Botany At Dairy Farm Condo Review And Investment Analysis

Botany At Dairy Farm Condo Review: Location, Price, Investment Analysis

This is a review of the Botany At Dairy Farm, a 99-year leasehold condo development at Dairy Farm Walk in Singapore’s District 23. It is about 9-10 minutes walk from the Hillview MRT station.

Occupying a site of 15,663.2 sq m (168,597.3 s ft) with a gross plot ratio of 2.1, it will offer 386 residential units of 1- to 5-bedrooms.

The developer is Sim Lian, an established and well-known local real estate firm in Singapore.

This property review seeks to provide an unbiased evaluation of the Botany At Dairy Farm to help you make an informed decision on whether this is the right property to invest in. These include the following:

Nevertheless, please feel free to WhatsApp or Email Me if you wish to:

  1. Receive the latest updates about the development.
  2. Visit the show flat to get a more thorough understanding of the development.
  3. Gain a deeper insight into its investment potential and get an update on Singapore’s property market.

To navigate directly to each section of the review, please click on the links in the Table of Contents below:

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Th Botany At Dairy Farm Unique Selling Points

  • A quiet and serene location surrounded by landed and low-density housing.
  • A green living environment near several nature parks.
  • Efficient layouts with a north-south orientation. All units will face either the nature park, low-rise Good Class Bungalow (GCB) area, or facilities.
  • A full range of facilities catering to residents of all ages.
  • 9-10 minutes walk to Hillview MRT station.
  • Near upcoming Beauty World Integrated Transport Hub.
  • Easy access to major expressways such as Pan-Island Expressway (PIE) and Bukit Timah Expressway (BKE).
  • A short drive or train ride to popular shopping malls and food places.
  • Near several nature parks and Rail Corridor.
  • Convenient access to popular schools.
  • Near tertiary institutions like Ngee Ann Polytechnic, Singapore University of Social Sciences (SUSS), and SIM Global Education.
  • Proximity to international schools provides a large potential catchment of expatriate tenants.
  • Promising investment potential due to proximity to new employment hubs.

 

Property Fact Sheet

SubjectDescription
Project NameThe Botany at Dairy Farm
Development Type5 blocks of 9/13/14/15-storey condominium development with
basement carpark, communal facilities and swimming pool on Lot
2800V MK 16 at Dairy Farm Walk
Address3 Dairy Farm Walk, Singapore 679625
5 Dairy Farm Walk, Singapore 679626
7 Dairy Farm Walk, Singapore 679627
9 Dairy Farm Walk, Singapore 679628
11 Dairy Farm Walk, Singapore 679629
District23
DeveloperSim Lian Group
Tenure99-year leasehold w.e.f 8 June 2022
No. of Units386
Plot Ratio2.1
Site Area15,663.2 sq m (168,597.3 s ft)
Gross Floor Area32,892.7 sq m (354,054.1 sq ft)
Site CoverageApprox. 30% / Approx. 70% Landscape
Carpark386 Basement carpark lots including 4 lots equipped with electric
vehicle (EV) charging points; and 5 Handicapped parking lots
Lot NumberMK16-02800V
Building Plan Approval No.A1409-02203-2022-BP01 dated 23 November 2022
Developer's Licence No.C1439
Expected TOP31 December 2027
Expected Legal Completion31 December 2030
 
Project Consultants
ArchitectM.A.N Architects LLP
Landscape ArchitectEcoplan Asia Pte Ltd
Structural EngineerKCL Consultants Pte Ltd
Mechanical EngineerKunda Consulting Engineers
Electrical EngineerKunda Consulting Engineers
Main ContractorSim Lian Construction Co (Pte) Ltd

 

The Botany At Dairy Farm Unit Mix

The Botany At Dairy Farm offers a good mix of 1- to 5-bedroom units, which will cater to a wide spectrum of property buyers for either their own stay or investment. The 3-bedroom types make up the majority - 45% of total units.

This indicates confidence that the condo development will attract families looking for convenient access to schools and amenities, as well as those seeking bigger spaces for working from home in this post-pandemic world.

To examine the layout for the various unit types, please refer to the Botany At Dairy Farm Floor Plans.

TypeNo. of Units% Unit MixSize Typical UnitsShare ValueEstimated Maintenance Fees
A1S/A1S(p)1-Bedroom + Study339%47 sq m / 506 sq ft5$310
A1S(L)366 sq m / 710 sq ft5$310
B1/B1(p)2-Bedroom3127%56 sq m / 603 sq ft6$372
B1(L)369 sq m / 743 sq ft6$372
B2P/B2P(p)2-Bedroom Premium3363 sq m / 678 sq ft6$372
B2P(L)377 sq m / 829 sq ft6$372
B3S/B3S(p)2-Bedroom + Study3169 sq m / 743 sq ft6$372
B3S(L)384 sq m / 904 sq ft6$372
C1/C1(p)3-Bedroom1445%82 sq m / 883 sq ft6$372
C1(L)197 sq m / 1,044 sq ft6$372
C21182 sq m / 883 sq ft6$372
C2(L)196 sq m / 1,033 sq ft6$372
C31786 sq m / 926sq ft6$372
C3(L)2102 sq m / 1,098 sq ft6$372
C4P/C4P(p)3-Bedroom Premium3396 sq m / 1,033 sq ft6$372
C4P(L)3112 sq m / 1,206 sq ft6$372
C5P/C5P(p)2396 sq m / 1,033 sq ft6$372
C5P(L)2115 sq m / 1,238 sq ft6$372
C6F/C6F(p)3-Bedroom Flexi3696 sq m / 1,033 sq ft6$372
C6F(L)4113 sq m / 1,216 sq ft6$372
C7S/C7S(p)3-Bedroom + Study26100 sq m / 1,076 sq ft6$372
C7S(L)2119 sq m / 1,281 sq ft7$434
D1/D1(p)4-Bedroom1415%118 sq m / 1,270 sq ft7$434
D1(L)1137 sq m / 1,475 sq ft7$434
D2/D2(p)39120 sq m / 1,292 sq ft7$434
D2(L)3141 sq m / 1,518 sq ft7$434
E1/E1(p)5-Bedroom134%143 sq m / 1,539 sq ft7$434
E1(L)1164 sq m / 1,765 sq ft7$434
Total386100%
The Botany At Dairy Farm 2-Bedroom Living and Dining Room

2-Bedroom Living and Dining Room

Botany At Dairy Farm 2-Bedroom Balcony

2-Bedroom Balcony

The Botany At Dairy Farm 4-Bedroom Balcony

4-Bedroom Balcony

The Botany At Dairy Farm 4-Bedroom Dry Kitchen and Living Room

4-Bedroom Dry Kitchen and Living Room

The Botany At Dairy Farm 3-Bedroom Living Room

3-Bedroom Living Room

The Botany At Dairy Farm 4-Bedroom Dining Room

4-Bedroom Dining Room

The Botany At Dairy Farm 4-Bedroom Master Bedroom

4-Bedroom Master Bedroom

The Botany At Dairy Farm 4-Bedroom Kitchen

4-Bedroom Kitchen

Design Features & Facilities

The Botany At Dairy Farm is an upscale residential development featuring plenty of green spaces and modern contemporary architecture.

Its extensive use of glass will help to bring brightness into the living spaces. Designed as an urban retreat, it offers residents a peaceful and tranquil sanctuary within a resort-like setting.

The development is orientated in a North-South direction to facilitate good ventilation and cross-winds.

There will be a variety of lifestyle amenities that include a co-sharing workplace, gym, function room, and gourmet dining in the clubhouse. The spacious and efficient layout of the units ensures maximum comfort and enjoyment.

The following is the list of facilities offered at the Botany At Dairy Farm:

ArrivalHilltop DeckWellness
Grand ArrivalWellness PooFirefly Path
Spa SeatReflexology Path
Family ZoneHilltop DeckHerb Garden
Bubble JetFamily PoolTea Pavilion
Lap PoolWater Sunken SeatFitness Park
Serenity Pool DeckOutdoor Grill PavilionBicycle Park
Star Gazing LawnPool Lounge
Picnic PavilionWater LoungeOthers
Swing GardenDining Lounge (Open to Sky)Guard Post
Jogging TrailAqua GymSide Gate
Grand LawnPool BarSubstation / Transformer Room (Basement)
Kids PoolBin Centre (Basement)
CentralKids Pool DeckGenset
Botany PlaygroundWork Out StationWater Tank
Trampoline ScapeCardio TrailFire Engine Access (Emergency Only)
Rock Climb WallBBQ PavilionVentilation Shaft
Botany Gourmet DiningRecreational Tennis CourtManagement Office
Function DeckWashrooms
Alfresco DiningLink Bridge (2nd Storey)
Hanging HammockGymnasium (2nd Storey)
Family DeckCo-working Space (2nd Storey)
Water Jet PoolOpen Terrace (2nd Storey)
Spa BedFunction Room (2nd Storey)
Jet Foot Massage
Sun Deck

 

Who is the Developer for the Botany At Dairy Farm?

The developer for the Botany At Dairy Farm is the Sim Lian Group, which started as Sim Lian Construction in 1976 and was subsequently listed on the Singapore Exchange in 2000.

It is involved in an extensive portfolio of residential, commercial, industrial, retail and mixed-use projects in the region. Over the years, it has established an outstanding track record and clinched many building industry awards.

Some of the residential projects it has developed include Treasures At Tampines, Treasure Crest, Wandervale and Hillion Residences.

 

What are the Prices for the Botany At Dairy Farm Condo?

The Botany at Dairy Farm sold 187 out of its 386 units (48%) at its launch on 4 March 2023 at an average price of S$2,070 psf. This shows that demand for suburban condos has remained robust despite rising interest rates and concerns over economic growth.

The units range from 1-Bedroom+Study to 5-Bedroom units, with sizes between 506 sq ft and 1,765 sq ft. Prices start from S$998,000 for the smallest 1-Bedroom+Study and from S$2.9 million for the 5-Bedroom units.

All 36 1-Bedroom units and 93% of the 104 2-Bedroom units were sold. Meanwhile, 20% of the larger units, comprising 175 3-Bedroom units, 57 4-Bedroom units, and 14 5-Bedroom units were also taken up.

Singaporeans made up 85% of all buyers, with permanent residents and foreign buyers accounting for the balance of 15%.

Sim Lian was awarded the Botany At Dairy Farm site under the government land sale (GLS) in March 2022 after it submitted the highest bid of $347 million in a hotly contested tender.

With a site area of 15,663.2 sq m (168,597 sq ft) and a plot ratio of 2.1, this works out to a land rate of $980 psf per plot ratio (psf ppr).

For the latest pricing and project updates, please WhatsApp me.

 

Where is the Botany At Dairy Farm Located?

The Botany At Dairy Farm Condo Location

The Botany At Dairy Farm Location

The Botany At Dairy Farm condo is located between Dairy Farm Walk and Dairy Farm Lane and is 9-10 minutes walk from the Hillview MRT station. It is also near two major expressways - Pan-Island Expressway (PIE) and Bukit Timah Expressway (BKE).

Towards the Botany's north is the Chestnut Avenue Good Class Bungalow (GCB) area, while its south faces the Dairy Farm Nature Park. Given the area’s low-density housing, future residents can look forward to a serene living environment, yet enjoy convenient access to a wide range of amenities.

Right across Dairy Farm Lane is the German European School Singapore campus, or about 2 minutes’ walk away. This could potentially offer a good catchment of expatriate tenants, especially those working in the northern part of Singapore, such as the Woodlands Regional Centre and Sungei Kadut Eco District.

For a view of the surrounding, please check out the Botany At Dairy Farm 360-degree Aerial View.

 

Excellent Transport Connectivity

The Botany At Dairy Farm condo is only 9-10 minutes walk from the Hillview MRT station on the Downtown Line.

Alternatively, for those who prefer not to walk, there is a direct bus from the MRT station.

Hillview MRT station is 7 minutes' walk from Botany At Dairy Farm

Hillview MRT Station

Two stops on either direction of the Hillview MRT station are two integrated transport hubs (ITH) – Bukit Panjang and the upcoming Beauty World. ITHs are fully air-conditioned bus interchanges directly linked to MRT stations and adjoining commercial developments such as shopping malls.

Linking to the Bukit Panjang integrated transport hub is the Hillion Mall while the Bukit Panjang Plaza is located diagonally opposite it. A short walk from them is the Junction 10 shopping mall.

As For the upcoming Beauty World integrated transport hub, there are several shopping malls near it - Beauty World Plaza, Beauty World Centre and Bukit Timah Shopping Centre.

The Downtown Line also provides direct access to a number of sought-after schools located along Bukit Timah Road, as well as major shopping malls in the city and Bayfront.

 

New MRT Interchange

In the future, The Downtown Line will be connected to the Cross Island Line at King Albert Park, which is just 3 MRT stations away. This will further improve connectivity with the rest of Singapore while bringing an increase in footfall to the area.

Potentially, this will enhance property values around it, offering astute property investors a first-mover advantage.

For those who drive, they will have the benefit of having the Pan-Island (PIE) and Bukit Timah (BKE) Expressways just a couple of minutes drive away. These major expressways will provide a smoother journey and reduce travelling time.

 

Shopping Malls Near the Botany At Dairy Farm Condo

There are many shopping malls near the Botany At Dairy Farm condo. Towards the north and two MRT stations away are the following:

  • Hillion Mall
  • Bukit Panjang Plaza
  • Junction 10
Hillion Mall near The Botany At Dairy Farm Condo

Hillion Mall

Bukit Panjang Plaza is just 2 MRT stations from The Botany At Dairy Farm Condo

Bukit Panjang Plaza

Towards the south and also two stations away are:

  • Beauty World Plaza
  • Beauty World Centre
  • Bukit Timah Plaza
Beauty World Plaza is located near The Botany At Dairy Farm Condo

Beauty World Plaza

Bukit Timah Plaza is near The Botany At Dairy Farm Condo

Bukit Timah Plaza

These shopping centres were built in the early 1980s and could potentially be redeveloped (to be elaborated later in this review).

The Rail Mall, a short drive from The Botany At Dairy Farm

Rail Mall

Besides the above-mentioned shopping malls, the Rail Mall and HillV2 are also located nearby. Together, they offer future residents of the Botany At Dairy Farm a plethora of shopping, dining, and leisure options.

One of Beauty World's unique features is its old-world charm where many traditional trades can still be found. These include old-school apparel shops, barber shops, mom-and-pop stores selling toys, and traditional jewellery outlets.

However, for those who prefer to shop at Orchard Road, it is only 9 MRT stations away.

 

A Food Paradise In Beauty World

Beauty World, which is just 2 MRT stations away from the Botany At Dairy Farm condo, is a popular place for foodies.

Some of the well-known places include the food centre on the 4th floor of Beauty World Centre. Although its location is a little obscure, it serves much delicious and value-for-money food, attracting both residents and workers in the surrounding areas.

Many other eateries can also be found along Cheong Chin Nam Road and Chun Tin Road just 1-2 minutes walk from the Beauty World MRT station. The place is likened to a mini-Holland Village where a variety of local, Thai, Korean, Western, Chinese and many other cuisines are served.

Probably one of its most well-known food outlets is the Ng Kim Lee Confectionery which sells Teochew, Hainanese and Western-style pastries and cakes. With its large and traditional signboard that is difficult to miss, it has been in business for more than 60 years.

Some of their favourite offerings are pandan cake, cheesecake, egg tarts, muffins, yam cake and zebra cake. They also sell traditional pastries like husband/wife biscuits and pineapple tarts.

Beauty World Eateries, just 2 MRT stations from The Botany At Dairy Farm Condo

Eateries At Chan Chin Nam Street

Ng Kim Lee Confectionery, just 2 MRT sttations from The Botany At Dairy Farm

Ng Kim Lee Confectionery

Bukit Timah Market And Food Centre

Bukit Timah Market And Food Centre, a short drive from The Botany At Dairy Farm

Bukit Timah Market And Food Centre

Another popular food destination is the Bukit Timah Market and Food Centre nearby. Built in 1975 and comprising 84 hawker stalls selling affordable local fares.

Some of the hawkers have been in business even before hawker centres were built in Singapore, with a few of them being passed down from the previous generation. Although not large, some of its popular stalls include Sin Chew Satay Bee Hoon, He Zhong Carrot Cake, Yong Seng Satay, Seng Heng Hainanese Boneless Chicken Rice, and Nyonya Chendol.

 

Proximity to Nature Parks offers a Unique Living Experience

The Botany At Dairy Farm condo is situated near several fascinating nature parks. Besides their rich flora and fauna offering much experiential learning experience, they are also great places for a variety of outdoor activities. These include trekking, rock climbing, biking, tree-top walk, and birdwatching. Some of these nature parks are:

  • Dairy Farm Nature Park
  • Bukit Timah Nature Reserve
  • Hindhede Nature Park
  • Rifle Range Nature Park
  • Chestnut Nature Park
  • The Rail Corridor
Dairy Farm Nature Park, a short walk from The Botany At Dairy Farm Condo

Dairy Farm Nature Park

Bukit Timah Nature Reserve, a short drive from The Botany At Dairy Farm

Bukit Timah Nature Reserve

The Rail Corridor

The Rail Corridor is a former railway line owned by the Malaysian government that stretches 24km from the north (Woodlands) to the south (Tanjong Pagar) of Singapore. The future Woodlands North Coast and Greater Southern Waterfront areas will be linked by this trans-island artery.

Bukit Timah Railway Station. a short drive from The Botany At Dairy Farm

Restored Bukit Timah Railway Station

Being converted to a “green corridor”, it will spur the development of surrounding lands and rejuvenation of older districts. This will include areas around Upper Bukit Timah Road and the Botany At Dairy Farm condo, which will help to raise property values in the process.

Along the Rail Corridor will be community nodes providing the public with recreational activities, and opportunities to explore the outdoors and connect with nature, creating a truly ”Garden City”.

One of these nodes is the former Bukit Timah Railway Station and Railway Station Staff Quarters which have been sensitively restored. Just 11 minutes drive from the Botany At Dairy Farm, it is part of a new 4.3-hectare space for the community that includes new amenities, gardens and lawns.

 

Properties near popular schools have always been highly sought-after. In fact, it has been found that resale private properties near them could command a premium as high as 10-20%.

There are several primary schools within a 2km radius of the Botany At Dairy Farm, which will accord children entering Primary 1 priority admission under the Education Ministry’s distance-based allocation system. They are:

  • Bukit Panjang Primary School
  • CHIJ Our Lady Queen of Peace
  • Beacon Primary School
  • Zhenghua Primary School

Although these aren’t “branded” schools, there are several located along Bukit Timah Road that can be reached via a short MRT ride. These include the following:

Primary Schools

  • Pei Hwa Presbyterian Primary School
  • Methodist Girls' School (Primary)
  • Raffles Girls' Primary School

Secondary Schools and Junior Colleges

  • Methodist Girls' School
  • Chinese High School
  • Nanyang Girls’ School
  • Hwa Chong Institution
  • National Junior College

Tertiary Institutions Near the Botany At Dairy Farm

Meanwhile, there are several tertiary institutions about 11 minutes drive from the Botany At Dairy Farm. They are:

• Ngee Ann Polytechnic
• SIM Global Education
• Singapore University of Social Sciences (SUSS)

With the proximity of these schools and tertiary institutions, the Botany At Dairy Farm will appeal to both property investors and those looking for their own stay.

International School

In addition, there are a couple of international schools near the Botany At Dairy Farm. They could provide a good catchment of potential expatriate tenants for those looking for property investment.

Besides the German European School Singapore campus located right across it, there are several others near Bukit Timah Road just 5-12 minutes drive as away. These international schools have different national profiles and hence, will appeal to a wide spectrum of expatriate families with school-going children. These include the following:

  • Dimension International College
  • Singapore Korean International School
  • Swiss School
  • Hollandse School

 

An Investment Analysis of the Botany At Dairy Farm

The potential for capital appreciation looks promising for Botany At Dairy Farm. This can be seen from the success of the 460-unit Dairy Farm Residences next to it.

Launched in November 2019, its average price has increased from $1,563 psf in 2019 to $1,677 psf, with the project fully sold. However, it has a lower land cost of $830 psf ppr when it was awarded in the government land sale (GLS) in September 2018.

Since then, land prices have risen significantly. This can be seen from the following land sales recently in OCR (Outside Central Region):

Lentor Central land cost - 1,204 psf ppr (estimated average selling price $2,2xx psf)
Lentor Hills Road (Parcel A) land cost - $1,060 psf ppr (estimated average selling price $2,xxx psf)

Hence, given the Botany At Dairy Farm condo's relatively low land cost of $980 psf ppr, its estimated average selling price of $1,850 psf to $1,900 psf will be a “bargain” going by today’s market rates.

Next, let’s examine how property prices in Bukit Panjang (with Dairy Farm being part of its planning area) have fared over the last 10 years.

Botany At Dairy Farm Analysis: 10-Year Average Price Trend of Condominiums in Bukit Panjang

Chart 1: 10-Year Average Price Trend of Condos Bukit Panjang

As can be seen from the property Chart 1, the average price of properties in Bukit Panjang has appreciated by an impressive 43%.

Although this can be attributed to the rising prices of new property launches, it also shows the attractiveness of properties in this part of Singapore, especially after the building of the Downtown MRT Line which has significantly improved accessibility and footfall.

To further analyse Botany At Dairy Farm's investment potential, let’s examine how two condos located nearby have performed since their launch – Eco Sanctuary and The Skywoods.

Eco Sanctuary was launched in November 2012 (land cost $426 psf ppr) and The Skywoods in September 2013 (land cost $616 psf ppr). The following chart shows how they have performed.

The Botany At Dairy Farm Analysis - co Sanctuary and The Skywoods Average Price Trends

Chart 2: Eco Sanctuary and The Skywoods Average Price Trends

As can be seen from Chart 2, they have appreciated by 28.71% and 13.24% respectively.

Although The Skywoods has seemed to underperform, it should be noted that it was launched following the introduction of a slew of property cooling measures in 2013. This hit sentiment in the property market negatively until early 2017, which saw The Skywoods making a strong recovery.

 

Review Conclusion

As illustrated in the charts above, the investment potential of Botany At Dairy Farm looks promising. Going forward, the exciting transformation taking place in the northern region of Singapore will ensure further upside opportunities.

Other than the development of the Woodlands Regional Centre, which will  overtake Tampines as the largest in Singapore, property investors can also look forwards to the following major developments:

  • The building of the Singapore-Johor Rail Transit System (RTS) that will foster closer economic, social and cultural links between the two countries
  • The North Coast Innovation Corridor (NCIC) that will integrate the future Agri-Food Innovation Park and Woodlands Regional Centre with synergistic elements of the ecosystem in the North that includes farms, Republic Polytechnic and the Senoko Food Zone
  • Sungei Kadut Eco District where cutting-edge developments like the Agri-Food Innovation Park and Kranji Green will help to invigorate Singapore's manufacturing sector

As these developments will transform the northern region into a major employment hub, they will naturally spur the demand for residential properties.

 

Enbloc Redevelopment In Beauty World

As mentioned earlier, the Beauty World Centre, Beauty World Plaza, and Bukit Timah Plaza were built in the early 1980s. Hence, they are potential candidates for en bloc redevelopment.

In fact, the Beauty World Plaza has sought a second collective sale in June 2019 without success. Nevertheless, in time to come, the redevelopment of these properties will further rejuvenate, lifting property values in the process.

In fact, the transformation in Beauty World and the surrounding areas has already started, firstly with the opening of the MRT Downtown Line in December 2015. This will be followed by the upcoming Beauty World integrated transport hub.

According to the URA Master Plan for Beauty World, it will be "a distinctive development and identity marker for the Beauty World precinct". It is also envisaged "to offer a lushly landscaped and attractive living environment that is well connected to the surrounding nature attractions" and will include "thoughtfully-designed public spaces and pedestrian networks that are well integrated with transport and community uses".

As these exciting developments are still at their nascent stages, investors of the Botany At Dairy Farm condo will have the chance to seize the first-mover advantage due to its proximity.

If you wish to receive the latest updates on the development or wish to explore other property investment options, please feel free to WhatsApp or Email Us.

Meanwhile, you may also be interested in the following new launches in OCR (Outside Central Region):

 


Other Property Reviews

You may also wish to check out the following new property launches:

Core Central Region (CCR)

 

Rest of Central Region (RCR)

 

Outside Central Region (OCR)

To find more details of new launches, please refer to project information.

 

 

Posted in Outside Central Region, New Properties.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.