A couple of readers have expressed their interest in the two new residential projects: The Arte and Vista Residences. To kill two birds with one stone, I decide to do a write up on these project since they are pretty similar in nature. The Arte and Vista Residences are both located at the Jalan Dusun; both developed by big property player; they are of 2 residential towers of 35/36 storeys, and they both boast unit views towards MacRitchie Reservoir and city views.

The Arte by CDL

Vista Residences by Far East Organization

The Arte by City Development Ltd is sitting at the site belonged to the old apartment blocks of Lok Cho Apartments, Comfort Mansion and the walk-up apartment block along Jalan Raja Udang off Balestier Road. City Developments Ltd had altogether snapped up a total of eight sites in en bloc purchases in 2006 and 2007, which also included The Albany, Thomson Mansions and Concorde Residences on Thomson Road; as well as Bright Building, Balestier Court off Balestier Road. (Another project Cube 8 is occupying the sites of the Albany & Thomson Mansions).

The Arte is ‘so-called’ designed by the renowned SCDA Architects led by principal Chan Soo Kian. The firm is known for its upscale condominiums like Nassim Park Residences, BLVD, The Ladyhill, and The Marq on Paterson. However I found no trace of the SCDA architectural style, sleekness and elegance in its harsh and bulky design. (Actually I was informed that the nature of the construction contract is actually a Design & Build by the main contractor, and SCDA was only assigned of the design concept, not the project implementation. However I have yet to verify this statement. If you have any information on this, kindly drop me a note on this.)

VISTA RESIDENCES is another residential project by Far East Organization, designed by TAA architect. It is sited on a 120,000sqft, L-shaped piece of land, which is just directly next to the Arte. If I could recall correctly, the site used to be occupied by rows of terrace housing. ( I should have the foresight to take photos of these places before they were gone… Things are just happening in Singapore so fast that you have to record them down so you are sure that they were actually there before……)

For your easy reference, I have done up a comparison table for your easy perusal: 

 Pricing

 Project launched prices would be very much determined by the economic condition of the period, therefore the project launch date. Let’s take the Arte as an example: It was launched in early 2009 when the economic sentiment was still very poor. Therefore CDL took a price slash and launched it at an average of $900 psf . It was a hit and many units were sold. The developer also offered buyers an interest absorption scheme (IAS) initially, however it was not revealed how many buyers took it up. Today, all units have been sold out. 

Few months later, Vista Residences was launched in a much improved economic condition. Therefore the launching price also shot up to an average of $1000 psf, which we are talking in terms of more than 10% more than the Arte though they were just 3 to 4 months apart in terms of the launching date.

As to date, many subsale units at the Arte were transacted at more than $1100 psf, while Vista Residences are seeing many transactions close to $1300 psf. We are definitely seeing the high optimism and exuberance in the property market. 

Location & Accessibility

Thought both developments are sitting in the Balestier areas, both projects have been marketed as ‘exclusive developments located in the Novena & Thomson precincts’.  Though it is with no denial that Novena & Thomson sound more premium in terms of its precinct due to its location, the developers should faithfully believe in its development’s intrinsic location rather than sounding up gimmicky marketing gestures to consumers. After all, Balestier’s image has very much improved with URA’s effort to clean up the sleazy trades it used to have. In addition, there are so many things and features unique about Balestier that we Balestierians are so proud of: its history and architecture, and its popular food streets and its everything. (Sorry, the marketing acts of the developers have somehow hurt the super ego of the Balestierian like me….)

Both projects are sharing Jalan Datoh for access. Due to its proximity to the highway, the area is highly accessible to all parts of Singapore. However Jalan Datoh is relatively a narrow single direction road with PIE filter into Balestier, the road will be relatively jammed up especially during the peak period and after more than 600 new families moving in after the Arte & Vista Residences are completed. It applies to the adjacent Balestier Road and Thomson Road as well.

Nearest MRT Station

Regardless of the market lines telling you that the Arte & Vista Residences are just steps away from Toa Payoh MRT station, you have to walk at least 15 minutes to reach the Toa Payoh MRT Station under no continuous shelter linkway and exercise by walking up the slope to reach the destination. I would suggest that taking bus down to Novena MRT station is much a better and faster option for the end users.

New Balestier Skyline

I also hold high anticipation to the new skyline these new developments, including Cube 8 is going to change the outlook of Balestier. This must be quite an exciting view if you driving past PIE viewing towards the Balestier area, with beautiful sleek skyscrapers fronting the gantry towards District 12.

 To be continued with Part 2

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