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KOPAR AT NEWTON CONDOMINIUM


Here is a Review of the Kopar At Newton condo. The Kopar condo is a new high-rise residential development at the junction between Bukit Timah Road and Kampong Java Road, just beside Newton Circus.

It is being developed by CELH Development, a unit of Singapore-listed property developer Chip Eng Seng Corporation.

Note: This is NOT an advertisement for sale.

This review will include the features of the Kopar @ Newton condo, and its pricing in relation to those of other projects nearby.

The site, being at Newton Circus, sits on the edge of Orchard Road precinct, within Singapore’s prime district 09. It is surrounded by mainly other high-end residential condominiums, and some low-rise landed housing.

The location of Kopar at Newton itself is quite convenient. It is about 5 minutes walk to Newton MRT interchange station that links the Downtown and North-South MRT lines.

And directly across Bukit Timah Road, we have the Newton Food Centre, that offers some pretty good hawker fare.

Kopar at Newton Singapore . URA Land Sale Aerial View

Kopar at Newton Singapore . URA Land Sale Aerial View

This location is also well-serviced by retail, banking, and dining hubs. Of these, the largest and most well-known is the Orchard Road shopping belt, 5 minutes down Scotts road by car or MRT.

The other retail and dining cluster nearby is at Novena, about 1KM up Newton Road from the Kopar condo. Here we have malls like Velocity@Novena Square and Novena Square, with F&B outlets, shops, and supermarkets.

There is even a shortcut to walk to United Square at Novena in less than 10 minutes if you are so inclined. After crossing Kampong Java and Keng Lee roads, go up Lincoln Road till it gets to Khiang Guan Avenue.

United Square is especially popular among families with young children. Besides its eateries, stores, and supermarket, it has several shops geared towards meeting the needs of kids, as well as child specialist & family clinics, and music and enrichment centres.

The Kopar @ Newton location should also appeal to young families who are looking for a home in the Bukit Timah education belt. This site is within 1 KM of three well-regarded boys’ schools, and within 2 KM of two similar girls’ schools.

It is also on the same MRT line, within a few stations, to several pretty well-known schools and colleges, international schools, and institutes of higher learning.

The land to the south-east of the Kopar condo site is occupied mainly by low-rise buildings. So it is relatively unblocked all the way to the Istana grounds & Orchard Road. Hence high floor units facing this way could possibly enjoy 120-degree unobstructed views to the city skyline.

Kopar Condo Location Site

Kopar Condo Location Site

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Kopar at Newton · An Investor’s Perspective

However, if you looking at Kopar Singapore with the intention of renting it out rather than staying in it yourself, how would it fare?

Its location within the upscale District 09, and a short walk from Newton station is of course a huge advantage to start with. This is rather central and convenient to the CBD, from where it might conceivably draw potential tenants.

At the same time, Novena is growing in scale and importance as a medical hub. Under the Master Plan, it will eventually become one of Singapore’s largest healthcare complexes. So this could be an alternative tenant base.

The Newton / Novena area is also an attractive neighbourhood, that has traditionally enjoyed good rental demand. Data from URA shows a healthy number of rental leases signed monthly. Below is an example.

URA Data . Rental Transactions October 2019 for Trilight & Soleil @ Sinaran

URA Data . Rental Transactions October 2019 for Trilight & Soleil @ Sinaran

Taken altogether, Lee Nai Jia, Senior Director and Head of Research at Knight Frank Singapore has commented that the Kopar at Newton condo “… will appeal to investors, as it has a strong catchment of tenants who work in the Novena medical cluster, CBD and Orchard Road.”

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Kopar @ Newton Condo · Cost & Returns

Rental demand is of course, just one side of the equation. The other is the cost of acquisition, and its impact upon the returns from it.

So how would the Kopar condo fare in this regard?

At the moment, it looks somewhat promising.

Chip Eng Seng’s top winning bid for this GLS (Government Land Sale) land parcel at Kampong Java came out at SGD$1,192 PSF PPR (per sq ft per plot ratio).

Compare this to the $1,540 PSF paid by Allgreen for the Fourth Avenue GLS site nearer the Clementi end of Bukit Timah Road. Or the $1,733 PSF for the Jiak Kim Street GLS site paid by Frasers Property.

Here is some URA data on sales transactions for the Fourth Avenue & Jiak Kim Street projects, that demonstrates the link between land cost and eventual selling price.

Fourth Avenue Residences . Sales by Allgreen

URA Data . Fourth Avenue Residences . Sales by Allgreen

Riviere at Jiak Kim Street . Sales by Frasers

URA Data . Riviere at Jiak Kim Street . Sales by Frasers

Even the nearby 99-year leasehold Chancery Court en-bloc tender went to Far East at $1,610 PSF.

That means Kopar Singapore enjoys a lower cost base, by at least $300 PSF.

After adding in a development rate of maybe $550 to $600 PSF to the $1,192 PSF land rate, its breakeven could be somewhere between $1,750 to $1,800.

Given that CEL’s own Park Colonial at Woodleigh is already 87% sold at an average of around $1,850 PSF, we could be looking at a selling price a fair bit above that for Kopar At Newton.

But it should still compare favourably with other developments nearby, that sell around $2,4xx to $3,0xx PSF.

Especially since sites so close to the station are not often available. The last such launch was Pullman Residences, that previewed in November 2019 at close to $3,000 PSF.

Note though that Pullman is on freehold land while Kopar @ Newton is 99-year leasehold. The price premium of freehold vs leasehold is usually around 15% to 25%.

So rental yield would be higher for 99-year leasehold properties, as tenants don’t care whether it is freehold or leasehold.

Which would apparently then give the Kopar condo a price and yield advantage comparatively.

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PROJECT FACTSHEET

Name Kopar At Newton
Status Condominium (Foreigners eligible to buy)
Address 145 Kampong Java Rd, Singapore 228883
District 09
Site Area 11,643 m² (125,326 sq ft)
Floor Area 32,600 m² (350,913 sq ft)
Plot Ratio 2.8
Tenure 99 Year Leasehold
T.O.P. Date TBA
Architect TBA


KOPAR AT NEWTON FLOOR PLANS

The Kopar condo floor plans are not available yet. Please just drop us a note via the Contact Form if you would like the floor plans to be sent to you when ready.


THE KOPAR CONDO SITE PLAN

The Kopar site is located between the arms of Kampong Java Road and Bukit Timah Road as they radiate out from Newton Circus.

It is actually an infill site that is a rather odd, roughly triangular shape, with one corner cut out. Nevertheless, this is still a plum parcel of land, given its proximity to Newton MRT station.

The surrounding is a mainly private residential neighbourhood. On the north-west to north-east of the site are numerous other similar mid-rise condominiums. While to the east and south of Kopar At Newton are low-rise landed buildings, including some terrace houses.

The site spans 125,326 sq ft. With a plot-ratio of 2.8 it should be able to yield around 350 to 430 residential units. Quite a good mid-size. Big enough to offer a range of facilities and economies of scale in maintenance, but not so big that it becomes impersonal or overwhelming.


KOPAR AT NEWTON SHOWFLAT · VIEWING

The Kopar condo showflat is not available for viewing yet. Please drop us a note via the Contact Form if you wish to be alerted once the Kopar showflat opening schedule is finalised.


THE KOPAR AT NEWTON PRICES · UNIT TYPES

The Kopar at Newton condo Price . Unit Types & Sizes . Click to Open / Close

UNIT TYPES . SIZES

Unit Description Type No. of
Units
Strata Area
(sq m)
Strata Area
(sq ft)
1 Bedroom A TBC TBA TBA
2 Bedroom B TBC TBA TBA
3 Bedroom C TBC TBA TBA
4 Bedroom D TBC TBA TBA
Total Number of Units TBA

Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

The Kopar at Newton Price . Click to Open / Close

THE KOPAR PRICE RANGES

The Kopar condo pricing is still under deliberation. Please notify us via the Contact Form if you wish to be updated when the indicative pricing is available.

Basis of the Kopar Condo Pricing . Click to Open / Close
KOPAR AT NEWTON PRICE BACKGROUND

The GLS tender for this 125,326 sq ft residential site closed on 15 January 2019, and drew 7 bids. The top bid of SGD$418.8 million was by CELH Development, a unit of Chip Eng Seng Corporation.

Under the URA Master Plan, this site is zoned residential with a plot ratio of 2.8 (ratio of maximum floor area to land area), which equates to a maximum GFA (Gross Floor Area) of 350,913 square feet.

Hence based on the winning bid by Chip Eng Seng, their land rate works out to SGD$1,192 PSF PPR (per sq ft per plot ratio), which is deemed “relatively low” for this area.

After taking into account the development costs for overheads, financing, admin, marketing and construction, the breakeven to CEL could add up to around $1,750 to $1,800 PSF.

The final average selling price, after adding the margin, has not been announced yet.


ABOUT THE DEVELOPER

Kopar At Newton Singapore is being developed by CELH Development Pte Ltd, a unit of Chip Eng Seng Corporation (CES). CES is mainboard-listed on the Stock Exchange of Singapore.

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About Chip Eng Seng Corporation Ltd (“CES” or “the Group”)

CES is a local property and construction group, with roots that go all the way back to the 1960’s. It started out as a building subcontractor for landed homes, before progressing to the role of main contractor.

The group has grown steadily in strength over the years, and now has a track record for high value contracts. It has also built a reputation as a specialist in turnkey “Design & Build” projects.

CES is expressly committed to quality work and strong ethical practices. It leverages on its vast experience and in-depth expertise to complete projects on time, without compromising quality.

CEL Development Pte Ltd is the property investment and development branch of CES.

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About CEL Development Pte Ltd (“CEL” or “CEL Development”)

CEL has been heading the Group’s property investment and development work since 2000. Its portfolio comprises residential, commercial and industrial property, that span the mid-market to high-end real estate sectors.

In recent years CEL has recorded impressive growth, with developments in Singapore, Australia, and Vietnam. It has built success on a bedrock of ethical practices & quality work, underpinned by its construction industry expertise.

Amongst CEL’s local projects are names like Fulcrum @ Fort Road, One Fort, Grange Infinite, Riviera Residences, Ventuno Balmoral, Alexandra Central, The Suites at Central, Bishan Loft, Grandeur Park, and the recent launches of Parc Komo and Park Colonial.

Artist's Impression . Parc Komo by CEL

Artist’s Impression . Parc Komo by CEL . Developer for Kopar @ Newton Condo

Park Colonial by CEL . Developer for this Project

Artist’s Impression . Park Colonial by CEL . Developer for Kopar Condo


KOPAR AT NEWTON LOCATION · FEATURES

Kopar at Newton Location Map

Kopar at Newton Location Map

  1. Location. The Kopar location is at Kampong Java Road next to Newton Circus. 5 minutes drive to Orchard Road, and 10 to 15 minutes to the Central Business and Financial Districts of Marina Bay and Raffles Place. This is a central location that typically appeals to investors looking for a prime investment property, as well as owner-occupiers for its convenience.

  2. Nearest MRT Station. As the crow flies, the Kopar @ Newton site is barely 200 metres from Newton station on the North-South MRT Line. However, having to cross the roads involves a longer route, translating to a 6 minute walk to the station. From Newton station, it is one stop to Orchard MRT station, and 5 stops (about 12 minutes) to Raffles Place.
  3. Shops, Dining, Supermarkets, Banks, Lifestyle. The site is 5 minutes ride from Orchard Road, the main shopping street of Singapore. You can get just about anything you need here, from fashion to electronics and banking, to fine or casual dining.

    Or if you prefer, you can take a 10 minute walk to United Square, roughly 700 metres up Lincoln Road, across Kampong Java Road from the Kopar condo location. It comes with a fairly wide selection of shops, along with medical clinics, salons, cafes and food court, and a supermarket. United Square is also well-known for its child enrichment centres.

  4. Medical Amenities. The Novena area is set to become one of Singapore’s biggest medical hubs. An integrated healthcare complex spanning 17 hectares is being built there under the URA Master Plan. To be called HealthCity Novena, it will comprise hospitals, medical centres and institutes, and is on track to complete by 2030.

    HEALTH CITY NOVENA NEAR THE KOPAR LOCATION

    Part of Health City Novena Complex near The Kopar Condo Location

    Besides providing a full range of holistic health care services, it will also include a holistic eco-system that embraces other health related services, in addition to medical education and research.

    As this complex grows, an ever larger pool of healthcare professionals will be needed, from both expatriate and local manpower. This is likely to boost demand for accommodation in the neighbourhood.

  5. Schools. The Kopar At Newton location is within the 1 KM radius to notable boys’ schools like Anglo-Chinese School (Barker Road), St Joseph’s Institution Junior, and Anglo-Chinese School (Junior) at Winstedt Road. It is also within the 2 KM radius of St Margaret’s Primary at Wilkie Road, and Singapore Chinese Girls’ Primary schools.

  6. Accessibility. Kopar @ Newton’s central location makes for quick access to the downtown and CBD areas. This site is also within 3 minutes drive of the nearest expressway exit, the CTE, that leads to the expressway network island-wide.

  • 1 to 3 Mins Walk to MRT
  • 10 to 12 Mins Walk to MRT
  • 13 to 15 Mins Walk to MRT
  • 16 to 18 Mins Walk to MRT
  • 19 to 21 Mins Walk to MRT
  • 22 to 24 Mins Walk to MRT
  • 25 to 27 Mins Walk to MRT
  • 28 to 30 Mins Walk to MRT
  • 31 to 33 Mins Walk to MRT
  • 34 to 36 Mins Walk to MRT
  • 37 to 39 Mins Walk to MRT
  • 4 to 6 Mins Walk to MRT
  • 7 to 9 Mins Walk to MRT
  • Deferred Payment Scheme
  • Dual Key Units
  • Luxury High-End Project
  • Near Park / Nature Reserve
  • Near Reservoir
  • Near Shopping Mall
  • Near Sports Complex
  • Near to City
  • Normal Payment Scheme
  • Payment Scheme
  • Prime District
  • Progressive Payment Scheme
  • Proximity to Primary School
  • Sale by Private Treaty
  • Sea / Water Views
  • Special Discounts
  • Special Features
  • Star Buys
  • Walk to MRT
  • Within 1KM of Ai Tong Primary School
  • Within 1KM of Anglo Chinese Primary School (Barker Road)
  • Within 1KM of Catholic High
  • Within 1KM of Cedar Girls Primary School
  • Within 1KM of CHIJ Primary School (Toa Payoh)
  • Within 1KM of Holy Innocents Primary School
  • Within 1KM of Kong Hwa Primary School
  • Within 1KM of Maris Stella
  • Within 1km of Methodist Girls' Primary School
  • Within 1KM of Nan Chiau Primary School
  • Within 1KM of Nan Hua Primary School
  • Within 1KM of Nanyang Primary School
  • Within 1KM of Ngee Ann Primary School
  • Within 1KM of Paya Lebar Methodist Girls' Primary School
  • Within 1KM of Raffles Girls Primary School
  • Within 1KM of River Valley Primary School
  • Within 1KM of Rosyth Primary School
  • Within 1KM of Singapore Chinese Girls' Primary School
  • Within 1KM of SJI Junior
  • Within 1KM of St Andrews Primary School
  • Within 1KM of Tao Nan Primary School

CONTACT FORM

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