SLOANE RESIDENCES CONDOMINIUM
Here we present a Review of Sloane Residences, a freehold luxury condominium at Balmoral Road on prime District 10 land. Its location is on the edge of the Orchard Road shopping belt, surrounded by other high-end condo developments. This is historically one of Singapore’s most exclusive and upmarket residential neighbourhoods, where some of the wealthiest and most prominent members of society used to live in the mid 19th century.
Note: This is NOT an advertisement for sale. Project is pending approval from authorities.
The Sloane Residences condo sits in the quieter middle section of Balmoral Road, away from the main traffic of Stevens and Bukit Timah roads, but within walking distance of Newton MRT station. Of interest to families with young children is the fact that it is within 1 km of the Anglo-Chinese School at Barker Road, and of Singapore Chinese Girls’ School along Dunearn Road. There are also a few clubs nearby, like Raffles Town Club, The American Club, and Tanglin Club.
The historic Tudor-style Sloane Court Hotel, one of the last vestiges of Singapore’s colonial past, used to occupy this plot of land. It had been in operation since the early 1960s. Now plans are to tear it down and build a new 12-storey high condominium here. Sloane Residences is being developed by TSky Development.
This will be a high-end product, focused on family sized units. Instead of the maximum 80 units that they could have divided into, there will only be 52 apartments, starting from 10 units of 2 bedders. The bulk will be 3 bedrooms, 34 of them, followed by 8 units of 4 bedders. Hence it will be a quieter, more exclusive development. Units will come with extra high ceilings that enhance the feel of spaciousness and light.
How this project came about
The Sloane Residences site comprises not just the land from the 32-room Sloane Court Hotel, but a small adjoining plot in Balmoral Road as well. Both parcels belonged to the heirs of the late Chiam Heng Luan, who sold them in August 2017 to TSky Development for a total of SGD$80.5 million.
Its sale marked the end of a landmark in Balmoral Road. The owners had resisted selling it for redevelopment over the last 20 years, through past collective sale booms.
The two sites have a combined area of around 38,943 sq ft, and are zoned residential with a plot ratio of 1.6 (the ratio of maximum allowable built up area to land area).
Architecture & Context of Sloane Residences
Set in the midst of quiet tree-lined roads and the leafy Goodwood Hill, Sloane Residences is crafted as a sculptural addition to the neighbourhood. On its linear site, the design catches the eye with a series of dramatic sky terraces, gardens, balconies, and landscaped courts.
A green landscaped deck houses the main swimming pool, and recreational and communal dining facilities on what is conceptualised as an elevated “plateau”, from which arises the elegant residential tower.
The residential units here will be luxury homes that combine the conveniences of modern interiors with the pleasures of tropical outdoor living. Key to their design with their high ceilings, is the play of light and airiness set against a sophisticated palette of materials. It will offer the perfect canvas for residents to create their own special place that reflects their individual tastes and lifestyles.
Design of the Residential Tower
The residences are organised into two distinct typologies – a tower block (Sky Scraper) and a podium block (Ground Scraper).
The Sky Scraper houses the larger unit types (the 3 and 4 bedroom units). These will enjoy views to a vista of trees and expanse of greenery. Each unit will be designed to be airy with a sense of spaciousness and flexibility, and plenty of natural lighting.
The Ground Scraper will face the main street with a more “extroverted” façade. It comprises the smaller types, the 2 bedroom Garden Suite units. These are spacious double-volume loft units with a mezzanine level that offer a lifestyle different from typical apartments. Some units will also get panoramic views of surrounding lush greenery.
SLOANE CONDO SINGAPORE · FACTSHEET
(JV of Tiong Seng Holdings & Ocean Sky International )
|Status||Condominium (No restrictions on ownership)|
|Address||17 Balmoral Road, Singapore 259803|
|Site Area||3,617.9 m² (38,943 sq ft)|
|Floor Area||5,788.6 m² (62,309 sq ft)|
|Estimate T.O.P. Date||December 2021|
|No. of Storeys||12|
|No. of Units||52|
|Description||One block of part 3-storey and part 12-storey residential flat building (total 52 units) with basement carpark, swimming pool, sky terraces & communal facilities on lot D0138C & 99899P TS26 at 17 Balmoral Road (Tanglin Planning area)|
|Architect||Ong & Ong Pte Ltd|
SLOANE RESIDENCES FLOOR PLANS
The Sloane condo floor plans are not available yet, pending approval from authorities. Kindly drop a note via the Contact Form if you would like to be sent the Sloane Residence floor plans once ready.
All the units will come with extra high ceilings, that gives it a sense of airiness and for better wind flow and light.
SLOANE RESIDENCES SITE PLAN
This Sloane Residence will be a mid-rise 12-storey high development right in the central part of Balmoral Road. This is a mature private residential estate that is almost completely comprised of upmarket condominiums, both old and new.
The site itself is a rectangular plot, oriented lengthwise in a north-west / south east direction. On its north-east flank is Ventuno Balmoral, an older development with its big pool beside the rear of the Sloane Residences site.
The south-west of the site enjoys an open aspect, as it faces the huge central landscaping and main pool of Belmond Green. Across Balmoral Road to the south-east of the site are a couple of newish condominiums: Volari @ Balmoral that is angled away, and the Goodwood Grand with its tower set far back in, the front being occupied by its low-rise townhouses.
So all in all, the Sloane Residences site has a generally open feel to it.
SLOANE RESIDENCES SHOWFLAT · VIEWING
The Sloane condo showflat is not ready for viewing yet. Please register via the Contact Form if you wish to be kept updated when the Sloane Residence showflat is scheduled for opening.
SLOANE RESIDENCES PRICES · UNIT TYPES
UNIT TYPES . SIZES
|Unit Description||Type||No. of Units||Strata Area
|3 Bedroom Deluxe||B2||11||120||1,292|
|Total Number of Units||52|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
SLOANE RESIDENCES PRICE RANGES
The Sloane Residences prices have not been decided yet. Kindly register via the Contact Form below if you wish to be kept updated when indicative pricing is finalised.
Exact Sloane Residences prices will only be known at the VIP Preview / balloting sales day. But land and development costs do provide the basis for the eventual sale price.
Land cost for the 38,943 sq ft 17 Balmoral Road site was SGD$80.5 million, which together with a development charge of close to $20 million, added up to roughly SGD$100.5 million.
Under the URA 2014 Master Plan, the site is zoned for residential use with a permissible maximum plot ratio of 1.6. Given the resulting possible built up area of 62,309 sq ft, it works out to a land rate of around $1,613 per square foot per plot ratio (PSF PPR).
Taking into account development costs, including for overheads, construction and financing, the break even cost would be in the region of $2,300 to $2,400 PSF PPR.
This compares well with a similar upcoming freehold development nearby, The Hyde at 11 Balmoral Road.
SLOANE CONDO SINGAPORE · DEVELOPER
TSky is a joint venture of two Singapore firms. Tiong Seng Holdings, through its fully owned unit Yuan Ching Development, has a 60 per cent stake in TSky Development, while Ocean Sky International holds the remaining 40 per cent share through its subsidiary Arctic Sky Investment.
About Tiong Seng Holdings (“Tiong Seng” or “The Group”)
Tiong Seng was established in Singapore in 1959. It started out as a construction company, before expanding into civil engineering as well. It contributed to Singapore’s infrastructural development, helping to build bridges and roads, and highways like the Pan Island Expressway and Central Expressway.
As it grew, it took on ever larger projects, such as schools, HDB flats and condominiums, and commercial buildings like the Marina Bay Financial Centre, One Marina Boulevard, and Parkroyal on Pickering hotel.
In the process, it morphed into a design and turnkey contractor. A natural progression into real estate development started in 1985 when it ventured into Xiamen, China. This coincided with the rapid liberalisation and development of China’s economy that helped grow the Group’s real estate operations to the point that it now has real estate projects in Tianjin, Suzhou and Yangzhou.
On 16 April 2010, the Group listed on the Singapore Stock Exchange. Today Tiong Seng is a niche player in the development of commercial and residential projects in the three cities in China. Some of these projects are Tranquility Residences in Suzhou, The Equinox (a mixed residential cum commercial development) in Tianjin, Sunny International (another mixed residential / commercial development) in Yangzhou, and Eco-City in Tianjin.
About Ocean Sky International Limited (“Ocean Sky” or “The Group”)
Ocean Sky is an investment holding company with an interest in construction and civil engineering, and in real estate investment, development, and management.
The Group is involved in the civil engineering and construction business through its wholly-owned subsidiary Ang Tong Seng Brothers Enterprises Pte Ltd.
In its real estate business, the Group handles development projects in both Singapore and Cambodia.
SLOANE RESIDENCES LOCATION · FEATURES
Location. The Sloane condo location is on a prime piece of real estate. It is located mid-way along Balmoral Road, at the fringe of the upmarket Orchard Road area. At the other end of Balmoral Road is Bukit Timah Road, known for its exclusive high-end private residential enclaves.
Shops, Supermarkets, Banks, F&B, Hotels. The Sloane Residences location is actually very close to the Orchard Road shopping belt, a 1.6km walking distance if you are feeling energetic. If not, it is just a 5 minute drive away. Here you can get everything. Mall after mall line the street, filled with shops and department stores and supermarkets, food courts and bars, trendy cafes and posh restaurants, fast food joints, an Apple Centre, banks and beauty salons and electronics. And a vibrant bustling street scene that never sleeps.
Lifestyle & Nature. But if you are more of a peace and nature lover rather than a shopper, the Singapore Botanic Gardens might appeal to you more. It is also close by, and can be accessed via Bukit Timah Road. This is a surprising green sanctuary in the midst of the city, and has been named a UNESCO World Heritage site.
Schools. Bukit Timah is famed for its educational institutions. It has one of the highest numbers of well regarded and sought after schools along any road in Singapore. These include places like the Singapore Chinese Girls’ School, Anglo-Chinese School (Barker Road), the National University of Singapore (Bukit Timah Campus), National Junior College, Hwa Chong Institution, Raffles Girls’ and Nanyang Girls’ schools, and Methodist Girls Primary and Secondary schools.
Both the Singapore Chinese Girls’ School and Anglo-Chinese School are well within the important 1km radius of the Sloane Residence location, for priority allocation of school placement.
Nearest MRT Station. The Sloane condo location is around 840m by road, or an 11 to 12 minute walk, to Newton MRT station. This interchange station serves both the Downtown line that passes through the Marina Bay Financial District, as well as the North-South line that passes through Orchard Road.
Accessibility. Besides being just 5 minute drive to Orchard Road, and perhaps 15 minutes to the CBD (Central Business District), the Sloane Residences location is not too far from the expressways. It should take no more than 10 minutes off-peak to get to either CTE (Central Expressway) or the PIE (Pan Island Expressway).
- 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
- Payment Scheme
- Prime District
- Progressive Payment Scheme
- Proximity to Primary School
- 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 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