99.co new launch review – Grandeur Park Residences

The latest condo slated for launch, Grandeur Park Residences, is located at the doorstep of Tanah Merah MRT. This project is developed by CEL Changi, which has a strong track record of private property developments in Singapore. The project has an expected TOP date of 2021.

Development details

The site area, which is at the intersection between New Upper Changi Road and Bedok South Avenue 3, occupies 51,228 square metres which will be portioned out into 720 residential lots, 2 commercial shop units, and a childcare centre.

The last project that CEL Changi launched was High Park Residences, located at Fernvale Road. This project saw units being snapped up exceedingly quickly, with 1100 out of 1390 units sold during the first weekend. Given the great location of Grandeur Park Residences, CEL Changi is expecting this launch to do equally well – if not better.

Breakdown of units

The average psf of Grandeur Park Residences is expected to be in the region of $1,381 – $1,523.

Unit type	Floor size (Sq ft)	PSF	Expected Launch Price
1 BR	420	$1,523	$640,000
1 + S	452	$1,523	$688,000
2 BR	549	$1,450	$800,000
2 + S	667	$1,450	$970,000
3 BR	883	$1,450	$1,280,000
4 BR	1130	$1,381	$1,560,000
5 BR	1453	$1,381	$2,010,000

* Prices are 99.co’s internal estimates, subject to change

Site plan

Stacks 15, 16, 21 and 22 are outward facing with the closest proximity to the road at New Upper Changi Road, which means that the units in these stacks will face more traffic noise. Refrain from stacks 5 – 11 as they are most likely to get disturbed by MRT noise. Stacks 43 and 44 is right at the car entrance, and will be affected by lights and car noise.

Also avoid stacks 4, 5, 43, 44, 45, 52 and 53, as units in these stacks will be hit the worst by the dreaded afternoon sun. Do note that stacks 51 and 52 are also nearest to the Substation and Bin Centre.

For closest proximity to Tanah Merah MRT, opt for stacks 15 – 17, which are nearest to the entrance to said MRT.

Comparative projects

Urban Vista – average $1275 psf

The Tanamera – average $915.70 psf.

Eco – 3 / 745 units left (average $866.40 psf.)

East Meadows – average $967.50 psf.

The Glades – 113 / 726 units left (average $1419 psf.)

For buyers who are looking to rent out their unit at Grandeur Park Residences, do expect plenty of competition from the other condos that have recently been launched in the same area. As a point of reference, here are the rental prices of existing developments in the area:

	1 BR	2 BR	3 BR
Urban Vista	$1,800 – $3,100	$2,200 – $4,000	$2,600 – $4,000
The Tanamera	–	$2,600- $3,000	$2,850 – $3,300
East Meadows	–	–	$3,000 – $4,200
The Glades	$2,100 – $2,800	$2,450 – $3,100	$3,200

A closer look within Grandeur Park Residences

Grandeur Park Residences revolves around the theme ‘luxury’, and this is evident in the condominium’s all-rounded facilities, categorized into the building blocks of ‘body’, ‘mind’, and ‘soul’.

The ‘body’ facilities include an infinity pool, aerobic pool, aqua gym, outdoor gym, fitness studio, tennis court and more – this is where residents can get in their regular dose of exercise, and keep fit.

The ‘mind’ facilities, on the other hand, help residents to relax after a stressful workday. Facilities include an outdoor jacuzzi, sensory spa jet, water bed, day bed grove, sunning deck, yoga deck, Himalayan salt room, several floating and reading cabanas, and more.

Last but not least, the ‘soul’ facilities encompass a wide range of facilities where residents can dine at and relax in. This includes a picnic lawn, maze garden, forest courtyard, flower terrace, fireflies forest, and more.

A wider look around Grandeur Park Residences

The biggest draw of Grandeur Park Residences is, undoubtedly, its stellar location. Tanah Merah MRT is 2 minutes away by foot, which means those who work in the CBD and commute by train will only spend 20 minutes on a one-way trip. Those who drive will also enjoy easy connectivity to the rest of Singapore via the Pan Island Expressway and East Coast Parkway.

As Bedok is a mature estate, there is no shortage of amenities nearby. Laguna National Country Club, Bedok Sports Centre, East Village, Changi City Point and Bedok Mall are all within five minutes’ drive, giving residents plenty of options when it comes to shopping, dining and entertainment.

Families with children will be pleased to note that there is a plethora of schools in the vicinity. St Anthony Canossian Primary, Temasek Primary, Bedok Green Primary and Anglican High School are all less than a kilometre away. Located slightly further but still within reach is Temasek Junior College, Temasek Polytechnic and Singapore University of Technology and Design (SUTD).

Find out more about this project and get future updates on our Facebook page or visit our project listing page!