PICCADILLY GRAND . PICCADILLY GALLERIA
Mixed Development @ Farrer Park MRT Station
Register VIP Preview April 2022 . By CDL & MCL
Register VIP Preview April 2022 . By CDL & MCL
The Piccadilly Grand condominium, with its Piccadilly Galleria shops, is an upcoming integrated development at Northumberland Road, at the city fringe on the outskirts of Orchard Road. It occupies a convenient site right beside, and directly linked to Farrer Park MRT station. It is being developed by a joint venture of two branded Singapore developers, City Developments and MCL Land.
Taking its cue from nearby roads named after English counties and boroughs, like Hampshire, Birch, Rutland and Northumberland, this mixed development will be styled as Piccadilly Galleria for the retail ground floor level, and Piccadilly Grand for the residential component.
The Piccadilly Grand condo, complete with communal facilities, is set out in three towers, each 23 storeys high. These house a total of 407 apartments, ranging from one bedders to 5 bedroom units.
At the first storey, Piccadilly Galleria will comprise retail units that include food & beverage joints, and a childcare centre.
It will directly connect to Farrer Park MRT station as well, at exit E of the station. Which gives it some of the much touted benefits of integrated developments, like sheltered access to the MRT network besides its own shops.
Underground through the station, it is also linked to nearby centres such as City Square Mall & Connexion. In addition to which the Mustafa Centre is roughly 5 minutes walk away. Mustafa is well-known as a one-stop shopping complex, that sells practically anything and everything one could possibly want or need.
Hence residents get fast and easy access to eateries, groceries, shops, and the train network and CBD, which makes for a very easy lifestyle.
The Piccadilly Grand condominium is targeting to launch for sale by April 2022. Please register your interest here for updates or a showflat viewing.
Register interest for updates or request details here.
Piccadilly Grand at Northumberland Road . Neighbourhood
The site itself is nestled in an old residential enclave of Singapore, replete with road names that call to mind its colonial past. Names like Gloucester, Worcester, Dorset, Rutland, Norfolk, Kent, and Hampshire, not to mention Northumberland itself.
It is also flanked by the conservation shophouses of Little India at Race Course Road. Vibrant, colourful, steeped in heritage, rich in character. This precinct that borders the Little India district, is all that, and more.
If you would like to live in a bustling, energetic neighbourhood that combines the diversity of old historic landmarks and architecture, with the conveniences of the bright and modern, then this place may be for you.
Alongside the inevitable gentrification that should take place in years to come given the value of real estate so close to the city centre, this area also holds plenty of upside potential.
As it is, there has already been a fair bit of redevelopment going on. Apart from a number of new homes, medical facilities such as the Farrer Park Hospital & Medical Centre at Connexion next door have recently sprouted up.
This estate also boasts a proliferation of hotels, hostels, and serviced apartments, that testify to the strength of rental demand here. Like Parkroyal on Kitchener Road, Park Hotel Farrer Park, Fortuna Hotel, The Claremont, and the recently completed lyf Farrer Park.
The Piccadilly Grand Condo . Locational Highlights
- Proximity to the city centre. Sited on the city fringe just outside the Little India Historic District, close to Orchard Road and the Central Business District (CBD).
- In a vibrant up-and-coming neighbourhood that blends a rich diversity of architecture and cultural landmarks. From conservation shophouses to brand new hotels and medical centres, supported by lots of retail and dining options.
- Direct covered link to Farrer Park MRT station and network on its doorstep, hence excellent connectivity island-wide.
- Five minutes train ride to Doby Ghaut station, and 8 minutes to Clarke Quay station that is within walking distance of the Financial District.
- Given its convenience to the city centre but at a lower pricing level, there is strong rental demand hereabouts. Which could make it attractive for investors.
- The immediate area around the site is slated for redevelopment. Together with the gradual refurbishment and gentrification of the conservation shophouses across the road eventually, this whole place could turn into a very attractive neighbourhood indeed.
Register interest for updates or request details here.
The Piccadilly Grand Condominium . Likely Demand
Demand for this project could be fairly decent, for a number of reasons.
The main one is that there is almost no competition for new units in the area.
The only other launch project in the vicinity is Uptown at Farrer, also a mixed development close to Farrer Park MRT station. Uptown is already over 90% sold, with only 3 units left out of its total 116 residential units.
As these three are pricey ground floor or duplex units, there could be pent up demand for more standard apartment types here.
Another is that the Piccadilly Grand condo is a nice mid-size project. It will have 407 units, which makes it a very good size for a condominium. Big enough to offer all the standard condominium facilities, but not too overwhelmingly so or busy.
The size is also important come resale time down the road, as it is big enough to generate a healthy level of sale and rental transactions.
Furthermore, this project is a mixed development, and very conveniently located. It has sheltered access to Farrer MRT station within two stops of Doby Ghaut station in Orchard Road.
The developers, CDL and MCL Land, are also well-regarded, which is often important when re-selling too. Hence we could see some encouraging response at the launch.
|Developer||City Developments Limited & MCL Land Limited|
|Status||Residential with Commercial at 1st Storey
(No restrictions on foreign ownership)
|Address||1 Northumberland Road, Singapore 219568
3 Northumberland Road, Singapore 219569
5 Northumberland Road, Singapore 219570
|District||08 (RCR or Rest of Central Region)|
|Site Area||8,732.9 m² (94,001 sq ft)|
|Floor Area||36,678.18 m² (394,804 sq ft)|
|Commercial GFA||Retail (F&B/ Shops GFA = 1500 sqm)
Child Care Centre = 500 sqm
|Tenure||99 years commencing from 2 August 2021|
|Estd Vacant Possession||2 August 2026|
|No. of Blocks||3|
|No. of Storeys||23-storey residential towers (Approx 79 m)|
|No. of Units||407|
|Architect||ADDP Architects LLP|
|Landscape Architect||TinderBox Landscape Studio|
|Interior Design||2nd Edition Pte Ltd|
Piccadilly Grand Floor Plans
Please drop us a line via the Contact Form below if you would like us to send you the full set of Piccadilly Grand condo floor plans.
An analysis of the Piccadilly Grand floor plans shows them to have among the most efficient and functional layouts of new launches.
There is minimal space wastage or odd corners. And a few of the designs offer some truly deft touches.
Below are example floor plans out of the 29 layouts in the project.
The study for this one bedroom unit could be extended slightly to make it long enough to place a single bed. So you could do a pull-down or bunk bed for guests perhaps, while still having your study for work-at-home purposes.
And in so doing, it would create a recessed area at the main door, just handy for a shoe cabinet.
This is arguably one of the best 2 bedroom + study new layouts in a long time.
The kitchen occupies its own corner, and comes with a window. The study and bathrooms are similarly naturally ventilated. The dining and living areas are separate.
The master bedroom can fit a king-sized bed, while the common bedroom can accommodate a queen-sized bed. The air-con ledge is tucked away in one corner.
All that in a total floor area of just 678 sq ft, by doing away with a balcony. So if you are not a balcony-lover, this could be for you.
If you prefer a balcony, this layout is a good alternative. The kitchen and study don’t have their own windows, but are open plan, together with the dining and living areas.
This creates a pretty spacious feel, especially as it is a dumb-bell layout. The other advantage is that the common bedroom is semi-ensuite.
If you want a home plus rental income or granny flat, this 4 bedroom dual key is really worth considering. Here you get a full-fledged 3 bedroom unit together with a very liveable studio unit, on one stamp duty.
The 3 bedder comes complete with wet and dry kitchen, storeroom (home shelter), and naturally ventilated bathrooms & yard. The studio unit has its own kitchenette, and even its own balcony, so it won’t feel claustrophobic.
Piccadilly Grand Condo Site Plan
The Piccadilly Grand site is an irregularly shaped thin and longish plot of land at the end of Northumberland Road. It was previously occupied by an open air car park.
The site itself is bounded by Race Course Road on its south-east, Gloucester Road to its north-east, and Farrer Park View HDB flats on its north-west.
These HDB blocks are about the same height, or slightly higher, and hence any views that way are in between these point blocks. However on the Race Course Road side, the buildings across are mainly old conservation shophouses. Hence views out this way will be open and further.
South-west and north-east of the site are empty land parcels. So while open and unblocked right now, they could eventually be built up in future.
Vehicular access is via the quieter Northumberland Road at its west end. On its east end, it sits on Exit E of Farrer Park MRT station. Hence level 1 and the basement of Piccadilly Galleria will incorporate and join directly to the station.
The 3 towers are aligned in a mainly north-south direction, to catch the most of the prevailing winds, and minimise the heat from the west sun. Given the shape and alignment of the site, the site layout also has the advantage that the towers are staggered as well. Such that more than half the units do not directly face those in opposite blocks, and so get more privacy and views.
Piccadilly Grand Showflat · Viewing
The Piccadilly Grand condo showflat is launching for viewing this April 2022.
Viewing slots are available by advance appointment only.
Please drop us a line in the Contact Form if you wish to book a viewing slot for the VIP Preview.
The Piccadilly Grand Condo Prices · Unit Types
UNIT TYPES . SIZES
|Unit Description||Type||No. of
|1 Bedroom||A1||42||45 / 58||484 / 624|
|1 Bedroom + Study||A2S, A3S, A4S||43||45 – 64||484 – 689|
|2 Bedroom||B1||40||60 / 76||646 / 818|
|2 Bedroom + Study||B2S, B3S, B4S||80||63 – 81||678 – 872|
|3 Bedroom||C1||20||82 / 99||883 / 1,066|
|3 Bedroom + Flexi||C2, C3, C4||81||100 – 126||1,076 – 1,356|
|4 Bedroom + Flexi||D1||20||131 / 162||1,410 / 1,744|
|4 Bedroom DualKey||D2DK, D3DK||41||128 – 154||1,378 – 1,658|
|5 Bedroom||E1||20||147 / 176||1,582 / 1,894|
|5 Bedroom Premium||E2P||20||156 / 190||1,679 / 2,045|
|Total Number of Units||407|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
PICCADILLY GRAND CONDO PRICE RANGES
Indicative Piccadilly Grand prices for the 23rd April Preview / 7th May 2022 Launch start from $1.058M up for a one bedder, $1.348M up for a 2 bedroom unit, $1.788M up for a 3 bedder, $2.738M up for a 4 bedroom dual key, and $3M up for a 5 bedder.
Please drop a line via the Contact Form if you wish to be kept posted on the detailed pricing.
|Unit Description||Strata Area
|1 Bedroom||484 / 624||158 / 190||$308 / $371 + GST|
|1 Bedroom + Study||484 – 689||158 / 190||$308 / $371 + GST|
|2 Bedroom||646 / 818||190||$371 + GST|
|2 Bedroom + Study||678 – 872||190||$371 + GST|
|3 Bedroom||883 / 1,066||190||$371 + GST|
|3 Bedroom + Flexi||1,076 – 1,356||190 / 222||$371 / $433 + GST|
|4 Bedroom + Flexi||1,410 / 1,744||222 / 253||$433 / $493 + GST|
|4 Bedroom DualKey||1,378 – 1,658||222 / 253||$433 / $493 + GST|
|5 Bedroom||1,582 / 1,894||222 / 253||$433 / $493 + GST|
|5 Bedroom Premium||1,679 / 2,045||253||$493 + GST|
THE PICCADILLY GRAND PRICE COMPUTATIONS
The URA (Urban Redevelopment Authority) tender exercise for this land parcel attracted 10 bids, probably due to developers’ hunger for land in the face of dwindling inventory.
This 99-year leasehold site is zoned residential, with commercial at the first storey.
City Developments Limited (CDL) in partnership with MCL Land, offered the top bid of SGD$445.9 million through their fully-owned units Maximus Residential SG and Maximus Commercial SG. This equated to only 5.7 % higher than the second highest bid of $421.9 million.
According to ERA Realty’s head of research Nicholas Mak, “…diminishing private housing supply in the city-fringe area and strong take-up in new launches could have sparked robust competition…” for this site.
Huttons Asia’s director of research Lee Sze Teck also noted that the volume of uncompleted unsold stock was “getting dangerously low” at 21,602 units left at that point.
The tender closed on 27 April 2021, and was awarded to Maximus on 4 May 2021.
CDL’s group chief executive Sherman Kwek explained that this land acquisition was to ensure that CDL maintain a healthy inventory level.
It was also an expression of MCL Land’s confidence in the long-term fundamentals of the Singapore residential market.
Based on the site area of 8,732.9 square metres (sq m), and 4.2 plot ratio, the maximum GFA (Gross Floor Area) is 36,678.18 sq m. The $445.9 million land cost hence works out to a land rate of $12,152.6 per sq m, or $1,129 per square foot per plot ratio (PSF PPR).
However part of that space and land cost will be taken by the commercial & retail space – including an infant care and childcare centre – at ground level. Hence analysts expect the apartments to be launched at between $1,900 to $2,100 PSF after factoring in construction and development costs.
Register interest or request details here.
About the Developer
The Piccadilly Grand and Piccadilly Galleria are being developed by Maximus Residential SG Pte Ltd and Maximus Commercial SG Pte Ltd respectively.
These are subsidiaries of a joint venture between City Developments and MCL Land. Both are very established and reputable industry players.
About City Developments Limited (“CDL” or the “Group”)
City Developments is a global real estate company with a network encompassing 112 locations in 29 countries and regions. It is also one of the largest companies by market capitalisation on the Stock Exchange of Singapore.
Its geographically diverse and income-stable portfolio comprises hotels and offices, serviced apartments and homes, shopping malls, and integrated developments.
The Group holds more than 23 million square feet of hospitality, commercial, and residential real estate worldwide. Including its fully-owned hotel subsidiary Millennium & Copthorne Hotels Ltd, it has 152 hotels that offer 44,000 rooms globally, many of them in key gateway cities.
CDL has an excellent track record and tons of experience in building homes. 47,000 to date, in its 55 years of real estate development, management and investment.
A large chunk of these are in Singapore. Amongst which are projects like Nouvel 18, Gramercy Park, St Regis Residences, Boulevard 88, Oceanfront @ Sentosa Cove, The Pier at Robertson, Sail @ Marina Bay, New Futura at Leonie Hill, Glyndebourne, Cliveden @ Grange, MeyeRise, Amber Park (both old and new), Goldenhill Park, and Golden Hill Villas.
It has also had a hand in several mixed developments. Like South Beach Residences at Beach Road, and Sengkang Grand Residences.
CDL is currently developing Canninghill Piers, a beautiful integrated development, in partnership with Capitaland.
For more on City Developments, see https://cdl.com.sg
About MCL Land Limited (“MCL Land” or the “Group”)
MCL Land is another established local property group. It has an almost equally long track record – 50 years of producing homes in Singapore and Malaysia.
Together with CDL, their joint credentials ought to give buyers enough confidence to invest with peace of mind. After all, most buyers want not only a product that is well-designed and of good value, but the assurance of quality to go with it.
Some of the projects that MCL Land has completed include Palms@Sixth Avenue, The Grange, Parvis @ Holland Village, Peak @ Balmeg, Lake Grande and J Gateway at Jurong, The Fernhill, Terrasse, Este Villa, and Uber388.
Its more recent launches are Parc Esta and Margaret Ville, both of which have sold out. Its latest launch is freehold Leedon Green on the site of the former Tulip Gardens, at the corner of Farrer Road and Holland Road. Leedon Green was 54% sold as at January 2022.
For more on MCL Land, see https://www.mclland.com.sg
Piccadilly Grand Condo Location · Summary
Location. The Piccadilly Grand location lies within a growing residential estate in the Kallang Planning Area, just outside the Little India Historic District.
This site is mainly intended for residential use to provide more homes at the city fringe. But it is also zoned with commercial space at ground level to serve residents in the vicinity, and to enhance the street experience en-route to the MRT station.
Nearest MRT Station. Property investment is inextricably tied to location. Being on the door step of Farrer Park MRT station certainly helps in that respect.
It also doesn’t hurt that this is 5 minutes walk from Little India MRT station as well, which is an interchange station between the North-East (NEL) and Downtown (DTL) lines.
Five minutes ride on the NEL from the Piccadilly Grand location takes residents to Orchard Road. Beyond that it goes to Clarke Quay and the CBD, Chinatown, and Harbourfront. The DTL similarly provides direct access to the employment hubs and amenities at Suntec City, Bugis, the Marina Bay Financial Centre, and Fort Canning.
As a tourism hotspot, Little India is well-served by public transportation, which includes lots of bus services as well.
F&B Outlets, Supermarkets, Shops and Banking. The Piccadilly Grand condo location does not lack for amenities or dining options. It is in close proximity to the unique diversity of retail outlets in the Little India precinct.
Residents can get all their daily necessities quite conveniently from City Square Mall, or at the comprehensive Mustafa Centre, or Tekka Market. Not forgetting Pek Kio Market & Food Centre, and the heritage shophouses that offer an eclectic mix of goods and cuisines.
Tucked within this colourful district are restaurants that serve authentic Indian cuisine. Such as Komala Villas, MTR Singapore, Ananda Bhavan, The Banana Leaf Apolo, and others.
This area boasts several hotels too. Such as Parkroyal Hotel, and Connexion, an integrated medical centre and hotel development.
Lifestyle Amenities. This must be one of the most vibrant cultural districts in Singapore. It is close to the Rochor-Ophir corridor as well, an up-and-coming precinct that is slated to be the next live-work-play hotspot, set within a park-like setting.
In addition to that, the Bukit Timah-Rochor Green Corridor will pass near by. This is a new linear park providing walking and cycling trails for sports enthusiasts & nature lovers. It could eventually join to Kallang Riverside Park.
Schools. Residents with school-age kids will have a choice of three primary schools within 1 KM radius: Farrer Park Primary, Hong Wen School, and St. Joseph’s Institution Junior.
Within 2 KM radius, we have St. Margaret’s Primary School, Anglo-Chinese School (Primary), and Anglo-Chinese School (Junior).
Accessibility. Major arterial roads such as Bukit Timah Road and Race Course Road serve the Piccadilly Grand condo location. These link to the expressway network island-wide via the Central Expressway (CTE) too.
Driving to Orchard Road and the CBD ought to take 5 to 10 minutes, off-peak.
Rental Pools. Those considering this development as an investment can take comfort from the fact that rental demand around here appears rather strong. As evidenced by the hotels and serviced apartments that have sprouted up hereabouts. As well as its minor medical hub status.