The Arden Review

The Arden location review

Connectivity and accessibility

Located along Phoenix Road, The Arden is surrounded by an enclave of semi-detached houses which means that it’s a low-density residential neighbourhood. This is great for families who want their children to grow up in a peaceful environment as well as young couples who value their privacy. 

Its main entrance is at Phoenix Road which is a quiet lane. But what’s great is that it’s just off Choa Chu Kang Road, a major road that future residents can drive through to get to the Bukit Timah Expressway (BKE). The Arden is also a short drive from Upper Bukit Timah Road and Bukit Timah Road where there are plenty of good schools, dining options and nature spots.  

For residents who don’t drive, The Arden has good public transport connectivity. It’s a short walk to Phoenix LRT Station which will bring you to Choa Chu Kang MRT Station on the North South Line. It’s also a 9-minute walk to Bukit Panjang MRT Station on the Downtown Line and the Bukit Panjang Integrated Transport Hub. From there, it’s a 30-minute train ride to the city centre. There are also plenty of bus services which residents can take to get to various parts of Singapore.

Amenities near The Arden

In terms of amenities, residents can enjoy the convenience of three shopping malls in Bukit Panjang - Junction 10, Hillion Mall and Bukit Panjang Plaza. They have a wide range of dining and retail options, entertainment, electronic and furniture stores, enrichment centres, grocery stores and more. Nearer to home, The Arden’s residents can find several supermarkets and coffee shops within walking distance.

Schools near The Arden

For parents participating in the primary school balloting exercise, Teck Whye Primary School and West View Primary School are within a 1km radius of The Arden. There are nine primary schools within 1-2km of The Arden and these are South View Primary, St. Anthony's Primary, Bukit Panjang Primary, Zhenghua Primary, Beacon Primary, CHIJ Our Lady Queen of Peace, Chua Chu Kang Primary, Greenridge Primary and West Spring Primary.

For those with even younger kids, there are a couple of pre-schools nearby as well, such as Whizland Montessori, The Orange Tree Preschool and Raffles Kidz @ Bukit Panjang.

Other notable schools in the area are Bukit Panjang Government High School, Swiss Cottage Secondary, German European School and Dulwich College.

Nature spots near The Arden

If you are a nature lover, the good news is that The Arden is within a short drive from various nature spots in the west. There are several neighbourhood parks nearby like Phoenix Park, Choa Chu Kang Park and Bukit Panjang Neighbourhood Park that are great for families who want to take a light stroll or walk their pets. 

For the more adventurous, the trail to the Rail Corridor is just an 8-minute walk away. The Rail Corridor is a 24km nature trail stretching from Kranji all the way to Tanjong Pagar. It has interesting remnants of the former KTM railway track linking Singapore to Johor Bahru. Find out more about the Rail Corridor in this video:

Other nature spots that are nearby include Chestnut Nature Park, Dairy Farm Nature Park and the Bukit Timah Nature Reserve. Chestnut Nature Park is especially great for cyclists as there’s a mountain biking trail. 

All facilities at The Arden and stack analysis

The Arden site plan

The Arden has 21 stacks spread across three residential blocks - 2, 4 and 6. Each block has seven stacks and they comprise all the unit types.

The development's main entrance is on Phoenix Road and there are two side gates. One side gate is beside the guard house along Phoenix Road while the other side gate is along Choa Chu Kang Road. This makes it more convenient for residents to access Phoenix LRT station and the bus stops along the main road.

For drivers, the good news is that there are 105 parking lots at The Arden, which means it’s a 1:1 ratio of units to parking lots.

Artist's impression of swimming pool at The Arden (Source: Qingjian Realty)

Although The Arden is a boutique development with a site area of less than 70,000 sqft, the developer has managed to provide a good range of facilities, including dedicated spaces for families.

There's a 30m leisure pool with a spa pool and pavilions for residents looking to unwind and have a relaxing swim.

Artist's impression of the lawn and kids' pool at The Arden (Source: Qingjian Realty)

What's great is that the kids' bubble pool is situated away from the main pool, along with other family-friendly facilities like the family cove, courtyard and meadow lawn. This way, it will not be disruptive to residents who are using the main pool.

The gym also overlooks the courtyard; there's a changing room here which is perfect for guests.

If you're planning a gathering with loved ones or a celebratory occasion, the good news is that there are two function rooms in the development as well. It's conveniently located near the kids' playground, so as the adults are catching up in the function room, the children can play among themselves.

The Arden stack analysis

Views from the stacks

As The Arden is a 5-storey development, there aren't stunning views to speak of. Most of the units are facing inwards. Like what we saw in Altura EC, Qingjian has arranged the premium units to face the facilities as it is a better view compared to outward-facing stacks.

Towards the north, the outward-facing stacks (1, 2, 6 and 7) overlook Choa Chu Kang Road, the Bukit Panjang LRT track and HDB Teck Whye Vista (around 10 storeys). There's some buffer between the stacks here and the main road but it is only about 12 to 20 metres.

Towards the south, the outward-facing stacks (15, 16, 20 and 21) overlook the townhouses in the neighbouring Hillsta condo. The townhouses are 4-storeys, so those on the 5th floor of The Arden might be able to get some views of Phoenix Park.

Afternoon sun analysis

Direction of afternoon sun throughout the year

The Arden's residential blocks are arranged in a north-south orientation, so this means that all stacks will be able to avoid direct afternoon sun. However, the outward-facing stacks might get indirect afternoon sun in some months of the year.

Review of floor plans at The Arden

Unique selling points of The Arden's units

The Arden is targeted at families who are upgrading from nearby HDBs or young couples and newlyweds looking to live closer to their parents.

Flexible CoSpace concept

The main highlight of The Arden's units is its CoSpace concept, which is Qingjian Realty's unique offering. With CoSpace, buyers have the flexibility to customise their living spaces based on their needs and preferences at any stage of their lives. For instance, buyers can choose to have an extended living room now and transform the space into an additional bedroom in future.

We've seen the CoSpace concept in other developments by Qingjian like The Visionaire and Bellewaters. In fact, recent developments like Altura EC and Tenet EC also allow buyers to hack walls and reconfigure their layouts.

There are 15 units of 3-bedroom + Study CoSpace and 4-bedroom + Study CoSpace each. The image above shows how the living space in the 3-bedroom + Study CoSpace unit can be turned into a bar area, a dining area or a music corner.

As many new launches are built using PPVC (prefabricated prefinished volumetric construction), buyers often don't get the flexibility of reconfiguring their homes. The CoSpace concept benefits buyers who are planning to live in The Arden long-term and foresee themselves changing the layout of their homes. If buyers don't plan to reconfigure their layout in future, they can opt for the standard unit types instead.

Higher-than-average ceiling height

Each unit at The Arden has a generous 3.2m high ceiling, which is around 40cm higher than the standard 2.8m ceiling height in many new launches. Penthouse units, located on the top floor of each stack, enjoy an impressive 4.6m high ceiling.

Although the 40cm difference doesn't seem like a lot, having a high ceiling makes your living space feel larger and more airy. It also enhances the ambience and improves air circulation.

2-bedroom Classic floor plan

The 2-bedroom Classic units comprise almost 30% of the development (30 out 105 units). The standard non-penthouse units are 657 sqft (61 sqm), a decent size for a 2-bed-1-bath unit. The penthouse units are 753 sqft (70 sqm).

The unit has a pretty efficient dumbbell layout, but take note that the entrance has a small foyer which some buyers might consider as wasted space. However, it's not super excessive and you can place a shoe cabinet or shelves here. There's also a household shelter for additional storage, which is quite rare for a 2-bed-1-bath unit.

We like the jack-and-jill master bathroom as you can access it from the master bedroom and living/dining areas. This makes it more convenient as there is only one bathroom in the unit.

2-bedroom Deluxe floor plan

The 2-bedroom Deluxe are the larger 2-bedders with a 2-bed-2-bath configuration and there are 15 units. The standard units are 721 sqft (67 sqm), while the penthouse units are 818 sqft (76 sqm).

The layout of this unit is different from the 2-bedroom Classic as it has a corridor to the bedrooms. Hence, it suits young families with one or two children and couples.

Most 2-bedders have the kitchen near the entrance but for this unit, you're greeted with the household shelter and dining area first while the kitchen is adjacent to the living room.

It's also interesting that a gas cooker is provided instead of the usual induction cooker for 2-bedders. Hence, it makes sense that the gas cooker and sink are in an enclosed kitchen area with a window to facilitate natural ventilation. (The washer-dryer and fridge are outside this enclosed area.) What's more, you can access the kitchen from the balcony too, creating a seamless flow between the living area, kitchen and balcony.

3-bedroom floor plans

3-bedroom Classic floor plan

3-bedroom Classic units comprise half of the 3-bedders (15 out of 30 units) and the other half are the CoSpace units. Standard 3-bedders are 1,012 sqft (94 sqm), while penthouse units are 1,141 sqft (106 sqm).

The unit has a sizeable foyer, which is great for buyers who like privacy from neighbours and delivery personnel, or if you need additional storage space. However, this layout isn't ideal for everyone, especially if you don't see yourself utilising the extra space.

The first room you see is the dining area which is not a typical layout, but what's great is there's a window that adds some natural light to the area.

You'll get a more proper kitchen in the 3-bedder, with an L-shaped countertop and a window for natural ventilation. There's also the flexibility of opening or enclosing the kitchen, as there are sliding doors.

A plus point of this unit is that both the master and common bathrooms have a window for better ventilation.

3-bedroom CoSpace floor plan

The standard 3-bedroom CoSpace units are 1,109 sqft (103 sqm) and penthouse units are 1,249 sqft (116 sqm).

The 3-bedroom CoSpace floor plan closely resembles the 3-bedroom Classic layout, with the notable addition of a study/guest room that offers buyers a customisable space. The unit also comes with a larger balcony, with a longer width that spans the living area and the study/guest room.

4-bedroom floor plans

4-bedroom Classic floor plan

Like the 3-bedders, the 4-bedroom Classic units comprise half of the 4-bedders (15 out of 30 units), while the other half are CoSpace units. Standard 4-bedroom Classic units are 1,206 sqft (112 sqm), while penthouse units are 1,410 sqft (131 sqm).

The 4-bedder has a foyer at the entrance, which is around the same size as the 3-bedder. The unit has a regular layout where the dining, living and balcony are in a linear arrangement, similar to what we've seen in many other new launches.

You'll get a fully enclosed kitchen, as well as a yard and WC; the latter two are only available in the 4-bedders. Interestingly, the fridge is in the dining area, which seems to be like a small "dry kitchen". There's also a dining cabinet here for additional storage, in case you need more space to store tableware and cutlery.

One thing to note is that there are only two bathrooms in the unit, which means that three bedrooms would have to share one common bathroom. The good news is that both bathrooms are naturally ventilated with a window.

4-bedroom CoSpace floor plan

The standard 4-bedroom CoSpace units are 1,389 sqft (129 sqm), while the penthouse units are 1,636 sqft (152 sqm).

While mostly similar to the 4-bedroom Classic layout, the 4-bedroom CoSpace units have an additional study/guest room which is a flexible space. If you don't need an additional room, you can remove the wall and have a more spacious living area. Similar to the 3-bedder CoSpace unit, the balcony's width stretches from the living space to the study/guest room.

The 4-bedroom CoSpace also has more premium offerings than the classic unit. A highlight of the 4-bedroom CoSpace unit is a walk-in wardrobe in the master bedroom. There's also a proper dry kitchen with a countertop where you can conveniently entertain guests and serve drinks and food.

The Arden - price analysis and comparisons

The Arden has only released its indicative starting psf price, S$1,688. However, the indicative prices for individual units have not been released.

Average prices of new launches in District 23 (based on past 1 year transactions)

District 23 has seen two new launches this year, The Botany at Dairy Farm and The Myst. Before that, Phoenix Residences launched in December 2020, while Dairy Farm Residences and Midwood launched in Q4 of 2019. Bukit 828 launched in 2018.

Both The Botany at Dairy Farm and The Myst have average psf prices of S$2,072 and S$2,069, respectively. These align with the average psf price of new sale transactions in the OCR, which is S$2,073.

The Arden's indicative starting psf price is lower than the average psf price in the district and the OCR. This is probably due to its lower land price of S$630 psf per plot ratio (bought in July 2019), which is around the price of government land sales (GLS) for executive condos (ECs) today. For instance, the land price for Altura EC (by Qingjian and Santarli) was S$661.67 psf per plot ratio when it was bought in March 2022.

In comparison, the land price for The Botany at Dairy Farm was S$980 psf per plot ratio (in March 2022) and The Myst's site was acquired for around S$706 psf per plot ratio. Furthermore, both projects are larger developments with more unit types and a wider range of facilities, which might explain why they come at a higher premium than The Arden.

A fairer comparison would be Phoenix Residences which is just down the road from The Arden. The boutique development with 74 units currently has an average psf price of S$1,605 based on transactions in the past year. When it launched in 2020, it had an average psf price of S$1,517. It is currently about 95% sold.

We feel that the actual average psf prices for The Arden will strike a balance between Phoenix Residences and the newer launches like The Botany and The Myst. However, The Arden is the only new launch condo in the Bukit Batok/Choa Chu Kang area (it is officially in Bukit Batok but it is nearer to Choa Chu Kang). Hence, there might be pent-up demand from buyers.

Average resale transaction prices in D23 of condos which TOP-ed from 2018

If you're looking to purchase a home in District 23 and don't mind resale condos, you might be looking at projects which have TOP-ed within 5 years.

Based on 38 resale transactions this year, the average psf price of resale condos (TOP from 2018) is S$1,645. Majority of the transactions are from Hillion Residences (TOP: 2018) and Le Quest (TOP: 2020), with average psf prices of S$1,713 and S$1,606, respectively. However, it should also be noted that Hillion Residences is an integrated development and Le Quest is a mixed-use development, which are generally sold at a higher premium than purely residential developments.

Appreciation value analysis

1. Proximity to future Tengah Town 

Artist's impression of Tengah town centre (Source: HDB)

The Arden is located just about a 5-minute drive from Tengah, Singapore’s newest housing estate, which will have a car-free town centre and plenty of greenery.

There will be 42,000 new homes, comprising 70% of public housing. Some of the Tengah BTO projects are expected to be completed in 2025 and 2026. This will also mean more food and retail options as well as recreational facilities and nature spots.

Even though The Arden is not situated in Tengah, it might benefit from being in close proximity to the new town and there’s potential for appreciation. 

2. Upcoming developments in Jurong

Artist's impression of the Jurong Innovation District (Image source: JTC)

Besides Tengah, Singapore’s west will also be seeing other exciting developments. The Jurong Lake District will be the largest mixed-use business district outside the CBD with more recreational and leisure spaces for residents nearby. The Jurong Innovation District will also be the centre of industrial activity, manufacturing and research. 

Bringing all these new developments together is the Jurong Region Line which comprises 24 stations and connects the various housing estates in the west.

While it’s still uncertain if these developments will have a direct impact on The Arden’s value, it will definitely revitalise Singapore’s western region.

Summary

The Arden is clear in its messaging to provide long-term homes for residents. Its CoSpace concept is a unique feature that allows buyers to have flexible unit configurations.

For those who like living in a low-density area, The Arden is perfect as it is in an enclave of landed houses but still close to a wide range of amenities and public transport in Choa Chu Kang and Bukit Panjang. Families with young children and young couples who are upgrading from an HDB would appreciate the tranquil environment around The Arden.

One of The Arden's selling points is its price from S$1,688 psf. This is attractive to home upgraders and first-time buyers as it is lower than average for new launches this year.

However, if you prefer a larger development with a wider range of facilities, The Arden might not be ideal for you. The development is also more suitable for owner-occupiers who are looking for a long-term home, but not investors who are looking for rental opportunities. Furthermore, its CoSpace concept might not appeal to all, especially those who don't plan to reconfigure their layouts.

Check out The Arden's project page on 99.co for the latest updates and book your showflat viewing.