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:
- Receive the latest updates about the development.
- Visit the show flat to get a more thorough understanding of the development.
- 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:
- Th Botany At Dairy Farm Unique Selling Points
- Property Fact Sheet
- The Botany At Dairy Farm Unit Mix
- Design Features & Facilities
- Who is the Developer for the Botany At Dairy Farm?
- What are the Prices for the Botany At Dairy Farm Condo?
- Where is the Botany At Dairy Farm Located?
- Excellent Transport Connectivity
- Shopping Malls Near the Botany At Dairy Farm Condo
- A Food Paradise In Beauty World
- Proximity to Nature Parks offers a Unique Living Experience
- The Rail Corridor
- Popular Schools Near the Botany At Dairy Farm
- An Investment Analysis of the Botany At Dairy Farm
- Review Conclusion
- Other Property Reviews
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
|Project Name||The Botany at Dairy Farm|
|Development Type||5 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
|Address||3 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
|Developer||Sim Lian Group|
|Tenure||99-year leasehold w.e.f 8 June 2022|
|No. of Units||386|
|Site Area||15,663.2 sq m (168,597.3 s ft)|
|Gross Floor Area||32,892.7 sq m (354,054.1 sq ft)|
|Site Coverage||Approx. 30% / Approx. 70% Landscape|
|Carpark||386 Basement carpark lots including 4 lots equipped with electric
vehicle (EV) charging points; and 5 Handicapped parking lots
|Building Plan Approval No.||A1409-02203-2022-BP01 dated 23 November 2022|
|Developer's Licence No.||C1439|
|Expected TOP||31 December 2027|
|Expected Legal Completion||31 December 2030|
|Architect||M.A.N Architects LLP|
|Landscape Architect||Ecoplan Asia Pte Ltd|
|Structural Engineer||KCL Consultants Pte Ltd|
|Mechanical Engineer||Kunda Consulting Engineers|
|Electrical Engineer||Kunda Consulting Engineers|
|Main Contractor||Sim Lian Construction Co (Pte) Ltd|
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.
|Type||No. of Units||% Unit Mix||Size Typical Units||Share Value||Estimated Maintenance Fees|
|A1S/A1S(p)||1-Bedroom + Study||33||9%||47 sq m / 506 sq ft||5||$310|
|A1S(L)||3||66 sq m / 710 sq ft||5||$310|
|B1/B1(p)||2-Bedroom||31||27%||56 sq m / 603 sq ft||6||$372|
|B1(L)||3||69 sq m / 743 sq ft||6||$372|
|B2P/B2P(p)||2-Bedroom Premium||33||63 sq m / 678 sq ft||6||$372|
|B2P(L)||3||77 sq m / 829 sq ft||6||$372|
|B3S/B3S(p)||2-Bedroom + Study||31||69 sq m / 743 sq ft||6||$372|
|B3S(L)||3||84 sq m / 904 sq ft||6||$372|
|C1/C1(p)||3-Bedroom||14||45%||82 sq m / 883 sq ft||6||$372|
|C1(L)||1||97 sq m / 1,044 sq ft||6||$372|
|C2||11||82 sq m / 883 sq ft||6||$372|
|C2(L)||1||96 sq m / 1,033 sq ft||6||$372|
|C3||17||86 sq m / 926sq ft||6||$372|
|C3(L)||2||102 sq m / 1,098 sq ft||6||$372|
|C4P/C4P(p)||3-Bedroom Premium||33||96 sq m / 1,033 sq ft||6||$372|
|C4P(L)||3||112 sq m / 1,206 sq ft||6||$372|
|C5P/C5P(p)||23||96 sq m / 1,033 sq ft||6||$372|
|C5P(L)||2||115 sq m / 1,238 sq ft||6||$372|
|C6F/C6F(p)||3-Bedroom Flexi||36||96 sq m / 1,033 sq ft||6||$372|
|C6F(L)||4||113 sq m / 1,216 sq ft||6||$372|
|C7S/C7S(p)||3-Bedroom + Study||26||100 sq m / 1,076 sq ft||6||$372|
|C7S(L)||2||119 sq m / 1,281 sq ft||7||$434|
|D1/D1(p)||4-Bedroom||14||15%||118 sq m / 1,270 sq ft||7||$434|
|D1(L)||1||137 sq m / 1,475 sq ft||7||$434|
|D2/D2(p)||39||120 sq m / 1,292 sq ft||7||$434|
|D2(L)||3||141 sq m / 1,518 sq ft||7||$434|
|E1/E1(p)||5-Bedroom||13||4%||143 sq m / 1,539 sq ft||7||$434|
|E1(L)||1||164 sq m / 1,765 sq ft||7||$434|
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:
|Grand Arrival||Wellness Poo||Firefly Path|
|Spa Seat||Reflexology Path|
|Family Zone||Hilltop Deck||Herb Garden|
|Bubble Jet||Family Pool||Tea Pavilion|
|Lap Pool||Water Sunken Seat||Fitness Park|
|Serenity Pool Deck||Outdoor Grill Pavilion||Bicycle Park|
|Star Gazing Lawn||Pool Lounge|
|Picnic Pavilion||Water Lounge||Others|
|Swing Garden||Dining Lounge (Open to Sky)||Guard Post|
|Jogging Trail||Aqua Gym||Side Gate|
|Grand Lawn||Pool Bar||Substation / Transformer Room (Basement)|
|Kids Pool||Bin Centre (Basement)|
|Central||Kids Pool Deck||Genset|
|Botany Playground||Work Out Station||Water Tank|
|Trampoline Scape||Cardio Trail||Fire Engine Access (Emergency Only)|
|Rock Climb Wall||BBQ Pavilion||Ventilation Shaft|
|Botany Gourmet Dining||Recreational Tennis Court||Management Office|
|Alfresco Dining||Link Bridge (2nd Storey)|
|Hanging Hammock||Gymnasium (2nd Storey)|
|Family Deck||Co-working Space (2nd Storey)|
|Water Jet Pool||Open Terrace (2nd Storey)|
|Spa Bed||Function Room (2nd Storey)|
|Jet Foot Massage|
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.
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.
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
Towards the south and also two stations away are:
- Beauty World Plaza
- Beauty World Centre
- Bukit Timah Plaza
These shopping centres were built in the early 1980s and could potentially be redeveloped (to be elaborated later in this review).
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.
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
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.
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.
Popular Schools Near the Botany At Dairy Farm
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:
- 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.
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
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.
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.
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.
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.
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.
Meanwhile, you may also be interested in the following new launches in OCR (Outside Central Region):
- Lentor Hills Residences, 3 minute's walk from the Lentor MRT station
- Lentor Modern which will be integrated with the Lentor MRT station
- Sceneca Residence beside the Tanah Merah MRT station
- Sky Eden @ Bedok located 4 minutes walk from the Bedok MRT station
Other Property Reviews
You may also wish to check out the following new property launches:
- Skywaters Residences, a mixed-use development near Tanjong Pagar MRT station in District 1.
- Newport Residences, a mixed-use development near Prince Edward MRT station in District 2.
- TMW Maxwell, a mixed-use development 2 minutes' walk from Maxwell MRT station.
- Marina View Residences, a luxurious 99-year mixed-use development by Boulevard View.
- Watten House, an exclusive freehold condominium in District 11.
- The Reserve Residences, a 99-year integrated development at Beauty World in District 21.
- Blossoms By The Park, mixed-use development at One-North in District 5.
- The Hill @ One-North, a mixed-use development at Slim Barracks Rise near Star Vista.
- The Continuum, a freehold condominium near Paya Lebar and Dakota MRT stations.
- Grand Dunman, a 99-year leasehold condominium in District 15.
- Tembusu Grand, a condominium by CDL and MCL Land in District 15.
- Pinetree Hill, a 99-year condominium at Pine Grove in District 21.
- Terra Hill - a hillside freehold condo beside Kent Ridge Park.
- The Arcady, a freehold condo development in District 12 near Boon Keng MRT station.
- The Arden, a 105-unit condominium near Phoenix LRT station.
- LakeGarden Residences, a condominium development next to Jurong Lake Gardens.
- J’Den, a mixed-use development at Jurong East in District 22.
- Altura EC, an executive condominium near Bukit Gombak MRT station in District 23.
- The Myst, a condo at Upper Bukit Timah situated between Cashes and Bukit Panjang MRT stations.
- North Gaia, an executive condominium next to Khatib Bongsu Nature Park.
- Hillock Green, a condo in District 26 at Lentor.
- Hillhaven, a 99-year condo in District 23 at Hillview Rise,
- Lentoria, a condominium development by TID near Lentor MRT.
To find more details of new launches, please refer to project information.