• Vivian Chong

Condo Review: Sky Eden @ Bedok


sky eden condo review


Fellow Easterners, I am sure many of you have been to Bedok Point - the shopping mall within 3 minutes walk from Bedok MRT.


On 30 June 2022, Bedok Point has officially cease operation. The owner of this building Fraser Point will be developing it into a residential development with commercial units on the ground floor. And this new development is Sky Eden.


In this article, let us go into the heart of District 16 and review this exciting condominium Sky Eden.


Location of Sky Eden


Transport Accessibility


Surrounding Amenities


Nearby Schools


About Sky Eden

Comparative Price Analysis of Sky Eden


Conclusion

 

Location of Sky Eden



District 16 is located in the eastern part of Singapore and includes Bedok, Tanah Merah, Upper East Coast, Bayshore and Bedok Reservoir. It is an established and popular residential area.


Sky Eden is located in the heart of Bedok Central. It is a 3-minute walk from the Bedok Integrated Transport Hub, Bedok Mall and other amenties.



Transport Accessibility


bedok integrated transport hub
Sky Eden is within 3 minutes walking distance to Bedok MRT and Bus Interchange..

Sky Eden has superb transport accessibility. It is within 3 minutes walking distance to the Bedok Integrated Transport Hub - the fully air-conditioned bus interchange that is linked to MRT stations and has adjoining commercial developments like shopping malls.


For those who prefer to take the MRT, Sky Eden is few stops away to 5 MRT Interchange. You will reach Paya Lebar, MacPherson and Bugis MRT station when you head towards the city direction, Tampines and Expo when you hear in the other direction.


For those who prefer the bus, you will find buses bringing you to all parts of Singapore at the Bedok Bus Interchange.



Surrounding Amenities


bedok residences
Amenities like Bedok Mall and Bedok Food Center is located just a 3-minute walk from Sky Eden.

Ask anyone who has been living in the Bedok area and they will tell you just how convenient Sky Eden is situated.


Located in the heart of Bedok Central, Sky Eden is surrounded by amenities. Eateries, supermarket, shopping mall and clinics etc.


Just next to Sky Eden is where the famous Bedok Interchange Hawker Centre is. This hawker center has been serving delicious local food to residents who stayed in that area for decades.


Love sports? Head down to Heartbeat @Bedok and play a game of badminton or tennis. Or have a leisure swim before heading home after work.


You can also find Bedok Public Library and Bedok Polyclinic here.


And of cos, stroll to Bedok Mall and get the shopping therapy without heading to town!


Just how convenient it is to be living in Sky Eden!



Nearby Schools


Bedok estate is a popular residential estate and you can find many schools here.


Parents with young children going into the primary schools will be concerned with the schools that are located within 1km of Sky Eden. Distance from where they live to their school affects the chances of their children getting to that school.


Primary Schools Within 1km of Sky Eden



How about higher education like secondary schools and tertiary institutions?


St. Anthony's Canossian, Anglican High, Victoria School/JC, Temasek Secondary/JC, Singapore University of Technology and Design are nearby.



About Sky Eden


The Developer


Fraser Property Singapore is a strategic business unit of listed company Frasers Property Limited,


Fraser is a well-known developer who owns, develops and manage residential, retail, office, as well as business park and business space in Singapore.


Fraser oversees 13 shopping malls, 7 office, business space and business park properties. They have developed more than 21,000 homes.


Some of the residential properties that Fraser developed include Waterfront Key, Waterfront Isle, Seaside Residences and the more recent ones Riviere and Parc Greenwich.


district 15 16
Seaside Residences is one of the latest residential developments by Frasers Property.

Project Information

​Address

1 Bedok Central Singapore 469657

Developer

Chempaka Development Pte Ltd (under Fraser Property Singapore)

Description

Proposed residential development comprising of 1 block of 17-storey apartments with commercial at 1st storey, 2 basement carparks and communal facilities.

Tenure

99 years leasehold commencing 5 January 2022

Site Area

4,136.6 sqm / 44,526 sqf

Plot Ratio

3.5

No. of Levels

17

No. of Residential Units

158

No. of Commercial Units

12


retail sky eden
Artiste's impression for Sky Eden.

Unit Mix

Unit Type

Typical Size

No. of Units

2-Bedroom Deluxe

657 sqf

16

2-Bedroom Premium

689 sqf to 743 sqf

48

3-Bedroom Deluxe

893 sqf

32

3-Bedroom Premium

1087 sqf

46

4-Bedroom Premium

1302 sqf

16


Site Plan


Bedok new launch
Sky Eden consist of 2 towers - North Tower and South Tower.

The 158 residential units in Sky Eden are spread across 2 towers - North and the South Tower.


The North Tower which is facing towards the Bedok Reservoir direction, consists of 4 stacks of 3-bedroom units (stack 01, 02, 03 and 05). Only 1 stack (which is the 04 stack) is 2-bedroom units.


The South Tower, which is facing towards the East Coast consists mainly the 2-bedroom units. Stack 06, 07 and 08 are the 2 bedders. The remaining 2 stacks are 3-bedroom units (stack 10) and 4-bedroom units (stack 09).


Facilities like swimming pools, clubhouse, gym, bbq pits are located on level 2. The is also a function lawn just beside the pool where children can run around.


There are garden bridges on level 3 to 17 which connects residents from one tower to the other.


district 16 residential projects condo
Facilities like swimming pool, clubhouse, gym etc are located on the 2nd floor.

Floorplan


For the 2-bedroom and 3-bedroom units, there are 3 different layouts each.


As to the 4-bedroom units, there is only 1 layout.


Let's compare the different layouts for each unit type.


2 bedroom 2 baths 1 bath
Comparison between the 2-bedroom layouts in Sky Eden.

If you are looking at the 2-bedroom units in Sky Eden, there are 3 different layouts to choose from. The main difference between the layouts is B1 layout has only 1 bathroom, whereas B2 and B3 have 2 bathrooms.


Normally investors who are buying to rent out will go for the 1 bathroom B1 layout. This is because the size of this layout is smaller, and thus total quantum is also lower.


Another major difference between the layouts is B1 and B2 are dumbbell layout, whereas B3 is the more conventional condo layout.


Generally dumbbell layout is deemed to be more efficient as there is little wasted corridor space outside the bedrooms. However, the conventional condo layout (B3 layout) where bedrooms are tucked on one side of the unit seems to provide more privacy to owners.


condo in bedok
Comparison between the 3-bedroom layouts in Sky Eden.

The above picture compares the 3 different layouts of the 3-bedroom units,


C1 layout is the most efficient layout as there is no home shelter and WC in the yard area. This layout appeals to investor most.


C2 and C3 layouts are almost mirror image of each other. It comes with a home shelter and WC in the yard area which might appeal to those who are buying for their own stay.




The 4-bedroom units are limited as there is only 1 stack located in Stack 09


The 4-bedder layout appeals to larger families. Sitting on a floor area of 1,302 sqf, this layout comes with a huge master bedroom, an ensuite junior master and a dry and wet kitchen,


Bedok estate, being a popular residential area for families, will find this 4 bedroom unit appealing.



Showflat



Take a look at this video that walks you through the showflat for Sky Eden.


Sky Eden is having preview from 27 Aug 2022 to 6 September 2022.


Book a slot with me to view this beautiful showflat.



 

Comparative Price Analysis of Sky Eden


We do not know at this point of writing the exact price for Sky Eden.


However, let's look at the prices of comparative developments near Sky Eden as a comparison.


(1) Bedok Residences


sky eden
Bedok Residences is an integrated development TOP in 2015.

The closest residential development to Sky Eden is Bedok Residences.


Bedok Residences is located just 3 minutes walk from Sky Eden. It is part of an integrated development consisting 583 residential units, a retail mall and a transportation hub linked to Bedok MRT station.


Bedok Residences has a 99-years leasehold tenure, with lease beginning 2011. It was TOP in 2015.



Average Transacted Price


sky eden
Units in Bedok Residences were transacted at an average price of $1,576psf in 2Q2022.

From the above chart, we can see that in the 2nd quarter of 2022, the average transacted price for Bedok Residences is $1,576psf.


Over the past 10 years, prices for Bedok Residences increased almost 22%. This development was a highly sought after project during the launch in 2011. More than 60% of the units were sold on the first day.



(2) Grandeur Park Residences @ Tanah Merah


sceneca residences sky eden
Grandeur Park Residences is the newest development in Tanah Merah, receiving TOP in 2021.

Grandeur Park Residences is located nearer to Tanah Merah MRT station. It is less than 5 minutes drive from Sky Eden.


This development is one of the newest condos in the Tanah Merah areas. It received its TOP in 2021. This is a 99-year tenure condo, with the lease commencing in 2016. It is a huge development with 720 residential units.



Average Transacted Price


sky eden
Units in Grandeur Park Residences were transacted at an average price of $1,626psf in 3Q2022.

For the 3rd quarter of 2022, Grandeur Park Residences were transacted at an average price of $1,626psf.


This is one of the best performing condos in the Tanah Merah areas. Owners who bought during the launch in 2017 see their prices increase by close to 17% over the past 5 years!



(3) Sceneca Residence @ Tanah Merah


District 16 sky eden
Sceneca Residence is a mixed development located strategically opposite Tanah Merah MRT station.

Sceneca Residence is an upcoming mixed-development located directly opposite Tanah Merah MRT Station. This is a 99-year tenure site with a land area of 95,587sqf.


As this is a mixed development, there will be residential units with commercial units on the 1st storey. The commercial portion is named Sceneca Square.


The developer for Sceneca Residence is MCC Land, who beat 14 other developers with the winning bid of $248.99m that translates to $930.34psf per plot ratio (ppr).


According to head of research & consultancy at ERA Realty Nicholas Mak, the estimated breakeven cost for Sceneca Square/ Residence is in the $1,480 to $1,540psf range,


The estimated launch price for this development is $1,700 to $1,800psf.

 

So what price will Sky Eden be launched at?


Looking at the pricing of the above comparative developments, we feel Sky Eden will be launched at slightly above $2,000psf.


Interested to know the price of the units, drop me a whatsapp and I will update you once we have the price list!

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Conclusion

Bedok is home to around 280,000 residents and is one of the largest residential estate in Singapore.


Since 2017 when Grandeur Park Residences at Tanah Merah was launched, there was no other major development launched in District 16,


And if you prefer a more strategic location in Bedok, the last project that was launched here is Bedok Residences in 2011.


Whether you are considering a property for own stay or for investment, Sky Eden ticks many boxes and is a property I highly recommend.


Interested in Sky Eden or looking to start on your property journey? Let's chat!



Make An Appointment



 

Related Readings:


1) Save On Additional Buyer's Stamp Duty (ABSD) Using Decoupling & Part-Purchase


2) Is Meyer Mansion A Good Property Investment?


3) District 15 East Coast Property Review - Amber Park


 

About The Author


Vivian is an experienced real estate agent who has been in the industry for 18 years. Over the years, she has transacted numerous property deals including HDB and private properties. She is well-versed in policies and regulations involving the sale and purchase of residential properties. She has also handled many transactions involving complicated situations like contra, divorce, administration/probate cases, and decoupling / part-share purchase. Vivian is also a mother to 2 boys. Being a real estate mom allows her to spend more time with her children as they were growing up. Both boys are avid footballers representing their schools and clubs. She loves watching their games and hardly misses a game whenever they play. Vivian is an active real estate salesperson and team leader. Call her at 98577714 for your real estate matters, or if you are looking to join the real estate industry.

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