SCENECA RESIDENCE CONDOMINIUM
Mixed Development Linked to MRT StationRegister VIP Preview . New Tanah Merah Launch 1st January 2023
Sceneca Residence is an upcoming mixed housing development that occupies a plum site right in front of Tanah Merah MRT station. It comprises private residential apartments with communal facilities, sitting above commercial space at the ground level.
The retail units on the ground floor covers up to 2,000 square metres of floor area. Of that, a minimum of 1,000 square metres, or over 10,700 square feet, is set aside for a supermarket.
The Sceneca Residence condo will be directly linked to the MRT station as well, giving it some of the benefits of an integrated development. Basically sheltered connectivity to train networks, as well as to groceries, food, and shops, making for a very convenient lifestyle.
This site also has some exclusivity, being located within a private residential estate, in the midst of a condominium belt surrounded by low-rise landed housing.
Sceneca Residence is targeting to open for viewing and sales from 1st January 2023. Please register your interest for updates or showflat viewing here.
This project is being developed by MCC Land (Singapore) Pte Ltd, who last launched Provence Residence EC in the first half of 2021, and sold it out within a short time frame.
The Sceneca Residence Condo . Locational Highlights
- Sited in an established private housing estate off New Upper Changi Road, with a breezier environment. Walking distance to amenities like the Bedok Sports & Fitness Center.
- Direct sheltered linkage to Tanah Merah MRT station on its doorstep. Such sites are not common, as there is only so much land around a station, and most are filled up.
- Excellent connectivity. Tanah Merah station is also an interchange station between the Changi Airport Line and the East West Line.
- Proximity to major centres. One train stop to Bedok Town Centre, the Changi International Business Park, and the SUTD (Singapore University of Technology & Design).
- Two train stops to Changi International Airport, including Jewel at the airport.
- 22 minutes direct train ride on the East-West line to the CBD & Marina Bay Financial Centre.
- Within 2 KM from the beaches and leisure activities of East Coast Park.
- Convenience of this site could make it attractive to investors as well as parents looking for a safe home for their families.
- Also foresee rental demand by PMETs from nearby employment nodes like Changi Business Park, Logistics & Industrial hubs, as well as the airport.
View along Tanah Merah Kechil Link of Site on Left with MRT Station in Background
Sceneca Residence Mixed Development . Design
The design of the project will feature lots of greenery, including on its facade and facilities decks. Emphasis will be placed on “green” design and sustainability. Vehicular access to the site will be via Tanah Merah Kechil Link, a low-traffic road within the estate.
As for the commercial component, besides the supermarket, it will feature retail shops and F&B outlets. Other allowable uses for the retails shops includes as medical or dental clinics, or fitness centres and gyms, or commercial schools.
Uses that could cause dis-amenity to residents, such as karaoke lounges, or bars and pubs, or night clubs, will not be allowed by URA.
URA guidelines for this place also mandates that all the commercial units together with its common spaces and walkways, must be held under a single strata lot. This is beneficial for the project as a whole, as a single owner is likely to ensure a good mix of retail uses, and that the place is well-maintained.
Register interest for updates or showflat viewing.
The Sceneca Residence Condominium . Likely Demand
Demand for this project looks promising, for a number of reasons.
One is that there is little to no competition in the neighbourhood for new units.
All the other projects in this residential enclave have sold out long since. The last one was Grandeur Park Residences, that launched in 2017, and sold out its 720 units by 2020. Before that the Glades launched in 2013.
So there probably will be some pent up demand.
As for future supply, this is the second last plot of land left in the immediate vicinity of Tanah Merah MRT station.
While there is one more parcel of land across New Upper Changi Road, it is unlikely that URA will release that for sale anytime soon. There has certainly been no inkling even, of when that will take place.
And there are always a couple of year’s lag at least, from when a site is placed on the confirmed list, to the time units go on sale to the public. From past history here, we could be looking at a 4 to 5 year gap.
Another is that Sceneca Residence is not a big project. There will be less than 300 units for sale here, so finding enough buyers won’t be a major concern.
On top of that, this project is a mixed development, and the most conveniently placed. It is the closest to the station, with direct sheltered access to it and to the shops at ground level.
Hence we might see a healthy response to the launch.
Register interest for updates or showflat viewing.
|Developer||MCC Land (TMK) Pte Ltd|
|Status||Residential with Commercial at 1st Storey
(No restrictions on foreign ownership)
|Address|| 26 Tanah Merah Kechil Link, Singapore 468457
28 Tanah Merah Kechil Link, Singapore 468458
|Site Area||8,880 m² (95,583 sq ft)|
|GFA (Residential)||24,693.12 m² (265,797 sq ft)|
|GFA (Retail)||Approx 2,000 m² (1,000 m² supermarket + 1,000 m² retail / F&B)|
|Tenure||99 year leasehold w.e.f. November 2020|
|Estd TOP Date||31 May 2027|
|No. of Blocks||2|
|No. of Storeys||14 / 15|
|No. of Units||268 Residential Units|
|Description||Residential flats development comprising 2 blocks of 14/15-storey apartments with carpark and communal facilities, and commercial at 1st storey with basement at MK27 on Lot 11220N at New Upper Changi Road / Tanah Merah Kechil Link ( Bedok Planning Area)|
|Architect||ADDP Architects LLP|
|Landscape Consultant||Ecoplan Asia Pte Ltd|
|Land Surveyor||How Huai Hoon Surveyors|
|M&E Engineer||Meinhardt (Singapore) Pte Ltd|
|Structural Engineer||KCL Consultants Pte Ltd|
|Main Contractor||China Jingye Construction Engineering (S) Pte Ltd|
|Developer Solicitor||LEE & LEE Advocates & Solicitors|
|Project Account||Bank of China Singapore Branch for Project A/C 650090012055755 of MCC Land (TMK) Pte Ltd|
Sceneca Residence Floor Plans
Please drop us a line via the Contact Form below if you would like us to send you the complete Sceneca Residence floor plan brochure.
Sceneca Residence Condo Site Plan
The Sceneca Residence site is almost rectangular in shape, except where it is indented to accommodate the link to entrance B of Tanah Merah MRT station. It is bounded on two sides by roads.
The south boundary faces the main New Upper Changi Road, and the station. The East-West MRT line runs above ground, so expect some train noise on this side. However buffers should help dampen the noise.
On the north of the site is a small lane, Tanah Merah Kechil Link, serving just the condominiums lining it. This is a quieter frontage, and because of the lane, is relatively more open. Especially on the west of the Sceneca Residence condo site, where it faces a stretch of facilities at East Meadows opposite, and so is unblocked.
The main entrance and vehicular access for Sceneca Residence will also come in via Tanah Merah Kechil Link.
To the west and east of the site are two other condominiums, Urban Vista and Optima @ Tanah Merah respectively. So this is the last empty land parcel left here.
Currently there is a covered linkway running right across the land, that connects Tanah Merah Kechil Link with New Upper Changi Road. This link will be enhanced and integrated into the commercial space at ground level.
The Sceneca Residence Showflat · Viewing
The Sceneca Residence condo showflat will be launching for viewing and sales on 1st January 2023.
Viewing slots will be available by advance appointment, as there are limited slots per hour.
Please drop us a line in the Contact Form if you wish to book a viewing slot for the VIP Preview.
The Sceneca Residence Condo Prices · Unit Types
UNIT TYPES . SIZES
|Unit Description||Type||No. of
|1 Bedroom||A1/A1a||25||43 / 53||463 / 570|
|1 Bedroom + Study||A2S||23||50||538|
|2 Bedroom||B1/B1a||25||63 – 74||678 – 797|
|2 Bedroom + Study||B2S/B2/B2Sa||25||70 / 80||753 / 861|
|B3S||22||71 / 82||764 / 883|
|3 Bedroom Classic||C1C1a||37||84 / 98||904 / 1,055|
|3 Bedroom Deluxe||C2||23||97||1,044|
|3 Bedroom Grande||C3||25||104 / 120||1,119 / 1,292|
|3 Bedroom Premium||C4/C4a||36||108 / 127||1,163 / 1,367|
|4 Bedroom Luxury||D1||23||141||1,518|
|4BR Penthouse||PH1/PH2||4||223 / 256||2,400 / 2,756|
|Total Number of Units||268|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
SCENECA RESIDENCE CONDO PRICE RANGES
The indicative Sceneca Residence pricing for the VIP Preview Launch is listed here. Please drop a line via the Contact Form if you wish to be kept updated on prices of specific units.
|Unit Description||Prices Start
|1 Bedroom||From $958K Up||217||$293 – $313 + GST|
|1 Bedroom + Study||From $1.085M Up||217||$293 – $313 + GST|
|2 Bedroom||From $1.33M Up||260||$356 – $375 + GST|
|2 Bedroom + Study||From $1.48M Up||260||$356 – $375 + GST|
|3 Bedroom||From $1.765M Up||260 / 303||$356 – $436 + GST|
|4 Bedroom / PH||From $2.985M Up||303 / 347 / 390||$415 – $560 + GST|
THE SCENECA RESIDENCE PRICE COMPUTATIONS
The URA (Urban Redevelopment Authority) tender exercise for this land parcel attracted an usually high number of 15 bids. This was the highest number of bids since the Holland Village mixed development site tender in May 2018. That one drew a total of 15 offers from 10 entities. The norm for most government land sales in the months between was four to nine bids.
MCC Land (Singapore) submitted the top offer of SGD$248.99 million here. Their winning bid was only 4.6% higher than the second highest offer, that came jointly from Tucana Residential and Tucana Commercial.
The tender closed on 29 October 2020, and the URA awarded MCC Land the site on 13 November 2020.
Based on the site area of 8,880 square metres (sq m), and 2.8 plot ratio, the maximum GFA (Gross Floor Area) is 24,864 sq m. The $248.99 million land cost hence works out to a land rate of $10,014.08 per sq m, or $930 per square foot per plot ratio (PSF PPR).
After adding up all the relevant development costs, including for financing, overheads, marketing, and construction, the break-even for MCC Land could be around $1,550 PSF PPR. Especially in the face of mounting labour and material figures.
Register interest for updates or showflat viewing.
About the Developer
The Sceneca Residence Singapore is being developed by MCC Land (Singapore) Pte Ltd, part of the MCC Group.
About the MCC Group
The Metallurgical Corporation of China Limited, or MCC Group, is China’s biggest manufacturer of steel structures. It is hence a key driving force in China’s steel and iron industry, and one of its pioneering large-scale enterprises.
The company is also one of the largest metallurgical contractors in the world, with business operations across more than 90 countries. Across its 70 subsidiaries, its assets total more than USD$7.7 billion, either wholly-owned, or in partnership. The Group is currently listed on both the Shanghai and Hong Kong Stock Exchanges as well, and ranks 290th in the global Fortune 500 index.
The entrepreneurial spirit and drive for innovation at MCC Group continues to flourish. To date it has amassed a total of 16,241 patents, and earned 667 national industry quality awards and 54 State Science and Technology Prizes.
About MCC Singapore
MCC Singapore is a fully owned subsidiary of MCC Group, and its South East Asian regional headquarters.
It is involved in five core business fields in Singapore. Namely in real estate development, civil engineering and infrastructure, construction, and special steel structure projects. These are handled respectively by MCC Land (Singapore) Limited, China Jingye Engineering Corporation Limited (Singapore Branch), China Jingye Construction Engineering (Singapore) Private Limited, and MCC Bina Sdn Bhd.
In recent years, its achievements have ranged from public infrastructure projects, to large-scale integrated entertainment parks, structural steel works, and project management, in addition to real estate development.
About MCC Land (Singapore) Limited (“MCC Land” or “the Company”)
Ever since its inception in 2010, MCC Land (Singapore) has been actively involved in property development here. It has co-developed two projects in partnership with other property players, developed five on its own, and project-managed five others.
The company ranked amongst Singapore’s top ten real estate developers for three consecutive years, and picked up an “Asia’s Top Influential Brands” award.
Completed residential projects by MCC Land include the Poiz Residences + Centre at Potong Pasir MRT station, Queen’s Peak at Queenstown MRT station, the Alps Residences and the Santorini in Tampines, and the Nautical and Canberra Residences in Sembawang.
There were a number of executive condominiums too. It has worked on ones like the Canopy and One Canberra in Sembawang, Sea Horizon in Pasir Ris, and Forestville and Northwave in Woodlands.
In fact the company’s last project to launch for sale, in May 2021 was the Provence Residence executive condominium at Canberra MRT station. Provence Residence EC achieved 80% sales within six months of its launch.
Sceneca Residence Condo Location · Summary
Location. The Sceneca Residence location is nestled within a private housing estate in the Bedok Planning Area, along New Upper Changi Road. It is surrounded by other mid-rise condominiums fringed by low-rise landed homes. The site itself is very conveniently placed, right in front of the Tanah Merah MRT interchange station.
Nearest MRT Station. Property investment is all about location. Having an MRT station on your doorstep certainly helps to make this one a rather attractive proposition.
Especially if it is on the East-West line that stretches right across the island. This line links Changi Airport in the east, to the Jurong Lake District on the west, passing by the Paya Lebar and Kallang growth hubs, and the CBD and Marina Bay Financial District on the way. All it takes to get from the Sceneca Residence condo location to town is a 20 to 25 minute train ride.
F&B Outlets, Groceries and Shops. For convenience, nothing beats having your own shops and food outlets at your doorstep too. Residents here will certainly have that, with the retail space and supermarket occupying the first floor of this site.
Further afield, there are the usual neighbourhood shops, markets, and food and hawker centres within a 10 minute walk radius. Like those at East Village and Bedok Market, or at the HDB precinct diagonally across the road.
However there is no really major shopping centre at walkable distance. For that you would have to take a ride. Either one train stop up to Bedok Mall at Bedok Town Centre. Or two stops down to Jewel at Changi Airport, or to Tampines Town Centre with its many malls.
Lifestyle Amenities. The nearest sports facilities are Bedok Stadium and Sports Hall and Tennis Centre. These are about 10 minutes walk up New Upper Changi Road from the Sceneca Residence condo location, at the corner with Bedok North Road.
The Sceneca Residence location has the advantage of being pretty close to East Coast Park too. A 5 to 10 minute drive will bring residents to its beaches, cycling and jogging paths, and food centres.
Schools. This place has three primary schools within 1 KM radius: Bedok Green, Temasek, and St Anthony’s Canossian. Within the 2 KM radius however, it has Red Swastika and Yu Neng primary schools as well.
Other educational institutions in the vicinity are Temasek Junior College, and the Singapore University of Technology and Design (SUTD).
Accessibility. The Sceneca Residence condo location enjoys quite easy connectivity to major expressways. It is a 3.5 KM drive north to the PIE (Pan-Island Expressway) and TPE (Tampines Expressway), and south to the ECP (East Coast Parkway).
Driving to Orchard Road and the CBD / Marina Bay takes less than 20 minutes, off-peak.
Rental Pools. For those considering this project from an investment perspective, potential rental and housing demand could come from the business and technology parks and commercial hubs nearby. Like the Changi International Business Park, the Singapore Expo, and the Tampines Regional Centre.