Affinity at Serangoon
Oxley Holdings gears up for a series of new launch condos in 2018, starting with Affinity condo
2018 was possibly the most significant year for developer Oxley Holdings as it launched Affinity at Serangoon and Riverfront Residences – both condo projects with condominium status in District 19.
Being relatively well-known as being a developer who only builds ‘shoebox apartments’ or ‘mickey mouse units’ over the last decade, it was indeed a bold move for Oxley to rebrand itself to become one of the top local developers in Singapore by building full-fledged condominiums.
Despite being a more ‘premium’ project and launched a month earlier, Affinity at Serangoon has somewhat been overshadowed by the success and overwhelming responses at Riverfront Residences.
In fact, the Hougang condo has outpaced Affinity at Serangoon by the end of 2018 – selling around 13 units more between August 2018 to December 2018.
But ever since the government made the announcement regarding plans for the upcoming Cross Island MRT Line in January 2019, it has almost instantly changed the fortunes of Affinity at Serangoon, making it one of the most popular new launch condos in Singapore.
Let us dive deeper into the details for this Serangoon condo and we will give our thoughts at the end of it.
Affinity at Serangoon Condo Developer
The developer of Affinity at Serangoon is Singapore’s home-grown Oxley Holdings Ltd.
Its business ventures mainly revolve around the residential, commercial and industrial sectors – both locally and overseas.
With more than 10 years of experience in both the construction and property industry, Oxley has been very well-known for building affordable private housing to cater to the demand from young working adults. These homes are mostly known as ‘shoebox apartments’.
Oxley has a very diversified real estate portfolio which comprises of projects in Singapore and the Southeast Asia region, such as Myanmar, Cambodia, Malaysia, Vietnam, and Indonesia. In addition, the Group has also ventured out to European nations such as U.K, Ireland and Cyprus; other countries such as Australia and Japan as well.
As part of Oxley’s strategic expansion, it has struck partnership deals with a few reputable developers from Singapore and overseas; other business partners as well.
For instance, Oxley Holdings acquired a significant stake in United Kingdom’s Galliard Group – a leading property developer, hospitality and management group which oversees a wide range of real estate developments over London and also South England.
Since then, Oxley Holdings has also bought a 40 percent stake within Pindan Group in Western Australia, 15 percent stake in United Engineers – an engineering company and property development group in Singapore.
Affinity at Serangoon Location
Affinity at Serangoon is located along Serangoon North Avenue 1, just merely a few minutes away from the Serangoon Gardens estate.
As the developer said, the Affinity condo is more than just a home to most – it is the key to captivating life.
Apart from Bukit Timah, Serangoon Gardens is perhaps the most highly sought after housing estate for landed homes in Singapore.
And being situated within close proximity to Serangoon Gardens, residents at Affinity condo will get to experience the same serenity and laidback surroundings which the landed homeowners paid millions for. It really allows you to take time out to savor some of life’s natural pleasures.
Chomp Chomp Food Centre and other F&B options
One of the most popular hotspots in the area would be the Chomp Chomp Food Centre. It’s practically a haven serving some of the most delicious local cuisines in Singapore since 1932. if barbecue stingray, chicken wings or ‘satay’ are your kinds of food, you definitely won’t be disappointed at Chomp Chomp.
It’s not just about Chomp Chomp at Serangoon Gardens. There are also the myVillage mall, various restaurants, and cafes around the area, serving different kinds of cuisines.
NEX at Serangoon Central
One of the biggest shopping malls in the north-eastern region of Singapore would have to be NEX at Serangoon Central. It houses some of the well-known retail brands and supermarket chains in the country.
At NEX, you will not only enjoy a great shopping and dining experience, but there is also a wide range of fun facilities for the young ones.
One of the highlights at NEX would be its dog park, which is the first one in Singapore to be integrated within a shopping mall.
Oh, there’s also a huge movie theatre within the mall – just in case you’re wondering.
Top educational institutes and schools near Affinity at Serangoon
From pre-school to tertiary education, there are plenty of good schools which are located close to Affinity at Serangoon. For parents who have school-going kids, this is probably one of the key factors they look at when buying a home.
Within the 1km radius, we have primary schools such as Rosyth School and Zhonghua Primary School. In fact, Rosyth School has often been ranked as one of the top 20 primary schools in Singapore by parents’ poll.
Other than these two primary schools which are close to Affinity condo, Xinmin Primary School, Yio Chu Kang Primary and Hougang Primary School are still less than 2km away.
Although they may be a little further away as compared to Rosyth School or Zhonghua Primary School, they are still relatively good schools for parents to consider.
Around the area, you’ll find secondary schools such as Serangoon Garden Secondary School, Xinmin Secondary School, St Gabriel’s Secondary School and Zhonghua Secondary School, and junior colleges such as Nanyang Junior College and Serangoon Junior College.
For international schools, the Lycee Francais de Singapour and Australian International School are both within close proximity to Affinity at Serangoon as well.
Serangoon North MRT station and others
Is Affinity at Serangoon located near an MRT station? This is perhaps the most important and first question which all homebuyers would ask before they even decide if this condominium is the one for them.
The closest MRT station to Affinity condo is either the Serangoon MRT Interchange station or Kovan MRT station – both are located approximately 2 km away and they are situated along the North-East MRT line.
There will be a free shuttle bus service provided for the residents to take them to Serangoon MRT station or NEX. Otherwise, there are still other public bus services which can take you directly to Serangoon Central and other parts of Singapore.
By 2029, the nearby Serangoon North MRT station in operation and it’s just a mere 5-minute walk away from Affinity at Serangoon. It will be part of the future Cross Island MRT Line which will pass through areas between the eastern and western region of Singapore.
Along the Cross Island line, there will also be other interchange stations such as Bright Hill, Ang Mo Kio, Hougang, Pasir Ris which will allow commuters to switch tracks to another MRT route. Hence, getting around Singapore by train would be an absolute breeze.
Commuting to the city center from Affinity condo
There are a total of two major expressways located near Affinity at Serangoon – the Central Expressway (CTE) and the Kallang-Paya Lebar Expressway (KPE).
Being located relatively close to the core-central of Singapore, driving down to the Marina Bay Financial District or Central Business District (CBD) will only take around 20 minutes on good days.
For those who need retail therapy, it only takes a mere 15 to 20-minute drive to some of the most popular shopping malls in Singapore – such as ION Orchard, [email protected], Plaza Singapura, Suntec City Mall, and Marina Bay Sands.
Affinity at Serangoon Condo Facilities
At the Affinity condo, you will immediately feel that this is not an ordinary residence when you first arrive at the classy drop-off point. As you walk in, you will be further convinced as you are being greeted by the remarkable landscapes.
Ingeniously crafted by the renowned DP Architects, the beautiful homes at Affinity condo are laid among the lavish lawns and landscapes. The timber tone is being coupled with a refined combination of grey, natural cedar gold, and copperish hue to create that magnificent aspect of serenity.
In general, the lifestyle at this brad new Serangoon condo simply resembles the feel of living in an extravagant resort. As you stroll through the lavish grounds, the calming tone of the waters and lush greenery will help you unwind and wash away those worries after a long day or week at work.
Within Affinity at Serangoon, you’ll find numerous gleaming pools accompanied archipelagoes of facilities. These are the perfect spots for friends and family gatherings; even time alone by yourself.
From alfresco decks to stylish function rooms, you can host various events or parties to bond with your loved ones over dining sessions or even a spontaneous picnic on the beautifully laid lawns.
After meals, you can take a stroll and explore the variety of flora along the forest boulevard. For fitness enthusiasts, there is also a wide range of fitness facilities and ample space for a good workout.
For quick fixes on your daily necessities, there is a total of 5 retail shops within Affinity condo. The vendors are likely to provide services such as laundry and grooming; a grocery store for some simple goods which you need from day-to-day.
Affinity at Serangoon Floor Plan and Unit Types
The Affinity at Serangoon condo comprises a total of 1,012 residential units – an extensive range of unit types, suitable all different household sizes. Not only it has 1-bedroom to 4-bedroom apartment units, but there are also luxurious and gorgeous penthouses within the condominium. And that’s not all.
The Affinity at Serangoon condo will also have a total of 40 lavish strata landed homes for sale. Each house comes with ceiling heights from 3.05 meters at the living and dining area to 3.95 meters in the master bedroom. They will also have their individual access to a swimming pool that spans across 60 meters long.
Here is the Affinity at Serangoon floor plan for each unit type.
- 1-Bedroom (474 – 560 sqft)
- 1-Bedroom + Study (538 – 689 sqft)
- 2-Bedroom (635 sqft)
- 2-Bedroom + Study (624 sqft)
- 2-Bedroom Premium (753 – 775 sqft)
- 2-Bedroom + Study Premium (732 – 775 sqft)
- 3-Bedroom (850 – 1012 sqft)
- 3-Bedroom Premium (1076 – 1249 sqft)
- 3-Bedroom Deluxe (1152 – 1259 sqft)
- 4-Bedroom + Study (1410 – 1711 sqft)
- 4-Bedroom Strata House (2067 – 2088 sqft)
- 5-Bedroom Strata House (2303 – 2357 sqft)
Affinity at Serangoon Showflat
The Affinity at Serangoon showflat is located along Serangoon Avenue 1, next to Ardisia Gardens. It is pretty close to both Serangoon MRT station and Bartley MRT station.
At the showflat, you will be able to see and have a feel of some of the most popular unit types at the Affinity condo. Here are some of the photos taken by SRI.
For viewing appointments, you can reach us at (+65) 6631-8384 or just simply fill up the form below and we will make the arrangements for you.
Affinity at Serangoon Price Guide
As of 04 March 2019, the following is the Affinity at Serangoon price list for each unit type. Please note that prices are subjected to changes, hence do give us a call at (+65) 6631-8384 for an update – just to be sure.
|Unit Type||Starting Price||Size||Psf|
|1-Bedroom + Study||$766,000||538 sqft||$1,423|
|2-Bedroom||$1.001 mil||635 sqft||$1,576|
|2-Bedroom + Study||$1.002 mil||624 sqft||$1,605|
|2-Bedroom Premium||$1.154 mil||753 sqft||$1,532|
|2-Bedroom + Study Premium||$1.116 mil||732 sqft||$1,524|
|3-Bedroom||$1.250 mil||850 sqft||$1,470|
|3-Bedroom Premium||$1.575 mil||1,076 sqft||$1,463|
|3-Bedroom Deluxe||$1.706 mil||1,152 sqft||$1,480|
|4-Bedroom + Study||$2.103 mil||1,410 sqft||$1,491|
|4-Bedroom Strata House||FULLY SOLD||2,067 sqft||–|
|5-Bedroom Strata House||$2.473 mil||2,303 sqft||$1,073|
Affinity at Serangoon Review
Before we going into the Affinity at Serangoon review, let’s recap on the technical details of this condominium.
Affinity at Serangoon Fact Sheet
|Project Name||Affinity at Serangoon|
|Address||10 to 64 Serangoon North Avenue 1|
|Developer||Oxley Serangoon Pte Ltd|
|Tenure||99-year leasehold from 18 May 2018|
|Site area||27,583.9 square metres / 296,913.09 square feet|
|Total number of units||1,012|
|Number of storeys||14-storey (2 to 3-storey for strata landed houses)|
|Number of blocks||10|
|Unit mix||1-Bedroom to 4-Bedroom + Study, 4-Bedroom & 5-Bedroom Strata houses|
|Expected TOP date||December 2024|
Usually, the price of the project is being discussed towards to end of the review. But with Affinity at Serangoon, we feel that it’s possibly the most important factor to touch on before the rest.
Price comparison with The Garden Residences
Let us do a quick price comparison with The Garden Residences – which is also a new launch condo just along the same street (Serangoon North Avenue 1) by Wing Tai and Keppel Land.
Both Affinity at Serangoon and The Gardens Residences are situated in the same location or estate. Hence, they will both logically have the same location attributes and any potential upsides in the future.
So just based on their pricing, we will find out which of these condos at Serangoon is a much better deal.
We are going to use the transacted prices or launch prices and do a head-to-head comparison for each unit type in both condos. So, please note that the prices here are not updated prices based on the latest availability.
Affinity at Serangoon
The Garden Residences
|Unit Type||Starting Price||Size||Psf||Starting Price||Size||Psf|
|1-Bedroom||$676,000||474 sqft||$1,544||$680,715||452 sqft||$1,506|
|1-Bedroom + Study||$770,000||538 sqft||$1,442||$752,100||517 sqft||$1,454|
|2-Bedroom||$907,000||635 sqft||$1,560||$929,700||614 sqft||$1,514|
|2-Bedroom + Study||$878,000||624 sqft||$1,582||$1,082,200||689 sqft||$1,570|
|2-Bedroom Premium||$1,112,760||753 sqft||$1,530||–||–||–|
|2-Bedroom + Study Premium||$1,086,000||732 sqft||$1,495||–||–||–|
|3-Bedroom||$1,183,000||850 sqft||$1,444||$1,234,500||786 sqft||$1,569|
|3-Bedroom + Study||–||–||–||$1,478,500||904 sqft||$1,635|
|3-Bedroom Premium||$1,565,000||1,076 sqft||$1,447||–||–||–|
|3-Bedroom Deluxe||$1,716,000||1,152 sqft||$1,460||–||–||–|
|4-Bedroom + Study||$2,190,000||1,410 sqft||$1,476||$1,878,000||1,119 sqft||$1,678|
|4-Bedroom Deluxe||–||–||–||$2,107,600||1,195 sqft||$1,763|
|4-Bedroom Strata House||$2,250,000||2,067 sqft||$1,089||–||–||–|
|5-Bedroom Strata House||$2,447,000||2,303 sqft||$1,063||–||–||–|
|Projected Average PSF||–||–||$1,428||–||–||$1,592|
As you can see, there isn’t really much to set both developments apart, in terms of absolute price.
However, if you are looking at the per square foot (psf) price, Affinity at Serangoon will definitely make much more economic or investment sense.
Future Serangoon North MRT station
Many homebuyers would be excited by the prospect of having an MRT station nearby, with the hope of a huge capital gain in the future. But the question is, how much ‘appreciation’ are we looking at.
First of all, let us look at what is the price which buyers are paying for a new launch that already has an existing MRT station in the area. Although it may not be in the same district, we feel that Park Colonial would be a good reference in this case.
Here are the last 10 transactions at Park Colonial.
|CONTRACT DATE||ADDRESS||SIZE (SQFT)||PSF Price ($)||OVERALL PRICE|
|10-Feb-19||2 WOODLEIGH LANE #09-xx||1,249||1,752||2,187,000|
|10-Feb-19||8 WOODLEIGH LANE #06-xx||1,066||1,871||1,994,000|
|9-Feb-19||2 WOODLEIGH LANE #10-xx||1,023||1,685||1,723,000|
|26-Jan-19||4 WOODLEIGH LANE #10-xx||980||1,668||1,634,000|
|26-Jan-19||2 WOODLEIGH LANE #05-xx||743||1,881||1,397,000|
|26-Jan-19||4 WOODLEIGH LANE #06-xx||980||1,715||1,680,000|
|26-Jan-19||6 WOODLEIGH LANE #12-xx||936||1,689||1,582,000|
|26-Jan-19||8 WOODLEIGH LANE #08-xx||667||1,999||1,334,000|
|23-Jan-19||4 WOODLEIGH LANE #13-xx||603||1,836||1,107,000|
|22-Jan-19||12 WOODLEIGH LANE #13-xx||1,711||1,741||2,980,000|
|AVERAGE PSF ($)||1,784|
Looking at the numbers from Park Colonial and comparing them with Affinity at Serangoon (or even The Garden Residences), the price difference can be as much 20 percent.
Although some may argue that Park Colonial is located much closer to the city, we’re just going to be conservative and assume that future owners at Affinity condo will enjoy an appreciation of 10 percent – isn’t this still attractive enough?
Efficiency and functionality of the layouts at Affinity Condo
We have more or less covered the price for Affinity at Serangoon. Now let’s look at practicality.
If you were to look at the Affinity at Serangoon floor plans above, it does seem like Oxley Holdings is showcasing what they have been doing best for the last decade – building compact homes.
The smaller unit types (from 1-bedroom to 2-bedroom) are clear reflections of that and to have these units types in a full-size condominium is really bizarre in our opinion.
One of the biggest question marks we have is the 2-Bedroom Premium (Type BP1) layout. Just take a look at the kitchen area. It doesn’t have any windows and we foresee that area in the apartment would be dark (you will definitely need to rely on your ceiling light) and it’s not going to be very well-ventilated (especially if you are going to whip up a meal).
Generally, smaller units reap the most profit for property developers and It’s possibly the case for Affinity condo as developer tries to squeeze in more of these units into the development. This is, in fact, very common for a lot of other projects by other developers. After all, they are not a charitable organization and are profit-driven for sure.
The good thing is that we are only complaining about these smaller unit types. For those which are 2-bedroom premium + study and above, the layouts definitely make much more sense and it’s more suited for those are used to conventional living. We’ll share more if you’re interested – just simply drop us a note.
In general, there is really little complain and much to like about Affinity at Serangoon. The neighborhood has always been very popular among the yuppies, with all the good food, chic cafes, and hangouts within close proximity,
Some of the things we don’t really like, such as some of the layouts, the extreme high-density living and the fact that residents will likely be very dependent on food and grocery delivery services (because there aren’t many amenities nearby). Then again, we always believe that rarely any condominium is perfect in Singapore.
Just purely based on the location, price and future upside, this condo at Serangoon will certainly be one to consider but it’s definitely not the best out there (at least in our point of view).