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One North Eden – first impression review

One North Eden Showflat

Introduction

This is not a full review of this new launch known as One-North Eden, do check back here in the future. Instead, I thought I would share a quick first impression after attending the agents’ briefing in early April. 

Updated on 29 September 2021 after the tender result for Slim Barracks Rise Parcels A and B were released. Click on the section Pricing Discussion > Future Launches to learn more!


One North Eden Showflat

First impressions

The developer made the right choice to seek a single buyer for the six units of commercial space. Experience has shown that having individual owners doesn’t always work out in the long term as the individual owners seldom agree on the same course of action for the sake of the development. 

Curiously this developer isn’t required to construct using the PPVC (Precast Prefabricated Volumetric Construction). 

This is a huge advantage in my opinion as the walls can be hacked to create a larger space to cater to a wider range of requirements from homeowners.

Some homeowners may want a bigger living room, so remove the wall adjoining the living room and the first common bedroom.

Or some homeowners would prefer a bigger master bedroom that incorporates a walk-in wardrobe. With partition walls, the homeowners can easily remove the wall between the master and the next door common room to apportion a bigger space to the master.

However, the downside could be longer construction times and poorer finishes. 

85% sold on the initial launch weekend.

1 cp lot per 2.5 dwelling units.

Land parcel B has 3 blocks. 

 

Rating of One-North Eden

Accessibility……………….…..8/10

Amenities………………..……..7/10

Facilities………………………….7/10

Layout……………………………..7/10

Value…………………….…………7/10

Pros

  • Walking distance to MRT
  • Quiet living environment
  • A sought-after location 

Cons

  • Quite close to the next condo building
  •  

Quick facts about 

Tenure: 99 years leasehold from 

Expected TOP: 

Site Area: 62,201 sqft / 5,778.7 sqm

No. of Towers: 2

No. of Storeys: 13 and 15 storeys

No. of Units:  165 residential units and 6 commercial shops

Carpark Lots:   lots + handicap lots

Unit Type  Size (sq ft)
1+Study 517
2-bedroom 689
2+Study 764 – 797
3-bedroom Compact  947
3-bedroom Premium 1,119
4-bedroom Compact  1,259
4-bedroom Premium 1,399 – 1,410

Here is the developer’s marketing video.

https://youtu.be/zSmC3-5HWA0

Show flat unit – Type B4 – Premium 2 bed + Study

This is one of the two show flat type that has a mock-up for touch and feel.

Type B4 is located in stack 14 or unit number 14. 786sqft. One immediate thing that struck me when I walked in was the placement of the dining table.

Placing the dining in this location does make the entry and exit to the home a little awkward.

One-north Eden Type B4

My guess is that the living area is a bit small, hence the architect assigned the space between the kitchen and the entrance as the dining area.

To the credit of the show suite interior designer, they chosen to install a bench seating along the wall and a table place longitudinally along the walkway to minimise protrusion.

The study

The developer chose to put up a partition wall to create a study on one side of the living room. I think this is a good move to give flexibility to the homeowners to decide whether they want a study, a third bedroom or a larger living room.

As the study is a rather longish rectangle space of about 5 to 7sqm, it could potentially fit a single bed and a small wardrobe. 

Alternatively, prospective buyers could opt to not have that partition wall installed, thereby making the living and dining much more conventional and larger.

You will surely hear this feature being pitched by the agents for purchasers that want a 3-bedroom but can’t quite bring themselves to fork out for one to consider this as an option.

Show flat unit – Type D2 – 4 bed + Study

The featured showflat unit is for Stack 12. Having a strata area of 1399sqft. On paper, this seems like a decent size for a modern 4-bedroom.

In the flesh, it feels quite very much like the stated size. I guess, these days, the layout of the units are highly efficient and true to plan.

Master bedroom

One thing I find interesting and less common is the choice to make one side of the bedroom slanted (shaded yellow) and to have a pillar sticking out. 

One-North Eden floor plan

 

These are architectural features typically found in properties with the luxury of space. Although I can appreciate it from a design standpoint. Honestly, I don’t think it really affects the overall enjoyment of the master bedroom as it is spacious enough.

In an attempt to make use of and probably to beautify the space, the interior designer chose to make a built-in tabletop (shaded blue) spanning from the pillar to the wall and to straighten the space. I must admit, it looks nice but at the end of the day, it might not be entirely useful or practical on a daily basis.

Kitchen

A smart mirror is provided located between the dry and wet kitchen facing the living room (circled in green). This is a very nice touch, making this home one step closer to a smart home.

It can display your calendar, the weather etc information while you grab your morning coffee. It can also play videos of recipes but that might not work as it’s fixed at a position facing the living room and outside of the wet kitchen.

One interesting option offered by this developer is the choice to top up (think options list for luxury vehicles) to upgrade the default oven to an oven-cum-microwave. And another option is to add a dishwasher. These options are only available for the 4-bedroom units and come with a cost.

Study

Initially, I found the location of the study to be in a weird location “behind” a bathroom you’d have to cross to get to it. Although this makes the bathroom 3 into some sort of a powder room you’d commonly find in high-end condominiums or landed homes.

While the dual entrance bathroom 2 will serve the occupants of bedrooms 2, 3 and 4. I personally think bathroom 3 will still serve a regular duty, especially for fully occupied 4-bedroom units. There is always a bathroom crunch during peak hours.

That said, I see a potential issue with this layout of having the study behind the bathroom. Imagine after showering, the hot steam and moisture may seep into the study despite having a mechanical ventilator in the shower area. 

Check out the facilities

 

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What is nearby? Location, location, location

Transportation

 

Amenities

 

Schools

Other points of note

Wide range of food options

 

Be close to nature

 

Plenty of recreational options

 

Site discussion

 

Finishing and layout

Pricing Discussion

Indicative Pricing with Best Priced Unit! (updated on 6th of April 2021)

🌟 𝟭𝗕𝗥+𝗦 (517sf) from $𝟵𝟵𝟱𝗞($1925psf)

🌟 𝟮𝗕𝗥 (689sf) from $𝟭.𝟮𝟴𝟴𝗠($1869psf)

🌟 𝟮𝗕𝗥+𝗦 (764 – 797sf) from $𝟭.𝟰𝘅𝘅𝗠

🌟 3B𝗥 𝗖𝗼𝗺𝗽𝗮𝗰𝘁 (947sf) from $𝟭.𝟳𝟲𝟴𝗠 ($1867psf)

🌟 𝟯𝗕𝗥 𝗣𝗿𝗲𝗺𝗶𝘂𝗺 (1,119sf) from $𝟮.𝟬𝘅𝘅𝗠

🌟 𝟰𝗕𝗥 𝗖𝗼𝗺𝗽𝗮𝗰𝘁 (1,259sf) from $𝟮.𝟮𝟴𝟴𝗠 ($1817psf)

🌟 𝟰𝗕𝗥 𝗣𝗿𝗲𝗺𝗶𝘂𝗺 (1,399 – 1,410sf) from $𝟮.𝟱𝘅𝘅𝗠

As this project is still under the preview stage and hasn’t officially opened for sales, the prices aren’t out yet and these are just the marketing agents’ best guess.

Here are the median prices achieved for One-North Eden

1+S: $2112psf

2br: $2,033psf

2+S: $2,023psf

3br compact: $1,961psf

3br premium: $

4br compact: $

4br premium: $

Future Launches

There will be two plots of land launching via the Government Land Sales Programme (GLS), the tender will be closing in June 2021. Depending on the eventual bid price of these two pieces of land, it will be the catalyst affecting property prices in this location.

One-North GLS

No Location Site Area (Ha) Gross Plot Ratio Status
Residential Sites
1 Slim Barracks Rise (Parcel A) 0.79 3.0 Jun 2021*
2 Slim Barracks Rise (Parcel B) 0.59 2.1 Jun 2021*

Parcel A was won by EL Development at $1,245.7 psf ppr, while Parcel B was won by Gao Xiuhua of Kingsford Property Development at $1,210.1 psf ppr.

Developers were likely encouraged by the healthy sales of One-North Eden which saw 157 of the total 165 units sold at the time of this update. The median price achieved was $2,009psf during its launch month. That could be one reason there was a total of 10 developers vying for each parcel of land. With a few developers bidding for both at the same time. 

To put things into context, the land parcel that became One-North Eden was launched under the GLS programme in 2019. It was sold to One North Development Pte Ltd, a joint venture between Mitsui Fudosan, TID Pte Ltd and Hong Leong Group. They acquired the land at $1,001 psf ppr beating eight other bidders. 

This means that in just over one year, the price of the land bid increased by 20.8% to 24.4%! Property pundits reckon the future launch prices of both parcels to be north of $2,100 psf.

Sale

Nearby condos include:

Rental

Conclusion

 

farrand hey

About The Author

Farrand Hey writes to share his experience gathered over the last decade of serving homeowners and investors. 

He is passionate about helping the younger generation plan for their future and grow their wealth.  

His clients and colleagues alike frequently sought him out for his unbiased and honest views. 

When he is not busy with work or writing, he loves to cook and watch reruns of Top Gear.

Farrand also makes it a point to stay healthy through exercise as health is wealth. Although he finds it hard to resist the lure of tasty food.

Recently married, he is still basking in marital bliss. That’s a photo of him the day after proposing to his wife.

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