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PEAK RESIDENCE CONDOMINIUM

Freehold Launch at Thomson Road Singapore

Here we Review the upcoming launch of the Peak Residence. This is a new freehold low-rise residential development in a cul-de-sac at 333 Thomson Road in the prime District 11 Novena area.

Peak Residence Singapore . Concept Sketch

Peak Residence Singapore . Concept Sketch

The Peak condo is being developed by SGX-listed Tuan Sing Holdings who are known for their emphasis on quality products, in conjunction with Rich Capital Holdings.

This review will cover the features of the Peak Residences, and its possible pricing and rental potential in light of surrounding developments.

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The Peak Residence · Features & Attributes

The Peak Residence Condominium at Thomson Road

The Peak Residence Condominium at Thomson Road

Peak Residences is being developed on the site of the freehold former Peak Court, that sits in the landed housing enclave stretching between Thomson and Dunearn Roads.

Location Site

Peak Residence Location Site

Given the 1.4 plot ratio of this estate, Peak Residence will go up to 5-storeys high only.

According to Edmund Tie & Co, that handled the en bloc sale of Peak Court, “The site is ideal for redevelopment into an upscale resort-like boutique condominium project with about 106 units. It also overlooks a two-storey landed enclave which provides unobstructed panoramic views of the surrounding area.

The site itself is located behind Thomson Medical Centre, and buffered by it from the the main Thomson Road.

This is within the Novena precinct, something like 10 to 11 minutes walk to Novena Square and MRT station. Not exactly very close to those amenities, but not impossibly far either.

The cluster of Novena Square, Square 2, and United Square slightly further down, does provide quite a good range of retail, F&B, banking and other services.

United Square is especially well-known for its stuff geared towards families with young children. There are a number of shops and enrichment / educational centres catering to the needs of kids.

And if not sufficient, this segment of Thomson Road is of course within 10 minutes ride from the Orchard Road downtown and CBD. In that sense, the Peak condo is considered pretty central.

The Peak Residence location could also appeal to families looking for a home within the 1 KM radius of a good school. There are three sought-after primary schools within this radius. Namely Anglo-Chinese Primary (Barker Road), St Joseph’s Institution Junior at Essex Road, and CHIJ Primary (Toa Payoh).

Location Plan & Amenities

Location Plan & Amenities

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The Peak Residences Condo · Development Background

Former Peak Court . Site of the Peak Residence Condo

Former Peak Court . Site of the Peak Residence Condo

The developers purchased the Peak Court site through a collective sale tender in May 2018.

At the time of the purchase, William Liem, CEO of Tuan Sing Holdings, mentioned that, “The acquisition is in line with Tuan Sing’s focus on offering quality homes in central locations.

He went on to say, “The site’s strategic location and proximity to lifestyle and premium medical facilities such as Thomson Medical Centre, the future Health City Novena, Novena Square, United Square and the excellent transport connectivity, opens up various exciting redevelopment opportunities.

Kelvin Soong, executive director of Rich Capital, added that, “The Thomson area is sought after for its proximity to highly popular schools, Orchard Road and the central business district and we believe that there is good upside for redeveloped properties in this vicinity.

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The Peak Residence · Investment Angle

Peak Residences Condo . Main Arrival

Peak Residences Condo . Main Arrival

From the sound of it, the developers appear pretty upbeat about the prospects for this site. They must have been anyway, to have put their money on it.

And undoubtedly this seems a rather nice place to stay. Pleasant neighbourhood, good schools, central location.

But how would the Peak Residence fare from an investment perspective? Either as a potential passive income stream, or from a capital appreciation angle.

The main drawback of this project is likely its distance to the nearest MRT station at Novena. At 10 to 11 minutes walk, it might not appeal to some prospective tenants.

Being beside Thomson Medical Centre could be another put-off. Having said that, the landed houses around don’t seem to be minding it much.

It appears to be balanced out by the central location, and convenience to the CBD, from where the Peak condo could possibly draw tenants.

The Novena area is also growing in importance and scale as a medical cluster. According to the URA Master Plan, it is set to become one of Singapore’s largest healthcare hubs.

This could form another potential tenant pool. And in the long run, it could likely help to push up real estate values in the neighbourhood.

Even without that, Novena has traditionally drawn strong rental interest. It supports a thriving tenant community, while data from URA shows a healthy number of new leases each month.

For the closest comparison, we show here the leasing activity of 368 Thomson. This is coming to 5 years old and the nearest relatively new condo in the vicinity. If anything, 368 Thomson is even further from Novena MRT station. And at 157 units, quite a comparable size to Peak Residence.

URA Data . Rental Transactions August to October 2019 for 368 Thomson

URA Data . Rental Transactions August to October 2019 for 368 Thomson

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    Project FactSheet

    Name Peak Residence
    Developer TSRC Novena Pte Ltd (Tuan Sing Holdings Limited)
    Status Condominium (No restrictions on ownership)
    Address 333 Thomson Road Singapore 307675
    335 Thomson Road Singapore 307691
    337 Thomson Road Singapore 307676
    District 11
    Site Area 5,330.6 m² (57,378 sq ft)
    Floor Area 7,462.84 m² (80,329 sq ft)
    Plot Ratio 1.4
    Tenure Freehold
    T.O.P. Date 7 February 2025
    No. of Blocks 3
    No. of Storeys 5
    No. of Units 90
    Description Private condominium housing development comprising 3 blocks of 5-storey apartments with basement carpark, swimming pool, and communal facilities on lots 05593K & 09148V MK17 at Thomson Road (NOVENA PLANNING AREA)
    Architect AGA Architects Pte Ltd
    Landscape Architect Sitetectonix Private Limited
    M&E Engineer Elead Associates Pte Ltd
    C&S Engineer KCL Consultants Pte Ltd
    Quantity Surveyor AECOM Cost Consulting & Project Management (Singapore) Pte Ltd
    Developer’s Solicitor Dentons Rodyk & Davidson LLP
    Project Account United Overseas Bank Limited for Project Account No. 4513092142 of TSRC NOVENA PTE. LTD.


    Peak Residence Floor Plans

    The Peak Residence floor plan layouts are currently not available yet. Please drop your contact details in the Contact Form if you would like the Peak Residences floor plans to be emailed to you once ready.


    Peak Residence Site Plan

    Peak Residence Singapore is a low-rise boutique condominium nestled within a sprawling private landed housing estate. This estate comprises mainly landed houses and condominiums, stretching between Bukit Timah, Whitley, and Thomson.

    The site itself is a rather irregular-shaped plot, orientated in an almost north-south direction.

    Besides Thomson Medical Centre to its east, we have another low-rise condominium, the Amaninda, to its south across the access lane. This lane is a short cul-de-sac, serving only the 5-storey high Balinese resort-style Amaninda, and the Peak condo itself.

    While on the other two sides, Peak Residences is flanked by one to three storey high bungalows and semi-detached houses along Dyson and Tan Sim Boh Roads, set in green gardens.

    Along Tan Sim Boh Road to the north of the site:

    Higher floor units at Peak Residences should be able to enjoy wind flows and unblocked views across the surrounding area, for quite a distance.

    Peak Residence Site Plan . Level 1

    Peak Residence Site Plan . Level 1


    Peak Residence Showflat · Viewing

    The Peak Residence showflat is currently not available for viewing. Please send us your contact details via the Contact Form if you wish to be notified once the Peak Residences showflat is scheduled to open.

    Peak Residence Showflat . 2 Bedroom + Study

    Peak Residence Showflat . 2 Bedroom + Study


    Peak Residence Prices · Unit Types

    Peak Residences Prices . Unit Types & Sizes . Click to Open / Close

    UNIT TYPES . SIZES

    Description Type No. of
    Units
    Strata Area
    (sq m)
    Strata Area
    (sq ft)
    1 Bedroom A1 / A1P 5 49 528
    1 Bedroom A2 / A2P 5 50 539
    1 Bedroom A3 / A3P 5 52 560
    2 Bedroom B1 / B1P 5 72 776
    2 Bedroom B2 / B2P 5 74 797
    2 Bedroom B3, B3P, B3A, B3AP, B3B, B3BP 15 75 808
    2BR + Study B4-1, B4-1P, B4-2, B4-2P, B4-3, B4-3P 15 77 829
    3BR + Study C1-1, C1-1P, C1-2, C1-2P 10 99 1066
    3BR + Study C2-1, C2-1P, C2-2, C2-2P, C2A, C2AP 15 101 1088
    4BR + Study D1-1, D1-1P, D1-2, D1-2P 10 129 1389
    Total Number of Units 90

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

    The Peak Residences Condo Prices . Click to Open / Close

    PEAK RESIDENCE PRICE RANGES

    The Peak condo prices for the Preview launch will start from around $1.342M for a 528 sq ft one bedder. Generally pricing here ranges from around $2,4xx to $2,7xx PSF.

    Please drop us a line via the Contact Form if you wish to know prices of specific units.

    Monthly maintenance is around $68 per share. So it ranges from $340 for a one bedroom unit (5 shares), to $408 for 2 and 3 bedders (6 shares), and $476 for the 3 bedroom + study and 4 bedroom units (7 shares).

    Peak Residence Pricing Calculations . Click to Open / Close
    PEAK RESIDENCE PRICE BACKGROUND

    The land for the development of Peak Residence Singapore is that of former Peak Court. It was acquired by Tuan Sing and Rich Capital Holdings on 11 May 2018, for $118.88 million in a collective sale tender.

    The freehold Peak Residences site covers an area of 57,378 square feet. Based on its plot ratio of 1.4 under the URA Master Plan, this works out to a permissible gross floor area of 80,329 square feet.

    Which reflects a land rate of $1,558 per sq ft per plot ratio (PSF PPR).

    After adding up all the costs involved in developing the site, the break even for the project could come to around $2,100 to $2,150 PSF.

    This could give Tuan Sing a bit of margin to play with, though probably not much.

    As a comparison, the nearest recent launch Neu at Novena, sold over 70% of its units within a month of its preview at around $2,5xx PSF. But it is worth noting that Neu is much closer to Novena MRT station.


    About the Developer

    The Peak Residence condo is being developed by TSRC Novena, a joint venture between SGX-listed Tuan Sing Holdings and Rich Capital Holdings.

    Tuan Sing Holdings will hold a 70% stack in the joint venture, while Rich Capital Holdings takes the remaining 30%.

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    About Tuan Sing Holdings (“Tuan Sing” or “The Group”)

    Tuan Sing Holdings Limited started operations in Singapore in 1969, and is a property and hotel group. It listed on the SGX Mainboard in 1973.

    Seletar Park Residence by Tuan Sing

    Seletar Park Residence by Tuan Sing . Developer for the Peak Residence Condo

    Tuan Sing will lead the development of Peak Residences. Its main business focus is in hotel and property investment, in addition to property development.

    While headquartered in Singapore, the Group has over 60 subsidiary companies across Australia, South East Asia, and China. Its property portfolio is a diversified one, that includes five-star hotels in prime locations in Australia.

    Tuan Sing seeks to go beyond the run-of-the-mill, to deliver iconic quality developments. It demonstrates this in the many award-winning projects it has built, with interesting architecture and functional designs.

    Examples of their track record are Seletar Park Residence (Architecture Multiple Residence for Singapore, Asia Pacific Award), Botanika (Award-Winning Architectural Design), Leedon Park (GCB), Mont Timah (Green Mark Gold Award from BCA), Sennett Residence, The Oxley, Cluny Park Residence, Adam Park, Robinson Point, and their latest, Mont Botanik.

    Mont Botanik Residence Main Entrance Drop Off

    Artist’s Impression . Mont Botanik by Tuan Sing . Developer for the Peak Condo

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    About Rich Capital Holdings (“Rich Capital” or “The Group”)

    Rich Capital Holdings Limited was formerly Infinio Group Limited. It is an investment holding company, also headquartered and based in Singapore, and listed on the SGX.

    The Group, through its subsidiaries, offers residential and industrial property development, investment management, and construction services.


    Peak Residence Location · Features

    Peak Residence Location Map

    Peak Residences Location Map

    1. Location. The Peak Residence location is in the Novena district, 10 minutes drive to Orchard Road, and about 20 minutes to the Central Business and Financial districts of Singapore.

      Projects around Novena MRT station and Novena Square tend to draw investors, who are attracted by their proximity to the CBD and lower price point than within the CBD. You can get a freehold property here for the price of (or less than) a leasehold one there.

    2. Nearest MRT Station. The Peak condo location is roughly 800 metres, or 10 to 11 minutes walk to Exit B of Novena MRT station, via Thomson Road. This is 6 stops or a 15 minute ride from Raffles Place, and two stops from Orchard Road.
    3. Shopping, F&B, Lifestyle Outlets, Banks, Supermarkets. The nearest shopping complex to the Peak Residences is located around Novena MRT station. Here you can find Novena Square, Velocity @ Novena Square, and Square 2. As well as another mall, United Square diagonally across the Thomson / Newton Road junction.

      So while these are not precisely very close by, at least it has quite a good range of retail and shopping outlets within a 15 minute walk. But for food, there are actually more interesting options closer by. Balestier Road starts almost just opposite the site, with its huge variety of hawker stalls, old time coffee shops and cafes, and traditional snacks strung along its length.

    4. Medical Amenities. Novena is being transformed into one of Singapore’s biggest medical clusters, under the URA Master Plan. In fact, the Thomson Medical Centre next to the Peak condo site, is but one node in it.

      Around Tan Tock Seng Hospital, Health City Novena will be a 17-hectare modern integrated healthcare hub that incorporates the Lee Kong Chian School of Medicine (Novena branch), and related healthcare centres. The whole cluster is set to complete by 2030.

      HEALTH CITY NOVENA NEAR THE PEAK CONDO LOCATION

      Part of Health City Novena Complex

      Besides healthcare, Health City Novena will incorporate a wholistic eco-system underpinned by education and research, as well as supporting services. To enable this will require an ever larger staff of healthcare professionals, many of whom will be expatriates. This is very likely to boost demand for accommodation in the area.

    5. Schools. For residents with young children, having three sought-after schools in the vicinity, within one KM radius, could add to the attractions of the project. For the girls, there is CHIJ Primary School at Toa Payoh. And for the boys, there is a choice of Anglo-Chinese Primary at Barker Road, or St Joseph’s Institution Junior opposite United Square.

    6. Island-wide Accessibility. For drivers, the Peak Residence location has the advantage of being really close, within 3 minutes ride, to the nearest PIE (Pan-Island Expressway) exit. In both directions, whether westwards or eastwards.


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