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The Glades at Tanah Merah
Inspired by Nature and Designed with You In Mind
The Glades Condo - Project Info
|Developer||Sherwood Development Pte Ltd (jointly developed by Keppel Land Limited and China Vanke Co Ltd)|
|Location||Block 2, 4, 6, 8, 10 , 12, 14 (for Wellness Clubhouse) 16, 18, 20 Bedok Rise|
|Development||Proposed condominium development - 9 blocks comprising 726 units|
|Site Area||Approx. 343,173 sq ft. (31,881.5 sq m)|
|Tenure||99-years from 23 January 2013|
|Expected Date of TOP||31 December 2017|
|Expected Date of Legal Completion||31 December 2020|
|No. of Stories||10 to 12 stories|
|Architect||P & T Consultants Pte Ltd|
|Landscape Architect||Peridian Asia Pte Ltd|
|No. of Car Park Lots||734 lots (basement parking) including 5 lots for handicapped|
The Glades Timeline
23 Aug 12 Tender Launch
16 Oct 12 Tender Closed
22 Oct 12 Site Awarded
10 Jun 13 Sales License
24 | 25 & 31 Aug & 1 Sept 2013 Showflat Preview
01 Sep 13 Expression Of Interest Submission
06 Sep 13 Targeted Launch
Projects Homes | The Glades At Tanah Merah
The Glades by Keppel Land seeks to wow home buyers with splendid views and affordable housing types.
The Glades keep juices flowing with it high rise, elevated grounds, unobstructed views and close proximity to the Tanah Merah MRT Interchange.
The Glades Condominium features nine towers with an output of 726 residential units.
Keppel Land unbox Singapore's 1st configurable, versatile, SOHO type 1 Bedroom apartment with The Glades Condo.
Keppel Land, the developer for The Glades Condominium has long established itself as a lead developer in the Singapore property landscape. It is renowned for designing and building distinguished, iconic projects like Caribbean at Keppel Bay, Reflections at Keppel Bay and Corals at Keppel Bay.
Location, Location, Location
Check out The Glades Condo Location
The Glades location is unbeatable. The Glades condo is just 1 minute walk from the Tanah Merah MRT Interchange Station.
Quick access to MRT resolves most transportation issues. Executives working in the Changi Business Park and flight crews in the Airport, are 1 and 2 stops away from their offices respectively. How is that for connectivity and traveling?
An Outdoor Play Corridor Spicing Up Singapore's Eastern Region
As part of the make over, 30 km of new park connectors will grace the East Region.
An Outdoor Play Corridor between Bedok Reservoir and East Coast Park will be implemented.
Bedok and Tanah Merah’s appeal springs in part from the many parks and waterbodies around the region, of East Coast Park, Bedok Reservoir Park and Bedok Town Park.
The concept of bringing most homes in Bedok to within 400m of parks or park connectors will be implemented in future plans such as:
New parks at Bedok North Road, Bayshore Road, Telok Kurau and Jalan Kembangan
A new landscaped outdoor play corridor to provide direct cycling and pedestrian links between Bedok Reservoir Park and East Coast Park.
A new motor racing circuit is being studied for Changi East.
Enhanced leisure spots to relax at Sungei Bedok under PUB’s Active, Beautiful and Clean (ABC) Waters projects which will enliven the water’s edge.
A proposed heritage trail that traces the cultural, coastal and culinary traditions in the East Coast.
Forest Adventure at Bedok Reservoir Park.
Enhanced facilities to the East Coast Park will include a new Skatepark near the East Coast Food Centre.
Envisage and expect the East to buzz to a new level of excitement and recreation.
Surrounded by prestigious schools:
Singapore University of Technology and Design (SUTD), ITE College East, Temasek Polytechnic, Temasek Junior College, Temasek Pr. School, St Anthony's Canossian Pr. School, etc.
Singapore University of Technology and Design (SUTD), slated to be the first university in the world to integrate the concept of design and innovation as a common thread in research and engineering.
The Glades Condo - Available Unit Types and Indicative Pricing
Units Floor Sizes
1 Bedroom: 431 – 506 sq ft
1 Bedroom SOHO: 473 – 484 sq ft
2 Bedroom Compact: 570 – 624 sq ft
2 Bedroom: 667 – 721 sq ft
2 Bedroom SOHO: 581 – 624 sq ft
3 Bedroom Compact: 840 – 861 sq ft
3 Bedroom: 990 – 1044 sq ft
4 Bedroom: 1281 sq ft
4 Bedroom with double volume: 1507 sq ft
4 Bedroom Dual Key: 1378 sq ft
Penthouses: 1916 - 2594 sq ft
Shops (3 units only): 517 - 560 sq ft
view more pics at The Glades Gallery
1-Br - $700K - $810K
1-Br Convertible - $760K - $850K
2-Br - $980 - $1.15M
2-Br Compact - $840K - $980K
2-Br Convertible - $900K - $1.08M
3-Br - $1.4M- $1.65M
3-Br Compact - $1.25M - $1.35M
4-Br / DK - $1.9M- $2.1M
The Glades Condo Facilities
|A. Guardhouse||* Gymnasium||V3. Playground|
|B. Entrance Plaza||* Indoor Studio||W. Forest Trail|
|C. Island Feature||* Outdoor Deck||X. Eco Clubhouse|
|D. Vehicular Exit with Guard Post||P. Changing / Shower Rooms with Steam Baths||* Function Room|
|E. Side Gate to MRT||Q. Aqua Gym||* Commercial Shops|
|F. Side Gate||R. Hydro-Therapy Rain Shower||Y. Outdoor Fitness Stations|
|G. Water Cascade||S. Forest Spa||Z. Semi sunken Tennis Court|
|H. Island Pavilions||T. Sky Pods||AA. Garden Terrace|
|I. Forest Valley||T1. Zen Pavilion with Thermal Spa Pool||AA1 – Tea Deck|
|J. Bio-Swale||T2. Mediterranean Pavilion with Spa Pool||AA2 – Lounge Terrace|
|K. Leisure / Bubble Pools||T3. Tropical Pavilion with Spa Pool||AA3 – Cozy Corner|
|L. Water Curtains with Vertical Green||U. Eco Pond||BB. Spice and Herb Garden|
|M. Olympic Length Grand Pool||V. Children’s Play Zone||CC. Sun deck|
|N. Grand Waterfall||V1. Adventure Slide|
|O. Wellness Clubhouse||V2. Play Pool|
Abundant Investment and Job Opportunities
Changi Business Park said to be the new CBD (Central Business District) of the East has grown its work force from 6,000 to 24,000 people in 5 years - St Times Report.
Changi Business Park, the mixed use development was largely completed in 2012.
Changi City is Singapore’s largest integrated business park development. It will merge high quality business space with lifestyle elements incorporating retail establishments and new hotels to meet business travelers’ needs.
Changi City comprises of Changi City Point shopping centre, Capri by Fraser hotel residences, and ONE@Changi City business space tower.
See photo illustrations below of Changi City Point and Capri by Fraser hotel :
Strong Rental Demand and Higher Yield Is Sweet Music to Investors Ears
Such a huge work force will impose a fair bit of strain on the rental housing market, significantly hiking up rental demand and boosting rental opportunities for properties near the Changi Area.
Additionally, the new university SUTD, Singapore University of Technology and Design to be completed in 2015, will channelled a highly skilled and professional work force to boost demand for quality housing.
The Emphasis Is On Quality Housing
Professionals, expatriates, managers and executives draw decent wages. Expect them to pursue quality housing to complement their lifestyles, and that means demand for newer and better homes. Condos with upmarket ambiences, good themes and better living environment will do well to tap the rental market.
If you are investing with rental in mind, The Glades, Urban Vista and surrounding properties like Eco should be on your buy list. Investors will plonk down their cheques in a heartbeat when good opportunities present themselves, won't they? Should you want to explore how The Glades and Urban Vista can benefit you further, do call me for a show flat appointment. Call 94886880 Zen Tan for all your housing needs.
A Commercial Hub Just Opposite
Adding a commercial centre across the road will boost investment value a notch. This apparently is what The Glades and Urban Vista will soon get to enjoy when the new commercial centre comes up just at their doorstep.
The Glades - Double up your investment
How often do you get a 2nd chance? If you have missed Urban Vista, The Glades throws up another opportunity for ownership. If you have gotten a unit in Urban Vista, you can double up your investment too by taking up a second unit in The Glades. Yep, I agree that 7 or 10 per cent Additional Buyer Stamp Duty (ABSD) can be troublesome or deterring with the new property curbs. But what the heck - a great project is a great project, anyway you look at it.
A timeless Shakespearean quote:
'There is a time and tide in the affairs of men which taken at the flood will lead to fortune.'
Can this be the flood that will lead to fortune? Your choice of property projects and location matters.
5 Major Reasons Why The Glades Is A Good Option
1, Reputable Developers - Keppel Land and China Vanke.
2. Tap into the potential value of a future Commercial Hub diagonally opposite The Glades Condo.
3. Any development near MRT is a big draw factor - The Glades is just 1 min. away from Tanah Merah Station, 1 MRT stop away from Changi Business Park and 2 stops away from Changi International Airport.
4. Intrinsic demand from professionals working in the 71 hectare Changi Business Park, and Changi International Airport, the 7th busiest international airport in the world, serving 100 over airlines with over 220 destinations and employing 32,000 staff.
5. Investors Choice - Current average rental for neighboring projects like the Optimah @ Tanah Merah is $4.34 psf per month, but can go to a high point of $7.78 psf. pm. Average rental yield is 3.7%. Developments like The Glades and Urban Vista in good locations with good rental yield and strong investment returns will draw investors like bees to honey.
In depth analysis for Why The Glades here
Calculating Rental Yield
1 Bedroom Apartment Purchase Cost - $700,000
Rental yield of 4% = $700,000 x 0.04 = $28,000
$28,000 divided by 12 months = $2,334
4% yield of $700,000K 1 bedder will fetch a monthly rent of $2,334.
Based on per sq ft calculation, using above rental yield of 4%
$2,334 monthly rent divided by 431 sq ft floor area = $5.29 psf per month
A 1 bedder of 431 sq ft with a monthly rent of $2,334 will fetch $5.29 psf or 4% of rental yield for your property investment.
Keppel Land: Asia Premium Developer
Keppel Land Limited is the property arm of the Keppel Group, a multinational conglomerate with key businesses in offshore and marine, infrastructure and property.
Keppel Land is geographically diversified in Asia, with Singapore and China as its core markets, and Vietnam and Indonesia as its growth markets.
Keppel Group's total assets amounted to about $13.8 billion as at 31 December 2013.
Keppel Land’s two-pronged strategy to develop properties for sale and property fund management has paid off very well.
With a legacy of over a hundred years, Keppel Land has grown to become a premier developer in Asia.
With an unwavering approach, Keppel Land has established a portfolio of award-winning properties across Asia with iconic residences at Keppel Bay and Marina Bay.
Keppel Land reshaped Singapore's skyline and changed the face of business with landmark developments such as Marina Bay Financial Centre and Ocean Financial Centre.
Keppel Land's Residential Projects illustrated below are Lakefront Residences, The Luxurie and Corals at Keppel Bay.
About Vanke The Developer
Founded in 1984, Vanke began engaging in real estate in 1988, and was the second listed company on the Shenzhen Stock Exchange in 1991. Today, Vanke whose sales exceeded RMB 140 billion has become the largest residential developer in China with properties in around 60 large- and medium-sized cities in the Pearl River Delta region, Yangtze River Delta region and Bohai Economic Rim, as well as central and western parts of China.
Vanke was named Forbes' 200 Best Small Companies List, Asia's 200 Best Under A Billion List and Asia's Fab 50 Companies List.
China Vanke projects illustrated above are: Wanhui Building (GuangZhou), No. 5 Park (Beijing) and Golden Mansion (Wuhan)
Additional perspective on Singapore Home Ownership
A Home Is An Asset by Zen Tan
Some people think a home is a liability. It is not. It is actually an asset. It really is. It is not just a place to keep you protected from the elements and for storing stuff, it is also a place of stability. Your family needs a home and a secure environment to grow, to play and to live a meaningful life.
Investing in a home is the best thing you can do for yourself in Singapore. Though it is a small country, it is politically stable and well managed. It’s infrastructure is one of the best in the world and our economy is vibrant and still growing. Land is scarce and limited in supply. And with scarcity comes value. So whatever land or property you own, it is going to have intrinsic value. Until we peak economically and it is hard to predict when, our assets can only grow from strength to strength. That speaks volumes about the worthiness of an asset or an investment.
to continue above reading, visit Articles and Analysis
Land Cost Rapid Appreciation
Can we keep pace with the recent rising surge of land cost?
The plot of land for ECO was sold at $534 psf. on 14 Feb 2012
6 months later, Urban Vista was sold at $676 psf on 6 Aug 2012 - the land cost was 27% above ECO.
2 months thereafter, The Glades site was sold at $791 on 22 Oct 2012 - the cost of land was up another whopping 17% over the Urban Vista site.
From Feb to Oct 2012 - land value appreciated over 48% in Tanah Merah MRT vicinity - from $534 psf in Feb. to $791 psf in Oct.
8 Questions To Ponder Over In Property Investing
1. Can your earnings or savings ever keep pace with that kind of sudden spikes in inflation?
2. Why are developers aggressively bidding up all over these sites?
3. Can house prices go lower when winning bids keep going up?
4. Are property prices destined to fall if space which is so limited in Singapore cannot keep up with the soaring population and consequently the demand for housing?
5. Value is equated to scarcity. Will premium spaces fetch premium prices?
6. Does the infrastructure of a place contribute to the value of a property?
7. Does MRT, schools and amenities. enhance the appeal of a location and hence its value?
8. Will investors engage if the overall conditions are unpalatable?
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The Glades Transaction Prices Updated till Mar 2016
|Contract Date||Street Name||Tenure||Price ($)||Area (sq ft)||Type of Area||Unit Price (psf)|
|27 Mar 2016||6 Bedok Rise #05-17||99 yrs||$1,030,000||721 sq ft||Strata||$1,428 psf|
|26 Mar 2016||16 Bedok Rise #08-50||99 yrs||$1,475,000||1,023 sq ft||Strata||$1,442 psf|
|25 Mar 2016||6 Bedok Rise #12-19||99 yrs||$917,200||592 sq ft||Strata||$1,549 psf|
|24 Mar 2016||16 Bedok Rise #10-66||99 yrs||$752,895||506 sq ft||Strata||$1,488 psf|
|22 Mar 2016||6 Bedok Rise #12-21||99 yrs||$1,043,360||721 sq ft||Strata||$1,447 psf|
URA Rental Transactions - Tanah Merah Surrounding Projects
The Glades Sales Graphics
The Glades Developer Sales Data
Historic High - $1,718 psf done Mar 2014
Historic Low - $1,079 psf done Dec 2013
Indicative Average - $1,398 psf
Developer's Sales Take Up Rate By Month
Nearby Properties: Comparing Prices and Rental
Competitive Market Analysis of Prices Of Neighbouring Condos
Indicative Average Selling Price for past 6 months
The Glades - $1,396 psf
Stratford Court - $847 psf
East Meadows - $922 psf
Limau Park - $965
Casa Merah - $1,055 psf
Nearby Land Sales Statistics
1. Eco plot at Bedok South Avenue 3 - Highest Bid at $345.9M / $534 psf - Sold on 14 Feb 2012.
2. Urban Vista plot at Tanah Merah Kechil - Highest Bid at $285.2M / $676 psf - Sold on 6 Aug 2012.
Note: Urban Vista bid price is + 27% over Eco.
3. The Glades at Bedok Rise - Highest Bid at $434.6M / $791 psf - Oct 2012.
Note: The Glades bid price is + 17% over Urban Vista.
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