was the last integrated development to launch in the OCR in 2022. With connectivity to the Thomson-East Coast line (TEL) via Lentor MRT and a new mall that'll revitalise the Lentor estate, the project has an average price of S$2,125 psf. During its launch day, it sold 84% of its units.

Artist's impression of the mall at Lentor Modern

We'd expect Sceneca Residence to perform as well as Lentor Modern (or better) for a number of reasons. Firstly, both projects are in an enclave of private condos and landed houses, each offering 1 to 4-bedroom units. Travelling from both projects to the city centre is around 20 minutes by public transport. The malls in both developments are also expected to bring more amenities to their respective neighbourhoods.

However, Lentor Modern is a bigger development with 605 units and more facilities. That said, Sceneca Residence is situated in a more mature estate with countless F&B spots and shopping malls within a short drive or train ride away. It's also close to Changi Airport and employment nodes like Changi Business Park or Changi East district.

Artist's impression of Pasir Ris 8

Pasir Ris 8 is the only other new launch integrated development in the east, and it launched in July 2021. Its prices started at around S$1,400 psf but the project made headlines for revising its prices supposedly 6 times on booking day until the prices for some units reached over S$2,000 psf. The project sold 85% during its launch weekend.

While its current average psf prices are not over S$2,000, its popularity on its launch day shows a high demand for integrated developments in the east and the OCR. Furthermore, the integrated development will be huge and it will also be an interchange station for the upcoming Cross-Island line (CRL).

Besides Sceneca Residence, the next integrated mixed-use development in the east will be the Tampines Ave 11 GLS site. It is expected to yield around 1,190 units and will be linked to Tampines North MRT and a bus interchange.

Appreciation value analysis

1. The only mixed-use development linked to Tanah Merah MRT

Based on the URA Masterplan, Sceneca Residence is currently the only mixed-use development linked to Tanah Merah MRT station. Hence, it has the potential to appreciate as buyers who are looking for convenience will see the value of paying more to stay near an MRT station.

Based on OrangeTee & Tie Research & Analytics Market Watcher series report, buyers are willing to pay up to 27% for integrated properties. While Sceneca Residence is not an integrated development, it has the characteristics of one.

Furthermore, Tanah Merah station is currently undergoing a S$325 million transformation and it will have a new platform and viaducts in future. Two tracks will be reserved for travel between Tanah Merah and Changi Airport, so there will be shorter waiting times to get to the airport and Expo. Hence, its status as a major transportation hub will boost Sceneca Residence's value.

2. URA Masterplan in the east

The URA Masterplan to rejuvenate Singapore's east region will significantly impact Sceneca Residence's appreciation value. Upcoming developments include Changi Airport Terminal 5 and the Changi East Industrial Zone. The Paya Lebar Airbase will also be redeveloped in the 2030s and will be a mix of residential, recreational, commercial and industrial activity.

Image source: Changi Airport Group

Currently, the east is already home to major employment hubs like the Changi Business Park, Changi Airport and the Paya Lebar business district. In future, there will be more jobs in the semi-conductor and aviation-related industry clusters at Tampines North, Pasir Ris and Changi. Hence, this will contribute to the price appreciation of properties in the east as those working in these industries will move to the region. 

Image source: NParks

The east is also expected to see more green spaces, such as the 15km central green corridor connecting East Coast Park to Changi Beach Park. The route will run from New Upper Changi Road and Loyang Way, and it will be lined with native plants. The corridor will also be connected to parks and gardens in the surrounding areas via a network of community corridors.

As Sceneca Residence is located along New Upper Changi Road, it will be even more accessible to recreational spots. This would make it more attractive to prospective buyers and increase its value.

Summary

While convenience and accessibility is Sceneca Residence's biggest selling point, we felt that the project alone is attractive to buyers of different target demographics.

Its efficient unit layouts appeal not just to investors and singles but also couples and families of varying sizes. What stood out the most was that most bedrooms are attached to a bathroom, a plus point for multi-generational families. We also liked that every bedroom and bathroom is given similar provisions, something we rarely see in other new launches.

Other than upgraders, we felt that Sceneca Residence's units, especially the 3-bedroom ones, were also designed for those who plan to rightsize from neighbouring landed estates.

For couples or those with one or two young kids, there's flexibility and space to turn a 2-bedroom + Study unit into a 3-bedroom unit if they have a tighter budget to work with.

With a seamless connection to Tanah Merah MRT and a mall, Sceneca Residence is a great purchase for investors looking for rental opportunities or those who want to profit from their sale in future.

Sceneca Residence is now open for previews. Click on the “Enquire Now” button to get the latest project updates and book a showflat viewing.