THE RESERVE RESIDENCES
Integrated Development at Beauty World MRT Station
Register for Updates . By Far East Organisation
Register for Updates . By Far East Organisation
Here we review the Reserve Residence. The Reserve Residences is the residential component of a distinctive mixed-use development, integrated with a transport hub, in Upper Bukit Timah. It is set against the backdrop of Bukit Timah Hill and Reserve, from which it takes its name. The project occupies a very attractive site indeed, beside and directly connected to the Beauty World MRT station.
It is meant to enhance Beauty World as an urban green village, under URA’s rejuvenation plans for the precinct. Besides the transport hub, this landmark project offers homes complemented by retail, F&B, and civic spaces, that add buzz and vibrancy to the neighbourhood.
Artist’s Impression . The Reserve Residences & Mall
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The Reserve Residences will be lushly landscaped, in keeping with, and to add to the overall green-ness of the area. This will make for an appealing living environment in touch with nature. Especially as it is so close to Bukit Timah Nature Reserve, the rainforests of the Central Water Catchment area, and Upper Pierce Reservoir.
A pedestrian network will also be built to link the buildings around with the transport nodes and nature parks, for easy walkability.
The Reserve Residences Location Map . Overview
This stand-out project is being developed by Far East Organisation, and its sister company Sino Group.
Far East comes with a strong track record, and extensive experience, in the residential, retail, and hospitality industry. It is concurrently developing the landmark One Holland Village, a similar integrated development in the heart of Holland Village.
Given its distinct attributes and RCR (Rest of Central Region) zoning, The Reserve Residences is one of the more anticipated launches. Particularly in view of the almost one weekend sell-out of Linq @ Beauty World next door previously.
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Register interest for updates here.
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The Reserve Residences Condo . Selection Criteria
This mixed-use residential cum commercial project is being developed on a Government Land Sale site. The auction for the land was based on a two-stage Concept + Price Tender approach.
The URA adopted this approach to shortlist quality development concepts that are attractive and respond well to the surrounding context. And that has meaningful integration of amenities linked via a seamless network of pedestrian-friendly streets and public spaces.
The Reserve Residences Site Location . Map by URA
At the first stage, the Concept Evaluation Committee shortlisted those Concept Proposals that substantially satisfied their evaluation criteria. At the second stage, the site was then awarded to the tenderer with the highest bid among the shortlisted Concept Proposals.
In this case it was to Far East Organization and its sister company, the Hong Kong-listed Sino Group. The partnership actually submitted three different concept proposals, along with the top winning bid of SGD$1.03 billion.
This winning proposal was a design where WOHA, a well-known Singapore architectural firm, was lead architect.
Reserve Residences Floor Plans . Residential Low Rise Block
It narrowly beat out the second-highest $1.01 billion bid by Wing Tai Holdings and its partner Mercatus Commercial Trust.
Developers have been bidding aggressively for sites across the island, as they need to replenish depleting land banks. Most of their existing launches have already sold out or are close to doing so. They also expect that housing demand will surge in anticipation of a gradual recovery in the Singapore economy this year.
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The Reserve Residences Condo . Design of the Development
According to the URA, the Far East Organization and Sino Group proposal “…demonstrates a well-conceived design strategy in its generously spaced building blocks with a well-considered tropical design.”
Massing Study of The Reserve Residences & Retail Mall
This new residential + commercial complex covers a gross floor area of about 1,039,000 square feet.
219,672 sq ft of that will be in a three-storey + basement shopping mall offering shops, clinics, F&B & supermarket space, and education & childcare services. This is directly connected via a pedestrian underpass to Beauty World MRT station on the Downtown Line.
It is also integrated with the new Beauty World Bus Interchange. Hence it will become a key transport hub for the greater Bukit Timah area.
21,500 square foot will go towards a community space designed as “an intergeneration hub” for children, youth, and seniors. There will be a 19,375 square foot plaza too, that can be used for hosting community and special events.
As the URA had stated, “A central atrium that is located in the heart of the development will be an attractive, naturally ventilated sheltered public space that can accommodate a variety of seasonal programming and community-based events.”
Artist’s Impression . The Reserve Residences . Integrated Development at Beauty World
The rest of the space will be used for serviced apartments, and residential units, many of which will enjoy clear panoramic views to Bukit Timah Nature Reserve.
According to Far East Organisation, the design of the project is “inspired by the beauty of the site’s surrounding nature, especially the much-loved Bukit Timah Nature Reserve close by.”
They added that, “Our vision is to create a bustling and vibrant urban village nestled within lushly landscaped gardens and spaces. The towers are carefully positioned so that many of the future residents will be able to enjoy panoramic unblocked views of Bukit Timah Nature Reserve.”
View of The Reserve Residences Site at Jalan Anak Bukit & Bukit Timah
Furthermore, there will be ‘Forest Gardens’ at the third storey. These will be publicly-accessible communal gardens, that also contribute to the strong presence of greenery visible at street level.
Far East is eminently suited to take on the development and running of this project, given their extensive experience and expertise in mixed-use projects. They aim to create a new landmark mixed-use development in the prime Bukit Timah area.
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Register interest for updates here.
The Reserve Residences at Bukit Timah . URA’s Master Plan
The Reserve Residences is just one piece of URA’s plans for the redevelopment and rejuvenation of the Beauty World area. But it is also the first large-scale mixed-use launch here in many years.
To the west of the site, above Beauty World station, is another plot that is zoned for mixed use too. When released for sale in future, it is likely to set a new benchmark in value. In synergy with the Reserve Residences at Beauty World, it could turn this location into a bustling and vibrant hub.
The Reserve Residences at Bukit Timah . URA Development Plans
In addition, we have a number of rather old shopping centres around the site, that are prime candidates for en-bloc redevelopment. Particularly Bukit Timah Plaza to its east, and Beauty World Centre and Beauty World Plaza to its west.
If and when that happens, it should lift real estate values here, along with the revitalisation of the neighbourhood.
The Reserve Residences at Bukit Timah . Surrounding Developments
The URA master plan for the area also capitalises on the nature reserves, greenery, and parks that abound here. These will be made more accessible.
The Reserve Residences at Bukit Timah . Near Rail Corridor & Nature Reserves
A “Green Promenade” will be built, running down Upper Bukit Timah Road, and joining the Bukit Timah-Rochor Green Walk. Then there are the Coast-to-Coast Trail, the Rifle Range Nature Park close by, and the Rail Corridor.
Beauty World and the old conserved Bukit Timah Fire Station will become gateways to the nature and heritage sites around here.
Artist’s Impression of The Rail Corridor
The Rail Corridor, along the former railway line, is a “green corridor” transformed into a popular community space.
Along it, some sites like the Bukit Timah Railway Station and Station Master’s Quarters, have been conserved, restored, and re-purposed. The station will serve as both a base for community activities, and a heritage gallery.
Bukit Timah Railway Station . Heritage Gallery at Rail Corridor
The Reserve Residences at Bukit Timah . Locational Attributes
Apart from the above features, there are other notable aspects too. One is the proximity of this zone to the growth centres set out in the URA Master Plan.
The Reserve Residences with Integrated Transport Hub at Bukit Timah Growth Areas
Another is the position of this site at Upper Bukit Timah Road. This Upper Bukit Timah precinct where the Reserve Residences is located, is right across Clementi Road from the upmarket Bukit Timah neighbourhood.
Property over there sell at a premium. Homes at Mayfair Modern and Fourth Avenue Residences were already going at about $1,9xx to $2,4xx PSF a couple of years back. The overall market has risen a fair bit since then.
On this side, a hop, skip and jump across Clementi Road, prices have been rather lower. While pricing for this project has not been finalised yet, we expect it to be more affordable.
Another point of interest is that Bukit Timah Road is known for its education belt. Some of Singapore’s most established schools and tertiary institutes are strung along its length, and a few international schools too.
These are easily accessible to the Reserve Residences residents as well, as they are on the same Downtown MRT line.
The Reserve Residences Condo at Bukit Timah Road
Drop us a line here for more details or to be kept updated about the launch.
The Reserve Condo at Beauty World . About the Neighbourhood
The Reserve Beauty World condo will be a mixed-used high-rise, in keeping with other high-rises fringing Bukit Timah Road.
Further in, away from the main road however, the residential estates become mainly low-rise. They comprise a mix of low-rise condominiums and landed houses along quiet leafy lanes. In between, there are a number of old shophouses housing eateries and small shops.
Homes against Backdrop of Bukit Timah Hill in Singapore
Set against all these is the backdrop of greenery of Bukit Timah Hill Nature Reserve, and Bukit Timah Hill.
This mix of low and high rise, old vs new, greenery, gives the place a good deal of interest and character. It has its own appeal, that draws both young locals, as well as expats.
If you would like to live in such a place, close to nature parks and bits of old Singapore, then Reserve Residence might suit you. Just drop us a line here and we will keep you posted on the launch dates, floor plans, prices, and other details.
Integrated Development at Beauty World MRT Station by Far East Organisation
Project FactSheet
| Name | The Reserve Residences |
| Developer | Sino Group + Far East Organization |
| Status | Integrated Development (Commercial + Residential) |
| Address | 5 Jalan Anak Bukit, Singapore 588996 |
| District | 21 |
| Site Area | 32,185 m² (346,439 sq ft) |
| Gross Floor Area (GFA) | 96,555 m² (1,039,318 sq ft) |
| GFA Distribution | Residential – 63,080 m² / 678,993 sq ft Serviced Apartments – 9% Retail – 20,408 m² / 219,672 sq ft |
| Plot Ratio | 3.0 |
| Tenure | 99 years leasehold w.e.f. 30 August 2021 |
| No. of Storeys | Low-Rise Tower: Level 6 to Level 11 Mid-Rise Tower: Level 4 to Level 16 High-Rise Tower: Level 4 to Level 32 |
| No. of Units | 732 Residential Apartments Approx. 160 Serviced Apartments |
| Architect | WOHA Architects Pte Ltd |
| Landscape Architect | ICN Design International Pte Ltd |
| Quantity Surveyor | Threesixty Cost Management Pte Ltd |
| C&S Engineer | KTP Consultants Pte Ltd |
| M&E Engineer | Bescon Consulting Engineers Pte Ltd |
| Acoustic Consultant | Arup Singapore Pte Ltd |
| Greenmark Consultant | Building System and Diagnostics Pte Ltd |
The Reserve Residences Floor Plan
The Reserve Residences floor plans are not available yet. Please drop us your contact via the Form below if you would like the floor plans to be emailed to you when ready.
Artist’s Impression . The Reserve Residences Launch . Tower Blocks
The Reserve Residences Site Plan
The Reserve Residences @ Beauty World occupies a large land parcel in the Upper Bukit Timah enclave. This is an island site, rhomboid-shaped, and bounded on all four sides by roads.
The PIE (Pan-Island Expressway) skims past the south-east edge of the site, while Jalan Anak Bukit runs along the north-east boundary.
Access to the site will be from the other two roads, Upper Bukit Timah Road on its south-west, and Jalan Jurong Kechil to its north-west. These are less busy roads, so they are the natural choices for ingress and egress.
The best views are to the north-east across Jalan Anak Bukit. It offers a wide unblocked outlook of the greenery of Bukit Timah Nature Reserve and Bukit Timah Hill.
Site and Neighbourhood of The Reserve Residences
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The four residential blocks will sit above the three-storey shopping podium. Of the residential blocks:
Block 1 is the service apartment block housing 160 units. It is located next to the PIE.
Block 2 is a residential low-rise, 11 storeys high. It houses 12 exclusive garden villas, with every 2 units sharing one private lift.
Block 3 is a residential mid-rise, 16 storeys high.
Block 4 is a residential high-rise. At 32 storeys high, it will be the highest tower in the vicinity, and a landmark in Bukit Timah.
The Reserve Residences and Mall at Upper Bukit Timah . Artist’s Impression
The Reserve Residences Showflat · Viewing
The Reserve condo showflat is not ready yet. Please drop us a note via the Form below if you wish to be kept posted on when the showflat opens. (All viewings are by advance appointment.)
The Reserve Residences Prices · Unit Types
UNIT TYPES . SIZES
| Unit Description | Type | No. of Units |
Strata Area (sq m) |
Strata Area (sq ft) |
| The Reserve Residences | ||||
| 1 Bedroom | A | 100 | 41 – 46 | 441 – 495 |
| 2 Bedroom | B | 250 | 52 – 69 | 560 – 742 |
| 2 Bedroom + Study | BS | 54 | 66 – 75 | 710 – 807 |
| 3 Bedroom | C | 98 | 83 – 113 | 893 – 1,216 |
| Sub-Total Units | 502 | |||
| Creekside (Low-Rise) | ||||
| 3 Bedroom | CC | 42 | 103 – 121 | 1,108 – 1,302 |
| 4 Bedroom | DC | 6 | 175 – 192 | 1,883 – 2,066 |
| Sub-Total Units | 48 | |||
| Horizon | ||||
| 3 Bedroom | CH | 76 | 122 – 124 | 1,313 – 1,334 |
| 4 Bedroom | DH | 91 | 136 – 169 | 1,463 – 1,818 |
| Sub-Total Units | 167 | |||
| Treetops (Premium) | ||||
| 4 / 5 Bedroom + Sky Terrace | TS | 5 | 148 – 178 | 1,592 – 1,915 |
| 4 / 5 Bedroom + PES | TP | 5 | 170 – 298 | 1,829 – 3,206 |
| Penthouses | PH | 5 | 229 – 260 | 2,464 – 2,798 |
| Sub-Total Units | 15 | |||
| Total Number of Units | 732 | |||
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
THE RESERVE RESIDENCES PRICE RANGES
The indicative Reserve Residences pricing is not formalised yet. Please let us know via the Form below if you wish for specific prices once they are ready.
THE RESERVE RESIDENCES CONDO PRICING BACKGROUND
On 30 August 2021, URA announced it had awarded this development site to a collaboration of Singapore property giant Far East Organisation (FEO), and its sister company Sino Group.
As this is a coveted 32,200 square metre land parcel zoned commercial cum residential, the tender was hotly contested. The Far East partners submitted three separate proposals, along with the highest bid of SGD$1.03 billion. It narrowly edged out the second-highest offer of $1.01 billion by Wing Tai Holdings and partner Mercatus Commercial Trust.
According to analysts, the mere 1.7% gap between the top bids indicates that the site sold at fair market value.
Based on the plot ratio of 3, total gross floor area for the project will be 1,039,318 square feet. This works out to land cost of SGD$989 per square foot per plot ratio (PSF PPR).
If we include all the construction and other development costs, charges, and overheads, FEO could be looking at above $2,500 PSF after allowing for margin.
The closest comparison is probably Fourth Avenue Residences. This is also 99 years leasehold, and beside Sixth Avenue MRT station on the same line, two stations away. While it is closer to town and Bukit Timah itself, it does not have the benefit of being an integrated development. Fourth Avenue Residences is fully sold out, at between $2,356 to $2,728 PSF a year ago.
About the Developer
Both Far East, and its lead architect, have strong track records in developing, designing, and managing quality mixed-used developments in Singapore or overseas. Besides Watertown in Punggol that completed some time ago, it is currently developing One Holland Village, a mixed development in the heart of Holland Village.
One Holland Village Singapore Mixed Development . Residential and Commercial Zones
Far East Organization and Sino Group (“Far East” or “the Group”)
Far East Organization, alongside its Hong Kong-listed sister company Sino Group, ranks among Asia’s top real estate players. Established in 1960, the group now comprises development and investment entities spanning Singapore, China, Hong Kong, Australia, and Malaysia.
It develops, owns, and manages property across the various real estate segments. From retail to office and industrial, commercial to residential, healthcare and hospitality.
As the biggest privately held real estate company in Singapore, Far East has played a key role in helping to transform the Singapore skyline. It has been involved in over 780 development projects. Examples include the Altez, Skyline @ Orchard Boulevard, River Place, The Cairnhill, The Scotts Tower, Cyan, and Silversea, The Sound and Seawind at East Coast.
In all, they have added over 55,000 residences to the local housing scene, which is roughly one in every six private homes here. Far East Organization derives a large part of its income as well from being Singapore’s most prolific private residential landlord.
ParkSuites by Far East . Developer for the Reserve Residences
The Group is committed to building homes that improve the lives of buyers and tenants. In testament to that, it has garnered 11 FIABCI World Prix d’Excellence awards, the highest honour in real estate globally.
The Reserve Residences Location · Highlights
Reserve Residences Location Plan . Amenities & Neighbourhood . Click to Enlarge
- Location. The Reserve condo location is at the corner of Upper Bukit Timah Road and Jalan Jurong Kechil, just across Clementi Road from the upmarket Bukit Timah neighbourhood. This residential area of Singapore goes back a long time, and still has some old shophouses along its roads.
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Public Transport & MRT Line. The Reserve Residences location has the luxury of its own direct link, via an underground passage, to the concourse level of Beauty World MRT station.
In fact the LTA and URA planned and built the station with a passage all ready for connection. This was to ensure seamless connectivity to the Beauty World Bus Interchange on this site too.
Hence residents here will get direct sheltered access to the MRT system, as well as all the buses that start and end here.
Beauty World station is on the Downtown MRT Line that runs down Bukit Timah Road, to the Botanic Gardens, Newton, Bugis, Marina Bay, Chinatown, and Fort Canning. From here to Newton is a 12 minute train ride; to Bayfront takes 22 minutes.
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Shops, F&B, Supermarkets, Banks. Residents here will be very well provided for where such amenities are concerned. Within the Reserve Residences location itself is its own shopping mall which is intended to serve the wider Upper Bukit Timah community as well. Hence it will come with a full range of F&B and retail outlets.
Then across Jalan Jurong Kechil is Linq @ Beauty World with its shops at ground level. And beyond that we have Beauty World Plaza, Beauty World Centre, and Bukit Timah Shopping Centre.
Admittedly these last three are rather old, and not terribly appealing. But on the bright side, they are ripe for redevelopment. If so, this whole area could turn into a large and exciting shopping cluster for the whole Bukit Timah district.
Bearing in mind too, that to the east of the Reserve condo site is Bukit Timah Plaza. This is currently the go-to shopping centre for the area, and has already evolved to meet the needs of residents rather well.
Taken together, they will be able to cater a pretty complete range of lifestyle and retail needs.
Including a wide variety of F&B outlets, lifestyle goods & services, supermarkets, banks, medical, and dental clinics.
In addition, we have a good assortment of all sorts of shops and services lining the roads across and around the site. Such as old bustling coffee shops, hawker fare, eateries, cafes & ice-cream bars, salons & spas, clinics, and car accessory outlets.
Also, diagonally across the main road, are Bukit Timah Market and Food Centre. Something, it seems, for everyone, young or old.
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Schools. The Reserve Residences location is easily within 1 KM of Pei Hwa Presbyterian Primary School. In fact it is less than 5 minutes walk across Upper Bukit Timah Road. This site is within 1 KM radius of Methodist Girl’s School too, at King Albert Park MRT station.
The Downtown MRT line from here also serves a number of top-ranking schools along Bukit Timah Road. Schools such as Nanyang Girls’ High, Raffles Girls’ Primary, National Junior College, Hwa Chong Institution and High, and Anglo-Chinese and Singapore Chinese Girls schools.
Bukit Timah is home to several international schools, and tertiary institutions as well. These include Chatsworth International (Bukit Timah Campus), the Hollandse School, Singapore Korean International School, Swiss School in Singapore, Ngee Ann Polytechnic, Singapore Polytechnic, and the National University of Singapore (Bukit Timah campus).
- Lifestyle Amenities. The Reserve Residences condo location is just across Jalan Anak Bukit from Rifle Range Nature Park, and the Bukit Timah Nature Reserve. Nature lovers and hikers can enjoy the network of natural hiking trails at the nature park.
While the nature reserve has one of the richest and most diverse ecological systems, and is home to a large proportion of our nation’s native flora and fauna.
- Accessibility. This place also gets quick access to the island-wide expressway network. A couple of minutes drive brings you to the nearest PIE (Pan Island Expressway) exit.
From there, it takes about 25 minutes off-peak to get to Changi International Airport, and 20 minutes to Raffles Place and the CBD.
The Reserve Residences Location to Work Centres
Food and Dining Outlets near The Reserve Residences Condominium . Click to Enlarge
Educational Institutions & Recreational Facilities in the Vicinity
Surrounding Nature Reserves and Parks
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