Forett at Bukit Timah

This new launch freehold condo along Toh Tuck Road looks set to reignite home buyers' and investors' interest in


Before Forett at Bukit Timah is being made known, new freehold condominiums are starting to be somewhat of a rare sight in Singapore.

As a matter of fact, I could easily count the number of new launch condos that are freehold over the last 3 to 4 years with just two hands.

Forett at Bukit Timah is formerly known as Goodluck Garden. It has probably one of the biggest land areas as compared to all nearby private residential developments.

Furthermore, the last freehold condo launched in the area was The Creek @ Bukit – a 260-unit development back in 2014.

Hence, it doesn’t require an expert to see why this new condo in Bukit Timah is one of the most eagerly-anticipated new launch condos in 2020.

Forett at Bukit Timah freehold site former Goodluck Garden condo
Former Goodluck Garden along Toh Tuck Road

So other than just being freehold, how does this new residential development set itself apart from the other existing launches?

And is Forett at Bukit Timah a good buy, especially in times like this?

After all, I always believe that there no right or wrong time to buy a property. It’s really about where you are buying and at what price you are buying.

So let us dive into the details of Forett at Bukit Timah.

Forett at Bukit Timah Condo Overview

In order to give you a quick understanding, here’s an overview of Forett at Bukit Timah condo and other technical details.

Project Name Forett at Bukit Timah
Address Toh Tuck Road
Type Residential
Developer Qingjian Realty
P&T Consultants Pte Ltd
Tenure 99-year Leasehold
Site area 360,130 sq ft
Total number of units 633 units + 2 shops
Total number of carpark lots 634 (including 1 lot for commercial shop)
Number of blocks 13
Number of storey 9-storey (4 blocks) and 5-storey (9 blocks)
Expected TOP date Sep 2024

Forett at Bukit Timah Developer

Forett at Bukit Timah is only the 6th private residential project (excluding executive condos) under Qingjian Realty’s portfolio in Singapore.

Previous private residential projects include the likes of Nin Residence (near Potong Pasir MRT station), River Isles condo in Punggol, Jadescape within the Upper Thomson precinct, and Le Quest – within the Bukit Batok precinct.

JadeScape Condo Shunfu Ville Facade
Jadescape condo by Qingjian Realty

Being Qingjian Group Corporation Ltd’s property arm in Singapore, Qingjian Realty has been a well-established real estate developer since the late 1990s.

For a start, Qingjian Realty was heavily involved in various government housing projects. The most noticeable development back then was Natura Loft at Bishan, an HDB-DBSS developed back in 2008.

Since then, they have evolved into one of the biggest executive condominium developers in Singapore. I would say most of them have been very well-received by home buyers.

These developments were mainly located within the emerging north-eastern of Singapore, including RiverParc Residence and Ecopolitan Condo in Punggol; Bellewaters in Sengkang, and The Visionaire at Canberra.

Forett at Bukit Timah Location

Forett at Bukit Timah is located along the Toh Tuck Road residential stretch, which is within the Upper Bukit Timah precinct. Hence, it is zoned under District 21 in Singapore.

It is also situated within a cluster of older private condo developments, right beside Signature Park condominium – one of the biggest condominiums in the area.

Forett at Bukit Timah Location

Its location is pretty much similar to one of the latest new launch condos in the area, Daintree Residence.

Forett at Bukit Timah condo is located within an enclave that comprises mostly private residential and landed homes.

Other than being located within such an exclusive environment, there’s more to look out for within the Upper Bukit Timah precinct.

Within close proximity to Beauty World MRT station

Other than having a freehold status, the biggest perk of living at Forett at Bukit Timah would be its close proximity to Beauty World MRT station.

Freehold and near an MRT station – you seriously can’t ask for more.

As a matter of fact, being located near an MRT station is probably the top priority of many home buyers or investors out there when comes to buying residential real estate in Singapore.

Forett at Bukit Timah Condo Near Beauty World MRT station

The distance from Forett at Bukit Timah to Beauty World MRT station is approximately 800 meters away. That would take around 8 to 10 minutes to walk there.

As the station is part of the current Downtown MRT line, commuting to prominent areas and landmarks in Singapore would be an absolute breeze.

For instance, taking a train down to Newton MRT station will only require around 20 minutes; Marina Bay (Bayfront or Downtown MRT station) around 30 – 35 minutes.

Literally doorstep access to various amenities

Being nested in a residential enclave, it’s natural that Forett at Bukit Timah condo is surrounded by a wide variety of amenities.

The most noteworthy shopping malls in the area would be both Beauty World Centre and Bukit Timah Plaza.

In addition, you will also find various eateries, cafes, and bars along Jalan Jurong Kechil and Upper Bukit Timah Road.

Honestly, there isn’t much to cheer about at this point when it comes to amenities.

However, the Urban Redevelopment Authority (URA) has made it public that it has big plans for the area.

Beauty World government land sales site
Site at Beauty World up for tender. Source: Business Times

If you had read the news above, you will know that the government has plans to rejuvenate the area.

The aim to create more buzz around the existing Rail Corridor for communities to forge new memories.

The plan is to enhance a central 4 kilometer (km) stretch of the Rail Corridor that covers 24 km of greenery. The enhancement will stretch between Hillview Avenue and the Bukit Timah Railway Station.

These plans are already in progress and should be completed by the end of 2021.

On top of the current plans, the latest government land sale site is also part of the big picture.

According to the official statement released by the URA, the site has been envisioned to be used as a mixed residential and integrated transport hub development.

Its objective is to rejuvenate the Beauty World precinct by injecting vibrancy into the region.

Besides that, it will also improve the area’s overall commuting experience through an easy & convenient connection between the Downtown MRT Line and public bus services.

Close to many top schools and educational institutes

Last but not least, Forett at Bukit Timah is also very close to some of the most popular top schools in Singapore.

Firstly, Pei Hwa Presbyterian Primary School is one of them, and it’s within the 1-km proximity.

Forett at Bukit Timah condo near Pei Hwa Presbyterian Primary School
Pei Hwa Presbyterian Primary School

In addition, Bukit Timah Primary School is also within a 1-km radius from Forett at Bukit Timah condo.

For parents who on the lookout for secondary schools and also tertiary institutions, prestigious educational institutes such as Hwa Chong Institution, Nanyang Girls’ High School, Hwa Chong Junior College, and also Ngee Ann Polytechnic are all within the precinct as well.

Forett at Bukit Timah Condo Facilities

For those who speak French, the English word “forest” translates into forêt.

Hence, according to reports and the developer’s brief, the concept of Forett At Bukit Timah condo was drawn from the inspiration of the French word.

The idea is to create a homage to the Bukit Timah Nature Reserve that is located just nearby, and the surrounding greenery.

That is to say, it is a development where you can find tranquility & serenity in private spaces that are interwoven within.

Looking at the architecture of Forett at Bukit Timah, you can see that glass has been mostly used in its facade.

Forett at Bukit Timah Condo Facade

The objective is to create reflections of the surroundings, giving passerby the impression of the condo blending into nature.

There’s actually something within this freehold condominium at Bukit Timah for every occasion and every mood. Let me cut things short here about the facilities.

For instance, nature lovers can enjoy some personal time at any of the 7 lawns in the development.

Forett at Bukit Timah Condo Facilities

On the other hand, you can also spend some quality family time exploring the wide variety of vivid flora within the Blossom Garden, or have some aquatic fun at any of the 5 pools in the condo.

For social butterflies, there will be a theatrette and a karaoke room to host your guests and friends. Possibly a movie marathon night or a closed-door concert session?

Forett at Bukit Timah Condo Sky Terrace

Moreover, you can take them to the rooftop Sky Terrace. You will find the Teppanyaki Sky Lounge there which can be used for gatherings whilst enjoying the stunning views of the top nature spots in Singapore.

Forett at Bukit Timah Floor Plan and Unit Types

Forett at Bukit Timah has a total of 634 residential units, across 13 blocks.

There is a variety of unit types, from 1-bedroom + Study to 5-Bedroom Suite for homebuyers to choose from. It is expected to TOP by September 2024.

Forett at Bukit Timah Condo Site Plan Final

Here is the Forett at Bukit Timah floor plan for each unit type:

  • 1 Bedroom + Study (474 to 624 sq ft)
  • 2 Bedroom (549 to 700 sq ft)
  • 2 Bedroom + Study (689 to 915 sq ft)
  • 2 Bedroom Deluxe (HS) (732 to 947 sq ft)
  • 3 Bedroom (947 to 1,163 sq ft)
  • 3 Bedroom Dual-Key (1,033 to 1,195 sq ft)
  • 3 Bedroom Premium (1,055 to 1,356 sq ft)
  • 4 Bedroom Premium (1,281 to 1,615 sq ft)
  • 4 Bedroom Suite (1,442 sq ft)
  • 5 Bedroom Suite (1,884 sq ft)

Forett at Bukit Timah Showflat Location

The Forett at Bukit Timah showflat is not located at the actual site of the development. Instead, the showflat is located right next to King Albert Park MRT station, along Dunearn Road.

According to the latest update from the developer, the opening hours of the showflat are from 11 am to 7 pm daily. However, it may be subjected to changes.

Forett at Bukit Timah Showflat Location

To date, due to the current COVID-19 situation, it would be necessary to make a viewing appointment beforehand.

Hence, if you are keen to view, do drop me a note using the form below or contact me via WhatsApp at (+65) 9786-3707 for inquires.

Forett at Bukit Timah Price Guide

Here’s a quick guide of the Forett at Bukit Timah price indication for each unit type (as of 22 February 2021).

Unit Type Size Starting Pricing PSF Price
1-Bedroom + Study 474 sq ft $954,000 $2,013
2-Bedroom 603 sq ft $1,245,000 $2,065
2-Bedroom + Study 689 sq ft $1,409,000 $2,045
2-Bedroom Deluxe 743 sq ft $1,370,000 $1,844
3-Bedroom Deluxe 947 sq ft $1,788,000 $1,888
3-Bedroom Premium 1,109 sq ft $2,344,000 $1,729
3-Bedroom Dual-Key 1,033 sq ft $2,136,000 $1,787
4-Bedroom Premium 1,302 sq ft $2,693,000 $1,702
4-Bedroom Suites 1,442 sq ft FULLY SOLD
5-Bedroom Suites 1,884 sq ft $3,814,000 $2,024

However, please note that prices are subjected to future changes and adjustments. So feel free to contact me for the latest price for your preferred unit type.

Forett at Bukit Timah Review

Any prospects who are looking into buying a new launch condo property in the Upper Bukit Timah region at this point will definitely be making some form of comparison between this condominium and the nearby Daintree Residence.

The obvious difference between these two is clearly their land tenure. One being freehold, and another living on a 99-year leasehold.

Looking at the location of these 2 condos, you will see that there are actually many similarities

For instance, its surrounding amenities and proximity to the Beauty World MRT station.

If you haven’t read anything about it, do check out my review of Daintree Residence.

It’s been almost 3 years since Daintree Residence was launched for sale, and to date, there are only 11 units left for sale.

Mainly because within the last couple of years, a few government plans for the region has been released. Since then, there has been a surge of buying interest for the new residential properties within the area.

Honestly, I am pretty excited about it as well.

Here is some information produced by the real estate agency, Singapore Realtors Inc about Forret at Bukit Timah which I’ll elaborate on in this review.

Early Mover Advantage

First of all, let us dive deep into the URA Master Plan.

If you are serious about which property to put your hard-earned money into, you will need to understand the government’s intention through the Master Plan.

The URA Master Plan updates periodically every couple of years. Here’s the difference between the 2014 and 2019 (latest) copy, showing the Upper Bukit Timah region.

Forett at Bukit Timah URA Master Plan

You can see the revised Master Plan has indicated that the government has changed the land usage for a couple of surrounding land parcels.

For instance, 2 land parcels were previously zoned for educational use – using the building schools, etc. And now these 2 sites have been rezoned for residential usage.

The intention is pretty obvious that the government is trying to plan for more homes in the region.

More homes planned will also mean more amenities and transport options as well. This is usually the catalyst to boost home prices in the area.

Just look at some of the residential estates that the government is currently developing or improving on.

For instance, older and established regions such as Jurong, Queenstown, Redhill, Paya Lebar & Tampines, etc. Home prices for these areas have been moderately on the rise as development plans progress.

I would expect the same for the Upper Bukit Timah region, especially once this plan materializes:

Forett at Bukit Timah Beauty World GLS site rejuvenation

If you were to ask me how much can home prices in the area skyrocket in the future, I can’t tell you for sure.

However, I am pretty sure it is going to head north rather than south as we see the Beauty World precinct gets rejuvenated.

But even without the rejuvenation plans, things are already looking good for home prices in District 21.

This leads me to my next pro attribute of Forett at Bukit Timah.

Steady demand and growth in home prices

I would say over the last 10 years or so, the property market wasn’t really smooth-sailing.

With tons of cooling measures being introduced one after another, and one being more ‘harsh’ than the previous, you would expect the growth in property prices to be subdued or decline gradually.

Unfortunately for those who are waiting for the market to crash, they have been badly disappointed.

Since Forett at Bukit Timah is in District 21, let’s look at how home prices have moved over the last 10 years. (Source: EdgeProp, prepared by SRI)

Forett at Bukit Timah Price Potential in District 21Based on the analysis, you can see that freehold property prices within District 21 have risen by 68 percent on average – over a period of almost 10 years.

Simple math – assuming you have bought a $1 million property in 2010, you could have cashed out with a selling price of $1.68 million.

I’m not saying 68 percent profit is definite, but statistics and past transaction data have certainly shown profits under a similar scenario.

I am going to use the nearby Signature Park condominium as a reference point as it’s one of the biggest and most prominent projects in the area.

Hence, let’s take a look at some of the transactions that took place at Signature Park (Source: SquareFoot Research).

Signature Park Condo Transactions
Sold On Address Size (sqft) PSF$ Bought On PSF$ Profit (S$)
16 Nov 2020 52A TOH TUCK ROAD #07-xx 1,421 1,434 6 Jan 2010 731 1,000,000
21 Sep 2020 54 TOH TUCK ROAD #08-xx 1,722 1,394 3 Jun 2010 871 900,000
14 Aug 2020 48A TOH TUCK ROAD #01-xx 1,023 1,203 14 Jan 2010 780 432,000
29 Jul 2020 48 TOH TUCK ROAD #08-xx 1,033 1,423 15 Apr 2010 856 585,000
20 Jan 2020 54 TOH TUCK ROAD #01-xx 1,044 1,207 14 Sep 2010 862 360,000
10 Dec 2019 50A TOH TUCK ROAD #05-xx 1,055 1,232 31 Mar 2010 804 452,000
3 Sep 2019 46A TOH TUCK ROAD #07-xx 1,421 1,288 16 Nov 2011 950 480,000
7 Aug 2019 52 TOH TUCK ROAD #05-xx 1,421 1,302 27 Dec 2011 887 590,000
20 Jun 2019 48 TOH TUCK ROAD #08-xx 1,033 1,306 28 Oct 2011 1,045 270,000
10 Jun 2019 52 TOH TUCK ROAD #06-xx 1,399 1,304 11 Nov 2011 965 475,000
11 Feb 2019 46B TOH TUCK ROAD #08-xx 1,033 1,287 7 May 2010 869 432,000

The above table shows the total number of units that were bought between 2010 – 2011 and were sold between 2019 – 2020.

As you can see, the former owners generally made a handsome profit.

Furthermore, a total of 43 units at Signature Park has changed hands over the last 2 years.

This is certainly encouraging due to the fact that the property market has been pretty much dampened by cooling measures, economic uncertainties caused by the COVID-19 pandemic.

Thus, it’s quite obvious that the demand for private homes in the area is rather strong.

We all know what happens to property price when demand outgrows supply.

And if anyone out there is looking for new homes (and freehold) in the area, there aren’t many choices.

Forett at Bukit Timah Sales Balance Units

Competitive price point

Let’s talk about money and cents now.

How is the Forett at Bukit Timah priced against some of the other launches and newer built condos in the area?

I am going to cut things short and show you a comparison table based on units transacted over the last 6 months (as of 16 March 2021).

Daintree Residence 99-Year 2022 327 $1,702
View at Kismis 99-Year 2023 186 $1,720
Verdale 99-Year 2023 258 $1,723
Mayfair Modern 99-Year 2024 171 $1,992
The Linq at Beauty World Freehold
The Creek at Bukit Freehold 2017 260 $1,654
Terrene at Bukit Timah 999-Year 2013 172 $1,540
Forett at Bukit Timah Freehold 2024 633 $1,946

As a general guide, the price difference between a 99-year leasehold and a freehold property within the same should be around 20 percent.

If you compare the likes of Verdale, Daintree Residence, and View at Kismis with Forett at Bukit Timah, the price difference is only around 12 to 14 percent.

Hence, I personally feel that the price of Forett at Bukit Timah is very fair and very attractive as well.

Final Word

Just solely looking at how the new launch condos are being priced in the area, Forett at Bukit certainly presents itself as an attractive proposition to homebuyers and investors as well.

Especially for ‘old-timers’ who still feel freehold is gold, this would be a great opportunity for them.

This is because to date, there are a total of 21 freehold residential plots ready for development, and Forett at Bukit Timah actually has the 2nd lowest land cost.

Forett at Bukit Timah Cheapest Freehold Condo in Singapore

In short, future freehold launches are likely going to have a higher price point than Forett at Bukit Timah due to the higher land cost bore by the developer.

Frankly, I am not a big fan of the location and there’s really nothing to wow about at this point.

However, if you look at its future potential through the redevelopment plans by the government, it will surely get any prospects excited.

The price definitely justifies at this point for a development of this caliber. If you are into the location and prospects, go for it!


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