7 min read

We know some of you are die-hard boutique condo fans, who don’t want big crowds around your pool or other facilities. Unfortunately, a lot of these smaller projects tend to be less aggressive with their marketing; and some of them never appear much throughout the entire launch. It’s more word-of-mouth than anything, for these smaller developments. There are reasons for this, which we’ve detailed here before.

So to give you a heads-up, here’s a look at the boutique options for this year in 2024:

1. Koon Seng House

Koon Seng House is a freehold, 17-unit project located close to the Joo Chiat/Everitt Road area. This is a landed housing enclave, perfect for those who want the exclusivity and experience of landed living (minus the annoyance of having to maintain the exterior facade, install your own facilities, etc.) 

While most landed areas are inaccessible, Koon Seng Road is one of the more convenient ones. It’s a very short drive to the Joo Chiat/East Coast Road stretch, which is a lifestyle hub of the east. I12 Katong is the closest mall to this area, but Parkway Parade – just a little further away – is a major mall servicing the Marine Parade area. 

You could conceivably get by without a car here, as you can use buses like 966 to get to Parkway Parade from Koon Seng. The upcoming Marine Parade MRT (TEL) will be right in front of this mall, so you’ll have a train connection from there (although it definitely isn’t within walkable distance from the development). Compared to most landed areas, this is above average for public transport access.

The unit mix has only four two-bedders, which at 786 sq. ft. are nice for young couples or smaller families. The other units range from 1,033 to 1,313 sq. ft. That size is often a good balance between spaciousness and the overall quantum. First and top-floor units get a higher ceiling height of 3.9m and 3.6m respectively.

Do bear in mind, however, that District 15 has a lot of boutique condos that provide alternatives to future buyers (but you’ll have an edge from this being one of the newest). 

Site Plan

Unit Mix

Unit Type	No. of Bedroom	Area (Sqm)	Area (Sq Ft)	No. of Units
A1	2BR	73	786	3
A1-A	2BR	73	786	1
B1 (Showunit)	3BR	96	1033	4
B2	3BR	108	1163	1
C1	4BR	113	1216	4
C2	4BR	122	1313	3
C2-A	4BR	122	1313	1

2. The Shorefront

The Shorefront is a 23-unit project with a 999-year lease, just at the foot of Pasir Ris Park. This is a low-density area, which will be enjoyed by those who like greenery. The project is close to Pasir Ris Park Area 1, and from there, it’s a short distance to the waterfront BBQ area. Coupled with the low traffic in this area, it’s also a good spot for cyclists. 

Unlike many low-density areas, immediate amenities are quite good; this is thanks to the proximity of Downtown East, which is a major family entertainment hub. Besides Singapore’s biggest water park, Downtown East also has a lot of shops and restaurants; and it is possible to walk there. 

If you need a bigger mall, there is a single bus service (354), which will take you from Jalan Loyang Besar to Pasir Ris MRT (EWL, CRL). This is near White Sands, the major heartland mall for the area, and the upcoming Pasir Ris Mall – it can be called convenient if you don’t mind needing a bus to get to the MRT. 

All in all, this is a good balance of exclusivity and convenience; but this being Pasir Ris, trips to town will always be long. If you work in the CBD you’ll probably still need to drive.

Do note that the two-bedders here are quite sizeable, with some going up to 883 sq. ft., so even a two-bedder may be enough for a small family. Conversely, barring penthouse units, the three-bedders top out at 980 sq. ft., making the two quite close in size. 

Site Plan

Unit Mix

Unit Type	No. of Bedroom	Area (Sqm)	Area (Sq Ft)	No. of Units
A1-G	2BR w Furniture Loft	72	775	1
A1	2BR	72	775	2
A1-a	2BR	72	775	1
A1-b	2BR	72	775	1
A2	2BR	76	818	2
A2-a	2BR	76	818	1
A2-b	2BR	82	883	1
B1-G	3BR w Furniture Loft	91	980	2
B1	3BR	91	980	2
B1-a	3BR	91	980	2
B1-b	3BR	91	980	2
B1-c	3BR	91	980	1
B2	3BR	86	926	2
B2-a	3BR	86	926	1
C1-PH	3BR + Flexi + Study	156	1679	1
C2-PH	4BR	146	1572	1

3. Gems Ville

Gems Ville is a 24-unit freehold project, located at Lorong 13 in Geylang. Like Koon Seng House, this is set within an area that’s full of boutique condos. This condo is for hardcore urbanites, as the location trades green spaces and nice views for accessibility. If you’re familiar with the famous Mongkok Dim Sum in Geylang, this project is just a short walk from it. 

This stretch of Geylang is packed with food options and small convenience stores, many of which are open 24 hours. This area is also known for cheap electronics, with some people calling it the “new Sim Lim.” Add that it’s walking distance to Aljunied MRT (EWL), and this project becomes a very obvious rental asset. Keep in mind that Aljunied is just one stop from Paya Lebar, which is a major commercial hub with malls, offices, etc. 

That said, traffic in this area is notorious among motorists, and driving here can be aggravating. This project is also not ideal for a family home despite there being three-bedders.Besides the lack of open spaces nearby, parents may worry about being in striking distance of some vice areas. 

There are one-bedder units (517 sq. ft.) and two-bedders (797 sq. ft.) here, which we expect will see high rentability given the location. The three-bedders also have a dual-key variant that is comfortably sized at 1,126 sq. ft,  further positioning this condo as a rental asset.

Site Plan

Unit Mix

Unit Type	Area (Sqm)	Area (Sq ft)	No of Units
A (1 Bedroom + Study)	48	517	6
B (2 Bedroom)	74	797	6
C1 (3 Bedroom)	105	1130	6
C2 (3 Bedroom DK)	113	1216	6

4. 32 Gilstead

This is an interesting 14-unit, freehold project, which looks like something we’d normally see at Nassim, Cairnhill, or the usual ultralux areas; but this project is set within the Novena/Newton area instead. 

Units at 32 Gilstead are big, able to dwarf even some ‘80s and ‘90s era condos. There are only four-bedders here, with the smallest being 3,821 sq. ft., and the largest being 4,219 sq. ft. The developer pulled all the stops here, with unit layouts including features like a proper-sized foyer and a bar space. In more typical condos some might call this space-wasting, but it works for 32 Gilstead due to the sheer unit size.

For those curious on what the floor plan looks like, here’s the smallest and largest ones:

3,821 sq ft floor plan

4,219 sq ft floor plan

Facilities are a bit rudimentary, although there’s a gorgeous Japanese-style bamboo grove in front of the project, and a nice infinity pool. But by and large, this strikes us as a condo for people who prefer more living space over space given to common facilities.

This project is within walking distance to Newton MRT (NSL, DTL), and is just a few minutes’ drive from United Square Mall. The huge units mean this is definitely not a condo for the average Singaporean; but if you can afford it, you’re getting what you pay for. It’s very rare to find new launches with units this huge, and in such a central location to boot. 

Site Plan

Unit Mix

Unit Type	No. of Bedroom	Unit No.	Area (Sq ft)	Area (Sqm)	Share Value	No of Units
Type D1P	4BR	#01-01	4,176	388	12	1
Type D1	4BR	#02-01 #03-01 #04-01 #05-01	4,198	390	12	4
Type D1A	4BR	#02-03 #03-03 #04-03 #05-03	4,219	392	12	4
Type D2P	4BR	#01-02	3,821	355	12	1
Type D2	4BR	#02-02 #03-02 #04-02 #05-02	4,209	392	12	4

5. Jansen House

This is a redevelopment of Jansen Mansions, which was one of the better performing en-bloc sales back in ‘22 (it managed to sell slightly higher than the reserve price, despite the threats of global recession at the time). 

The redevelopment will be a 21-unit project on a 999-year lease. Like its predecessor, buyers will probably zero in on its proximity to Serangoon. If you’re not driving, a few bus services – like 43 – can take you from here to the Serangoon MRT station (CCL, NEL), which is also where you’ll find NEX Megamall. (Kovan is technically the closest MRT, but it’s easier to get to Serangoon MRT by bus).

Jansen Road is also a landed enclave, so this location manages to be close to the hub of Serangoon, without being exposed to the noise and traffic. Overall, quite good if you want a balance between exclusivity and access to a well-developed neighbourhood. 

There are only three two-bedder units available (721 sq. ft.), whilst the bulk of the units are larger three and four-bedders. These range from 1,033 to 1,259 sq. ft., making them appropriate for family homes. This is definitely more of a condo for owner-occupancy, given the size and location. Do note that we see only 19 parking lots though, despite a unit count of 21. 

Site Plan

Unit Mix

Unit Type	No. of Bedroom	Area (Sqm)	Area (Sq Ft)	No. of Units
A1	2BR	67	721	2
A1-A	2BR	67	721	1
B1	3BR	96	1033	4
B2	3BR	94	1012	3
B2-A	3BR	94	1012	1
C1	4BR	115	1238	4
C2	4BR	124	1335	3
C2-A	4BR	124	1335	1
B3	3BR	95	1023	1
C3	4BR	117	1259	1

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