Treasure at Tampines & Florence Residences

On May 17, 2020, in Arc EC, by Reviewer


Besides the Antares, there are other private condominiums to consider as well. If you are a die-hard Tampines fan, there is Treasure at Tampines. At around the same time as the Treasure condo is launching, there is Florence Residences too.

Both are mega-launches, likely at the end of 2018, or more probably in early 2019. Florence Residences is located at Hougang in the Kovan area, while the Treasure condo at Tampines, as its name implies, sits in the Tampines neighbourhood on the other side of the estate from Arc at Tampines.

Treasure at Tampines will have a massive 2,203 units and was originally the Tampines Court HUDC site. It was sold in a collective tender, one of the largest around. See the news report of the en-bloc sale.

While the Florence Residences that sits on a slightly smaller plot of land that was the original Florence Regency HUDC site, will have at most 1,300 units. Both parcels of land are zoned for 2.8 plot ratio, that typically equates to 14 storey apartment blocks occupying around 30% of the site area.

The remaining land will be used for landscaping and communal facilities. In these two cases, we can expect a pretty sumptuous spread of facilities, including probably a few pools and water features too.

The unit mix for both Treasure at Tampines and the Florence Residences will cover the same types. These will include one bedders, one bedroom + study, 2 bedroom, 2 bedroom + study, 3 bedroom, 3 bedroom premium, 3 bedroom + study, 4 bedroom and 5 bedroom units.

Both projects are not within easy walking distance of an MRT station. However if you don’t mind walking a slightly longer distance, then it is possible to get to Simei MRT station within about 9 minutes from Treasure at Tampines. Whereas from the Florence Residences to Kovan MRT station takes around 11 minutes, going via the smaller lanes like Simon Lane and Simon Road.

Access to amenities is similarly tied to the MRT stations. There are neighbourhood malls at both locations. Besides the Heartland Mall at Kovan, and even Kovan wet market and food centre, residents at the Florence Residences can also opt to walk over to Hougang Town Centre and MRT station as an alternative.

Whereas where executive condos are concerned, there are not many. In fact, there was only one launch in 2018, Rivercove EC in Sengkang. The next executive condo to launch after that is the Piermont Grand EC in Punggol, at Sumang Link and fronting a narrower stretch of the Punggol Waterway. The developer for that is City Developments in conjunction with TID (part of the Hong Leong Group).

Piermont Grand will likely launch its showflat for e-applications somewhere around June to July 2019. Like Arc EC, it will be subject to all the eligibility conditions of sale. Expectations are that the Piermont Grand EC will sell out quickly too, just like for Rivercove EC, given the lack of new EC launches lately. Analysts expect the pricing to be in the $1,1xx to $1,2xx PSF range, which will make it the highest priced EC on average to date.


2024 :: Lumina Grand EC Showflat Launch

Following on the sell-out performances of Piermont Grand EC and Copen Grand EC, City Developments will launching another EC in their “Grand” range. This will be the Lumina Grand EC showflat in Bukit Batok, not too far from Copen Grand.

It promises to be just as well landscaped as the other two projects. And if you thought that Piermont Grand at an average pricing of $1,1xx to $1,2xx PSF was high, Lumina Grand prices look likely to be even higher. At the very least, they will equal the average of around $1,4xx PSF that Altura EC next door is currently selling at.

Incidentally, the pricing for Copen Grand EC averaged around $1,3xx PSF, showing the slow but steady rise in prices for executive condominiums in Singapore over the last four years.

The Lumina Grand floor plans have not been finalised yet, as the launch is only set to take place in early 2024. Tentative dates for the Lumina Grand showflat to open its doors is between 12 to 22 January 2024. The full Lumina Grand price list will come out on 24 January, followed by actual booking and sales on Saturday 26 January 2024.

If you prefer an EC in the east, nearer to Arc EC, there will be one launching in Tampines itself. This will be at Tampines Street 62 by Sim Lian Land. Prices will possibly be in the 1,5xx PSF range, even higher than for Lumina Grand EC. But it will have the advantage of being closer to an MRT station.


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