- Altura EC’s Unique Selling Points
- Altura EC Fact Sheet
- Who are the Developers for Altura EC?
- Altura EC Unit Mix
- What are the Prices for Altura EC?
- Where is Altura EC Located?
- Good Transportation Connectivity
- Nature Parks Near Altura Executive Condo (EC)
- Recreational Centres In Bukit Batok
- Shopping Malls & Amenities Near Altura EC
- Schools Near Altura EC
- Major Employment Hubs Near Altura EC
- Review Conclusion – An Investment Perspective
- Average Property Price Trend of Executive Condos in District 23
- Other Property Reviews
This is a review of Altura EC located at Bukit Batok West Avenue 8 in Singapore’s District 23.
To be developed by a joint venture between Qingjian Realty and Santarli Construction, it offers 360 residential units of 3- to 5-bedrooms.
The 12,449.3 sq m site with a maximum gross floor area of 37,348 sq m was launched for sale on 23 December 2021 under the government land sale (GLS) programme. It drew nine bids in a hotly contested tender, attesting to the favourable outlook for executive condos amid a lack of supply in the area.
The last EC that was launched in Bukit Batok was The Dew in May 2001.
This new launch review seeks to offer an unbiased assessment of Altura EC's various attributes to facilitate a well-informed investment decision. These include the following:
- Receive the latest updates about the development
- Arrange a visit to the show flat to better appreciate what the development has to offer
- Find out more about its investment prospects and the state of Singapore’s property market
Altura EC’s Unique Selling Points
- Jointly developed by Qingjian Realty and Santarli Construction, well-known for their portfolio of quality homes.
- The first executive condo (EC) launch in Bukit Batok since 2001.
- A green living environment near Bukit Batok Hillside Park.
- Located near the upcoming Tengah “Forest Town”.
- 10 minutes walk from the Bukit Gombak MRT station.
- A short drive to major expressways (PIE, KJE, and BKE).
- Convenient access to amenities such as shopping malls, markets, and food centres.
- A good choice of schools nearby.
- Proximity to major employment hubs offers promising investment prospects.
Altura EC Fact Sheet
|Development Type||An executive condominium (EC) with carpark and communal facilities such as lap pool, gymnasium, and clubhouse|
|Address||Bukit Batok West Avenue 8|
|Developer||Qingjian Realty and Santarli Construction|
|Number of Units||360 ( 3- to 5-Bedroom)|
|No. of Blocks/ Storeys||6 / 15|
|Site Area||12,449.3 sq m / 134,004.3 sq ft|
|Gross Floor Area||37,348.0 sq m / 402,010.5 sq ft|
|Architect||ADDP Architects LLP|
|Landscape Consultant||Ecoplan Asia Pte Ltd|
|Main Contractor||Santaril - Grandtech JV|
|Project Interior Design||East 9 Architects & Planners Pte Ltd|
|M&E Engineer||United Project Consultants Pte Ltd|
|C&S Engineer||P&T Consultants Pte Ltd|
|Sales Enquiry||Click here|
Who are the Developers for Altura EC?
The developers for Altura EC are Qingjian Realty and Santarli Construction.
Qingjian Realty - It is the real estate development arm of the Qingjian Group in Southeast Asia. Their focus is on developing properties in the residential, commercial, and industrial sectors. They introduced their CoSpace concept in 2013, which provided flexible layout options and paved the way for smart living in Singapore.
Qingjian Realty is widely recognized for its commitment to providing quality homes in Singapore and has won numerous awards. These include the FIABCI Singapore Property Awards and multiple BCA Green Mark Awards for its sustainability efforts. Some of their latest developments include Tenet Executive Condo, Jadescape, and Forett At Bukit Timah.
Santarli Construction - It is a Singapore-based construction company that was established in 1983. They have evolved from a general contractor to a world-class builder that specialises in institutional, industrial, and complex engineering projects in both the private and public sectors.
They have gained a competitive edge by early adoption and integration of precast technology in many of their projects. In 2015, they undertook their largest civil and infrastructure land reclamation project, valued at over S$1 billion.
|Unit Type||Area (Sq Ft)||No. of Stacks||No. of Units||Percentage of Units|
|PES Unit||Typical Unit||Penthouse Unit (Incl. Strata Void)|
|C1||3-Bedroom Premium + Study||980||980||1,098||7||105||50%|
|C2 (Show Unit)||3-Bedroom Premium + Study||990||990||1,109||5||75|
|D1||4-Bedroom Deluxe + Flexi||1,206||1,206||1,335||6||90||37.5%|
|D2||4-Bedroom Deluxe + Flexi||1,216||1,216||1,346||1||15|
|D3 (Show Unit)||4-Bedroom Premium + Flexi||1,432||1,432||1,604||2||30|
|E1||5-Bedroom Premium + Flexi||1,539||1,539||1,711||3||45||12.5%|
What are the Prices for Altura EC?
At its Altura EC's sales launch on 5 August 2023, developers Qingjian Realty and Santarli Realty sold 220 units (61.1%) at an average price of $1,433 psf.
During the government land tender launched on 23 December 2021, the joint venture between Qingjian Realty and Santarli Construction beat eight other developers by submitting a top bid of $266 million for the 12,449.3 sq m site. This translates to a land rate of $661.67 psf ppr.
In the most recent executive condo launch on 3 December 2022, Tenet EC located at Tampines North has been sold at an average price of $1,378 psf. Prior to Tenet EC, Copen Grand EC at Tengah was launched on 22 October 2022. It is currently fully sold at an average price of $1,336 psf.
The strong demand for executive condos is not unexpected as they offer excellent value, considering that mass-market private condos in the suburbs are currently selling above $2,100 psf on average.
Altura EC is located at the junction of Bukit Batok West Avenue 8 and Avenue 5, a matured housing estate in the western part of Singapore. It is about 10 minutes walk from the Bukit Gombak MRT station on the North-South Line.
Bukit Batok is known for its lush greenery, serene environment, and convenient amenities. The estate is relatively forested and is home to several nature parks. These include Bukit Batok Hillside Park, Bukit Batok Town Park (also known as Little Guilin), and Bukit Batok Nature Park.
These parks provide many opportunities for outdoor recreation and activities such as hiking, jogging, and picnics. This makes it an ideal location for nature lovers and those who prefer to live in a tranquil environment away from the hustle and bustle of city life.
Besides nature parks, Bukit Batok also has a well-established infrastructure. With convenient access to public transportation such as the Bukit Gombak MRT station, it provides easy connectivity to other parts of Singapore.
There are also several shopping malls such as Le Quest Mall, West Mall, and Bukit Batok West Shopping Centre that offer convenient access to a range of retail and dining options, as well as groceries and fresh produce.
Altura EC is Located Across Tengah “Forest Town”
Altura EC is situated opposite the upcoming Tengah "Forest Town," across Bukit Batok Road.
Tengah is designed to be a smart and eco-friendly housing development, with an emphasis on lush greenery and sustainable features. It will comprise five housing precincts and a 20-hectare park that includes a 1.5-kilometre-long forest corridor rich in flora and fauna.
The development will boast a rain garden, bio-swales, and a pond to collect and filter rainwater, in addition to community spaces, cycling and walking paths, and car-free zones that promote sustainable living.
One of the highlights is its car-free town centre, known as Market Place, where roads will run underneath to free up the ground level for retail and recreational use. The town centre will also be integrated with a sports centre and Central Park, a green lung that weaves through various housing projects.
Good Transportation Connectivity
The Altura EC is conveniently located 10 minutes walk from the Bukit Gombak MRT station. However, residents who prefer not to walk have the convenient option of taking a public bus where the bus stop is located almost at their doorstep.
Bus Number 991 will take them directly to the Bukit Gombak MRT station in just two stops. This provides a comfortable mode of transport for those commuting to and from the MRT station as it will help them avoid Singapore’s hot and humid weather.
With convenient access to the Bukit Gombak MRT station, which is located along the North-South Line, residents can easily travel to several major employment hubs and shopping destinations. These include the following:
- Jurong East – 2 stops
- Choa Chu Kang – 2 stops
- Woodlands – 7 stops
Major Expressways Near Altura EC
Altura EC enjoys proximity to three major expressways, namely the Pan Island Expressway (PIE), Kranji Expressway (KJE), and Bukit Timah Expressway (BKE). These expressways offer a more efficient and enjoyable driving experience for those who own vehicles.
Commutes to popular destinations like Jurong Lake District and Woodlands Regional Centre take a mere 9-17 minutes by car from Altura EC due to the easy access to these expressways.
Residents can also enjoy shorter travel times and greater convenience when travelling to various parts of Singapore.
Nature Parks Near Altura Executive Condo (EC)
Bukit Batok is home to some of Singapore’s most beautiful nature parks. The parks feature a diverse range of flora and fauna and unique rock formations, providing residents of Altura EC a plethora of interesting outdoor activities.
Visitors can explore the many trails and take breathtaking views of the surrounding landscape while enjoying the tranquil and peaceful environment. Some of the must-visit parks in Bukit Batok include Bukit Batok Hillside Park, Bukit Batok Nature Park, and Bukit Batok Town Park (Little Guilin).
Bukit Batok Hillside Park - A park that provides an urban jungle hiking experience for nature lovers. It features remnants of wooden walkways resembling torii gates and an abandoned well. There is also a mini-bamboo forest and an abandoned hut. It is a wonderful place for trekking due to its lack of crowds.
Bukit Batok Nature Park – Covering 36 ha, it offers a trail that meanders through a well-established secondary forest and features a quarry lake and a 200 million-year-old granite rock face that rises up to 10 stories high.
The park is a popular spot for various activities, including Qigong and Taiji exercises, jogging, bird watching, and hiking.
Perhaps little known to many, there was once a shrine that the Japanese ordered the British and Australian Prisoners of War (POWs) to build to honour their war dead during World War 2. However, it was destroyed after the Japanese surrendered. What is left today is a “Bukit Batok Memorial” plaque by the National Heritage Board placed at the foot of the stairs that once led up to the shrine.
Bukit Batok Town Park (Little Guilin) – About 17 minutes walk from Altura EC, it is known for its beautiful limestone formation reminiscent of Guilin in China. Named after the famous natural attraction in southern China, the park is a popular destination for photography enthusiasts who come to capture its scenic views. The park is easily accessible, making it an enjoyable destination for the whole family.
Bukit Gombak Park - It is about 10 minutes walk from the Bukit Gombak MRT station. The 4.8-ha park is located on a hill and offers tranquil areas for nature lovers and recreational spaces for families. It has various features such as a nature-inspired play area for children, an outdoor fitness area, an open lawn, and a café. Additionally, there is a 480 sq m Dog Run with a sloped terrain for dogs to run freely and benches for dog owners to rest.
Recreational Centres In Bukit Batok
Besides the plethora of recreational facilities offered by Altura EC, residents can also enjoy many activities offered by several sports and recreational centres in Bukit Batok. These include:
CSC @ Bukit Batok - The Civil Service Club in Bukit Batok offers a range of facilities and activities for residents in the housing estate. Situated amidst green and serene surroundings, some of the facilities it offers include a swimming pool, a gymnasium, bowling alleys, tennis courts, a KTV lounge, and a children’s playroom.
The club also has several function rooms that can be used for meetings, conferences, and events, as well as restaurants for those who wish to have a quick bite or a sumptuous meal.
Bukit Gombak Sports Centre – Conveniently located beside the Bukit Gombak MRT, which is a 10-minute walk from Altura EC, it offers various sports facilities. These include a running track, gym, badminton courts, and basketball courts.
Bukit Batok Community Club – Located at Bukit Batok Central, it offers a host of programmes for different interest groups. Many of them are free to join, such as Cantonese opera, senior citizens’ singing club, adventure club, balloon sculpting, and many more.
Shopping Malls & Amenities Near Altura EC
Living near shopping malls and amenities in Bukit Batok provides residents with a vibrant and convenient living environment.
With a range of shopping malls in the area, residents have easy access to retail therapy and a diverse selection of dining options. Additionally, the presence of amenities such as sports facilities and community clubs makes it easy for residents to engage in recreational activities.
Some of the notable shopping malls in Bukit Batok include:
Le Quest Mall – The latest shopping mall in Bukit Batok, it is about 7 minutes’ walk from Altura EC. It offers a range of amenities such as NTUC Fairprice Finest, Koufu, McDonald’s, KFC, Pizza Hut, Guardian Pharmacy, enrichment centres, and more. The mall is part of the Le Quest mixed residential and retail development.
West Mall – Located at Bukit Batok Central just one train station away, it offers residents a diverse range of shopping, dining, and entertaining options. Spread across six levels, the mall's comprehensive tenant mix offers an unparalleled shopping experience for families.
Besides fashion, gifts, and lifestyle to sporting goods, beauty, wellness, electronics, cafes, food courts, and restaurants, there is also a 6-hall Cineplex, community library, supermarket, and post office.
Bukit Batok West Shopping Centre – A neighbourhood mall about 20 minutes from Altura EC by bus, it offers a wide variety of goods and services. These include Chinese medical halls offering acupuncture services, as well as clinics, beauty salons, shoe shops, and boutiques. Moreover, there are plenty of dining options in the area.
Apart from shopping and dining, residents can get their fresh vegetables, fish, and meat from the integrated marketplace.
Other Popular Shopping Destinations Near Altura EC
Besides the above shopping areas, residents of Altura EC will also enjoy convenient access to a plethora of shopping malls in Jurong East and Choa Chu Kang located just two MRT stations away.
These include the following:
JEM, Westgate & IMM – All three of them are located close to the Jurong East MRT station and are connected by J-Walk, an elevated pedestrian linkway.
JEM is a popular shopping destination with a wide range of retail outlets, dining options, and a cinema.
Westgate offers a unique shopping experience with a good mix of local and international brands, as well as a rooftop garden.
IMM is a massive shopping mall that features factory outlet stores, international brands, and a large Giant supermarket.
Lot One – Located next to the Choa Chu Kang MRT station, it offers a diverse range of shopping and dining options. Visitors can enjoy a mix of international and local brands, a supermarket, a cinema, and an array of dining options, including popular fast-food chains and local eateries. The mall also houses a community library and various enrichment centres.
Schools Near Altura EC
Altura EC is located near several popular primary schools. As they are within a 1-2 km radius of the development, children entering Primary 1 will get priority under the Ministry of Education distance-based admission system.
According to a study by NUS Institute of Real Estate Studies, properties located near schools command a premium over those located far away.
Below is a list of primary and secondary schools near Altura EC:
- Dazhong Primary School.
- Princess Elizabeth Primary School.
- St. Anthony’s Primary School.
- Bukit View Primary School.
- Jurong Primary School.
- Keming Primary School.
- Lianhua Primary School.
- Yuhua Primary School.
- Bukit Batok Secondary School.
- Bukit Panjang Secondary School.
- Bukit View Secondary School.
- Dunearn Secondary School.
- Hillgrove Secondary School.
- River Valley High School.
- Swiss Cottage Secondary School.
International Schools Near Altura Executive Condo
There are a number of international schools situated in close proximity to the Altura executive condominium. The nearest of which is Dulwich College, a mere 10-minute walk from the development. In addition, two other international schools, St Francis Methodist School at Upper Bukit Timah and German European School Singapore at Dairy Farm Lane, can be reached within a 7-10 minute drive.
The convenient accessibility of these international schools will enhance the investment potential of the Altura EC, as it helps to address the demand for housing from expatriate families seeking to enrol their children in reputable educational institutions.
Major Employment Hubs Near Altura EC
Altura EC is situated between three major employment hubs, which will offer promising investment potential as they are expected to spur demand for housing. All of them are conveniently located along the North-South MRT Line and they include:
Jurong Lake District – Located two stops from Bukit Gombak MRT station, it has been hailed as Singapore's second Central Business District (CBD) due to its growing reputation as a major employment hub.
Located in the western region of Singapore, it is home to the International Business Park and Jurong Gateway, the commercial centre of the West Region. These areas are surrounded by major industrial estates such as the Jurong Innovation District (JID), Jurong Industrial Estate, and Tuas Mega Port.
The industrial estates and business parks in Jurong Lake District are known for attracting a diverse range of businesses, including manufacturing, logistics, research and development, and engineering companies, thereby providing a significant number of employment opportunities.
In addition, Jurong East is home to several large commercial, retail, and healthcare developments, such as JEM, Westgate, IMM, and Ng Teng Fong General Hospital. These developments have been responsible for employing a significant number of people in the service sector, including finance, healthcare, and technology.
Sungei Kadut Eco-District – Located four stops from Bukit Gombak MRT station, its focus will be on sustainable development. The area is in the northeastern region of Singapore and is part of the government's plan to transform it into a sustainable and liveable city.
The Sungei Kadut Eco-District is designed to be an industrial park that is focused on green and sustainable technologies, such as agri-food, renewable energy, waste management, and water treatment.
These industries are expected to bring in higher value, knowledge-based jobs for Singaporeans such as systems engineers, plant scientists and aquaculture nutritionists.
Woodlands Regional Centre – Located seven stops from Bukit Gombak MRT station, it has been touted as the “star destination of the North”. It is set to become the largest economic hub in Singapore's North Region.
Over the next 15 years, the development will introduce new spaces for various industries, including business, research and development, and learning and innovation. The 100 ha of developable land will be nestled within a vibrant, green landscape, yet seamlessly connected to key locations in Singapore and Johor Bahru.
At the same time, it will serve as the strategic centre for the Northern Agri-Tech and Food Corridor that will connect the future Agri-Food Innovation Park and Woodlands Regional Centre with synergistic elements of the ecosystem in the North, such as farms, Republic Polytechnic, and the Senoko Food Zone.
Altura EC offers an affordable alternative to mass-market private condominiums. Its convenient location, proximity to a wide range of amenities, and green living environment make it an attractive choice for potential buyers.
Its close proximity to reputable schools is an added attraction for families with children.
Next, let us examine how executive condos (ECs) have performed in District 23.
Average Property Price Trend of Executive Condos in District 23
Below is a comparison of the average price trends between The Dew executive condo versus District 23 (Choa Chu Kang, Bukit Batok, Dairy Farm, Hillview, Bukit Panjang).
The Dew EC was chosen as it was the last executive condo launched in Bukit Batok back in May 2001. Since then, most of the executive condos launched in District 23 have been mostly in Choa Chu Kang.
As can be seen in Chart 1 above, executive condos in District 23 have done well. Since Q1 2001, their average prices have appreciated by:
- The Dew EC: +168.2%.
- District 23: +192.1%.
On the surface of it, The Dew EC seems to have underperformed District 23 on the whole. However, it should be noted that subsequent EC launches have been launched at higher prices, which pushed up the District's average price.
In addition, the rate of price appreciation tends to decline as a property gets older and lease decay sets it.
For a clearer analysis of how executive condos in District 23 have performed, let us look at some of the recent developments vs The Dew EC.
- The Rainforest launched in February 2012.
- Wandervale launched in March 2016.
- Sol Acres launched in August 2015.
- The Dew launched in May 2001.
As can be seen from Chart 2 above, the following are their average price appreciation with their launch dates indicated beside them:
- The Rainforest: +71.1% (February 2012).
- Wandervale: +63.3% (March 2016).
- Sol Acres: +74.5% (August 2015).
- The Dew: +168.2% (May 2001).
This clearly shows that executive condos in District 23 offer promising investment potential. Moreover, given the lack of new executive condos in Bukit Batok, Altura EC can be expected to benefit from pent-up demand.
Lastly, let us compare the resale price performance of executive condos versus private condos over the last 20-year period.
As can be seen from Chart 3, executive condos (+266.28%) outperformed private condos (+206.16%) over the last 20-year period (based on a psf basis).
Other Upcoming Executive Condo Launches
There are several executive condos near Altura EC. These include the following:
Bukit Batok Avenue 5 – The executive condo site, located next to Altura EC, was awarded to City Developments Ltd in September 2022. Due to the rule that developers can only put an EC up for sale 15 months after buying the land or completing foundation works, whichever is earlier, it will likely be launched only from end-2023. Expected to offer about 510 units, it has a lower land cost of $626 psf ppr as compared to the Altura’s $661.67 psf ppr.
Senja Close – Expected to offer about 295 units, it is currently open for tender from housing developers.
Plantation Loop – Expected to offer about 560 units, it is currently under the URA Reserved List and is expected to be made available for tender in June 2023.
Despite the upcoming supply and lower land cost for Altura EC, prices are unlikely to decline due to the increase in building and construction costs.
At the same time, the recent "Harmonisation of Floor Area Definitions" by URA has resulted in a reduction of saleable floor areas for developers, which will impact their profit margins.
Other Property Reviews
Besides Altura EC, the following are some other property reviews you may be interested in:
- Skywaters Residences, a mixed-use development by Perennial Holdings opposite Tanjong Pagar MRT station.
- TMW Maxwell, a mixed-use development by Chip Eng Seng, SingHaiyi, and Chuan Investments near Maxwell MRT station.
- Newport Residences, a mixed-use development in District 2 by CDL near Prince Edward MRT station.
- Marina View Residences, a prime 99-year mixed-use development in District 1.
- Watten House, a freehold condo in prime District 11.
- The Reserve Residences, an integrated development in District 21 by Far East and Sino Group.
- The Continuum, a condominium in District 15 by Hoi Hup and Sunway Developments.
- Grand Dunman, a condominium in District 15 by SingHaiyi Group
- Blossoms By The Park, a mixed-use development in District 5 by EL Development.
- The Hill @ One-North, a mixed-use development in District 5 by Kingsford Property Development.
- Pinetree Hill, a condominium in District 21 by UOL Group and Singapore Land Group.
- Tembusu Grand, a condominium in District 15 by CDL and MCL Land.
- Terra Hill, a freehold condominium in District 5 by Hoi Hup Realty and Sunway Developments.
- The Arcady, a freehold condominium near Boon Keng MRT station in District 12.
- The Arden, a condominium in District 23 by Qingjian Realty.
- Lentor Hills Residences, a condominium in District 26 by Intrepid Developments, Guocoland, and TID Residential.
- J’Den, a mixed-use development in District 22 by Capitaland.
- Lakegarden Residences, a condominium in District 22 by Wing Tai Holdings.
- Botany At Dairy Farm, a condominium in District 23 by Sim Lian Group.
- The Myst Condominium in Singapore’s District 23 by City Developments.
- Hillock Green, a condo at Lentor Central.
- Hillhaven, a 99-year condo at Hillview Rise,
- Lentoria, a condominium by TID in District 26.
For more details on new launches, you can find them in project information.