Its accessibility will appeal to young families and working professionals because of its proximity to shops and restaurants on the ground floor and to the airport via rail.
Before Sceneca Residence, there hasn’t been a new launch condo in the Tanah Merah area in over six years.
The Grandeur Park Residences was the last condominium launched and it was completed in 2020.
One may reason that there is a lot of untapped demand in this situation. That’s presumably what property developers were thinking, too.
When this piece of land was put up for sale under the Government Land Sales (GLS) programme, it attracted a staggering 15 bids.
There was a lot of competition for this plot of land among real estate developers. Isn’t that a promising indicator that the Scenena Residence is a smart investment?
Therefore, it should be well-received and move quickly off the shelves.
To say the least, it does not hold true here.
However, things are not that simple for this new launch in Tanah Merah.
Looking at the figures and trends over time will take a bit more effort as a result.
At the conclusion of this post, you’ll find my in-depth review of Sceneca Residence, which is also one of the most “long-winded” assessments I’ve ever written.
Project Details of Sceneca Residence
This is an overview of the Sceneca Residence before we get into the nitty-gritty of the project.
|Tanah Merah Kechil Link
|Residential and Commercial on 1st Floor
|MCC Singapore, Ekovest Bhd and The Place Holdings Ltd
|~95,585 sq ft
|Total number of units
|Total number of parking lots
|Number of blocks
|Number of storey
|14-storey and 15-storey each
|Expected TOP date
Sceneca Residence is being developed by 3 real estate firms.
They are MCC Singapore, a subsidiary firm of Ekovest Berhad from Malaysia, and locally-listed The Place Holdings Ltd.
This new launch at Tanah Merah Kechil Link is led by MCC Singapore.
I’ve written some information about these developers. You can read more about them from the following links:
- MCC Singapore
- Ekovest Berhand
- The Place Holdings Ltd
Location of Sceneca Residence
Sceneca Residence is part of the mixed-use development that takes convenience to a whole new level.
It is located along Tanah Merah Kechil Link and is right across Tanah Merah MRT Interchange station.
It has high-end amenities, a covered linkway to Tanah Merah MRT, retail shops, and restaurants right just right on the 1st floor of the project.
In Singapore, where life moves at breakneck speed, it helps to have some of life’s more convenient necessities close at hand.
Right across Tanah Merah MRT Interchange Station
In this case, I am saying the blindingly obvious.
If you lived near an MRT station, you could avoid the hassle of driving, searching for parking, and paying exorbitant rates for ride-hailing services.
That would be the case if you’re living at Sceneca Residence.
The development has a covered walkway that leads straight to the Tanah Merah MRT Interchange station.
This makes it easy to commute around the eastern part of Singapore in just 1, 2, or 3 MRT stops.
For instance, the Singapore Expo and Changi Business Park are all just one stop away.
When you’re done with work for the entire week, head to Singapore’s east side to check out the best places to eat, play and have fun.
And being situated along the East-West MRT line, you will have a direct train route to multiple key business districts in Singapore.
Some of them include Tanjong Pagar, Raffles Place, and Buona Vista (next to the one-North precinct).
Doorstep access to a wide range of amenities
Sceneca Square is a 20,000-square-foot shopping centre with cafes, eateries, shops, and a supermarket.
It is just right below Sceneca Residence on the 1st floor.
Hence, it’s easy to run to the store for meals or grab a cup of coffee.
Have you forgotten a crucial ingredient for a meal? To get it, simply ride the lift down to the supermarket.
If all these aren’t enough to satisfy or keep up with your daily needs and activities, you can get to nearby malls like Bedok Mall, Eastpoint Mall, Changi City Point, or even Downtown East.
For local delicacies, you are also within close proximity to Bedok Food Centre, which is a great place to have your stomach filled.
Within close proximity to schools
The Sceneca Residence is close to many primary, secondary, and tertiary schools, which is good news for families with school-aged children.
Some of the closest primary schools include St. Anthony’s Canossian Primary School and Bedok Green Primary School.
Other educational institutes include St. Anthony’s Canossian, Bedok View, and Anglican High School are also in the area.
Facilities and Interior Specifications
After a busy day at work, the pool at the Sceneca Residence is a great place to relax and feel like you’re at a resort.
Those who reside in this development will feel a whole new level of happiness when they stay at home.
Plenty of activities to be done for all ages
Start your day off right with an exercise session in the Gym Room or a swim in the 50-metre Swimming Pool.
You can read a book on the beautiful Sun Deck or just hang out in the Family Lounge room on a Sunday.
The Clubhouse in Sceneca Residence is a well-designed public space with lots of natural light and very thoughtful features, like a pantry and a counter for work with built-in plugs.
Sit in the privacy pod if you need some peace & quiet to study or work.
The large BBQ pavilion is a great place for big groups of friends and family to get together and cook a great meal while watching a beautiful sunset.
The Function Room can be used by aspiring home cooks who want to make a delicious meal for a special event.
It has a kitchen area including a quality island counter with a built-in sink, a high-end induction stove with a built-in hood, a fridge, and steam ovens. There is also a TV on the wall to keep the guests occupied.
If you want something more casual, you can eat outside at the Cookout Stations that are located at the Festive Pavilion as well as Party Pavilion.
You can keep a close watch on the kids having a great time in the fun-filled Splash Pool, on the Playground, or even in the Swing Garden while you are using the electric grill.
Luxurious comfort awaits
When dusk becomes night, it is time to head back to the warmth of your house.
At the Sceneca Residence, there are cozy 1-bedroom apartments, family-friendly 4-bedroom apartments, and huge, high-ceilinged penthouses.
The residential units are being presented to have a luxurious feel to them – and they certainly are.
The bathroom fixtures and installations are all high-quality stuff that comes from Switzerland and Italy.
The kitchen sinks come from the Swiss brand Franke, which is known for its high-quality craftsmanship.
The appliances come from Smeg, a renowned Italian brand that is known for sleek design and good performance.
In addition, all of the residential units come with smart-home features installed. They include digital locksets from Hafele that can be opened via the fingerprint recognition system.
With the digital home system Fermax, you as the homeowner could even control your devices in the home from your mobile phone.
This is another small convenience that makes a big difference in your daily life.
Sceneca Residence Floor Plan and Unit Types
This new launch at Tanah Merah comprises 268 residential apartments in total and is being divided across 2 blocks.
The highest floor levels in each block are 14 and 15.
Here are the unit types available:
- 1-Bedroom – 463 to 570 sqft
- 1-Bedroom + Study – 538 sqft
- 2-Bedroom – 678 to 797 sqft
- 2-Bedroom + Study – 753 to 883 sqft
- 3-Bedroom – 904 to 1,163 sqft
- 4-Bedroom – 1,518 sqft
- Penthouse – 2,400 to 2,756 sqft
See below for a rundown of the various apartment floor plans.
Price Guide and Indication
The developer has said that the base price for a 1-bedroom unit at Sceneca Residence will be $958,000.
As for the rest, it will be $1.33m for a 2-bedroom unit, $1.765 million for a 3-bedroom unit, and $2.985 million for a 4-bedroom.
In order to give you a clearer picture of the pricing, here’s the full breakdown with the lowest per-square-foot amount for each unit type.
Prices are subject to change in the future, so please keep that in mind.
If you’d want up-to-date pricing for Sceneca Residence, please use the form below to get in touch with me.
Sceneca Residence Showflat Location
The Sceneca Residence showflat is situated on the actual site itself.
It is located along Upper Changi Road, directly across from the Tanah Merah MRT Interchange station.
The official launch date is expected to be over the weekend of January 14th and 15th, 2023.
No announcements have been made regarding the showflat’s hours of operation.
If, however, you’re interested in seeing the showflat for this new launch in Tanah Merah, feel free to send me a WhatsApp message so that we can set up a time.
Your support will be greatly appreciated!
My review of Sceneca Residence
As I said before, Grandeur Park Residences was the last condominium to be launched for sale within Tanah Merah area.
That happened in March 2017.
If anyone here can remember, the first phase of that condo project sold a lot of units.
Only in March 2017, 484 of its total 720 units (67%) were sold.
And the reason was clear: the price.
Back in 2017, it was almost a no-brainer to buy a home next to an MRT station for around $1,300 psf to $1,400 psf.
Even though the prices went up to more than $1,500 psf in the end, people still bought in.
In addition, resale and sub-sale units in the area, like at Urban Vista and The Glades, were selling for about the same price per square foot (psf).
Hence, Grandeur Park Residences was an easy choice for most homebuyers and investors because it was a newer development with a better price point.
Although some people would still think it was expensive for such a location, especially since they have so many other choices in Singapore.
So is $1,900 – $2,000 psf still a good entry price for Scenena Residence?
Honestly, the price for Scenena Residence is what it is because that is how the new launch market is right now.
Who wouldn’t want to buy something for a low price? I’d want to as well, but when buying from reputable property developers, that’s not the case.
It’s always easy to buy a property in Singapore as long as you are financially sound.
But the big question is, how do you get out? When you need the cash, can you actually exit with a profit?
Same Location, Different Fate
In the 6 years since Grandeur Park Residences was launched, 84 units have changed hands, and all of them did so at a profit.
The largest unit, at 1,744 square feet and on the 14th floor, made the most money. The profit made was $755,000.
You might think it would also be an obvious decision to buy a property at Sceneca Residence.
Not quite. Here’s why.
Not all recently built condominiums in the Tanah Merah area are profitable.
In fact, quite a lot of them really lost money.
Here is a table that I’ve prepared to provide you with a more comprehensive overview based on transactions recorded over the last 2 years.
The results show that not all Tanah Merah new launch condos or projects fared well.
Many owners really experienced a loss, with a few suffering losses in the six-figure range.
Hence, don’t believe anyone who promises you guaranteed profits from investing in a brand-new condo project like Sceneca Residence. It’s proven not to be true.
But here is yet another puzzlement.
They are all in the same location and literally next to Tanah Merah MRT station and their entry prices aren’t exactly unrealistic.
So how did Grandeur Park Residences avoid any “casualties” as compared to the other projects?
There isn’t a definitive answer for this and there can be many reasons why some owners sold at a loss.
But personally, I would like to believe it comes down to product differentiation and for this instance, it’s the unit layout.
The good, bad, and ugly layouts
2-bedroom and 3-bedroom are generally the more popular and practical unit types that homebuyers would go for.
Now, let’s examine the differences in design between the aforementioned 4 condominiums, specifically with regard to 2-bedroom and 3-bedroom unit types.
But I shall do this differently.
Without disclosing the identities of the projects, I have displayed 3 distinct floor plans each for comparison.
I am going to use Grandeur Park Residences, Urban Vista, and The Glades.
You tell me which are the ones that appeal to you.
Here they are.
Condo A is Urban Vista; Condo B is Grandeur Park Residences, and Condo C is The Glades.
Urban Vista has the worst layout if you ask me. Unpractical or not functional at all.
It’s not only about size but also about how the rooms are laid up.
That’s beyond my ability to comprehend.
If you compare Grandeur Park Residences to the other two projects, you’ll see that the design focus here is on making the residences appear larger.
Hence, it’s probably the reason why this condo has been more well-received than the rest.
So what about Sceneca Residence? Are the layouts practical?
If you were to take a look at the Sceneca Residence’s floor plans, I am sure you will agree with me that the best layout is actually the 4-Bedroom penthouse unit.
The layout is mostly functional and really practical. And check out the master bedroom – it’s really huge.
Definitely one of the biggest master bedrooms that I’ve seen in recent launches.
The high ceiling in the dining room and living room may seem like wasted space to some (because you need to pay extra for the air space due to regulations), but I can live with that because it is a penthouse!
As for the rest, they all seem pretty normal. Most of them are similar to what you might have seen in other newer projects.
Well, maybe except for the 3-bedroom Classic.
I just can’t get my head around the fact that it’s an open kitchen (for a 3-bedroom unit, hello?) and it’s along the walkway from the main entrance to the apartment.
If you are looking at a 3-bedroom unit, I would actually recommend that you go for the 3-bedroom Grande or Premium if your budget permits.
Otherwise, just go for a 2-bedder.
Is it Sceneca Residence reasonably priced?
Let’s see how it stacks up against other recent launches in the OCR (OCR).
|Total no. of units
|Average PSF *
|Lentor / D26
|Bedok / D16
|Ang Mo Kio / D20
|* Based on units sold up till end 2022
Units in these OCR launches are selling for an average of $2,100 psf, as seen in the table above.
As a result, it’s clear that Sceneca Residence is still a good deal.
New launch pricing now simply cannot be compared to those of projects that were introduced 5 or 6 years ago.
Something must be seriously wrong with the Singaporean real estate market if house prices have remained unchanged for so long.
When that happens, no one will be interested in purchasing or investing in real estate in Singapore.
Sceneca Residence is a great option right now if you’re searching for something brand new, conveniently located close to an MRT station, and a wide variety of amenities and conveniences.
If you look at the condo launches that are scheduled to debut in 2023, you probably will not find many that meet all of these criteria.
It’s unlikely, and even if there is, it’s going to be priced much higher than this.
I would say the only 2 concerns I have is that majority of its newer neighbouring residential projects have 700 or more units, however, this one only has 268.
In contrast to Sceneca Residences, which is essentially an apartment, these other developments are full-fledged condominiums that are more appealing to homebuyers.
When its construction is complete, it will be far less impressive than its neighbours.
Therefore, except for being brand-spanking-new and… pricier (which can be a bad thing), what sets the Sceneca Residence apart from the competition?
And secondly, it would be the noise coming from the MRT track.
Looking at the site plan, almost close to 50 percent of the residences will be facing the MRT track.
So you will probably be limited with the choices you have for a good unit and better resale value in the future.
These will be some things for you to think about.